DÜSSELDORF ON TRACK FOR THE NEXT UPGRADE

Transcription

1 DÜSSELDORF ON TRACK FOR THE NEXT UPGRADE APRIL 2018

2 IN FIGURES Federal state: North Rhine-Westphalia Population: 612,178 Population development: % Employees paying social security contributions: 409,195 Unemployment rate: 7.2 % Retail purchasing power: Retail centrality: Relevant shopping centres: Schadow Arkaden (C), SEVENS Home of Saturn (C), KÖ Galerie (C), Stilwerk (C), Düsseldorf Arcaden (S), Rheinpark-Center Neuss (P) C=City Source: Proportion of sales in % S=District P= Periphery CITY CENTRE AREA Düsseldorf State Statistical Offices, GfK GeoMarketing GmbH, Federal Employment Agency PRIME RETAIL RENTS from in EUR / m² m² m² Ø 500T - 1 Mio. Inhabitants The state capital of North Rhine-Westphalia and seventhlargest city in Germany is located at the heart of the Rhine-Ruhr Metropolitan Area. Düsseldorf is a highly diversified regional centre that is famous for its trade fair and fashion competence. It is also the country s second most important banking centre and stock exchange location, headquarters to companies in the telecommunications, chemicals, life science and consultancy sectors, and a university city. In fact, Düsseldorf s significance for the entire region is reflected by the impressive commuter figures - with 170,000 more inbound as opposed to outbound commuters. The city has an international flair that makes it a very attractive place to live. (There are more than 5,000 foreign institutions in Düsseldorf and it is home to the largest Japanese enclave in Germany). Recent forecasts by the Regional Statistics Office project further population growth of 8.6 percent by the year Düsseldorf is regularly among the highest-ranked cities in the world for its quality of life. New residential areas are being developed, spectacular major projects are being implemented and the city s already excellent infrastructure is being expanded. These are just some of the reasons why the quality of life in Düsseldorf will continue improving. THE CITY S SIGNIFICANCE AS A RETAIL LOCATION Düsseldorf is a leading player in the German premiere retail league. It boasts an exceptionally diverse retail scene and famous shopping districts. High amenity value, numerous international retail concepts, good accessibility and an abundance of inner city parking spaces are the foundations for Düsseldorf s status as is one of the most attractive and flourishing retail locations in Germany. The city has above average centrality and purchasing power. Düsseldorf s central city zone is currently generating a good EUR 1.6 billion in retail sales, commented COMFORT Managing Director Jürgen Kreutz. The city is such a popular shopping destination because its retail districts are all clustered around the city centre. Around 35% of Düsseldorf s retail space is located in the city centre, and some 38% of its total retail sales are generated here. Proportion of retail space in % Source: COMFORT Research & Consulting COMFORT City Report Düsseldorf of 12

3 PURCHASING POWER AND CENTRALITY PARAMETERS Purchasing power Berlin Düsseldorf Frankfurt am Main Hamburg Cologne Munich Stuttgart Source: GfK GeoMarketing GmbH FASHION CENTRALITY Centrality parameters Internationally famous high streets, big brand names and a forward-looking urban planning and development concept make Düsseldorf one of Germany s and Europe s - most attractive shopping destinations. The retail scene in Düsseldorf is high-powered, differentiated and cosmopolitan, encompassing all the genres from top luxury and premium to upmarket and high street. It s no coincidence that Canadian Hudson Bay spin-off Saks OFF 5TH decided to kick-off its expansion into Germany last summer by moving into Düssedorf s premium department store, Carsch-Haus. One of Düsseldorf s most impressive retail statistics is its very high purchasing power index of (national average = 100). This puts it in second place behind Munich among the seven German cities with the highest purchasing power. Another impressive statistic is Düsseldorf s per capita retail sales area of more than 1.65 m². A centrality index ranking of also puts Düsseldorf among the leading German cities (third place). Berlin Düsseldorf Frankfurt am Main Hamburg Cologne Munich Stuttgart Source: COMFORT Research & Consulting CATCHMENT AREA Source: COMFORT Research & Consulting, Base Map RegioGraph COMFORT City Report Düsseldorf of 12

4 Those statistics are largely due to the vast inner city catchment area, with some two million residents, extending far beyond the city boundaries into the Ruhr region to the north, Wuppertal to the east, Krefeld and Mönchengladbach to the west and Leverkusen to the south. The Rhine-Ruhr conurbation is also one of Europe s most densely populated regions. Düsseldorf is a very popular city for trade fair guests and tourists. There were an impressive 4.8 million overnight stays in 2017, some 40% of whom were foreign guests. These guests and tourists are naturally also part of the reason why the city has such an attractive international retail sector and such outstanding urban architecture projects. Key urban development projects include Kö- Bogen I and II, the new Wehrhahn underground rail and road tunnel under Schadowstrasse and Jan-Wellem- Platz, the redesign of the Schadowplatz plaza and the extension of the Schadowstrasse pedestrian zone. All these developments are making an important contribution to Düsseldorf's sustainable positioning as one of Europe s leading shopping cities. CITY RETAIL DATA Strukturdaten Structual data Berlin München Munich Hamburg Köln Cologne Frankfurt Stuttgart Düsseldorf Einzelhandelskaufkraft 2017 Retail purchasing power 2017 (Deutschland/Germany = 100,0) Einzelhandelsverkaufsfläche 2017 Retail sales area 2017 in m² / sqm 96,8 129,8 109,7 108,8 114,2 112,8 117, Anteil der Innenstadt in m² Share of the city centre im sqm Anteil der Innenstadt Share of the city centre 13,3% 27,1% 12,9% 19,9% 23,7% 37,2% 34,3% Einzelhandelsverkaufsfläche pro Einwohner Retail sales area per inhabitant 1,4 1,3 1,5 1,5 1,6 1,6 1,7 Flächenproduktivität in pro m² Space productivity in per sqm Flächenproduktivität Innenstadt in pro m² Space productivity of the city centre in per sqm Einzelhandelsumsatz 2017 in Mio. Retail turnover 2017 in million , , , , , , ,4 Anteil der Innenstadt in Mio. Share of the city centre in million 2.530, , , , , , ,0 Anteil der Innenstadt Share of the city centre 13,8% 30,2% 17,4% 23,0% 32,9% 40,0% 38,6% Einzelhandelszentralität 2017 Retail centrality 2017 (Deutschland/Germany = 100,0) Modezentralität 2017 Fashion centrality 2017 (Deutschland/Germany = 100,0) 106,7 114,4 113,2 121,4 102,7 117,3 114,4 156,3 221,9 173,6 198,9 202,4 209,8 224,3 Einzugsgebiet / Catchment area Einwohner in Mio. / Inhabitants in mill. 5,3 3,1 3,5 2,4 2,4 2,6 2,0 Quelle / Source: COMFORT - Research & Consulting, GfK GeoMarketing GmbH COMFORT City Report Düsseldorf of 12

5 PRIME LOCATIONS KÖNIGSALLEE PRIME RETAIL RENTS in EUR/m² One of the most popular promenades and luxury shopping miles in Europe Approx. 800 m long avenue accessible to traffic with a central reservation High footfall Mix of sectors from luxury and fashion labels High stay-awhile quality due to wide-ranging astronomic facilities with outdoor seating New tenants: Globetrotter, Fashionette, Coffee Fellows, Brabus/Sunseeker, Das Werk Rental price: approx. 285 EUR/m² (small), approx. 150 EUR/m² (medium) m² m² SCHADOWSTRASSE Consumer location with department stores and clothing outlets High footfall Best section in the pedestrian zone between Königsallee and P&C Weltstadthaus There is still a right" and a "wrong" side of the street in the section accessible to traffic positive development as a result of the establishment of a pedestrian zone from approx. 2018/19 and the Kö-Bogen II project New tenants: Rossmann, Urban Outfitters, Decathlon, Ecco, Calvin Klein, Frittenwerk, Thomas Sabo (Schadowplatz) Rental price: approx. 230 EUR/m² (small), approx. 120 EUR/m² (medium) m² m² FLINGER STRASSE "Young, approx. 300 m long pedestrian zone in the old town Predominately young fashion outlets Best section between Kasernenstraße and Mittelstraße New tenants: Saks OFF 5TH, Pylones, Benefit, YQOS Rental price: approx. 210 EUR/m² (small), approx. 100 EUR/m² (medium) m² m² MITTELSTRASSE / GRABENSTRASSE m² High street with good footfall Diversified sector mix Best section between Flinger Strasse and Carlsplatz / Kasernenstrasse New tenants: Diesel, Le Creuset, von Floerke Rental price: approx. 135 EUR/m² (small), approx. 72 EUR/m² (medium) m² COMFORT City Report Düsseldorf of 12

6 MAJOR DEVELOPMENTS ARE EN- HANCING DÜSSELDORF S METROPOL- Düsseldorf city centre has seen some impressive developments over recent years. Construction work on Kö- Bogen II commenced on Gustaf-Gründgens-Platz in Kö-Bogen II is a distinctive example of modern architecture. It is a building complex with a stepped design housing 20,000 m² of retail space and 5,000 m² of office space, plus a triangular pavilion with retail units for a drugstore, a supermarket in the basement and a food court on the ground floor. This project outside the Schauspielhaus theatre and the development of a new pedestrian zone on Schadowstrasse will provisionally conclude the extensive redevelopment of Düsseldorf s shopping district when it is completed, if everything goes to schedule, in Then, the seemingly endless series of construction sites, including the demolition of an overpass, the re-routing of a tram line, the construction of the tunnel under Jan-Wellem-Platz and the Kö-Bogen I development project, and all the negative impacts on footfall and business especially in the Schadowstrasse area will finally disappear, as will all the associated noise and dust. Post-development Düsseldorf will have a beautiful new urban landscape with metropolitan flair that will enhance the city as a retail location. Jürgen Kreutz does not believe that there will be any major shifts in Düsseldorf s retail structure. Königsallee is still the number one luxury high street. We have one of Europe s most popular luxury shopping boulevards! Königsallee s appealing atmosphere and high footfall make it unique among Germany s exclusive high streets, explained Kreutz. Luxury, upmarket and high street fashion retailers benefit from being located in a high-end neighbourhood with good accessibility and store facades that reflect or can be adapted to reflect the brand. Consumer-oriented retailers can count on high footfall and plenty of spontaneous purchases in accessible retail premises with large entrances. The Königsallee has everything: luxury labels as well as upmarket brands and high street retailers such as H&M and Zara. It also has a busy café and restaurant scene with outdoor seating, which adds to its appeal. It s a very successful concept, said Kreutz. The Königsallee has impressive footfall figures for this kind of a luxury location. Numerous prestigious international labels are queueing up for the opportunity to move into a retail unit on this internationally coveted shopping boulevard. Kö-Bogen II on Schadowstrasse COMFORT City Report Düsseldorf of 12

7 The southern section of Königsallee on the other side of Grünstrasse has always been much more diverse, and this image has become even stronger since Globetrotter, Coffee Fellows and Das Werk arrived to add even more retail formats. Mail-order company Pro-Idee opens its second store at a prime location in a deal brokered by COMFORT this spring. Luxury automobile company Brabus and yacht builder Sunseeker have rented premises on the opposite side, adding a touch of glamour to this section of the boulevard. The south section of Königsallee has diversified: COMFORT negotiated the leases for Das Werk at Königsallee 98 Luxury shopping, cafes & restaurants and promenade: the Königsallee has a lot to offer Cologne-based Koerfer Group has invested over 65 million euros in its CROWN project on the southern part of Königsallee to transform a former department store on the corner of Berliner Allee/Graf-Adolf-Strasse into a 10,000m² food temple. The Zurheide family, owners of the EDEKA supermarket chain, opened an exclusive supermarket in the basement on 22 March. It will be joined by premium restaurants and cafés on the ground floor, including a grill, a gourmet bistro, a sushi bar, a chocolate and ice-cream parlour, salad bars etc. The entire top floor will be a car park. The Kaufhof department store on Königsallee is the first of the Kaufhof stores in Germany to be given a new look at great expense (around EUR 32 million by 2018) by Canadian owner Hudson Bay Company (HBC). The new basement opened with a 1,600 m² ladies shoe department four times larger than the previous one and an extended lingerie range at the end of Conversion work is taking place while the store remains open. When it finishes, handbags and cosmetics articles (e.g. the Sephora shop that is already open) will be located on the ground floor, ladies fashions on the first floor, men s fashions and shoes on the second floor and an extended sports article and toy range on the third floor. All the redevelopments taking place on Königsallee are gradually blurring the segregation of the street into a banking side and a shopping side, added Kreutz. New tenants Versace, Barbara Frères, Zadig & Voltaire and Hermès are joining existing tenants Abercrombie & Fitch and Nespresso, which is a clear indication of the significant changes that are taking place here. The HINES complex on the west side of Königsallee is now at an advanced stage of construction. It is called the Kö- Quartier-Ensemble and comprises seven buildings including the Deutsche Bank property with the largest counter hall in Germany offering 55,000m² of office and retail space, 420 parking spaces and a 140 metre-long frontage facing onto Königsallee. The south section of Königsallee has diversified: COMFORT negotiated the leases for Coffee Fellows and Pro-Idee (coming soon) at Königsallee 92. Directly opposite, in the upper floors of Carsch-Haus on Flinger Strasse, HBC opened its first Saks OFF 5TH luxury outlet with designer fashions on 3,500 m² of retail space in In the past, off-price concepts haven t really taken off in Düsseldorf and this has also been the case at the stores that are already open. COMFORT City Report Düsseldorf of 12

8 metics, home accessories, shoes, leather goods and international sportswear labels. Many years ago Jades on Grabenstrasse sparked the evolution of this street connecting Königsallee and the Altstadt into an upmarket location. It was soon joined by numerous fashion labels such as Closed, Liebeskind, Caroline Bliss, ba&sh, the first Lilou jewellery store, Aesop and, in the future, Le Creuset. This has sustained the positive development of footfall figures. Grabenstrasse runs into Trinkausstrasse another connecting street between the Altstadt and Königsallee that has been upgraded following the modernisation of the famous Trinkauspassage shopping arcade and the arrival of tenants such as Hermés, Versace and 0039 Italy. The venerable Carsh-Haus with Saks OFF 5th Flinger Strasse is the street with the highest footfall in the old part of the city or Altstadt. Demand among upmarket retailers and consumers has developed very positively on Mittelstrasse, and even more so on Grabenstrasse, with the result that rents in that area have increased significantly in recent years. The genres of retailers in the historical Altstadt differ from street to street. Flinger Strasse has beautiful historical buildings housing young fashion labels. The Altstadt doesn t have many flagship stores, and the retail units there are smaller than those on Schadowstrasse. Several cosmetics concepts such as KIKO Milano, Vine Vera, Kiehls and Rituals on Flinger Strasse, Caudalie on Mittel-strasse and Aesop on Grabenstrasse have moved to the Altstadt in recent years. Trendy new retailers such as ba&sh (Grabenstrasse) or Levi s and Diesel (Mittelstrasse) have further enhanced the appeal of this area surrounding the mar-ket. Grabenstrasse and Mittelstrasse are high-end, trendy streets leading up to the famous weekly market on Carlsplatz that have been evolving into increasingly desirable locations for some years now. Mittelstrasse, which leads to the Carlsplatz market area, has a diverse mix of retailers. The stores here sell cos- KÖ-BOGEN II AS INITIATOR OF DI- VERSE OTHER DEVELOPMENTS The very successful example of urban planning and architecture, Kö-Bogen, the prestigious Kö-Bogen II retail property development project (all lettings are being handled exclusively by COMFORT) and the associated enhancement of Schadowstrasse when the pedestrian zone is completed in around 2020, will further enhance Düsseldorf s status as a retail location. The Wehrhahn underground rail and road tunnels under Schadowstrasse and Jan-Wellem-Platz have finally been com-pleted, providing a preview of just how attractive the city centre will be when all the development projects are finished. When the Kö-Bogen II project closes out in 2020, Düsseldorf will have an additional 20,000 m² of prime location retail space, raising the profile of the entire city centre especially the area around Schadowstrasse as a shopping destination. In mid-2017 the earthmovers arrived on Gustav-Gründgens-Platz to commence construction work that is expected to continue for another two years or so. The design by famous Düsseldorf architect Christoph Ingenhoven envisages two buildings with sloped rooves and stepped green facades. The larger of the two buildings will be 19 metres high and have four stories on one side, increasing to 29 metres and five stories on the other side facing Jan-Wellem-Platz. The second, smaller building next to the Dreischeibenhaus will be used for small restaurants and cafes. Many of the property owners on and around Schadowstrasse are introducing new concepts (e.g. Foto Koch), some of them development projects and some of them renovation projects, to upgrade the eastern shopping zone and increase footfall rates. Urban Outfitters opened a shop in a section of the Foto Koch store, CCC Schuhe COMFORT City Report Düsseldorf of 12

9 opened a shoe shop in the former Jack & Jones / Vero Moda store, and Decathlon moved into an almost 2,000 m² retail unit in the basement of the C&A building in October 2017, supplementing Düsseldorf s underrepresented sports segment. The Schadowstrasse shopping scene has now been augmented with new retail concepts such as Urban Outfitters, Calvin Klein, Ecco, a 1,200 m² Rossmann drugstore and the Frittenwerk restaurant. These recent, highly attractive urban and retail developments and investments in the regional capital of Düsseldorf have upgraded the city s national and international status. Auspicious: Kö-Bogen II Schadowstrasse: Urban Outfitters at Foto Koch Schadowstraße: Decathon Decathon in C & A s basement COMFORT City Report Düsseldorf of 12

10 INVESTMENT These positive developments have naturally impacted the investment market, raising Düsseldorf s profile as a sustainable investment location for German and international investors and consolidating its status as an investment hotspot. Egon Meiners-Hagen, COMFORT Managing Director with responsibility for Düsseldorf investment business, has reported a series of top level deals that went through in 2016, including the acquisition of Schadowstrasse 28 by Aachener Grund and the sale of the Karstadt department store on Schadowstrasse to CBRE Global Investors, the same company that purchased the Sevens shopping centre. Königsallee 36 (Kesting- Galerie) was purchased by the owner of the CENTRUM Group, Uwe Reppegather, number 26 was bought by a Düsseldorf family office and number 106 by a famous Düsseldorf property tycoon. PURCHASE PRICE FACTOR from ,0 25,0 15,0 32,0-34, City centre investment business was much quieter in 2017 as a result of the low availability of suitable properties. The property market is booming in Düsseldorf and demand for prime locations exceeds supply by far. This drove up property prices substantially last year. The yields on properties in genuine prime locations are now around 3%. However, on some properties in exceptional locations such as Königsallee it is considerably lower. IQOS on Flinger Straße COMFORT CITY RANKING Demography / (socio-)economy Retail trade Location and real estate Using a scoring model, the parameters cover three major areas, within which individual sub-indicators are also analysed. In detail these are as follows: Demography/(socio-)economic index (Parameters for population/development, GDP, employment, unemployment, tourism, retail purchasing power) Retail trade index (Parameters for the catchment area: population size and level of demand, retail centrality, fashion centrality, as well as city centre sales, sales areas and sales-area productivity) Location and real-estate index (Parameters for the rents of small/mediumsized spaces, location / retail space structure of the city centre, industry/operator mix in the city centre, rental demand, intensity of demand [Overall rental space demand in m2 in relation to the available retail spaces in the city centre]) COMFORT City Report Düsseldorf of 12

11 COMFORT CITY RANKING Düsseldorf has a top position in the COMFORT City Ranking alongside the much larger cities of Berlin and Hamburg (number 2 in Germany, scoring 90 of 100 achievable points). This is predominantly due to the high concentration of retailers in Düsseldorf city centre, its expansive catchment area and its population s high spending power. Retailer quantity, quality and diversity, and retail property performance, are the factors that have secured Düsseldorf its excellent ranking position. The COMFORT City Ranking is a substantiated annual benchmarking based on 35 sociodemographic, economic, retail and property-related that COMFORT compiles every year. METROPOLITAN COMPARATIVE SCORING (IN %) Munich Stuttgart Hamburg Berlin Frankfurt Düsseldorf Cologne SUMMARY AND OUTLOOK The end is in sight! North Rhine-Westphalia's state capital is moving into the end phase of the comprehensive urban modernisation and enhancement project that commenced in It began with the construction of Kö-Bogen I, continued with the demolition of the overpass, the completion of the road tunnel and the Wehrhahn underground rail line and moved on to the spectacular Kö-Bogen II development and the new pedestrian zone on Schadowstrasse. It now looks increasingly probable that the latter two major developments will be finished by the beginning of the next decade. The very positive resonance of these developments on the Düsseldorf retail sector throughout the city centre is already evident today. Although Düsseldorf has always offered consumers a comprehensive, attractive and diverse choice of shopping locations and city centre high streets with different profiles, the retail scene is now also moving forward into the future as the face of the city changes. Many owners and retailers are anticipating new opportunities and, despite the negative effects of the construction work, they are either already anchored in position or in negotiations to lease stores, especially on Schadowstrasse. New and interesting location clusters have formed on the west side of Königsallee, in the area surrounding Mittelstrasse, Grabenstrasse and on Carlsplatz whereby Flinger Strasse is still the clear number one prime location in the Altstadt. The Königsallee's attractive atmosphere and high footfall will sustain its unique status among Germany's luxury high streets and it's still the place to go for luxury shoppers in entire North Rhine- Westphalia. This applies to the section as far as Grünstrasse. Beyond that, the southern section of Königsallee has become much more diverse recently after a series of popular and interesting labels found their new home there. All these factors contribute to the stable outlook for Düsseldorf as a retail location and the city centre rental and investment market. Current and foreseeable developments will consolidate and even significantly strengthen Düsseldorf city s long-term USP versus other cities in the region and shopping centres in the city. COMFORT City Report Düsseldorf of 12

12 CONTACT For further questions and / or detailed information / materials do not hesitate to contact us: LEASING / INVESTMENT JÜRGEN KREUTZ COMFORT Düsseldorf Fon: Mobil: kreutz@comfort.de INVESTMENT EGON MEINERS-HAGEN COMFORT Düsseldorf Fon: Mobil: meiners-hagen@comfort.de RESEARCH & CONSULTING OLAF PETERSEN COMFORT Research & Consulting Telefon: Mobil: petersen@comfort.de Editor: COMFORT Holding GmbH Kaistraße 8A Düsseldorf About the COMFORT Group: Since it was founded in 1979, the COMFORT Group has specialised in the sale and letting of commercial properties, specialist stores and retail units. As a proven retail property expert, COMFORT makes its knowhow available via a consultancy services portfolio which includes expertises, second opinion appraisals and third party due diligence reports. It also provides shopping centre consultancy services and has a separate Luxury Retail unit. The retail specialist is also exclusive partner of Cushman & Wakefield for retail property letting in Germany. The COMFORT Group is headquartered in Düsseldorf, and has offices in Berlin, Düsseldorf, Hamburg, Leipzig, Munich, Vienna and Zurich. Media Contact: Karolina Müller, Head of Corporate Communications Kaistraße 8A, Düsseldorf / Fon: / mueller@comfort.de DEFINITIONS Rents in prime locations All statements pertaining to rents are to be read with the following in mind: New rent contracts drawn up in absolutely prime business locations for fictive, purely ground floor sales areas; ideal shop space has groundlevel, step-free access, is fitted out to a high standard and, as far as possible, its layout is at a right angle to a shop window with a minimum length of 6 m (for a size of m²) or 10 m (for m²); peak rents in EUR per m², per month, plus statutory VAT and service charges Purchase price factors The purchase price factors, shown in their full range, serve as a general orientation for the currently achievable purchase price for commercial buildings (rental income from retail > 60%, current rent at around market level) with a typical sales volume in the prime location of the respective city. Technically, the purchase price factor represents the multiplier for calculating the purchase price of a commercial building without a maintenance backlog, when multiplied with the respective annual net rent. Share of city centre Figures in percentage. This value indicates the share of the city center in sales revenue or in the sales space of the entire city area. Purchasing power, Centrality parameters The purchasing power index complements the information on population size for a given location with qualitative criteria. The average value has been standardised nationwide at 100. A value above 100 signals that a location has above average purchasing power potential. However, the purchasing power index does not provide any information as to whether the available capital is in fact spent in the location in question or not. The centrality indicator shows whether, on balance, purchasing power is flowing into or away from a particular location. A value over 100 indicates that the inflow of purchasing power from the surrounding area is higher than the outflow from the city. The centrality indicator thereby sheds a special light on the attractiveness of a location for the retail trade. Fashion centrality Analogous to the industry-wide centrality parameters (= retail centrality), the fashion centrality indicator sheds light on the situation in an important subsector the key city-centre segment fashion, which in turn comprises the two product segments clothing/textiles and shoes/leather products. Catchment Area Cartographic representation of geographic areas in terms of the city s importance to their resident population as a shopping destination. Blue represents the core city area (zone 1) and red represents the immediate and extended catchment area (zone II). COMFORT City Report Düsseldorf of 12