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Kartläggning Av Transaktionsmarknaden I Stockholms Län 2019

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Kartläggning Av Transaktionsmarknaden I Stockholms Län 2019 EXAMENSARBETE SAMHÄLLSBYGGNAD, CIVILINGENJÖR FASTIGHETSEKONOMI OCH FASTIGHETSJURIDIK GRUNDNIVÅ, 15 HP STOCKHOLM, SVERIGE 2020 Kartläggning av transaktionsmarknaden i Stockholms län 2019 En analys av investeringspåverkande faktorer i olika lägen Madeleine Jakobik, Johannes Sennerö 1 KTH INSTITUTIONEN FÖR FASTIGHETER OCH BYGGANDE Bachelor of Science thesis Title Real Estate Transaction Market in Stockholm County 2019 Author(s) Madeleine Jakobik, Johannes Sennerö Department Real Estate and Construction Management TRITA number TRITA-ABE-MBT-20582 Supervisor Henry Muyingo Keywords Transactions, real estate investments, investment category, location classification Abstract 2019 was a record year in transaction volume in Stockholm's commercial real estate market. A variety of investor categories were involved in transactions in Stockholm County. The locations where real estate investments are made are categorized by the municipality and its property type according to the location's attraction on a scale with AA, A, B, C, and D where AA is the most attractive location and D the least attractive location. An A-location in one municipality is not necessarily comparable with an A-location in another municipality, where the city in general has the most attractive locations. This has aroused interest in finding links between investor categories and the locations of real estate investments in Stockholm County as well as between Stockholm municipality and other municipalities in a comparison. As a deeper study, an analysis is carried out to explain how factors affecting real estate investment in an A-location can differ between different municipalities. Investments in A-locations are chosen to analyze since it no matter municipality is supposed to be an attractive location and A-locations have more available data than AA-locations. The method used to find links between investor categories and the locations of investments in Stockholm County, Stockholm Municipality, and its other municipalities has consisted of mapping and analyzing transaction data over Stockholm County 2019. To understand how factors affecting investments differ between A-locations in different municipalities in Stockholm County a survey based on the theory of investment influencing factors has been implemented. The transaction data shows a variation of investor categories in different locations, both in Stockholm municipality and other municipalities. Examples of what the data shows are that the most active investor categories in AA-locations were private real estate companies and “other investors”, and that the opportunistic real estate funds only were involved in transactions in B- locations in Stockholm municipality. The survey shows that there are some similarities in factors affecting the investments in industrial properties between municipalities. Investing in industrial properties in an A-location appears to be linked to all levels of the location: micro, neighborhood, and the attractiveness of the neighborhood. Furthermore, there was a general attitude that proximity to the highway and high technical standards were positive factors for investing in industrial property. Reasons for investing in a property for residential purposes appear to be strongly linked to how the detailed development plan in the area matches the investor's intention of buying the property, which in short-term doesn’t have anything with the location itself to do, but in the long term can affect the neighborhood. Other factors for investing in a property for residential purposes may be related to the neighborhood where community service and urban environment were considered attractive factors for a location. An interesting difference when it comes to real estate investments with housing development purposes is that the physical factors seem to have a lesser impact for the investor in Stockholm municipality, compared to Täby where the investor considered it very important. Acknowledgement This thesis is written in the spring of 2020 for the Royal Institute of Technology in Stockholm. The thesis is part of the civil engineering program with a specialization in real estate economics and law. A big thank you to all the people who took the time to answer questions, contribute data for our analysis, and participated in the survey. Finally, we would also like to extend a big thank you to Henry Gonza Muyingo who served as our supervisor during this bachelor's thesis. Stockholm, May 2020 Madeleine Jakobik, Johannes Sennerö 3 Examensarbete Titel Kartläggning av transaktionsmarknaden i Stockholms län 2019 Författare Madeleine Jakobik, Johannes Sennerö Institution Fastigheter och Byggande TRITA nummer TRITA-ABE-MBT-20582 Handledare Henry Gonza Muyingo Nyckelord Transaktioner, fastighetsinvesteringar, investerarkategorier, lägesklassificeringar Sammanfattning År 2019 var rekordår i transaktionsvolym på Stockholms kommersiella fastighetsmarknad där en mångfald av investerarkategorier var aktiva. De lägen där fastighetsinvesteringar görs kategoriseras kommunvis för fastighetstyper efter lägets attraktion på en skala som benämns AA, A, B, C, och D där AA är det mest attraktiva läget och D det minst attraktiva läget. Ett toppläge i en kommun kan inte jämföras med ett toppläge i en annan kommun trots att de båda kan ha samma klassificering, exempelvis A. Generellt för branschen är att de mest attraktiva lägena finns i Stockholms innerstad. Detta har väckt intresset för att finna samband mellan investerarkategorier och fastighetsinvesteringars lägen i Stockholms län som helhet samt mellan Stockholms kommun och Övriga kommuner i jämförelse. Som en fördjupning utförs en analys i hur investeringspåverkande faktorer i ett A-läge kan skilja sig mellan olika kommuner, där A-lägen valts för att det finns mer data att tillgå än för AA-lägen. Metoden som använts för att finna samband mellan investerarkategorier och investeringars lägen i Stockholms län, Stockholms kommun och dess övriga kommuner har bestått av att kartlägga och analysera transaktionsdata över Stockholms län 2019. För att ta reda på vilka investeringspåverkande faktorer som finns för att investera i ett A-läge i olika kommuner i Stockholms län har en enkätundersökning som grundar sig på teori om investeringspåverkande faktorer genomförts. Kartläggning av transaktionsdatan visar en spridd fördelning av investerarkategorierna i olika lägen både i Stockholms kommun och övriga kommuner. Exempel på vad kartläggningen visar är att de mest aktiva investerarkategorierna i AA-lägen var privata fastighetsbolag och övriga investerare samt att de opportunistiska fastighetsfonderna enbart genomförde transaktioner i B- lägen i Stockholms kommun. Enkätundersökningen visar att det finns vissa likheter i påverkande faktorer till att investera i industrifastigheterna mellan kommunerna. Faktorer som påverkade att investera i industrifastigheter i ett A-läge visar sig vara anknutna till samtliga nivåer av läget: mikroläge, närområde och närområdets attraktivitet. Vidare fanns en generell inställning att närhet till motorväg och hög teknisk standard var positiva faktorer för att investera i en industrifastighet i ett A-läge. Vidare framgår att påverkande faktorer för att investera i en fastighet för bostadsändamål har koppling till hur detaljplan i området möjliggör önskvärd användning, vilket på längre sikt kan innebära ett lyft för närområdet. Andra påverkande faktorer till att investera i en fastighet för bostadsändamål kan relateras till närområdet där samhällsservice och stadsmiljö ansågs attraktivt enligt investerarna. En intressant skillnad när det kommer till fastighetsinvesteringar för bostadsutvecklingsändamål är att de fysiska faktorerna i mindre grad verkade påverka investeraren i Stockholms kommun, jämfört med investeraren i Täby kommun där det ansågs vara väldigt viktigt. 4 Förord Denna kandidatuppsats är skriven under våren 2020 för Kungliga Tekniska Högskolan i Stockholm. Uppsatsen är en del av civilingenjörsutbildningen på samhällsbyggnadsprogrammet med inriktning fastighetsekonomi och fastighetsjuridik. Ett stort tack till alla de personer som tagit sig tid att svara på frågor, bidragit med data och deltagit i enkätundersökningen. Slutligen vill vi även rikta ett stort tack till Henry Gonza Muyingo som varit vår handledare under detta kandidatarbete. Stockholm, maj 2020 Madeleine Jakobik, Johannes Sennerö 5 Innehåll 1. Inledning ................................................................................................................................................. 8 1.1 Bakgrund.................................................................................................................................. 8 1.2 Syfte......................................................................................................................................... 9 1.3 Avgränsning ............................................................................................................................. 9 1.4 Disposition ............................................................................................................................... 9 2. Teori ...................................................................................................................................................... 10 2.1 Marknadsanalys ..................................................................................................................... 10 2.1.1 Omvärldsanalys ............................................................................................................................
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