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Erith, London Da8 1Qx WICKES FRASER ROAD, ERITH, LONDON DA8 1QX GREATER LONDON RETAIL WAREHOUSE INVESTMENT Open A1 (non-food) planning consent WICKES l FRASER ROAD, ERITH, LONDON DA8 1QX INVESTMENT SUMMARY > Greater London solus retail warehouse investment within the London Borough of Bexley. > Prominent and accessible retailing location on Fraser Road (A206) adjacent to Atlas Trade Park and proposed Lidl foodstore. > Purpose built solus retail warehouse totalling 30,842 sq ft (assumed 30,000 sq ft for rent review purposes) with 124 car parking spaces. > Large 2.13 acre site with low site coverage of 33%. > Open A1 non-food planning consent. > Freehold. > Secure income of 9.35 years unexpired to Wickes Building Supplies Ltd, rated 5A1 by Dun & Bradstreet. > Passing rent of £405,000 pa, reflecting a low rent of £13.50 per sq ft. > Low capital value of £218 per sq ft. Our client is seeking offers in excess of £6,725,000 (Six Million, Seven Hundred and Twenty-Five Thousand Pounds), subject to contract and exclusive of VAT. A purchase at this level reflects an attractive net initial yield of 5.65%, assuming purchase costs of 6.64%. Page 2 Borehamwood Enfield A1(M) M25 Chigwell illericay rentwood Edgware Wickford M1 Warley Rayleigh WICKES l FRASER ROAD, ERITH, LONDONHarrow DA8 1QX Romford Basildon Hornchurch Ilford M25 Wembley Stratford LOCATION Barking Dagenham South Ockendon Erith is located within the London Borough of Bexley LONDON Canary in south-east London. The town lies south of the River Wharf Thames with excellent road communicationsM4 providing Woolwich direct access to Dartford. The M25 motorway is to the Grays east and central London is to the west via the A102. ERITH Welling Erith railway station is in close proximity Richmondto the rixton Dulwich Bexleyheath property with a peak service that includes trains to Village Dartford Charing Cross Station and Cannon Street Station, via Balham Gravesend Woolwich and Greenwich. Abbey Wood Station, which Sidcup is 2.8 miles to the west of the property, will benefit from Abbey Wood Crossrail Station ingston to Central London Crossrail services reducing journey timesupon to Central Thames romley London to 25 minutes and 11 minutes to Canary Wharf. Mitcham 25 MINS Rochester Frank’s Park Croydon Opington M20 Sutton M25 SITUATION M2 d R West ke A2016 W o e br Purleys ingsdown Belvedere Epsom m t S Pe t River ThamesDowne A206 The subject property is situated on the southern side of d le R rda Fraser Road (A206), which connects Erith town centre with ive R Belvedere and Woolwich to the west. B r o o k E r S Lessness Heath ith Atlas Trade Park lies adjacent to the site, which is occupied t Hi gh d S dale R t by Topps Tiles, Screwfix, Bath Store, Tile Giant and Metro River ERITH Service Station (vehicle MOT centre). Lidl recently acquired Riverside A220 Shopping this site and are preparing to submit a planning application Centre to redevelop the property to provide a solus foodstore unit. B Europa Industrial Estate is immediately north of the subject r es o Cr o ark k C P S a property and comprises a large multi-let estate, which is t rl ton Rd part owner occupied by Batt Cables Plc. Northumberland Heath Recreation Erith A206 A220 Ground d Recreation e R enu Av Ground B r Page 3 o o k S t Rainham WICKES l FRASER ROAD, ERITH, LONDON DA8 1QX A1020 A13 Wennington CATCHMENT AND Thamesmead DEMOGRAPHICS Belvedere Abbey Wood The London Borough of Bexley has a catchment A206 population of 232,000 people (2011 Census), which is Woolwich Purfleet forecast to grow to 252,500 by 2026. The catchment Plumstead ERITH population within a 10 minute drive time is 90,667 A220 people (Source: Oxford Retail Consultants). Multiple car A206 ownership is significantly above the UK average within a 10 minute drive time. Shooters Hill Erith is an important district centre within the London Welling Bexleyheath Borough of Bexley and is considered the dominant retail and service centre for the north of the Borough. Erith Falconwood has been identified by the Borough as a key focus for regeneration and the area has experienced significant A2 inward investment with a focus on residential-led Avery Hill Blackfen developments over recent years. The opening of the Dartford A282 Crossrail station at Abbey Wood has already attracted several large-scale residential developments in the Bexley surrounding area, which includes up to 5,200 new homes on four sites in Thamesmead. Drive time key Lamorbey A2 5 mins 10 mins 15 mins 20 mins Erith has a strong demographic profile with the following population characteristics within a 10 minute drive time: Sidcup Joydens Wood Wilmington Home ownership Above the national average Economically active Above the national average · (Icon) Economically active – above the national average. Car ownership Above the national average · (Icon) Car ownership – above the nation- al average. Convenience goods spend · (Icon) Convenience goods spend – above Above the national average the national averag Page 4 WICKES l FRASER ROAD, ERITH, LONDON DA8 1QX DESCRIPTION “ Open A1 (non-food) Centre Metro Service planning consent” The subject property comprises a purpose built solus retail warehouse unit that was originally developed in 2002. The unit is of steel portal frame construction with brick BATT Cables and profile steel clad elevations and extends to 30,842 sq ft (assumed 30,000 sq ft GIA at rent review). The ground floor area is approximately 30,036 sq ft and there is a lobby area to the front of the property totalling 806 sq ft. The accommodation is well configured for the tenant’s use Fraser Road (A206) with a loading area and a builder’s yard to the rear of Atlas Trade Park the property. Proposed Redevelopment 124 Parking Spaces There are approximately 124 car parking spaces to the front of the unit (1:249 sq ft). The site area is approximately 2.13 acres, resulting in a low site coverage of 33%. PLANNING The orignal planning consent (98/00234/FUL) was granted on 18 May 2000 for the “redevelopment of the site comprising non-food retail units and an open garden For indicative purposes only centre including a glazed area and associated car parking and access”. The use of the retail units shall be limited to the sale of pet foods and non-food goods only. Furthermore, all retail units comprised in the development shall be of not less than 929 square metres floor area and such units shall not be sub-divided to constitute smaller units without the prior written approval of the Local Planning Authority. Further information is available upon request. Page 5 WICKES l FRASER ROAD, ERITH, LONDON DA8 1QX TENANCY The subject property is let in its entirety to Wickes Building Supplies Limited on a 25 year term expiring on 23rd June 2027 (9.35 years unexpired). The passing rent is £405,000 pa, which reflects £13.50 psf based on the floor area specified in the lease (30,000 sq ft). Rent reviews are five yearly to open market value, with the next review in June 2022. The lease is drawn on institutional full repairing and insuring terms. The Tenant is allowed to assign the whole or underlet the whole or a Permitted Part (less than 6,000 sq ft), subject to the Landlord’s consent. TENANT COVENANT Wickes Building Supplies Limited opened its first store in The subject property is let to Wickes Building Supplies the UK in 1972 and now has a portfolio of over 220 stores. In Limited which is the operational company of the business February 2005 Wickes was acquired by Travis Perkins, which and the company against which their property leases is a leading company in the Builders’ Merchanting and Home are secured. Improvement markets. Wickes Building Supplies Limited has a Dun & Bradstreet rating of 5A1, which represents a minimum risk of business failure. A summary of the company’s last three years’ accounts is set out below: Year Turnover (000’s) Pre-Tax Profits (000’s) Tangible Net Worth (000’s) 2016 £1,213,269 £65,403 £304,109 2015 £1,104,950 £60,133 £404,992 2014 £1,039,986 £68,731 £355,080 Page 6 WICKES l FRASER ROAD, ERITH, LONDON DA8 1QX RENTAL GROWTH “ Low passing rent PROSPECTS of £13.50 psf” The subject property has a low passing rent of £13.50 per sq ft, which was agreed at the June 2017 rent review. The property has a history of strong rental growth, which has increased by 50% from the original letting at £9.00 per sq ft in 2002. We believe the subject property still has good rental growth prospects and would highlight the below evidence: Location Tenant Transaction Date GIA sq ft Rent (psf) Dartford Wickes Lease Renewal 03.2017 39,513 £15.00 Blackheath Wickes Rent Review 03.2017 26,497 £22.30 Catford Wickes Rent Review 06.2015 34,867 £18.62 RETAIL WAREHOUSE PROVISION The subject property and adjacent Atlas Trade Park currently forms the only out of town retailing provision within Erith. Lidl acquired the adjacent trade park in 2015 and will shortly submit a planning application to redevelop the property to provide a new solus foodstore unit, which will greatly enhance the local retailing environment. The nearest competing centres are Dartford, Crayford and Bexleyheath. In terms of local DIY provision, B&Q occupy a recently reconfigured 57,475 sq ft in Belvedere approximately 1.7 miles to the north. The nearest Wickes store is in Plumstead, 3.6 miles to the west. Page 7 WICKES l FRASER ROAD, ERITH, LONDON DA8 1QX City of London South Thamesmead ALTERNATIVE USE Abbey Wood Given its strong Greater London location and surrounding uses, the subject property may also suit longer term redevelopment for residential use.
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