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Alojamiento
La propiedad ha sido medida por BKR Floor Plans y actualmente ofrece las siguientes áreas de piso:
| Alojamiento | pies cuadrados | Metros cuadrados |
| Almacén en planta baja | 25,102 | 2,331.98 |
| Auxiliar Planta Baja | 1,354 | 125.79 |
| Primer piso | 3,129 | 290.68 |
| Superficie bruta total del suelo interno | 29,585 | 2,748.45 |
Se debe tener en cuenta que el área pactada entre el propietario y el inquilino en la última revisión del alquiler, y utilizada para la reciente renovación del contrato de arrendamiento, es de 28.323 pies cuadrados / 2.631,29 metros cuadrados.
The areas listed in the schedule above show the current configuration after tenant’s alterations.
A set of floor plans and measurements is available to download; the measured survey report will be re-addressed to a purchaser at a cost of £770 + VAT.
Tarifas
The Rateable Value is £165,000. The Business Rate multiplier is 54.6 pence per pound resulting in a rates liability for a tenant of £90,090.
Sitio
El área del sitio se extiende a aproximadamente 1,36 acres / 0,55 hectáreas, proporcionando una cobertura del sitio del orden de 42%.
A Desktop Environmental Assessment was undertaken in June 2024 by Ramboll which reported the Contaminated Land Risk Ranking at “Low” and the Regulatory Flood Designation as “Flood Zone 1 (low probability of fluvial flooding). The report is available to download and a Letter of Reliance will be provided to the purchaser on completion of the sale at a cost of £1,980 + VAT.
Tenencia
Propiedad vitalicia.
Tenencia
The property is let to UAV Tactical Systems Limited (Company number 5241592) on a full repairing and insuring lease for a term of 10 years from 10th October 2024, expiring 9th October 2034. The lease provides for a rent-free period of 4.5 months, followed by a rent of £170,000 per annum for 1.5 months, then £226,500 per annum (based upon £8.00 per sq ft / £86.11 per sq m on agreed floor areas). The incentive equates to 4.9 months rent free in total. The vendor will “top-up” the income so a purchaser benefits from an income of £226,500 per annum from completion. The lease provides for a tenant’s break clause on 10th October 2030, the 6th anniversary of the term, subject to serving notice of no less than 6 months . The lease provides for an upwards only rent review at the 5th anniversary of the lease.
Tenant’s Capital Investment
The Licence to Alter of 11th August 2014 granted consent to the tenant to undertake “Works” (referred to in “The Schedule”) and specifically to remove these “Works” and reinstate at the end of the lease. However, the tenant is not obliged to reinstate “Excluded Works”, meaning:
a) “The improvements to the thermal envelope of the building at the Property
b) Los muros interiores que se colocarán rodeando el perímetro interior del almacén.
c) Calefacción e Iluminación de Oficinas
d) Calefacción e Iluminación del Almacén
e) Security fence”
Whilst the tenant’s improvements are to be disregarded at rent review, the significant investment into the property will be to the benefit of the freeholder should the tenant choose to vacate in the future. In 2014 when the tenant first occupied the premises, the tenant spent £2.5m fitting-out. .
The significant tenant’s improvements (“Works”) as listed in the Licence to Alter include: Extension of mezzanine across full width; fire escape staircase; new toilet and shower areas; renewal of mechanical and electrical installations; security fence; connection to increased power supply.
En la sala de datos se puede encontrar otra licencia de modificación con fecha del 30 de junio de 2022. La licencia se refiere a obras asociadas con la salida de incendios externa.
Valor de alquiler
El alquiler principal acordado recientemente en la renovación del contrato de arrendamiento refleja un alquiler de £8.00 per sq ft / £86.11 per sq m.
We are aware of new open market letting which occurred in April 2024 at Unit 2, Meridian West, Meridian Business Park, LE19 1WX. We understand that the property provides accommodation of 16,565 sq ft / 1,538.94 sq m and was let to Technical Surfaces Limited on a ten-year lease with a six month rent-free period, at a rent of £155,000 per annum equating to £9.35 per sq ft / £100.64 per
metros cuadrados.
Si bien la renovación del contrato de arrendamiento acaba de concluir con la Unidad F, dada la evidencia anterior, es razonable sugerir que un arrendamiento en el mercado abierto habría logrado un alquiler del orden de £9.00 per sq ft / £96.88 per sq mCon base en la configuración actual y las áreas medidas, esto daría como resultado un alquiler en el mercado abierto de £266,265 per annumEn función de las superficies acordadas, se puede esperar que el alquiler en la revisión del alquiler no sea inferior a £255,000 per annum.
Por lo tanto, sugerimos que el ingreso es reversible, a pesar de la reciente renovación del contrato de arrendamiento.
Pacto
UAV Tactical Systems Limited (Co. No.) ha informado las siguientes cifras:
| 31 de diciembre de 2022 | 31 de diciembre de 2021 | |
| Rotación | £16,141,000 | £17,320,000 |
| Ganancia (pérdida) antes de impuestos | (£56,000) | (£286,000) |
| Hoja de balance | £3,372,000 | £3,409,000.00 |
Note that the loss considers the “Depreciation of property, plant and equipment” of £410,000.
According to their website “U-TacS was created in 2005 for the purpose of delivering a specific Tactical Unmanned Air System capability to the British Army”. For further information on the tenant, please refer to their website www.u-tacs.co.uk.
UAV Tactical Systems Limited es 51% propiedad de Elbit Systems UK Limited y 49% de Thales UK Limited.
Elbit Systems UK Limited (Co. No. 05241591) ha informado de las siguientes cifras:
| 31 de diciembre de 2022 | 31 de diciembre de 2021 | |
| Rotación | £64,619,000 | £33,738,000 |
| Ganancia (pérdida) antes de impuestos | £3,010,000 | £13,238,000.00 |
| Hoja de balance | £46,204,000 | £43,870,000 |
Thales UK Limited (Co. No. 00868273) ha informado de las siguientes cifras:
| 31 de diciembre de 2022 | 31 de diciembre de 2021 | |
| Rotación | £930,420,000 | £948,007,000.00 |
| Ganancia (pérdida) antes de impuestos | (£27,229,000) | £45,968,000 |
| Hoja de balance | £849,084,000 | £725,448,000 |
EPC
La propiedad tiene una calificación EPC de C.
IVA
La propiedad se elige para el IVA. Anticipamos que la venta debe ser capaz de ser tratada como una transferencia de negocio en marcha (TOGC).
Propuesta
Tenemos instrucciones de buscar ofertas en la región de £3,040,000 (Tres millones cuarenta mil libras), sujeto a contrato, que refleja un rendimiento inicial neto de 7.0%, assuming standard purchaser’s costs of 6.45%.
Based upon the suggested rental value of £255,000 per annum, a purchase at the asking price reflects a reversionary yield of 7.9%.
Please note that a purchaser will be re-charged the cost of the measured survey £770 + VAT and searches (£3,633.32 inc VAT) which are provided in the data room. Furthermore, a purchaser will be charged the cost of providing the Reliance Letter and Phase I Environmental Report at a figure of £1,980 + VAT.
Consideraciones de inversión
Una oportunidad de adquirir una inversión industrial/de almacén de primera calidad;
La propiedad está ubicada dentro de una de las principales ubicaciones comerciales e industriales del Reino Unido;
Ingresos seguros;
Nuevo contrato de arrendamiento de diez años firmado en agosto de 2024 en el momento de la renovación del contrato de arrendamiento;
El inquilino está muy interesado en la propiedad;
Atractivo rendimiento neto inicial
Ingresos por reversión
Data Room and clicktopurchase®
The property is available for immediate purchase using the clicktopurchase® facility. Please see the access area “Legally Purchase Fully Online with clicktopurchase” to register an account, view the data room and commence the process to purchase online.
