100 Knightsbridge London SW1. Prime Retail Investment

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1 100 Knightsbridge London SW1 Prime Retail Investment

2 Rare opportunity to acquire Abu Dhabi Islamic Bank s international debut branch located in one of the world s most exclusive addresses Executive Summary Prominent Knightsbridge location situated nearby the world-renowned department stores Harvey Nichols and Harrods Occupying a prime location within the newly completed One Hyde Park development adjacent to Rolex and McLaren retail flagship stores Virtual Freehold Interest Fully glazed modern retail unit occupied by Abu Dhabi Islamic Bank on a lease expiring in February 2026 Abu Dhabi Islamic Bank is regarded as being a substantially strong covenant with assets in the region of 12.4bn Let off a passing rent reflecting 587 per sq ft Zone A Lease benefits from 5 yearly upward only rent reviews based upon the higher of the assessed open market rent and the Retail Price Index Offers in excess of 21,000,000 subject to contract and exclusive of VAT A purchase at this level will attract an initial yield of 3.60% and a projected reversionary yield of 4.19% in February 2016 and 4.81% in February 2021 based on Oxford Economics forecast RPI Knightsbridge, London SW1

3 100 Knightsbridge, London SW1 2

4 This prestigious retail investment is located at the centre of one of London s most sought after and distinguished retailing districts Location At the tip of London s Golden Triangle, where Sloane Street, Brompton Road and Knightsbridge meet, this prestigious retail investment is located at the centre of one of London s finest luxury retailing districts. Knightsbridge is undoubtedly one of the world s most exclusive residential addresses. The proximity to the core West End and City business markets, the extensive local retail offer, the amenities of Hyde Park and numerous prestigious hotels and restaurants help maintain some of the highest land values in London. Several of London s premier hotels are in the immediate vicinity, including Mandarin Oriental Hyde Park, the Jumeirah Carlton Tower Hotel, the Lanesborough, the Berkeley, the Sheraton Park Tower Hotel and the new Bulgari Hotel which is currently being developed Knightsbridge, London SW1

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6 The Serpentine Hyde Park The Knightsbridge Mandarin Oriental Hotel The Bulgari Hotel ADIB Sheraton Park Tower Burberry Knightsbridge Harvey Nichols Sloane Street Brompton Road Communications Knightsbridge underground station (Piccadilly line) is accessed from the newly opened entrance within close proximity to the subject property and provides a direct link to the West End and Heathrow Airport. Sloane Square underground station (Circle & District line) is a short walk away down Sloane Street. The stations are two of the busiest on the London Underground network with an annual usage of 21.6 million and million people respectively. Brompton Road (A4) represents the main east-west road linking Central London with West London, Heathrow Airport, the M4 corridor and the M25. Numerous bus routes and taxis operate along Knightsbridge, Brompton Road and Sloane Street Knightsbridge, London SW1

7 HARVEY NICHOLS HYDE PARK ROLEX MCLAREN KNIGHTSBRIDGE BURBERRY BOODLES MONEY EXCHANGE UGG LLOYDS TSB BODY SHOP H&M FREY WILLE BUREAU DE CHANGE FOGAL UNITED COLOURS OF BENETTON KIPLING JIGSAW SALVATORE FERRAGAMO GARRARD MCM SERGIO ROSSI ALBERTA FERRETTI DOLCE & GABBANA HSBC SHANGHAI TANG CHANEL ZAGLIANI CESARE PACIOTTE JITROIS BROWNS ERMANNO SCERVINO GRAFF HOGAN BILLIONAIRE SALE E PEPE LOUIS VUITTON MISSONI ESCADA FRATELLI ROSSETTI MONCLER SLOANE STREET JOSEPH BONPOINT ANNE FONTAINE GUCCI THE GLOUCESTER ROGER VIVIER GINA THE MILLENIUM KNIGHTSBRIDGE HOTEL MIU MIU PAVILION ROAD VERSACE ROBERTO CAVALLI FENDI BULGARI HERMES DIOR GIANFRANCO FERRE MARNI VALENTINO DOLCE & GABBANA BOTTEGA VENETA JIMMY CHOO LAURENT TODS KURA ONE HYDE PARK RESIDENT S ENTRANCE WELLINGTON COURT WILLIAM HILL HYDE PARK BARRACKS MARI VANNA KNIGHTSBRIDGE NAIL BAR KNIGHTSBRIDGE BEAUTY CLINIC MR CHOW BULGARI HOTEL THE KNIGHTSBRIDGE KNIGHTSBRIDGE GREEN HOTEL DIGITAL HOUSE STYLE STORY MAROUSH POST OFFICE KAREN MILLEN SERMONETA GLOVES BROMPTON ROAD LK BENNETT FRENCH CONNECTION MONSOON THE CASHMERE SHOP BANG & OLUFSEN LACOSTE ECCO GANT THE CASHMERE GALLERY STARBUCKS WASABI ACCESSORIZE BASLER SWAROVSKI JANE NORMAN WATCHES OF SWITZERLAND LONDON LUGGAGE CO BUKHARA MASSIMO DUTTI KUTCHINSKY GUSTO BARCELONA BASIL STREET RUSSELL & BROMLEY THE CAPITAL HOTEL SAN CARLO BARCLAYS WEALTH SPACE NK FEATHERS PALZILERI THE LEVIN HOTEL GRAN CAFFE HANS CRESCENT ZUMA ZARA GUESS TOPSHOP Knightsbridge Retail Knightsbridge s rich retail heritage dates back to the arrival of Harrods and Harvey Nichols. Established as a business in 1824, Harrods moved to Knightsbridge in The present building, an international landmark, was built in 1884 and occupies a five acre site. Harvey Nichols opened for business on the junction of Sloane Street and Knightsbridge in 1813 and the existing store, directly opposite 100 Knightsbridge, opened in Today, these two iconic department stores anchor one of the most famous retail districts in the world. The retail offer is also enhanced by the presence of a number of stand-alone luxury stores located on both Brompton Road and Sloane Street including Burberry, Gucci, Hermès, Louis Vuitton, Chanel, Emporio Armani, Salvatore Ferragamo, to name a few. Retail accommodation is now thought to be in excess of 1.2 million sq ft spread across 220 shops. The anchors, Harrods and Harvey Nichols together account for two thirds of the total floor area. The retail shops receive an estimated 8 million visitors per annum (source: BTA). As a retail location, Knightsbridge is comparable to the leading shopping streets in the world, including the likes of Fifth Avenue, New York; Ginza, Tokyo; Avenue Montaigne, Paris and Via Montenapoleone, Milan. Many of these locations share a common characteristic the proximity of luxury shops to exclusive homes. 100 Knightsbridge, London SW1 6

8 The unit provides a double height glazed frontage fitted out to the bank s corporate standard Description The property comprises a newly constructed modern stand alone retail unit which was completed in January The unit is arranged at ground floor only providing a Gross Internal Area of 2,982 sq ft (277 sq m), a frontage of 136 ft (41 m) and an ITZA of 1,362. Internally, the tenant has fitted out the premises to a high specification which befits the nature of the clientelle which the bank services. The property is serviced via a service yard at the basement of the One Hyde Park residence. The prestigious One Hyde Park residential development comprises 4 elongated, hexagonal blocks known as pavilions interlinked by transparent circulation cores containing lobbies, lift shafts and stairwells. The pavilions are designed to maximise the perimeter space for each building. The gaps between the pavilions allow natural sunlight to penetrate and provide a visual corridor between Knightsbridge and Hyde Park. The total site area of the development is approximately 2 acres Knightsbridge, London SW1

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10 One Hyde Park has redefined the meaning of luxury apartment living, achieving the highest price per square foot in the world One Hyde Park: The Residences at Mandarin Oriental A world-class team including Richard Rogers, Mandarin Oriental Hotel Group, James Turrell, Laing O Rourke and Candy & Candy designed and developed this important addition to London s architectural landscape. London s most iconic residence, One Hyde Park: The Residences at Mandarin Oriental is a development of 80 residential apartments and three exclusive retail boutiques within four pavilions. The retail units are located at the base of the pavilions, facing Knightsbridge. The residential apartments at One Hyde Park have attracted some of the world s wealthiest families and individuals. Sales rates of over 7,500 per sq ft have been recorded and over 1.5bn of sales have been contracted by February The development also benefits from being adjacent to the Mandarin Oriental, Hyde Park which manages One Hyde Park as the first European Residences at Mandarin Oriental Knightsbridge, London SW1

11 ADIB was awarded The Best Islamic Bank in the Middle East Tenure Covenant Virtual freehold. The property will be held on a new lease from Project Grande (Guernsey) Limited, expiring on 29 November The annual rent will be fixed throughout the term of the lease to a peppercorn. Tenancy The entire property is let to ADIB (UK) Limited on a new 15 year lease from 3 February 2011 expiring on 2 February 2026 (14 years unexpired). The lease is drafted on effectively full repairing and insuring terms. ADIB (UK) Limited is a newly incororated vehicle and is wholly owned by Abu Dhabi Islamic Bank PJSC, who guarantee the lease. The Abu Dhabi Islamic Bank was founded in 1997 as a Public Joint Company with the shares being quoted on the Abu Dhabi Securities Market. Total assets for Abu Dhabi Islamic Bank PJSC as of September 2011 stand at billion. The bank is considered one of the most liquid bank in the Middle East with customer deposits in the region of 9.35 billion. Fitch, the global credit rating agency give Abu Dhabi Islamic Bank PJSC a long term rating of A+. The commencing rent is 800,000 per annum. 5 yearly upward only rent reviews based on the higher of open market value or the Retail Price Index (RPI). Banker Middle East Industry Awards Knightsbridge, London SW1 10

12 The London retail market continues to insulate itself from the worst effects of the financial crisis Occupational Market Commentary The London retail market has been largely insulated from the worst effects of the financial crisis due to its enduring position as a truly global city. The vibrancy and distinctive retail offer in London is renowned at an international level and a weakened sterling has attracted record numbers of overseas visitors taking advantage of their increased purchasing power. This has created demand from international retailers seeking to have a representation in the Capital. There has consequently been a surge in competitive bidding situations which in turn has led to a surge of new lettings in prime London streets at record rents. Zone A per sq ft 1,200 1, London Prime Retail Rents Knightsbridge is no exception to this trend and this was highlighted with the excessive demand for the three retail units at 100 Knightsbridge which were all successfully let prior to practical completion. There was competition from a wide range of high end retailers for each of the units and this intensified during the short marketing period. Following the first successful lettings to McLaren and Rolex, competition for the last remaining unit intensified to such a level that the rent achieved increased to 587 per sq ft Zone A, which is in line with prime Knightsbridge retail rents. Bond Street Oxford Street Knightsbridge Regent Street Covent Garden Date Address Tenant Transaction Type Rent per sq ft Zone A May Brompton Road, Knightsbridge Burberry Open Market Letting Circa 450 plus premium October 2010 June Brompton Road, Knightsbridge 185/186 Sloane Street, Knightsbridge LK Bennett Open Market Letting 560 Miu Miu Open Market Letting Knightsbridge, London SW1

13 London s investment market continues to outperform the rest of the UK and Europe as investors flight to quality remains strong Investment Market Commentary The strong occupational market along with the added incentive of weak sterling created exceptional demand for well located assets let to strong covenants. As seen with the occupational market, the strong demand has led to a surge of transactions at record levels, particularly in London s West End where initial yields of 3% and below are regularly being achieved. In June 2010, the Emir of Qatar acquired the Harrods business (including the freehold interest in the property) for a sum of 1.5 billion. Similarly, during 2010, Chelsfield acquired a prominent island site in Knightsbridge bordered by Sloane Street, Brompton Road and Basil Street for 580 million. It is however lot sizes of less than 25m which are most popular with investors. The table below highlights the strong pricing that has recently been achieved on prime retail investments in London. Date Address Key Occupiers Price Initial Yield December New Bond Street Boodles 25m 2.83% December Savile Row Abercrombe & Fitch 31.7m 3.8% October 2011 August 2011 One Hyde Park - Unit B, 100 Knightsbridge One Hyde Park - Unit D, 100 Knightsbridge McLaren 11m 3.40% Rolex 13m 2.90% August New Bond Street Core Spirit & Kronometry 28.5m 3.30% July Old Bond Street Cartier 18.65m 2.74% June New Bond Street Missoni 9.5m 3.08% March Kensington High Street HSBC 9.85m 3.85% February New Bond Street Moussaieff 24m 3.30% 100 Knightsbridge, London SW1 12

14 Proposal Contact We are instructed by our client to seek offers in excess of 21,000,000 (twenty one million pounds), subject to contract and exclusive of VAT, for the virtual freehold interest in the property. Paul Cockburn Jonathan O Regan +44 (0) (0) [email protected] [email protected] A purchase at this level will attract an initial yield of 3.60% and a projected reversionary yield of 4.19% in February 2016 and 4.81% in February 2021 based on Oxford Economics forecast RPI. VAT The property has been elected for VAT and therefore VAT will be charged on the purchase price. It is envisaged that the sale will be treated as a Transfer of a Going Concern (TOGC). Important Notice Savills and their clients give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. February Knightsbridge, London SW1

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