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住宿
该房产已由 BKR Floor Plans 测量，目前提供以下建筑面积：
| 住宿 | 平方英尺 | 平方米 |
| 一楼仓库 | 25,102 | 2,331.98 |
| 底层辅助设施 | 1,354 | 125.79 |
| 第一层 | 3,129 | 290.68 |
| 总室内建筑面积 | 29,585 | 2,748.45 |
值得注意的是，永久业权人和租户在上次租金审查中商定的、用于最近续租的面积为 28,323 平方英尺/2,631.29 平方米。
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.
价格
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.
地点
场地面积约为 1.36 英亩/0.55 公顷，场地覆盖率为 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.
任期
自由持有。
租赁
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) 仓库内部周边的内墙
c) 办公室供暖和照明
d) 仓库供暖和照明
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.
数据室中还提供了另一份变更许可证，日期为 2022 年 6 月 30 日。该许可证涉及与外部消防通道相关的工程。
租金价值
租约续签时商定的总租金反映了 £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
平方米.
虽然与 F 单元的租约续签刚刚结束，但鉴于上述证据，我们有理由认为，在公开市场出租的情况下，租金应为 £9.00 per sq ft / £96.88 per sq m根据目前的配置和测量面积，这将导致公开市场租赁的租金为 £266,265 per annum根据商定的建筑面积，租金审查预计不会低于 £255,000 per annum.
因此，尽管最近续签了租约，但我们认为收入是可归还的。
盟约
无人机战术系统有限公司（公司编号）报告了以下数据：
| 2022 年 12 月 31 日 | 2021 年 12 月 31 日 | |
| 周转 | £16,141,000 | £17,320,000 |
| 税前利润（亏损） | (£56,000) | (£286,000) |
| 资产负债表 | £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 的 51% 由 Elbit Systems UK Limited 所有，而 49% 由 Thales UK Limited 所有。
Elbit Systems UK Limited（公司编号 05241591）报告了以下数据：
| 2022 年 12 月 31 日 | 2021 年 12 月 31 日 | |
| 周转 | £64,619,000 | £33,738,000 |
| 税前利润（亏损） | £3,010,000 | £13,238,000.00 |
| 资产负债表 | £46,204,000 | £43,870,000 |
泰雷兹英国有限公司（公司编号 00868273）报告了以下数据：
| 2022 年 12 月 31 日 | 2021 年 12 月 31 日 | |
| 周转 | £930,420,000 | £948,007,000.00 |
| 税前利润（亏损） | (£27,229,000) | £45,968,000 |
| 资产负债表 | £849,084,000 | £725,448,000 |
工程总承包
该物业的 EPC 评级为 C。
增值税
该财产被选择缴纳增值税。我们预计此次出售应能够被视为持续经营权转移（TOGC）。
提议
我们被指示在以下地区寻求报价 £3,040,000 （三百四十万英镑），以合同为准，反映净初始收益率 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.
投资注意事项
获得优质工业/仓库投资的机会；
该物业位于英国首屈一指的商业和工业区之一；
有保障的收入；
2024年8月续约时签署新的十年租约；
租户对该房产投入了大量资金；
具有吸引力的净初始收益率
复归收入
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.
