1. Joint Venture Investments
  2. Property Portfolio
  3. Norwich, Norfolk, NR1
Pending Construction

SPV1015 - Project Status:
Pending Construction

Norwich, Norfolk, NR1
162 Units | Rinse & Repeat Strategy

Property Summary

Westlegate & Boars Head is located directly in the centre of Norwich, Norfolk.

The city centre of Norwich hosts a variety of boutique shops, independent cafes and national chain supermarkets. Norwich City centre is also home to number of leisure options including Norwich Castle , Chantry Place, a number of bars, restaurants and is also home to Norwich City football club.

The site is situated approximately 1 miles away from Norwich railway station which offers regular services to London taking approximately 1 hour 30 minutes and Cambridge taking approximately 1 hour 20 minutes. The site is also located less than 1 mile away from Norwich Bus Station which offers both local and national transport links.

Norwich is located close to a number of A roads that lead to other towns and cities including Kings Lynn, Cambridge, Cromer, Bury St Edmunds and Ipswich.

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Exit Strategy

The exit strategy for plan a is to obtain a commercial mortgage on the property (once practical completion has been reached) and use those funds to repay investors their initial investment and profits which are calculated from the mortgage amount of £13,478,400.

Should we not be successful in gaining planning permission for the professional co-living development, plan B is to build the existing planning permission of 69 residential dwellings which would then be sold on the open market. Under this assumption, we forecast equity investors' return to be 79.70% over a 24 month term.

Should the planned exit of selling the 69 open market units experience delays (even though 6 months has been allocated for a sales period) an alternative option is to rent the properties instead and take out a buy to let mortgage (otherwise known as build to rent). The current buy to let portfolio mortgage criteria permits up to 75% LTV against the GDV, which calculates as £8,700,000 which would redeem the senior debt development facility of £7,888,476. In this scenario, investors would then enjoy their percentage shareholding of the net rental income generated during the entire hold period leading up to the disposal of the property to a single purchaser (such as an institution or REIT). Thereafter, investors would earn additional return from the sale of the property (similar to that of selling the 69 units on the open market).

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Operational Delivery

With all JaeVee development projects, the SPV (in its role as the client) enters into a JCT 2016 design & build construction contract whereby the responsibility in delivering the project rests with the Principal Contractor.

The Principal Contractor has agreed to a fixed total contract sum of £5,810,844 (with an additional 5% contingency fund and 10% professional fees fund) in delivering the project within the set time frame of 18 months. As the current office block has been constructed out of a concrete structure, from a conversion perspective, it's relatively straight forward. The two additional floors being added to the roof will be constructed via a modular build whereby they are built off site and then installed via crane.

As the Principal Contractor is holding the design and build contract, it will procure sub-contractor packages to assist in delivering the project. The SPV has the right to request copies of the JCT subcontractor contracts which will be taken care of by JaeVee's in-house project management team. This forms part of JaeVee's role as Employers Agent, overseeing the project from inception through to completion (the pre, during and post construction phases) assisting the property developer throughout.

As per UK Finance regulations, a structural warranty will be issued after the building regulations completion certificate of work. This will provide a 10 year structural warranty which is a mandatory UK Finance requirement for mortgage lenders to be able to lend. The cost of this is covered via the allocated professional fee fund.

The Property Developer will also be uploading monthly construction updates to the JaeVee system throughout the duration of the project thus allowing investors to see the progress in real time.

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Further Information

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Proposed Plans

No proposed plans attached to this project