Right Place. Right Time. Right Asset Class.

Niall Lawlor, founding partner of Yeats, explains the investment thesis behind our move into urban logistics and flexible commercial space — and why the timing matters.

E-Commerce 3.0 and the Demand Shift

The first wave of e-commerce created demand for massive distribution centres. The second wave — the pandemic — accelerated that demand exponentially. Now we are in what we call E-Commerce 3.0: a more mature, more distributed model where last-mile logistics, local fulfilment, and flexible trade space are the growth areas.

This shift creates a structural undersupply of small-to-mid-sized commercial units — exactly the kind of space Yeats is delivering across its development pipeline.

Built for the Modern SME

Our units are designed around the real needs of today’s occupiers: flexible layouts, good eaves heights, strong power supply, and practical loading access. These aren’t speculative boxes — they’re purpose-built for trades, makers, e-commerce operators, and growing businesses that need space that works from day one.

Unit sizes are typically structured to suit owner-occupiers and small businesses, with options that work for SIPP and SSAS pension-backed purchases — giving investors an efficient, tangible asset with strong occupational demand.

A Generational Shift in Occupiers

We are seeing a generational change in who occupies commercial space. The traditional industrial tenant is being joined — and in many locations replaced — by a new wave of entrepreneurs, digital businesses, and lifestyle brands. These occupiers want quality, flexibility, and locations that align with how they live and work.

Yeats is positioned to serve this emerging market. Our developments are located in areas with strong transport links, growing populations, and demonstrable undersupply — the fundamentals that drive sustainable rental growth and long-term capital value.