INTRODUCTION

The Knight Frank Hotels Team and Guildprop are delighted to jointly bring to market, The Holiday Inn Express Cambridge – Duxford M11, Junction 10 and the Red Lion Hotel at Whittlesford Bridge.

A rare branded hotel and well-known coaching inn, managed by Interstate Hotels, situated eight miles from Cambridge City Centre and within the heart of the Cambridge science and bio-tech parks. Comprising a total of 93 en suite bedrooms across a site of 1.6 acres with conferencing, shared parking for 91 cars and an opportunity to develop a row of garages into further hotel bedrooms or a residential conversion.

The hotels are held freehold and to be sold as a pair or, alternatively, The Red Lion can be purchased as a standalone asset.

Investment Highlights

• 73 en suite bedrooms

• Adjacent to Whittlesford Parkway Train Station

• One meeting room with capacity up to 15 delegates, boardroom style

• Ground floor restaurant and bar accommodating up to 100 covers

• The hotel is subject to a franchise agreement to IHG and a management agreement to Interstate Hotels

• Can be purchased free of management

• Eight miles from Cambridge City Centre and within the heart of Cambridge Science and biotech parks including; AstraZeneca, Addenbrookes, The Wellcome Sanger Institute, The Babraham Institute and the proposed Huawei site.

• Built in 2010 (Gen 4)

• Shared parking for circa 91 cars

• Freehold

Investment Highlights

• Well known four-star coaching inn, adjacent to the Holiday Inn Express Cambridge – Duxford

• 18 en suite bedrooms

• Ground floor restaurant and bar for circa 80 covers

• Modern glass atrium and garden room with seating for up to 200 delegates

• Private dining room with seating for up to 45 delegates, theatre style

• Subject to a Hotel Management Agreement to Interstate Hotels

• Can be purchased free of management

• Popular wedding venue

• Recent refurbishment to all public areas and bedrooms

• Grade II listed

• Freehold

• Retirement sale – first time on the market in 43 years

The site extends to a total of 1.6 acres and encompasses two lots as outlined in the site plan below.

Location

The Holiday Inn Express Cambridge, Duxford and The Red Lion Hotel are located in the county of Cambridgeshire, adjacent to Whittlesford Parkway Train Station and two miles east from Junction 10 of the M11 motorway. Cambridge City is situated eight miles north of the assets and can be accessed within 15 minutes via car, depending on traffic. More locally, the hotels are situated on the north side of the A505, an arterial route through South Cambridgeshire linking with the M11 motorway to the west and the A11 to the east.

The M11 motorway provides convenient vehicular access north towards Cambridge City Centre (eight miles) and south towards Central London (54 miles). The M11 also links with the A14 at junction 14 and can be accessed within 10 minutes from the hotels. The A14 is a major East to West arterial road providing access towards Peterborough, Huntingdon, the Midlands and onwards to the M1. Peterborough is rapidly becoming a combined authority with Cambridge to accommodate the overspill and lack of space within central Cambridge. The hotels sit within the Oxford-Cambridge Arc, a globally significant area, home to 3.7 million people and supporting over two million jobs which results in circa £110 billion of Gross Value Added to the UK economy annual. The assets are also within close proximity to the A11, a major trunk road in the south east, linking the cities of Cambridge and Norwich.

The nearest train station to the properties is Whittlesford Parkway Train Station, located adjacent to the Holiday Inn Express Cambridge – Duxford. The hotels are situated to the east of the station, opposite platform 1, which accommodates all services running in a southerly direction. The station offers two services to London Liverpool Street every hour (one hour 15 minutes approximate journey time) and one service to London Stansted Airport every hour (30 minutes approximate journey time). The station also offers two services every hour in a northerly direction which run through to Cambridge City (10 minutes approximate journey time). The nearest London Underground station is situated at Tottenham Hale, serviced by the Victoria Line. Whittlesford Parkway provides direct train serviced to Tottenham Hale with a journey time of approximately 30 minutes.

The nearest international airports to the assets are London Luton Airport, situated approximately 35 miles to the south west and Stansted Airport, situated approximately 20 miles to the south. Stansted airport can be accessed within 30 minutes by car, via the M11 motorway, or 30 minutes by rail, as aforementioned.

Cambridge

Cambridge has been described as the only true university city in England being home to the prestigious University of Cambridge and its 31 colleges. The city boasts spectacular architecture through multiple colleges, chapels and courtyards, enhanced by beautifully landscaped commons and open spaces. Situated in Cambridgeshire in the South East of England, Cambridge is one of the 13 premiere heritage cities in England. The city has a world class reputation for education, science and innovation and is considered crucial for the UK’s economy and its international competitiveness. The strong presence of science and technology sectors within Cambridge have been fundamental to the city’s growth over the decades. The city of Cambridge benefits from an exceptional central location within the UK, easy access into Central London and within close proximity to a selection of international airports. It is a quintessentially English destination.

Cambridge Hotel Market

3,475

Hotel bedrooms

University Of Cambridge

The University of Cambridge dates back to 1209 as a setting to provide an orderly place for scholars, with the first college, Peterhouse, being founded in 1284. The university received formal recognition as a stadium generale in 1318. Throughout the decades the university has gained global acknowledgement as one of the leading centres for education. The university is ranked as the top university in the nation and fourth worldwide,

49

Hotels in the Cambridge Area

£99.78 Average Daily Rate pre COVID-19 according to the Center for World University Rankings.

King’s College Chapel is considered one of the finest examples of Perpendicular Gothic Architecture in the UK. It is a hugely iconic building within the city of Cambridge and is the oldest surviving building within the college site. The university has in excess of 20,000 students enrolled from over 150 countries.

£77.88 RevPAR pre COVID-19

78%

Average occupancy pre COVID-19

Other Demand Drivers

Science And Biotech Parks

The hotel is conveniently located within the heart of the Cambridge Science and Biotech parks including; AstraZeneca, Addenbrookes, The Wellcome Sanger Institute, The Babraham Institute and the proposed new Huawei site. We outline the location of these Life Science destinations in conjunction to the hotels within the map below.

Whittlesford Parkway Regeneration

In 2018, the Greater Cambridge Partnership commissioned a Transport Masterplan for Whittlesford Parkway Station, situated adjacent to the Holiday Inn Express Cambridge – Duxford. The Masterplan focusses on enhancing the capacity and connectivity of the station to facilitate sustainable growth. Over 150 schemes were identified during the baseline analysis resulting in 33 schemes being submitted to stage two of the process. Examples of proposed schemes include the following:

• A new lift and footbridge between the station platforms

• An extended network of cycle links and safe crossing points

• A bus turning circle to enable efficient interchange with trains

• Improved junctions on the A505 to improve safety, access and capacity

• A new car park, increasing spaces by approximately 50%

• A transformed public realm which prioritises pedestrians in the vicinity of the station

The previous schemes will provide positive investment in to the station increasing the capacity of the station, improving connectivity and providing further comfort to the wider investment in the local area.

Cambridge City Football Club

Plans have been confirmed for the development of a new stadium for Cambridge City Football Club in the village of Sawston, approximately two miles north of the hotels. The site expands an area of circa 35-acres and will house the new 3,000-capacity stadium with the club expecting to open their doors to fans in late 2023.

Iwm Duxford

The Imperial War Museum at Duxford is Europe’s largest air museum opening its doors to over two and a half million visitors during 2019. The museum is host to the Duxford Summer Air Show which typically takes place during the month of July. In 2018, as part of RAF100, the Duxford Battle of Britain Air Show welcomed over 50,000 guests to the event.