National Offices & Business Parks Survey

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1 National Offices & Business Parks Survey Winter 28/29 THAMES VALLEY M25 GREATER LONDON

2 Quarterly Take-Up Take-Up Trends Take-up for 28 was relatively evenly distributed throughout the year. Total take-up of 3.73m sq ft is the lowest level recorded for a decade, 18% below the 5 year average and 35% below the 1 year average. Quarter 1 was the strongest quarter but even this was weaker than any quarter of 27. In the last decade, there have only been 13 quarters where take-up has been recorded at less than 1m sq ft. Three of these were in 28. We expect to see similar levels of take-up for 29. For the first time in the last 1 years, the in and out of town markets are at parity, both as a percentage of total floor space and as a percentage of transactions. This is a significant change as last year 67% of take-up (as a percentage of total floor space) was accounted for by the out of town market with the 5 year average at 63%. The principal reason for this is the reduction in the number of large off plan pre-lettings which generally take place in the out of town market. This trend looks set to continue during 29. Grade A New and Grade A dominated take-up, accounting for 72% with an even split between the two categories. Grade B accounted for 28% a significant increase on the previous 2 years. This is a sign of the steady erosion of Grade A stock with tenants now having to look at Grade B options. With limited speculative development in certain locations, this trend will continue. Larger space takers continue to focus more on Grade A New, with an average size of 27,67 sq ft. This is 62% larger than Grade A and 56% larger than Grade B. 27 saw the start of a meaningful level of speculative development completions, mainly in the Thames Valley and West London Boroughs. 65, sq ft was completed in 28 and a further 1.5m sq ft is due for completion during 29. Whilst a number of Thames Valley towns have more than one completion scheduled, a number of towns outside of the core Thames Valley have either a single completion or none at all. 12,, Annual Take-up: By Quarter 1,, 8,, 6,, 4,, 1 yr average 5 yr average 2,, Qtr1 Qtr2 Qtr3 Qtr4 National Offices & Business Parks Survey Winter 28/29 2

3 12,, Annual Take-up: In and Out of Town 6 1,, 5 8,, 6,, 4,, No. of Transactions 2,, In Town Out of Town No. of Transactions 12,, Annual Take-up: By Grade 1,, 8,, 6,, 4,, 2,, Grade B Grade A Grade A New National Offices & Business Parks Survey Winter 28/29 3

4 Quarterly Take-Up Take-Up Trends The computer electronics and FBS sectors continued the trend of dominating take-up, accounting for 58% of total floor space during 28. Of the two, computer electronics was the dominant of the two sectors between 1999 and 21. Since then, the FBS sector has grown in dominance, accounting for 43% of all take-up in 28. This is demonstrated by the 5 year trend for both sectors. Post completion lettings accounted for 85% of take-up in 28. This is an 8% increase on the two previous years and is principally as a result of a fall off in off plan pre-lets where only 3 were recorded throughout the year. By total floor space, this is a 63% decrease on 27 and a 76% decrease on 26. If pre-letting activity had continued at an average of the level seen in 26/7, then total take-up for 28 would have been in line with the 5 year average. A majority of market activity traditionally takes place at the lower end of the size spectrum with both the 5 and 1 year average showing 6% of transactions are below 4, sq ft. This has been even more prevalent for 28 accounting for 64% by total floor space or 85% by number of transactions. 26 and 27 saw the number of transactions at the larger end of the size spectrum increase, mainly as a result of off plan pre-letting activity. During 28, there were only 7 transactions recorded in excess of 6, sq ft. Take-up in the Thames Valley in 28 was down on the previous year by 44% it should however be noted that 27 saw the highest quantum recorded since 2. Take-up for the year was still ahead of the 5 year average and in line with both 25 and 26. Whilst Reading once again had a strong year accounting for 37% of Thames Valley take up, Bracknell was the most improved on 27 accounting for 21% of take up. Total amount of named enquiries as at January 29 is approximately 3.25m sq ft of which 43, sq ft is under offer with an average size of 26,5 sq ft. In line with take up for 28, 8% of enquiries are below 4, sq ft. On the basis of further new demand materialising and transacting during the year, we anticipate take-up for 29 to be at a similiar level recorded in ,, Annual Take-up : By Business Sector 1,, 8,, 6,, 5 yr FBS trend 4,, 5 yr computer/electronics trend 2,, Chemical / Pharmaceutical Computer / Electronics FBS Telecommunications Other National Offices & Business Parks Survey Winter 28/29 4

5 12,, Annual Take-up: By Commitment Type 1,, 8,, 6,, 4,, 2,, Post Completion Pre-Completion Letting Pre-Let Off Plan Land Sale 12,, Annual Take-up: By Size Band 1,, 8,, 6,, 4,, 2,, , - 2, 2, - 4, 4, - 6, 6, - 8, 8, - 1, 1, + 4,, Annual Take-up: By Key Thames Valley Towns 3,5, 3,, 2,5, 2,, 1,5, 1,, 5 yr 5 trend year trend 5, Reading Bracknell Heathrow Maidenhead Slough Egham/ Staines National Offices & Business Parks Survey Winter 28/29 5

6 Take-Up and Supply - By Location 1,6, M4 Corridor 1,4, 1,2, 1,, 8, 6, 4, 2, Egham/Staines Slough Maidenhead Windsor Bracknell Reading Availability - Grade B Availability - Grade A Availability - Grade A New Take up 28 Egham/Staines Slough Maidenhead Windsor Bracknell Reading Availabilty- Jan 28 49,233 76,886 61,557 98, ,717 1,569,524 Availabilty- Jan 29 36,943 74, ,248 12,854 1,9,216 1,683,53 Take Up- Grade A New 41,38 121,418 3,41 183,727 Take Up- Grade A 63,989 53,3 11, 1, 29,78 55,827 Take Up- Grade B 39, ,2 138,249 1,2, West London 1,, 8, 6, 4, 2, Heathrow Hammersmith Chiswick Brentford Uxbridge Availability - Grade B Availability - Grade A Availability - Grade A New Take up 28 Heathrow Hammersmith Chiswick Brentford Uxbridge Availabilty- Jan 28 1,74,659 48, , ,223 42,449 Availabilty- Jan , , ,43 274, ,215 Take Up- Grade A New 11, 43,6 19,829 Take Up- Grade A 9, ,138 5,855 14, Take Up- Grade B 5,625 3, 4, National Offices & Business Parks Survey Winter 28/29 6

7 6, M4 Corridor 5, 4, 3, 2, 1, Marlow High Wycombe Oxford Abingdon Availability - Grade B Availability - Grade A Availability - Grade A New Take up 28 Marlow High Wycombe Oxford Abingdon Availabilty- Jan 28 15, , ,34 125,555 Availabilty- Jan ,58 32, 451, ,318 Take Up- Grade A New 15, 15, 48,21 Take Up- Grade A 15,5 39,434 6, Take Up- Grade B 35, 22,557 8, M3 Corridor 6, 4, 2, Camberley Fleet Hook Farnborough Basingstoke Availability - Grade B Availability - Grade A Availability - Grade A New Take up 28 Camberley Fleet Hook Farnborough Basingstoke Availabilty- Jan , , , , ,773 Availabilty- Jan , , , ,12 595,231 Take Up- Grade A New 56,3 45, ,1 18,747 Take Up- Grade A 28,867 1, 37,795 Take Up- Grade B 5,8 8,4 13,915 14,71 National Offices & Business Parks Survey Winter 28/29 7

8 Take-Up and Supply - By Location 6, North M25 5, 4, 3, 2, 1, Rickmansworth Watford Hemel Hempstead St Albans Welwyn & Hatfield Stevenage Borehamwood Availability - Grade B Availability - Grade A Availability - Grade A New Take up 28 Rickmansworth Watford Hemel Hempstead St Albans Welwyn & Hatfield Stevenage Borehamwood Availabilty- Jan , , ,455 12, 286,734 99, ,988 Availabilty- Jan , , ,639 16, ,261 15, ,792 Take Up- Grade A New 69,615 11,468 Take Up- Grade A 37,741 11, 5,42 Take Up- Grade B 42,812 29,932 21,474 9,216 4, South M25 3, 2, 1, Redhill Reigate Leatherhead Guildford Woking Weybridge Chertsey Availability - Grade B Availability - Grade A Availability - Grade A New Take up 28 Redhill Reigate Leatherhead Guildford Woking Weybridge Chertsey Availabilty- Jan ,143 97,886 15,99 334, ,83 327,242 65,213 Availabilty- Jan ,298 7, 127,18 234, ,954 29, ,37 Take Up- Grade A New 29,5 96,44 Take Up- Grade A 22,54 24,5 61,792 8,375 22,162 Take Up- Grade B 9, 5,488 5,49 2,86 8,5 6,268 National Offices & Business Parks Survey Winter 28/29 8

9 Investment Market BP Headquarters Strutt & Parker advised Goodman on the sale of the BP Headquarters, Aberdeen to Pramerica Real Estate Investors. 28 recorded total investment transaction levels across all property sectors at 21.46bn. In context, this reflects a 37% decline on the total number of transactions in 27 and a 65% decline on 26 levels (Property Data). This dramatic decline in transaction levels has meant the correction in values, first witnessed in the latter part of 27, has continued to gather pace throughout 28 and the sector as a whole has now witnessed a major fall in values, with IPD recording that commercial property assets have lost over 3% of their value since the onset of the financial crisis in August 27. Total returns for offices in 28 have been recorded at -22.7% compared to the retail sector -23.6%, the industrial sector -2.2% and All Property -22.5% (IPD Data). Prime yields for offices have moved out by over 2 basis points (and above for secondary assets) and are currently: Major Provincial Cities 7.%-7.25% South East Town Centres 7.5%-7.75% South East Business Parks 7.5%-7.75% The issues for 29 are the risk of tenant defaults, falling rents and rising vacancy rates, which are likely to have a further impact on pricing but there is anticipation that values will stabilise for longer leases to secure covenants. National Offices & Business Parks Survey Winter 28/29 9

10 Strutt & Parker - National Markets 143 Lakeview, Arlington Business Park, Theale 4 New Square, Bedfont Lakes, Heathrow Advised Goodman International on the letting of Building 143 Arlington Business Park, comprising 3,727 sq ft to Acision at a rent of 28. per sq ft on a 1 year lease. Advised Scottish Widows on the letting of the part ground and first floors of 4 New Square, comprising 27,864 sq ft to Alpha Group at a rent of 27. per sq ft on a 1 year lease. Metier, Bracknell Cowley House, Chertsey Advised AXA REIM on the letting of Metier, comprising 29,78 sq ft to Bracknell Forest Homes at a rent of 21. per sq ft on a 2 year lease. Advised PPG (Southern) Limited on the freehold sale of Cowley House, comprising 22,162 sq ft to United Therapeutics Europe Limited who will use the building as their new European Headquarters. Form 2, Bartley Wood Business Park, Hook Luminaire, Maidenhead Advised CIT on the letting of Form 2, comprising 45,313 sq ft to Lenovo and Serco at a rent of 21. per sq ft. Advised Royal London Asset Management and Exton Estates on the lettingof 49,83 sq ft to Stiefel Laboratories at a rent of 32.5 per sq ft on a 17 year lease. National Offices & Business Parks Survey Winter 28/29 1

11 Map of Market Areas covered by survey in detail: M4, M3, and M4 corridors, West London, North M25, South M25, excluding Central London Definition of Terms Size: Take-Up: Quarterly Data: Grading Definitions: Supply: Sector Analysis: Both supply and take-up analysis excludes floorspace under 5, sq ft. Occupational take-up. Taken at the point that an agreement becomes unconditional. This excludes developer land/building purchases for development and refurbishment. Take-up is analysed on the basis of 3 month quarters. A snapshot of the market is taken at the end of each quarter. As additional data becomes available the graphs are updated each quarter. Grade A - New - Brand new development or substantial refurbishment. This includes tenant disposals when tenant has never been in occupation. Grade A - Second Hand - High quality previously occupied accommodation. This includes minor internal refurbishments undertaken by Landlords. Grade B - Medium to low quality previously occupied accommodation. Floor space which is being marketed and is available for occupation. Speculative development under construction and due for completion during the year is included. Business sectors have been grouped to identify market trends and within these groups, there are a number of sub-sectors. On average, 85% of the market is dominated by four key sectors as follows: Sector Sub-Sector Computer/Electronics Hardware, Software, Internet, Support Services Services Financial, Insurance, Business, Serviced Offices Telecoms Manufacturing, Service Provision Chemical/Pharmaceutical Manufacturing, Research, Clinical Trials Commitment Type: This analyses how occupiers commit to taking space and is broken down into four categories; land purchase; commitment off plan prior to construction or commitment during the construction of a speculative development and post completion. Disclaimer Every effort has been made to ensure that the information and statistics contained in this survey are accurate. We have relied substantially on information provided by outside sources and Strutt & Parker LLP takes no responsibility for any damage or loss sustained as a result of its content. No part of this report may be reproduced or transmitted, in any form or by any means without the prior written consent of Strutt & Parker LLP. January 29. National Offices & Business Parks Survey Winter 28/29 11

12 Simon Bland Head of National Markets Tel: +44 () Edward Smith Head of National Markets - Office Agency Tel: +44 () Simon Underhill Head of National Markets Development Tel: +44 () Robert Smith Head of National Markets Professional Tel: +44 () HEAD OFFICE 13 HILL STREET LONDON W1J 5LQ TEL: +44 () FAX: +44 () in conjunction with CITY OFFICE 1 ANGEL COURT, LONDON, EC2R 7HJ TEL: +44 () FAX: +44 ()

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