Birmingham Five Ways - Major city centre leisure investment - Cortex Partners

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Birmingham Five Ways - Major city centre leisure investment - Cortex Partners
CHARTERED SURVEYORS

               Five Ways
              Birmingham

Major city centre leisure investment
Birmingham Five Ways - Major city centre leisure investment - Cortex Partners
2   BIRMINGHAM FIVE WAYS
Birmingham Five Ways - Major city centre leisure investment - Cortex Partners
BIRMINGHAM FIVE WAYS   3

INVESTMENT
SUMMARY
■■ Birmingham is the UK’s second city with a            ■■ Held long leasehold for 99 years from 18th
   population of over 1 million rising to 2.4 million      May 1998, with an option to extend for a
   within a 30 minute drive time.                          further 51 years at the current ground rent of
                                                           £187,372 pa, equating to effectively 6% of the
■■ 45% of Birmingham’s population is under the
                                                           passing rents.
   age of 30 years, the youngest profile of any
   European city and an extremely important age         ■■ Fully let on 13 leases to 12 tenants, providing a
   profile for leisure spend.                              total gross rental income of £3,090,223 pa and
                                                           a net income of £2,902,851 pa.
■■ Five Ways is Birmingham city centre’s
   dominant cinema anchored leisure scheme,             ■■ WAULT of 13.5 years to expiry, 12.8 years
   located on Broad Street, the city’s principal           to break.
   leisure destination. As well as cinema it also
                                                        ■■ Over 68% of income secure on covenants with
   includes casino, gym, nightclub, bar and
                                                           minimum risk (Dun & Bradstreet).
   restaurants. Two separate multi storey car
   parks provide 750 spaces.                            ■■ 17% of income subject to RPI uplifts.

■■ The scheme, built in two blocks, totals              ■■ Good rental growth prospects off re based
   18,552 sq m (199,702 sq ft) and is anchored             rents on the restaurants.
   by a 12 screen Cineworld multiplex. Other
   occupiers include Pure Gym, Grosvenor
   Casinos, Inventive Leisure, Nando’s, Shimla
   Pinks, Gatecrasher and Euro Car Parks.

PROPOSAL
We are seeking offers in excess of £35,000,000 (subject
to contract and exclusive of VAT ) for our client’s
long leasehold interest. Assuming purchaser’s costs
of 5.80%, a purchase at this level would reflect a Net
Initial Yield OF 7.84%
Birmingham Five Ways - Major city centre leisure investment - Cortex Partners
4   BIRMINGHAM FIVE WAYS                                                                                  SATNAV Reference: B15 1DA

            BIRMINGHAM
            Birmingham lies at the heart of one of Britain’s largest conurbations. It is the commercial,
            administrative and cultural capital of the West Midlands and the UK’s second City, with a population
            of just over 1 million people and an economic output of £18 billion per year.

            Birmingham lies approximately 188km (117 miles) to the north       Looking ahead, Birmingham City Council has launched The
            west of London, 113km (70 miles) south of Manchester and           Big City Plan, “the most ambitious, far-reaching development
            74km (46 miles) south west of Nottingham.                          project in the UK.” The Big City Plan City Centre Masterplan
                                                                               is a non-statutory planning and regeneration framework to
            Birmingham is the largest city economy in the UK outside
                                                                               create a world class city by planning for the next 20 years
            London and is a major retail centre, second only to London in
                                                                               of transformation. The vision is to extend the central core by
            terms of retail spend. The city is also a significant centre for
                                                                               25%, improve connectivity, strengthen its authentic character
            tourism and is ranked 4th most visited city in the UK for at
                                                                               and diversify its economic base.
            least one night in 2011 (ONS).
                                                                               Over £1 billion has already been spent or committed on major
            Birmingham also has a growing reputation as an international
                                                                               projects including redevelopment of New Street Station and
            business destination, ranked 18th of Europe’s leading business
                                                                               The Pallasades shopping centre, construction of the Library
            locations overall (Cushman and Wakefield’s 2010 European
                                                                               of Birmingham; one of the largest in Europe and the Midland
            Cities Monitor). Over 40% of the UK’s conference and
                                                                               Metro Line 1 Extension from Snow Hill Station to New Street
            exhibition business takes place in Birmingham.
                                                                               Station, with further plans to extend to Five Ways.

      “ Birmingham is ranked one of the top 20
        international destinations to visit ”
            —New york times
Birmingham Five Ways - Major city centre leisure investment - Cortex Partners
BIRMINGHAM FIVE WAYS         5

 CATCHMENT &
 DEMOGRAPHICS
 Birmingham ranks 2nd in terms of estimated shopping population at 750,000 people and 1st in terms
 of total city centre retail floorspace with approximately 3.28 million square feet (PROMIS). The total
 population within the primary catchment area is 1,368,000 ranking the city 5th of the Promis centres.
 The 30 minute drive time population increases to nearly 2,400,000.

 Birmingham has the youngest profile of any city in Europe
 with over 45% of the population under the age of 30 years,
 an important age profile for leisure operators.

 Birmingham has a workforce of nearly 500,000 within a
 diverse range of sectors. As a regional centre, there is a high
 representation of major banks including Lloyds TSB, RBS,
 HSBC and Deutsche Bank. The automotive industry is also a
 major employer. It has three major universities with a total of
 65,000 students. The city also attracts over 33 million people
 a year for business and pleasure, the latter generating over
 £4.6 billion for the local economy (Global Tourism Solutions).

                                                                                                        CANNOCK
                                                                                                                                                          LICHFIELD

                                                                                                                   M6
                                                                                      GREAT BARR                  TOLL

“ Birmingham has
                                                                                                                                            M6
                                                                                                                                           TOLL

                                                                                                                                                                                TAMWORTH
 the youngest                                                                                          A34
                                                                                                                         ALDRIDGE

 profile of any
                                                                           WILLENHALL              WALSALL
                                                                                                                                                         M6
                                                        WOLVERHAMPTON                             M6                                                    TOLL

 city in Europe                                                    A4123
                                                                               BILSTON

                                                                                                   WEDNESBURY                                       SUTTON
                                                                                                                                                   COLDFIELD
 with over 45% of                                                                                            M5
                                                                                                                                                          A38

                                                                              TIPTON          WEST BROMWICH                     M6                                  M42

 the population                                              DUDLEY
                                                                                     A4123         OLDBURY
                                                                                                                                        ERDINGTON
                                                                                                                                                         M6

 under the age
                                                                                                                               A38(M)

                                                                                                                                                                   COLES HILL
                                                                                         ROWLEY REGIS
                                                                   A4036
                                                                                                                         BIRMINGHAM
 of 30 years an                                               HALESOWEN
                                                                                      CRADLEY HEATH
                                                                                                                                                  A45
                                                                                                                                                                    A452

                                                                                                              HARBORNE
 important factor                                                             A458
                                                                                         HALESOWEN                             SPARKHILL
                                                                                                                                                                   BICKENHILL

 for leisure spend                              ”                     A491
                                                                                             M5

                                                                                                                    NORTHFIELD
                                                                                                                               A435                                   M42

                                                                                                                                                                SOLIHULL

                                                                                                                                                                                BALSALL
                                                       KIDDERMINSTER                                                                                                            COMMON

 DRIVETIME                POPULATION                                                                                     M42                            HOCKLEY
                                                                                                                                                         HEATH
     10 minute            423,066
                                                                                             BROMSGROVE                                                  M40

     20 minute            1,368,000
     30 minute            2,400,000                                                                                                   REDDITCH

                                                                                                                                                                      WARWICK
Birmingham Five Ways - Major city centre leisure investment - Cortex Partners
6   BIRMINGHAM FIVE WAYS

                                                                        Library of Birmingham

                The National                         The ICC &
                Indoor Arena   The National          Symphony Hall
                               Sea Life Centre

                                                                                                                            Broad Stree

                                                                                 Brindley Place

                                          Road                                         Rail
                                          Strategically located at the heart of the    Birmingham New Street railway station is the
                                          national motorway and rail networks,         busiest in the United Kingdom outside London
                                          Birmingham City’s communications are         with services from London Euston, Glasgow
                                          unrivalled: The M5, M6, M40 and M42          Central and Edinburgh Waverley among others.
                                          motorways serve the city, providing direct
                                          access to London, the south west and the
                                          north, placing most of the UK’s population
                                          within a few hours drivetime.
Birmingham Five Ways - Major city centre leisure investment - Cortex Partners
BIRMINGHAM FIVE WAYS   7

                                                                     The Bullring
                                         New Street
                                          Station

                                                  The Mailbox
                                                                              The Cube

et

                                FIVE WAYS

                                                                Auchinleck House

     Metro                                          Bus                                              Air
     A light rail system operates between           Centro and Birmingham City Council are           Birmingham International Airport, located
     Snow Hill and Wolverhampton via Bilston,       improving access to and across the city          6 miles east of the city centre, has
     Wednesbury and West Bromwich – currently       centre, easing usage for pedestrians, public     scheduled flights to over 100 destinations
     being extended from Snow Hill further into     transport users and cyclists. These works will   including direct services to North America,
     Birmingham city centre.                        continue through 2013 and 2014.                  Europe and Asia and is only 9 minutes by
                                                                                                     train from the city centre.
Birmingham Five Ways - Major city centre leisure investment - Cortex Partners
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This plan is published for convenience only, not to scale and is for identification purposes only.

                                       SITUATION
                                       Five Ways is situated in the “Westside and Ladywood Quarter” of Birmingham, one of
                                       seven Quarters identified by The Big City Plan. It is a diverse area and forms a hub for
                                       shopping, nightlife and entertainment activities. Westside has been transformed in recent
                                       decades and is now the city’s primary business and leisure destination with over 300
                                       businesses providing 12,000 jobs.

                                       Five Ways is situated towards the south western end of Broad Street close to Five Ways roundabout and
                                       occupies a prominent position on one of the principal arterial routes to and from Birmingham city centre.

                                       Broad Street is the main leisure destination within the city stretching from Suffolk Street Queensway to
                                       Ladywood Middleway. It hosts Birmingham’s biggest concentration of hotels, providing in excess of 1,800 rooms.
                                       There is also a wide variety of bars, restaurants and nightclubs catering for a mix of tastes and budgets.
Birmingham Five Ways - Major city centre leisure investment - Cortex Partners
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                 1       Brindley Place                  IS                                                                                                  6      The Water’s Edge Brindley Place
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                         An award winning, canalside, mixed use development, opposite                                                                               A lively mix of canalside bars and restaurants including
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                         Five Ways, providing upmarket restaurants and bars,                                                                                        Wagamama’s, Carluccio’s, Pizza Express, Café Rouge, GBK, All
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                         and offices.                                      LL         NT                                                                            Bar One and Pitcher and Piano.
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                                                                                                                                                             7      Broadway Plaza
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                         Library of Birmingham
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                                                                                     A                                                                              A cinema anchored leisure scheme outside the city’s Ring Road.
                         At the north western end of Broad Street, W
                                                                   on Centenary Square, D
                                                                                                                                                                    It has a 12 screen Odeon cinema, casino, bowl, health club,
                         the new £188million Library of Birmingham, capable of taking
                                                                                                       M                                                            Travelodge and two restaurants. There is a 1,400 space car park.
                         10,000 visitors a day, has recently opened. Next door to this The                  ID
                         Birmingham Repertory Theatre (The REP) also reopens in 2013                                 DL                                      8      Arcadian Centre
                                                                                                                       EW
                                                                                                                                                                                                                      GO

                         following extension and refurbishment.                                                                                                     A mix of bars and restaurants around a central piazza. Mostly
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                                                                                                                                                                    occupied by independent operators including Poppyred, Indi
                         The International Convention Centre
                                                                                                                                                                                                                         CH

                 3                                                                                                                                                  Bar, Le Truc together with well known names such as J D
                                                                                                                                                                                             ST
                         & Symphony Hall                                                                                                                            Wetherspoons and Las Iguanas.
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                                                                                                                                                                                                                              STR

                         The Symphony Hall attracts 370,000 visitors every year.                                                                                                                            KE
                                                                                                                                                             9      Mailbox and The Cube                         ’S
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                                                                                                                                                                    A destination, high fashion shopping centre anchored by Harvey
                 4       The National Indoor Arena
                                                                                                                                                                                            A4
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                                                                                                                                                                    Nichols and Malmaison. To the rear of the scheme overlooking
                         Located just to the north of Brindley Place, is one of the
                                                                                                                                                                                              54
                                                                                                                                                                                                                                                                       ST

                                                                                                                                                                    the canal is an upmarket collection of restaurants and bars
                         busiest large-scale, indoor sporting and entertainment venues                                                                                                          0
                         in Europe. Each year it attracts between 750,000 and 1 million                                                                                                                      BE
                                                                                                                                                                    including Cote, Nando’s, Strada, Café Rouge, Pizza Express and
                                                                                                                                                                    Zizzi’s.
                                                                                                                                                                                                                LG
                         visitors. This year it is due to undergo refurbishment to include a
                                                                                                                                                             10 The Bull Ring                                                 RA
                         new entrance to improve access from Brindley Place across the
                                                                                                                                                                                                                                VE
                         canal. This is just a short walk from Five Ways.                                                                                           The city’s principal shopping centre, 110,000 sq m anchored by               MI
                                                                                                                                                                    Selfridges and Debenhams. Restaurants include Jamies Italian                         DD
                 5       The National Sea Life Centre                                                                                                               and Handmade Burger. It has transformed Birmingham since its                                      LE
                         Located at Brindley Place boasting a one million litre ocean tank and                                                                      opening in 2003.                                                                                    WA
                         the first ever tubular 360 degree transparent walkthrough tunnel.
Birmingham Five Ways - Major city centre leisure investment - Cortex Partners
10   BIRMINGHAM FIVE WAYS
BIRMINGHAM FIVE WAYS   11

DESCRIPTION
Five Ways was constructed in 1998, in two blocks known as Phase I and Phase II, either side of
Bishopsgate Street. Each block comprises basement, ground and first floor leisure accommodation
with a total floor area of approximately 18,552.8 sq m (199,702 sq ft).

Phase I comprises cinema, gym, four restaurants and a multi storey car park with 481 spaces. Phase II comprises casino,
nightclub, bar, three restaurants and a multi storey car park with 270 spaces.

Cinema                                                              Gym
A 12 screen, Cineworld multiplex cinema totalling                   Pure Gym operates a fully air conditioned, 24 hour gym
approximately 6,633.4 sq m (71,402 sq ft) arranged on ground        at ground floor and basement totalling approximately
and first floor with entrance and ticket hall on Broad Street.      2,308 sq m (24,849 sq ft). The gym provides 220 pieces of
Four screens are at ground level with eight at first. It has        state of the art fitness equipment and a full class timetable.
recently installed an IMAX screen which has further improved
the popularity of this cinema.

Nightclub                                                           Casino
Gatecrasher is one of the premier nightclub operators in            Grosvenor Casinos operate a G Casino at Five Ways. Situated
the UK and a global brand which started 20 years ago. The           at ground and basement levels with direct access also from
nightclub at Five Ways totals approximately 3,440 sq m              the multi storey car park at ground level, the casino was
(37,027 sq ft) at first and second floor and provides 4 different   substantially refurbished and re-branded in 2011. It is open 24
clubs in one, each one offering a different experience, from        hours and as well as gambling, there is also live entertainment.
the Main Room, with a capacity of 1,450 people down to a            It totals 1,768.5 sq m (19,040 sq ft).
smaller venue with a capacity of 180.

Restaurants and Bar                                                 Car Park
Having originally been very much a bar lead scheme, there are       There are 2 separate multi storey car parks to the rear of the
now 6 restaurants and Revolution Vodka Bar. The restaurants         scheme with access from Bishopsgate Street, providing a total
provide an eclectic mix of dining experience including Shimla       of 751 car spaces. They are let to Euro Car Parks on 2 leases
Pinks (which has remained Birmingham’s premier Indian               with annual RPI uplifts and turnover provisions.
restaurant since 1991) Del Villaggio and Nando’s. There are also
three new restaurants due to open shortly.
12   BIRMINGHAM FIVE WAYS
BIRMINGHAM FIVE WAYS LEISURE   13
14   BIRMINGHAM FIVE WAYS

         TENURE
         The property is long leasehold, with each Phase held on a separate lease from
         Trustees of the St. Martins in the Bull Ring Trust, for 99 years from 18th May 1998,
         with an option to extend for a further 51 years, at a rent equating to effectively
         6% of the annual passing rents, subject to a minimum of £125,000 pa.

         There is provision in the head leases whereby if during an accounting period there is a reduction in
         rental income, the average of the previous five year’s ground rent is calculated to establish the ground
         rent for the year.

         The ground rent payable for the year to 17th May 2014 is £187,372.

         A copy of the headlease and ground rent reconciliation is available in the dataroom.
BIRMINGHAM FIVE WAYS   15

       CINEWORLD
                                                                                                 GATECRASHER

               P                                                                                                         P

                                                                                                                                                          FIRST FLOOR

                                         BRO
                                            AD
                                                      STR
                                                          E        ET
                   DEL VILLAGGIO

PURE GYM
                                                                    GATECRASHER

                                                                                                                   G CASINO
                                                                                  SHIMLA PINKS

                                                                                                                              RESTAURANT
                                                                                                  REVOLUTION

                                                                                                                               PAN ASIAN
                                              BISHOPSGATE STREET

                                     NANDOS
  CINEWORLD                                                                                                                                 EAST Z EAST
                                      TIGER
                                      BILLS

           P
     5 LEVELS                                                                                                  P
                                                                                                 5 LEVELS
                                                                                                                                                          GROUND FLOOR

                                   TENNANT STREET

 PURE GYM
                                                                                                                                           RESTAURANT
                                                                                                                                            PAN ASIAN

                                                                                  G CASINO

                                                                                                                                                          BASEMENT
Minimum

16   BIRMINGHAM FIVE WAYS
                                                                                                                                                     68.47%
                                                                                                                                                     Minimum

                                                                                              Income by Use

                                                                                                                        10.77%
                                                                                                                        Car Park

         TENANCIES                                  Car Park
                                                                                                14.09%                                                         42.22%
                                                                                                 Nightclub
                                                                                                                                                               Cinema
         Five Ways is fully let on Nightclub
                                   13 leases to
         12 tenants, in accordance with the tenancy                     Cinema
         schedule below. The weighted average
         unexpired lease term to expiry is 13.5 years
         and 12.8 years to break.Casino                                                         7.3%
                                                                                                Casino

         All leases are on effective full repairing
                                      Gym to 5 yearly
         and insuring terms and subject
                                                                                                    6.15%
         upward only rent reviews. The two car park                                                      Gym
                                              Restaurant & Bars
         leases are subject to annual RPI increases
         together with turnover provisions. Pure Gym
         reviews are five yearly to RPI collared and
         capped at 2% and 4%.                                                                                          19.47%
                                                                                                                 Restaurant & Bar

          Use           Unit       Tenant                                       Trading as                                                    Floor area                Term
                                                                                                                                       Sq m                Sq Ft

          Phase I

          Cinema        Cinema Cineworld Cinemas Limited                        Cineworld                        Ground              2,454.0                26,415       25
                                                                                                                 First                4,179.4              44,987
                                                                                                                 Total               6,633.4               71,402

          Gym           1, 2 & 3   Pure Gym Limited                             Pure Gym                         Ground                 773.4                8,325       15
                                                                                                                 Basement              1,535.1              16,524
                                                                                                                 Total               2,308.5               24,849

          Restaurant    4          Cyrus Khazaei                                Del Villaggio                    Ground                252.6                 2,719       25
                                                                                                                 First                  197.4                2,125
                                                                                                                 Total                 450.0                4,844

          Restaurant    5A         Nando’s Chickenland Limited                  Nando’s                          Ground                292.7                 3,151       25
                                                                                                                 Mezzanine              49.9                  537
                                                                                                                 Total                 342.6                3,688

          Restaurant    5B         Lewcra Ltd                                   Tiger Bills Bar, Wok and Grill   Ground                160.6                 1,729       12
                                                                                                                 Mezzanine             176.8                1,903
                                                                                                                 Total                 337.4                3,632

          Phase II

          Restaurant    6          Hard Rock Cafe (UK) Limited                  Shimla Pinks                     Ground                675.6                7,272        25
                                   (Sub let to Grillfair Limited)                                                Mezzanine              44.7                  481
                                                                                                                 Total                 720.3                7,753

          Bar           7          Inventive Leisure Limited                    Revolution                       Ground                 477.1                5,135       25

          Casino        8          Grosvenor Casinos Limited                    G Casino                         Ground                 207.0                2,229       25
                                                                                                                 Basement              1,561.5               16,811
                                                                                                                 Total                1,768.5              19,040

          Restaurant    9          Pan Asian Restaurants Limited                                                 Ground                 170.0                1,830       15
                                                                                                                 Basement
                                                                                                                 Mezzanine              725.2               7,806
                                                                                                                 Basement                739.1               7,956
                                                                                                                 Total                 1,611.0              17,341

          Restaurant    10         East Z East Limited                          East Z East                      Ground                375.4                4,041        15
                                                                                                                 Mezzanine              88.3                 950
                                                                                                                 Total                 463.7                4,991

          Nightclub     11         Gatecrasher (Birmingham) Limited             Gatecrasher                      Ground                 159.8                1,720      20
                                                                                                                 First                2338.5                25,171
                                                                                                                 Second                 941.7               10,136
                                                                                                                 Total               3,440.0               37,027

          Car Parking

          Phase I                  Euro Car Parks Limited                                                        481 spaces                                              25

          Phase II                 Euro Car Parks Limited                                                        270 spaces                                              25

          Sub Stn 1                Central Networks Plc                                                                                                                 96

          Sub Stn 2                Central Networks Plc                                                                                                                 95

                                                                                                                 Total              18,552.8         199,702
BIRMINGHAM FIVE WAYS   17

LETTING ACTIVITY
Over the last two years Five Ways has evolved away from its original roots as
a predominantly alcohol lead scheme. The principal tenants have all invested
significantly in the scheme over the last 3 years and are trading well.

Three new restaurants are due to open shortly: East Z East have taken an assignment of
Unit 10 and are fitting out. The company started in 2005 and currently have 4 restaurants in
the north-west.

Unit 5b has been let to Lewcra Ltd, trading as Tiger Bills, a restaurant franchise,
owned and operated by the Lifestlye Group. The rent equates to £14.20 per sq ft.

Unit 9 has been let to Pan Asian Restaurants Ltd for 15 years at a commencing rent
of £70,000 pa (£4.04 per sq ft overall).

       From               Expiry               Review       Frequency      Rent pa      Rent       Comments
                                                                                       per sq ft

    24 Jun 2000         23 Jun 2025          23 Jun 2015     5 yearly     £1,304,616      £18.27

    8 Nov 2010          7 Nov 2025           8 Nov 2015      5 yearly     £190,000        £7.65 Rent reviews linked to RPI (2%–4%). First review based on 3 years.
                                                                                                Service charge cap of £2.01 psf for 3 years, thereafter increased
                                                                                                by RPI.

     6 Jan 2012         5 Jan 2032           6 Jan 2017      5 yearly      £48,880       £10.09

    24 Jun 2000         23 Jun 2025          23 Jun 2015     5 yearly       £62,750       £16.23 Includes supplemental lease of store dated 04 March 2011 at
                                                                                                 £2,750 pa. Supplemental rent increases in equal proportion to uplift
                                                                                                 in main lease.

    26 Mar 2013         23 Jun 2025          26 Mar 2018     5 yearly      £40,000         £11.01 Rent Yr 1: £20,000, Yr 2: £30,000, Yr 3-5: £40,000 Break: 25 March
                                                                                                  2023 Vendor will top up rent to the commencement of the third year of
                                                                                                  the term.

    29 Jun 2001         28 Jun 2026          28 Jun 2016     5 yearly     £190,000        £24.51 Unit sublet to Grillfair Ltd until 18 June 2016 at a rent of £100,000 pa
                                                                                                 (£13.30 per sq ft) Tenant option to break 29 June 2016.

    20 Apr 2001         19 Apr 2026          19 Apr 2016     5 yearly     £130,000       £25.32 Tenants have installed a mezzanine of 295.3 sq m (3,179 sq ft)

    25 Mar 2001         24 Mar 2026          25 Mar 2016     5 yearly     £225,700       £12.20 Tenant has exclusive use of 35 free car spaces.
                                                                                                Lease states that for purposes of review maximum floor area is
                                                                                                18,500 sq ft.

                                                             5 yearly      £70,000        £4.04 Term commences on completion of lease, following tenant’s fit
                                                                                                out. Five yearly rent reviews. Rent free of 27 months granted from
                                                                                                access date – 16 Sept 2013 –in accordance with agreement for lease.

    19 Nov 2010         18 Nov 2030          19 Nov 2015     5 yearly      £60,000       £12.02 Reversionary lease granted commencing 19 Nov 2025 to 19 Nov 2030.
                                                                                                Lease varied to remove mutual break..

    11 Sept 2013       10 Sept 2033         29 Sept 2016     5 yearly     £435,500       £12.02 Lease guaranteed by Gatecrasher Holdings Limited.

    24 Jun 2000         23 Jun 2025          25 Jun 2013     Annual       £203,905                 Base Rent reviewed annually to greater of turnover rent for year or
                                                                                                   RPI uplifts. Additional rent due of 60% of amount by which turnover
                                                                                                   exceeds base rent pus operational costs

    20 Apr 2001         19 Apr 2026          25 Apr 2013     Annual        £128,852                Base Rent reviewed annually to greater of turnover rent for year or
                                                                                                   RPI uplifts. Additional rent due of 60% of amount by which turnover
                                                                                                   exceeds base rent plus operational costs.

    11 Jan 2000        30 Sep 2096              n/a                             £10

    13 Feb 2001        30 Sep 2096              n/a                             £10

                                      Total Gross Rental Income      £3,090,223

                                                    Head Rent            £187,372
                                       Total Net Rental Income         £2,902,851
18   BIRMINGHAM FIVE WAYS

 “birmingham has 3 major
  universities with a toTal
  of 65,000 students”
Minimum   Lower than average    BIRMINGHAM
                                                                                                                                   Higher than averageFIVEHigh
                                                                                                                                                           WAYS    19
                                                                                                                                                                  Undetermined
                                                                                                  68.36     6.14        6.14       14.07     3.72

                                                                                                       Income by Risk

                                                                                                                                   3.56%
                                          Undetermined                                                                             Undetermined
                                                                                                          14.09%
                                                                                                          High

                                              High

                                                                                            6.15%
                                                                                         Higher than
                                     Higher than                                            average
                                       average
                                     Lower than

                             TENANTS’
                                                                                            6.15%
                                      average                                            Lower than
                                                                                            average

                                                                       Minimum

                             COVENANTS                                                                                                                            68.47%
                                                                                                                                                                  Minimum

                                           Company                                                                                Pre-tax              Tangible
Unit         Tenant                                         D&B Rating           Year End              Turnover
                                           No.                                                                                     Profit             Net Worth

             Cineworld                                                           29/12/12              £169,617,000          £15,528,000               £46,185,000
Cinema                                     1915767              5A1
             Cinemas Ltd                                                         29/12/11              £165,194,000          £12,647,000               £31,307,000
                                                                                                                             10.77%
                                                                                                                             Car Park
                                                                                 28/02/13              £30,636,192                £552,024              £7,697,200
1,2 &3       Pure Gym Ltd                  6690189              3A2
                                                                                 29/02/12              £16,828,920                £1,201,381            £7,1086,100

                                                Car Park
             Nando’s                                                             26/02/12       £373,869,000                £53,859,000               £34,385,000
5A                                         2580031              4A1                       14.09%
             Chickenland Ltd                                                     27/02/11 Nightclub£317,356,000             £31,496,000               £20,952,00042.22%
                                                                                                                                                                           Cinema
                                       Nightclub
5B           Lewcra Ltd                    08121028                   Cinema
                                                           Undetermined              –                                –                       –                        –

             Hard Rock Café           Casino                                     31/12/11 7.3%
                                                                                          Casino
                                                                                                 £20,842,000                     £5,288,000           £24,623,000
6                                          1924059              4A1
             (UK) Ltd                                                            31/12/10        £19,966,000                     £4,519,000           £20,790,000
                                          Gym
                                                                                 31/12/11       6.15% £969,485                       £1,786                £225,956
6 (Sublet)   Grillfair Ltd                 5184152                B4                               Gym
                                                 Restaurant & Bars               31/12/10              £960,281                   £106,200                 £224,170

                                                                                 30/06/12                             –        -£288,000               £25,172,000
7            Inventive Leisure Ltd         2824084              4A3
                                                                                 30/06/11                             –     19.47%
                                                                                                                                £706,000               £25,135,000
                                                                                                                      Restaurant & Bar

             Grosvenor                                                           30/06/12          £352,400,000            £35,282,000              £208,732,000
8                                          877080               5A1
             Casinos Ltd                                                         31/12/10           £221,092,000           £29,684,000                £181,197,000

             Pan Asian
9                                          08090358        Undetermined              –                                –                       –                        –
             Restaurants Ltd

                                                                                 31/12/11               £3,023,437                 £210,520                 £96,357
10           East Z East Ltd               06781411             D3
                                                                                 31/12/10               £2,372,548                 £100,226                 £32,448

                                                                                 31/12/12              £25,568,735                £1,357,314              £1,818,343
Car Park     Euro Car Parks Ltd            1270612              2A1
                                                                                 31/12/11              £24,405,021               £1,242,497               £1,818,696

“over 68% of income
 has a dun & bradstreet
 minimum risk rating”
20   BIRMINGHAM FIVE WAYS

            ASSET MANAGEMENT
            There are a number of asset management possibilities which we believe would be beneficial
            to the scheme.

            Explore the potential to agree a surrender with Shimla           well as increase the pedestrian flow past the scheme. In the
            Pinks to subdivide unit 6 to create 2/3 units with two           medium term this could lead to the potential to attract more
            fronting Bishopsgate Street, opposite the cinema entrance        of the major restaurant groups.
            and Nando’s.
                                                                             Gatecrasher have expressed an interest in a ground floor
            Grosvenor casinos have looked at taking the basement of          feeder bar. Consideration could be given to part of the Shimla
            Unit 9 on a number of occasions in the past. At some point       Pinks unit with the entrance on Bishopsgate Street.
            consider the potential of combining the units giving Grosvenor
                                                                             Five Ways lacks a website and co-ordinated marketing to
            a larger ground floor presence.
                                                                             the many office workers and hotels in the immediate vicinity.
            The redevelopment of Auchinleck House will potentially           There is the potential to benefit from a co-ordinated approach.
            increase the demand for parking spaces at Five Ways as
BIRMINGHAM FIVE WAYS   21

AUCHINLECK HOUSE & FIVE
WAYS SHOPPING CENTRE
REDEVELOPMENT
This 1960s office tower and shopping        This development will provide a much
centre, which is situated adjacent to       needed addition to the south western
Five Ways, has over the last 10 years       end of Broad Street and the increased
become largely vacant and run down. It      pedestrian flow will be also be a
was acquired in 2011 by Ace Sino Group      significant benefit to Five Ways.
Ltd, a Singapore based conglomerate
                                            Plans showing the proposed scheme can
and is to be redeveloped to provide a
                                            be found on:
300 bed, 4 star hotel with banqueting
                                            www.birmingham.gov.uk/planning
and conference halls for up to 2,000
                                            Application: 2011/08518/PA
delegates, rooftop restaurant, retail and
spa with car parking. The hotel, which is
due for completion towards the end of
2014, will be branded Park Regis.
22   BIRMINGHAM FIVE WAYS

            DATAROOM
            Access to the dataroom is available upon request.
            Measured, Building and Environmental surveys have
            been carried out and will be assigned to the purchaser.

            VAT
            The property has been elected for VAT and it is
            therefore envisaged that the transaction will be treated
            as a Transfer of a Going Concern.

            SERVICE
            CHARGE
            The service charge for the scheme is split between
            the two buildings, based upon percentage of floor
            area occupied. The service charge budget for 2013 is
            £162,371.18 (£0.88per sq ft)

            EPC
            The property achieves an Energy Performance Rating
            equating to D on the A-G scale. A full copy of the
            report is available in the dataroom.
BIRMINGHAM FIVE WAYS LEISURE   23

PROPOSAL
We are seeking offers in excess of £35,000,000 (subject
to contract and exclusive of VAT ) for our client’s
long leasehold interest. Assuming purchaser’s costs
of 5.80%, a purchase at this level would reflect a Net
Initial Yield OF 7.84%.
CONTACT
                                                                                     James Welch
                                                                                     020 7534 0993
                                                                                     07768 005822
                                     CHARTERED SURVEYORS
                                                                                     james@cortexpartners.co.uk

                                                                                     Jonnie Ray
                                                                                     020 7534 0994
                                                                                     07917 647652
                                                                                     jonnie@cortexpartners.co.uk

                                                                                     Tim Cuzens
                                                                                     020 7534 0992
                                                                                     07900 263493
                                                                                     tim@cortexpartners.co.uk

Misrepresentation Act 1967
Cortex Partners, for themselves and the vendors of the property whose agents they are, give notice that:                4.		 Rents and prices quoted may be subject to VAT in addition:
1. These particulars are a general outline only for the guidance of prospective purchasers and do not                   5.		 Cortex Partners will not be liable in negligence or otherwise for any loss arising from the use of
   constitute the whole or any part of an offer or contract:                                                                 these particulars:
2. Cortex Partners cannot guarantee the accuracy of any descriptions, dimensions, references to condition, necessary    6.		 No responsibility can be accepted for any expenses occurred by intending purchasers in inspecting
   permissions of use and occupation and other details contained herein and therefore prospective purchasers must not        properties which have been sold or withdrawn:
   rely on them as statements of factor representations and must satisfy themselves as to accuracy:                     7.		 Cortex Partners have not made any investigations into the existence or otherwise of any issues concerning
3. Cortex Partners or their employees do not have any authority to make or give representation or                            pollution, potential land, air or water contamination. The purchaser is responsible for making their own
   warranty or enter into any contract whatever in relation to this property:                                                enquiries in this regard.
                                                                                                                                          September 2013 | Designed and produced by THE             GROUP     www.completelygroup.com
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