Liverpool's waterfront has always been its defining asset. The Three Graces, the Albert Dock, the Mersey itself — the city's identity is inseparable from the water. Kings Liverpool — previously known as King Edward Triangle — is the most ambitious attempt in a generation to extend that waterfront story northwards, onto an eight-acre site that has sat largely underused while the rest of the city centre transformed around it.
At £1.2bn and 2,750 homes spread across a masterplan that has grown to ten buildings, including what will be Liverpool's tallest structure at 70 storeys, Kings represents a genuine landmark moment for the city. The first building — No.1 Kings, a 28-storey tower with 255 apartments — received planning approval in February 2026. The rest of the masterplan is in various stages of planning and design — and it has grown since this guide was first written: what was six buildings in January 2026 became ten by March, with the 2,750 homes spread across six of them.
This is an early-stage guide. No.1 Kings has planning consent but has not yet launched for sale at the time of publication. The wider masterplan is ambitious but the majority of it remains in planning rather than under construction. Hall's Homes UK will update this guide as the scheme progresses.
What's confirmed
| Detail | Information | Status |
|---|---|---|
| Brand name | Kings Liverpool (rebranded from King Edward Triangle, March 2026) | ✓ Verified |
| Location | Waterloo Road / King Edward Street / Bath Street, Liverpool L3 7BB | ✓ Verified |
| Site area | 8 acres — northern Liverpool waterfront | ✓ Verified |
| Total development value | £1.2bn (uprated from £1bn, April 2026) | ✓ Verified |
| Total homes planned | 2,750 across 6 buildings | ✓ Verified |
| Developer (lead) | Davos Property Developments (TJ Morris / Tom Morris) | ✓ Verified |
| Developer (partner) | Beetham Organisation (Hugh Frost) | ✓ Verified |
| Architect | Brock Carmichael (masterplanner and design architect) | ✓ Verified |
| Phase 1 — No.1 Kings | 28 storeys, 255 apartments (1, 2 and 3-bed), £65m — planning approved February 2026 | ✓ Verified |
| Tallest planned tower | 70 storeys — Liverpool's tallest building if built | ✓ Verified |
| Other uses | Five-star hotel, Grade A offices | ✓ Verified |
| Masterplan lodging | Expected Q3 2025 — may have been lodged at time of publication | Estimated |
| Sale prices (No.1 Kings) | Not yet published | ⏳ Awaiting |
| Completion dates | Not officially confirmed for any phase | ⏳ Awaiting |
| Building Safety (Gateway 2) | Not yet applicable — pre-construction | ⏳ Awaiting |
The phases
Note: the phase structure below reflects the masterplan as published in early 2026. At MIPIM in March 2026 the scheme was expanded to ten buildings and the signature tower grew from 60 to 70 storeys, so treat the building count as indicative until the hybrid application is published.
No.1 Kings
✓ Planning Approved
Tower 2
Planning Stage
Tower 3
Planning Stage
Tower 4
Planning Stage
Tower 5
Planning Stage
Tallest Tower
Concept Stage
The developers
Davos Property Developments — TJ Morris / Tom Morris
Davos Property Developments is the property vehicle of Tom Morris, the billionaire behind Home Bargains — one of the UK's most successful discount retailers with over 580 stores. Tom Morris has been described as one of Liverpool's most significant private investors, with a track record of backing major city projects. The involvement of TJ Morris provides substantial financial credibility — this is not a leveraged developer dependent on market conditions to proceed. The financial backing behind Kings is one of its strongest signals of deliverability.
Beetham Organisation — Hugh Frost
The Beetham Organisation has a strong track record in delivering tall residential buildings in northern cities — most notably Beetham Tower in Manchester (47 storeys, completed 2006) and Beetham Tower Liverpool (29 storeys, completed 2004). Hugh Frost's involvement as the site assembly catalyst — he began working on the King Edward Triangle site years before TJ Morris became involved — gives the scheme genuine continuity of vision. Beetham's experience with complex high-rise residential delivery in challenging planning environments is directly relevant to what Kings Liverpool requires.
Brock Carmichael — Architect
Liverpool-based Brock Carmichael is the masterplanning architect for the entire Kings district. Their involvement as a Liverpool firm brings local knowledge and planning relationships that matter for a scheme of this ambition and sensitivity.
The deliverability question: The combination of TJ Morris financial backing and Beetham's tall building track record is a stronger foundation than many comparable early-stage schemes. The key risk is not financial capacity but planning complexity — delivering six towers including a 70-storey building on Liverpool's waterfront involves significant planning, heritage and Gateway 2 Building Safety Act processes. No.1 Kings has cleared the first hurdle. The remaining phases have not.
Location and transport
| Connection | Detail | Distance |
|---|---|---|
| Liverpool city centre | Walking distance — Pier Head and waterfront | ~10 min walk |
| Liverpool Lime Street | Main national rail hub — London Euston 2hr 10min | ~20 min walk / 5 min bus |
| Liverpool Central | Merseyrail underground network hub | ~15 min walk |
| Liverpool John Lennon Airport | Via bus or taxi | ~25 min drive |
| Manchester | Direct train from Lime Street | ~50 min by train |
| Liverpool Baltic station | Proposed new HS2-linked station nearby | ~15 min walk (proposed) |
| Canal / waterfront | Direct access to Mersey waterfront public realm | Adjacent |
The northern waterfront location is both Kings' greatest asset and its greatest challenge. The views across the Mersey and towards the Wirral are exceptional. However, the immediate surroundings at the time of writing are industrial and underdeveloped — the transformation of the area depends on Kings itself and surrounding investment proceeding. This is a location that will look very different in 2030 than it does today.
Liverpool regeneration context
Kings Liverpool does not sit in isolation. The wider Liverpool waterfront and city centre regeneration creates a strong structural backdrop:
- Liverpool Waters — Peel Group's multi-decade £5bn waterfront masterplan immediately to the north
- Albert Dock and Pier Head — established visitor and residential destinations providing proven demand for waterfront living
- Knowledge Quarter Liverpool — major life sciences, university and creative industry cluster growing south of the city centre
- Liverpool Baltic station — proposed new HS2-linked station that would significantly improve the area's connectivity
- HSBC, PwC, Weightmans — major employers with significant Liverpool presences providing professional tenant and buyer demand
Hall's Homes UK is monitoring Kings Liverpool
This is one of the most closely watched developments in our pipeline. We will update as verified information becomes available.
No.1 Kings construction start
Planning approved February 2026. Monitoring for construction start announcement.
No.1 Kings sales launch and pricing
Not yet announced. This is the most important update for buyers — we will report immediately.
Masterplan planning submission
Expected Q3 2025 — monitoring Liverpool City Council planning portal for submission and decision.
Five-star hotel operator announcement
No operator confirmed publicly. A named operator would significantly strengthen scheme credibility.
70-storey tower planning application
Concept only at July 2026. Monitoring for formal planning submission — will require Gateway 1 under Building Safety Act.
One thing worth watching: the public record on this scheme appears to stop at 1 May 2026. A hybrid planning application for the full masterplan was promised for “late summer 2026” and a spring start on site was stated for No.1 Kings; neither is confirmed. That is an evidence gap rather than proof of a stall, but it is a notable silence on a scheme that had generated near-monthly coverage.
Frequently asked questions
What is Kings Liverpool?
Kings is a £1.2bn waterfront development on the former King Edward Triangle Industrial Estate in Liverpool L3, rebranded from King Edward Triangle in March 2026. The masterplan covers ten buildings and 2,750 homes, including what would be Liverpool's tallest building at 70 storeys, plus a five-star hotel. It is a joint venture between Davos Property Developments and Beetham.
Can you buy an apartment at Kings Liverpool?
Not yet. Only one of the ten buildings has planning consent — No.1 Kings, 28 storeys and 255 apartments, approved by Liverpool City Council on 17 February 2026 — and it had not launched for sale at the time of writing. No sale prices have been publicly confirmed for any part of the scheme. This is a development to monitor rather than one to purchase today.
How tall will the Kings Liverpool tower be?
70 storeys. The signature tower was revealed at that height at MIPIM on 10 March 2026, up from the 60 storeys previously proposed. Designed by SimpsonHaugh, it would hold 563 apartments above a 212-room hotel occupying the lower 23 floors. It is not yet consented, and it will need Building Safety Regulator approval before construction.
Who is developing Kings Liverpool?
A joint venture trading as Beetham Davos. Davos Property Developments is the property vehicle of Tom Morris, the billionaire behind Home Bargains and TJ Morris. Beetham is chaired by Hugh Frost, who assembled the King Edward Triangle site years earlier and whose firm delivered Beetham Tower in Manchester and Beetham Tower in Liverpool.
When will Kings Liverpool be built?
No firm dates. No.1 Kings received consent in February 2026 and was stated as due on site in spring 2026, but no start has been reported. A hybrid planning application covering the full masterplan was promised for late summer 2026 and is not confirmed as submitted. Construction of the 70-storey tower is targeted for the second quarter of 2027.
Sources: Place North West (planning approval February 2026, rebranding March 2026, Beetham/KEIE coverage); Insider Media (KEIE site sale, April 2024); BuyAssociation Group (Liverpool regeneration 2026); Infinite3d project page; SkyscraperCity forum (No.1 Kings thread); Liverpool City Council planning portal. Hall's Homes UK is an independent information service with no commercial affiliation to Davos Property Developments, Beetham Organisation or any party involved in the Kings Liverpool development.