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Landmark building with premier tenant on offer in central Hamilton

NZ_AucklandCBD_Communications_Landmark building with premier tenant on offer in central Hamilton

A prominent office building on a high-profile corner site in the centre of Hamilton with a blue-chip tenant presents buyers with the opportunity to secure a premium low-maintenance property with passive rental income.

80 London Street, Hamilton is an eight-level 7,227sq m office tower that sits on 4,184sq m of land. The property is being offered for sale alongside 9-11 Harwood Street, which are two nearby sealed car parks that have 48 total spaces and a combined land area of 1,118sq m.

The property was originally constructed in the 1980s and underwent substantial refurbishments by the tenant, Fonterra, approximately five years ago. The combined total net annual rental income for this offering is $1,799,064 plus GST per annum.

The site is in the northern fringe of Hamilton’s CBD and is surrounded by popular local cafes and dining options, a gym, Centre Place shopping centre, and sports stadiums FMG Stadium Waikato and Seddon Park.

Colliers Directors Alan Pracy and Jason Seymour have been exclusively appointed to market the property for sale by deadline private treaty closing at 4pm on Friday 10 December, unless sold prior.

Fonterra, a global dairy co-operative, is part way through a nine-year lease that began in September 2017. It has two further rights of renewal for three years each and the lease includes fixed annual rental increases of 2.5 per cent.

The neighbouring car parks are also leased to Fonterra under a separate but similar lease. Both leases provide for an earlier termination by Fonterra in 2024 subject to a substantial penalty payment.

The current triple-net lease format requires Fonterra to take full responsibility for the upkeep of the building, its structure, and major plant through the life of the lease (including renewals), with the lessor responsible only for its own management and administration costs.

Pracy, Director of Sales and Leasing at Colliers Hamilton, says this is one of the city’s most desirable office buildings and has an exceptional tenant covenant and an optimum lease format for investors looking for income certainty and growth.

“Fonterra’s recent improvements of the building included upgrading the majority of the office floors, lifts, access control, stairwell, lighting, and the air-conditioning chiller,” Pracy says.

“The building includes ground floor retail space currently used as offices, plus seven levels of office space above. The building includes a services core towards the southern side of the building with fire stairs on the eastern and western elevations. The large volume, glazed atrium on the ground floor is the main entry point into the building and includes three lifts providing access to all floors.

“The distinctive raked design of the building means that the floorplates change with the levels. Levels 1, 2 and 3 form the podium level with larger floorplates than the upper levels. Levels 4, 5, 6 and 7 range between 620sq m and 680sq m.”

Seymour, Director of Capital Markets at Colliers, says there is future development potential from this offering.

“While the car park lots are currently leased to Fonterra, they are a prime development opportunity for the future as and when they are no longer required as car parks or the tenant vacates at the end of the lease,” Seymour says.

“The car park site carries a City Living categorisation under the Central City Zoning in the Hamilton District Plan. The City Living area will grow to become a vibrant, mixed-use residential centre, supporting small to medium scale office and commercial activities within the heart of Hamilton meaning this site could be developed for a wide range of uses.”

Economic activity in Hamilton city is showing strong resiliency following last year’s challenges caused by Covid-19. Infometrics estimates that GDP in Hamilton city has grown 7.3 per cent over the year to June 2021.

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Alan Pracy


Hamilton (Agency & Property Management)

Prior to his move to Colliers International, Alan spent 10 years as a broker with Knight Frank and DTZ, culminating in his position as Commercial Manager at DTZ Hamilton. Alan has been involved in retail acquisition and leasing for Briscoes Group, Supercheap Autos, Foodstuffs, No. 1 Shoes, McDonalds, Fonterra, Big Save Furniture, Bunnings and Mitre 10. Much of Alan’s focus has been around both strategic properties and clients. This has encompassed long term development projects, sourcing the land and obtaining anchor tenant commitments. Alan has also worked closely with a number of institutions and high wealth individuals to effectively and confidentially place or acquire significant property assets.

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Jason Seymour

Director | Capital Markets


Jason has 29 years international experience in commercial sales, tenant representation, lease negotiation, corporate real estate strategy development, property management and building services design.

Jason joined Colliers International in 1991 to establish the engineering division in the Wellington office, and took on a national engineering role in 1993, incorporating the Wellington Property Management division in 1994. Jason transferred as a Director to the Colliers International Bangkok office in 1996, and in 1998 returned to Auckland to take up a role in commercial leasing brokerage, where he was consistently one of the top four leasing brokers in the market. In late 2005, Jason transferred to the Corporate and Institutional Sales team, specialising in sale and leaseback strategies, land development and large corporate sales.

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