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Robert G. WATERLAND FRICS Managing Director Société de la Tour Eiffel The Paris Office Market in a nutshell La Sorbonne Paris IV Institut d’urbanisme et.

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Presentation on theme: "Robert G. WATERLAND FRICS Managing Director Société de la Tour Eiffel The Paris Office Market in a nutshell La Sorbonne Paris IV Institut d’urbanisme et."— Presentation transcript:

1 Robert G. WATERLAND FRICS Managing Director Société de la Tour Eiffel The Paris Office Market in a nutshell La Sorbonne Paris IV Institut d’urbanisme et d’aménagement 19 th October 2011

2 London and Paris dominate European office markets Ile de France: largest market in Continental Europe and Eurozone Paris : 52 million m² Madrid : 14.5 million m² Frankfurt : 12 million m² Rhône Alpes : 20 million m² French regions : ± 100 million m² 2

3 Office development since 1981 Development starts 3 Source : ORIE

4 A history of cycles (highs ) The commercial office market developed as a result of the emergence of the service economy from the mid 1960s. Previously offices were owned and occupied principally by state organisations (ministries, post, police) or were ancillary to industrial plants Average : 1.2 milion m² deliveries per year but 3 boom periods : the “Manhattanisation” of Paris (La Défense, Maine Montparnasse, Beaugrenelle) : Boom in anticipation of financial deregulation (big bang), European integration (1992) and lifting of developers agrément requirement : Economic recovery. Internet bubble 4

5 A history of cycles (lows ) Intervening busts ! Late 1970s : successive oil crisis Early 1980s : Mitterrand ! Early 1990s : Economic recession in the wake of Gulf War Early 2000s : Burst of internet bubble 2007 : Subprime – Lehman Brothers 5

6 Emergence of established office development sectors First stand alone offices were buildings converted from other uses, mostly residential Development market grew from golden triangle to 1.Main line station hubs : Montparnasse, Gare de Lyon, Gare d’Austerlitz, Gare Saint Lazare 2.La Défense (inaugurated 1958) 3.Golden crescent – brown field sites following disindustrialization 4.Other inner suburbs on public transport routes (Saint Denis, Montreuil) 5.Outer suburbs and new towns Western sectors however have constantly held a dominant position 6

7 Planning and licensing The administration strove to channel development by a number of tools and the authority of the DATAR* – developer’s “agrément”, – occupier’s “agrément”, – “redevance bureaux”, – annual office tax to counter concentrations and an imbalance in offices between East and West It also set an example : Banque de France, Marne la Vallée - Ariane Espace, Evry - Ministry of finance, Bercy – Caisse des dépôts, Paris Rive Gauche Over the years, these artifices have been relaxed with no real detrimental effect on geographical market balance Developer’s “agrément” however remains a decisive tool in the regulation of office development in the Region and the quest for parity with residential 7 * Délégation interministérielle à l’aménagement du territoire et à l’attractivité régionale

8 The occupational market Main office sectors as defined by Immostat Source Immostat / Jones Lang Lasalle 8 Paris Centre West Southern Paris North-Eastern Paris La Défense Western Crescent Inner Rim

9 Annual global take up Gross take up (million m²) France GNP (%) Global growth (%) Expected end 2011: + 2 million m² Source CB Richard Ellis / Immostat / INSEE / FMI 9 Madrid : 500,000 m² Frankfurt 450,000 m² Brussels 400,000 m² Lyon 200,000 m² Paris office market performance is generally correlated to global economics Gross take up (million m²) France GNP (%) Global growth (%) Expected end 2010: million m²

10 Annual vacancy rate lowest in Europe Source CB Richard Ellis 10 Comparable average Madrid : 13.0% Frankfurt 15.0% Moscow 17.5%

11 Wide spectrum of demand Typical breakdown of take-up by user activity (> 1,000 m² ) Source CB Richard Ellis 11

12 Typical annual demand profile of > m² by sector Source BNP Paribas Real Estate 12 DemandSupply Domination of the West North inner rim Paris ex CBD Paris CBD Western crescent East inner rim South inner rim

13 Annual rental progression Net average rent for prime and/or new space > m² Source CB Richard Ellis 13 Average rent Prime Paris CBDAverage rent Prime Western Crescent Average rent Prime La DéfenseAverage rent new, refurbished, renovated Ile-de-France

14 Current letting market Market weakness due to global economic environment rather than intrinsic supply and demand equation Positive GDP growth superior to 2% pa required to absorb unemployment in the service sector and increase office demand Despite respectable level of transactions, 2 million m² per year, negligible net absorption of stock 14

15 Consequently Immediate supply : 3.65 milions de m² / 7.0 % vacancy rate Downward pressure on rents Substantial landlord concessions on leasing Dichotomy : prime/secondary new/second hand Should be noted that of 52 million m² overall stock probably 35% occupied by administrations that is never transacted (viz. vacancy rate) Tenants have been able to renegotiate passing rents which has helped limit vacancies 15

16 However new supply pipeline is drying up Source BNP Paribas Real Estate 16 French office development pipeline Speculative Pre-leased millions € S

17 Future projects dependent on feasibility and finance Source Jones Lang Lasalle 17 In m²

18 Current rental values Source CB Richard Ellis / Immostat Weighted average rents as at 1 st July 2011 Trend compared to 1 st July 2010 Comparable prime rents London€ Madrid€ 320 Frankfurt€ New / renovatedSecond hand Paris Centre West€ 535  € 404  Southern Paris€ 442  € 340  North Eastern Paris€ 309  € 251  La Défense€ 480  € 355 = Western Crescent€ 314  € 226  Inner Rims€ 241  € 163  Outer rim€ 164  € 110  Average Ile-de-France€ 306 =€ 224  Typical residential rents Paris Intra muros €/m² Western suburb €/m²

19 Pyramid of rental transactions 19 Every picture tells a story

20 Variable sector outlook Traditional Paris intra muros market: stable, reduced rents (-30%) rekindle demand La Défense : large space takers; highly cyclical both in terms of supply and demand – under pressure! Emerging markets : Saint Denis, Boulogne, Montreuil, Issy-les-Moulineaux : weak demand relative to supply, market equilibrium varies No real overall change anticipated before 2013, despite low supply inventory. Improvement largely dependent on gradual employment recovery 20

21 Current occupational trends HQE / green – 11% of available supply Large enquiries invariably motivated by regrouping (60%) and rationalisation. Centrifugal forces spinning tenants out of the CBD and la Défense: – Lower operating costs – Higher occupational density – Energy efficiency – Move towards horizontal, campus style, space often preferred by new generation management But public transport a prerequisite CBD small lettings dominate Second hand space partially recovering thanks to rental adjustment Rental renegotiation on existing leases largely over but could reappear 93% of enquiries are for leasing as opposed to acquisition For larger transactions, negotiation periods trending outwards (450 days average) 21

22 Future occupational trends Flat market dominated by tenant rotation with limited future growth until 2013/14 Cost cutting and rationalisation will continue to be key drivers for demand New developments to remain targeted by tenants leading to shortage in some areas Gradual reduction of landlord concessions – balanced market in terms of supply and demand Horizontal versus high rise! 22

23 Not forgetting Grand Paris Project Fast underground Tram-train Tram Underground Express road Presidential project Economic or urban pole 23

24 Grand Paris Ambitious project to create international metropole capable of rivaling New York, London Shanghai and Tokyo – Presidential initiative Creation of economic poles around Paris with comprehensive interconnecting transport links Timing Finance ? : €30-35 billion Political ramifications – opposition parties against Little if any discernable influence on market as yet, except for indirect tax hikes. Sustainability a far more relevant issue. 24

25 The investment market Largest city market in Eurozone Created by the British investors and their advisors in the 1970s Over the years structural changes have helped to develop and improve the market – Registration duties reduced from 20% to 5% late 1990s – Longer leases – SIIC regime (2004 – equivalent REIT) – Deregulation of occupational market (agrément) – Increased professionalism: Chartered surveyors Due diligence Advisory Benchmarking 25

26 The investment market 26 Investment in French offices since 1992 Source Keops Speculative bubble spurred by leverage In €bn estimated

27 Investment market trends Severe impact of world financial crisis, notably lack of liquidity Value adjustment more rapid than previous crisis Following falls, values now stable Low volumes centred on core properties (risk aversion) Lack of financing limits lot sizes (Bâle III exacerbates) Limited evidence of distressed sales Anticipated orderly work out of defaulters by banks 27

28 Yield pattern 28 Source CB Richard Ellis 4.75% 3.69% 1.18%

29 Typical office yields 29

30 Investors Large panel of players both national and international: Insurance companies SIICs Private funds / family offices OCPIs Pension funds International (German, UK, US, Spain, Italy, Korea, Middle East, etc…) Currently French insurance companies and international family offices dominate the market driven by identifiable yield and long term capital growth considerations 30

31 Developers 31 Bouygues Nexity Icade Vinci HRO Cogedim

32 Agents and advisors 32 BNP Paribas Real Estate (nb DTZ) Savills Keops (nb UFG-Colliers) CBRE Cushman & Wakefield Jones Lang Lasalle (nb King Sturge) Concentration is the order of the day

33 Associations European Real Estate Association Fédération des Sociétés Immobilières et Foncières Institut de l’Epargne Immobilière et Foncière Royal Institute of Chartered Surveyors European Goup of Valuers’ Association TEGOVA IPD 33

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