Office space gets pricier as global economy edges up

Transcription

1 December 2015 Global Prime Office Occupancy Costs Office space gets pricier as global economy edges up CBRE RESEARCH

2 Executive Summary London (West End) retained its position as the world s most expensive office market, followed by Hong Kong (Central) and Beijing (Finance Street). Moscow dropped out of the top 10, replaced by Shanghai (Pudong), which moved up two spots to ninth place. Global prime occupancy costs increased by 2.4% over the past year amid healthy demand for space in top-quality properties, including from the service sector, which entered its fourth year of worldwide expansion. In the Americas, prime occupancy costs increased by 3.1% year-over-year, largely thanks to U.S. markets, where rising office-using employment growth stimulated demand for commercial real estate nationwide. Prime occupancy costs in EMEA rose 2.2% from their year-ago mark as the European economic recovery gained momentum. While costs in Asia Pacific increased by 1.9% year-over-year, several key markets in the region were impacted by the China slowdown. Of the 126 office markets tracked globally, 61% (77 markets) recorded an annual increase in prime occupancy costs, 21% (26 markets) declined and 18% (23 markets) saw no change. Of the 77 markets with prime occupancy cost growth, four saw increases of at least 10%: Seattle (Downtown), Belfast, Dublin and Stockholm. Of the 26 markets with decreases, only Moscow and Calgary (Downtown) were in double digits. 2

3 PRIME OFFICE COSTS ACCELERATE GLOBALLY Regional performance +2.4% Prime office occupancy costs have gained speed over the past six months with the global annual growth rate up 40 basis points from our June survey as demand for space in the best buildings is exceeding available supply in most markets and the service sector, one of the largest occupiers of prime space, continues on its worldwide growth spurt. Year-over year change in occupancy costs The Americas EMEA +3.1% Asia Pacific +2.2% +1.9% Year-over-year changes by market Increase No Change Decrease Most expensive markets 27 Top five growth markets London West End Hong Kong Central Beijing Beijing Finance Street CBD Hong Kong West Kowloon New Delhi Connaught Place - CBD Tokyo Marunouchi Otemachi London City Shanghai Pudong New York Midtown Manhattan Moscow $273 $269 $191 $183 $162 $151 $149 $149 $135 $127 $126 EMEA Asia Pacific The Americas % Seattle Downtown 9.3% Dublin Atlanta Downtown 9.1% Stockholm San Francisco Peninsula 9.0% Manchester Boston Suburban 8.8% Helsinki % Belfast Boston Downtown In the U.S., costs for prime office space continued to appreciate in most markets, with the strongest growth once again occurring in tech-centric markets like Seattle and San Francisco. Key non-gateway and suburban markets like Atlanta also notched material increases in prime costs, reflecting the broader recovery of the U.S. office market. Canadian markets were more mixed, with only three markets tracked seeing increases from a year ago % 12.1% 9.4% 8.8% Costs were up in most European markets as the continent s economic recovery continued to take hold. Regional markets in Britain like Belfast and Manchester registered robust cost increases a sign that demand for space is expanding outside of the high-priced London markets. Cities hard-hit by the Global Financial Crisis, including Barcelona and Madrid, also saw gains, as did Central European markets, which have become popular among manufacturing and service sector firms seeking lower-cost alternatives Shanghai Pudong 9.2% New Delhi Gurgaon 9.0% Tokyo Marunouchi Otemachi 8.9% Hong Kong Central Bangalore CBD 7.3% 5.8% Despite the slowdown of China s economy, costs were essentially stable in all Chinese markets except Shanghai (Pudong), where costs continued to rise amid healthy demand from financial firms and limited availability. The impact of the slowdown was more pronounced in markets whose fortunes are closely linked to the Chinese economy, with costs in Jakarta, Singapore, Hanoi, Ho Chi Minh City and Perth all declining by at least 4% year-over-year. Ranked on a US$ per sq. ft. per annum basis. 3 4

4 The global economy continued to see gradual broad-based growth during 2015 despite several headwinds, most notably the economic slowdown in China. The advanced economies fared relatively well, with the U.S. continuing to lead global growth and the Eurozone gaining momentum. Demand for commodities has fallen largely thanks to China s ongoing transformation. At the same time the supply of commodities oil, in particular is at an all-time high, stemming from the expansion of capacity that has taken place over the last decade. These two factors have led to a collapse in prices. The fall in commodity prices is good for most advanced economies, with lower gas (petrol) prices boosting consumer spending in the U.S. and the European Union, and lower inflation contributing to lower-for-longer interest rates. However, economies, particularly the emerging markets, that are heavily dependent on oil and commodity production have seen a marked decline in economic growth. These economic trends closely correlate with the shifts that we ve seen in prime office occupancy costs since our last survey six months ago. Globally, costs to occupy the best-quality office space have risen by 2.4% over the ending September 2015, up 40 basis points from our last report, with growth chiefly driven by rising rents in U.S. and European markets. Only 26 of the 126 markets tracked saw a decline in costs over the past year, many of which were closely linked to either emerging or commodity-based markets. Service sector continues growth spurt The global services sector the main occupier of prime office space globally and a bellwether for overall office demand has grown steadily throughout the recovery, which helps to explain the general uplift in office rents and costs we are seeing worldwide. The key PMI indicator of global service sector activity, produced by MARKIT, hit 53.7 in October, up from 53.3 in September its 37th month in expansion territory. 1 Activity was up in 10 out of 11 countries for which October data was available. The fastest service sector growth occurred in Ireland, Spain, the U.K. and the U.S., but Japan, Germany, Hong Kong, China, France, Italy and India were also in expansion territory. THE TOP 10: LONDON RETAINS TOP SPOT, SHANGHAI (PUDONG) RISES TO NO. 9 London (West End) remained the world s most expensive office market, a position it has now held in our survey for two straight years. The West End s top position reflects its status as a global hub and financial center, and is a market where corporate headquarters, banks and hedge funds actively compete for a limited supply of available space, which is further constrained by tight restrictions on the development of new office properties. London s other major office market, the City of London, retained the eighth spot on our list. The City has also experienced robust demand for space, but is relatively less expensive compared to the West End, partly because it is more supply-responsive and has a proportionately larger supply pipeline that helps keeps prime occupancy costs somewhat in check. Despite economic headwinds, Hong Kong (Central) stayed at number two in our ranking. However, there is some evidence that overseas financial services companies are seeking to relocate activity to cheaper locations to reduce costs. Supply is tight amid continued demand for space from Chinese companies seeking a presence in what is universally considered one of the most prestigious office markets in the region. Across the harbor, Hong Kong (West Kowloon) moved up one spot from our June survey to fifth place. The The service sector has grown steadily throughout the recovery, which helps to explain the general uplift in office rents and costs we are seeing worldwide. market offers easy access to and substantially lower costs than Central, and remains an in-demand location among many occupiers even with the economic slowdown. Vacancy remains low and landlords still have some bargaining power in setting new rents. Despite the putative slowdown in the Chinese economy, Beijing (Finance Street) and Beijing (CBD) remained the third and fourth most expensive office locations in the world, respec- i Values above 50 indicate growth in the service sector. 5

5 tively. As in London and Hong Kong, there is and has been for some years a shortage of good-quality new space. There is some evidence of reduced demand from both domestic and multinational occupiers, but, for the time being, prime rent levels, which surged after the stimulus of 2010 and 2011, are holding firm. Over the next several years, however, new supply will be brought on line in the CBD, which should dampen the growth in prime occupancy costs. India s economy has regained its impetus, which is helping to further support the office market in sixthranked New Delhi (Connaught Place - CBD), where there is steady demand from the banking, financial services and media sectors, and new supply is limited. Demand for office space from Japanese corporations continued to be seen in the prime area of Tokyo (Marunouchi Otemachi), the seventh most expensive market. New supply is in the pipeline via the redevelopment of well-located but older buildings, although it is unlikely that it will be sufficient enough to reduce occupancy costs. Shanghai (Pudong) moved into the top 10, rising two places to the ninth spot. Despite the China slowdown, demand from financial services firms for prime space in Pudong remains strong. One of the goals of China s FIGURE 1: GLOBAL 50 INDEX MOST EXPENSIVE Ranked by prime office space occupancy costs in US$ per sq. ft. per annum as of Q London - Central (West End), United Kingdom Sydney, Australia Hong Kong (Central), Hong Kong Istanbul, Turkey Beijing (Finance Street), China Zurich, Switzerland Beijing (CBD), China Los Angeles (Suburban), U.S Hong Kong (West Kowloon), Hong Kong Manchester, United Kingdom New Delhi (Connaught Place - CBD), India Dublin, Ireland Tokyo (Marunouchi Otemachi), Japan Mumbai (Nariman Point - CBD), India London - Central (City), United Kingdom Edinburgh, United Kingdom Shanghai (Pudong), China Guangzhou, China New York (Midtown Manhattan), U.S Birmingham, United Kingdom Moscow, Russian Federation Stockholm, Sweden San Francisco (Downtown), U.S Aberdeen, United Kingdom Shanghai (Puxi), China Glasgow, United Kingdom Paris Ile-de-France, France Leeds, United Kingdom Boston (Downtown), U.S Mexico City, Mexico Singapore, Singapore Jakarta, Indonesia Washington, D.C. (Downtown), U.S Bristol, United Kingdom Mumbai (Bandra Kurla Complex), India Taipei, Taiwan San Francisco (Peninsula), U.S Houston (Downtown), U.S Dubai, United Arab Emirates Milan, Italy Seoul (CBD), South Korea Ho Chi Minh City, Vietnam Geneva, Switzerland Frankfurt am Main, Germany Shenzhen, China Rio de Janeiro, Brazil New York (Downtown Manhattan), U.S Perth, Australia Seoul (Yeouido), South Korea Seattle (Downtown), U.S

6 current economic policy is to expand the service sector and there is evidence that this is already happening a secular trend that should support office demand over the long term. As in the other top 10 most expensive locations, availability of space is limited, though new supply could alter the market balance in the next few years. New York (Midtown Manhattan) once again rounded out the top 10. While prime office occupancy costs, in U.S. dollar terms, are less than half those seen in London s West End and Hong Kong s Central markets, New York is a global city of equal stature to those two locations. However, unlike those markets, development is less restrictive. Several new projects are currently underway, though it will be some time before they come on line. As the capital of a major world power, Moscow has a strong base of multinational corporate occupiers. However, the weakness of the economy and the fragile geopolitical situation has dampened demand for space and pushed rents lower. As a result, the Russian capital dropped out of the top 10, falling two places to 11th in the global ranking. Further rental declines are expected, and it is likely that Moscow will see further declines before it recovers. It is important to note that the fall of the Russian ruble resulted in an extra decline of Moscow rents in U.S. dollar terms. MARKET MOVEMENTS: EUROPE- AN CITIES CLIMB RANKINGS Of the 126 markets covered in this survey, 65 moved up the occupancy cost rankings, 15 stayed the same and 46 declined. Of the movers, 26 moved up or down only one place. To better discern patterns of change, Figure 2 contains a list of the 37 markets that have risen by more than three places in the rankings. Nearly two-thirds (65%) of these markets were in the EU, 16% were in the U.S. and 11% were in Latin America. There were no markets in Asia Pacific that rose by more than three spots. Markets moving up more than three places Within Europe, there were several key themes. Rent values increased materially in several U.K. regional cities Manchester, Leeds, Liverpool, Southampton and Belfast providing evidence of an increasingly positive supply-demand balance for markets outside London. After the Global Financial Crisis, London led the EU property market out of recession and it has been rising in value ever since but office demand in the rest of the U.K. remained sluggish. A further 22% of the 37 markets including Dublin, Milan, Helsinki, Rome, Madrid, Lyon, Barcelona and Lisbon were in recovery Europe. These are all markets that were hard hit by the recession, the Eurozone cri- FIGURE 2: MARKETS UP MORE THAN THREE PLACES IN THE MOST EXPENSIVE RANKINGS Rise in rank from Q Dublin, Ireland 6 Leeds, United Kingdom 5 Lisbon, Portugal 12 Stockholm, Sweden 6 Mexico City, Mexico 5 Belgrade, Serbia 11 Barcelona, Spain 6 Munich, Germany 4 Manchester, United Kingdom 10 San Francisco (Peninsula), U.S. 6 Amsterdam, Netherlands 4 Milan, Italy 10 Buenos Aires, Argentina 6 Belfast, United Kingdom 4 Seattle (Suburban), U.S. 10 Southampton, United Kingdom 6 Atlanta (Downtown), U.S. 4 Helsinki, Finland 10 Monterrey, Mexico 6 Atlanta (Suburban), U.S. 4 Rome, Italy 8 Seattle (Downtown), U.S. 6 Rotterdam, Netherlands 4 Brussels, Belgium 8 Liverpool, United Kingdom 5 Frankfurt am Main, Germany 4 Denver (Downtown), U.S. 8 Lima, Peru 5 Chicago (Downtown), U.S. 4 Berlin, Germany 7 Warsaw, Poland 5 Madrid, Spain 4 Bucharest, Romania 7 Hamburg, Germany 5 Prague, Czech Republic 6 Washington, D.C. (Downtown), U.S. 5 Lyon, France 7

7 FIGURE 3: MARKETS DOWN MORE THAN THREE PLACES IN THE MOST EXPENSIVE RANKINGS Fall in rank from Q Rio de Janeiro, Brazil -9 Calgary (Suburban), Canada -7 Melbourne, Australia -16 São Paulo, Brazil -8 Adelaide, Australia -7 Vancouver (Suburban), Canada -16 Calgary (Downtown), Canada -8 Bangkok, Thailand -6 Boston (Suburban), U.S. -12 Auckland, New Zealand -7 Perth, Australia -4 Brisbane, Australia -9 Jakarta, Indonesia -7 Santiago, Chile -4 Manila, Philippines -9 Marseille, France -7 Washington, D.C. (Suburban), U.S. sis and the subsequent restructuring in their national economies. However, Spain and Ireland are now two of the fastest-growing economies in the EU, and Portugal and France are also picking up. Four of the rising markets Prague, Warsaw, Bucharest, Bucharest and Belgrade were in Central Europe, which has performed better because of the pick-up in the Eurozone and the benefits it offers as a low-cost location for manufacturing and service sector activity. Poland was the only Western country that did not go into recession during the Great Financial Crisis or the subsequent sovereign debt crisis in the Eurozone. Twenty-seven percent of the 37 markets that climbed three or more spots were in the Americas. In the U.S., prime occupancy costs grew in some gateway, some non-gateway cities and some suburban markets including Washington, D.C. (Downtown), San Francisco (Peninsula), Seattle (Downtown and Suburban) and Atlanta (Downtown and Suburban) evidencing the growing breadth and depth of the office recovery in the U.S. San Francisco remains a hot market due to the dominant presence of the tech sector, and despite an increase in the supply of Class A product. The final four markets of the rapid risers were in Latin America Lima, Monterrey, Buenos Aires and Mexico City remind us that the troubles being felt by Brazil are not typical of the whole region. For instance, Mexico is in a good state of economic health. Markets moving down more than three places Overall, 46 markets fell in our rankings. Of these, only 17 fell by over three places (Figure 3). The key trend is obvious eight of the 17 markets were in economies that have strong links to oil or commodities exports, including Rio de Janeiro, São Paulo, Calgary (Downtown and Suburban), Jakarta, Perth, Santiago and Brisbane. With oil prices expected to fall further and China continuing Q Q Global 2.4% 2.0% Americas 3.1% 2.9% EMEA 2.2% 1.5% Asia Pacific 1.9% 1.4% to slow, we should expect the pressure on these markets to continue for another or so. While not directly impacted by weak commodities markets, four of the fallers, Auckland, Adelaide, Melbourne and Vancouver (Suburban), are in economies that have seen a slowdown in growth due to weak global demand for raw materials. It should be noted, however, that oilcentric U.S. markets have not fallen in the rankings. This points to the overall strength of the U.S. economy and the offset to declines in oil prices by broader service sector growth. CHANGES IN COST: EMEA, AMERICAS DRIVE GLOBAL RISE Figure 4 shows the overall level of FIGURE 4: ANNUAL WEIGHTED AVERAGE CHANGE IN OCCUPANCY COSTS Change 40 bps 20 bps 70 bps 50 bps 8

8 growth in prime occupancy costs, which are largely driven by rental growth, for the year ending Q Despite the fact that some markets have been hit by the China, oil and commodities slowdowns, the overall pattern is that prime office occupancy costs remain on the rise. This reflects the fact that demand globally for prime office space is greater than supply, particularly in advanced economies. Leading indicators of service sector employment growth remain positive, further corroborating our findings. While year-over-year occupancy cost growth was highest for the Americas, up 3.1% over the past, (compared to 2.9% for the year ending Q1 2015), the biggest increase in growth was in EMEA, at 2.2% in the year ending Q (versus 1.5% for the year ending Q1 2015). This accounts for the disproportionate share of European markets among the global risers. Despite the slowdown in China, Asia Pacific growth was up to 1.9% yearover-year (from 1.4% in Q1 2015). China, where the service sector is still expanding, looked relatively stable, with little change in prime costs in most Chinese markets tracked. FIGURE 5: TOP 50 LARGEST ANNUAL INCREASES Prime office space occupancy costs in local currency and (ranked by 12-month increases as of Q3 2015) 1 Seattle (Downtown), U.S Lyon, France Belfast, United Kingdom Bangalore (CBD), India Dublin, Ireland Belgrade, Serbia Stockholm, Sweden Manila, Philippines Manchester, United Kingdom Dallas (Downtown), U.S Boston (Downtown), U.S New York (Midtown Manhattan), U.S Shanghai (Pudong), China Hong Kong (West Kowloon), Hong Kong Atlanta (Downtown), U.S Southampton, United Kingdom San Francisco (Peninsula), U.S New York (Downtown Manhattan), U.S New Delhi (Gurgaon), India Seattle (Suburban), U.S Tokyo (Marunouchi Otemachi), Japan Birmingham, United Kingdom Boston (Suburban), U.S Mexico City, Mexico Helsinki, Finland London - Central (City), United Kingdom Washington, D.C. (Downtown), U.S Madrid, Spain Atlanta (Suburban), U.S Chicago (Downtown), U.S Barcelona, Spain Edinburgh, United Kingdom Oslo, Norway Denver (Downtown), U.S Liverpool, United Kingdom Frankfurt am Main, Germany Los Angeles (Downtown), U.S Glasgow, United Kingdom Leeds, United Kingdom Gothenburg, Sweden Hong Kong (Central), Hong Kong Dallas (Suburban), U.S Toronto (Downtown), Canada Montreal (Downtown), Canada Los Angeles (Suburban), U.S Panama City, Panama London - Central (West End), United Kingdom Paris Ile-de-France, France Johannesburg, South Africa Auckland, New Zealand 3.0 9

9 Of the 77 markets with prime occupancy cost growth, four saw increases of at least 10%: Seattle (Downtown), Belfast, Dublin and Stockholm. By contrast, of the 26 markets with decreases, only Moscow and Calgary (Downtown) were in double digits. OUTLOOK: COSTS WILL KEEP CLIMBING With economic growth in the OECD likely to continue through 2016 and 2017, and development pipelines Prime office occupancy costs will continue to increase between 2% and 3% per annum globally. in most major markets expected to remain relatively muted, we expect prime office occupancy costs will continue to increase between 2% and 3% per annum globally. However, while our overall outlook indicates continued moderate cost inflation, it should be noted that some of the most expensive markets are vulnerable to the effects of a financial shock, in the unlikely event that one should one occur, and that individual markets are prone to increased levels of development, which would place downward pressure on costs. FIGURE 6: TOP 25 LARGEST ANNUAL DECREASES Prime office space occupancy costs in local currency and (ranked by 12-month decreases as of Q3 2015) 1 Moscow, Russian Federation Jakarta, Indonesia Calgary (Downtown), Canada Valencia, Spain Perth, Australia Denver (Suburban), U.S Vancouver (Suburban), Canada Zurich, Switzerland Ho Chi Minh City, Vietnam Abu Dhabi, United Arab Emirates Rio de Janeiro, Brazil Bristol, United Kingdom Singapore, Singapore Mumbai (Bandra Kurla Complex), India Houston (Suburban), U.S Budapest, Hungary Santiago, Chile Marseille, France Warsaw, Poland Chicago (Suburban), U.S São Paulo, Brazil Montreal (Suburban), Canada Hanoi, Vietnam Aberdeen, United Kingdom Calgary (Suburban), Canada

10 FIGURE 7: ASIA PACIFIC: PRIME OFFICE OCCUPANCY COSTS Q Location Prime Rent Local Currency/Measure* US$* Euro * Terms Local currency/ per local per local per sq. ft./annum per sq. m./annum lease term (years) rent free (months) Tenancy improvements (per local currency/ ) Adelaide, Australia AUD sq.m. p.a Auckland, New Zealand NZD sq.m. p.a Bangalore (CBD), India INR sq.ft. p.m Bangkok, Thailand THB sq.m. p.m Beijing (CBD), China RMB sq.m. p.m , , Beijing (Finance Street), China RMB sq.m. p.m , , Brisbane, Australia AUD sq.m. p.a Canberra, Australia AUD sq.m. p.a Guangzhou, China RMB sq.m. p.m Hanoi, Vietnam US$ sq.m. p.m Ho Chi Minh City, Vietnam US$ sq.m. p.m Hong Kong (Central), Hong Kong HKD sq.ft. p.m , or Hong Kong (West Kowloon), Hong Kong HKD sq.ft. p.m , or Jakarta, Indonesia IDR sq.m. p.m. 700, , Manila, Philippines PHP sq.m. p.m. 1, , Melbourne, Australia AUD sq.m. p.a Mumbai (Bandra Kurla Complex), India INR sq.ft. p.m Mumbai (Nariman Point - CBD), India INR sq.ft. p.m New Delhi (Connaught Place - CBD), India INR sq.ft. p.m , New Delhi (Gurgaon), India INR sq.ft. p.m Perth, Australia AUD sq.m. p.a Seoul (CBD), South Korea KRW sq.m. p.m. 38, , Seoul (Yeouido), South Korea KRW sq.m. p.m. 31, , ,000 Shanghai (Pudong), China RMB sq.m. p.m , Shanghai (Puxi), China RMB sq.m. p.m , Shenzhen, China RMB sq.m. p.m Singapore, Singapore SGD sq.ft. p.m Sydney, Australia AUD sq.m. p.a. 1, , Taipei, Taiwan NTD ping. p.m. 3, , Tokyo (Marunouchi Otemachi), Japan JPY tsubo p.m. 49, , , Wellington, New Zealand NZD sq.m. p.a * Occupancy costs include service charges and taxes and are standardized on a net internal area basis

11 FIGURE 8: AMERICAS: PRIME OFFICE OCCUPANCY COSTS Q Location Prime Rent Local Currency/Measure* US$* Euro * Terms Local currency/ per local per local per sq. ft./annum per sq. m./annum lease term (years) rent free (months) Tenancy improvements (per local currency/ ) Atlanta (Downtown), U.S. US$ sq.ft. p.a Atlanta (Suburban), U.S. US$ sq.ft. p.a Boston (Downtown), U.S. US$ sq.ft. p.a Boston (Suburban), U.S. US$ sq.ft. p.a Buenos Aires, Argentina US$ sq.m. p.m Calgary (Downtown), Canada CAD sq.ft. p.a Calgary (Suburban), Canada CAD sq.ft. p.a Chicago (Downtown), U.S. US$ sq.ft. p.a Chicago (Suburban), U.S. US$ sq.ft. p.a Dallas (Downtown), U.S. US$ sq.ft. p.a Dallas (Suburban), U.S. US$ sq.ft. p.a Denver (Downtown), U.S. US$ sq.ft. p.a Denver (Suburban), U.S. US$ sq.ft. p.a Guadalajara, Mexico US$ sq.m. p.m Houston (Downtown), U.S. US$ sq.ft. p.a Houston (Suburban), U.S. US$ sq.ft. p.a Lima, Peru US$ sq.m. p.m Los Angeles (Downtown), U.S. US$ sq.ft. p.a Los Angeles (Suburban), U.S. US$ sq.ft. p.a Mexico City, Mexico US$ sq.m. p.m Monterrey, Mexico US$ sq.m. p.m Montreal (Downtown), Canada CAD sq.ft. p.a Montreal (Suburban), Canada CAD sq.ft. p.a New York (Downtown Manhattan), U.S. US$ sq.ft. p.a New York (Midtown Manhattan), U.S. US$ sq.ft. p.a , Panama City, Panama US$ sq.m. p.m Rio de Janeiro, Brazil BRL sq.m. p.m San Francisco (Downtown), U.S. US$ sq.ft. p.a , San Francisco (Peninsula), U.S. US$ sq.ft. p.a Santiago, Chile CLF sq.m. p.m São Paulo, Brazil BRL sq.m. p.m * Occupancy costs include service charges and taxes and are standardized on a net internal area basis 13 14

12 FIGURE 8: AMERICAS: PRIME OFFICE OCCUPANCY COSTS Q Location Prime Rent Local Currency/Measure* US$* Euro * Terms Local currency/ per local per local per sq. ft./annum per sq. m./annum lease term (years) rent free (months) Tenancy improvements (per local currency/ ) Seattle (Downtown), U.S. US$ sq.ft. p.a Seattle (Suburban), U.S. US$ sq.ft. p.a Toronto (Downtown), Canada CAD sq.ft. p.a Toronto (Suburban), Canada CAD sq.ft. p.a Vancouver (Downtown), Canada CAD sq.ft. p.a Vancouver (Suburban), Canada CAD sq.ft. p.a Washington, D.C. (Downtown), U.S. US$ sq.ft. p.a Washington, D.C. (Suburban), U.S. US$ sq.ft. p.a * Occupancy costs include service charges and taxes and are standardized on a net internal area basis 15 16

13 FIGURE 9: EMEA: PRIME OFFICE OCCUPANCY COSTS Q Location Prime Rent Local Currency/Measure* US$* Euro * Terms Local currency/ per local per local per sq. ft./annum per sq. m./annum lease term (years) rent free (months) Tenancy improvements (per local currency/ ) Aberdeen, United Kingdom GBP sq.ft. p.a Abu Dhabi, United Arab Emirates AED sq.m. p.a. 1, , Amsterdam, Netherlands EUR sq.m. p.a or 30 0 Barcelona, Spain EUR sq.m. p.m Belfast, United Kingdom GBP sq.ft. p.a Belgrade, Serbia EUR sq.m. p.m Berlin, Germany EUR sq.m. p.m Birmingham, United Kingdom GBP sq.ft. p.a Bratislava, Slovakia EUR sq.m. p.m Bristol, United Kingdom GBP sq.ft. p.a Brussels, Belgium EUR sq.m. p.a /6/9 1 year secured Bucharest, Romania EUR sq.m. p.m Budapest, Hungary EUR sq.m. p.m Cape Town, South Africa ZAR sq.m. p.m ,750 Copenhagen, Denmark DKK sq.m. p.a. 1, , (tenant)/5-10 (landlord) Dubai, United Arab Emirates AED sq.ft. p.a Dublin, Ireland EUR sq.m. p.a Durban, South Africa ZAR sq.m. p.m Edinburgh, United Kingdom GBP sq.ft. p.a Frankfurt am Main, Germany EUR sq.m. p.m Geneva, Switzerland CHF sq.m. p.a Glasgow, United Kingdom GBP sq.ft. p.a Gothenburg, Sweden SEK sq.m. p.a. 2, , or Hamburg, Germany EUR sq.m. p.m Helsinki, Finland EUR sq.m. p.a Istanbul, Turkey US$ sq.m. p.m Johannesburg, South Africa ZAR sq.m. p.m Leeds, United Kingdom GBP sq.ft. p.a Lille, France EUR sq.m. p.a /6/9 3/6 0 Lisbon, Portugal EUR sq.m. p.m Liverpool, United Kingdom GBP sq.ft. p.a * Occupancy costs include service charges and taxes and are standardized on a net internal area basis 17 18

14 FIGURE 9: EMEA: PRIME OFFICE OCCUPANCY COSTS Q Location Prime Rent Local Currency/Measure* US$* Euro * Terms Local currency/ per local per local per sq. ft./annum per sq. m./annum lease term (years) rent free (months) Tenancy improvements (per local currency/ ) London - Central (City), United Kingdom GBP sq.ft. p.a , London - Central (West End), United Kingdom GBP sq.ft. p.a , Lyon, France EUR sq.m. p.a Madrid, Spain EUR sq.m. p.m Malaga, Spain EUR sq.m. p.m Manchester, United Kingdom GBP sq.ft. p.a Marseille, France EUR sq.m. p.a Milan, Italy EUR sq.m. p.a Moscow, Russian Federation US$ sq.m. p.a , , Munich, Germany EUR sq.m. p.m Oporto, Portugal EUR sq.m. p.m Oslo, Norway NOK sq.m. p.a. 4, , ,000-5,000 Palma de Mallorca, Spain EUR sq.m. p.m Paris Ile-de-France, France EUR sq.m. p.a , , /6/ Prague, Czech Republic EUR sq.m. p.m Rome, Italy EUR sq.m. p.a Rotterdam, Netherlands EUR sq.m. p.a or 30 0 Sofia, Bulgaria EUR sq.m. p.m Southampton, United Kingdom GBP sq.ft. p.a Stockholm, Sweden SEK sq.m. p.a. 5, , or Tel Aviv, Israel ILS sq.m. p.m Valencia, Spain EUR sq.m. p.m Vienna, Austria EUR sq.m. p.m Warsaw, Poland EUR sq.m. p.m Zurich, Switzerland CHF sq.m. p.a * Occupancy costs include service charges and taxes and are standardized on a net internal area basis 19 20

15 TERMS AND DEFINITIONS The Global Prime Office Occupancy Costs survey provides a semi-annual snapshot of occupancy costs for prime office space throughout the world. Since office occupancy lease rates and expenses can vary substantively, not only across world markets but also within the same market area, this data is meant to provide comparative benchmarks only. Comparative Office Occupancy Costs In comparing international office cost quotations and leasing practices, the most common differences in reporting are the units of and currency, and how occupancy-related costs are reflected in quoted prime rents. For example, in the U.S., office units are d in sq. ft., while Japan uses the tsubo. Great Britain quotes office rents in pounds, while Thailand uses the baht. Also, in the U.S., rents are most often reported in gross terms that reflect virtually all costs of occupancy, while lease rates in many countries may be reported on a net basis and exclude such costs as management, property taxes and basic ongoing building maintenance. Benchmarks For Measure, Currency and Terms To facilitate comparisons across markets, Global Prime Office Occupancy Costs also reports local office occupancy costs in two common currencies, U.S. dollars in sq. ft. and euros in sq. m. Changes over the past are also reported in local currency, U.S. dollars and euros. Explanation of Columns Percentage Change: Documents the rate of change in local rents over the preceding. When expressed in the local currency, they can vary dramatically from the euro- and U.S. dollar-adjusted changes reported under. Prime Rent-Local Currency/Measure: The rent quoted is the typical achievable rent for a 1,000-sq.-m. (10,000-sq.-ft.) unit in a top-quality (Class A) building in a prime location. Rents are expressed as headline rent, without accounting for any tenant incentives that may be necessary to achieve it. Rents are stated in the local currency and prevailing unit of, as well as in those terms gross or net that are customarily employed in the respective market. Office rents in Taiwan are quoted as ping per month, and in Japan as tsubo per month. The ping and tsubo are each approximately 36 sq. ft. Each is the traditional of area in its respective country, based on the equivalent ment of two tatami mats. : Local office costs are reported in local currency, euros and U.S. dollars on a per annum basis. This number reflects all occupancy costs including service charges and taxes, and therefore corresponds to gross rents for all markets. All occupancy cost figures are standardized to a net internal area basis of ment. Lease Term, Rent Free Period and Tenancy Improvements: lease term refers to the usual duration of contracted leases for prime office space in each respective market. The rent free column documents the time period, if any, for which no rent is collected for prime office space in the respective local market. ly, the less free rent available, the stronger the market. Tenancy improvements refers to the typical allowance that a landlord may make towards any fit-out costs and is reported in local currency/ ment. Regional and Global Percent Changes Aggregated changes in occupancy costs both at the global and regional level are based on a weighted average of the local currency change in the individual cities. The weighting for each city is determined by the country GDP, which is divided among the cities in that country covered in the report according to the importance of each city as a commercial real estate market. 21

16 Contacts Nick Axford, Ph.D. Head of Research, Global Neil Blake, Ph.D. Head of Research, EMEA Spencer Levy Head of Research, Americas Richard Barkham, Ph.D. Chief Economist, Global Henry Chin, Ph.D. Head of Research, Asia Pacific CBRE s Global Prime Office Occupancy Cost survey s and compares office occupancy costs in 126 markets across the world. The survey is performed semi-annually in the first and third quarter of the year and is a collaborative effort among CBRE Research professionals around the world led by Andrea Walker. We would like to acknowledge Cynthia Chan, Richard Holberton, Efram Ingberman, Carla Lopez, Dennis Schoenmaker and Roelof van Dijk for their contributions to the report. To learn more about CBRE Research, or to access additional research reports, please visit the Global Research Gateway at Disclaimer: Information contained herein, including projections, has been obtained from sources believed to be reliable. While we do not doubt its accuracy, we have not verified it and make no guarantee, warranty or representation about it. It is your responsibility to confirm independently its accuracy and completeness. This information is presented exclusively for use by CBRE clients and professionals and all rights to the material are reserved and cannot be reproduced without prior written permission of CBRE. Cover Image: Shanghai (Pudong), China. 22