THE CHRISTOPHER HOTEL, RESTAURANT AND BAR HIGH STREET, ETON, WINDSOR SL4 6AN

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1 THE CHRISTOPHER HOTEL, RESTAURANT AND BAR HIGH STREET, ETON, WINDSOR SL4 6AN

2 SUMMARY Character property in the heart of historic Eton; 34 well-appointed en suite bedrooms; Christopher's Bar and Grill with seating for around 50; The Windsor Suite, boardroom style conference room for up to 12 delegates; Strong KPIs and profitable business; Net turnover year ended March 2018: 930k Leasehold. OIRO 875,000. INTRODUCTION The original parts of this former coaching inn date back to around Located in the heart of historic Eton, the Christopher Hotel has an interesting history. When first built, the balcony rooms of the current building were used as a magistrate s court whilst in the 1960 s and 1970 s the first floor was used as a music venue for unsigned bands; reputedly hosting Mike Jagger before the formation of The Rolling Stones. Since acquiring the lease in 2007, our client has maintained the property to a high standard; including an extensive refurbishment in recent years. The hotel is achieving a strong KPIs contributing to a net annual turnover for the year ended March 2018 of approximately 930k. It is the agent s view that clear potential exists to grow this already successful business further. For example, increasing F&B revenues to a level commensurate with such a strong trading location. The hotel is offered for sale as our client wishes to focus on other noncompeting business interests. LOCATION The Christopher Hotel is located in the centre of, Eton; a Royal County of Berkshire town and home to the world famous Eton college (Est by King Henry VI) whose alumni include Princes William and Harry and no less than 20 previous prime ministers. The name Eton is thought to derive from Eyot-tun meaning 'the settlement on the island'; thought to be a reference to the way the River Thames divided in earlier times. Today, Eton is a picturesque town with a fine array of independent shops, galleries and eateries and an ideal base for those visiting the area. On the opposite bank of the river and connected by a footbridge is Royal Windsor; its 900-year-old Castle, site of the Royal Wedding of Prince Harry and Meghan Markle and official residence of the Queen is only a ½ mile from the Christopher Hotel. Other, notable attractions in the surrounding area include Legoland Windsor Resort (4 miles), Savills Gardens (8), Windsor Great Pak (8)and Ascot Racecourse (9). I

3 LOCATION (CONTINUED) The region is home to multiple major events including the Royal Windsor Horseshow, Windsor Dog Show, Polo at Smiths Lawn, golf at Wentworth (home of the European Tour s PGA Championship), rugby Internationals at Twickenham Stadium (just 30 minutes by fastest direct train) and horse racing at Windsor and Royal Ascot. Savill Gardens and Windsor Great Park are also amongst the area s leading tourist destinations.. In addition to leisure orientated clientele, the hotel is well placed to capitalise on the area s great transport links and proximity to London. The hotel is popular base with corporate guests; in particular, those connected with Slough Trading Estate which is only 1 mile from the hotel and believed to be one of the largest trading estates in Europe. Junction 6 of the M4 is around 3 miles drive to the north, and Junction 2 (M3) about 10 miles south. Heathrow International Airport is around 8 miles to the east from which the Christopher Hotel also draws international guests. Fastest train journey time from Windsor & Eton Central to London Paddington is 26 minutes. Conurbations of note in the surrounding area include Slough (2 miles), Maidenhead (8), Bracknell (13) and Reading (21) to name but a few. THE PROPERTY AND EXTERNAL AREAS The original Christopher Hotel was constructed in the early 1700s as a coaching inn with stabling to the rear. The main building (fronting the High Street) is Grade II listed and has been extended over the years. It is arranged over basement to second floor and incorporates 17 of the bedrooms, public and ancillary areas. The former stable block (not Listed) has been converted to 17 bedrooms. A vehicular entrance leads from the High Street to the rear of the property and the carpark with around 18 spaces. A decked patio with seating for around 20 is also located to the rear.

4 PUBLIC AREAS Christopher's Bar and Grill (located either side of the entrance and overlooking the High Street) is generally arranged to a combined 50 covers though could accommodate more. It offers all day dining in a relaxed informal atmosphere and is occasionally used on an exclusive hire basis. The Windsor Suite (located in the converted stable block) is a boardroom style conference room for up to 12 delegates. Ladies and Gents WCs. GUEST BEDROOMS In total, the hotel features 34 well-appointed en suite bedrooms; 17 being located to the converted stable block and 17 to the main building. The bedrooms (several of which have air conditioning) are categorised as follows: Double and Twin: 17 Single: 9 Superior: 4 Junior Suite: 4 All of the bedrooms feature high speed Wi-Fi, cable TV, hairdryer, trouser press, ironing board, tea/ coffee making facilities, laptop safes and desk area. The en suites are equipped with power showers and complimentary luxury toiletries. Several of the bedrooms are suitable for families and have either a sofa bed or space for extra beds; the hotel promoting itself as a family friendly hotel.

5 ANCILLARY AREAS Well-equipped commercial kitchen with adjacent store area located to the ground floor. Part of the basement cellar within the main building has been converted to provide office accommodation with air conditioned communication room off. There are two boiler rooms to the rear serving different parts of the building, together with a further boiler on the roof of the main building servicing the 11 rooms in that part of the hotel. There are also 3 megaflows in the main house. To the far end of the courtyard there is a housekeeping store. There is also a small maintenance workshop adjacent to the northern boundary wall. To the far end of the site, adjacent to the housekeeping store, is a wooden storage shed and enclosed bin store. There are various linen stores throughout the property. UTILITIES The property is connected to all mains services LICENCES We understand that licences held at the property include Premises Licence. WEBSITE TENURE The property is held on a leasehold and effectively FRI basis for remaining term of 41 years. The passing rent for the year ended March 2018 was 199,975. Further details of the rent review terms and a full copy of the lease documentation is available upon request to Colliers International.

6 THE BUSINESS The Christopher Hotel is an established and successful 3-star hotel. At time of writing, 70% of TripAdvisor reviews rank the hotel as good or excellent. The hotel is a popular base for a diverse range of corporate and leisure clientele contributing to impressive KPIs. The current business mix is approximately 76% accommodation, 23% food & beverage and 1% other. It is the agent s view that clear potential exists to grow this already successful business further. For example, increasing F&B revenues to a level commensurate with such a strong trading location. The trading performance is summarised as: Y/E March 2018 ' ' '000 Net Turnover Operating Profit GUIDE PRICE AND METHOD OF SALE Offers in the region of 875,000 are sought for the leasehold interest in the property and business. All appointments to view MUST be made through the vendors' agents who are acting with sole selling rights. Further information including accounts and lease documentation available upon request to Colliers International. Stock in trade to be sold at valuation. The sale will be conducted on an asset basis. ENERGY PERFORMANCE CERTIFICATE The main building is Grade II listed and therefore exempt from EPC legislation. Converted stable block: C SUBJECT TO CONTRACT Disclaimer Colliers International gives notice that these particulars are set out as a general outline only for the guidance of 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 Party 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 employed or engaged by Colliers International has any authority to make any representation or warranty whatsoever in relation to this property. (Date here) Colliers International is the licensed trading name of Colliers International Property Advisers UK LLP which is a limited liability partnership registered in England and Wales with registered number OC Our registered office is at 50 George Street, London W1U 7GA.