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Staples Corner Shopping Park STAPLES CORNER SHOPPING PARK EDGWARE ROAD, BRENT CROSS, CRICKLEWOOD, LONDON NW2 6LW PRIME GREATER LONDON RETAIL PARK WITH HIGH DENSITY REDEVELOPMENT POTENTIAL STAPLES CORNER SHOPPING PARK | 2 INVESTMENT PROPOSAL SUMMARY We are seeking £22,650,000 (Twenty Two Million Six Hundred and Fifty Thousand Pounds) for our • Staples Corner is an iconic retail park client’s freehold interest, reflecting a net initial location on the corner of the North yield of 6.25%, assuming purchaser’s costs of Circular and Edgware Road and 6.75%. This represents a site value of £6.86m per situated within the London Borough acre, well below the £10m+ per acre potentially of Barnet in North London. achievable once the Brent Cross West station has • The property lies directly west of the BRENT CROSS opened and the resulting improvement to the site’s site of the new Thameslink Brent Cross CRICKLEWOOD PTAL rating is implemented. West station which will have a journey MASTERPLAN BOUNDARY time of 15 minutes to Central London (7,000 new homes) once it opens in 2022. • Approximately 7,000 new homes are BRENT CROSS to be built as part of the Brent Cross SHOPPING CENTRE BRENT CROSS FLYOVER South Masterplan. • The property has 1.2m people residing within a 20 minute drivetime and over BRENT SOUTH 2.8m within a 30 minute drivetime. SHOPPING PARK • A modern, high specification retail park totalling 50,553 sq ft of part open A1 food and part open A1 non-food retail, together with 164 car parking spaces. 6) NEW BRENT CROSS • Prominent site totalling 1.34 hectares 40 WEST THAMESLINK A ( STATION AND (3.30 acres) fronting the A5 Edgware D A FOOTBRIDGE SITE O Road with flexibility for alternative uses R R A including residential, industrial, offices L U or student accommodation. C IR C STAPLES CORNER • Total income of £1,510,265 pa at H T RETAIL PARK sustainable rents, securely let with 89% R O let to companies rated Very Low Risk N or Below Average Risk by Experian. • Potential for high density STAPLES CORNER redevelopment with flexible WAULT SHOPPING PARK to lease expiry of approximately 4.6 years and 2.6 years to breaks. • Potential to secure a McDonalds drive thru on the site. EDGWARE RD (A5) STAPLES CORNER SHOPPING PARK | 3 STAPLES CORNER SHOPPING PARK | 4 BRENT CROSS LOCATION SHOPPING CENTRE Staples Corner is located within the London Borough of Barnet in North London. The nearest conurbations to Staples Corner are Cricklewood and Brent Cross. Staples Corner is located approximately 7 miles north west of Central London, 5 miles east BRENT SOUTH of Wembley, 5 miles south of Edgware, 7 miles south west of Barnet SHOPPING PARK and ½ mile west of Brent Cross Shopping Centre. D (A406) Road communications to Staples Corner are excellent. The A406 LAR ROA H CIRCU North Circular, London’s orbital ring road, is immediately to the north NORT of the subject property and the A5 Edgware Road provides access to the property on its western boundary. The beginning of the M1 Motorway is also located at Staples Corner. The M25 motorway is within 15 miles to the north of Staples Corner with the M1 providing STAPLES CORNER access at junctions 6 and 6A to junctions 21 and 21a of the M25. RETAIL PARK A41 A1 M25 NEW BRENT CROSS A598 WEST THAMESLINK STATION AND M1 BARNET WATFORD A1 ENFIELD FOOTBRIDGE SITE A10 M25 A41 A406 EDGWARE RD (A5) BRENT CROSS A1 M40 A40 WEMBLEY STAPLES CORNER SHOPPING PARKA41 A10 A406 STAPLES CORNER LONDON SHOPPING PARK M4 ✈ A4 HEATHROW AIRPORT A205 A30 A416 A3 A308 A23 STAPLES CORNER SHOPPING PARK | 5 STRONG & AFFLUENT CATCHMENT DEMOGRAPHICS According to CACI, the population within a 20 minute drive 20 time of the property min drive is 1,198,052 which rises to 2,823,922 within 30 minutes. Population of 1,198,052 rising to 2,823,992 within 30 mins The population is also highly affluent. Within the 20 minute drivetime population 66% of households 66% are categorised within the AB or C1 demographic, compared to the AB or C1 demographic national average (above national average) of 53%. 73% of the catchment are classed within the Economically Active above the national 73% average of 71% and the unemployment rate of 2.5% is in line with the UK average Classed Economically Active of 2.3% respectively. (above national average) STAPLES CORNER SHOPPING PARK | 6 BRENT CROSS CRICKLEWOOD – MAJOR GROWTH PROJECT Staples Corner will benefit schools and around 21 acres M1 significantly from being of improved public realm. BRENT CROSS adjacent to one of the SHOPPING Mayor of London’s key Brent Cross West Thameslink station is part of the BXC CENTRE growth projects, Brent Cross BRENT CROSS Cricklewood (BXC). This is Masterplan’sA598 improved M an area of 370 acres, is the transport infrastructure and D will see the brand new Brent A biggest redevelopment and O R Cross West Thameslink station R growth programme Barnet LA link to Central London in under CU Council has ever undertaken CIR RTH and it is named a key 15 minutes, provide direct rail NO growth project by the Mayor services to Luton and Gatwick airports, and connect with of London. NEW STATION the wider London transport BRENT CROSS WEST With construction beginning network. We understand AD RO this year, the two main aspects the Flip Out unit car park, LAR R CU of the BXC Masterplan are forming part of Staples H CI ORT to take place at Brent Cross Corner Retail Park, is subject N South and Brent Cross West to a Compulsory Purchase A41 Thameslink station. Order from the council and E H the site will form part of the DRIV ENDO Brent Cross South will be a western entrance to the PENNINE N new mixed-use town centre station directly to the east of STAPLES CORNER WA SHOPPING PARK including some 7,000 new the subject property. A new Y D homes, office space for footbridge over the station D A ROA approximately 20,000 new EST A5 CR is to be part of the new CR jobs, rebuilding three existing access arrangements. ICKLEWOOD NCHLEY RO I F B RO E ADWA LAN LLIS HILL Y DO E LAN EWOOD CRICKL BRENT CROSS BRENT SOUTH CRICKLEWOOD BRENT CROSS WEST STAPLES CORNER SHOPPING PARK | 7 RETAIL WAREHOUSING IN THE STAPLES CORNER AREA The subject property comprises the southern section of the dominant retail warehousing in Staples Corner, which has three retail parks in total amounting to 285,000 sq ft. Within the immediate Staples Corner location the subject property incorporates the only open A1 food space. The adjacent Staples Corner Retail Park is restricted to bulky goods retail. Rents on this park are mostly between £30 - £35 psf including the larger 20,000 sq ft stores. Tenants include Dunelm, Smyths Toys, Currys/PC World, SCS, Carpetright and Dreams. Brent South Shopping Park to the east of the property, on the north circular, totals 94,000 sq ft with a mixture of open A1 non food and bulky retailers. Recent lettings on this asset have rebased rents from approximately £60 psf to £40 - £45 psf, and from £45 psf to £32.50 psf to £35 psf. Tenants include Next, TK Maxx, Sofology, Sports Direct, DFS, Oak Furnitureland, Tapi and Natuzzi. Brent Cross Shopping Centre, whilst concentrating on fashion and department store retailers, provides a huge draw to the area. The centre attracts some 13 million people annually and at over 900,000 sq ft boasts anchor tenants Fenwick, John Lewis and M&S alongside the likes of Zara, Apple and Boots. On the east side of Brent South Shopping Park is a Tesco and a former Toys R Us unit which we understand has been bought by Argent who is Barnet Council’s development partner for Brent Cross South and is likely to be redeveloped for other uses. To the south at Cricklewood, there are three retail warehouse units let to B&Q, Wickes and Matalan. B&Q was owner occupied until recently and Wickes (37,000 sq ft) and Matalan (34,000 sq ft) are let in the region of £21-£22 psf. The B&Q was sold in March 2019 for mixed-use residential redevelopment at £45m / £6.6m per acre and we understand the Matalan site was sold to a residential developer in 2016 at £21.75m / £9.7m per acre. STAPLES CORNER SHOPPING PARK | 8 THE FUTURE OF LONDON RETAIL WAREHOUSING – SUPPLY UNDER THREAT Over the past few years Greater London retail are among many more examples of the decline of The Wickes site in Cricklewood also looks a likely warehousing has been highly sought after by retail warehousing in the capital. This reduction residential conversion. investor developers and alternative use specialists. of retailer representation in London is putting It is now common for residential or industrial values their core market under considerable strain and is In summary, should the subject property continue to exceed those of retail warehousing in their likely to create competition for, and upward rental in its current use as an already successful trading existing use. As a result we have seen a persistent pressure on, the diminishing supply of successful retail park the demise of other retail parks close reduction in the number of retail parks across retail schemes. by should result in increased competition for space London over the last 5 years or so. and subsequent rental growth. Meanwhile, the In the Staples Corner / Brent Cross area specifically, completion of Brent Cross West station in 2022 This activity, illustrated by the likes of the B&Q and we have already seen the former Toys R Us, B&Q and (and associated improvements in the property’s Matalan sales in Cricklewood, Wickes in Ealing, Matalan units sold off for development purposes, PTAL rating) offers up the opportunity to Barking and Erith, Homebase in New Malden, and we believe it likely that Brent South Shopping repurpose the site for high density residential Richmond and Walton on the Hill, Stone Lake Retail Park will be drawn into the Brent South residential (or other) development, further intensifying the Park in Greenwich, Pentavia Retail Park in Hendon, plans given its allocation for up to 34-storey pressure on retailers’ representation in the wider and Hurlingham Retail Park and B&Q in Wandsworth residential towers.
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