123 HIGH STREET NORTH EAST HAM, LONDON E6 1HZ

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1 PRIVATECLIENT 123 HIGH STREET NORTH EAST HAM, LONDON E6 1HZ FREEHOLD HIGH STREET INVESTMENT AND RESIDENTIAL DEVELOPMENT OPPORTUNITY

2 JD SPORTS 123 HIGH STREET NORTH, EAST HAM, LONDON E6 1HZ TH R T NO REE H ST HIG << EAST HAM 2 MINS 2 3 Outlines for indicative purposes only. 1 RETAIL UNIT 4,424 SQ FT 2 1ST & 2ND FLOOR 1,502 SQ FT (VACANT) 3 ROOF SPACE 4,000 SQ FT 1 EAST HAM MARKET HALL >> RON L TON EIGH WAY

3 INVESTMENT CONSIDERATIONS PROPOSAL Located in East Ham in the London Borough of Newham The ground floor retail unit is let to the 5A1 covenant of JD Sports Fashion PLC for 10 years certain with no breaks The property comprises 4,424 sq ft of well configured retail in a prime trading position on High Street North The uppers comprise a vacant 1st and 2nd floor of 1,502 sq ft and there is significant development potential to the vacant roof space of approximately 4000 sq ft (STP) JD Sports produces a rental income of 110,000 per annum and is subject to a rent review in year five Freehold JD Sports have relocated from a smaller store at 131 High Street North, demonstrating their commitment to the pitch A Permitted Development application has been submitted for the first and second floor for 3 flats. JD Sports reported a record yearly profit in the 53 weeks to 3 February 2018 with a 24 per cent rise in pre-tax profits. We are instructed to seek offers in excess of 2,000,000 (Two Million Pounds), subject to contract and exclusive of VAT. A purchase at this level would reflect a net initial yield of 5.18% after allowing for purchaser s costs of 6.28%.

4 Stratford International QUEEN ELIZABETH OLYMPIC PARK LONDON STADIUM Stratford WEST HAM EAST HAM East Ham Barking Upton Park Abbey Road Plaistow BARKING West Ham PLAISTOW BOROUGH OF NEWHAM Bromley-by-Bow BROMLEY BY BOW Beckton Canning Town Prince Regent BECKTON Gallions Reach CANARY WHARF BLACKWALL TUNNEL The O2 ExCeL London Royal Victoria Royal Victoria Dock SILVERTOWN Royal Albert Dock LONDON CITY AIRPORT London City Airport King George V Stratford 3.5m COMMUNICATIONS LOCATION Charring Cross 10m City of London 6m Canary Wharf 5m Greenwich 7m London City Airport 4m Dartford 17m East Ham benefits from strong road communications with the A13 situated within close proximity to the south and the A406 (North Circular Road) running parallel to the east. Both the District and the Hammersmith & City Underground Lines can be accessed via the East Ham Underground station offering regular services to Stratford (15mins) and Liverpool Street Station (20mins). There are also a number of city wide bus routes in the local vicinity. London City Airport is located just 2 miles to the south east and Stansted Airport is approximately 30 miles to the north. East Ham is a lively and popular suburb situated within the London Borough of Newham, north of the River Thames. The district has an estimated population of approximately 76,000 alongside a primary catchment population of 222,000. The area was identified within the London Plan as one of 35 Major Centres. East Ham is conveniently located between Barking and the City of London with easy access to the West End, London City Airport, The Olympic Stadium, Westfield Stratford, the O2 Arena, and The Excel Exhibition.

5 DEMOGRAPHICS East Ham is an established retail centre with a total population within the primary catchment area of 222,000. The area benefits from a young population which includes a particularly high proportion of adults aged within the primary catchment population. East Ham is projected to see an above average growth in population over the period and the area is already experiencing an above average rise in residential values. RETAIL IN EAST HAM East Ham is a popular retailing location and High Street North is the principal retailing pitch in the area. There are a large number of national retailers located in the street which include Primark, Foot Locker, Holland & Barrett, Wilko, Boots, Argos, McDonalds, Costa Coffee and Specsavers amongst many others. The town boasts an excellent mix of national and local occupiers which serve the local community and catchment area. The East Ham Market Hall is particularly popular with its quirky and unique mix of local and international market stalls. In terms of total floorspace East Ham retail is estimated to be at approximately 0.51 million sq ft and total in-store comparison retail expenditure (2016) for the area is above the national average for comparable centres at 496m million.

6 JD SPORTS 123 HIGH STREET NORTH, EAST HAM, LONDON E6 1HZ SITUATION The property is situated on the west side of High Street North approximately a three minute walk from East Ham underground station. The unit benefits from strong pedestrian flow located in East Ham s prime retailing pitch. WH Smith is located adjacent to the subject property with Boots and Deichmann Shoes located immediately opposite. DESCRIPTION The property comprises a mid-terrace retail unit arranged over ground, first and second floors. The property provides a ground floor retail sales area with ancillary storage and staff accommodation to the rear. There is a vacant building to the front of the first floor roof arranged over first and second floors. The upper floors are currently vacant, in shell condition and in need of complete refurbishment. There is access to the property from the rear via Ron Leighton Way. There is currently no access to the roof or the upper floors, however part of the ground floor space has been excluded from JD Sport s lease to potentially provided access in the future - please see the lease plan in the data room. ACCOMMODATION Accommodation* Sq m Sq Ft Ground Floor 411 4,424 ITZA ,373 First Floor Second Floor *Measurements are approximate, any interested party should carry out their own measured survey. TENURE Freehold. TENANCY The ground floor is let to JD Sports Fashion PLC for a term of 10 years from 15 August 2017 on an effective full repairing and insuring lease expiring 14 August 2027 without break at a passing rent of 110,000 pa. There will be an upward only open market rent review in 2022.

7 DEVELOPMENT POTENTIAL Subject to obtaining the necessary planning consents the property provides a significant development opportunity for residential extension to the rear of the building. There is the potential to create additional residential accommodation on the vacant first floor roof space above the retail unit measuring approximately 4000 sq ft. There is also further potential to increase the density of the development to the rear and to the side of the building STP.* A Permitted Development application has been submitted for the first and second floor for 3 flats. The subject property s parade has seen considerable residential development granted in recent years: In 2018, planning permission was granted for 133A High Street for the change of use from a vacant ancillary store unit to a 1 bed flat at first floor. In 2015 planning permission was granted for High Street (parade opposite) for the proposed alteration for the erection of second and third floor extensions to create 3 x 2 bed, 1 x 3 bed and 1 x 1 bed flats including cycle storage and amenity space. Currently in planning: the redevelopment of the former Co-op. The site will provide two retail units (totalling 2,120sq.m), a gym (1,871sq.m.) and 98 residential units to be operated within the private rented sector. EAST HAM DEVELOPMENT: East Ham is set to undergo significant redevelopment in the foreseeable future. Dransfield properties have partnered up with Land Management and Barratt London to transform the 1.9 acre Market Hall site to create new homes and jobs in the area. Plans have been submitted to Newham Council to create 21,500 sq ft of retail and restaurant space, 277 flats and duplexes, new areas of public space, the relocation of the existing local authority car park as well as a landscaped courtyard and roof gardens. Furthermore, Bellway Homes have earmarked 100million dedicated to transforming an industrial estate off Newham Way in East Ham into 400 new homes, a co-working space for small and medium companies and a new public square. *121 High Street North has a right of way over part of the land in order to access their property from the rear.

8 COVENANT INFORMATION HISTORY JD Sports Fashion Plc, more commonly known as just JD Sports, is a sports-fashion retail company founded in 1981 in Bury, Greater Manchester. The company now has over 1,200 stores across a number of retail fascias and benefits from its own roster of highly sought-after worldwide exclusive product releases. It is listed on the London Stock Exchange and is a constituent of the FTSE 250 Index. In 2016, JD Sports acquired Go Outdoors for 112 million. BUCKING THE UK RETAIL TREND JD Sports reported pre-tax profits of 294.5m in the 53 weeks to 3 February 2018, a record for the fashion chain. In-store sales rose 3 per cent on a like-for-like basis, while online sales jumped 30 per cent. Whilst the retail market in general has struggled this year JD have continued to profit from the athleisure trend towards wearing good quality athletic clothes outside the gym and by offering high end special and limited edition versions of their leisurewear and footwear. JD Sports Fashion plc has a current D&B rating of 5A1 and reported the following financial information for the last three years*: Year Ending 28 Jan Jan Jan 2015 Turnover 2,378,694,000 1,821,652,000 1,522,253,000 Pre-Tax Profit 238,368, ,631,000 90,496,000 Tangible Net Worth 361,348,000 08,809, ,414,000 *At the time of print the 2018 accounts had yet to be made fully available.

9 VAT The property is elected for VAT and it is anticipated the transaction will be treated as a transfer of a going concern (TOGC). EPC The EPC is available upon request. DATAROOM PROPOSAL We are instructed to seek offers in excess of 2,000,000 (Two Million Pounds), subject to contract and exclusive of VAT. A purchase at this level would reflect a net initial yield of 5.18% after allowing for purchaser s costs of 6.28%. For further information or to make arrangements for viewing please contact: PRIVATE CLIENT TEAM For access to the Allsop Dataroom please use the following link: Liam Stray liam.stray@allsop.co.uk Ronnie Morgan ronnie.morgan@allsop.co.uk PRIVATECLIENT Misrepresentation Act: 1. Allsop LLP and Aston Rose on its own behalf and on behalf of the instructing party of this portfolio whose agent Allsop and Aston Rose is, gives notice that: (a) these particulars do not constitute in whole or in part an offer or contract for sale or lease; (b) none of the statements contained in these particulars as to the property are to be relied on as statements or representations of fact; and (c) the instructing party does not make or give, and neither Allsop or Aston Rose nor any of their members or any person in its employment has any authority to make or give, any representation or warranty whatsoever in relation to the property. The only representations, warranties, undertakings and contractual obligations to be given or undertaken by the instructing party are those contained and expressly referred to in the written contract for sale or agreement for lease between the instructing party and a purchaser or tenant. 2. Prospective purchasers or tenants are strongly advised to: (a) satisfy themselves as to the correctness of each statement contained in these particulars; (b) inspect the property and the neighbouring area; (c) ensure that any items expressed to be included are available and in working order; (d) arrange a full structural (and where appropriate environmental) survey of the property; and (e) carry out all necessary searches and enquiries. Allsop is the trading name of Allsop LLP. Design: Command D