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Strata House, Castle Street, Poole BH15 1BQ Investment Summary

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Strata House, Castle Street, Poole BH15 1BQ Investment Summary FREEHOLD OFFICE INVESTMENT FOR SALE Strata House, Castle Street, Poole BH15 1BQ Investment Summary • Prime grade A multi let office investment in the heart of the affluent coastal town of Poole, Dorset. • Recent comprehensive refurbishment of the building to provide six flexible open plan suites finished to a high standard. • 83% let to the national high street brand of Lush Ltd (Very Low Risk rating), who started and remain headquartered in Poole, employing over 3,000 people, alone, in the town. • Weighted Average Unexpired Lease Term of 9.50 years to expiry and 5.36 years to breaks. • Total rent passing of £128,280pa, equating to a low average £15 psf. Reversion to £148,196 pa (£17 psf) based on recent evidence. • Ideal lot size for private investors and property companies providing a profile of granular income in popular sized Grade A suites. • Offers sought in excess of £2,050,000 (Two Million and Fifty Thousand Pounds) subject to contract and exclusive of VAT. A purchase at this level would equate to a net initial yield of 6.00%, a reversionary yield of 6.80% (allowing for purchasers costs of 6.29%) and a low capital value of £235 psf. 2 Strata House, Castle Street, Poole BH15 1BQ A34 A303 A36 M3 A3 Salisbury Winchester A354 A36 M3 A272 A350 Eastleigh Location M27 Poole is a large and affluent coastal town in south Dorset, part of the wider Poole A338 and Bournemouth conurbation. Situated approximately 107 miles south west of Southampton M27 A31 A3(M) London, it lies five miles west of Bournemouth and 36 miles south west of Blandford Forum A27 Southampton. M275 Road and rail communications are excellent. The town is served by the A35, one of A31 Portsmouth the main arterial routes along the south coast which provides links from A338 Lymington A35 Poole Southampton in the east to Exeter in the west. The A350 and A35 are the two main Bournemouth routes out of Poole. The A350 leads to the A31 and onto the M27, M3 and linking Wareham Isle of Wight Poole with London and the M25 together with the key ports of Southampton and Portsmouth. Poole's mainline railway station provides a direct and frequent service to London Waterloo in a fastest time of approximately two hours, while Bournemouth Airport is ROAD LINKS nine miles to the east and Southampton Airport 35 miles north east. A35 1.5 mile Poole has a resident population of 150,600 (ONS estimate 2015). Unemployment at A350 0.5 mile Poole M27 33 miles 3.8% is lower than the national average and the town benefits from several national Dolphin Square Shopping Centre employers having a significant presence, including Barclays, Lush, American Express, ASDA Serpentine Road Superstore Siemens and Sunseeker. RAIL LINKS A350 Bournemouth 12 minutes RNLI College W Quay Road Southampton 45 minutes Lagland St Sainsbury’s A350 Sunseeker International Twin Sails Bridge AIRPORT Green Road Situation Bournemouth Airport 9 miles A350 Strata House occupies an island site in a prominent position on Castle Street in the A350 Southampton 35 miles High Street heart of Poole old town. It is conveniently situated less than 100 metres from both Lagland Street Poole Quay and High Street, home to several popular waterfront restaurants and PORT Castle High Street amenities. Southampton 38 miles Church Street Street Strata House Portsmouth 58 miles The Quay The property benefits from easy access to the A350 via the Quay and thereon to the A350 The Quay A35. Poole Railway Station is approximately a 5-minute drive, 12-minute walk, to the north. Strata House, Castle Street, Poole BH15 1BQ 3 Description Strata House is a detached, modern three storey office building of 8,719 sq ft on a site of approximately 0.2 acres. The building was comprehensively refurbished in 2013 to provide six suites surrounding a central core. Each suite is finished to a high standard and benefits from air conditioning, suspended ceilings with recessed lighting, 2.5 metre floor to ceiling height and self contained WC and kitchen facilities. A 6-person passenger lift serves all floors and the building benefits from 13 car parking spaces. The current service charge is running at a low £1.94 psf. More information is available on request. Tenure The building is held freehold. 4 Strata House, Castle Street, Poole BH15 1BQ Tenancy The building is multi let in accordance with the tenancy schedule below, producing a current total rent of £130,877 pa. On the basis of current market conditions we believe the building is reversionary to a total rent of £148,196 pa based on £17 psf. Description Tenant Area Area Start Date End Date Rent Review Break Date Rent Passing ERV ERV Comments Sq Ft Sq M £/PSF £/PSF Ground Floor Suite 1 The TenderSpace 1,331 123.65 19/03/2015 18/03/2030 £20,000.00 £15.00 £22,627.00 £17.00 Stepped rent rising to Limited £20,000 pa in March 2019. To be topped up by vendor. Ground Floor Suite 2 Lush Limited 1,334 123.93 25/04/2016 24/04/2026 25/04/2021 25/04/2021 £18,676.00 £14.00 £22,678.00 £17.00 First Floor Suite 3 Lush Limited 1,408 130.81 25/04/2016 24/04/2026 25/04/2021 25/04/2021 £19,712.00 £14.00 £23,936.00 £17.00 First Floor Suite 4 Lush Limited 1,616 150.13 15/09/2017 14/09/2027 15/09/2022 15/09/2022 £27,472.00 £17.00 £24,472.00 £17.00 Second Floor Suite 5 Lush Limited 1,592 147.90 25/04/2016 24/04/2026 25/04/2021 25/04/2021 £22,288.00 £14.00 £27,064.00 £17.00 Second Floor Suite 6 Lush Limited 1,438 133.59 25/04/2016 24/04/2026 25/04/2021 25/04/2021 £20,132.00 £14.00 £24,446.00 £17.00 Total 8,719 810.01 £128,280.00 £148,196.00 Covenants Lush Ltd (83% of income) Lush is a successful and well known high street cosmetics group with 928 outlets in 48 countries and employing over 3,000 people in Poole alone.. In the year ending June 2016 the group (Lush Cosmetics Ltd) reported a 76% growth in pre tax profits to £43.2m. They are awarded a Very Low Risk rating. Full results for the tenant for the last three years are set out below. 30/06/16 30/06/15 30/06/14 Turnover 62,149,000 48,141,000 40,326,618 Pre-Tax Profit 6,160,000 14,887,000 19.453,262 Net Assets 50,389,000 49,963,000 37,892,796 The TenderSpace Limited (17% of income) TenderSpace is an online business focused on the real estate and construction industries providing a collaborative platform for professionals, project managers and contractors. They have been awarded a Low Risk rating. Strata House, Castle Street, Poole BH15 1BQ 5 Market Conditions VAT Like much of the south coast market, recent years have seen a decline in the We understand the property has been elected for VAT and as such VAT will be availability of quality office accommodation as stock has been lost to alternative payable on the purchase price uses. In late 2016, the Councils of Dorset, Bournemouth and Poole, along with the Dorset Local Enterprise Partnership published research suggesting there was pent up demand for quality office stock that was not generally available, particularly in the 1,000 to 5,000 sq ft range. Rents in the region are not at levels which justify EPC speculative new build and as such pressure is likely to remain on the best space driving rental growth. Copies of the EPC's can be provided on request Growth in rents in Poole has already been seen with the letting in May 2017 of a suite of approximately 7,800 sq ft in Merck House, Seldown Road to Carphone Warehouse at £17 psf, together with the letting of Suite 4 in Strata House to Lush Proposal also at £17 psf. Availability of small quality suites in Poole remains thin with only We are instructed to seek offers in excess of £2,050,000 (Two Million and Fifty one building currently on the market within the 1,000 to 2,500 sq ft range and Thousand Pounds) subject to contract and exclusive of VAT overall vacancy in the grade A category at around a low 1.1%. A purchase at this level would equate to a net initial yield of 6.00%, a reversionary yield of 6.80% (allowing for purchasers costs of 6.29%) and a low capital value of £235 psf. Investment Comparables Date Property Tenancy WAULT to Exp WAULT to Brk Price Yield Jul-17 New Bond House, Bristol Multi Let 3.11 2.51 £3.8m 5.40% Jul-17 The Rotunda, Hertford Multi Let 4.4 3.7 £2.6m 5.10% Jun- 17 New North House, Brentwood Multi Let £4.3m 5.33% Dec-16 44-52 Lattimore Road, St Albans Single Let 8.25 3.25 £2.51m 5.10% Dec-16 Blenheim House, Guildford Multi Let 9.7 9.25 £4.475m 5.39% Dec-16 Kiln House, Newbury Single Let 10 £3.95m 5.10% Nov-16 Whiteladies House, Bristol Multi Let 4.83 £4.15m 6.08% 6 Strata House, Castle Street, Poole BH15 1BQ Strata House, Castle Street, Poole BH15 1BQ 8 For further information please contact: Ken Morgan 020 7079 1953 [email protected] Matt Hunter 020 7079 1954 [email protected] Kevin Neun 020 3026 4902 [email protected] Strata House, Castle Street, Poole St Albans House 59/59 Haymarket London SW1Y 4QX MISREPRESENTATION ACT These particulars are believed to be correct and, where practicable, reasonable steps have been taken to ensure their accuracy, however this cannot be guaranteed.
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