WITHYBUSH RETAIL PARK HAVERFORDWEST, SA61 2PY
INVESTMENT SUMMARY Withybush Retail Park provides a successful and important retail destination serving a wide and extensive catchment. The scheme provides the main retail destination for over 100,000 customers within the 30 minute drive time catchment. Haverfordwest and the surrounding area benefits from an attractive demographic profile, with a relatively strong economy, based around energy, tourism and administration. The regional importance of the property is highlighted by the quality tenant line up, which comprises M&S, Debenhams, Next, Boots, TK Maxx, Laura Ashley, Sports Direct and Oak Furnitureland. The scheme is right sized providing 94,325 sq ft of accommodation divided into eight units ranging between 5,737 sq ft and 27,919 sq ft, with extensive mezzanines. The property is let to a range of secure national retailers, with an attractive WAULT of 10.5 years (7.8 years including breaks). Current rent of 1,881,425 per annum, giving a sustainable average rent of 19.95 per sq ft. The scheme is anchored by a full range M&S store on a lease expiring in 2035, with the benefit of 5 yearly fixed rental increases of 2.50% per annum compounded, with the first due in 2020. PROPOSAL Offers are sought for the freehold interest in excess of 25,875,000 (Twenty Five Million, Eight Hundred and Seventy Five Thousand Pounds), reflecting an attractive net initial yield of 6.75%, and assuming purchaser s costs of 7.72%. RUNNING YIELD The yield rises further upon the M&S fixed rental uplifts: June 2020 = 7.01% June 2025 = 7.30% June 2030 = 7.64%
The principal shopping destination for over 117,000 people LOCATION & DEMOGRAPHICS Haverfordwest is the principal commercial and retail centre for the substantial catchment of South West Wales and the Pembroke Peninsula. Haverfordwest is the attractive market county town of Pembrokeshire, which also acts as the county s administrative centre, being situated 57 miles west of Swansea and 97 miles west of Cardiff. The town is located in the centre of the Pembroke Peninsula and at the junctions of the, A476 and A487, providing accessibility to the surrounding region. The connects Haverfordwest with Carmarthen, 31 miles to the east, and Fishguard, 15 miles to the north; the A476 connects Haverfordwest with Milford Haven 8 miles to the south, with the A487 providing access to St David s and Cardigan to the north. Haverfordwest provides the principal retail destination, with a catchment population estimated to be in the region of 117,000 (Pembrokeshire Council 2011) St Davids HAVERFORDWEST Milford Haven Pembrokeshire Coast National Park Pembroke Dock A487 30 MINS 60 MINS Tenby Cardigan Llanbody A477 Ferryside Camathen Llangenneth Llanelli 90 MINS A483 A48 M4 Gorseinon SWANSEA The Mumbles Neath A483 A465 Port Talbot A470 Merthyr Tydfil M4 Cardiff A470 A438 Brecon A465 A479 Brecon Beacons National Park Pontypridd A470 Caerphilly A4232 Penarth A48 CARDIFF Barry A438 A465 Abergavenny A48(M) A449 Weston-super-Mare A49 Bristol A4137 3 M49 Avonmouth Pontshead A4 M5 Hereford Chepstow M48 A38 A4103 Ross-on-Wye A48 M39 A37 A41 Forest of De BRISTOL Due to the distance to any competing centres and the quality of the retail provision, Haverfordwest has become the dominant centre for an extensive catchment population, including the following towns: Town Distance (miles) Population Milford Haven 14 13,900 Fishguard 15 5,000 Pembroke Dock 18 9,250 Cardigan 25 4,200 Tenby 29 4,700 The town therefore provides the principal retail destination for an extensive catchment population within an estimated 30 minute drive time, which has a population in excess of 100,000 people. We highlight below the high number of people within the catchment population in key CACI classifications: Acorn Group Acorn Sub Categories % Versus CACI Base (GB) Average Affluent Achievers Mature Money +24% Comfortable Communities Financially Stretched Countryside Communities +496% Modest Means +119% Poorer Pensioners +31% The statistics also show a reasonably affluent car borne catchment population. Category 30 Minute Catchment % Versus CACI Base (GB) Average Car Ownership 81.3% +14% Home Owner Occupation 67.7% +6% Long Term Unemployed 1.5% -10% Within Haverfordwest, major employers include Pembrokeshire County Council, whose head office is situated in the town, and the Withybush General Hospital. Elsewhere within the catchment, Milford Haven is the third largest port in the UK and is developing a cluster of energy related businesses alongside the port, providing a key economic driver for Pembrokeshire and attracting significant inward investment. The Pembrokeshire coast and countryside is a major tourist destination, attracting in excess of 4 million visitors per annum. (Pembrokeshire Council 2011)
RETAILING IN HAVERFORDWEST Withybush Retail Park forms the principal retail destination for Haverfordwest and its extensive catchment. The scheme is situated in a highly accessible position on the edge of the town centre, directly fronting Fishguard Road, close to its junction with the. The is the principal carriageway leading into the town from the north and east, which forms the ring road, making the location accessible to the wider catchment. Other out of town retail provision in the town includes: SPRINGFIELD RETAIL PARK (M&G) This scheme extends to 100,000 sq ft, has a bulky goods planning consent and is occupied by Homebase, Wickes, Topps Tiles, Carpetright, Pets at Home and Currys PC World. BRIDGE MEADOW RETAIL PARK (L&G) This scheme is situated 0.5 miles to the south of the subject property and comprises a Morrisons foodstore and units occupied by Halfords and Poundstretcher. THOMAS PA RRY SPRINGFIELD RETAIL PARK BRIDGE MEADOW RETAIL PARK WAY CITY ROA D TOWN CENTRE CROWNHILL ROAD WITHYBUSH RETAIL PARK PERROTS ROAD VICTOR E IA PLAC CARTLETT RD FISHGUARD ROAD FREEMANS WAY FISHGUARD RD CARDIGAN ROAD CAMBRIAN PL HAVERFORDWEST NEW ROAD NARBERTH ROAD CREAMSTON ROAD Haverfordwest has an attractive town centre along the banks of the River Cleddau, however, retail provision is limited to local occupiers and a number of smaller stores occupied by national retailers. HAMMOND AVE UZMANSTON R WESTERN 76
DESCRIPTION Withybush Retail Park provides a high quality modern shopping destination with an attractive range of occupiers. The property was originally developed in the late 1980s and was subject to an extensive refurbishment programme in 2009/10 to provide a high quality regional shopping destination extending to 94,539 sq ft GIA. The main terrace is occupied by a full range M&S store, Debenhams, Next, Boots, TK Maxx, Laura Ashley and Oak Furnitureland. There is also a standalone unit occupied by Sports Direct. The scheme is built of traditional steel portal frame construction, with front elevations including attractive signage features and extensive glazing for the majority of occupiers. Extensive mezzanines are also provided in a number of the units. A tarmacadam surfaced car park is situated at the front of the scheme and provides approximately 341 spaces, which equates to an overall ratio of 1 : 277 sq ft. At the rear of the main terrace is an extensive service yard with additional staff car parking for approximately 50 cars. At the front of the scheme is a petrol filling station, which is held under separate ownership. The scheme therefore provides a very attractive retail destination, it is not excessively large and the retailers are generally in right sized units suiting their current occupational requirements. The scheme occupies a site which extends to approximately 3.0 hectares (7.4 acres).
TK Maxx and Boots have both recently removed break clauses from their leases TENANCY SCHEDULE The scheme is fully let and benefits from a weighted average unexpired lease term of 10.5 years (7.8 years including breaks). UNIT TENANT GIA (SQ FT) LEASE START LEASE EXPIRY TENANT BREAK NEXT RENT REVIEW RENT (PA) RENT (PSF) COMMENTS 1 Marks & Spencer Plc 27,919 21/06/2010 20/06/2035 20/06/2030 21/06/2020 551,815 19.76 Fixed rental uplifts: 2020 = 624,328 pa ( 22.36 psf) 2025 = 706,370 pa ( 25.30 psf) 2030 = 799,192 pa ( 28.63 psf) 2 Boots UK Ltd 8,464 25/03/2010 24/03/2025-25/03/2020 198,421 23.44 2020 TBO removed. 6 months rent free. 3 Next Group Plc 9,310 06/05/2008 05/05/2023-06/05/2018 158,049 16.98 4 Laura Ashley Ltd 5,737 17/07/2007 16/07/2022 - - 109,000 19.00 2017 rent review the rent increased from 95,205 pa ( 16.59 psf) based on letting to Oak Furnitureland. 5 JB Global Ltd t/a Oak Furnitureland 6 TJX UK t/a TK Maxx 7,564 08/05/2017 07/05/2027 08/05/2019 08/05/2022 162,626 21.50 Rent review capped at 2.5% pa compounded. 19 months rent free post break. 9,971 04/08/2014 03/08/2029 04/08/2024 04/08/2024 223,080 22.37 2019 TBO removed in return for 6 months rent free. Review capped at 115% of previous rent. 7 Debenhams Properties Ltd 15,327 25/03/2013 24/03/2028-25/03/2018 345,510 22.54 Effectively upward only open market, capped at RPI. 8 Sportsdirect.com Retail Ltd 10,033 29/09/1998 28/09/2023-28/09/2013 132,924 13.25 Outstanding rent review. TRADING PROFILE Investigations of the occupiers suggest that the scheme fulfils its role as a sub-regional retail destination and retailers trade well. The success of the scheme is emphasised by the fact that TK Maxx and Boots recently both agreed to remove break options from their leases. Last year Oak Furnitureland took a lease on Unit 5. Totals 94,325 1,881,425 19.95 The M&S lease is subject to 5 yearly upwards only rent reviews fixed at 2.50% per annum compounded, with the next due in June 2020.
WAULT of 10.5 years (7.8 years to breaks) UNIT TENANT % OF NET INCOME YEAR ENDING SALES TURNOVER PROFIT / LOSS PRE TAXES NET WORTH D&B RATING 1 Marks & Spencer Plc 30% 03/04/2017 10,622,000,000 130,600,000 4,961,200,000 5A1 02/04/2016 10,555,400,000 488,500,000 5,223,800,000 2 Boots UK Ltd 11% 31/08/2017 6,837,000,000 498,000,000 752,000,000 5A1 31/08/2016 6,876,000,000 523,000,000 150,000,000 3 Next Holdings Ltd 8% 28/01/2017 4,097,300,000 790,200,000 467,200,000 5A1 30/01/2016 4,176,100,000 836,100,000 268,100,000 4 Laura Ashley Ltd 5% 30/06/2017 261,838,000-23,471,000 80,290,000 5A2 5 JB Global Ltd t/a Oak Furnitureland 6 TJX UK t/a TK Maxx 7 Debenhams Properties Ltd 8 Sportsdirect.com Retail Ltd 30/06/2016 384,974,000 25,820,000 117,935,000 9% 30/09/2016 279,948,413 15,186,469 2,382,301 2A2 30/09/2015 239,269,190 6,505,620 8,749,706 12% 28/01/2017 2,684,000,000 111,400,000 640,500,000 5A1 30/01/2016 2,434,000,000 142,300,000 599,400,000 18% 02/09/2017 147,663,000-9,695,000 47,747,000 5A2 03/09/2016 116,946,000-7,020,000 55,658,000 7% 30/04/2017 2,220,022,000 177,097,000 1,273,500,000 5A1 30/04/2016 2,063,255,000 302,501,000 1,201,706,000 RENT PROFILE (LEASE EXPIRY) 0% - 0-4 years RENT PROFILE (INC. BREAK OPTIONS) 9% - 0-4 years SECURE INCOME 31% 4-8 years In addition to the covenant strength, 69% of the rental income is secured with lease terms in excess of 8 years to expiry. This includes tenants such as M&S, Debenhams and TK Maxx. The remaining 31% of the income is secured for the medium term on leases expiring in between 4 and 8 years. 69% 8+ years 48% 8+ years 43% 4-8 years
LAURA ASHLEY TENURE The property is held freehold. PLANNING Withybush Retail Park benefits from an open A1 (non-food) planning consent, with additional relaxation allowing up to 18,212 sq ft of food retailing. EPCS UNIT RATING UNIT RATING 1 C 58 5 C 70 2 C 70 6 C 69 3 D 88 7 B 29 4 C 70 8 B 50 SERVICE CHARGE The budgeted service charge for 2017/18 is 1.04 per sq ft. There is a service charge cap in the TK Maxx lease, but there is no shortfall. The latest service charge accounts are available upon request.
THE EVOLVING RETAIL ENVIRONMENT The UK retail landscape is experiencing significant structural change driven by the rapid evolution of customer behaviour and occupational requirements. Whilst many retailers are seeking to rationalise their physical store portfolio, the most successful occupiers are looking to meet consumers requirements for a joined up omni-channel shopping experience and recognise the importance of a physical store strategy to provide customer fulfilment. Click and Collect sales are forecast to grow ahead of pure online channels and are forecast to account for 13.9% of total sales by 2022. In addition, a number of pure play online retailers have recognised the advantages of physical stores as showrooms and distribution points and are looking to develop a physical store strategy. Click and Collect is the growth engine of the retail sector and is forecast to double by 2021, providing added convenience and economy to the consumer and advantages in terms of distribution and profitability for retailers. Out of town retail parks are likely to be the biggest beneficiary of the rise in Click and Collect, due to their efficient layouts, convenient locations and provision of free car parking. This is borne out by the contrast of the declining footfall in high streets and shopping centres, as compared to customers visiting out of town retail destinations. Withybush Retail Park provides a unique, convenient shopping destination experience to the catchment and should continue to prove a successful destination for retailers developing their omni-channel customer experiences.
VAT The property has been elected for VAT, however, we anticipate the transaction will be treated as a Transfer of a Going Concern (TOGC). PROPOSAL Offers are sought for the freehold interest n excess of 25,875,000 (Twenty Five Million, Eight Hundred and Seventy Five Thousand Pounds), reflecting an attractive net initial yield of 6.75%, and assuming purchaser s costs of 7.72%. The yield increases to 7.01% in June 2020, 7.30% in June 2025 and 7.64% in June 2030 following the M&S fixed rental uplifts. Avison Young UK LLP Heathcoat House, 20 Savile Row, London, W1S 3PR Miles Marten T: 020 7317 3777 M: 07770 748 290 E: miles.marten@avisonyoung.com Jack Lloyd T: 020 7317 3796 M: 07747 883 231 E: jack.lloyd@avisonyoung.com www.avisonyoung.co.uk MISREPRESENTATION NOTICE. Avison Young UK LLP give notice to anyone who may read these particulars as follows: 1. These particulars are prepared for the guidance only of prospective purchasers. They are intended to give a fair overall description of the property but are not intended to constitute part of an offer or contract. 2. Any information contained herein (whether in the text, plans or photographs) is given in good faith but should not be relied upon as being a statement of representation or fact. 3. Nothing in these particulars shall be deemed to be a statement that the property is in good condition or otherwise nor that any services or facilities are in good working order. 4. The photographs appearing in this brochure show only certain parts of the property at the time when the photographs were taken. Certain aspects may have changed since the photographs were taken and it should not be assumed that the property remains precisely as displayed in the photographs. Furthermore, no assumptions should be made in respect of parts of the property which are not shown in the photographs. 5. Any areas, measurements or distances referred to herein are approximate only. 6. Where there is reference in the particulars to the fact that alterations have been carried out or that a particular use is made of any part of the property, this is not intended to be a statement that any necessary planning, building regulations or other consents have been obtained and these matters must be verified by an intending purchaser. 7. Descriptions of the property are inevitably subjective and the descriptions contained herein are given in good faith as an opinion and not by way of statement of fact. Plans are published for convenience of identification only and although believed to be correct, their accuracy is not guaranteed and they do not form part of any contract. Design: CommandD www.commandhq.co.uk July 2018.