1 & 2 CHAPMAN S YARD, SCARBOROUGH. well secured, large space, freehold, retail investment
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1 1 & 2 CHAPMAN S YARD, SCARBOROUGH well secured, large space, freehold, retail investment
2 Investment Considerations A prominent location on Chapman s Yard connecting St Thomas Street to North Street Close proximity to national multiple occupiers such as Matalan, Wilko, Burton, Poundland, Savers, Clarks, Costa Coffee and Miss Selfridge Large space units are at a premium in the town Within close proximity to the proposed North Street Cinema Development Well secured to the strong covenants of TJX UK (TK Maxx) and Dave Whelan Sports Limited (DW Sports) Average Weighted Unexpired Lease Term (AWULT) of 8.27 years Total rent of 337,500 pax Freehold Offers in excess of 4,000,000 (Subject to Contract & exclusive of VAT), which reflects a Net Initial Yield of 8%, assuming purchasers costs of 5.8%. Location Scarborough is a popular seaside town on the east coast of England approximately 134 km (84 miles) south east of Newcastle upon Tyne and 73 km (46 miles) north east of York. The town has excellent communication links with road connections via the A171 from the north, the A170 and A64 from the west and the A165 from the south. The town is served by numerous direct rail services, with The East Coast Mainline connecting Scarborough to London Kings Cross in 3 hours and Edinburgh in 3 hours 32 minutes. Demographics Scarborough is the leading retail destination on the North Yorkshire coast with a shopping population of 83,000 people and a primary catchment population of 147,000 (PROMIS). The town benefits from a captive catchment with the closest competing retail centres of York and Middlesbrough being over an hour s drive away. Scarborough is the largest holiday resort on the Yorkshire Coast. In 2012 the town attracted approximately 1.4 million overnight visitors and 6.5 million people on day trips, spending over 470 million. In addition, the impact of tourism generated a further 187 million to the local economy, giving an overall increase of Scarborough 7% from Retail in Scarborough benefited from 25% of the total spend. Retailing in Scarborough Scarborough s total town centre retail floor space totals approximately 1.07 million sq.ft which is focussed around a very compact pedestrianised prime retailing pitch on Newborough and Westborough, within close proximity to Scarborough railway station. Notable retailers on the street include Marks and Spencer and Boots The town benefits from two covered shopping centres, the Brunswick Shopping Centre, anchored by Debenhams and totalling 127,000 sq.ft of retailing space and the Balmoral Centre, anchored by Wilko. Given the historic nature of the town, there are very few large space units on prime pedestrianised Newborough. This has resulted in a number of notable destination retailers such as, Wilko, Matalan, TK Maxx and DW Sports locating to the north of this pitch within close proximity to the North Street Car Park. 1st of the 200 PROMIS centres on the PMA Competition Indicator
3 Situation The property is situated in a prominent corner location at the junction with North Street, Waterhouse Lane and St Thomas Street. Located directly opposite the subject property is Matalan, Wilko and an NCP car park providing approximately 480 spaces. In addition there is the town s largest pay and display Car Park in close proximity on North Street. The Property The property comprises a modern building arranged over ground and first floors. TK Maxx trade from the ground floor level and benefit from ancillary space and staff quarters on the first floor. DW Sports is accessed via a customer escalator at ground floor level and trades from first floor. Both units are serviced from North Street to the rear of the building. Tenancies Unit Description Unit 1 Unit 2 Area Analysis (sq ft) Tenant Name GF FF Rent (pax) TJX UK t/a TK Maxx Dave Whelan Sports Limited t/a DW Sports Total 18,373 17, ,500 Start Date Expiry Date Next O/S Review Accommodation The property consists of circa 3,306 sq.m (35,944 sq.ft). Tenure Freehold. Current Income pax 337,500 pax Covenant Strength Tenant Comments 18,083 3, ,500 25/03/03 24/03/23 25/03/18 Approx 7.95 years unexpired. Guaranteed by TJX Europe Limited. The rent will not exceed 296,125 pax at the last review on 25/03/ ,978 80,000 01/08/14 31/07/24 01/08/19 12 months rent free (income producing on 01/08/2015). Landlord to top up. The tenant has an option to determine the lease on 31/07/2019. Approx 9.3 years unexpired. 4.3 years to TBO. D&B Rating Financial Year End Turnover Profit (Loss) Net Worth TJX UK 5A 1 01/02/2014 1,995,000,000 91,500, ,700,000 Dave Whelan Sports Ltd 5A 2 30/03/ ,399,784 4,062,583 64,356,449
4 1 & 2 chapman s yard, SCARBOROUGH YO11 1DW print PROPOSED NORTH STREET DEVELOPMENT SITE North Street Car Park North Street Car Park The car park is accessed off Castle Road and currently provides 156 short stay parking spaces. In 2008 planning permission was granted for a new entertainment complex comprising a six screen cinema, a bowling alley, shops and an underground car park to replicate the current provision. The proposed scheme would further enhance footfall benefitting the subject property.
5 Investment Comparables Date Address Tenant Current Chesterfield Primark & Card Factory AWULT (years) Price Purchaser NIY Comments 8 years 8.12m (Q) Under Offer 6.25% 8.50 psf (Q) May 2015 Scarborough Matalan 15 years 5.5m Private Investor Sept 2014 Bedford New Look 10 years 3.835m Private Investor Feb 2015 Wolverhampton Poundland & Two Local Retailers Sept 2014 Peterborough New Look & TK Maxx 7.25% psf 6.9% psf 12.6 years 3.975m Oval Real 7.88% 7 psf Estate 5 years 9.075m Picton Capital 6.5% 7 psf Rental Value We devalue the TJX UK rent to reflect psf and DW Sports to reflect 5.60 psf. Both rents are in line with the current market tone and we believe there are strong prospects for future rental growth. There is a shortage of large space units within Scarborough Town Centre and retail warehouse supply is estimated at just 264,000 sq.ft (PROMIS), all of which is located out of town, focused along the A64 Seamer Road to the south. EPC EPCs are available upon request. Service Charge There is a service charge in operation with no current Landlord shortfalls. Further information is available upon request. Further Information For further information, including access to a data room, please contact: VAT The property has been elected for VAT and any disposal will be by way of a Transfer of a Going Concern (TOGC). Proposal We have been instructed to seek offers in excess of 4,000,000 (Four Million Pounds), Subject to Contract & exclusive of VAT, which reflects a net initial yield of 8%, allowing for purchaser s costs of 5.8%. Ed Smith ed.smith@greenpartners.co.uk David Freeman david.freeman@greenpartners.co.uk Patrick Over patrick.over@greenpartners.co.uk James Baillie james.baillie@greenpartners.co.uk MISREPRESENTATION These particulars do not constitute an offer or contract. They are intended as a guide to prospective purchasers. All reasonable care has been taken in the preparation of these particulars but their accuracy is not guaranteed. The purchaser should satisfy himself and as to the correctness of these details. Neither the agents nor the vendors or lessors are to be or become under any liability or claim in respect of these particulars. These particulars are supplied on the understanding that all negotiations are conducted through this office. June Adrian Gates Photography & Design
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