INVESTMENT SUMMARY UNIQUE CENTRAL LONDON FREEHOLD INTEREST 128 King Henry s Road London NW3 3ST 1.76 ACRES IN PRIME CENTRAL LONDON
INVESTMENT SUMMARY 128 KING HENRY S ROAD Prime location in one of London s most affluent areas adjacent to St John s Wood, Swiss Cottage and in close proximity to Regent s Park. The subject property comprises a 304 bed 4 star hotel situated on a prominent site at the junction of King Henry s Road, Harley Road & Adelaide Road. The site totals 1.76 acres (0.712 hectares). We understand that the total gross internal area is 221,781 sq ft (20,604 m2). Freehold Interest. The hotel is let on a full repairing and insuring lease expiring on the 23rd June 2064 at a rent 33,735 per annum. An additional 24,250 per annum will be received from two separate telecom mast leases. Therefore the total contracted rent will be 57,985 per annum. The rent rises to 41,500 per annum in June 2035. We understand the lessee benefits from a management agreement with Marriott Hotels expiring in 2036. A significant reversion in 2064 offering potential purchasers a very prominent re-development site to alternative uses (stp). Offers are invited for the freehold interest subject to contract and exclusive of VAT. Opportunity to purchase the Gibraltar based SPV.
LOCATION SITUATED IN THE HEART OF ONE OF LONDON S MOST AFFLUENT AREAS, JUST NORTH OF REGENT S PARK. Swiss Cottage is located on the northern side of Regent s Park in Central London. It is one of the most exclusive residential areas in London adjacent to St John s Wood and is home to many prominent residents. The concentrated residential area around The Marriott Hotel consists mainly of Victorian terraces. Regent s Park, is one of the Royal Parks of London. It lies within inner North West London, partly in the City of Westminster and partly in the London Borough of Camden. The 158 hectares (395 acres) park is mainly open parkland which enjoys a wide range of facilities and amenities including gardens, a lake with waterfowl and boating area, sports pitches, and children s playgrounds. The northern side of the park is the home of London Zoo and the headquarters of the Zoological Society of London. A5 HAMPSTEAD A41 FINCHLEY ROAD & FROGNAL WEST HAMPSTEAD FINCHLEY RD FINCHLEY ROAD ROSSLYN HILL FINCHLEY RD MAIDA VALE EDGWARE RD FITZJOHN S AVENUE SWISS COTTAGE SOUTH HAMPSTEAD A41 ST JOHN S WOOD BELSIZE PARK AVENUE ROAD HAMPSTEAD HEATH HAVERSTOCK HILL PRIMROSE HILL HAMPSTEAD HEATH PRINCE ALBERT RD 128 King Henry s Road Regents Park London, NW3 3ST CHALK FARM A502 A400 CAMDEN TOWN CAMDEN HIGH ST CAMDEN RD A503 KING S CROSS ST PANCRAS MAIDA VALE BAYSWATER RD A40 PADDINGTON A402 MARYLEBONE HYDE PARK MARYLEBONE RD MARBLE ARCH REGENTS PARK BAKER STREET A501 OXFORD ST GREAT PORTLAND STREET OXFORD CIRCUS BOND STREET REGENT ST EUSTON EUSTON RD A40 TOTTENHAM COURT ROAD PICCADILLY CIRCUS STRAND A501 Regent s Park Swiss Cottage Underground Primrose Hill Regent s Park Swiss Cottage Library ZSL London Zoo
SITUATION THE PROPERTY IS SITUATED ON A PROMINENT SITE AT THE JUNCTION OF KING HENRY S ROAD, HARLEY ROAD & ADELAIDE ROAD. Finchley Road (A41) situated 200m to the west provides a direct link to both the North Circular Road (A406) and the M1. Hampstead Village, 0.9 miles (1.45 km) to the north and St. John s Wood, 0.59 miles (0.95 km) to the south, provide a wide range of shops, restaurants, cafes and bars. Hampstead Heath, Regents Park and Primrose Hill are all within a mile (1.61 km) of the property. Immediately adjacent to the property is the recently built UCL Academy. Close by is Hampstead Theatre and Swiss Cottage Leisure Centre set in a public square creating excellent amenity space. FINCHLEY RD A41 SWISS COT TAGE ST JOHN S WOOD PARK WINCHESTER RD 128 King Henry s Road Regents Park London, NW3 3ST ADELAIDE RD KING HENRY S RD ELSWORTHY RD B509 PRIMROSE HILL RD PRIMROSE HILL ADELAIDE RD GLOUCESTER AVE B525 ORDNANCE HILL A41 ST JOHN S WOOD PRINCE ALBERT RD REGENTS PARK Car Park at the Rear of the Marriott Hotel Swiss Cottage Leisure Centre Avenue Road UCL Academy
The Roundhouse theartre Canary Wharf City of London The Shard Primrose Hill London Zoo Post Office Tower Oxford Street London Eye Regents Park Swiss Cottage Library St John s Wood High Street Lords Cricket Ground Hyde Park Earls Court Hamstead Theatre Swiss Cottage Station
COMMUNICATION THE PROPERTY BENEFITS FROM EXCELLENT TRANSPORT LINKS WITH SWISS COTTAGE PROVIDING JUBILEE LINE SERVICES DIRECT TO THE WEST END (BOND STREET) IN 7 MINUTES, WATERLOO IN 13 MINUTES AND CANARY WHARF IN 23 MINUTES. Jubilee Line FINCHLEY ROAD SWISS COTTAGE ST JOHNS WOOD BAKER STREET BONSTREET 7MINS GREEN PARK WESTMINISTER WATERLOO 13MINS SOUTHWARK LONDON BRIDGE BERMONDSEY CANADA WATER CANARY WHARF 25 MINS METROPOLITAN LINE HAMMERSMITH & CITY CIRCLE, METROPOLITAN & BAKERLOO LINES CENTRAL LINE PICCADILLY & VICTORIA LINES CIRCLE & DISTRICT LINES NORTHEN, BAKERLOO & WATERLOO & CITY LINES LINES NORTHEN LINE LONDON UNDERGROUND DLR DESCRIPTION THE PROPERTY WAS CONSTRUCTED CIRCA 1970 AND COMPRISES A 304 ROOM 4 STAR HOTEL WITH UNDERGROUND PARKING, LEISURE AND CONFERENCE FACILITIES WITH BOTH RESTAURANT AND BAR. We understand that the total gross internal area is 221,781 sq ft (20,604 m2). The Hotel has the following amenities:- 7 floors 301 rooms 3 suites 8 meeting rooms totalling 5,425 sq ft 1 concierge level 3 x restaurants Fitness Centre Indoor swimming pool The site totals approximately 1.76 acres (0.712 hectares).
TENURE Freehold TENANCIES The property is let to Golden Diamond D Regents Park 2005 Ltd on a lease for a term of 99 years from 23rd January 1974. The lease is full repairing and insuring. The passing rent is 33,735 per annum, and is subject to a fixed increase on the 24th June 2035 rising to 41,500 per annum. There is additional income from a telecoms mast which is let to Everything Everywhere Ltd until 28th July 2024. The lessor receives 11,750 per annum which reflects 50% of the income from the telecom mast licence. In addition the lessee is close to signing an additional telecoms mast lease agreement with Vodafone at a passing rent of 25,000 per annum, the freeholder will be entitled to 50% of this rent. The total contracted rent will therefore be 57,985 per annum. MARRIOTT MANAGEMENT AGREEMENT The lessee has the benefit of a management agreement in place dated 21st April 2006 for a term of 30 years to Marriott Hotels Limited with an additional extension of 10 years. EBITDA in 2014 was 4.6m. COVENANT STRENGTH Gold Diamond D Regent s Park 2005 Ltd are ultimately owned by the Abu Dhabi Investment Authority (ADIA). Further information can be found at www.adia.ae The last three years accounts for the tenant are shown below: 2014 2013 2012 Turnover 15,968,802 14,961,550 15,990,024 Operating Profit 2,212,573 1,927,099 2,694,669 Net Assets 34.741,637 18,273,659-376,478
VAT We understand that the property is elected for the purposes of VAT. It is proposed that the transaction will be structured by way of a transfer of a going concern. EPC An EPC is available upon request. DEVELOPMENT POTENTIAL The site offers significant long term redevelopment potential. Assuming a redevelopment working within the parameters of the existing site of around 220,000 sq ft GIA you could potentially create a net saleable area of around 165,000 sq ft, subject to the necessary consents. For brand new fully serviced apartment blocks in this location average prices have achieved 2,500 on a capital value per sq ft basis. PROPOSAL Offers are invited for the freehold interest subject to contract and exclusive of VAT. COMPANY PURCHASE The property is held in an off shore spv which is available to purchase. Additional information is available on request. John Reavley T: 020 3667 8404 M: 07899 841 312 jreavley@bcmre.com Andy Barrs T: 020 3667 8408 M: 07909 522 151 ab@bcmre.com Will Wynn-Williams T: 020 3667 8410 M: 07581 544 726 www@somerfordinvestment.com Misrepresentation Act: These particulars are issued, without responsibility on the part of the vendor, BCMRE and Somerford Investment Partners Ltd, or any of their respective employees or agents and serve only as an introductory guide to the premises. No part of them constitutes a term of a contract or a statement or representation upon which any reliance can be placed. Any person with an actual or prospective interest in the premises must satisfy themselves as to any matter concerning the premises by inspection, independent advice or otherwise. Neither BCMRE and Somerford Investment Partners Ltd, nor any of their employees or agents have authority to make or give any representation or warranty as to the premises whether in this report or otherwise. Unless otherwise stated all figures quoted are to be considered exclusive of VAT. The plans are published for convenience of identification only, and although believed to be correct, their accuracy is not guaranteed and does not form part of any contract. Design and produced by PLP London T:020 3137 3079 plplondon.com