Troyes Designer Outlet France
Leading Designer Outlet Centre Investment
Troyes Designer Outlet Contents 05 Investment Summary 06 Location 08 Socio Economic Profile 10 Outlet Centre Retailing 12 Situation 16 Description 18 Planning 19 Tenure 20 Tenancies 22 Major Asset Management Initiatives 25 McArthurGlen Designer Outlets 27 Proposal
Defensive asset class with excellent tenant line-up. Over 200 designer and high street brands at discounts of up to 70% in an attractive ‘village’ environment. Circa 3 million visitors each year. Total sales for the first 5 months of 2009 up 9.6% and like for like sales up 4.2%. France’s largest designer outlet in a market where per capita provision is one of the lowest in Europe and new developments are limited.
Troyes Designer OUTlet
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To Paris
D610 Rocade To Dijon / Reims To Troyes Centre Ville
N77
Troyes Designer Outlet Mall 1
Mall 2 Fidia site
Adidas
Decathlon ‘Oxylane Village’ site
Investment Summary A rare opportunity to acquire one of France’s leading
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up 4.24% against last year.
designer outlet centres. ■■
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Well located and easily accessible from Paris, Reims and
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to tenant turnover with a minimum base subject to annual
road improvements have enhanced accessibility.
indexation.
Over 200 brands in 117 stores and catering outlets
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Circa 3 million customers enjoying designer and high street brands at discounts of up to 70% in an attractive and safe village environment.
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France’s largest designer outlet - successful phase IV extension completed in 2007/08 with 26 new stores including: Calvin Klein, Swarovski, Lindt, Geox, Zadig & Voltaire, Gerard Darel, Swatch, Guess, and Mango.
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Defensive asset class and excellent security of income spread across a high number of dominant retailers.
Paris
Troyes
Low turnover rent percentage relative to new agreements in phase IV (Mall 1) offering excellent opportunity for improved lease terms.
Developed and managed for over 14 years by McArthurGlen - market leader in the outlet sector.
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High occupancy and strong income growth - rents linked
Dijon in the scenic Champagne-Ardenne region. Recent
totalling 30,000 sq m. ■■
2009 first five months total sales up 9.60% and like for like sales
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Real and significant scope for future value growth from asset management including proposals to extend and provide a more coherent link between Mall 1 and 2.
Lyon
Troyes Designer OUTlet
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Troyes designer Outlet
Voie du Bois 10150 Pont de Sainte Marie +33 (0)3 25 70 47 10 www.mcarthurglen.com
Location Troyes Designer Outlet is the dominant scheme in a town
The town has excellent access located at the junction of the A5
considered to be the centre of outlet shopping in France.
and A26 motorways. One of the main routes out of Paris the A5
Troyes is capital of the Aube département, within the
leads east from Troyes towards Dijon and Nancy. The A26 joins
Champagne-Ardenne region of north-eastern France.
the A5 just south of Troyes and provides a direct link to Reims
Located on the Seine river the town is 120 km south of Reims, 160 km north of Dijon and 150 km south-east of central
in the north. Troyes also has good rail connections with regular services direct to central Paris (Gare de l’Est) of 1hr 25 minutes.
Paris. Aube is one of the 100 départements of France with a population in excess of 300,000 and is a popular tourist destination particularly for those living in the Paris region. Troyes is a medieval town of timber framed houses, narrow streets and a beautifully preserved historical centre - it boasts a gothic cathedral, some marvellous churches, a system of boulevards shaped like a champagne cork, a Université de Lille
Technologie, and some excellent shopping opportunities. Rising from a strong link with the textile industry there
Reims
are currently still close to 150 companies in the Troyes area linked to the textile trade including a specialised research centre (ITF Maille). Major Troyes brands include Lacoste, DD, Absorba, Petit Bateau and Gil.
Paris Rennes Nantes
Nancy
Troyes Dijon
Lyon Bordeaux
Excellent transport links - easy to reach by the A26 and A5 motorways.
Toulouse
Marseille
Strasbourg
TROYES DESIGNER OUTLET
TROYES
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Troyes Designer OUTlet
Strategic location in the heart of the scenic Champagne region within easy reach of Paris, Reims and Dijon.
Socio-Economic Profile Approximately 3.1 million people live within a 90 minute drive time of the property rising to 14.9 million within 120 minutes (Source: CACI Ltd, 2009). Detailed statistics indicate a positive and relatively affluent catchment profile for the 90 minute drive time: 2007 Population by Euro ACORN Profile
Troyes
France
Highest Spenders
19.1%
15.9%
Comfortable Families and Couples
15.5%
12.1%
Families with Children
22.8%
21.2%
Young Low Income with Children
28.4%
29.0%
Older Low Income
14.2%
21.8%
Purchasing power is ahead of the national average and increases to 15% per capita above base for the 120 minute catchment. Retail spend also receives an extra boost by the significant number of tourists estimated to visit the region each year. The continued success of Troyes Designer Outlet is due to the rare, high quality and attractive retailing offer provided by the centre. A new phase IV extension to Mall 1 has increased provision in the scheme to 30,000 sq m generating a dominant and significant critical mass. There is little question that Troyes Designer Outlet together
Car Ownership
Troyes
France
Number of cars per household
1.24
1.18
Source: CACI Ltd, 2009
Troyes Designer Outlet attracts circa 3 million visitors each year.
with the wider town itself draws on a considerable catchment as a result of the strength and depth of its retail offer. A proposed Oxylane Village (Decathlon) on a site just north of the property will strengthen the location further.
The centre draws on a strong Paris catchment increasing by 5% in 2007 and 9.4% in 2008.
Tergnier
Luxembourg
Laon A1
Rouen
Beauvais Soissons
Reims
Crépy-en-Valois
Louviers
A31 Metz
Clergy
A13
Eveux
A4
Cháteau-Thierry Meaux
A4
Epernay
Pont-a-Mousson
Coulommiers
Paris
Chålons-en-Champagne
A26
Dreux
Vitry-le-François
Mennecy Etampes
Lucé Nogent-le-Rotrou A11
Avon
Romilly-sur-Seine Montereau-Fault-Yonne
Troyes
Nemours A10
Nancy
Saint-Dizier
Provins A5
Bar-le-Duc
A31
Sens A19
Chaumont
A5 N77
Châteaudun Amilly
Orléans
Auxerre Vendõme
Gien A31
A10
Drive time contours
Tours
120 minutes
14,944,835
90 minutes
3,090,240
60 minutes
689,378
Blois A71
A6 Cosne-Cours-sur-Loire
Amboise
Dijon Bessançon
Bourges
Dole Nevers
Beaune
Troyes Designer OUTlet
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Outlet Centre Retailing Troyes Designer Outlet is one of Europe’s strongest outlet centres with limited competition and an excellent line-up of dominant retailers and brands. Second in Europe by overall number of outlets the level of
Designer Outlets are symbolic of a defensive asset class.
provision per capita in France is lower than Italy, Austria, Spain
They appeal to price conscious consumers and become of even
and approximately half that of the UK.
greater importance in times of economic difficulty. At Troyes
The main attraction of designer outlet centres to consumers is summarised as follows: ■■
Value for money relative to traditional retailing
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Designer labels and high street brands at discounted prices
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Wide product range and brands in a single location
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Easily accessible with free car parking
Designer Outlet new development means retail provision is at its highest ever level, footfall numbers over recent months are up, and spend per visitor is increasing. The 2009 relaxation of French legislation on dual pricing now also gives outlet centre retailers the ability to advertise discounted goods against the original full price. This will help strengthen the distinction of outlet centres and improve consumer marketing. Troyes Designer Outlet has the widest brand offering and largest
The popularity of outlets is created by a mixture of manufacturer
floorspace of any outlet in France. Add to this the fact that current
needs and consumer requirements. Manufacturers need reliable
planning legislation in France is very ‘tight’ and we believe Troyes
channels of distribution for surplus stock and discounted
Designer Outlet should improve its current dominant status over
prices make the brand available to a wider consumer market.
the medium term.
Shoppers may convert to full price customers over time whilst manufacturers are able to control their own brand identity.
Designer labels and high street brands at discounted prices in a single location.
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Troyes Designer OUTlet
France’s largest designer outlet in a market where per capita provision is one of the lowest in Europe and new developments are limited.
Situation The property is situated in the Pont-Sainte Marie area, 10 minutes north of the town centre, in a mixed retail and commercial area. The scheme is just south of the D610 Rocade which has recently been upgraded to dual carriageway status and now provides a
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The property can be accessed from two roads: the Route National
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77 (D677) connecting Troyes with Châlons-en-Champagne to
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the north and Auxerre to the south; and the D960 Route de
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Brienne leading east towards Piney and the Natural Regional
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La Riviére-de-Corps
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La Chapelle-Saint-Luc
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junction with a direct link into the new phase IV entrance, the
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development will significantly enhance the offer of the location.
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tracks, golf driving range etc. Accessed off the same N77/D610
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includes a first phase 6,000 sq m Decathlon store, 800 parking
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successful ‘Oxylane Village’ concept on a site immediately north of the property. The building permit is currently under review and
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Decathlon received CDEC retail consent in October 2008 for their
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between the Rocade and A26 motorway just 4 km to the east.
spaces and 20 acre “terrain des sports” with football pitches, cycle
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Parc de la Forêt d’Orient. Both roads provide a direct link
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Unquestionably the dominant outlet offer for the catchment in a strengthening location.
orbital ring road for the town.
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direct link between the A5 and A26 motorways creating a fully
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Excellent location easily accessible from Troye’s recently upgraded ring road.
Troyes Designer OUTlet
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Description Designer Outlet Troyes was the first purpose built designer
Merchandising Mix
outlet to open in continental Europe. Opened in October 1995 the centre has recently been extended to circa 30,000 sq m GLA with the addition of phase IV to Mall 1. The main scheme is arranged in a circuit with parking provided centrally. Units are single storey with a covered walkway to the shop fronts, and provide a variety of unit sizes which can be relatively easily altered through amalgamation or sub-division. Servicing is segregated to the rear. Phase IV has enabled new brands to compliment the outlet’s existing offer: Calvin Klein, Swarovski, Lindt, Geox, Zadig & Voltaire, Gerard Darel, Swatch, Guess and Mango. McDonald’s have also recently relocated to a larger drive-thru unit on Mall 2. There are approximately 1,675 free car parking spaces including 38 disabled spaces giving a ratio of 1:17.9 sq m. In addition there are 10 coach spaces. Store opening hours are 10 am (9.30 am on Saturdays) to 7 pm and cater for day trade together with evening commuter traffic. Phase I
Over 200 brands in 117 stores and catering outlets.
(Mall 1)
1995
15,492 sq m
Phase II (Mall 2)
1997
3,955 sq m
Phase III (Mall 1)
2000
4,690 sq m
Phase IV (Mall 1)
2007
5,841 sq m
Total
29,978 sq m
The scheme offers flexible accommodation, free car parking and a modern safe environment. First class design, layout and retail offer including Nike, Burberry, Kenzo, Polo Ralph Lauren and Lacoste.
Troyes Designer OUTlet
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Mall 1
Mall 2
This plan is published for the convenience of identification only. Any site boundaries are indicative only and should be checked against Title Deeds.
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Planning The centre has undergone significant change and development since the original phase I authorisation to open to the public was granted on 9 October 1995. Subsequent phases and extensions have received the necessary authorisation by the relevant public authority to be used as an outlet centre. Further information is available on request.
The property is held Freehold comprising three main sites. Additional land surrounding the scheme has been bought-in to enable possible future extension / advertising space, or give control over adjoining site development.
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Troyes Designer OUTlet
Tenure
Tenancies Troyes Designer Outlet is currently let to 111 occupiers with a further
2,500,000
All tenants pay turnover rent calculated as a percentage of trading performance, subject to a Minimum Base Rent (MBR) reviewed on the 1 January each year upward only to: ■■
the previous year’s base rent plus indexation; or
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a percentage (typically 80%) of the previous year’s turnover rent.
2,000,000 1,500,000 1,000,000
Source: McArthurGlen, 2009
is fully let and brings global occupancy to 97% plus.
Income (€ Euros)
three units under offer. New in 2007/08 phase IV comprising 26 units
500,000
The budget estimate for 2009/10, including units under offer, shows a
units; and the annualisation of new tenants in 2008/09. Lease Expiry (year ended 31 March)
Some 15 tenancies include steps on base rent and/or turnover percentages. The budgeted gross income figure includes a vendor top-up for contractual steps occurring up to 31 March 2010 totalling €44,962. Additional steps worth in excess of €60,000 per annum will improve the income profile further over the next
The property has excellent security of income spread across a high number of tenants, dominated by well known national multiple retailers and high-end brands. The average unexpired term is 6.00
two to three years.
years (or 6.35 years weighted by income).
Existing tenancies have a low turnover rent percentage relative
40 out of 46 tenants (87%) that were invited to renew since
to new agreements in phase IV (7.80% compared to 9.06%) and therefore we believe offers excellent opportunity for improved lease terms on renewal or expiry.
2005/06 have done so, either within the original unit or in one of a different size.
2020
2019
2018
2017
2016
2015
2014
2013
2012
mixture of: indexation; improved leasing terms; letting of vacant
2011
2009
plus base) of €291.33 per sq m is up 5.98% on last year reflecting a
2010
full year gross income of €8,673,260. The average total rent (turnover
High occupancy and strong income growth – rents linked to turnover with a minimum base subject to annual indexation.
Tenant Trading and Sales Density
2009/10 turnover is expected to increase as a consequence of:
In 2009 the centre has performed well with total sales for the first
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full trading year of new tenants (4.40%);
five months of the year up 9.60% whilst like for like sales are up
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leasing up units (3.69%); and
4.24% against last year.
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3% like for like increase on phases I–III and 6% on phase IV (3.80%).
The average 2008/09 sales density for full year tenants in Mall 1 was €3,287 per sq m rising to €7,000–€9,000 per sq m for the best performing
Service Charge and Marketing
retailers. Phase IV is beginning to increase the scheme average showing
Both service charge and marketing budgets are fully
a 39.7% increase on last year and 13.6% like for like.
recoverable from tenants, with the exception of:
The top ten tenants have reported sales up 8.9% on last year including: Burberry, Lancel, Black & Decker, Lacoste, Eden Park, Polo Ralph Lauren, Guess, La City, Geox and Salomon.
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tenant caps (current total €115,270); and
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landlord contribution on vacant space (which at 3% totals €102,525).
The current tenant re-charge rates for 2009/10 are €59.50 per sq m for service charge and €54.50 per sq m for marketing.
2005/6
2006/7
2007/8
2008/91
2009/10 Budget2
Total GLA (sq m)
23,453
23,453
29,593
29,593
29,978
Average Occupancy
97.9%
97.2%
86.3%
91.1%
97.1%
Turnover (€)
72,256,000
71,654,000
83,008,000
83,648,000
93,601,000
Density (€ per sq m)
3,147
3,143
3,250
3,103
3,216
Gross Income (€)
5,647,000
5,707,800
6,935,000
7,575,300
8,673,2603
Rent(€ per sq m)
236.56
242.71
266.54
274.89
291.33
1. Due to calendar variations 2008/09 was a 52 rather than 53 week sales year and also excluded Easter. 2. Includes full year effect of 2009/10 asset management moves, and vendor top-up for contractural steps occurring up to 31/03/10 (totalling €44,962). 3. We estimate the current gross income as at June 2009 (ignoring steps and units under offer) is €8,260,760. 84% of the rent from retail units comprises the minimum base rent. MBR on units under offer and the vendor top-up for contractual steps amounts to an additional €267,533.
Total sales for the first 5 months of 2009 up 9.6% with like for like sales up 4.2%.
Troyes Designer OUTlet
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Major Asset Management Initiatives Troyes Designer Outlet has real and significant scope for further
Renewal of leases on improved terms
Dual Pricing
value growth driven forward by a number of opportunities across
Together with improvements in tenant mix we firmly believe
The 2009 relaxation of French legislation on dual pricing enables
the scheme:
there is upwards pressure on rents that can be exploited in
consumers to understand the outlet centre concept more clearly.
the short to medium term. Phase IV is fully let with 26 new
Retailers now have greater freedom on advertising whilst centre
agreements creating further evidence for improved lease terms:
marketing can now directly promote the offer of designer and high street
Tenant mix and asset management of under-performing tenants The tenant mix is constantly under review and a number of tenants have been identified as suitable for downsizing
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to maximise sales per sq m. There is also strong demand from tenants for representation on the scheme.
average minimum base rents of €269 per sq m against €232 per sq m on existing.
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average turnover rent percentage of 9.06% against 7.80% on the remaining 91 units.
Removal of tenant caps There are 20 lease agreements with tenant caps on either service charge and/or marketing. A number of these are now historic offering good potential to renegotiate on renewal or be bought out. The total potential saving based on the 2009/10 budget is €115,270 per annum.
brands at discounts of up to 70%. Some retailers have already started to take advantage of the new legislation but there is now also potential to market this consistently across the centre. Initial feedback from consumers has been positive which we believe will feed through to higher future visitor numbers and turnover densities for the scheme. Link to Decathlon ‘Oxylane Village’ scheme Potential to improve retailing synergy with surrounding development and create new access direct from phase IV into the proposed ‘Oxylane Village’ scheme.
Real and significant scope for future value growth.
Commercialisation We believe there is excellent opportunity to increase the amount of additional ‘mall income’ which is currently behind levels achieved on other comparable schemes. Possible initiatives include new kiosks, advertising boards, vending machines, car stands, promotions and temporary stalls.
Troyes Designer OUTlet
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Major Asset Management Initiatives FIDIA factory site and potential for phase V Discussions are currently ongoing to buy-in the FIDIA factory site – a parcel of land around 10,000 sq m connecting Mall 1 and 2.
anchor could be added. This will provide a greater link and significantly boost value for Mall 2 which is currently split from the
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A new 15 unit (2,500 sq m) phase V extension with 550 sq m
principal retail offer. The extension of Troyes Designer Outlet and proposed new phase is backed by the local authority who we understand are willing to use statutory powers available to ensure its success. Further information is available on request.
Mall 2
Phase V
Mall1
Addional Phase V extension land/car parking
McArthurGlen is the leading developer, owner and manager of designer outlet villages in Europe. The group has a portfolio of 18 designer outlets totalling 400,000 sq m and is opening a further five centres totalling 170,000 sq m in Berlin, Naples, Salzburg and Athens by the end of 2010. Partnering with more than 750 top brands McArthurGlen currently manage outlets near London, Rome, Venice, Milan, Dusseldorf, Florence, Edinburgh, York and Vienna amongst others. McArthurGlen developed and has actively managed Troyes Designer Outlet for over 14 years. Consequently the centre is maintained to an excellent standard, whilst turnover performance is constantly monitored to ensure all retailers are trading to their optimum. The current management agreement is for a term of 12 years from 31 January 2004 subject to earlier termination. McArthurGlen would be delighted to continue to manage Troyes Designer Outlet.
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Troyes Designer OUTlet
McArthurGlen Designer Outlets
Offers are invited for the freehold interest in the property. Troyes Designer Outlet is currently held by a French SARL with a Luxembourg company parent offering flexibility of ownership and potential transfer of existing debt and tax saving on acquisition.
Troyes Designer OUTlet
Proposal
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Contacts For further information please contact: Graham Collison
Antoine Grignon
T: +44 (0) 20 7152 5140 F: +44 (0) 20 7152 5381 E: graham.collison@eur.cushwake.com
T: +33 (0) 153 769 298 F: +33 (0) 153 760 525 E: antoine.grignon@eur.cushwake.com
Patrick Knapman
Olivier Gerard
T: +44 (0) 20 7152 5019 F: +44 (0) 20 7152 5381 E: patrick.knapman@eur.cushwake.com
T: +33 (0) 153 769 574 F: +33 (0) 153 760 525 E: olivier.gerard@eur.cushwake.com
www.cushmanwakefield.com
Misrepresentation Act 1967 and Property Misdescriptions Act Cushman & Wakefield LLP for themselves and for vendors or lessors of this property whose agents they are, give notice that : 1 The particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract. 2 No person in the employment of the agent(s) has any authority to make or give any representation or warranty whatever in relation to this property. 3 This property is offered subject to contract and, Floor areas, measurements or distances given are approximate and unless otherwise stated, all rents are quoted exclusive of VAT. 4 Nothing in these particulars should be deemed to be a statement that the property is in good condition or that any services or facilities are in working order. 5 Unless otherwise stated, no investigations have been made regarding pollution or potential land, air or water contamination. Interested parties are advised to carry out their own investigations if required. 6. Plans are published for convenience of identification. Any site boundaries shown are indicative only and should be checked against Title Deeds.
Troyes, France | MacArthur Glen Troyes Outlet | June 09 | Ref: 105766