BERKELEY HOUSE HUNTS RISE, SOUTH MARSTON PARK SWINDON, SN3 4TG BUSINESS CENTRE INVESTMENT OPPORTUNITY

BERKELEY HOUSE HUNTS RISE, SOUTH MARSTON PARK SWINDON, SN3 4TG BUSINESS CENTRE INVESTMENT OPPORTUNITY

INVESTMENT CONSIDERATIONS Swindon is strategically located in the M4 corridor with excellent transport links to London, Bristol, Birmingham by road and rail South Martson Park is regarded as Swindon s premier distribution park on account of its links to the motorway network which also makes it an attractive location for local businesses Freehold site extending to 3.09 acres (1.25 ha) with good provision of onsite parking Mixed use building made up of offices and industrial with an onsite café that benefits the wider area The property has benefited from high level of capital expenditure which has had the immediate effect of reducing vacancy rate to below 3% and increasing rents Numerous asset management opportunities to include reducing non recoverable costs generated by licences inclusive of rates and increasing rents in line with recent letting evidence Net income of 183,271 over a total floor area of 42,460 sq ft giving an average net rent of 4.29 psf with a potential reversion to 254,472 Offers are sought in excess of 1,800,000 (One Million Eight Hundred Thousand Pounds) reflecting a net initial yield of 9.62% and a potential reversionary yield of 13.36% after deducting usual purchasers costs of 5.8%. This reflects a low capital value of 42.39 psf.

Bristol A455 rt A449 r-mare A38 A49 Hereford A49 Forest of Dean M48 A37 Gloucestershire Airport Cheltenham A40 GLOUCESTER A48 BRISTOL M5 WORCESTER A46 M50 A433 BATH M4 M5 A429 A350 Frome A36 Shepton A361 Warminster Mallet Glastonbury A350 A46 A417 Evesham A420 Stroud Cirencester Cotswold Airport Chippenham Trowbridge A36 A419 A424 Royal Wootton Bassett A429 A346 Marlborough A303 A40 SWINDON A338 SALISBURY A420 A44 M40 Andover Banbury Oxford OXFORD A34 Newbury A41 A33 A339 A34 Basingstoke M3 Winchester A418 M40 READING A31 M1 Milton Keynes Bletchley Aylesbury High Wycombe Maidenhead M4 Heathrow M3 M25 A331 Aldershot GUILDFORD Farnham A3 M1 LUTON M25 Windsor Luton LONDON A24 BERKELEY HOUSE A361 LOCATION Swindon is one of the main towns and commercial hubs in the south west situated adjacent to the M4. The town is approximately 30 miles (48km) south west of Oxford, 30 miles (48km) south of Cheltenham and 75 miles (120km) west of Central London. The town benefits from good communication links with the A419 providing access to Cirencester 15 miles (24km) to the north west and the M4 (Junction 15) 2.5 miles (4km) to the south east. The M4 provides access to Bristol approximately 40 miles (64km) to the west, Reading 40 miles (64km) to the east and London 75 miles (120km) to the east. Rail services are provided from Swindon railway station with a quickest journey time to Reading, Bristol Temple Meads and London Paddington of 27 minutes, 42 minutes, and 1 hour and 3 minutes respectively. The nearest international airport is Bristol Airport which is located 47 miles (75km) to the west. The airport currently serves over 100 destinations, around the UK and Europe, and handled over six million passengers in 2014. The airport has undergone significant redevelopment over the past 18 months with 15m being spent on two extensions to the airport. Construction of another terminal is currently ongoing with completion planned for summer 2016.

D BERKELEY HOUSE 41 Kingsdown Road Kingsdown Lane B4141 Kingsdown Road A419 Kingsdown Lane BERKELEY HOUSE, HUNTS RISE Highworth Road A361 A361 Highworth Road Hunts Rise A361 Highworth Road Woodside Road Stirling Road Stirling Road Stirling Road Viscount Way Supermarine Road Broadmoor Road Highworth Road GROUND FLOOR B4006 Ermin Street 06 Highworth Road FIRST FLOOR SITUATION TENURE The property is situated on South Marston Business Park on the north east of Swindon, two miles from the town centre. The property is held Freehold. Tk Communication Mast A 361 111.3m BS Berkeley House It is accessed off the A419 dual carriageway which links to Junction 15 of the M4. The Honda plant is a short distance away. The property is prominently situated on the western side of Hunts Rise opposite its junction with Spitfire Way. The South Marston Park is regarded as the premier industrial and distribution location in Swindon and has attracted occupiers such as Honda, Aldi, Thrifty, Mercedes Benz, Smythson, Nissin (UK), Yuasa, PRL and Renault. DESCRIPTION The property comprises a former factory with brick elevations and north lit roofs which has been converted to provide a business centre comprising 25 office suites, 15 small industrial units, 2 warehouse units, storage and a café, which share a large secure yard area accessed from Hunts Rise. NON RECOVERABLES Gross rents on the building are currently 320,082 per annum. The majority of occupiers are charged rent inclusive of service charge. The annual service charge budgeted is 122,761 per annum ( 2.89 psf) of which 117,778 is funded by the landlord. Historically the licences were inclusive of rates and there remains a number of tenants that still occupy on this basis. The total non-recoverable cost due to this arrangement and vacancy is 19,033 and in time should reduce to vacant rates only. The net rents receivable are therefore 183,271 per annum. ASSET MANAGEMENT OPPORTUNITIES There are numerous asset management opportunities, some of which are set out below:- El Sub Sta The property has recently undergone a comprehensive cosmetic refurbishment program. Berkeley House benefits from 99 car parking spaces. SITE AREA The property occupies a site of approximately 3.09 acres (1.25ha). Let remaining vacant units Increase rents to a uniform level generating significant reversion Remove all rates inclusive licences improving net income Move the tenants onto longer leases and run a traditional service charge Generate further revenue for services including the conference and seminar rooms which are currently used by tenants at zero cost Crown Copyright, ES 100004106. For identification purposes only.

TENANCY SCHEDULE Unit Tenant Use Area (sq m) Area (sq ft) Start Break End Current Gross Rent p.a. OFFICE Suite 1 Method Consulting LLP Office 245.91 2,647 24/05/13 04/12/16 03/06/17 25,200 9.52 18,500 9,121 37,058 14.00 Licence Suite 2 Method Consulting LLP Office 26.2 282 21/09/15 04/12/16 03/06/17 4,653 16.50 2,075 5,076 18.00 Licence Current Gross psf Rateable Value L/L Rates Liability 2015 Gross ERV Gross ERV ( psf) Tenure Comments Historic deal preceeding the vendors ownership inclusive of rates thereby negating income. Suite 3 Away Space Limited Office 35.86 386 08/12/15 07/12/16 6,948 18.00 2,700 6,948 18.00 Licence Suite 4 Truston Ltd Office 42.92 462 01/11/15 31/10/16 7,739 16.75 2,950 8,316 18.00 Licence Suite 5, CVD Ltd Office 24.99 269 20/07/15 19/07/16 4,842 18.00 2,000 4,842 18.00 Licence Suite 6 Bluedot Express Logistics Ltd Office 25.46 274 01/12/15 30/09/16 6,024 21.99 2,020 996 4,932 18.00 Licence Suite 7 Akya Ltd Office 24.71 266 01/01/16 01/07/16 31/12/16 4,788 18.00 2,025 4,788 18.00 Licence Suite 8-10 Stanley Electric (UK) Co. Ltd Office 74.79 805 22/04/15 21/04/17 17,710 22.00 6,000 2,958 14,490 18.00 Lease Contract out of the 1954 Act Suite 11 Akya Ltd Office 35.12 378 01/12/15 31/05/16 6,804 18.00 2,950 6,804 18.00 Licence Suite 12 Corr Recruitment Office 24.99 269 21/09/15 20/09/16 4,600 17.10 1,850 4,842 18.00 Licence Suite 12A Arduant Resources Ltd Office 25.18 271 08/12/15 07/12/16 4,607 17.00 1,850 4,878 18.00 Licence Suite 12B and 12C Conference Room & Board Room Office 75.07 808 5,800 Free service to tenants. Rates covered by service charge Suite 12D & 12E Henry Wills t/a Spitfire Studio Office 80.82 870 07/09/15 06/09/16 6,525 7.50 6,400 6,090 7.00 Licence Suite 14 & 15 GS Optinose (UK) Ltd Office 66.43 715 17/01/16 16/07/16 16,452 23.01 5,300 12,870 18.00 Licence Suite 16 Lundie Marketing Services Ltd Office 67.91 731 03/11/15 02/11/16 11,809 16.16 5,300 13,158 18.00 Licence Suite 16A Kiaora Enterprises Ltd Office 25.55 275 21/12/15 20/12/16 4,950 18.00 2,025 4,950 18.00 Licence Suite 44 Cama 3 Ltd Office 36.79 396 13/12/15 12/12/16 6,138 15.50 1,450 6,336 16.00 Licence Suite 45 Castlegate Investments LLP Office 67.82 730 01/12/15 31/05/17 10,220 14.00 7,200 11,680 16.00 Licence Suite 45a Castlegate Investments LLP Office 24.15 260 01/12/15 31/05/17 3,640 14.00 4,160 16.00 Licence Suite 46/46a Rosker Ltd Office 71.72 772 01/01/15 30/06/16 31/12/16 10,121 13.11 6,000 2,958 12,352 16.00 Licence Suite 47, Quad Design Office 35.86 386 01/12/15 31/05/16 30/11/16 6,948 18.00 2,900 6,176 16.00 Licence SUB TOTAL 1,138.25 12,252 170,718 13.93 16,033 180,746 14.75 Tenant served notice at break on 31st May 2016 Interest in the unit from tenants in the building INDUSTRIAL Units 17,18, 19 Scanna MSC Ltd Industrial 242.1 2,606 01/12/15 30/09/16 11,584 4.45 9,900 22,151 8.50 Licence Unit 20 Steven Hurst t/a GWR Motorsport Industrial 89.19 960 07/09/15 06/03/16 06/09/16 6,720 7.00 3,500 8,160 8.50 Licence Unit 27 XS Distribution Ltd Industrial 78.97 850 24/06/15 23/06/16 7,650 9.00 3,100 7,225 8.50 Licence Unit 28 Sauleprint Ltd Industrial 39.48 425 17/08/15 16/08/16 3,825 9.00 1,500 3,613 8.50 Licence Unit 29 Hampton Trust Industrial 40.6 437 07/05/15 06/11/15 3,933 9.00 1,575 776 3,715 8.50 Licence Unit 30 XS Distribution Ltd Industrial 115.57 1,244 23/10/15 22/10/16 12,440 10.00 4,650 12,440 10.00 Licence Unit 31 Scanna MSC Ltd Industrial 111.48 1,200 01/10/15 30/09/16 12,000 10.00 4,400 12,000 10.00 Licence Unit 32-33 Accelerated Weathering Laboratories Ltd Industrial 66.43 715 01/07/15 30/06/16 7,620 10.66 3,000 6,078 8.50 Licence Unit 34 Inception Business Technology Ltd Industrial 66.8 719 04/02/16 03/08/16 5,033 7.00 2,700 6,112 8.50 Licence Unit 41 Scanna MSC Ltd Industrial 83.98 904 01/10/15 30/09/16 7,800 8.63 3,350 7,684 8.50 Licence Unit 42 VACANT Industrial 104.05 1,120 4,050 1,997 9,520 8.50 Unit 43 Bluedot Express Logistics Ltd Industrial 80.64 868 01/12/15 30/09/16 3,183 3.67 3,200 7,378 8.50 Licence Store A Henry Wills t/a Spitfire Studio Industrial 2.79 30 14/10/15 13/10/16 450 15.00 107 53 450 15.00 Licence Store B Zimmer Ltd Industrial 2.79 30 13/12/15 12/12/16 420 14.00 110 450 15.00 Licence Store C Quad Design Industrial 2.79 30 16/11/15 15/05/16 15/11/16 450 15.00 110 450 15.00 Licence Store D Akya Ltd Industrial 5.85 63 01/08/15 31/01/16 945 15.00 225 111 945 15.00 Licence Store E Cama 3 Ltd Industrial 6.78 73 13/12/15 12/06/16 12/12/16 1,095 15.00 260 1,095 15.00 Licence Store F Carol Amanda Whitield Industrial 3.25 35 01/03/16 28/02/17 525 15.00 128 525 15.00 Licence Store G, VACANT Industrial 3.25 35 0 0.00 128 63 525 15.00 Store H Lundie Marketing Services Ltd Industrial 3.44 37 04/05/15 03/05/16 03/11/16 555 15.00 135 555 15.00 Licence SUB TOTAL 1,150.23 12,381 86,228 6.69 3,000 111,069 8.97 WAREHOUSE Warehouse 1 Greenmeadow Commercial Services Ltd Industrial 549.15 5,911 01/12/10 30/11/16 19,136 3.24 28,750 23,644 4.00 Lease Contract out of the 1954 Act. SC csontribution of 0.30p psf Warehouse 2 Luckes & Son Industrial 993.96 10,699 22/02/16 21/03/16 30,000 2.80 42,796 4.00 SUB TOTAL 1543.11 16,610 49,136 2.96 66.440 4.00 CAFÉ Spitfire Cafe Lesley Clare Allcorn Café 113.06 1,217 21/05/13 20/05/18 14,000 11.50 4,850 13,996 11.50 Lease Contract out of the 1954 Act SUB TOTAL 113.06 1,217 14,000 11.50 13,996 11.50 TOTAL 3,944.65 42,460 320,082 7.54 19,033 372,251 8.77 Temporary licence Licence in place. Lease in solicitor s hands for 7 years at a rent of 30,000 pa with 3 year break. 1 month of rent free. SC contribution of 0.30p psf.

EPC Further information can be provided upon request. VAT The property has been elected for VAT and therefore VAT will be payable on the purchase price. It is anticipated that the sale will be treated as a Transfer of a Going Concern (TOGC). PROPOSAL Offers are sought in excess of 1,800,000 (One Million Eight Hundred Thousand Pounds) reflecting a net initial yield of 9.62% and a potential reversionary yield of 13.36% after deducting usual purchasers costs of 5.8%. This reflects a low capital value of 42.39 psf. FOR FURTHER INFORMATION OR TO MAKE ARRANGEMENTS FOR VIEWING PLEASE CONTACT: Guy Scott Plummer 020 7543 6726 guy.scott-plummer@allsop.co.uk Richard Lea 020 7543 6832 richard.lea@allsop.co.uk www.allsop.co.uk Misrepresentation Act: 1. Allsop LLP on its own behalf and on behalf of the vendor/lessor of this property whose agent Allsop LLP 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 vendor/lessor does not make or give, and neither Allsop LLP nor any of its 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 vendor/lessor are those contained and expressly referred to in the written contract for sale or agreement for lease between the vendor/lessor 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: CommandD www.commandhq.co.uk 03.16