Life Sciences Outlook. Boston 2015

Transcription

1 Life Sciences Outlook Boston 2015

2 Greater Boston Greater Boston possesses the largest concentration of life science researchers in the United States and has over 3.75 million square feet of requirements. Home to many of the global leaders in tech and life sciences, the Kendall Square neighborhood in has been touted by some as the most innovative square mile on the planet North Major lab supply: Clusters of established lab stock with long-time industry presence Cambridge 495/Mass Pike 90 Longwood Medical Area Emerging lab supply: Areas with limited lab stock today that are poised for growth Life Sciences manufacturing supply: Clusters of manufacturing space devoted to pharmaceutical, biological or medical device & instrument manufacturing Cambridge overview As the epicenter of the life sciences industry in the United States, the Cambridge market continues to become increasingly competitive, proving to be one of the most resilient markets in the country. The core of Cambridge s advantage lies in its location, which encompasses major academic institutions, topnotch research facilities, venture capital firms, startups and worldwide corporations. Suburbs overview Life science tenants have certainly recognized the added value the suburbs provide. In contrast to the older stock available in Cambridge, the suburbs have afforded occupants the opportunity for office-to-lab conversions as well as brand new development projects, at lower cost. Boston CBD overview The tightened Kendall Square market has led several big name tenants to explore potential lab space downtown, such as in the. Given its urban location, the CBD offers a uniquely attractive option for those in the life sciences market JLL Boston Life Science Outlook

3 Economic scorecard Workforce Total life sciences % life sciences to private employment Year-overyear growth Employment 82, % 1.4% Establishments 1, % 1.1% Funding Total life sciences % to total U.S. VC funding $ M 16.7% NIH funding $1,894.2M 8.3% Cluster score: 72.5 The Greater Boston Area is home to many elite academic and research institutions, as well as world-class medical facilities. This includes the top three NIH-funded hospitals in the United States. The region also boasts 250,000 students across 52 higher education institutions, such as internationally renowned Harvard and MIT. Innovation Total life sciences % to all patent classes Patents 1, % Boston s economy is fueled by a large concentration of health care professionals, including over 30,000 scientists and other workers employed directly in biotech. Over the last decade, the life sciences industry has added over 22,000 jobs, putting Boston at the top of tech and science capabilities. Life sciences employment composition 51.0% 4.0% 9.0% Life sciences employment 82, % non-lab using Pharma & medicine manufacturing Electromedical instrument manufacturing Medical equipment & supplies manufacturing Testing laboratories 8.0% 3.0% lab using Research & development Medical & diagnostic laboratories Life sciences patents by classification 53.0% Life sciences patents 1, % Medical equipment & instruments 47.0% Pharmaceuticals & biotechnology As a result of the region s focus on direct access to top talent, the cluster boasts an active investor community. This makes Boston a highly attractive destination to entrepreneurs. Accordingly, Boston ranks #1 in patent ownership per capita, #2 in venture capital funding and #2 in number of IPOs. Crop science JLL Boston Life Science Outlook

4 Cambridge High demand continues, though space is limited Leasing activity in continues, despite limited availability. Overall direct vacancy is at 4.1 percent, while is even lower at 2.7 percent. This trend will likely continue as long as major players in the market, continue to seek out space. Alnylam Pharmaceuticals recently made headlines by signing a lease for 295,000 square feet at 675 West Kendall Street. Today, there are 19 active requirements for life sciences in East Cambridge totaling 1.34 million square feet. This includes several major tenants who are actively looking to increase their footprint. On the investment sales side, Alexandria Real Estate Equities expanded its Kendall Square footprint through its acquisition of 640 Memorial Drive from Massachusetts Institute of Technology. It sold for $176.5 million, or $782 per square foot, marking the second largest sales transaction thus far in Facilities scorecard Supply Rentable lab stock (% of total stock) Direct vacancy Lab 7.7 m.s.f. 54.4% 4.2% (3.9) ppts West Cambridge Lab 0.4 m.s.f. 26.6% 18.7% 12.0 ppts # of large blocks over 100,000 s.f. 9 2 Under construction (s.f.) 64,000 s.f. 0 Demand # of requirements Total s.f. requirements Pricing Average asking rent (NNN) m.s.f. $57.92 p.s.f. 2.1% m.s.f. $45.23 p.s.f. 12.9% West Cambridge New development on the rise, creating more affordable options While and Kendall Square remain the destination of choice, the transit-accessible West Cambridge submarket continues to grow and work toward establishing its own identity as a high quality alternative at a more affordable price. In Q1 of 2015, total availability for space was nearly cut in half due to 70,000 square feet of absorption. Asking rents have sustained positive growth, with the direct average asking rent up 3.6 percent quarter-over-quarter to $45.23 per square foot. ALYNYLAM PHARMA 675 West Kendall Street 295,000 s.f. $67.00 NNN 200 CambridgePark Drive West Cambridge 55,200 s.f. Class B $47.50 NNN Activity key: Leasing Sales 640 MEMORIAL DRIVE Alexandria RE Equities RBA: 225,000 $782/s.f. SANOFI 50 Binney Street 267,000 s.f. $62.00 NNN Under construction Large blocks of space JLL Boston Life Science Outlook

5 Suburbs Amenity-rich location drives development Facilities scorecard Supply North The vast majority of the supply in the market is located in Waltham and Watertown, which contain 783,100 square feet and 235,900 square feet of space, respectively. Waltham is one of the most expensive suburban towns with a direct average asking rent of $31.23 per square foot, driving rent growth for the submarket. As a whole, rents were up 29.2 percent over the year to $30.78 per square foot. As a result of major players such as Qiagen, GlaxoSmithKline and NetBio absorbing space, Waltham has experienced a noteworthy increase in occupancy, recording 360,685 square feet of absorption year-over-year. Similarly, Watertown continues to tighten as total availability has dropped to 54,000 square feet. Rents increase in this convenient suburb With Route 2 providing easy access to Cambridge from Lexington and Bedford, the is the most active life sciences market in the suburbs. The convenient location has led to the market sustaining a low direct vacancy rate, with Bedford and Lexington boasting 5.1 percent and 12.0 percent direct vacancy rates, respectively. In the first quarter of 2015 the submarket experienced its highest quarterly absorption since 2003, undergoing 124,470 square feet of absorption. Year-over-year rent growth for the market as a whole is up 23.0 percent as the average direct asking rent stands at $27.36 per square foot. North Spillover demand drives up rent Rentable lab stock (% of total stock) Direct vacancy # of large blocks over 100,000 s.f. Demand # of requirements Total s.f. requirements Pricing Average asking rent (NNN) SHIRE PLC 95 Hayden Avenue, Lexington 202,500 s.f. Term: 10 years, 6 months QUANTERIX 113 Hartwell Ave, Lexington 30,600 s.f. Term: 5 years, 2 months 1.02 m.s.f. 8.4% 8.9% (15.8) ppts 1.84 m.s.f. 12.1% 8.1% (12.1) ppts FORUM PHARMA 225 2nd Avenue, Waltham 112,500 s.f. Term: 10 years 3.75 m.s.f. 40.5% 12.5% 1.5 ppts m.s.f. $30.78 p.s.f. 29.2% m.s.f. $27.36 p.s.f. 23.0% m.s.f. $25.30 p.s.f. 50.8% EMERALD BIOSTRUCTURES 3 Preston Court, Bedford 23,500 s.f. Term: 6 years The North has experienced a vast amount of rent growth in the past 12 months, growing 50.8 percent to $25.30 per square foot as a result of spillover demand from Cambridge. It has the largest supply of the three suburban markets, with 2.1 million square feet in Beverly, 1.1 million square feet in Woburn, and over 200,000 square feet in both Medford and Wilmington. The market as a whole is 83.6 percent occupied, leaving 615,000 square feet of availability, half of which is located in Beverly. Activity key: Leasing Sales Under construction Large blocks of space JLL Boston Life Science Outlook

6 Boston CBD New location absorbs high levels of demand Formerly a railroad and docking yard, the s waterfront location has seen a major surge in development with 1.1 million square feet of rentable lab stock. Due to its accessibility to downtown and Cambridge via Boston s red line, the district s location just south of the financial district has become an increasingly attractive option for lab space in comparison to and the suburbs. In 2014, Vertex Pharmaceuticals completed its new world headquarters, absorbing over 1.1 million square feet at 50 Northern Avenue and 11 Fan Pier Boulevard. There is also 280,000 square feet of lab space at 27 Drydock Avenue in Marine Industrial Park, which is currently 99.3 percent occupied. Facilities scorecard Supply Rentable lab stock (% of total stock) 1.10 m.s.f. 12.8% Longwood Medical Lab 1.05 m.s.f. 67.0% Direct vacancy 1.5% 1.1% # of large blocks over 100,000 s.f. 0 0 Under construction (s.f.) 0 414,000 Pricing Average asking rent (NNN) $55.00 p.s.f. $90.00 p.s.f. Longwood Medical Area Home of world class medical and research community The LMA contains over 18 million square feet of clinical, research and administrative space all packed into 215 acres. However, the majority of buildings are institutionally owned and there is limited commercial lab space available. The largest leasable lab space is the Center for Life Sciences located at 3 Blackfan Circle. It is an 18-story, 702,940-square-foot building that is percent leased. The Longwood Center project was delivered in the beginning of 2015, adding 414,000 square feet of leasable space at 360 Longwood Area. Additionally, Brigham & Women s Hospital is building a 360,000- square-foot medical research building at 60 Fernwood Road. KERYX BIOPHARMA One Marina Park 27,300 s.f. LONGWOOD CENTER 360 Longwood Area 414,000 s.f. Anchor Tenant: Dana-Farber Delivered in 2015 Activity key: Leasing Sales BUILDING FOR THE FUTURE 60 Fernwood Road Longwood Medical Area 358,670 s.f. Brigham & Women s Hospital Expected delivery: Northern Ave & 11 Fan Pier 1,100,000 s.f. $1.1 billion Under construction Large blocks of space JLL Boston Life Science Outlook

7 For more information, please contact: Don Domoretsky VP, Brokerage Boston +1 (617) Lisa Strope New England Research Manager Boston +1 (617) Wes Simon Research Analyst Boston +1 (617) About JLL JLL (NYSE: JLL) is a professional services and investment management firm offering specialized real estate services to clients seeking increased value by owning, occupying and investing in real estate. With annual fee revenue of $4.0 billion and gross revenue of $4.5 billion, JLL has more than 200 corporate offices, operates in 75 countries and has a global workforce of approximately 53,000. On behalf of its clients, the firm provides management and real estate outsourcing services for a property portfolio of 3.0 billion square feet, or million square meters, and completed $99.0 billion in sales, acquisitions and finance transactions in Its investment management business, LaSalle Investment Management, has $50.0 billion of real estate assets under management. JLL is the brand name, and a registered trademark, of Jones Lang LaSalle Incorporated. For further information, visit About JLL Research JLL s research team delivers intelligence, analysis and insight through market-leading reports and services that illuminate today s commercial real estate dynamics and identify tomorrow s challenges and opportunities. Our more than 400 global research professionals track and analyze economic and property trends and forecast future conditions in over 60 countries, producing unrivalled local and global perspectives. Our research and expertise, fueled by real-time information and innovative thinking around the world, creates a competitive advantage for our clients and drives successful strategies and optimal real estate decisions. This publication is the sole property of Jones Lang LaSalle IP, Inc. and must not be copied, reproduced or transmitted in any form or by any means, either in whole or in part, without prior written consent of Jones Lang LaSalle IP, Inc. COPYRIGHT JONES LANG LASALLE IP, INC. 2015