RANDSTAD OFFICE MARKET 2015 STATE OF AFFAIRS

Transcription

1 RANDSTAD OFFICE MARKET 215 STATE OF AFFAIRS

2 AMSTERDAM REGION Amsterdam Centre 93,5 71, 39,5 26, 32,5 46,5 53,5 57, 44, 9,5 Amsterdam Sloterdijk-Teleport 21, 35, 33,5 13,5 7,5 11,5 2,5 15,5 16, 32, Amsterdam West 5,5 55,5 24, 22,5 17, 19,5 13, 1, 14, 1, Amsterdam South Axis 94,5 36,5 35,5 46, 75,5 26,5 37, 57,5 34, 11, Amsterdam Southeast 45,5 71,5 65,5 37,5 39, 66, 75, 13,5 53, 38, Amsterdam North 14,5 16,5 16,5-2,5 1,5 5,5 2, - - Amstelveen 72,5 22,5 4, 14,5 8,5 8, 12,5 13,5 11, 3, Diemen 24,5 2,5 6, - 5 5, - 5,5 8, - In the first six months of 215, the office market in the Amsterdam region moved in a positive direction, one of the reasons being that the economy continued to pick up. In the open market excluding construction of owneroccupied offices approximately 15, m² in total were taken up. The good letting results mainly followed from a change for the better in the Dutch capital as office take-up levels in Amstelveen and Diemen did not amount to much in the first half of this year. In Amsterdam, demand for rented property allowed take-up levels to slightly exceed 1, m² of office space, almost the same level compared to the same period a year ago. The positive mood that characterised the office market in Amsterdam is expected to persist throughout 215. For instance, negotiations with Booking.com about a building located on Piet Heinkade are at an advanced stage. In addition, several parties are in search of new accommodation. levels in the city of Amsterdam remained steady in the first half of 215 not only because of many small and mediumsized transactions that took place, but also due to two sizeable lease transactions that came about in the same year. These transactions also allowed take-up figures to climb. For example, ChipSoft took up a 15, m² building in Sloterdijk-Teleport, and ING Bank decided to rent about 24, m² in an office yet to be built in Amsterdam Southeast. All things considered, take-up was most substantial in Southeast as well as Sloterdijk-Teleport as both areas represented over two-thirds of office take-up. Other locations in the city of Amsterdam had to settle for modest demand with offices along the A1 west ring road suffering the most. volumes also remained poor in the South Axis business district, to an extent because large transactions in particular did not take place. The Zuidasdok project was questioned, for which both the Amsterdam South station and part of the A1 highway will see some serious change as fro17. Even though the expansion and tunnelling of the southern ring road should allow the South Axis to become a full-fledged urban area, in the upcoming years all businesses established here must take impaired car accessibility into consideration. According to real estate agents, companies are likely to pick other office locations in the city given these expected traffic disruptions. Also thanks to good letting results, vacancy levels dropped for the first time in years. This was good news especially for Amsterdam as well as Amstelveen. Amsterdam in particular succeeded in seriously pushing down supply levels. As a result, halfway through 215 approximately 1 million m² of office space were available for rent or sale; that is nearly 17 of total stock. In addition to the rental of existing offices, some major withdrawals helped pushed down the readily available floor area. Lower supply levels in Amsterdam have given Sloterdijk-Teleport and Southeast in particular a good reason to jump for joy. levels also went down in the city centre. In the South Axis, however, supply levels hardly changed and in the short term more floor area will be available as AkzoNobel, Stibbe and NautaDutilh are planning to relocate. What s more, RBS Netherlands scheduled departure might also push up supply levels. As far as rents are concerned, the first half of 215 presented yet another divide. It was noticeable that higher rents could be realised when it comes to better office locations. This situation presented itself in office buildings in Southeast, South Axis and also on southern IJ banks among other places. Here, the incentives in the form of rent-free periods were reduced. Amsterdam Centre 13,5 136, 19, 136, 15,5 135,5 168,5 152,5 142, 119, Amsterdam Sloterdijk-Teleport 17,5 181, 16, 178, 24, 182,5 229, 23, 218, 172, Amsterdam West 195, 27,5 186, 28, 164, 184, 187,5 149, 155,5 152,5 Amsterdam South Axis 184,5 194, 147,5 131, 91,5 81,5 72, 7,5 131, 132, Amsterdam Southeast 337, 34,5 282,5 292, 334, 331, 279, 35, 326, 249, Amsterdam North 8, 14, 4, 15, 13,5 18,5 21,5 25,5 31, 32, Amstelveen 94,5 72,5 19,5 126, 144,5 159,5 171,, 22, 194,5 Diemen 66, 78,5 69, 73,5 72,5 65, 38,5 28,5 18, 18,5 AVAILABILITY RATES PER DISTRICT MID 215 Amstelveen Amsterdam Sloterdijk-Teleport Amsterdam Southeast Amsterdam West Amsterdam North Amsterdam South Axis Amsterdam Centre Diemen TAKE-UP AND SUPPLY IN AMSTERDAM x 1, Amsterdam South Axis Amsterdam Centre Amsterdam Southeast Amsterdam North Amstelveen Amsterdam Sloterdijk-Teleport Amsterdam West Diemen Amsterdam Centre Amsterdam Sloterdijk-Teleport 9 15 Amsterdam West 8 15 Amsterdam South Axis Amsterdam Southeast Amsterdam North Amstelveen Diemen 7 13 NVM BUSINESS RANDSTAD OFFICE MARKET 215 NVM BUSINESS RANDSTAD OFFICE MARKET 215

3 THE HAGUE REGION The Hague Centre 52,5 16, 26, 19,5 35, 12, 28, 23,5 32,5 12, The Hague Benoordenhout 3,5 8, ,5-17, 3,5 4, 12, The Hague Bezuidenhout 29,5 7,5 2, 32,5 41, 21,5 11, 26, 11,5 4,5 The Hague Binckhorst - 13,5 15, 2,5-1,5 1,5 4, 1, 1,5 The Hague Convention Centre 6, 3,5 2, 9,5 1, 7, 1,5 4,5 2, 2,5 The Hague Laakhaven 7,5 1,5 2,5 2, - 5 9, 2,5 6, 4,5 Rijswijk 5,5 4, 15,5 7,5 13, 5,5 1, 1, 9,5 5 Leidschendam 5 9,5 5 1, - 1,5 1,5 1, - - Voorburg 5, 3, - 1,5-5, 4, 3,5 5 - Delft 1,5 6, 15,5 7,5 6,5 6,5 8, 6, 8,5 8,5 Zoetermeer 12,5 28, 22,5 14,5 11,5 8,5 23, 1,5 6, 14, The first six months of the year 215 presented a positive change as far as the office market in The Hague region is concerned, judging by the number of lease transactions and take-up volumes. Approximately 62, m² in total have welcomed new office users. levels in this region were able to move in a positive direction mainly because of a healthier demand in The Hague. Also substantial floor area was taken up in the city of Zoetermeer. The Hague s market to a great extent was determined by small to medium-sized office users requiring 3 up to m², as this category claimed nearly 6 of the actual take-up. Significant demand for small offices presented an interesting contrast to much poorer demand for larger premises. One of the factors involved has been the authorities cautious stance. The only significant transaction that did take place in the city of The Hague involved Shell that took up a building in the Benoordenhout district. In line with previous years, demand in the first six months was strongest in the city centre. What s interesting though is that aboveaverage attention was paid to Benoordenhout, with the Shell transaction being of paramount importance. In the first six months of 215, the Beatrixkwartier and Bezuidenhout districts reported almost the same take-up levels, as the number of lease transactions remained unchanged compared to the same period last year. While in The Hague take-up involved small to medium-sized offices in particular, demand in the city of Zoetermeer was higher as far as large floor areas are involved. For instance, SRK Rechtsbijstand took up more than 6, m² in an area known as Rokkeveen, and almost the same floor areas has been claimed by Technip. The latter decided to shift operations to a building that is home to insurance company Klaverblad Verzekeringen on Afrikaweg. Both in Zoetermeer and in The Hague, lessees were clearly mainly interested in better offices as well as renovated buildings. The course of events on the office market was also characterised by the fact that increased letting activity in the region was accompanied by a drop of readily available supply. Reduced supply levels were caused not only by lease transactions in existing buildings, but also because of the decision to withdraw a number of unmarketable offices from stock through demolition or redesignation. Leidschendam in particular benefited from this decision, as the number of square metres yet to be let out fell by approximately 5. Nevertheless, Leidschendam was not the only place to see supply levels go down as the same situation presented itself in The Hague, however to a limited extent. But despite all this, halfway through the year 13,3 of stock was still available in the city of The Hague, versus 13.8 in late 214. levels dropped mainly in Benoordenhout and Bezuidenhout as the amount of floor area still unoccupied remained almost the same in other parts of this city. While supply levels went down throughout this region, in Delft they climbed once again. Despite healthy demand for offices and even though supply levels did go down, office rents in this region remained under pressure during the first half of 215. In order to encourage future lessees, serious incentives were offered at some of the locations. Nonetheless, rents are expected to have reached rock-bottom after impressive price cuts in previous years. The Hague Centre 41, 63, 78, 111,5 135,5 139, 138,5 164,5 152, 154,5 The Hague Benoordenhout 21,5 26, 37, 42, 56,5 46, 49, 68, 63, 5, The Hague Bezuidenhout 2,5 26,5 53, 62, 5, 52, 66,5 112,5 12,5 116,5 The Hague Binckhorst 55, 56,5 45,5 7, 84,5 84, 85, 78, 81, 8,5 The Hague Convention Centre 37,5 38, 17, 31, 34,5 27,5 33, 3,5 29,5 28,5 The Hague Laakhaven 36, 24, 17, 37, 4,5 53, 7, 58,5 38, 39, Rijswijk 114, 133, 135,5 189,5 193, 221,5 244,5 243,5 242, 244,5 Leidschenda, 24, 4,5 46, 46, 44, 45,5 27,5 27,5 13, Voorburg 2,5 19, 23, 28,5 3,5 29, 31,5 29, 12,5 15,5 Delft 28,5 18,5 4, 32, 35, 39,5 36,5 44,5 56,5 61,5 Zoetermeer 119,5 13,5 83, 12, 132, 13, 135,5 138, 136,5 13, AVAILABILITY RATES PER DISTRICT MID 215 Rijswijk The Hague Centre The Hague Binckhorst The Hague Bezuidenhout Voorburg The Hague Benoordenhout The Hague Laakhaven The Hague Convention Centre Zoetermeer The Hague Laakhaven The Hague Bezuidenhout Rijswijk Delft Voorburg Leidschendam Delft The Hague Benoordenhout The Hague Binckhorst The Hague Convention Centre Zoetermeer The Hague Centre Leidschendam TAKE-UP AND SUPPLY IN THE HAGUE The Hague Centre x 1, The Hague Benoordenhout The Hague Bezuidenhout The Hague Binckhorst The Hague Convention Centre The Hague Laakhaven Rijswijk 7 13 Leidschendam 7 12 Voorburg Delft 9 13 Zoetermeer NVM BUSINESS RANDSTAD OFFICE MARKET 215 NVM BUSINESS RANDSTAD OFFICE MARKET 215

4 ROTTERDAM REGION Rotterdam Centre 43,5 64,5 62,5 33, 72,5 71,5 27, 29,5 33, 21, Rotterdam Prins Alexander 2, 22,5 42,5 7, 2,5 2, 4,5 1, 3, 16,5 Rotterdam Kralingen 4, 5,5 21,5 8, 17, 12, 11, 2,5 7, 6, Rotterdam Waalhaven 21, 1,5 5,5 5 4, 9,5 6,5 1,5 2,5 5, Rotterdam South 51,5 14, 16,5 2, 18,5 1,5 6,5 3,5 2,5 7, Capelle aan den IJssel 24,5 8,5 25, 21,5 13, 11, 1, 9,5 6, 6, Schiedam 1,5 3,5 17,5 4, 5, 18,5 2, 2,5 4, 5, The office market in the Rotterdam region recovered surprisingly well in the first six months of 215, reporting take-up levels touched 7, m² which greatly exceeds the number for the same period last year, when approximately 27, m² were either let or sold. These positive development at the take-up level not only followed from larger transaction volumes in the city of Rotterdam itself, but also from intensifying demand in Rotterdam s neighbouring municipalities of Capelle aan den IJssel and Schiedam. Nevertheless, the office market in this region drew inspiration particularly from the course of events in the city of Rotterdam, where about 59, m² have been taken up. The driving force behind demand for office space has been the Police Services Centre (in Dutch: Politiedienstencentrum or PDC), claiming nearly 3 of demand. However, other organisations also contributed to climbing take-up levels as an interesting role was played by the Cambridge Innovation Centre (CIC), setting foot on Dutch soil for the first time. Also the supplier of flexible office space known as Spaces has added some serious weight to the scales and so did the trading company Nidera. Although most attention was dedicated to large-scale lease transactions, a number of small to medium-sized office users were active as well. In Rotterdam, lessees once again were mainly interested in office buildings located in the city centre, especially in the area surrounding the Central Station. And yet the Prins Alexander area was responsible for a major part of total take-up, whereby the sizeable transaction that took place in this area with the PDC obviously had a key role. Kralingen (Brainpark) and the Kop van Zuid managed to benefit from this positive state of mind on the office market. Transaction volumes in the city of Rotterdam climbed significantly compared to the year 214 but also it was interesting to see the differences between traditional office users and small companies - the latter being in search of flexible accommodation - continue to rise. Substantial take-up of existing stock and limited expansion of existing offices allowed vacancy levels to drop significantly in this region in the first half of 215. A drop that is entirely attributed to the city of Rotterdam, as supply levels in both Capelle aan den IJssel and Schiedam remained almost unaltered. Due to reduced supply in the Maasstad, 728, m² of office space were available for rent or sale halfway through the year, that is 2.8 of total office stock. Reduced supply in the city of Rotterdam mainly served the city centre and also the Prins Alexander region. As for the other office locations in this city, the amount of space available for rent remained almost the same. Although office supply levels also hardly changed in Capelle aan den IJssel, concerns about vacancy intensified now that approximately 31 of total office stock is available for rent. The fact that most vacant office buildings are unlikely to be redesignated or renovated is considered to be a serious problem. But despite improved market conditions in Rotterdam, rents were quite under pressure in the first half of 215; also because companies have been more critical. Not only in the city centre, but also in the peripherals owners of offices had to settle for lower rents although incentives did stabilise at the level of 214. Rotterdam Centre 159,5 164, 142,5 271,5 28, 37,5 323,5 389, 41, 386, Rotterdam Prins Alexander 26, 27, 16,5 17, 28,5 6, 81, 83,5 89, 63,5 Rotterdam Kralingen 39,5 53, 41,5 54,5 52, 53, 54,5 56, 58, 54, Rotterdam Waalhaven 7,5 13, 11, 16,5 28, 27, 22, 23,5 19, 17,5 Rotterdam South 31, 25,5 3, 32, 32, 53, 67, 61, 65, 6, Capelle aan den IJssel 73,5 88, 64, 96, 18, 132, 136, 14, 152, 154, Schieda4,5 26, 22,5 34,5 29,5 24,5 23,5 36, 51,5 51,5 AVAILABILITY RATES PER DISTRICT MID 215 Capelle a/d IJssel Rotterdam Centre Rotterdam Prins Alexander Schiedam Rotterdam Kralingen Rotterdam Waalhaven Rotterdam South TAKE-UP AND SUPPLY IN ROTTERDAM x 1, Rotterdam Centre Rotterdam South Rotterdam Kralingen Rotterdam Waalhaven Schiedam Rotterdam Prins Alexander Capelle a/d IJssel Rotterdam Centre 8 22 Rotterdam Prins Alexander 9 12 Rotterdam Kralingen Rotterdam Waalhaven Rotterdam South 9 21 Capelle a/d IJssel 6 11 Schiedam NVM BUSINESS RANDSTAD OFFICE MARKET 215 NVM BUSINESS RANDSTAD OFFICE MARKET 215

5 UTRECHT REGION Utrecht Centre 74, 2, 12, 6, 24,5 17,5 13, 17,5 21,5 7, Utrecht Rijnsweerd 1,5 16, 14, 36, 5,5 2,5 1,5 2,5 13, 1,5 Utrecht Kanaleneiland 8,5 36,5 22,5 1,5 7,5 13,5 2, 1,5 5 8, Utrecht Lage Weide 12, 16, 4, 2,5 12,5 3,5 5, 9, 3,5 3,5 Utrecht Papendorp 12, 9,5 29,5 11,5 23,5 16,5 9,5 14,5 23, 2, Utrecht De Meern 1,5 3,5 2, 5,5 5 1, 1, Maarssen 1, 4,5 6, 1, 2,5 3, Nieuwegein 13,5 17, 1, 9, 12,5 12, 8,5 5, 16,5 2,5 Houten 3,5 5,5 1, 6, 2, 5, 5 1,5 3, - Utrecht Centre 24, 2, 15, 12,5 14,5 23,5 41,5 56, 57,5 69, Utrecht Rijnsweerd 49,5 22,5 27, 27,5 41, 49,5 57, 37, 54,5 52,5 Utrecht Kanaleneiland 89, 66, 56, 74,5 86, 81,5 86,5 9, 13,5 99, Utrecht Lage Weide 48, 36,5 34,5 47, 38,5 41, 47,5 53, 45, 47, Utrecht Papendorp 37, 51,5 46,5 55,5 65,5 6, 97,5 89, 91, 9,5 Utrecht De Meern 2,5 18, 17,5 23,5 28, 29,5 33,5 34,5 33,5 4, Maarssen 35,5 33,5 24, 45, 47,5 44,5 45,5 46, 47, 5,5 Nieuwegein 95, 8, 9,5 127, 159, 176,5 173, 16, 152,5 149, Houten 23, 22, 1,5 23, 39, 4,5 45,5 46, 44,5 57, Demand for offices in this region was something of a letdown during the first half of 215. Even though take-up levels in the open market slightly exceeded those of the same period a year ago, only 27, m² were rented by companies and organisations. Although the total transaction volumes did not meet expectations, the market situation in general is believed to be moving forward in a positive direction. One of the reasons is that in the city of Utrecht, various organisations are on the lookout for office space, which means demand should pick up in course of the year. Whether this will suffice to make up for the loss suffered so far, remains to be seen. It was not quite the number of transactions that caused disappointment, but rather mainly the lack of major lessees. In the first six months of the year, focus was on minor transactions instead, mainly in the - 1 m² size category. Only a few transactions involved slightly bigger areas, like the one with ABN AMRO Lease, property company Propertize and VolkerWessels Telecom. Also due to the transaction with ABN AMRO, take-up was strongest in the area known as the Kanaleneiland. Also several offices welcomed new lessees in the city centre, with Propertize being the most substantial lessee by far. As far as interest in different locations is concerned, it was interesting to see Papendorp face hesitant demand; although take-up was also limited in Rijnsweerd. But despite unsatisfactory sales volumes in Papendorp, the area remained undiminishedly popular and transactions continued to follow. While office take-up levels in the city of Utrecht were poor, lessees demand was also limited in Nieuwegein, despite several transactions that did take place of which De Poort of Nieuwegein benefited the most. However the course of events in Houten and Maarssen was utterly disappointing, as lessees hardly showed up. One cause for disappointment in the office market has been the rising supply levels of vacant offices and offices yet to be built. In the first six months of 215, the readily available supply in this region reached approximately 712, m², climbing both in Utrecht as well as other municipalities within this part of the Netherlands. Only Nieuwegein succeeded in reducing availability, to some extent because yet another large area has been withdrawn from stock in order to be redesignated. In Utrecht itself, increasing supply levels were mainly attributable to expanded floor areas in the city centre. This increase to a high degree was caused by the recent availability of premises on Daalsesingel, on Arthur van Schendelstraat and also on Stationsplein. The supply situation in Papendorp and Rijnsweerd hardly changed, and so did supply levels in the Kanaleneiland. Halfway through the year, approximately 17 of total stock in Utrecht was available for rent or sale. Due to limited demand and generous supply, transactions came with lower price levels. In Utrecht this was particularly the case with offices located in Rijnsweerd and also in Papendorp. Nevertheless, rents remained steady in the city centre. In the first half of 215, property owners were once again prepared to meet lessees requirements, offering rent-free periods and other incentives as well. AVAILABILITY RATES PER DISTRICT MID 215 Utrecht De Meern Maarssen Nieuwegein Utrecht Papendorp Utrecht Kanaleneiland Utrecht Lage Weide Houten Utrecht Rijnsweerd Utrecht Centre TAKE-UP AND SUPPLY IN UTRECHT x 1, Utrecht Centre Utrecht Papendorp Utrecht Rijnsweerd Utrecht Lage Weide Utrecht De Meern Houten Utrecht Kanaleneiland Nieuwegein Maarssen Utrecht Centrum 17 Utrecht Rijnsweerd Utrecht Kanaleneiland Utrecht Lage Weide Utrecht Papendorp Utrecht De Meern Maarssen Nieuwegein Houten 8 13 NVM BUSINESS RANDSTAD OFFICE MARKET 215 NVM BUSINESS RANDSTAD OFFICE MARKET 215

6 SCHIPHOL REGION Hoofddorp Beukenhorst West 13, 8, 3, 1,5 3, 4, 5, 1,5 3, - Hoofddorp Beukenhorst East 13, 15, 8,5 16, 5 13, 7, 6,5 1,5 2, Hoofddorp Beukenhorst South 3, 2,5 28,5 14,5 14, 8, 11, 1, 5,5 7,5 Hoofddorp De Hoek 2, 2, 1,5 4,5 1,5 4, - 1, - - Schiphol 5, 24, 6,5 6, 3,5 11,5 14,5 4,5 7, 4,5 Schiphol Rijk 1, 9,5 3, 6,5 7, 9, 2, 1, 9,5 - Hoofddorp Beukenhorst West 35, 3,5 29, 38, 6,5 55,5 56,5 51,5 62,5 62,5 Hoofddorp Beukenhorst East 43,5 41,5 3,5 44, 59,5 52, 56,5 53, 57,5 56,5 Hoofddorp Beukenhorst South 22,5 18,5 17, 16, 18,5 18, 15, 15, 14,5 17,5 Hoofddorp De Hoek 7, 7, 13,5 27, 27, 24,5 31, 34, 33, 34, Schiphol 38, 27,5 34,5 32, 39, 28,5 3,5 38, 33, 31, Schiphol Rijk 61, 61, 61,5 77,5 76, 61,5 66, 64, 61,5 67,5 Demand for office space in the Schiphol region was quite healthy in the first six months of 215, leading to higher transaction volumes in the open market. Trusting the existing data are reliable, approximately 17, m² were taken up in this region in the first half of this year. Should this trend persist, at year-end transaction volumes should exceed those of 214 by more than 25. Demand picked up mainly because of Hoofddorp, where relatively much office space has been taken up by Plantronics and IT service provider Macaw. Both companies will be realising new offices at the Beukenhorst South business park. Like in previous years, small office users requiring up to 1 m² were equally interested in new office space. In terms of preference, in Hoofddorp companies were clearly interested in Beukenhorst South, which claimed two-thirds of total take-up, emphasising once again the rising popularity of this area. Also the office district known as Beukenhorst East contributed significantly to intensifying demand. This positive change in Hoofddorp however did not present itself on every office location. As far as known, no transactions whatsoever have taken place on Beukenhorst West. In addition to some locations in Hoofddorp, offices located at Schiphol were popular as serious attention was paid to the renewed office complex called The Base. The latter welcomed even more lessees after transactions have been realised with e.g. the maritime service provider called SBM Offshore. But despite a reasonable number of lease and sales transactions in this region, Schiphol-Rijk did not have a key role and no significant transactions took place in the first half of this year. The events in the office market in this part of the Netherlands was also characterised by the fact that total supply in the region remained almost unaltered during the first six months. For despite healthier demand for offices, vacancy levels could not be pushed down. Indeed, the amount of available floor space did slightly drop at Schiphol, yet this was offset after energy company Nuon left Schiphol-Rijk. In Hoofddorp, the supply situation remained almost the same and so 27.5 of its office stock was available for rent halfway through the year. Some of the buildings in the city centre and also on Beukenhorst West that have been vacant for a long time might be redesignated in order to provide homes. Also for the industrial site De Hoek, an environmental permit has been applied for to transform an office building into a hotel. This should help push down the vacancy numbers. In the first half of the year 215, the majority of the market had to content with an almost unaltered price level. In general, substantial price movements hardly presented themselves, although investors were less eager to offer incentives on a wide scale. AVAILABILITY RATES PER DISTRICT MID 215 Hoofddorp De Hoek Hoofddorp Beukenhorst West Schiphol Rijk Hoofddorp Beukenhorst East Hoofddorp Beukenhorst South Schiphol TAKE-UP AND SUPPLY IN DE REGIO SCHIPHOL x 1, Schiphol Hoofddorp Beukenhorst South Hoofddorp Beukenhorst East Hoofddorp Beukenhorst West Schiphol Rijk Hoofddorp De Hoek Hoofddorp Beukenhorst West Hoofddorp Beukenhorst East Hoofddorp Beukenhorst South Hoofddorp De Hoek 8 13 Schiphol Schiphol Rijk NVM BUSINESS RANDSTAD OFFICE MARKET 215 NVM BUSINESS RANDSTAD OFFICE MARKET 215

7 DEFINITIONS Office A spatial and independent unit used for office activities or supporting activities in the first place. Office space that is part of industrial buildings, universities or hospitals is not considered to be an office. Lease and sales transactions taking place in the open market. Users who provide for their own accommodation requirements (the 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 m². Office space immediately available for rent or sale. does not include offices under construction and offices which are yet to be built. includes vacant and developing offices as well as spaces that are still being used but which are soon to be released. is measured in buildings covering at least 5 m². Rent The basic rent paid per square metre of lettable floor area, exclusive of VAT, service charges and lessees specific fitting-out costs. This publication has been produced with the assistance of: P van den Bosch Bedrijfs makelaars (Amsterdam), Fris Bedrijfsmakelaars (Amsterdam), Colliers International (Amsterdam), COG Makelaars (The Hague), Nadorp Makelaars (The Hague), Rob Swart Bedrijfshuisvesting (Zoetermeer), Ooms Makelaars Bedrijfs huisvesting (Rotterdam), Colliers International (Rotterdam), Ans de Wijn Bedrijfshuisvesting (Utrecht) en BT Makelaars (Schiphol). Colophon Composition Drs. R. L. Bak Data source NVM Data & Research, Nieuwegein Design PROOF, Amsterdam Photography MS Fotografie, Strijen August 215 NVM Business Fakkelstede HZ Nieuwegein Telephone: (3) NVM BUSINESS RANDSTAD OFFICE MARKET 215