AREnA Arena Centre, Tallaght, Dublin 24 For Sale by Private Treaty
CONTENTS Executive Summary 2 Aerial View 3 Location and Transport 4 Description 5 Accommodation Schedule 6 Tenancy Schedule 7 Covenant Information 8-17 Scheme Plan 18 Residential 19 Planning / Tenure 20 Data room / Capital Gains Tax / VAT 20 Proposal 21
AREnA Arena Centre, Tallaght, Dublin 24 For Sale by Private Treaty 1
AREnA For Sale by Private Treaty Arena Centre, Tallaght, Dublin 24 Executive Summary Landmark mixed use investment in the heart of Tallaght Dublin 24 Modern development completed in 2008, comprising of 119 bed Hotel & Leisure Centre, 3 Offices blocks, 4 Retail Warehousing Units, 5 Retail units and 63 Residential Units Well known tenants include Woodies DIY, Lidl, Maxi Zoo, Dalata Hotel Group (Maldron Hotel) and Bank of Ireland Total current income of 4,558,551 per annum Site of 3.256 hectares (8.045 acres) 882 car parking spaces Freehold Title Asking price 39,000,000 equating to a Net Initial Yield of 11.19% after standard purchasers costs of 4.46% 2 Institute of Technology Tallaght Tallaght Cross Tallaght Luas Station
M50 northbound M50 roundabout M50 Southbound Tallaght village Sean Walsh Memorial Park Belgard Road The Square Shopping Centre Old BAWN Community School N81 Tallaght Bypass AREnA For Sale by Private Treaty Arena Centre, Tallaght, Dublin 24 FORMER FRUITFIELD FACILITY OCCUPIED BY HEATONS Tallaght Stadium Whitestown Industrial Estate 3
Location & Transport M50 Airton Broomhill Industrial Estate Greenhills Road Hibernian Industrial Estate Castleymon Road Tymon Park Cookstown Road AREnA Belgard Road Arena Centre, Tallaght, Dublin 24 For Sale by Private Treaty The Square S.C. Old BawnRoad Avonbeg Road Main Road AREnA R114 N81 Whitestown Road Whitestown Way Industrial Estate Whitestown Way M50 R113 R113 Malahide N1 Kiltipper Road N2 M1 Portmarnock Arena Centre is located in Tallaght, which is the largest suburb in South Dublin, and 10 km south west of Dublin city centre. This modern mixed use development is adjacent to Tallaght Town Centre and is positioned on a landmark site at the junction of Whitestown Way and the Tallaght Bypass (N81). Key amenities in the immediate area include The Square Shopping Centre, Tallaght Cross and Tallaght Stadium. Tallaght benefits from a well renowned general hospital, Institute of Technology and the National Basketball Arena amongst others amenities. The local population is in excess of 71,500 people (Census 2011), with a catchment population of 430,000 within a 15 minute drive. Blanchardstown N3 N4 Liffey Valley Palmerstown N7 ARENA M50 Ballyfermot N81 Tallaght Finglas Crumlin M50 LUAS Whitehall DUBLIN Milltown N11 Blackrock Rathfarnham Stillorgan Dundrum Dun Laoghaire M50 R117 Transport links are particularly strong in Tallaght. The LUAS red line and numerous Dublin Bus Routes serve the property within minutes walk and provide access into Dublin City Centre in 35 minutes. Road links are particularly strong with the N81 Tallaght Bypass providing direct access onto both the M50 North and Southbound. Dublin Airport is approximately 20 minutes drive to the north east of the property and accessed from the M50 northbound. Balgriffin Sutton Howth Donaghmede Raheny Clontarf 4
Description Arena Centre is a mixed use development comprising of 119 bed Hotel & Leisure Centre, 4 retail warehousing units, 5 retail units, 3 office blocks and 63 residential units on a site of 3.256 hectares (8.045 acres). This iconic modern development has a prominent position along the N81 Tallaght Bypass and Whitestown Way. This landmark development was built by P Elliot and designed by HKR architects and completed in 2008. The development is designed in an L shape surrounding a large basement and surface car park with 882 car parking spaces. 119 BED HOTEL & LEISURE 5 RETAIL UNITS 63 RESIDENTIAL UNITS 4 RETAIL WAREHOUSING UNITS 3 OFFICE BLOCKS 3.256 HECTARES 8.045 ACRES 5
Accommodation Schedule Retail Warehousing Sq m Sq ft Lidl 1,750.52 18,842 Woodies DIY 6,047.46 65,094 Riva Bingo 1,219.50 13,127 Maxi Zoo 1,108.02 11,927 Sub Total 10,125.50 108,990 Retail Sq m Sq ft Polish Groceries Galicja 169.74 1,827 Vacant Crèche/Retail 1,012.17 10,895 Vacant - Pharmacy 241.62 2,601 Vacant Healthcare Facility 431.36 4,643 Vacant - Retail 464.59 5,001 Sub Total 2,319.48 24,967 Offices Sq m Sq ft Bank of Ireland 4,579.67 49,295 Woodies DIY 2,040.64 21,965 Sub Total 6,620.31 71,260 Please note that the floor areas stated above have been prepared by Noel Larkin & Associates and a full warranted measurement survey is available to prospective purchasers to review in the data room. 6
Tenancy Schedule Property Description Tenant Start Term Rent Per Annum Offices Blocks A&B Block G Bank of Ireland Woodies DIY Limited Guaranteed by Grafton Group Plc 21st January 2008 with a tenant break option 20th January 2018 & 2023 20 Yrs 1,413,657 2nd July 2007 25 Yrs 371,182 Hotel & Leisure Maldron Hotel & Arena Leisure QE Facilities Ltd 24th May 2007 35 Yrs 300,000 Retail WarehousinG RW1 R1 RW3 Topez Limited t/a Woodies DIY Guaranteed by Grafton Group Plc Lidl GmbH Maxi Zoo 16th August 2007 25 Yrs 1,043,138 25th June 2008 with a tenant break option 24th June 2023 1st November 2009 with a tenant break option 31st October 2019, 2024 & 2029 25 Yrs 619,418 25 Yrs 79,008 RW4 Riva Bingo 7th September 2011 15 Yrs 110,000 Retail Unit 1 Polish Groceries Galicja Limited 1st July 2012 with a tenant break option July 2014 4 Yrs 9 Months 20,000 R2 Vacant - Pharmacy Unit n/a Vacant - Crèche n/a Vacant -Shop n/a Vacant - Private Healthcare n/a Masts Arena - Meteor Meteor Mobile Comm's Ltd 12th June 2009 Residential 4 Yrs 9 Months 17,500 35 Apartments Various Various 1 Yrs 347,702 28 Apartments South County Dublin Council 29th June 2011 with a tenant break option 28th June 2026 20 Yrs 236,946 4,558,551 7
Bank of Ireland Bank of Ireland occupy two interconnecting office blocks, Blocks A and B. The offices are located above the retail warehouse units occupied by Maxi Zoo and Riva Bingo, on a reinforced concrete slab. Located between Blocks A and B, is the link building constructed from a steel frame, metal decking and concrete floor screeds. The building comprises 4 storeys of offices and plant area on the roof. The total gross floor area as provided for in the lease is approximately 6,196 sq m (66,694 sq ft) (Net internal area is 4,579.67 sq m (49,295 sq ft)) and benefits from dual aspect views over the Dublin Mountains providing a vibrant and bright working environment. Internally the office floors are fitted to a high standard, providing a mix of open plan and cellular meeting rooms. At basement level there is a storage facility which Bank of Ireland have sole use of. Access to the property is via the main pedestrian entrance at ground floor car park level with a back entrance/fire escape facing onto Whitestown Way. SpecifIcation includes; Air conditioning Five passenger lifts Suspended ceilings Canteen Facilities Shower Facilities Raised floors and floor boxes Benefit of 185 car parking spaces 8
AREnA Arena Centre, Tallaght, Dublin 24 For Sale by Private Treaty Bank of Ireland hold one lease as detailed below; Bank of Ireland occupies Blocks A and B on a 20 year lease from 21st January 2008, with five yearly upward only rent reviews. The current passing rent is 1,413,657 and includes; 7,140 per annum on a small storage facility at basement level 120,250 per annum for the benefit of 185 car parking spaces ( 650 per space per annum) Tenant only break option on the 20th January 2018 & 2023. The Governor of Bank of Ireland, D&B rating 5AA2 (August 2013), forms part of Bank of Ireland, a large international banking and financial services company with a presence in Europe and the United States. Bank of Ireland is a diversified Financial Services Group established in 1783 by Royal Charter. For further information please review www.bankofireland.com 9
Woodies DIY Woodies DIY occupy unit RW1 with access to the store from the N81 Tallaght Bypass and via the main car park. The unit comprises a concrete shell retail warehouse with ancillary garden area of approximately 6,047.46 sq m (65,094 sq ft)*. It benefits from a standard corporate fit out similar to all Woodies retail units. Access to the store is provided from the customer car park. SpecifIcation Standard Woodies DIY corporate fit out Concrete floors with laminate seal Exposed concrete feature ceilings Customer service area Garden Centre Ancillary storage/office and staff facilities 10 *Please note there is a separate certificate of measurement signed by Topez Limited t/a Woodies DIY stating the gross internal floor area is 6,072.5 sq m (65,364 sq ft)
The Woodies DIY offices are located directly overhead their retail unit in Block RW1, and provides for approximately a net internal area of 2,040.64 sq m (21,965 sq ft) * of office accommodation over three floors. The offices provide a mix of open plan and cellular meeting rooms with specification including; Suspended ceilings Raised access floors Floor boxes Air conditioning 2 passenger lift s *Please note that the gross internal area stated in the lease is 2,554.37 sq m (27,495 sq ft) Woodies DIY hold two separate leases as detailed below; Retail - 25 year lease from 16th August 2007, incorporating five yearly upward only rent reviews. The current passing rent is 1,043,138 per annum with an unexpired lease term of 19 years. Offices - Held on a 25 year lease from 22nd June 2007 with lease expiry in 2032 incorporating five yearly upward only rent reviews. The current passing rent is 371,182 per annum with an unexpired lease term of 19 years. The tenant has the benefit of 20 designated basement car parking spaces. Both leases are guaranteed by Grafton Group Plc. Grafton Group Plc have a D&B rating 5A2 (August 2013), with a tangible net worth of over 413 million. For further information please review www.graftonplc.com 11
Lidl Lidl is located at ground floor level within Block C in Unit R1 and has a gross internal floor area as provided in the lease of 1,771 sq m (19,059 sq ft). The property is a standard retail warehouse unit of concrete construction with dual aspect glazed panelling. Access to the property is via the main surface car park, with loading and service facilities through the underground basement car park. SpecifIcation Standard Lidl corporate fit out Tiled floors Customer service area Bakery/kitchen/storage facilities Ancillary storage/office and staff facilities Lidl hold one lease as detailed below; 25 year lease from 20th June 2008 and five yearly upward only rent reviews. The current passing rent is 619,418 per annum. Tenant only break option on the 19th June 2023. Lidl Ireland GMBH, D&B rating O2 (August 2013), forms part of the wider Lidl Group in Europe. Lidl is one of the major grocery chains in Europe, the first Lidl store was opened in 1973 near Ludwigshafen in Germany. The 1980 s saw the Lidl discount concept grow nationally in Germany and then internationally in the 1990 s. Lidl benefits from the biggest network of retail discount stores in Europe continues to expand into new markets offering customers quality products at the cheapest prices. For further information please review www.lidl.com. 12
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MAXI Zoo MAXI Zoo is located at ground floor level within Block B in Unit 1 and has a gross internal floor area as provided in the lease is 734 sq m (7,901 sq ft)*. The property is a standard retail warehouse unit of concrete construction. Access to the propertyw is via the main car park, with loading and service facilities through the underground basement car park. Maxi Zoo is Ireland s largest pet retailer with 14 stores across Ireland. It is part of the Fressnapf Group, which is Europe s largest pet retailer with over 1,296 stores across Europe. They are a specialty discounter for animal food and accessories, offering exclusive brands and a large product range with a discount oriented price policy. Maxi Zoo hold one lease as detailed below; 25 year lease from 1st November 2009 with lease expiry 19th June 2033 and five yearly upward only rent reviews. The current passing rent is 79,008 per annum. Tenant only break option on the 31st October 2019, 2024 & 2029 * Please note that the gross internal area as measured by Noel Larkin & Associates includes storage and mezzanine ancillary offices. 14
Riva Bingo Riva Bingo occupy the ground floor level, Unit RW4 with a gross internal floor area of 1,237 sq m (13,315 sq ft) as provided in the lease. The retail warehouse unit is of concrete construction. Access to the property is from either Whitestown Way or through the internal pedestrian walkway via the main surface car park. SpecifIcation Large Bingo Hall to include; Carpeted Flooring Suspended Ceilings Fully Serviced Bar Riva Bingo hold one lease as detailed below; 15 year lease from 7th September 2011 with five yearly upward and downward rent reviews. The contracted rent is 110,000 per annum 15
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Maldron Hotel The Maldron Hotel is located within Block D and benefits from excellent frontage directly on the junction of Whitestown Way and N81 Tallaght Bypass. The property comprises 6 storey over basement purpose built hotel with 119 bedrooms including three suites. Upon entry there is an impressive full height glass atrium lobby. There are 10 state of the art meeting rooms including a dedicated boardroom and business centre. The hotel has a conference and banqueting suite which can accommodate up to 300 guests and the Stir Bar & Restaurant. The hotel has direct access to the Arena Leisure Centre through an internal corridor for hotel guests and the leisure centre can also be accessed from Whitestown Way by members. The leisure centre provides the following facilities; The hotel & leisure centre is entirely let to Q.E Facilities Limited and on a 35 year lease from 24th May 2007 with five yearly upward only rent reviews. The current passing rent is 300,000 per annum equating to a division of 200,000 per annum for the hotel, and 100,000 per annum for the leisure facility. The contracted rent is 500,000 per annum. There are two separate management agreements in place. Dalata Limited hold a management agreement for the hotel. Herron Leisure Management Limited hold a management agreement on the leisure facility. Full details of both management agreements are available in the data room. 20m Hydrotherapy Pool Children s Pool Fully Equipped Gym Sauna Jacuzzi Steam Room 17
AREnA Arena Centre, Tallaght, Dublin 24 For Sale by Private Treaty SCHEME PLAN Polish Groceries Galicja Arena Leisure Garden Centre 18
APARTMENTS AREnA Arena Centre, Tallaght, Dublin 24 For Sale by Private Treaty Apartments 63 Residential Units 3 bed Apartments 8 units 2 bed Apartments 35 units 1 bed Apartments 20 units 19
Planning South Dublin County Council Development Plan 2010 2016 the area is Zoned EP1 to facilitate opportunities for intensive employment uses complimented by mixed use development based on principle of street networks and in accordance with approved plans. Tenure We understand the property is held Freehold. Data Room The following information is available in the online data room Legal documents Lease details BER Certificates Access is restricted and will be granted by Matheson solicitors to interested parties on the verification of information and signing of NDA. Capital Gains Tax Investors benefit from Capital Gains tax relief if they purchase a property before the 31st December 2013 and hold for seven years. This combined with a reduction in stamp duty rate to 2% have been key factors in the increased demand for investment properties. 2013 sales are ahead 275% on the corresponding period for 2012. Capital values have fallen approximately 60-70% for prime assets since the peak and there is a view that real estate offers good growth potential going forward. At a net initial yield of 11.19%, ArenaCentre offers investors the opportunity to acquire a well located mixed use investment at a significant discount when compared to the Investment Property Databank (IPD) 10 year average all property equivalent yield of 6.5%. AREnA Arena Centre, Tallaght, Dublin 24 For Sale by Private Treaty VAT Further information available upon request. 20
Proposal Asking price in excess of 39,000,000 equating to a Net Initial Yield of 11.19% after standard purchasers costs of 4.46%. 21
AREnA Arena Centre, Tallaght, Dublin 24 For Sale by Private Treaty Viewings All viewings are strictly by appointment through the sole selling agent Contact details Agents Ciara Horgan +353 (01) 6399229 ciara.horgan@dtz.ie Michele Jackson +353 (01) 6399296 michele.jackson@dtz.ie Margo Grogan +353 (01) 6399290 margo.grogan@dtz.ie Patrick Kiersey +353 (01) 6399211 patrick.kiersey@dtz.ie Solicitors 70 Sir John Rogerson s Quay Dublin 2 Mr Keith McConnell +353 (01) 232 2000 keith.mconnell@matheson.com Conditions to be noted: 1. These particulars do not constitute an offer or contract or any part thereof and none of the statements contained in the particulars as to the property to be relied on as a statement or representation of fact. 2. The vendor does not make or give, nor is the Agent(s) or its staff authorised to make or give any representation or warranty in respect to this property. 3. All descriptions, dimensions, references to condition and necessary permission for use and occupation, and other details are given in good faith and are believed to be correct but any intending purchaser or tenant should not rely on them as statements or representations of fact but must satisfy himself/herself by inspection or otherwise as to the correctness of each of them. 4. In the event of any inconsistency between these particulars and the contract of sale, the latter shall prevail. 5. The terms, Vendor and Purchaser, where the context requires shall be deemed to refer to Lessor and Lessee and Landlord and Tenant respectively. 6. Prices are quoted exclusive of VAT (unless otherwise stated) and the purchaser/lessee shall be liable for any VAT arising on the transaction. Brochure design by