RESEARCH

LOGISTICS 2016

SUB-SAHARAN AFRICA’S EMERGING LOGISTICS PROPERTY SECTOR LOGISTICS AFRICA 2016 RESEARCH

FIGURE 1 Sub-Saharan Africa prime LOGISTICS PROPERTY TRANSPORT INFRASTRUCTURE logistics rents IN AFRICA CHALLENGES 25 The logistics sector is an emerging focus for property Overcoming Africa’s poor transport infrastructure is a major

20 development in Sub-Saharan Africa. challenge to logistics operators.

Modern logistics property is currently support modern retailing, distribution and Poor transport infrastructure is an Africa. Current major projects include the example, projects underway exploring 15 scarce across much of the Sub-Saharan manufacturing practices. inhibitor to the growth of many African East African standard gauge railway which the use of cargo drones. Foster + region, but there is a growing need for logistics markets, with road and rail links aims to connect , Uganda, Rwanda Partners has unveiled plans for a Key property investor/developers such high quality new development. Driven between key economic hubs remaining droneport in Rwanda, which would be 10 as Actis and RMB Westport, responsible and South , and the West Africa rail largely by the growth of Africa’s middle patchy. Although there is a Trans-African used to transport medical supplies and for many of Sub-Saharan Africa’s most loop connecting Côte d’Ivoire, Burkina U$S PER SQ M MONTH classes and the associated expansion Highway network, first conceived by the commercial goods via unmanned flying modern property developments, have to Faso, Niger, Benin, Togo and Nigeria. 5 of its consumer markets, there is rising United Nations Economic Commission vehicles. Drones could allow logistics date largely focused on retail and office However, infrastructure improvements will demand for high quality logistics space for Africa in the 1970s, large parts operators to move goods to locations projects and there has been limited struggle to keep pace with the astonishing from retailers and consumer goods remain unbuilt and many sections are without reliable road networks and may 0 activity in the logistics sector. However, speed at which Africa’s cities and manufacturers seeking to expand in poor repair and essentially unusable prove to be a “leapfrog” technology logistics development activity is on economies are growing. Kigali Abuja Accra Dakar Lagos

Harare as trade routes. The cost of moving Luanda Abidjan their African operations and improve for Africa, in the same way that mobile Maputo Kampala Lilongwe Kinshasa the rise, and Actis is a partner in York Windhoek

Cape Town distribution networks and supply chains. goods in Africa is, on average, estimated Innovative solutions have been proposed telecommunications have allowed many Commercial Park, a modern development Dar es Salaam Such occupiers demand properties built to be two or three times higher than in to overcome Africa’s challenging Africans to skip fixed-line networks and in Lusaka, Zambia, which is Actis’ first Source: Knight Frank Research to high technical specifications that developed countries and transport costs transport infrastructure. There are, for move straight to wireless technology. major logistics project in Africa. can represent as much as 50-75% of the Other investors seeking to expand their retail price of goods. The poor quality of Sub-Saharan portfolios have been recently road and rail networks forces logistics active; for example, Mara Delta – a companies such as DHL Express to Logistics Performance Index, 2016 – Top 20 countries fund created from the merger of Delta transport the majority of its cargo by air. in Sub-Saharan Africa Africa and Mara Diversified Property The LPI is a World Bank survey of operators providing feedback on the logistics Traffic congestion within major cities “friendliness” of countries Holdings – has acquired the Bolloré/ can also impact logistics operators. Plexus warehousing complex in Pemba, In some cities, including Lagos, there Sub-Saharan Global Rank Country LPI Score Mozambique. Middle Eastern developers are restrictions on lorry movements Africa Rank (out of 160) (out of 5) have also targeted the sector; Kuwaiti- during the day, forcing deliveries to be based Agility has ambitious plans to create made at night. It can therefore be in the 1 20 3.78 a network of logistics hubs across Africa, interests of both local governments and 2 42 Kenya 3.33 while Dubai’s DP World has been granted property developers for logistics parks a concession to develop and operate a 3 57 3.05 to be located well away from busy city The Port of Durban new logistics centre in Kigali, Rwanda. 4 58 Uganda 3.04 centres. Congestion around seaports and competition for limited warehouse 5 61 2.99 As with all commercial property sectors, space has also led to a trend towards the 6 62 Rwanda 2.99 the logistics market in South Africa FIGURE 2 is the largest and most sophisticated development of inland dry ports. Logistics market drivers in Sub-Saharan Africa 7 79 Namibia 2.74 in the Sub-Saharan region. There are In Lagos, logistics development has been Responses from logistics industry professionals to the question: “What do you perceive to be the 8 81 Burkina Faso 2.73 most significant driver of growth in the emergence of Africa’s logistics market?” numerous modern logistics parks across encouraged away from the city itself, and 9 84 Mozambique 2.68 South Africa, and new developments two of the main industrial areas serving 30% 10 88 Ghana 2.66 continue to add to the country’s stock. Lagos are in neighbouring Ogun State; 2015 2016 Ongoing and upcoming development the Agbara Estate, to the west of the 11 90 Nigeria 2.63 25% projects include Lords View Industrial city, is a well-established industrial area, 12 92 Togo 2.62 Park and Klipriver Business Park near while a new hub is emerging at Sagamu, 20% 13 95 Côte d'Ivoire 2.60 Johannesburg, Cornubia Industrial and to the north of Lagos, where Nestlé has 14 98 Comoros 2.58 Business Estate and Clairwood Logistics established a factory. In Nigeria, power 15% 15 100 Niger 2.56 Park in Durban and Montague Business supply issues are also a major concern for Park in . logistics operators, and many companies 10% 16 107 Burundi 2.51 % OF RESPONDENTS require that they are located at industrial South African logistics property 17 109 Mali 2.50 parks served by gas pipelines. 5% developers are increasingly looking to 18 114 Zambia 2.43 transfer their expertise to projects in the There are numerous large-scale transport 0% 19 115 Benin 2.43 Growing middle Mineral and New oil and Rapid Stronger Increased FDI rest of Africa, and this may result in a infrastructure projects currently underway class and consumer resource gas discoveries infrastructure agricultural 20 125 Republic of the Congo 2.38 wave of new development across the rest across the continent, which should help spending demand development demand Source: World Bank of the continent. to improve transport connectivity within Source: Transport Intelligence

2 Please refer to the disclaimer at the end of this report 3 LOGISTICS AFRICA 2016 RESEARCH

SKIKDA RADES PORT PORT

TANGER Algiers Tunis MED

Rabat Tripoli PORTS OF Casablanca ALEXANDRIA / DAMIETTA EL DEKHEILA PORT PORT 1 SAID SUEZ CANAL PORT DEVELOPMENTS TRANSPORT 1 INFRASTRUCTURE Around 90% of Africa’s trade happens by sea, 3 2 IN AFRICA making its ports crucial points in logistics networks. 4 Trans-African Highway network Despite its reliance on sea transport for international trade, Sub-Saharan Africa’s PORT SUDAN Cairo - Dakar ports are small by global standards. 1 Nouakchott Durban, the region’s busiest container 2 Algiers - Lagos port, handles approximately 2.7 million PORT OF Dakar twenty-foot equivalent units (TEUs) DAKAR 3 Tripoli - Cape Town Niamey per year, less than one-thirteenth of Banjul PORT 5 6 the volume handled by the world’s Bamako Kano N’Djamena 4 Cairo - Cape Town Bissau Ouagadougou Djibouti busiest port Shanghai. Over the coming Conakry 5 Dakar - N’Djamena decades, the ports of Sub-Saharan Addis Ababa Africa will require substantial expansion Freetown Lagos 6 N’Djamena - Djibouti and modernisation in order to cope with 7 Monrovia LoméCotonou the greater trade volumes that should Accra Dakar - Lagos Abidjan 7 accompany its population growth and Bangui Yaoundé 8 economic development. PORT OF DOUALA 8 Lagos - Mombasa ABIDJAN PORT Kampala There are currently a large number of port PORT Libreville 3 Beira - Lobito Badagry, Nigeria OF TEMA PORT 9 development projects proposed or under OF APAPA Nairobi construction across Sub-Saharan Africa, The Badagry MegaPort and Free involving both the expansion of existing Brazzaville Mombasa Zone project is located about 55 km Kinshasa facilities and the creation of entirely PORT OF west of Lagos. It is expected to MOMBASA Major cargo airports new ports. Five of the largest new port have an annual throughput capacity Dar es Salaam Major container ports schemes are highlighted on the map to the of 1.8 million TEUs and is being Luanda 4 PORT OF right. A common feature of many of these DAR ES SALAAM Major new port developments developed by a public-private PORT OF projects is the involvement of Chinese LUANDA partnership involving a private firms, whether as investors financing the Lobito 9 consortium led by the Dutch port projects or contractors building them. The PORT OF operator APM Terminals. LOBITO most ambitious of the new port schemes aim to become the dominant ports within Lusaka their regions; for example, the new ports Lekki, Nigeria Lamu, Kenya at Lamu in Kenya and Bagamoyo in Tanzania are being positioned to compete Lekki Deep Seaport is situated within Beira PORT OF PORT LOUIS Lamu Port is planned for construction BEIRA (MAURITIUS) with existing ports at Mombasa and Dar the Lagos Free Trade Zone (LFTZ), about 300 km north of the existing es Salaam to be the largest in . to the east of the city of Lagos. It is WALVIS Windhoek port at Mombasa. The China scheduled for completion in 2019, BAY Port locations are important hotspots Communications Construction with an annual throughput capacity Gaborone Johannesburg for logistics operators and property Company (CCCC) has won a contract of 2.7 million TEUs. The port is a Maputo developers in Sub-Saharan Africa. It PORT OF to build the first three berths of the public-private partnership between Kribi, Cameroon 3 MAPUTO Bagamoyo, Tanzania is logical for firms building distribution port. The port is part of the wider the federal government, the state LAPSSET (Lamu Port-South Sudan- networks in African countries to locate A new port is under development Bagamoyo is a proposed new port, government and Singapore’s Tolaram Durban Transport Corridor) project, their logistics hubs near to ports, at Kribi, to effectively replace PORT OF 75 km north of Dar es Salaam, which Group, with construction work DURBAN which also involves the building especially given the time and cost Cameroon’s main existing port 4 would be capable of handling 20 million handled by China Harbour Engineering of transport infrastructure and oil involved in transporting goods to inland at Douala, 150 km to its north. TEUs per year, making it the largest in Company (CHEC). Cape PORT OF pipelines connecting Kenya, South commercial centres. Construction work is set to commence Town NGQURA Africa. The project has an estimated PORT OF Sudan and Ethiopia. on the second phase of the port, due PORT OF PORT ELIZABETH cost of about US$11 billion and is CAPE TOWN for completion in 2020, after financing partly funded by China Merchants was arranged with the Export-Import Holdings International and Oman’s Bank of China. State Government Reserve Fund.

4 5 LOGISTICS AFRICA 2016 RESEARCH

Pioneers of online retailing in Africa but third party companies are also used, innovations to logistics property formats ONLINE RETAIL AND include websites such as Jumia and especially in hard-to-reach locations. continue to emerge in response to Konga in Nigeria, Zando and Takealot in changing needs. A developing property These firms’ supply chain networks are South Africa and Rupu and Mamamikes type in western markets is the returns relatively unsophisticated compared with MODERN SUPPLY CHAINS in Kenya. All of these are young processing centre; a dedicated facility those operated by major online retailers companies established within the last responsible for the handling of returned in western markets. The diagrams below The growth of online retail markets will influence future six years. goods. Technical specifications show simplified models of a Nigerian demanded by online retailers may include demand for logistics property in Africa. Jumia and Konga, the Nigerian market online retailer’s supply chain and that leaders, were both founded in 2012 of a major US online retailer. In western cross-docking, which allows goods The rise of retail e-commerce, which number of unique mobile subscribers and have since rapidly grown their countries, retailers like Amazon make coming to a warehouse to be transferred “Africa’s online retail is currently estimated by the research reached 381 million in 2016. Mobile businesses. Both operate central use of huge e-fulfilment centres that can from an inbound carrier to an outbound sector has started to house eMarketer to be a US$2 trillion users in Africa are increasingly migrating distribution warehouses in Lagos; Jumia be well in excess of 100,000 sq m. From carrier without needing to actually enter the warehouse or being put away for grow at a fast pace, global industry, has shaped logistics to smart devices, as these become with a facility of over 8,000 sq m and these central facilities, orders are typically property markets worldwide over the more affordable. GSMA estimates that Konga with a warehouse in excess of sent to sortation centres or parcel hubs storage. Cross-docking facilities are not driven primarily by the last decade. International retailers have smartphone connections represented 11,000 sq m. Jumia has built a network of at which they are sorted by zip code generally offered by the older warehouse increased penetration increasingly demanded properties suited 23% of total mobile connections in Africa 18 delivery hubs in other major Nigerian or postcode, before being sent to local stock present in many African markets. to the efficient fulfilment of online orders. in 2015, but they are forecasted to be the cities and has also expanded into ten centres responsible for last mile delivery. If the rise of e-commerce in Africa of smart mobile However, online retail is a still a nascent majority by the end of the decade. additional African markets. However, goods may take a variety continues to follow the path taken sector in much of Africa; even in South of routes through the warehouse devices into the Mobile phones are the most prevalent Traffic congestion in Lagos makes last- by western markets, demand will be Africa, the most sophisticated retail network, depending on the type of communications technology in Africa, mile delivery particularly challenging for generated for an increasingly sophisticated continent’s markets.” market in the Sub-Saharan region, online product and the urgency of an order. with consumers using them for tasks that these firms, and orders are generally range of logistics properties. However, sales are only just expected to reach 1% Goods may, for example, be sent for might be more commonly performed on fulfilled using small vehicles such as vans when planning their logistics property of the overall retail market in 2016. This is delivery by local postal services or third laptops or desktop computers elsewhere and motorcycles able to weave their way networks in Africa, retailers will need to be a threshold which was passed more than party delivery companies at different in the world. Mobile banking has been through the traffic. “Pick-up stations” are mindful of the particular challenges posed a decade ago in many developed markets. stages in the process. embraced by African consumers, and offered as locations at which customers by the regional transport infrastructure While small by global standards, Africa’s many online retailers receive the majority can collect their orders. Both Jumia and International online retailers’ supply and the potential impact of disruptive online retail sector has started to grow of their orders via mobile phones. The Konga have their own delivery teams, chain practices are still evolving, and technologies such as drones. at a fast pace, driven primarily by the growth of smartphone usage across increased penetration of smart mobile Africa will support the continued rise devices into the continent’s markets. of online retail activity; Frost & Sullivan Sub-Saharan Africa is the fastest growing forecasts that e-commerce in Africa will ONLINE RETAIL SUPPLY CHAINS mobile phone market in the world, with be worth US$50 billion in 2018, up from Nigeria online retail supply chain US online retail supply chain GSMA Intelligence estimating that the US$8 billion in 2013.

FIGURE 3 FIGURE 4 GOODS GOODS Value of the African Smartphone subscriptions in Africa MOSTLY IMPORTED FROM SUPPLIERS/IMPORTERS/MANUFACTURERS e-commerce industry (forecast) (forecast)

E-FULFILMENT CENTRE DISTRIBUTION CENTRE 100,000 sq m 10,000 sq m Alternative delivery route

2018 2020 SORTATION Alternative delivery route CENTRE 10,000 sq m US$50 billion 525 million LOCAL DELIVERY THIRD PARTY CENTRE DELIVERY 1,000 sq m COMPANY LOCAL DELIVERY LOCAL POSTAL CENTRE SERVICE/THIRD PARTY 5,000 sq m DELIVERY COMPANY PICK UP PICK UP STATION STATION PICK UP RETURNS POINT CUSTOMERS CUSTOMERS IN OTHER CUSTOMERS IN PROCESSING IN LAGOS MAJOR CITIES REMOTE AREAS CENTRE 2013 2013 CUSTOMERS US$8 billion 72 million Returned goods Source: Knight Frank Research Source: Frost & Sullivan Source: GSMA Intelligence

6 7 LOGISTICS AFRICA 2016 RESEARCH

MAJOR LOGISTICS AND Kampala Industrial and Business Park (KIBP) INDUSTRIAL PROPERTY Namanve, Kampala, Uganda DEVELOPMENTS ACROSS Developed by the Uganda Investment Authority, the KIBP is intended to be Uganda’s flagship industrial park. It has 2,200 acres of land which has been fully SUB-SAHARAN AFRICA allocated to a total of 260 investors.

KenGen Industrial Park Olkaria, Kenya

The Kenya Electricity Generating Company has Mauritania earmarked 1,300 acres for the development of an PK24 Industrial Zone industrial park at the site of its Olkaria Power plant. Mali Abidjan, Côte d’Ivoire Niger

PK24 is a new industrial zone on the northern outskirts of Abidjan, covering 940 hectares. The first phase of Tatu Industrial Park 200 hectares is being constructed by China Harbour Chad Nairobi, Kenya Burkina Engineering Company (CHEC), and Heineken has been Faso announced as the first occupier. Guinea Part of Tatu City, Rendeavour’s large-scale urban Benin development project, Tatu Industrial Park comprises Ghana Nigeria 420 acres of serviced land suitable for light industrial, Côte Ethiopia warehouse and logistics uses. Unilever has entered d’Ivoire South Sudan Agility Distribution Park Central into a Memorandum of Understanding to acquire Tema, Accra, Ghana African Republic 70 acres of land at the park for the expansion of its Cameroon manufacturing operations in Kenya. The Kuwaiti developer Agility is in the process of building a 100,000 sq m logistics park on a 40 acre site at Tema Somalia Free Zone, east of Accra. This is one of a series of Republic logistics hubs which Agility plans to build across Africa. of the Uganda Gabon Congo CoastDryport Democratic Soga, Tanzania Republic Rwanda Kenya Agbara Estate Lekki Free Zone of the Congo The US-based Black Ivy Group has plans to build a Agbara, Lagos, Nigeria Lekki, Lagos, Nigeria dry port and intermodal logistics park at the village of Soga, west of Dar es Salaam. The 500 acre site will The Momentum Africa Real Estate Fund, which was Located on the Lekki Peninsula in the south east of be served by two dedicated rail lines. launched in 2015, has announced plans to invest in the Lagos State, Lekki Free Zone is intended to be a Tanzania further development of the Agbara Estate, an industrial and new industrial city, built on land with a total area of 30 logistics hub in Ogun State, west of Lagos, which is home to sq km. The masterplan includes a commercial and manufacturers such as Unilever, Nestlé and Procter & Gamble. logistics park covering 1.5 sq km. Angola Pemba Industrial Park Malawi Pemba, Mozambique Zambia DP World Kigali Logistics Centre Pemba Industrial Park, a 22 acre development Kigali, Rwanda with the involvement of South African investor Atterbury, is one of several logistics projects in Dubai’s DP World has been granted a concession to Mozambique Madagascar Pemba, a strategically important city at the heart of develop and operate a new logistics centre in Kigali. The Mozambique’s recent oil and gas boom. first phase will be built on 90,000 sq m of land and will Namibia comprise a 12,000 sq m container yard and a 19,600 sq m warehousing facility. Botswana

York Commercial Park Clairwood Logistics Park Lusaka, Zambia Lords View Industrial Park Durban, South Africa Guateng, South Africa The South African developer Improvon, in conjunction Fortress Income Fund has begun the construction of with emerging markets specialist Actis, is developing Construction of Lords View Industrial Park began in a major new logistics park on the former Clairwood a modern logistics park in the south of Lusaka, which 2013 and will be completed in eight phases. Unilever South Africa Race Course in South Durban. The park is planned is the first of its type in Zambia. The park’s first phase is among the first tenants, opening a 40,000 sq m ice to have 350,000 sq m of warehousing space, with was completed in early 2016. cream factory on the park in 2015. completion expected in 2020.

8 9 LOGISTICS AFRICA 2016 RESEARCH

LOGISTICS SPOTLIGHT: LUSAKA, ZAMBIA Zambia’s geographical position, at the intersection of Southern, Eastern and Central Pick n Pay and Spar, all of whom The food and beverage sector is a major The continued expansion of South have made Zambia a key part of their growth industry within Zambia, and African, international and Zambian Africa, makes it one of the most promising logistics locations in Sub-Saharan Africa. expansion plans in the Sub-Saharan multinationals such as Coca-Cola and companies is expected to generate region. At present, many retailers import Pepsi have established operations in the demand for increasingly sophisticated goods directly from South Africa and country. This sector is a key source of logistics properties in Lusaka. This will The Zambian capital Lusaka is a key conjunction with Improvon, a African and international developers may make use of small storage facilities at warehousing demand, albeit food and be accompanied by a continued shift in logistics hub at the crossroads of leading South African warehouse and be encouraged to commence similar their stores, but as retailers gain critical beverage companies generally build their activity from the existing industrial area to trans-African transport corridors running logistics developer. projects in other African markets. mass within Zambia, they will increasingly own facilities, while retailers prefer to emerging hubs such as the area around from north to south, and from east to require large centralised warehouses. lease warehouses. Road. York Commercial Park is the first In addition to York Commercial Park, west. Major routes through Lusaka modern logistics and industrial park other major developments in Lusaka include roads connecting it with ports of its type in Zambia, and offers units include Roma Park, a large-scale urban in South Africa, Mozambique, Tanzania ranging from 500 sq m to over 20,000 development project by Renaissance DR CONGO/ and Namibia. TANZANIA sq m, with options to lease or buy Partners and CPD Investments, which The north-south corridor from South buildings constructed on a built-to- includes a logistics and industrial T2 Africa through Zambia is currently the suit basis. It is under development on component. Roma Park is one of six LUSAKA busiest route for freight coming in and a 40 hectare site and the first phase, areas across Zambia to have been out of the country. However, importing comprising infrastructure and an initial designated by the government as a Multi goods to Zambia is a lengthy process; 5,000 sq m speculative building, was Facility Economic Zone (MFEZ). These Kenneth Kaunda International Airport it usually takes around a week for completed in early 2016. The first zones are intended to attract investment goods to be transported from the port

tenant, taking 2,500 sq m of this by offering tax incentives to companies Road North Great (North-South Corridor) (North-South of Durban to Lusaka, with freight building, is the South African firm Global operating from them. Within the capital, needing to pass through two border Roofing Solutions. there are additional Multi Facility MALAWI/NORTHERN posts before reaching Zambia. Economic Zones at Lusaka South and MOZAMBIQUE Several large Zambian and multinational Lusaka East. T2 T4 As a landlocked nation, Zambia is companies are known to be considering reliant on its road and rail connections taking space in the park, and it is Future demand for modern logistics with other countries, but its domestic Great East Road attracting particular interest from firms space in Zambia is expected to be (East-West Corridor) transport infrastructure is relatively good seeking to move from outdated premises largely driven by retailers and companies T4 compared with some of its neighbours. 2 in the existing industrial area. The take- from the food and beverage sector. 3 Lusaka is currently undergoing major up of space at the park will be keenly The formal retail sector is dominated by 1 Heavy Industrial Area 1 Manda Hill Shopping Centre road improvements, including the monitored and, if it is successful, South South African chains such as Shoprite, Light Industrial Area 2 East Park Mall T4 construction of an Inner Ring Road, CBD 3 Arcades Shopping Mall ANGOLA / 4 the first phase of which was completed NAMIBIA Emerging CBD 4 Levy Shopping Mall M9 Mumbwa Road M9 York Commercial Park 5 Cosmopolitan Mall in 2014. (East-West Corridor) D152 Roma Park Logistics and industrial market activity Leopards Hill Road Lusaka East MFEZ T2 has historically been concentrated in the Lusaka South MFEZ industrial area to the west of Lusaka,

Kafue Road Corridor) which mostly comprises older units (North-South lacking modern design features such as 5 cross-docking and intermodal facilities. D152 Traffic congestion has made access to the industrial area increasingly difficult D152 and there is little land available for new development, pushing developers to seek sites elsewhere in the city.

The most significant current logistics development in Lusaka is York Commercial Park, located 6 km south T2 SOUTH AFRICA/ ZIMBABWE/BOTSWANA of the CBD on Kafue Road. This project York Commercial Park is under construction by Actis in

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