高度安全的零售投资——已出租给 Boots HearingCare

出售

私人条约

2-4 Commerce Way

|莱奇沃斯花园城市

| SG6 3DN

400,000

询问价格

概括

伦敦通勤带内的富裕地段
花园广场购物中心内的黄金零售地段
New letting to Boots HearingCare in 2026
Undoubted covenant
Low passing rent, £25,000 per annum
40万英镑，具体价格取决于合同。
6.0% 净初始收益率
7.2% Net Reversionary Yield

地点

2-4 Commerce Way, Letchworth Garden City, SG6 3DN

莱奇沃思是北赫特福德郡的一个富裕小镇，位于伦敦通勤带内。该镇位于伦敦以北约 62 公里（39 英里）、斯蒂夫尼奇以北 11 公里（7 英里）、卢顿东北 21 公里（13 英里）、剑桥西南 47 公里（29 英里）。

该镇交通便利，毗邻A1(M)高速公路，可直达南边约40公里（25英里）处的M25高速公路（南米姆斯）。A505高速公路则为该镇提供东西向交通，连接剑桥和卢顿。此外，该镇还与国家铁路网相连，前往伦敦国王十字车站和剑桥的最快车程分别为36分钟和28分钟。伦敦卢顿机场位于西南方向约21公里（13英里）。

莱奇沃思是世界上第一个花园城市，由于靠近伦敦和剑桥而受到通勤者的欢迎。

情况

该物业位于花园广场购物中心内，位于市中心的核心地带（请参阅下面的重建项目）。

Other surrounding retailers in the centre include Starbucks, Boots, F. Hinds, Shoe Zone, Superdrug, EE, Costa and Iceland.

莱奇沃思火车站位于西北方向，步行几分钟即可到达。

With two principal malls, Commerce Way and Central Approach linked by a central square, Garden Square Shopping Centre forms part of the main pedestrian thoroughfare for Letchworth. The Centre comprises 175,000 sq ft of retail and leisure accommodation, along with a 400-space car park. Retailers include Boots, Iceland, Starbucks, Home Bargains, New Look and Superdrug.

花园广场重建

花园广场购物中心重建第一期工程已于 2020 年竣工。

该项目包括对 Commerce House 的全面重建、对 23-25 Leys Avenue 的拆除重建以及在 WHSmith 附近的 Leys Square 上新建大楼，目前提供 46 套高品质的一居室和两居室公寓，一楼设有两个新的零售单元，可享受花园广场入口处新建公共空间的宽阔回流面。

目前正就下一阶段的开发进行磋商，该阶段将再提供约 200 套住宅公寓。

描述

The property comprises a ground floor retail unit, refurbished in 2026, benefitting from rear servicing. The unit has been fitted out by the tenant to a high standard in their usual corporate style.

工程总承包

The property has an EPC rating of ‘C’, valid until June 2034. Note the unit was assessed prior to the recent full refurbishment of the unit.

住宿

该物业的净内部建筑面积如下：

住宿	平方英尺	平方米
总临街面积	35’3” ft	10.74 m
净临街面	34’1” ft	10.39m
Ground Floor Sales Area	2,182	202.71
伊察	1,218

一组平面图可供下载。

任期

Long leasehold for a term from 12th June 2026 until 28th December 2187 (161.5 years) at a peppercorn. The lease provides for appropriate rights for access to the rear service area and rights to install air conditioning units at the rear of the property. The lease provides for a specific exclusion from any liabilities in relation to inherent defects; there are no known inherent defects but this is an additional safeguard for an investor.

The immediate landlord is Regent Street Projects Limited. The ultimate freeholder is Letchworth Garden City Corporation

租赁

该物业出租给 Boots Hearingcare Limited (Co. No. 00823009) on a full repairing and insuring lease for a term of ten years from 29th May 2026 with a tenant break option on 28th May 2031. The tenant was granted a 12 months’ rent-free period. The initial rent is 每年25,000英镑.

租金价值

The passing rent equates to a low Zone A rate of £20.53.

In comparison, lettings at the Letchworth Shopping Centre in recent years have been as follows:

Specsavers – let September 2025 at £70,000 per annum – £25.68 Zone A
F Hinds – let September 2025 at £18,000 – £33.24
EE – let November 2022 £19,250 – £39.38
Starbucks – let October 2023 – £40,000 – £38.76 ZA
WH Smith (TG Jones) let August 2023 at £33,500 – £27.43 ZA
Boots – let August 2023 £72,000 – £31.08
Premier Travel – let June 2023 at £16,000 pa – £29.60 Zone A

Boots Hearingcare renegotiated the rent which had been agreed, which resulted in the low current rent. This offers excellent prospects for rent increases.

We consider the open market rental value to be £30,500 per annum based upon £25 Zone A.

应课税值

The rateable value is £46,000 with a current multiplier of 38.2 pence.

服务费

The current service charge for the property is £5,844.16 plus VAT. The full cost is recovered from Boots Hearingcare Limited.

盟约

Boots Hearingcare is one of the UK’s leading private hearing care providers, operating from over 500 locations nationwide, including centres within Boots stores.

The company is jointly owned by Sonova Holding AG (51%) 和 Boots UK Limited (49%). Sonova, headquartered in Switzerland, is a global leader in hearing care solutions and one of the world’s largest manufacturers of hearing aids. Boots UK acquired its 49% interest in 2013, strengthening an established partnership between the two businesses.

Boots Hearingcare Limited (Company No. 00823009) has reported the following financial results:

	Year ended 31 March 2026	Year ended 31 March 2025
周转	£169.639m	£155.503m
Pre-tax profit	£23.004m	£16.658m
净资产	£17.104m	£10.161m

The latest results demonstrate continued growth, with turnover increasing by approximately 9.1% and pre-tax profit increasing by approximately 38.1% year-on-year.

Further information is available at www.bootshearingcare.com.

增值税

该房产已登记增值税。预计此次出售将被视为持续经营转移 (TOGC)，但须遵守销售合同中的规定。

提议

The property is available at an asking price of £400,000, (Four Hundred Thousand Pounds) subject to contract, reflecting a net initial yield of 6.0% 复归收益率 7.20%, based upon acquisition costs at 4.18%.

请注意，购买者将被收取购买价格 1.0% 的交易费加上增值税。

投资注意事项

The property is located in an affluent location within the London commuter belt
The property occupies a prime retailing pitch within the Garden Square Shopping Centre
Undoubted income
New letting from May 2026
The tenant has extensively fitted out the unit to a high standard
Attractive small lot size for an investor
复归收入
有吸引力的产量概况。