CURRYS PC WORLD STARBECK, HARROGATE HG2 7LD
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- Martin Freeman
- 5 years ago
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1 Virtual Freehold Prime Retail Warehouse Investment ENTER
2 Harrogate is one of the most attractive retail warehouse catchments in the UK for property investors, both in terms of a relatively high Personal Disposable Income and a most limited supply, with a significant number of unsatisfied retail warehouse occupier requirements Bucking the national trend, retail warehouse rents have continued to rise in the town over the last 5 years with uplifts on reviews The property lies in the prime retail warehouse pitch in Harrogate, opposite the dominant Morrisons foodstore, sharing the same car park, and close to Homebase and Carpetright units The property is held virtual freehold on a 997 year unexpired leasehold interest at a rent of 10 per annum The unit is a modern purpose built retail warehouse of 25,250 sq ft GIA, which is divisible and capable of extension Let to the excellent covenant of DSG Retail Ltd trading as Currys PC World with a relatively recent new style fit out. The rent is 465,000 per annum equating to per sq ft with lease expiry in July 2025 Whilst we understand Currys PC World trade successfully from this unit, there has been interest from other retailers in a potential downsize at higher rents, and this is considered a medium term angle Offers are sought in the order of 7,325,000 (seven million, three hundred and twenty-five thousand pounds) subject to contract and exclusive of VAT for the benefit of this long leasehold interest. This reflects an attractive net initial yield of 6%, assuming purchaser s costs at 5.8% Adjoining Carpetright and Homebase Units Adjoining Morrisons Superstore VAT, EPC &
3 Subject Property Harrogate is an affluent spa town located in North Yorkshire, 25 km (15.5 miles) north of Leeds and 31 km (21 miles) west of York. The A1(M) lies 13 km (8 miles) to the east of the town, connecting to the M1 to the south and Darlington, Durham and Newcastle upon Tyne to the north, and the A61 linking the town directly with Leeds to the south. Furthermore the A59 runs through Harrogate, connecting to Skipton in the west and York to the east. The distances to surrounding villages are highlighted below: VILLAGE/TOWN DISTANCE DRIVETIME Knaresborough 3.2 km (2.0 miles) 6 minutes Killinghall 6.9 km (4.3 miles) 12 minutes Wetherby 12.6 km (7.8 miles) 15 minutes Harewood 15.6 km (9.7 miles) 15 minutes Boroughbridge 14.8 km (9.2 miles) 20 minutes LEEDS LEED LE EDS ED DS LIVERPOOL MANCHESTER MA M ANCH HEST HE STE ST TER Subject Property NEWBY HALL NEWCASTLE UPON TYNE 10 MINUTE DRIVE TIME CONTOUR BIRMINGHAM 20 MINUTE DRIVE TIME CONTOUR A61 NIDD A1M B8165 KILLINGHALL MENWITH HILL HA ARROGATE OGA GATE A34 BOROUGHBRIDGE B1363 FLAXBY Y KNARESBOROUGH UG U GH G H A19 A59 A64 YORK B6161 LONDON BRISTOL A1237 WETHERBY B658 OTLEY HAREWOOD CLIFFORD Satellite Navigation Latitude Longitude VAT, EPC &
4 SITUATION The subject property is located at Plumpton Park in the wider Starbeck area on the northern side of Hookstone Chase, to the east of Harrogate town centre. This is an established retailing location, with Morrisons, Homebase and Carpetright also sharing the site with the subject property. According to CACI, approximately 75,998 people live within a 10 minute drive-time of the property and this figure increases to 124,530 in the 20 minute profile. Key indicators from the 10 minute profile show an exceptionally affluent catchment, with the representation of the top Acorn Group (Wealthy Achievers) almost double the UK average, and with 81% of the population classed within the top three Acorn Groups (Wealthy Achievers, Urban Prosperity and Comfortably Off) compared to a UK average of 58%. Furthermore, car and home ownership statistics are both significantly above the national average. The Harrogate catchment population is one of the most affluent of the PROMIS catchments, ranking 22 of the PROMIS Centres on the PMA Affluence Indicator. PROMIS further comment, Overall, provision per household of retail warehousing floorspace is below the PROMIS average. Reflecting the spending habits of the catchment population, per capita retail spending levels are significantly above the PROMIS average (Source: CACI). This is perhaps not that surprising when one considers there is a strong local economy, but without the relatively high housing costs which one would find in similarly affluent catchments in the south-east of England. KEY INDICATORS AREAS % UK AVERAGE INDEX Car Ownership 77.0% 72.6% 106 Home Ownership 75.9% 68.3% 111 ACORN GROUP AREA % UK AVERAGE INDEX 1. Wealthy Achievers 41.7% 21.3% Urban Prosperity 10.4% 15.9% Comfortably Off 29.2% 20.5% Moderate Means 8.3% 18.0% Hard Pressed 10.1% 24.2% 42 Source: CACI Index calculated as: (Area%/UK Average) x 100 VAT,EPC &
5 As a result of planning restrictions, there has been a tight limit on retail warehousing in Harrogate and the subject property, together with the Homebase and Carpetright adjoining, forms the dominant out of town retail offer. Within Harrogate there is a B&Q, Aldi and Pets at Home on Harrogate Retail Park which is the only other significant retail warehousing in the town. There is also a proposed store adjoining this site, where Wickes have agreed a pre-let over 21,500 sq ft at per sq ft. This is however subject to planning which is not straightforward, indicating the difficulties in gaining out of town retail consent here. Some 4 miles east at Knaresborough is St James Retail Park, with occupiers including Next, Argos, Matalan, M&S Foodhall and Boots. SKIPTON ROAD RIPON ROAD WEST PARK STATION TI TI PARADE YORK PLACE SKIPTON ROAD OATLANDS DRIVE KNARESBOROUGH ROAD WETHERBY ROAD HIGH STREET HOOKSTONE CHASE FOREST LANE FOREST LANE FOREST MOO HOOKSTONE DRIVE WETHERBY ROAD LEEDS ROAD Subject Property VAT,EPC &
6 The subject property comprises a purpose built retail warehouse originally comprising two separate units, but subsequently internally refurbished and combined to comprise a single unit with a GIA of 25,250 sq ft. The unit is of standard steel frame construction with brick elevations and a glazed entrance frontage. There is segregated rear servicing facilities with access via the car park spine road from Plumpton Park Road. In the entire retail development there is parking for 876 vehicles. Within the no build zone over the car park to the front of the subject property are 212 spaces giving a ratio of 1 space per 110 sq ft. VAT, EPC &
7 The property is held by way of a 997 year unexpired leasehold interest at a rent of 10 per annum, as outlined in red on the attached plan. The head lessee also has the right to use that part of the car park within the hatched green outline on the attached plan, which is shared with the Morrison s food store, for the entire term. This area is a no build zone to protect the parking provision for the subject property. The property has a right of access over the yellow shaded area to the public highway. Furthermore, as long as Morrisons or one of their group companies remain tenant of the foodstore, the head lessee has the right to use that part of the car park edged in green. VAT,EPC &
8 PLANNING In February 2000, planning permission was granted for the erection of 2 nonfood retail units with associated service yard and parking. The consent stated a minimum size of 929 sq metres (10,000 sq ft) and a restriction on user against sales on the property of food for consumption off the premises (other than confectionery), DIY goods, clothing, sportswear, shoes, toys, fashion accessories, handbags and luggage, watches, jewellery, perfume and toiletries, records, books, cds, dvds, audio and video tapes, except those which are wholly ancillary to the main goods sold; pet food and hobby and crafts accessories. We would therefore summarise the consent as permitting the sale of bulky goods. The vendors hold the benefit of an Environmental Report and the site is considered to present a low to medium risk based on a continuation of the site in its current usage. VAT, EPC &
9 TENANCY The property is let to DSG Retail Limited on 2 separate FRI leases with a 25 year term from 10th July 2000, therefore expiring in July The current rent passing is 465,000 pa ( per sq ft). There are 5 yearly upwards only rent reviews and the review with effect from 10th July 2015 remains outstanding. TENANT COVENANT DSG Retail Limited, following the merger between Dixons and Carphone Warehouse in August 2014, is one of the main operating companies of Dixons Carphone plc. Dixons Carphone plc is Europe's leading specialist electrical and telecommunications retailer and services company, employing over 40,000 people in 9 countries. The most recent accounts are set out below :- TENANT YEAR ENDING SALES TURNOVER (000S) PROFIT/PRE TAXES (000S) NET WORTH (000s) DSG Retail Ltd 2nd May ,314, , ,900 5A1 30th April ,078,300 94, ,500 D&B RATING The Homebase and Carpetright units adjoining, owned by a fund client of Colliers Capital UK, are let at rents reflecting per sq ft for the 36,140 sq ft Homebase and per sq ft for the 12,520 sq ft Carpetright. We understand discussions are on-going between the landlord and Homebase in respect of a lease regear and Homebase are keen to stay. Further details can be provided on request. Harrogate Retail Park lies on the western side of the town in what we consider an inferior position, without the benefit of a large foodstore anchor. Here B&Q are paying a rent equating to per sq ft for 31,235 sq ft. having taken an assignment from Focus in 2011 with a premium payment of 741,935. Devaluing this premium and adding it to the rent would give a rental level of per sq ft. The 2 adjoining smaller units are let respectively to Aldi over 14,725 sq ft paying per sq ft with effect from March 2015 and Pets at Home of 10,080 sq ft at per sq ft having been subject to a small uplift at the January 2014 review. A pre-let, subject to planning, on an adjoining site has been signed with Wickes at per sq ft for 21,500 sq ft subject only to a 6 months rent free period. For a town the size of Harrogate there is an extremely limited supply of retail warehouse space. We believe if either one or both of the 2 original units became available here, there would be strong interest from various discounters (eg Home Bargains, B&M and Wilko), subject to planning, or retailers including Dunelm (who have expressed strong interest in the past), Homesense, Steinhoff, ScS, SofaWorks and Wren Furniture. If planning can be further widened to permit fashion and footwear, TK Maxx also would be a possible occupier. VAT, EPC &
10 EPC The property has an EPC rating of D (93). A copy of the EPC can be provided on request. VAT The property has been elected for VAT, however, it is anticipated that the transaction will be treated as a Transfer of Going Concern (TOGC). We are seeking offers in the order of 7,325,000 (seven million, three hundred and twenty-five thousand pounds), subject to contract and exclusive of VAT for the benefit of this long leasehold interest. This reflects an attractive net initial yield of 6%, assuming purchaser s costs at 5.8%. FURTHER INFORMATION Wilkinson Williams Heathcoat House 20 Savile Row London W1S 3PR Paul Wilkinson Telephone: Mobile: p.wilkinson@wilkinsonwilliams.co.uk Ellie Kirkby Telephone: Mobile: e.kirkby@wilkinsonwilliams.co.uk MISREPRESENTATION NOTICE Wilkinson Williams LLP give notice to anyone who may read these particulars as follows: These particulars are prepared for the guidance only of prospective purchasers. They are intended to give a fair overall description of the property but are not intended to constitute part of an offer or contract. Any information contained herein (whether in the text, plans or photographs) is given in good faith but should not be relied upon as being a statement of representation or fact. Nothing in these particulars shall be deemed to be a statement that the property is in good condition or otherwise nor that any services or facilities are in good working order. The photographs appearing in this brochure show only certain parts of the property at the time when the photographs were taken. Certain aspects may have changed since the photographs were taken so it should not be assumed that the property remains precisely as displayed in the photographs. Furthermore, no assumptions should be made in respect of parts of the property which are not shown in the photographs. Any areas, measurements or distances referred to herein are approximate only. Descriptions of the property are inevitably subjective and the descriptions contained herein are given in good faith as an opinion and not by way of statement of fact. Plans are published for convenience of identification only and although believed to be correct, their accuracy is not guaranteed and they do not form part of any contract. Wilkinson Williams LLP gives notice that some of the partnership members have a financial interest in the property. VAT,EPC &
Harrogate Retail Park
ENTER Harrogate is an affluent and highly desirable spa town in North Yorkshire. The town provides one of the UK s most attractive retail catchments, benefiting from relatively high levels of personal
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