Survey Prime Benchmark 1 July 2017
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1 Savills World Research Asia Pacifi c Survey Prime Benchmark 1 July 2017 savills.com.hk/research
2 SURVEY PRIME BENCHMARK An introduction to Savills Savills is a leading global real estate service provider listed on the London Stock Exchange. The company, established in 1855, has a rich heritage with unrivalled growth. The company now has over 700 offices and associates throughout the Americas, Europe, Asia Pacific, Africa and the Middle East. In Asia Pacific, Savills has 66 regional offices comprising over 25,000 staff. Asia Pacific markets include Australia, China, Hong Kong, India, Indonesia, Japan, Korea, Macau, Malaysia, Myanmar, New Zealand, Taiwan, Thailand, Singapore and Viet Nam, with associate offices in Cambodia and the Philippines. Savills provides a comprehensive range of advisory and professional property services to developers, owners, tenants and investors. These include consultancy services, facilities management, space planning, corporate real estate services, property management, leasing, valuation and sales in all key segments of commercial, residential, industrial, retail, investment and hotel property. A unique combination of sector knowledge and entrepreneurial flair gives clients access to real estate expertise of the highest calibre. We are regarded as an innovativethinking organisation supported by excellent negotiating skills. Savills chooses to focus on a defined set of clients, offering a premium service to organisations and individuals with whom we share a common goal. Savills is synonymous with a highquality service offering and a premium brand, taking a long-term view of real estate and investing in strategic relationships. savills asia pacific services Asset Management Facilities Management Hotels Industrial Services International Residential Investment & Sales Occupier Services Office Services Project Management Property Management Research & Consultancy Residential Services Retail Services Serviced Apartment Services Valuation & Professional Services Assumptions: 1) 1 sq m = sq ft/ ping/ tsubo 2) As of 30 June 2017, USD/RMB = ; USD/HKD = ; USD/NTD = ; USD/JPY = ; USD/KRW = 1,139.6; USD/SGD = ; USD/MYR = ; USD/VND = 22,800; USD/AUD = ; USD/PHP = ; USD/IDR = 13,319 This report has been prepared to provide a benchmark of occupancy costs of selective prime properties in various cities in Asia, inclusive of rents, management fees and government taxes/rates. Except for the hotel sector, all the costs are quoted on a net floor area basis per month, which is defined as the floor area exclusively allocated to a unit, excluding common areas. As only a small basket of 5 to 10 prime buildings are monitored in each sector, the rental data and occupancy costs reported in this publication might be higher than the average market figures being reported elsewhere. Given varying local market practices, necessary assumptions and judgments are made by our real estate professionals in local offices to achieve comparable results among the different cities.
3 1 July 2017 EMPLOYEES 25,386 OFFICES 66 COUNTRIES 16 Asia 47 Offices Savills Asia Pacific Network Australia Adelaide Brisbane Canberra Double Bay Gold Coast Gordon Lindfield Melbourne Notting Hill Parramatta Perth Roseville St Ives Sunshine Coast Sydney Turramurra Cambodia Phnom Penh China Beijing Chengdu Chongqing Dalian Guangzhou Hangzhou Nanjing Qingdao Shanghai Shenyang Shenzhen Tianjin Xiamen Xi an Zhuhai Hong Kong Central Taikoo Shing Tsim Sha Tsui India Bangalore Mumbai Indonesia Jakarta Japan Tokyo Macau Macau Malaysia Johor Bahru Kuala Lumpur Penang New Zealand Auckland Christchurch Philippines Makati City Bonifacio Global City Singapore Singapore South Korea Seoul Taiwan Taichung Taipei Thailand Bangkok Pattaya Vietnam Da Nang Hanoi Ho Chi Minh City 19 Australia & New Zealand Offices savills.com.hk/research 03
4 OFFICES 1 July 2017 MARKET CYCLE HO CHI MINH CITY JAKARTA MELBOURNE TOTAL OCCUPANCY COST (TOP 5 AVERAGE) HO HO CHI CHI MINH CITY MELBOURNE JAKARTA CITY TOTAL COST RENT (US$ psm net eff. pm) MANAGEMENT FEE GOV T RATES/TAX I 16.9 I I inclusive I I 7.2 I Inclusive 70.3 I 22.7 I Inclusive 88.0 I Inclusive I Inclusive I 9.1 I Inclusive 70.2 I Inclusive I I 5.5 I Inclusive 57.7 I 4.3 I I 0.6 I 2.3 HO CHI MINH CITY MELBOURNE JAKARTA I 6.5 I I 6.3 I Inclusive 40.4 I 0.8 I I 7.5 I I Inclusive I I 4.0 I I Inclusive I Inclusive 04 Survey Prime Benchmark
5 OFFICES 1 July 2017 COST CHANGES JAN-JUN 2017 Rental changes in US$ Rental changes in local currency (HKD) (JPY) (CNY) (KRW) (SGD) (CNY) (JPY) (CNY) (TWD) (AUD) HO CHI MINH MINH CITY CITY (VND) (CNY) MELBOURNE MELBOURNE (AUD) JAKARTA (IDR) (VND) (PHP) JAKARTA (MYR) -10% -5% 0% 5% 10% 15% 20% 3.5% 4.2% 4.5% 2.1% -0.4% 6.9% 0.8% 3.5% -1.5% 4.8% 2.2% 6.1% 1.6% 1.2% -0.5% 6.8% 0.3% 2.9% 0.4% -0.4% -0.4% 2.6% 0.2% 2.6% -4.6% -5.4% -0.4% -0.4% 1.3% 4.8% 1.0% TOTAL OCCUPANCY COST 2H/2007-1H/2017 Beijing Hong Shanghai Kong Taipei Kong Tokyo Seoul Singapore Sydney US$ per sqm per mth net savills.com.hk/research 05
6 RETAIL MALLS 1 July 2017 MARKET CYCLE HO CHI MINH CITY MELBOURNE JAKARTA TOTAL OCCUPANCY COST (TOP 5 AVERAGE) # # MELBOURNE JAKARTA HO HO CHI CHI MINH CITY ,000 1,200 1,400 CITY TOTAL COST RENT (US$ psm net eff. pm) MANAGEMENT FEE GOV T RATES/TAX # 1, ,153.1 I 31.4 I I inclusive I I Inclusive I Inclusive I 12.5 I Inclusive I 13.1 I Inclusive MELBOURNE I Inclusive I Inclusive I 12.2 I I 1.7 I I 8.7 I Inclusive I 6.8 I Inclusive JAKARTA HO CHI MINH CITY I Inclusive I I 17.4 I Inclusive I Inclusive I Inclusive I 13.9 I I 8.8 I I Inclusive I I 5.3 I 2.7 # As prime retail mall rental figures are not available for Tokyo, average prime high street retail rents are used instead. 06 Survey Prime Benchmark
7 RETAIL MALLS 1 July 2017 COST CHANGES JAN-JUN 2017 Rental changes in US$ Rental changes in local currency (HKD) # (JPY) # (SGD) (CNY) (CNY) (AUD) (TWD) MELBOURNE MELBOURNE (AUD) (CNY) (CNY) (JPY) (KRW) (MYR) JAKARTA (IDR) JAKARTA HO CHI MINH CITY CITY (VND) (VND) (PHP) -20% -10% 0% 10% 20% 0.1% 0.8% 12.6% 7.8% -9.3% -13.7% 3.0% 0.5% 3.6% 1.1% 4.5% 2.0% 6.9% 0.3% 2.6% 4.7% 2.2% 3.4% 1.6% 13.2% 8.3% 10.5% 4.3% -3.6% 2.2% 1.3% -1.6% -1.6% -1.3% TOTAL OCCUPANCY COST 2H/2007-1H/2017 Hong Beijing Shanghai Kong Taipei Tokyo Seoul Singapore Sydney 1,400 1,200 US$ per sqm per mth net 1, # As prime retail mall rental figures are not available for Tokyo, average prime high street retail rents are used instead. savills.com.hk/research 07
8 LUXURY APARTMENTS 1 July 2017 MARKET CYCLE TOTAL OCCUPANCY COST (TOP 10 AVERAGE) * CITY TOTAL COST RENT (US$ psm net eff. pm) MANAGEMENT FEE GOV T RATES/TAX * I 8.7 I I Inclusive I Inclusive 55.9 I Inclusive I Inclusive 39.2 I Inclusive I Inclusive 38.5 I Inclusive I Inclusive I Inclusive I Inclusive 28.8 I 2.6 I I Inclusive I Inclusive 25.1 I Inclusive I Inclusive 24.3 I Inclusive I Inclusive I 0.8 I Inclusive 20.9 I Inclusive I Inclusive 8.4 I Inclusive I Inclusive * Seoul s rent = (Security deposit x Interest rate) / 12 + Monthly payment 08 Survey Prime Benchmark
9 LUXURY APARTMENTS 1 July 2017 COST CHANGES JAN-JUN 2017 Rental changes in US$ Rental changes in local currency (HKD) (JPY) * (KRW) * (CNY) (SGD) (CNY) (TWD) (JPY) (AUD) (CNY) (CNY) (PHP) (MYR) -6% -4% -2% 0% 2% 4% 6% 8% 10% 2.1% 2.8% 5.2% 0.7% 6.1% 0.1% 6.6% 3.9% 1.7% -3.2% 3.6% 1.0% 4.8% -1.7% 5.3% 0.8% 2.5% 0.6% -1.2% 2.2% -0.2% 0.7% 2.0% 0.3% -3.3% TOTAL OCCUPANCY COST 2H/2007-1H/2017 Hong Beijing Shanghai Kong Tokyo Seoul Singapore US$ per sqm per mth net * Seoul s rent = (Security deposit x Interest rate) / 12 + Monthly payment savills.com.hk/research 09
10 VILLAS/TOWNHOUSES 1 July 2017 MARKET CYCLE TOTAL OCCUPANCY COST (TOP 5 AVERAGE) CITY TOTAL COST RENT (US$ psm net eff. pm) MANAGEMENT FEE GOV T RATES/TAX I 10.3 I I Inclusive I Inclusive 36.5 I Inclusive I Inclusive 32.8 I Inclusive I Inclusive I Inclusive I Inclusive 30.0 I Inclusive I Inclusive 24.2 I Inclusive I Inclusive 010 Survey Prime Benchmark
11 VILLAS/TOWNHOUSES 1 July 2017 COST CHANGES JAN-JUN 2017 Rental changes in US$ Rental changes in local currency (HKD) (AUD) -10% -5% 0% 5% 10% -2.9% -2.3% 2.5% (CNY) -4.2% -5.9% (CNY) 3.8% 1.2% (SGD) 5.1% 0.1% (CNY) 3.5% 0.9% (CNY) 5.5% 2.9% REAL GDP GROWTH FORECASTS % 2% 4% 6% 8% AUSTRALIA VIETNAM Australia Vietnam INDONESIA Indonesia PHILIPPINESPhilippines MALAYSIA Malaysia Singapore KOREA JAPAN TAIWAN Korea Japan Taiwan Hong Kong CHINA China Source: FocusEconomics savills.com.hk/research 011
12 LUXURY SERVICED APARTMENTS 1 July 2017 MARKET CYCLE HO CHI MINH CITY TOTAL OCCUPANCY COST (TOP 5 AVERAGE) HO HO CHI CHI MINH CITY CITY TOTAL COST RENT (US$ psm net eff. pm) MANAGEMENT FEE GOV T RATES/TAX I Inclusive I Inclusive 94.5 I Inclusive I I Inclusive I Inclusive 94.0 I Inclusive I Inclusive 86.3 I Inclusive I Inclusive I Inclusive I Inclusive 57.9 I Inclusive I Inclusive 57.5 I Inclusive I Inclusive 51.2 I Inclusive I Inclusive 43.3 I Inclusive I Inclusive HO CHI MINH CITY I Inclusive I I 3.2 I I Inclusive I I Inclusive I Inclusive 012 Survey Prime Benchmark
13 LUXURY SERVICED APARTMENTS 1 July 2017 COST CHANGES JAN-JUN 2017 Rental changes in US$ Rental changes in local currency Hong Kong (HKD) (KRW) (JPY) Seoul Tokyo Singapore (SGD) (JPY) (PHP) Osaka Manila Shanghai (CNY) Shenzhen (CNY) (CNY) Beijing Guangzhou (CNY) (VND) (TWD) Hanoi Taipei Ho Chi Minh City HO CHI MINH CITY (VND) Kuala Lumpur (MYR) -10% -5% 0% 5% 10% 15% 5.1% 5.8% 11.4% 5.0% 5.5% 1.0% -0.2% -5.0% 4.1% -0.3% 4.5% 5.8% 8.5% 5.9% 9.8% 7.9% 2.5% 0.9% -1.4% -3.5% -3.5% 3.9% -2.4% -0.1% -0.1% 0.8% -2.8% INFLATION FORECASTS % 2% 4% 6% 8% 2017 AUSTRALIA Australia 2018 VIETNAM Vietnam INDONESIAIndonesia PHILIPPINES Philippines MALAYSIA Malaysia Singapore KOREA Korea JAPAN Japan TAIWAN Taiwan Hong Kong CHINA China Source: FocusEconomics savills.com.hk/research 013
14 HOTELS 1 July 2017 MARKET CYCLE HO CHI MINH CITY TOTAL OCCUPANCY COST (TOP 5 AVERAGE) US$ per room per night HO HO CHI CHI MINH CITY CITY ROOM RATE US$ per room per night HO CHI MINH CITY Survey Prime Benchmark
15 HOTELS 1 July 2017 COST CHANGES Jun 2017 YoY Rental changes in US$ Rental changes in local currency (JPY) (AUD) (HKD) (SGD) (JPY) (KRW) (TWD) (PHP) (CNY) (CNY) HO CHI MINH CITY (CNY) (VND) MELBOURNE (CNY) JAKARTA HO CHI MINH CITY (VND) (MYR) -40% -20% 0% 20% 40% 60% -7.3% 1.2% 0.8% 0.4% -1.7% -1.1% 9.3% 11.6% -5.6% 3.0% 1.4% 0.3% -1.9% -8.0% 1.3% 8.9% -1.3% 0.8% -2.1% -16.9% -15.1% 44.2% 50.3% 2.8% 5.0% -15.0% 0.6% 7.4% CURRENT ACCOUNT FORECASTS (US$ BILLION) AUSTRALIA AUSTRALIA 2018 VIETNAM VIETNAM INDONESIA INDONESIA PHILIPPINES PHILIPPINES MALAYSIA MALAYSIA KOREA KOREA JAPAN JAPAN TAIWAN TAIWAN CHINA CHINA Source: FocusEconomics savills.com.hk/research 015
16 ASIA PACIFIC HEADQUARTERS 23/F Two Exchange Square, Central, Hong Kong Tel: (852) Fax: (852) ASIA PACIFIC EXECUTIVE COMMITTEE CEO, Greater China Contact: Raymond Lee Executive Chairman, Asia Pacific Contact: Robert McKellar CEO, South East Asia Contact: Christopher Marriott CEO, Asia Pacific (Ex Greater China) Contact: Christian Mancini COO & CFO, Asia Pacific Contact: Tim Robinson CEO, Australia & New Zealand Contact: Paul Craig SAR Savills (Hong Kong) Limited 23/F Two Exchange Square, Central, Hong Kong Tel: (852) Fax: (852) Contact: Raymond Lee EA Co. Licence: C Savills Valuation and Professional Services Limited 23/F Two Exchange Square, Central, Hong Kong Tel: (852) Fax: (852) Contact: Charles Chan EA Co. Licence: C Savills Property Management Holdings Limited Cityplaza One, 1111 King s Road, Taikoo Shing, Hong Kong Tel: (852) Fax: (852) Contact: Johnnie Chan jckchan@savills.com.hk EA Co. Licence: C Savills Guardian (Holdings) Limited 7/F Cityplaza One, 1111 King s Road, Taikoo Shing, Hong Kong Tel: (852) Fax: (852) Contact: Peter Ho peterho@savillsguardian.com.hk EA Co. Licence: C MACAU SAR Savills - Macau Savills (Macau) Limited Suite , 13/F Macau Landmark, 555 Avenida da Amizade, Macau Tel: (853) Fax: (853) Contact: Franco Liu fliu@savills.com.mo CHINA Savills - Shanghai 25/F Two ICC, 288 South Shaanxi Road, Shanghai , China Tel: (86) Fax: (86) Contact: Siu Wing Chu siuwing.chu@savills.com.cn Savills - Beijing 2101 East Tower, Twin Towers, B-12 Jianguomenwai Avenue, Chaoyang District, Beijing , China Tel: (86) Fax: (86) Contact: Billy Chau billy.chau@savills.com.cn Offices in Chengdu, Chongqing, Dalian, Guangzhou, Hangzhou, Nanjing, Qingdao, Shenyang, Shenzhen, Tianjin, Xiamen, Xi an and Zhuhai Savills - Japan Savills Japan Co., Ltd 15/F Yurakucho ITOCiA, Yurakucho, Chiyoda-ku Tokyo , Japan Tel: (81) Fax: (81) Contact: Christian Mancini cmancini@savills.co.jp Savills - Korea Savills Korea 13/F Seoul Finance Center, 136 Sejong-daero Jung-gu, Seoul 04520, Korea Tel: (82) Fax: (82) Contact: K.D. Jeon kdjeon@savills.co.kr Savills - Malaysia Savills (Malaysia) Sdn Bhd Level 9, Menara Milenium, Jalan Damanlela, Bukit Damansara Kuala Lumpur, Malaysia Tel: Contact: Christopher Boyd chris.boyd@savills.com.my Savills - Singapore Savills (Singapore) Pte Ltd. 30 Cecil Street, #20-03 Prudential Tower, Singapore Tel: (65) Fax: (65) Contact: Christopher Marriott cjmarriott@savills.asia Savills - Taiwan Savills (Taiwan) Limited 21/F Cathay Landmark, No.68, Sec. 5, Zhongxiao E. Road Xinyi District, Taipei City 110, Taiwan Tel: (886) Fax: (886) Contact: Cynthia Chu cchu@savills.com.tw Office in Taichung Savills - Thailand Savills (Thailand) Limited 26/F Abdulrahim Place, 990 Rama IV Road Silom, Bangrak, Bangkok 10500, Thailand Tel: (66) Fax: (66) Contact: Robert Collins rcollins@savills.co.th Savills - Vietnam Savills Vietnam Ltd. Co. 18/F, Ruby Tower, Ham Nghi Street District 1, Ho Chi Minh City, Vietnam Tel: (84) Fax: (84) Contact: Neil MacGregor nmacgregor@savills.com.vn Offices in Danang, Hanoi and Ho Chi Minh City AUSTRALIA Savills - Sydney Savills (Aust) Pty Ltd. Level 25, 1 Farrer Place, Sydney, Australia NSW 2000 Tel: (61) Fax: (61) Contact: Simon Fenn sfenn@savills.com.au Savills - Melbourne Level 48, 80 Collins Street, Melbourne VIC 3000 Tel: (61) Fax: (61) Contact: Stuart Fox sfox@savills.com.au Offices in Adelaide, Brisbane, Canberra, Gold Coast, Notting Hill, Parramatta, Perth and Sunshine Coast NEW ZEALAND Savills - New Zealand Level 6, 41 Shortland Street, Auckland NZ 1010 Tel: (64) Contact: Paddy Callesen pcallesen@savills.co.nz Offices in Auckland and Christchurch THE AMERICAS Savills New York Savills Studley, 399 Park Avenue, 11th Floor, New York, NY Tel: (1) Fax: (1) Contact: Mitchell Steir msteir@savills-studley.com Offices across Canada, the Caribbean, Colombia, Mexico and the United States UNITED KINGDOM, EUROPE, THE MIDDLE EAST AND AFRICA Savills - Europe Savills, 33 Margaret Street, London W1G 0JD Tel: (44) Fax: (44) Contact: Mark Ridley mridley@savills.com Offices across Austria, Bahrain, Belgium, Czech Republic, Denmark, Finland, France, Germany, Greece, Guernsey, Hungary, Ireland, Italy, Jersey, Luxembourg, Monaco, Netherlands, Norway, Poland, Portugal, Qatar, Russia, South Africa, Spain, Sweden, Switzerland, UAE and the United Kingdom ASIA Savills - Indonesia PT Savills Consultants Indonesia Panin Tower Senayan City, 16th Floor, Unit C JI. Asia Afrika Lot. 19, Jakarta 10270, Indonesia Tel: +62 (21) Fax: +62 (21) Contact: Craig Williams craig.williams@savills.co.id INDIA Savills - Bangalore 31/16 Loyola Layout, Victoria Road, Bangalore India Tel: (91) Contact: Bryan Kidd bkidd@savills.in Offices in Gurgaon and Mumbai Savills, the international real estate advisor established in the UK since 1855 with a network of over 700 offices and associates globally. This document is prepared by Savills for information only. Whilst reasonable care has been exercised in preparing this document, it is subject to change without prior notice and these particulars do not constitute, nor constitute part of, an offer or contract; interested parties should seek independent professional advice from lawyer, accountant and surveyor and should not rely on the statements or representations herein but must satisfy themselves by inspection or otherwise as to the accuracy, completeness and correctness of the contents hereto. No warranties or representations whatsoever is given by Savills in respect of the contents hereto. Savills cannot be held responsible for any liability whatsoever or for any loss howsoever arising from or in reliance upon the whole or any part of the contents of this document. This publication may not be reproduced in any form or in any manner, in part or as a whole without written permission of the publisher, Savills. Savills (Hong Kong) Limited (IX/17)
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