Ridgefield House 14 JOHN DALTON STREET MANCHESTER M2 6JR PRIME FREEHOLD RESTAURANT & OFFICE INVESTMENT

Transcription

1 Ridgefield House 1 JOHN DALTON STREET MANCHESTER M JR PRIME FREEHOLD RESTAURANT & OFFICE INVESTMENT Long Term Income (91% of rent roll) to August 0

2 Investment Summary Ridgefield House occupies a prominent position fronting John Dalton Street, Manchester located at the heart of the prime core, adjacent to Spinningfields. The property comprises a storey leisure / office building incorporating self-contained leisure units with the property totalling approximately,. sq m (,0 sq ft). The leisure occupiers include the renowned operations of The Restaurant Bar & Grill and Panacea. Total rental income of, per annum. Freehold. Potential to benefit from substantial Rights of Light settlement as a result of the proposed redevelopment of Brazenose House. Long term income with 91% of total income expiring 0th August 0 providing a long term re-development opportunity We are instructed to seek offers in excess of,,000 (Six Million, Four Hundred and Seventy Five Thousand Pounds) Subject to Contract and Exclusive of VAT. A purchase at this level reflects a net initial yield of.0% assuming acquisition costs of.80%. RIDGEFIELD HOUSE I 1 JOHN DALTON STREET MANCHESTER M JR

3 Manchester The Greater Manchester conurbation has a population of approximately,80,000 people and a resident city population of approximately 00,000 people, making it the third most populated city in the country. The city hosts 80 FTSE top 100 companies, as well as 0 International Banks and 00 International businesses and is regarded as the UK s largest centre of banking, management consultancy and advertising outside London. The city is the third largest tourist destination in the country after London and Edinburgh. In addition, Manchester is the th fastest growing tourist destination in Europe with visitor numbers reaching 9,000 in 011. Manchester has the largest student population in Europe with 100,0 full and part time students and produces a Gross Domestic Product of 8 billion. A Morecambe Lancaster Heysham M Fleetwood Blackpool Southport 8 M Rochdale 1 M Bury M 1 M1 Bolton M8 Wigan 1 M0 Oldham MANCHESTER St Helens 9 1 M M M M0 9 Warrington 1 1 Stockport Widnes 0 Runcorn MANCHESTER M M M 9 Port M 1 18 A A8 A A0 LIVERPOOL Birkenhead A1 Ellesmere A9 LIVERPOOL M 1 A1 A9 Leyland Chester A1 A A A9 A8 A9 Preston 1 Blackburn A A0 10 M 8 A A A0 1 A A A A08 A A8 A A9 Keighley A A0 Burnley Bradford Halifax Macclesfield Huddersfield A1 A A Manchester benefits from excellent motorway communications providing access to the national network. National Rail Services from Manchester Piccadilly provide links to all of the UK s major cities with the fastest journey time to London Euston being approximately hours 8 minutes and trains per hour serving the Capital. Manchester s Metrolink serves the Greater Manchester conurbation linking Bury to the north and Altrincham to the south. Manchester Airport is located approximately 9 miles south of the city centre with an estimated million passengers per year. It is currently the UK s third busiest airport with in excess of 100 airlines serving over 1 destinations around the world. PRIME FREEHOLD RESTAURANT & OFFICE INVESTMENT

4 IRWELL ST River Irwell WATER ST GORE ST IRWELL ST NEW QUAY ST QUAY ST LIVERPOOL RD Castlefield Arena Salford Central Station Granada TV Museum of Science and Industry RICE ST BACK QUAY ST DUKE ST Rochdale Canal NEW BAILEY ST LEFT BANK Royal Bank of Scotland STON E ST BROWNCROSS ST HARDMAN BLV LOWER BYROM ST BRIDGE ST W BRIDGE ST LEFT BANK ST Manchester Civic Justice Centre GARTSID E ST St John s Gardens Air and Space Museum Roman Fort JOHN S PL BYROM ST BRIDGEWATER ST CAMP ST ATKINSON ST ARTILLERY ST TONMAN ST BYROM ST Manchester Crown Court QUAY ST BYROM ST THE AVENUE Opera House ST JOHN ST LONGWORTH ST ST MARYS WOOD ST Magistrates and Coroners Court HARDMAN ST Beetham Tower GMEX River KING ST WEST Cinema County Court Great Northern Leisure and Shopping WATSON ST DEANSGATE DEANSGATE PARSONAGE Parsonage Gardens SOUTHGATE COLLEGE LA QUEEN ST LLOYD ST JACKSON ROW BOOTLE ST PETER ST DEANSGATE ST ANN ST SOUTH KING ST WINDMILL ST BARTON ST KING ST SOUTHMILL ST MOUNT ST LOWER MOSLEY ST TIB LA CHEAPSIDE JOHN DALTON ST PRINCESS ST BRAZENNOSE ST Ridgefield House Great Northern Square Police Station Manchester International Convention Centre Manchester Central Register Office MOUNT ST Bridgewater Concert Hall ST ANN S SQ Royal Exchange BOW LA LLOYD ST BISHOPGATE GREAT BRIDGEWATER ST GATE ALBERT SQ CROSS ST Central Library Crowne Plaza Midland Hotel Town Hall BALE S T GT KING ST PALL MALL BOOTH ST KENNEDY ST PALL MALL DICKINSON ST ST PETERS SQUARE BROWN ST COOPER ST BRIDGEWATER ST CHEPSTOW ST Boots OXFORD ST MARKET ST Tesco City Art Gallery BROWN ST PO BACK GEORGE ST GEORGE ST GEORGE ST ST JAMES ST SPRING GARDENS MARBLE ST FOUNTAIN ST Job Centre WEST MOSLEY ST NICHOLAS ST MOSLEY ST MOSLEY ST CHARLOTTE ST FAULKNER ST MARKET STREET Primark REYNER ST Y HIGH ST ABINGTON ST BRIDGEWATER PL YORK ST SACKVILLE ST BLOOM ST RICHMOND ST CANAL ST PICCADILLY GARDENS SILVER ST BRAZIL ST MINSHULL MAJOR ST TIB S BACK PICCADILLY CHORLTON ST PORTLAND ST PORTLAND ST Palace Theatre Palace Hotel WHITWORTH ST Debenhams Portland Tower PRINCESS ST CHURCH ST Piccadilly Gardens Hotel Hotel Central Coach Station WHITWORTH ST BLOOM S Sackvil Park Spinningfields Traditional Core Location Ridgefield House occupies a very prominent position central to Manchester s prime retail, leisure and commercial core and sits on the southern side of John Dalton Street, benefiting from a return frontage onto Ridgefield. The property is bounded by John Dalton Street, Ridgefield and Mulberry Street. Deansgate is just to the west of the property providing quick access to the main arterial routes and motorway networks. The Deansgate corridor and King Street are perceived as Manchester s principal retail and leisure pitch and sits adjacent to Spinningfields. Allied London s Spinningfields development, located just to the west of the subject property, is a rapidly growing commercial domain and will comprise approximately. million sq ft (18,00 sq m) of commercial, civic, residential and retail development. Commercial tenants include the Royal Bank of Scotland, Deloitte, Bank of New York Mellon, Barclays, Grant Thornton, HSBC, Pinsent Masons. Retail tenants include Armani, DKNY, Mulberry, CK, All Saints, Brooks Brothers, Nicky Clarke, Flannels, TM Lewin and WH Smith. Successful and strongly trading restaurant and bar operations include Australasia, The Alchemist, Oast House, Wagamama s and Carluccio s. Within the nearby traditional core, new restaurant operations have further enhanced the leisure offering with the arrival of Jamie s Italian, Le Relais de Venise L Entrecote and Browns. Piccadilly Mainline Station is approximately 1 minutes walk east of the premises with Victoria Station approximately 10 minutes to the north. The nearest Metrolink is located at St Peter s Square, which is a short walk south of the subject property. DEANSGATE ST ANN STREET KING STREET SOUTH KING STREET CROSS STREET SPRING GARDENS Description & Accommodation Ridgefield House comprises a storey office / leisure building incorporating two self-contained leisure units with the property totalling approximately,. sq m (,0 sq ft). The building is effectively split into constituent parts, namely: JOHN DALTON STREET ALBERT SQUARE PRINCESS STREET The Restaurant Bar & Grill (dedicated access off John Dalton Street) Panacea (accessed off Ridgefield) Office accommodation (dedicated entrance off John Dalton Street) 1 1 Carluccio s Oast House The Alchemist Wagamama s Australasia San Carlo Thomas Chop House 8 Le Relais de Venise L Entrecote 9 Jamie s Italian 10 Albert Square Chop House 11 Piccolinos 1 Browns RIDGEFIELD HOUSE I 1 JOHN DALTON STREET MANCHESTER M JR

5 Leisure Accommodation Restaurant Bar & Grill One of Manchester s most iconic restaurants arranged over ground and first floors, together with private dining rooms at second floor. The unit has traded successfully since 001 and is fitted out to a high quality corporate standard. The first floor restaurant refurbishment and creation of external dining terrace was completed in August 01 at a cost of 00,000. The ground floor bar refurbishment is to be completed imminently at a cost of 1,000. In addition, a roof bar and grill (accessed from the ground floor restaurant via a lift) allied to creation of additional private dining rooms at second floor will be completed in 01 by the tenant at an estimated cost of 0,000. The roof bar and grill will provide the only such facility within the City and will operate throughout the year with the benefit of a fully retractable roof. Detailed planning consent and licensing has been secured for this development (copies of the consent and drawings are available on request). Panacea Manchester s prime late bar venue and appealing to the City s high spend customer base and acknowledged as the Sanderson Hotel Bar of the North. The unit commenced trading in 00 and has been fitted out to an exceptionally good corporate standard. The accommodation is arranged over basement and part ground floor. Office Accommodation The office floors at Ridgefield House are highly desirable owing to its prominent location and landmark address. A large proportion of the common areas of the office constituent have been refurbished over the last 1 months. The office accommodation benefits from excellent natural light and the specification is as follows: Impressive reception area that benefits from marble tiled walls, floors and spotlighting scheme Intercom entry system 10 person passenger lift providing access to all office floors Suspended ceilings incorporating fluorescent strip lighting Carpeted floors Newly refurbished, male and female toilets on each floor incorporating premium quality finishes gas fired perimeter central heating The majority of office accommodation has the benefit of air-cooling Accommodation Summary We understand the properties have been measured in accordance with the RICS Code of Measuring Practice and the approximate areas are set out below: Description (Uses) sq ft sq m Basement / part ground floor (A / A),1. Ground / first floor (A / A),0 1. First floor roof terrace (A / A) 1,0 11. Second floor (A / A),1 9. Third floor (offices), Fourth floor (offices), Fifth floor roof terrace (A / A),88*.* Total,0,. (The leisure areas are quoted on a gross internal basis and the office areas on a net internal basis). * Estimated floor area. Tenure Freehold. PRIME FREEHOLD RESTAURANT & OFFICE INVESTMENT

6 Tenancy Schedule Unit Tenant Floor Area (sq ft) Lease Start Lease Expiry (Break option(s)) Next Rent Review Rent Passing ( per sq ft) Basement Playworks Ltd t/a Panacea,1 1/10/00 0/08/0 1/10/01 8,000 ( 1.80) Ground & First Restaurant Bar & Grill Ltd,0 1/08/000 0/08/0 1/08/01 0,000 (.0) First Floor Terrace Restaurant Bar & Grill Ltd 1,0 1/08/01 0/08/0 1/08/01 0 Rent free until 1/08/01. Rent review to be to 1% of the agreed ground floor equivalent restaurant rent ( per sq ft). Part Second Floor Restaurant Bar & Grill Ltd 1,0 01/09/009 0/08/0 1/08/01,0 ( 1.00) Part Second Floor Restaurant Bar & Grill Ltd 1, 01/01/00 0/08/0 1/08/01,0 ( 1.0) Third Floor King Associates Ltd,1 01/01/00 1/1/01 n/a 0,000 ( 1.) Service charge capped at 10,000 pa (plus annual RPI increases). Rent review 01/01/011 outstanding. Fourth Floor Restaurant Bar & Grill Ltd,18 01/10/011 0/08/0 (01/01/0) 1/08/01 0,000 ( 1.) Head office. Fifth Floor Roof Terrace Restaurant Bar & Grill Ltd,88* Under Offer 0/08/0 1/08/01 1,000 Rent reviewed every years by % annual increase compounded. The tenant to benefit from 18 months rent free from completion of lease. Vendor to top up rent during rent free period. Total,0, * Estimated floor area Tenant s Covenants The majority of the income is secured by Restaurant Bar & Grill Ltd. Individual Restaurant Company (IRC) owns and operates restaurants (all held under leases by Restaurant Bar & Grill Ltd) with a national presence in major cities, affluent towns and suburbs. Steven Walker together with management bought the business in 00 backed by Gresham VC. At that time IRC owned restaurants. In 00 Steven Walker led the listing of IRC on the London Stock Exchange enabling Gresham to realise their investment return. In July 011 the business was taken private by WD, owned by Steven Walker, Malcolm Walker (Iceland frozen foods founder no relation), Tarsem Dhaliwal and Paul Dawes. The investors significantly reduced bank debt by some.m and invested a further m in the business to signal a move back to growth. Since going private the company has seen consistent sales growth reporting like for like sales of % in the 1 months ended March 01 and % in 9 months ended December 01. Further information on Restaurant Bar & Grill available: Please see below summary of financial covenants: Comment Tenant Year Ending Turnover Net profit Percentage of Total Rent Restaurant Bar & Grill Ltd (#01088) King Associates Ltd (#080) Playworks Ltd (#00) 1/0/01 1/1/010 1/1/009 1/1/008,, 1,,99,9,,1,81 RIDGEFIELD HOUSE I 1 JOHN DALTON STREET MANCHESTER M JR,1,919 ( 1,9,1) (,99) 8,011 Experian had not received any Profit & Loss information for this company. However, Experian lists King Associates Ltd as A very low risk company with a Delphi score of 9/100 indicating very low odds of failure at 101:1. The company has a Delphi score higher or equal to 9% of other companies in this sector. 1/1/011 1/1/010 1/1/009,11,0,1,998,,9 (,1) 1,9, % 9% 19%

7 Office Market The Manchester office market represents the UK s largest regional city centre office market and has performed strongly against a challenging economic backdrop over the past years. Throughout this period, the market has demonstrated robust levels of take up, setting a record in 010 of 1.m sq ft compared to the 10 yearly average of 900,000 sq ft. Take up within the city centre in 01 recorded 88,000 sq ft with prime headline rents reaching 0 per sq ft, a level which is now higher than in 00 before the downturn. During 01, 8% of all new lettings within the CBD were of,000 sq ft or less, with % of all new lettings being recorded in the rental bracket 10 0 per sq ft indicating that the subject properties floor plates of c,00 sq ft and price point of c 1 per sq ft are within the sweetspot of the market. Recent lettings to have concluded during the past months within close proximity to Ridgefield House indicate that there is strong potential for rental growth within the office accommodation including the following: Centurion House, Deansgate A letting in November 01 of, sq ft to Hewlett Swanson on a year FRI lease at a headline rent of 18.0 per sq ft. Panacea 8 Deansgate A letting in September 01 of, sq ft to Reed Global on a year FRI lease at a headline rent of per sq ft. 19 Deansgate A letting in August 01 of,1 sq ft to AE Engineering Ltd on a year FRI lease at a headline rent of 1.00 per sq ft. Bar & Restaurant Market Restaurant Bar & Grill sits at the very centre of the prime restaurant hub and this has seen strong growth in market rents. This is evidenced by the following outlets: Comparable Rent per sq ft (ground Date Agreed/Last Review floor equivalent) La Vina, 10/10 Deansgate 9. March 011 Pesto, 11 Deansgate.0 June 011 Piccolino, 9/1 Princess St.00 June 011 Australasia (Basement of No1 Avenue, Spinningfields).00 June 011 L Entrecote, King St 8.0 April 01 Ask Pizza (former Lloyds Building), King St 0.00 June 01 Miller & Carter (former Lloyds Building), King St 0.00 June 01 Neighbourhood, Spinningfields.8 Oct 01 Office Reception Clearly the above evidence, allied to those agreed at Spinningfields confirms that Panacea and Restaurant Bar & Grill income is reversionary. The demand from national operators remains strong, especially within the key location of Deansgate, King Street, John Dalton Street and Spinningfields, i.e. the true city core. Private Dining PRIME FREEHOLD RESTAURANT & OFFICE INVESTMENT

8 EPC Rating VAT The property has been elected for VAT purposes, which will therefore be chargeable on the sale price unless the transaction is treated as a transfer of a going concern. Proposal We are instructed to seek offers in excess of,,000 (Six Million, Four Hundred and Seventy Five Thousand Pounds) Subject to Contract and Exclusive of VAT. A purchase at this level reflects a net initial yield of.% assuming usual purchaser s costs of.8%. Further Information For further information or to arrange a viewing please contact either: CBRE Belvedere 1 Booth Street, Manchester, M AW Will Kennon Tel: will.kennon@cbre.com Colin Thomasson Tel: 011 colin.thomasson@cbre.com Jenics Grampian House 1 Deansgate, Manchester, M EE Jeremy Collins Tel: jc@jenics.com MISREPRESENTATION ACT: CBRE and Jenics on their behalf and for the Vendors or Lessors of this property, whose Agents they are, give notice that: These particulars are set out as a general outline only for guidance to intending Purchasers or Lessees, and do not constitute any part of an offer or contract. Details are given without any responsibility and any intending Purchasers, Lessees or Third Parties 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 CBRE or Jenics has any authority to make any representation or warranty whatsoever in relation to this property. Unless otherwise stated, all prices and rents are quoted exclusive of VAT. February 01. Designed and produced by Creativeworld. Tel