211 HIGH STREET CHELTENHAM
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1 PRIME SOUTH-WEST RETAIL INVESTMENT Affluent regency spa town on the edge of the Cotswolds in Gloucestershire.
2 INVESTMENT SUMMARY Cheltenham is an affluent regency spa town on the edge of the Cotswolds in Gloucestershire The opening of John Lewis in 2018 will boost the town s retail offering further 100% prime retail investment Well configured retail unit Let to the undoubted national covenant of Nero Holdings Limited Unexpired lease term of 7.5 years to Caffè Nero Freehold PROPOSAL INCOME: 65,000 PER ANNUM OFFERS IN EXCESS OF: 1,230,000 (subject to contract) NET INITIAL YIELD: 5.0%
3 Location M54 M42 BIRMINGHAM 3 / 12 The Regency Spa town of Cheltenham is a strong M5 M40 CAMBRIDGE retail and tourist destination and is home to a number of renowned festivals including Cheltenham Horse Racing, Literature, Jazz, Science and Music festivals. BRISTOL M4 OXFORD M25 M11 LONDON CARDIFF SERVES AN EXTENSIVE PRIMARY CATCHMENT AREA AND DOMINATES THE RETAIL PROVISION IN THE REGION M3 SOUTHAMPTON PORTSMOUTH PLYMOUTH THE TOWN BENEFITS FROM EXCELLENT TRANSPORT LINKS: M23 M20 The town is situated approximately 100 miles north west of London, 40 miles north of Bristol and 9 miles east of Gloucester. Car By road, junctions 10 and 11 of the M5 motorway, lie circa 3.5 miles north-west and west of the town centre, providing direct access to Birmingham, Bristol and the rest of the UK s motorway network. Rail By rail, Cheltenham Spa train station provides regular services to London Paddington, with a journey time of 2hr 15mins. Regular services also operate to Bristol, Birmingham, Manchester, Newcastle and Glasgow.
4 4 / 12 DEMOGRAPHICS The total population within the Cheltenham primary catchment area is 393,000 people and a shopping population of 248,000 people. The town benefits from healthy tourism numbers, with Gloucester County Council estimating over 460,000 staying visitors and 5.6 million day trippers visiting each year contributing over 235m to the local economy. IS PROJECTED TO SEE CLOSE TO AVERAGE GROWTH IN POPULATION OVER THE PERIOD The town has a significantly above average proportion of adults of working age categorised within the most affluent AB social group and least affluent D and E social groups are particularly under represented and the social group C2 is moderately under represented.
5 5 / 12 RETAILING IN Cheltenham s main shopping area comprises High Street, together with a number of streets running perpendicular from it; Promenade and Regent Street are the principal shopping streets to the south, whilst Clarence Street, Pittville Street and Winchcombe Street are the main streets to the north. Cheltenham town centre retail floorspace is estimated to be 1.30m sq ft. REGENT ARCADE located off High Street with an entrance also from Regent Street and consists of 185,000 sq ft of retail space, anchored by TK Maxx and H&M. Other tenants include River Island, Boots, Schuh, Flying Tiger, Claire s, Ernest Jones, HMV and Ann Summers. The former Beechwood Shopping Centre situated off the eastern part of High Street was a two level centre anchored by Debenhams until its closure in February The centre has been demolished and replaced with a new 115,000 sq ft John Lewis Department Store which is due to open in Autumn 2018.
6 6 / 12 RETAILING IN THE BREWERY is a retail and leisure development situated just north of the subject property. The scheme opened in 2006 and is anchored by a large Cineworld alongside a selection of restaurants including Chiquito's, Nando's and Prezzo. PHASE 2 OF THE BREWERY INCLUDES THE REDEVELOPMENT OF A NUMBER OF UNITS FRONTING THE HIGH STREET TO PROVIDE NEW RETAIL UNITS, A HOTEL & RESIDENTIAL DWELLINGS
7 7 / 12 NEARBY RETAILERS INCLUDE: SITUATION The subject property is situated on the north east side of High Street in close proximity to the junction with Clarence Street and Promenade. The property lies at the northern end of High Street, close to the prime pitch of Promenade. This section of the High Street is pedestrianised between the hours of 10am and 6pm with access for buses only. There are plans that are currently being considered by Gloucestershire County Council to restrict traffic movement at Boots Corner (junction between High Street, Clarence Street/ North Street and Promenade). The proposed plans would reduce traffic flows to only bus and cyclists between the hours of 10am and 6pm and allow loading vehicles and taxis only outside these hours. This would effectively link the northern part of High Street to the southern part of High Street and Promenade and strengthen the flow of High Street which is anchored by Primark and Brewery Quarter to the north and the new John Lewis to the south.
8 DESCRIPTION 8 / 12 The property comprises an attractive mid-terraced retail asset fronting onto High Street. The property is of concrete frame construction with a stone facade fronting High Street below a flat roof. The property is arranged over ground and first floors. The retail element is provided over the ground floor with ancillary on first floor. The property is serviced from the rear via Rose and Crown Passage off St Margaret s Road (A4019). Tenure The property is held freehold. Tenancy The property is let in its entirety to Nero Holdings Limited on a full repairing and insuring lease for a term of 15 years from 8 March The current passing rent is 65,000 per annum and is subject to an upwards only rent review in There is a tenant only break clause on 8th March 2020.
9
10 10 / / 12 Covenant Information Nero Holdings Limited (Company No ), was founded in 1997 by Gerry Ford and is headquarters in London. Caffè Nero currently operate more than 825 coffee houses worldwide. The company has reported the following financial performance: 10 / / 12 31/05/16 31/05/15 31/05/14 Turnover 278,761, ,747, ,496,000 Profit Before Tax 24,237,000 23,797,000 22,538,000 Net Worth 191,791, ,194, ,677,000 Nero Holdings Limited PLC has a Dun & Bradstreet rating of 5A 1 showing minimum risk of business failure. 10 / 12 Accommodation The property has been measured in accordance with the RICS Code of Measuring practice (6th Edition) and provide the following Net Internal Areas: FLOOR USE SQ M SQ FT Ground Sales ,691 ITZA 782 units First Ancillary ,579 TOTAL ,720
11 Investment Comparables 11 / 12 ADDRESS TENANTS WAULT DATE PRICE NIY The Promenade Joules & Vinegar Hill 5.78 For sale 6.03m 5.00% 124 High Street Flight Centre 10.0 Sep m 4.94% High Street EE 4.5 Apr m 3.97% 201/209 High Street Primark 6.3 Nov m 4.96% High Street Office Shoes 9.75 Jul m 4.50% Rental Value We have devalued the current passing rent to show Zone A, applying A/25 to the ancillary area at first floor. The most recent letting of 206 High Street to David Clulow in April 2017 on a ten year FRI lease with a tenant only break after 5 years reflected a net Zone A of VAT The property has been elected for VAT purposes. It is anticipated that the investment sale will be treated as a Transfer of a Going Concern (TOGC). EPC EPC available upon request.
12 Proposal 12 / 12 We are instructed to seek offers for our client s freehold interest in excess of 1,230,000 (One Million, Two Hundred and Thirty Thousand Pounds), subject to contract and exclusive of VAT. A purchase at this level will reflect a net initial yield of 5.0% after allowing for purchaser s costs of 5.95%. FURTHER INFORMATION For further information or to arrange an inspection of the property, please contact: James Cogavin E: jamesc@lunson-mitchenall.co.uk T: Chris Watt E: chrisw@lunson-mitchenall.co.uk T: Pete Downing E: pdowning@downingbentley.co.uk T: DISCLAIMER: Lunson Mitchenall on its behalf and for the Vendors or Lessors of this property whose agents they are, give notice that: 1. 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. 2. 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. 3. No person in the employment of Lunson Mitchenall has any authority to make any representation or warranty whatsoever in relation to this property. 4. Unless otherwise stated, all prices and rents are quoted exclusive of VAT 2017.
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