March 22, 2016

A growing need to create an office that attracts rather than repels staff ⁰

by Darren Bilsborough • Comment, Property, Workplace, Workplace design

So where do you start when identifying the attributes that make an office an ‘attractor’ for staff? There are numerous articles extolling the virtues of everything from pool tables, to hammocks, creative “playgrounds” and all manner of enticing and unique workplace design considerations. However, I believe that there are more intangible and subjective issues at stake such as building aesthetics, prestige and values alignment. Very few businesses benefit from working in low-key, nondescript locations. The only likely motivation for occupying such a space would be cost-driven. Likewise, nobody wants to work in a building that is run-down, outdated and clearly past its best-by date. It is preferable for most office workers to work in a building that is new, interesting, prestigious or an acknowledged landmark. It becomes something they can be proud of and would be happy to share with family, friends and colleagues.

March 18, 2016

Increase in commercial office take up across Europe expected to continue ⁰

by Sara Bean • Facilities management, News, Property

The commercial property occupier markets across Europe recorded healthy improvements in activity during 2015, with the total take-up in the major office markets rising by 10 percent, according to Knight Frank’s latest European Quarterly Report. Although there was a drop in take-up in Europe’s two largest markets, London and Paris, this was made up by the strong performance of German, Iberian and Central and Eastern Europe markets. Commercial property rents rose by around 3.5 percent over the course of 2015, largely due to growth in markets such as Dublin, London, Madrid and Stockholm. Rental growth is expected to spread to a wider range of cities in 2016 with Paris, for example, expected to see prime office rents rise following more than two years of stability. A total of €64.5 billion was invested in European commercial property in Q4 2015, taking volumes for the full year to €238.5 billion. This represents a 25 percent increase on 2014.

March 16, 2016

Hong Kong, London and Beijing most expensive cities for office space ⁰

by Sara Bean • Cities, Facilities management, News, Property

Hong Kong is the world’s most expensive office location, followed by London, Beijing and New York.This is according to JLL’s Premium Office Rent Tracker, which compares like-for-like occupation costs across 24 cities around the world. This ranks Established World Cities such as New York and London, Emerging World Cities like Shanghai, Dubai and Mumbai, and New World Cities such as San Francisco, Boston and Toronto. The latest research shows that six of the top ten most expensive cities for office rentals are in Asia; with Hong Kong the world’s costliest office rental market on a net basis as well as including added costs such as service charges and property tax. The tracker found continued demand prime office space, despite a rise in economic uncertainty; while across the global cities, the technology, media and telecommunications sectors are moving into premium office space – previously dominated by the finance and professional services sector.

March 12, 2016

Office redesign a priority + Menstrual leave debate + Nine workplace trends ⁰

by Sara Bean • Facilities management, Flexible working, Property, Workplace, Workplace design

In this week’s Insight Newsletter; Mark Eltringham weighs in on the flexible working/menstrual leave debate; Tricia McCall looks at the way the latest workplace designs are influencing the classroom. We learn about the nine workplace trends that managers should address; that staff believe that 91 percent of firms won’t be competitive by 2020 and that a majority of managers see redesigning their organisation as their most important priority. In news – the Government fails to deliver on technology; London occupiers will pay just for a view; and the CIPD warns that not enough organisations are taking action to address the causes of gender inequality. Download our latest Insight Briefing, produced in partnership with Connection, on how the boundless office can be freed from the shackles of time and place and access the latest issue of Work&Place. Visit our new events page, follow us on Twitter and join our LinkedIn Group to discuss these and other stories.

March 10, 2016

Rents stabilise in London, but occupiers will pay premiums for views ⁰

by Sara Bean • Facilities management, News, Property

Demand for office space across prime Central London remains strong, with 3.4m sq ft of lettings recorded in Q4 2015, according to the latest Office Market Bulletin from Cluttons. However, even with continued high demand, prime rents have started to flatten, with rent rises seen in only six of 18 submarkets. While Canary Wharf witnessed a rental hike of 5.6 percent during Q4, underpinned by occupiers who are willing to move further away from the core, particularly for large floorplates, to areas perceived to offer good value; in contrast, the City Core, which already has a high amount of good quality space, appears to be struggling to absorb the large increase of supply coming through, causing rents to stabilise. And towards the end of 2015 further developments within the City were announced which, if completed, could lead to a supply glut. Across the markets though, the top floors in the best schemes are attracting an increasing rent premium of 5-10 percent.

March 9, 2016

Corporate real estate strategy shifts focus from cost to people ⁰

by Sara Bean • Facilities management, Flexible working, News, Property, Workplace, Workplace design

A new survey of corporate executives indicates a major shift in how companies make real estate decisions today, with more than half (50 percent) saying that talent is more important than cost (31 percent) as their foremost consideration. As a result, executives view the workplace as primarily a recruitment and retention tool that offers attributes such as a flexible workplace, high quality amenities and interiors. But while the people and workplace experience dominate the corporate real estate agenda, according to CBRE’s Americas Occupier Survey – escalating costs are a major concern. Of survey respondents, 85 percent cite space efficiency and restructuring as a top strategy for reducing occupancy costs. These two issues are driving real estate conversations; with the result that workplace strategy is increasingly being viewed as both a critical employee attraction and retention strategy (57 percent), and as a means to control costs.

March 4, 2016

World cities are victims of own success as high costs price out businesses ⁰

by Sara Bean • Facilities management, News, Property, Technology, Workplace

The two highest ranking global cities in the world, London and New York (as measured in the A.T. Kearney Global Cities Index), are also the most expensive for businesses and workers to occupy. According to Savills latest Live/Work Index, which measures the combined cost of residential and office rental per person per year across leading world class cities, the cost of accommodating an employee in London (US$112,800) is more than double that of Sydney, ($49,500). The average total cost of accommodation per worker, per year in the 20 cities that were measured is US$56,855, in a list that includes established world cities and some dynamic up and coming rivals, dubbed “upstarts” by Savills. The rise of the digital economy has pushed these smaller cities, such as Berlin (population 4.3 million) and Dublin (1.7 million) into the realm of world class city status; with San Francisco seeing the greatest price rise over 2015, up by 13 percent, compared to a 9 percent fall in Moscow and Rio de Janeiro.

March 1, 2016

Rents and refurbishment activity rise, as office shortage hits UK cities ⁰

by Sara Bean • Cities, Facilities management, News, Property

Last week we reported that the shortage of office space in London was driving up demand within the UK’s regional office markets. Now a new report claims there is under a year’s supply of Grade A space available in the regions which will result in rental inflation. Bristol and Cardiff are predicted to see largest rises at 12 percent and 9 percent respectively. According to Savills’ Regional Office Market Review & Outlook report, average take-up across the UK is currently at 4.6 million sq ft, and availability down 18 percent on 2007 levels. Although speculative development has risen by 129 percent over the last year to approximately 3.5 million sq ft, with 28 percent pre-let it is expected that this will largely be absorbed in first two quarters of 2016. This lack of available space has driven demand for value-add office opportunities to help plug the gap, with January 2016 marking the forty-first consecutive month of refurbishment activity.

February 26, 2016

War for talent and dwindling supply in London boosts regional office market ⁰

by Sara Bean • Facilities management, News, Property, Workplace

London office supply is at an all-time low according to JLL’s latest research, with around 18 million sq ft of offices required, but less than 7 million sq ft under construction. This is one of the reasons why 2015 saw a surge in pre-leasing activity across the Big 6 regional office markets, comprising Birmingham, Bristol, Leeds, Manchester, Glasgow and Edinburgh, with 850,000 sq ft let across 17 transactions compared with 15 over the five years from 2010-14. The survey shows that rental growth and refurbishment are key themes with refurbishment schemes totalling 800,000 sq ft will be delivered in 2016, with a further 10 new schemes totalling one million sq ft due to start. Greater convergence between HR and real estate also means the war for talent is a factor influencing occupier decision making. CEOs continue to cite a shortage of skills as a concern, as many Gen Z students are expected to leave their first job within a few years.

February 24, 2016

London’s top law firms embrace open plan design to offset rent rises ⁰

by Sara Bean • Facilities management, News, Property, Workplace design

London’s largest law firms are reducing their office space and radically rethinking their property strategies as a way of dealing with the endlessly rising rents in the districts in which they prefer to base themselves. According to research from CBRE the one hundred legal firms that occupy the largest amount of square footage in the Capital experienced rent rises of 7 percent in 2015 to an average of £43 per sq ft. Many of the CBRE Legal 100 firms, 95 of which are now located in the City, have been responding to rising costs by taking less space and occupying more efficiently, and a significant number are shifting to open plan working. Last year, there were 63 relocations, 19 percent more than the previous year, pushing office take-up in the legal sector to 12 percent above the 10 year average. Yet while the CBRE Legal 100 firms are downsizing their footprint in London, international firms are in expansion mode.

February 23, 2016

High demand in Dubai office market continues to sustain rents ⁰

by Sara Bean • Facilities management, News, Property

Office rents in Dubai’s main markets have remained strong as a result of continued high demand from both international and domestic occupiers, reports Cluttons, but despite a sustained demand, occupiers remain cost conscious and budget driven in the face of a softening global economic backdrop. Landlords, by contrast appear to be slow to react to a cooling market, with many reluctant to move on asking prices and others demonstrating a lack of flexibility for lease terms at renewal. The emerging gulf between market reality and landlords’ expectations is a concern, says Faisal Durrani, Cluttons’ head of research, “particularly for a market that is now starting to show signs of maturity.” The analysis of the performance of 22 submarkets across the city in the first quarter of the year reveals that 13 submarkets witnessed no change in starting rents in 2015, seven experienced notable increases and the remaining two lower limit rents decreased over the 12 months of 2015.

February 22, 2016

Commercial property costs organisations more than commonly supposed ⁰

by Sara Bean • Facilities management, News, Property

The British Council for Office (BCO) has released a new report which questions the commercial property industry’s commonly ‘accepted wisdom’ that if you break down overall business operation costs, 80 percent of the total goes on salaries and 10 percent on property, with other expenses making up the rest. The BCO’s analysis has found that a more realistic split is 55 percent (salaries), 15 percent (property) and 30 percent (other business costs). So while salaries continue to dominate overall costs, property and non-property business costs play a greater role than the commonly received idea. The BCO believes this clearer understanding of how much property represents of overall business costs will now change, influence and underpin business decisions. This new analysis may also have an impact on rental forecast and could also affect the impact of changing business rates – affecting what organisations may be able to afford.