TOKYO NEW BUILD, REMODELLING AND REFURBISHMENT

Infrastructure and Construction

Record date: 31 March 2026

Whole-life cost: £111.3m
Published schedule: 01/06/2022 – Low: 01/09/2031, Mid: 01/12/2031, High: 03/05/2032
NISTA delivery confidence: Not disclosed
Senior responsible owner: Rachel Stephenson

What the project is for

Refurbishment and remodelling of key buildings on the British Embassy Tokyo compound. The project will address end of life and failing assets through repair and replacement, it will prevent further deterioration and increasing danger of structural damage to the historic buildings and it will provide fit for purpose facilities. The existing buildings fail to fully meet health and safety requirements and are not suitable for a modern and sustainable 21st century office working environment. This significant investment will future proof our ability to deliver diplomatic and operational solutions in one of our most important global posts.

Departmental delivery commentary

Compared to financial year 24/25 Q4, the NISTA/SRO Delivery Confidence Assessment (DCA) rating at 25/26 Q4 remained at AMBER.

Schedule

Compared to financial year 24/25 Q4, the projects end date at 25/26 Q4 remains at 1/12/2031. This is primarily due to the following factors: the successful awarding of the Phase 1 contract in January 26 to a leading Tier 1 Japanese contractor, the strategic decision to prioritise Phase 2 ahead of Phase 3 - ensuring resources are directed towards the most critical elements of the project - and the valuable insights gained from Phase 1, which are being leveraged to improve delivery of the subsequent phases. These elements collectively contribute to maintaining the established timeline and reinforcing the project's overall stability.

Cost

Compared to financial year 24/25-Q4, the project's departmentally agreed Whole Life Cost at 25/26-Q4 (measured in £m) increased from 101 to 120. This is primarily due to the following factors: inclusion of additional scope to deliver additional benefits, as well as further refinement in the design. The revised baseline was agreed by both FCDO and HMT in late 2026, ensuring alignment with updated project requirements and financial parameters.

Benefits

Compared to financial year 24/25-Q4, the project's departmentally agreed Benefits at 25/26-Q4 (measured in £m) remained at 0. This is primarily due to the following factors: the project is still in the early stages of development - we would expect to be able to calculate monetised benefits at the end of the RIBA Stage 4 design (Autumn 2026). Assuming proper maintenance admin savings are expected through reduced spend on utilities and maintenance.