CALDECOTTE LAKE BUSINESS PARK

Transcription

1 CALDECOTTE LAKE BUSINESS PARK

2 A rare opportunity to acquire a prime South East office park.

3 CALDECOTTE LAKE BUSINESS PARK Milton Keynes Executive SUMMARY A rare opportunity to acquire a prime South East office park. The property is located in Milton Keynes, the fastest growing town or city in the UK. 58.4% of the income is secured to 5A1 covenants. The park is let to tenants including:- Rightmove, Royal Mail, Countrywide, Amway, Bellway Homes and Lundbeck. Caldecotte Lake totals approximately 15,919 sq m (171,349 sq ft) of office accommodation. WAULT of 4.03 years to breaks. Significant recent activity on park with 72% of income having been let or regeared since Freehold Numerous asset management opportunities including letting vacant accommodation, re-gearing leases and the opportunity to add an extra 36,760 sq ft of office accommodation (planning permission obtained). Offers are sought in excess of 25,670,000 (Twenty Five Million Six Hundred and Seventy Thousand Pounds), subject to contract and exclusive of VAT. A purchase at this price reflects a net initial yield of 9% and a reversionary yield of 9.69% after allowing for purchaser s costs of 5.80%. This reflects a low capital value of approximately 150 per sq ft.

4 CALDECOTTE LAKE BUSINESS PARK, Milton Keynes MK7 8LF caldecotte lake business park Caldecotte Lake is the premier office park in the region. The Park comprises 7 separate office buildings totalling approximately 15,919 sq m (171,349 sq ft). Five of the buildings are headquarters offices and are single let while the remaining two buildings are multi-tenanted. Caldecotte Lake has proved desirable to major companies and occupiers including Rightmove, Royal Mail, Countrywide, Amway, Bellway and Lundbeck who all occupy the park as their UK headquarters. Even during the recession there has been significant recent activity on the park with 72% of income having been let or re-geared since Total passing rent of 2,444,464 per annum. There is planning permission in place to provide another 36,760 sq ft of accommodation over three buildings. The park has been extremely well managed with the landscaping and gardens in excellent condition.

5 income profiles Income expiry profile Covenant Profile 10yr+ 5.5% Sub 2yrs 23.1% Other 20.1% 5A1 58.4% 5-10yrs 34.4% 2-3yrs 16.8% 4A1/3A1/ 2A1/A1 21.5% 3-5yrs 20.3%

6 V11 CALDECOTTE LAKE BUSINESS PARK, Milton Keynes MK7 8LF Milton Keynes is the centre point between London, Birmingham, Oxford and Cambridge. Location Milton Keynes is the centre point between London (53 miles south), Birmingham (69 miles north west), Oxford (40 miles south west) and Cambridge (44 miles north east). Its location has helped the town become one of the fastest growing towns in the UK with it being at the heart of the country s transport infrastructure linking the town to the UK and Europe. GRAFTON STREET H5 PORTWAY CAMPBELL PARK SAXSON STR EET B4034 WATLING STREET MARLBOROUG H STREET B4034 V7 SAXON STREET V6 GR AFTON STREE T H6 B4034V7 WILLEN LAKESIDE PARK CHILDS WAY SAXSON STREET MARLBOROUGH STREET H5 H10 PORTWAY H9 A509 OUZEL VALLEY PARK STA NDING WAY A5 MT FARM PARK WILLEN LAKE BLETCHAM WAY GROVEWAY Fenny Stratford H6 CHIL DS WAY A421 WOUGHTON PARK H10 BRICKHILL STREET BLETCHAM WAY CALDECOTTE LAKE A5 A5130 TONGWELL STREET WALTON PARK A4146 Bow Brickhill A4146 NEWPORT RO A D A5130 M1 A421 NEWPORT ROAD Woburn Sands Worcester A5130 HIGH STREET Gloucester M54 Wolverhampton M5 A417 Dudley Aspley Guise A433 A435 Walsall BIRMINGHAM A45 Solihull M42 Redditch Cirencester Tamworth M6 Toll A452 Sutton Coldfield A435 Stratford-upon-Avon COVENTRY A46 Royal Leamington Spa A429 Nuneaton Witney RUGBY A4071 A44 A40 A423 Banbury M40 M69 M6 A34 M45 OXFORD Abingdon LEICESTER Daventry A45 Bicester A43 Brackley A41 A508 A508 A5 A606 Wellingborough A43 Rushden A45 NORTHAMPTON Towcester A5 Buckingham Thame A4010 A509 M1 Newport Pagnell MILTON KEYNES Bletchley Aylesbury Kettering A4146 Corby A5130 A428 A43 A6116 A6 A421 A505 Dunstable A418 Stamford A605 BEDFORD A6 A41 Hemel Hempstead A413 M25 Chesham A421 LUTON A1139 A1 St Albans A414 PETERBOROUGH A1(M) LONDON A1(M) Letchworth Garden City Hitchin Huntingdon St.Neots A426 A47 A141 A14 A10 STEVENAGE knebworth Welwyn Garden City Hatfield Potters Bar A602 RoystonA505 Cheshunt Chatteris M11 A142 CAMBRIDGE A120 Stansted Bishop s Stortford A1184 Harlow Wisbech Ely A11 Saffron Walden W OBU R N ROAD WATLING STREET Bletchley

7 COMMUNICATIONS ARE EXCELLENT Road Milton Keynes is served by excellent road communications located between junctions 13 and 14 of the M1 motorway with the A5 trunk road situated immediately to the west of the centre. Rail Rail services are available from Milton Keynes Central which serves many destinations directly including London Euston (35 minutes), Birmingham New Street (55 minutes) and Manchester Piccadilly (1 hour 38 minutes). Bow Brickhill station offers further rail links with direct services to Bedford (37 minutes) and Bletchley (8 minutes). Air Luton International Airport is the UK s 5th largest passenger airport and is located approximately 19.5 miles to the south east of Milton Keynes. The airport currently serves over 90 destinations across 3 continents and handled almost 10 million passengers in Outline for identification purposes only.

8 CALDECOTTE LAKE BUSINESS PARK, Milton Keynes MK7 8LF Milton Keynes Weir Pond Mercedes Benz Finance Weir FB Pond CALDECOTTE LAKE DRIVE Turnberry House Lytham House El Sub Sta Weir Pond Weir FB Sunningdale House St Anne's House Lundbeck House St Andrew's House St George's House El Sub Sta Ward Bdy CR El Sub Sta Path (um) 0m 25m 50m 75m MP 1.75 SP SITUATION Caldecotte Lake Business Park is prominently positioned overlooking the picturesque Caldecotte Lake which is situated approximately 5 miles to the south east of Milton Keynes town centre within easy access to Junction 13 & 14 of the M1. The property is situated close to the A5 dual carriageway providing a direct link to the station and amenities of Central Milton Keynes. Bow Brickhill station is located approximately 500m to the east of the Business Park. Ordnance Survey Crown Copyright All rights reserved. Licence number Plotted Scale - 1:2074 Tenure Freehold Site Area The site extends to acres (4.617 Hectares). Crown Copyright, ES For identification purposes only. Car Parking The property benefits from excellent car parking which is provided in multiple car parks that form part of the estate. The car park provides 738 spaces providing an excellent car parking ratio of 1:232 sq ft

9 The Fastest Growing Town in the UK Milton Keynes has been one of the most dynamic towns in recent years becoming a leading commercial, retail, leisure and distribution centre in the UK. Milton Keynes has been the fastest growing town in the UK since 2001, expanding by nearly 17% over the decade. (Source: Centre for Cities 2013) The town s population has more than quadrupled from 60,000 in 1967 to 249,900 in This is projected to exceed 300,000 in the next fifteen years. (Source: Invest Milton Keynes) Milton Keynes is ranked 1st in the UK in terms of housing stock growth with current growth at 1.3%. (Source: Centre for Cities 2013) Milton Keynes is the 4th highest town in terms of business start-up in the UK with 54.4 per 10,000 population. (Source: Centre for Cities 2013) The town has successfully attracted a range of world class companies including Network Rail, Volkswagen Group, Amazon, Red-Bull Racing, Coca-Cola, Santander Group, Mercedes Benz, Argos and Suzuki. Milton Keynes is a young and dynamic town with 48% of the population under 35 years old compared to 37% nationally. In September 2013 the University Campus of Milton Keynes was founded in the town centre (a partnership formed with the University of Bedfordshire). Cranfield University and The Open University are also based in Milton Keynes. With the town being situated in under an hour s drive from Oxford, Cambridge, Warwick, London and Birmingham there is no shortage of the world s brightest graduates within Milton Keynes catchment.

10 CALDECOTTE LAKE BUSINESS PARK, Milton Keynes MK7 8LF Description The property comprises seven buildings totalling approximately 15,919 sq m (171,349 sq ft). Caldecotte Lake Business Park was constructed in three phases: Sunningdale House and Turnberry House were constructed in 1990 Lytham House was constructed in 1997 Lundbeck House, St Andrew s House, St George s House and St Anne s House were constructed in The buildings benefit from the following specifications:- Lytham House provides two floors of open plan office accommodation totalling approximately 1,680 sq m (18,081 sq ft). The building was comprehensively refurbished 2 years ago to include new carpets, refurbished WC s, an eight person passenger lift, raised flooring, double glazing, R410A air conditioning and LG7 lighting. Turnberry House provides two floors of open plan office accommodation totalling approximately 1,690 sq m (18,196 sq ft). The building was comprehensively refurbished last year and benefits from tiled floors, refurbished WC s, raised flooring, double glazing, an eight person passenger lift, R410A air conditioning and LG7 lighting. Sunningdale House provides two floors of office accommodation which has been split to provide 10 separate units totalling approximately 3,002 sq m (32,308 sq ft). Each unit benefits from a separate entrance and there is an 8 person passenger lift to the first floor providing access to Units C1 & C2. The units comprise a mixture of refurbished and unrefurbished accommodation. Lundbeck House provides two floors of open plan office accommodation with third floor ancillary accommodation totalling approximately 1,983 sq m (21,348 sq ft). The tenant has substantially fitted out the property including stripping out some of the flooring at first floor level which provides loft style accommodation. The specification includes carpeted raised flooring, an eight person passenger lift and LG3 lighting. St Andrew s House provides three floors of open plan office accommodation with third floor ancillary accommodation totalling approximately 2,805 sq m (30,194 sq ft). The ground floor is split into three separate units, the first floor is single let and the second floor is being divided into 2 units following the recent letting to Bellway Homes. The building provides a mix of refurbished and unrefurbished accommodation with the specification including:- shared entrance/ reception area, full access raised flooring, air conditioning, double glazing, two eight person passenger lifts and LG3 lighting. St George s House provides three floors of open plan office accommodation and a fourth floor comprising two meeting rooms totalling approximately 2,862 sq m (30,810 sq ft). The building underwent refurbishment 2 years ago and benefits from:- tiled floors, a new 4 storey glazed atrium, refurbished WC s, raised flooring, double glazing, two eight person passenger lifts, R410A air conditioning and LG7 lighting. St Anne s House provides two floors of open plan office accommodation and third floor ancillary accommodation totalling approximately 1,896 sq m (20,413 sq ft). The unit benefits from carpeted raised flooring, double glazing, an eight person passenger lift and LG3 lighting. The tenant has upgraded some of the air conditioning units.

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12 CALDECOTTE LAKE BUSINESS PARK, Milton Keynes MK7 8LF Tenancy Schedule Unit Tenant Net Area Sq Ft Lease Start Lease End Next Rent Review (Frequency) Breaks Rent pa Rent /sq ft Comments LYTHAM HOUSE Ground & First Floors Royal Mail Group Ltd Company Registration No: ,081 25/6/ /6/ /6/ , car spaces. Lease extended. Rent from 25 June 2014 to 24 June 2016 is 144,248. Then rent is 288,496. Rent free to be topped up by vendor. 18, , TURNBERRY HOUSE Ground & First Floors Righmove Group Ltd Company Registration No: ,196 03/01/ /01/ /01/ /01/ , Refurbished. 18, , SUNNINGDALE HOUSE C1 Ground Floor 31 Urgent Technology Ltd Company Registration No: ,426 30/04/ /04/2016 Tenant Breaks on 30/04/2014 and 30/04/2015 on 6 months notice 72, Car Spaces. Additional rent free period if break not exercised. C1 First Floor C2 Ground Floor 36 VACANT 2, Car Spaces. Redecoration with existing partitioning. Vendor to cover rates and service charge for 24 months. VACANT 3, Car Spaces. Refurbished. Vendor to cover rates and service charge for 24 months. C2 First Floor 37 C3/C4 38 / 39 C5 Ground Floor 43 Frontier Estates Ltd Company Registration No: Forever Living Products (UK) Ltd Company Registration No: Electic Word plc Company Registration No: ,957 28/11/ /11/ , Car Spaces. Incentive deal for asset manager. *3,746 26/10/ /10/ , Car Spaces. 3,343 16/11/ /11/ /11/ , Car Spaces. Refurbished. C5 First Floor 41 Rohm Electronics GmbH 1,882 08/09/ /09/ /09/2013 (5 Yearly) Tenant only on 08/09/2013 on 6 months notice 35, Car Spaces. C6 45 VACANT 1,448 8 Car Spaces. Vendor to cover rates and service charge for 24 months. C7 47 Iggesund Paperboard (Workington) Ltd Company Registration No: Surety: Mo & Domsjo (UK) Ltd 4,649 25/12/ /12/ /12/2011 (5 Yearly) None 74, Car Spaces. Underlet to Technisat UK Ltd. C8 49 VACANT 2,026 8 Car Spaces. Vendor to cover rates and service charge for 24 months. 32, , *Not inspected by Allsop

13 Unit Tenant Net Area Sq Ft Lease Start Lease End Next Rent Review (Frequency) Breaks Rent pa Rent / sq ft Comments LUNDBECK HOUSE Ground & First Floors Lundbeck Ltd Company Registration No: Surety: H Lundbeck A/S 21,348 26/09/ /09/ /09/2010 (5 yearly) 25/09/2015 (on 12 months notice) 337, months rent free. 12 month rent penalty on break. 96 car spaces. 21, , ST ANDREW S HOUSE Ground Part & 3rd Floor Ground Part Leaseplan UK Ltd Company Registration No: Jackson Coles LLP Company Registration No: OC ,495 20/03/ /12/ /12/2016 Tenant only 25/12/2016 Landlord only 31/10/2014 2,695 19/11/ /11/ /11/2017 Tenant only 19/11/ months notice 86, Break requires 6 months notice. 18 car spaces. 42, car spaces. 3 months rent penalty on break. Part Ground VACANT 2,614 Vendor to cover rates and service charge for 24 months. First Floor Second Floor Triad Group Plc Company Registration No: Bellway Properties Ltd Company Registration No: Guarantor Bellway Homes Ltd Company Registration No: ,338 01/11/ /10/ , Underlease to Hirose Electric Europe. 8,202 01/01/ /12/ , Agreement for Lease due to complete October months rent free to be topped up by vendor. Second Floor VACANT 1,850 Vendor to cover rates and service charge for 24 months. 30, , ST GEORGE S HOUSE Whole Building Countrywide plc Company Registration No: ,810 08/01/ /01/ /01/ /01/ , car spaces. Guarantor - Countrywide Holdings Ltd. 24 months rent free on Ground & First Floors. 30, , ST ANNE S HOUSE Ground & First Floors Amway (Europe) Ltd Company Registration No: ,413 01/04/ /03/ /04/ , car spaces. 20, , Electricity Sub Station East Midlands Electricity Plc 29/04/ /04/ Totals 171,349 2,444,463.75

14 CALDECOTTE LAKE BUSINESS PARK, Milton Keynes MK7 8LF

15 TENANTS COVENANTS Amway (Europe) Ltd ( ) D & B Rating: 5A1 For the year ending 31/12/2011 Amway (Europe) Ltd reported a turnover of 8,294,000, a pre-tax profit of 22,405,000 and a net worth of 179,063,000. Bellway Properties Ltd ( ) D & B Rating: N2 For the year ending 31/07/2012 Bellway Properties Ltd reported a turnover of 363,108, a pre-tax profit of 111,472 and a negative worth of 3,557,070. Bellway Homes Ltd (670176) D& B Rating: 5A1 Bellway Homes Ltd guarantee the Bellway Properties Ltd lease. For the year ending 31/07/2012 Bellway Homes Ltd reported a turnover of 1,002,712,000, a pre-tax profit of 106,401,000 and a net worth of 445,061,000. Countrywide Group Plc ( ) D & B Rating: 5A1 For the year ending 31/12/2012 Country Wide Group Plc reported a pre-tax profit of 90,331,000 and a net worth of 346,888,000. Electric World Plc ( ) D & B Rating: N4 For the year ending 30/11/2012 Electric World Plc reported a turnover of 14,331,000, a pre-tax profit of 173,000 and a negative worth of 562,000. Forever Living Products (U.K) Ltd ( ) D & B Rating: 2A1 For the year ending 31/12/2012 Forever Living Products (U.K) Ltd reported a turnover of 27,167,812, a pre-tax profit of 1,152,296 and a net worth of 2,117,103. Frontier Estates Ltd ( ) D & B Rating: A1 For the year ending 31/07/2012 Frontier Estates Ltd reported a net worth of 547,132. Iggesund Paperboard Europe Ltd (959670) (Holmen UK Ltd) ( ) D & B Rating: 5A1 For the year ending 31/12/2013 Holmen UK Ltd reported a pre-tax profit of 126,000 and a net worth of 55,937,000. Jackson Coles (Construction Consultants) Ltd ( ) D & B Rating: H4 For the year ending 31/12/2013 Holmen UK Ltd reported a pre-tax profit of 126,000 and a net worth of 55,937,000. Leaseplan UK Ltd ( ) D & B Rating: 5A1 For the year ending 31/12/2011 Leaseplan UK Ltd reported a turnover of 769,305,000, a pre-tax profit of 34,824,000 and a net worth of 119,325,000. Lundbeck Ltd ( ) D & B Rating: 3A1 For the year ending 31/12/2012 Lundbeck Ltd reported a turnover of 67,588,216, a pre-tax profit of 2,967,313 and a net worth of 13,442,670. Rightmove Group Ltd ( ) D & B Rating: 5A1 For the year ending 31/12/2012 Rightmove Group Ltd reported a turnover of 119,365,000, a pre-tax profit of 103,118,000 and a net worth of 62,839,000. Rohm Semiconductor GmbH D & B Rating: 4A1 For the year ending 31/03/12 Rohm Semiconductor GmbH reported a turnover of b98,781,000, a pre-tax profit of b3,378,000 and shareholders funds of b48,711,000. Royal Mail Group Ltd ( ) D & B Rating: N1 For the year ending 25/03/2012 Royal Mail Group Ltd reported a turnover of 7,167,000,000, a pre-tax profit of 239,000,000 and a negative worth of 3,053,000,000. Triad Group Plc ( ) D & B Rating: C2 For the year ending 31/03/2013 Triad Group Plc reported a turnover of 18,880,000, a pre-tax profit of 28,000 and a net worth of 191,000. Urgent Technology Ltd ( ) D & B Rating: A1 For the year ending 30/06/2012 Urgent Technology Ltd reported a turnover of 1,755,491, a pre-tax profit of 83,356 and a net worth of 460,767.

16 CALDECOTTE LAKE BUSINESS PARK, Milton Keynes MK7 8LF MILTON KEYNES MARKET SNAPSHOT Supply There is currently only 135,000 sq ft of Grade A office accommodation in Milton Keynes due to the lack of development over the last three years. This is principally in two buildings The Pinnacle and 1200 Avebury Boulevard:- Property Address Building 1200, Avebury Boulevard, MK* Size Quoting Rent per sq ft Building Status 48, Grade A The Pinnacle MK 56, Grade A The Mews, Pinnacle MK 450 Midsummer Boulevard, MK Midsummer East, Midsummer Boulevard, MK * Available on a pre letting basis. Development Pipeline 15, Grade A 12, Grade B 20, Grade B Current Grade A office accommodation is very limited in Milton Keynes accounting for only 8% of the supply with The Pinnacle: MK development by Hampton offering the only newly constructed (2007) Grade A space. Approximately 50,000 sq ft of the Pinnacle is currently on the market. The shortage of choice in Grade A office space has pushed occupiers towards refurbished Grade A accommodation which has had a positive effect on rental growth in this sector. Demand There has been significant activity in Milton Keynes over the last 18 months. UK & European Investments has recently pre-let a 25 million 100,000 sq ft headquarters in Milton Keynes to Volkswagen Financial Services. Planning permission for the redevelopment in Tongwell was secured during October 2012 and will see the demolition of the existing warehouse building to be replaced with a brand new high specification offices building for the sole use of VWFS. Construction of the PHP designed project is due to complete in The pre-let is believed to have been agreed at a rate of approximately 20 psf. The well-publicised Network Rail relocation at Quadrant: MK was seen as a landmark deal for the town. The 400,000 sq ft development is expected to help the M1 South region office activity with suppliers for Network Rail basing them close by. Rents Prime town-centre headline rents in Milton Keynes have remained at 20 psf since 2008 and the recent pre-let to Volkswagen is believed to have been agreed at this level. Caldecotte Lake Business Park is the best out of town office scheme in Milton Keynes and the wider region and headline rents are currently at 16 per sq ft for the larger accommodation and between 12 per sq ft and 16 per sq ft for the smaller suites dependant upon whether they have been refurnished or not. The larger lettings are commanding higher rents due to the lack of availability of headquarter office buildings in MK which has driven these rental levels up. The following recent lettings have taken place on the park:- St Andrew s House Letting to Bellway Homes in August 2013 of 8,202 sq ft. The letting was on the basis of a 10 year term at a headline rent of psf. Letting to Jackson Coles in November 2012 of 2,628 sq ft. The letting was on the basis of a 10 year term with a break in year 5 at a headline rent of psf. Turnberry House Letting to Rightmove in January 2012 of 18,033 sq ft. The letting was on the basis of a 10 year term with a break in year 5 at a headline rent of psf. St George s House Letting to Countrywide in January 2010 of 30,396 sq ft. The letting was on the basis of a 15 year term with a break in year 10 at a headline rent of psf.

17 ASSET MANAGEMENT OPPORTUNITIES Caldecotte Lake Business Park provides numerous asset management opportunities: Let the 14,900 sq ft of vacancy. Re-gear existing leases. Let Sunningdale House in its entirety as a headquarters office building following the expiry of the current leases to achieve a higher rent. Planning permission was granted in April 2011 to provide an additional 36,760 sq ft of office accommodation over three buildings:- Building F 15,360 sq ft Building G 9,000 sq ft Building H 12,400 sq ft Further information is available on Application Numbers:- 11/00687/FUL and 11/00689/FUL SERVICE CHARGE The overall service charge for Caldecotte Lake Business Park currently runs at 3.27 psf. Further information can be provided upon request. Estate Charge The estate charge for the park is currently 2.27 psf. EPC s Energy Performance assessment rating Lytham House 72 (Grade C) Turnberry House 107 (Grade E) St Andrew s House 102 (Grade E) St George s House 65 (Grade C) St Anne s House 96 (Grade D)

18 CALDECOTTE LAKE BUSINESS PARK, Milton Keynes MK7 8LF VAT The property has been VAT elected. PROPOSAL Offers are sought in excess of 25,670,000 (Twenty Five Million Six Hundred and Seventy Thousand Pounds), subject to contract and exclusive of VAT. A purchase at this price reflects a net initial yield of 9% and a reversionary yield of 9.69% after allowing for purchaser s costs of 5.80%. This reflects a low capital value of approximately 150 per sq ft. For further information or to make arrangements for viewing please contact: Scott Tyler scott.tyler@allsop.co.uk Dale Johnstone dale.johnstone@allsop.co.uk Jonathan Butcher jonathan.butcher@allsop.co.uk Misrepresentation Act: 1. Allsop LLP on its own behalf and on behalf of the vendor/lessor of this property whose agent Allsop LLP is, gives notice that: (a) these particulars do not constitute in whole or in part an offer or contract for sale or lease; (b) none of the statements contained in these particulars as to the property are to be relied on as statements or representations of fact; and (c) the vendor/lessor does not make or give, and neither Allsop LLP nor any of its members or any person in its employment has any authority to make or give, any representation or warranty whatsoever in relation to the property. The only representations, warranties, undertakings and contractual obligations to be given or undertaken by the vendor/lessor are those contained and expressly referred to in the written contract for sale or agreement for lease between the vendor/lessor and a purchaser or tenant. 2. Prospective purchasers or tenants are strongly advised to: (a) satisfy themselves as to the correctness of each statement contained in these particulars; (b) inspect the property and the neighbouring area; (c) ensure that any items expressed to be included are available and in working order; (d) arrange a full structural (and where appropriate environmental) survey of the property; and (e) carry out all necessary searches and enquiries. Allsop is the trading name of Allsop LLP

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