22/06/2008
Linford Wood, nestled within the vibrant city of Milton Keynes, stands as a prominent and well-established commercial hub. Situated strategically, it offers a compelling blend of modern business infrastructure and excellent connectivity, making it a sought-after location for a diverse range of enterprises. This area is not just a collection of buildings; it's a thriving ecosystem designed to support business growth, boasting a prime position that leverages Milton Keynes' reputation as a centre for commerce and innovation.
The Strategic Advantage of Linford Wood
One of the most significant draws of Linford Wood is its exceptional location. Positioned just 1.5 miles from Milton Keynes town centre, it provides easy access to a wealth of amenities, including retail, leisure, and hospitality services. More crucially for businesses, it lies a mere 3 miles (a short 6-minute drive) from Junction 14 of the M1 motorway. This direct link to one of the UK's most vital arterial routes is a game-changer for logistics, distribution, and employee commutes, connecting businesses to London (53 miles south), Birmingham (69 miles north-west), and a vast swathe of the country. The Milton Keynes grid system further enhances accessibility, with Monks Way (A422) forming a key east-to-west artery along its northern boundary.
The area itself is characterised by several distinct Business Parks, predominantly featuring office and industrial units, all set against the backdrop of a significant ancient woodland. This unique setting offers a pleasant working environment, a stark contrast to more purely industrial estates. The presence of local bus services on Marlborough Street ensures good public transport links, with Milton Keynes Central Rail Station a short 7-minute drive away, offering frequent services to major cities like London Euston, Birmingham New Street, and Manchester Piccadilly.
Marlborough Court: A Prime Example of Linford Wood's Offering
Marlborough Court, located on Sunrise Parkway within Linford Wood Business Park, exemplifies the quality of commercial property available in the area. This modern, two-storey office building totals an impressive 44,237 sq ft (4,109.8 sq m) of high-specification accommodation. Its prominent apex site location on Marlborough Street, a dual carriageway leading directly onto Sunrise Parkway, ensures excellent visibility and accessibility.
Key Features of Marlborough Court:
- Modern Design: A contemporary two-storey building with a striking, full-height glazed atrium, providing an impressive entrance and access to individual office suites.
- Refurbished Space: A significant portion of the accommodation has been recently refurbished to a high standard, including new LED lighting, updated kitchen facilities, and general cosmetic improvements, making it ready for immediate occupation.
- Generous Parking: The property boasts a substantial car park with 195 spaces, offering a highly attractive ratio of 1:226 sq ft, a significant benefit in a commercial area.
- Flexible Accommodation: The building is designed to offer flexible office space, catering to a variety of business needs.
Investment Potential and Tenant Profile
Linford Wood is not only an attractive location for occupiers but also a compelling prospect for investors. Marlborough Court, for instance, is presented as a reversionary multi-let office investment. The property is multi-let to five tenants, generating a total annual rent of £678,283. The tenant line-up includes reputable organisations such as Graphnet Health, Right Choice, CGI IT UK Ltd, South Central Ambulance Service NHS Foundation Trust, and Strictly Education Limited. These tenants are generally considered low risk, with CGI IT UK Ltd and Strictly Education Limited noted as having very low risk profiles according to Experian.
The investment highlights several key strengths:
- Strong Income: A significant annual rent roll of £678,283, with a low passing rent of £15.33 psf, indicating potential for rental growth.
- Resilient Tenancy: Tenants have demonstrated resilience, with rent paid in full during the lockdown period.
- Asset Management Opportunities: The property offers various short-term asset management and value-add potential, particularly through reversionary rents and recently refurbished vacant accommodation.
- Attractive Yields: Offers in excess of £7,500,000 reflect a Net Initial Yield of 8.50% and a Reversionary Yield of 8.93%, representing a low capital rate of £170 psf.
- Guaranteed Income: The vacant accommodation is supported by a 12-month rental guarantee from the vendor, providing immediate income security.
Tenancy Schedule Overview
| Unit | Tenant | Area (sq ft) | Lease Start | Lease Expiry | Rent Review | Rent (£ p.a.) | Rent (£ psf) | AWULT (Years) | AWULT to Break (Years) | Comments |
|---|---|---|---|---|---|---|---|---|---|---|
| GF East Left | Graphnet Health | 6,365 | 01/04/16 | 31/03/23 | 31/03/21 | £89,110 | £14.00 | 2.63 | 2.63 | Conveyancing |
| GF East Right | Right Choice | 4,730 | 10/10/16 | 31/03/23 | 31/03/21 | £66,220 | £14.00 | 2.63 | 2.63 | - |
| GF West | CGI IT UK Ltd | 11,110 | 07/06/19 | 30/06/24 | 30/06/22 | £172,205 | £15.50 | 3.88 | 1.88 | Subject to rent adjustment if break not exercised. |
| FF East Left | Vacant | 6,676 | 13/08/20 | 13/08/21 | - | £110,154 | £16.50 | 1.00 | 1.00 | 12-month vendor rental guarantee. |
| FF East Right | South Central Ambulance Service NHS Foundation Trust | 4,424 | 03/06/20 | 02/06/30 | 03/06/24 | £73,000 | £16.50 | 9.80 | 2.06 | Lease expires 02/06/30, break 05/09/24. |
| FF West Left | Vacant | 2,436 | 13/08/20 | 13/08/21 | - | £40,194 | £16.50 | 1.00 | 1.00 | 12-month vendor rental guarantee. |
| FF West Right | Strictly Education | 8,496 | 28/06/18 | 27/06/23 | 28/06/22 | £127,400 | £15.00 | 2.87 | 2.87 | - |
| Totals | 44,237 | £678,283 | £15.33 | 3.40 | 2.06 | AWULT of 3.4 years, 2.1 years to breaks. |
Specification Highlights
The building's specification is designed to meet the demands of modern businesses:
- Full Access Raised Floors: Facilitating easy data and power distribution.
- Air Conditioning: Providing a comfortable working environment year-round.
- Cat 2 & LED Lighting: Energy-efficient and high-quality lighting solutions.
- Suspended Ceilings: Contributing to the aesthetic and acoustic properties of the space.
- Passenger Lifts: Ensuring accessibility across both floors.
- Impressive Full Height Atrium: A key architectural feature enhancing the building's presence and internal flow.
Why Choose Linford Wood?
Linford Wood offers a compelling proposition for businesses seeking a strategic location with excellent infrastructure and a quality working environment. Its proximity to the M1, robust public transport links, and the availability of well-appointed office space like Marlborough Court make it a prime choice for companies looking to establish or expand their presence in Milton Keynes. The blend of accessibility, modern facilities, and investment potential solidifies Linford Wood's position as a key commercial destination.
Frequently Asked Questions
Q1: Where exactly is Linford Wood located?
Linford Wood is located in Milton Keynes, approximately 1.5 miles from the town centre and 3 miles from Junction 14 of the M1 motorway.
Q2: What are the main transport links for Linford Wood?
It benefits from excellent road links via the M1 and A422, and good public transport with local bus services and proximity to Milton Keynes Central Rail Station.
Q3: What type of properties are typically found in Linford Wood?
Linford Wood is a mixed-use commercial area primarily featuring office and industrial units within several business parks.
Q4: Is Linford Wood a good location for investment?
Yes, its strategic location, modern infrastructure, and strong tenant profile make it an attractive area for commercial property investment, as demonstrated by the Marlborough Court offering.
Q5: What amenities are available near Linford Wood?
Milton Keynes town centre, a short distance away, offers a wide range of retail, dining, and leisure facilities.
If you want to read more articles similar to Linford Wood: Milton Keynes' Premier Business Hub, you can visit the Automotive category.