HIGH YIELDING DISTRIBUTION WAREHOUSE INVESTMENT Neepsend Lane, Sheffield, S3 8AT
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- Deirdre Wheeler
- 5 years ago
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2 INVESTMENT SUMMARY Sheffield is England s 5th largest city. A prominent building within 1 mile of the city centre. Freehold. 81,989 sqft high bay industrial warehouse facility. Let to Apollo Gardening Ltd with a tenant break option 24 th December 2019 and expiring 24 th December Rent passing of 225,000 per annum equating to 2.74 per sq ft. Offers are invited in excess of 1,930,000, subject to contract and exclusive of VAT. A purchase at this level will reflect a net initial yield of 11.0%, and low capital value of per sq ft, after purchaser s costs of 5.80%. LOCATION & DEMOGRAPHICS Sheffield is the largest urban area and the principal financial and commercial centre for South Yorkshire. The city is located 150 miles north of London, 33 miles south of Leeds and 38 miles east of Manchester. Sheffield benefits from its central location within the UK and has excellent links to the national motorway network being situated adjacent to junctions 33 and 34 of the M1 Motorway which are located 5 miles to the east of the City Centre. The M62 trans-pennine motorway lies 24 miles to the north providing a link with the North West, A1(M) and Hull whilst the M18 motorway, 6 miles to the east, links the city to the eastern ports and A1(M) southbound. With a population of approximately 542,000 people and an estimated catchment population within a 20 minute drive time of 689,861, Sheffield in the 5th largest city in England. INDUSTRIAL IN SHEFFIELD Sheffield has a rich industrial heritage and despite a shift in the UK away from manufacturing towards service sector industries, Sheffield has retained a strong industrial base and has a large supply of labour. It has a total industrial stock estimated at 45.9 million sq ft ranking it the 8th largest centre in the UK (Promis). Reflecting the city s heritage as a large manufacturing base there is a bias towards manufacturing facilities (69%) over distribution warehousing (31%). Take up in 2010 stood at 752,000 sq ft, an 84% increase on There is nothing of note currently under construction and any new development is unlikely to be speculative. As a result, the current vacancy rate for the city stands at 6.8%, well below the national average of 8.4% (Promis).
3 SITUATION The property is situated at the northern end of Neepsend Lane approximately 1 mile north of Sheffield city centre, adjacent to the River Don and within 100 metres of the A61 Penistone Road dual carriageway. Penistone Road is the main arterial route north out of the city centre to Junction 36 of the M1 (7 miles) and also links with the A616/A628 transpennine route to Manchester. The Langsett Primrose View Supertram stop is 250 meters from the property and provides frequent tram services to the city centre and suburbs. The immediate surrounding area comprises a mix of industrial land uses to the north, east and south and residential to the west and further north providing a large pool of labour. The A61 Penistone Road also hosts a range of trade counter and car showroom operators. DESCRIPTION The subject property comprises a detached multi bay distribution warehouse with integral two storey offices situated on a triangular site of 3.18 acres. The site is secure with perimeter fencing, on-site parking and weigh bridge. The property was predominantly built in the 1950 s and was over clad and fitted in part with a new roof in Salient details are as follows: Metal framed construction with a mixture of brick, block and profile metal cladding; A level concrete floor, sodium and fluorescent strip lighting, heating and fixed gantry travelling crane to the warehouse; 6 ground level roller shutter doors; An eaves height ranging from 10.5m-11.5m in the main warehouse; Additional ancillary storage, assembly and packing areas to the northern elevation have minimum eaves height of 4.5m-7.5m; Well specified ancillary office and catering facilities. ACCOMMODATION The property has been measured in accordance with the RICS Code of Measuring Practice (6th Edition) and provides the following Net Internal floor areas: Description SQ M SQ FT Ground floor warehouse and ancillary accommodation 7, ,924 Ground floor office accommodation ,408 First floor office accommodation ,657 Total 7,617 81,989 TENURE Freehold.
4 TENANCY The property is let in its entirety to Apollo Gardening Limited by way of a 15 year lease from 25 th December 1997, expiring 24 th December A lease renewal has been agreed for a term of 10 years commencing from 25 th December 2012 subject to a tenants break option on 24 th December 2019 and open market rent reviews in December 2012 and The rent passing for the new lease will remain at the current level of 225,000 per annum which equates to 2.74 per sq ft. A rent deposit of 86,250 is held until the tenant s audited accounts for three consecutive years show net profits of at least 750,000 generated in the business at the premises. VAT The property is registered for VAT. It is therefore anticipated that the transaction will be treated by way of a TOGC. COVENANT INFORMATION Apollo Gardening Limited are a well established company that specialises in the trade and online sale and distribution of landscaping, garden and aquatic products. Customer base and advertise via Amazon and Bradshaw Direct. Neepsend Lane is the company s principle trading and distribution base. The abbreviated accounts for the year ending 30 th September 2011 showed the company to be well capitalised with 1.4m of share capital. Net current assets for the same period were reported at 672,289 with shareholders funds of 825,608. Further information can be made available on request. ESTIMATED RENTAL VALUE Prime rents to the east of the city in proximity to the M1 motorway are currently at a tone of 5.00 per sq ft. Modern well configured stock in good secondary locations has a current tone of 4.00 per sq ft whilst more secondary assets command rents of per sq ft. A reversionary lease to Apollo Gardening Ltd has just been agreed at a rent which equates to 2.74 per sq ft. The property is therefore in our opinion rack rented. The owner occupier market remains active, with freehold values for secondary warehousing with access to the city centre ranging from to per sq ft depending on build quality. ENVIRONMENTAL The site is situated at a raised level adjacent to The River Don. As a result the river corridor carries a low to moderate flood risk with the Environment Agency identifying the chance of flooding in any year as 1.3% (1 in 75) or less. Intrusive ground investigative surveys have not been carried out. The site was historically industrial land use and originally part of the Toledo Steel works. ENVIRON have previously carried out a Phase 1 Review. No significant contamination issues were identified and the risk of current on site activities is low. Further information is available on request. PROPOSAL We are inviting offers in excess of 1,930,000, subject to contract and exclusive of VAT. A purchase at this level would reflect a net initial yield of 11.0% and a low capital value of per sq ft, after deducting purchaser s costs at 5.80%.
5 FURTHER INFORMATION Should you require further detailed information or would like to arrange a viewing, please contact either: Nick Harrison nick.harrison@claystreet.co.uk Chris Dickin chris.dickin@claystreet.co.uk St Christopher s Place, London W1U 1NG Simon Rhodes simon.rhodes@colliers.com Park Row, Leeds LS1 5HD Chris Bampton chris.bampton@colliers.com Brindley Place, Birmingham B1 2LP IMPORTANT INFORMATION 1. No description or information given by Clay Street Ltd whether or not in these Particulars and whether written or verbal ( information ) about the property or its condition or its value may be relied upon as a statement or representation of fact. Neither Clay Street Ltd (nor any joint agents) have any authority to make any representations and accordingly any information given is entirely without responsibility on the part of the agents or the seller. 2. These particulars do not constitute, nor constitute part of, an offer or contract, nor shall they merge in any offer or contract which may hereafter be made between the sellers or lessors and the recipient of the information. 3. The photographs show only certain parts of the property at the time they were taken. Any areas measurements or distances given are approximate only. 4. Any reference to alterations to or use of any part of the property is not a statement that any necessary planning, building regulations or other consent has been obtained. These matters must be verified by any intending buyer. 5. Any buyer must satisfy himself by inspection or otherwise as to the correctness of any information given. February Designed and produced by Hobs Reprographics plc.
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