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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.\nThe overall programme consists of three phases:\n•\tPhase 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.\n•\tPhase 2 (Estimated contract value £15-20 million): Chancery Building extension and refurbishment.\n•\tPhase 3 (Estimated contract value £15-20 million): Ambassador’s Residence refurbishment, multi purpose facilities including plant, storage and parking, and site wide streetscape and landscaping (Block Z).\nThis PME relates only to Phases 2 and 3.\nScope of Future Phases\nPhase 2 – Chancery Building\nThe anticipated scope includes:\n•\tExtension, remodelling and full refurbishment of the Chancery Building;\n•\tReplacement of mechanical and electrical systems;\n•\tBuilding fabric upgrades and internal fit out;\n•\tAccessibility and sustainability enhancements;\n•\tAssociated landscaping works;\n•\tContractor input to develop designs from RIBA Stage 3 through to RIBA Stage 4 (or Japanese equivalent), prior to construction.\nPhase 3 – Estate and Residential Works\nThe anticipated scope includes:\n•\tRefurbishment of the Ambassador’s Residence;\n•\tConstruction or refurbishment of a multi purpose building accommodating storage, plant and parking facilities;\n•\tSite wide streetscape improvements and landscaping;\n•\tContinued operation within a live diplomatic estate.\nPhasing and Packaging Considerations\nThe 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.\nThe options under consideration include, but are not limited to, the following\nOption A – Tender Phase 2 and Phase 3 Separately\nPhase 2 would be procured through a standalone competitive exercise, with an anticipated contract value in the region of £15–20 million\nPhase 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.\nOption A - Anticipated Contract Award dates:\nPhase 1: November 2028\nPhase 2 December 2030\nOption B – Tender Both Phases Together (Staged Approach)\nThe Authority is also exploring a staged delivery approach, whereby a single procurement exercise is undertaken covering both phases, this option inculdes:\nPhase 2 of the project, with all associated deliverables and timelines and would require a tenderer to provide a fixed price. \nPhase 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. \nThis 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.\nOption B - Anticipated Contract Award Dates\nPhase 2: November 2028 inc Phase 3 evaluation\nPhase 3: December 2030\nCommercial and Contractual Considerations\nBased on earlier phases, the Authority currently anticipates:\n•\tUse of an NEC4 Engineering and Construction Contract, potentially Option A (fixed price with activity schedule), subject to final strategy;\n•\tPotential 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;\n•\tStrong interface management with ongoing embassy operations and security stakeholders.\nThe Authority welcomes market feedback on alternative contracting strategies, packaging options, risk allocation and delivery models suitable for Phases 2 and 3.", "items": [ { "id": "1", "additionalClassifications": [ { "scheme": "CPV", "id": "45210000", "description": "Building construction work" } ], "deliveryAddresses": [ { "region": "JP", "country": "JP", "countryName": "Japan" } ], "relatedLot": "1" } ], "value": { "amountGross": 20000000, "amount": 20000000, "currency": "GBP" }, "mainProcurementCategory": "works", "aboveThreshold": true, "lots": [ { "id": "1", "suitability": { "sme": true }, "contractPeriod": { "startDate": "2028-11-01T00:00:00+00:00", "endDate": "2030-12-01T23:59:59+00:00" }, "description": null, "status": "planning" } ], "communication": { "futureNoticeDate": "2027-04-01T23:59:59+01:00" }, "status": "planning" }, "language": "en", "extensions": [ "https://standard.open-contracting.org/profiles/eu/latest/en/extension.json", "https://raw.githubusercontent.com/open-contracting-extensions/ocds_amendment_rationale_classifications_extension/master/extension.json", "https://raw.githubusercontent.com/open-contracting-extensions/ocds_budget_breakdown_extension/master/extension.json", "https://raw.githubusercontent.com/open-contracting-extensions/ocds_contract_completion_extension/master/extension.json", "https://raw.githubusercontent.com/open-contracting-extensions/ocds_documentation_extension/master/extension.json", "https://raw.githubusercontent.com/open-contracting-extensions/ocds_pagination_extension/master/extension.json", "https://raw.githubusercontent.com/open-contracting-extensions/ocds_performance_failures_extension/master/extension.json", "https://raw.githubusercontent.com/open-contracting-extensions/ocds_suitability_extension/master/extension.json", "https://raw.githubusercontent.com/portaledcahn/ocds_Links_extension/main/extension.json", "https://raw.githubusercontent.com/cabinetoffice/ocds_uk_extension/main/extension.json" ] }, { "buyerID": [], "id": "053599-2026", "tag": [ "planningUpdate" ], "date": "2026-06-08T09:22:08+01:00", "initiationType": "tender", "ocid": "ocds-h6vhtk-069f9f", "parties": [ { "name": "Foreign, Commonwealth and Development Office", "id": "GB-PPON-PXRR-8771-PHVX", "identifier": { "scheme": "GB-PPON", "id": "PXRR-8771-PHVX" }, "address": { "streetAddress": "King Charles Street", "locality": "London", "postalCode": "SW1A 2AH", "country": "GB", "countryName": "United Kingdom", "region": "UKI32" }, "contactPoint": { "name": "Jon Meadows", "email": "jon.meadows@fcdo.gov.uk" }, "roles": [ "buyer" ], "details": { "url": "http://www.fcdo.gov.uk", "classifications": [ { "scheme": "UK_CA_TYPE", "id": "publicAuthorityCentralGovernment", "description": "Public authority - central government" } ] } } ], "buyer": { "id": "GB-PPON-PXRR-8771-PHVX", "name": "Foreign, Commonwealth and Development Office" }, "planning": { "milestones": [ { "id": "engagement", "type": "engagement", "description": "Objectives of this PME\nThrough this PME, FCDO seeks to:\n•\tTest market appetite and capacity to deliver Phases 2 and 3;\n•\tUnderstand the availability and capability of contractors and supply chains operating in Japan;\n•\tSeek feedback on the proposed scope, phasing and delivery approach;\n•\tInform decisions on procurement route, contract form, packaging and timescales;\n•\tIdentify any material risks, constraints or opportunities that may impact value for money, deliverability or programme integration.\nEngagement Approach\nEngagement is expected to include one or more of the following:\n•\tWritten market questionnaires; 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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.\nThe overall programme consists of three phases:\n•\tPhase 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.\n•\tPhase 2 (Estimated contract value £15-20 million): Chancery Building extension and refurbishment.\n•\tPhase 3 (Estimated contract value £15-20 million): Ambassador’s Residence refurbishment, multi purpose facilities including plant, storage and parking, and site wide streetscape and landscaping (Block Z).\nThis PME relates only to Phases 2 and 3.\nScope of Future Phases\nPhase 2 – Chancery Building\nThe anticipated scope includes:\n•\tExtension, remodelling and full refurbishment of the Chancery Building;\n•\tReplacement of mechanical and electrical systems;\n•\tBuilding fabric upgrades and internal fit out;\n•\tAccessibility and sustainability enhancements;\n•\tAssociated landscaping works;\n•\tContractor input to develop designs from RIBA Stage 3 through to RIBA Stage 4 (or Japanese equivalent), prior to construction.\nPhase 3 – Estate and Residential Works\nThe anticipated scope includes:\n•\tRefurbishment of the Ambassador’s Residence;\n•\tConstruction or refurbishment of a multi purpose building accommodating storage, plant and parking facilities;\n•\tSite wide streetscape improvements and landscaping;\n•\tContinued operation within a live diplomatic estate.\nPhasing and Packaging Considerations\nThe 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.\nThe options under consideration include, but are not limited to, the following\nOption A – Tender Phase 2 and Phase 3 Separately\nPhase 2 would be procured through a standalone competitive exercise, with an anticipated contract value in the region of £15–20 million\nPhase 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.\nOption A - Anticipated Contract Award dates:\nPhase 1: November 2028\nPhase 2 December 2030\nOption B – Tender Both Phases Together (Staged Approach)\nThe Authority is also exploring a staged delivery approach, whereby a single procurement exercise is undertaken covering both phases, this option inculdes:\nPhase 2 of the project, with all associated deliverables and timelines and would require a tenderer to provide a fixed price. \nPhase 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. \nThis 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.\nOption B - Anticipated Contract Award Dates\nPhase 2: November 2028 inc Phase 3 evaluation\nPhase 3: December 2030\nCommercial and Contractual Considerations\nBased on earlier phases, the Authority currently anticipates:\n•\tUse of an NEC4 Engineering and Construction Contract, potentially Option A (fixed price with activity schedule), subject to final strategy;\n•\tPotential 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;\n•\tStrong interface management with ongoing embassy operations and security stakeholders.\nThe Authority welcomes market feedback on alternative contracting strategies, packaging options, risk allocation and delivery models suitable for Phases 2 and 3.", "items": [ { "id": "1", "additionalClassifications": [ { "scheme": "CPV", "id": "45210000", "description": "Building construction work" } ], "deliveryAddresses": [ { "region": "JP", "country": "JP", "countryName": "Japan" } ], "relatedLot": "1" } ], "value": { "amountGross": 20000000, "amount": 20000000, "currency": "GBP" }, "mainProcurementCategory": "works", "aboveThreshold": true, "lots": [ { "id": "1", "suitability": { "sme": true }, "contractPeriod": { "startDate": "2028-11-01T00:00:00+00:00", "endDate": "2030-12-01T23:59:59+00:00" }, "description": null, "status": "planning" } ], "communication": { "futureNoticeDate": "2027-04-01T23:59:59+01:00" }, "amendments": [ { "description": "Please note an error on the Phasing description within the scope:\nOriginal\nOption A - Anticipated Contract Award dates:\nPhase 1: November 2028\nPhase 2 December 2030\nChanges to\nOption A - Anticipated Contract Award dates:\nPhase 2: November 2028\nPhase 3 December 2030", "id": "053599-2026" } ], "status": "planning" }, "language": "en", "extensions": [ "https://standard.open-contracting.org/profiles/eu/latest/en/extension.json", "https://raw.githubusercontent.com/open-contracting-extensions/ocds_amendment_rationale_classifications_extension/master/extension.json", "https://raw.githubusercontent.com/open-contracting-extensions/ocds_budget_breakdown_extension/master/extension.json", "https://raw.githubusercontent.com/open-contracting-extensions/ocds_contract_completion_extension/master/extension.json", "https://raw.githubusercontent.com/open-contracting-extensions/ocds_documentation_extension/master/extension.json", "https://raw.githubusercontent.com/open-contracting-extensions/ocds_pagination_extension/master/extension.json", "https://raw.githubusercontent.com/open-contracting-extensions/ocds_performance_failures_extension/master/extension.json", "https://raw.githubusercontent.com/open-contracting-extensions/ocds_suitability_extension/master/extension.json", "https://raw.githubusercontent.com/portaledcahn/ocds_Links_extension/main/extension.json", "https://raw.githubusercontent.com/cabinetoffice/ocds_uk_extension/main/extension.json" ] } ], "compiledRelease": { "tag": [ "compiled" ], "id": "ocds-h6vhtk-069f9f-2026-06-08T09:22:08+01:00", "date": "2026-06-08T09:22:08+01:00", "ocid": "ocds-h6vhtk-069f9f", "initiationType": "tender", "parties": [ { "id": "GB-PPON-PXRR-8771-PHVX", "name": "Foreign, Commonwealth and Development Office", "identifier": { "scheme": "GB-PPON", "id": "PXRR-8771-PHVX" }, "address": { "streetAddress": "King Charles Street", "locality": "London", "postalCode": "SW1A 2AH", "country": "GB", "countryName": "United Kingdom", "region": "UKI32" }, "contactPoint": { "name": "Jon Meadows", "email": "jon.meadows@fcdo.gov.uk" }, "roles": [ "buyer" ], "details": { "url": "http://www.fcdo.gov.uk", "classifications": [ { "scheme": "UK_CA_TYPE", "id": "publicAuthorityCentralGovernment", "description": "Public authority - central government" } ] } } ], "buyer": { "id": "GB-PPON-PXRR-8771-PHVX", "name": "Foreign, Commonwealth and Development Office" }, "planning": { "milestones": [ { "id": "engagement", "type": "engagement", "description": "Objectives of this PME\nThrough this PME, FCDO seeks to:\n•\tTest market appetite and capacity to deliver Phases 2 and 3;\n•\tUnderstand the availability and capability of contractors and supply chains operating in Japan;\n•\tSeek feedback on the proposed scope, phasing and delivery approach;\n•\tInform decisions on procurement route, contract form, packaging and timescales;\n•\tIdentify any material risks, constraints or opportunities that may impact value for money, deliverability or programme integration.\nEngagement Approach\nEngagement is expected to include one or more of the following:\n•\tWritten market questionnaires; - See below\n•\tVirtual or in person supplier briefings;\n•\tOne to one engagement sessions (where appropriate);\nNo supplier will be excluded from future procurement opportunities based on participation or non participation in this PME.\nSuppliers are invited to complete the Prelimianry Market Enagagement Questionnaire, which can be found at:\nhttps://forms.cloud.microsoft/e/H12h9hw1n7\nPlease confirm interest by providing responses to questions in the questionnaire by 17:00 GMT 1 July 2026\nDetials and dates of virtual and one to one engagement session activties will communicted at a later date.", "dueDate": "2026-07-01T23:59:59+01:00", "status": "scheduled" } ], "documents": [ { "id": "047262-2026", "documentType": "marketEngagementNotice", "noticeType": "UK2", "description": "Preliminary market engagement notice on Find a Tender", "url": "https://www.find-tender.service.gov.uk/Notice/047262-2026", "datePublished": "2026-05-21T15:34:33+01:00", "format": "text/html" }, { "id": "053599-2026", "documentType": "marketEngagementNotice", "noticeType": "UK2", "description": "Preliminary market engagement notice on Find a Tender", "url": "https://www.find-tender.service.gov.uk/Notice/053599-2026", "datePublished": "2026-06-08T09:22:08+01:00", "format": "text/html" } ] }, "tender": { "id": "ocds-h6vhtk-069f9f", "legalBasis": { "id": "2023/54", "scheme": "UKPGA", "uri": "https://www.legislation.gov.uk/ukpga/2023/54/contents" }, "title": "PA23 UK2 - Preliminary market engagement notice - Compound Refurbishment Works for the British Embassy, Tokyo - Phase 2", "description": "Project Background\nFollowing 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.\nThe overall programme consists of three phases:\n•\tPhase 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.\n•\tPhase 2 (Estimated contract value £15-20 million): Chancery Building extension and refurbishment.\n•\tPhase 3 (Estimated contract value £15-20 million): Ambassador’s Residence refurbishment, multi purpose facilities including plant, storage and parking, and site wide streetscape and landscaping (Block Z).\nThis PME relates only to Phases 2 and 3.\nScope of Future Phases\nPhase 2 – Chancery Building\nThe anticipated scope includes:\n•\tExtension, remodelling and full refurbishment of the Chancery Building;\n•\tReplacement of mechanical and electrical systems;\n•\tBuilding fabric upgrades and internal fit out;\n•\tAccessibility and sustainability enhancements;\n•\tAssociated landscaping works;\n•\tContractor input to develop designs from RIBA Stage 3 through to RIBA Stage 4 (or Japanese equivalent), prior to construction.\nPhase 3 – Estate and Residential Works\nThe anticipated scope includes:\n•\tRefurbishment of the Ambassador’s Residence;\n•\tConstruction or refurbishment of a multi purpose building accommodating storage, plant and parking facilities;\n•\tSite wide streetscape improvements and landscaping;\n•\tContinued operation within a live diplomatic estate.\nPhasing and Packaging Considerations\nThe 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.\nThe options under consideration include, but are not limited to, the following\nOption A – Tender Phase 2 and Phase 3 Separately\nPhase 2 would be procured through a standalone competitive exercise, with an anticipated contract value in the region of £15–20 million\nPhase 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.\nOption A - Anticipated Contract Award dates:\nPhase 1: November 2028\nPhase 2 December 2030\nOption B – Tender Both Phases Together (Staged Approach)\nThe Authority is also exploring a staged delivery approach, whereby a single procurement exercise is undertaken covering both phases, this option inculdes:\nPhase 2 of the project, with all associated deliverables and timelines and would require a tenderer to provide a fixed price. \nPhase 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. \nThis model may offer early commitment to a delivery partner while retaining flexibility over later phases. 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Preliminary market engagement notice - Compound Refurbishment Works for the British Embassy, Tokyo - Phase 2" } ], "description": [ { "releaseID": "047262-2026", "releaseDate": "2026-05-21T15:34:33+01:00", "releaseTag": [ "planning" ], "value": "Project Background\nFollowing 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.\nThe overall programme consists of three phases:\n•\tPhase 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.\n•\tPhase 2 (Estimated contract value £15-20 million): Chancery Building extension and refurbishment.\n•\tPhase 3 (Estimated contract value £15-20 million): Ambassador’s Residence refurbishment, multi purpose facilities including plant, storage and parking, and site wide streetscape and landscaping (Block Z).\nThis PME relates only to Phases 2 and 3.\nScope of Future Phases\nPhase 2 – Chancery Building\nThe anticipated scope includes:\n•\tExtension, remodelling and full refurbishment of the Chancery Building;\n•\tReplacement of mechanical and electrical systems;\n•\tBuilding fabric upgrades and internal fit out;\n•\tAccessibility and sustainability enhancements;\n•\tAssociated landscaping works;\n•\tContractor input to develop designs from RIBA Stage 3 through to RIBA Stage 4 (or Japanese equivalent), prior to construction.\nPhase 3 – Estate and Residential Works\nThe anticipated scope includes:\n•\tRefurbishment of the Ambassador’s Residence;\n•\tConstruction or refurbishment of a multi purpose building accommodating storage, plant and parking facilities;\n•\tSite wide streetscape improvements and landscaping;\n•\tContinued operation within a live diplomatic estate.\nPhasing and Packaging Considerations\nThe 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.\nThe options under consideration include, but are not limited to, the following\nOption A – Tender Phase 2 and Phase 3 Separately\nPhase 2 would be procured through a standalone competitive exercise, with an anticipated contract value in the region of £15–20 million\nPhase 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.\nOption A - Anticipated Contract Award dates:\nPhase 1: November 2028\nPhase 2 December 2030\nOption B – Tender Both Phases Together (Staged Approach)\nThe Authority is also exploring a staged delivery approach, whereby a single procurement exercise is undertaken covering both phases, this option inculdes:\nPhase 2 of the project, with all associated deliverables and timelines and would require a tenderer to provide a fixed price. \nPhase 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. \nThis model may offer early commitment to a delivery partner while retaining flexibility over later phases. 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