For Sale
Maidenhead Nicholsons House, Nicholsons Walk, Maidenhead, Berkshire, SL6 1LD
Leasehold Office Investment and Residential Development Opportunity
Key Features
- Comprising a seven-storey office building comprising a Total (NIA) of 2,473.73 sq m (26,627 sq ft) of Office Accommodation
- Comprising a Total (GIA) of 3,469 sq m (37,340 sq ft)
- Guide Price reflects a low Capital Value psf (NIA) below £100psf
- The property benefits from Permitted Development rights to create 42 no. residential units
- Held on a lease for 999 years from 24.12.1990 at a fixed ground rent of a peppercorn per annum
- Includes Car Parking in a multi-storey car park close by
- Car Park (MSCP) Leasehold. Held on a lease for 145 years from 31.12.1990 at a fixed ground rent of £1 per annum
- VAT is applicable
Read More
Acquisition Cost
| Purchase Price | £2,500,000 |
| Stamp Duty | £114,500 |
| Agent's Fee (1.5%+vat ) | £45,000 |
| Legal & Misc | £10,000 |
| Total Acquisition Cost | £2,670,000 |
VAT (Refundable)
| VAT Payable @ 20% of £2.5m | £500,000 |
| VAT Cash Contribution - 25% of £500k | £125,000 |
| Finance cost on VAT for 6 months for £375k @ 12% APR | £45,000 |
Cash Invested
| 40% Deposit at Purchase | £1,000,000 |
| Stamp Duty | £114,500 |
| Retained Interest for 12m @ £1.5m | £180,000 |
| 25% of £500k VAT due | £125,000 |
| Agent & Legal | £55,000 |
| Professionals / B.R / Structural / QS / MS etc. | £100,000 |
| Mobilization Fund | £200,000 |
| Misc | £100,000 |
| Total | £1,875,000 |
Profit
| Profit (Estimated) | ||
| GDV (Sale Price) | £13,752,000 | |
| Interest on Purchase 18m | £180,000 | |
| Interest on VAT Loan for 6 mth | £45,000 | |
| Sales Agent + Legal (2%) | £275,000 | |
| Acquisition costs | £2,670,000 | |
| Development Costs | £6,076,000 | |
| Total Costs: | 9,246,000 | |
| Profit | £4,506,000 | |
Return on Investment
| ROI (Estimated) | |
| Cash Invested | £1,875,000 |
| Profit Earned | £4,506,000 |
| Profit for JV Partner | £2,253,000 |
| Total ROI | 240% |
| ROI for JV Partner | 120% |
Gross development Valuation / APPRAISAL
| Units Type (Flats) | Number of Units |
| One Bed (1 person) | 15 |
| One Bed (2 person) | 6 |
| Two Bed (3 person) | 7 |
| Two Bed (4 person) | 14 |
| Total Units | 42 |
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| Gross Development Value (Collective) | |||||
| Units | Level | Description | GIA m2 | NIA m2 | Value |
| Basement | Plant | 56.3 | £ | ||
| Ground | Reception | 58.5 | |||
| Mezzanine | Plant | 71.6 | |||
| 6 | 1st | NHS finishing 2025 | 455.9 | 349.7 | £1,923,000 |
| 6 | 2nd | Vacant | 456 | 354.3 | £1,948,000 |
| 3rd | Office | 50.63 | 50.63 | £278,000 | |
| 6 | 3rd | Vacant | 405.27 | 303.7 | £1,670,000 |
| 6 | 4th | NHS finishing 2025 | 455.9 | 352.3 | £1,937,000 |
| 6 | 5th | NHS finishing 2025 | 455.9 | 354.4 | £1,949,000 |
| 6 | 6th | Vacant | 455.9 | 354.6 | £1,950,000 |
| 6 | 7th | Vacant | 455.9 | 354.1 | £1,947,000 |
| 8th | Plant | 91.2 | |||
| Roof | Vodafone Ltd | £150,000 | |||
| Total: | Sale@£5500/m2 | 3469 | 2474 | £13,752,000 | |
| Gross Rental Value (Collective) | ||||
| Units | Level | Description | Sqm | Value |
| Basement | Plant | 56.3 | £ | |
| Ground | Reception | 58.5 | ||
| Mezzanine | Plant | 71.6 | ||
| 6 | 1st | NHS finishing 2025 | 455.9 | £141,500 |
| 6 | 2nd | Vacant | 456 | £141,500 |
| 3rd | Office | 50.63 | £13,250 | |
| 6 | 3rd | Vacant | 405.27 | £128,250 |
| 6 | 4th | NHS finishing 2025 | 455.9 | £141,500 |
| 6 | 5th | NHS finishing 2025 | 455.9 | £141,500 |
| 6 | 6th | Vacant | 455.9 | £141,500 |
| 6 | 7th | Vacant | 455.9 | £141,500 |
| 8th | Plant | 91.2 | ||
| Roof | Vodafone Ltd | £15,700 | ||
| Total: | @ 7.32% Yield |
£1,006,000 | ||
DEVELOPMENT Costs (Estimates)
| Item | Description | Amount £ |
| Legals | £20,000 | |
| Professionals / Architect | 3% of Construction Cost | £144,000 |
| Construction / Refurb | 3,191 m2 @ £1,500 | £4,787,000 |
| Insurances | 0.5% of Construction costs | £24,000 |
| Finance Cost | 18% @ 1% per month | £861,000 |
| CIL | To be verified? | £0 |
| Contingency | 5% of Construction Cost | £240,000 |
| Total | £6,076,000 |
FULL PLANNING
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| Planning Application Search (Ref: 24/01604/FULL) | |
| Planning Approved - Decision Notice - 24/01604/FULL |
LEGAL PACK
SALE - MARKETING
| Floor | Apartments Available | |||||
| 1st | 1 | 2 | 3 | 4 | 5 | 6 |
| 2nd | 7 | 8 | 9 | 10 | 11 | 12 |
| 3rd | 13 | 14 | 15 | 16 | 17 | 18 |
| 4th | 19 | 20 | 21 | 22 | 23 | 24 |
| 5th | 25 | 26 | 27 | 28 | 29 | 30 |
| 6th | 31 | 32 | 33 | 34 | 35 | 36 |
| 7th | 37 | 38 | 39 | 40 | 41 | 42 |
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Sales Schedule Details? |
Completion
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Final Certificate for Building Regulations Approval - ? |
| Electric Installation Certificate - ? |
| Electric Completion Certificate - ? |
| Plumbing Installation Certificate - ? |
| EPC Certificate - ? |
| Fire Risk Assessment - ? |
| NHBC Insurance - ? |
Planning Conditions
| No. | Summary | Specialist Consultant | Fee | Status |
| 1. | Permission Expires on 5th July 2027 | CBC - Complete Building Control | TBA | Notice to be served to council |
| 2. | The use hereby permitted shall not commence until the 5no. vents to the existing roof as shown on the plans submitted with the application and granted planning permission by the Local Planning Authority on 8 August 2024 as part of development within the application ref. 24/01604/FULL have been installed in accordance with the approved details. The vents shall thereafter be retained. | |||
| 3. | No part of the development shall be occupied until covered and secure cycle parking facilities have been provided in accordance with the approved drawing. These facilities shall thereafter be kept available for the parking of cycles in association with the development at all times. | |||
| 4. | No part of the development shall be occupied until the refuse bin storage area and recycling facilities have been provided in accordance with the approved drawing. These facilities shall be kept available for use in association with the development at all times. | |||
| 5. | Prior to commencement of development, details of the measures to be taken to acoustically insulate all habitable rooms of the development against external noise, together with details of measures to provide ventilation to habitable rooms, shall be submitted to and approved in writing by the Local PGCLAZ Planning Authority. The approved measures shall be carried out and completed prior to the occ of the development for residential purposes and thereafter retained. |
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| 6. |
The development hereby permitted shall be carried out in accordance with the approved plans listed below:
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Disclaimer
Valuations & Appraisals by Sleek are strictly estimates only and you should use them on that basis. The valuation Model analyses prices for equivalent properties sold or sold in the area. These properties may differ in ways that we do not or cannot consider. Valuations are subjective and based on market forces, which may change. Valuations must not be used for property sale, purchase, mortgage or related purposes. You should seek a professional valuation from a qualified surveyor before deciding whether to buy or sell a property. We shall not be liable for any losses you or anyone else suffer due to relying on the valuations. This includes not being liable for any loss of property, loss of bargain, loss of capital through over-payment or under-sale or for any indirect, special or consequential loss.