116-117 SAFFRON HILL EC1 AND 12-22 THEOBALDS ROAD WC1 A PORTFOLIO OF FOUR CENTRAL LONDON REFURBISHMENT OPPORTUNITIES

116-117 SAFFRON HILL LONDON EC1

FREEHOLD FARRINGDON REFURBISHMENT OPPORTUNITY UPDATED

DECEMBER 2017 116 – 117 SAFFRON HILL 2

INVESTMENT SUMMARY

Freehold refurbishment opportunity.

Core Central London location, strategically situated in Farringdon, within easy reach of the West End, Kings Cross and the City of London.

Comprises 2,227 sq ft (206.89 sq m) of NIA accommodation over ground and three upper floors arranged as 1 x 1 bedroom, 2 x 3 bedroom and 1 x 4 bedroom flats.

116-117 Saffron Hill is let on four Assured Shorthold Tenancy (AST) Agreements currently producing an income of £74,716.16 per annum.

Active asset management opportunities to enhance value through comprehensive refurbishment or redevelopment and potential change of use subject to obtaining necessary consents.

To be sold as part of the Diamond Collection which also includes the Freehold interest of 12-22 Theobalds Road, London WC1.

Offers are sought in excess of£18,250,000 for 100% of the shares in the UK Limited Company that owns the Freehold interest of 116-117 Saffron Hill and 12-22 Theobalds Road, subject to contract and exclusive of VAT.

Assuming acquisition costs of 1.8% a purchase at this level reflects a capital value of £709 per sq ft overall. 116-117 ST PAUL’S ST BARTS CHARTERHOUSE SMITHFIELD LONDON ROYAL COURTS SAFFRON HILL LINCOLN’S CATHEDRAL HOSPITAL SQUARE MARKET EYE OF JUSTICE LONDON WC1 INN FIELDS

TATE MODERN

TOTTENHAM COURT ROAD

HOLBORN

BLACKFRIARS CHANCERY LANE CITY THAMESLINK

FARRINGDON

BARBICAN 116 – 117 SAFFRON HILL 4

LOCATION

116 – 117 Saffron Hill is situated in a core Central London location prominently positioned in Farringdon, one of London’s most dynamic and exciting sub-markets.

The building is strategically positioned at the heart of Farringdon, with the West End and Covent Garden to the west, the City of London and Farringdon to the east, Kings Cross to the north and Southbank and Waterloo to the south. The vibrant location has attracted a diverse range of occupiers including Time Warner, Disney, ITV, Amazon, Skype, Lego, Alexander McQueen, Grey London and Malmaison. Farringdon has established an unrivalled culinary scene and is home to some of London’s best restaurants and bars including The Bleeding Heart, Modern Pantry, Smiths of Smithfield, the Zetter Townhouse, Hix and Dans Le Noir. The Property is also a stone’s throw away from Clerkenwell’s Michelin starred restaurants, historic pubs and street food markets. 116 – 117 SAFFRON HILL 5

KING’S CROSS ST PANCRAS 23 minutes CONNECTIONS

The property is ideally positioned to benefit from the best of London’s transport network through its proximity to Farringdon Station 200m to theEUSTO east.N Farringdon Station has recently undergone significant redevelopment in anticipation of the completion of the Crossrail and Thameslink GREAT EASTERN STREET Interchange in 2018. The station also connects to the Circle, Metropolitan and Hammersmith & City FARRINGDON ROAD WOBURN PL OLD STREET underground lines. The Central Line service is E U

N accessed from Chancery Lane providing links to CITY

A Liverpool Street Station and Bond Street. CE ROAD EBERY AVE

ROS Direct access to Gatwick Airport and Luton Airport RUSSELL SQUARE ROAD ST JOH COMMERCIAL STREET is provided via Thameslink and the completion of CLERKENWELL

N STREET Crossrail will link Farringdon with Heathrow and City Airports, Stratford International rail station and SOUTHAMPTON ROW

Canary Wharf. GRAY’S INN ROAD 116-117 SAFFRON HILL THEOBALD’S ROAD FARRINGDON ALDERSGATE STRE The King’s Cross St. Pancras and Eurostar HATTON GA BARBICAN International terminal is also accessed via the FARRINGDON STREET 12 minutes Underground and Mainline from Farringdon, RDE 4 minutes CHARTERHOUSE N making the location truly international. ROAD

SBURY WAY M ET HIGH HOLBORN HOLBORN BLOO CHANCERY LONDON WALL LANE E HOLBORN HOLBORN VIADUCT BISHOPSGATE

LAN FARRINGDON STREET CROSSRAIL 7 minutes HOLBORN 15 minutes R E THAMESLINK HIGH FETT TOTTENHAM MOORGATE CENTRALOXFORD LINE STREET COURT ROAD

CIRCLE LINE CHARING CROSS ROAD GRESHAM STREET ST PAUL’S HAMMERSMITH & CITY LINE KINGSWAY

FLEET STREET THREADNEEDLE STREET METROPOLITAN LINE CITY THAMESLINK NORTHERN LINE T COVENT YCH LDW PICCADILLY LINE A KING WILLIAM ST GARDEN STREE E U N CANNON STREET E V A QUEEN VICTORIA STREET

STRAND

Y REET GRACECHURCH R TEMPLE U UPPERTHAMES STREET SB LEICESTER VICTORIA EMBANKMENT BLACKFRIARS TE AF SQUARE SH PICCADILLY E CIRCUS

REGENT STREET WATERLOO BRIDGE K BRIDG LOWER THAMES STREET

E STRAND

SOUTHWAR

LONDON BRIDG 116 – 117 SAFFRON HILL 6

CROSSRAIL (ELIZABETH LINE)

The opening of Crossrail will transform connections across Central London. 116-117 Saffron Hill is in an excellent position to benefit significantly from this, located a short walk away from the main Crossrail entrance at Farringdon Station. Due for completion in 2018, Crossrail at Farringdon will become one of Britain’s busiest train stations and will be a key link in bringing passengers from outer London to the business hubs in the City and Canary Wharf as well as providing access to the Underground, City Thameslink and Mainline services. Crossrail will provide a high frequency and capacity service across Central London to Reading in the West, Shenfield in the East and connecting to London Heathrow International Airport. As a result Farringdon will become one of the UK’s busiest transport hubs with in excess of 150,000 passengers anticipated daily. Expected travel times across Central London from Farringdon Crossrail station are expected to be as follows:

STANSTED

MAIDENHEAD PADDINGTON TOTTENHAM LIVERPOOL STRATFORD COURT ROAD STREET

57 45 32 8 4 2 2 8 10 43

READING HEATHROW BOND STREET FARRINGDON CANARY SHENFIELD AIRPORT WHARF LUTON GATWICK

116-117 SAFFRON HILL 116 – 117 SAFFRON HILL 7

LOCAL DEVELOPMENTS

EUSTON 1. 100 Clerkenwell Road, EC1 2. Smithfield Quarter, EC1, 3. Farringdon Station Western Ticket 100 Clerkenwell Limited. City of London Hall, EC1 212-room Yotel Hotel, 4,876 sq ft of Creation of new Museum of London Crossrail/Cardinal Lysander

FARRINGDON ROA office and retail accommodation and Completion est. 2021 207,000 sq ft offices and retail 5 residential apartments GREAT EASTERN STREET Completion est. Q3 2018

GOSWELL Completion est. Q4 2018

WOBURN PL D

E

U

N ROAD CITY 8 OLD STREET A CE ROAD EBERY AVE 5 1 9

ROS RUSSELL SQUARE ROAD ST JOH COMMERCIAL STREET CLERKENWELL

N STREET 116-117 SOUTHAMPTON ROW SAFFRON HILL

GRAY’S INN ROAD BARBICAN 4. Farringdon Station Eastern Ticket 5. The Old Sessions House, 22 6. Barts Square, EC1

ALDERSGATE STRE

FARRINGDON FARRINGDON Hall, EC1 Clerkenwell Green EC1 THEOBALD’S ROAD 4 Helical Bar and Ashby Capital HATTON GA Crossrail Satila Holdings AB. 235,500 sq ft offices, 236 residential 3 STREET 7 120,000 sq ft offices and retail Members Club, office and retail apartments and 20,500 sq ft retail and RDEN accommodation restaurant accommodation CHARTERHOUSE Completion est. Q3 2018 ROAD

ET Completion est. Q3 2017 Completion est. 2019 2 6 SBURY WAY M HIGH HOLBORN HOLBORN BLOO CHANCERY LONDON WALL LANE HOLBORN HOLBORN VIADUCT BISHOPSGATE

FARRINGDON STREET

HOLBORN HIGH OXFORD STREET LANE TOTTENHAM MOORGATE COURT ROAD FETTER CHARING CROSS ROAD GRESHAM STREET ST PAUL’S

KINGSWAY

E U FLEET STREET 7. Charterhouse Place, EC1 THREADNEEDLE8. 119 Farringdon STREET Road, EC1 9. Herbal House, 10 Back Hill, EC1 N E V A TIAA Henderson Viridis Real Estate Allied London and Aerium T

CITY

COVENT CH 165,000 sq ft offices and 33,000 sq ft 100,000 sq ft mixed use 105,000 sq ft offices, gallery workspace WY THAMESLINK LD A KING WILLIAM STREET Y GARDEN retail accommodation and 6 duplex apartments R U SB CANNON STREET TE Planning consented Completion est. Q4 2018 Completion est. Q3 2017 AF SH QUEEN VICTORIA STREET STRAND

GRACECHURCH STREE TEMPLE UPPERTHAMES STREET LEICESTER VICTORIA EMBANKMENT BLACKFRIARS SQUARE

PICCADILLY E CIRCUS

REGENT STREET WATERLOO BRIDGE K BRIDG LOWER THAMES STREET

E STRAND

SOUTHWAR

LONDON BRIDG 116 – 117 SAFFRON HILL 8

DESCRIPTION Floor GIA SQ M GIA SQ FT NIA SQ M NIA SQ FT 3RD 62.2 670 47.6 512 2ND 59.4 639 40.4 435 116-117 Saffron Hill comprises 2,227 sq ft (206.9 sq m) of 1ST 59.2 637 40.0 431 net unrefurbished accommodation over lower ground, Ground 69.8 751 46.3 498 ground and three upper floors. Lower Ground 53.6 577 32.6 351 The property is let on four Assured Shorthold Tenancy (AST) Agreements currently producing an income of TOTAL 304.2 3,274 206.9 2,227 £74,716.16 per annum. The accommodation is arranged as 1 x 1 bedroom, 2 x 3 bedroom and 1 x 4 bedroom flats and benefits from an existing lift shaft extending from ground – 3rd floors. Whilst occupied as residential there is no residential planning permission, although the entirety of this property has been in continuous residential use since 2005. 116 – 117 SAFFRON HILL 9

LOWER GROUND FLOOR FIRST FLOOR THIRD FLOOR

GROUND FLOOR SECOND FLOOR

Not to scale. Indicative only. 116 – 117 SAFFRON HILL 10

TENANCY SUMMARY

Copies of the AST Agreements can be accessed on the data room. The property is let in accordance with the following schedule:-

Floors Tenant Term Rent (PA) 6 months from 06/05/2017 3 AST Agreement £7,121.16 (Holding Over) 2 AST Agreement 12 months from 15/09/2017 £18,480.00 1 AST Agreement 12 months from 20/07/2017 £13,260.00 Lower Ground AST Agreement 12 months from 05/09/2017 £35,880.00 and Ground Total £74,741.16

VALUE ENHANCEMENT OPPORTUNITIES

REFURBISHMENT OR REDEVELOPMENT ALTERNATIVE USES The Property offers an excellent opportunity to either Given surrounding uses, the property may offer rationalise or extend the existing floors through opportunities for other uses subject to obtaining refurbishment, utilising the site more efficiently through necessary consents. redevelopment. 116 – 117 SAFFRON HILL 11

TENURE ADDITIONAL INFORMATION

6 SB Car Park to 8 b T 6 14 F U A R R N R M I I N L

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7 D S O T The building is held Freehold under titleN number R

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NGL234056. D 9 6 The property is not elected for the purposes of VAT. 116-117 Saffron Hill is situated in the London Borough

5 of Camden. The Property lies within the Hatton Garden 6 Conservation area.

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BLEEDING

Not to scale. For identification HEART YARD purposes only. This plan is based upon an

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HI ey House L 116 – 117 SAFFRON HILL 12

PROPOSAL

116 – 117 Saffron Hill is to be sold as part of Offers are sought in excess of£18,250,000 Assuming acquisition costs of 1.8% a the Diamond Collection which also includes for 100% of the shares in the UK Limited purchase at this level reflects a capital value the Freehold interest of 12-22 Theobalds Company that owns the Freehold interest of £709 per sq ft overall. Road, WC1. of 116-117 Saffron Hill and 12-22 Theobalds Road, subject to contract and exclusive of VAT.

CONTACTS

For further information or to arrange an inspection of the property which is to be strictly by appointment only, please contact the Joint Sole Agents:

Marsha Rabinovich Jonathan Ruback Christopher James John Sexton [email protected] [email protected] [email protected] [email protected] 020 7588 4433 020 7588 4433 020 7588 4433 07957 407328

DISCLAIMER: Allsop LLP and Michael Richards & Co on their behalf and for the Vendors or Lessors of this property, whose Agents they are, give notice that: 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. 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. No person in the employment of Allsop LLP nor Michael Richards & Co has any authority to make any representation or warranty whatsoever in relation to this property. Unless otherwise stated, all prices and rents are quoted exclusive of VAT. December 2017. www.cube-design.co.uk (Q3787)