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Unit 1–5

Spurriergate

York

& Units 1–3 High Ousegate

Prime FREEHOLD RETAIL OPPORTUNITY


Unit 1–5

Spurriergate

York

& Units 1–3 High Ousegate

A prime, dominant high street investment in York, excellent well configured units to premium high street brands.


“Flagship” retail development completed in 2005 consisting of 36,813 sq ft of well configured retail space together with 14 modern apartments situated above. The property provides one of the few opportunities to acquire MSU units in York on prime pitch.

Postcode

YO1 9NJ

Executive Summary

■■ Located on the prime pitch of the pedestrianised Spurriergate linking Coney Street to the north and Coppergate to the south. ■■ Fully let to quality national multiples with an average unexpired lease term in excess of 12 years. ■■ Freehold. ■■ Total passing rent of £1,543,200 pa, with 94% consisting of prime retail and the remainder let on residential AST’s, giving the purchaser the option to sell or retain control.

■■ The property is reversionary with an ERV of £1,682,200 pa. ■■ Historic Cathedral City of York is a major tourist destination attracting over four million visitors each year generating a spend of over £360 million. ■■ York has a catchment population of 5,987,971, ranking it 16th out of more than 2,000 UK locations, with an estimated retail spend of £922.54 million per annum.

York

■■ Affluent resident population reflected in the AB social group being over-represented in the York area. ■■ Offers are sought in the region of £28,000,000, exclusive of VAT and subject to contract. A purchase at this level would reflect an attractive initial yield of 5.25% assuming full costs.

03 unit 1–5 spurriergate york

■■ “Flagship” retail development completed in 2005 consisting of 36,813 sq ft of well configured retail space together with 14 modern apartments situated above.


YORK

Demographics

York is an attractive and historic Cathedral City, the commercial

The City benefits from a prosperous resident population

and administrative centre for North Yorkshire, and a major

with an above average proportion of the most affluent AB

tourist destination attracting around 4 million tourists a year.

social group. In contrast, the least affluent D and E social

York is located approximately 45 km (28 miles) northeast of Leeds, 35 km (23 miles) east of Harrogate and 338 km (210 miles) north of London. The City benefits from

groups are particularly under-represented in the area. The level of car ownership is significantly above average with a very high number of 2 car households (Source: Promis).

an excellent communications infrastructure. By road, the

The catchment of York contains a population of 5,987,971,

A64 dual carriageway provides direct access to the A1 (M),

ranking the town 16th nationally out of more than 2,000

approximately 24 km (15 miles) to the west, and the national

comparison locations, and attracts a regular comparison

motorway network via the M62 and the M18 motorways.

goods shopping population of 289,191 (Source: NSLSP).

York is a national rail hub on the East Coast main line with direct services including Leeds, Edinburgh and London King’s Cross, with a fastest journey time to King’s Cross of 1 hour 45 minutes. Leeds/Bradford International Airport is located approximately 38 miles to the south west of York.

The town’s shopping population is forecast to grow by 8.01% over the 2008-2018 period, a total estimated increase of 23,164 people. The overall annual comparison goods spending potential of the York catchment is £17,951,60 million with an estimated current spend of £922.54 million (Source: NSLSP). The City boasts some of the UK’s top tourist attractions, including York Minster, The Castle Museum, The Jorvik Museum and The National Railway Museum, and tourism plays a major role in the City’s economy with over four million visitors each year. It is estimated that tourism generates in excess of £360 million per annum, of which £126 million is attributable to retail spend in the City Centre, and has created close to 10,000 jobs (Source: York City Council).


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RETAILING York City Centre provides an attractive shopping environment with approximately 1.5 million sq ft of retail floorspace. The retail core in the City is concentrated around the historic centre in a network of narrow, pedestrianised streets, many with historic frontages. The prime retail pitch is focused on Spurriergate and Coney Street, which accommodates an extensive retail offer and a wealth of national multiples including River Island, Monsoon, Dorothy Perkins, WH Smith, Bhs, Mango, HMV, O’Neill and Boots the Chemist. York boasts a particularly strong quality fashion offer with a variety and range of fashion multiples but, due to York’s heritage, many retailers are accommodated in small, ill-configured units not ideally suited to modern retailing.

York boasts a particularly strong quality fashion offer


Situation

description

The property occupies a prime position in the City fronting the

Completed in 2005, the property provides modern well configured

pedestrianised Spurriergate running from the junction of York’s

retail units with large floorplates in a City where retail provision has

three main shopping streets, Spurriergate, Coney Street and

historically been poorly configured, limited and ill-suited to modern

Market Street, to the southern intersection with High Ousegate.

retailing. The Property consists of a retail parade accommodating

include Boots the Chemist, Monsoon, Next, La Senza and

five units each let to national multiple retailers including Zara, Game, William Hill, Phones 4U and H&M (Hennes) for in excess of 10 years.

Waterstones. Spurriergate leads south to Nessgate and on to

In addition the property comprises a residential element consisting

The Coppergate Centre, the City’s only managed shopping centre,

of 14 modern apartments situated on the upper floors, directly

which is home to Marks & Spencer, TopShop and Fenwicks.

above the retail units, and accessed via an entrance to the rear of the property.

07 unit 1–5 spurriergate york

Occupiers in the immediate vicinity of the subject property


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Tenancy The property is let in accordance with the tenancy schedule below. Unit No Tenant Name Term Term Next Review Term End Passing Rent ERV Per ERV ITZA NIA Service Charge Comments (Years) Start Date Per Annum Annum Tone (sq ft) (sq ft) Per Annum Unit 1 Zara UK Limited 20 Years 26/09/05 26/09/10 25/09/25 £480,000 £480,000 £37.50 psf N/A 12,861 £8,563 Unit 2

15 Years

18/11/05

18/11/10

17/11/20

£495,000

£620,000

£200 Zone A

2,251

18,126

£9,488

Unit 3 Game Stores Group Limited

H & M (Hennes) Limited

15 Years

15/01/06

15/01/11

14/01/21

£235,000

£240,000

£200 Zone A

1,173

2,762

£1,496

Units 4 & 5 Phones 4U Limited

15 Years

22/12/05

22/12/10

21/12/20

£181,000

£190,000

£200 Zone A

1,219

1,549

£865

Unit 6

15 Years

29/09/05

29/09/10

28/09/20

£55,000

£55,000

£37.50 psf N/A

1,515

£837

William Hill Organisation Limited

26 Sept 2020. Tenant only break. Detailed breakdown of floor areas to be confirmed.

Residential 14 modern residential units fully let Up to Various N/A Various £97,200 £97,200 Various N/A N/A £16,845 Service charge non recoverable to individual tenants on ASTs 12 months Residential income of £97,200 pa includes Flat 6 which is under offer at £550 pcm. £1,543,200

£1,682,200

36,813

09 unit 1–5 spurriergate york

Total


TenanT’s covenant

VAT

Spurriergate House is fully-let to a variety of national multiple retailers

The purchase of the property will be subject to VAT and we

with an average weighted unexpired term in excess of 12 years.

understand that the sale can be treated as a ‘Transfer of Going Concern’ (TOGC) for VAT purposes.

Set out below are the latest published accounts and covenant status of the property’s tenants according to Experian.

Tenant Passing Rent Latest Sales Profit (loss) Tangible Net Current Experian Risk of Experian D&B per annum Accounts Turnover before Taxes Net Worth Assets Delphi Score Business Failure Rating Dated (Liabilities) (out of 100) Failure Odds

Zara UK Limited

£480,000 31/01/2009 £27,5099,148 (£2,0043,186) £89,630,409 £47,500,843 60 Below Average Risk 24:1 5A2

Comments

Loss incurred as a result of 7 new UK store openings including Westfield London and London Oxford Street. Sales rose 16% over the period.

H&M (Hennes) Limited

£495,000 30/11/2008 £524,530,788 £10,564,741 £104,220,335 £43,647,015 84 Low Risk 51:1 5A1 Report for H&M Hennes & Mauritz UK Limited

Game Stores Group Limited

£235,000

31/01/2009

£896,708

£79,397

£88,597

£305,486

95

Very Low Risk

101:1

5A1

Phones 4U Limited

£181,000

31/12/2008

£668,441

£12,867

£64,303

£128,650

100

Very Low Risk

176:1

5A2

William Hill Organisation Limited

£55,000

30/12/2008

£13,337,137

£189,669

(£646,515)

£1,375,715

78

Below Average Risk

41:1

N1

fully-let… an average weighted unexpired term in excess of 12 years.


PROPOSiTiON Offers are sought in the region of ÂŁ28,000,000, exclusive of VAT and subject to contract. A purchase at this level would reflect an attractive initial yield of 5.25% assuming full costs.

unit 1–5 Spurriergate york

11


Contacts For further information or to arrange an inspection, please contact: Mark Smith

Bruce Nutman

Tel: 020 7182 2140

Tel: 020 7182 2408

Fax: 020 7491 4921

Fax: 020 7491 4921

mark.j.smith@cbre.co.uk

bruce.nutman@cbre.co.uk

Hugo Prince

CB Richard Ellis Limited

Tel: 020 7182 2794

Kingsley House

Fax: 020 7491 4921

Wimpole Street

hugo.prince@cbre.co.uk

London W1G 0RE T: 020 7182 2000 F: 020 7182 2001

www.cbre.co.uk Disclaimer: CB Richard Ellis 2009 CB Richard Ellis on its behalf and for the Vendors or Lessors of this property whose Agents they are, give notice that: 1. These particulars are set out as a general outline only for guidance to intending Purchasers or Lessees, and do not constitute any part of an offer or contract. 2. Details are given without any responsibility and any intending Purchasers, Lessees or Third Parties 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. 3. No person in the employment of CB Richard Ellis has any authority to make any representation or warranty whatsoever in relation to this property. 4. Unless otherwise stated, all priced and rents are quoted exclusive of VAT.

York | Unit 1-5 Spurriergate | October 09 | Ref: 106060


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