14-17 BANCROFT HITCHIN SG5 1JQ PRIME FREEHOLD RETAIL INVESTMENT WITH DEVELOPMENT OPPORTUNITIES
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1 14-17 BANCROFT HITCHIN SG5 1JQ PRIME FREEHOLD RETAIL INVESTMENT WITH DEVELOPMENT OPPORTUNITIES
2 KEY INVESTMENT CRITERIA Affluent Home Counties market town Prime trading location in close proximity to Marks & Spencer, a newly refurbished Next, Joules and Fat Face. Freehold Strong and established covenants of White Stuff, Prezzo and Monsoon WAULT of 8.9 years Current income of 227,688 per annum ERV of 249,500 per annum based on recent letting evidence Seeking offers in excess of 3,587,000 (Three Million Five Hundred and Eighty Seven Thousand Pounds), subject to contract and exclusive of VAT, reflecting an initial yield of 6.00%, allowing for purchasers costs of 5.8%.
3 Kettering Ely LOCATION The thriving Hertfordshire market town of Hitchin is located approximately 32 miles (51 km) north of Central London and 10 miles (16 km) north east of Luton. Northampton M1 Milton Keynes Cambridge Cambridge The town has excellent road communications being served by the A602 which links to the A1 (M) just 2 miles (3 km) to the east. The M25 is located only 20 miles to the South (32 km) which, via the A1 (M), links Hitchin with London and the wider motorway network. M40 Oxford Aylesbury Hitchin Stevenage Luton M11 M1 A1 (M) With an excellent rail service to London Kings Cross with a fastest journey time of circa 30 minutes, Hitchin is an expanding commuter town to London. Luton international airport is 10 miles (15 km) south west of the town. SITUATION The subject property is situated in a prime, prominent position on Bancroft, close to the intersection of Hermitage road and adjacent to a large Wilkinson store. Maidenhead Reading Newbury Basingstoke M3 M4 Guildford Heathrow London Gatwick Crawley M25 London City Croydon M25 Nearby retailers include Marks & Spencer Simply Food, Next, WH Smith, Fat Face, Joules, Costa and Superdrug. Hitchin town centre benefits from substantial parking facilities ensuring strong pedestrian flows. CATCHMENT Hitchin has a catchment population living within a 15 minute drive time of 230,568. The towns retailers provide a more aspirational offer in comparison to all the surrounding competing centres. The town is affluent with 25% of households within a 10 minute drive time having a household income in excess of 60,000 per annum, compared to the national average of 16%.
4 TENANCIES Address Tenant Lease Start Lease Expiry WAULT Next Review Passing rent 14a & 15 Bancroft White Stuff Ltd 25/09/09 24/09/ , Bancroft Monsoon Accessorize Ltd 11/03/11 10/03/ /03/16 62, Bancroft Prezzo plc 02/06/06 01/06/ /06/16 91,000 Comments External Seating Prezzo plc 02/06/06 01/06/ /06/16 5,688 Licence. Reviewed to 6.25% of main lease. Total ,688 DESCRIPTION & ACCOMMODATION The property comprises a parade of three well configured retail/ restaurant units on ground and two upper floors. An extensive service yard extends back to Grammar School Walk and provides approximately 0.36 acres. The total site including the retail units totals approximately 0.54 acres. The property is Grade II listed meaning that rates are not payable on vacant accommodation. This has not prevented approval of development in the past and there is a lapsed planning permission that was granted in See asset management opportunities. The property has been measured in accordance with the RICS Property Measurement 1st Edition and has the following Net Internal Areas: White Stuff Sq ft Sq m Ground Sales 1,866 units ITZA 1,100 Ground Anc Total 2, JOULES Monsoon Sq ft Sq m Ground Sales 1,431 units ITZA 681 Ground Anc First Anc Second Anc Total 2, Prezzo Sq ft Sq m Ground Sales 2,489 units ITZA 1,068 First Anc Second Anc Total 3, In addition there are a further 1,776 sq ft on the first and second floors at 15 Bancroft which are void and stripped out. This could be accessed via the service yard and may lend itself to be bought back into use with a range of potential uses subject to planning consent. TENURE The property is held freehold.
5 RENTAL ANALYSIS We have analysed the passing rent on White Stuff to reflect Zone A, adopting a -7.5% discount for shape. We have attributed a rate of 4 psf on the ancillary space. We have analysed the passing rent on Monsoon to reflect Zone A, adopting 5 psf on ground floor ancillary, 4 psf on first floor and 2 psf on second floor. We have analysed the passing rent on Prezzo to reflect Zone A, adopting 4 psf on first floor and 2 psf on second floor. RENTAL VALUE The most recent letting in close proximity to the subject property has been the letting of 115 Bancroft the former Early Learning Centre to Joules in June 2015 on a deal reflecting a Zone A of Adopting an 85 Zone A would provide an ERV of 249,500 per annum for the retail element of the parade. COVENANT White Stuff Ltd (Company Number ) is a fashion and lifestyle brand that sells women s and men s clothing. Founded in 1985, the company now trades in excess of 85 stores across the UK as well as a successful online platform. White Stuff Ltd has a D&B rating of 5A 1. 02/05/ /05/ /04/2013 Turnover 131, ,685 99,538 Pre-tax Profit 16,375 12,095 7,756 Net Worth 21,345 19,808 10,688 Monsoon Accessorize Ltd (Company Number ) comprise two of the UK s most famous retail brands. They currently operate in over 400 stores within the UK and 600 stores across 54 countries. Monsoon Accessorize Ltd has a D&B rating of 5A 2. 03/08/ /08/ /08/2012 Turnover 472, , ,898 Pre-tax Profit 28,087 46,049 11,663 Net Worth 53,375 55,918 29,222 Prezzo plc (Company Number ) is a chain of Italian restaurants with over 200 branches across the country. Prezzo plc is also part of the Prezzo restaurant group, which also operates the Chimichanga, Café Uno and Ultimate Burger chains. Prezzo plc has a D&B Rating of 5A 1. 28/12/ /12/ /12/2012 Turnover 189, , ,524 Pre-tax Profit 17,959 18,449 17,324 Net Worth 118, ,802 90,195
6 ASSET MANAGEMENT OPPORTUNITIES Planning permission has been granted in the past for the extension of the property to the rear and conversion of the voided and stripped out upper parts to residential use. Application 08/02116/1 (North Herts District Council). Whilst lapsed, it is indicative of planning policy relating to the building. There is an opportunity to develop on part of the extensive service yard (approximately 0.36 acres) subject to planning. EPC A full copy of the EPC s are available upon request. VAT The property is elected for VAT and therefore it is anticipated that the sale will be dealt with by means of a Transfer of Going Concern. PROPOSAL We are seeking offers in excess of 3,587,000 (Three Million Five Hundred and Eighty Seven Thousand Pounds), subject to contract and exclusive of VAT, reflecting a net initial yield of 6.00%, allowing for purchasers costs of 5.8%. FURTHER INFORMATION For further information please contact: James Pearson T: M: james.pearson@gcw.co.uk Alex Matthews T: M: alex.matthews@gcw.co.uk 7-10 Chandos Street London W1G 9DQ T: F: Disclaimer - Whilst every effort has been made to ensure accuracy, no responsibility is taken for any error, omission or mis-statement in these particulars which do not constitute an offer or contract. No responsibility or warranty whatever is made or given either during negotiations or in particulars by vendor, lessor or the agent. Gooch Cunliffe Whale LLP. Registered in England No. OC Registered office: 30 City Road, London EC1Y 2AB. GCW: March Produced by Barbican Studio T:
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