Prime Office Investment Sale
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- Erika Turner
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1 Park View House 58 The Ropewalk, Nottingham, NG1 5DD Prime Office Investment Sale
2 2 Investment Summary PROPOSAL Highly prominent and 100% prime office building located in the heart of Nottingham s central business district. High quality Grade A refurbishment throughout providing open plan office accommodation extending to 1, sq m (16,001 sq ft). Excellent city centre car parking provision with 17 secure spaces and up to an additional 7 on Park Terrace by agreement with Nottingham Park Estate Ltd. (ratio 1 : 666 sq ft). 88% let to two high profile corporate occupiers Mazars LLP and Gateley LLP - for 10 years without break. Vacant accommodation of sq m (1,925 sq ft) subject to a 2 year rent, rates and service charge guarantee. Total rent will be 245,515 per annum including the income from Mazars, Gateley and the guarantee. Freehold. We are instructed to seek offers in excess of 3,400,000 (Three Million and Four Hundred Thousand Pounds). Assuming full purchaser s cost of 5.80% this represents an attractive net initial yield of 6.83% and a low capital value per sq ft of 212 for a fully refurbished prime property.
3 3 LOCATION Nottingham is based at the heart of the UK and is the recognised commercial and administrative capital of the East Midlands. The city is located approximately 88km (55 miles) North East of Birmingham, 193 km (120 miles) North of London and 112km (70 miles) South East of Manchester. Nottingham has excellent communication links and is approximately 8 miles east of junctions of the M1 motorway. Nottingham benefits from a recently expanded train station and new tram infrastructure due early 2015 adding an additional 2 lines to the south. With the soon to be completed duelling works to the A453 travel times to J24 M1 will be significantly reduced. There is a frequent railway service to London St Pancras, with two direct trains per hour with the fastest journey time of 1hour 35minutes. Nottingham East Midlands airport is 19km (12 miles) from the city, this airport has become a major cargo hub and now the second busiest UK airport for freight traffic in Nottingham has a resident population of approximately 307,000 persons and an urban area population of approximately 806,000. The city has a diverse economy with services accounting for approximately 80% of total output. Major employers in the city include Capital One, Boots PLC, Experian and Eon. A38 A608 ILKESTON A6096 A61 DERBY A52 A A52 NOTTINGHAM A60 A514 EAST MIDLANDS AIRPORT 24 A514 A453 A6006 A42 A A42 11 A447 LEICESTER
4 4 THE VICTORIA CENTRE SITUATION JUNCTION 25 M1 DERBY RD JUNCTION 25 M1 THE PARK OXFORD ST 3 REGENT ST TALBOT STREET THE ROPEWALK A610 WOLLATON STREET PARK ROW UPPER PARLIAMENT STREET 5 ANGEL ROW MAID MARIAN WAY A6008 MOUNT ST 8 ST JAMES ST FRIAR LANE NOTTINGHAM CASTLE THE ROYAL CENTRE 4 FRIAR LANE MAID MARIAN WAY CORNER HOUSE QUEEN ST LONG ROW KING ST OLD MARKET SQUARE PEOPLES COLLEGE OF FE HOUNDSGATE UPPER PARLIAMENT ST EXCHANGE ARCADE ST PETER S GATE LISTERGATE CLUMBER ST COLLIN ST PELHAM ST BROADMARSH SHOPPING CENTRE BUS STATION CANAL ST LACE MARKET Park View House is prominently situated on The Ropewalk, forming part of the Nottingham Central Business District. High profile occupiers within this location include Freeths, RBS, Eversheds and KPMG. The property is within walking distance of the principal public transport links with the Market Square, containing bus and tram links being under five minutes walk and Nottingham Railway Station less than ten minutes walk. The property also benefits from excellent connectivity to the principal M1 junctions at J.24, 25 & 26. AMENITIES 1. Harts Hotel and Restaurant 2. Browns 3. Cast & The Playhouse 4. World Service 5. Chapel Bar Restaurants 6. Holiday Inn Express 7. Crowne Plaza 8. Park Plaza STATION ST TRAM B NOTTINGHAM TRAIN / TRAM STATION Tram Train
5 5 Description Park View House was substantially reconstructed in 1997 combining a small element of the original listed building to deliver a unique combination of modern and traditional elevations. More recently during 2013 the property was comprehensively refurbished to full Grade A specification to provide modern, efficient and open plan office accommodation with self-contained parking. The building provides office accommodation over ground, first, second and third floors together with basement storage. The property benefits from the following high quality specification; 1. Feature ground floor reception area 2. Air conditioning throughout 3. Raised access floors incorporating floor boxes 4. Suspended ceilings incorporating recessed LG7 lighting 5. Male, female and disabled WC s along with shower facilities 6. Passenger lift and stairs serving all floors 7. Roof terrace with outstanding views across The Park Estate and South West Nottingham Externally the property benefits from 17 secure parking spaces within the rear compound and up to 7 additional spaces on the adjoining Park Terrace. (By agreement with Nottingham Park Estate Ltd).
6 6 ACCOMODATION THIRD FLOOR SQ M 1,256 SQ FT SECOND FLOOR SQ M 3,957 SQ FT FIRST FLOOR SQ M 5,633 SQ FT GROUND FLOOR (Suite A) SQ M 1,925 SQ FT GROUND FLOOR (Suite B) SQ M 1,887 SQ FT BASEMENT SQ M 1,343 SQ FT TOTAL 1,486.4 SQ M 16,001 SQ FT
7 7 TENANCY The property is 88% let on two full repairing and insuring leases to the high profile corporate occupiers of Mazars LLP and Gateley LLP. The remaining ground floor accommodation extending to sq m (1,925 sq ft) is currently vacant and is subject to a 2 years rent, rates and service charge guarantee. There is strong interest in the space, further details available on request. Tenancy Schedule Demise Tenant Lease Lease Rent Rent Rent Per Car Parking Start Expiry Review Sq Ft Spaces 2nd & 3rd Floors Mazars LLP 18/06/ /06/ /06/ ,014.50* Basement, Part Ground & First Floors Gateley LLP 01/01/ /12/ /01/ ,738.00** (office rent) 9 Ground Floor Rent, rates and 2 years from 31, (Suite A) service charge completion guarantee TOTAL 245, * Rent commencement date 16/07/2015, with half rent of 43, pa paid up to 15/07/2016. The full annual rent of 86, is payable from 16/07/2016. ** Rent commencement is 18 months from earlier of lease completion or occupation. The office rent is 123,709pa. The basement rent is 4,029 pa rising to 6,715pa at first review.
8 8 COVENANT INFORMATION An international organisation specialising in audit, accountancy, tax, legal and advisory services. The company employs 13,800 professionals across 72 countries that span Europe, Africa, the Middle East, Asia Pacific, North America, Latin America and the Caribbean. Mazars LLP has an ICC credit score of 78 / 100 representing a low risk of business failure. The recent financial accounts can be summarised as follows:- A full service national law firm that promotes the commercial interests of companies, individuals and organisations, with over 700 employees. The company s headquarters are registered in Birmingham, and they operate from other locations nationally including Edinburgh, Manchester and Leeds, as well as offices in Dubai. Gateley LLP have an ICC credit score of 75 / 100 representing a low risk of business failure. The recent financial accounts can be summarised as follows:- 30 April April April April April April 2011 SALES TURNOVER 120, , ,868 SALES TURNOVER 50,701 44,883 43,168 PROFIT BEFORE TAXES 22,182 20,952 22,315 PROFIT BEFORE TAXES 0 0 7,069 NET WORTH (8,119) (12,433) (6,725) NET WORTH (13) 0 4,849 NET CURRENT ASSETS 24,531 26,848 33,355 NET CURRENT ASSETS 16,213 14,108 12,915
9 9 Local Market Commentary Park View House is set within the central business district and home to many of the cities high profile occupiers. The surrounding area is considered to be the prime office location within Nottingham, offering a mixture of Grade A and high quality office space. Take-up within Nottingham City Centre for 2014 to date comprises circa 180,000 sqft. Key deals include the letting of 60,000 sqft at 2 Castle Wharf to Parexel and 12,000 sqft to Baker Tilly at City Gate, together with the two lettings at Park View House. Of the take up activity during 2013, key deals included VF Corporation taking 30,000 sq ft at The Curve, ng2, with a further 15,700 sq ft acquired by Adtrak at Chapel Quarter. Top headline rents in Nottingham City Centre were achieved with the pre-let of 105,000 sqft to Eon in 2011 at per sqft. Elsewhere, per sqft was achieved to TDX at The Pod in 2013 and in per sqft to both Mazars and Gateley at Park View House. There are currently a number of buildings due to undergo speculative refurbishment to capitalise on the limited supply of existing Grade A space in the city. Within the vicinity of the subject property, these include 37 Park Row, 26,331 sqft and New Castle House, 15,860 sqft. These will both deliver Grade A refurbishments with quoting rents of per sqft and per sqft respectively, seeking to increase the current prime rent tone for existing buildings.
10 10 CONTACT Ben Kelly Tel: +44 (0) James Keeton Tel: +44 (0) James Hall Tel: +44 (0) ENERGY PERFORMANCE CERTIFICATE The property has an EPC asset rating of C69. VAT The property has been elected for VAT. We envisage a sale being treated as a Transfer of a Going Concern (TOGC). PROPOSAL We are instructed to seek offers in excess of 3,400,000 (Three Million and Four Hundred Thousand Pounds). Assuming full purchaser s cost of 5.80% this represents an attractive net initial yield of 6.83% and a low capital value per sq ft of 212 for a fully refurbished prime property. Any outstanding rent free will be deducted from the sales proceeds at completion. Jones Lang Lasalle and Geo Hallam & Sons for themselves and for vendors or lessors of this property, whose agents they are, gives notice that: 1/ The particulars are produced in good faith, but are a general guide only and do not constitute any part of a contract. 2/ No person in the employment of the agent(s) has any authority to make or give any representation or warranty whatsoever in relation to this property. 3/ The property is offered subject to contract and unless otherwise stated all rents are quoted exclusive of VAT. 4/ Nothing in these particulars should be deemed a statement that the property is in good condition, or that any services or facilities are in working order. 5/ Unless otherwise stated, no investigations have been made regarding pollution, or potential land, air or water contamination. Interested parties are advised to carry out their own investigations if required. November Designed and produced by:
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