Overview of the London Commercial Property Market – 3rd Quarter 2016

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London Office Space Market

Q2 2016 ended on a note of uncertainty due to the unexpected result of the Brexit vote. Researchers suggest that the vote had a direct effect on the activity levels of the London office market, although the effects were far from dramatic given that most of the transactions in the local market consisted of pre-lets deals that had been completed before the referendum. On the whole, the third quarter of 2016 has been characterised by the ongoing decrease in the availability of Grade A space. Citywide, vacancy rates are considerably lower than the decade’s average at just over 4 per cent. The only office sub-markets where availability levels are above 5 per cent are Clerkenwell, Holborn, and St James. By the end of the year, it is expected that approximately 4.6 million square feet will be delivered across London, which may bring a temporary relief to the tight supply-demand ratio (1).

Following the Brexit vote most investors have taken a cautious approach, as they have decided to put decisions on hold to evaluate how current market conditions will play out in the short and medium term. As a result, there have been no changes in yields when compared to the previous quarter, staying at around 4 per cent citywide and 3.25 per cent in the West End (2). However, some have suggested that further investments may be hindered in the near future based on the evolution of UK-EU relations, as it may become harder for investors to borrow funds and obtain credit and this could lead to a drop in overall investment volume (3).

During Q3, prime office rents have remained mostly unchanged in the majority of office sub-markets, averaging £70 / square foot in the City and £125 / sq ft in the West End. The priciest rental values could be found in Mayfair, St James, Marylebone, Knightsbridge, whereas the lowest apply to properties in the Docklands, Chiswick, Aldgate, and Shoreditch. On the whole, rental growth is expected to flatten until the end of the year, although demand may tighten up in areas like Fitzrovia, Soho, Noho, and the City, where total occupational costs are likely to reach £114 / square foot by 2018. In fact, the only sub-markets where total occupational costs may remain below the £100 / sq ft mark are Aldgate and Canary Wharf. The biggest rental value fluctuations on a year-on-year basis apply to office properties in Canary Wharf, the Eastern City Fringe, Hammersmith, and King’s Cross (4).

The most notable deals within the office market involved properties in Canada Square, Cannon Street, Holborn, King’s Cross, and Victoria. Take-up volume was at its highest in the City, with 43 per cent of the total, followed by the West End (27 per cent), Docklands (12 per cent), Midtown (11 per cent), and to a lesser extent, in Southbank and Hammersmith (5).

London Retail Market

According to some market analysts, the depreciation of sterling with respect to the euro and other foreign currencies has been somehow beneficial to the retail sector in London, and especially in central London due to the area’s traditionally high tourist footfall levels. During the third quarter of the year, there has been a surge in expenditure in shops, restaurants, and hotels, partly due to the onset of the summer season (6). West End retailers have been largely unaffected by the Brexit vote, as more than 60 per cent of all shoppers in this area are international visitors, although it is still unclear how domestic consumer confidence will be affected in 2017 and beyond (7).

During the month of August, prime retail rent records were broken following the deal signed by Spanish retailer Desigual for a property in Oxford Street. This transaction’s value reached £1.5 million (or £700 / sq ft / year), a figure that is significantly higher than the area’s average at £575 / sq ft / year (8). Luxury retail locations within Central London remain attractive to foreign investors. The most important retail deal of this quarter involved the sale of a 50,000 square feet building in New Bond Street for nearly £200 million (9).

Investment yields for retail properties remain stable, ranging between 4 and 5 per cent for prime retail and shopping centre properties (10).

Industrial Market

Throughout Q3, the industrial property sub-market within the Inner M25 continued to perform strongly, mainly due to robust demand and limited supply of standard industrial properties and distribution warehouses. The main industrial property hotspots are near Heathrow and in parts of Greater London like Croydon, where multi-let and big box units continue to be in high demand thanks to the strong performance of the e-commerce sector. Average prime rents for industrial properties in industrial parks near Heathrow reached £14 / square foot / year, which represents an increase of nearly 8 per cent over last year’s figures. In Croydon, rental rates for standard industrial properties average £11 / square foot / year, and in the rest of Greater London prices remain stable or have only experienced modest increases.

Market analysts predict that in the short term, rising investment returns are likely to turn the industrial sector into the best performing of all sub-markets. According to the forecast, yields for industrial properties within the M25 may exceed 7 per cent by 2020, as many of them are already returning yields of nearly 6 per cent. It is also expected that sterling devaluation will result in the growth of export manufacturing activities, which in turn will have a direct impact on the local industrial property market (11).

Sources:

(1) http://www.cbre.co.uk/uk-en/research

(2) http://www.cushmanwakefield.co.uk/en-gb/research-and-insight/uk/united-kingdom-office-snapshot/

(3) http://www.savills.co.uk/research_articles/173552/205429-0

(4) http://www.colliers.com/-/media/files/emea/uk/research/offices/201605_londontechmarketmonitor.pdf?la=en-GB

(5) http://www.cluttons.com/sites/default/files/documents/london-office-market-bulletin-summer-2016.pdf

(6) https://www.theguardian.com/business/2016/sep/23/spending-by-visitors-to-uk-tourism-rose-2-per-cent-in-july

(7) http://pdf.euro.savills.co.uk/uk/commercial-retail-uk/the-impact-on-the-uk-retail-market-21-july-2016.pdf

(8) http://www.independent.co.uk/news/business/news/oxford-street-shop-rents-shattered-by-record-deal-with-spanish-retailer-2058627.html

(9) http://www.propertyweek.com/news/oxford-properties-and-richemont-buy-new-bond-street-property-for-%C2%A3198m/5085320.article

(10) https://kfcontent.blob.core.windows.net/research/103/documents/en/q3-2016-4074.pdf

(11) http://www.colliers.com/-/media/files/emea/uk/research/research%20and%20forecasting/201609_reifq3.pdf?la=en-GB

Do Motivational Posters actually help increase Productivity in the Workplace?

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You might find motivational posters in offices, cubicles and workplace walls. From quirky to dramatic, these posters are meant to inspire employees and encourage them to be more productive. Motivational posters also do more than just inspire. Their ultimate goal is to make employees feel interested in completing projects or achieving goals and objectives, thereby boosting productivity. That is the theory at least. But do they actually work?

Often, posters that work best are ones with interesting and thought-provoking designs. Posters that relate to your business are also typically more effective than generic ones. If you do want to have motivation posters in your workplace, you might want to ask employees to design their own as a team building exercise. Alternatively, you can ask a professional designer to create posters that align with your company’s values and branding.

In many cases, motivational posters don’t increase productivity. Dean Burnett, a neuroscientist and author, notes that it really isn’t possible to know where and when these types of posters are effective. Burnett argues that the most motivated employees are the ones that feel independent and autonomous. Plastering an office with overbearing posters that supposedly inspire with motivational quotes and stirring photographs may have the opposite effect. It might make employees feel like they are being micromanaged or pestered about being more productive.

Research into how workplace posters have impacted productivity and success has been lacking, but there is some evidence the supports the argument that motivational posters may not always work. A study undertaken by Maastricht University in the Netherlands found that some motivational posters don’t resonate with audiences that are unable to relate to what is being communicated. Specifically, tales about athletes who are ready to give up but find the inner strength to succeed might inspire other exhausted athletes but have the opposite effect on those of us that aren’t athletic or people who haven’t exerted themselves in the same way or less athletic. Continue reading “Do Motivational Posters actually help increase Productivity in the Workplace?” →

Overview of the London Commercial Property Market – 2nd Quarter 2016

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The London commercial property market started the year with moderate rental growth levels and a slight decrease in investment levels. As expected, the second quarter of the year has been marked by the results of the EU referendum vote, which has had a direct effect over the property market creating a rather volatile situation in most property sub-markets, but especially in those with high levels of foreign activity, such as London.

Although there seems to be no agreement on the long-term effect of the uncertainty caused by the referendum results, most analysts agree that a weaker pound may attract foreign investors who want to add to their portfolio by acquiring commercial properties in London while the exchange rates are favourable. See below for a detailed report on the latest trends affecting the London commercial property market during the past 3 months.

Office Market

During the second quarter of 2016, monthly office take up rates were just under 1 million square feet, below the past decade’s historical average (1.1 million). May was the best month for the office market, with over 900,000 square feet of office space taken up. There were virtually no changes in availability rates, and according to researchers at CBRE, 12.9 million square feet are currently available in the British capital.

Post-EU referendum uncertainty has affected the office market, as a number of prospective investors have put enquiries on hold, while others who already own office properties in London are debating whether they will move their operations elsewhere. Rental value growth has been directly affected by these events, as growth rates have dropped to their lowest index of the past 3 years in areas like Midtown and the West End. Continue reading “Overview of the London Commercial Property Market – 2nd Quarter 2016” →

Advice for Growing Businesses – Expanding Office Space Requirements

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A growing business presents both challenges and rewards. While as a business owner you are proud to see your enterprise grow, that success presents challenges of its own. A growing business needs more room for employees, storage and other space. An office needs to be able to work for you and meet your business needs. When you are hiring more staff or need more room as your operations expand, here are a few tips to help you as you outgrow your space.

Home to Offices: Making the Transition

Many small businesses start in a home office, especially if you are an owner-operator or sole trader without employees. While you have the option of signing up to a virtual office or using hot desks and other temporary office solutions, there reaches a point where you might not be taken seriously without a dedicated office space to meet with clients, customers and others.

As businesses grow, commercial premises become a necessity of doing business. There are also practical benefits of having your own office space. You can have your own address for commercial purposes, as well as dedicated phone and IT systems. You also benefit from meeting space and accommodation for your employees.

When to Make the Move

Whether you are moving from your home office or smaller business accommodation, there are a number of reasons why you might opt to upgrade your office space. Obvious signs that you should move include noticing that you are running out of space to provide services, produce your goods, or accommodate your staff, customers and clients. You might also recognise the need for better facilities, such as improved IT systems or enhanced meeting spaces. Generally, the main reasons for making a move are the lack of space to do business or you are hiring more people. Continue reading “Advice for Growing Businesses – Expanding Office Space Requirements” →

Social Media and the Workplace

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Social media platforms are being used by an increasing number of the population. A recent study has shown that nearly 60 per cent of the UK’s population has at least one active social account, and the average Internet user in the UK spends 2 hours a day on social media platforms. These figures show that social networks are increasingly becoming an integral part of our personal and professional lives, and this has caused concern among many employers. The use of social media in the workplace is usually frowned upon because of the generalised belief that it can damage a company’s reputation and decrease productivity. But exactly how much truth is there to that belief?

Social Media in the Workplace: Myths and Facts

A Microsoft study published in 2013 revealed that contrary to what most managers believe, the use of social media at work can actually increase productivity. The 2-year study pointed out that in the not-so-distant past, many managers believed that the use of e-mail at work was also a distraction and a drag on productivity, but as time went by companies have come to rely on this form of digital communication as an integral part of their business routine. Could the same happen with social media? According to the study, it is already happening. One of the key findings had to do with how employees use social media. While management assumed that they were using it for personal reasons, the study found that nearly half of all employees surveyed were in fact using social media as a teamwork and collaboration tool.

Another Microsoft survey studied the behaviour of nearly 10,000 employees in 32 countries and found that 50 per cent were using social media to share and review work-related documents, 47 per cent to communicate with clients, and 31 per cent were doing so to promote work-related initiatives and programmes. Overall, more than 50 per cent of employees aged between 18 and 44 claimed that using social media had helped them become more productive. It’s interesting to note that productivity increases were highly dependent on industry sector, with media, publishing, hospitality, and IT being the most likely to benefit, and government, financial services, and retail the least likely. Continue reading “Social Media and the Workplace” →

Overview of London’s Commercial Property Market – 1st Quarter 2016

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During the past two years, the London commercial property market has performed strongly, ending on a high note in December 2015. However, and as expert analysts predicted, 2016 is set to bring about some qualitative changes into the capital’s commercial property market. Below you will find a detailed overview of how the market has fared during the first quarter of the year.

London Commercial Property Market Q1 2016: An Overview

Moderate rental growth has been the key theme emerging from the commercial real estate activity that has taken pace in London over the past quarter. Rents have remained relatively flat across all sub-markets (but especially so in the office sector) despite the rising interest rates. Investment activity also slowed down during Q1, and on this front average returns on commercial property were in the region of 7.5 per cent, slightly lower than 12 months ago. The slowdown has been evident in capital growth rates too, which averaged 2.9 per cent for central London offices, 4.1 per cent for retail properties, and 1.6 per cent for industrial space.

Another important theme that has emerged during the first quarter of this year relates to the impact that the so-called Brexit could have on a market where a large percentage of transactions are backed up by foreign investors. The vast majority of commercial property experts agree that commercial property prices would drop substantially should the UK leave the European Union. Britain’s exit could also result in a dramatic decline in the amount of foreign capital pouring into the London market. In fact, some market analysts affirm that European investors are already putting large-scale property purchases on hold – and may continue to do so until the vote takes place in June. Nevertheless, and until then, enquiries and demand for London properties should remain relatively strong, especially when compared to regional markets. Continue reading “Overview of London’s Commercial Property Market – 1st Quarter 2016” →

What does the 2016 Budget mean for London businesses?

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Over the past few days, the details and potential impact of the 2016 Budget have been one of the most discussed topics throughout the United Kingdom in general and among London-based businesses in particular. The British capital has always been considered the country’s main economic engine and a hub for entrepreneurship and innovation, and many predicted that the Budget would focus on solidifying the city’s prominent position in this respect, fostering a culture of investment and enterprise.

Continue reading “What does the 2016 Budget mean for London businesses?” →

Top London Tech Conferences for 2016

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Conferences attract the best minds in tech, as well as the latest and most innovative products. They are opportunities to showcase the latest gadgets, concepts and services in the technology sector. Conferences in London also provide an opportunity to network and connect with others in the sector, resulting in new leads and partnerships. Here is a list of some of the most influential and significant tech conferences being held in the UK’s capital during 2016.

Bett Show 2016

Bett 2016 is a free event at Excel London that showcases the latest technology in the education sector. Held from January 20 to 23, the conference and tradeshow provides educators and others with an opportunity to learn about the latest technology tools that can add new layers to the classroom and learning in general. It is an opportunity to try the latest technology and hear from experts in the industry. The event also provides educators to meet with peers from around the world to discuss how technology is and will transform the way we teach and learn.

Website: www.bettshow.com
Twitter: twitter.com/Bett_show

SkyTech 2016

With drones becoming more and more popular for personal use, they are also becoming important tools for businesses to deliver improved services. On January 27 and 28 at the Business Design Centre, SkyTech will help advance the unmanned aerial vehicles (UAV) commercial industry in Europe with a two-day business-to-business conference and exhibition. In its second year, the event includes national and international speakers, workshops, product launches and marketing opportunities for the UAV community.

Website: www.skytechevent.com
Twitter: twitter.com/skytechevent

Finovate Europe

Dedicated to effective uses of mobile technology, Finovate Europe is being organised on February 9 and 10 at Old Billingsgate. The conference looks at mobile tech in both private and public sectors, providing a forum to explore the future of banking and finance technology (‘fintech’) in Europe. Covering a broad range of financial technology issues, the agenda includes demo sessions and networking opportunities. FinovateEurope attracts start-up and established companies as well as financial institutions with new fintech innovations. With a selection process focused on novelty and potential, participants will be treated to a diverse and innovative conference. Continue reading “Top London Tech Conferences for 2016” →

The Business Benefits and Economic Boost : Crossrail Eastern Section

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Crossrail will provide a broad range of economic benefits to London, as well as other areas of the South-East of England and across the United Kingdom. The estimated benefit of project to theeconomy will be at least £42 billion, according to Crossrail. The new transport corridor will also spur new business development, employment opportunities, and improved commuting times.

The Eastern section of Crossrail will stretch from Stratford in East London to Shenfield in Essex. As part of the project, a number of rail stations will see improvements to provide better transport gateways. Improvements to stations will also help promote development and regeneration in the neighbouring area, particularly within a kilometre of the station. Improvements along the 25-kilometre, 15.5-mile route are planned for Brentwood, Chadwell Heath, Forest Gate, Gidea Park, Goodmayes, Harold Wood, Ilford, Romford, and Shenfield stations. Other stations along the eastern section of the Crossrail route include Manor Park, Maryland, and Seven Kings. Continue reading “The Business Benefits and Economic Boost : Crossrail Eastern Section” →

The London Commercial Property Market: An Overview of 2015

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4th Quarter – Commercial Property Market in London

As 2015 comes to an end, it’s time to sum up the key trends that have characterised the commercial property market in London over the past 12 months. The latest RICS UK Commercial Market Survey highlighted the growing demand experienced across all commercial property sectors, and in particular with regards to office and industrial properties. As expected, increased demand has resulted in higher prime rental values across all sectors. These averaged a 9.4 per cent increase in office rental prices, 7 per cent for retail stock, and just below 4 per cent for industrial properties (1).

The retail market benefited from exceptional levels of consumer confidence, which are at their highest since the late 90s. Annual change rates for retail rents in the West End averaged 14 per cent, whereas in the City they stayed at 4 per cent (2). Citywide, rental growth averaged 13.2 per cent. Vacancy rates dropped to 3 per cent, a figure that stands in stark contrast with this year’s national average at 14 per cent. Another key trend this year had to do with the performance of the industrial market, which experienced a boost as the e-commerce sector solidified its presence (3).

Office Market – Q4 2015

During the last quarter of 2015, the London office market has continued to display robust activity levels. At the beginning of Q4, year-to-date take up levels amounted to 9.7 million square feet, a figure that represents a 3 per cent increase over last year’s values. Most transactions involved firms involved in sectors like professional services, media and technology, and banking.

According to research data published by BNP Paribas, during November and December the main trends affecting the London office market were above-average leasing activity and a surge in investment levels. Vacancy rates dropped to 4.28 per cent in November, although this figure is likely to increase with the delivery of more than 7 million square feet of Grade A space over the course of 2016. Year-to-date take up rates reached 12.40 million square feet in early December (4). Continue reading “The London Commercial Property Market: An Overview of 2015” →