According to the WA Ministry for Planning, there is around 250 000sq.m of office space in these markets. Fremantle is the largest single market with just under 80 000sq.m of floor space. Given the sharp leasing deals in the CBD & City Fringe markets, there has been limited interest in suburban locations this year.
Property valuation valuers are commitment and law- bound to give a definite assessment of your property valuation’s valuation. It is possible to give alternative worth figures in light of fast approaching improvements – yet the property valuation firm will need full advancement and material purposes of investment. Furthermore, in the end, you should remember that in case it takes 2 months to complete the overhauls, the property valuation can’t be really correct.
Ernst & Young’s pre-commitment to the new 11,400sq.m tower at 11 Mounts Byroad heralds the construction of the CBD’s second major office tower this cycle. The project is due for completion later this year. The first, the 47,000sq.m Woodside Plaza at 240 St Georges Terrace is now complete with only three floors remaining to lease. Coors Chambers Westgate has recently leased over 2,000sq.m of space at $365/Esq. net. In the fringe, a small 6,960sq.m building is almost complete at 8-14 Bennett Street. Will another major tower be developed this cycle? It is becoming less likely however developers are trying hard to secure pre-commitments.
The refurbishment of 140 St George Terrace (30,000sq.m) is almost complete. Given the amount of vacancy in this tower, the deals on offer have influenced the rest of the market. Recent leases by Iluka & Jackson McDonald have leased a sizeable proportion of space.
Development activity in the suburbs is limited. The most significant project is at Victoria Quay in Fremantle. A new 16,000sq.m office development is proposed in conjunction with 12,000sq.m of retail space. The first stage of the project (3,500sq.m) is due for completion in 2005. A small 2,500sq.m building is also proposed at Belmont on the corner of Cleaver Terrace & Belmont Avenue.
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Not helping their cause is the rise in incentives, a fight back from landlords, and fewer large tenant requirements in the market. Many of the major lease expiries have now been placed, most in existing buildings. Given the less favorable outlook for development and the inability to secure a pre-commitment, a couple of schemes have been turned to residential or scaled back. The project with the most potential could be the AXA site on St Georges Terrace. The Pivot Group has recently secured an option to purchase the site and given their successful development in West Perth, this could be a sleeper. Around 25,000sq.m of office space is proposed. A small 7,200sq.m building is also proposed for the CTA site adjacent to Allendale Square.
Development sites are disappearing in West Perth, particularly along Kings Park Road. In West Perth, the new RACWA headquarters (10,000sq.m) has commenced at 840 Wellington Street. A small 2,000sq.m suite building at 38 Colin Street is nearing completion.
The majority of development in the fringe is occurring at Subic. This locale has been re-invigorated as a cosmopolitan commercial/retail centre following the success of the Subic Central project. A new 6,000sq.m development for CSC has just been completed on the corner of Hay & Roberts Street, and a new 6,000sq.m building for News Limited is proposed on the Futures site.
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Knight Frank’s Perth leasing team measures availability of space on a monthly basis for both the CBD and West Perth. The methodology is different to the PCA’s vacancy statistics as it includes all space on the market available for lease. Double counting is avoided (when a new lease is signed) by positively accounting for the tenant in the new premises rather than their current address.
We believe our methodology is more reflective of the entire range of opportunities for tenants in the various quality stratums of the market. Thus we believe that it is a more representative view on the state of the leasing market.
There is now 250,000sq.m of space available in addition to new developments chasing pre-commitments. The availability rate stood at 18.5% in February, a massive 7.1 percentage point’s increase over the past year.
The most significant increase has been in the A grade buildings, where the availability rate has surged to 21.6%. This is over 7.5 percentage points higher than 12 months ago. Much of the increase has been due to the impending movement of tenants into the premium grade towers and new buildings. Here is over 36,000sq.m of space available in 1 Adelaide Terrace and the AMP tower following relocations by Woodside, Free hills, & CSC alone. Much of this lies with Woodside’s space in Central Park which is being vacated shortly when they move to Woodside Plaza. With the majority of larger tenants located in the Premium & A grade buildings, these buildings have been most exposed to the current round of lease expires. Exposure will continue into 2004/05.
Availability rates in the B & C grade buildings stand at 23.2% & 10.6% respectively. Approximately 50% of the available space is in the secondary grade buildings. There is less than 33,000sq.m of space available in West Perth, representing an availability rate of 8.9%. The majority of this lays in the secondary grade buildings, with less than 9,000sq.m of A grade space available for lease
London has also benefited from the Sarbanes Oxley Act of 2002, which tightened US corporate governance regulations in the wake of several high-profile accounting scandals in the US. Costs and London has been a major beneficiary of this source of business.
Bilateral trade between the UK and China has more than doubled since 2001 to £17 billion and according to figures released attracting 15% of all Chinese FDI into Europe since 2002, the highest share for any European city, and one third of the UK total. There are now some 370 Chinese companies investing in the UK, including 160 from Hong Kong.
Analysts at Think London predict that the growth of Chinese investment will continue to accelerate at a rate matched only by the growth in Indian FDI. Indian FDI is already significant with 52 projects located in the UK in 2005 alone, second only to the US (289 projects).
Property valuation Process Brazil currently lags the other BRIC nations in terms of inward investment into the UK, however, in its latest report, UKTI states that it expects investment decisions from Brazil to be announced imminently.
Russian purchasers have been prominent in the UK residential market for a number of years, as have Indian buyers although the latter group has been less high profile given the long established presence of the Indian community. Chinese buyers have predominantly come via Hong Kong, although as regulatory control is increasingly liberalised we expect to see growth in direct investment from mainland China. Brazilian buyers are comparatively rare, however, if the pattern of other emerging economies is followed then once a stream of FDI is established, investment in property markets will follow.
When buying for their own use Indians prefer large, traditional single floor apartments. St John’s Wood has emerged over the last two years as an alternative to the traditional prime London addresses, offering spacious properties and private gardens which are sought after but rare in central London. Purchases in the top price sector are commonly made through offshore trusts or corporate entities.
The increase in FDI from the Asia-Pacific region is reflected in the growth in residential purchase activity in the UK. Between 2005 and 2006, buyers from the region increased their market share among overseas buyers in prime central London from 1.3% to 6.1%, of which around one third were Chinese. We anticipate that the pronounced increase in Chinese FDI in London will trigger strong buying growth in the prime residential market as executives on longer term contracts seek properties for owner occupation and domestic Chinese investors grow more comfortable and knowledgeable about investment opportunities.
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At present, Chinese investor activity is concentrated predominantly on the Asia-Pacific market and further afield North America especially in Canada. Chinese investment in foreign residential markets is forecast to increase as HNWIs look to export their capital to stable economies. In light of recent legislation introduced by the Chinese Central Government in May of last year aimed at cooling the rate of property price inflation in the major cities, the returns achieved in UK investments may look more attractive to Chinese investors.
The UK is the most popular investor destination outside of the Far East for Hong Kong buyers whose focus is typically on the apartment sector at prices between £300,000 to £600,000 depending on location. There is also some interest in prime locations such as Knightsbridge and Belgravia where budgets will typically range between £1 million and £2 million+.
The net effect is a global real estate downturn which is nowhere near as deep and disastrous as history would suggest it might have been. Supply has risen, vacancy rates have climbed and rents and some prices have been corrected downward. In general terms though, on an international scale, revisions to market indicators have been less dramatic than the downshift in economic growth and equity market performance.
The physical characteristics of property means that there will always be a disparity between construction and demand and this results in supply overhangs and pockets of building distress in selected markets. At present though, these are comparatively modest in historic terms and most real estate markets have proved far more resilient than might have been expected prior to 2000 when conditions were less challenging.
There will forever be pronounced differences at a local market level and exceptions which buck the trend. Overall though, economic conditions are progressively improving and corporate prosperity rising. This will foster a more positive environment for real estate demand over the next 12 months. Sector variations persist. The jobless nature of recovery in the service sector, off-shoring and latent supply held within sublease inventories do place a question mark over bounce-back in the office market.
property valuers Better symbiosis between the capital markets, economies and real estate sectors has emerged and this bodes well for more sustainable growth in the future.
The concept of a jobless recovery was unknown in earlier recessions because the economy began creating jobs again within a month after the end of each recession. Productivity and global outsourcing are the primary drivers behind the jobless recovery of the past two years. Companies are using technology to produce more goods and services using fewer workers. Companies also are moving existing jobs overseas to take advantage of lower wages or creating new jobs overseas to open up new business opportunities in emerging markets. A study by consultants Economy.com concludes that one-quarter of the 2.7 million jobs lost in the US during the past three years moved to India, China and other low-wage markets.