FOR SALE LONG LET RETAIL INVESTMENT WITH ALTERNATIVE USE POTENTIAL 3-9 ACADEMY STREET INVERNESS IV1 1JN
INVESTMENT SUMMARY Prominent city centre location One of Europe s fastest growing cities Flexible building layout Suitable for multi-occupancy and alternate uses (subject to planning) FRI lease to House of Fraser (Stores) Ltd expiring 18 May 2081 63 years unexpired term Sub-let to Blacks Outdoor Retail Ltd Offers over 995,000 (exclusive of VAT) NIY of 8.49% Location Inverness is the capital of the Highlands and Islands region of Scotland and one of the fastest growing cities in Europe. It is a thriving centre for business commerce, leisure and tourism. The city has a population in the order of 80,000 people (Inverness city area) which is forecast to increase to nearly 100,000 by 2035 (The Highland Council 2012). The city is 110 north-west of Aberdeen, 140 miles north of Edinburgh and 170 miles northeast of Glasgow. It benefits from excellent road, rail and air links served by city centre bus and train stations. Inverness Airport is 8 miles north-east of the city centre. ONE OF THE FASTEST GROWING CITIES IN EUROPE 3-9 ACADEMY STREET INVERNESS IV1 1JN INVERNESS A82 FORT WILLIAM A82 GLASGOW A85 5 DUNDEE EDINBURGH 6 ABERDEEN 0 North 2LONG LET RETAIL INVESTMENT WITH ALTERNATIVE USE POTENTIAL
Situation 3 The subjects occupy a highly prominent city centre position on Academy Street directly opposite Inverness train station and Falcon Square. The pitch provides a busy thoroughfare connecting to the High Street, Eastgate Shopping Centre, and other city centre attractions. Nearby occupiers include Marks & Spencers, The Royal Highland Hotel, Filling Station Bar & Restaurant, Costa Coffee and Pizza Express. Clachnaharry Rd North Kessock Telford St Telford Street Retail Park Rd 3-9 ACADEMY STREET INVERNESS A82 IV1 1JN Acadamy St High Street Haugh Rd Milburn Rd Eastgate Shopping Centre Inverness Castle Annfield Road Old Perth Rd Raigmore Hospital Culcabock Inverness Retail Park Beechwood LONG LET RETAIL INVESTMENT WITH ALTERNATIVE USE POTENTIAL
Description 4 The property comprises an impressive Category C listed building and adjoining interconnected 1970s building with flat roof. The ground floor corner unit trading as One Bar is outwith the ownership. The property extends over ground, 1st, 2nd and 3rd/attic floors with the current occupier Blacks retailing from the ground floor and utilising 1st and 2nd floor areas for storage and staff accommodation purposes. The property benefits from extensive frontage onto Academy Street and from 1st floor level above onto Baron Taylor Street owing to its corner position. Historically the subjects formed part of the famous Benzies and latterly Arnotts department store. The subjects include a yard area with car parking located at the rear of the property and accessed from Baron Taylor Street. This provides external storage and parking for up to four cars. LONG LET RETAIL INVESTMENT WITH ALTERNATIVE USE POTENTIAL
Accommodation We estimate the subjects extend to the following approximate net internal areas: FLOOR NIA SQ M NIA SQ FT Ground Floor 266.89 2,873 First Floor 326.3 3,900 Second Floor 215.55 2,320 Third Floor/Attic 130.92 1,409 TOTALS 975.66 10,502 EPC The property has an EPC rating of C. A copy of the certificate can be passed to interested parties. Tenure Outright ownership interest (Scottish equivalent of English freehold). Ground Floor First Floor Second Floor Third Floor BAR ONE (Outwith ownership) 5LONG LET RETAIL INVESTMENT WITH ALTERNATIVE USE POTENTIAL
Tenancy Covenant 6 The subjects are leased in their entirety to House of Fraser (Stores) Ltd for a 99 year period on full repairing and insuring terms expiring on 15 May (Whitsunday) 2081 at a current passing rent of 89,000 per annum. The lease provides for 5 yearly rent reviews, the next falling on 5th June (Whitsunday) 2022. House of Fraser are not in occupation of the subjects and have sub-let to Blacks Outdoor Retail Ltd for a 10 year term expiring on the 26th January 2028, at a current passing rent of 80,000 per annum. Blacks repairing obligations are limited by means of a schedule of condition. The lease is subject to a tenant break option on 27th January 2023 subject to 12 months written notice. The sub-lease also provides for a 5 yearly upward only rent review. Blacks are well established in the building and have been trading successfully from the property for a number of years and have plans to expand their retail/sales area to 1st floor level. House of Fraser was established in Glasgow in 1849. They are one of the leading premium multi-branded retailers in the UK and Ireland. House of Fraser (Stores) Ltd has a Creditsafe rating of 61/100 indicating low risk. The most recent financial accounts are summarised below. Blacks Outdoor Retail Ltd is a specialist retailer of outdoor footwear, apparel and equipment. House of Fraser (Stores) Ltd The company is part of the JD Sports fashion group. A leading multi-channel retailer of sports, fashion and outdoor brands in the UK and Europe. The company have a Creditsafe rating of 41/100 indicating moderate risk. In their latest accounts to 28 January 2017 they reported a turnover of 137.79M, pre-tax profit of 914,000 and a net worth of - 40.9M. YEAR ENDING 28 JAN 2017 30 JAN 2016 31 JAN 2015 Turnover 823,000,000 814,700,000 772,000,000 Pre-tax Profit 22,200,000 13,100,000 14,600,000 Net Worth - 6,800,000-46,800,000-91,400,000 LONG LET RETAIL INVESTMENT WITH ALTERNATIVE USE POTENTIAL
Price We are instructed to invite offers over 995,000 (exclusive of VAT) representing a net initial yield of 8.49% assuming purchaser s costs of 5.32%. VAT We understand the property is VAT elected and therefore VAT will be payable on the purchase price. We anticipate the transaction can be treated as a Transfer of a Going Concern (TOGC). Viewing and Further Information Nick Armstrong nick.armstrong@ryden.co.uk Tel: 0131 473 3223 Finlay Miller finlay.miller@ryden.co.uk Tel: 0131 473 3210 Andy King andy.king@ryden.co.uk Tel: 0207 323 7959 Ryden LLP 7 Exchange Crescent Conference Square Edinburgh EH3 8AN Ryden is a limited liability partnership registered in Scotland. Messrs Ryden for themselves and for vendors or lessors of this property whose agents they are give notice that: (i) the particulars are set out as a general outline only for the guidance of intended purchasers or lessees, and do not constitute, nor constitute part of, an offer or contract; (ii) all descriptions, dimensions, reference to condition and necessary permissions for use and occupation, and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them; (iii) no person in the employment of Messrs Ryden has any authority to make or give any representation or warranty whatever in relation to this property. April 2018.