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WINCHESTER ROAD, BASINGSTOKE, RG22 6HN
ENTER
OPEN A1 RETAIL WAREHOUSE INVESTMENT SITUATED
IN BASINGSTOKE’S ESTABLISHED OUT OF TOWN RETAIL LOCATION
HOME INVESTMENT LOCATION CATCHMENT AERIAL SITUATION & RETAIL DESCRIPTION TENANCIES PLANNING, ERV & PROPOSAL, EPC,
HIGHLIGHTS & DEMOGRAPHICS WAREHOUSING IN BASINGSTOKE & TENURE TENANTS’ COVENANTS VAT & CONTACT BACK | NEXT
Investment Basingstoke is an economically vibrant town in Hampshire,
48 miles south west of London.
The park is let to Hobbycraft and Axminster Tools & Machinery,
providing an attractive WAULT of 7.7 years.
Highlights The town is one of the most affluent in the country, ranking 16th The current passing rent is £307,480 per annum reflecting
out of the top 200 PMA Retail Centres. a low average rent for the town of £17.31 per sq ft.
The subject property is located in a prominent and easily Axminster Tools & Machinery have a fixed uplift in August 2017.
accessible position, fronting the A30 Winchester Road.
Unrestricted open A1 planning consent including food.
The scheme forms part of the prime retail warehousing pitch for
Basingstoke.
We are seeking offers in excess of £4,810,000 (Four Million, Eight Hundred and Ten Thousand Pounds). A
purchase at this level reflects an attractive net initial yield of 6.00%, increasing to 6.20% in August 2017,
assuming purchaser’s costs of 6.58%.
HOBBYCRAFT AND AXMINSTER TOOLS & MACHINERY | WINCHESTER ROAD, BASINGSTOKE, RG22 6HN
HOME INVESTMENT LOCATION CATCHMENT AERIAL SITUATION & RETAIL DESCRIPTION TENANCIES PLANNING, ERV & PROPOSAL, EPC,
HIGHLIGHTS & DEMOGRAPHICS WAREHOUSING IN BASINGSTOKE & TENURE TENANTS’ COVENANTS VAT & CONTACT BACK | NEXT
Location
Basingstoke is the largest town in Hampshire, located 30 miles
north east of Southampton, 19 miles north east of Winchester,
and 48 miles south west of London.
The town benefits from excellent road links by virtue of its
proximity to Junctions 6 and 7 of the M3, which connects to
London and the M25. Rail links are also excellent with regular
trains to London with a journey time of 45 minutes. As a result,
the town is a popular place with commuters.
Heathrow Airport is located 35 miles to the north east and
Gatwick Airport lies 60 miles to the east of the town.
3 2 4
2
1
1
Maidenhead
Slough
7
Uxbridge LONDON
6
4 3 2 1
Reading
14
13
M4 HEATHROW Kingston
14 13
12 10 upon Thames
11 Bracknell Staines 1
Newbury M3 Croydon
11
Sutton
Camberley 3
M25 Epsom
4 Woking 10 9
9
Farnborough 7
M25
5 6
6 Aldershot 8
Oxted
Redhill
7 Guildford Reigate
Andover M23
8
Fareham Godalming
BASINGSTOKE GATWICK 9
M3 10
Crawley East Grinstead
Winchester Haslemere 11
9
10
Horsham
11
Petersfield
13
12 Haywards
14 Eastleigh Heath
4
2 3 4 5
Southampton 1
8
M27 3
Lewes
9
10
11 Chichester
12 12
5
Hove Brighton
Littlehampton
Portsmouth Worthing
Bognor Regis
HOBBYCRAFT AND AXMINSTER TOOLS & MACHINERY | WINCHESTER ROAD, BASINGSTOKE, RG22 6HN
HOME INVESTMENT LOCATION CATCHMENT AERIAL SITUATION & RETAIL DESCRIPTION TENANCIES PLANNING, ERV & PROPOSAL, EPC,
HIGHLIGHTS & DEMOGRAPHICS WAREHOUSING IN BASINGSTOKE & TENURE TENANTS’ COVENANTS VAT & CONTACT BACK | NEXT
Catchment & Demographics
Basingstoke has become a vibrant and important economic centre, partly through its connectivity to the
UK and Europe, and consequently is home to the UK headquarters of De La Rue, Sun Life Financial, The
Automobile Association, ST Ericsson, GAME, Motorola, Barracuda Networks, Eli Lilly and Company, BNP
Paribas Leasing Solutions (the leasing arm of BNP Paribas in the UK) and Sony Professional Solutions. Other
industries include publishing, IT, telecommunications, insurance and electronics.
Due to its excellent road links, Basingstoke benefits from a primary catchment population of over 227,000
people, extending over 15 miles northwest and 21 miles south on either side of the M3. The estimated
shopping population (PMA) is over 208,000 people. There are 87,420 people living within a 10 minute drive
time of the subject property, extending to 144,896 people within a 20 minute drive time.
Basingstoke benefits from having one of the most affluent catchment populations in the UK, ranking 16th
out of the top 200 PMA Retail Centres. The relative affluence of the town is demonstrated as follows:
Affluence Indicator Basingstoke PMA Top 200 Basingstoke
Centre Average Rank (Top 200
M4
PMA Centres)
M4
READING
Per capita in-store comparison retail expenditure 2011 £2,980 £2,655 13
Bucklebury A33
M4
Cold Ash A329(M)
BRACKNELL Per capita retail warehouse expenditure 2011 £612 £549 n/a
NEWBURY WOKINGHAM
Thatcham Burghfield
Forecast growth in retail expenditure 2016-2021 (% p.a. real) 2.4% 2.1% 36
A322
Aldermaston A33
A34 Crookham Beech Hill Crowthorne % of population within AB Social Group 32% 22% n/a
Bagshot
Burghclere
Tadley Eversley Sandhurst % of population within DE Social Group 17% 26% n/a
M3
Ecchinswell
Gross weekly wages 2016 £531 £438 14
Bramley Sherfield
A339 on Loddon Mattingley
Frimley
A33
Hannington
M3 Claimants as % population aged 16-64 Dec 2012 0.6% 1.2%* 31
FARNBOROUGH
Litchfield Hook
A34 BASINGSTOKE
Fleet Average house price Q3 2016 £345,700 £343,900 41
A331
Church Crookham
Oakley ALDERSHOT Households with 2+ cars 46% 33% n/a
Overton M3 Upton Grey Crondall
Whitchurch South
A31 * GB population
Herriard Warnborough FARNHAM
North
Waltham
A31
Elstead Basingstoke and Deane Borough Council are keen to further promote and grow the town. The Local Plan
Sutton
Scotney Bentworth Binsted Frensham
adopted in May 2016 provides for 15,300 new homes to be built between 2011 and 2029, mostly around
the immediate Basingstoke connurbations. Notably 3,400 new homes are planned on a 2,000 acre site in
Micheldever Alton
Kingsley
Manydown, Basingstoke, 2 miles north of the subject property.
Churt
A34 Medstead
A3
Bordon Headley
Four Marks
M3 New A31
Selbourne
Airesford
East Tisted
WINCHESTER
HOBBYCRAFT AND AXMINSTER TOOLS & MACHINERY | WINCHESTER ROAD, BASINGSTOKE, RG22 6HN
HOME INVESTMENT LOCATION CATCHMENT AERIAL SITUATION & RETAIL DESCRIPTION TENANCIES PLANNING, ERV & PROPOSAL, EPC,
HIGHLIGHTS & DEMOGRAPHICS WAREHOUSING IN BASINGSTOKE & TENURE TENANTS’ COVENANTS VAT & CONTACT BACK | NEXT
BRIGHTON
BRIGHTON HILL
HILL RETAIL
RETAIL PARK
PARK
A30
A30
A30
A30
HOBBYCRAFT AND AXMINSTER TOOLS & MACHINERY | WINCHESTER ROAD, BASINGSTOKE, RG22 6HN
HOME INVESTMENT LOCATION CATCHMENT AERIAL SITUATION & RETAIL DESCRIPTION TENANCIES PLANNING, ERV & PROPOSAL, EPC,
HIGHLIGHTS & DEMOGRAPHICS WAREHOUSING IN BASINGSTOKE & TENURE TENANTS’ COVENANTS VAT & CONTACT BACK | NEXT
GASTON WOOD RETAIL PARK
Retail Warehousing in Basingstoke
3
A
CHINEHAM DISTRICT CENTRE
33
A3
9
A339
Basingstoke benefits from limited competition from surrounding towns,
RINGW
with Reading being the town’s main retail competitor, a 30 minute drive
A339
AY W
to the north. Retail warehousing space is also fairly limited with a number
of occupiers unrepresented in the town and hence unsatisfied demand
L L WAY W
CHURCHI
remains.
RD
M3
S
ER
AY
ST
W
HE
G
N
RI
The main retail warehouse pitch for Basingstoke focuses around Brighton
C
IN
A
30
W
RIN
GWAY S 6
Hill Roundabout, where the dominant scheme is Brighton Hill Retail Park.
PA
C KL
Other retail warehousing in proximity includes a standalone Homebase
A NE
HATCH WARREN RETAIL PARK
ES
TE
R
R
D
unit, a two unit scheme let to Maplin and Halfords and a standalone Home
Bargains unit. B&Q also have a solus unit close by. The main schemes in the
H
C
IN
W BRIGHTON HILL RETAIL PARK
30
A
town are as follows:
1. Brighton Hill Retail Park (LaSalle Investment Management)
This is the dominant bulky goods scheme in Basingstoke anchored by Currys
PC World, DFS, and Toys ‘R’ Us. Further occupiers include Carpetright,
RD
R
TE
ES
Harveys, Staples, Pizza Hut and McDonald’s.
CH
IN
W
30
A
M3 2. Hatch Warren Retail Park (South Yorkshire Pension Fund)
7 This scheme totals 42,000 sq ft and is let to Pets at Home, Dreams,
Argos, Bensons and Poundstretcher. In close proximity is an 85,000 sq ft
Sainsbury’s and 2 units occupied by Mothercare and American Golf.
Situation 3. Gaston Wood Retail Park (various)
This is a collection of units occupied by Dunelm (22,700 sq ft), Lidl
The property is situated in the heart of the main retail warehouse pitch for the town, with (13,500 sq ft ), The Range (55,000 sq ft) and Go Outdoors (54,000 sq ft
Brighton Hill Retail Park, attracting the main focus of retail warehousing. Retailers in close across 2 units).
proximity include Halfords, Maplin, Home Bargains, Toys “R” Us, DFS, Currys PC World,
Homebase and Harveys. 4. Chineham District Centre (Legal & General)
This is a 171,000 sq ft district centre anchored by Tesco. There are 4 retail
The subject property also benefits from being situated on the main Brighton Hill Roundabout warehouse units occupied by M&S Simply Foods, Boots, Poundland and
and has good prominence and visibility from the A30 Winchester Road. Matalan. In addition there are several smaller retail units let to occupiers
including Iceland, Subway, Natwest, Greggs and Superdrug.
Access to the scheme is from Brighton Hill Roundabout directly off Winchester Road.
There is a former Smiths Industries site to the rear of Brighton Hill Retail
Improvements are being made to the A30 Winchester Road which are due to be completed Park, where the developer, Area Estates, is proposing to submit a planning
Summer 2017. These include widening the roundabout on the approach road to ease heavy application for a bulky goods development, anchored by an Aldi store.
traffic flows. Planning was however previously refused at appeal for a 63,000 sq ft Tesco
supermarket.
HOBBYCRAFT AND AXMINSTER TOOLS & MACHINERY | WINCHESTER ROAD, BASINGSTOKE, RG22 6HN
HOME INVESTMENT LOCATION CATCHMENT AERIAL SITUATION & RETAIL DESCRIPTION TENANCIES PLANNING, ERV & PROPOSAL, EPC,
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Description
The subject property comprises a purpose built single The units have a steel portal frame with metal profile clad Customer car parking is located to the front and to
retail warehouse unit which has been subdivided into elevations. The elevations to the rear and side of the units the eastern side of the scheme, providing a total
2 units occupied by Hobbycraft and Axminster Tools & can easily be seen from the Winchester Road and Brighton of 88 spaces, equating to an attractive ratio of
Machinery, totalling 9,900 sq ft and 7,972 sq ft respectively. Hill Roundabout, and both clearly display the respective 1 : 202 sq ft.
tenants’ signage.
Servicing is to the rear side of the Axminster Tools &
Internally, both the units are fitted out to each individual Machinery unit. A service corridor at the rear, links the
tenant’s specification. Hobbycraft benefits from having a Hobbycraft unit with the service yard.
mezzanine floor used for sales, and the Axminster Tools &
Machinery unit has a storage mezzanine. The site area extends to approximately 1.52 acres, giving a
low site cover of 27%.
HOBBYCRAFT AND AXMINSTER TOOLS & MACHINERY | WINCHESTER ROAD, BASINGSTOKE, RG22 6HN
HOME INVESTMENT LOCATION CATCHMENT AERIAL SITUATION & RETAIL DESCRIPTION TENANCIES PLANNING, ERV & PROPOSAL, EPC,
HIGHLIGHTS & DEMOGRAPHICS WAREHOUSING IN BASINGSTOKE & TENURE TENANTS’ COVENANTS VAT & CONTACT BACK | NEXT
Tenancies
The scheme is fully occupied to Hobbycraft Trading Ltd and Axminster Tool Centre Ltd on FRI leases. Hobbycraft have had their break option recently removed, providing an attractive
income weighted unexpired lease term across the scheme of 7.7 years.
Unit Tenant GIA Lease Start Lease Expiry Next Rent Current Rent Rent Comments
(sq ft) Date Date Review (per annum) (per sq ft)
1 Hobbycraft 9,789 13/08/2010 12/08/2025 13/08/2020 £198,000 £20.23 Service corridor is not rentalised. There is a rent review cap of £229,536 at review in
Trading Ltd August 2020.
2 Axminster Tool 7,972 30/08/2013 29/08/2023 30/08/2018 £109,480 £13.73 Fixed uplift to £117,300 per annum (£14.71 per sq ft) from 30 August 2017 until
Centre Ltd 29 August 2018, reviews upwards only to open market rental value thereafter.
Lease guaranteed by Styles & Brown.
Total 17,761 £307,480 £17.31
103.7m
ar
ED & W
Tenure
Subway
The property is held freehold with the demise as delineated in red on the plan
opposite. BRIGHTON HILL ROUND A
PH
Hotel
CR
y
Bd
d
ar
W
&
ED
0m 10m 20m 30m
HOBBYCRAFT AND AXMINSTER TOOLS & MACHINERY | WINCHESTER ROAD, BASINGSTOKE, RG22 6HN
HOME INVESTMENT LOCATION CATCHMENT AERIAL SITUATION & RETAIL DESCRIPTION TENANCIES PLANNING, ERV & PROPOSAL, EPC,
HIGHLIGHTS & DEMOGRAPHICS WAREHOUSING IN BASINGSTOKE & TENURE TENANTS’S COVENANTS VAT & CONTACT BACK | NEXT
Planning Tenants’ Covenants
In 2012, a Certificate of Lawful Use was granted, giving the scheme an unrestricted Founded in 1995, Hobbycraft are the largest arts and crafts retailer in the UK with over
open A1 planning consent, thereby allowing the sale of all open A1 retail goods 85 stores nationwide. The company was bought by investment group Bridgepoint in
including food. 2010, who have invested heavily into the retailer, revamping the stores and opening new
units across the country.
Axminster Tool Centre Ltd are a family business which has been in operation for over 40
years. The company has 8 stores across the UK but has also established itself as a market
leader in the mail order tools and machinery industry, catering for trade professionals
ERV and businesses to amateur DIY and hobby enthusiasts.
The current lettings were undertaken in 2010 and 2013 to Hobbycraft and Axminster Styles & Brown Ltd are lease guarantors and is the parent company to Axminster Tool
Tools & Machinery respectively. The later letting was carried out at a particularly Centre Ltd. The majority of their revenue comes from the Axminster Tool Centre Ltd
challenging time for the retail warehouse market, which has significantly improved business.
since. In particular, South-East located schemes, have seen rents increase and
incentive levels reduced. Both tenants are profitable and have a low risk of business failure being rated ‘A1’ by
D&B. A summary of the most recent tenant accounts are as follows:
Opposite the subject property, Halfords pay a rent reflecting £21.46 per sq ft on their
11,700 sq ft unit and Maplin at £21.86 per sq ft on their 4,354 sq ft unit. Tenant Year Ending Sales Pre-Tax Net Worth D&B
Turnover Profit (000’s) Rating
Rents on Brighton Hill Retail Park are in excess of £24.00 per sq ft on 15,000 sq ft (000’s) (000’s)
units. There is no available space on this scheme, but we understand, an offer was
recently made for a 10,000 sq ft unit here at a rent of £30.00 per sq ft, well in excess Hobbycraft 21/06/2016 £151,760 £4,721 £53,877
5A1
of the current passing rents across the scheme. Trading Ltd 22/02/2015 £141,073 £457 £50,004
If the proposed redevelopment of the former Smiths Industries site is granted Axminster Tool 30/04/2016 £40,810 £1,222 £5,463
2A1
consent, this should also help establish a new rental tone for Basingstoke. We Centre Ltd 30/04/2015 £35,471 £357 £4,556
understand retailers are agreeing terms at rents between £25.00-£28.00 per sq ft,
Styles & Brown 30/04/2016 £40,828 £1,303 £5,475
depending on unit size. 2A1
Ltd 30/04/2015 £35,471 £470 £4,487
HOBBYCRAFT AND AXMINSTER TOOLS & MACHINERY | WINCHESTER ROAD, BASINGSTOKE, RG22 6HN
HOME INVESTMENT LOCATION CATCHMENT AERIAL SITUATION & RETAIL DESCRIPTION TENANCIES PLANNING, ERV & PROPOSAL, EPC,
HIGHLIGHTS & DEMOGRAPHICS WAREHOUSING IN BASINGSTOKE & TENURE TENANTS’ COVENANTS VAT & CONTACT BACK | NEXT
Proposal
We are seeking offers in excess of £4,810,000
(Four Million, Eight Hundred and Ten Thousand
Pounds). A purchase at this level reflects an
attractive net initial yield of 6.00%, increasing
to 6.20% in August 2017, assuming purchaser’s
costs of 6.58%.
EPC Contact
Unit 1 (Hobbycraft) has an EPC rating of C61. Ellie Kirkby
Unit 2 (Axminster) has an EPC rating of C60. T: 020 7317 3790
M: 07764 241898
E: e.kirkby@wilkinsonwilliams.co.uk
VAT Wilkinson Williams
Heathcoat House, 20 Savile Row
The property is elected for VAT and we would expect the transaction to be treated London W1S 3PR
as a Transfer of a Going Concern.
www.wilkinsonwilliams.co.uk
MISREPRESENTATION NOTICE. Wilkinson Williams LLP give notice to anyone who may read these particulars as follows:
1. These particulars are prepared for the guidance only of prospective purchasers. They are intended to give a fair overall description of the property but are not intended to constitute part of an offer or contract. 2. Any information contained herein (whether in the
text, plans or photographs) is given in good faith but should not be relied upon as being a statement of representation or fact. 3. Nothing in these particulars shall be deemed to be a statement that the property is in good condition or otherwise nor that any services
or facilities are in good working order. 4. The photographs appearing in this brochure show only certain parts of the property at the time when the photographs were taken. Certain aspects may have changed since the photographs were taken and it should not be
assumed that the property remains precisely as displayed in the photographs. Furthermore, no assumptions should be made in respect of parts of the property which are not shown in the photographs. 5. Any areas, measurements or distances referred to herein
are approximate only. 6. Where there is reference in the particulars to the fact that alterations have been carried out or that a particular use is made of any part of the property, this is not intended to be a statement that any necessary planning, building regulations
or other consents have been obtained and these matters must be verified by an intending purchaser. 7. Descriptions of the property are inevitably subjective and the descriptions contained herein are given in good faith as an opinion and not by way of statement of
fact. Plans are published for convenience of identification only and although believed to be correct, their accuracy is not guaranteed and they do not form part of any contract. May 2017. Designed and produced by Creativeworld Tel: 01282 858200
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