Royalty House, 10 King Street Watford, Hertfordshire WD18 0BW

Transcription

1 Prime Grade A Headquarters Office Investment Royalty House, 10 King Street Watford, Hertfordshire WD18 0BW Prime Grade A Headquarters building Let to Quindell Plc (Pre-Tax Profits 107m, Net Assets 667m) New 10 year lease Let at only per sq ft New 2.2m refurbishment with award winning fit out 7,750,000, subject to contract 6.0% net initial yield

2 Location Watford is an important Greater London town located approximately 27 km (17 miles) north-west of Central London, 11 km (7 miles) south of Hemel Hempstead and 13 km (8 miles) south-west of St Albans. Watford is exceptionally well connected by rail, bus and air. A recent report by consultancy Local Futures showed that Watford was the fifth best connected local authority area in the country (Source: Watford Borough Council). The town is situated approximately 5 km (3 miles) south-west of Junction 5 of the M1 Motorway. Junction 19 of the M25 Motorway is situated approximately 5 km (3 miles) to the north-west. In addition, the town is connected to the national railway network with services from London Euston to Watford Junction providing a fastest journey time of 18 minutes. Watford Underground Station (Metropolitan Line) offers rapid access to Central London. Furthermore, Watford High Street Station is served by the Watford DC line on the London Overground network. The Croxley Rail Link is the proposed extension of the London Underground Metropolitan line from Croxley, to Watford Junction via Watford High Street. The project will bring about the return of London Underground trains to Watford High Street for the first time in 34 years. Construction work on the Scheme, which is due to cost in the region of 117 million, is due to begin in 2014 and the target date for trains to start running on the new link is The Scheme will support economic development in Watford by providing first class transport links to central London for all of Watford's residents and will supplement existing passenger services from Watford Junction and Watford High Street. On completion of the proposed rail link up to 16 trains an hour will link the town with London. Situation Royalty House is situated in the heart of Watford town centre fronting King Street, within 100 feet of the junction with High Street. Watford High Street Station is less than 0.40 km (0.25 miles) to the south east and Watford Junction Station is less than 1.6 km (1 mile) to the north. The property is immediately opposite the Met Quarter, a new development totalling approximately 4,430 sq m (47,675 sq ft) of seven restaurants and one retail unit, along with 24 residential apartments above. Occupiers include Wagamama, Zizzi, Nando s, Carluccios, Chimichanga, Jimmy s World Grill & Bar and Costa Coffee. The property also benefits from being within 100 yards of the main entrance to the towns prime shopping centre, "intu Watford". The scheme comprises 92,903 sq m (1 million sq ft) of retail, catering and leisure space with a comprehensive range of 140 stores. Key retailers include John Lewis, Marks & Spencer, Primark, Zara, H&M, Apple, Next and BHS. "intu Watford" has created a thriving shopping destination with a catchment of 5.2 million people, attracting a 17 million annual footfall of shoppers with a 25 billion total available retail expenditure. "intu" has recently received planning permission to redevelop the adjoining Charter Place shopping centre and substantially refurbish intu Watford. intu s plans will integrate the two adjoining centres, creating a 130,064 sq m (1.4 million sq ft) retail and leisure destination, which will provide new retail space for brands, a cinema and leisure complex, along with a vibrant new restaurant hub. A new public square will also be created that will host a diverse events programme, such as street theatre and music shows. The 100 million development is expected to transform the town s position in the UK retail rankings, placing it firmly in the top 20. The proposed development will create around 1,125 additional new jobs across the retail, hospitality and leisure sectors. Construction is expected to start during 2015 with the new scheme scheduled to open in London Luton Airport is approximately 27km (17 miles) to the north and Heathrow Airport is approximately 39 km (24 miles) to the south.

3 Description Royalty House comprises a newly refurbished headquarters office building arranged over ground and four upper floors. There is a secure underground car park accessed via the rear of the property which provides 65 car parking spaces, a ratio of 1:33 sq m / 1:360 sq ft. The property was substantially refurbished in June 2013 at a cost of 2.2 million. This included a complete overhaul of the M&E, replacing the Chillers, Condensers, Air conditioning cassettes and Boilers. Internally, the property has been finished to a Grade A Specification to include the following: Portland stone entrance and reception area Modern glass balustrade stairwell 3 pipe VRV air-conditioning Fully accessible raised floors Fully addressable Dali lighting system 2 x 8-person passenger lifts, accessible from basement car park Male & Female WC s on each floor BMS system Disabled access, toilet and shower The contractors, Saracen Interiors, recently won a Gold award at the Association of Interior Specialists Contractors Awards 2014 for its fit out at Royalty House. Part of the ground floor fronting King Street, adjoining the reception area, was originally intended for restaurant use prior to the current letting. As the tenant required this areas as offices, the vendor recently converted this accommodation from shell condition into offices to the same standard that already exists in the building. A copy of the specification is available to download. A warranty for the ground floor works is available to the purchaser from the contractor. Accommodation The property provides the following accommodation: Ground Floor Reception 87 sq m 933 sq ft Ground Floor Offices 423 sq m 4,550 sq ft First Floor Offices 557 sq m 5,990 sq ft Second Floor Offices 557 sq m 5,990 sq ft Third Floor Offices 467 sq m 5,029 sq ft Fourth Floor Offices 82 sq m 887 sq ft Total Net Internal Area 2,173 sq m 23,379 sq ft Site We estimate the site area to be approximately 0.08 hectares (0.21 acres). Planning The ground floor currently benefits from valuable A3 consent, although the premises have never actually been used as a restaurant. Planning permission was obtained in May 2013 for "Change of use of 3 retail units (Class A1) to 1 restaurant unit (Class A3) at ground floor". Some physical works relating to this consent were carried out, hence the planning permission has been implemented. As a result, Watford Borough Council has advised that the permission will not expire within the normal 3 year period and will instead remain in perpetuity, enabling a change of use from B1 to A3 at any time in the future. Tenure Freehold Tenancy The property is entirely let to Quindell plc on a Full Repairing and Insuring lease for a term of 10 years from 14th August 2014, expiring 13th August The initial rent is 491,919 per annum ( per sq ft on the ground floor reception and per sq ft on the offices). The lease benefits from an upwards only rent review on 14th August The tenant has been granted a rent free period of 1 year and 7 days, expiring on 20th August In addition, the annual rent payable by the tenant for the second and third year of the lease shall be reduced to 335, per annum. The vendor will cover this shortfall by way of an adjustment on completion of the sale.

4 Covenant Quindell Plc has reported the following figures: 30 th Jun 2014 (Half Year) 31 st Dec st Dec 2012 Group Revenue 357,300, ,131, ,004,000 Pre-Tax Profits 153,600, ,046,000 35,359,000 Net Assets 929,900, ,518, ,160,000 On 21st August 2014, Quindell announced its interim results for the period ending 30th June Pre-Tax Profits rose to million, nearly tripling from 52.5 million pounds a year earlier. Revenues rose 119% to million (2013: million). Quindell is currently traded on the London Stock Exchange Alternative Investment Market (AIM) and is a provider of sector leading expertise in Software, Consulting and Technology Enabled Outsourcing in its key markets being Insurance, Telecommunications and their Related Sectors. Quindell is recognised as No.1 in insurance technology in Europe, a leader within Usage & Behaviour Based Insurance globally and is the largest technology enabled claims outsourcing business for the UK insurance industry and the only organisation ethically addressing the total cost of claims including personal injury and rehabilitation. Quindell companies have worked with over 1000 brands from small to medium enterprises and blue chip organisations around the globe. Today they count a number of the world s top Insurance and Telecommunications companies within their customer base, as well as hundreds of customer centric organisations working in both the distribution and supply of their services. Quindell have approaching approximately 3,000 staff distributed across the United Kingdom. Quindell s global operating centres (with an additional circa 300 staff) support the implementation of their technology solutions worldwide. Quindell has re-located from their previous office in Stanmore, London to the subject property which has become their new Headquarters building. For further information please visit Market Commentary Royalty House has been let off a passing rent equating to per sq ft. Headline rents for Grade A space in Watford are currently per sq ft. Therefore, we believe the subject property offers good prospects for future rental growth. The property offers the flexibility of being multi-let in the future and benefits from valuable A3 consent on the ground floor. There is currently strong demand from A3 occupiers in Watford town centre with rents of per sq ft being achieved. Value Added Tax The property has been elected for VAT. It is anticipated that the sale will be treated as a Transfer of a Going Concern (TOGC).

5 Contact Singer Vielle Wigmore Street London W1U 3RF Tel: Fax: Proposal Our client is seeking offers in the region of 7,750,000 (Seven Million, Seven Hundred and Fifty Thousand Pounds), subject to contract, reflecting a net initial yield of 6.0%. Investment Considerations Jackie@singervielle.co.uk Vendors Solicitor Yugin & Partners Solicitors Jubilee House Merrion Avenue Stanmore Middlesex HA7 4RY Tel: my@yuginlaw.com Subject to Contract & Exclusive of VAT Singer Vielle for themselves and for the Vendors or Lessors of this property whose Agents they are give notice that: 1. The particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do not constitute, nor constitute part of, an offer or contract 2. 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 purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. 3. No person in the employment of Singer Vielle has any authority to make or give any representation or warranty whatever in relation to this property. 4. All maps are for identification purposes only and should not be relied upon for accuracy. 5. Unless otherwise stated, all prices and rentals quoted are exclusive of Value Added Tax to which they may be subject. Under no circumstances shall Singer Vielle be liable to you for any direct, indirect, consequential, incidental or special damages arising out of your purchase or lease of any Property. Unless otherwise stated, all prices and rents are quoted exclusive of VAT. These details are believed to be correct at the time of compilation, but may be subject to subsequent amendment. 1. Under no circumstances shall we be liable to you for any direct, indirect, consequential, incidental or special damages arising out of your purchase or lease of any Properties on the Site. 2. Under no circumstances shall we be liable for any errors or incompleteness of the information relating to any Property listed on this Site or if any Property has been withdrawn from sale or lease nor shall we be responsible for any inaccurate dimensions of any Properties or price listed. 3. Our website service permits you to enquire about and to purchase or lease Properties appearing on or listed on this Site. Such enquiries, purchase or leasing can only be made and permitted strictly subject to the terms and conditions set out below. 4. We do not accept responsibility or liability for the completeness or accuracy of information appearing on this Site which is provided by the Vendors or Lessors of the Property concerned who are solely responsible for such information. 5. Whilst we believe that the Properties listed are available for purchase or lease we make no guarantee that this is the case or that they have not been withdrawn by the Vendor or Lessor of the same. All Properties appearing or listed on the Site are subject to changes, errors or omissions. We have not verified the accuracy of the information relating to the Properties or any dimensions which have been given by the Vendors or Lessors. 6. All Properties are listed subject to contract and the prices shown are exclusive of VAT if applicable.