Freehold Serviced Office Investment Opportunity

Transcription

1 Part of the ESS Office Portfolio Freehold Serviced Office Investment Opportunity Ferneberga House Business Centre Alexandra Road, Farnborough GU14 6DQ On the instructions of Geoffrey Paul Rowley and Philip Lewis Armstrong, Joint Administrators of ESS Farnborough Offices LLP

2 Investment Summary Attractive period office building located in Farnborough. Comprises 15,892 sq ft (1, sq m) of flexible office accommodation arranged over ground and two upper floors. Currently configured to provide 195 workstations. Currently used as a serviced office with 23 tenants in occupation on short term, all inclusive licences. The total contracted gross income is 14,260 per month, which equates to 171,120 per annum. Location Farnborough is strategically located along the M3 corridor approximately 36 miles south-west of Central London in an area known as the Blackwater Valley. Farnborough has good motorway access to the M3, being approximately 2.5 miles south-east of Junction 4A via the A327 and 3 miles south of Junction 4 via the A331 Blackwater Valley Route. The town benefits from two rail stations with Farnborough Mainline Station approximately 1.5 miles north of the property with fast and frequent services to London Waterloo. Farnborough North Railway Station is situated 2 miles north of the property and provides local services to Guildford and Reading. Occupiers are attracted to Farnborough due to its M3 corridor location. Major occupiers in the areas include Nokia, Sony Ericsson, Sun Microsystems, CSC Computer Sciences, Qinetiq, Centrica. BAE Systems and British Aerospace are also major occupiers due to the historic importance of Farnborough Airfield, following the relocation of the Royal Aircraft Establishment. This is now being developed by SEGRO as IQ Farnborough. TOWN CENTRE FARNBOROUGH STATION The business centre is currently 36% occupied by desks available. We are instructed to seek offers for the freehold, subject to contract and exclusive of VAT. FARNBOROUGH AIRPORT This plan is published for convenience of identification. Any boundaries shown are indicative only and should be checked against the Title Deeds. The plan is based upon Ordnance Survey Map with the permission of the Controller of H M Stationery Crown Copyright.

3 Situation The property occupies a prominent position on the roundabout of Alexandra Road which runs parallel to the Farnborough Road (A325). It is in a primarily residential area although close to Farnborough town centre with access to a wide range of local amenities. Description The property comprises a distinctive period building, that was the original Town Hall, which was constructed in 1896 and is Grade II Listed. The original construction comprises attractive red brick elevations with arched windows and leaded lights. The pitched slate roof incorporates a bell and clock tower. The 1980s rear extension mirrors the style of the original building. The property is set out in two wings over ground and first floors with a second storey in the rear extension. The front of the property comprises cellular offices while the rear offers open plan flexible accommodation totalling approximately 15,892 sq ft (1, sq m). The specification includes: Suspended ceiling with recessed lighting Gas central heating with comfort cooling to part of the offices Lift access to all floors (8-person capacity) Perimeter trunking The property benefits from 48 on-site car parking spaces providing a car parking ratio of 1:331 sq ft (1:30.76 sq m). The building is fully fitted out as a serviced office comprising 195 desks in a total of 36 suites. The cellular offices include furniture and the centre also provides meeting rooms, breakout areas and kitchens for occupiers use. This plan is published for convenience of identification. Any boundaries shown are indicative only and should be checked against the Title Deeds. The plan is based upon Ordnance Survey Map with the permission of the Controller of H M Stationery Crown Copyright.

4 Accommodation The property was measured in accordance with the RICS Code of Measuring Practice 6th Edition. The breakdown of the floor areas is as follows: Floor Area (sq m) Area (sq ft) Reception/Ground Offices ,239 First Offices ,588 Second Offices ,065 Total 1, ,892 Tenure Freehold. The building occupies a site area extending to approximately 0.55 acres (0.221 hectares). Licences Tenant Total Desks Expiry Date Gross Monthly Rent Gross Annual Equivalent Rent Suite G5 1 31/03/ ,000 Suite G6 1 30/09/ ,000 Suite G7 4 30/09/ ,600 Suite G8 4 14/01/ ,600 Suite G /12/ ,600 Suite G /04/ ,300 Suite G /03/ ,800 Suite G /07/ ,700 Suite G /04/ ,200 Suite /10/2010 1,800 21,600 Suite /10/ ,400 Suite /02/ ,800 Suite /08/ ,000 Suite /07/ ,400 Suite /03/ ,600 Suite /09/ ,420 Suite /08/2010 1,500 18,000 Suite /11/ ,300 Suite /04/ ,400 Suite /04/ ,600 Suite /07/ ,000 Suite /05/ ,000 Suite /04/ ,800 Total 71 14, ,120 Vacant 124 The business centre is currently approximately 36% occupied (calculated by desks available). Full tenancy details are available upon request. Services The property operates as a serviced office with integral facilities management offered for all occupiers as part of their licence fee. The services provided as part of the licence fee are: Heating and Lighting Cleaning Furniture Additional services are provided to the tenants. Historically these services have generated a turnover of approximately 45% over and above the licence fee. These include: Stationery/Printing/Photocopying Cabling/Broadband Internet and IT Support Meeting Room Facilities Based on the most recent figures to November 2009, the approximate cost of the provision of all of the services has been: Annual Rates 63,048 Annual Staffing Costs 58,896 Annual Heating and Lighting 25,616 All Other Services 70,440 Total 218,000 For more detailed information on the individual services and the current cost of provision please contact us for further details.

5 Market Commentary Farnborough is a prime office market in the Thames Valley. The subject property is located on Alexandra Road which is the traditional home of local professional firms and small businesses in the area. The most recent lettings in the immediate area have been within adjacent properties developed by Dolphin Head Group Holdings on Alexandra Road. They have let several small suites in refurbished, period office buildings at rents ranging from per sq ft. The remaining suites are available to let at quoting rents of per sq ft. These properties do not have air conditioning but are closer to local amenities. On Lynchford Road (A3011), which is at the southern end of Alexandra Road, a small 500 sq ft suite was let at per sq ft. If this property was available to lease on standard FRI terms we are of the opinion that the ERV would be in the region of per sq ft which equates to a total ERV for the property of 191,000 pa. VAT We understand the property is elected for VAT, however it is envisaged that the sale will be treated as a Transfer of a Going Concern (TOGC). Plant & Machinery None of the systems or equipment in the property have been tested by Cushman & Wakefield LLP to check that they are in working order and purchasers may wish to make their own investigations. Proposal We are instructed to seek offers for the freehold interest either individually or as part of the wider ESS Portfolio. CAPITAL MARKETS GROUP CONTACTS Ferneberga House Business Centre, Alexandra Road, Farnborough GU14 6DQ For further information or to arrange an inspection please contact: ROSALIND PETT Tel: Fax: rosalind.pett@eur.cushwake.com PJ THIBAULT Tel: Fax: pj.thibault@eur.cushwake.com Cushman & Wakefield LLP Portman Square London W1A 3BG April 2010 The property is owned by ESS Farnborough Offices LLP (in administration). The affairs, business and property of the partnership are being managed by Geoffrey Paul Rowley and Philip Lewis Armstrong who were appointed Joint Administrators on 12th February The Joint Administrators act as agents of the partnership and without personal liability. MISREPRESENTATION ACT 1967 and PROPERTY MISDESCRIPTIONS ACT 1991 Cushman & Wakefield LLP (and their joint agents if appointed) for themselves and for vendors or lessors of this property whose agents they are, give notice that: (1) The particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract. (2) No person in the employment of the agent(s) has any authority to make or give any representation or warranty whatever in relation to this property. (3) This property is offered subject to contract and, unless otherwise stated, all rents are quoted exclusive of VAT. (4) Nothing in these particulars should be deemed to be a statement that the property is in good condition or that any services or facilities are in working order. (5) Unless otherwise stated, no investigations have been made regarding pollution or potential land, air or water contamination. Interested parties are advised to carry out their own investigations if required.

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