2 INTRODUCTION We would like to introduce the first affordable self storage commercial property investment to be released into the UK. An opportunity to invest in a self storage unit, a completely hands off investment with full on-site management, maintenance, cleaning, letting etc. You will receive guaranteed returns from a 6 year lease already in place upon completion, making this a high yielding, hassle-free investment which has been specifically designed to meet the needs of today s astute investor. The lease produces an excellent average return of 14% per annum for the 6 year period (guaranteed 8% NET yield for years 1 and 2). A storage unit is an individual, highly secure enclosed area set within a purpose built self storage centre. This is the easiest way to allow both individuals and businesses to manage belongings, equipment, furniture, stock and any other storable items in a secure and safe storage facility with 24 hour access 7 days a week. All units are built and operational, negating the risks associated with purchasing off plan. With a limited number of units available, we are recommending investors act fast if they wish to secure a storage unit. INVESTMENT SNAPSHOT 14% average annual yield 6 years secured immediate income Income paid quarterly in advance Fully managed and maintained VAT exempt investment SIPP and SASS compliant investment Defined exit strategy Developments built and operational Units priced from 3,750 to 30,000 The UK s Self Storage Companies have seen the Highest Growth and Highest Yielding Returns within the commercial property sector over the last decade
3 THE UK SELF STORAGE MARKET Self Storage was first established in the UK in the 1980 s and continues to grow steadily. There are now more than 350 companies operating more than 750 self storage facilities in the United Kingdom, cumulating to around 26m rental square feet. The UK generates revenues of about 360m, has over 235,000 customers using the service and provides employment for 2,700 people. When compared to more mature markets, the levels of market penetration in the UK are low at just under 0.5 Sq/Ft per person. The US has more than 7.4 Sq/Ft per person and Australia has 1.1 Sq/Ft per person. Despite such high levels of market penetration, the market in the US continues to grow at 10-15% a year (based on net lettable space). On this evidence it is clear that the UK market has further to grow. The biggest players are large, multi-centre companies such as Safestore, Big Yellow, Access, Lok n Store, Shurgard, Space Maker, Storage King and HSIL Property. 23% 14% 35% 28% London South Northern England / Scotland Midlands / Wales Source: Intelligent Partnership Due Diligence Report 1st March 2011 MARKET ANALYSIS A quick review of the large PLC s annual reports shows a growing industry with a confident outlook for the future: BIG YELLOW Year to March 2011 Occupancy growth of 215,000 Sq/Ft Store revenue up 8% to 59.6 million SAFESTORE 2010 Year-end report Revenue grew by 5.7% to 89.2 million 9,941,000 Sq/Ft of occupied space, up 6.1% Average rent per Sq/Ft up 1.2% to LOK N STORE Interim results January 2011 Revenue grew 4.5% to 5.42 million Occupancy up 2% Prices up 3.5% Full SIPP approval from most major Pension Trustees
4 MANAGEMENT BUSINESS MODEL AND DIFFERENTIATORS BUSINESS MODEL The Self Storage Management business model has been built to guarantee they stand out from the crowd; their values, ethics and commitment have helped develop the business model to be the highest standard available within the industry. Dedicated to continue to provide the very best infrastructure and support they are fast becoming an exemplary business that is the envy of their competitors. The Management Company have sites in the following locations: Centurion Business Park, Blackburn Empire Business Park, Burnley Shuttleworth Mead Business Park, Padiham Blackpool Airport Liverpool Airport And have sites under construction in the following locations: Manchester Airport Millennium City Park, Preston Kings Court, Rochdale The Management Company have sites under option in Birmingham, Leeds and three sites in Greater London. The Management Company are focused on the North West, where levels of market penetration are lower and higher levels of growth are projected. Each facility is purpose built and will offer Storage units ranging in size from 25 Sq/Ft to 200 Sq/Ft. The sites are located on vibrant office and commercial business parks, within easy access to motorway links and within short diving distance of major conurbations. All of the sites gave maximum vision to large traffic flow from either motorways or large main roads. All centres are located in highly populated areas. Tenants pay one month s rent as a deposit and one month s rent upfront. If any tenants default on their rent, the Management Company is legally entitled to open the, sell the contents and use the proceeds to cover any outstanding rent. DIFFERENTIATORS Management Company offer their storage space at least 30% cheaper than competitors All of the sites have office facilities, breakout areas, packaging facilities and van hire, goods pick up service, forklift truck facility and reception areas. Every site has 24 hour digital CCTV and a state of the art alarm system installed. Coded electric gates, perimeter security fencing, smoke detectors and fire alarms are fitted as standard. Tenants have the use of a PO Box Address along with private meeting rooms, office space, free Wi-Fi, and in and out bound mail service Management Company have partnered with Sagar insurance to provide cover for tenants contents. 6 year rental in place at contract giving fantastic returns averaging 14% per annum
5 THE INVESTMENT OPPORTUNITY Investor purchases a long leasehold (minimum of 250 years) on a, and then enters into a 6 year agreement to sub-let their to the Management Company. The Management Company will then sublet the units, under licence, to end users. Summary terms of agreement: The Management Company pay investors a fixed NET rental return of 8% for the first two years After two years, and every subsequent two years, the Management Company will offer investors a further two years at a fixed rate The new rate offered will be higher than the previous rate Points to note Investor can accept the two year extension at the new fixed rate, or choose to exit the lease and opt for a variable rate of return instead. If investors choose to exit the lease, the Management Company will continue to market and let their Storage. Unit on rotation with the other s and service the tenants. Investors are just opting for a variable rate of return based on rental yield, rather than a fixed rate of return offered by the Management Company. The Management Company has the option to break the lease every two years. PRICE LIST Size (Sq/Ft) Sale Price 3,750 7,500 11,250 15,000 18,750 22,500 26,250 30,000 Investment levels Investment levels start at 3,750 for 25 Sq/Ft. A guaranteed buy-back giving you peace of mind that you exit strategy is secure
6 RETURN ON INVESTMENT EXAMPLE ASSUMES 11,250 INITIAL INVESTMENT Income All figures are NET of costs. Year 1 Year 2 Year 3 Year 4 Year 5 onwards Years 1 & 2 Years 3 & 4 Years 5 & 6 Years 1 & 2 Years 3 & 4 Years 5 & 6 8% % % - 1,155 10% - 1,155 12% - 1,410 Year 1 and 2 are guaranteed, years 3 onwards are forecast returns and could vary. Capital Growth Commercial Property is valued based on a multiplier of the rental income from the property. The rent per square foot paid to investors by the Management Company is scheduled to grow every two years for the first six as follows: 17 per sq/ft 21 per sq/ft 25 per sq/ft Therefore based on the Capital Value being 8.8 times rental yield the value of the in future years is predicted to be as follows: 11,250 13,860 16,500 COSTS Investors pay all of their costs out of the rental income that they receive so there is no additional cash injection after purchase required. Un-tenanted Charges If the is not tenanted, the owner is responsible for a small ground rental based on the size of the unit. This charge is only payable once the unit is let and will be deducted from the first rental payment to the investor. Tenanted Charges When the is tenanted, the owner is responsible for a 15% management fee and a yearly service charge of 1.95 per Sq/Ft. These will be deducted from the monthly payments. Please note that if an investor finds and services their own tenants for their or utilise it themselves then the 15% management fee will not be applicable. Completed developments negating the risk associated with purchasing off plan Total Return Combining the capital growth and income, this gives a forecast NET return of 12,180 over 6 years, or over 108%.
7 REVENUES PRICE LIST - YEARS 1&2 - BASED UPON AN 8% RETURN Property Type Size Sq/Ft (per Storage Unit) Sale Price (per Storage Unit) 3,750 7,500 11,250 15,000 18,750 22,500 26,250 Rental Income ( 17 per Sq/Ft) ,275 1,700 2,125 2,550 2,975 Ground Rental (per annum) Management Fee (15% per annum) Service Charge ( 1.95 per Sq/Ft) Net Rental Return (8% for Years 1&2) , , , , ,000 3, , General Sizes Excluding VAT Gross Income Net Income s have the benefit of an established 6 year lease via a Management Company with fixed and upward facing rental reviews and bi-annual break clauses. Figures shown are for illustration purposes. All agreements are subject to contract.
8 REVENUES PRICE LIST - YEARS 3&4 - BASED UPON AN 10% RETURN Property Type Size Sq/Ft (per Storage Unit) Sale Price (per Storage Unit) 3,750 7,500 11,250 15,000 18,750 22,500 26,250 Rental Income ( 21 per Sq/Ft) 525 1,050 1,575 2,100 2,625 3,150 3,675 Ground Rental (per annum) Management Fee (15% per annum) Service Charge ( 1.95 per Sq/Ft) Net Rental Return (10% for Years 3&4) , , , , , ,000 4, , General Sizes Excluding VAT Gross Income Net Income s have the benefit of an established 6 year lease via a Management Company with fixed and upward facing rental reviews and bi-annual break clauses. Figures shown are for illustration purposes. All agreements are subject to contract.
9 REVENUES PRICE LIST - YEARS 5&6 - BASED UPON AN 12% RETURN Property Type Size Sq/Ft (per Storage Unit) Sale Price (per Storage Unit) 3,750 7,500 11,250 15,000 18,750 22,500 26,250 Rental Income ( 25 per Sq/Ft) 625 1,250 1,875 2,500 3,125 3,750 4,375 Ground Rental (per annum) Management Fee (15% per annum) Service Charge ( 1.95 per Sq/Ft) Net Rental Return (12% for Years 5&6) , , , , , ,000 5, , General Sizes Excluding VAT Gross Income Net Income s have the benefit of an established 6 year lease via a Management Company with fixed and upward facing rental reviews and bi-annual break clauses. Figures shown are for illustration purposes. All agreements are subject to contract.
10 OWNERSHIP Each comes on an individual title. You are purchasing an individual within one of the Management Company Centres as leasehold for 250 years. You will receive a full Title Deed registered at the UK Land Registry giving you peace of mind that your investment is safe and secure. OWNERSHIP STRUCTURE Developer Owns the freehold to the site Investor Purchases the storage unit on a long leasehold (250 years) from Store First Limited Management Company Sub-leases the storage unit from the investor on an initial 6 year lease, and rents it out to end users INVESTOR PAYMENTS Investors will receive their guaranteed 8% NET annual return for years 1 and 2 quarterly in advance. Year 3 onwards, investors will receive their rental payments monthly, NET of charges, paid directly into their bank account or SIPP by direct debit, making this a truly hands off, low maintenance investment. An excellent addition to any well-balanced portfolio as it provides diversification
11 PURCHASING PROCEDURE LEGAL As with any property purchase we recommend that you utilise the services of an independent Solicitor to conduct the legalities on behalf of your purchase. You are, of course, free to use any Solicitor or firm of your choosing but several of our clients have undertaken the services of The Hetherington Partnership and as a result they are able to provide very competitively priced packages to our clients. If you wish to use The Hetherington Partnership then you would need to instruct them at the time of reservation. Their contact details are to the right 250 year leasehold ownership giving individual title deeds registered at the UK land registry PURCHASE PROCESS Reservation (Day 1): Completion of reservation form Deposit Legal Fees 10% of the purchase price VAT and Disbursements The Hetherington Partnership 32 Market Street Hoylake Wirral Merseyside CH47 2AF Contact: Margaret Hetherington Telephone: +44 (0) Their cost for the purchase is approximately 400 plus VAT and disbursements. Contracts (Day 7): Deposit 90% of the purchase price Immediate Completion
12 THE DEVELOPER AND EXIT STRATEGY THE DEVELOPER Since the developer established in 1998, the developer of the investments have grown to become one of the UK s top alternative investment specialists completing transactions and investments worth in excess of 1 billion. The developer has completed and retains either freehold or full ownership of 28 residential developments totalling over 3,500 units, a hotel development overseas and currently has completed 12 Business Centres across the north-west of the UK with 50 more planned in the next 12 years. These business centres include managed office buildings through to full Business Parks incorporating restaurants, large warehouses, retails premises such as Halfords and Focus, storage centres and other associated commercial dwellings. A completely hands off investment with full on-site management, maintenance, cleaning, letting etc EXIT STRATEGY You can re-sell your at any time, with both the developer and master agent offering assistance to you. There are four possible markets: Resale to another investor. A with a proven rental track record will be an attractive investment for other investors looking to purchase income. Resale to owner occupiers. Many tenants who let the s on long term deals will welcome the opportunity to purchase rather than rent their as this will reduce their overheads, secure an appreciating asset for their business and bring tax benefits. Resale to a large PLC. Safestore and Big Yellow Storage are two examples of large PLC self storage companies with an appetite for expansion who may purchase s in bulk as part of their growth strategy. Management Company. In year 5, Investors have the option to enter the guaranteed buy-back scheme. In this scheme, the Management Company will guarantee to buy the back off the investor for the original price paid within the next 5 years.
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