Home / Padel court leases: essential considerations for landlords and operators in the UK’s fastest-growing sport
28th November 2025
Faye Astin, Solicitor
The popularity of padel is increasing across the UK, with more than 1,000 courts now established nationwide and new venues continuing to open at a rapid pace. The sport is played on an enclosed court that is much smaller than a tennis court and encourages groups of mixed ages and abilities to play and socialise.
The rapid growth of padel provides an opportunity for landlords and sports venue operators to transform commercial or leisure sites into busy sports facilities, and also for padel operators to continue expanding. However, padel court lease transactions are very different to typical commercial lease transactions, and it is important to consider the following key points:
It is unlikely that any potential padel site will have the relevant planning permission for such use (typically Use Class E(d) or F2(c) depending on whether the site will be outdoors or indoors).
Any padel operator must ensure that necessary planning permission is obtained before opening as, if it isn’t, they could be in breach of planning laws and their lease. Furthermore, an operator should consider entering into an agreement for lease if planning consent for change of use is required, which would need to be conditional upon such planning consent being obtained.
Whether the proposed site is indoors or outdoors, significant fit out works will be required which would include resurfacing and installing fencing and lighting. Clubhouse facilities may also need to be created depending on the venue and its existing facilities.
A licence to alter must be entered into between the landlord and tenant to record the landlord’s formal consent to the works and to clarify the tenant’s reinstatement obligations. The typical position is that a tenant will reinstate all works at the end of a lease term but a landlord may wish to consider having an option in the lease or licence to alter which enables the landlord to require that the works remain after the end of the term if they intend to continue to let the property as padel courts. A tenant could also save significant costs at the end of the lease term if they are not required to reinstate their fit out works.
As a tenant, ensure that costly fit out works don’t begin until planning consent is obtained in case there are any issues raised by the Local Authority, and also try and negotiate a sufficient rent-free period to account for the time that the courts will not be generating any turnover whilst fit-out works are carried out.
The permitted use clause in a padel court lease must be very specific and not overly vague. ‘Use as a sports facility’ only might not be sufficient depending on the tenant’s plans for the property.
For example, will the tenant be offering an ancillary food and beverage function or the sale of merchandise or equipment? Consider such ancillary uses at the time the lease is being negotiated so that future permitted use consents aren’t required.
If the proposed padel site already has shared facilities such as a clubhouse, changing rooms and a carpark, ensure that the lease grants the tenant sufficient rights to use such facilities. Ideally, the lease will allow 24/7 access but if there are limitations on this then they must be specified.
In terms of parking, also consider asking for the right to place placards on certain carparking spaces to make it clear that the spaces are for use by customers of the padel courts only.
As a landlord, consider whether a formal or informal service charge is required to require the tenant to contribute financially towards the landlord’s maintenance and repair of shared facilities.
If you are a landlord or a padel operator and need help with a padel court lease, please get in touch. We regularly work with leisure and sports operators nationwide.