London Office Investment Opportunity
Unit 6, Waterside Court | Galleon Boulevard | Crossways Business Park | Dartford | DA2 6NX
subject to contract
Strategic Greater London location
Modern office investment
Investment value underpinned by VP value
£325,000, subject to contract
8.3% Net Initial Yield
£280 per sq ft Capital Value
Crossways Business Park is a 300 acre commercial development in a key strategic location in the South East of England approximately 23 miles (37 km) south-east of Central London, 15 miles (24 km) east of Bromley and 2.5 miles (4 km) north east of Dartford town centre. It is positioned on the M25 at Junction 1a and is in the heart of the regeneration schemes of Bluewater, Ebbsfleet International and Paramount Park.
Dartford benefits from very good communication links and a strong professional employment base, making it an attractive commercial location of choice for both national and international occupiers. The town has a total working age population (16 – 64) of 53,184 (source: Census, 2011) and a very low rate of unemployment, standing at just 1.1%, well below the national average of 5.2% (source: ONS, Oct 2015).
Crossways benefits from two mainline railway stations at Greenhithe and Stone Crossing giving direct access to London with an average journey time of approximately 48 minutes to London Charing Cross. Ebbsfleet International is a only 8 km (5 miles) to the east and provides access to London in 17 minutes. The business park is also serviced by a modern bus service called Fastrack which links local areas including Dartford, Bluewater, Ebbsfleet and Gravesend.
Crossways is an office led scheme made up of 3 million square feet of high quality commercial buildings with a blend of hotels and amenities to satisfy the onsite demands of employees and occupiers. The environment has been carefully landscaped and is maintained to provide a high quality business setting and to give the opportunity for employees to enjoy the lakeside walks and wildlife.
Waterside Court is situated on the southern border of the Business Park neighbouring Schooner Park to the west, Moat Housing to the east and the lake to the north. The London to Gillingham railway line lies directly behind the subject property.
Access to the M25 (Junction 1a) is within 0.5 mile (800 metres) of the property and is some 0.8 miles (1.3 km) west of Stone Crossing Railway Station. Other well-known occupiers on the Business Park include Laing O’Rourke, Kuehne and Nagel, HSBC, Mazda Motors, John Lewis Distribution Centre and Howdens.
The property comprises a modern mid-terraced, two storey office building completed in 2009. Constructed from a steel frame with brick and metal clad elevations, the property benefits from 8 marked car parking spaces set within a U-shaped office complex.
Internally the property provides attractive office accommodation benefitting from suspended ceilings, reception area, LG7 lighting, perimeter trunking, a Very Good BREEAM rating, DDA compliant WC facilities and comfort cooling.
The property has been measured by BKR Floor Plans and provides the following Net Internal Areas;
|Ground Floor||53.70 sq m||578 sq ft|
|First Floor||53.70 sq m||578 sq ft|
|Total||107.40 sq m||1,156 sq ft|
A set of floor plans is available to download and the measured survey report can be re-addressed to a purchaser.
We understand the Rateable Value for the property is currently £21,750.
The Uniform Business Rate is 48 pence per pound for 2015/2016.
A Phase I Environmental Risk Assessment was carried out by BWB Consulting Limited in September 2016 which concluded that the site represents a low risk with respect to contaminated land and ground stability liability issues. A copy of the report is available to download and a reliance letter is available to a purchaser.
The property is let to Optiloupe Limited on a full repairing and insuring lease for a term of 15 years from 2nd November 2015, expiring on 1st November 2030. There is a tenant’s break option on 2nd November 2020, subject to six months’ prior written notice.
The initial rent is £14,000 per annum, rising to £28,000 per annum on 2nd February 2017. The lease benefits from 5 yearly upwards only rent reviews. The lease is contracted outside the 1954 Act.
The vendor will top up the rent at completion to £28,000 per annum (£260.71 per sq m / £24.22 per sq ft).
The permitted use is as light industrial and research & development within Class B1(b) and/or (c) of the Town and Country Planning (Use Classes) Order 1987 or use as a dental surgery within Class D1.
The estimated service charge for Waterside Court for the year to 31st December 2016 is £27,750. Copies of the service charge accounts and service charge budgets are available to download.
Optiloupe Limited, (Co. No. 07476724) has reported the following figures:
|31st December 2014||31st December 2013|
Optiloupe was founded by two dentists in order to supply tailor made loupes (magnification devices used to see an object in greater detail) to dental surgeons. As clinicians, they found magnifying the clinical field started to improve the quality of clinical work they were carrying out when using loupes, and with time the use of loupes became easier and more important.
The company has introduced a range of tailored loupe and light systems aimed to get more people comfortable with the transition to magnification. This coupled together with their clinical experience has been very popular amongst Dental Surgeons up and down the UK. Their products have since received significant interest amongst all types of clinical professionals from around the UK, Europe and Australia. For further information please visit www.optiloupe.com.
A purchase at the asking price reflects a capital value of £280 per sq ft. Adjoining properties on Waterside Court have recently been sold, demonstrating that the investment value is underpinned by the vacant possession value:
|Unit||Area||Capital Value||Date Sold|
|8||1,742 sq ft||£283.00 per sq ft||April 2016|
|1||1,661 sq ft||£270.00 per sq ft||January 2016|
|4||2,057 sq ft||£248.00 per sq ft||February 2014|
The property has been registered for VAT. It is anticipated that the sale will be treated as a Transfer of a Going Concern (TOGC).
We are instructed to seek offers in the region of £325,000 (Three Hundred and Twenty Five Thousand Pounds), subject to contract, reflecting a net initial yield of 8.3% and a capital value of £3,017 per sq m / £280 per sq ft, assuming purchaser’s costs of 3.56%.
An opportunity to acquire a modern freehold Greater London office investment;
The property is strategically located within a highly established business park;
The investment value is underpinned by the vacant possession value;
A purchase at the asking price will provide an investor with an attractive net initial yield;
The investment provides a purchaser with an attractive lot size.
|Singer Vielle||+44 (0) 207 935 7200|
|Neil Singerfirstname.lastname@example.org||+44 (0) 203 478 9120|
|Dale Henryemail@example.com||+44 (0) 203 701 1356|
|Richard Wolfrydfirstname.lastname@example.org||+44 (0) 203 701 1353|
|Faye Langoulantemail@example.com||+44 (0) 203 478 9122|
|Louanne Malanfirstname.lastname@example.org||+44 (0) 203 701 1386|
|Annabel Evansemail@example.com||+44 (0)20 7876 5505|