PROPERTY ADVISORY SERVICES
ACQUISITION & DISPOSAL
PLANNING & DEVELOPMENT ANALYSIS
LANDLORD AND TENNANT NEGOTIATIONS
FUNDING
SAMPLE PROJECT MANAGED
MANAGED DEVELOPMENTS

Property Advisory Services

Cantwell Consulting works with clients to identify their property needs and ensure that they maximize the returns from their capital assets. We have come through dramatic changes in the property industry and have learnt that the nature of a property investment must mirror the core requirements of the investor.

With 20 years of development experience we understand the critical considerations behind any property investment. We work with clients to provide property-related advice that fits with their business needs to ensure they can meet any obligation a property transaction may place on the business.

Liffey Valley Motor Mall

Muckross Park Hotel and Cloisters Spa

Lidl Rathmnines

Airside Motor Mall

Drumcondra Retail Development

Acquisition & Disposal

The essence to a successful property transaction is preparation. The interplay of structure, title, return on investment, tax management, finance and expectation must be reviewed. We advise clients at either side of a property transaction by:

  • Determining a brief
  • Agreeing a strategy with optimum legal and financial structures
  • Engaging with financial institutions and negotiating facility agreements
  • Identifying Investment options
  • Carrying out due diligence
  • Managing relationships with other professionals, such as legal representatives, architects, engineers and financial institutions
  • Overseeing the negotiation process
  • Supervising acquisition/disposal process

Planning & Development Analysis

We assist clients in analysing the potential value that can be added by increasing densities or considering alternative uses. We can provide desktop costing at the early stages of the process without absorbing the costs of multiple building consultants. The process usually involves:

  • Review of client requirements and objectives
  • Provide assessment of assets
  • Advise on assembly of a project team and fee structures
  • Conduct due diligence on sites
  • Review planning and timeline issues associated with scheme
  • Physical inspection of issues such as services, infrastructure and ground conditions
  • Development and tracking of project master programme
  • Management of planning and statutory approval stage
  • Advise on procurement routes and options
  • Manage tender stage, contract negotiations and contract award
  • Site assessment and site analysis
  • Cash-flow analysis
  • Advice and input on development agreements, agreements for Lease and tenant / end-user requirements
  • Manage handover of completed property to tenant’s coordination of tenant fit-out works

Landlord and Tennant Negotiations

A huge financial consideration for SME’s after staff is rent and rates. We provide guidance in negotiating new leases or renegotiating existing leases at review/renewal. The process usually involves some or all of the following steps:

  • Determine existing lease parameters/new lease requirements
  • Source, inspect and screen all available properties to identify the property that meets the client’s needs
  • Schedule of condition
  • Advise on rent reviews
  • Provide financial analysis and physical assessment of suitable properties
  • Manage commercial negotiation concerning leasehold obligations
  • Co-ordinate legal process to formalise lease terms

Funding

Cantwell Consulting has aided clients in securing funding from both institutional and private sources to complete the purchase of assets. We have a clear understanding of the steps necessary to secure finance and work with clients to maximise their success in securing finance.

We assist with:

  • Asset valuation
  • Company accounts review
  • Cash-generation analysis
  • Budget determination
  • Bank negotiations
  • Securitisation
  • Special Purpose Vehicle (SPV) advice

Liffey Valley Motor Mall

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The project comprised the Development of a new retail concept for the Motor industry and was developed in conjunction with Grosvner Estate Holdings and O’Callaghan Properties. It comprised the planning, funding and construction of 6 no motor Retail units in the Liffey Valley shopping centre comprising 80,000 sq feet of Retail showrooms.

Budget

The budget for this project was €’20m

Completed

It was completed on time and within budget June 2002

Muckross Park Hotel & Cloisters Spa

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Project Description

The Muckross Park Hotel is located in Killarney Co. Kerry. It is a protected structure building located in the middle of the Killarney National Park. Between 2002 and 2010 it was completely redeveloped from a 24-bedroom niche hotel to a five star, 70-bed boutique hotel with destination spa. The grounds also house 24 private apartments overlooking the park and Mangerton Mountain.

I was responsible for managing the project through a lengthy local planning and An Bord Pleanála submission, negotiations with Kerry County Council’s local conservation architect, the selection and appointment of specialised project team. Due to the length and nature of the project a key function was to manage all funding, compliance and securitization.

Project Budget

Confidential

Completed

The project was phased over 7 years and was completed in Jan 2012

Lidl Rathmines

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Project Description

Located on the main Rathmines road in Dublin 6. We assembled the site through an SPV and appointed a project team to obtain planning for 10,000 sq ft of retail space and 24 no apartments. The site was sold to Lidl with full planning in 2008.

Project Budget 

Confidential

Completed 

2008

Airside Motor Mall

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Project Description

This project required the development of a 14 acres site in Swords. The project required engaging in the development of Special Area Action Plan (SAAP) in conjunction with Co. Fingal. We established a development committee which comprised the motor dealers currently located in the mall. I acted as the lead-project coordinator and managed the development requirements of each franchisee. County Fingal granted the appropriate zoning in 2003 and then members separately developed their individual sites. The site now comprises 14 retail car showrooms.

Project Budget

The entire development had a projected budget of €50m

Completed

On a phased basis between 2005 and 2006

Drumcondra Retail Development

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Project Description

The project involved assembling a site for the redevelopment between St Patrick’s College and the Skylon hotel in Drumcondra. Through a complex set of negotiations over a number of years we acquired a Texaco petrol station, a Renault car dealership and a 24-bedroom guesthouse.

Planning was sought for a mixed-use residential development and granted through An Bord Pleanála in 2007 for 20,000 sq ft retail and 42 apartments with underground basement. Due to the prevailing economic conditions a revised application was lodged in 2010 for a first floor food store, restaurant and coffee shop. Full planning was granted in October 2013 through An Bord Pleanála. The site was sold in June 2014

Budget

Confidential

Completed

2014

Managed Developments

1. Rosslare Import Centre

Description : Acquisition, rezoning and development of 18 Acres in Rosslare Harbour

Budget : Confidential

Completion: 2012

 

2. Portlaoise Renault

Description: Acquisition and decommissioning of an existing petrol station to construct a 10,000 sq ft Motor dealership on 1.5 acres in Portlaoise town

Budget: Confidential

Completion: 2005

 

3. Europa Training Academy

Description: Sourcing and purchase of a 50,000 sq ft facility and redevelopment into FAS approved trading center, conference facility and offices.

Budget: 6m

Completion: 2006

 

4. Ennis Renault

Description: Redevelopment of 3 acres in Ennis town to construct a 10,000 sq ft motor showroom , petrol station and retail unit.

Budget: Confidential

Completion: 2004

 

5. Auto Centre Newlands Cross

Description: Redevelopment of Shell petrol station at Newlands Cross into 6000sq ft car showrooms

Budget: Confidential

Completion: 2001

 

6. Tralee Renault

Description: Land acquisition and development of new 10,000sq ft motor showroom on 4 acres in Tralee, Co. Kerry

Budget: Confidential

Completion: 2002

 

7. Renault Head Office Airways Industrial Estate

Description: Acquisition and lease of 25,00sq ft head office to Renault Ireland

Budget: Confidential

Completion: 2006

 

8. Douglas Renault Cork

Description: Acquisition and redevelopment of existing Maxol filing station and redevelopment into 5000 sq ft retail unit

Budget: 2m

Completion: 2005

 

9. Derrybawn Treatment Centre

Description: Acquisition of Suitable facility and conversion into a 14 bed treatment facility in Glendalough.

Budget: 2m

Completion: 2007

 

10. Citywest Truck and Van Centre

Description: Acquisition and redevelopment of industrial plant into a purpose built truck and van distribution centre.

Budget: 4m

Completion: 2003

 

11. Topaz Blanchardstown

Description: Development of car showroom and Topaz petrol station in Coolmine, Dublin 15.

Budget: Confidential

Completion: 2001