INVESTMENT MEMORANDUM WELCOME TO ICONBLU

ICONBLU WILL OFFER THE BEST IN URBAN LIVING WITH SUPERB FACILITIES AND EXCELLENT CONNECTIONS

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EXECUTIVE SUMMARY

ICONBLU IS A UNIQUE THE DEVELOPMENT in , one of the fastest growing OPPORTUNITY TO OWN AN The development will offer 271 studio boroughs in the country. is to two-bedroom apartments, each being regenerated with plans in place APARTMENT PROPERTY with a dedicated underground parking to upgrade the high street, the existing IN WEST LONDON WITH space, a rare feature for properties shopping areas and the sports stadium DEDICATED UNDERGROUND in London. as well as providing a new marina at the waterfront. These enhancements PARKING AT A HUGELY The apartment buildings being converted will make Brentford more desirable. COMPETITIVE PRICE were previously the offices for Sky TV There are major transport enhancements and the site retains direct access to the planned which will drastically increase Sky complex and studios. direct access to Brentford and Syon Lane by public transport. The properties will be finished to a high standard and benefit from essential Brentford borders the Great West facilities including an on-site porter / Corridor and the . concierge, 24-hour security and CCTV Substantial regeneration and planned as well as a resident’s gym. improvements for the Great West Dedicated Secure Residents Gym Underground Corridor will see an increase in local Parking IconBlu will offer an excellent rental employment expanding the workforce investment with strong projected yields. by 14,000.

WHY BRENTFORD? There is also substantial demand for Brentford is at the heart of the Golden private rental accommodation in the Mile and provides access to central borough, underpinning a buoyant rental London in under 35 minutes. It is located market and competitive rental rates.

24-Hour Communal Security and Gardens AT A GLANCE CCTV • 271 Studio to two-bedroom apartments • Access Central London in under • Refurbishment of old Sky TV offices 35 minutes • Interior designed modern style • Regeneration of Brentford underpins • Located at the epicentre of London’s market strength Golden Mile • Growing population and local • Allocated underground parking employment supports housing demand • Onsite security and concierge • Extension to transport network will • Residents gym increase catchment IconBlu BluLiving • Launching Spring / Summer 2018 • Substantial demand for private rental Porter and App • Syon Lane Station 6 minutes’ walk accommodation Concierge STUDIO TO TWO BEDROOM APARTMENTS INDICATIVE LIFESTYLE PHOTOGRAPH london

DEAL SUMMARY

ICONBLU PROVIDES HIGH PROPERTIES INVESTMENT & RETURNS QUALITY FULLY FINISHED • 271 Studio to two-bedroom • House price growth of 48% in apartments Brentford between 2008 and 2017 APARTMENTS WITH EXCELLENT • High quality modern interior design • Population growth of 20% between RENTAL POTENTIAL IN A and finishing 2001 and 2011. REGENERATING AREA • Fully fitted kitchens • Over 200 businesses along the • Smart technology Golden Mile • 250-Year Lease • Anticipated increase in employment adding 14,000 employees along the FACILITIES & AMENITIES Great West Corridor • Dedicated 12-hour porter / concierge • Need to construct 300 homes in • Outdoor pavilion at the heart of the Brentford per annum development • Strong potential rental yields • 24-hour security and CCTV • Residents gym • Blu Living App and smart technology

house price

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FINSBURY PARK A1 M25 HAMPSTEAD A40 HOLLOWAY BRENT PARK WEMBLEY A10 UXBRIDGE NORTHOLT STRATFORD NORTH CIRCULAR A12 A40 london A5 A1 A11 M25 CITY OF HAYES CENTRAL EALING A40 LONDON LONDON LOCATION ACTON london A3220 WEST DRAYTON NORTH CIRCULAR KENSINGTON M4 WESTMINSTER M4 M4 The IconBlu site is immediately who have chosen the Golden Mile as VAUXHALL ICONBLU IS SITUATED BRENTFORD A2 adjacent to Sky Studios estate. Sky their base and will provide excellent PECKHAM IN BRENTFORD, DIRECTLY A4 GRENNWICH Studios remains fully operational opportunities for owners. Residents can FULHAM HEATHROW CAMBERWELL A20 INTERNATIONAL OFF THE GREAT WEST ROAD despite the relocation of their primary reach the M4 within just 6 minutes’ A316 AIRPORT SOUTH BATTERSEA A3 M25 CIRCULAR PUTNEY (THE A4), AND WAS ONCE office which was previously where the drive and is just 15 HOUNSLOW RICHMOND BRIXTON A316 A3 CLAPHAM A30 development now sits. IconBlu is also minutes away. A23 DULWICH THE UK SKY TELEVISION A14 in the immediate vicinity of the offices TWICKENHAM A3 SOUTH BALHAM CIRCULAR A30 SOUTH HEAD OFFICE of a number of other multi-national There are two train stations within a CIRCULAR A316 businesses including GlaxoSmithKline, short walk or drive with the closest, A24 STAINES ASHFORD STREATHAM TEDDINGTON Gillette, JC Decaux, Verisure Audi and Syon Lane (Zone 4) just a 1-minute UPON SUNBURY CRYSTAL THAMES A308 WIMBLEDON PALACE Allianz amongst others. drive or 6 minutes’ walk away. Trains HAMPTON KINGSTON A23 from Syon Lane provide access to M25 UPON THAMES Brentford sits on the Golden Mile at central London in under 35 minutes and A3 A24 MITCHAM M3 the point where the M4 converges connect to Clapham Junction within just M3 MORDON with the A4. Its excellent connections 22 minutes providing links throughout are appealing for the 200 businesses the South of . CROYDON Travel time from Manor Tube Station Heathrow Heathrow Heathrow Hounslow Acton Town Hammersmith Earls Court South Knightsbridge Piccadilly Leicester Holborn Kings Cross KEY DISTANCES 5 1-2-3 4 Central Kensington Circus Square St Pancras 21 mins 17 mins 16 mins 7 mins 3 mins 0 mins 7 mins 14 mins 19 mins 23 mins 25 mins 31 mins 32 mins 34 mins 40 mins Drive / Public Transport Walk Travel Syon Lane Train Station 1 min 6 mins Travel time from Syon Lane Train Station Brentford Train Station 5 mins 15 mins Boston Manor Tube Station (Piccadilly) 7 mins 25 mins Heathrow Airport 15 mins / 35 mins - Staines Ashford Feltham Hounslow Isleworth Syon Lane Brentford Chiswick Barnes Barnes Putney Wandsworth Clapham Queenstown Vauxhall Waterloo Bridge Town Junction Road M4 Access 6 mins - 19 mins 15 mins 11 mins 5 mins 2 mins 0 mins 2 mins 5 mins 8 mins 10 mins 13 mins 16 mins 19 mins 22 mins 25 mins 28 mins 35 mins GREAT CONSERVATORY - SYON HOUSE Shopping

Tesco Extra 4 mins / 6 mins 7 mins NORTHFIELDS BRENT RIVER NO RT

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PARK A4 D S A BRENTFORD O Primary School (Marlborough) 9 mins 15 mins O D UT R OA SYON R BRENTFORD Y H E S london EST 1 W 5 C Secondary School & Sixth Form (Boys) 17 mins 13 mins L T I ER

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A A DO R C LON R R E KEW O University of West London 4 mins 15 mins A GREEN D ROAD ERSEY J

4 AD A OSTERLEY AT WEST RO GRE Other Facilities D A315 A O R SYON LANE West Middlesex University Hospital 9 mins 19 mins A4 NDON

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OA 1 The Green School for Boys: http://www.tgsboys.com/ C R UNIVERSITY OF WEST LONDON D IR ROYAL BOTANIC C 2 Brentford School for Girls: https://www.brentford.hounslow.sch.uk/ THORNBURY OA UL R GARDENS, KEW A

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BRENTFORD: THE GATEWAY TO LONDON

BRENTFORD HAS LONG BEEN BUSINESS CENTRE REGENERATION THE GATEWAY TO LONDON The Golden Mile, also known as the Significant efforts are being employed Great West Corridor, extends along to regenerate Brentford and the Great WITH ITS INCREDIBLE the A4 (Great West Road) from Power West Corridor. A total of £1.85 million CONNECTIONS MAKING IT A Road to Gillette Corner. It is home to in funding has been secured from TRADING AND BUSINESS over 200 companies including BSkyB, various sources including Round Two of GlaxoSmithKline, JC Decaux and Gillette the Outer London Fund and Hounslow HUB FROM THE PAST TO which employ over 25,000 people. Council to create regenerate Brentford. THE PRESENT. IT SITS IN THE BSkyB alone employ 8,725 people BOROUGH OF HOUNSLOW and with their proposed expansion, Placemaking is leading the drive with this number is likely to increase. Sky a focus on outdoor events and spaces WHICH IS ONE OF THE FASTEST anticipate that their new campus will which will appeal to local residents and GROWING BOROUGHS attract 100,000 visitors per annum. employees. An animation program is IN THE UK being put in place and the Brentford The corporate presence has created Lock Piazza will be regenerated by the foundation for a residential 2020 to create a performance ready community in Brentford but until now location. the area has not been developed to match the demand of residents for The high street and waterside areas will facilities and amenities. The needs of be enhanced. Existing retail precincts present and future residents are now Albany Parade and Stile Hall Parade being explored and a dedicated plan will secure funding for improvements. is in place for the Great West Corridor Retail and leisure will be added to and regeneration of Brentford with the waterfront area as part of a large substantial investment to create a scale development by Ballymore. The residential community in a locale which tenants are not yet defined, but the retail has been typified previously by an office components will include an anchor and industrial focus. foodstore, non-food retail and some

REGENERATION OF BRENTFORD LOCK REGENERATION OF BRENTFORD london BIRMINGHAM & MANCHESTER HS2

OXFORD M25

EUSTON WEST HAYES & WEST EALING 35MINUTES INTO IVER DRAYTON HARLINGTON SOUTHHALL HANWELL EALING BROADWAY CENTRAL LONDON WEST END & CITY OLD OAK PADDINGTON COMMON

M4 M4 M4 THE GOLDEN MILE HEATHROW AIRPORT GUNNERSBURY M25 WINDSOR BRENTFORD KEW BRIDGE WATERLOO & READING LONDON BOROUGH OF HOUNSLOW

KEW GARDENS

STAINES ASHFORD FELTHAM HOUNSLOW CLAPHAM (SURREY) JUNCTION TWICKENHAM RICHMOND

WEYBRIDGE

Southall Crossrail Link - connecting the Golden Mile to Southhall M25 The Golden Link - link to HS2 from Hounslow Heathrow Link - connecting Waterloo to Heathrow

Proposed transport enhancements for the networks surrounding Brentford

AT A GLANCE independents. Target tenants identified connectivity enhancements are going to • £1.85 million regeneration of Brentford by Savills include the likes of Boots, be implemented as part of the London • Over 200 companies along the Superdrug, WH Smiths, Waitrose, Whole Borough of Hounslow’s Regeneration Golden Mile Foods, Lush, Greggs, Pret A Manger, and Economic Development Strategy • Transport enhancements will improve Monsoon, Joules, White Stuff and Kuoni 2016 – 2026. connectivity amongst others. A local Brentford market • Access Central London in under stall area is also being contemplated. The key projects enhancing the 35 minutes The leisure element will focus on connectivity of the area include: • Regeneration of Brentford underpins waterfront living with restaurants, pubs • Southall Crossrail Link – to join market strength and leisure activities such as canoe hire. Southhall to stations on the Golden • Growing population and local Mile. It is currently in its final design employment supports housing demand A new 20,000 capacity stadium is and scoping stage. It is intended to • Extension to transport network will increase catchment under development for Brentford F.C. complete in 2020 • Substantial demand for private rental This will complete during 2019. A 26 • Boston Manor Link – to join the Great accommodation berth new marina being developed for West Road to Boston Manor and £5.45 million will be located next to the Piccadilly Line with a pedestrian Watermans Park, smartening up the boardwalk and cycle route. Feasibility riverside. is being explored by BSkyB • Golden Mile Station – a new Golden PLANNED CONNECTIVITY Mile station is intended in Brentford ENHANCEMENTS just a stones throw from the Sky Brentford and Syon Lane already offer campus which, if realised, will provide very strong public transport connections a link to Crossrail providing extensive into central London in under 35 benefits to IconBlu residents minutes by train and also provide • HS2 – a link to HS2 at Old Oak access to commuter interchanges at Common is proposed from the Golden Clapham Junction and Reading. New Mile and its key stations

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HOUSING MARKET: WEST LONDON

BRENTFORD OFFERS AN HOUSE PRICES GROWING POPULATION EXCITING SOLUTION FOR Prices in Hounslow are typically 81% In Hounslow as a whole, the population higher than those in the UK as a whole is expected to grow by 35,000 to INVESTORS AND HOMEBUYERS while being about 17% less than 309,000 by 2035. It is one of the WHO ARE LOOKING FOR London region as a whole based on fastest growing boroughs showing A MORE AFFORDABLE House Price Index data for 2017. In growth of 20% between 2001 and the 10 years to December 2017, house 2011 compared to 8% nationally. The LONDON LOCATION THAN prices in the region have increased growing population supports the need SURROUNDING CHISWICK, by 48%, higher than UK wide growth for additional housing in the borough. RICHMOND AND EALING by 26% and the average price for an apartment had reached £327,195 in HOUSING STOCK December 2017 (See Figure 1). The London Plan requires Hounslow to deliver at least 822 homes per First time buyers purchased houses annum and the Great West Corridor with an average value of £363,379 has been identified as a location in in December 2017 making the typical which some of this stock should be apartment within Hounslow and IconBlu focused. It is expected that between specifically within easy reach of most 2015 and 2030 an additional 12,300 first time buyers’ budgets. homes will be delivered.

Figure 1: House Prices in Hounslow compared to the UK 2008 - 2017

450000 400000 350000 300000 250000 200000 150000 100000 50000 0 2008-01 2008-03 2008-05 2008-07 2008-09 2008-11 2009-01 2009-03 2009-05 2009-07 2009-09 2009-11 2010-01 2010-03 2010-05 2010-07 2010-09 2010-11 2011-01 2011-03 2011-05 2011-07 2011-09 2011-11 2012-01 2012-03 2012-05 2012-07 2012-09 2012-11 2013-01 2013-03 2013-05 2013-07 2013-09 2013-11 2014-01 2014-03 2014-05 2014-07 2014-09 2014-11 2015-01 2015-03 2015-05 2015-07 2015-09 2015-11 2016-01 2016-03 2016-05 2016-07 2016-09 2016-11 2017-01 2017-03 2017-05 2017-07 2017-09 2017-11

Hounslow Average Price All Property Types UK Average Price All Property Types Hounslow Average Price Flats and Maisonettes UK Average Price Flats and Maisonettes

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THE DEVELOPMENT

ICONBLU IS A NEW The properties at IconBlu will offer IconBlu will also offer essential facilities DEVELOPMENT OF 271 ergonomic layouts with modern and to its residents including an on-site stylish interior design and high quality gym, 24-hour security and CCTV and STYLISH AND MODERN finishing. dedicated on-site porter / concierge. STUDIO TO TWO-BEDROOM APARTMENTS IN THE HEART The development comprises four BluLiving smart technology will be buildings of four storeys each. The implemented at IconBlu with the OF THE GOLDEN MILE IN THE buildings gleam in the sunlight with BluLiving social app which provides GREAT WEST CORRIDOR feature mirror glazing to the facades a social network designed to connect intersperced with taupe brickwork. residents and owners to create a true residential community. Subtle landscaping surrounds the buildings and will be enhanced to create outdoor community areas. There is substantial underground parking with one parking space allocated per apartment.

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ATTENTION TO DETAIL

THE PROPERTIES AT ICONBLU HAVE BEEN DESIGNED TO UNCOMPROMISING STANDARDS WITH HIGH QUALITY MATERIALS AND ATTENTION TO DETAIL

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LIVING / DINING AREA FLOORPLANS KITCHEN

THESE PLANS SHOW EXAMPLE STUDIO TO TWO BEDROOM PROPERTIES AT ICONBLU. PLEASE CONSULT YOUR SALES EXECUTIVE FOR UNIT SPECIFIC PLANS

BEDROOM LIVING / DINING AREA AREA

LIVING / DINING AREA SAMPLE APARTMENT 4 KITCHEN STUDIO APARTMENT SAMPLE APARTMENT 1 KITCHEN SHOWER ROOM HALL ONE BEDROOM APARTMENT CLY. / ST.

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HIGH QUALITY SPECIFICATION GENERAL LIGHTING AND ELECTRICS WITH A MODERN FEEL WILL • Tall internal and entry 44mm fire • Video door entry system rated doors • Dimmable white designer light MAKE THE APARTMENTS AT • High ceilings living and bedroom switches ICONBLU TRULY DESIRABLE • Suspended feature ceiling to kitchen, • Suspended ceilings have recessed bathroom and hallway with LED LED spotlights mood lighting and spot lights • Featured under pelmet LED lighting • High quality oak engineered wood strip to kitchen suspended ceiling flooring throughout • Designer wall lights to living room • Built in closets to master bedroom and bedroom • All windows are openable for natural • Sockets in crisp white with standard ventilation and USB ports to living and bedroom • TV point to living and bedroom KITCHEN & APPLIANCES • Data points to living and bedroom • Fully fitted designer kitchens with areas integrated LED cupboard lighting, • Underfloor heating throughout under counter sink and stainless- steel taps BATHROOM • Quartz stone worktop with • Floor tiling in Desert Oak splashback • Mosaic tiled bathroom walls • Dual tone lacquered gloss finish • Rain shower and hand-held shower handle-less soft close kitchen units (some units) and drawers • Large bath with glass screen (some • Fitted Smeg branded appliances units) - Integrated fridge/freezer • Duravit sanitary ware - Integrated dishwasher • Wall hung white WC with concealed - Induction 4-ring hob cistern - Integrated microwave • Grohe chrome flush plate to toilets - Built-in electric oven • Modern branded taps and shower - Integrated telescopic extractor fittings • Underfloor heating • Electric heated towel rails • Mirrored storage • Shaver socket

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RENTAL OPPORTUNITY

ICONBLU PROVIDES TARGET RENTAL RATES other primary stations will appeal to AN EXCELLENT RENTAL With excellent access links and a lack people who need to commute into of supply in this stretch of the Great Central London in particular locations OPPORTUNITY FOR INVESTORS West Road, it is anticipated that the with connections to Waterloo. The UNDERPINNED BY A HIGH- rental rates for IconBlu will be on the planned transport enhancements will QUALITY DEVELOPMENT, WITH high side for the area. only serve to increase the potential EXCELLENT CONNECTIONS AND Unit Type Monthly Rental Annual Rental STRONG LOCAL DEMAND FOR Studio £1,200.00 £14,400.00 1 Bedroom Apartment £1,600.00 £19,200.00 PRIVATE RENTALS 2 Bedroom Apartment £2,000.00 £24,000.00 A high rental yield is expected for the volume of tenants seeking an easy properties at IconBlu. commute, adding people who work on the Piccadilly Line and DEMAND FOR its secondary lines as prospective PRIVATE RENTALS tenants. Compared to London as a The many large and small businesses whole, there is substantial demand for situated along the Golden Mile provide private rental accommodation in the a substantial pool of tenants for borough of Hounslow with 31% of properties at IconBlu. The Golden Mile the population living in private rented is home to some 20,000 people property, 27% higher than the London working for over 200 companies. average and the 9th highest out of 32 The Great West Corridor masterplan London boroughs. has identified capacity for a further 14,000 new jobs thereby increasing COMPARABLE RENTAL RATES AT A GLANCE the primary source of prospective In Brentford the average rent for an tenants for IconBlu. Demand will apartment in early 2018 is £1,789 • Strong annual rental yields anticipated not only come from those working per month. Equivalent rental rates and • Average rents for Brentford provide in the immediate area however. The market volumes are as follows: strong opportunities excellent connections to Waterloo and • 31% of population live in private rented accommodation and there No of Properties Average Rent Median Rent Time on Market is further demand One Bedroom 151 £1,410pcm £1,352pcm 177 days • Strong demand from employees of Two Bedrooms 205 £1,921pcm £1,751pcm 193 days 200 companies along Golden Mile Three Bedrooms 59 £2,653pcm £2,249pcm 243 days • 14,000 new jobs along the Golden Four Bedrooms 26 £2,738pcm £2,375pcm 251 days Mile to enhance rental demand Five Bedrooms 12 £3,967pcm £3,675pcm 120 days

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EXIT STRATEGY

ANYONE WHO HAS LIVED IN Brentford is being swallowed by GROWING APPEAL OR AROUND LONDON KNOWS London as it is regenerated, creating a The regeneration of Brentford and new and desirable region for investors Hounslow borough will be a long THAT THE UK’S CAPITAL CITY and for residents. process over a number of years. Each CONTINUES TO EXPAND AND year the location will become more ENVELOP THE REGIONS ON INCREASING POPULATION and more appealing supporting a & CONNECTIONS steady growth in house prices and ITS OUTSKIRTS The increasing population of the increasing the number of people borough will serve to create demand who would like to own a property in for property at IconBlu. Furthermore the area. This will provide a healthy the planned transport enhancements source of future house buyers to whom will make IconBlu appealing to people investors can sell their properties. who work along the new train and tube links including the 210 million AT A GLANCE passengers per year who use the Piccadilly line. • Improving connections and popularity will further open the market COMPETITIVE PRICES • Pricing is competitive compared to Prices at IconBlu and in Brentford as wider London a whole remain competitive compared • Absorption is good with limited time on market as demand outstrips supply to those in surrounding regions which • Regeneration of Brentford and Golden will enable the sale of the properties Mile making area more desirable to to a wider demographic profile based tenants and home owners on affordability concerns.

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THE DEVELOPER

BYM RESIDENTIAL, FORMED The team of three worked together and Some of BYM Residential’s projects both specialised in providing commercial completed and in progress include an BY MATAN AMITAI, JOSEPH to residential conversion investment £8.9 million project in Solihull of 39 DUNNER AND BEN DITKOVSKY solutions. BYM Residential focuses residential units, a 90-unit residential IN 2016 AND THE COMPANY on securing sites that meet the criteria conversion from an office building in for permitted development schemes St Albans worth £34 million, a HAS BECOME A MAJOR to create excellent value residential development with a GDV of £32 PLAYER IN THE PERMITTED schemes for local and international million in Newbury with 107 permitted DEVELOPMENT MARKET. property investors. development residential units and 32 new build residential units, a £9.8 BYM Residential has in progress and million 56 unit development in Norwich historic projects with a total GDV of and an 88 unit development in £300m, in addition to achieving over Bracknell, Berkshire. £150m in property transaction trades to date. BYM has also executed the sale and development of over 650,000 sq.ft throughout the UK, ranging from securing planning for residential AT A GLANCE development to enhance the investment value or developing the sites directly. • Experts in permitted development BYM enjoy a close working relationship • Over £150m turnover with some of the country’s most • Development of over 650,000 sq.ft prestigious funds (Legal & General, • Projects with GDV of £300m under Thread Needle, AXA, and others). development london www.iconblu.co.uk

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