Multi-let industrial investMent OppOrtunity

Horton road IndustrIal EstatE West draytOn Middlesex uB7 8Jl

Stockley Park East

Central London

Hayes & Harlington StationLondon Heathrow Airport

M25

M4

Stockley Park West

Subject Property

Drayton Garden Village31 acre residential development comprising 800 new homes, 80 bed care home, office and retail.

InvEstmEnt ConsIdEratIons■■ West london multi-let industrial investment

opportunity located in a prominent position close to Stockley Park.

■■ Freehold site extending to 1.85 acres (0.74 ha)

■■ The property comprises 39,077 sq ft (3,630 sq m) of light industrial accommodation arranged over 14 units

■■ Passing rent of £289,756 per annum, equating to a low base rate of £7.41 per sq ft.

■■ proposed Crossrail destination at Hayes and Harlington railway station, approximately 3 miles to the east

■■ asset management opportunities

■■ The property benefits from a low vacancy rate of 2.8%.

■■ Offers are sought in excess of £3,910,000 (three million nine Hundred and ten thousand Pounds). Assuming usual purchaser’s costs of 5.8%, a purchase at this level reflects a net initial yield of 7%, a Capital value of £100 psf.

LONDONHeathrow

LondonCity

Gatwick

StanstedLuton

J27J25J23

J21

J20

J19

J16

J15

J12

J10

J7J8

J9

J6

J5

J3

J2

J29

J28

A5

A505

A418

A602A131A130

A138

A130

A127

A217

A331

A322

A339

A316

A309

A232

A264

A264

A229

A120

A404

A355

A404

A413

A4142

A4010

A414

A414

A414

A1

A2

A3

A3

A41

A34

A40

A31

A24

A22

A21

A20

A10

A10

A12

A12

A13

A26

A21

A23

A23

A420

A303

A34

A34

A44

A40

M1

M4

M4

M2

M3

M3

M10

M40

A404(M)

A329(M)

M25

M25

M25

M25

M25

M25

M23

M26

M20

M20

M11

M11

A1(M)

M1

Harlow

Bishop’sStortford

EppingPotters Bar

Knebworth

Hertford

LUTON

Aylesbury

Dunstable Stevenage

Hatfield

Dartford

Bromley

Gravesend

Gillingham

Shoreham

Rochester

Sittingbourne

Croydon

Biggin Hill

Romford

Sevenoaks

Tonbridge

RoyalTunbridge

Wells

Maidstone

Snodland

Sheerness

StaplehurstPaddock

Wood

East GrinsteadCrawley Three Bridges

Horley

Horsham

Witley

Godalming

Cranleigh

NorthHorsham

HaywardsHeath

Burgess Hill

Redhill

Oxted

DorkingGUILDFORD Reigate

Staines

Slough

HemelHempstead

Chesham

Berkhamsted St Albans

HighWycombe

Thame

Watford

WembleyUxbridge

Ruislip

Rickmansworth

BrentCross

Woking

SouthOxney

WEST DRAYTON

HarefieldHarrow

Borehamwood

Enfield

Windsor

Famborough

Aldershot

Alton

BASINGSTOKE

Famham

Fleet

WokinghamBracknall

Egham

Ascot

SandhurstBagshot

READING

OXFORD

Henley-on-ThamesMaidenhead

EpsomSutton

Swanley

Fulham

Ashford

RichmondHounslow

KingstonUpon Thames

BillericayWickford

Stanford-le-Hope

Southend-on-SeaBenfleetCanveyIsland

Brentwood

Chelmsford

ChippingOngar

Basildon

Welwyn GardenCity

Walton-on-Thames

Clapham

Harpenden

Heathrow-T1-2-3

Hatton Cross

Uxbridge

Hillingdon

Ickenham

Ruislip

Northolt

RuislipGardens

Hounslow West

Langley

Warysbury

Heathrow-T5Heathrow-T1-3

Heathrow-T4

Feltham

Sunnymeads

Datchet

Iver

West Drayton

SouthRuislip

West Ruislip

Hayes &Harlington

Southall

HEATHROW

J16

J15

A30

A30

A40

A412

A412

A408

A408

A437

A437

B483

B466

B467

B470

A312

A4007

A4020

A3044

A3113

A4020

A4

M4M4

M40

M25

M25

Fulmer

Iver Heath

Iver

Richings Park

Colnbrook

Horton RoadIndustrial Estate

loCatIonWest Drayton is a mixed commercial and residential area located in South Uxbridge within the north-west M25 quadrant, approximately 18 miles west of Central London, 3.5 miles north of Heathrow Airport and 27.5 miles north east of Reading.

Uxbridge is considered to be one of the principal commercial centres in the UK and is home to a thriving business community and affluent population. As a result of the town’s excellent transport communications and skilled labour force, Uxbridge has attracted an array of corporate occupiers including; Xerox, Coca Cola, Hertz, Amgen Pharmaceuticals and Nexen Petroleum.

West Drayton benefits from excellent road communications with the M4 (Junction 4) located approximately 1.5 miles south via the A408 Stockley Road which in turn leads directly to the M25 (Junction 15). The area is served by both West Drayton and Hayes & Harlington railway stations which both provide regular services to Oxford, Reading and Central London with typical journey times to London Paddington being less than 25 minutes. The area is also set to benefit from the development of crossrail in 2018.

sItuatIonThe site is accessed from Horton Road which provides the main thoroughfare between Yiewsley, West Drayton, Stockley Park and Hayes, whilst also providing direct access to Stockley Road (A408).

As well as being an established industrial centre, Horton Road is the focus for a number of major retailers and car dealerships including Screwfix Direct, BMW (Mini) and Telsa. Other surrounding occupiers include; John Guest Limited, Toolstation, Pilkington Automotive and HSS Hire.

Approximately 0.5 miles east of the subject property is Stockley Park which is considered to be one of the UK’s leading business parks providing over 1.74 million sq ft of prime office accommodation.

Paddington

ShenfieldRomford

Brentwood

HaroldWood

GideaPark

CustomHouse

ChadwellHeath

Goodmayes

SevenKings

ManorPark

IlfordForestGateStratford

WhitechapelFarringdonIverSloughTaplowBondStreet

ActonMain Line

WestEaling

TottenhamCourt Road

CanaryWharf

Liverpool Street

Langley WESTDRAYTON

HeathrowAirport

EalingBroadwayHanwell

Southall

Hayes &Harlington

AbbeyWood

Maryland

Woolwich

BurnhamMaidenhead

Surface line

Tunnel

Portal (tunnel entrance and exit)

CrossraIl

© Crown Copyright, ES 100004106. For identification purposes only.

sItE

the property comprises a site area of 1.85 acres (0.74 hectares) which provides a site coverage of approximately 48.45%.

FrOM West draytOn > HeatHrOW airpOrt > lOndOn paddingtOn > tOttenHaM COurt rOad > FarringdOn > lOndOn liverpOOl street > WHiteCHapel > Canary WHarF8 mins 20 mins 25 mins 28 mins 31 mins 34 mins 37 mins

dEsCrIPtIonThe property comprises a multi let industrial estate of 14 units totalling 39,077 sq ft (3,630 sq m). The individual units range from 1,106 sq ft (102 sq m) to 5,736 sq ft (532 sq m). the units are arranged over three terraces which run adjacent to the western and southern boundaries of the site.

The largest terrace, situated to the northern end of the site, comprises 14 industrial units of brick construction with a double pitched roof. Each unit provides an office/ reception area to the front with light industrial space to the rear benefitting from skimmed concrete floors, c. 3 metre eaves and roller shutter door access.

the two terraces to the rear of the site comprise four units of steel portal frame construction with steel clad elevations and, mix of steel and asbestos pitched roofs. The units benefit from c. 4 metre eaves, skimmed concrete flooring and roller shutter access.

All units benefit from designated parking to the front of the units and a communal parking area situated to the centre of the site.

tEnanCy sCHEdulE

unit ref tenant name area sq m

area sq ft

rent p.a.

rent psf

lease start lease expiry Comment

HI.03 The Good Food Company of Harefield Ltd. 145.02 1,561 £15,610 £10.00 03/11/2014 02/11/2016 Contracted out of 1954 Act

HI.03A Pinnacle Joinery Ltd. 218.88 2,356 £21,207 £9.00 11/02/2015 10/02/2017 Contracted out of 1954 Act

HI.03B Generation (UK) Ltd. 264.96 2,852 £28,524 £10.00 18/07/2014 08/04/2018 Next Rent Review 18/7/17

HI.04 The Good Food Co. of Harefield Ltd. 532.89 5,736 £40,600 £7.08 12/01/2004 11/01/2014 Section 25 served

HI.05A The Good Food Co. of Harefield Ltd. 340.21 3,662 £25,400 £6.94 12/01/2004 11/01/2014 Section 25 served

HI.05B John Charles Potter 288.83 3,109 £20,520 £6.60 25/12/2013 24/12/2015 Rolling break subject to 6 months notice

HI.05C Carmal Autocenter Ltd. & Fadia Mohamed 507.90 5,467 £16,401 £3.00 28/09/2009 27/09/2014Rolling break subject to 3 months notice Section 25 served

HI.05D A1 Cooked Meats Ltd. 247.77 2,667 £20,000 £7.50 24/12/2003 23/12/2013 Section 25 served

HI.08 Generation (UK) Ltd. 457.08 4,920 £37,800 £7.68 09/04/2013 08/04/2018 Next Rent Review 9/4/16

HI.09A Vacant 102.75 1,106 £11,060 £10.00 Vendor to provide 1 year rental gaurantee

HI.09B The Good Food Company of Harefield Ltd. 204.38 2,200 £16,500 £7.50 01/12/2011 30/11/2013 Notice served to vacate 8 April 2015

HI.10A Aero Cargo (UK) Ltd. 131.55 1,416 £16,896 £11.93 01/02/2013 31/01/2015

HI.10B/C Kazpac Packaging Ltd. & Hussain Kazi 188.13 2,025 £19,238 £9.50 17/09/2012 16/09/2015

Sub Station Southern Electric Plc £1 24/03/1995 22/03/2016

total 3,630.34 39,077 £289,756 £7.41

sErvICE CHargEThe service charge budget for the current financial year ending 31/03/2015 is £32,868 equating to £0.84 per sq ft.

non rECovErablEsThe current vacancy rate is 1,106 sq ft, equating to 2.8%

service Charge £929.00

rates £4,193.00

total £5,122.00

CovEnantGeneration (UK) LimitedExperian Rating: 100 (Very Low Risk)D&B: TBC

turnover £68,951,000

Pre-Tax Profit £9,518,000

total net Worth £35,078,000

The Good Food Company of Harefield LimitedExperian Rating: 82 (Low Risk)D&B: TBC

turnover £n/A

Pre-Tax Profit £n/A

total net Worth £412,322

Tenancies as at 02/02/2015.

Misrepresentation Act: 1. Allsop LLP on its own behalf and on behalf of the vendor/lessor of this property whose agent Allsop LLP is, gives notice that: (a) these particulars do not constitute in whole or in part an offer or contract for sale or lease; (b) none of the statements contained in these particulars as to the property are to be relied on as statements or representations of fact; and (c) the vendor/lessor does not make or give, and neither Allsop LLP nor any of its members or any person in its employment has any authority to make or give, any representation or warranty whatsoever in relation to the property. The only representations, warranties, undertakings and contractual obligations to be given or undertaken by the vendor/lessor are those contained and expressly referred to in the written contract for sale or agreement for lease between the vendor/lessor and a purchaser or tenant. 2. Prospective purchasers or tenants are strongly advised to: (a) satisfy themselves as to the correctness of each statement contained in these particulars; (b) inspect the property and the neighbouring area; (c) ensure that any items expressed to be included are available and in working order; (d) arrange a full structural (and where appropriate environmental) survey of the property; and (e) carry out all necessary searches and enquiries. Allsop is the trading name of Allsop LLP. Design: CommandD www.commandHQ.co.uk 02.15

ProPosal Offers are sought in excess of £3,910,000 (three million nine Hundred and ten thousand Pounds). Assuming usual purchaser’s costs of 5.8%, a purchase at this level reflects a net initial yield of 7%, a Capital value of £100 psf.

Guy Scott Plummer020 7543 6726guy.scott-plummer@allsop.co.uk

For FurthEr inFormation or to makE arrangEmEntS For viEwing plEaSE ContaCt:

www.allsop.co.uk

Scott Tyler020 7543 6719scott.tyler@allsop.co.uk

James Salmon020 7543 6880james.salmon@allsop.co.uk

EPCthe property has been rated d on the epC scale (82 - 100). EPC certificates available upon request.

vatthe property is elected for vat purposes and therefore vat will be payable by the purchaser, unless the sale is structured as a TOGC.

tEnurEFreehold.