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THE FINNISH PROPERTY MARKET 2020 THE FINNISH PROPERTY The Finnish Property Market | 2020 KTI Finland in co-operation with: City of Helsinki; KIINKO Real Estate Education; Kojamo; Newsec; RAKLI; SEB Group; Sirius Capital Partners and Skanska. The Finnish Property Market | 2020 Contents Preface 7 1 The Finnish economy 8 1.1 The structure of the economy 8 1.2 Outlook for the Finnish economy 9 1.3 Finnish public finances 13 1.4 Demographics 14 1.5 Finland’s international competitiveness 15 2 Institutional aspects of the Finnish property market 18 2.1 Two forms of property ownership 18 2.2 Market practices of property investment and renting 19 2.3 Planning 21 2.4 Taxation in Finland 22 2.5 Legislation for indirect property investment 26 3 The Finnish property investment market: volumes, structure and players 28 3.1 Investment market in 2019 28 3.2 Ownership structure 29 3.3 Real estate service sector 40 4 Property sectors: market structure, practices and investment performance 45 4.1 The office market 45 4.2 The retail market 52 4.3 Rental residential sector 56 4.4 Public use properties 64 4.5 Industrial / logistics market 66 4.6 Hotels 67 5 Property markets in different regions 70 5.1 Main city regions in Finland 70 5.2 The Helsinki metropolitan area 72 5.2 Other growth centres: Tampere, Oulu, Turku, Jyväskylä, Lahti and Kuopio 86 The partners of this publication 92 Preface The past few years have witnessed historically high transaction volumes in the Finnish property market. The total size of the invested market has grown, supported by new players and properties entering the investment market, as well as by the increase in asset values. At the same time, the landscape for property investment has expanded through the increase in diversity of property sectors and the introduction of new investment vehicles. The Finnish Property Market 2020 discusses the structure, players, market practices and conditions in the Finnish property investment market. The report aims to satisfy the information needs of both domestic and international players interested in the Finnish property market. This publication is produced in partnership with 8 companies and organisations representing the Finnish property investment, development, management, finance and advisory sectors. KTI wishes to thank our partners: The City of Helsinki, KIINKO Real Estate Education, Kojamo, Newsec, RAKLI, SEB Group, Sirius Capital Partners and Skanska. The report is published annually in March. The report is also available in PDF format at www.kti.fi. KTI Finland also publishes an electronic newsletter twice a month. Finnish Property News covers the latest news from the Finnish property market. To receive this newsletter via email, please subscribe to it at www.kti.fi. We hope you find the report interesting, relevant and worthwhile reading. Hanna Kaleva KTI Finland KTI Finland is an independent research organisation and service company providing information and research services for the Finnish real estate industry. KTI maintains extensive databases on returns, rents, transactions, development projects, operating costs and customer satisfaction measures in the Finnish property market. Based on these databases, various kinds of benchmarking and analysis services can be provided. For more information, please call +358 20 7430 130 or visit www.kti.fi. 7 1 The Finnish economy Basic facts about Finland 1.1 The structure of the economy Finland is a well-functioning and stable economy, which is GEOGRAPHY a good example of the benefits of globalization, openness Total area 338,000 square kilometres and a market economy. Strong economic growth, innovation Distances 1,160 km north to south and structural reforms transformed Finland into one of the 540 km east to west world’s most competitive and prosperous economies during the late 1990’s and early 2000’s. PEOPLE Population 5.53 million Growth of industrial production has had a great impact Density: 18 inhabitants per square on the development of the Finnish economy during the kilometre past decades. However, during the past years, the share of Helsinki 3,052 per square kilometre Uusimaa region (southern Finland): 170 industrial production has decreased, while that of services per square kilometre has increased. In 2000, industrial production accounted Lappi region (northern Finland): 2 per for more than 30% of the Finnish GDP, while in 2018, its square kilometre share fell to some 21%. In 2018, metal industries accounted Languages Two official languages: for almost 43% of the Finnish industrial production, Finnish, spoken by 87.6% machinery and equipment being the largest category within Swedish, spoken by 5.2% this industry sector. Other large industry sectors include Foreign languages spoken by 7.1% chemical industries and forest industries, which account for Capital city Helsinki, 654,000 inhabitants 21% and 19% of total industrial production, respectively. Helsinki region, 1.5 million inhabitants comprising Helsinki and 13 neighbouring municipalities – Espoo and Vantaa being Services currently account for more than two thirds of the biggest the Finnish GDP. Private services make up some 75% of Other important Espoo, 289,000 all services, the most important sectors being information cities Tampere, 238,000 and communication, administration and support, trade, Vantaa, 233,000 transportation, as well as hospitality services. Oulu, 205,000 Turku, 193,000 Jyväskylä, 142,000 Lahti, 120,000 ”Exports account for almost Kuopio, 119,000 40% of the Finnish GDP” ECONOMY GDP per capita €42,504 (2018) Economic Private services 50.3% Finland is an open, export driven economy, and changes structure Public services 18.1% in exports have a profound impact on the economic Construction 7.3% development. At its highest in 2008, exports accounted Industrial production 21.4% for some 45% of the Finnish gross domestic product. In Primary production 2.9% 2018, the total value of the Finnish exports increased by Exporting Chemical industry products, 19.3% of total industries exports in 2018 5.5% compared to 2017, and amounted to €91 billion, thus Pulp and paper industry products 16.1% representing 39% of the total GDP. The share of services of Metal and engineering products 15.5% the total exports has increased in recent years and amounted Machinery and equipment 12.8% to some 30% in 2018. Electronics and electrotechnical goods 11.7% Currency Euro (since 2002) ”Services represent almost one History and Independent democracy since 1917 governance third of the total exports” Member of the European Union since 1995 Head of State President of Republic, Sauli Niinistö The diversity of the Finnish exports of goods has increased (since 2012, re-elected in 2018) in recent years. Traditionally, forest industry products Parliament One chamber, 200 members, dominated the Finnish exports, but their share of the total elected for 4 years. Current parliament elected in 2019. exports currently stands at some 20%. The significance Biggest parties: The Social of electric and electronics industry products increased Democratic Party (40 seats), markedly during the first decade of the 2000s, but their share The Finns Party (39), The National has now fallen to some 12%. Exporting industries that have Coalition Party (38), The Centre Party increased their importance in recent years include chemical (31), The Greens (20) industries and metal industries. In 2018, the combined share Government 19 ministers of metal and metal products, machinery and equipment and 5 parties: The Social Democratic Party, The Centre Party, The Greens, The Left vehicle industries amounted to 37% of total exports. Alliance and The Swedish People’s Party 1 The Finnish economy of Finland The share of investment goods amounted to 25% of total 8 Prime Minister, Sanna Marin (since exports in 2018, while that of raw materials and intermediate 2019) goods was almost 50%. Due to this, Finnish exports are Finnish economic structure ■ Primary production ■ Manufacturing ■ Construction ■ Public services ■ Private services 2018 2015 2010 2005 2000 1995 1990 1985 1980 1975 0 10 20 30 40 50 60 70 80 90 100 % Source: Statistics Finland exposed to the demand of the manufacturing industries in The share of other EU countries in the exports of services target countries. amounted to over 50% in 2018. Sweden is Finland’s most important target country in the foreign trade of services. The share of services of total exports has increased steadily in recent years. The biggest exporting sector in services is IT services. Other significant exporting service 1.2 Outlook for the Finnish economy industries include business to business services like research, engineering or marketing services, as well as installation The Finnish economy is currently exposed to two structural and maintenance services related to Finnish machinery and challenges: the ageing population and the change in the equipment deliveries. structure of the economy, which started from the economic setbacks in 2007, and from which the economy has not Some 60% of the Finnish exports of goods went to other EU yet fully recovered. These challenges, together with the countries in 2018. The share of exports to Asia amounted to deteriorating outlook for the global economy, pressure the 15% and North America to some 8% of total exports. The expectations for Finnish GDP growth in the coming years. most important target countries of Finnish exports include Germany (15%), Sweden (10%), the USA (7%), and the Finnish GDP growth remained sluggish for almost a whole Netherlands
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