A RARE EAST LONDON OFFICE TO RESIDENTIAL CONVERSION ...

A RARE EAST LONDON OFFICE TO RESIDENTIAL CONVERSION OPPORTUNIT Y WITH EXISTING INCOME

BECKETTS HOUSE & 1-3 CAXTON PLACE

ILFORD, IG1 2DA

2

BECKETTS HOUSE & 1-3 CAXTON PLACE ILFORD, IG1 2DA

E X E C U T I V E S U M M A R Y

• A Prior Approval planning application has been submitted, comprising 108 private residential units (57 x Studios, 47 x 1-beds and 4 x 2-beds)

• Total proposed net saleable area of 4,590 sq m (49,406 sq ft)

• Existing office accommodation of Becketts House and 2-3 Caxton Place, extending to approximately 4,942 sq m (53,192 sq ft) NIA

• Benefits from a total income of £732,064 per annum

• Total site extends to 0.27 hectares (0.66 acres)

• Potential for additional massing on both Becketts House and 2&3 Caxton Place, subject to necessary consents

• Located approximately 0.2 miles (0.3 km) to the south west of Ilford National Rail station, which will be a stop on the Elizabeth Line (Crossrail)

• For sale freehold with tenants in situ, subject to the current leases.

BECKETTS HOUSE

3


ILFORDSTATION

ILFORD

RIV

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A118

WIN

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ILFOR

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HIGH ROAD A

118

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ILFORD HILL

ILFORD HILL

B16

5

COLCHESTER AVENUE

GRANVILLE ROAD GR

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WA

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RIV

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AUDREY ROAD

BENGAL ROADBRITANNIA ROAD

ALBERT ROAD

ALBERT ROAD

CLEV

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DUDLEY ROAD

GRANGE ROAD

RUTLAND ROAD

BEDFORD ROAD

WINDSOR ROAD

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WANSTEAD NORT

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NSTEAD NORTH ROAD

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BEAL ROAD

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WELLESLEY ROAD

THOROLD ROAD

THOROLD ROADA

DELA

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MYRTLE ROAD

BALFOUR ROAD

A406 NORTH CIRCU

LAR RO

AD

Not to scale - for indicative purposes only

NOTE:- Reproduced from the Ordnance Survey Map with the permission of the Controller of H.M. Stationery Office.© Crown copyright licence number 100024244 Savills (UK) Ltd.NOTE:- Published for the purposes of identification only and although believed to be correct accuracy is not guaranteed.

NTL

MLW

6.4m

6.4m

7.9m

9.8m

7.6m

7.0m

TCPs

BridgeIlford

ILFORD HILL

PRIOR ROAD

RODEN STR

EET

Roden Way

Ilford Quarter(Developed by Durkan)

39

11

Mill House

57

PH

2

18

El Sub Sta

1 to 3

11

Caxton Place

16

2to14

Beck

etts Hou

se

1 to 34

Redstart Mansions

Roding

1 to 33

Court

Depot

PH

80

31

Shelter

1to 6

7 to15

IconBuilding1 to 152

Store

0m 10m 20m 30m

Ordnance Survey © Crown Copyright 2019. All rights reserved.Licence number 100022432. Plotted Scale - 1:1250

NN

T H E P R O P E R T Y

Becketts House and 1-3 Caxton Place are two office buildings situated on the south side of Ilford Hill set across a site approximately 0.27 hectares (0.66 acres) in size. To the west of the site is the River Roding and to the south, Roden Street. To the east is Ilford Quarter, a development site which is currently under construction and to the north is Ilford Hill.

4


A406

A406

A503

A501

A406

A406

A12

A13

A13

A20A23A24

A20

A13

A12

ROMFORD

SEVEN KINGS

CHADWELLHEATH

DAGENHAMBARKING

HORNCHURCH

BRENTWOOD

STAPLEFORDABBOTTS

STANFORDRIVERS

WOODFORD

CHIGWELL

UPMINSTER

WALTHAMSTOW

STRATFORD

CANARYWHARF

CITYAIRPORT

CITY OFLONDON

WOODGREEN

BARNETENFIELD

HOLLOWAY

DARTFORDEAST DULWICH

CENTRALLONDON

A12

A12

A10

A41A10

A2

A2

A3

A1

A10

M25

M25

M25

M11

ILFORD

LIVERPOOLSTREET

L O C AT I O N

Ilford is a rapidly evolving East London town which has seen significant redevelopment in recent years following the success of the nearby Olympic Park redevelopment in Stratford, and since being named as a station on the new Elizabeth (Crossrail) train line.

• Centrally situated within Ilford town centre.

• The Exchange, the main shopping centre is within close proximity, which provides over 90 retailers including M&S, TK Maxx, Next, H&M, New Look and Sports Direct.

• Westfield Stratford, which is one of Europe’s largest shopping centres with a total floorspace of around 1.9m sq ft, is located approximately 3.3 miles (5.3 km) to the west.

• Excellent transport links, providing easy access west towards Central London and east towards Goodmayes, Romford and Essex.

Not to scale - for identification purposes only

STRATFORD WESTFIELDCGI OF ILFORD STATION – SOURCE: CROSSRAIL ILFORD HIGH ROAD

5


C O N N E C T I V I T Y

• Located approximately 0.2 miles (0.3 km) south west of Ilford National Rail station.

• Services to Stratford Station in 9 minutes and London Liverpool Street station in 17 minutes (Source:TFL).

• Ilford Station to be a stop on the new Elizabeth Line (Crossrail) service.

• Crossrail will run from Shenfield to Reading via Central London.

• Numerous bus routes connecting Ilford to Barking in the south, Redbridge to the north, Seven Kings to the east and Manor Park to the west.

• The North Circular Road (A406) is situated approximately 50 metres to the west, and the A12 approximately 2.0 miles (3.2 km) to the north.

(Source: TFL)

KEY: BAKERLOO LINE

CENTRAL LINE

CIRCLE LINE

DISTRICT LINE

HAMMERSMITH & CITY LINE

JUBILEE LINE

METROPOLITAN LINE

NORTHERN LINE

PICCADILLY LINE

VICTORIA LINE

LONDON OVERGROUND LINE

DLR LINE

ELIZABETH LINE

(CROSSRAIL)

TA

PLO

W

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AD

ING

TW

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OR

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AID

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HE

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BU

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LAN

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ITE

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CU

ST

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HO

US

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AB

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HEATHROWAIRPORT

LONDONPADDINGTON

EALING BROADWAY

TOTTENHAMCOURT ROAD

LIVERPOOLSTREET

STRATFORD

MA

RY

LAN

D

FO

RE

ST

GA

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MA

NO

R P

AR

K

SH

EN

FIE

LD

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GO

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BR

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TW

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ILFORDE L I Z A B E T H L I N E /C R O S S R A I L

STRATFORD 9 mins

TOTTENHAM COURT ROAD 22 mins

EALING BROADWAY 36 mins

LIVERPOOL STREET 17 mins

PADDINGTON 28 mins

HEATHROW TERMINAL 5 58 mins

JOURNEY TIMES FROM ILFORD ON THE ELIZABETH LINE:

CGI OF ILFORD STATION – SOURCE: CROSSRAIL

6


ILFORD PLAZA / HARRISON GIBSON - 193-207 HIGH ROAD

Developer: Lumina Real Estate CapitalStatus: Consented subject to the signing of the Section 106No. of Residential Units: 290

ILFORD EXCHANGE

Developer: Capital & RegionalStatus: Consented No. of Residential Units: 214

ILFORD RETAIL PARK - 261-275 HIGH ROAD

Developer: MontreauxStatus: Pre-Planning - Acquired by Montreaux in 2018No. of Residential Units: circa 850

BODGERS OF ILFORD - ONE STATION ROAD

Developer: Access Self StorageStatus: Planning submitted for a 42 storey tower delivering a build to rent schemeNo. of Residential Units: 380

METRO TOWER - 226-244 HIGH ROAD

Developer: Xyan Holdings Ltd Status: Resolution to grant for a residential led part 25, 12 and 6 storey scheme No. of Residential Units: 120

HORIZON - 51-69 ILFORD HILL

Developer: U+I – Bulk purchased by IP Global prior to constructionStatus: Construction completedNo. of Residential Units: 122

74-76 HIGH ROAD

Developer: Investec Property InvestmentsStatus: Planning submitted for a residential led 10 & 19 storey schemeNo. of Residential Units: 117

THE PARAGON - 39 ILFORD HILL

Developer: Swan Housing AssociationStatus: Under constructionNo. of Residential Units: 141

PIONEER POINT - 1-5 WINSTON WAY

Developer: Kennedy WilsonStatus: Construction completed in 2012 – All rental unitsNo. of Residential Units: 294

THE ICON BUIDLING - 39 ILFORD HILL

Developer: Galliard HomesStatus: Construction completed - Sales completed in 2009No. of Residential Units: 223

SAINSBURY’S - 33 RODEN STREET

Developer: J Sainsbury plcStatus: Consented - Replacement Sainsbury’s store at ground floor and residential aboveNo. of Residential Units: 683

ILFORD QUARTER - 60-70 RODEN STREET

Developer: Durkan & M&GStatus: Under constructionNo. of Residential Units: 354

I L F O R D D E V E L O P M E N T S I T E S KEY: CONSTRUCTED & UNITS SOLD

UNDER CONSTRUCTION

CONSENTED

IN PLANNING

7


E X I S T I N G B U I L D I N G S

• Becketts House and 1-3 Caxton Place are a suite of purpose built 1990’s office buildings located on the south side of Ilford Hill.

• Becketts House extends to a total of 3,897 sq m (41,943 sq ft) NIA.

• 2-3 Caxton Place extends to 1,045 sq m (11,249 sq ft) NIA.

• N.B 1 Caxton Place is adjacent and was sold off on a long leasehold at a peppercorn rent in June 1998.

TOTAL NIA (SQ M)

TOTAL NIA (SQ FT)

ANNUAL TOTAL COMBINED RENT

4,942 53,192 £732,064

T E N A N C Y S C H E D U L E

BECKETTS HOUSE

UNIT NO. TENANT AREA (SQ M)

AREA (SQ FT)

RENT (PER ANNUM)

LEASE EXPIRY

BREAK OPTION INSIDE / OUTSIDE THE ACT

Part Ground Floor Partnership of East London Co-operatives (PELC) Ltd

113 1,181 £20,000 31/08/2019 n/a Outside

Part 1st Floor Vacant 263 2,830 £0 n/a n/a n/a

Part 1st Floor Numerica Risk Management & Consulting Ltd

332 3,580 £53,700 27/02/2022 20/02/2020 Mutual break on 3

months’ notice

Outside

Unit 2nd Floor & Server Room on 3F

Redbridge Clinical Commissioning Group

676 7,696 £153,920 30/08/2019 n/a Outside

Unit 3rd Floor & Server Room on GF

Partnership of East London Co-operatives (PELC) Ltd

639 6,875 £101,940 31/08/2019 n/a Outside

Unit 4th Floor Redbridge Clinical Commissioning Group

653 7,031 £140,620 30/08/2019 n/a Outside

Unit 5th Floor Redbridge Clinical Commissioning Group

479 5,159 £103,180 30/08/2019 n/a Outside

Unit 6th Floor Vacant 315 3,387 £0 n/a n/a n/a

Unit 7th Floor Hays Specialist Recruitment Ltd

264 2,842 £37,505 31/08/2019 n/a Outside

Unit 8th Floor Care Nexus Ltd 112 1,202 £17,429 08/07/2020 n/a Outside

Sub-Total £628,294

2-3 CAXTON PLACE UNIT NO. TENANT AREA

(SQ M)AREA

(SQ FT)RENT (PER ANNUM)

LEASE EXPIRY

BREAK OPTION INSIDE / OUTSIDE THE ACT

Unit 2a, 1st Floor, Caxton Place

Numerica Risk Management & Consulting Ltd

152 1,640 £24,600 27/02/2022 27/02/2020Mutual break on 3

months’ notice

Outside

Unit 2, 2nd Floor, Caxton Place

PSI Services (UK) Ltd 155 1,667 £30,000 19/06/2021 20/06/2019 Outside

Unit 2, 3rd - 4th Floor, Caxton Place

Vibrance 305 3,278 £49,170 17/12/2021 n/a Inside

Unit 3, Caxton Place Vacant 433 4,664 £0 n/a n/a n/a

Sub-Total £103,770


8



BECKETTS HOUSE

3 CAXTON PLACE

2 CAXTON PLACE

1 CAXTON PLACE

AERIAL IMAGE OF SITE LOOKING NORTH

9


BECKETTS HOUSE BECKETTS HOUSE

BECKETTS HOUSE

CAXTON PLACE CAXTON PLACE

10


P L A N N I N G

A Prior Approval application (Reference Number: 0812/19) for the site was submitted on 1st March 2019. In line with planning policy, confirmation of the change of use is due within 56 days.

“Change of use from offices (B1(a)) to 108 residential units (C3)”.

• 57 x studios, 47 x 1-beds and 4 x 2-beds

• 128 secure cycle spaces

• 78 existing car parking spaces which will remain

Within the jurisdiction of the London Borough of Redbridge.

Does not sit within a conservation area, nor are there any statutorily or locally listed buildings on or near to the site.

CIL & SECTION 106The proposed development will not be subject to any CIL, Section 106 contributions or provide any affordable housing.

PARKING UNDER BECKETTS HOUSE PARKING UNDER CAXTON PLACE

1-3 CAXTON PLACE

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P R O P O S E D F L O O R P L A N S

BECKETTS HOUSE 00 MV

Revisions:

Do not scale this drawing. Contractor to confirm alldimensions on site. Notify architect immediately of anydiscrepancies.

Job number

Status

Drawing number Revision

Drawing Title

Drawn by Checked by Scale

Client

Project

Key Plan

Winchester House 1-3 Brixton Road London SW9 6DET 020 7251 0781 W formationarchitects.co.uk

For Planning

IlfordCaxton Place and Becketts House

Bellwether Properties

Becketts HouseGround Floor Plan

MV MR 1:200@A3

6707 D2100 05

Proposed cycle store100 cycle spaces

Parking below

14 parking spaces

Lobby

Plant

0 62

m

4

Plant areaTBC

Storage

29.11.18 Drawn01 MV 12.12.18 Drawn02 MV 21.12.18 Drawn03 MV Drawn22.01.19

Note: This drawing is based on an amalgamation of the surveys / information carried by Plowman Craven, Tiger Developments and Cubico

04 MV Drawn14.02.19

Loadingbay

27 28 29 30 31 32

33353637383940

41

42

43

44

34

05 MV For Planning27.02.19

GROUND FLOOR PLAN

00 MV

Revisions:


Job number

Status


Drawing Title


Client

Project

Key Plan


For Planning



Becketts HouseSecond and Third Floor Plan

MV MR 1:200@A3

6707 D2102 05

0 62

m

4

29.11.18 Drawn

2.1

2.2

2.3

2.4

2.5

2.7

2.9

2.6

2.10

2.11 2.12 2.13

01 MV 12.12.18 Drawn

2.14

02 MV Drawn21.12.18

2.8

03 MV Drawn22.01.1904 MV Drawn14.02.19



SECOND FLOOR PLAN

00 MV

Revisions:


Job number

Status


Drawing Title


Client

Project

Key Plan


For Planning



Becketts HouseFirst Floor Plan

MV MR 1:200@A3

6707 D2101 05

1.1

1.4

1.5

1.7

1.9

0 62

m

4

29.11.18 Drawn

1.6

1.10

1.111.12 1.13

01 MV 12.12.18 Drawn

1.2

1.3

02 MV Drawn21.12.18

1.8

03 MV Drawn22.01.1904 MV Drawn14.02.19



FIRST FLOOR PLAN

For indicative purposes only

00 MV

Revisions:


Job number

Status


Drawing Title


Client

Project

Key Plan


For Planning



Becketts HouseBasement Plan

MV MR 1:200@A3

6707 D2199 01

13 parking spaces

13 parking spaces

Plant

Proposedbin store

Storage

0 62

m

4

Storage

14.02.19 Drawn

Plant

Plant

Ramp

Sloping floor / ramp

Note: This drawing is based on the survey from Malcolm Hollis

01

02030405060708

09

10

11

12 13

2223

242526

14 1516 17

18 1920 21


BASEMENT FLOOR PLAN

N

12



BECKETTS HOUSE

00 MV

Revisions:


Job number

Status


Drawing Title


Client

Project

Key Plan


For Planning



Becketts HouseFifth Floor Plan

MV MR 1:200@A3

6707 D2105 05

0 62

m

4

29.11.18 Drawn

5.1

5.2

5.5

5.3

5.6

5.7 5.8 5.9

01 MV 12.12.18 Drawn

5.10

02 MV Drawn21.12.18

5.4

03 MV Drawn22.01.1904 MV Drawn14.02.19



FIFTH FLOOR PLAN

00 MV

Revisions:


Job number

Status


Drawing Title


Client

Project

Key Plan


For Planning



Becketts HouseSixth Floor Plan

MV MR 1:200@A3

6707 D2106 05

0 62

m

4

29.11.18 Drawn

6.16.26.3

6.4 6.5 6.6

01 MV 12.12.18 Drawn

6.7

02 MV Drawn21.12.1803 MV Drawn22.01.1904 MV Drawn14.02.19



SIXTH FLOOR PLAN


00 MV

Revisions:


Job number

Status


Drawing Title


Client

Project

Key Plan


For Planning



Becketts HouseFourth Floor Plan

MV MR 1:200@A3

6707 D2104 05

0 62

m

4

29.11.18 Drawn

4.1

4.2

4.3

4.4

4.5

4.7

4.9

4.6

4.10

4.11 4.12 4.13

01 MV 12.12.18 Drawn

4.14

02 MV Drawn21.12.18

4.8

03 MV Drawn22.01.1904 MV Drawn14.02.19



FOURTH FLOOR PLAN

00 MV

Revisions:


Job number

Status


Drawing Title


Client

Project

Key Plan


For Planning



Becketts HouseSecond and Third Floor Plan

MV MR 1:200@A3

6707 D2102 05

0 62

m

4

29.11.18 Drawn

2.1

2.2

2.3

2.4

2.5

2.7

2.9

2.6

2.10

2.11 2.12 2.13

01 MV 12.12.18 Drawn

2.14

02 MV Drawn21.12.18

2.8

03 MV Drawn22.01.1904 MV Drawn14.02.19



THIRD FLOOR PLAN

N

13



BECKETTS HOUSE


EIGHTH FLOOR PLAN

00 MV

Revisions:


Job number

Status


Drawing Title


Client

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Key Plan


For Comment



Becketts HouseEighth Floor Plan

MV MR 1:200@A3

6707 D2108 04

0 62

m

4

29.11.18 Drawn

8.1

8.2

12.12.1801 MV Drawn02 MV Drawn21.12.1803 MV Drawn22.01.1904 MV Drawn14.02.19


00 MV

Revisions:


Job number

Status


Drawing Title


Client

Project

Key Plan


For Planning



Becketts HouseSeventh Floor Plan

MV MR 1:200@A3

6707 D2107 05

0 62

m

4

29.11.18 Drawn

7.17.2

7.3

7.4 7.5

01 MV 12.12.18 Drawn

7.6

02 MV Drawn21.12.1803 MV Drawn22.01.1904 MV Drawn14.02.19



SEVENTH FLOOR PLAN

N

14


Beck

etts

Hou

seBr

idge

00 MV

Revisions:


Job number

Status


Drawing Title


Client

Project

Key Plan


For Planning



Caxton PlaceSecond Floor Plan

MV MR 1:200@A3

6707 D2112 04

21.12.18 Drawn

A.2.2

A.2.1

A.2.3

01 MV 09.01.19 Drawn

B.2.1B.2.2

B.2.4

B.2.3

02 MV 28.01.19 Drawn03 MV 14.02.19 Drawn

Note: This drawing is based on an amalgamation of the surveys / information carried by Plowman Craven and Cubico

04 MV 27.02.19 For Planning

0 62

m

4

FIRST, THIRD AND FOURTH FLOOR PLAN

SECOND FLOOR PLAN


GROUND FLOOR PLAN


2-3 CAXTON PLACE

Beck

etts

Hou

seBr

idge

00 MV

Revisions:


Job number

Status


Drawing Title


Client

Project

Key Plan


For Planning



Caxton PlaceGround Floor Plan

MV MR 1:200@A3

6707 D2110 05

17 parking spaces

Proposedbin store

Plant

21.12.18 Drawn01 MV 09.01.19 Drawn

Proposed cycle store28 cycle spaces

02 MV 28.01.19 Drawn

Storage


03 MV 14.02.19 Drawn

LoadingBay

01

02 03 04 0506 07 08 09 10 11

121314151617

04 MV 27.02.1905 MV 01.03.19 For Planning

Drawn

0 62

m

4

Beck

etts

Hou

seBr

idge

00 MV

Revisions:


Job number

Status


Drawing Title


Client

Project

Key Plan


For Planning



Caxton PlaceFirst,Third and Fourth Floor Plan

MV MR 1:200@A3

6707 D2111 04

21.12.18 Drawn

A.1.2B.1.2

A.1.1

A.1.3

01 MV 09.01.19 Drawn

B.1.3

02 MV 28.01.19 Drawn

B.1.1

B.1.4

03 MV 14.02.19 Drawn


04 MV 27.02.19 For Planning

0 62

m

4

N

15


BECKETTS HOUSE AREA SCHEDULE

TOTAL GIA (SQ M)

TOTAL GIA (SQ FT)

5,050 54,358

TOTAL NSA

FLOOR UNITS SQ M SQ FT

1 13 578 6,221

2 14 640 6,888

3 14 640 6,888

4 14 616 6,629

5 10 425 4,575

6 7 285 3,068

7 6 250 2,690

8 2 111 1,195

Total 80 3,545 38,154

UNIT MIX

STUDIO 1 BED 2 BED

Number of Units 33 (41%) 43 (54%) 4 (5%)

Total 80

2 & 3 CAXTON PLACE AREA SCHEDULE

TOTAL GIA (SQ M)

TOTAL GIA (SQ FT)

1,537 16,544

TOTAL NSA

FLOOR UNITS SQ M SQ FT

1 7 262 2,820

2 7 259 2,788

3 7 262 2,820

4 7 262 2,820

Total 28 1,045 11,248

UNIT MIX

STUDIO 1 BED

Number of Units 24 (86%) 4 (14%)

Total 28

N.B 1 Caxton Place is not included within the Permitted Development application that has been submitted. (see aerial image on page 8)


P R O P O S E D R E S I D E N T I A L A R E A S

COMBINED TOTAL FLOORSPACE

TOTAL UNITS TOTAL GIA (SQ M) TOTAL GIA (SQ FT) TOTAL NSA (SQ M) TOTAL NSA (SQ FT)

108 6,587 70,902 4,590 49,402

16


A D D I T I O N A L D E V E L O P M E N T P O T E N T I A L

Formation Architects have developed plans for further massing options in addition to the Prior Approval scheme, subject to the necessary consents.

OPTION 1 – ADDITIONAL UNITS ON 2&3 CAXTON PLACE

• One storey extension above • Providing an additional 563 sq m (6,060 sq ft) GIA • Increase total residential units to 117, providing an additional 9 units

(below the Council’s affordable housing threshold of 10 units or more)

OPTION 2 – ADDITIONAL UNITS ON BECKETTS HOUSE AND 2&3 CAXTON PLACE

• Four storey extension to Becketts House and 2 storey extension to 2&3 Caxton Place• Providing an additional 3,063 sq m (36,679 sq ft) GIA on Becketts House and 922 sq

m (9,924 sq ft) GIA on 2&3 Caxton Place• Increase total residential units to 148, providing an additional 40 units

INDICATIVE CGI INDICATIVE CGI

1 CAXTON PLACE1 CAXTON PLACE

17


S E R V I C E S

The properties are connected to mains water, gas and drainage, although these have not been tested. It will be the responsibility of the purchaser to determine whether the current supplies are adequate for their proposed use of the property following purchase.

E P C

The EPC rating for Becketts House is F147 and the EPC rating for 2&3 Caxton Place is C67. Further information can be found in the online data room.

VAT

The properties are elected for VAT.

VIEW FROM BECKETTS HOUSE LOOKING WEST

18


M E T H O D O F S A L E

The property is for sale freehold by way of informal tender (unless sold prior).

P R O P E R T Y V I E W I N G S

The property may be inspected strictly by appointment only through the Vendor’s sole selling agent, Savills UK.

F U R T H E R I N F O R M AT I O N

A dedicated project data room has been set up and interested parties are able to register for login details at: www.savills.com/beckettshouse

BECKETTS HOUSE

PARKING UNDER CAXTON PLACE

CAXTON PLACE

1 CAXTON PLACE

19


C O N TA C T S

Alex Soskin MRICS+44 (0) 207 409 9993

[email protected]

Edward De Jonge MRICS+44 (0) 207 016 3849 [email protected]

Hugh Bushell MRICS+44 (0) 207 075 2860 [email protected]

IMPORTANT NOTICESavills and their clients give notice that:

1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.

2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

Sale particulars produced April 2019.

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