THE FOUR CORNERS PORTFOLIO
FOUR PUBLIC HOUSE INVESTMENTS IN AG&G EXCELLENT LONDON LOCATIONS INVESTMENT SUMMARY
• Four public house investments in excellent London locations.
• All are highly prominent corner buildings with substantial residential upper parts.
• Freehold interest.
• Total combined gross internal area of 24,786 sq ft GIA.
• Future potential to increase the floor area by approximately 20% subject to obtaining planning consents.
The Good Mixer, 30 Inverness Street, CAMDEN NW1 7HJ Metropolitan, 60 Great Western Road, NOTTING HILL W11 1AB • Combined passing rent of £661,500 per annum.
• All benefit from future redevelopment potential subject to obtaining necessary consents.
• Seeking offers of £12,450,000 reflecting an attractive 4.98% NIY assuming standard purchasers’ costs and very low blended capital value of £502 per sq ft.
• Underpinned by vacant possession value.
The Former Salt House, 63 Abbey Road, ST JOHNS WOOD NW8 0AE Thomas a Beckett, 320 Old Kent Road, PECKHAM SE1 5UE
PUBLIC HOUSE PORTFOLIO 02 THE GOOD MIXER 30 Inverness Street Camden NW1 7HJ
PUBLIC HOUSE PORTFOLIO | THE GOOD MIXER, CAMDEN. 03 SUMMARY
• Prominent landmark corner property in Camden Town.
• Short walk from Camden Town Underground Station.
• 6,096 sq ft GIA
• 19.25 years unexpired term.
• Single let to The Mixer NW1 Limited.
• Significant residential upper parts.
• Planning consent granted for part conversion to offices use to include a single storey extension.
• Permission granted to increase the floor area by 26%.
• Current rent of £210,000 per annum.
• Guiding offers of £3,950,000 reflecting an attractive 4.99% NIY and a very low capital value of £648 per sq ft.
PUBLIC HOUSE PORTFOLIO | THE GOOD MIXER, CAMDEN. 04 LOCATION
The property is situated moments from Camden High Street in the vibrant borough of Camden. It fronts the pedestrianised Inverness Street at its corner junction with Arlington Road. Camden Town lies approximately two miles north of central London. The surrounding main roads comprise a mixture of commercial and residential uses. Camden has a reputation for its mix of retail, tourism and entertainment and is renowned for its internationally known markets and music venues. The pub is a short walking distance from Camden Town Underground Station (Northern Line).
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PUBLIC HOUSE PORTFOLIO | THE GOOD MIXER, CAMDEN. 05 DESCRIPTION EXISTING FLOOR PLANS
The attractive three storey pub benefits from the following accommodation:
Ground floor: Trading area sub divided into three sections Bathroom and customer WC’s. 2 Bathroom
1st Floor Residential: Bathroom 1
Three bedrooms, lounge, kitchen, bathroom Dumb Waiter facilities and a terrace. Commercial Kitchen Landlords Landlords Accommodation 2nd Floor Residential: Accommodation Four bedrooms and bathroom facilities.
Basement: Terrace Storage including a chilled beer store.
There is pavement seating located at the front of the premises. First floor Second floor
Yard ACCOMMODATION
We have been advised that the Property Hall Store/Prep comprises the following gross internal floor Store 2 Hall Store 3 Room
areas (GIA). WC WC
Store 1
DESCRIPTION GIA (SQ M) GIA (SQ FT) Store 4 Dumb Waiter Basement 170.5 1,835
Pub GF (trading area) 172.4 1,856 Store 5 Barrel Store 5 Store 1st (residential) 111.3 1,198
2nd (residential) 112.1 1,206 WC Total 566.3 6,096 Basement Ground floor
PUBLIC HOUSE PORTFOLIO | THE GOOD MIXER, CAMDEN. 06 TENANCY
The property is let in its entirety to The Mixer NW1 Ltd until 5th January 2040 providing 19.25 years unexpired.
The passing rent is £210,000 per annum, subject to 5 yearly open market rent reviews. The next rent review is 6th January 2025.
The Good Mixer is an iconic and highly popular traditional British pub. Historically it has benefitted from strong links with the music industry.
www.thegoodmixer.co.uk TENURE
Freehold interest. VAT
The property is elected for VAT. PLANNING
From informal enquiry of the London Borough of Camden we have been advised that the property is neither listed or in a conservation area.
PUBLIC HOUSE PORTFOLIO | THE GOOD MIXER, CAMDEN. 07 FUTURE DEVELOPMENT OPPORTUNITIES CONSENTED
Part Office Conversion and Extension FLOOR PLANS
Room 2
The property currently benefits from planning permission dated 16th WC/Shower WC/Shower Room Room Hall Hall Lift June 2018 (Ref: 2018/1209/P) for the following: Erection of single storey Lift roof extension and two storey rear and front infill extensions plus various external alterations in association with the refurbishment of public house Room 3 (Class A4) and change of use of upper floors and part of lower floors from Room 1 ancillary functions of public house (Class A4) to office (Class B1). Room 1 Terrace
Room 4
Residential Reconfiguration Third floor (new) The Property has significant redevelopment and reconfiguration potential Second floor subject to obtaining necessary planning permissions. A precedent has been set for an additional storey and self-contained access to the uppers.
Pub Refuse/ Recycle Store
*
Skylight
Residential Market Office Disabled Lobby WC Room 2
WC/Shower Room Hall Camden is an extremely popular residential area. Surrounded by an Lift Lift abundance of retail and leisure, the area attracts a mixture of students,
young professionals and families. Residential capital values in the Room 3
immediate vicinity exceed £1,000 psf Pub Room 1
Postcode Price (£) Size (sq ft) Date £ per sq ft Room 4 Under 5 Inverness Street NW1 7HB 450,000 500 900 Offer 3 Gloucester NW1 7DS 725,000 681 On Market 1,065 CONSENTED Ground floor First floor Crescent Under ACCOMMODATION 177 Arlington Road NW1 7EY 749,950 705 1,063 Offer
WC WC DESCRIPTION GIA (SQ M ) GIA (SQ FT) Commercial Kitchen Hall Basement (Part Pub & Office use) 169.5 1,825 WC WC Lift Office GF 172.1 1,853 * Refuse/ Recycle Bike Store Store PROPOSAL 1st (Office use) 164.2 1,768
2nd (Office use) 164.2 1,768 Pub Barrel Guiding offers of £3,950,000 reflecting an attractive 4.99% NIY and Store a very low capital value of £648 per sq ft and £480 per sq ft on the New 3rd (Office use) 94.7 1,019 consented accommodation. TOTAL 764.7 8.233
Basement
PUBLIC HOUSE PORTFOLIO | THE GOOD MIXER, CAMDEN. 08 METROPOLITAN 60 Great Western Road, Notting Hill W11 1AB
PUBLIC HOUSE PORTFOLIO | METROPOLITAN, NOTTING HILL. 09 SUMMARY
• Prominent corner property in Notting Hill.
• Next door to Westbourne Park Underground Station.
• 5,476 sq ft GIA
• Single let to The Metropolitan Pub Limited until 19th February 2022.
• The tenant has an option to renew the lease in February 2022 for a 20 year term at a rent of £125,000.
• Low passing rent of £100,000 per annum.
• Significant redevelopment potential to include adding an additional storey and creating self-contained access to the residential uppers subject to obtaining planning consent.
• Potential to increase the floor area by approximately 27% subject to obtaining planning consent.
• Seeking offers of £2,250,000 reflecting 4.18% NIY and a very low capital value of £409 per sq ft.
PUBLIC HOUSE PORTFOLIO | METROPOLITAN, NOTTING HILL. 10 LOCATION
The Property is situated in the Westbourne Park area of Notting Hill, a highly affluent West London suburb within the borough of Westminster. The pub is situated on Great Western Road at its junction with Tavistock Road. Westbourne Park Tube Station (Circle/ Hammersmith & City) is directly adjacent to subject property. The surrounding area comprises mainly residential properties, with a high footfall from the tube station and a short walk from Portobello Road.
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PUBLIC HOUSE PORTFOLIO | METROPOLITAN, NOTTING HILL. 11 DESCRIPTION EXISTING FLOOR PLANS
This highly prominent three storey building benefits from the following accommodation:
Ground floor: Trading area with a traditional bar and Kitchen Kitchen
customer WC’s. Bathroom Living Room
No 1st Floor Residential: Access Function Private function room, roof terrace, trade WC Hall Room Hall kitchen, customer WC’s
Function 2nd Floor Residential: Room Bedroom 1 Bedroom 2 External Two bedrooms, living room, kitchen and Roof Terrace bathroom.
Basement: Beer cellar, wines and spirits store, cold room, office, storage vaults. First floor Second floor
There is also an outside area to the rear and a roof terrace on the first floor.
ACCOMMODATION Room 8 Room 7 Room 6Room 5 Room 4 WC Pub We have been advised that the Property comprises the following GIA floor areas. Room 9 WC Room 1 WC
Room 10 Hall
DESCRIPTION GIA (SQ M) GIA (SQ FT) Room 1Room 2 Room 3 Pub
Pub Basement 164.3 1,769
GF 140.6 1,513
1st 115.1 1,239 Room 1 2nd 88.7 955 Basement Ground floor Total 509 5,476
PUBLIC HOUSE PORTFOLIO | METROPOLITAN, NOTTING HILL. 12 TENANCY
The Property is let in its entirety to The Metropolitan Pub Limited until February 2022. The passing rent is £50,000 per annum. The rent is to increase to £100,000 per annum in the interim on 20th February 2021. The vendor is to top up the rent to £100,000 per annum. The Tenant has the option to renew in February 2022 for a further 20 years at a rent of £125,000 per annum reviewed 5 yearly thereafter.
www.themetpub.co.uk TENURE
Freehold interest. PLANNING
From informal enquiry of the City of Westminster we have been advised that the property is not listed and that it lies in the Aldridge Road Villas & Leamington Road Villas Conservation Area. VAT
The property is elected for VAT.
PUBLIC HOUSE PORTFOLIO | METROPOLITAN, NOTTING HILL. 13 FUTURE VALUE ADD PROPOSED FLOOR PLANS Balcony Balcony POTENTIAL
En suite Residential Reconfiguration Bedroom 1 Living/ Dining/ Kitchen Hall The Property has significant extension and Bathroom internal reconfiguration opportunities including FLAT 5 the possibility to create self-contained residential 79.5m2 Bedroom 2 (2 Bedroom Access 4 Person) apartments subject to obtaining necessary Core planning permissions. See opposite architectural plans comprising of a 5-unit residential scheme to include a new 3rd floor mansard above existing commercial. Third Floor (new)
Residential Market
Notting Hill is an extremely popular residential Accessible Female WC area. Surrounded by an abundance of retail WC Living/ FLAT 4 Kitchen Living/ Dining/ Dining 54.7m2 Kitchen (1 Bedroom and leisure, the area attracts a mixture of young 2 Person) Male Kitchen FLAT 3 professionals, and families. Residential capital Pub WC 68.6m2 Garden (2 Bedroom values in the immediate vicinity exceed £1,200 psf. Bathroom Bathroom 3 Person) Hall
Bedroom Hall Size £ per Postcode Price (£) Date (sq ft) sq ft Pub Bedroom 2 Bedroom 1 8B Store Access Core Access Core Durham August Existing W2 5PB 630,000 445 1,415 Pub Bin Terrace 2020 Store Bike Store* R London **Bin Store W Ground floor Second floor 129 Ledbury On W11 1HR 1,500,000 1,107 1,355 Road Market 41 Leamington February W11 1HT 730,000 600 1,217 Road Villas 2020 PROPOSED ACCOMMODATION
London Living/ FLAT 2 Kitchen Living/ Dining/ Dining 54.7m2 Kitchen DESCRIPTION GIA (SQ M ) GIA (SQ FT) (1 Bedroom 2 Person) FLAT 1 68.6m2 Basement (Part Pub & Office use) 188.5 2,029 (2 Bedroom Bathroom Bathroom 3 Person) GF 142.2 1,531 Hall Bedroom Hall PROPOSAL 1st (Office use) 139.8 1,505 2nd (Office use) 139.8 1,505 Bedroom 2 Bedroom 1 Access Store Core Guiding offers of £2,250,000 reflecting 4.18% NIY New 3rd (Office use) 88.3 950 and a very low capital value of £409 per sq ft. TOTAL 698.6 7,519 First floor
PUBLIC HOUSE PORTFOLIO | METROPOLITAN, NOTTING HILL. 14 THE FORMER SALT HOUSE TRADING AS RAWSHA 63 Abbey Road, St Johns Wood NW8 0AE
PUBLIC HOUSE PORTFOLIO | RAWSHA, ST. JOHNS WOOD. 15 SUMMARY
• Attractive corner property in St Johns Wood.
• A highly affluent north west London suburb.
• 5,221 sq ft GIA
• Single let to Olives & Cream Limited (t/a Rawsha) until June 2038.
• Approximately 17.75 years unexpired lease term.
• Passing rent of £217,500 per annum.
• Lease benefits from RPI rent reviews (1%-4% collar and cap).
• Significant redevelopment potential subject to obtaining appropriate consents.
• Potential to increase the floor area by approximately 15% subject to obtaining planning consents.
• Seeking offers of £3,750,000 reflecting an attractive 5.44% NIY and a low capital value of £718 per sq ft.
PUBLIC HOUSE PORTFOLIO | RAWSHA, ST. JOHNS WOOD. 16 LOCATION
The Property is situated on Abbey Road at its junction with Belgrave Gardens, within the borough of Westminster. St Johns Wood is a very desirable, affluent suburb immediately north of the West End. The area benefits from attractive residential in addition to desirable boutique shops and restaurants. The world- famous Abbey Road Studios is a short walk away.
St John’s Wood Underground Station (Jubilee Line) is circa 675 metres to the south east with Regent’s Park and Lord’s Cricket Ground a short distance further south.
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AMDEN N SALT HOUSE C AD GRE WE UN RD
MARKET PRIOR CAMDEN S ST AT WA PORTOBELLO RD Y MAI RD W CLIFTON HILL Camden K OUDO KENTISH DA CE ALDRIDGE RD L Town CAMDEN RO ES Y A ABBEY STOC V TERN RD VI ALE TREET LADBROKE GRO Y TA WA R STREET OAD ST ST GREVILLE RD WE L L OV GREVILLE PL IL UKE’S RD VILL H INVERNESS C WEST Royal Oak AL R BO AMDEN HIGH URNE PARK AS VILLAS IFTON OAD CHEPSTOW CL VE HILL FINCHLE
ARLING BA TON SING ST WESTBOURNE PARK CARL Y S RD TREET RD TON RO D RD RD T RD Kilburn Park R AY TER RD PARK TALBO AS RD LANC St John’s Wood GLOUCE TALBOT ARKW TBOURNE ABBEY P AD URN PARK ACE WES B MAI ILL HAMI L KIL STER DA TON H RO PRINCE AVENUE V LT A ARL ON A LE C D LADBROKE GRO ALBERT T REET ACE ERRA MARLBOROUGH P RO Y ST TERR ROVE LE C AD ANC COLVILLE VA E LONDON ZOO DEL WESTBOURNE G TON CE RL LA CA P VE ORN
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PUBLIC HOUSE PORTFOLIO | RAWSHA, ST. JOHNS WOOD. 17 DESCRIPTION EXISTING FLOOR PLANS
This attractive four storey benefits from the following accommodation:
Ground floor: Trading area consisting of bar to the front and dining area to the rear, kitchen and storage facilities.
1st Floor: Dining & function room, kitchen and WC’s.
2nd Floor Residential: One bedroom, lounge, kitchen and bathroom.
3rd Floor Residential: One bedroom. Lounge, kitchen and bathroom.
Basement: Cellar / storage area, staff accommodation and yard area. First floor Second floor Third floor
There is also trade patios to the front and side of the Property.
ACCOMMODATION
We have been advised that the Property comprises the following GIA floor areas.
DESCRIPTION GIA (SQ M) GIA (SQ FT)
Basement 157.2 1,692
GF 145.9 1,570
1st 60.7 653
2nd 60.7 653
3rd 60.7 653
Total 485.2 5,221 Lower Ground floor Ground floor
PUBLIC HOUSE PORTFOLIO | RAWSHA, ST. JOHNS WOOD. 18 TENANCY
The Property is let in its entirety to Olives & Cream Limited (t/a Rawsha) until 28th June 2038. The passing rent is £217,500 per annum. The lease benefits from 5 yearly rent reviews to the higher of open market or RPI (1-4% collar and cap). The next review is 26th June 2023. Rawsha is a highly popular upmarket operation serving Asian/Japanese dishes. www.rawsha.co.uk TENURE
Freehold interest. PLANNING
From informal enquiry of the City of Westminster we have been advised that the property is not listed and that it lies in the St Johns Wood Conservation Area VAT
The property is elected for VAT.
ABBEY ROAD
VE GARDENS
BELGRA
PUBLIC HOUSE PORTFOLIO | RAWSHA, ST. JOHNS WOOD. 19 FUTURE VALUE ADD PROPOSED FLOOR PLANS POTENTIAL
Residential Reconfiguration
The Property has significant extension and internal reconfiguration opportunities including the possibility to create self-contained residential apartments subject to obtaining necessary planning permissions. See opposite architectural plans comprising of a 4-unit residential scheme above commercial to include a new 4th floor and rear 1st floor extension.
Residential Market
St Johns Wood is an extremely popular residential area. Surrounded by an abundance of retail and leisure, the area attracts a mixture of young professionals, and families. Residential capital values in the immediate vicinity exceed £1,100 psf. Second floor Third floor Mansard floor
Size £ per Postcode Price (£) Date (sq ft) sq ft 17 Abbey NW6 On 1,125,000 884 1,273 Road 4DN Market 9 De Walden House NW8 July 680,000 674 1,009 Allitsen Road 7BA 2020 London 29 Abercorn NW8 On 1,350,000 1,123 1,202 Place 9DT Market PROPOSED ACCOMMODATION 31E NW8 November DESCRIPTION GIA (SQ M ) GIA (SQ FT) Abbey Road 1,270,000 1,229 1,033 9AU 2019 London Basement 143.1 1,540
GF 145.6 1,567 PROPOSAL 1st 89.5 963 2nd 67.2 723 Guiding offers of £3,750,000 reflecting 5.44% NIY and a low capital value of £718 per sq ft. 3rd 67.5 727 4th (new) 48.0 517
TOTAL 560.9 6,037 First floor
PUBLIC HOUSE PORTFOLIO | RAWSHA, ST. JOHNS WOOD. 20 THOMAS A BECKETT 320 Old Kent Road, Bermondsey SE1 5UE
PUBLIC HOUSE PORTFOLIO | THOMAS A BECKETT, PECKHAM. 21 SUMMARY
• Highly prominent, iconic landmark building.
• Located on the Old Kent Road a major thoroughfare in Bermondsey.
• 7,993 sq ft GIA
• Mixed-use investment consisting of leisure and separately accessed residential upper parts.
• Combined passing rent of £134,000 per annum.
• Significant redevelopment and reconfiguration potential subject to obtaining appropriate consents.
• Potential to increase the floor area by approximately 10% subject to obtaining planning consents.
• Immediate area to benefit massively from the Old Kent Road Action Plan which includes a Bakerloo Line Extension to Old Kent Road.
• Seeking offers of £2,500,000 reflecting an attractive 5.04% NIY and a very low capital value of £312 per sq ft.
PUBLIC HOUSE PORTFOLIO | THOMAS A BECKETT, PECKHAM. 22 LOCATION
The Property is situated on the corner of the Old Kent Road and Albany Road. The entrance to Burgess Park, Tesco superstore and the Southernwood Retail Park are directly opposite. The extensively regenerated Elephant & Castle is approximately 1 mile away. The £3bn project delivers 5,000 new homes, fantastic transport links and a new pedestrianised town centre that benefits from an abundance of retail and leisure.
OLD KENT ROAD MASTERPLAN
The Property is located within the core area of the Old Kent Road Area Action Plan. This plan includes delivering 20,000 new homes and 10,000 new jobs and a new extension on the Bakerloo Line to deliver 3 new stations along the Old Kent Road forecasted to open by 2028. For more information please visit MANDELL Southwark Council’s website. www.oldkentroad.org.uk
A WA Y LYNTON RD N SURREY MARCIA RD D HISTORY TERRA CE The building dates from 1898. Prior to its conversion to residential use, the MADRON DUNTON R OLD KENT upper floors of the pub was famously used as a boxing gym which became ARE ROLLS SQU ST RD synonymous with British boxing through being the base for the legendary R D SURREY A2 T former champion Sir Henry Cooper from 1956 until 1970. During this time a S Y E R R OLLS host of former boxing legends attended sparring sessions there including H T THOMAS A P RD ALDRIDGE ST Muhammad Ali, Joe Frazier and Sugar Ray Leonard. Separately, the pub venue BECKETT UM SS S H was also frequently utilised by David Bowie as a rehearsal space for his album SURREY SQUARE WCRO PARK T RD S RO The Rise and Fall of Ziggy Stardust and the Spiders from Mars. AKE MINA KINGL THURLOW COOPERS RD
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PUBLIC HOUSE PORTFOLIO | THOMAS A BECKETT, PECKHAM. 23 DESCRIPTION EXISTING FLOOR PLANS
The property comprises leisure and residential accommodation. The upper parts are situated over 1st – 3rd floors accessed via a self-contained entrance from Albany Road. This attractive four storey building benefits from the following accommodation:
COMMERCIAL ELEMENT The commercial unit is situated over Ground and Basement and accessed directly from the Old Kent Road. The ground floor is used as trading with storage and cellar facilities situated in the basement.
RESIDENTIAL ELEMENT First floor: Four bedrooms, Two bathrooms, a large reception and kitchen facilities. Second floor: Five bedrooms, living room, bath / shower room, Second floor Third floor kitchen and living room facilities. Third floor: Three bedrooms, kitchen and bathroom facilities. ACCOMMODATION
We have been advised that the Property ROOF TERRACE comprises the following GIA floor areas. (decking)
DESCRIPTION GIA (SQ M) GIA (SQ FT)
Basement 140.9 1,517
GF 216.7 2,332
Total Commercial 357.6 3,849
1st 132.8 1,429
2nd 131.0 1,410 3rd 121.3 1,305 Total Residential 385.0 4,144 First floor Total 742.5 7,993
PUBLIC HOUSE PORTFOLIO | THOMAS A BECKETT, PECKHAM. 24 TENANCY
The commercial is let to BH Property Limited T/A Viet Quan an popular Vietnamese bar/restaurant. The residential accommodation is currently let to a number of occupants on varying AST agreement terms. Full details will be provided upon request.
The estimated rental income of the existing residential is approximately £84,000 per annum following a refurbishment.
Please refer to tenancy schedule below:
Unit Tenant Lease Start Lease End Break Rent Review Rent PA
BH 26th Nov 25th Nov 26th Nov 26th Nov Commercial £50,000 Property Ltd 2018 2028 2022 (T/O) 2023
Combination of occupants and terms within x 8 bed sits and x1 no2 bed flat £84,000
Total £134,000
TENURE
Freehold interest. PLANNING
From informal enquiry of the London Borough of Southwark we have been advised that the property is neither listed or in a conservation area. VAT
The property is elected for VAT.
PUBLIC HOUSE PORTFOLIO | THOMAS A BECKETT, PECKHAM. 25 15
15 15 15
FUTURE VALUE ADD PROPOSED FLOOR PLANS POTENTIAL
Residential Reconfiguration 16 The Property has significant infill, extension, and internal reconfiguration potential to create self- contained residential accommodation subject to obtaining necessary appropriate consents. See FIRST FLOOR PLAN SECOND FLOOR PLAN adjoining architectural plans to show a six-unit UNIT 1A 95m2 UNIT 2A 95m2 2 2 2 self-contained residential scheme above existing UNIT 1B 75m + Roof Terrace 8m UNIT 2B 70m UNIT 1C 28 + 24 = 52m2 commercial. FIRST FLOOR PLAN FIRST FLOOR PLAN SECOND FLOOR PLAN SECOND FLOOR PLAN 2 2 UNIT 1AFIRST FL OOR PLAN95m UNIT 1A 95m2 UNIT 2A SECOND FL 95mOOR PLAN UNIT 2A 95mSecond2 floor 2 2 2 2 2 Residential Market UNIT 1BUNIT 1A 75m95m + Roof TerrUNIT 1Bace 8m 75m2 + Roof Terrace 8m2 UNIT 2B UNIT 2A 7 90m5m UNIT 2B 70m2 2 2 2 2 UNIT 1CUNIT 1B 28 75m+ 24 = 52m + Roof Terrace 8m 2 UNIT 2B 70m 2UNIT 1C 28 + 24 = 52m Peckham is an increasingly popular residential UNIT 1C 28 + 24 = 52m area. The Old Kent Road has seen numerous iconic residential developments appear over the last few years as part of an ongoing regeneration. The area attracts a mixture of professionals and families. Residential capital values in the immediate vicinity exceed £750 psf.
Size £ per Postcode Price (£) Date (sq ft) sq ft 4A Lynton November Road SE1 5QR 550,000 684 804 2019 THIRD FLOOR PLAN London UNIT 3 A 2B/4P 81m2 + Roof Terrace 55m2 157B Simms THIRD FLOOR PLAN Road SE1 5QJ 385,000 497 April 2020 774 UNIT 3THIRD FL A OOR PLAN2B/4P 81m2 + Roof Terrace 55m2 Third floor 15 London EXTENDED FOOTPRINT UNIT 3 A 2B/4P 81m2 + RTHIRD FLoof Terrace 55mOOR PLAN2 FULL SITE LAYOUT UNIT 3 A 2B/4P 81m2 + Roof Terrace 55m2 VIEW FROM OLD KENT175 ROAD EXTENDED FOOTPRINT VIEW FROM ALBANY ROAD Merrow PROPOSED320-322 OLD KENT R ACCOMMODATIONOAD FebruaryFULL SITE LAEXTENDED FOO YOUTTPRINT Street SE17 2NY 397,000 479 828 2020 FULL SITE LAYOUTEXTENDED FOOTPRINT London 320-322 OLD KENT ROADESCRIPTIOND GIA (SQ M ) GIA (SQ FT) 320-322 OLD KENT RFULL SITE LAOAD YOUT Basement 140.9 1,517 110 320-322 OLD KENT ROAD Chaucer December SE1 5RG 363,000 531 684 GF 216.7 2,332 Drive 2019 EXTENDED FOOTPRINTLondon - VIEWS 1st 222.0 2,389 FULL SITE LAYOUT 320-322 OLD KENT ROAD 2nd 165.0 1,776 PROPOSAL 3rd 81.0 872 TOTAL 825.6 8,887 Guiding offers of £2,500,000 reflecting an attractive 5.04% NIY and a very low capital value of £312 per sq ft. FIRST FLOOR PLAN First floor SECOND FLOOR PLAN UNIT 1A 95m2 UNIT 2A 95m2 UNIT 1B 75m2 + Roof Terrace 8m2 UNIT 2B 70m2 UNIT 1C 28 + 24 = 52m2
PUBLIC HOUSE PORTFOLIO | THOMAS A BECKETT, PECKHAM. 26
THIRD FLOOR PLAN UNIT 3 A 2B/4P 81m2 + Roof Terrace 55m2
EXTENDED FOOTPRINT FULL SITE LAYOUT 320-322 OLD KENT ROAD PUBLIC HOUSE COMPARABLES PORTFOLIO INVESTMENT SUMMARY
CAPITAL ADDRESS PRICE NIY DATE VALUE • Four public house investments in excellent London locations.
Bucks Head, Camden High Street NW1 £4.223m 4.00% £917 Under Offer • All are highly prominent corner buildings with substantial residential upper parts.
Sydney Arms, Sydney Street SW3 £2.73m 3.79% £1,130 Q1 2020 • Freehold interest.
Rutland Arms, Lower Mall W6 £7.8m 3.91% £1,100 Q4 2019 • Combined gross internal area of 24,786 sq ft.
The Alma, Newington Green Road N1 £1.82m 3.48% £1,117 Q4 2019 • Combined passing rent of £661,500 per annum.
Bird of Smithfield, Smithfield Street EC1 £3.9m 3.61% £815 Q4 2019 • All benefit from future redevelopment potential subject to obtaining necessary consents. The Cheshire Cheese, Little Essex Street WC2 £3.75m 3.25% £987 Q4 2018 • Future potential to increase the floor area by approximately 20% subject to obtaining planning consents.
ADDRESS AREA DATE RENT
White Bear, St John Street EC1 Farringdon Jul-19 £91,000
Fenchurch PORTFOLIO PROPOSAL East India Arms, Fenchurch Street EC3 Jun-19 £175,000 Street Seeking offers of £12,450,000 reflecting an attractive 4.98% NIY assuming standard George & Dragon, Cleveland Street W1 Fitzrovia Oct-19 £137,500 purchasers’ costs and very low blended capital value of £502 per sq ft.
Exmouth Arms, Exmouth Market EC1 Farringdon Oct-19 £210,000
The Good Mixer, 30 Inverness Street, CAMDEN NW1 7HJ Former Salt House, 63 Abbey Road, ST JOHNS WOOD NW8 0AE Thomas a Beckett, 320 Old Kent Road, PECKHAM SE1 5UE Metropolitan, 60 Great Western Road, NOTTING HILL W11 1AB
PUBLIC HOUSE PORTFOLIO 27 FURTHER INFORMATION
For further information please contact:
George Collins James Grimes M: +44 (0)7872 605 362 T: +44 (0)20 7836 7826 E: [email protected] M +44 (0)7989 986 388 E: [email protected] AG&G 2 Riding House Street, London W1W 7FA 8 Exchange Court, London WC2R 0JH www.gcrealestate.co.uk www.agg.uk.com
Disclaimer: GC Real Estate & AG&G on their own behalf and on behalf of the vendors / lessors of the properties whose agent GC Real Estate & AG&G is, gives notice that: 1(a) All particulars provided are given as a general outline only for the guidance of the intending purchaser, lessee or tenant, and do not constitute in whole or in part, an offer of contract for sale or lease: (b) Whilst particulars of properties given including but not limited to descriptions , dimensions, references to condition and necessary permissions for use and occupation and maps are believed to be correct and are in good faith, they are however given without responsibility. None of the statements contained in these particulars as to the property are to be relied upon as statements or representations of fact; (c) The vendor / lessor does not make or give, and neither GC Real Estate & AG&G nor any of its members or any persons in its employment have any authority to make or give any representation or warranty whatsoever in relation to any properties. 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 a written contact for sale or agreement for lease between vendor / lessor and a purchaser or tenant. 2 Prospective purchasers / lessees or tenants should not rely on any particulars provided and are strongly advised to (a) Satisfy themselves by inspection or otherwise as to the correctness of each statement contained in these particulars; (b) inspect the property and the neighbouring area, ensure that any items expressed to be included are available and in working order; (c) Arrange a full measured, structural (and where appropriate) environmental survey of the property; and (d) Carry out necessary searches and enquiries. November 2020