Westgate House. Market Street, Warwick CV34 4DE PROMINENT FREEHOLD RETAIL AND OFFICE INVESTMENT

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1 Westgate House Market Street, Warwick CV34 4DE PROMINENT FREEHOLD RETAIL AND OFFICE INVESTMENT

2 Investment Summary Attractive historic town with over 3 million visitors annually. Prime town centre location benefiting from strong pedestrian flows. Prominent multi-let retail and office property comprising a total of 56,608 sq ft of NIA accommodation. Immediately adjacent to West Gate car park and the town s bus terminal. Key occupiers include NHS Property Services Ltd, M&S Simply Food and Boots (73.18% of income). 2,326 sq ft refurbished vacant first floor office suite (4.11% of floor area). Strong historical occupancy and tenant retention. 12 car parking spaces at the rear of the property. AWULT of 4.5 years to earliest terminations. Further asset management opportunities. Total current income of 631,325 per annum. Low overall average rent of per sq ft. M&S Simply Food subject to a 10.41% fixed rental uplift in December Longer term alternative use potential. Seeking offers in excess of 7,250,000 (seven million two hundred and fifty thousand pounds) subject to contract and exclusive of VAT. A purchase at this level would show a Net Initial Yield of 8.23% rising to 8.59% upon letting of the part first floor suite at our ERV of per sq ft. This assumes usual purchaser s costs of 5.80% and reflects a low capital value of 128 per sq ft. Westgate House Market Street, Warwick CV34 4DE 2

3 Location The County Town of Warwickshire Warwick is located in the heart of the country adjacent to Royal Leamington Spa and approximately 97 miles north-west of London, 20 miles south-east of Birmingham and 11 miles south of Coventry. Earliest settlements of this historic town date back to the 6th Century. A5 Warwick saw population growth of over 15% between 2002 to 2011 with the current estimated population for Warwick District standing at 140,600. Warwick s average residence-based earnings for 2012 stood at 28,755, 8% higher than the average for England and Wales. The unemployment rate also fell to a level of 1.6% as at June 2013 representing a 15.7% reduction year-on-year. Road communications are excellent with access to the M40 junction 15 (for Birmingham) within 2.2 miles and junction 13 (towards Oxford and London) within 3.7 miles. The M42 is located 13 miles west of Warwick providing access to both the M6 and M5. The town is well served by rail connections with a fastest journey time to London Marylebone of 1 hour 22 minutes and 30 minutes to Birmingham Snow Hill. Due to its excellent motorway connectivity, many sizeable companies have either their head office or major office functions in the town. These include National Grid plc, Phillips 66 and their filling station brand JET on Warwick Technology Park. Other major companies in the town include IBM, Volvo Group UK, Bridgestone, Calor, Kantar and Delphi Automotive. Warwick is probably best known for its historic castle located on the banks of the River Avon. The first castle on the current site can be traced back to 1068 which now sits in 64 acres of grounds originally landscaped by Capability Brown. Warwick Castle is ranked as one of the UK s top tourist attractions as well as being one of the most visited stately homes in the UK. Warwick University (23,000 students) and Birmingham Airport are located 8 miles and 18 miles to the north of the town centre respectively. M5 A44 M5 A46 A44 A45 M42 M6 Birmingham Airport Birmingham M42 M40 A4177 WESTGATE HOUSE Redditch A46 Stratford-upon-Avon Coventry A429 A46 Warwick A452 M40 A425 Banbury M69 A423 M6 Rugby M1 LONDON OXFORD Westgate House Market Street, Warwick CV34 4DE 3

4 Situation Prominent town centre location The building is situated on an island site fronting Market Street, Puckerings Lane and Brook Street. West Gate car park is immediately opposite, with the Linen Street multi storey car park very close by. The heart of the town centre, Market Place is just to the north of the subject property and boasts numerous bars and restaurants as well as hosting a market every Saturday and a monthly farmer s market. Warwick s main traditional retail pitch Swan Street, lies immediately north of Westgate House. The main retail element of the subject property fronts the West Gate car park opposite the town s main bus terminal, which gives a strong pedestrian footfall past the block. The remaining retail units front Brook Street, benefiting from visibility from Swan Street. To the rear of the premises there is a service yard accessed via Brook Street providing delivery and loading areas for each of the retail tenants. There are 12 surface level parking spaces currently provided. A425 A425 TO WARWICK PARKWAY SOLIHULL & BIRMINGHAM WARWICK RAILWAY STATION A429 A445 CAPE RD THEATRE ST A425 WESTGATE HOUSE A429 Westgate House Market Street, Warwick CV34 4DE 4

5 Description Substantial mixed-use block The property is of concrete frame and brick construction built during the 1970s. The building was originally built to provide a supermarket at ground floor level with three floors of offices above. The building now provides 56,608 sq ft of multi-let accommodation over 4 floors. The ground floor consists of 6 units providing retail accommodation ranging from 1,083 sq ft to 4,501 sq ft. Four of the retail units front West Gate car park and make up the subject property s main retail pitch with Boots and M&S Simply Food being the two anchors. The upper floors provide a mix of ancillary space for the retail tenants along with 34,587 sq ft of office accommodation, over 80% of which is occupied by The NHS Property Services Ltd. These offices are served by two passenger lifts and benefit from; comfort cooling, gas fired central heating, perimeter trunking and suspended ceilings with recessed lighting. A further 2 retail units are located along Brook Street along with the entrance to the remainder of the office accommodation, currently occupied by Full Fat Productions Ltd. The NHS Property Services Ltd occupies the 2nd and 3rd floor offices extending to 27,730 sq ft. The tenant in various entities has been in occupation since at least 2003 and has recently committed to a new 5 year lease as well as having completed a refurbishment. Two separate functions operate within this space; South Warwickshire Clinical Commissioning Group (CCG) and Arden Commissioning Support, the latter having recently consolidated from their Coventry office. M&S Simply Food enjoy excellent trading sales space in units 2 and 3 fronting West Gate car park, along with ancillary storage space at 1st floor level, the majority of which they have converted to a stock room with a lift, a large cold store and a commercial freezer. We also understand that this store will be one of the first to be upgraded with the new A/C system that M&S are looking to roll out across all of their stores. Boots have been in occupation since 1975 and occupy the western most retail unit. The unit benefits from frontage to West Gate car park along with return frontage along the Market Street elevation. We understand that they are the only chemist to offer a prescription service within the town centre. The tenant s demise includes ancillary storage/staff accommodation at 1st floor level. The Myton Hospice are a local charity retailer who has been in occupation since 1998 and have recently agreed a lease renewal for a 5 year term showing a 25% rental increase. The unit benefits from visibility from Swan Street. Saffron Gold occupies unit 1 and operates an Indian restaurant. The licensed restaurant has traded from this unit since 1997 and is well known within the local area having won numerous awards for the quality of its food. Full Fat Productions are a computer games development company and recently took a lease on unit 5, as well as being the sub tenant within the self-contained part first floor. Having recently carried out approximately 80,000 of refurbishment and upgrade works to their dedicated entrance/reception and office area they are now exploring the options for their ground floor retail unit. First Floor Office Suite (2,326 sq ft), recently refurbished and available to let. Comfort cooled accommodation with 2 parking spaces. Heaphy s of Warwick is a gentlemen s outfitters established in 1831, who have been in occupation of the subject since The unit has substantial first floor cover utilised as stock and ancillary space, predominantly for the company s suit hire service. The return frontage of the unit provides prominence to Swan Street. Westgate House Market Street, Warwick CV34 4DE 5

6 Accommodation & Tenancies The property has been measured in accordance with the RICS Code of Measuring Practice (Sixth Edition) and the approximate net internal floor areas are set out below: Unit Tenant Type Size Lease Floor NIA ITZA Start Lease End Next Review Break Rent ( pa) Overall Rent ( per sq ft) Notes 1 Westgate House Boots UK Ltd Retail Ground 4,027 2,140 First 3,048 - Total 7,075-29/09/75 28/09/20 29/09/15-54, Permitted use is restricted to use for the business of chemist or druggists including dispensing service. Unit 1 R A Ali Retail Ground 2,019 1,108 25/12/97 24/12/22 25/12/12-43, Dec 12 rent review outstanding. Units 2 & 3 Marks & Spencer Simply Foods Ltd Retail Ground 4,501 2,193 First 3,409 - Total 7,910-20/12/07 19/12/22 21/12/17-159, Fixed rental increase to 176,145 p.a. on 21/12/17. Pre-emption agreement over units 1 & 4. 2 car spaces under separate agreement (see below). Unit 4 Heaphy's of Warwick LLP Retail Ground 1,267 1,003 First 1,503 - Total 2,770-25/03/05 24/03/20 25/03/15 25/03/15 26, Unit 5 Full Fat Productions Ltd Retail Ground 1, /06/13 23/02/ , Unit 6 Part 1st Floor Suite A Front Myton Hospice (Promotions) Ltd Retail Ground 1, /09/98 09/09/ , Vacant Office First 2, st Floor Suite B Education For Health Office First 4,531-01/03/05 28/02/ , nd & 3rd Floors NHS Property Services Ltd Office 2 Car Spaces Part Car Park (Front) Marks & Spencer Simply Foods Ltd Warwick District Council Car Parking Car Parking Second 15,757 - Third 11,973 - Total 27,730-14/09/13 13/09/18-14/09/16 244, /01/08 17/01/ , /10/08 27/10/33 28/10/14-3,510 - TOTALS 56, ,325 Tenant break 25/03/15 subject to 6 months notice. Schedule of condition. 6,000 payable to the tenant at the end of the term if all payments are paid up to date. Rent Deposit 3,250. Holding over. New 5 year lease agreed at 20,000 p.a. In solicitor s hands. 12 months rates and service charge guarantee provided by vendor. 2 car spaces available. Currently being marketed at 12 per sq ft. Outside 1954 Act. 6 Car spaces provided. Sub-let to Full Fat Productions at 35,000 p.a. Recently committed to a new 5 year lease and refurbished their space. 7 months rent free from 25/03/14 to 24/10/14. Shortfall to be topped up. Tenant break is subject to 3 months notice. Tenant receives 2 months rent free if break not activated. Outside 1954 Act. Licence can be determined if the lease for unit 2 & 3 is determined or ceases to be vested in the Licensee. Outside 1954 Act. LL redevelopment break on 6 months notice. Basic rent increased annually by RPI. Turnover rent payable equal to 6% of net turnover where this exceeds basic rent. Westgate House Market Street, Warwick CV34 4DE 6

7 71-72 Tenure The property is held Freehold and sits on a site area of approximately 0.68 acres. The extent of the title is outlined in red on the OS Extract for identification only. The Freehold title benefits from a restrictive covenant over the use of the adjacent land comprising of West Gate car park and the bus station, limiting its use to surface level car parking and/or surface level public transport provision and/or public open space. The title also benefits from a pre-emption right over this adjoining land should the Council seek to sell their interest. FENETRES ETC Market Commentary Warwick is a historic and picturesque town which sees substantial tourist numbers with Warwick Castle being one of the UK s top tourist attractions. The retail provision in the town is focused on the local population and tourist industry with nearby Royal Leamington Spa, which forms part of the same conurbation as Warwick and is a natural extension of the town. Equis House, 4 Eastern Way, Bury St Edmunds, IP32 7AB The constrained and historic nature of Warwick however means that retail supply is limited and there is a shortage of well configured larger retail units. There are no town centre units of over 1,000 sq ft currently available to let (source: CoStar). Warwick has a small and compact town centre office market and Westgate House provides some of the largest and highest quality office accommodation within the town, with the majority of other space being converted floors over retail units. Full Fat Productions, the sub-tenant of Education for Health has recently moved from Coventry and the main occupier, NHS in varying EASTERN WAY Industrial Estate entities has been a long standing tenant, having been in occupation for over 10 years. The commercial viability of the town is shown by very successful out of town locations such as Warwick Technology Park. The wider area has also become renowned as a centre for the development of computer games, with companies in addition to Full Fat Productions such as, FreeStyleGames and Codemasters based in the area EASTERN WAY 47.1m 42.0m El Sub Sta 0m 10m 20m 30m Industrial Estate Ordnance Survey Crown Copyright All rights reserved. Licence number Plotted Scale - 1:1250 El Sub Sta Westgate House Market Street, Warwick CV34 4DE 7

8 Covenant Strength 73.18% of income is payable by Boots, M&S and the NHS. The remainder is secured against independent local occupiers. A brief overview of each tenant is contained in the following table: Tenant Percentage of income Financials ( 000s) Year Turnover Pre-tax Profit/(Loss) NHS Property Services Ltd 38.79% Undoubted Tangible Net Worth Comments Two functions operate from this office: 1) Arden Commissioning Support. 2) South Warwickshire CCG. Marks & Spencer Simply Foods Ltd 25.75% Education for Health 10.27% Boots UK Ltd 8.63% ,031 67, ,313 One of the UK s best known retailers ,902 54, , stores throughout the UK with 303 of these being M&S Simply Food ,223 46,382 72,057 stores ,909 (142) 3,311 Incorporated in The organisation ,687 (56) 3,085 provides further educational services for health professionals ,839 (19) 3,127 Sublet to Full Fat Productions Limited ,204, ,000 1,328,000 The UK s leading pharmacy-led health ,354, ,000 1,168,000 and beauty retailer. Close to 2,500 stores ,372, ,000 1,289,000 Been in occupation at Westgate House R A Ali 6.81% No published accounts Award winning Indian Restaurant. Heaphy's of Warwick LLP 4.12% No published accounts Traditional gentleman's outfitter. Myton Hospice (Promotions) Ltd 3.17% ,188 n/a ,814 n/a (45) ,438 n/a (45) Rent deposit of 3,250. Business activities include providing nursing and health-related care. Full Fat Productions Limited 1.90% Development of Interactive leisure and entertainment software. Tenant also sublets the 1st Floor Suite B. Warwickshire District Council 0.56% Undoubted Westgate House Market Street, Warwick CV34 4DE 8

9 VAT We understand that the property is currently elected for VAT and therefore VAT will be payable on the purchase price. It is envisaged that the sale will be dealt with as a Transfer of a Going Concern (TOGC). EPC The building has the following individual EPCs: Unit Occupier EPC Rating 1 Westgate House Boots C - 61 Unit 1 Mr Ali E Units 2 & 3 M&S Simply Food C - 60 Unit 4 Heaphy s of Warwick E Unit 5 Full Fat Productions C - 64 Unit 6 Myton Hospice D - 82 Part 1st Floor Suite A Front 1st Floor Suite B 2nd & 3rd Floors Service Charge Full Fat Productions Vacant NHS The service charge budget for the year ending 31 December 2014 equates to an overall level of 2.37 per sq ft. The budget is split into 5 schedules taking account of the different services to each part of the property. The service charge applicable to the retail element of the scheme is 0.94 per sq ft, with the office space attracting an average rate of 3.03 per sq ft. There are no current service charge caps, with the only liability currently being the vacant 1st floor office suite. The landlord will provide a 12 month occupational costs guarantee on this vacant suite. C - 71 Asset Management Initiatives We consider this opportunity presents a number of immediate asset management initiatives that can be explored. Letting of the newly refurbished 1st floor office suite. Explore reconfiguration of the retail units to allow M&S to exercise their pre-emption right. Enter discussions regarding Full Fat Productions occupation of the 1st Floor Suite B office. Work with Full Fat Productions on their plans for Unit 5. Explore the options available to make use of the disused storage area next door to Boots along Market Street. Review the longer term change of use options for the whole/part of the site. Complete the lease renewal with Myton Hospice, showing a 25% rental uplift. Investment Rationale Historic market town with high annual tourist numbers. Mixed use block providing some of the best clear retail and office space in the town. Located between the prime town centre pitch and the town s bus station. Adjacent to West Gate car park. Long term undoubted office tenant recently renewed and refurbished space on low base rent. Top UK retailers provide core of retail income. Immediate re-gear and re-letting opportunities. Fixed rental uplift on the strong trading M&S unit. Longer term alternative use potential. Proposal We are instructed to seek offers in excess of 7,250,000 (seven million two hundred and fifty thousand pounds) subject to contract and exclusive of VAT. A purchase at this level would show a Net Initial Yield of 8.23% rising to 8.59% upon letting of the part first floor suite at our ERV of per sq ft. This assumes usual purchaser s costs of 5.80% and reflects a low capital value of 128 per sq ft. Westgate House Market Street, Warwick CV34 4DE 9

10 Further Information Further information is available to view at: Robert Cass James Dunne James Waghorn Website: (0) (0) (0) (0) (0) (0) Gresham Street, London EC2V 7NQ +44 (0) capita.co.uk/realestate Note: Capita for itself and as agent for the vendors or lessors (the Seller ) of this property, gives notice that (1) These particulars do not constitute any part of an offer or a contract (2) Whilst every attempt has been made to ensure accuracy, this cannot be guaranteed and, therefore (save as set out at (6) below), (a) all statements and descriptions in these particulars as to this property are made without responsibility or liability on the part of CSL or the Seller, (b) no such statements or descriptions are to be relied on as statements or representations of fact (c) all measurements are approximate and no responsibility is taken for any error, omission or misstatement and (d) any intending purchasers or lessees must satisfy themselves by inspection or otherwise as to the correctness of each of the statements, measurements, photographs and other particulars (3) The Seller does not make or give, and neither CSL nor any of its employees or agents makes or gives nor has any authority to make or give, any representation or warranty whatsoever in relation to this property. (4) Unless otherwise stated, all prices and rents are quoted exclusive of VAT and no statement is made as to the incidence of VAT and where such a statement is made it is subject to confirmation. (5) No liability is accepted and no representation is made by either CSL or the Seller in respect of the presence, condition, adequacy or usability of any telecommunications or computer systems or equipment at the property, any software loaded thereon, or any related cabling or infrastructure. (6) Some photographs contained herein may have been subject to minor digital alteration due to weather conditions at the time of the original image (7) Nothing herein shall exclude any liability which either the Seller or CSL would otherwise have for any fraudulent concealment or for any statements made fraudulently by it, its employees or agents. May Designed and produced by Capita s Real Estate Graphic Design.

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