Page 1

19-30 Alfred Place WC1

Prime West End Office Investment


CONTENTS 01 02 03 04 05 06 07 08 09

02

Investment Summary Location Description Accommodation Tenure & Tenancies Tenants’ Covenants The Market Proposition Contact

03


01

INVESTMENT SUMMARY – Located in core Noho/Bloomsbury, a dynamic area of change and the focus of intensive regeneration activity – Occupying a highly prominent corner position with a xxm frontage to Alfred Place a wide tree-lined avenue – Striking Richard Seifert-designed building of 72,306 sq ft over basement, ground and seven upper floors significantly refurbished in 2004, with superb natural light and views east and west from upper floors – Leased to five tenants at an average office rent of just £37.33 per sq ft overall with the most recent letting in the building (June 2010) reflecting £48 per sq ft – Held long leasehold from the City of London Corporation for an unexpired term of 117 years at a gearing of 10% of rents receivable – Plentiful opportunities to significantly increase the rental tone with the 4th to 7th floors representing 51% of the office area, leased at rents in the low to mid £30’s per sq ft and all with lease expiries in April 2014 – Current vacancy rates for Noho and Bloomsbury less than 2% – Significant asset management potential exists through lease renewals, new lettings, extension & conversion of the 7th floor & storage plant area and part change of use of the ground floor subject to planning – Under utilised 34 space basement car park – Gross passing rent of £2,768,848 – Net passing rent of £2,491,963 – Offers are sought in excess of £44 million (Forty-four Million Pounds) reflecting a net initial yield of 5.35%, a reversionary yield of 6.66% and a capital value of £609 per sq ft. A sale of the corporate vehicle in which the property is held will also be considered.

04 I Investment Summary

05


02

location Located in a core West End location, a short distance from Tottenham Court Road, St Giles Circus and Oxford Street, Alfred Place is part of the popular Noho and Bloomsbury office market. The immediate area is a highly desirable location for office occupiers and is complimented by its international reputation for its wealth of restaurants, bars and clubs, making it an amenity rich environment.

06 I Location

07


The location’s desirability to office occupiers is enhanced by the high quality retail and restaurant provision on nearby Tottenham Court Road, Charlotte Street and Oxford Street.

07 10 03 06 01 02

Central St Giles

03

Centre Point

13

04

British Museum

02 11

19 08

04

Tottenham Court Road Crossrail Site

05

Bedford Square

06

Oxford Street

07

Soho Square

08

Central Cross

09

Skype

10

Crossrail Dean Street Ticket Hall

11

Sony

12

The Met Building

13

Royal Mail Sorting Office

14

Tottenham Court Road

15

Charlotte Street

09

12

18 14

05

17

0?

01

08 I Location

16

Omnicom

17

Goodge Street London Underground Station

18

60 Charlotte Street

19

Fitzroy Palace Development Site

15

16

09


Located in core Noho/Bloomsbury, a dynamic area of change and the focus of intensive regeneration activity

Euston Street Tavistock Square Warren Street Gordon Square

Location Alfred Place is located within the Bloomsbury sub-market but several years of strong rental growth in the West End and severely limited supply has blurred the traditional boundaries and now this location is more closely aligned with the Noho sub-market. In recent years, Noho has gained a reputation as a core location for offices due to its geographical location in the heart of London’s West End. The immediate area is particularly popular with TMT (technology, media and telecommunications) occupiers and has increasingly attracted major corporate occupiers including Sony, Google, Omnicom, Mindshare and NBC Universal, all of whom are located nearby. The location’s desirability to office occupiers is enhanced by the high quality retail and restaurant provision on nearby Tottenham Court Road, Charlotte Street and Oxford Street whilst the world renowned leisure facilities in Covent Garden and Soho are within close proximity.

Situation Alfred Place is a wide tree-lined avenue situated close to Tottenham Court Road, just 50 metres to the west, running between a north and south crescent of buildings. The property occupies a prominent position on the corner of Alfred Place and Chenies Street.

Local Occupiers 01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25

British Telecom Double Negative ARUP Dennis Publishing EDF Energy Saatchi & Saatchi Freud Communications Arcadia Group Gray & Osbourn Badoo/Cinesite Sony Omnicom GML International/ Digital UK Converse Gardiner Theobold Skype Freemantle Media 20th Century Fox GDR Creative Intelligence The Imagination Group Ltd Time Out Aminex Plc CBI Bloomsbury Publishing Google/NBC Universal/ Mindshare Media/ Young & Rubicam

Fitzroy Square 05

19

Russell Square 01

03

09 I

06

12

Goodge Street

B D 04

22 J

C

15

G

E F 07

Sanderson Hotel Jamie’s Pescatori Gaucho Grill Roka Fino/Zizzi L’Etoile Charlotte Street Hotel Heal’s Crazy Bear Chez Gerard

Bedford Square

13 H

24

K

16 21

02

17

11

A

14

Local Amenities A B C D E F G H I J K

20

Tottenham Court Road Cavendish Square

08 23

25

Soho Square

Oxford Circus 10

18

Hanover Square

10 I Location

11


Local Development Activity

The major catalyst has been the development of Crossrail

01 Fitzroy Place, W1

This area is the focus of intensive development and regeneration activity which is set to transform this part of the West End. The major catalyst has been the development of Crossrail which will enhance the connectivity of the area immensely and has prompted a frenzy of development activity. A host of well-known Tavistock domestic and international Squaresignificant financial firepower to investors have committed the area. This huge investment is unprecedented in the West End and will provide the area with a host of top quality Gordon Square retail and residential developments. commercial,

Euston Street

Warren Street

reet

Aviva & Exemplar - 3 acre mixed-use redevelopment site, 210,000 sq ft of offices, 21,000 sq ft of retail & restaurants, 237 apartments & 54 affordable homes - Under construction - 2014 completion

02 80 Charlotte Street, W1 Derwent London - 400,000 sq ft mixed-use redevelopment - Planning permission granted - 2015 completion

03 180 Wardour Street, W1 Resolution - c.100,000 sq ft mixed use redevelopment - Completion due in 2016 - Planning application submitted

The financial importance is demonstrated by the commitment of the following well-known developers and investors:

04 35-50 Rathbone Place, London, W1 (Royal Mail sorting office)

Fitzroy Square

Great Portland Estates - 2.3 acre site - 400,000 sq ft mixed-use redevelopment - Planning application not yet submitted

Russell Square

05 73/89 Oxford Street, W1 Great Portland Estates - Redevelopment to provide c. 70,000 sq ft of offices - Completion expected to be in 2016 - Planning application not yet submitted

02

Goodge Street

06 Central Cross, 18-30 Tottenham Court Road, W1

07

Derwent London - 237,000 sq ft office and retail building - 40,000 sq ft office refurbishment due to complete in Q4 2013 - Planning permission granted for extension of retail frontages

Bedford Square

01

07 31-34 Alfred Place, WC1 Wainbridge - 50-60,000 sq ft of office refurbishment/redevelopment - Planning application not yet submitted

09

06

08 Oriana, Oxford Street W1

04

Land Securities & Frogmore - 220,000 sq ft redevelopment - Under construction - Primark have taken a pre-let of 141,000 sq ft, with the intention of taking a further 40,000 sq ft

Tottenham Court Road

08

12

Regular express train services from Paddington and Victoria provide rapid access to Heathrow and Gatwick airports respectively, with regular services every 15 minutes.

Crossrail The development of Crossrail will enhance the surrounding transport infrastructure dramatically by providing a new high frequency, convenient and accessible east/west railway link for London and the South East. Crossrail will run from Maidenhead in the west to Shenfield in the east. Alfred Place is within close proximity of St Giles Circus, the location of a ÂŁ1 billion redevelopment of Tottenham Court Road which will be the biggest transport investment in the West End for decades, providing congestion relief, delivering a bigger ticket hall, additional escalators, step-free access, and interchange with Crossrail services. The new Crossrail station, due to open in 2018, will provide the following: - 24 trains per hour service at peak times in each direction - 260m length of platform tunnels - 25m platform depth - 102,000 passengers are estimated to use Crossrail station each day - 500,000 square feet of premium retail, office and residential accommodation created at the eastern end of Oxford Street and Tottenham Court Road

Exemplar & Bedford Estates - 85,000 sq ft mixed-use redevelopment - Planning application to be submitted in 2013 - Completion expected in 2016

05 10

Soho Square

Oxford Circus

Communications are excellent with London Underground services available nearby at Goodge Street (Northern Line) to the west, Tottenham Court Road (Central and Northern lines) to the south and Euston (Northern and Victoria lines) to the north which provide direct access to the City and other areas of Central London.

09 1 Bedford Avenue, WC1

11 03

Communications

10 1 Oxford Street, W1 Derwent London - Mixed-use development to include over 200,000 sq ft of offices and 37,000 sq ft of retail - Due to commence from 2016 to 2018

Crossrail Route Connections

er e

District Central

Taplow

Slough

Hayes & Harlington

Iver

Hanwell

Ealing Broadway

Jubilee Central

Bond Street

Luton Gatwick Thameslink Metropolitan Hammersmith & City Circle

Eurostar DLR Jubilee Central Hammersmith Overground & City District Stratford Overground

Farringdon Whitechapel

11 Tottenham Court Road Underground Station and Crossrail Ticket Hall Forest Gate

Maryland

Manor Park

Ilford

Goodmayes Romford Seven Kings

DLR

Maidenhead BurnhamLangleyWest

Drayton

Southall

West Ealing

Heathrow Piccadilly

Existing station Tunnel

12 I Location

New station

Golden Square Surface line

Portal (tunnel entrance and exit)

Key interchange

Custom House

Acton Paddington Tottenham Liverpool Main Line Court Road Street Northern Circle Central Bakerloo District Hammersmith & City

Circle Metropolitan Northern Central Hammersmith & City Stansted

Canary Wharf Jubilee DLR

Woolwich

Abbey Wood

Chadwell Heath

Harold Wood

Gidea Park

Shenfield

Brentwood

Transport for London - ÂŁ1 billion redevelopment including new Crossrail Station, London Underground and associated public relation works - Due to complete in 2018

12 Centrepoint, WC1 Almacantar & Frogmore - 34 storey tower purchased in 2011 - Planning consent sought for residential conversion incorporating a new public square

Tottenham Court Road London Underground Improvement Works

13


03

DESCRIPTION Whittington House is a striking self-contained office building with ground floor showroom designed by the acclaimed architect, Richard Seifert, and constructed in 1972, and significantly refurbished in 2004. Located on the east side of Alfred Place at its junction with Chenies Street and west facing, the property is arranged over basement, ground and seven upper floors, providing 72,306 sq ft (6,717.5 sq m) of accommodation. The property has large, rectangular office floorplates of c. 9,000 sq ft with excellent natural light from the front and rear and superb views looking east and west. The building is of concrete frame construction with the front elevations clad in polished black marble panels with flush double glazed aluminium windows under a flat roof. The ground level elevations have a striking angular brushed steel design which marks this out as a Richard Seifert building. The property provides Grade A specified offices with a showroom on the ground floor and a large basement car park. The offices are accessed via a large corner ground floor reception area.

14 I Description

15


SpECification The 2004 refurbishment provided the following specification: – Three 13-person passenger lifts serving ground to sixth floors and one additional goods lift serving all floors – Raised access floors throughout – Metal tiled suspended ceilings – Double glazed windows throughout – VRF fan coil air-conditioning dedicated to each floor (plant housed on the 7th floor) – Excellent floor to ceiling heights throughout - c.2.7m finish to finish – Male and female WCs on each floor – 24-hour access and security – Full DDA compliance.

16 I Specification

17


04 Accommodation The ground floor contains a substantial open plan showroom with superb internal visibility from Alfred Place and Chenies Street. The building’s plant is enclosed within a brickwork building on the 7th floor which we estimate extends to XX sq ft and has the potential subject to planning to be converted or replaced by high quality offices/ residential. The basement provides 34 secure car parking spaces accessed via a ramp on Chenies Street. Additional facilities including large secure communal bike stores and shower/changing facilities.

The property has been measured by Plowman Craven in accordance with the RICS Code of Measuring Practice (6th Edition) on a Net Internal basis and these areas are set out below. A copy of their report can be made available on request.

Floor

Area

Area

(sq ft)

(sq m)

7th

Office

1,139

105.8

7th

Storage

2,222

206.5

6th

Office

9,101

845.5

5th

Office

9,066

842.2

4th

Office

9,074

843.0

3rd

Office

9,076

843.2

2nd

Office

9,073

842.9

1st

Office

8,975

833.8

Ground

Retail

12,657

1,175.9

Ground

Storage

335

31.2

Ground

Ancillary

239

22.2

Ground

Reception

1,186

110.2

163

15.1

72,306

6,717.5

Basement TOTAL

18 I Accommodation

Use

Storage

Awaiting floor plans

19


05

Tenure & Tenancies Tenure

Tenancy

The property is held by way of a long lease from The Mayor and Commonalty and Citizens of the City of London with approximately 117 years unexpired subject to a gearing of 10% of the Gross Rents Receivable. The head-lease terms are summarised below and a copy of the head-lease can be made available on request:

The property is let to five tenants on effectively full repairing and insuring terms in accordance with the tenancy schedule and produces a total gross income of £2,768,848 per annum (£2,491,963 per annum net after deduction of the head rent). The upper floor office rents range from £33.78 per sq ft to £54.16 per sq ft with the most recently agreed letting being the 2nd floor leased in June 2010 at £48 per sq ft, 27 months ago.

Freeholder

The Mayor and Commonalty and Citizens of the City of London

Lease Commencement

23 December 2004

Lease Expiry

22 December 2129

Term

125 years (117 years unexpired)

Headrent Gearing

Based on 10% of Gross Rents Receivable*

Current Headrent Payable

£276,885 per annum

Minimum Annual Headrent £178,000 per annum *

20 I Tenure & Tenancies

Gross Rents Receivable are effectively 10% of the passing rents and/or 10% of the rental value of any vacant accommodation

The large ground floor unit, which is raised above ground level, of 12,657 sq ft currently has a showroom use and is let at £25.68 psf.

Demise

Tenant

Lease start date

Rent review date

Lease end date

7th Floor

3,361*

6th Floor

Jay Soneji, Howard Jones, Michael Thomas and Russell Roberts t/a Sheridan’s

5

23-Apr-04

-

22-Apr-14

£382,000

£33.43**

5th Floor

Gloucester Research Ltd

9,066

5

08-Apr-04

-

07-Apr-14

£340,820

£35.66

On assignment from De Putron Fund Management Limited

4th Floor

Gloucester Research Ltd

9,074

1

23-Apr-04

-

02-Apr-14

£310,000

£33.78

On assignment from The General Teaching Council for England

3rd Floor

Gardiner & Theobold LLP

9,076

10

25-Jun-07

-

24-Jun-17

£526,600

£54.16

Rent review outstanding TBC

2nd Floor

Gloucester Research Ltd

9,073

3

23-Jun-10

-

07-Apr-14

£446,836

£48.09

1st Floor

The Football Foundation

8,975

0

17-Aug-09 17-Aug-14 16-Aug-19

£386,538

£43.07

Tenant break option 16-Aug-13

Ground Floor

Ergonom Ltd

13,231

4

19-Sep-02 19-Sep-12 18-Sep-17

£353,750

£25.68

Rent review outstanding TBC

Basement

Gloucester Research Ltd

163

0

23-Apr-04

£1,304

£8.00

Car Parking

Gardiner & Theobold LLP

1

£3,500

£3,500

Car Parking

Gardiner & Theobold LLP

1

£3,500

£3,500

Car Parking

Jay Soneji, Howard Jones, Michael Thomas and Russell Roberts t/a Sheridan’s Jay Soneji, Howard Jones, Michael Thomas and Russell Roberts t/a Sheridan’s PEF Whittington House Current Investment SARL

1

£3,500

£3,500

1

£3,500

£3,500

2

£7,000

£3,500

34

£2,768,848

£37.49**

(Retail & ancillary) (Storage)

Car Parking

Bike Cage Total

Net Car Internal Area Spaces (sq ft)

Rent per annum

Rent per sq ft*

Comments

9,101

72,306

-

22-Apr-14

On assignment from The General Teaching Council for England

Total NIA includes 1,186 sq ft of reception

* Includes 2,222 sq ft of storage ** Rent devalued on office space with storage at £10 per sq ft and car parking at £3,500 per space.

21


06

Asset Management

Service Charge

Whittington House benefits from a number of identifiable asset management angles that can be explored by a purchaser including the following:-

The property is managed through a service charge allowing for recovery of the costs of maintenance and repair. There are indexed caps on 4 of the leases set at levels well above the 2011 and 2012 (budgeted) service charges. Effectively therefore there is currently provision for 100% recovery.

- Lease expiries on the 4th to 7th floors provide opportunities to significantly enhance the rental tone in the building through lease regears and new lettings - Engineering a block date in 2014 to carry out a comprehensive redevelopment and/or extension – the ground level floor plate extends beyond the building line of the upper floors to the rear and is significantly larger (by c.5,000 sq ft)

TENANTS’ Covenant

Rear view showing ground floor roof

- Potential to negotiate a part-surrender and change of use to offices on the ground floor and significantly increase the current passing rent of £25 per sq ft

In addition there is provision in the leases for collection of an annual sinking fund. This fund currently totals approximately £250,000 and is to be utilised for XXX. Further information on the service charge is located on the marketing web site.

- Conversion of large 7th floor plant and storage area into high quality offices with plant being relocated to under-utilised basement car parking area

Covenant Information Tenant

% of Income

Business Activities

GR Software & Research ltd (04267560)

40% 2nd, 4th & 5th Floors

G-Research was founded in August 2001 and produces quantitative investment research, software and IT systems for use in investment management. Their systems software and trade settlement services are used for trading on a global platform.

71

19% 3rd Floor

Gardiner Theobald are an independent global consultancy offering a range of services to the construction and property industry. They can be traced back 1835 and now have almost 100 employees specialising in cost and construction management.

79

Jay Soneji, Howard 14% 6th & 7th Jones, Michael Thomas & Russell Floor Roberts t/a Sheridan’s

Sheridans is a leading media law firm founded in 1956, employing 48 lawyers. They specialise in leisure, media and entertainment in addition to their corporate finance, employment real estate and dispute resolution services.

-

The Football Foundation is the UK’s largest sports’ charity. Funded by the Premier League, The Football Association and the Government, the Foundation directs £30m every year into grass roots sport. The Foundation receives money from the very top of the professional game and also from the Department of Culture, Media and Sport through Sport England.

84

www.gresearch.co.uk

Gardiner & Theobald LLP (OC307124) www.gardiner.com

ICC Risk Financial Score* Information Date

Dec 2010

Dec 2009

Oct 2008

Turnover: Pre-tax Profit: Net Assets:

£14.7 million £-4.1 million £-5.2 million

£15.8 million £-3.8 million £-1.8 million

£16.5 million £1.7 million £0.5 million

Date

April 2011

April 2010

April 2009

Turnover: Pre-tax Profit: Net Assets:

£109.6 million £18.1 million £14.9 million

£110.6 million £19.1 million £12.0 million

£136.2 million £21.1 million £22.3 million

Date

N/A

N/A

N/A

Date

May 2011

May 2010

May 2009

Turnover: Pre-tax Profit: Net Assets:

£35.8 million £13.5 million £12.2 million

£46.9 million £5.7 million £-1.3 million

£53.4 million £-2.2 million £9.3 million

Date

Dec 2011

Dec 2010

Dec 2009

Turnover: Pre-tax Profit: Net Assets:

£19.1 million £0.7 million £1.1 million

£11.0 million £0.02 million £1.2 million

£10.3 million £-0.01 million £1.2 million

Turnover: Pre-tax Profit: Net Assets:

www.sheridans.co.uk

The Football Foundation (03876305) www. footballfoundation. org.uk

Ergonom Ltd (00963271) www.ergonom.com

14% 1st Floor

Ergonom was founded in 1969 and 13% is a market leader in office planning Ground Floor and design, contract furnishing and furniture design. Ergonom was purchased by long-term supply partner Molteni Group in 2004.

79

Source: ICC

view from the rear showing large ground floor roof and building footplate

* An ICC risk score of 70+ represents a very low risk and favourable terms can be offered to such accounts.

22 I Tenants’ Covenants

23


07

THE MARKET The West End Office Market

Noho/Fitzrovia Vacancy Rates

Rental Level & ERV

Occupier sentiment within the West End office market remains strong. As at June 2012, the overall West End vacancy stood at 4.0%, a decrease from 4.6% in the prior year. Grade A vacancy stands at 2.6%, below the 10 year average of 3.1% and is expected to remain low for 2013-14 as a result of limited speculative development.

In the Noho/Fitzrovia sub-market, the lack of supply is even more pronounced with a current vacancy rate of 1.8% and a Grade A vacancy rate of just 0.6%.

Rents in the building range from £33.43 per sq ft to £54.16 per sq ft with the most recent letting of £48 per sq ft dating from June 2010, now 27 months ago. Office rents on the upper floors average £41.19 per sq ft and £37.49 per sq ft overall including the ground floor (taking into account parking spaces at £3,500 per annum per space). These rental levels are now historic.

Just over 500,000 sq ft was let across 39 transactions during Q2 2012 whilst 1.3 million sq ft has been transacted so far in 2012. Overall demand at the end of Q2 stands at 4.5 million sq ft, 3% up on the same quarter last year.

IPD estimates West End rental growth over 2010 and 2011 was 4.8% and 7.9% indicating that rental values will now have increased significantly since the date of the last letting as shown in the graph below. The 4th to 7th floor accommodation is let at an average office rent of just £34.25 psf with expiries in April 2014. This presents opportunities in the short term to significantly enhance rental income.

The 4th to 7th floors were subject to reviews in April 2009 and therefore reflect rents at the low-point in the last cycle. The recovery from these levels is seen in the lettings of the 1st and 2nd floors at £43 per sq ft and £48 per sq ft in August 2009 and June 2010 respectively. The 3rd floor was leased in June 2007 prior to the last peak at £54.16 per sq ft.

Jones Lang LaSalle’s opinion of ERV reflects mid £50’s psf on best accommodation. This can also be justified with reference to recent IPD data as demonstrated on the graph below.

Noho/Fitzrovia Vacancy Rates 9.0%

£60.00 IPD West End Rental Growth

8.0% £55.00

3rd Floor Letting

Headline Rent per sq ft

7.0% 6.0% 5.0% 4.0% 3.0%

£50.00

2nd Floor Letting

£45.00

1st Floor Letting

£40.00 5th Floor Rent Review

2.0% £35.00 1.0%

5th Floor Rent Reviews 0.0%

£30.00 1998

1999

2000

Overall

24 I The Market

2001

2002 Grade A

2003

2004

2005

2006

2007

2008

2009

2010

2011

2012 Q2

Dec 2006

Dec 2007

Dec 2008

Dec 2009

Dec 2010

Dec 2011

Dec 2012

Date

25


MARKET ACTIVITY Occupational Market

Investment Market

A number of recent lettings in the vicinity confirm the strength of the local market and these are highlighted below.

The West End investment market has experienced continued strong demand for high quality assets in core locations. Multi-let assets offer strong rental growth prospects and asset management opportunities. Both domestic and overseas investors have been keen to invest in this highly liquid and transparent market with lack of prime supply increasing pent-up demand for the best investment product.

Date

Address

Under Offer

20 Rathbone Place, London W1

Under Offer

Under Offer

July 2012

May 2012

27 Soho Square, London W1

Castlewood House, 85 New Oxford Street, WC1

1-5 Poland Street, W1

Medius, 2 Sheraton Street, London W1

Size (sq ft)

Tenant

Rent (£ per sq ft)

c. 5,000 5th floor

Havas

£67.50

8,265 3rd & 4th floors

28,000

TBC

Linkedin

22,881 Lower Ground 4th floors

TAG Group

7,433 4th floor

Badoo

£50.00

£65.00 (1st - 4th) £57.50 overall

£72.50

10 year lease

10 year lease with a break in the 5th year 10 months rent free

The most relevant comparable transactions are detailed below: Date

Property

Tenure

Gearing (%)

Area (sq ft)

Price

NIY

Capital Value (sq ft)

Purchaser

Available

Burdett House, 15-16 Buckingham Street, WC1

Freehold

N/A

28,058

£27,500,000

5.55%

£980

N/A

Sep 2012

28-34 Wigmore Street, London W1

Long Leasehold

3.5%

21,855

£16,100,000

5.15%

£737

Howard de Walden

Aug 2012

49-51 Bedford Square, London WC1

Freehold

N/A

23,477

£14,750,000

4.04%

£628

Private Investor

Feb 2012

51/53 Great Marlborough Street, London W1

Freehold

N/A

38,278

£28,980,000

4.85%

£757

Blackrock

Nov 2011

141 Wardour Street, London W1

Freehold/ Long Leasehold

N/A

33,717

£30,000,000

5.68%

£890

Roebuck (Private Indian Investor)

Sep 2011

76-88 Wardour Street, London W1

Freehold

N/A

47,913

£32,800,000

4.75% (on the restaurant accommodation)

£685

Legal & General

Sep 2011

1-4 Connaught Place, London W2

Long Leasehold

Peppercorn

30,695

£22,850,000

5.17%

£744

LaSalle Investment Management

TBC

15 year lease with a break in the 10th year 18 months rent free

10 year lease regear with a break in the 5th year 9 months rent free

March 2012

Central Cross, 1-2 Stephen Street, London W1

15,400 Lower ground & Ground floors

Brand Opus

£52.50

10 year lease 18 months rent free

December 2011

20 Rathbone Place, London W1

19,502 Lower ground to 2nd floors

Sony DADC

£55.00

10 year lease 24 months rent free (2nd) and 18 months rent free (lower floors)

May 2011

Central St Giles, London WC2

157,462 3rd to 6th floors

Google

£65.00

10 year lease with an option to break in the 5th year

*The information shown above has been provided by third parties and its accuracy cannot be guaranteed

26 I The Market

£61.00

Lease Term

*The information shown above has been provided by third parties and its accuracy cannot be guaranteed

27


08

Proposition Planning

Corporate Structure

Whittington House is not listed and lies within the Bloomsbury Conservation Area.

The property is held in a special purpose vehicle, further details can be provided on request.

Value Added Tax

Capital Allowances

The property has been elected for VAT purposes and it is intended to treat the transaction as a transfer of a going concern (TOGC) - TBC.

Capital Allowances are available by separate negotiation.

Energy Performance Certificate

Proposal Website Further information is available at XXXX. Please contact the agents for password controlled access.

28 I Proposition

We have been instructed by our client to seek offers for the long leasehold interest in excess of £44.44 million (Forty-four Million Two Hundred and Fifty Thousand Pounds) subject to contract and exclusive of VAT reflecting a net initial yield of 5.32%, assuming full purchaser’s costs of 5.80% and a capital value of £673 per sq ft. A sale of the corporate vehicle in which the property is held will also be considered.

29


09

Contact For further information please contact: Simon Beckett ddi +44 (0) 20 7087 5777 e simon.beckett@eu.jll.com Chris Gore ddi +44 (0) 20 7399 5643 e christian.gore@eu.jll.com James Buckey ddi +44 (0) 20 7087 5782 e james.buckey@eu.jll.com Matthew Fellows ddi +44 (0) 20 7399 5451 e matthew.fellows@eu.jll.com

Misrepresentation Act 1967 and Declaration Jones Lang LaSalle Limited for themselves and for the vendors of this property whose agents they are give notice that:a. the particulars are set out as general outline only for the guidance of intending purchasers and do not constitute, nor constitute part of, an offer or contract. b. all descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are given in good faith and are believed to be correct, but any intending purchasers should not rely on them as statements or representations of fact but satisfy themselves by inspection or otherwise as to the correctness of each of them. c. no person in the employment of Jones Lang LaSalle Limited has any authority to make or give any representation or warranty whatever in relation to these properties. Jones Lang LaSalle is not responsible for the content of external internet sites. October 2012

30 I Proposition

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Property Brochure  
Property Brochure  

We at the DPC were asked to produce creative and exciting photography for the production of this brochure for a west end property.

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