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Pursuing the wrong projects costs £18m on £bn of assets

Ineffective proposal stage-gating

Overly-optimistic proposals
Fragmented data sources
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£8m of potential revenue
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Enhanced Proposal

AppraisalEnhanced

Recommendation: ProceedConfidence score: 82%

Placing Alo in mezzanine Block R while splitting Block G into 5 units enables both blocks to drive higher returns.

Outturn

Description

Block R

We have an opportunity to add one of the fastest growing athleisure brands, Alo, to Jermyn Square. The brand has expressed interest.

Block R is a large, single unit with 2,475 sq ft ground floor NIA and 50% mezzanine for storage. Placing Alo here will allow it to display its full range of products.^[R]

Block G

Block G’s three existing tenants – Tiffany & Co, Church’s, and Blank Street – are underperforming in oversized units.^[J]

Redeveloping this block into five 600 sq ft NIA units allows us to introduce two brands to the village.^[J]

Assessment

Alo is an attractive addition to Jermyn Square, in line with our stated portfolio strategy.^[R] Our top-quartile apparel brands have 64/36 retail area to storage area.^[R] Block R’s mezzanine can provide 1,052 sq ft of storage, meaning only 218 sq ft of ground floor NIA is lost to storage.^[C] Assuming Alo matches Lululemon’s sales density, it could produce a +30% income uplift.^[C] Alo Block R has limited frontage and is not in a prominent area, so will not create brand dominance over tenants.^[J]

Each existing brand in Block G delivers its highest returns per sq ft in ~600 sq ft units.^[R] It is preferable to downsize the brands at the end of tenancy rather than extend or evict them.^[J] Retaining the brands in Block G allows Tiffany & Co to continue to benefit from G1’s dual-aspect window displays and Blank Street to continue to benefit from the block’s exterior area.

Elevations

Street elevation of Block G today: three shopfronts, units G1 to G3. — Existing Block G

Street elevation of Block G as enhanced: five narrower shopfronts, units G1 to G5. — Enhanced Block G

[Flagged by Frank]

BOSS sales dropping in three of four villages for a third successive month

MayJunJulAug

Madison Eight£206k£197k£188k£180k

Jermyn Square£165k£172k£181k£178k

Khalifa Eight£190k£182k£173k£166k

Montaigne Rotonde£160k£153k£146k£139k

BOSS has lost ~13% of sales in three months in three villages on near-identical slopes^[R]
Uniformity across the different catchments suggests an issue with the brand, not the villages^[J]
While the accessible luxury category has been shrinking, it has not been this severe for other brands^[R]
All four leases still sit below the 20% occupancy-cost ‘at-risk’ threshold^[R]
However, the trend is concerning and we should monitor this as we approach lease expiry for the Madison Eight unit in four months’ time

Sources: Frank, Salesforce, tenant leases

[Retrieved][Computed][Judged]

Know you’re backing the right projects in minutes not weeks

Enhanced Proposal

AppraisalEnhanced

Recommendation: ProceedConfidence score: 82%

Placing Alo in mezzanine Block R while splitting Block G into 5 units enables both blocks to drive higher returns.

Outturn

Description

Block R

We have an opportunity to add one of the fastest growing athleisure brands, Alo, to Jermyn Square. The brand has expressed interest.

Block R is a large, single unit with 2,475 sq ft ground floor NIA and 50% mezzanine for storage. Placing Alo here will allow it to display its full range of products.^[R]

Block G

Block G’s three existing tenants – Tiffany & Co, Church’s, and Blank Street – are underperforming in oversized units.^[J]

Redeveloping this block into five 600 sq ft NIA units allows us to introduce two brands to the village.^[J]

Assessment

Elevations

Get to an answer you trust without depending on others

Stay ahead of the problem, opportunity, and competition

[Flagged by Frank]

BOSS sales dropping in three of four villages for a third successive month

MayJunJulAug

Madison Eight£206k£197k£188k£180k

Jermyn Square£165k£172k£181k£178k

Khalifa Eight£190k£182k£173k£166k

Montaigne Rotonde£160k£153k£146k£139k

BOSS has lost ~13% of sales in three months in three villages on near-identical slopes^[R]
Uniformity across the different catchments suggests an issue with the brand, not the villages^[J]
While the accessible luxury category has been shrinking, it has not been this severe for other brands^[R]
All four leases still sit below the 20% occupancy-cost ‘at-risk’ threshold^[R]
However, the trend is concerning and we should monitor this as we approach lease expiry for the Madison Eight unit in four months’ time

Sources: Frank, Salesforce, tenant leases

[Retrieved][Computed][Judged]

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