The Office. A review of the Singapore office market. September 2013

Transcription

1 September 2013 Singapore Hong Kong The Office A review of the Singapore office market Corporate Locations (S) Pte Ltd License No. L A Tel / info@corporatelocations.com.sg /

2 New Office Schemes 2 *All rents quoted are estimated target effective rates subject to negotiations and are not the landlords quoted figure Asia Square Tower 1 / Tower 2 8 & 12 Marina View Features $ psf* Units from 2,000 35,000 sq ft (G) Raised flooring Column free space 3m ceiling height Dual power and telecom risers 313 car parking spaces One Raffles Place Tower 2 1 Raffles Place Features Floor to ceiling windows Raised flooring Prime location Direct link to MRT $ psf* Units from 1,798 21,000 sq ft (G) Marina Bay Financial Centre Tower 3 10 Marina Boulevard Features $ psf* Units from 1,430 20,293 sq ft (G) High specification Column free space Raised flooring Good natural lighting Dual power and telecom risers Demand Demand for office space remains weak, but modest growth continues. More companies are revisiting their expansion plans, aware that supply in the next few years may tighten before the next wave of new supply in The majority of recent tenants for premium grade office space were in the financial and business services sectors. However, activity has been across the board from large companies moving to decentralized locations, to smaller companies needing economy space having to relocate due to the redevelopment of their existing building. Mainstream companies continue to assess upgrading now that the rental gap between mid-tier and prime office space has narrowed, encouraging the flight to quality. Demand for office space continued its modest growth Pre-leasing activity for Asia Square Tower 2 has been hitting the headlines recently with National Bank of Australia planning to relocate here from Suntec City, and Swiss Reinsurance relocating here from One Raffles Place Tower 1. Allianz Group is already committed as the anchor tenant and other new tenants include Mundipharma from Keppel Tower, and Fidelity Investments. Next door in Asia Square Tower 1 new tenants here include global information company IHS Global relocating from 78 Shenton Way, and international drinks company Edrington. At Marina Bay Financial Centre, the direct rival to Asia Square, leasing has been strong in Tower 3 and recent new tenants include China Union Pay, Woori Investment & Securities (both from One Raffles Place), and Louis Dreyfus (Wheelock House). Raffles Place has seen several tenants relocating within the same location such as EDF Trading, who moved from Straits Trading Building to One Raffles Place Tower 2. Enerfo moved from One Raffles Place to Ocean Financial Centre and Transcu also relocated to Ocean Financial Centre from Singapore Land Tower. Summary of Some Larger Leasing Transactions Millennia Tower PayPal 10,000 sq ft Republic Plaza AR Capital 11,500 sq ft Marina Bay Financial Centre, T3 Louis Dreyfuss 20,000 sq ft Trammo Pte Ltd 20,000 sq ft Asia Square, Tower 1 Lloyds of London 32,500 sq ft IHS Global 32,500 sq ft Edrington 7,600 sq ft Asia Square, Tower 2 National Australia Bank 30,000 sq ft Swiss Reinsurance 30,000 sq ft Mundipharma 17,000 sq ft 6 Shenton Way, Tower 2 Professional Investment Advisory 15,000 sq ft AXA Tower Rickmers Ship Management 13,000 sq ft Haw Par Centre Metso 9,200 sq ft Ngee Ann City Bulgari 15,000 sq ft

3 Upcoming Office Developments: CapitaGreen 138 Market Street Size: 700,000 sq ft NLA Height: 40 storeys 20-25,000 sq ft Q Paya Lebar Square Paya Lebar Size: 430,000 sq ft Height: 13 storeys (10 floors offices) 43,000 sq ft For sale - 99 years leasehold September South Beach Beach Road Size: 500,000 sq ft NLA Height: 34 storeys 15-19,000 sq ft Q Shenton Way Size: 280,000 sq ft Height: 23 storeys, 14 floors of office space 20,000 sq ft Q Guoco Tower Tanjong Pagar Size: 850,000 sq ft Height: 64 storeys, Office floors up to level 38 (residential above) 25-29,000 sq ft Q Marina One Marina View (New downtown) Size: 1,880,000 sq ft Height: 30-storeys (twin towers) 30,000 sq ft Q Duo Rochor Road Beach Road Ophir Road Size: 688,000 sq ft Height: 39 storeys 18,000 sq ft Q SBF Centre Robinson Road Size: 340,000 sq ft Height: 31 storeys 11,000 sq ft For sale - 99 years leasehold June 2017 Demand cont. Supply Argus Media moved from RB Capital to Singapore Land Tower, and Mitsubishi UFJ Lease (there are 4 different companies starting with Mitsubishi UFJ) moved from UOB Plaza to 6 Battery Road. New tenants moving into Raffles Place include Open Text into 6 Battery Road, Korda Mentha to 16 Collyer Quay (from Robinson Tower) and Orangefield into One Raffles Place from Robinson 112. On the edge of Raffles Place, Validus Reinsurance moved from One Finlayson Green to Samsung Hub. Cooper Gay also moved to Samsung Hub (4 Robinson Road) and Nikon Singapore moved from Fuji Xerox Tower to Capital Square. The Robinson Road / Tanjong Pagar location still proves popular despite much tighter supply in this area. Many companies looking for the most cost effective options were attracted to 6 Shenton Way Tower 1 and new occupiers here include Encore Technology (Robinson Tower), Achieve Career Consultants (Int l Factors Building) and The Institute of Internal Auditors (The Corporate Office). Tower 2 is the newer tower and new tenants here are Professional Investment Advisory Services (Parkview Square) and Global Blue Singapore (City House). Elsewhere, Rickmers Ship Management moved into AXA Tower from ABI Plaza and Wipro moved from Hub Synergy into GB Building. The Orchard Road area has seen limited activity because of tight supply. Haw Par Centre has been one of the most active buildings and new tenants here include Jade E-Services Singapore, Sibelco (Maybank Tower) and Metso. Another notable relocation was Bulgari who moved from The Forum to Ngee Ann City earlier this year. Beach Road has always offered good value for money and Shaw Tower in particular has attracted many tenants on competitive budgets. New tenants to move here include Wego (from Bugis Junction), AJM Shipping (from Fuji Xerox Tower), Cogent Communications and Agilysis Singapore (from China Square). Overall CBD vacancy rate is around 4.5% The only major office development scheduled for completion before the end of this year is Asia Square Tower 2 (782,280 sq ft). The scheme is now around 35% pre-leased but this would still mean that around 450,000 sq ft will be released onto the market soon, which in turn will have a short term effect on vacancy rates. The current vacancy rate in Raffles Place is around 6% and Shenton Way is around 2%. Tanjong Pagar has a lower vacancy rate and the Marina Bay area has an approximate vacancy rate of 3%. Orchard Road remains very tight at around 1% vacancy with very little new supply planned for the future. The overall CBD vacancy rate is around 4.5%. Some good quality stock on the edge of the CBD will be released onto the market early next year as a result of a number of major relocations. Proctor and Gamble will be freeing up a significant amount of space in Novena Square and Shell will be vacating sizeable space in UE Square when they both move to The Metropolis in Allianz Group will also be coming out of several floors in Centennial Tower when they relocate to Asia Square. CapitaGreen will be the most important scheme to be completed in the Financial District next year CapitaGreen will be the most important scheme to be completed in the Financial District next year, providing some 700,000 sq ft of net lettable space. Paya Lebar Square (430,000 sq ft) is for sale on a strata title basis offering a wide range of sizes as small as 500 sq ft up to 43,000 sq ft has just two medium sized schemes scheduled for completion, namely South Beach (500,000 sq ft NLS) and 5 Shenton Way (280,000 sq ft). The next major wave of supply will come in 2016 with the completion of Guoco Tower (850,000 sq ft) and Marina One (1,880,000 sq ft).

4 Raffles Place 4 Maybank Tower 2 Battery Road Superb sea views Exclusive whole floors Raised flooring High specification Chevron House 30 Raffles Place $11.00 psf* Units from 3,757-4,327 sq ft Republic Plaza 9 Raffles Place Prime location Landmark site On site car parking $8.25 psf* Units from 1,500-8,396 sq ft $ $11.00 psf* Units from 3,057-14,824 sq ft Bank of Singapore Centre 63 Market Street High quality space Column free Raised flooring Good natural lighting $ $9.00 psf* Units from 1,610-22,000 sq ft Rental Guide - Summary of Target Effective Rates Raffles Place / Marina Bay 16 Collyer Quay $ Market Street $7.00-$ Battery Road $11.50 Asia Square Tower 1 & 2 $12.00-$13.50 Bank of China Building $8.00 Bharat Building Bank of Singapore Centre $8.50-$9.00 Chevron House $8.25 Clifford Centre $8.00 Equity Plaza $7.50 Maybank Tower $11.00 MBFC Tower 1, 2 & 3 $11.00-$12.50 OCBC Centre $9.50 OCBC Centre East $8.50 Ocean Financial Centre $10.50 One Finlayson Green $8.00 One George Street $9.70 One Marina Boulevard $10.00 One Raffles Place Tower 1 $8.50-$9.50 One Raffles Place Tower 2 $10.50-$11.50 One Raffles Quay North Tower $12.00 OUE Bayfront $10.80 RB Capital Building Republic Plaza 1 $9.50-$11.00 Republic Plaza 2 Royal Group Building Royal One Phillip Singapore Land Tower $10.00 Straits Trading Building $9.00 The Arcade $6.80 Tung Centre $9.00-$11.50 UOB Plaza 1 $10.00 UOB Plaza 2 Robinson Road / Shenton Way 4 Robinson Road 6 Raffles Quay $8.00 OUE Downtown 1 (6 Shenton Way Tower 1) OUE Downtown 2 (6 Shenton Way Tower 2) $ Robinson Road 71 Robinson Road $7.50-$ Robinson Road $7.30-$ Robinson Road 135 Cecil Street 137 Telok Ayer Street 146 Robinson Road $ Cecil Street $ Cecil Street $7.50 AIA Tower $7.50 ASO Building Bangkok Bank Building Capital Square $8.50-$9.00 Capital Tower Cecil Court China Square Central $8.50 City House CPF Building Far East Finance Building Far Eastern Bank Buidling $6.00 Finexis Building $6.00 GB Building Grace Global Raffles $8.00 Great Eastern Centre $7.50 Hong Leong Building $8.80 International Factors Building Keck Seng Tower $6.50-$7.00 PIL Building PWC Building $8.00 Prudential Tower Robinson 77 $7.50 Robinson 112 $7.00 Robinson Centre $7.50-$8.00 Robinson Point $8.00 Samsung Hub $8.50 SGX Centre $7.50-$8.50 SIF Building Shenton House The Globe $6.00 The Octagon $6.00 Tokio Marine Centre Tong Eng Building Tanjong Pagar 260 Tanjong Pagar Road 78 Shenton Way $ Anson Road ABI Plaza $6.00 Amara Corporate Tower Anson Centre Anson House $9.00 AXA Tower $8.00 Fuji Xerox Towers $7.50 Hub Synergy Point $5.50 International Plaza $6.50-$7.00 Jit Poh Building Keppel Towers $6.00 Mapletree Anson $8.00-$8.50 MAS Building St. Andrew s Centre Southpoint $6.20 Springleaf Tower $7.50-$8.00 Tower Fifteen $6.50 Twenty Anson $8.50 City Hall / Marina Centre / Beach Road 11 Beach Road 30 Hill Street $ High Street 700 Beach $6.00 Bugis Junction Towers $7.50 Centennial Tower Keypoint $4.00 Millenia Tower $10.00-$11.00 Odeon Towers One Raffles Link Parkview Square $7.50 Peninsula Plaza $5.50 Raffles City Tower $10.00 Shaw Tower Stamford Court

5 Edge of Raffles Place 5 PWC Building 8 Cross Street High quality space Column free Raised flooring Good natural lighting $8.00 psf* Units from 2,582-30,892 sq ft One George Street George Street Capital Square 23 Church Street $9.70 psf* Units from 1,000 30,000 sq ft $ $9.00 psf* Units from 5,000 30,000 sq ft OCBC Centre East 65 Chulia Street Prime location Landmark site On-site car parking Flush floor trunking $8.50 psf* Units from 2,500-26,000 sq ft * Light industrial space Suntec Towers 1-5 $8.00-$9.50 The Adelphi $7.00 The Concourse $7.50 The Gateway East and West $7.00 Orchard Road / Dhoby Ghaut 50 Scotts Road $8.50 Albert Complex Burlington Square $7.50 Faber House $8.00 Fortune Centre Forum $7.00 Goldbell Towers $8.00 Haw Par Centre $6.50 Haw Par Glass Tower International Building $7.80 Liat Towers Manulife Centre $6.80 Ngee Ann City $10.00 Orchard Building Palais Renaissance $9.00 Park Mall Regency House $7.50 Shaw Centre $8.00 Shaw House $9.20 Singapore Pools Building $6.00 Sunshine Plaza $6.00 Tanglin Shopping Centre $6.50 The Atrium@Orchard The Bencoolen $6.00 The Heeren The Paragon Thong Teck Building $6.00 Tong Building TripleOne Somerset $7.50-$8.50 VisionCrest Commercial $8.00 Wheelock Place $12.00 Wilkie Edge Winsland House 1 & 2 $10.50 Wisma Atria Chinatown / River Valley Road 2HR (Havelock Road) Central $9.00-$9.50 Central Mall $6.50-$7.00 Chinatown Point $6.00 China Square Central $8.50 Great World City A&B King s Centre $6.00 Royal Merukh S.E.A Building Shell House $6.50 Valley Point $5.75 Edge of CBD Alfa Centre Boon Siew Building $4.50 Central Plaza $6.50 Goldhill Plaza Newton 200 Novena Square $8.50 Rex House SLF Building The Metropolis $7.00 United Square $7.50 UE Biz Hub $4.20-$4.50 West / Others Alexandra Point $6.50 Alexandra Techno Park* $4.00 Harbourfront Centre $6.80-$7.50 Harbourfront Tower 1 $8.20 Harbourfront Tower 2 $7.50 Harbour Link Int l Biz Park (Jurong)* $3.50 Keppel Bay Tower $8.00 The Mapletree Business City* $6.00 New Tech Park* $3.80 Pacific Tech Centre* $3.20 PSA Building $7.50 PSA Vista S pore Science Park* $4.00 Sime Darby Biz Centre* Tech Point* $3.00 The Signature* $4.20 UE BizHub* $4.20 East Abacus Plaza $5.00 AIA Tampines Changi Business Park* $4.00 Cisco Centre II CPF Tampines Building $5.00 KA Centre* $2.50 KA Place* $2.50 NTUC Tampines Junction $5.00 NTUC Tampines Point $5.00 Parkway Parade $6.00 S pore Post Centre $6.00 Tampines Concourse $4.50 Tampines Grande $5.00 Tampines Plaza $5.00 Techlink* $3.00 Chai Chee* $3.00 Tech View* $3.00 *All rents quoted are estimated target effective rates subject to negotiations and are not the landlords quoted figure

6 Robinson Road / Tanjong Pagar 6 Springleaf Tower 3 Anson Road Raised flooring Good natural lighting Direct link to MRT Target Effective Rates per sq ft Anson House Anson Road 6 Shenton Way, Tower 2 Shenton Way $8.00 psf* Units from 1,087-9,375 sq ft $7.50 psf* Units from 1,991 8,676 sq ft Units from 2,400 9,375 sq ft $7.00 psf* Units from 1,800-16,000 sq ft Robinson Robinson Road Flexible sizes Raised floor Close to MRT $7.50 psf* Units from 1,800 24,000 sq ft History of Average Prime Grade A Office Rents 3,750 Forecast 3,500 3,250 3,000 Global Financial Crisis $26 $24 $22 2,750 $20 STI Index 2,500 2,250 2,000 1,750 1,500 First Gulf War Asian Financial Crisis Dot Com Crash STI INDEX $18 $16 $14 $12 $10 Gross Rentals PSF 1,250 $8 1,000 $6 750 $4 500 $ Average Top Prime Grade A Office Rentals in Singapore Per sq ft per month

7 City Hall / Marina Bay / Orchard 7 Suntec City, Towers 1-4 Temasek Boulevard Extra large floor plate Underfloor trunking Generous car parking 16 passenger lifts Target Effective Rates per sq ft $ $9.00 psf* Units from 1,000-12,000 sq ft The Gateway Beach Road TripleOne Somerset 111 Somerset Road Good value for Orchard Large floor plates $7.00 psf* Units from 1,484-6,161 sq ft Bugis Junction Tower Rochor Road Orchard Gateway Orchard Road $7.50 psf* Units from 3,600-6,000 sq ft $8.50+ psf* Units from 2,700-6,000 sq ft $8.50 psf* Units from 2,854-10,732 sq ft Rentals Market Forecast Generally rates have been fairly stable The rental market bottomed out around Q after 7 consecutive quarters of decline since 4Q 2011, although top prime rates only fell to around $11.00 per sq ft which is still higher than the peaks in 2001 and Rates are beginning to show signs of a gradual recovery particularly in the new downtown area which saw an increase of around 2% quarter on quarter and Orchard Road which saw an uplift of 5%. This was due to demand outpacing supply for certain locations, sizes and/or budgets. Generally rates have been fairly stable with Top Grade A rates still around $12-$13.00 per sq ft. Some developers, particularly for the larger schemes, are holding firm on their face rates and will not manoeuver much but are offering very attractive long rent-free periods, sometimes up to 4-5 months, making their effective rates very competitive. Rentals in Raffles Place have not moved much and still range from $9.00 to $10.50 per sq ft although there are some exceptions, such as Maybank Tower circa $11.00 to $13.00 per sq ft. Rates in Shenton Way average around $ $8.00 per sq ft. Marina Bay rates have seen mixed fortunes with Millenia Tower needing to compete hard with other major locations and has done well attracting new tenants such a PayPal, whilst Suntec City has enjoyed a relatively high occupancy rate. Average effective rates are in the region of $9.00 per sq ft in this location. Beach Road remains one of the most competitive locations ranging from $5.75 to $6.50 per sq ft effective. Edge of CBD locations have a wide range such as Novena Square at $8.50 per sq ft and Shell House / UE Square at $6.50 per sq ft. Business parks still range from $4.00 to $4.25 per sq ft except for Mapletree Business City ($6.00 psf). The Singapore market is in good shape with ample choice, stable rentals, quality stock and a well-planned future. The slow recovery is expected to continue but there are no sudden spikes expected for the next 4 years. The gap between the prime and secondary markets will continue to narrow as supply in the secondary is absorbed faster. Vacancy rates may increase marginally with the completion of Asia Square Tower 2 and then gradually decrease until the next wave of supply arrives in The quality of some of the new schemes coming on stream in the next few years is truly impressive, with large floor plates (Marina One will have two podium office floors of over 100,000 sq ft each), state of the art specifications and many with the highest Green credentials possible - all this available at very competitive rental rates compared with other regional finance centres such as Hong Kong. Generally, the Singapore office market is in very good shape with ample choice, stable rentals, quality stock and a well-planned future ahead. The quality of some of the new schemes coming on stream in the next few years is truly impressive

8 Edge of CBD / Decentralised Office Locations 8 Mapletree Business City 10 Pasir Panjang Road Business Park Space Shell House / UE Square Clemenceau Avenue $6.00 psf* upwards Units from 10,000-30,000 sq ft $6.50 psf* Units from 2,000-20,000 sq ft Column free design 24-hour security y accessible raised floor The Signature 51 Changi Business Park Central 2 Novena Square Thomson Road $4.20 psf* Units from 1,539-49,415 sq ft $8.50 psf* Units from 2,000-20,000 sq ft UE Biz Hub 6 & 8 Changi Business Park Ave 1 BCA Greenmark GoldPlus Walking distance to Expo 10 passenger lifts & 9 cargo lifts $4.20 psf* Units from 5,000-28,000 sq ft Useful Contacts Interior Designers Office Movers Telecommunications & Systems Integration Office System Furniture Ai Associates Contact: Jeff Choo / jeffc@ai-associates.com Chez Design Contact: Melvyn See / melvyn@chezdesign.com.sg ID Inc Contact: Jeffrey Chong / jeffrey@idinc.com.sg Crown Worldwide Contact: Andrew Soon / asoon@crownrelo.com Four Winds International Contact: Jasmine Tan / jasmine.tan@agsfourwinds.com K.C. Dat Contact: Desmond Lim / desmond.lim@kcdat.com First Aurora. Contact: Greg Parkhurst / greg@firstaurora.com Renovation Contractors Pratt Design and Space Planning Contact: Tony Tan / tony@prattdesign.com.sg MKS Global. Contact: Michael Wu / mksewu@singnet.com.sg BW Furniture Contact: Charlie Brazier / charlie@bwfurniture.com C&R Interiors Contact: Mr Chong Sun Song / ssc@cnrinteriors.com.sg Steelcase Contact: Caslin Liu / caslin.liu@steelcase.com M.Moser Associates Contact: Nicholas Schifferle / nicholass@mmoser.com Sennex Consultants Contact: Nick Jones / nick@sennexconsultants.com Finding office space for you, with you