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Fire Risk Assessment
A recent non-intrusive Fire Risk Assessment was undertaken by Worksafe Solution (February 2024). Ark Workplace Risk Limited carried out a Fire Stopping Survey in December 2024 which identified various remedial items (please see further details within the data room). The works required have been advised to the tenants (see explanatory budget notes within the data room).
Accommodation
The property has been measured by BKR Floor Plans and provides the following areas:
| Retail Accommodation (Marks & Spencer) | ||
| Gross Frontage | 20.25 m | 66 ft 5 inches |
| Net Frontage | 19.55 m | 64 ft 2 inches |
| Ground Floor: | ||
| Zone A | 118.83 sq m | 1,279 sq ft |
| Zone B | 118.88 sq m | 1,280 sq ft |
| Zone C | 119.80 sq m | 1,290 sq ft |
| Remainder | 359.68 sq m | 3,872 sq ft |
| ITZA | 2,725 | |
| Total Net Internal Area | 717.19 sq m | 7,720 sq ft |
| First Floor: | ||
| Ancillary | 302.41 sq m | 3,255 sq ft |
| Total Net Internal Area | 1019.60 sq m | 10,975 sq ft |
A set of floor plans is available to download and the measured survey report will be assigned to the purchaser at a cost of £625 + VAT.
The residential accommodation has not been measured by BKR Floor Plans. However, plans provided by Workman LLP confirm the residential accommodation to comprise:
| First Floor | 351.88 sq m | 3,788 sq ft |
| Second Floor | 418.56 sq m | 4,505 sq ft |
| Total | 8,293 sq m | 770.00 sq ft |
Accordingly, there is no requirement to serve a Section 5 Notice to the residential long-leasehold owners.
Energy Performance Certificate (EPC)
The EPC rating for the shop is “A” and has an expiry date of December 2027.
The EPC ratings for the residential units range from B to C and have expiry dates of February 2028.
Site
We provide in the data room for information purposes a Phase I Desk Study Environmental Assessment from December 2017 which assesses the property as “low risk” and “not being located within an area considered to be of significantly elevated risk of flooding”.
Rateable Value
According to the valuation office website the rateable value for the commercial element of the property is as follows:
| Unit | Description | Rateable Value |
| Gnd & 1st Floors | Commercial | £280,000 |
| 53-57 The Street |
The business rates multiplier for 2024/2025 is 54.6 pence.
Tenure
Freehold. The property has the benefit of a right of way over an accessway; maintenance of this area falls upon the freeholder with costs recovered from Marks & Spencer though the service charge.
Note that a covenant contained with the transfer of 30th August 2006 concerned remediation works on re-development. The works were signed off by the Local Planning Authority (see discharge notice in the data room). Furthermore, an indemnity policy protects a purchaser against any risk that the remediation works are challenged as not having been undertaken in accordance with the transfer.
Tenancy
Commercial:
The property is let to Marks & Spencer PLC (Co. Number 214436) for a term of 20 years from 2nd January 2018, expiring on 1st January 2038. Hence, there are approximately 12.75 years unexpired on the lease term.
The current rent is £343,703 per annum. The rent is paid monthly in accordance with a personal side letter to Marks & Spencer. Rent reviews are five yearly, the next being due 2nd January 2028.
Rent reviews are calculated by reference to changes in the Retail Price Index annually, which are then applied cumulatively for the period between rent review dates. The annual increases are subject to a minimum increase of 1% and a maximum increase of 3%. As a result, rent reviews are subject to a minimum increase of 1.051010 and maximum of 1.159274.
By way of a side letter dated 13th February 2018, the landlord must make good any inherent defects notified within 12 years from the date of the lease, hence until 13th February 2030, whilst Marks & Spencer are the tenant. It should be noted that the building warranties run for 12 years from February 2018, extending until February 2030, therefore there is no risk that a purchaser will be liability for repair items from inherent defects.
Residential:
There are 9 individual residential leases each granted for a term of 150 years from and including 1st April 2018. Please refer to the dataroom for the individual details. The current ground rent income totals £2,850 per annum.
Total Income and “Top-up”:
The income to the investor can be summarised as follows:
| Marks & Spencer Plc | £343,703 per annum |
| Residential Ground Rents | £2,850 per annum |
| Total | £346,553 per annum. |
The Retail Price Index published by the Office for National Statistics can be viewed here. Applying the lease terms, the rent increases which will apply are as follows:
| Index December 2022 | 360.4 | ||
| Index December 2023 | 379 | Increase 1.0519 | Cap Applies 1.03 |
| Index December 2024 | 392.1 | Increase 1.0346 | Cap Applies 1.03 |
| Index March 2025 | 395.3 | Increase 1.0082 | Use 1.0082 |
| Total 1.06956 |
The vendor will “top-up” the income from Marks & Spencer based upon the most recent Retail Price Index figure:
| £343,703 x 1.06956 | = £367,610 per annum |
| Residential Ground Rent | = £2,850 per annum |
| Total Investor income | = £370,460 per annum |
As a result, an investor will enjoy further increases based upon the Retail Price Index from the date of purchase until the next rent review in January 2028 and beyond.
Service Charge & Management
The property is managed by Rendall & Ritter, operating the service charge and collecting the charges and rent for the residential accommodation. Workman LLP collect the rent and service charge from Marks & Spencer, have an oversight role and forward the service charge payments received from Marks & Spencer to Rendall & Ritter.
Workman LLP receive the residential ground rent income from Rendall & Ritter, remitting this with the Marks & Spencer income to the freeholder. Note that the management fees are met by the tenants through the service charge and, therefore, do not impact upon the investment income.
Full details in relation to the service charge can be downloaded from the data room, along with the existing property management agreement with Rendall & Ritter.
At the time of marketing, the managing agents are proposing to appoint Mitsubishi (the plant manufacturer) to take over the residential plant servicing which is due for renewal April 2025. Mitsubishi will be undertaking renewal remedial works to plant supplying the residential accommodation. As legally required, a Section 20 Notice has been issued to the residential tenants, with details of the works – a copy is provided in the data room.
Covenant
For the year ending 30th March 2024 Marks & Spencer PLC (00214436) reported:
| 30 March 2024 | 01 April 2023 | |
| Revenue | £12,896m | £11,847m |
| Pre-Tax Profits | £686.6m | £432.6m |
| Total Equity | £4,746.6m | £4,548.0m |
Marks & Spencer PLC is a major British Multinational retailer. It is listed on the London Stock Exchange (MKS:LSE) and is a constituent of the FTSE 100 Index with a current market capitalisation (as at 2nd April 2025) of £7.49 billion.
Founded in 1884 by Michael Marks and Thomas Spencer, M&S began as a single market stall in Leeds. Currently Marks & Spencer have over 64,000 employees and 1492 stores globally with over 1000 stores in the UK, 420 being Simply Food stores. M&S offer a diverse range of products including clothing, beauty, homewares and food; they are known for high quality, British made products with a focus on own brand goods. The retailer has a global presence with representation in over 70 international markets and a strong online presence.
VAT
The property has been opted for the purposes of VAT. It is anticipated that the sale will be treated as a Transfer of a Going Concern (TOGC).
Proposal
We are instructed to seek a figure of £5,790,000 (Five Million Seven Hundred and Ninety Thousand Pounds) subject to contract, reflecting a net initial yield of 6.00% assuming purchaser’s costs of 6.62%.
Please note that a purchaser will be re-charged the costs of the measured survey (£625+ VAT) and searches (£2,495.39 inc VAT) which are provided in the data room.
Investment Considerations
Opportunity to purchase an attractive freehold investment in an affluent location;
Prime food store unit;
The investment provides a long lease to M&S, one of the UKs leading retailers;
A risk-free investment;
Attractive net initial yield with rent reviews based upon increases in the Retail Price Index
