KINGSTON (Units 1-4), 366, Ewell Road, Tolworth, KT6 7AZ PROMINENTLY LOCATED RETAIL PARADE IN AFFLUENT LONDON SUBURB LET ON LEASES WITH RPI-LINKED INCREASES
KEY INVESTMENT CRITERIA Prominent new build development on busy road Well configured retail accommodation with demised parking to the rear New 999 year leasehold with the opportunity to acquire the freehold interest by separate negotiations WAULT of 12.4 years (7.8 years to breaks) Leases with RPI-linked review clauses Located in an area with significant ongoing and proposed commercial and residential development We are seeking offers in excess of 3,440,000 (Three Million, Four Hundred and Fourty Thousand Pounds) for the leasehold interest, subject to contract and exclusive of VAT, reflecting an attractive net initial yield of 6.75%, after allowing for purchaser s costs of 6.59%. LOCATION Tolworth is an affluent and thriving suburb in the South West of London in the Royal Borough of Kingston-upon-Thames, located 11 miles south west of Central London. M4 Newbury Basingstoke M3 Maidenhead Reading Winchester M40 M4 M3 Aldershot Farnham Heathrow Guildford London M25 Gatwick Crawley M25 London City Kingston Tolworth T The subject property is well served by two mainline stations; Tolworth Station which provides regular services into London Waterloo in just over 30 minutes, and Surbiton which provides frequent services into London Waterloo (10 per hour at peak times) with a fastest journey time of 16 minutes, and Victoria with a fastest journey time of 27 minutes. Tolworth benefits from excellent road communications, being just off the A3, one of the main arterial routes linking Central London to the South/South West. The A3 links to Junction 10 of the M25, 10 miles to the south west of Tolworth with an estimated drive time of under 15 minutes. Ewell Road (A240) is the main road linking Tolworth to Kingston upon Thames (3 miles to the North) and Surbiton a mile to the North West. Over 1,100 new homes planned within a 1 mile radius of the subject property Petersfield (Kingston Borough Council)
EWELL RD. EWELL RD. RED LION RD. SITUATION Unit 1-4 366 Ewell Road. RED LION RD. Population growth in area expected to be twice the UK average. (Source: Experian) EWELL RD. EWELL RD. TOLWORTH TOWER WARREN DRIVE NORTH TOLWORTH RAIL STATION The subject property is prominently located on the corner of Ewell Road and Red Lion Road in Tolworth, the main road leading to Kingston-upon-Thames from the A3. Ewell Road is the extension of the established retail pitch, close to Tolworth Tower. Other national multiples located close by include Marks & Spencer, Boots, B&M Bargains, Iceland, William Hill and WH Smith. A240 A3 TOLWORTH RISE SOUTH A3 CATCHMENT Tolworth has a catchment population of over 76,500 people within a 5 minute drive of the subject property. This figure is set to increase at twice the national average by 2025. The affluence of the catchment is illustrated by the two graphs below: Social Grade Key Social Grade AB C1 C2 DE Description Household Income Tolworth UK Average Higher & Intermediate manage/admin/prof Supervisory, cleric, junior manage/admin/prof Skilled manual workers Semi-skilled/unskilled manual workers The subject property benefits from significant passing traffic as well as being located in a densely populated residential area. DESCRIPTION The property comprises a parade of four well configured retail units arranged on ground floor only, with three floors of residential accommodation above and offers undercroft and surface car parking to the rear, accessed off Red Lion Road. Tolworth UK Average Units 1-3 benefit from rear access and units 2 & 3 (HSL and Sainsburys Local) have demised parking, (5 & 10 spaces respectively). * Both graphs are based on population within a 5 minute drive from the subject property (source Experian)
TENANCIES Tenant COVENANT Lease Start lease Expiry Sainsbury s Supermarkets Ltd (3261722) was founded in 1869 in London and currently trades from over 1,200 stores in the UK. Sainsbury s holds a 15.9% market share, the second largest in the UK (Kantar Worldpanel, May 2017). 12/03/2016 14/03/2015 15/03/2014 Turnover 23,168,000 23,443,000 23,919,000 Pre-Tax Profit 406,000-206,000 810,000 Tangible Net Worth 4,608,000 4,377,000 4,860,000 High Seat Ltd (00916661) provides high quality handcrafted furniture. Founded in 1968 in Yorkshire it has since expanded to 58 stores nationwide, with 14 in the London and South East area alone. There are further plans for expansion, with a target to reach 100 stores over the next 3 years. 31/12/2015 Next Review 31/12/2014 Break Sainsbury s Supermarkets Ltd 17/12/2013 16/12/2028 17/12/2018 17/12/2023 High Seat Ltd 05/11/2013 04/11/2033 05/11/2018 05/11/2025 Kids Rock Ltd (lease assigned to Hutchinson Ventures Limited in March 2017) 31/12/2013 Turnover 50,094 35,933 26,140 Pre-Tax Profit 3,276 995 630 Tangible Net Worth 4,730 2,084 2,328 Years Unexpired 11.5 (6.5) 16.4 (8.4) Passing Rent (per anum) Floor Area (sq ft) Rate (per sq ft) 81,000 4,633 17.48 91,500 3,864 23.68 17/08/2015 16/08/2025 17/08/2020-8.1 75,000 3,181 23.58 Vacant - - - - - - 693 * Total rent, net of 350 per annum ground rent. 247,150* 12,371 Comments RPI linked reviews capped and collared at 1% & 3.5% per annum compounded. 10 car parking spaces demised. RPI linked reviews capped and collared at 1.5% & 3.5% per annum compounded. 5 car parking spaces demised. RPI linked reviews capped and collared at 2% & 4% per annum compounded. ERV - 7,000 per anum. No ratings shortfall. Hutchinson Ventures Ltd (10621340) whose registered office is at 56, The Greenway, Epsom, Surrey KT18 7HZ. It is an independent diner and children s soft-play area providing additional services including catered parties.
REGENERATION AREA For indicative purposes only. The nearby Tolworth Tower is currently undergoing an extensive redevelopment which will deliver 454 residential units, 52,000 sq ft of grade A office space and 10,355 sq ft of new retail. Furthermore, Lidl have been granted permission to build a new 250,000 sq ft UK headquarters in Jubilee Way. The site will provide 5,000 new jobs to the area. Meyer Bergman are also proposing over 700 units at the currently derelict Toby Jug Site by Tolworth Station. Unit 4 Ewell Road Red Lion Road Lenelby Road Unit 3 (Sainsburys Local) Demised Car Parking Unit 2 (High Seat) Demised Car Parking Proposed Leasehold Title TENURE 999 year long leasehold at a ground rent of 350 per annum. There is an opportunity to acquire the freehold by separate negotiation. EPC A full copy of EPC s is available upon request. VAT We understand the property is elected for VAT and it is anticipated that the sale will be dealt with by means of a Transfer of a Going Concern (TOGC).
PROPOSAL Seeking offers in excess of 3,440,000 (Three Million, Four Hundred and Forty Thousand Pounds) for the leasehold interest, subject to contract and exclusive of VAT, reflecting an attractive net initial yield of 6.75%, after allowing for purchaser s costs of 6.59%. Upon letting Unit 4 at our ERV, a purchase at this level would reflect the following potential yield profiles shown on the right: Year End Running Yield Min Max 2018 7.52% 8.11% 2019 7.52% 8.11% 2020 7.74% 8.57% 2021 7.74% 8.57% 2022 7.74% 8.57% 2023 8.07% 9.66% 2024 8.07% 9.66% FURTHER INFORMATION For further information please contact: Fiona Nichols T: 020 7647 4809 M: 07817 676 763 fiona.nichols@gcw.co.uk Alex Matthews T: 020 7647 4827 M: 07776 209 571 alex.matthews@gcw.co.uk 7-10 Chandos Street London W1G 9DQ T: 020 7408 0030 F: 020 7495 4248 www.gcw.co.uk Disclaimer - Whilst every effort has been made to ensure accuracy, no responsibility is taken for any error, omission or mis-statement in these particulars which do not constitute an offer or contract. No responsibility or warranty whatever is made or given either during negotiations or in particulars by vendor, lessor or the agent. Gooch Cunliffe Whale LLP. Registered in England No. OC376010. Registered office: 30 City Road, London EC1Y 2AB. GCW: July 2017. Produced by Barbican Studio T: 020 7634 9573