REGIONS 2014 OFFICE MARKET A REPORT BY NVM BUSINESS

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1 OFFICE MARKET REGIONS 214 A REPORT BY NVM BUSINESS Last year opposite tendencies presented themselves quite unmistakably on the Dutch office market. Demand slimmed down in most regions, however office take-up intensified east and south of the country.

2 1.WEST NORTH REGION In 214, the West North region had to face poorer demand for office space yet again. As a result, less office space was taken up on the open market compared to 213. The city of Amsterdam in particular reported disappointing demand. Nevertheless, the Dutch capital was in high spirits as the number of lease and sales transactions was quite steady last year. Measured by the size of transactions realised, demand for space in the 2-25 m² size category was surprisingly strong. Indeed, most transactions involved small to medium-sized property, yet a number of largescale office users stepped in as well like ING Bank, Calvin Klein, CMS, Booking.com, TravelBird, Stryker and Lexence Advocaten & Notarissen. The office market was mainly inspired by the course of events in Amsterdam-Zuidoost. The latter claimed nearly 3% of total demand. In addition to this part of the city, parties were also highly interested in the city centre. Even the South Axis was in the spotlight, although considerably less office space was taken up in this business district compared to 213. As far as the occupational market elsewhere in this region is concerned, it was interesting to see Haarlemmermeer doing better than last year, mainly due to positive trends in demand at Schiphol and the adjacent Schiphol-Rijk. Also more office space was taken up in Diemen. But despite all this, demand for offices did slow down in the rest of the region, Alkmaar suffering the most. SUPPLY VERSUS TAKE-UP IN THE WEST NORTH REGION 2,1 1,8 1,5 1, take-up supply 6% m 2 1, m 2 and more 16% 11% m 2 5, 9,999 m 2 22% 33% 1, 2,499 m 2 2,5 4,999 m 2 12% One major setback for the West North region has been last year s increase of supply available for immediate occupation. This mainly affected the city of Amsterdam. As a result, 19.7% of office stock was available for rent at year-end. In addition, more office space was on offer in Amstelveen. Interestingly, supply levels dropped significantly in Diemen as well as Haarlem. Alkmaar 49, 47,5 1, 5, Amstelveen 196,5 23, 13,5 11, Amsterdam 1,137, 1,181, 195, 177, 1-33 Diemen 28,5 2, 5, 8, 6-12 Haarlem 78,5 63, Haarlemmermeer 321, 325, 19, 23, 9-35 Purmerend 13, 11, Zaanstad 38,5 42,5 2,5 1,

3 2. WEST SOUTH REGION In 214, the West South region experienced poor demand for office space, which was also reflected by lower transaction volumes. One of the reasons is that demand for offices was deadlocked in The Hague and Leiden as well as Zoetermeer, and so take-up volumes in these cities were significantly lower than in 213. In The Hague, the lack particularly of major lessees caused last year s sales volumes to drop. Some of the lease transactions were remarkable indeed, like those with the national police forces, UWV, Staedion and evision. It mainly paid off for downtown The Hague. Poorer demand for office space in this city was counterbalanced by rising transaction volumes in Rotterdam, where both size and the number of transactions realised had a key role. One of the few relatively large transactions that took place was the lease to chemical company LyondellBasell. In addition, Calder Holding and Grant Thornton contributed significantly to positive trends in demand. Just like in previous years, focal point in terms of take-up were those buildings in the city centre. The city of Gouda also witnessed intensifying demand for offices. Users were particularly interested in Goudse Poort business park. Last year s events on the office market were also typified by a modest increase of total supply in this region, despite clearly opposite tendencies. For instance, supply levels climbed in Capelle a/d IJssel and also in Schiedam, however The Hague had to face a serious fall in the amount of space available. Withdrawing many thousands of square metres of office space contributed heavily to this drop. Elsewhere in the West South region, supply levels were almost unchanged. Although they managed to stabilise at the level of 213 in the city of Rotterdam, approximately 2.8% of office stock was still available for rent at year-end 214. SUPPLY VERSUS TAKE-UP IN THE WEST SOUTH REGION 3, 2,5 2, 1,5 1, , m 2 and more 7% 5, 9,999 m 2 12% 2,5 4,999 m 2 16% take-up 21 supply % m 2 18% m 2 36% 1, 2,499 m 2 Capelle a/d IJssel 14, 152, 9,5 6, 6-13 The Hague 591,5 56, 68,5 62, 7-2 Dordrecht 66, 67, 1, 3, 1-13 Gouda 1, 97,5 3, 1, Leiden 61, 67, 14,5 1, Leidschendam- 56,5 4, 4, Voorburg Rijswijk 242, 242,5 1, 9, Rotterdam 724, 727,5 46, 51,5 1-2 Schiedam 36, 49,5 2,5 4, Zoetermeer 138, 141, 9,5 6, 65-13

4 3. CENTRAL REGION In 214, the Central region experienced slightly hesitant trends in demand. Less office space was let out or sold on the open market compared to the year before. The main reason has been the course of events in the city of Utrecht, which had to accept seriously less take-up. Indeed there have been some major transactions, but not enough. These transactions involved Bol.com, Utrecht University for Applied Sciences, Rabobank and the Chamber of Commerce among other parties. And because most transactions took place in Papendorp and in the city centre, these locations claimed more than two-thirds of total take-up. This was at the expense of other office locations in this city. Like in Kanaleneiland (the city s second office location size-wise) where last year s take-up levels were far below annual average. While demand for offices was something of a letdown in the city of Utrecht, other cities in this region did succeed in keeping office sales reasonably steady. Like in Almere, Amersfoort and Hilversum. Take-up in Nieuwegein climbed surprisingly, it is where the Politiedienstencentrum (police service centre) took up sizeable office space. When it comes to supply of office space in the Central region, last year the market faced a strong increase of floor space available. Especially the cities of Almere and Utrecht reported increased availability (34.5% and nearly 17% respectively by year-end). As far as Utrecht is involved, one of the reasons has been the substantial areas that were added to the market (Papendorp, Rijnsweerd). Interestingly, supply levels went down in Nieuwegein as well as Zeist. SUPPLY VERSUS TAKE-UP IN THE CENTRAL NETHERLANDS REGION 1,8 1,6 1,4 1,2 1, , m 2 and more 19% 5, 9,999 m 2 22% 2,5 4,999 m 2 12% take-up 21 supply % m 2 13% m 2 27% 1, 2,499 m 2 Almere 165,5 21, 9, 9, Amersfoort 195,5 27,5 18, 18, 8-15 Hilversum 116,5 132,5 12, 12, Houten 46, 43, 1,5 3, 8-13 Nieuwegein 16, 153,5 5, 16, Stichtse Vecht 48, 5,5 1, 5, Utrecht 48, 446,5 77,5 67, 8-2 Veenendaal 42, 46, 4, 1, Zeist 47,5 42,5 5 3, 95-15

5 4. NORTH EAST REGION Demand for office space in the North East region, home to the three Northern provinces, remained steady in 214. On the open market about just as many offices were taken up as in previous year. Take-up levels stood their ground mainly because of office markets in Groningen, Leeuwarden and Zwolle. In Groningen, transactions with e.g. Webhelp and Heerema allowed the occupational market to stand firm. And yet, the market was tormented by the almost total lack of large-scale lease transactions. Last year Leeuwarden s office market was seriously on the rise; take-up level being much higher than in 213. Office space take-up was positively influenced by UWV, which took up considerable space in the area around the railway station. While Leeuwarden s temper was mainly determined by the lease of large amounts of space, in Zwolle it was in fact the intensifying demand for relatively small-scale floor areas that presented a significant boost. The city of Zwolle reported a number of slightly larger lease transactions, like those with Royal HaskoningDHV and AbbVie. Despite similar demand for offices in 214, this did not stop immediately available supply from climbing yet again in this region. The main reason has been increased availability in the cities of Almelo, Enschede and Hengelo as well as Groningen. Rise was most substantial in Hengelo where more than 18% of office stock was available for rent at year-end. In quite a number of cases, entire buildings were emptied. As for the rest of this region, Leeuwarden and Zwolle managed to stand firm to a reasonable extent. The amount of floor space available remained almost unchanged in both cities. SUPPLY VERSUS TAKE-UP IN THE NORTH EAST REGION take-up supply 5, 9,999 m 2 11% 16% m 2 2,5 4,999 m 2 8% 24% m 2 1, 2,499 m 2 41% Almelo 31, 41,5 1, Assen 51, 49,5 4,5 3,5 8-1 Emmen 29, 17, Enschede 71,5 82,5 14, 9, Groningen 118, 134,5 1, 9, Heerenveen 17, 18, 2,5 1, Hengelo 33,5 51, 1,5 1, 7-13 Hoogeveen 9,5 11, Leeuwarden 88, 88,5 1, 9, Zwolle 147, 147, 12, 14, 65-14

6 5. EAST REGION Last year s office market in the East region was on the way up, nearly 35% beyond the level of 213. The market was mainly inspired by developments taking place in the city of Arnhem, where take-up volumes doubled. Although many small to medium-sized transactions have taken place in Arnhem, it was those few large transactions that allowed office take-up to develop in a positive sense. One of these rather eye-catching transactions involved DNV GL. The latter took up substantial floor space at the Energy Business Park, claiming nearly 4% of transaction volumes realised in this city. Vivare and CNS Media Group made a contribution as well. In the wake of the city of Arnhem, both Apeldoorn and Deventer had found their way up. In Apeldoorn it was UWV (benefits agency) that ensured proper office sales, and in Deventer Topicus and Koopmans TBI added a positive impetus to the office market. Last year demand also went up in the city of Nijmegen. It paid off especially to Brabantse Poort business park. The latter received a great deal of attention. But despite positive demand for offices, supply levels could not be pushed down. To a great extent, this was caused by increasing availability in Apeldoorn and Nijmegen. In the latter, supply levels were prompted by the availability of spaces in a large-scale office building on Jonkerbosplein square. Also a number of premises in Kerkenbos pushed these levels up. In Apeldoorn increasing availability was mainly caused by the departure of Wegener publishers. As a result, nearly 24% of Apeldoorn s office stock was available for rent at the end of 214. Interestingly, supply hardly changed in the city of Arnhem. SUPPLY VERSUS TAKE-UP IN THE EAST REGION take-up supply 8% m 2 5, 9,999 m 2 14% 16% m 2 2,5 4,999 m 2 39% 23% 1, 2,499 m 2 Apeldoorn 158,5 172,5 5, 12, 7-13 Arnhem 21, 29, 12,5 25, Ede 45,5 43,5 7,5 4, Deventer 72, 75,5 11, 12, Doetinchem 17, 21, Nijmegen 54, 64, 14, 15, 7-15 Zevenaar 4, 7, Zutphen 15,5 15,

7 6. SOUTH REGION The South region may look back on a positive year as far as demand for offices is involved. More office space was taken up on the open market compared to 213. This positive mood was enabled by trends in demand in the cities of Breda, Den Bosch, Tilburg and Heerlen. Breda s letting market in particular was alive and kicking. Many small-scale lease transactions (2-1 m²) took place but also, Breda s office market was positively influenced by major lease transactions with UWV and Grass Valley among other parties. In Den Bosch, transactions with ENCI, BrandLoyalty and the municipality allowed demand for offices to intensify. Another interesting fact has been the course of events on the office markets of Tilburg and Heerlen, with office take-up skyrocketing in both cities in previous year. Positive trends in demand in the South region, however, did not involve all places. Like in Eindhoven where fewer offices were taken up than in 213, due to limited transactions. Another setback has been the city of Helmond, which lessees had abandoned almost entirely. Although demand for offices was relatively healthy in 214, supply levels did develop in opposite ways. For more offices were given up, especially in the cities of Eindhoven, Heerlen and Maastricht where due to increased availability in Eindhoven, approximately 15.7% of office stock was available for rent at the end of 214. Nevertheless, some of the cities had a lucky escape. Venlo s supply levels dropped; office supply was almost the same in Roermond. Venlo was able to push down supply levels having withdrawn thousands of square metres of office space. SUPPLY VERSUS TAKE-UP IN THE SOUTH REGION 1,2 1, take-up supply 8% m 2 5, 9,999 m 2 25% 18% m 2 2,5 4,999 m 2 13% 36% 1, 2,499 m 2 Breda 121,5 125, 1,5 26, Den Bosch 132,5 139,5 18, 19, Eindhoven 212,5 232,5 57, 27, Heerlen 46,5 58, 5 1, Helmond 41, 34,5 3, Maastricht 8,5 92,5 6, 6, Roermond 32, 3, - 2, 9-13 Sittard-Geleen 22,5 28, 4,5 2, Tilburg 6,5 62, 2,5 9, 9-14 Venlo 26,5 22, 3, 2,5 8-12

8 DEFINITIONS Office A spatial and independent unit used for office activities or support activities in the first place. Office spaces that are part of industrial buildings, universities or hospitals are not considered to be offices. Take-up Lease and sales transactions concluded in the open market. Users who provide for their own accommodation requirements (the so-called owner-occupier development) are not included in the take-up volume. The same applies to sale-and-leaseback agreements as well as contract extensions. NVM registers transactions starting at 2m². Supply Office space immediately available for rent or sale. Supply does not include offices under construction and those yet to be built. Supply includes vacant and developing offices as well as spaces that are still being used but which are soon to be released. Supply is measured in buildings providing at least 5m². Rent The basic rent paid per square metre of lettable floor area, exclusive of VAT, service charges and lessees specific fitting-out costs. Colophon Composition Drs. R. L. Bak. Data source NVM Data & Research, Nieuwegein. Design PROOF the alignment agency March 215 NVM Business Fakkelstede HZ Nieuwegein Telephone: +31 (3)

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