Planning

PA23 UK2 - Preliminary market engagement notice - Compound Refurbishment Works for the British Embassy, Tokyo - Phase 2

FOREIGN, COMMONWEALTH AND DEVELOPMENT OFFICE

This public procurement record has 1 release in its history.

Planning

21 May 2026 at 14:34

UK2 - Preliminary Market Engagement Notice
Summary of the contracting process

The Foreign, Commonwealth and Development Office (FCDO) is in the planning stage of a significant procurement process, focusing on the extension and refurbishment of the British Embassy in Tokyo. This project, titled "PA23 UK2 - Preliminary market engagement notice - Compound Refurbishment Works for the British Embassy, Tokyo - Phase 2," falls under the building construction work category. Located in Japan, the procurement seeks to address infrastructure updates, security enhancements, and sustainability improvements. A preliminary market engagement (PME) is underway to test market appetite and capacity, with a deadline for interested suppliers to complete a questionnaire by 17:00 GMT on 1 July 2026. The options include procuring Phase 2 and Phase 3 separately or together, with anticipated contract awards in 2028 and 2030, respectively.

This tender presents substantial opportunities for businesses specialising in building construction, particularly those with experience in large-scale refurbishment and sustainability projects. Companies with resources to operate in Japan and an understanding of Japanese regulations will be particularly well-suited to compete. The procurement process anticipates a potential contract value ranging between £15-20 million for each phase, making it attractive for small and medium enterprises (SMEs) focused on expanding their portfolio in international and infrastructure projects. The use of NEC4 Engineering and Construction Contracts with possible early contractor involvement highlights the FCDO's commitment to strategic partnerships and comprehensive project delivery, offering businesses the potential for long-term collaborative growth.

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Notice Information

Notice Title

PA23 UK2 - Preliminary market engagement notice - Compound Refurbishment Works for the British Embassy, Tokyo - Phase 2

Notice Description

Project Background Following the sale of surplus land within the British Embassy Tokyo compound, FCDO is delivering a multi year phased refurbishment of the retained estate. The programme is designed to modernise the Embassy campus, address life expired infrastructure, improve security, sustainability and accessibility, and support the UK's diplomatic objectives in Japan. The overall programme consists of three phases: * Phase 1 (Under Contract): Refurbishment and fit out of entrance and gatehouses, main office building, repurposed garages and FM suite (Block E), and seismic strengthening to retaining walls. * Phase 2 (Estimated contract value PS15-20 million): Chancery Building extension and refurbishment. * Phase 3 (Estimated contract value PS15-20 million): Ambassador's Residence refurbishment, multi purpose facilities including plant, storage and parking, and site wide streetscape and landscaping (Block Z). This PME relates only to Phases 2 and 3. Scope of Future Phases Phase 2 - Chancery Building The anticipated scope includes: * Extension, remodelling and full refurbishment of the Chancery Building; * Replacement of mechanical and electrical systems; * Building fabric upgrades and internal fit out; * Accessibility and sustainability enhancements; * Associated landscaping works; * Contractor input to develop designs from RIBA Stage 3 through to RIBA Stage 4 (or Japanese equivalent), prior to construction. Phase 3 - Estate and Residential Works The anticipated scope includes: * Refurbishment of the Ambassador's Residence; * Construction or refurbishment of a multi purpose building accommodating storage, plant and parking facilities; * Site wide streetscape improvements and landscaping; * Continued operation within a live diplomatic estate. Phasing and Packaging Considerations The Authority is currently considering a number of potential approaches to the packaging and sequencing of Phases 2 and 3. As part of this Preliminary Market Engagement, FCDO is seeking market feedback to understand supplier appetite, capacity and preferences in relation to these options, and the relative advantages and risks associated with each. The options under consideration include, but are not limited to, the following Option A - Tender Phase 2 and Phase 3 Separately Phase 2 would be procured through a standalone competitive exercise, with an anticipated contract value in the region of PS15-20 million Phase 3 would be procured at a later date following the delivery of Phase 2 - This means there will be two separate buying processes, done at different times. Option A - Anticipated Contract Award dates: Phase 1: November 2028 Phase 2 December 2030 Option B - Tender Both Phases Together (Staged Approach) The Authority is also exploring a staged delivery approach, whereby a single procurement exercise is undertaken covering both phases, this option inculdes: Phase 2 of the project, with all associated deliverables and timelines and would require a tenderer to provide a fixed price. Phase 3 Tenderers will also be asked to provide a tender including pricing for Phase 3 on the current scope - this scope may be subject to change as we near delivery and tenderers may be asked to reprice using rates provided at tender stage. Phase 3 is not guaranteed and may not be awarded. This model may offer early commitment to a delivery partner while retaining flexibility over later phases. The Authority welcomes market views on the feasibility of this approach, including design maturity expectations, risk allocation, and commercial mechanisms to manage change, repricing and uncertainty. Option B - Anticipated Contract Award Dates Phase 2: November 2028 inc Phase 3 evaluation Phase 3: December 2030 Commercial and Contractual Considerations Based on earlier phases, the Authority currently anticipates: * Use of an NEC4 Engineering and Construction Contract, potentially Option A (fixed price with activity schedule), subject to final strategy; * Potential use of Early Contractor Involvement (ECI) to support design development, risk management and programming Delivery in Japan, requiring compliance with Japanese building regulations, planning processes and professional licensing; * Strong interface management with ongoing embassy operations and security stakeholders. The Authority welcomes market feedback on alternative contracting strategies, packaging options, risk allocation and delivery models suitable for Phases 2 and 3.

Planning Information

Objectives of this PME Through this PME, FCDO seeks to: • Test market appetite and capacity to deliver Phases 2 and 3; • Understand the availability and capability of contractors and supply chains operating in Japan; • Seek feedback on the proposed scope, phasing and delivery approach; • Inform decisions on procurement route, contract form, packaging and timescales; • Identify any material risks, constraints or opportunities that may impact value for money, deliverability or programme integration. Engagement Approach Engagement is expected to include one or more of the following: • Written market questionnaires; - See below • Virtual or in person supplier briefings; • One to one engagement sessions (where appropriate); No supplier will be excluded from future procurement opportunities based on participation or non participation in this PME. Suppliers are invited to complete the Prelimianry Market Enagagement Questionnaire, which can be found at: https://forms.cloud.microsoft/e/H12h9hw1n7 Please confirm interest by providing responses to questions in the questionnaire by 17:00 GMT 1 July 2026 Detials and dates of virtual and one to one engagement session activties will communicted at a later date.

Notice Details

Publication & Lifecycle

Open Contracting ID
ocds-h6vhtk-069f9f
Publication Source
Find A Tender Service
Latest Notice
https://www.find-tender.service.gov.uk/Notice/047262-2026
Current Stage
Planning
All Stages
Planning

Procurement Classification

Notice Type
UK2 - Preliminary Market Engagement Notice
Procurement Type
Standard
Procurement Category
Works
Procurement Method
Not Specified
Procurement Method Details
Not specified
Tender Suitability
SME
Awardee Scale
Not specified

Common Procurement Vocabulary (CPV)

CPV Divisions

45 - Construction work

CPV Codes

45210000 - Building construction work

Notice Value(s)

Tender Value
£20,000,000 £10M-£100M
Lots Value
Not specified
Awards Value
Not specified
Contracts Value
Not specified

Notice Dates

Publication Date
21 May 20262 weeks ago
Submission Deadline
Not specified
Future Notice Date
1 Apr 202711 months to go
Award Date
Not specified
Contract Period
1 Nov 2028 - 1 Dec 2030 2-3 years
Recurrence
Not specified

Notice Status

Tender Status
Planning
Lots Status
Planning
Awards Status
Not Specified
Contracts Status
Not Specified

Buyer & Supplier

Contracting Authority (Buyer)

Main Buyer
FOREIGN, COMMONWEALTH AND DEVELOPMENT OFFICE
Contact Name
Available with D3 Tenders Premium →
Contact Email
Available with D3 Tenders Premium →
Contact Phone
Available with D3 Tenders Premium →

Buyer Location

Locality
LONDON
Postcode
SW1A 2AH
Post Town
South West London
Country
England
Major Region (ITL 1)
TLI London
Basic Region (ITL 2)
TLI3 Inner London - West
Small Region (ITL 3)
TLI35 Westminster and City of London
Delivery Location
Not specified
Local Authority
Westminster
Electoral Ward
St James's
Westminster Constituency
Cities of London and Westminster

Further Information

Notice Documents

Open Contracting Data Standard (OCDS)

View full OCDS Record for this contracting process

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The Open Contracting Data Standard (OCDS) is a framework designed to increase transparency and access to public procurement data in the public sector. It is widely used by governments and organisations worldwide to report on procurement processes and contracts. 

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