BOSTON OFFICE MARKET REPORT

Transcription

1 BOSTON OFFICE MARKET REPORT SECOND QUARTER 2018

2 NO SIGNS OF SUMMER SLOWDOWN Greater Boston's market showed no signs of weakening during the second quarter by recording strong growth from numerous industry types. The market continued receiving inbound demand as well as converting organic growth into significant expansion. Most notably, Amazon's commitment to nearly 430,000 square feet at Parcel L4 in the Seaport reflects inbound demand while Wayfair's torrid expansion into roughly 395,000 SF in the Back Bay at 222 Berkeley and 500 Boylston Street exemplifies organic growth. The region's demographics and economy have remained solid which has supported and promoted Boston's recent expansion. Firmly rooted in education, technology and life sciences, Boston's diverse economic base has submitted strong job growth through increased recruitment and skilled labor retention from the area s leading universities and institutions. Looking forward, expect durable market conditions and a diversified economy to guide the region's commercial real estate market to a strong performance over the next several years. 3.5% MAY MASSACHUSETTS UNEMPLOYMENT 3.8% MAY NATIONAL UNEMPLOYMENT # $2.6B MA QUARTERLY VC FUNDING (Q1) 2 ND NATIONALLY IN QUARTERLY (Q1) VC FUNDING

3 MARKET TRENDS $64.00 CLASS A ASKING RATE VS. DIRECT VACANCY 16.0% $ % $ % GLOBAL DESTINATION World leader in medical innovation and technological advancement TOWER SALES RIPPLE EFFECT Will recent Class A Tower sales push rental rates even higher? TECHNOLOGY & INNOVATION HUB Fortune 500 leaders and 1,900 homegrown startups BUILD TO SUIT AND SPEC DEVELOPMENT Demand still out-pacing supply, tenants prefer new efficiencies COWORKING SPACE DISRUPTING MARKET Tenants like flexibility and shorter term commitments $55.00 $52.00 $49.00 $46.00 $43.00 $40.00 $49.00 $45.00 $41.00 $37.00 $ Average Asking Rate Direct Vacancy (%) 2017 YTD2018 CLASS B ASKING RATE VS. DIRECT VACANCY 10.0% 8.0% 6.0% 4.0% 2.0% 0.0% 16.0% 14.0% 12.0% 10.0% 8.0% TENANTS FAVOR CREATIVE OFFICE $29.00 $ % 4.0% Open layouts, contemporary and collaborative environments $21.00 $ YTD % 0.0% Average Asking Rate Direct Vacancy (%)

4 DIRECT VACANCY RATE BY SUBMARKET Midtown Fenway Financial District Back Bay South Station Seaport North Station Charlestown 0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0%

5 QUICK GLANCE MARKET STATS VACANCY 5.6% SUBLEASE 1.7% AVAILABILITY 11.7% ABSORPTION 982K sf CONSTRUCTION 1.8 MM sf ASKING RATE $56.83/sf Beacon Hill North Station $52.79/SF North End Back Bay $61.90/SF Midtown $46.78/SF Financial District $56.66/SF South End South Station $50.19/SF Seaport $59.86/SF

6 CLASS A OFFICE

7 While recent indications suggest that Boston may fall short on Amazon's HQ2 selection, Bostonians could look up in 36 months and Amazon will easily have over two million square feet of local office and R&D space. Most recently, the ecommerce titan has leased 430,000 square feet at Parcel L4 in the Seaport. The build-to-suit will span 17 floors and reportedly house up to 2,000 new workers including the team behind Amazon's widely popular Alexa business unit. Market rumors have indicated Amazon will also keep a close eye on Manulife's building at 601 Congress Street which will become fully available when the company relocates and consolidates into it's Back Bay campus. Similar to Manulife, Wayfair has also begun to spread its roots in the Back Bay and has gobbled up 395,000 square feet at 222 Berkeley and 500 Boylston where the Online retailer will expand its operations from Copley Plaza. Following last quarter's lease announcement with Draft Kings for 105,000 square feet, Oxford Properties will have made great strides towards stabilizing the 1.3 million square foot asset following Houghton Mifflin and Wells Fargo's relocations to the Financial District. Only months ago many experts were doubting the Back Bay's resiliency, however those doubts seem unfounded now with a 5.1% market vacancy rate and strong tenant activity. Burns & Levinson announced it will be vacating 125 Summer Street in favor of newly re-stacked space at 125 High Street. The law firms new offices will span 150,000 square feet. Joining them Downtown will be Spotify who has leased 74,000 square feet at One Center Plaza. The digital music service will consolidate multiple offices from across Boston's interior markets. The latest Cambridge tenant to join Boston's ranks will be BitSight when the cyber risk management company relocates from 125 Cambridge Park Drive to 111 Huntington Street in the Back Bay. North Station's dynamic renaissance, anchored by the Hub on Causeway, and supported by the surrounding brick & beam assets along Canal and Portland Streets have created significant "Uptown" buzz. With reported recent commitments from Oath (Verizon) and Epsilon it appears as though the Hub's office tower will imminently start rising from above the podium level. $ 5.7% DIRECT VACANCY # 1.6% SUBLEASE AVAILABILITY # 11.7% TOTAL AVAILABILITY # 991,050 SF 12-MONTH ABSORPTION # $61.98/SF AVERAGE ASKING RATE

8 CLASS A OFFICE NOTABLE QUARTERLY LEASES ADDRESS SUBMARKET TENANT SF Parcel L4 Seaport Amazon 430, Berkeley/500 Boylston Back Bay Wayfair 395, Fan Pier Boulevard Seaport Mass Mutual 300, High Street Financial District Burns Levinson 150, Boylston Street Back Bay WeWork 120,000 One Center Plaza Financial District Spotify 74, Boylston Street Back Bay Cooley 60, Huntington Avenue Back Bay BitSight 48, High Street Financial District Pepper Hamilton 42, Boylston Street Back Bay Slalom 30, Clarendon Street Back Bay Great Hill Partners 29, Federal Street Financial District iboss 22, Summer Street Financial District Industrious 21, Franklin Street Financial District Acadian Asset Management 16,000 AVERAGE ASKING RATE BY SUBMARKET AVERAGE DIRECT VACANCY BY SUBMARKET $ % $ % $ % $ % $ % $ % $ YTD % YTD2018 Financial District Seaport Back Bay

9 60 Canal Street RECENT INVESTMENT SALES CLASS A &B 28 State Street 177 Huntington 451 D Street 28 State Street $417,600,000 ($612/RSF) Buyer: Heitman 177 Huntington Avenue $137,500,000 ($665/RSF) Buyer: PNC 451 D Street $276,000,000 ($579/RSF) Buyer: Related Beal 60 Canal Street $22,000,000 ($477/RSF) Buyer: Normandy RE

10 CLASS B OFFICE

11 The Class B market has evolved over the past few years. No longer simply the low cost option, the market now caters to some of today's coolest and most influential business. Somewhat reactionary to the growing co-working market segment, many Class B landlords are implementing creative office initiatives through lobby and amenity enhancements as well as "plug and play" spec suites programs. The market has responded extremely favorably with very low vacancy rates and double digit rent growth over the past couple years. Activity was relatively sluggish across Downtown and North Station with the majority of transactions coming as renewals. PPL renewed their 24,700 square foot lease at 40 Broad Street while Starry expanded and extended its lease for 20,600 square feet at 38 Chauncy Street. In North Station, Maid Pro renewed its 13,900 square foot lease at 77 North Washington Street. During the second quarter, the Fort Point neighborhood remained very active. Seismic Software became the latest commitment to 25 Thompson Place after signing a 27,000 square foot lease. The penthouse addition atop 22 Boston Wharf Road is now fully leased after Akcea Therapeutics and Industrious each committed to the remaining 30,000 square foot suites. Meanwhile in the outer Seaport, at 88 Black Falcon, Delphi Automotive leased 23,000 square feet and became the latest technology and autonomous vehicle company to enter the local market. The investment sales market volume slowed down, however deals are achieving strong pricing which is expected to continue pushing rental rates. After selling the building in 2012 for approximately $115 million, Related Beal recently re-acquired 451 D Street in the Seaport for $276 million. Recent marketing collateral suggests the plan is convert the building to lab use and capitalize on surging lab rents and tenant demand. Following a similar business plan, Related Beal is currently divesting 27 DryDock Avenue which they purchased less than two years ago, proved out lab market rents and are now selling at a significant premium rumored to be around $900 per square foot. 5.5% DIRECT VACANCY 1.9% SUBLEASE AVAILABILITY $ 11.6% TOTAL AVAILABILITY (8,600) SF 12-MONTH ABSORPTION # $47.47/SF AVERAGE ASKING RATE

12 CLASS B OFFICE NOTABLE QUARTERLY LEASES ADDRESS SUBMARKET TENANT SF 22 Boston Wharf Seaport Akcea Therapeutics 30, Thomson Place Seaport Seismic Software 27, Broad Street Financial District PPL 24, Black Falcon Seaport Delphi Automotive 22, Chauncy Street Financial District Starry 20, North Washington North Station Maid Pro 13, Summer Street Financial District ThreatStack 13, State Street Financial District Boston Financial 12, Boylston Street Back Bay Industrious 12, State Street Financial District Pear Therapeutics 11, Chauncy Street Financial District Annikissam 9, South Street South Station Carbon Black 7, Friend Street North Station Brunner Cott 6,600 AVERAGE ASKING RATE BY SUBMARKET AVERAGE DIRECT VACANCY BY SUBMARKET $ % $50.00 $ % 12.0% $40.00 $ % $ % $ YTD % YTD2018 Financial District Seaport Back Bay

13 OFFICE & LAB DEVELOPMENT PARCEL E Seaport PIER 4 Seaport BULFINCH CROSSING North Station CONGRESS SQUARE Financial District 100 CAUSEWAY North Station 321 HARRISON AVE South End INNOVATION SQUARE Seaport 40 GUEST Brighton 380 STUART Back Bay BACK BAY STATION Back Bay PARCEL L4 Seaport 121 SEAPORT BLVD Seaport 1,775,000 SF UNDER CONSTRUCTION MAJOR OFFICE PROJECTS 8 UNDER CONSTRUCTION

14 OFFICE REPORT STATS

15 Office Total Inventory (SF) Direct Vacancy Sublease Availability Total Availability Quarterly Absorption (SF) 12 Month Absorption (SF) Average Asking Rate TOTAL A&B 71,285, % 1.7% 11.7% 251, ,450 $56.83 Back Bay 14,949, % 1.8% 10.0% 52, ,250 $61.90 Charlestown 2,719, % 0.6% 4.6% 34,300 70,200 $42.95 Fenway 1,746, % 0.0% 6.8% (41,700) (42,250) $54.18 Financial District 35,439, % 1.8% 13.4% 163, ,750 $56.66 Midtown 1,961, % 0.0% 12.3% (1,250) 57,950 $46.78 North Station 3,312, % 2.6% 12.1% (2,700) 24,350 $52.79 Seaport 8,274, % 2.2% 11.0% 31, ,350 $59.86 South Station 2,882, % 0.9% 7.8% 14,550 (34,200) $50.19 CLASS A 46,005, % 1.6% 11.7% 228, ,050 $61.98 Back Bay 11,038, % 1.9% 10.6% 52, ,350 $66.30 Charlestown 903, % 0.0% 4.0% 10,950 32,550 $43.27 Fenway 1,117, % 0.0% 10.7% (41,700) (48,750) $60.00 Financial District 25,558, % 1.8% 13.7% 219, ,600 $60.77 Midtown 1,176, % 0.0% 16.7% ,900 $50.83 North Station 1,407, % 4.8% 19.1% (16,750) (11,950) $59.17 Seaport 3,448, % 0.0% 1.0% (6,850) 18,450 $70.06 South Station 1,354, % 0.9% 3.7% 10,750 8,850 $55.75 CLASS B 25,280, % 1.9% 11.6% 23,250 (8,650) $47.47 Back Bay 3,910, % 1.5% 8.2% --- (21,100) $49.48 Charlestown 1,815, % 0.9% 4.9% 23,350 37,600 $42.79 Fenway 628, % 0.0% 7.9% --- 6,500 $43.83 Financial District 9,880, % 1.9% 12.7% (55,500) (183,850) $46.03 Midtown 785, % 0.0% 5.8% (1,250) 15,050 $40.70 North Station 1,905, % 1.0% 6.9% 14,050 36,300 $48.08 Seaport 4,826, % 3.7% 18.2% 38, ,900 $52.57 South Station 1,527, % 0.8% 11.4% 3,800 (43,050) $45.25

16 ETHAN ROBERT Director of Research MARY PATALITA Associate Lincoln Property Company 53 State Street, 8th Floor, Boston, MA LPCBoston.com Lincoln Property Company s Boston Office Report is produced by the Boston Office s research team in collaboration with our Boston Brokerage Group. If you have any questions regarding market conditions and the information found in this report, please contact Ethan Robert.