Bedford House is an 11 storey office development that comprises of 10 floors of office suites, retail units on the ground floor, in-house 9th Floor Gym and Meeting Rooms for Tenants' use, and the Franklin & James coffee shop at mezzanine level. Bedford House was constructed in the 1960's and forms a whole block bounded by Bedford Street, Franklin Street, Franklin Street Place and James Street South. The site was affected significantly during The Troubles with site being affected by bombings around 20 times.

Bedford House has 3 commercial units which front onto Bedford Street at ground floor level; S.D. Kells, Steenson’s Jewellers and a 87sqm vacant unit which was formerly Bedford Barber Lounge. One other commercial unit exists at the ground floor level of Bedford House. This is a 76sqm vacant unit that fronts onto James Street South which was formerly occupied by Ventnor’s Greenhouse (a sandwich shop & deli). This unit was extended by c.35sqm into this car park sometime between June 2016 and April 2017. This appears to have been carried out without express planning consent, however it is now immune from enforcement by virtue of the passage of time. 

In March 2006, a planning application was submitted (Z/2006/0522/F) to reclad of the office building from first floor to tenth floor. This application was approved in April 2006. The office building was recladded during 2007-2008.

In October 2013, Ulster Estates Ltd submitted a planning application (Z/2013/1212/F) proposing the refurbishment of the existing ground floor reception area, extended mezzanine area, enhancement of existing canopy and incorporation of suspended two-sided clock. This application was approved in December 2013. This work was completed in 2015 with the new double storey reception area being fitted with Carrara Marble and features a four metre high video wall. A new espresso bar, Franklin & James, was also fitted out on the mezzanine floor.

In August 2022, Cactus Hospitality Group Limited submitted a planning application (LA04/2022/1600/F) proposing change of use of the vacant unit 4 (James Street South) from Class A1 to hot food bar offering both sit-in and takeaway services and the relocation of external door.

In October 2022, Bedford House went on the market for £24.3 million, with the sale being handled by CBRE NI and Lambert Smith Hampton.