park crescent west w1 - tudor toone-commercial …€¦ · · 2013-08-14w1 a rare and exciting...

parkcrescentwestw1

parkcrescentwestw1

a rare and exciting prime residential development opportunity in London w1. proudly positioned opposite regent’s park, this elegant unbroken terrace offers the scale and prominence to create a luxury residential development to rival London’s finest.

01 tHe OppOrtUnItY02 a rich history05 an unrivalled location12 estate overview15 16 park crescent19 18-25 park crescent23 26 park crescent27 77-81 portland place31 22 park crescent32 the potential40 residential market overview42 planning43 tenure45 proposition46 appenDIX48 contacts

A 2.4 acre site opposite Regent’s Park with only

38% site coverage.

The attractive Regency style crescent offers an

existing investment asset with a reversionary income profile and

significant residential redevelopment potential.

regent ’ s park

f itzrov iamarylebone

park cre scent

pr IMrOse H I L Lst JOHn ’ s wOOD

The sweeping terrace enjoys idyllic views over the beautiful landscaped Park Crescent Gardens and extends to encompass part of an attractive Georgian terrace at 77-81 Portland Place.

The crescent was originally designed as town houses for the friends and family of the Prince Regent in the early 19th Century, but was largely destroyed during World War II and replaced with 1960s office and residential accommodation. Now, more than 200 years after the crescent was first designed, the opportunity exists to return the buildings to their original use. The loss of historical fabric allows immense freedom for internal planning and the head lease permits a range of uses including offices, residential, hotel and medical uses.

Park Crescent West boasts the prime ingredients for a truly spectacular redevelopment or refurbishment :

• AninternationallyrenownedW1address

• Iconicarchitecture

• Generousproportionstocreatelargelateral living spaces

• Dualaspectgardenviews

• Landscapedgardensandample parking provisions

• AccesstotheprivategardensofParkCrescent*, Park Square, and more than 400 acres of royal parkland at Regent’s Park

• ClosetoLondon’sluxuryretailoffering,finest restaurants and cultural attractions.

tHe OppOrtUnItYPark Crescent West presents a unique opportunity to restore an iconic piece of Regency architecture and deliver one of London’s most desirable residential developments.

* The Crown Estate Paving Commission (CEPC) manages and maintains the gardens on behalf of The Crown Estate. Residents of Park Crescent must apply to CEPC and pay an annual fee to receive a key to access the gardens.

01

Nash’s plans for the former royal hunting chase included the 400-acre park and a palace for The Prince surrounded by a number of grand detached villas and elegant terraces iced with stucco façades.

Nash’s original plan for the Park Crescent land comprised a full circus, but only the graceful southern semi-circle was ever realised. The crescent of luxury houses formed part of Nash’s masterplan for The Crown Estate land stretching northwards from St James’s and including Regent Street and Regent’s Park.

The construction of Park Crescent began in 1812 by Charles Mayor but works stalled

when Mayor hit financial troubles after only six houses had been built in the south-eastern quadrant. Works recommenced six years later by three builders, William Richardson, Samuel Baxter and Henry Peto, and were at last completed in 1820. What would have been the northern half of Nash’s intended circus was replaced by a square built in 1823-25, with its north side open to the park and two parallel terraces east and west of a central private garden, ‘Park Square Gardens’. Park Square Gardens is connected to Park Crescent Gardens by a pedestrian tunnel under Marylebone Road, known as The Nursemaids’ Tunnel.

a rich historyIn 1811, architect John Nash was commissioned by The Prince Regent (later King George IV) to create a masterplan for The Crown Estate land comprising Regent’s Park and the neighbouring fringes.

DuringWorldWarII,ParkCrescentWestand many of the terraces around Regent’s Park were destroyed by bombing. In 1945, aCommissionchairedbyLordGorellrecommended that the Nash terraces should be carefully rebuilt or restored behind the façades, despite the cost. The restoration of Park Crescent West began in 1960 and involved completely rebuilding, section by section, to exactly mirror the originally designed Nash façade.

• Lord Lister, the surgeon, lived at No. 12 from 1877 to 1912

• Joseph Bonaparte, the elder brother of Napoleon, the reigning King of Naples and Sicily (1806-1808) and later the King of Spain (1808-1813), stayed for a short while at No. 23

• Dame Marie Tempest, the actress, lived at No. 24

• Sir Charles Wheatstone, the scientist and inventor, resided at No. 19

Statute in Park Crescent: EdwardAugustus,Dukeof Kent. Bronze of Queen Victoria’s father by S.S. Gahagen (1927) erected by the charities he had supported.

Statue on Portland Place: DedicatedtoSirJosephListera British surgeon and a pioneer of antiseptic surgery (1829-1912).

02

an unrivalledlocation

The semi-circular crescent straddles Marylebone (West) and Fitzrovia (East), which aretwoofLondon’smostdesirableareasrichin cultural heritage and showcasing some of London’smostexquisiteperiodarchitecture.

These highly sought after neighbourhoods offeranunrivalledabundanceoflocalamenitiestogetherwithsomeofLondon’spremier tourist attractions. The area surrounding the property presents stylish boutiques, an eclectic mix of international cuisine and fine dining, world-renowned medical and dental practices concentrated in Harley Street and Wimpole Street, some of London’sleadingeducationalestablishments,

prestigious office accommodation and luxury residential homes.

London’sfamousshoppingstreetsofBond Street, Oxford Street, Regent Street and Marylebone High Street, home to major global flagship stores such as Selfridges, are within walking distance. The extensive open parkland of Regent’s Park, and a wide range of transport options are also within easy reach.

Regent’s Park Underground station (Bakerlooline)offersimmediateaccess totheLondonUndergroundnetworkand Great Portland Street Underground station (Circle, Hammersmith & City and

Park Crescent West is situated opposite Regent’s Park at the northern end of Portland Place in the affluent district of Marylebone, W1.

Events in Regent’s Park: Regent’s Park hosts manyannual events includingFrieze,London’s‘coolest’artshowandOpenAirTheatre productionsfrom Jazz to Shakespeare.

05

BakerStreet

GreatPortland

Street

Euston

WarrenStreet

Regent’sPark

OxfordCircus

BondStreet

EustonSquare

GoodgeStreet

Marylebone

MARBLE ARCHBOND STREET

OXFORD CIRCUS

GOODGE STREET

TOTTENHAM COURT ROAD

PICCADILLY CIRCUS

REGENT’S PARK

WARREN STREET

BAKER STREET

EUSTON SQUARE

EDGWARE ROAD

MARYLEBONESTATION

EUSTON STATION

GREATPORTLANDSTREET

REGENT’S PARK

HYDE PARK

MARYLEBONE

MAYFAIR

FITZROVIA

SOHO

PARKCRESCENT

WESTW1

HARROW ROAD FLYOVER

MARYLEBONE ROAD

EUSTON ROAD

EDGWARE RO

AD

EDGWARE RO

AD

ST JOHN’S WOOD ROADD

PARK ROAD

BA

KE

R STR

EE

T

BA

KE

R STR

EE

T

NO

RTH

AU

DLE

Y STR

EE

T

GLO

UC

ESTE

R P

LAC

E

GLO

UC

ESTE

R P

LAC

E

PAR

K STR

EE

T

GR

OV

E E

ND

RO

AD

LISSON G

ROVE

PRAED STREET

BAYSWATER ROAD

OXFORD STREET

PO

RTLA

ND

PLA

CE

REGEN

T STREET

ALB

AN

Y STR

EE

T

GR

EA

T PO

RTLA

ND

STRE

ET

EVERSHO

LT STREET

WO

BURN PLAC

E

SOUTHAM

PTON RO

W

WIGMORE STREET

M ORTIMER STREET

HA

MP

STE

AD

RO

AD

TOTTEN

HA

M C

OU

RT ROA

D

CH

AR

ING

CR

OSS R

OA

D

O

LD MARYLEBO

NE

RO

AD

PA

RK

LAN

E

PAR K C RESCENT

GO

WER STREET

BLOO

MSBURY STREET

PADDINGTON STREET

MA

RY

LEB

ON

E H

IGH

STR

EE

T

UPPER BROOK STREET G

ROSVENOR

MOUNT STREET BRUTON STREET

C

ON

DUIT S

TREET

NEW

BON

D STREET

BURLINGTON GDNS

WEYMOUTH STREET

CLEVELAN

D STREET

CH

ARLOTTE STREET RA

THBO

NE PLA

CE

PA

RK

SQU

AR

E

PAR

K SQ

UA

RE

O

UTER CIRCLE

YO

RK

GA

TE

WA

RD

OU

R STR

EET

ROSSMORE ROAD

OUTER CIRCLE

MARYLEBONE ROAD

EUSTON ROAD

GEORGE STREET

SEYMOUR STREET

GEORGE STREET

DEVONSHIRE STREET

GROSVENOR STREET

NEW CAVENDISH STREET

HA

RLE

Y STR

EE

T

WIM

PO

LE STR

EE

T

CAVENDISH

SQUAREPORTMAN

SQUARE

GRAND UNION CANAL

SQUARE

FITZROY

SQUARE

HANOVER

SQUARE

MARGARET STREET

GREAT MARLBOROUGH STREET

BREWER S

TREET

GO

LDEN

SQU

ARE

BR

OA

D W

ALK

Metropolitan lines) is less than 300 metres away. Several other Underground stations, including Baker Street, Warren Street, Euston Square and Oxford Circus, are within walking distance and mainline connections are easily reached via Marylebone Station and Euston Station, providing access to the UK rail network.

MaryleboneRoadisanimportantLondonthoroughfare, which runs east-west from Euston RoadtotheA40atPaddington,andiswellservedby regular bus services and a continuous flow of taxis.

Further Transport ImprovementsLondon’saccessibilitywillfurtherimprovewiththearrival of Crossrail in 2018, a new high frequency, high capacity rail service linking Maidenhead and Heathrowinthewest,toShenfieldandAbbeyWoodintheeast.Anewstationbeingconstructedat Bond Street will be the closest Crossrail station to the property and is expected to almost double the passenger capacity and significantly reduce journey times.

The UK Government has also given the go ahead for High Speed 2 (HS2), a £33 billion high-speed rail networklinkingLondonEustontoBirminghamby2026.Asecondphaseoftheinfrastructureprojectis being considered which would extend the route furthernorthtoManchesterandLeedsby2033.

Clockwise from top left:Waitrose Marylebone branch. Prada,Villandry,DauntBooks

Right:Charlotte Street Hotel

Far right:Regent’s Park

Spectacular views of Park Crescent Gardens, Regent’s Park and beyond

PA

R

K

C

R

E

S

CE

NT

P O

R T

L A

N D

P L

A C

E

estateoverview

Park Crescent West was originally designed as a quadrant of elegant town houses with white stucco façades and Grecian detailing, showcased by the sweeping ground floor colonnade. The original buildings were severely damaged during World War ll and replaced in the 1960s by office and residential accommodation built behind replica original façades. The raised ground floor entrances are set back from the pavement allowing light to flood into the lower ground floor.

The Grade I listed Crescent buildings (excluding 22 Park Crescent) provide 108,371 sq ft of office space arranged over

lower ground, ground and four upper floors. 18-25 Park Crescent is the largest building and provides 52,422 sq ft of vacant office accommodation; 16 Park Crescent provides 17,924 sq ft of office accommodation let in its entirety to the Institute of Chartered SecretariesandAdministrators;and26ParkCrescent is let to the Secretary of State (occupiedbytheCentralLondonCivilJusticeCentre) and provides 38,025 sq ft arranged as offices and court rooms.

The Portland Place buildings, Nos. 77 to 81 (odd), form part of an attractive Grade II listed Georgian terrace, which adjoins 16 Park Crescent. Originally built as three large town

The 2.4 acre estate comprises 129,165 sq ft of net office and residential accommodation, providing a total net income of £2,221,650 per annum and arranged across four principal buildings: 16 Park Crescent, 18-25 Park Crescent, 26 Park Crescent and 77-81 Portland Place.

houses each with three window wide fronts, the buildings have since been reconfigured behind the stock brick and channelled stucco façades. The buildings provide 10,675 sq ft of office accommodation and 10,119 sq ft of residential accommodation split horizontally and accessed from separate cores. The office space is accessed from No. 77 and let to the RoyalInstituteofBritishArchitects.

The residential accommodation is accessed from No. 79 and divided into four apartments over second (two apartments), third and fourth floors (two duplex apartments); the apartments are let on short term letting agreements.

Two residential wings extend behind the crescent and are accessed from an entrance at 22 Park Crescent. The 92 residential apartments are let on long leases and are subject to ground rents.

The rear of the site can be accessed from Marylebone Road and Harley Street and provides car parking for circa 138 vehicles (garages and surface parking) and landscaped gardens.

Duetothetopography,thelowergroundfloor fronting Park Crescent (and referred to as lower ground in the area schedules) is ground floor level at the rear.

1. 16 Park Crescent2. 18-25 Park Crescent3. 26 Park Crescent4. 77-81 Portland Place5. 22 Park Crescent, Gardens & Car Parking

1 – 4 Total NIA of 129,165 sq ft. Total GIA of 171,146 sq ft

1

2

2

3

4

55

5

5

5

12

PA

RK

C

R

E

SC

EN

T

P O

R T

L A

N D

P L

A C

E

The corner property provides 17,924 sq ft of net office accommodation arranged over lower ground, ground and four upper floors, with storage and plant areas at basement level. TheL-shapedfloorplatewrapsaroundtheliftand stair core, which provides separate male and female WCs at each office floor, with the exception of the fourth.

The lease demise includes a two storey block of 10 garages to the rear of the property.

Tenancy16 Park Crescent is let in its entirety to the Institute of Chartered Secretaries & Administratorsonafullrepairingandinsuring

lease for a term of 99 years (less 10 days at the end of the lease) from 5th January 1959 and expiringon25thDecember2057. The passing rent is £360,000 per annum.

The lease was subject to a rent review on 25th March 2013, which was linked to a tenant’s option to break the lease on 25th September 2014.Asthelandlorddidnottriggertherentreview within the specified time period (time of the essence), the tenant is not entitled to exercise its break option. However, the tenant has expressed its willingness to terminate its lease and therefore vacant possession may be obtained by negotiation. Further details are available on request.

Situated on the western corner of Park Crescent and Portland Place, the building was formerly known as 17 Park Crescent and 83 Portland Place.

16park crescent

15

RAMP

LOBBY

P A R K C R E S C E N T

P O

R T

L A

N D

P L

A C

EP

O R

T L

A N

D P

L A

C E


FlooR USE NIA (Sq m) NIA (Sq FT) GIA (Sq m) GIA (Sq FT)

4th Office 116.0 1,249 202.1 2,175

Storage 3.0 32

3rd Office 299.5 3,224 378.3 4,072

Storage 2.5 27

2nd Office 308.8 3,324 377.8 4,067

Storage 2.9 31

1st Office 305.1 3,284 375.6 4,043

Storage 3.1 33

Ground Office 239.5 2,578 374.7 4,033

Reception 54.9 591

LowerGround Office 301.8 3,249 384.6 4,140

Storage 3.1 33

Basement Storage 24.9 269 160.8 1,731

ToTAl 1,665.1 17,924 2,253.9 24,261

Ground Floor

First Floor

KEY

oFFICE

RECEPTIoN

CommoN

SToRAGE

PA

RK

C

R

E

SC

EN

T

P O

R T

L A

N D

P L

A C

E

The curved terrace property provides 52,422 sq ft of net office accommodation arranged over lower ground, ground and four upper floors with plant areas at basement and sub-basement levels.

The main office entrance is situated at No. 20 and leads to the lift and stair core at the rear of the building with adjoining WCs ateachofficefloorlevel.Asecondentranceissituated at No. 24 that also leads to a lift and stair core with adjoining WCs at each floor level except the fourth.

No. 22 Park Crescent is situated in the middle of the crescent and is the main entrance to the two residential wings attached

to the rear of the property; these areas are let on a separate long lease and do not form part of 18-25 Park Crescent.

Duetothetopography,thelowergroundlevel at Park Crescent is ground floor level at the rear.

Tenancy18-25ParkCrescentisvacant.Anelectricitytransformer chamber at lower ground level isheldonaleasetoEDFEnergyplcforaterm of 60 years from 5th January 1959 and expiring on 4th January 2019. The chamber is situated beneath the pavement to the front of the office entrance at No. 24 Park Crescent.

18-25 Park Crescent forms the centrepiece of the crescent spanning between 16 Park Crescent and 26 Park Crescent.

18-25park crescent

19

NO. 22 ENTRANCE

P A

R K C R E S C E N T

Half landing betweenfirst and second floors

Half landing betweenfirst and second floors

MEZZANINE

P A

R K C R E S C E N T


4th Office 526.4 5,666 1,011.6 10,889

3rd Office 875.5 9,424 1,096.2 11,799

Storage 34.9 375

2nd Office 915.7 9,857 1,095.3 11,790

Storage 5.6 60

1st Office 913.3 9,831 1,145.3 12,328

Storage 20.4 219

Ground Office 762.9 8,212 1,043.3 11,230

Storage 12.2 131

Reception 10.3 111


Basement Plant 133.9 1,442

Sub-Basement Plant 113.7 1,224

ToTAl 4,870.2* 52,422* 6,594.2 70,980

*The net area includes 585 sq ft (54.3 sq m) of WCs within the office floor plate that were installed by the previous tenant as an additional provision.

Ground Floor

First Floor

KEY

oFFICE

RECEPTIoN

CommoN

SToRAGE

RESIdENTIAl

PA

RK

C

R

E

SC

EN

T

P O

R T

L A

N D

P L

A C

E

The property provides 38,025 sq ft of office accommodation arranged over lower ground, ground and four upper floors with storage and plant areas at basement level. The reception area is accessed from Park Crescent and leads to a lift and stair core with adjoining WCs.Asecondentranceisaccessedfrom 7 Marylebone Road and leads to a further lift and stair core with adjoining WCs.

TheL-shapedfloorplatehasbeeninternally partitioned by the tenant to provide a combination of cellular offices and court rooms. The tenant’s fit out includes additional WCs, plant areas and a staircase within the office floor (these are tenant’s licensed

alterations and included within the net office area in the area schedule and floor plans). Tenant’s alterations also include converting two sets of WCs at ground and lower ground floors (as demised in the lease) to office space and plant rooms; these areas are excluded from the net office area.

The lease demise includes 28 car parking spaces to the rear of the property at basement level. However, only 19 car parking spaces are marked out on-site.

Tenancy26 Park Crescent is let in its entirety to the Secretary of State for the Environment on a

26 Park Crescent is the north section of the crescent with frontage to Park Crescent and Marylebone Road (includes 7 Marylebone Road).

26park crescent

23

Ramp

Lift

HR

ESGESG

Plant

Desk

Desk

Desk

Duct

ESG

Void

Desk

LIFT

ESG

Plant

Plant

ESG

ESG

ESG

ESG

ESG

HR

M A R Y L E B O N E R O A D

P A

R K

C R

E S

C E

N T

M A R Y L E B O N E R O A D

P A

R K

C R

E S

C E

N T


4th Office 293.8 3,162 601.2 6,471

Storage 108.3 1,166

3rd Office 546.6 5,884 657.6 7,078

2nd Office 652.0 7,018 756.1 8,139

1st Office 651.7 7,015 751.2 8,086

Ground Office 617.2 6,643 741.3 7,979


Basement Storage 13.0 140 202.8 2,183

ToTAl 3,532.6 38,025 4,470.8 48,123

The net areas detailed above are as specified in the lease (but exclude areas with headroom of less than 5ft). ThegrossareaandfloorplansareasmeasuredbyPlowmanCraven.ThemeasuredsurveyprovidesatotalNIAof 37,001 sq ft (3,437.5 sq m) and includes 5,048 sq ft (469.0 sq m) of WCs, stairs and plant areas that have been installed by the tenant as an additional provision. The measured survey excludes 742 sq ft (69 sq m) of office space and plant areas that were demised as WCs in the lease.

full repairing and insuring lease for a term commencing on 9thDecember1994andexpiringon24thDecember2015.Thepassingrentis£1,115,000perannum.TheCentralLondonCivilJusticeCentre(CLCJC)operatesfromthebuilding.

The tenant enjoys a right (in common with other Park Crescent occupiers) to use the access road and ramp for the purpose of gaining access to the demised basement parking areas.

The tenant has expressed its willingness to terminate its lease and therefore vacant possession may be obtained by negotiation. Further details are available on request.

AnelectricitytransformerchamberatbasementlevelisheldonaleasetoEDFEnergyplcforatermof90years(less10daysat the end of the lease) from 25th March 1992 and expiring on 15th March 2082. The chamber is situated at the rear of the building next to the car parking area.

Ground Floor

First Floor

KEY

oFFICE

CommoN

PA

RK

C

R

E

SC

EN

T

P O

R T

L A

N D

P L

A C

E

The buildings provide 10,675 sq ft of office accommodation and 10,119 sq ft of residential accommodation split horizontally and accessed from separate cores at No. 77 and No. 79 respectively. The office accommodation is arranged over lower ground, ground, first and first floor mezzanine level, and the residential accommodation is divided into four apartments over second (two lateral apartments), third and fourth floors (two duplex apartments). Aliftserveslowergroundtothirdfloorandprovides tenants with access to their demised premises only.

TenancyThe office accommodation at 77-81 Portland Place is let in its entirety to the Royal Institute ofBritishArchitects(RIBA)onafullrepairingand insuring lease for a term commencing on 1stApril2005andexpiringon24thDecember2014. The passing rent is £284,750 per annum. TheleasegrantstheRIBAtherightofwayover the entrance and common parts of No. 79 and the exclusive right to use five covered car parking spaces situated at the rear of No. 77 as identified on the lease plan.

The residential apartments at No. 79 are let on short term letting agreements in accordance with the tenancy schedule overleaf.

77-81 Portland Place forms part of an attractive Grade II listed Georgian terrace at the northern end of Portland Place.

77-81portland place

27

P O

R T

L A

N D

P L

A C

E


P O

R T

L A

N D

P L

A C

E


FlooR USE NSA (Sq m) NSA (Sq FT) GIA (Sq m) GIA (Sq FT)

4th Residential 286.5 3,084 327.5 3,525

3rd Residential 325.6 3,505 364.4 3,922

2nd Residential 327.9 3,530 365.2 3,931

SUbToTAl 940.0 10,119 1,057.1 11,378


1st Mezzanine Office 152.9 1,646 366.3 3,943

1st Office 275.4 2,964 366.3 3,943

Ground Office 223.2 2,402 366.9 3,949

Reception 49.9 537


SUbToTAl 991.8* 10,675* 1,524.0 16,404

ToTAl 1,931.8 20,794 2,581.1 27,782

*The net office area includes 92 sq ft (8.6 sq m) WCs at ground floor that have been installed by the tenant as an additional provision.

79 Portland Place Tenancy Schedule

APART. No.

FlooR NSA (Sq FT)

lEASE START

RENT REvIEw lEASE ExPIRY (bREAK oPTIoN)

PASSING RENT (£PA)

1A 2nd 2,066 27April2012 n/a26April2013 (26 Oct 20121)

£80,600

1B 2nd 1,464 2April2012 n/a 1April2013 £54,600

23rd/4th Duplex

2,829 20 July 201119 July 2013 (Rolling2)

£109,200

33rd/4th Duplex

3,760 15 Feb 201215 Feb 2013(LinkedtoRPI)

14 Feb 2014 (Rolling3)

£143,000

ToTAl 10,119 £387,400

1 Tenant rolling break option on two months’ notice.2ThetenantofFlat1Ahasexerciseditsoptiontoterminateitstenancyagreementon26October2012.3 The tenant of Flat 3 is a company and the occupant is an employee of that company. In the event that the occupant by reason of his employment is obliged to move more than 50 miles from the premises, dies or is no longeremployedbythetenant,thetenancycanbeterminatedbythetenantonorafter14August2012by serving 60 days’ notice.

3 The tenant of Flat 3 has an option to extend the tenancy agreement for a further year from 15 February 2014 until 14 February 2015 on two months’ notice before the lease expiry.

Ground Floor

First Floor

KEY

oFFICE

RECEPTIoN

CommoN

RESIdENTIAl

PA

RK

C

R

E

SC

EN

T

P O

R T

L A

N D

P L

A C

E

The entrance lobby leads down to a spacious residential reception at lower ground floor from which the 92 apartments are accessed.

TenancyNo.22isletto22ParkCrescentLimited (22PCLtd)onafullrepairingandinsuringlease from 11th November 1983 and expiring on 15th March 2082. The passing rent is £2,500 per annum, rising to £5,000 per annum on 11th November 2016 and £7,500 per annum in 2049.

Afurther22parallelleaseshavebeengrantedtoindividualtenantsof22PCLtdthat run alongside and beyond the term

of their existing intermediate leases until between 2154 and 2157*.

Afinancialpremiumispayableinconsideration of a parallel lease and recent premiums have ranged between £26,500 (studio apartment) and £62,500 (two bedroom apartment); the additional rental income from the parallel leases totals £6,750perannum.Afurther70residentialleases are yet to be extended.

The demised premises includes the adjoining landscaped gardens and three basement car garages (two are utilised by 22PCLtd,asastoreandoffice,andoneis not used).

No. 22 is situated in the middle of the crescent and is the entrance for the two residential wings at the rear, these being arranged over lower ground, ground and six upper floors.

22park crescentgardens & car parking

The residential tenants enjoy a right to use the access roads and pavements for access to the demised premises.

Car ParkingThere are 43 basement car garages (31 single and 12 double) and 37 surface car spaces at the rear of the crescent, which are either vacant or let on a short term basis. The current income from car parking totals £65,250 per annum. In total, there are circa 138 car spaces across the site including those demised under the existing leases.

Atenancyscheduleisavailableonrequest.

*15 leases contain a development break option in 2082.

31

thepotential

ThereareveryfewsitesinLondonthatcanboast park views, a W1 address and walking distancetoRegent’sPark,andLondon’sluxuryretailofferingatBondStreet,OxfordStreet and Regent Street. When considering what makes a residential development opportunity ‘prime’, Park Crescent West fulfils all the criteria and more.

Prime residential restoration developments have a unique market appeal as purchasers feel that they are buying into thehistoryofLondon,whilstalsobeing‘new-build’.Atthesuper-primeendoftheLondonmarket, purchasers have exceptionally high expectations, and premium pricing is

achieved for the best schemes that satisfy the top buyers’ wish list.

The scale of Park Crescent West will allow a developer to create a premium living experience. This could begin at the grandentrancelobbyandcardrop-offpointcomplemented by landscaped gardens and communal leisure facilities. The stunning views over Park Crescent Gardens towards Regent’s Park, combined with the opportunity to create large lateral living spaces with volume, will ensure that the apartments could beamongstthemostdesirableinLondon.

Park Crescent West presents a rare opportunity to create a prime residential development with scale, character, prestige and prominence.

The number of genuinely top-end new development schemes that can tick the boxes of location, dual aspect views, luxury, service/amenities and scale are (despite the claims) surprisingly rare.

‘The wish list’• Trophy internationally recognised address• Park views and not being overlooked• High level of security• Secure on-site parking• Iconic architecture and bespoke interiors• Highest level of finish and specification • Generous floor to ceiling heights• Premium leisure facilities• Branding / hotel room services• Landscaped gardens• 24 hour concierge• Proximity to London’s finest shops,

restaurants and cultural attractions

32

A unit 1lateral

137 sq m

A unit 2lateral

74 sq m

C unit 3duplex

80 sq m

C unit 2duplex89 sq m


B unit 2duplex

168 sq m

A unit 5duplex

193 sq m

D unit 3duplex

117 sq m

House 1lower level

90 sq m

A unit 4duplex

153 sq m

D unit 1duplex66 sq m


House 2lower level

90 sq m

House 3lower level

90 sq m

House 4lower level

90 sq m

House 5lower level

85 sq m

B unit 1lateral

228 sq m

A unit 3lateral

163 sq m

Meeting / Screening room

101 sq mNew Landscaping

New Landscaping

Ramped

acce

ss ro

ad to

under

groun

d parkin

g

Lightwell

Meetingroom

54 sq m Concierge29 sq m

Store30 sq m

Entrance / concierge

Existing residential

entrance to be retained

Existing residential block re-clad to include balconies

to reception rooms and

/ or master bedrooms

Existing residential block re-clad to

include balconies to reception rooms and / or master bedrooms

B unit 3studio

49 sq m B unit 4studio



48 sq mStore

21sq m

Store25 sq mSeating

area

Drop offarea

Stair

Stair

Void over pool

Existing access corridor extended

and re-clad

P

A

R

K

C R

E S

C E

N T

PO

RT

LA

ND

P

LA

CE

PaulDavis&Partnershaspreparedafeasibilitystudy,whichiscentred on restoring the original residential use and creating one ofLondon’smostexclusivedevelopments.

“The rear of the site is the perfect location for an imaginatively designed landscaping scheme to integrate arrival by car, parking, servicing access away from the surrounding busy streets, and the creation of an attractive day-lit reception area and a pool / leisure facility. As part of this urban oasis, a number of mews-style houses could be provided along the southern boundary to complement the attractive historic mews houses on the west side. Recladding the existing residential blocks and creating tranquil open spaces between the buildings is another enhancement to be explored*.”PauL DavIS + ParTnerS, arcHITecTS urBan DeSIGnerS

*Subject to negotiation with the existing residential lessees of 22 Park Crescent.

A. view 1Proposed rear entrance to the scheme and new mews housing along the southern site boundary.

B. view 2Proposed façade treatment to the existing residential blocks (22 Park Crescent) and newly landscaped gardens

A

B

ProPosed lower Ground FloorPlan

KEY

TERRACE

CommoN

RESIdENTIAl APARTmENTS

34

C unit 3duplex

135 sq m



B unit 11lateral

199 sq m

B unit 9lateral

152 sq mB unit 10

lateral136 sq m

B unit 8lateral

159 sq m

B unit 2duplex97 sq m

B unit 7lateral

228 sq m

A unit 5duplex

193 sq m


A unit 6lateral

138 sq m

A unit 8lateral

163 sq m

A unit 7lateral

76 sq m

A unit 4duplex

153 sq m



House 1upper level

113 sq m

House 2upper level

90 sq m

House 3upper level

90 sq m

House 4upper level

90 sq m

House 5upper level

85 sq m

Upper Concierge

New common parts access

Existing residential entrance to be

retained

Main Entrance

Common parts access

Common parts access

Lightwell No. 77

No. 79

No. 81

No. 16

No. 83

No. 17

No. 19

No. 18No. 20

No. 21

No. 23No. 22

No. 25No. 24

No. 26

No. 27

No. 28

No. 29

No. 7

D unit 5lateral

117 sq m

A unit 9lateral

115 sq m

A unit 14lateral

125 sq m

A unit 12lateral

131 sq m

D unit 4lateral

203 sq m

A unit 10lateral

52 sq m

C unit 6lateral

136 sq m

C unit 5lateral

89 sq m

B unit 15lateral

273 sq m

B unit 14lateral

292 sq m

B unit 13lateral

319 sq m

A unit 13lateral

216 sq m

B unit 12lateral

252 sq m

C unit 4lateral

116 sq m

A unit 11lateral

79 sq m

Having been comprehensively damaged during World War II, Park Crescent West was rebuilt as offices, which saved the building but resulted in the loss of the original, individual house entrances on the crescent and the construction of the somewhat dated rear elevation with projecting residential blocks.

ProPosed Ground Floor Plan ProPosed First Floor Plan

“A residential conversion or redevelopment allows the restoration of the lost rhythm of front entrance steps and doors providing many units with their own Park Crescent front door. The lack of historical fabric allows greater freedom for internal planning to create good lateral apartments with possibilities to adjust floor levels without the usual heritage constraints. There is scope to create fantastic south and west facing rear accommodation with plenty of potential for balconies and terraces.” PauL DavIS + ParTnerS, arcHITecTS urBan DeSIGnerS

KEY

bAlCoNY

TERRACE

CommoN


KEY

bAlCoNY

TERRACE

CommoN


3636

ThePaulDavis&Partnersschemehasbeendesignedwithintheexisting party wall boundaries enabling a redevelopment in phases for ease of delivery. The scheme proposes a rear extension of approximately three metres, but has not explored the potential for additional height. The existing car parking provision is replaced by 81 new secure car parking spaces at basement level.

Asummaryoftheproposedschemeisprovidedinthetablebelow and the full set of plans and areas is available on request.

Paul davis & Partners Proposed Scheme Areas

bloCK - AddRESS No oF UNITS

AREA (Sq m)

AREA (Sq FT)

A-26ParkCrescent 28 3,817.0 41,086

B - 18-25 Park Crescent 31 5,386.0 57,974

C - 16 Park Crescent 12 1,751.0 18,848

D-77-81PortlandPlace 10 1,757.0 18,912

Mews Houses 5 913.0 9,827

ToTAl 86 13,624.0 146,647

CommonAreas* 1,496.0 16,103

Total Cores 2,611.0 28,105

Car Parking 81 2,771.0 29,827

ToTAl 20,502.0 220,682

*The common areas include leisure facilities, concierge, storage and plant areas. N.B. The proposed scheme excludes existing areas associated with 22 Park Crescent.

The Residential ApartmentsThe design brief focused on maximising the net sales area and delivering the optimum proportions, unit mix and layouts. To drive values, the scheme exploits opportunities to create volume, optimise natural light and views, and provide private outdoor spaces.

For area efficiency purposes, the apartments are accessed from five individual cores (with the exception of the apartments that have independent Park Crescent or Portland Place entrances). Largedualaspectunitsthatwillcommandpremiumvaluesareconcentrated at first and second floor levels; these apartments benefit from generous floor to ceiling heights, large windows overlooking Park Crescent Gardens, and rear balconies. The fourth floor comprises mostly duplex units with dual aspects and / or rear terraces. Smaller units are arranged at lower ground floor and the Marylebone Road end of the Crescent.

UNIT TYPE No oF UNITS % oF ToTAl

Studio 7 8%

1 Bed 12 14%

2 Bed 31 36%

3 Bed 27 31%

4 Bed 9 11%

ToTAl 86 100%

3838

REGENT’S PARK

HYDE PARK

GREEN PARK

HOLLANDPARK

fitzrovia

MAYFAIR

MARYLEBONE

BAYSWATER

KNIGHTSBRIDGE

KENSINGTON

PARKCRESCENT

WESTW1

residentialmarket overview

The top end of the prime Central london residential property market continues to perform exceptionally well and the key fundamentals driving this market show no signs of changing.

‘Safe Haven’ status – economic and political unrest around the world is driving investment demandforLondon.exchange rates – the Middle East, Russia andAsiaarebenefitingfromweakSterling.Trophy ownership – owning prime new-build propertyinLondonhasbecomea‘statussymbol’ as well as an asset.

Long-term stability and growth – prime Londonresidentialhasaproventrackrecordof long term value growth and stability; this attracts not only investors but also wealth preservers.Supply and demand – despite a growing residential development pipeline, there remains a scarcity of niche ‘prime’ and ‘super-prime’ schemes of unique quality.Education –Londonboastssomeoftheworld’s leading schools and universities where affluent families want their children to be educated.

Central London prime residential is one of the most sought after commodities attracting purchasers from across the globe.

Fromapureinvestmentperspective,Londonhasneverlookedbetter.AveragepropertypricesinprimeCentralLondonlocationshaveincreased by 35% since 2009 and are currently 16% above their 2007 peak; whilst supply remains limited, value growth looks likely to continue for the foreseeable future.

The changing definition of a ‘prime location’ is another interesting dynamic in the market place.Duetothehistoriclackofsupply,the boundaries of the core prime locations, traditionally limited to the typical ‘monopoly board’ zones around Mayfair, Knightsbridge and Belgravia, are shifting northwards to include Regent’s Park, Marylebone and Fitzrovia. The strength of residential sales in these areas has been widely publicised and there is potential for significant future growth based on achieved prices in adjoining core markets.

Park fronting new build developments have redefined the prime central London market and set new benchmark values for their local markets.

2. CoRNwAll TERRACE, oAKmAYNE

Private Units 8

Unit Mix Six and Seven Bed Houses

Sizes Sq Ft 7,766 – 14,409

Pricing £26,000,000 - £59,000,000 (£3,000 psf est)

AmenitiesSome houses have private amenity space, security and parking

Status Completed September 2010

1. THe LancaSTerS, norTHacre & MInerva

Private Units 77

Unit Mix Studios to Four Bed Apartments

Sizes Sq Ft 638 – 5,217

Pricing £900,000 - £16,000,000 (£2,500 psf est)

AmenitiesGym, spa, swimming pool, treatment rooms, steam room, underground parking, concierge service & security

Status Completed September 2011

3. THe ParaBoLa, cHeLSfIeLD

Private Units 62

Unit MixOne Bed Apartments – Five Bed Penthouses

Sizes Sq Ft 700 – 4,000 est

Pricing £3,000 psf est

AmenitiesCinema, fitness centre, swimming pool, spa, concierge, underground parking and security

StatusPermission - Works expected to start sometime this year. Completion 2015

4. one HyDe Park, canDy & canDy

Private Units 86

Unit MixOne Bed Apartments to Seven Bed Penthouses

Sizes Sq Ft 1,000 – 27,000

Pricing £6,000,000 - £140,000,000 (£6,000 psf est)

Amenities

Private cinema, swimming pool, saunas, gym, golf simulator, wine cellar, valet service, concierge and room service from the Mandarin Oriental

Status Completed October 2010

1

2

3

4

40

28.1m

27.0mLB

VONSHIRE

ME

DEVONSHIRE

DEVONSHIRE STREET

MEW

SNO

RTH

11a

131

128

123

69

114a

125

71

86

4

12a

2

73

26

12

19

82

33

47

130

114to

120

5a5b

27.2m

28.0m

28.0m

Statue

Air Shafts

LB

PCB

Statue

PARKCRESCENT

MEW

SW

EST

ULSTER

HARLEYSTREET

PARK CRESCENT

Crescent Gardens

152

18to25

Bank

149

12

92

135

16

98

26

77to

81

31

34

75

88

140

147

27

31

143

154

9

County Court

0m 25m 50m 75m

The current head rent is £15,000 per annum, and under the terms of the lease, the head rent doubles every 25 years until the end of the term.

Under the terms of the head lease, the premises may be used for offices, residential, law courts, hotel and / or medical, amongst other uses.

The Jubilee Underground line passes under 18-25 Park Crescent, in a north-south direction. The stratum of subsoil beneath the site where thetunnelslieisleasedtoLondonUndergroundLimitedforatermof99 years from 19th March 1959.

vATThepropertyiselectedforVAT.Itisenvisagedthatthepurchasewill be treated as a Transfer of a Going Concern (TOGC), so that noVATwillbepayableonthepurchaseprice.

tenureThe property is held by way of a long leasehold interest from The Crown Estate for a term of 150 years from 25th December 2007 to 24th December 2157 (145 years unexpired).

planningThe properties are located within Westminster City Council (WCC) and fall within the Regent’s Park Conservation Area, and the Marylebone and Fitzrovia Central Activity Zone (CAZ).

The Park Crescent properties are Grade I listed and the Portland Place properties are Grade II listed.

DP9hasprovidedplanningadviceto the vendor in relation to the properties and their redevelopment potential, and has undertaken pre-application discussions withtheLocalPlanningAuthority.WCChas indicated that there is potential for development of the properties (individual buildings or as a whole) for office, residential and / or medical use.

The Park Crescent buildings were reconstructed behind retained façades following war damage, and then listed in

1970.DiscussionswithWCCindicatethatinprinciple, the Council would support a new approach to reconstruction behind a retained façade with potential for extension to the rear. WCC has also indicated that it would, in principle, support two storey mews houses on land behind the existing buildings (as shownontheplanspreparedbyPaulDavis & Partners).

Anydevelopmentproposalwouldneedto be informed by a heritage assessment and be sensitive to the listed status of the buildings and the conservation area. It would also need to take account of policies seeking good design, and be sensitive to the amenity

Ordnance Survey © Crown Copyright 2012. All rights reserved. The OS plan is not to scale and shows the approximate position of the leasehold boundaries edged red. In respect of that part of the property coloured yellow, only the vaults under Portland Place form part of the property with the pavement and airspace above not demised under the head lease.

of surrounding occupiers.Given that the site is divided into separate

planning units, applications could be brought forward individually, and if independent, the applications should be considered separately.

4342

N

45

propositionFinancial offers are invited for the long leasehold interest.

appenDIX

46 79 PoRTlANd PlACE

energy Performance certificate Domestic Dwelling

flat 1a, 79 Portland Place, London, W1B 1Qy certificate reference number: 8310-6322-7370-1251-5902

dwelling type Mid-floor flat Date of assessment / certificate 9 February 2010

Type of assessment RdSAP,existingdwelling Total floor area 192 sq m

This home’s performance is rated in terms of the energy use per square metre of floor area, energy efficiency based on fuel costs and environmental impact based on carbon dioxide (CO2) emissions.

Energy Efficiency Rating environmental Impact (co2) rating

A 92 plus

81-91

69-80

55-68

39-54

21-38

1-20

BC

EFG

69 71

Very energy efficient - lower running costs Current Potential

Less energy efficient - higher running costs

92 plus

81-91

69-80

55-68

39-54

21-38

1-20

64 65

Very Environmentally Friendly - lower running costs Current Potential

Not Environmentally Friendly - higher running costs

The energy efficiency rating is a measure of the overall efficiency of a home. The higher the rating the more energy efficient the home is and the lower the fuel bills are likely to be.

The environmental impact rating is a measure of a home’s impact on the environment in terms of carbon dioxide (CO2) emissions. The higher the rating the less impact it has on the environment.

estimated energy use, carbon dioxide (co2) emissions and fuel costs of this home

Current Potential

Energy use 199kWh/sq m per year 195kWh/sq m per year

carbon dioxide emissions 6.4 tonnes per year 6.3 tonnes per year

lighting £165 per year £165 per year

Heating £804 per year £818 per year

Hot water £203 per year £203 per year

The figures in the table above have been provided to enable prospective buyers and tenants to compare the fuel costs and carbon emissions of one home with another. To enable this comparison the figures have been calculated using standardised running conditions (heating periods, room temperatures, etc.) that are the same for all homes, consequently they are unlikely to match an occupier’s actual fuel bills and carbon emissions in practise. The figures do not include the impacts of the fuels used for cooking or running appliances, such as TV, fridge etc.; nor do they reflect the costs associated with service, maintenanceorsafetyinspections.Alwayscheckthecertificatedatebecausefuelpricescanchangeovertimeandenergysaving recommendations will evolve. To see how this home can achieve its potential please see the recommended measures.

79 PoRTlANd PlACE


flat 1b, 79 Portland Place, London, W1B 1Qy certificate reference number: 0718-2035-6252-7320-3994

dwelling type Mid-floor flat Date of assessment / certificate 9 February 2010

Type of assessment RdSAP,existingdwelling Total floor area 136 sq m



A 92 plus

81-91

69-80

55-68

39-54

21-38

1-20

BC

EFG

70 71



92 plus

81-91

69-80

55-68

39-54

21-38

1-20

65 66






Current Potential






The figures in the table above have been provided to enable prospective buyers and tenants to compare the fuel costs and carbon emissions of one home with another. To enable this comparison the figures have been calculated using standardised running conditions (heating periods, room temperatures, etc.) that are the same for all homes, consequently they are unlikely to match an occupier’s actual fuel bills and carbon emissions in practise. The figures do not include the impacts of the fuels used for cooking or running appliances, such as TV, fridge etc.; nor do they reflect the costs associated with service, maintenanceorsafetyinspections.Alwayscheckthecertificatedatebecausefuelpricescanchangeovertimeandenergysaving recommendations will evolve. To see how this home can achieve its potential please see the recommended measures.

79 PoRTlANd PlACE


flat 2, 79 Portland Place, London, W1B 1Qy certificate reference number: 8799-3505-9320-6476-3083

dwelling type Top floor flat Date of assessment / certificate 30 October 2008

Total floor area 207 sq m



A 92 plus

81-91

69-80

55-68

39-54

21-38

1-20

BC

EFG

54 57



92 plus

81-91

69-80

55-68

39-54

21-38

1-20

47 49






Current Potential


carbon dioxide emissions 10 tonnes per year 9.9 tonnes per year




Based on standardised assuptions about occupancy, heating patterns and geographical location, the above table provides an indication of how much it will cost to provide lighting, heating and hot water to this home. The fuel costs only take into account the cost of fuel and not any associated service, maintenance or safety inspection. This certificate has been provided forcomparitivepurposesonlyandenablesonehometobecomparedwithanother.Alwayscheckthecertificatedatebecausefuel prices can increase over time and energy saving recommendations will evolve.To see how this home can achieve its potential please see the recommended measures.

79 PoRTlANd PlACE


flat 3, 79 Portland Place, London, W1B 1Qy certificate reference number: 8748-6327-4230-4515-7006

dwelling type Mid-floor flat Date of assessment / certificate 5 March 2008

Total floor area 344 sq m



A 92 plus

81-91

69-80

55-68

39-54

21-38

1-20

BC

EFG

70 73



92 plus

81-91

69-80

55-68

39-54

21-38

1-20

67 69






Current Potential






Based on standardised assuptions about occupancy, heating patterns and geographical location, the above table provides an indication of how much it will cost to provide lighting, heating and hot water to this home. The fuel costs only take into account the cost of fuel and not any associated service, maintenance or safety inspection. This certificate has been provided forcomparitivepurposesonlyandenablesonehometobecomparedwithanother.Alwayscheckthecertificatedatebecausefuel prices can increase over time and energy saving recommendations will evolve.To see how this home can achieve its potential please see the recommended measures.

16 PARK CRESCENT

energy Performance Certificate Non-Domestic Building

Institute of Chartered Secretaries & Administrators 16 Park crescent, London, W1B 1aH

certificate reference number: 9216-3005-0727-0800-9205

Energy Performance Asset Rating

More energy efficient

A 0–25

26–50

51–75

76–100

101–125

126–150

Over–150

A+

BC

EFG

129

Net zero CO2 emissions

This is how energy efficient the building is.


Less energy efficientLessenergyefficient

This certificate shows the energy rating of this building. It indicates the energy efficiency of the building fabric and the heating, ventilation, cooling and lighting systems. The rating is compared to two benchmarks for this type of building: one appropriate for new buildings and one appropriate for existing buildings. There is more advice on how to interpret this information on the Government’s website www.communities.gov.uk/epbd.

Technical Information benchmarks

main heating fuel:building environment:

Total useful floor area (sq m):Building complexity (noS level):building emission rate (kgCo2/sq m):

Natural GasHeating and Natural Ventilation3629468.92

buildings similar to this one could have rating as follows:

2669

if newly built

if typical of the existing stock

Green deal Information

The Green Deal will be available from later this year. To find out more about how the Green Deal can make your property cheaper to run, please call 0300 123 1234.

18 - 25 PARK CRESCENT


18-25 Park crescent, London, W1B 1HT certificate reference number: 0050-6914-0312-6970-7074



A 0–25

26–50

51–75

76–100

101–125

126–150

Over–150

A+

BC

EFG

79











2463

if newly built




26 - 29 PARK CRESCENT


Central london Trial Centre26-29 Park crescent, London, W1B 1HT

certificate reference number: 0299-0150-6230-9900-2203



A 0–25

26–50

51–75

76–100

101–125

126–150

Over–150

A+

BC

EFG

62











2668

if newly built




77 - 81 PoRTlANd PlACE


77-81 Portland Place, London, W1B 1QX certificate reference number: 0750-0231-1660-5623-8006



A 0–25

26–50

51–75

76–100

101–125

126–150

Over–150

A+

BC

EFG

117








Total useful floor area (sq m):Building complexity (noS level):

Natural GasHeating and Natural Ventilation12844


3872

if newly built




energy Performance certificates for the 92 residential apartments at 22 Park crescent are available on request.

A sale on behalf of The Great Capital Partnership, a 50/50 Joint Venture between Capital & Counties Properties PLC and Great Portland Estates plc

Unless otherwise specified in the brochure, the areas provided are as measured by Plowman Craven in accordance with the RICS Code of Measuring Practice (Sixth Edition). Copies of the reports are available on request.

Hugh faithT: +44 (0)20 7495 5550 E: [email protected]

48

dISClAImER: Misrepresentation Act 1967 and Declaration: CBRELimitedandTudorTooneLLPforitselfandfortheVendorsasAgentfortheVendorsgivesnoticethat:1.TheseparticularsaresetoutasageneraloutlineonlyforguidancetointendingPurchasersanddonotconstituteanypartofanofferorcontract.2.DetailsaregivenwithoutanyresponsibilityandanyintendingPurchasersorThirdPartiesshouldnotrelyonthemasstatementsorrepresentationsoffact,butmustsatisfythemselvesbyinspectionorotherwiseastothecorrectnessofeachofthem.3.NopersonintheemploymentofCBRELimitedorTudorTooneLLPhasanyauthoritytomakeanyrepresentationorwarrantywhatsoeverinrelationtothisproperty.4.Unlessotherwisestated,allpricesandrentsarequotedexclusiveofVATSubjecttoContract.October2012. Designedandproduced by Sutton Young 020 7935 0966 (SYO50395)

contactsFor further information or to arrange an inspection, which must be undertaken by appointment only, please contact:

david Green T: +44 (0)20 7182 2302 E: [email protected]

Heidi WadeT: +44 (0)20 7182 2858 E: [email protected]

Alastair Perks T: +44 (0)20 7182 2266 E: [email protected]

rory cramer - residentialT: +44 (0)20 7182 2063 E: [email protected]

rob TudorT: +44 (0)20 7495 5550 E: [email protected]

Ben GoodberryT: +44 (0)20 7495 5550 E: [email protected]

park crescent west w1 - tudor toone-commercial …€¦ · · 2013-08-14w1 a rare and exciting...

Documents