FREEHOLD RETAIL & RESIDENTIAL INVESTMENT WITH OFFICE OR RESIDENTIAL DEVELOPMENT POTENTIAL, STP

Transcription

1 FREEHOLD RETAIL & RESIDENTIAL INVESTMENT WITH OFFICE OR RESIDENTIAL DEVELOPMENT POTENTIAL, STP

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3 INVESTMENT CONSIDERATIONS Kingston upon Thames is an established affluent university town situated on the River Thames A retail and residential investment with office or residential development potential, subject to planning Prominent corner site located just off Kingston s prime retail centre Total site area acre (0.039 hectares) Freehold Total current income of 174,500 per annum Imminent rent reviews on 2A St James Road and 20 Eden Street / 1 Bath Passage Current estimated rental value of 196,650 per annum A new 4 storey and lower ground floor office feasibility scheme has been drawn up providing approximately 11,693 sq ft (1,086 sq m) net of office accommodation Significant residential development to be undertaken close to this property We are instructed to seek 3,000,000 (Three Million Pounds), subject to contract, reflecting a net initial yield of 5.3% or a reversionary yield of 6.2% assuming purchaser s costs at 5.8% Our client s freehold interest is held in a BVI Company VAT is not applicable on the sale 3

4 LOCATION Kingston upon Thames is one of the UK s leading retail centres located in an affluent south west London area. The resident population is approximately 167,000 which is predicted to rise to approximately 173,000 by The nearby University provides approximately 20,000 students. The town is strategically situated approximately 10 miles south west of central London. Kingston benefits from excellent road communications with the A3 Kingston bypass being 1 mile to the east, providing direct access to central London and junction 10 of the M25. Kingston railway station provides a frequent rail service to London s Waterloo with an approximate journey time of 25 minutes. In addition, the town is located approximately 15 miles from Heathrow airport and 24 miles from Gatwick airport. The property is located within 100 metres of Kingston s historic Market Place and one minute s walk from the River Thames and some two minutes walk from Kingston University. 10 miles south west of Central London 6 miles south to M25 THE PROPERTY 15 miles from Heathrow 24 miles from Gatwick Frequent rail services to London s Waterloo with fastest journey time of 25 minutes. 4

5 KINGSTON RAILWAY STATION JOHN LEWIS BENTALLS SHOPPING CENTRE KINGSTON BRIDGE EDEN WALK SHOPPING CENTRE MARKET PLACE THE OLD POST OFFICE SURREY HOUSE GUILDHALL UNILEVER HQ 20 EDEN STREET & 2A/2B ST JAMES S ROAD 5

6 SITUATION - DESCRIPTION The property occupies a specialist trading location mainly fronting St James s Road in a mixed retail and office area with nearby occupiers including Guildhall 1, a Magistrates Court and Unilever HQ offices. The properties comprise a part two storey and part single storey building with 4 independent retailers trading on the ground floor whilst the first floor is let to students on AST tenancies. The retailers include a Japanese restaurant, barbers, A5 takeaway and a beauty salon. The total site area is acres (0.039 hectares). KINGSTON - RETAIL Kingston is the second largest shopping destination in Greater London outside the West End, with 1.4 million sq ft of retail space. The town has a wide range of national multiple retailers alongside a substantial supply of speciality and upmarket independent traders. National retailers in the town centre include Bentalls, John Lewis, Marks and Spencer and BHS. Upmarket fashion retailers include Karen Millen, Reiss, Hugo Boss, Russell & Bromley and LK Bennett. KINGSTON - OFFICES Kingston currently has the lowest available supply of office space ever recorded with office space in the town now believed to be less than 5% of total office stock. There is a notable demand from companies seeking office accommodation in the area. With rent levels at 42 per sq ft in nearby Wimbledon and approaching 50 per sq ft in Richmond town centre there are viable prospects for an office development to occur on this site. 6

7 TENANCY SCHEDULE NO TENANT USE FLOOR AREA (ITZA) SQ FT SQ M LEASE START RENT REVIEW BREAK OPTION LEASE EXPIRY PASSING RENT ( PA) ESTIMATED RENTAL VALUE ( PA) COMMENTS 2B St James s Road Beauty by Honey Ltd A1 Ground /07/12 17/07/17-16/07/22 15,000 18,150 Lease outside the L&T Act. 2A St James s Road Tamara Ciconi t/a Chic-o-Land A1/A5 Ground /09/10 14/09/15 & 14/09/20-13/09/25 15,000 27,500 Lease inside the L&T Act. 20A Eden Street Tantrum Hair Extensions Ltd A1 Ground /07/ /07/17 9,000 10,000 Lease outside the L&T Act. 20 Eden Street & 1 Bath Passage C & S Union Ltd A3/A4/A5 Ground 2, /11/12 29/11/15 & 3 yearly - 28/11/23 65,500 71,000 Lease outside the L&T Act. Guaranteed by TJ and CM Park. First floor 9 students - First month ASTs ,000 70,000 Potential to increase income. TOTAL 3, , ,650 ESTIMATED RENTAL VALUE There are two impending Rent Reviews at 2A St James s Road and 20 Eden Street/1 Bath Passage where we envisage increased rent levels will be achieved as set out on the above Tenancy Schedule. It is our view that the current estimated Rental Value is 196,650 per annum exclusive. 7

8 DEVELOPMENT OPPORTUNITY With increasing values and diminishing supply we are seeing a greater number of developers and investors directing their interest towards affluent Greater London towns such as Kingston which offer potential demand, strong rental growth and low yield profiles. Kingston, being a University town, offers strong employment prospects for major office occupiers with good communications into Central London, the M25 motorway and both Heathrow and Gatwick International Airports. At the nearby Old Post Office site in Brook Street, St. George (Homes) submitted plans for the redevelopment of the site combining a mix of offices, shops, restaurants with 345 residential units. 2A & 2B ST JAMES S ROAD, 20 & 20A EDEN STREET AND 1 BATH PASSAGE CGI of The Old Post Office Site from Eden Street This property is located within the area known as The Eden Quarter (map opposite), a large and strategically important section of Kingston Town Centre that is the subject of a Supplementary Planning Document (SPD) recently adopted by Kingston Council. 1. The aim is to combine high quality retail, leisure and commercial uses with active public space and residential living. Full details of the Eden Quarter Development brief (SPD) is available from the Planning Section of Kingston Council s website at 2. A new 4 storey and lower ground floor office viability scheme has been drawn up for a redevelopment of the site, subject to planning and vacant possession. This will comprise approximately 11,693 sq ft (1,086 sq m) net internal or 16,854 sq ft (1,566 sq m) GIA of Grade A office space. Plans of the scheme are available upon request. 8

9 TENURE Freehold. The property is held by a BVI company. VAT The property is not elected for VAT. EPC EPCs for the property are available on request. PROPOSAL We are instructed to seek 3,000,000 (Three Million Pounds), subject to contract, reflecting a net initial yield of 5.3% or a reversionary yield in the region of 6.2%, assuming purchaser s costs at 5.8%. CONTACT For further information or to arrange an inspection please contact: BOB CATTANEO DD: Mobile: bob@cattaneo-commercial.co.uk ADAM SOLIMAN DD: Mobile: adam@cattaneo-commercial.co.uk CATTANEO COMMERCIAL High Street Kingston upon Thames Surrey KT1 1LL MISREPRESENTATION ACT 1967 and DECLARATION Cattaneo Commercial for themselves and for the vendors of this property whose agents they are give notice that: a) the particulars are set out as general outline only for the guidance of intending purchasers and do not constitute, nor constitute part of, an offer or contract; b) all descriptions, dimensions, references to condition and necessary permissions for use and occupation and other details are given in good faith and are believed to be correct, but any intending purchaser should not rely on them as statements or representations of fact but should satisfy themselves by inspection or otherwise as to the correctness of each of them; c) no person in the employment of Cattaneo Commercial has any authority to make or give any representation or warranty whatever in relation to this property. 9