Trade City Sydenham, Bell Green

Sydenham, London SE26 4PR

Overview

  • Prime Inner London multi let industrial estate, completed in 2014 as part of the wider Bell Green Park development
  • Located in Sydenham, accessed via the A212, providing excellent links and connectivity to the South Circular and M25 Motorway, Junction 4
  • Strong trade counter occupier line up, with tenants including HSS Hire, Toolstation and Edmundson Electrical
  • Prominent Mercedes-Benz servicing and after sales centre,contributing 30% of the income
  • The estate comprises 11 units, arranged in 3 terraces, providing a total area of 54,917 sq ft
  • Fully let to 8 tenants, with a total passing rent of £673,477 per annum, equating to £12.26 per sq ft overall
  • Prime industrial rents in the surrounding areas have recently reached £14 per sq ft, demonstrating the reversionary potential of the asset
  • WAULT of 7.11 years to expiries and 5.18 years to breaks
  • Site area of approximately 3.5 acres (1.4 hectares), with a low site cover of 36%
  • Long Leasehold interest - 999 year lease from 9 July 2014 at a peppercorn rent
  • Offers in excess of £13,290,000 (Thirteen Million, Two Hundred and Ninety Thousand Pounds), subject to contract and exclusive of VAT
  • A purchase at this level reflects a net initial yield of 4.75%, assuming purchaser's costs of 6.72% and a capital value of £242 per sq ft

Location

Sydenham is a well located suburban district approximately 6 miles south east of Central London, surrounded by Lewisham, Crystal Palace and Croydon falling within the boroughs of Lewisham, Bromley and Southwark.

Road communications are excellent with the A212 providing quick access to the South Circular approximately 1.5 miles north, acting as the main thoroughfare for the adjoining areas of Lewisham, Croydon, Bexley and Greenwich. Access into Central London is provided by the A21/A20 via Catford. The A21/A212 provides quick access south to Bromley and Croydon and further afield to the M25 via the A21 to Junction 4 and A23 to Junction 7.

Sydenham is located within Zone 3 and is served by three rail stations: Sydenham Hill to the north, Sydenham located centrally and Lower Sydenham to the east. The stations benefit from a variety of services including London Overground, Southeastern and Southern Rail, providing direct links to London Bridge, London Cannon Street, London Charing Cross and London Victoria stations.

London Heathrow, Gatwick and City Airports are all within 25 miles of Sydenham, with Tilbury Docks the nearest port approximately 28 miles to the north east accessed via the South Circular.

Situation

Trade City is situated next to Bell Green Retail Park and adjacent to Sainsbury's, Sydenham.

Trade City occupies a prominent position, and given its proximity to Bell Green retail park, provides an excellent trade counter destination location.

The property is accessed off A212 Perry Hill which runs north-south providing direct links to the South Circular Road at Catford to the north and Southend Lane/Sydenham Road to the south.

Bellingham and Lower Sydenham rail stations are both situated within a mile of the property.

Trade City, Sydenham is served by a number of bus routes, with services to West Croydon via Crystal Palace and Dulwich, to Bromley and to Lewisham.

The surrounding area is predominantly residential and retail, with the nearest industrial area situated less than a mile south at Lower Sydenham.

Bell Green Retail Park

The 125,145 sq ft predominately Bulky use scheme with certain relaxations is well let to established occupiers such as Next, Pets at Home, Currys/PC World and B&Q with a solus McDonald's drive-thru in the car park.

Adjacent to the retail warehouse terrace there are a further 4 light industrial/trade counter units totaling 17,950 sq ft let to occupiers including Halford Autocentre and Wolseley.

Description

The property comprises 11 high quality units ranging from 3,070 - 16,991 sq ft, arranged in 3 separate terraces with individual demised yards and car parking areas.

The estate offers modern and high quality accommodation following its construction in 2014. The units are of steel portal frame construction with steel profile sheet cladding and pitched roofs incorporating roof lights. Internally, the units benefit from an eaves height of circa 6.5m, up and over shutter doors and WC facilities. Each tenant has fitted out their unit according to specific business needs under licence.

Accommodation

The property has been measured on a GIA basis in accordance with the RICS Code of Measuring Practice (6th Edition) 2007. The entire site extends to approximately 3.5 acres (1.4 hectares) with a low site cover of 36%.

Tenure

Long Leasehold. Trade City, Sydenham is to be sold on a 999 year lease from 9 July 2014 at a peppercorn rent. Further information is available on request.

Tenancy

Trade City, Sydenham is fully let to 8 tenants and provides a total passing rent of £673,477 per annum, which equates to a low passing rent of £12.26 psf.

Service Charge

The current service charge budget for the year ending 23rd June 2018 is £49,004, equating to £0.89 per sq ft. Further information is available on request.

The property has an attractive WAULT of 7.11 years to expiries and 5.18 years to breaks. A summary of the tenancies is outlined in the link below:



VAT

The property is elected for VAT and the transaction will be treated as a TOGC.

EPC

Certificates are available on request.

Environmental

The Trade City scheme was developed on the site of the former Bell Green Gasworks. A summary statement on the environmental conditions has been prepared by SOCOTEC dated April 2018 (which is based on extensive investigation and monitoring of the site with the exception of the Sainsbury's area for which there are fewer records) is available on request. SOCOTEC's summary statement concludes that risks to controlled waters are low, risks to future users are low and risks in respect of ground gas are low. Low concentrations of contamination are still present but below acceptability criteria for a commercial development, so the risks in respect of ground contamination are considered low to medium, with the medium rating only applying in the event that works involving ground excavation are carried out in the future.

Remediation work was carried out in 1993-1996 with further works undertaken in 2008. An in-ground cut-off wall was constructed during the first phase of works surrounding the entirety of the former gasworks site (with the exception of Linear Park, the Livesey Area and a small area in the south of the overall site), keyed into the underlying London Clay, along with a groundwater collection and pumping system. The Environment Agency has now confirmed that specific reliance on the cut-off wall is no longer necessary.

Remediation and enabling works rendered the Trade City site suitable for commercial development. The most recent risk assessment in 2011 concluded that the site is considered suitable for commercial development and any remaining low level contamination is contained by the presence of buildings/hardstanding or clean cover at the surface.

Groundwater was previously tested monthly, but the EA has recently approved an annual sampling and chemical testing regime with water levels monitored quarterly. The budget for the monitoring works for 2018 is £35,252 and this is fully recoverable through the service charge.

The holding tanks for the pumping system have been cleaned and membrane lined, two of the pumps have been replaced (with the other two checked and found to be satisfactory) and the below ground pipes have been jetted.

The freeholder of the wider Bell Green site indemnifies National Grid in respect of any contamination within, or arising from, the wider freehold ownership. Proportionate protection against this exposure will be provided by the long leaseholder of the Trade City and Retail Park sites.

Warranties

A full pack of warranties is contained within the dataroom and are assignable to the purchaser.

Dataroom

A dataroom is available with supporting documents and further information. Please contact Cushman & Wakefield for access.

Proposal

Offers in excess of £13,290,000 (Thirteen Million, Two Hundred and Ninety Thousand), subject to contract and exclusive of VAT.

A purchase at this level reflects a net initial yield of 4.75%, assuming purchaser's costs of 6.72% and a capital value of £242 per sq ft.

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NET INITIAL YIELD:
4.75%
PRICE:
£13,290,000
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