Footfall is stabilising on High Streets across the South East
The UK High Street in 2026 will continue to be fragile, with vacancy rates remaining elevated, reflecting both structural change and cautious consumer confidence, according to SHW’s Q1 2026 Retail Focus. However, footfall is stabilising and national vacancy is expected to return toward pre‑COVID levels of around 12.4% as the occupational market strengthens.
Richard Pyne, partner and head of Retail Agency at SHW, says: “We are seeing a cautious recovery across the South East retail market. Footfall improved modestly in the lead‑up to Christmas helping uplift local sales, though overall volumes remained below pre‑pandemic levels due to sustained cost‑of‑living pressures and weakened consumer confidence. High operating costs, particularly business rates, continue to weigh heavily on retailers despite temporary relief measures.
“High Streets are shifting into mixed‑use ecosystems, combining retail with hospitality, leisure, services, and workspace. Successful towns increasingly favour curated, independent‑led environments that prioritise safety, public realm improvements, and practical support for traders. Local authorities’ approaches to business rates and parking remain pivotal.”
Regional performance varies across the South East: locations benefiting from strong transport and employment hubs – such as Brighton, Kingston and Guildford are seeing robust footfall and renewed retailer interest.
In Brighton, the high street remains a lively mix of independent boutiques, national chains, and creative pop‑ups, shaped by the city’s strong arts culture and steady flow of tourists and students. Western Road, North Street, and the Lanes remain the core retail areas. The purchase by Ikea of Churchill Square Shopping Centre, and their opening in the former Debenhams, has brought much needed footfall to the city.
Kingston upon Thames continues to strengthen its position as one of Greater London’s most resilient and attractive retail centres, supported by strong consumer demand and ongoing investment. New openings here include: Co Op ‘On the Go, Dunelm, Costwold & Urban Fun.
Guildford’s high street market has seen a wave of renewed activity, with several notable store and dining openings strengthening the town’s appeal. Mango is set to more than double its footprint at The Friary Centre by relocating to a 7,000 sq ft unit opening in spring 2026, marking a significant investment in Guildford’s town‑centre retail mix. On the hospitality front, Guildford High Street has welcomed Pasta Evangelists, opening its first restaurant outside London and introducing a pasta academy.
Elsewhere, in Crawley the retail landscape continues to evolve, supported by major regeneration projects and a wave of new food‑and‑beverage arrivals that are boosting footfall and refreshing the town’s offer. Recent activity includes Popeyes opening its first West Sussex restaurant at Crawley Leisure Park in November 2025, bringing its fast‑growing Louisiana fried chicken brand to one of the town’s busiest retail destinations. Meanwhile, Taco Bell have now opened on the High Street, signalling renewed momentum for another well‑known brand in the town centre. These developments complement broader retail‑led regeneration efforts.
Croydon’s retail market is experiencing a marked revival, driven by a combination of new store openings and ongoing town‑centre regeneration. SHW lettings at 36 North End at the entrance to The Whitgift Centre and Clip N Climb in St Michaels Square are on the back of the changing face of Croydon Centre. The launch of Allders Parade is a major milestone, introducing brands such as Miniso, Sky, Abaci, Isle of Flowers, Coco & Nut, and Meltin’ Memories as part of the wider Whitgift Centre Project led by Unibail‑Rodamco‑Westfield (URW).
To find out more about what’s happening across these and other centres in the South East, see the full report here.