28-29 Central Park Avenue PLYMOUTH PL4 6DE HIGH YIELDING REVERSIONARY OFFICE INVESTMENT WITH UNDERLYING REDEVELOPMENT POTENTIAL Investment Summary • Excellent location adjacent to Plymouth Railway • Total rent of £336,066 per annum reflecting low • Offers are sought in excess of £3,500,000 (Three Station. base of £6.26 psf. Million Five Hundred Thousand Pounds) • Four storey building fronting Central Park Avenue • Landlord early surrender option to redevelop part subject to contract. totalling 53,652 sq ft. from 1 April 2020. • Net initial yield of 9.02%, after allowing for • Fully let to strong covenant, University of • Alternative use / redevelopment potential. purchaser’s costs of 6.50%. Plymouth, with 7 years unexpired. • 1954 Act security of tenure provisions excluded. • Capital value of only £65 psf overall. Location A39 Exmoor Plymouth is a regional centre located in the south west corner of Devon, and is the gateway Barnstaple to Cornwall. The city has a population of approximately 262,700 and is the largest urban Taunton A39 centre on the South West Coast. With an estimated catchment population of 465,000, Bideford Plymouth is ranked 25th in the 100 PROMIS centres in terms of catchment sizes. A386 A377 A303 M5 Bude Plymouth is accessed to the north east via the M5 and A38, and the A38 continues west A30 linking the city with the rest of the South West peninsula. Exeter is located 45 miles to the A39 A30 north east with Bristol and London 120 miles and 200 miles distant respectively. Exeter A30 A386 Dartmoor Plymouth Central Station is situated on the northern edge of the city centre and provides A388 A30 A380 regular direct rail services to Exeter (55 minutes), Bristol (2 hours 15 minutes) and London A39 A38 Newquay A390 Plymouth (3 hours). Torquay Plymouth’s economy has been historically strongly influenced by naval and marine activity A39 having the largest operational naval base in Western Europe. The city’s local economy A390 has improved its overall balance with a shift towards the service and public sector. The Falmouth Penzance University of Plymouth is a major employer with a student population of approximately A394 30,000, making it one of the largest in the country.. Tourism is another major influence on the Plymouth economy with an estimated 11.8 million domestic and foreign tourists visiting the city annually, injecting an estimated £360 million into the economy. Situation 28-29 Central Park Avenue The property is located on the south side of Central Park Avenue, directly north of the Railway Station Plymouth Central Railway Station and to the south of Central Park. The City Centre and University of Plymouth’s main campus are five minutes’ walk to the south. The property is highly visible to passing traffic with frontage to Pennycomequick roundabout, which forms part of the strategic road network and is a major gateway into the City Centre from the Plymouth north. City Centre Plymouth Railway Station is the focus of a major masterplan redevelopment to provide Barbican enhanced station passenger facilities including new entrance and car parking as well Royal as hotel, retail, restaurant and leisure uses, apartments, student accommodation and Marine University faculty space / offices. The first phase comprising a 10,000 sq m landmark Ferry Hoe Aquarium University faculty block together with new station entrance, multi-storey car park and Port Park public realm is expected to be delivered in time for the City’s international Mayflower 400 celebrations in 2020. City College Plymouth Plymouth Pavillions Hoe Park Theatre Royal Plymouth Guildhall City and Retail Centre Coach Station Drake Circus The Property Railway Station Plymouth University Campus 28-29 Central Park Avenue Description The property comprises a four storey, 1920s red brick building fronting Central Park Avenue together with a 1970s concrete framed gantry style extension block raised on columns to the rear. Externally, a barrier controlled rear car park provides 104 secure car parking spaces. This reflects an excellent parking ratio of 1:506 sq ft. The property occupies a site of 0.76 hectares (1.88 acres). The property is currently let to, and in the process of being converted by, the University of Plymouth to provide faculty and supporting IT and administrative accommodation. Refurbishment The University of Plymouth is extensively refurbishing the building prior to its occupation. The tenant Works are detailed in the Agreement for Lease which contains energy efficiency, compliance and other works including: • Upgraded cooling system • New catering and toilet facilities • Upgraded heating system • New partitions • Upgraded ventilation system • New doors • New platform lift in reception • New ceiling grid system • New UPS • New flooring • New data cabling scheme • Internal decorations • New lighting and emergency lighting scheme The landlord is bearing the costs of the Energy Efficiency and Compliance Works via an initial stepped rent arrangement. Accommodation The lease is subject to a mutual break option on the fifth anniversary. The landlord must provide no less than 12 months’ prior notice and have obtained full planning permission The property is arranged over lower ground, ground and two upper floors and provides a to change the permitted use of the property to a use other than office or educational use, total Gross Internal Area of 6,251 sq m (67,286 sq ft). The net internal areas are as follows: subject to various conditions. The tenant must provide no less than 6 month’s’ prior notice and pay a break penalty of £30,000. Basis: NIA An additional rental of £1,066 per annum is recieved from Edifice Managed Access Description Sq m Sq ft Limited for an advertising hoarding on the site. Notice has been served on Edifice and the agreement will terminate on 29th March 2019 as part of the sale. Edifice would be Lower Ground 607.91 6,544 prepared to negotiate a new agreement with a purchaser of the investment. Ground 734.84 7,910 The total rental income is therefore £336,066 per annum. First 811.88 8,739 Second 2,829.74 30,459 Option Land Total 4,984.37 53,652 The lease contains an option for a partial surrender and sale of a 0.26 hectares (0.63 acres) area, outlined black on the plan below. The option can be triggered after 18 months from the lease start once full planning consent has been secured. Tenure Freehold. Tenancy The property is let in its entirety to the University of Plymouth for a term of 7 years from 1st October 2018.. The lease provides a stepped rental profile as detailed below; • £110,000 per annum (£2.05 psf) from 1st October 2018 to 30th September 2020 • £175,000 per annum (£3.25 psf) from 1st October 2020 to 30th September 2022 • £335,000 per annum (£6.25 psf) from 1st October 2022 until the determination of the term. The vendor proposes topping up the reduced rent to £335,000 per annum. The aggregate amount of the top up rents will be deducted from the purchase price prior to completion. The property is let on full repairing and insuring terms subject to a photographic schedule of condition. The lease is outside the security of tenure provisions of the 1954 Act. Covenant Status The income generated by the University for the year to 31 July 2017 increased from £239.2m to £252.8m (5.7%) generating a surplus after tax of £3.6m. Of the 13.6m increase in income, The University of Plymouth was founded in 1992 however the origins of the University date £8.6m arises from the final stages of the University’s participation in the Regional Growth Fund. back to 1862. The University is currently ranked 2nd in the UK and 86th Globally in the 2018 Whilst overall net surplus remains relatively low, the University’s operations have generated Times Higher Education Young University Rankings and has approximately 18,000 students. £29.5m of cash before capital spend in 2016/17 to support ongoing investment. Consistently ranked as one of the leading universities in the UK, and awarded a Queen’s Anniversary Prize for Higher and Further Education in 2012, Plymouth has a strong record of excellence, enterprise and innovation across its teaching and research activities. Plymouth Office Market With around 30,000 students, including those studying higher education at its partner colleges throughout the South West, the University is one of largest in the UK. It enjoys a high rate The Plymouth office market exceeded expectations in 2017 with take up totalling 116,226 of graduate employment and has recently invested more than £150 million in its estate and sq ft and the number of transactions increasing 59% in comparison to 2016. Existing office facilities to enhance the student experience and support world-class research. stock in Plymouth is approximately 3.65 million sq ft and current availability stands at only 230,000 sq ft reflecting 6.30%, down from 11.23% at the start of the year. Demand is high Plymouth has embedded sustainability across its operations, and is the overall best performing with a large number of requirements currently in the market and supply is likely to remain university in the People & Planet Green League. constrained as existing buildings are converted to alternative uses and the development of The University intends to invest a further £250 million in its campus facilities over the next 10 new build is limited. years with initial phases comprising redevelopment of part of Plymouth Central Station to Grade A office rents remain at £15.00-£16.00 psf, however, rents for secondary stock are provide new teaching space for the Faculty of Health & Human Sciences increasing slightly where greater demand exists.