The Opportunity

The Xerox Campus, Uxbridge is a freehold landmark office campus comprising three self-contained office buildings – Bridge House, Waterside and Riverview – totalling 147,807 sq ft NIA and arranged linearly in close proximity to each other adjacent to the River Colne on a town centre site of 6.35 acres (2.57 ha). The buildings have planning consent for 237 luxury residential apartments, with further mixed use development potential.

Uxbridge is an area of high growth potential with excellent road and rail communications links. There are also various notable corporate headquarters in the local area including Coca-Cola, Manpower, Mitsubishi, Cadbury’s, PWC, Hertz.

Market

London’s mainstream housing markets, such as Uxbridge, have performed far better than equivalent prime markets in recent years. Whilst transaction levels are down across all markets, prices in mainstream markets have been insulated from the negative impact of Stamp Duty changes and economic uncertainty by the relative affordability of house prices and an underlying, needs-based, domestic demand.

Uxbridge is currently experiencing a period of increased inward investment and heightened development activity. St Andrew’s Park, VINCI St Modwen’s ongoing redevelopment of the former RAF Uxbridge base, has played a significant role in initiating this, serving as a catalyst for further gentrification and regeneration. The masterplan for the site includes the provision of approximately 1,400 homes, alongside a wide range of commercial and community uses which will serve as an extension to Uxbridge town centre.

Whilst there has been some price growth felt off the back of this regeneration, house prices in Uxbridge as a whole remain relatively affordable in a London context. New developments are therefore well positioned to take advantage of pent-up, mainstream housing demand, underwritten by the government’s ‘Help to Buy’ scheme. Taking into account the continuing regeneration, the relative affordability of house prices and the underlying occupier demand for mainstream property, we’re confident that Uxbridge is well-positioned to take advantage of potential house price growth.

Location

Located to the south of the Colne Valley where the M40 meets the M25, Uxbridge is an excellently situated west London town between the central London and western corridor office markets, benefitting from good road and rail connectivity. The town lies immediately south of Junction 1 of the M40 motorway and 2.5 miles east of Junction 16 of the M25 motorway, both of which provide easy access from the town to the surrounding motorway network. Heathrow Airport is located six miles to the south of the town, with central London a mere 12 miles away.

Uxbridge is well connected to central London via the tube network, with Uxbridge Underground station being located on the western end of both the Piccadilly and Metropolitan lines. Connectivity to central London will be further enhanced by the arrival of the Elizabeth Line (Crossrail) later in 2018 with services operating from Hayes (five miles to the south east) and offering journey times of 20 minutes into the heart of the West End.

Uxbridge has a thriving town centre with two extensive shopping centres – The Pavilions and Intu – with an extensive retail and leisure offering. The Pavilions has around 50 shops plus various supermarkets and cafes, whilst Intu has over 70 shops, the only IMAX cinema in west London as well as numerous restaurants and cafes.

 

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