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Equity Office Daily Brief: March 11, 2016

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Daily Brief

March 11, 2016

  EquilityOffice

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WeWork Targets Asia as Valuation Hits $16 Billion

Wall Street Journal

 

Shared-office-space startup WeWork Cos. has raised about $430 million in a new round of financing led by Chinese investors, making it one of the world’s most valuable startups and clearing the way for a push into Asia. Beijing-based private-equity company Hony Capital...

 


Silicon Beach meets corporate aerospace giants at Redondo Beach innovation hub

Daily Breeze

 

Start-ups brought innovations to make aircraft faster, lighter, less noisy, more accurate, and less dangerous at a unique event Thursday in Redondo Beach designed like TV’s “Shark Tank,” uniting entrepreneurs with corporate space and defense leaders. Most presenters brought satellite and drone...

 



BLOG & ONLINE NEWS

 

Tenant Pays Big for Land Lease Site

GlobeSt.com

 

An auto auction company has signed a 10-year lease renewal valued at $35 million for a 35-acre land site. The land site is not developable, and has been used by the tenant as surface storage for the last 15 years. This...

 


Los Angeles: The Favored City Among Investors

GlobeSt.com

 

Los Angeles is the favored city among investors for 2016, beating out New York, Dallas and San Francisco, according to the CBRE Americas Investor Intentions Survey 2016. The report also showed a general increase in investor sentiment, with 65% of investors...

 


Glendale Production/Broadcast Facility Sells for Over $15 Mil

RENTV.com

 

Hileman Cowley Partners, in a partnership with San Diego-based LLJ Ventures, has purchased Victory Studios, a state-of the-art television production and broadcast center in Glendale, for $15.375 mil. It was sold by Victory Partners and Mason Trust. The 56.5k sf building is...

 


Custom Freight Systems Leases 83k sf Industrial Space in Santa Fe Springs

RENTV.com

 

Custom Freight Systems Inc agreed to a five-year, $3.3 mil lease for 83k sf ($0.66/sf/mo) of industrial space in Santa Fe Springs. The property is located at 12500 Slauson Ave, south of Whittier Blvd and just west of Santa Fe Springs...

 


Linwood Ventures and Lincoln Property Company Finish $7 Mil Renovation of Food Court on the Third Street Promenade

RENTV.com

 

Linwood Ventures and Lincoln Property Company have completed a $7 mil transformation of the popular food court on the Third Street Promenade in Santa Monica, after having acquired the asset in January 2014. The stark 1990s design has given way to...

 


Top Commercial Real Estate Firms and Brokers in Los Angeles Win CoStar Power Broker Awards

CoStar.com

 

Several top firms and real estate brokers in Los Angeles are among the winners of the annual CoStar Power Broker Awards. Now in its 15th year, the awards recognize those who perform at the highest levels in commercial real estate brokerage. Every...

 

FULL TEXT


WeWork Targets Asia as Valuation Hits $16 Billion

Wall Street Journal

 

Shared-office-space startup WeWork Cos. has raised about $430 million in a new round of financing led by Chinese investors, making it one of the world’s most valuable startups and clearing the way for a push into Asia.

Beijing-based private-equity company Hony Capital Ltd. and Legend Holdings, its parent company, led the round of financing, WeWork company executives said, giving the company a valuation of about $16 billion, up from $10 billion last summer.

That would make it the third-most-valuable publicly traded office landlord were it publicly traded, despite controlling a fraction of the square footage of the leading companies in the sector.

With the deal, six-year-old WeWork is gearing up to bring its hip, communal office spaces to China, South Korea and India, among other countries. Asia is an area company executives view as ripe for expansion.

“The quality of execution and fit for the Chinese culture is unparalleled,” John Zhao, Hony Capital’s chief executive, said in a blog post on WeWork’s website.

It is unclear how much global demand there will be for WeWork and its glassy co-working spaces. WeWork Chief Executive Adam Neumann said in a blog post announcing the news that “despite cultural differences, at the end of the day, we are all one and we all want the same thing. We want to pursue our passions.”

The fundraising round, which the company disclosed in corporate filings late Tuesday, comes even as a chill descends on the once-searing world of startups and venture capital. Money managers have grown cautious and marked down the valuations of their holdings in numerous late-stage startups.

The newfound restraint has forced numerous companies in need of cash to raise money at lower valuations than previous fundraising rounds. Such “down rounds” are increasing in frequency, sapping employee morale.

But the spigot hasn’t turned off completely, and companies such as Uber Technologies Inc., for instance, have seen their valuations grow as they have continued to raise funds.

WeWork has proved particularly adept at fundraising. Mr. Neumann has led fundraising rounds totaling more than $1.3 billion since the company started at a single Manhattan location in 2010 from companies including money managers Fidelity Investments and T. Rowe Price Group Inc. as well as well-known venture-capital investor Benchmark Capital. These investors are betting WeWork’s model will be a dominant form of office space in the future, as Uber’s is becoming to urban transportation.

If startups like Uber and Airbnb are harnessing technological change, WeWork is depending largely on generational and cultural change. It is benefiting from younger workers’ gravitation to cities and communal atmospheres, as well as a boom in the startup sector.

WeWork’s business model is generally to rent space from landlords, turn it into a communal atmosphere and rent it out month-by-month at higher prices to companies and individuals. The workforce is largely young, and arcade games, plush couches and beer on tap are fixtures.

Today the company has grown to 65 locations, mostly in major U.S. cities, with a handful in Europe and Israel, and it is rapidly adding locations in new cities throughout the U.S. and Europe. Its shareholders say the centers generate healthy profits once they are open and filled.

Still, WeWork’s valuation is so high relative to peers that it has many in the real estate sector scratching their heads. Among the concerns are that rapid growth is difficult to maintain, and the company’s business model leaves it on the hook to pay fixed rents to landlords even if the rents WeWork can charge to companies fall.

“It is just not possible to grow that aggressively … and maintain those sorts of margins,” said David Alberto, a veteran operator of serviced-office centers, a similar business model that has caught on in the U.K. “I honestly think it’s a bubble.”

Regus PLC, for instance, controls more than 40 million square feet of office space globally that it subleases out through a similar business model, though mostly with more traditional office space. Yet Regus—which had similar hopes for rapid expansion before the dot-com bust—has a market capitalization of only about $4 billion.

By that ratio, a $16 billion serviced-office company would have about 160 million square feet of space. As of early this year, WeWork had more than 5 million square feet open, although it has said it receives considerably more income than Regus a square foot, and it has a cultural appeal that differentiates it.

WeWork has far more ambitious plans, and company executives speak of reaching at least 1 million members, up from about 50,000 today. Executives said WeWork will ultimately become the host to numerous large companies that want a well-designed communal space.

In Asia, company executives said they would proceed at a measured pace, seeing how the first offices fare. But they hope to quickly expand and make Asia a large portion of the business. Cities including Beijing and Hong Kong are first on the company’s list.

Corrections & Amplifications: Hony Capital’s chief executive is John Zhao. An earlier version of this story misspelled surname. (3/10)

-Write to Eliot Brown at eliot.brown@wsj.com

Silicon Beach meets corporate aerospace giants at Redondo Beach innovation hub

Daily Breeze

 

Start-ups brought innovations to make aircraft faster, lighter, less noisy, more accurate, and less dangerous at a unique event Thursday in Redondo Beach designed like TV’s “Shark Tank,” uniting entrepreneurs with corporate space and defense leaders.

Most presenters brought satellite and drone technology — fields that, if market trends continue, could evolve into trillion-dollar industries. Los Angeles-based Phase Four presented its plasma-propelled rocket engine that can get satellites into proper orbit faster and with lighter fuel loads than current technology, said Simon Halpern, Phase Four’s chief executive officer. As the commercial small-satellite market booms, such technology could become essential.

“Plasma is the fourth phase of matter, and it will propel the next revolution in the space industry. We are building the next generation of plasma-related technologies for satellites,” according to a Phase Four written statement.

The “Aerospace Innovation Hub,” hosted by El Segundo venture-capital firm Starburst Accelerator at Northrop Grumman Aerospace Systems, was the third of its kind since December. Starburst Accelerator, which hopes to help establish 300 global cutting-edge companies by 2020, moved to El Segundo from Paris, France, last year. Its prior innovation-hub events were at El Segundo’s Raytheon Space and Airborne Systems and Boeing Satellite Systems.

“Southern California has been hemorrhaging talent in a dilapidated manufacturing industry co-located with our own (space and defense industry) customers,” said Vandad Espahbodi, who created Starburst Accelerator. “The area is now becoming more welcoming for entrepreneurs. A lot of talent continues to grow in Silicon Beach.”

South Bay and Westside communities are dubbed Silicon Beach because of soaring numbers of technology startups making a home among established aerospace giants.

Though the local aerospace industry has shrunk considerably since the Cold War ended three decades ago, much remains, buoyed by a fast-increasing number of startups. Cities like El Segundo welcome the newcomers with open arms, hoping they will fill in revenue streams that went dry with the transforming economy.

Frank Kropschot, director of strategic growth initiatives for Northrop Grumman Corp. Aerospace Systems, said the company has worked to not only “act like a startup” by reducing bureaucracy and stimulating new inventions, but also has incorporated the work of startups into its model. He said at least one presentation made Thursday could help Northrop fix problems it is grappling with, including trouble accessing hard-to-reach aircraft parts.

Los Angeles-based DAQRI created an augmented reality safety helmet that it presented to investors Thursday as a way to improve the safety of industrial workers. The helmet is fitted with software that can analyze industrial pipes and other equipment for safety faults using a thermal camera that sees more than the human eye.

“We’re changing the way we understand safety,” said company CEO Brian Mullins. “The thermal camera allows workers to look through objects, and the helmet recognizes objects, pipes, valves ... and gives instructions to fix problems and order new parts.”

BridgeSAT, a Boston-based space optical communications company, designed a global network that can download massive bandwidth files from satellites to land-based terminals via lasers.

“We’re here to solve the problem with bandwidth (by using) fiber-optic speeds to accommodate an explosion of Low Earth Orbit satellites,” said Rizwan Parvez, BridgeSAT’s vice president. “High-density data bandwidths are increasingly competitive. We will be able to download 1.5 terabytes of data a day from each satellite.”

Drones and satellites are among the technologies sparked by the defense industry that are now being commercialized at break-neck speeds by entrepreneurial technology companies like these. Before long, if trends continue, driverless cars, a vast array of low-orbit commercial satellites and all sorts of drones will be everyday stuff.

“Everything is changing. I don’t even think we can imagine (what the future will look like),” said El Segundo Mayor Suzanne Fuentes, who attended the event Thursday.

The city began an initiative last year to bring 100 new businesses to town by 2017 and, as a historic home to the country’s leading aerospace and defense corporations, has actively sought to be on the cutting edge of modern technology in those fields.

Richard Lundquist, one of the region’s largest developers, gave Starburst Accelerator its El Segundo office space for free to entice the company to come and help finance promising local startups.

U.S. Air Force Reserve Col. Jody Merritt, who heads the Department of Defense’s Defense Innovation Unit Experimental (DIUx), said her team is constantly on the search for entrepreneurial startups to incorporate into defense technology and to “create permeability between the Department of Defense and Silicon Valley.”

“We scout, connect and support the innovation of disruptive technology that sustains and extends U.S. strategic advantage in defense while contributing to the world’s security and prosperity,” Merritt said, adding that their goal is to get on-board “when the innovations are actually being generated.”

Presenters also included Denver-based Frontline Aerospace Inc., which developed more energy-efficient, better-performing gas turbine engines for drone aircraft. It uses IsoCool compressor and MicroFire recuperator technologies designed to carry heavier loads on aircraft and use less fuel with better performance.

Apellix, a Jacksonville company, was pitching its “Worker Bee Robotics Modular system,” a drone fitted with equipment and software that can do things like de-ice and paint airplanes without using workers for the time-consuming, sometimes dangerous jobs.

“We want to replace human judgment with science,” Apellix CEO Robert Dahlstrom said. “Drones can see things and do structural analysis that humans can’t. Drones can do real work.”

-Sandy Mazza

Tenant Pays Big for Land Lease Site

GlobeSt.com

 

An auto auction company has signed a 10-year lease renewal valued at $35 million for a 35-acre land site. The land site is not developable, and has been used by the tenant as surface storage for the last 15 years. This is one of the largest land leases in the South Bay area, according to the landlord’s representation.

“This property has some characteristics that make it not buildable for traditional development,” David Prior, senior managing principal of the Klabin Co., tells GlobeSt.com. “What the owner has done is taken a site that sat for years and years, and engineered a solution to allow for surface storage uses. There used to be an automobile racetrack there, and it was an unbuildable site. Based on all of the conditions, this was the best solution for the landlord to create an income-producing asset.” Prior and his colleagues, partners Todd Taugner and Frank Schulz, represented the landlord, Vermont Holding Co., in the transaction.

Due to an increased demand for surface storage sites, this land lease is a significant increase in rental rate over the first lease agreement. “Land values have really appreciated in the last six of seven years, as has the demand for these types of surface level lots,” adds Prior. “The real demand here is from port companies that bring in containers, and they need to get them off of the docks and prepare them to go to facilities to reload them to be shipped out, so there is a big demand for service-use lots in the South Bay. Essentially this tenant was in the market competing with large shipping companies.”

While there is high demand for this type of space, the brokerage team did not bring the property to market because of the existing relationship. “All of these negotiations were done in good faith. I think this is a fair market deal,” says Prior. “There were professionals involved on each side that new values and understood where we would end up in a general sense.”

The 35-acre sites is located at 18300 Vermont, Ave. in Gardena.

-Kelsi Maree Borland

Los Angeles: The Favored City Among Investors

GlobeSt.com

 

Los Angeles is the favored city among investors for 2016, beating out New York, Dallas and San Francisco, according to the CBRE Americas Investor Intentions Survey 2016. The report also showed a general increase in investor sentiment, with 65% of investors looking to be net buyers over 60% in 2015.

Petra Durnin, the director of research and analysis in Southern California at CBRE, wasn’t surprised to see Los Angeles top the list. “We have had really strong fundamentals and really high prices per square foot on properties, but when you compare yourself with a primary market like New York, it looks like small achievements,” she tells GlobeSt.com. “When we started looking at the secondary markets like Los Angeles, we began to see a very strong story. To see that we actually came in first before New York was a pleasant surprise.”

Last year, in the same survey, Los Angeles was ranked number four among investors. This year, New York came in at number two, followed by Dallas and San Francisco, taking the four-ranked position. That was surprising, considering San Francisco’s strong investment reputation in the market and the fact that it ranked first last year. “I think that is largely because of the tech scene,” adds Durnin. “People are asking, ‘how long will this continue,’ and there is quite a lot of sublease space coming to the market from some companies that perhaps have leased more space than they could grow into. We just don’t have that here in Los Angeles. We don’t have the million-square-foot contiguous tech companies that are leasing out massive campuses.” Toronto, Seattle, Atlanta, Washington DC, Denver and Boston filled out the remaining top 10 positions on the list.

Value-add investment classes also lead the pack in terms of types of investments investors were after. Multifamily remains the favored product type, with office and industrial nearly tying and retail lagging in last place. The strong investor sentiment was surprising, considering the global volatility at the end of the year, and Durnin still thinks that there will be a slight slow down over last year. “I think that everyone is tapping the breaks a little bit because of the forecasted slow down,” she says. “The fundamentals are so much stronger in L.A. and we have so much more job growth, and I think there is room for value growth compared with primary markets and even some secondary markets that might be plateauing.”

Overall, though, the fundamentals are strong for another strong year, says Durnin, even if there is some slow down in the market. “Compared with 2015, which was a phenomenal year, we will see a bit of a step down in that kind of growth, but the fundamentals will still be strong,” she says.

-Kelsi Maree Borland

Glendale Production/Broadcast Facility Sells for Over $15 Mil

RENTV.com

 

Hileman Cowley Partners, in a partnership with San Diego-based LLJ Ventures, has purchased Victory Studios, a state-of the-art television production and broadcast center in Glendale, for $15.375 mil. It was sold by Victory Partners and Mason Trust.

The 56.5k sf building is situated on 3.3 acres at 1840 Victory Blvd, north of the 134 Fwy and west of I-5, and is fully occupied by Telepictures Productions, a division of Warner Bros Entertainment Inc, which has occupied the property since 1994. Telepictures is best known for the production of the television shows Extra, The Ellen DeGeneres Show and TMZ.

Built in 1969, the production and broadcast campus is one of the largest contiguous land parcels in the area and is strategically located between the media hubs of Burbank and Glendale. The campus has 230 full size surface parking spaces – a ratio of 4 spaces per 1,000 sf of building area. The building improvements contain two audience rated sound stages, related production facilities tailored to broadcast media, and executive offices.

Andrew Berk and Mark Evanoff of Avison Young represented the sellers in the transaction. The buyer secured acquisition financing through Mike Guterman and Brad Sevier of Highland Realty Capital.

“This was an extremely complex transaction that involved the acquisition of a ground lease as well as the fee simple interest of the property, in addition to negotiations and interaction with a multitude of involved parties,” commented Evanoff.

-Staff

Custom Freight Systems Leases 83k sf Industrial Space in Santa Fe Springs

RENTV.com

 

Custom Freight Systems Inc agreed to a five-year, $3.3 mil lease for 83k sf ($0.66/sf/mo) of industrial space in Santa Fe Springs. The property is located at 12500 Slauson Ave, south of Whittier Blvd and just west of Santa Fe Springs Rd.

Andrew Herron and Robert Ritschel of The Saywitz Company represented the tenant, a provider of freight services throughout California. The property owner, industrial REIT Prologis Real Estate, repped itself in the transaction.

-Staff

Linwood Ventures and Lincoln Property Company Finish $7 Mil Renovation of Food Court on the Third Street Promenade

RENTV.com

 

Linwood Ventures and Lincoln Property Company have completed a $7 mil transformation of the popular food court on the Third Street Promenade in Santa Monica, after having acquired the asset in January 2014. The stark 1990s design has given way to a 21st century, upscale, open-market feel with plenty of natural light. The updated two-story food hall, now called The Gallery, features a mix of indoor and outdoor seating and the only elevated dining deck on the Promenade. It also features an irrigated “greenwall” made of succulents and other plants. The three levels above The Gallery feature office space including a new 5k sf penthouse space with high ceilings and open layout to accommodate creative and technology-driven tenants in Santa Monica.

As part of the overhaul, the entire building has been renovated from the inside out, including its elevators, HVAC and electrical systems, a full seismic retrofit, and premium finishes throughout, including porcelain mosaic tile, custom signage and graphics, suspended vintage objects and chairs made from recycled Coca-Cola bottles in the food hall. On the two retail floors, the interior was demolished and completely renovated for new tenants. Finally, the completed building has a new exterior, façade, and illuminated signs.

“Given this property is one of the most popular destinations on the Promenade, we wanted to continue to fulfill the desire for fast-casual dining options, but also make the space a beautiful place to be,” said David Binswanger, Executive Vice President of Lincoln Property Company. “The renovations have allowed us to create a true central gathering space for the 50,000 people who visit this part of Santa Monica every day, while bringing more creative office tenants to the Promenade.”

The food hall will feature up to 10 restaurant operators serving a variety of high-quality cuisine. Now that renovations are completed, the owners are in the process of selecting new tenants for the project.

One of the most popular destinations in Southern California, the Third Street Promenade is internationally known as a nexus of stores, restaurants, farmer’s markets, movie theaters and street performers. The Promenade includes 60 stores and 25 different eating establishments on an outdoor-oriented, pedestrian-friendly promenade that occupies Third Street from Broadway to Wilshire Blvd

-Staff

Top Commercial Real Estate Firms and Brokers in Los Angeles Win CoStar Power Broker Awards

CoStar.com

 

Several top firms and real estate brokers in Los Angeles are among the winners of the annual CoStar Power Broker Awards. Now in its 15th year, the awards recognize those who perform at the highest levels in commercial real estate brokerage.

Every year, CoStar's research team verifies and records the commercial real estate sales and lease transactions that closed during the previous year. From that information, CoStar presents CoStar Power Broker Awards to a select number of brokerage firms and individual brokers who closed the highest overall transaction volumes in commercial property sales and leases within their respective markets.

The following top commercial real estate firms in the Los Angeles market have been awarded CoStar Power Broker Awards for their exceptional deal-making accomplishments in 2015:

Top Leasing Firms

Avison Young CBRE Centers Business Management Charles Dunn Company, Inc. Coldwell Banker Commercial Colliers International Cresa Cushman & Wakefield DAUM Commercial Real Estate First Property Realty Corporation illi Commercial Real Estate Industry Partners JLL LA Realty Partners Lee & Associates Madison Partners NAI Capital Newmark Grubb Knight Frank Savills Studley The Klabin Company

Top Sales Firms

Berkadia CBRE Colliers International Cushman & Wakefield Eastdil Secured JLL Lee & Associates Madison Partners Marcus & Millichap

Savills Studley The winners range from national powerhouse firms to small boutiques, and recognize the outstanding deal-making achievements in 2015 by the top brokers and firms in over 90 markets across the U.S. and Canada.

2015 was a very active year in the commercial real estate market. Winners of Power Broker Awards saw office sales at their highest levels in years and a decline in the vacancy rate to nearly 10 percent. Towards the end of the year, a record 64 percent of office submarkets saw an increase in occupancy. The industry leaders being recognized contributed to the $152 billion in office sales during 2015, a 15 percent increase from the previous year.

"Every year we are honored to recognize those individual brokers and firms who have outperformed their peers," said CoStar Group founder and CEO Andrew C. Florance. "These industry leaders have demonstrated exceptional sales and leasing success, and we congratulate them on their achievement."

All CoStar Power Broker Awards are based on transaction data in CoStar's commercial real estate database, which is the largest, independently researched database of commercial real estate property information available online. CoStar's database contains more than 4.6 million commercial properties, and the total square footage of gross building area tracked and maintained by CoStar exceeds 95 billion square feet.

-Staff

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