Horton Road Industrial Estate

West Drayton UB7 8JL

Multi-Let Industrial Investment Opportunity Central

Hayes & Harlington Station London Airport

M4

Stockley Park West

Stockley Park East Drayton Garden Village 31 acre residential development comprising 800 new homes, 80 bed care home, office and retail.

Subject Property

M25 Investment Considerations ■■West London multi-let industrial investment ■■Asset management opportunities opportunity located in a prominent position close ■■The property benefits from a low vacancy to Stockley Park. rate of 2.8%. ■■Freehold site extending to 1.85 acres (0.74 ha) ■■Offers are sought in excess of £3,910,000 ■■The property comprises 39,077 sq ft (3,630 sq m) of (Three Million Nine Hundred and Ten light industrial accommodation arranged over 14 units Thousand Pounds). Assuming usual purchaser’s costs of 5.8%, a purchase at ■■Passing rent of £289,756 per annum, equating to this level reflects a net initial yield of 7%, a low base rate of £7.41 per sq ft. a Capital Value of £100 psf. ■■ Proposed destination at Hayes and Harlington Railway Station, approximately 3 miles to the east A40 West Ruislip B466 Ruislip A505 Stevenage M40 Gardens Dunstable Stansted Luton Bishop’s Fulmer J16 LUTON A120 South A418 Knebworth Stortford Ruislip A5 A10 A602 M1 A1(M) B467 A44 A131 A412 A4020 A34 Aylesbury A130 Harpenden Welwyn Garden B483 City A40 Hertford A414 M11 A41 Hemel Harlow A12 OXFORD Berkhamsted St Albans Hatfield Thame Hempstead A4007 A437 A4142 Chelmsford M10 A414 A138 Heath A420 J21 A414 A404 Potters Bar Chipping A408 A4010 Chesham J20 Epping J23 Ongar A412 J19 J25 M25 Borehamwood M25 J27 M25 Watford A1 Enfield B470 High Rickmansworth M1 M11 A130 South Horton Road A4020 Wycombe A355 A413 Billericay Oxney Brentwood Industrial Estate J28 Wickford Iver M40 A312 Harrow A10 A127 Ruislip Brent A12 J29 Basildon A437 A404 J16 Cross Uxbridge Benfleet Henley-on-Thames Southend-on-SeaLangley A34 WEST DRAYTON A40 Canvey A13 Hayes & Slough M25 Stanford-le-Hope Island A404(M) LONDONLondon A408 Harlington Iver J15 City M4 Richings Park Windsor A2 READING M4 Heathrow Richmond Dartford Staines A316 Gravesend A329(M) Kingston Sheerness Egham Ashford J2 J15 Bracknall Upon Thames A20 Wokingham Ascot M4 J12 Swanley M3 A309 A3 A23 A322 J3 Rochester Gillingham M4 Walton-on-Thames Bagshot A232 A21 M2 Sutton M25 M20 Datchet Colnbrook Sandhurst M25 Epsom Sittingbourne Shoreham Snodland A4 J10 Woking A217 Biggin Hill A339 A22 Heathrow-T1-3 A30 J9 J5 M26 M20 M3 Famborough Sevenoaks Heathrow-T5 Fleet A331 A3 M25 Maidstone BASINGSTOKE J8 J7 J6 Sunnymeads Hatton Cross Hounslow West A34 Oxted Aldershot GUILDFORD Reigate A26 HEATHROW Dorking Redhill A3113 Heathrow-T1-2-3 Famham A21 A24 Tonbridge Warysbury Heathrow-T4 A303 Godalming M23 Horley Paddock A3044 Royal Wood Staplehurst M25 AltonLocation Witley Gatwick Tunbridge Situation Cranleigh A264 Wells A30 A229 A31 West Drayton is a mixed commercial and residential area located in CrawleyWest DraytonThree Bridges benefits from excellent road communications The site is accessed from Horton Road which provides the Approximately 0.5 miles east of the subject property is South Uxbridge within the north-west M25 quadrant, approximatelyNorth A264with the M4 (JunctionEast Grinstead 4) located approximately 1.5 miles south main thoroughfare between , West Drayton, Stockley Park which is considered to be one of the UK’s 18 miles west of , 3.5 miles north of HeathrowHorsham via the A408 Stockley Road which in turn leads directly to the M25 Stockley Park and Hayes, whilst also providing direct leading business parks providing over 1.74 million sq ft Horsham Airport and 27.5 miles north east of Reading. (Junction 15). The area is served by both West Drayton and Hayes access to Stockley Road (A408). of prime office accommodation. Uxbridge is considered to be one of the principal commercial & Harlington railway stations which both provide regular services As well as being an established industrial centre, Horton to Oxford, Reading and Central London with typical journey times centres in the UK and is home to a thriving business community A23 Haywards Road is the focus for a number of major retailers and car and affluent population. As a result of the town’s excellent transport to LondonHeath being less than 25 minutes. The area is also dealerships including Screwfix Direct, BMW (Mini) and Telsa. set to benefit from the development of crossrail in 2018. communications and skilled labour force, Uxbridge has attracted Burgess Hill Other surrounding occupiers include; John Guest Limited, an array of corporate occupiers including; Xerox, Coca Cola, Hertz, Toolstation, Pilkington Automotive and HSS Hire. Amgen Pharmaceuticals and Nexen Petroleum. Crossrail Forest Harold Stratford Gate Goodmayes Romford Wood Shenfield

Hayes & Bond Maryland Manor Seven Chadwell Gidea Brentwood Taplow Slough Iver Harlington Broadway Street Farringdon Park Kings Heath Park

Custom Maidenhead Burnham Langley WEST Southall Paddington Liverpool Abbey House Surface line DRAYTON Ealing Main Line Court Road Street Wood Tunnel Heathrow Portal (tunnel entrance and exit) Canary Airport Wharf

8 mins 20 mins 25 mins 28 mins 31 mins 34 mins 37 mins From West Drayton > > London Paddington > Tottenham Court Road > Farringdon > London Liverpool STreet > Whitechapel >

Site The property comprises a site area of 1.85 acres (0.74 hectares) which provides a site coverage of approximately 48.45%.

© Crown Copyright, ES 100004106. For identification purposes only. Description The property comprises a multi let industrial estate of 14 units totalling 39,077 sq ft (3,630 sq m). The individual units range from 1,106 sq ft (102 sq m) to 5,736 sq ft (532 sq m). The units are arranged over three terraces which run adjacent to the western and southern boundaries of the site. The largest terrace, situated to the northern end of the site, comprises 14 industrial units of brick construction with a double pitched roof. Each unit provides an office/ reception area to the front with light industrial space to the rear benefitting from skimmed concrete floors, c. 3 metre eaves and roller shutter door access. The two terraces to the rear of the site comprise four units of steel portal frame construction with steel clad elevations and, mix of steel and asbestos pitched roofs. The units benefit from c. 4 metre eaves, skimmed concrete flooring and roller shutter access. All units benefit from designated parking to the front of the units and a communal parking area situated to the centre of the site. Tenancy Schedule Service Charge The service charge budget for the current financial year Unit Ref Tenant Name Area Area Rent Rent Lease Start Lease Expiry Comment sq m sq ft p.a. psf ending 31/03/2015 is £32,868 equating to £0.84 per sq ft.

HI.03 The Good Food Company of Harefield Ltd. 145.02 1,561 £15,610 £10.00 03/11/2014 02/11/2016 Contracted out of 1954 Act

HI.03A Pinnacle Joinery Ltd. 218.88 2,356 £21,207 £9.00 11/02/2015 10/02/2017 Contracted out of 1954 Act Non Recoverables

HI.03B Generation (UK) Ltd. 264.96 2,852 £28,524 £10.00 18/07/2014 08/04/2018 Next Rent Review 18/7/17 The current vacancy rate is 1,106 sq ft, equating to 2.8%

HI.04 The Good Food Co. of Harefield Ltd. 532.89 5,736 £40,600 £7.08 12/01/2004 11/01/2014 Section 25 served Service Charge £929.00 HI.05A The Good Food Co. of Harefield Ltd. 340.21 3,662 £25,400 £6.94 12/01/2004 11/01/2014 Section 25 served Rates £4,193.00 HI.05B John Charles Potter 288.83 3,109 £20,520 £6.60 25/12/2013 24/12/2015 Rolling break subject to 6 months notice Total £5,122.00 Rolling break subject to 3 months notice HI.05C Carmal Autocenter Ltd. & Fadia Mohamed 507.90 5,467 £16,401 £3.00 28/09/2009 27/09/2014 Section 25 served

HI.05D A1 Cooked Meats Ltd. 247.77 2,667 £20,000 £7.50 24/12/2003 23/12/2013 Section 25 served HI.08 Generation (UK) Ltd. 457.08 4,920 £37,800 £7.68 09/04/2013 08/04/2018 Next Rent Review 9/4/16 Covenant HI.09A Vacant 102.75 1,106 £11,060 £10.00 Vendor to provide 1 year rental gaurantee Generation (UK) Limited The Good Food Company of Harefield Limited HI.09B The Good Food Company of Harefield Ltd. 204.38 2,200 £16,500 £7.50 01/12/2011 30/11/2013 Notice served to vacate 8 April 2015 Experian Rating: 100 (Very Low Risk) Experian Rating: 82 (Low Risk) HI.10A Aero Cargo (UK) Ltd. 131.55 1,416 £16,896 £11.93 01/02/2013 31/01/2015 D&B: Tbc D&B: Tbc HI.10B/C Kazpac Packaging Ltd. & Hussain Kazi 188.13 2,025 £19,238 £9.50 17/09/2012 16/09/2015 Turnover £68,951,000 Turnover £n/a Sub Station Southern Electric Plc £1 24/03/1995 22/03/2016 Pre-Tax Profit £9,518,000 Pre-Tax Profit £n/a Total 3,630.34 39,077 £289,756 £7.41 Total Net Worth £35,078,000 Total Net Worth £412,322

Tenancies as at 02/02/2015. EPC The property has been rated D on the EPC scale (82 - 100). EPC certificates available upon request.

VAT The property is elected for VAT purposes and therefore VAT will be payable by the purchaser, unless the sale is structured as a TOGC.

Tenure Freehold.

Proposal Offers are sought in excess of £3,910,000 (Three Million Nine Hundred and Ten Thousand Pounds). Assuming usual purchaser’s costs of 5.8%, a purchase at this level reflects a net initial yield of 7%, a Capital Value of £100 psf.

For further information or to make arrangements for viewing please contact: Scott Tyler Guy Scott Plummer James Salmon 020 7543 6719 020 7543 6726 020 7543 6880 [email protected] [email protected] [email protected] www.allsop.co.uk

Misrepresentation Act: 1. Allsop LLP on its own behalf and on behalf of the vendor/lessor of this property whose agent Allsop LLP is, gives notice that: (a) these particulars do not constitute in whole or in part an offer or contract for sale or lease; (b) none of the statements contained in these particulars as to the property are to be relied on as statements or representations of fact; and (c) the vendor/lessor does not make or give, and neither Allsop LLP nor any of its members or any person in its employment has any authority to make or give, any representation or warranty whatsoever in relation to the property. The only representations, warranties, undertakings and contractual obligations to be given or undertaken by the vendor/lessor are those contained and expressly referred to in the written contract for sale or agreement for lease between the vendor/lessor and a purchaser or tenant. 2. Prospective purchasers or tenants are strongly advised to: (a) satisfy themselves as to the correctness of each statement contained in these particulars; (b) inspect the property and the neighbouring area; (c) ensure that any items expressed to be included are available and in working order; (d) arrange a full structural (and where appropriate environmental) survey of the property; and (e) carry out all necessary searches and enquiries. Allsop is the trading name of Allsop LLP. Design: CommandD www.commandHQ.co.uk 02.15