Well I guess while we wait for 2026 to get going in terms of art and the London art scene (does it seem particularly slow to wake up this year?) we should expose ourselves to the fresh hell that will be this year’s Condo website and once our eyes adjust, see what the annual January event has to offer this year.
Condo in recent years has been somewhat underwhelming to say the least. The idea is a damn good one, London galleries hosting overseas galleries and curators, in theory it should be different, it should be exciting, in reality in has mostly been, with a couple of exceptions, rather half heartedly disappointing. It was worth the effort of walking around it all for Erin M. Riley‘s powerful art at Mother’s Tankstation last year – something that end up being featured in our Best Of Art 2025 round up at the start of this year – as well as the rather excellent paintings of Moka Lee at Carlos/Ishikawa Gallery alongside Liam Gillick‘s art and the engagement with Jason Haam Gallery and the window at Public looked rather exciting even if things were a little unfriendly, unengaging, a little too cool for school and yes, rather underwhelming inside…
Condo is really, alongside the now traditional kick off that big cattle market that is the London Art Fair (the fair is worth going to if you can afford the ticket price, in amongst it all there is good art to be found – ORGAN THING: Cherry picking at the 2025 London Art Fair, the highlights – Antonio Sergio Moreira, that Annka Kultys installation, Abigail Norris, Myles Richmond, John Virtue, a Marton Nemes piece, John R. Grabach, Perdita Sinclair, Nancy Delouis and more…), the first serious action in terms of the London art year and yes, I will put on my cynical smile t-shirt and go hope for one or two good things on the opening weekend of Condo. Actually the official website looks a little less annoying this year, the one from a couple of years ago was just unusable!
Cynical smiles aside, let’s get out there, bring on Condo 2026 and a good art year, watch this space, Let’s go find the good stuff and shout about it here on these fractures pages once more (if we don’t who will?)
Condo is a “collaborative exhibition by 50 galleries across 23 London spaces”, it runs from 17th January until 14th February 2026 across London, Preview weekend is Saturday 17th and Sunday 18th January, 12–6pm both days. Opening times after the first weekend can be a little hit and miss…
What to explect.. although the links to our coverage (further down at the foot of this page) in terms of recent years might give you more of a clue and no Condo and their press people don’t ever talk ot us, wonder why? The London art establishment don’t tend to like those who call it as it really is and well there is a lot of hype and self-congratulating celebration with these kind of things (see London Gallery Weekend for more of that) from an art establishment that doesn’t tend to want to connect with any kind of reality. As Sean Scully once said, the London art scene on the whole doesn’t know shit from shinola and as we often say, it isn’t that friendly either…
Here some of what Condo are telling us (there’s a full list further down the page)…
“In West London, Arcadia Missa on Duke Street is hosting Kayokoyuki Tokyo, while nearby Sylvia Kouvali on Bourdon Street welcomes MATTA from Milan. Sadie Coles HQ on Kingly Street is presenting sans titre from Paris. TINA on Wardour Street is hosting Brussels-based gallery Jan Mot. Over on Grape Street, Phillida Reid is hosting CORPUS from Cambridge alongside kurimanzutto from Mexico City and New York.
South London sees Corvi-Mora and greengrassi on Kempsford Road hosting a trio of international galleries: Edouard Montassut from Paris, Fanta-MLN from Milan and Trautwein Herleth from Berlin. On South Lambeth Road, The Sunday Painter is hosting Jhaveri Contemporary from Mumbai alongside Kendall Koppe from Glasgow.
East and East-Central London feature the highest number of exhibitions. Highlights are said to include Brunette Coleman on Theobalds Road hosting ZERO from Milan. Hollybush Gardens in Warner Yard presents Galerie Tschudi from Zuoz and Zurich. Amanda Wilkinson on Farringdon Road is hosting Air de Paris alongside Take Ninagawa from Tokyo. While Ginny on Frederick on Charterhouse Street welcomes City Galerie Wien from Vienna. Modern Art on Helmet Row is presenting Crèvecœur from Paris, and Nicoletti on Paul Street is hosting Beijing’s Magician Space“.
You can check out the Unorthodox Tourist Map of London via the Condo website altthough frankly I;d just rather cut to the chase with a bullshit free list of the who and the where. Isaac Rangaswami, who runs Caffs Not Cafes, explaines the map: “When Condo asked me to suggest places for an unorthodox London tourist map, I thought I’d died and gone to heaven. I’ve spent the last ten years wandering around this city studying its pubs, shops, buildings, restaurants and Victorian leftovers, and my taste often leans towards the old and locally important. Check out my favourite spots, some of which are near the exhibition’s galleries, and some of which really aren’t at all.” yeah, it does all smell a little of that No Parking gallery that set up in East London and opened with that “lens based artist”, what was his name now? And who was that gallerina?
As we said already; Condo is a “collaborative exhibition by 50 galleries across 23 London spaces”, it runs from 17th January until 14th February 2026 across London, Preview weekend is Saturday 17th and Sunday 18th January, 12–6pm both days. Opening times after the first weekend can be a little hit and miss.
Find a full list of the London galleries involved as well as that map via the official website – www.condocomplex.org/london
Previous Organ coverage…
Condo: the full list of host galleries
Central
Arcadia Missa, 35 Duke Street, W1U 1LH, Tue–Sat 12–6pm hosting Kayokoyuki, Tokyo
Sylvia Kouvali, 12a Bourdon Street, W1K 3PG, Tue–Sat 11am–6pm hosting MATTA, Milan
Sadie Coles HQ, 62 Kingly Street, W1B 5QN, Tue–Sat 11am–6pm hosting sans titre, Paris
TINA, 1st Floor, 191 Wardour Street, W1F 8ZE, Wed–Sat 12–6pm hosting Jan Mot, Brussels
Phillida Reid, 10–16 Grape Street, WC2H 8DY, Tue–Sat 11am–6pm hosting CORPUS, Cambridge and kurimanzutto, Mexico City/New York
South
Corvi-Mora and greengrassi, 1a Kempsford Road, SE11 4NU, Tue–Sat 11am–6pm hosting Edouard Montassut, Paris; Fanta-MLN, Milan; Trautwein Herleth, Berlin
The Sunday Painter, 117–119 S Lambeth Road, SW8 1XA, Wed–Sat 12–6 pm hosting Jhaveri Contemporary, Mumbai and Kendall Koppe, Glasgow
East-Central
Brunette Coleman, 42 Theobalds Road, WC1X 8NW, Wed–Sat 12–6pm hosting ZERO…, Milan
Hollybush Gardens, 1–2 Warner Yard, EC1R 5EY, Wed–Sat 11am–6pm hosting Galerie Tschudi, Zuoz / Zurich
Amanda Wilkinson, 1st Floor, 47 Farringdon Road, EC1M 3JB, Wed–Fri 12–6 pm, Sat 12–5 pm hosting Air de Paris, Paris & Take Ninagawa, Tokyo
Ginny on Frederick, 99 Charterhouse Street, EC1M 6HR, Wed–Sat 12–6pm hosting City Galerie Wien, Vienna
Modern Art, 4–8 Helmet Row, EC1V 3QJ, Tue–Sat 11am–6pm hosting Crèvecœur, Paris
Nicoletti, 91 Paul Street, EC2A 4NY, Tue–Sat 11am–6pm hosting Magician Space, Beijing
East
Emalin, The Clerk’s House, 118½ Shoreditch High Street, E1 6JN, Wed–Sat 11am–6pm hosting Peter Freeman, Inc., New York/Paris
Maureen Paley: Studio M, Rochelle School, 7 Playground Gardens, E2 7FA, Wed–Sun 11 am–6 pm hosting Gordon Robichaux, New York
Kate MacGarry, 27 Old Nichol Street, E2 7HR, Tue–Sat 11am–5pm hosting Chris Sharp Gallery, Los Angeles
Public, 89–91 Middlesex Street, E1 7DA, Wed–Sat 11am–6pm hosting Proyectos Ultravioleta, Guatemala City
Union Pacific, 17 Goulston Street, E1 7TP, Thu–Sat 12–6pm hosting ATHR, Jeddah/Riyadh/AlUla
Carlos/Ishikawa, Unit 4, Cook’s Yard, 88 Mile End Road, E1 4UN, Wed–Sat 12–6 pm hosting CASTLE, Los Angeles
Rose Easton, 223 Cambridge Heath Road, E2 0EL, Wed–Sat 12–6pm hosting Zaza’, Milan/Naples
Soft Opening, 6 Minerva Street, E2 9EH, Wed–Sat 12–6pm hosting Company Gallery, New York
The Approach, 1st Floor, 47 Approach Road, E2 9LY, Wed–Sat 12–6pm hosting Margot Samel, New York
None of the Three Colt Lane galleries then….
THE ORGAN 