Ty Admiral, David Street

Cardiff CF10 2EH

Overview

  • Admiral Group Plc's Global Headquarters, a prime landmark headquarters office building completed in 2014.
  • Located in Wales' capital city and administrative centre, adjoining the St David's Shopping Centre and the 280,000 sq ft John Lewis Department Store.
  • Situated in the heart of Cardiff's Central Business District with excellent connectivity to the Cardiff Central & Queen Street Railway Stations and planned Transport Interchange.
  • Grade A office building completed in 2014 comprising 206,833 sq ft of principally office accommodation together with three retail units and 120 basement car parking spaces.
  • 25 year lease from 15th September 2014 expiring on 14th September 2039, equating to circa 21.25 years unexpired.
  • 5 yearly upward only rent reviews index linked to the Retail Price Index with a collar and cap at 1.5% and 3.0% per annum compounded annually.
  • Rental to be topped up to £3,705,560 per annum equating to a very low rent of £18.08 per sq ft, which reflects a significant discount to current prime headline office rents of £25.00 per sq ft.
  • Let to EUI Limited who have a D&B rating of 5 A1.
  • Guaranteed by Admiral Group Plc who have a D&B rating of 5 A1 and an investment grade covenant with a Moody's credit rating of A1.
  • Fully occupied building with up to 3,500 employees based at the property.
  • BREEAM Excellent rating and EPC rating of B 34.
  • Opportunity to benefit from substantial capital allowances.
  • We are instructed to seek offers in excess of £80,900,000 (Eighty Million, Nine Hundred Thousand Pounds) for the entire share capital in the Immo UK Admiral Cardiff S.à.r.l that owns the property, subject to contract and exclusive of VAT. This reflects a net initial yield of 4.50% (assuming acquisition costs of 1.80%).
  • This reflects a low capital value of £391 per sq ft.

Location

Cardiff is situated 150 miles to the west of London and 40 miles to the west of Bristol. It benefits from excellent transport links, both from the M4 motorway (Junctions 29- 33) and a mainline rail destination with intercity journey times to London and Birmingham of 2 hours, as well as local rail links throughout South Wales. Cardiff Airport is located west of the city and provides direct access to numerous international destinations, which has recently expanded with the addition of a new carrier (Qatar Airways) in 2018.

Cardiff is the administrative centre for the Welsh Government and home to the internationally recognised Principality (Millennium) Stadium and Wales Millennium Centre.

The city has a resident population of approximately 358,500, which is swelled by over 80,000 full-time students from the citys expanding higher education sector. A further catchment population in excess of 1.5 million is situated within a 45-minute travel time from the city centre.

Through the Cardiff Master Plan, both Cardiff City Council and Welsh Government are committed to further improving the infrastructure and economic profile of both Cardiff and its City Region, to consolidate it as one of the most important regional centres in the UK for occupiers and investors alike.

Cardiff is expected to grow faster than any other UK city in population terms, 26% over the next 20 years. It is currently ranked the 6th best shopping destination in the UK, following the completion of the St Davids Shopping Centre and the largest John Lewis store outside of central London.

Cardiff is also consistently ranked top in UK quality of life indices including Moneysupermarket.coms 2014 index, the recent EU Urban Audit, and Legal & Generals best city for young people survey. It was also voted the 3rd best capital city in Europe to live in, following a recent EU survey in 2017.

The public sector is driving forward on the £1.28bn city deal for boosting the economy of the Cardiff Capital Region which combines 10 local authorities surrounding and supporting the city. The Cardiff Capital Region has a Gross Value Added (GVA) of approximately £25 billion, accounting for 51% of the Welsh Economy.

Employment within the city is centred on the retail, finance, media and tourism sectors. Major occupiers within the city include Deloitte, Eversheds, L&G, KPMG, PWC, Lloyds Banking Group, Cardiff Council, Welsh Government and, shortly, the BBC.

The city is renowned for hosting some of the worlds most prestigious sporting events such as the UEFA Champions League Final, World & European Rugby Cup Finals, Ashes Cricket Tests and assisting in the hosting of the 2012 Olympic Games.

For further information please see the marketing particulars.

Situation

Admiral Group Plc's Headquarters are situated in a prominent location at the entrance to the St David's Shopping Centre, with the property fronting onto David Street, just off Bridge Street and the corner of Churchill Way.

The property has excellent prominence overlooking St David's Shopping Centre as well as adjoining the Motorpoint Arena. It is also within close proximity to the Radisson Hotel Tower, Central Square and Callaghan Square, the prime city centre office location, as well as Central Station. The entire area has seen a dramatic transformation since the opening of the second phase of the St David's Shopping Centre and the on-going Central Square Development.

The area has attracted significant occupiers that include John Lewis, who occupy a 280,000 sq ft stand alone retail unit, and in the office sector occupiers include Eversheds, ING, Lloyds Bank, Zurich Insurance, Arriva Trains, Allied Irish Bank, AA, Deloitte, and Network Rail.

Cardiff Council's objective for Cardiff is to further enhance this entire area, thus consolidating the central business district as well as promoting the Central Area Core focussed on Cardiff Central Station and the Principality Stadium.

Description

Ty Admiral is a highly specified landmark office building in the heart of central Cardiff with a BREEAM rating of Excellent. The fourteen storey building was completed in November 2014 as a design and build for Admiral Group Plc's new corporate headquarters.

The building comprises two levels of basement car parking, two ground floor double height retail units, a third retail unit, office and reception areas, a mezzanine level plus 11 upper floors of office accommodation. The office space benefits from small atria features incorporated on alternating floors on the north and south elevations.

The building provides a total floor area of approximately 206,833 sq ft with offices accounting for around 202,971 sq ft and the retail 3,862 sq ft. The office floorplates typically provide circa 17,100 sq ft of open plan accommodation around a central core with excellent natural daylight.

The elevations are of Portland stone coloured pre-cast concrete framing plus glazed and aluminium curtain walling together with extruded aluminium fins to provide solar shading with flat roofs which are part terraced/paved with views over central Cardiff. The building is of steel frame structure around a central core and in-situ concrete slabs on metal decking and the internal walls are of concrete blockwork, plasterboard and metal or timber studs with acoustic treatment.

Internally the building provides fully accessible raised floors with a minimum 150mm clear void and suspended ceilings throughout. The offices provide a clear floor to ceiling height of circa 2.80 metres and floor level height of 3.96 metres.

The building, arranged around one central core, contains three stairwells - two serving all floors and a third serving ground, mezzanine and first floors only. Male, female and disabled WCs together with seven lifts are all provided within the main building core. In addition, one lift in the main office is allocated as the service/goods lift accessing all office floors, ground floor and the upper basement level.

The building benefits from a four pipe fan coil air conditioning system to meet the heating and cooling loads of the building. Chillers are located on the roof together with air conditioning units. The fresh air is provided by the air handling units delivered via duct work into the accommodation via ceiling mounted grills. Air is extracted from the office areas through dedicated extractor grills in the suspended ceiling. A high quality lighting scheme has been provided to the entrance reception, atrium areas together with lighting to common parts.

The building benefits from a fire detection system to include sprinklers on the ground and all upper floors, an alarm system, together with lightning protection system. The building benefits from mains electricity, gas, telecoms and water services.

Externally, the building is paved and lit to match the surrounding public landscaped areas.

Specification

The main design features and landlord base build specification include:
  • Typical upper floorplate of 17,100 sq ft (NIA)
  • Designed for a maximum occupancy of 3,000
  • Seven passenger lifts arranged in two separate banks of which six have a loading capacity of 1,600 kg (21 people) and a seventh with a loading capacity of 1,275 kg (17 people)
  • Upper basement loading bay facility
  • Floor to ceiling height of 2.80 metres in main office areas
  • Floor level heights of 3.96 metres in main office areas
  • Floor loadings at 3.0 kn/sq m (superimposed load) to the main office floors
  • Raised access floors (250mm) to include carpets
  • Suspended ceiling tiles to offices are mineral fibre
  • High quality lighting systems throughout with LED lighting to the atrium/reception areas and LG7 lighting to the main office accommodation
  • Four pipe fan coil high efficiency air conditioning
  • Sophisticated BMS control system
  • Solar control glazing and solar shading
  • Male and female WCs (six each per main office floor) plus disabled WCs provided on all floors
  • Secure basement car parking providing 120 spaces including 4 disabled (1: 1,691 sq ft) together with cycle racking and motorbike parking
  • High quality external environment and landscape
  • Photovoltaic electrical generating system to meet carbon reduction targets

Accommodation

The property has been measured in accordance with both the RICS Code of Measuring Practice (6th Edition) and the Funding Agreement by Plowman Craven providing internal floor areas as seen in the link below:


Tenure

The property is held on a 250 year lease at a peppercorn from 22nd March 2012 and expiring on 21st March 2262. The freeholder is the County Council of the City and County of Cardiff.

The tenant is obliged to keep the property in good repair, insured and to pay future rates, taxes and other impositions in respect of the property.

The headlease has a wide permitted use that includes offices and ancillary uses within Class B1 and/or any use within Classes A1, A2, A3 or C3 as well as any other uses, subject to landlord's reasonable consent.

The title number is CYM554643.

Tenancy

The key terms of the lease are as follows:

TENANT
EUI Limited (Company No. 02686904)

GUARANTOR
Admiral Group Plc (Company No. 03849958)

TERM
25 years from 15th September 2014 expiring on 14th September 2039

DEMISE
Whole building to include basement levels of car parking, the internal and external envelope of the building together with hard and soft landscaping to the footprint of the building (see OS plan)

RENTAL
The initial rent is £3,439,673 per annum (the vendor will top up the rent to £3,705,560 per annum until 15th September 2019)

RENT PER SQ FT
£16.75 per sq ft on the main office area, £13.00 per sq ft on the mezzanine area and £16.75 per sq ft on the ground floor retail units, based upon initial rental

RENT REVIEW DATES
15 September 2019, 2024, 2029 and 2034

RENT REVIEW
The rent is to be reviewed on a 5 yearly upward only basis to the Retail Price Index (RPI) with a collar and cap at 1.5% and 3% respectively compounded annually

REPAIR
Full repairing and insuring lease

ALIENATION
The ability to assign or underlet the whole or underlet parts with landlords consent not to be unreasonably withheld, subject to an Authorised Guarantee Agreement

USE
The permitted use is a combination of offices and ancillary uses within Class B1; and/or A2; and in respect of the ground floor and any mezzanine level Classes A3; and in respect of Retail Units Class A1

RENTAL TOP UP
The vendor will top up the rental to the 15th September 2019 rent review based upon the minimum uplift of 1.5% per annum compounded, which equates to £3,705,560 per annum. Oxford Economics project average RPI growth of 3.15% per annum for the 20 year period following the September 2019 rent review.

UNDERLETTINGS (RETAIL)
Retail A is let to Stable Bar Restaurant on a 15 year lease from 2nd October 2015 at a passing rental £70,000. Retail B is let to NSSB Cardiff Limited (trading as Bru) on a 10 year lease from 9th March 2018 at a passing rent of £25,000.

Covenant Information

Since its launch in January 1993, the Admiral Group has become a highly profitable and fast-growing financial services company, now employing over 9,000 people across its offices in the UK.

Admiral entered a new phase in 2004 when it floated on the London Stock Exchange. The float represented the biggest capital raising for a Welsh company ever and Admiral Group became the highest valued public company in Wales. In December 2007 Admiral became the second Welsh company to join the FTSE Top 100 Companies.

The Admiral Group offers home, car and travel insurance, as well as personal loans and car finance in the UK. The company has operations in France, Italy, Spain, USA, Canada, India and Mexico. Admirals customer base includes higher premium business, such as city-dwellers, younger drivers and motorists with performance cars; people who traditionally found it difficult to get motor insurance from the main volume providers.

ADMIRAL GROUP PLC (GUARANTOR)
Since the launch of Admiral 25 years ago, they have posted record profits on 23 separate occasions. During 2016, the Admiral Groups customer numbers exceeded 5million for the first time and now stands at around 5.73million. All of Admirals growth has been organic, with customer numbers increasing every year from the companys inception in 1993, through to 2017.

Admiral Group Plc released results for the year ending 31st December 2017, with record profits coupled with continued strong growth. Profit before tax was £403.5 million, a jump of 43% compared to 2016, whilst turnover rose 15% to £2.96 billion. Dun & Bradstreet ascribed a credit rating of 5A1 representing their top credit rating and lowest level of overall risk with a minimum risk of business failure.

Admiral Group Plc have an investment grade covenant with a Moodys credit rating of A1.

Further information can be found in the link below.

EUI LIMITED (TENANT)
EUI Limited is the principal subsidiary of the Admiral Group Plc, which offer services in direct motor insurance brokerage and providing other shared group facilities to the organisation.

EUI Limited have a Dun & Bradstreet rating of 5A1, which represents a minimum risk of business failure.

Further information can be found in the link below.


VAT

We understand that the property is elected for VAT and therefore VAT will be payable on the purchase price.

ENVIRONMENTAL PERFORMANCE

The property has been assessed with a BREEAM rating of Excellent. A copy is available in the data room.
The property has been assessed with an EPC rating of B 34. A copy is available in the data room.

CAPITAL ALLOWANCES

It is anticipated that any capital allowances may be available to qualifying parties. Further details of these, are available in the data room.

DATA ROOM

Data room access can be provided upon request, which contains the following information:
  • Corporate Information
  • Title Documents
  • Occupational Documents
  • Reports (inc. Measured Survey, Environmental Survey, Capital Allowances & D&B Reports)
  • EPC
  • Construction Documents
  • Management Information

MARKETS

For information on the Cardiff Office Letting Market and the UK Investment Market, please see marketing particulars.

Proposal

  • We are instructed to seek offers in excess of £80,900,000 (Eighty Million, Nine Hundred Thousand Pounds) for the entire share capital in Immo UK Admiral Cardiff S.à.r.l that owns the property, subject to contract and exclusive of VAT.
  • This reflects a net initial yield of 4.50% (assuming acquisition costs of 1.80%). This reflects a low capital value of £391 per sq ft.
  • Ty Admiral, Cardiff is part of the Amundi Collection of eight UK properties located in London, Glasgow and Cardiff. These assets are available individually or as a portfolio.
  • Full details can be found at www.amundicollection.com

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NET INITIAL YIELD:
4.5%
PRICE:
£80,900,000
REGISTER INTEREST
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