COURT LANE INDUSTRIAL ESTATE, IVER, BUCKINGHAMSHIRE SLO 9HL

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1 COURT LANE INDUSTRIAL ESTATE, IVER, BUCKINGHAMSHIRE SLO 9HL FREEHOLD INDUSTRIAL INVESTMENT/DEVELOPMENT FOR SALE

2 2 Investment Summary Rare opportunity to acquire a multi-let industrial and storage land estate in a strategic location adjacent to and close to Heathrow Airport. Freehold. 14 acres of mostly open storage land with approximately 37,426 sq ft of existing buildings. Currently let to 9 tenants on 12 leases at a passing rent of 1,112,358 per annum including a 1 year rent guarantee. Weighted average unexpired term of 8.7 years to lease expiries. Existing landlord and mutual breaks will enable vacant possession of approximately 3.7 acres by December 2013 for redevelopment. Entire site identified for future redevelopment subject to planning. Identified as potential data centre development site. Offers in excess of 13,200,000 subject to contract and exclusive of VAT. A purchase at this level reflects a Net Initial Yield of 8% and a reversionary yield of 9.10% assuming purchasers costs of %. Location Iver is in the south-east corner of South Buckinghamshire close to the borders of the London Borough of Hillingdon and Berkshire. The location is excellent being 17 miles west of Central London, 3 miles west of Uxbridge and 5 miles north east of Slough. Junction 5 of the M4 motorway is less than 4 miles to the south giving access to the at junction 15. Heathrow International Airport is 3 miles to the south east. Regular rail services are available to Central London and the West Country from Iver station. Situation Court Lane Industrial Estate is situated directly to the east of the and within 0.5 miles of Iver Village. The site is bounded by the Slough Arm of the Grand Union Canal to the north and is highly visible from the. Access from Junction 5 of the M4 is via the B470 and Thorney Lane North. Alternatively, access is from either Junction 4 of the M4 or Junction 1 of the M40, and through Uxbridge to Thorney Lane North via the B470. The property is located within the Metropolitan Green Belt and is therefore in an area of limited availability for it s current uses. Other industrial estates in the immediate area include Ridgeway Trading Estate, Iver and Thorney Lane Business Park. The site benefits from being close to Iver Railway Station, which is scheduled to benefit from Crossrail and in the longer term, may be adjacent to the Heathrow Hub if this project were to become a reality. ylesbury M40 ading M4 M3 A418 Hemel 10 Hempstead A413 A41 IVER 3 Woking M A3 Guildford Luton A1(M) 21 A24 9 Cra le 23 LONDON 7/8 M23 27 M11 8 A21 A414 2 A26 M20 M26 A120 A1 A A13 Sevenoak Description Court Lane Industrial Estate is a site regular in shape extending to approximately 14 acres. The property provides over 10 acres of open storage with ancillary buildings mainly let to airport paking and recycling operators. The remaining area comprises industrial units with yards. Court Garages incorporates a workshop, a terrace of units, additional yardage, advertising hoarding and a listed farmhouse. The tenant redeveloped a former stable block to form the terrace of small units and operates the farmhouse as a serviced office centre. Tenure Freehold. IVER

3 3 Estate Occupiers 1 Multiforce Engineering Ltd 1a Ayto Transport Ltd CG Euromade Management Ltd 5/7a Ontime Specialist Automotive Services Ltd 6 Iver Recycling Ltd 7 Iver Recycling Ltd PA Malik 10 Ontime Specialist Automotive Services Ltd 17/ / /12 Q-Park Ltd 13 Iver Recycling Ltd 15 Vacant 16 Q-Park Ltd 17/18 AFI-Uplift Ltd CG 5/7a 19 Vacant 1a 1 Photo taken 2007/8

4 4 Accommodation and Tenancies

5 5 Court Garages Schedule of sub-lettings: Euromade Management Ltd sublets Courts Garages as follows: Demise Rent ( ) per annum Tenants / Comments Farmhouse 9, office suites. 4 vacant suites. Total ERV 22,800 Workshop Terrace Unit ,000 Tracked Access Limited (tenancy at will) Workshop Terrace Unit 6 24,000 Matbros (tenancy at will) Workshop Unit 45,000 Kimberley Access Ltd (stepped rent) Workshop Unit 0 Vacant (ERV 14,500 per annum) Advertising Hoarding 60,000 C.B Advertising Ltd Advertising Hoarding 18,000 Academy Marques Ltd Total 192,600 Listed Farmhouse Estate Service Charge The Service Charge Budget (excluding the management fee) for 2010/2011 is 41,480. Approximately 93% of the service charge is recoverable. The Estate Management Fee for 2010/11 is 24,000. Approximately 86% is recoverable. Court Lane is a private road owned by the neighbouring occupier. Maintenance and repair is the responsibility of the owner of Court Lane Industrial Estate. Maintenance costs are recoverable through the service charge. Occupier Information Company Multiforce Limited Comment In occupation since Private company trading as Multiforce Engineering Services. Ayto Transport Limited In occupation since 1985.Private company formed in 1978 currently trading as Systems Transport Services. Euromade Management Limited In occupation since before Foreign Registered Company. HQ located in USA. Ontime Automotive Limited In occupaton since Private limited company with a D&B Rating of 2A2. Ultimate parent company is The Bidvest Group Ltd. Iver Recycling Limited In occupation since Private limited company with a D&B Rating of 1A2. P A Malik Private operator in occupation since Trading as A M A Engineering. Q-Park Limited In occupation since Private Limited company. Ultimate parent company is Q Park NV a Dutch owned multi-national car park operator. AFI-Uplift Limited In occupation since One of the UK's leading powered access rental companies. D&B Rating of 2A1.

6 6 Planning The site is termed as an opportunity area in the latest Draft Framework and there is potential to redevelop the estate. The Draft Framework encourages redevelopment for commercial use of the sort that will reduce HGV movement in the surrounding area, especially the villages of Richling Park and Iver. Court Lane Industrial Estate has been in continuous commercial use for over 30 years. The Farmhouse is Grade II listed. Rental Comment The landlord break in 2013 on Court Lane Garages offers the opportunity to increase rental income subject to a landlord payment of 250,000. At the current ERV s this will increase the achievable rent to in excess of 1,270,000 per annum. Unit 17/18 VAT The property is elected for VAT and therefore VAT will be payable on the purchase price. It is envisaged that the transaction will be dealt with as a Transfer of a Going Concern (TOGC). Proposal We are instructed to seek offers in excess of 13,200,000, subject to contract and exclusive of VAT. A purchase at this level will reflect a net initial yield of 8%, a reversionary yield of 9.10% and an equivalent yield of 8.60%. Purchasers costs calculated at %. Redevelopment Potential Court Lane Industrial Estate has an overall site coverage of only 6.2% and has the potential to be redeveloped to provide a greater density of built accommodation subject to planning. Identified options include: Vacant possession of approximately 3.7 acres at the front of the estate could be obtained by December This area could be suitable for a development of industrial starter units. The entire site has significant potential for a Data Centre development. Initial enquiries have been made particularly in relation to power supply and connectivity. Further information available on request. Unit 1

7 Unit 6 Lease demises for identification purposes only. Unit 1a Unit 11/12 Court Garages Unit 5/7a

8 Further Information Andrew Mitchell Tel: Units 6, 15 & 16 James Keys Tel: Part of The Capita Group Plc 25 Sackville Street London W1S 3HQ Further information is available at: sales.nbrealestate.co.uk/iver Unit 13 Please read these important notes: NB Real Estate Markets Ltd ("NB") 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 NB 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, descriptions and measurements contained in these particulars (3) The Seller does not make or give, and neither NB 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. (5) No liability is accepted and no representation is made by either NB 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) Nothing herein shall exclude any liability which either the Seller or NB would otherwise have for any fraudulent concealment or for any statements made fraudulently by it, its employees or agents. Adrian Gates Photography & Design