Halfords, Marlborough Retail Park - Highfield Road, Craigavon, BT64 1AG - Prime Open A1 Retail Warehouse

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Halfords, Marlborough Retail Park - Highfield Road, Craigavon, BT64 1AG - Prime Open A1 Retail Warehouse
Prime Open A1 Retail Warehouse

Halfords, Marlborough Retail Park
Highfield Road, Craigavon, BT64 1AG
Halfords, Marlborough Retail Park - Highfield Road, Craigavon, BT64 1AG - Prime Open A1 Retail Warehouse
Investment Summary

Open Class A1 Retail Warehouse forming
part of Craigavon Town Centre.
• The property occupies a prominent location in        • The property is let to Halfords Limited on a 20 year   • We have been instructed to seek offers in excess of
  Central Craigavon adjacent to Tesco Extra, B&Q         full repairing lease from 1st November 2002 (tenant      £850,000 (Eight Hundred and Fifty Thousand
  and Rushmere Shopping Centre & Retail Park             break clauses at years 11 & 16).                         Pounds) reflecting an attractive net initial yield
                                                                                                                  of 9.98% with a reversionary yield (based on
• A purpose built retail warehouse unit with a gross   • Current rent passing is £89,784 per annum. The
                                                                                                                  our opinion of ERV) of 10.40% excluding VAT
  internal area of 7,791 sq ft.                          lease stipulates the property is to be reviewed to a
                                                                                                                  and assuming full purchasers costs at 5.80%.
                                                         7,482 sq ft unit and on this basis the rent equates
• Freehold.
                                                         to £12 per sq ft.
• Open Class A1 retail planning permission.
                                                       • Opportunity to regear the lease.
Halfords, Marlborough Retail Park - Highfield Road, Craigavon, BT64 1AG - Prime Open A1 Retail Warehouse
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                                          The subject property is located in Craigavon, County   In addition the direct Belfast to Dublin train service      The Borough has a catchment population of 180,000,
                                          Armagh and lies in between the towns of Portadown      stops in Portadown some 3.5 miles (5 km) to the             second only to Belfast and has the highest birth rate
                                          and Lurgan. Craigavon is located approximately 28      South-West of the town. George Best Belfast City            in the country of 2.3%, Craigavon’s population of
                                          miles (45 km) South-West of Belfast and 23 miles (37   Airport is located approximately 30 miles (48 km) to        93,023 is forecast to continue to grow to 100,000 by
                                          km) North of Newry.                                    the North-East with Belfast International Airport some      2015 and to 112,000 by 2023. Additionally there is a
                                                                                                 28 miles (45 km) to the North.                              population of 805,390 within a 45 minute drive time.
                                          Craigavon enjoys excellent transport infrastructure                                                                (Source: NISRA 2011)
                                          and is well connected to the rest of Ireland and to    Craigavon Borough has the third largest population in
                                          mainland UK. Craigavon has good road networks          Northern Ireland and performs a strong sub-regional         Craigavon is ranked 20th in CACI’s ranking of over
                                          being positioned within close proximity to the M1      role offering a wide range of services and facilities,      400 Irish Retail Footprint Centres and 7th in Northern
                                          motorway which links Belfast, approximately 30         including an acute hospital.                                Ireland Retail Footprint ranking. Furthermore the
                                          minutes drive time to the North and Dublin via the                                                                 surrounding retail area has the greatest retail
Permit ID:130039 © Crown Copyright 2013   A1 is approximately 1 hour 30 minutes drive time to                                                                footprint attractiveness score outside of the
                                          the South.                                                                                                         shopping centres in Belfast.

                                                                                                                                                                                                                                               Description

                                                                                                                                                                                                                                               The property is a purpose built retail unit, constructed          facing brick at lower level and then alternate courses        incorporates a cooling coil. A second oil fired boiler

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                                                                                                                                                                                                                                               in 2002 extending to 7,791 sq ft. The main retail area            of clay facing brick and fair faced concrete blocks           provides the heating source for the domestic hot water

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                                                                                                                                                                                                                                               is primarily single storey however it accommodates a              extending up to eaves level. At the front of the building     and low temperature hot water system in the back

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                                                                                                                                                                                                                                               retail area at mezzanine level. The building comprises            a flat roofed atrium enclosed with polyester coated           of house accommodation. Illumination throughout is

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                                                                                                                                                                                                                                               a steel portal frame supporting a low dual pitched and            aluminium curtain walling complete with sealed double         largely by fluorescent lighting.

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                                                                                                                                                                                                                                               hipped roof finished with composite plastisol coated              glazed units forms the customer entrance.

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                                                                                                                                                                                                                                               profiled steel sheeting interspersed with translucent                                                                           The property occupies a site of approximately 1.11
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                                                                                                                                                                                                                                               roof lights.                                                      Internally the main retail and mezzanine retail areas         acres and includes approximately 48 car parking

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                                                                                                                                                                                                                                                                                                                 are largely open plan. The main retail area is heated         spaces equating to a ratio of 1:230 sq ft.

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                                                                                                                                                                                                                                               The external walls are finished with a plinth of clay             with an oil fired ducted warm air unit which also

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                                                                                                                                                                                                                                               Tenancy and Accommodation
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                                                                                                                                                                                                                                               The property is fully let to Halfords Limited for a period        The property benefits from 5 yearly open market rent          A measured areas survey has been undertaken by
                                                                                                                                                                                                                                               of 20 years from the lease commencement date                      reviews with the next review due on 2nd November              Plowman Craven Ltd which is assignable to the
                                                                                                                                                               TESCO                                                                           of 2nd November 2001 with a lease expiry on 1st                   2016. The current rent passing is £89,784 per annum           purchaser and is available in the secure document
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                                                                                                                                                                                                                                               November 2021. The tenant has options to determine                and the lease stipulates the property is to be reviewed       library.
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                                                                                                                                                           HALFORDS                                                                            their lease at the end of the 11th and 16th year.                 to a 7,482 sq ft unit. On this basis the rent equates to
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                                                                                                                                                                                                                                                                                                                 £12 per sq ft.
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                                                                                                                                                                                                                                                 Unit              Tenant           Floor             Area (sq ft)    Area (sq m)        Rent (£)     Lease Start        Lease Expiry     Rent Review       Tenant Break Option
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                                                                                                                                                                                                                                                 Unit 1            Halfords         Ground             7,791          724
                                                                                                                                                                                                                                                 Marlborough       limited                                                               89,784       02/11/2001         01/11/2021       02/11/2016        02/11/2017
                                                                                                                                                                                                                                                 Retail Park                        Mezzanine         3,256           302.5

                                                                                                                                                                                                                                               Tenant Covenant

                                                                                                                                                                                                                                                                                         YE 30/03/2012                 YE 01/04/2011              YE 02/04/2010
Situation                                                                                                                                                                                                                                        Halfords Ltd                            GBP(000’s)                    GBP(000’s)                 GBP(000’s)
Halfords Craigavon sits adjacent to an 86,620 sq ft                                       Rushmere Shopping Centre & Retail Park is home to                                                                                                      Sales Turnover                          752,300                       771,400                    817,600
B&Q which together form Marlborough Retail Park.                                          circa 70 retailers and is anchored by Sainsbury’s,
The subject property is situated adjacent to a Tesco                                      Debenhams, Homebase and TK Maxx. Recently                                                                                                              Profit / (Loss) Before Taxes            101,300                       122,000                    109,200
Extra which along with the 490,000 sq ft Rushmere                                         planning approval has been granted for an Omniplex
Shopping Centre & Retail Park form Craigavon                                              Cinema in close proximity to Marlborough Retail Park                                                                                                   Tangible Net Worth                      425,800                       350,900                    261,500
Town Centre as set out in the Boundaries and Retail                                       which will add a late night leisure element to the retail                                                                                              Net Current Assets (Liabilities)           347,100                    270,900                    181,600
Designations Plan 2010.                                                                   offer.
Halfords, Marlborough Retail Park - Highfield Road, Craigavon, BT64 1AG - Prime Open A1 Retail Warehouse
Tenure

Freehold

For indicative purposes only

Planning
Open Class A1 planning permission. The subject site   The surrounding lands are proposed for additional
and adjoining lands were designated Town Centre as    Open A1 retail and leisure users. Any retail
part of the ‘Craigavon Town Centre, Boundaries and    development in the Craigavon Area will be focused
Retail Designations Plan 2010’.                       within the new town centre development limit.
Halfords, Marlborough Retail Park - Highfield Road, Craigavon, BT64 1AG - Prime Open A1 Retail Warehouse
Retail Warehousing in Craigavon                            VAT                                                         EPC

Marlborough Retail Park and Rushmere Retail Park           The property has been elected for VAT purposes and
form Craigavon Town Centre and is the dominant retail      therefore it is expected that the investment sale will be
warehouse provision for the surrounding catchment.         considered as a Transfer of a Going Concern (TOGC).

Marlborough Retail Park – Class 1 Retail Permission
The subject property is currently located within
                                                           Proposal
Marlborough Retail Park which also includes a 86,620
                                                           We have been instructed to seek offers in excess
sq ft B&Q and a 113,738 sq ft Tesco Extra with an
                                                           of £850,000 (Eight Hundred and Fifty Thousand
associated 8 pump filling station.  The Retail Park
                                                           Pounds) reflecting an attractive net initial yield of
benefits from open class retail consent with rents
                                                           9.98% with a reversionary yield (based on our
ranging from £12 per sq ft to £12.50 per sq ft.
                                                           opinion of ERV) of 10.40% excluding VAT and
Rushmere Retail Park – Class 1 Retail Permission           assuming full purchasers costs at 5.80%.
Rushmere Retail Park sits opposite the subject
property and provides over 130,000 sq ft of open
class 1 retail accommodation. The Tenant line-up
includes Matalan, B&M Bargains, Poundstretcher,
Homebase, Currys, Harry Corry, Pets at Home, Argos,
Next and Menary’s. The headline rents are currently in
the region of £17 per sq ft.

Estimated Rental Value
On the basis of the above, we believe the etimated
rental value of the property is in the region of £93,500
per annum, equating to £12.50 per sq ft.
Halfords, Marlborough Retail Park - Highfield Road, Craigavon, BT64 1AG - Prime Open A1 Retail Warehouse
Further Information					Secure Document Library

If you require access to the secure document library                                              www.savills.com/halfordscraigavon
online or for further information please contact;

Ben Turtle		                                      James Gulliford
Director                                          Director
1st Floor, Lesley Studios                         33 Margaret Street
32-36 May Street, Belfast                         London
BT1 4NZ                                           W1G 0JD
Tel: 028 9026 8006                                Tel: 020 7409 9934
Email: ben.turtle@savills.ie                      Email: jgulliford@savills.com

Dervla Daly
Surveyor
1st Floor, Lesley Studios
32-36 May Street, Belfast
BT1 4NZ
Tel: 028 9026 8009
Email: dervla.daly@savills.ie

Savills (NI) Limited for themselves and for the Vendors or Lessors of the property whose agents they are give notice that; i) these particulars are given without responsibility of Savills (NI)
Limited or the Vendors or Lessors as a general outline only, for the guidance of prospective purchasers or tenants, and do not constitute the whole or any part of an offer or contract; ii)
Savills (NI) Limited cannot guarantee the accuracy of any description, dimensions, references to condition, necessary permissions for use and occupation and other details contained herein
and any prospective purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the accuracy of
each of them; iii) no employee of Savills (NI) Limited has any authority to make or give any representation or warranty or enter into any contract whatsoever in relation to the property; iv)
VAT may be payable on the purchase price and/or rent, all figures are quoted exclusive of VAT, intending purchasers or lessees must satisfy themselves as to the applicable VAT position, if
necessary by taking appropriate professional advice; v) Savills (NI) Limited will not be liable, in negligence or otherwise, for any loss arising from the use of these particulars. June 2013.
Halfords, Marlborough Retail Park - Highfield Road, Craigavon, BT64 1AG - Prime Open A1 Retail Warehouse Halfords, Marlborough Retail Park - Highfield Road, Craigavon, BT64 1AG - Prime Open A1 Retail Warehouse
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