São Paulo has a Higher Occupancy Cost than New York.
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- Dominic Jacobs
- 6 years ago
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1 211 OFFICE SÃO PAULO OFFICE MARKET REPORT OFFICE RESEARCH REPORT CLASS A and A+ São Paulo has a Higher Occupancy Cost than New York. MARKET OVERVIEW The main highlight of 211 was the delivery of the 4,44 building - totally pre-leased, in region, which since 29 did not receive a class A or A+ building. During the last quarters, the São Paulo market experienced vacancy rates below 5% and average delay of 3 to 6 months in completion of the projects, a scenario that favored an increased pre-lease activity, one of the main sources of rising asked lease prices and of the lease values when there is renegotiation of lease contracts. The demand for corporate areas keeps on booming in São Paulo. However, the offer is vast in the region of. The last major development delivered - the I-Tower - provides excellent infrastructure, yet with prices 5% higher than the average of other high-standard buildings in the region. In the last five years, the market growth, areas availability and lower occupancy costs enabled companies with difficulties to realocation in the city of São Paulo to move to regions sucha as. The good moment of São Paulo s office market keeps the development activities heated, besides providing for the strengthening of demand for the CEPACs (Certificate of Additional Construction Potential) within the Urban Consortium Operations and Água Espraiada. In the Faria Lima region, the additional construction inventory represents half of all inventory foreseen for 214. VACANCY During this quarter, the São Paulo market remained with the lowest vacancy rate of the world (among the 172 cities in 56 countries monitored by Colliers International). RANKING OF THE 2 MARKETS WITH THE LOWEST VACANCY RATES (%) Position Market Vacancy Rate 1 São Paulo.5 2 Regina Geneva Santiago 3. 5 Lima São Paulo Montepelier Hong Kong Makati Zurich Rio de Janeiro Bogotá Vienna Seoul Beijing Saskatoon Melbourne Toronto Guelph Rome 6. The vacancy rate in the city of São Paulo fell for the eighth consecutive quarter, reaching.5% - the lowest rate recorded in São Paulo s corporate real estate market. In a period of 12 months, it dropped by 2.3%. The region presented a rate.6% lower than that of the previous quarter, resulting in 3.3% due to the non-occupation of the I-Tower building, which has 4,6 sq.m.
2 QUARTERLY VACANCY RATE (%) São Paulo City São Paulo + COMPARISON OF THE VACANCY RATE (%) VERSUS THE SAME PERIOD OF PREVIOUS YEAR COMPARISON OF THE VACANCY RATE (%) TO PREVIOUS QUARTER Drop of 2.3% in period of 12 months Marginal The vacancy rate varied to a greater extent in the region due to the occupation of some floors in the Park building, and in the region of because of some remaining floors leasing at the Castelo Branco Office Park - Torre Jacarandá. Vacancy 211 Vacancy 211 The 54,733 sq.m available are mainly located in the region, which detains 86% of that sum, followed by, P. 2 COLLIERS INTERNATIONAL
3 DISTRIBUTION OF AVAILABLE AREAS (%) BY REGION Approximately 65% of the annual absorption expected for 211 (214, sq.m) was reached by the end of the third quarter. The delivery of the Pátio Malzoni building, with a 6, sq.m pre-leased area, will help in achieving the estimated 77%. 6.4% 3.2% 1.6% 86.3%.4% 2% Available area (sq.m): 54,733 I Vacancy (%): 3.3 Thousand of sq.m 25, 2, 15, 1, 5, 78,99 3,976 53,567 51,173 (estimate) PRICES ABSORPTION In the third quarter, the net absorption was 3,976 sq.m and 7% of this area is concentrated in the region, with the completelly absorption of the 4.44 building. The average asking lease price for the third quarter of 211 was R$ 11.5 / sq.m. AVERAGE ASKING LEASE PRICE - 25/211 (R$/SQ.M/MONTH) Absorption with Absorption without 3,976 sq.m 27,643 sq.m The negative absorption in the region is justified by the small return for the Maximum and the Palladio buildings ABSORPTION BY REGION (IN THOUSANDS OF SQ.M) , 2, 1, -1, 21,77 4,81 3, Marginal Pinheiros 48 Roque Petroni -62 The 211 cumulative increase of asking prices was 1% (inflation-effect net price) and it is estimated that by December this cumulative growth should achieve 15%. This cenarium with the average asking prices for new developments achieves R$ 13/sq.m to R$ 17/sq.m, indicates that the annual increase in the coming years will exceed the average of the previous years. The regions of and remain with the highest asking lease prices. Its entire macro-region, which includes and Marginal Pinheiros (especially in areas near to the Cidade Jardim bridge), will show compatible prices. COLLIERS INTERNATIONAL P. 3
4 AVERAGE LEASE PRICE EVOLUTION IN 211 (R$/SQ.M/MONTH) OCCUPANCY COST In a global scale (as compared to other 172 cities in 56 countries), the São Paulo office market has the eighth highest occupancy cost per sq.m, so the average cost for installing a company is USD 74.3/sq.m/month for class A and A+ buildings. Operating expenses, comprised of the condominium and property tax (IPTU) costs, have grown on average 7.3% per year since 25, reaching in the third quarter of 211 an average value of R$ 21.7/sq.m/month OPERATING EXPENSES (R$/SQ.M/MONTH) CONDOMINIUM + IPTU The range of asking lease prices (minimum and maximum) by region remained stable when compared to the previous quarter. The highest asking lease price was recorded in the region, in the Plaza Iguatemi building, and the lowest price was found in the Panamérica Park complex, in the Marginal Pinheiros region ASKING LEASE PRICES MINIMUM AND MAXIMUM PER REGION (R$/SQ.M/MONTH) Other established markets around the world like Sydney in Australia, Milan, Italy, Vancouver, Canada, and Zurich, presents an occupancy cost lower than São Paulo. The numbers in the table below show that São Paulo has an occupancy cost per sq.m higher than that found in New York, which is the most important office market in the world. RANKING OF THE 2 HIGHEST OCCUPANCY COSTS IN THE WORLD Marginal Pinheiros AVERAGE ASKING LEASE PRICE (R$/SQ.M/MONTH) Marginal Pinheiros Roque Petroni average: Roque Petroni Position Market Price sq.m/ month in USD Price sq.m/ month in R$ 1 Hong Kong Paris Tokyo Rio de Janeiro London Singapore Perth São Paulo Geneva Sydney Brisbane Stockholm Milan Delhi New York Mumbai Bristol Melbourne Vancouver Zurich P. 4 COLLIERS INTERNATIONAL
5 NEW INVENTORY According to a survey made with some real estate developers, 939, sq.m will be delivered in São Paulo until 214. This number will places São Paulo in the 11 th position in the ranking of the cities which most built class A and A+ buildings in the world (considering 172 cities in 56 countries). This number could be even higher if some of the actual 588, sq.m under project became confirmed. Position Market Under Construction (sq.m) 1 Guangzhou 2,99,421 2 Ho Chi Minh City 2,697,162 3 Moscow 1,822,278 4 Riyadh 1,684,249 5 Mexico City 1,481,293 6 Tokyo 1,448,426 7 Shanghai 1,342,472 8 Cairo 1,312,883 9 Chennai 1,27,184 1 Chengdu 999,64 11 São Paulo 939, Abu Dhabi 754,21 13 Bangalore 752, Jeddah 618, Beijing 612,87 16 Delhi 6, Dubai 549,28 18 Mumbai 484, Kyiv 479,81 2 Frankfurt 47, will have the greatest amount of delivered square meters with possibility of extra footage in case of the 178, sq.m expected for the fourth quarter are delayed. ESTIMATED INVENTORY BY YEAR (SQ.M) Project ,2 178,44 TRENDS FOR THE NEXT 3 YEARS 325, ,32 588, 1, 2, 3, 4, 5, 6, Vacancy - an oscillation between 4% and 6% during the end of 211/212 and a drop in 213 are expected. Absorption - annual average of 25, sq.m, twice above the average absorption seen over the past three years. Prices - increases above inflation, especially in the Roque Petroni region which will present the majority of new corporate developments in the city. New Inventory The actual total expected until 214 sums 938, sq.m and may increase in case part of the 588, sq.m in project phasis is confirmed. In total, they represent 93% of the current upscale inventory in the whole city of São Paulo. EXPECTED SCENARIO UNTIL 213 2,8, 2,45, 12.% 14.% 12.% 2,1, 9.5% 1.% 1,75, 1,4, 1,5, 7, 4.9% 2.5% 6.9% 3.4% 5.2% 5.1% 3.4% 8.% 6.% 4.% 35, 2.% * 212* 213*.% A + e A Net Absorption (sq.m) A + e A Inventory (sq.m) A + e A Vacancy Rate (%) COLLIERS INTERNATIONAL P. 5
6 STATISTICS TABLE REGION NUMBER OF BUILDINGS INVENTORY PARKING SPACES/ SQ.M CURRENT VACANCY RATE (%) PREVIOUS VACANCY RATE (%) AVAILABILITY (SQ.M) ABSORPTION (SQ.M) AVERAGE LEASE PRICE (R$/sq.m/month) AVERAGE LEASE PRICE (US$/sq.m/month) 1 183,173 37,5 25.8% 27.6% 47,212 3,333 86, 48,9 4 74,498 4,7.%.% 8, 45, ,655 27,1 1.2% 4.% 1,765 4,81 9, 51,1 Chácara 8 73,832 31,6.% 1.2% , 36, ,6 34,5 1.5% 1.2% 3,522 21,77 175,5 99, ,728 3,5.6%.6% , 83, Marginal 2 38,445 35,9.%.2% , 65,3 1 97,777 36,9.2%.6% ,5 61,6 Roque Petroni 9 177,524 35,4.%.% 11, 62, ,461 27,5.6%.6% 1, , 64,2 Total 111 1,642,692 33,2 3.3% 3.9% 54,733 3,976 11,5 61,9 Looking for a Corporate Office space? Colliers has the best Tenant Representation Team to help you. Our specialists team has the knowledge and the tools to accelerate your property search in Brazil. // Specialists dedicated to commercial properties leasing // Contract Renegotiation and Market Studies // Comprehensive and constantly updated database // Selection of the best options market, according to each customer needs officeleasing@colliers.com.br P. 6 COLLIERS INTERNATIONAL
7 Colliers International 512 offices in 61 countries in 6 continents USA: 125 Canada: 38 Latin America: 18 US$ 1.5 billion in annual revenue More than 9 million sq.m under management More than 12,5 professionals CONTACTS IN BRAZIL REAL ESTATE VOCABULARY. Absorption: Amount of sq.m occupied in the previous period. Development category: Real estate properties are classified as A+, A, B and C. Stock / Inventory: Amount of usable constructed area in square meters. Vacancy Rate: Ratio between area available area and total area. Free Ceilings Height: Space between the finished flooring and the 1st structure ceiling interference. Build-to-Suit: Customized construction São Paulo R. Olimpíadas, 25-1 andar São Paulo SP TEL Rio de Janeiro Av. Almirante Barroso, Rio de Janeiro RJ TEL Recife Av.Gov. Agamenom Magalhães, Recife PE TEL COLLIERS INTERNATIONAL BRAZIL REAL ESTATE CONSULTANCY FOR INDUSTRIAL, OFFICE, RETAIL, LAND, RURAL, HOTELS, HOSPITALS AND EDUCATIONAL INSTITUTIONS Real Estate Investments Tenant and Landlord Representation - Leasing, Acquisition and Sale Advisory and Disposals for real estate assets and/or portfolios Build-to-Suit and Sale & Leaseback Operations Lease Administration and Property Management Real Estate Valuation for Leasing, Acquisition, Sale and Guarantee More Information: RESEARCH AND MARKET INTELLIGENCE research@colliers.com.br OFFICE - Landlord Representation office@colliers.com.br OFFICE - Tenant Representation officeleasing@colliers.com.br This document was prepared by Colliers International Brazil specifically for advertising and general information. All content could be change without previous notice. Any interested party should take their own investigations into the accuracy of the information. Colliers International excludes all inferred or implied by the terms, conditions and responsibilities of this document and excludes all liability for damages arising out of it. Prohibited total or partial reproduction. Market and Technical-Financial studies, Highest and Best use studies Advisory for Investment Funds and Private Investors Green Consulting for LEED certification Accelerating success. P. 7 COLLIERS INTERNATIONAL
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