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LIVERPOOL LI 1QR Landmark Freehold Prime Retail And Leisure Opportunity in the Heart of the City Centre

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Landmark Freehold Prime Retail And Leisure Opportunity in the Heart of the City Centre

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INVESTOR OPPORTUNITY OVERVIEW

• Liverpool is one of the UK’s major commercial districts and one of the major retail destinations in the North West.

• Liverpool is the fastest growing UK City outside of London.

• The City is the dominant retail centre in the catchment with a primary population of 3.65 million people ranking 3rd in the UK in terms of retail spend

• 67.3 m tourists visit the city every year adding £4.9 billion per annum to the economy.

• The property is held freehold.

• Clayton Square is situated in the heart of Liverpool, benefiting from frontage onto the prime pitch of Church Street.

• Opposite Liverpool Central Station and 150m from Liverpool Lime Street.

• Annual footfall of over 6.5 million people past Clayton Square.

• The property has been significantly reconfigured to provide 172,739 sq ft of 19 modern and well configured high street and leisure units.

• Leases have been rebased over the past 24 months with several new lettings including B&M and Tesco’s providing excellent prospects for future rental growth.

• Anchored by a 49,257 sq ft Boots flagship store.

• Strong occupier demand from retail and leisure operators.

• B&M have recently opened a new 15,107 sq ft store.

• Further scope to enhance value by letting 20,324 sq ft on the first floor to a leisure operator.

• Future opportunity to create additional massing on the site.

• The property has a WAULT to expiry of 21.4 years and 5.2 to anticipated breaks.

• The gross income is £2,102,449 per annum with current net passing income of £2,006,287 per annum

We are instructed to seek offers in excess of £21,000,000 (Twenty one million pounds), subject to contract and exclusive of VAT, which reflects a net initial yield of

8.94% after allowing for standard purchaser’s costs. A sale price at this level would

***

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03

LEEDS ST

NEW QUAY

TH

E STRAND

HANOVE R ST

DUKE ST

DUKE ST

BERRY ST RANELAGH ST

RENSHAW ST

BROW NLOW HILL

MOUNT PLE ASANT

RODN EY ST

RUSSELL ST

CLARENCE ST SEY

MOUR ST ST ANNES ST

N ORTO

N ST

HOP EST

TS ESIDARAP

WILLIAM BROWN ST

LONDON RD

PEMBROKE RD HUNTER ST NEW ISLINGTO N

CHAPEL ST

TITHE

BARN ST

CROSS HALL ST B51

82

PALL MAL L

WATER ST

DALE ST

JAMES ST

LORD ST NORT H

JOHN ST

CANNING PL

CASTLE ST

VICTO RIA ST

HATTON GR D

LIM E ST

ISLINGTO N

CROSS HALL ST

BYROM ST

ST JOH

S STAN

LEY ST

WH ITECHAPE

L

WOOD ST BOLD ST

SEEL ST

SEE

L ST FLEET

ST

SLATER ST CONCERT ST

COLQ UITT ST LORD ST

CHURCH ST WILLIAM

SON ST

PARKER ST

ELLIOT ST MATHEW ST

OLD HALL ST

A665

MANN ISLAND GEORGES PIER HEAD

COPPERAS HILL

NE WTON ST LORD NELSON ST

COOK ST RUMFO

RD BIXETH ST

MOOREFIELDS

CANTERBURY ST SOHO ST

STAFFORD ST

CA KNI

ARGYLLE ST

FORREST ST YO

RK ST HENRY

ST SOUTH JOHN ST

SKELH ORNE ST LIME ST

CENTRAL

ALBERT HARTLEY QUAY OLD LEEDS ST

EAST ST

S GARDENS

ST JOHNS CENTRE

LIVERPOOL MUSEUM LIVERPOOL JOHN MOORES

UNIVERSITY

MARRIOT

JAMES ST

LIVERPOOL ONE MOORFIELDS

ROYAL LIVER BUILDING

CUNARD BUILDING

THE PORT OF LIVERPOOL BUILDING

MUSEUM OF LIVERPOOL

Lime Street Station:

Liverpool’s mainline train station, which benefits from an annual footfall of 24.4 million.

Church Street: Liverpool’s

prime retailing high street. Central Station: the busiest

underground station outside London serving 40,000 people daily (14.5 m per year).

Bold Street: Liverpool’s

vibrant, trendy high street is home to independent retailers, cafes, bars and restaurants

. Universities: Liverpool’s 3

universities attract a total of 70,000 students to the city each year.

CANTERBURY LONDONDAGENHAM

FELIXSTOWE IPSWICH

NORWICH

HUNTINGDON PETERBOROUGH LEICESTER

NOTTINGHAM

LINCOLN IMMINGHAM KINGSTON UPON HULL MANCHESTER

SHEFFIELD

LIVERPOOL

HOLYHEAD

WREXHAM DERBY

WOLVERHAMPTON BIRMINGHAM

GLOUCESTER

CHELTENHAM CARMARTHEN

SWANSEA

CARDIFF BRISTOL

SWINDON

READING DUNSTABLE

LUTON

OXFORD PRESTON

CAMBRIDGE

HARWICH

THAMESPORT COLCHESTER

CANTERBURY LONDONDAGENHAM

FELIXSTOWE IPSWICH

NORWICH

HUNTINGDON PETERBOROUGH LEICESTER

NOTTINGHAM DERBY

LINCOLN IMMINGHAM KINGSTON UPON HULL MANCHESTER

SHEFFIELD

LIVERPOOL

HOLYHEAD

WREXHAM

WOLVERHAMPTON BIRMINGHAM

GLOUCESTER

CHELTENHAM CARMARTHEN

SWANSEA

CARDIFF BRISTOL

SWINDON

READING DUNSTABLE

LUTON

OXFORD PRESTON

CAMBRIDGE

HARWICH

THAMESPORT COLCHESTER A1(M)

M62

M6

M5

M4

M4

M1

M11 M40

M25

LIVERPOOL

CONNECTIVITY

Liverpool is the second largest city in the north west of England and is situated approximately 34 miles (55 km) due west of Manchester and 18 miles (29km) north of Chester and 220 miles (354 km) to the north west of London.

Liverpool is situated on the River Mersey and has a famous history as a merchant dock which has brought added economic benefits to the area.

The city benefits from excellent road connections to the M62, M58, M67 providing access to the M6 motorway, 12 miles (19 km) to the east linking the city to Birmingham in the south and the Scottish border in the north. Manchester, Leeds and Hull are also easily accessible by the M62.

The City is well served by both overground and underground rail networks linking Liverpool to the surrounding areas.

Liverpool Lime Street station located on the Virgin West Coast Mainline and provides a frequent service to London Euston, with a fastest journey time of 2 hours. Lime Street also offers a service to Manchester Victoria and Leeds Station, with the fastest journey time of 34 minutes and 1 hour 23 minutes, respectively.

The public transport network within Liverpool is well established and the local bus network provides extensive services centring on the principal bus stations at Queens Square and Liverpool ONE.

Liverpool John Lennon Airport is one of Europe’s fastest growing airports and is located 8 miles (13 km) south of the city.

Additionally, Manchester Airport which is the 3rd busiest airport in the UK, can be reached within a one-hour drive time.

MILES

Liverpool John Lennon 8

Manchester 34.9

Birmingham 108

MILES

M62 2.5

M6 40

Birmingham 42

Manchester 130

Leeds 155

MINS

Manchester Victoria 27

Leeds 34

London Euston 35

MINS

Liverpool Lime Street 0.4 University of Liverpool 0.6

Liverpool ONE 0.9

Liverpool Central 0.9 Royal Albert Docks 1.7

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Liverpool has a primary population of 3.65 million people and an estimated shopping population of 549,000 people which ranks 3rd of the PROMIS Centres. The city has the 8th largest retail spend in the UK and generates a significant amount of expenditure from tourism. Retail spend in the city is boosted by its 70,000 students who attend Liverpool’s three universities. Additionally Liverpool is the fastest growing city in the UK outside of London (www.investinliverpool.com).

The City has 1.5 million residents, with almost 900,000 being between the ages of 16-60 years old. A higher proportion of the population is within the 15-24 category, reflecting the extensive student population which is above the national average. Furthermore 51% of Liverpool’s population (10 minute drive time) aged 16-64 are classed in the most affluent AB and C1 social grades. In addition, the population of Liverpool’s city centre has more than doubled in the past decade fuelled by a rise in young professional jobs. Source CACI

Liverpool has seen significant public and private investment in recent years culminating with Liverpool’s appointment as European Capital of Culture in 2008, completion of the Liverpool ONE Shopping Centre and the continued development of the UNESCO World Heritage Waterfront. This has all been part of an estimated £5bn of inward investment. In addition, a further £1bn of infrastructure works is planned for the city over the next few years,

ROCHDALE

20 21

22

21

20A 20 26

4 6 7

12

1 1 10

1

12 5

16 5 7

9 30

14

18

1

29

24

M53

M56

M56

M67 M58

M61

M60 M60 M66

M62

M62 M65

CHORLEY LEYLAND

ORMSKIRK

SALE

WILMSLOW KNUTSFORD BLACKBURN

OLDHAM BOLTON

BURY

MANCHESTER SOUTHPORT

FORMBY

NESTON BIRKENHEAD

LIVERPOOL

KIRKBY

RAINHILL MAGHULL

WARRINGTON WIGAN

LEIGH

WIDNE

RUNCORN ST HELENS

ELLESMERE

PORT NORTHWICH

RAINHILL

WARRINGTON WIDNES

RUNCORN ELLESMERE

PORT

CHESTER

Retail Footprint - Primary Retail Footprint - Secondary Retail Footprint - Tertiary

DEMOGRAPHICS

Liverpool is the fastest growing UK city

outside of London

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04

TOURISM AND ATTRACTIONS

Liverpool is the 5th most visited destination in the UK for overseas visitors. Tourism is a major source of economic wealth for Liverpool with an estimated 67.3 million tourists per year to the Liverpool City region in 2019, generating an estimated £4.9 billion for the local economy and supports in excess of 57,000 jobs. Liverpool’s reputation as a top tourist destination has been endorsed through being named the European Capital of Culture in 2008.

Liverpool is home to the largest collections of galleries and national museums in the UK outside of London including The World Museum, Tate Liverpool, Museum of Liverpool and The Merseyside Maritime Museum. Other attractions include Arena and Convention Centre Liverpool, The Liverpool Playhouse and the Royal Court Theatre and Liverpool and Everton Football clubs.

Liverpool FC have been hugely successful over the last couple of years having won their first Premier League Trophy in 20 years. Liverpool FC are responsible for over 100,000 tourists from abroad each season. Anfield Stadium is undergoing redevelopment which will see the stadium’s capacity increase by 7,000 to a total capacity of 61,000. This is due to be completed by summer 2022 costing £60 million.

The development of The Bramley-Moore Dock Stadium is going to be the new home of Everton FC. The stadium is anticipated to be completed in 2023 creating more than 12,000 local jobs. The estimated cost of the 52,888-seat stadium is £500 million and is predicted to boost the local economy by £1 billion.

Liverpool’s culture and heritage is at the heart of the city. The Albert Docks is a UNESCO heritage site that contains the largest single collection of Grade 1 listed buildings within the UK. The dock has been through significant regeneration since 1982 and is now home to a mixture of restaurants, hotels, bars, galleries and offices.

Major employers in the area include

Liverpool has an estimated 67.3m tourists per annum,

generating an estimated £4.9 billion for the local economy

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RETAILING IN LIVERPOOL

Liverpool city centre is one of the strongest retailing centres in the UK, ranked 3rd on the PROMIS retailing centres in terms of retail provision, providing approximately 3 million sq ft of retail space. The city hosts most of the UK major retailing brands including John Lewis, Marks and Spencer, Primark, Boots, H&M and TK Maxx.

Recent lettings have attracted Vincentius, MAC, Castore, Kenji and Sky and the world’s largest Lush store. The prime retail pitch is focused on the pedestrianised Church Street which provides an attractive shopping environment due to its wide street scape and extensive offer of retail and leisure.

Clayton Square is situated at the eastern end of Church Street at the junction of Parker Street. Parker Street forms a busy shopping thorough fare with a mix of local independent and national convenience retailers including Boots, a newly opened B&M, Tesco and Superdrug. In 2019 The Frasers Group acquired the iconic Owen building opposite Clayton square to form a new 120,000 sq ft Flannels flagship store. This further secures Clayton Square as a key retail and leisure destination within the city centre.

Bold Street lies to the east of Clayton Square and forms a vibrant location for independents and the thriving cafe and music culture for the City.

Directly opposite Clayton Square on Church Street, Australian Hotel Chain Quest have opened their first hotel in the UK and have invested £10m into the property.

The City’s principal shopping centre is Liverpool One which was opened by Grosvenor in 2008. The centre provides approximately 1.65 million sq ft of retail and leisure space. The centre benefits from anchor tenants including a 14 screen Odeon cinema which is ranked as one of the best in the country, two hotels, John Lewis, Harvey Nichols, Apple and a 36-hole adventure golf centre. A new food hall is also planned to open in late spring 2021.

Liverpool is also home to The Metquarter which was redeveloped at the end of 2018 to provide for an Everyman cinema and restaurant area. Further reconfiguration in 2020 provided a 50,000 sq ft university campus.

St John’s centre is an enclosed scheme just to the north of Clayton Square and principally provides for the value end of the market.

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06

7A

LIVERPOOL CENTRAL STATION LIVERPOOL LIME STREET STATION

EXCITING REDEVELOPMENTS AROUND CLAYTON SQUARE

LIVERPOOL CENTRAL & UPPER CENTRAL

Liverpool Central station is located 50 metres opposite the subject property. The station is Liverpool’s busiest station and serves approximately 17 million passengers per year. The station offers services to the surrounding towns such as Southport, Ormskirk, Kirby and Hunt’s Cross.

The majority of the footfall flows naturally onto Church Street, directly past the subject property.

Liverpool Central station is undergoing a full redevelopment which is due to complete in 2022. As part of the

regeneration project the developers Augur have been working alongside Network Rail to enable the expansion of the station to accommodate growing passenger numbers making it one of the busiest rail stations in the UK. On completion the site will offer a cinema operator and a range of “grab and go” retail offer. This will further enhance this part of the city centre and the wider area regeneration proposed by Liverpool City Council in its recently approved Upper Central Strategic Regeneration Framework.

Alongside Liverpool Central Station sits the Circus development, also acquired by Augur Group in 2016. The development which lies adjacent to the Knowledge Quarter (KQ) and is the core of the Upper Central which encompasses the iconic Lewis Building and forms 56 acres. Still subject to a masterplan this would provide a £2bn flagship regeneration site.

NEW FLANNELS STORE ON PARKER STREET

In addition Flannels the department store owned by The Frasers Group have recently purchased the iconic Owen building on Parker Street which was formerly occupied by Tesco. The new store will occupy seven floors over 120,000 sq ft and will open in Autumn 2021.

The store will feature an all new beauty destination, a rooftop restaurant and an entire floor dedicated to a fitness studio, activewear and Sportswear. Alongside Flannel’s ready to wear luxury fashion and streetwear, the Liverpool store will launch the first Flannels Beauty destination. The store is set to offer products from some of the most iconic names in beauty.

Flannels Store CGI

We recognise Liverpool as a powerhouse of culture and style it’s a symbolic home for Flannels”

Michael Murray

Head of Elevation - Flannels

New 120,000 sq ft Flannels Autumn 2021

Upper Central Regeneration Area Liverpool Central

Undergoing Full Redevelopment Due to complete 2022

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7A

POOL CENTRAL STATION

LIVERPOOL LIME STREET STATION

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FIRST FLOOR PLAN

ClaytonNews

VACANT MSU2

STORE

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Liverpool Central

Albert Dock Museum of Liverpool

World Museum

Liverpool Lime

Street

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SITUATION

Clayton Square sits on a prominent site at the heart of Liverpool city centre, surrounded by Ranelagh Street to the south, Parker Street and Elliot Street to the north, Church Street to the west and Great Charlotte Street to the east.

The property is in close proximity to major national retailers including TK Maxx, Primark, M&S and Next.

The property has the benefit of a covered walkway running from Ranelagh Street to Houghton Street that dissects the building on a north-south axis. This acts as a pedestrian route from Liverpool Central to St John’s and generates a significant amount of footfall through the property.

Clayton Square is also between the main pedestrian routes from Liverpool Lime Street and Central Station.

Liverpool Lime Street station is the main railway station used by 24 million passengers in 2018 and is situated to the north of Clayton Square. Central station is located to the east of Clayton Square with approximately 17 million passengers per year.

There is a bus stop located on Great Charlotte Street to the north of the property, which provides regular services to areas in the outskirts of Liverpool. Queen Street bus station located adjacent to St John Shopping Centre provides further bus routes for shoppers

09

CLAYTON SQUARE

Clayton Square was constructed in 1989 at a reported development cost of £40 million, with further significant reconfiguration in 2014. The property now consists of 172,739 sq ft of retail and leisure accommodation.

The property is predominantly outward facing towards the busy pedestrianised streets of Church Street, Parker Street and Elliot Street to the north of the property. This is one of the busiest pedestrian routes in the city leading through to Liverpool Lime Street station to Church Street.

Clayton Square is configured over basement, ground, first, second and third floors, with storage and loading on the roof deck accessed from Great Charlotte Street. The property provides 19 well configured high street and leisure units predominantly trading from the ground floor.

The property is arranged on a sloping site, resulting in the ground floor fronting Great Charlotte Street to the north east of the property, being at first floor above the units, with ground floor access from Elliot Street and the Mall. The basement accessed via Parker street provides 12,000 sq ft of storage which is now largely unused and not listed for rates or service charge. This presents further opportunity to utilise this space.

The block is anchored by a flagship Boots store at the northern end, covering 31,000 sq ft on a single ground floor level.

Boots acts as a genuine driver of footfall accessed from Elliot Street, the Mall and via a customer lift and stairs from Great Charlotte Street. Other key retailers on the ground floor include a newly configured 15,662 sq ft B&M store which opened in March 2021, Tesco Express and McDonalds.

The first floor is accessed via The Mall and Elliot Street providing accommodation for Easy Gym, Lane 7 and a further shell unit which has recent leisure occupier interest.

Servicing is accessed from Great Charlotte Street via a barrier controlled ramp leading to a service deck at roof level which also provides parking for the tenants.

Shoppers visiting Clayton Square can benefit from the use of the St John’s Shopping Centre car park.

Clayton Square provides prime retail and

leisure in the heart of Liverpool’s core

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TENURE

15.2m TCBs TCBs

TCBs TCBs LB

s TCB

Posts

Elliot S treet

s Str Case eet

GHT HOU TRE ON S ET

AT C GRE LOT HAR TRE TE S ET TYRER STREET

RANE LAG

H STR EET

H ST LEIG T REE

RCL FAI H S OUG ET TRE

IGH P LACE

PARK ER STRE

ET

IME CK L HOUG

HTON LANE 84

PH

13

PH

23

33

37 16 2

31

PH PH

5

Central Shopping

83

15 5

39

9 68

62

17 21

69

19

35 13

19

25 to 29 88 to 94

um P Lyce lace

24

32 7

38 9

PH

40 48

PH

66

11

Escula tor

67 (b ) elow

(B

4 11 to 17

o 1 11 t 4

72 70

3 to 6

3 to28

0 26

0m10m20m30m

The property is held freehold

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RENTAL ANALYSIS

5.28

AWULT 5.28 years to breaks

77%

of the Net Operating Income is very low risk. Source: Experian

21.4

AWULT 21.4 years to expiry

RENTAL TONE IN CLAYTON SQUARE

Prime rents in the city have historically been set in Liverpool ONE and Church Street. Prime rents peaked at £320 psf ZA, they have subsequently fallen back to the current level which is between £180 - £200 psf, as of December 2020.

Clayton Square has always offered a significant discount to the prime rental levels in the City, offering affordable well configured modern space.

The property has largely been rebased during the current ownership through new lettings and lease renewals. The recent letting of Tesco (£85 psf ZA) and B&M (£16.52 psf headline) both in 2020 reflect the continued retailer demand for the pitch. Overall the property is passing off £12 psf which provides affordable accommodation and an excellent base for future rental growth

19

Occupational leases which currently produce a total

Current gross contracted income is per annum

£2,102,449

£2,006,287

Current net income after the deduction of all Landlord shortfalls per annum

INCOME PROFILE TO

LEASE EXPIRY INCOME PROFILE TO BREAK

0-2 years 2-5 years 5-10 years 10-20 years 20 years +

0-2 years 2-5 years 5-10 years 10-20 years

20.1%

18.1% 42.79%

27.3% 18.8%

29.6% 26.7%

4.9% 11.8%

11

The top 5 tenants Boots, B&M, EE, Tesco and Bon Pan

Asia make up 56.4% of the total gross passing rent

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12

Proposed Massing

Proposed Massing

View from Church Street View from Liverpool Lime Street

FUTURE REDEVELOPMENT ASSET MANAGEMENT

• There is further potential to redevelop the site and create further uses on the upper floors. The current owners have commissioned a set of master plan schematics illustrating further massing on the site subject to the usual consents.

• The diversity of the large population in the city and the central location of the property provides options for a number of alternative uses such a student accommodation, residential, hotel or offices.

• The current owner has created a separate access via Parker Street to provide 20,324 sq ft of usable space

on the first floor. There are agreed terms with a well known leisure operator at a good rental level. The future owner has the option of taking forward the current offer or pursuing an alternative use angle.

• There is circa 12,000 sq ft of unused storage space in the basement, which presents further opportunity to rentalise this area.

• Let the last remaining ground floor unit 5. Interest has already been registered from both local and national operators. The current owner has also been approached on a new food format which could be accommodated within the asset.

• An opportunity to regear a number of existing leases to increase the WAULT across the asset.

• Buy in the adjoining ownerships on Church Street and Ranelagh Street to create a larger strategic ownership.

• Buy in the corner unit facing Church Street/Parker Street to create a new flagship store.

• The September 2019 Boots rent review remains outstanding (part unit 29).

• Part of the Boots store is held in their pension fund with the lease expiring in 2088. This is seen as a key holding for Boots. Given the stores importance there is potential to regear the Boots lease and remove the 2024 break option.

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SERVICE CHARGE

EPC

SURVEYS

VAT

The current annual service charge budget for the year 2020/21 is £719,741 per annum The service charge is calculated on a floor area basis and equates to £4.32 per sq ft

EPCs for the property can be provided upon request

All the surveys below are assignable and are available on the data room.

Measured survey – Hollis Global Building survey – Paragon Environmental Survey – Paragon

The property has been elected for VAT purposes. It is anticipated that the investment sale will be treated as a Transfer Of A Going Concern (TOGC).

13

We are instructed to seek offers in excess of £21,000,000 (Twenty one million pounds), subject to contract and exclusive of VAT, which reflects a net initial yield of 8.94% after allowing for standard purchasers costs. The sale price would reflect

a low capital value of £121 sq ft

***

***

For further information please contact

MARK BENNETT 07795 010 198

mbennett@klmretail.com

ROB DALES 07740 535 395 rdales@klmretail.com

ED GAMBARINI 07825 689 037

egambarini@klmretail.com

DATA ROOM

SPV

Access can be obtained upon request.

The property can be purchased either as a property transaction or corporate sale of the Jersey SPV. Further information available upon request.

CAPITAL ALLOWANCES

Available upon request.

MISREPRESENTATION ACT: KLM Retail LLP and KLM Out of Town Retail & Leisure Ltd, for themselves and for the vendors of this property, whose agents they are, give notice that (i) the particulars and any further information communicated by any means to potential purchasers of the property described in the particulars, or their advisers, in connection with the possible sale of the property are provided solely for the purpose of assisting potential purchasers in deciding whether they wish to proceed with further investigation of the property and do not constitute either the whole or any part of an invitation, offer or contract for sale of the property; (ii) all descriptions, dimensions, references to condition and necessary permissions for use and occupation and other details are given in good faith and are believed to be correct as at the date of the particulars (or the date of the relevant information if earlier). However, potential purchasers are not entitled to rely on them as statements or representations of fact but should satisfy themselves by searches, enquiries, surveys and inspections or otherwise with regard to the accuracy of such details. No responsibility or liability is or will be accepted by KLM Retail LLP and KLM Out of Town Retail & Leisure Ltd, the vendor(s) of the property or any of their respective subsidiaries, affiliates, directors, officers, representatives, employees, advisors, or agents for any loss or damage suffered by any party, resulting from reliance on the particulars or any other information communicated by any means to that party, or its advisers, in connection with the possible sale of the property. No person in the employment of KLM Retail LLP, KLM Out of Town Retail & Leisure Ltd or the vendor(s) has authority to make or give any representation or warranty, express or implied, in relation to the property. References to KLM Retail and KLM Out of Town Retail Ltd include any joint agents acting with KLM Retail LLP and KLM Out of Town Retail & Leisure Ltd. April 2021 .

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References

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