London, 8/26 Holbein Place & 76/92 Pimlico Road, Belgravia, Sw1w

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London, 8/26 Holbein Place & 76/92 Pimlico Road, Belgravia, Sw1w PROMINENT RETAIL PARADE IN AFFLUENT LONDON LOCATION LONDON, 8/26 HOLBEIN PLACE & 76/92 PIMLICO ROAD, BELGRAVIA, SW1W 8PL INVESTMENT CONSIDERATIONS • Belgravia is one of London’s most affluent locations • The property lies within the Pimlico Road Design District which is world renowned for its art, design, homewares and antiques shops • Prominent location on the corner of Pimlico Road and Holbein Place opposite the new Chelsea Barracks development • 19 units let to 6 occupiers, most with a long trading history at the property • Reversionary rents • Offers in excess of £13,845,000 • Attractive net initial yield of approximately 4.0% and a reversionary yield of approximately 4.65% based upon our ERV and assuming normal purchaser’s costs BELGRAVIA Chelsea Barracks Development Hyde Park St James Park Buckingham Palace Belgravia is located in the heart of London and straddles the Boroughs of WEST END Westminster and the Royal Borough of MAYFAIR Kensington and Chelsea. KENSINGTON It is bordered by Kensington to the north, Chelsea to the west, Pimlico to the south and Buckingham Palace to the east. It is home to some of SLOANE STREET CHELSEA London’s most exclusive residential addresses, boutiques, cafes and WESTMINSTER SLOANE restaurants, as well as number of prominent embassies and hotels. SQUARE The area has experienced large scale development in recent years KINGS ROAD BELGRAVIA Victoria Station including the ongoing £700m redevelopment of Victoria Station which SUBJECT is set to increase capacity by 50%. Schemes such as Cardinal Place PROPERTY and Nova have enhanced the areas reputation for quality retail and leisure offers and added 600,000 sq ft of grade A office stock in the Nova development alone. PIMLICO The redevelopment of the Battersea Power Station is also well underway across Chelsea Bridge. The 42 acre site is being redeveloped at a CHELSEA BRIDGE ROAD cost of £10bn to provide new retail and leisure facilities as well as flats and offices, 500,000 sq ft of which is due to be the new headquarters for Apple when the development fully opens in 2021. The area is located approximately 2 miles (3.25 km) south west of Central London. Duke of York Square COMMUNICATIONS & Saatchi Gallery Transport communications in the area are excellent. Victoria Station is 0.7 miles (1.1 km) to the east and provides rail links throughout the south east of England. Victoria underground station is served by the Victoria and District and Circle lines whilst Sloane Square station (Circle and District line) is 0.2 miles (300m) to the north. All stations are located within Zone 1. The A3216 (Chelsea Bride Road/Sloane Street) provides road access into central London and south, over the River Thames to Battersea. There are numerous bus routes which pass along Chelsea Bridge Road. DEMOGRAPHICS The Royal Borough of Kensington and Chelsea enjoys an affluent and loyal catchment population. The Boroughs population was approximately 156,000 at the Census in 2011. RETAIL & LEISURE IN BELGRAVIA The surrounding area is known as the Pimlico Road Design District and is world renowned for its array of high quality interior design showrooms, art galleries and niche retailers including Linley, Soane, Luke Irwin, Sybil Colefax and John Fowler. In addition, there are a number of popular restaurants nearby, namely The Orange, La Poule Au Pot, Enoteca Turi, and Daylesford. LOCATION Pimlico Road is well positioned on the borders of Chelsea and Belgravia benefitting from close proximity to Sloane Square and Victoria stations. The subject property is situated at the junction of Pimlico Road and Holbein Place which fall just inside the Royal Borough of Kensington & Chelsea. The Chelsea Barracks development is located directly opposite the subject block with the initial phases opening in 2019. This 13 acre scheme is being developed at a cost of approximately £3.5 billion and is due to provide 448 residential units with the private residences starting at £5.25m for a 2 bedroom apartment, rising to £37m for a 6 storey townhouse. DESCRIPTION The property forms the ground and basement commercial element of a large mansion block. It comprises 19 units which are currently occupied by 6 tenants. All properties have the benefit of servicing from the rear. ACCOMMODATION The property has the benefit of the following approximate floor areas: Ground Basement Address Tenant ITZA sq ft sq ft 8 Holbein Place Nicholas Haslam Limited 302 274 580 10 Holbein Place Nicholas Haslam Limited 326 285 12/14 Holbein Place Nicholas Haslam Limited 579 503 598 16 Holbein Place Bennison Fabrics Limited 322 293 295 18/22 Holbein Place Liv Restaurant Group Limited 884 739 958 24 Holbein Place Rose Caroline Heyman t/a Rose Uniacke 299 248 295 26 Holbein Place Rose Caroline Heyman t/a Rose Uniacke 350 290 76 Pimlico Road Rose Caroline Heyman t/a Rose Uniacke 248 248 837 78 Pimlico Road Rose Caroline Heyman t/a Rose Uniacke 264 244 80/82 Pimlico Road Rose Caroline Heyman t/a Rose Uniacke 519 456 571 84 Pimlico Road Rose Caroline Heyman t/a Rose Uniacke 287 249 242 86/88 Pimlico Road 88 Gallery Limited 582 517 639 90/92 Pimlico Road Portuondo Limited 502 441 527 Total 5,464 5,542 TENURE SERVICE CHARGE The property is held on a 999 year leasehold There is no service charge regime in place. The long interest from the 25th March 1975 at a rent of one leaseholder charges back insurance premiums to the peppercorn per annum. tenants. Further information is available upon request. TENANCIES The schedule below details the tenancies: Address Tenant Term RR Pattern Start Expiry Rent Review Rent p.a. 8 Holbein Place Nicholas Haslam Limited 10 years 5 years 25/03/2019 24/03/2029 25/03/2024 £29,000 10 Holbein Place Nicholas Haslam Limited 10 years 5 years 25/12/2017 24/12/2027 25/12/2022 £23,750 12/14 Holbein Place Nicholas Haslam Limited 10 years 5 years 25/12/2018 24/12/2028 25/12/2023 £50,600 16 Holbein Place Bennison Fabrics Limited† 10 years 5 years 25/12/2018 24/12/2028 25/12/2023 £29,000 18/22 Holbein Place Liv Restaurant Group Limited** 10 years 5 years 0 8/07/2 019 07/07/2 0 2 9 0 8/07/2 0 2 4 £85,000∆ 24 Holbein Place Rose Caroline Heyman t/a Rose Uniacke 14.25 years 4 years 25/03/2015 23/06/2029 24/06/2023 £28,000 26 Holbein Place Rose Caroline Heyman t/a Rose Uniacke 10 years 5 years 24/06/2019 23/06/2029 24/06/2024 £92,000 & 76/78 Pimlico Road 80/82 Pimlico Road Rose Caroline Heyman t/a Rose Uniacke 13.25 years 5 years 24/03/2016 23/06/2029 24/03/2021 £68,000 84 Pimlico Road Rose Caroline Heyman t/a Rose Uniacke 11.5 years 5 years 25/12/2017 23/06/2029 24/06/2024* £38,000 86/88 Pimlico Road 88 Gallery Limited**** 16 years 4 years 25/12/2014 24/12/2030 25/12/2022 £80,000 90/92 Pimlico Road Portuondo Limited*** 15 years 5 years 25/12/2017 24/12/2032 25/12/2022 £68,000 Total £591,350 † This information denotes the new lease which is in solicitors hands. The current lease expired 24/12/2018 at £25,000 pa. *** Rent deposit of £17,000 held. * Tenant only break operable on this date also. **** Rent deposit of £14,000 held. ** Rent deposit of £42,500 held. ∆ Rent commencement date is 10/01/2020. COVENANT INFORMATION PLANNING EPC Tenant Creditsafe Rating From our research we do not believe that the property EPC’S can be made available on request. is located within a conservation area nor is it a Listed Nicholas Haslam Limited 87/100 - Very Low Risk Building however we recommend that parties make their Bennison Fabrics Limited 90/100 - Very Low Risk own enquiries. DATA ROOM Liv Restaurant Group Limited 49/100 - Moderate Risk Rose Caroline Heyman t/a Rose Uniacke 50/100 - Moderate Risk VAT If you would like access to the dataroom please contact 88 Gallery Limited 69/100 - Low Risk one of the joint agents. Portuondo Limited 71/100 - Very Low Risk The property has not been elected for VAT. RENTAL VALUE Recent transactional evidence is highlighted below: Net Rent Address Tenant Event Date £ZA psf 40/42 Pimlico Road Chelsea Textiles Letting £174 Dec 2018 68 Pimlico Road Collier Webb Re-gear £170 Jan 2018 48a Pimlico Road Carl Hansen & Son Letting £158 Jan 2018 The passing rents of the subject property show approximately £133 - £139 Zone A on Pimlico Road and £90 - £102 Zone A on Holbein Place. The above evidence highlights the continued rental growth experienced in this unique retailing location and we therefore believe that the block is reversionary to approximately £687,000, if one assumes £100 Zone A on Holbein Place and £170 Zone A on Pimlico Road. CHISWICK COMMON ROAD PROMINENT RETAIL PARADE IN AFFLUENT LONDON LOCATION CHELSEA TEXTILES DE LA LONDON, 8/26 CUONA HOLBEIN PLACE & LUKE IRWIN 76/92 PIMLICO ROAD, CARL HANSEN BELGRAVIA, SW1W 8PL & SON PROPOSAL COLLIER WEBB We are instructed by our client to seek offers in excess of £13,845,000 (thirteen million eight hundred and forty five thousand pounds) subject to contract and exclusive of VAT for the leasehold interest in the property. A purchase at this level would reflect an attractive net initial yield of approximately 4.0% and a reversionary yield of approximately 4.65% based upon our ERV and assuming normal purchaser’s costs.
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