WESTSIDE PRIME FREEHOLD HEADQUARTERS OFFICE INVESTMENT ENTER APSLEY HEMEL HEMPSTEAD

Transcription

1 W WESTSIDE PRIME FREEHOLD HEADQUARTERS OFFICE INVESTMENT ENTER

2 W WESTSIDE home Investment Investment Headquarters building, built in 1990 comprising 187,000 sq ft plus 730 car parking spaces Located close to A41, M25 M1 and M10 motorways and a 30 minute rail journey time to London Grade A office specification: VAV air conditioning, raised floors, 8 lifts, three atria, 3m floor heights Let to BT Plc until September 2023 with tenant break option in 2019 tenant not in occupation Current rent 3,441,755 per annum ( psf, partially sub-let with rentals achieving psf) Price 39,250,000 Net initial yield 8.28% Capital Value psf 210

3 Location Hemel Hempstead is an established commercial centre, some 26 miles (42km) north west of Central London. The town is located close to the junction of the M25 (Junction 21, 4 miles) and the M1 (Junction 8, 5 miles) which links with the major motorway network. As a consequence the major airports at Heathrow (26 miles) and Luton (12 miles) are both accessible. The town has two railway stations, Apsley and Hemel Hempstead (West Coast mainline) and has a journey time to London Euston of 26 minutes. GALTEY HILL WARNERS END RD LEIGHTON BUZZARD RD B487 QUEENSWAY Hemel Hempstead A414 ST ALBANS RD HIGH STREET GREEN MAYLANDS AVE A414 ST ALBANS RD BREAKSPEAR WAY LEVERSTOCK GREEN WAY 8 M1 Situation Westside is situated one mile to the south east of Hemel Hempstead town centre and is accessed directly from the A4251 (London Road), which also links with Junction 20 of the M25 motorway, 2 miles to the south. The property is a five minute walk from Apsley (BR) station which provides regular services to London Euston and Birmingham International. The town centre has an excellent retail provision with the Marlowes and Riverside Shopping Centres and the leisure facilities at Jarman Park. Westside sits in a mature parkland setting adjacent to the Grand Union Canal and River Gade, which provides a tranquil environment and relaxing areas to walk along the tow pastures towards the town centre. A4251 HEMEL HEMPSTEAD ST JOHN S RD LONDON RD STATION RD TWO WATERS RD A41 LAWN LAN E A4251 APSLEY LONDON RD BELSWAINS LANE A4251 HEMPSTEAD RD Kings Langley RAILWAY TERRACE BUNKERS LANE W TOM S LANE BEDMONT RD TOM S LANE HEMEL HEMPSTEAD RD CHURCH HILL HIGH ST Bedmond A VICARAGE LN M25 M1 A405 STATION RD Abbots Langley 20 A41 NORTH ORBITAL RD

4 Description Westside was developed in 1990 as a landmark headquarters building to provide 175,000 sq ft of office together with three full height atria/reception areas, a security building and 730 car parking spaces. It was constructed to the highest standard using top quality materials. The building s rare granite cladding was sourced from a quarry in Connecticut from where it was shipped to Italy for cutting before making its final journey to Westside. The office space is arranged across four interconnecting blocks, over ground and three upper floors. The layout provides a flexible floorplate for sub-division as each block can be serviced through its own full height atria and impressive ground floor reception area. Access to the site is from the A4251 and a security office controls vehicular access to the extensive car park.

5 W W ES TS I DE home Specification 8 passenger lifts 2 service / goods lifts Full VAV air-conditioning Fully accessible raised floors (365mm void on Ground / 150mm void on 1st, 2nd and 3rd Floors) 3m floor to ceiling height Metal tiled suspended ceilings 1.5m layout grid Accommodation Offices 3rd Floor 2nd Floor 1st Floor Ground Floor Total NIA office floor area Sq M 4, , , , , Sq Ft 44,164 50,057 47,277 33, ,116 Atria/Reception Security Building Total overall area of the property 1, , , ,340 Investment Location Description Specification &

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7 Site Westside has a site area of 3.64 hectares (8.99 acres) and a site coverage (footprint) of 18.4%. Tenure Freehold. The property is let in its entirety to British Telecommunications Plc for a term of 20 years from 29th September 2003 at a rental of 3,441,755 per annum. The lease contains full repairing and insuring covenants and is subject to five yearly, upwards only rent reviews. The tenant may determine the lease on the 28th September 2019 by serving a minimum of 12 months prior notice. Sub-Tenancies Epson, HSBC and Serviced Office Group currently occupy 86,301 sq ft (8,018 sq m) of the building, paying an aggregate rental income of 1,515,771 pa. Further information is available on request. LONDON ROAD Tenant Covenant Information British Telecommunications PLC ( ) BT is one of the world s leading communications services companies, serving the UK and more than 170 countries worldwide. Their main activities are the provision of fixed-line services, broadband, mobile and TV products and services as well as networked IT services. In the UK they are a leading communications services provider, selling products and services to consumers, small and medium sized enterprises and the public sector. Globally, they supply managed networked IT services to multinational corporations, domestic businesses and national and local government organisations. For the year ended 31st March 2013, they reported the following financial results: Turnover 18,017,000,000 Pre-Tax Profit 2,766,000,000 Shareholders Funds 19,448,000,000 MILLS LN

8 Environmental A Phase 1 Environmental Report was undertaken by WSP Environmental Ltd in 2003, which concluded that the site was LOW RISK. The report is currently being updated and is available upon request. EPC A copy the EPC is available upon request. VAT Market Commentary During the second half of 2013, office take up in the North West quadrant M25 region increased by 127% in contrast to a modest increase in the preceding years. Set against a fall in supply, the region has a shortage of Grade A offices and this is the case in Hemel Hempstead. At their peak, prime office rentals in Hemel Hempstead reached 24 psf and with headline rentals in competing towns such as St Albans and Watford reaching these levels again. Hemel Hempstead is at competitive levels and demonstrating potential for rental growth. The property is registered for VAT which will be payable on the purchase price. Our clients are seeking offers in excess of 39,250,000 (THIRTY NINE MILLION TWO HUNDRED AND FIFTY THOUSAND POUNDS), subject to contract and exclusive of VAT, for their freehold interest. A purchase at this level would show a net initial yield of 8.28% net of standard purchasing costs of 5.8%. Recent transactions Breakspear Park have been completed at psf and sub-lettings at Westside have achieved psf. Car Parking There are 730 demised car spaces on-site. Planning permission was granted on 18 December 1997 for the construction of an additional single deck car park on two levels on the eastern side of the site. This car park would create an additional 106 car spaces. Groundworks were implemented prior to expiry of the consent and the council acknowledged that the consent remains extant. Further details are available upon request. Asset Management Tenant not in occupation negotiate a surrender premium Pursue dilapidations claim with British Telecommunications Plc Refurbish and let the remaining vacant office

9 W WESTSIDE Chris Adams Tel: Nick Richards Tel: James Brick Tel: Misrepresentation Cause: CBGA ROBSON LLP themselves and for the vendors of the property whose agents they are give notice that: Particulars are set out as a general outline for guidance of intending purchasers and do not constitute nor constitute part of an offer or contract; All descriptions, dimensions, references to conditions and necessary permissions for use and occupation and their details are given in good faith and are believed to be correct but any intending purchaser should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them; No person in the employment of CBGA ROBSON LLP has any authority to make or give and presentation or warranty whatever in relation to these properties or their particulars nor enter into any contract relating to the property on behalf of CBGA ROBSON LLP nor any contract on behalf of the vendor; No responsibility can be accepted to any expenses incurred by intending purchasers in inspecting property or undertaking due diligence; CBGA ROBSON LLP has not made any investigations into the existence of otherwise of any issues concerning pollution and potential, air or water contamination. The purchaser is responsible for making his own enquires in the regard. March Designed and produced by Creativeworld. Tel