L'Oréal, Lakeview Drive, Sherwood Park, Annesley, Nottinghamshire NG15 0DT - Well Secured Distribution Warehouse Investment Opportunity

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L'Oréal, Lakeview Drive, Sherwood Park, Annesley, Nottinghamshire NG15 0DT - Well Secured Distribution Warehouse Investment Opportunity
Well Secured Distribution Warehouse Investment Opportunity

L’Oréal, Lakeview Drive, Sherwood Park,
Annesley, Nottinghamshire NG15 0DT
L'Oréal, Lakeview Drive, Sherwood Park, Annesley, Nottinghamshire NG15 0DT - Well Secured Distribution Warehouse Investment Opportunity
Investment Summary                                Location
• Strategically located on Sherwood Park,         The property is located on Sherwood Park, a                                                             The Park’s location enables occupiers to access a
                                                  successful mixed use business park, commanding a                                                        large, skilled labour force in the local area. Around
  one of the most successful business parks
                                                  strategic location at the heart of the UK. Situated                                                     1 million people live within a 12 mile radius of the
  in the UK, adjacent to Junction 27 of the
                                                  approximately 11 miles north-west of Nottingham and                                                     Park itself and a number of major conurbations are
  M1 motorway.                                    within 1⁄4 mile of Junction 27 of the M1 motorway.                                                      located within commuting distance. These include
                                                  In addition Sherwood Park is strategically located just                                                 Mansfield (6 miles), Nottingham (11 miles) and Derby
• Built in 2006, comprises a high specification                                                                                                           (20 miles).
  distribution warehouse with ancillary offices   13 miles from East Midlands Airport. The airport
  over two floors of approximately                offers regular flights to over 90 destinations and is
                                                  currently the UK’s primary pure freight airport used
  11,711.23 sq m (126,059 sq ft) GIA.
                                                  by operators such as DHL, TNT, UPS and Royal Mail.
• Entirely let to L’Oréal UK Ltd and used         Sherwood Park has rail connections at Annesley,
                                                  linking it to Central Nottingham Station where rail
  to supply their luxury brands to the UK
                                                  services to London Euston take approximately
  and Ireland.                                    13⁄4 hours.
• Let on a 15 year FRI lease until 1st June
  2021.

• Current passing rent of £752,797 pa
  (£5.97 per sq ft) rising to a rent of
  £831,148 pa from June 2016.

• Long leasehold, held on a 999 year
  peppercorn lease from 25th December                                                                                                                                                                        THE PROPERTY

  1995.

• Offers are invited in excess of £8,330,000
  (Eight Million,Three Hundred and
  Thirty Thousand Pounds) subject to
  contract and exclusive of VAT which
  provides an attractive net initial yield of                                                                                                                    JUNCTION 27
                                                                                                                                                                M1 MOTORWAY

  8.50%, and a reversionary yield of 9.38% in
  June 2016, after allowing for purchaser’s
  acquisition costs of 6.3%.

                                                  This plan is published for convenience of identification. Any boundaries shown are indicative only and should be checked against the Title Deeds. This plan is based upon Ordnance Survey Map with the
                                                  permission of the Controller of H M Stationery © Crown Copyright.
L'Oréal, Lakeview Drive, Sherwood Park, Annesley, Nottinghamshire NG15 0DT - Well Secured Distribution Warehouse Investment Opportunity
Sherwood Park
Sherwood Park totals approximately 67 hectares
(165 acres) and is widely considered to be the most
attractive and successful former Enterprise Zone
within the UK. Created in 1995, the Park was master                                                            JUNCTION 27
                                                                                                              M1 MOTORWAY
planned by the Government Agency, English
Partnerships. The Enterprise Zone status expired in
November 2005. The Government has announced
that Regional Development Agencies (RDAs) will
                                                                                                                                       Prolog
close at the end of March 2012. Economic                                                                                               Phase 5
development and regeneration will in future be led by                                               L’Oreal
Local Enterprise Partnerships.
                                                                          Prolog Phase 6
Approximately 6,500 people are employed at                                                                                                                    Jena Tech

Sherwood Park in a mix of over 2 million sq ft of                                                                                                   Flextab
                                                                                                                                                    Europe
high quality office, industrial and warehouse                                                                                   Polestar
accommodation.                                                                                                                                   Surepak
                                                                                                    TTS/Boots                   Parkside                                  Stobart
Sherwood Park provides an outstanding business                                                                                   Steel
location given its central location within the UK,                                                                                               Prolog
                                                                                                    Tsubakimoto
excellent transport links, high quality buildings and                  Prolog
                                                                                                                                                 Phase 1

attractive greenbelt surroundings. These factors                       Phase 4
                                                                                                                             Prolog
                                                                                                                             Phase 2
provide some explanation behind why Sherwood
Park has attracted a range of strong tenants
including:                                                                                 Prolog

• L’Oréal                    • Autofill
• Rolls Royce                • Icon Serviced Offices
• Eddie Stobart              • Nottinghamshire
                                                          Turbine
• Holiday Inn                  County Council             Surface
                                                        Technologies
• Promotional Logistics      • One Click Technologies
  (Prolog)                   • Perot Europe
• Homeserve                  • Polestar
• E.On                       • SPS Aerostructures
• East Midlands              • Pendragon plc
  Electricity                • Parkside Steel
• Tsubakimoto                • Surepak
• Derbyshire Police          • Turbine Surface
  Authority                    Technologies
• Eve Telecom                • Zeppelin Systems
L'Oréal, Lakeview Drive, Sherwood Park, Annesley, Nottinghamshire NG15 0DT - Well Secured Distribution Warehouse Investment Opportunity
Description                                                  Specification                                              Site Area
The property was purpose built for L’Oréal in                The property benefits from the following high quality      The property is situated on a broadly rectangular
2006 and comprises a modern detached distribution            specification:                                             shaped site of approximately 6.107 acres
facility with ancillary offices totalling approximately                                                                 (2.472 hectares) providing a site density of 47%.
126,059 sq ft (11,711.23 sq m) GIA. The property is
                                                             •   Steel portal framed construction providing a
                                                                 minimum clear internal height to the underside of
of steel portal frame construction arranged in two
                                                                 the portal haunch of around 10.5 metres (34.4 ft)
bays, with profile steel cladding under a profile sheet
roof which incorporates translucent panels. The unit         •   Concrete ground floor slab with a designed UDL of
has been fitted out to a high quality specification by           50 kN per sq m (1,000 lb per sq ft)
the Landlord for L’Oréal and the fit-out has been            •   Fluorescent tube lighting within the warehouse
rentalised.
                                                             •   High level hot air blowers
Externally, the site has a tarmac covered parking and
circulation area with low level landscaping, a concrete      •   6 dock leveller and 2 surface level loading bays
                                                                                                                                           EXPANSION

service yard and loading area and a grassed building         •   Sprinkler system and foam fire suppression                                  LAND *

apron. At the rear of the building there are two                 installation
sprinkler tanks and a kiosk containing a diesel
powered pumping system. The site is surrounded by a
                                                             •   Office specification includes aluminium framed
                                                                 double glazing, suspended ceilings with recessed
coated steel wire fence with a security gate and
access barriers. There is an area of expansion land to           lighting, gas-fired central heating, carpeted raised
the south of the property with an opportunity to                 access floors and an 8-person lift
develop approximately 43,518 sq ft (4,043 sq m) GIA.         •   Extensive secure concrete service yard and a
The property has been measured in accordance with                segregated car park for 78 cars and bike storage
the RICS Code of Measuring Practice (6th Edition)            •   CCTV
and provides the following approximate gross internal
floor areas:                                                 •   External lighting
                                                             • Secure perimeter fence
                                                                                                                                                                                                             N
Description                     Area (sq m)   Area (sq ft)   The tenant has installed a substantial racking system.      * Approximate Area for Future Expansion.

                                                                                                                        This plan is published for convenience of identification. Any boundaries shown are indicative only
                                                                                                                        and should be checked against the Title Deeds. This plan is based upon Ordnance Survey Map with
Ground Floor Warehouse            10,835.00      116,627                                                                the permission of the Controller of H M Stationery © Crown Copyright.

Ground Floor Office/Ancillary       275.26         2,963

First Floor Office/Ancillary        600.97         6,469

Total                           11,711.23      126,059
L'Oréal, Lakeview Drive, Sherwood Park, Annesley, Nottinghamshire NG15 0DT - Well Secured Distribution Warehouse Investment Opportunity
L'Oréal, Lakeview Drive, Sherwood Park, Annesley, Nottinghamshire NG15 0DT - Well Secured Distribution Warehouse Investment Opportunity
Tenure                                                 Tenancy                                                    Covenant Information
The property is currently held on a 999 year           The entire property is let to L’Oréal (UK) Ltd on a full   With over a century of expertise in the manufacture
peppercorn lease from 25th December 1995.              repairing and insuring lease for a term of 15 years        of cosmetics, L’Oréal consists of 27 global brands with
The purchaser will however be granted a new            commencing on 2nd June 2006 and expiring on 1st June       products sold in 130 countries. L’Oréal specialise in
sub-underlease for the remainder of the 999 year       2021. The current rent passing is £752,797 equating to     the development of products in five key areas
term less 1 year, at an annual rent of £1,000.         £5.97 psf, and with an increase to £831,148 on the         including hair care, hair colour, skincare, make-up and
In addition, if desired, the purchaser will have an    tenth anniversary in June 2016 (£6.59 psf).                fragrances. In 2011 the group achieved €20.3 billion
option to acquire the Vendor’s superior ground lease   The tenant has the right to expand the premises by         consolidated sales.
exercisable not earlier than 1st October 2013.         43,518 sq ft (4,043 sq m) GIA at their own cost.           L’Oréal (UK) Ltd has been present in the UK for
The option price will be £5,000.                                                                                  75 years. They have 4 distribution centres in the UK
                                                                                                                  located in Manchester, Bury, Sherwood Park and
                                                                                                                  Llantrisant. More information can be found at
                                                                                                                  www.loreal.co.uk
                                                                                                                  The tenant, L’Oréal (UK) Ltd (company number:
                                                                                                                  00271555) has a D&B rating of 5A1 and reported the
                                                                                                                  following financial results between 2008 and 2010:
                                                                                                                                      31st          31st           31st
                                                                                                                   Year to          December      December       December
                                                                                                                                    2010 (£s)     2009 (£s)      2008 (£s)
                                                                                                                   Turnover         774,475,000   745,770,000    730,066,000

                                                                                                                   Pre-Tax Profit   107,014,000    93,180,000     74,042,000

                                                                                                                   Net Worth         78,267,000   (29,314,000)    44,876,000
L'Oréal, Lakeview Drive, Sherwood Park, Annesley, Nottinghamshire NG15 0DT - Well Secured Distribution Warehouse Investment Opportunity
Plant & Machinery                                      VAT                                                        CAPITAL MARKETS
None of the systems or equipment in the property       The property has been elected for VAT purposes,
                                                                                                                  GROUP CONTACTS
have been tested by Cushman & Wakefield LLP and        although the sale of the property cannot be treated as
purchasers may wish to make their own investigations   a transfer of a going concern (TOGC), as the
to check that they are in working order.               purchaser will be granted a new sub-underlease for         L’Oréal, Lakeview Drive,
                                                       the remainder of the 999 year term, less 1 year and at
Capital Allowances                                     an annual rent of £100. Therefore VAT will be charged      Sherwood Park, Annesley,
We understand that there are no transferable capital
                                                       on the purchase price.
                                                                                                                  Nottinghamshire
                                                       Purchaser’s notional cost are increased to reflect
allowances available.                                  SDLT payable on the VAT element for the purchase           NG15 0DT
                                                       price. Therefore normal purchaser’s costs are              For further information or to arrange
                                                       increased to 6.3%.                                         an inspection please contact:

                                                       Proposal                                                   MIKE BURDEN
                                                                                                                  Tel: 020 7152 5086
                                                       We are instructed to seek offers for the long              Email: mike.burden@eur.cushwake.com
                                                       leasehold in excess of £8,330,000 (Eight Million,
                                                       Three Hundred and Thirty Thousand Pounds),                 RICHARD PEACE
                                                       subject to contract and exclusive of VAT.                  Tel: 020 7152 5283
                                                                                                                  Email: richard.peace@eur.cushwake.com
                                                       A purchase at this level would reflect an attractive net
                                                       initial yield of 8.5% and a reversionary yield of          EMMA DAWES
                                                       9.38% in June 2016 assuming purchaser’s costs of           Tel: 020 7152 5890
                                                       6.3%.                                                      Email: emma.dawes@eur.cushwake.com

                                                                                                                  Cushman & Wakefield LLP
                                                                                                                  43/45 Portman Square
                                                                                                                  London
                                                                                                                  W1A 3BG
                                                                                                                  www.cushmanwakefield.com
                                                                                                                  July 2012
                                                                                                                  MISREPRESENTATION ACT 1967 and PROPERTY MISDESCRIPTIONS ACT 1991
                                                                                                                  Cushman & Wakefield LLP (and their joint agents if appointed) for themselves and for vendors or
                                                                                                                  lessors of this property whose agents they are, give notice that: (1) The particulars are produced
                                                                                                                  in good faith, are set out as a general guide only and do not constitute any part of a contract.
                                                                                                                  (2) No person in the employment of the agent(s) has any authority to make or give any
                                                                                                                  representation or warranty whatever in relation to this property. (3) This property is offered
                                                                                                                  subject to contract and, unless otherwise stated, all rents are quoted exclusive of VAT.
                                                                                                                  (4) Nothing in these particulars should be deemed to be a statement that the property is in good
                                                                                                                  condition or that any services or facilities are in working order. (5) Unless otherwise stated, no
                                                                                                                  investigations have been made regarding pollution or potential land, air or water contamination.
                                                                                                                  Interested parties are advised to carry out their own investigations if required.
                                                                                                                  ‘Cushman & Wakefield declare that a partner of C & W has a personal interest in the subject
                                                                                                                  property’.
L'Oréal, Lakeview Drive, Sherwood Park, Annesley, Nottinghamshire NG15 0DT - Well Secured Distribution Warehouse Investment Opportunity
www.cushmanwakefieldinvestmentsales.
co.uk/cw/loreal

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L'Oréal, Lakeview Drive, Sherwood Park, Annesley, Nottinghamshire NG15 0DT - Well Secured Distribution Warehouse Investment Opportunity L'Oréal, Lakeview Drive, Sherwood Park, Annesley, Nottinghamshire NG15 0DT - Well Secured Distribution Warehouse Investment Opportunity
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