443 - 449 HOLLOWAY ROAD, N7 6LW

There is beauty in affordability.

An eclectic mix of past and future, the Billiard Factory is creativity, community and affordability all wrapped into one beautiful campus.

4,989–10,683 sq ft of affordable workspace available in an inspiring campus.

Locate your business alongside world-class organisations; whether it be upcoming stars of stage and screen at the National Youth Theatre, the brains behind big-screen animation at Blink Productions Limited, or the master’s of costume design at Cosprop Limited, the Billiard Factory is full of talent.

Green Room Café is the hub at the centre of the creative scene, a dedicated reception for occupiers and a social beacon for the community. The Green Room hosts diverse events making the campus a sought after destination, the perfect place to socialise, network and grab your loving made daily brew from our friendly baristas.

Designed and delivered by Fabrix Capital, the Billiard Factory is a new building where an industrial past becomes the foundation for an innovative future. Come and join us.


BuildingSize (sq ft)Size (sq ft)No. of People (1:8 sqm)Status
WAREHOUSEGround Floor 4,24352Let - Gorillas
WAREHOUSEFirst Floor 5,69466Available
WAREHOUSESecond Floor4,98958Available


Let there be light

Traditional sash windows provide natural light to brighten the workspace all day long, whilst sustainable LED luminaries illuminate the space.

Let there be height

Excellent floor to ceiling height of up to 4.5m in the Warehouse.  Serious head space for heads that think free.

Beam me up

Exposed beams throughout the campus are a highlight of the building’s original features. No suspended ceilings here, just pure character.

Breathe easy

Natural ventilation throughout the campus provides fresh air to encourage fresh thinking. Enjoy the outside; there’s a private roof terrace and an extensive communal courtyard.

Clean and green

Secure cycle parking and communal shower facilities available on campus.

Always on

High-speed fibre optic broadband is already connected, so you will be too.

Liven up

Home to Green Room Café, a stylish campus reception with integrated café and co-working space, here to liven your senses with delicious coffee and bring the campus to life through community events.

Fabrix purposefully repurposing

Why knock down when you can refit. No need for needless landfill. Cut down on CO2 emissions and retain many original features. Simple, effective thinking.

On site Building Management teamFibre broadband installed
On site artisan CafeLED office lighting
Communal courtyard areaOpenable windows
Occupational densities of 1:8 Sq MPrivate Terrace
Fantastic natural daylight throughoutWCs on every floor
Excellent ceiling heights up to 4.5m16 secure cycle spaces
Fitted kitchenettes2 x showers

There is 10,000 sq ft of ultra-flexible, high quality workspace still available in The Warehouse at the Billiard Factory that can be perfectly configured for any business. The Warehouse has original features and original layouts throughout with outstanding ceiling heights, a large private terrace and heaps of natural light illuminating the workspace. The self-contained ground floor unit is let to Gorillas, the on-demand grocery store.


The Mews is perfectly situated in the heart of the campus. The offices open out directly into the greenery and plant life of the communal courtyard. The upper floors of the Mews are home to award-winning animation specialists, Blink Productions Limited and the ground floor is let to costume design company, Cosprop Limited.


The upper floors of the Gatehouse are let to award winning British production company, Blink Productions Limited.  The ground floor is home to the Green Room Café, a stylish reception with dedicated management team to assist tenants day-to-day. It’s also the perfect place to socialise and network whilst collecting your daily brew. We are also home to Le Cocktail Shop, selling hand-crafted creative cocktails to be enjoyed after a long day on campus.


Work among stars of the future! Since 1956 the most highly awarded British actors and actresses have passed through the National Youth Theatre, including Dame Helen Mirren, Daniel Craig, Sir Daniel Day Lewis and local girl, Daisy Edgar-Jones star of BBC’s Normal People. The theatre is bursting with activity and the campus thrives on its creative flare.



The Billiard Factory is the new centre for a wave of inspired occupiers expanding from the likes of Soho and Shoreditch. The gated campus provides all the privacy you could wish for, but step onto Holloway Road and you will be hit by the urban energy and creative buzz.

Easily accessible from all over the city, the Billiard Factory is situated in an emerging neighbourhood with a growing restaurant, café and cultural scene but it’s just a short hop from the well established music venues and markets of Camden, Islington’s entertainment and food scene and London’s best hilltop views at Hampstead Heath.  Come and explore for yourself!






The Green Room Café was designed to showcase exactly what the Billiard Factory has to offer. Occupying a very small fragment of this impressive campus, the tiny jungle is the dedicated campus reception and on-site coffee shop, serving high quality espresso and delivering an exceptional experience for guests and customers alike.

The café offers the perfect place to socialise and network whilst collecting your daily brew. It brings the campus to life through community and charity events and supports local creatives providing affordable desk-rentals in it’s design-led co-working space.

It has quickly become a social hub for the local N7 creatives and entrepreneurs, come and see it for yourself.


Discover the nearby restaurants offering high quality cuisine from all over the world, Westerns Laundry, Zia Lucia, Sambol Shiok, Bisha Eritean and Jai Krishna, right on your doorstep. Collect your office fruit and veg box from social enterprise company Fat Macy’s, friends of the Billiard Factory.

Enjoy your after work drinks in some of the best local boozers, St John’s Tavern, Provisions Wine & Cheese. The Swimmer at Grafton Arms, Shaftesbury Tavern and House of Hammerton, or get some fresh air and exercise in the nearby parks, Foxham Gardens, Finsbury Park, Tufnell Park Playing Feilds and Wray Crescent Open Space.

Find those vintage gems in Vivenne’s, Blue 17 and D & A Binder Antiques, all within 5-10 minutes walk.


The Billiard Factory hosts a broad range of events, stretching (quite literally) across many realms.

The on-site management team connect the campus to culture and society by hosting diverse events targeting mind, body and culture. By using their local insight, the team seek out instructors and teachers who provide an extensive range of workshops for beginners through to the more advanced campaigners.

Whether it’s live music, album launches, somatic workshops, yoga or charity bootcamps fundraising for mental health, the Green Room team always have an event for you to be a part of.


Upon Request


Through joint sole letting agents.