Cambridge Sainsbury's, Coldhams Lane

Cambridge, Cambridgeshire CB1 3HP

Overview

Top UK City
Cambridge is one of the UK's most globally renowned cities, as well as a major commercial hub and epicentre of the UK's technology and research industries.

Unprecedented Growth
The city is one of the fastest growing in the country, with significant employment and population growth predicted over the next decade.

High Affluence
An affluent city, Cambridge's residents boast the highest percentage of high level qualifications within the UK (2014) and the city is in the UK top 10 for highest weekly workplace wages (2015).

Exceptional Demographics
The retail catchment demonstrates strong demographics, with a 10 minute catchment of 99,272 and a 15 minute catchment of 168,988 people.

High Catchment Growth
Significant catchment growth potential over the medium term, with 2,500 houses proposed within 5 minutes' drive of the property.

Turnover Growth Potential
Sainsbury's is the dominant optimum sized foodstore in the catchment, set to benefit strongly from the city's population and employment growth.

Rare Lease Term
Let to Sainsbury's Supermarkets Ltd, guaranteed by J Sainsbury plc at a rent of £2,308,000 per annum on a recently extended lease, giving an attractive unexpired term of over 20 years.

Highly investible location
Cambridge is one of the most sought after cities in the UK for institutional investment.

We are instructed to seek offers in the region of £47,000,000 (Forty-Seven Million Pounds) subject to contract and exclusive of VAT. An acquisition at this level would reflect a Net Initial Yield of 4.6%, assuming purchaser's costs of 6.80%.

Location

Cambridge is a worldwide renowned and affluent university city with an estimated primary catchment of 377,000 people (PROMIS), with an above average population growth forecast over the next 10 years.

Transport communications in Cambridge are set to improve further through the £1bn of investment via the Greater Cambridge Deal. This is an agreement between local organisations and Central Government, to deliver projects to improve local transport networks and provide more sustainable travel options between key residential and employment areas. It is expected the investment will be completed by March 2022, underpinning the city's future as a vital hub of national and global research.

Thriving Economy

Cambridge is a diverse and renowned historic university city, the administrative hub for Cambridgeshire, an attractive international tourist destination and an R&D centre of increasing importance within the UK and globally.

The city's diverse economy has made it one of the fastest growing within the UK, due to the University and its strength within the research and tourism sectors, with the latter importantly contributing £390m to the local economy. The population was 123,867 as at the 2011 Census but is estimated to have already grown to around 136,000 and is expected to increase by 25% over the next 20 years.

Having established itself as a leading research and development centre, Cambridge has attracted a number of major international occupiers, all of whom are seeking to take advantage of the city's skilled workforce. Silicon Fen, stretching across a 20 mile radius of the city, is home to over 1000 technology and research companies, and given its strong links to the University, has succeeded in cementing the city's status as a world class research destination.

Cambridge's heritage has made it an international tourist destination, attracting over five million visitors every year and one of the top 10 most visited cities within the UK. Its tourism trade not only generates significant revenues for the local economy, but also accounts for around 17% of local employment, helping to ensure that Cambridge's unemployment rate remains as one of the lowest in the country.
  • Cambridge is measured as having the UK's fastest GDP growth rate at 2.6% per annum in Q1 2018 and is forecast to continue this trend by maintaining the top spot at 2.1% per annum in Q4.
  • Employment growth in Cambridge was recorded at 1.6% in per annum in Q1 2018.
Please see the Marketing Brochure for further information on Cambridge.

Situation

The property occupies a prominent location on the south side of Coldhams Lane approximately 3.2 km (2 miles) east of Cambridge city centre, notably adjacent to Cambridge International Airport.

It is in a highly visible position situated immediately off the Brooks Road (A1134) and Coldhams Lane roundabout junction, which to the north connects to the A1303 and subsequently links to the A14.

Description

The property is a recently refurbished purpose built Sainsbury's optimum sized foodstore, adjacent to an 18 pump petrol filling station, comprising approximately 7,616.0 sq m (81,983 sq ft) gross internal area.

The property is constructed of steel portal frame with brick/profile clad elevations under a flat roof. The main customer entrance is located to the north-east corner of the store and comprises a full height glazed lobby which projects from the main curtilage of the building. Internally, the unit has been fitted out to Sainsbury's specification. To the north of the site, there is a Sainsbury's petrol filling and to the south the service yard, which also accommodates the online delivery facility.

Car parking is located to the front and side of the store and provides 426 customer spaces, giving an attractive car parking ratio of 1:17.9 sq m (1:192 sq ft).

Further information is available in the link below:

Planning

The property has been used continuously as a foodstore by Sainsbury's since December 1989. Planning permission was granted in 2010 for the extension of the existing store by 2,709 sq m to include enhancement to the store frontage, protvision of a mezzanine level, new entrance lobby, new associated access and improvements to the parking arrangements (ref 09/0843/FUL).

Planning permission was also granted in 2010 for the replacement of the petrol station, including new kiosk, flat canopy, 18 pumps and underground fuel tanks.

Planning documents are available upon request.


Tenure

Freehold. The property has a total site area of approximately 6.871 acres (2.781 hectares) equating to a low site coverage of 27.4%.

Tenancy

The property is currently let on a 35 year full repairing and insuring lease from 21st December 1989 to J Sainsbury's Supermarkets Ltd with guarantee from J Sainsbury plc.

In 2014, a reversionary lease was put in place commencing on 21st December 2024, expiring 25 years after the date of its grant with a new expiry date of 29th May 2039, giving an unexpired lease term of over 20 years.

The current rent passing is £2,308,000 per annum which reflects a rate of £24.00 per sq ft. The rent is subject to upward only rent reviews, the next review falling on 21st December 2019. The lease specifies an addition for the petrol filling station of 6.6489%. The store is fully fitted with an allowance of 10% having been assessed at previous rent reviews.

Covenant Information

Sainsbury's is one of the leading foodstore operators in the UK, and one of the Big Four supermarket chains dominating the UK's grocery market. Sainsbury's is the second largest chain of supermarkets in the UK, with a share of the UK supermarket sector of 15.4% (Kantar).

Its store portfolio extends to 605 supermarkets, 807 convenience stores and includes a successful online presence with over 250,000 online orders every week. Sainsbury's also has several other brands within the company including Sainsbury's Home, Sainsbury's Bank, Habitat, Tu and Argos.


VAT

The Property has been elected for VAT and it is anticipated that the transaction will be treated as the transfer of a business as a going concern.

SURVEYS

An environmental risk assessment carried out by Peter Brett Associates LLP, dated 14th May 2014 is available on request.

EPC

A copy of the EPC is available on request.

Proposal

We are instructed to seek offers in the region of £47,000,000 (Forty-Seven Million Pounds) subject to contract and exclusive of VAT. An acquisition at this level would reflect a Net Initial Yield of 4.6%, assuming purchaser's costs of 6.80%.

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NET INITIAL YIELD:
4.6%
PRICE:
£47,000,000
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