Trends on Commercial Properties in Key Cities in 2017 What are possible solutions?
May 2018 Greater KL Office Market Office Sector
Greater KL Office Supply vs Absorption Absorption New Supply 7.0
6.2m sf 6.0 5.5m sf 5.5m sf 5.0 1 High supply, 4.8m sf 4.0 4.1m sf low take-up 3.9m sf 3.8m sf 3.6m sf 3.6m sf 3.3m sf OVERSUPPLY 3.1m sf
3.0 2.9m sf NLA (million sq sq ft)(million NLA 2.5m sf
2.0 1.9m sf 1.9m sf 1.9m sf 1.9m sf 1.4m sf 1.0
0.0 2012 2013 2014 2015 2016 2017 2018e 2019e 2020e
Source: Savills Research & Consultancy Office Sector
Gross asking rents in Greater KL
10.00 Prime offices in KL City Golden Triangle 9.00 CBD KL Suburban 8.25 8.00 Selangor 7.00 Declining 6.64 2 6.00 Rental 5.64 5.00 4.82 4.75 4.00
RM per sq ft month per ft sq RM / 3.00
2.00
1.00
0.00
2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
Source: Savills Research & Consultancy SOLUTION Review of MSC incentives
• Launched in 1998, MSC Malaysia (formerly Multimedia Super Corridor) is a dedicated corridor, stretching from the Petronas Twin Towers to Kuala Lumpur International Airport, and encompassing Cyberjaya, the “technology core”, and Putrajaya, the administrative capital of Malaysia. • MSC Malaysia Status is awarded to both local and foreign companies that develop or use multimedia technologies to produce or enhance their products and services, and for process development. • Companies under MSC Malaysia Status enjoy a host of privileges that entail world class services and infrastructure as well as financial incentives: - MSC Malaysia 10 Point Bill of Guarantees (BoG) - Financial Incentives - Cutting edge communication infrastructure - Comprehensive regulatory framework of intellectual property protection and cyberlaws - Non-financial incentives - Support provided by MDEC as a one-stop agency
5 SOLUTION TRX incentives
Developer(s) Tenants
• Incentives offered to TRX Marquee Status companies:
− Industrial building allowances on the purchase or construction of property in TRX for use in their business • Given to developer(s) who meet stringent (of providing financial services) at 10% per annum. development criteria that will include a strong green ethos and sustainability: TRX − Accelerated capital allowances of 100% over 2 years on INCENTIVES prescribed renovation costs − 70% tax exemption on income from the sale − Deduction for prescribed relocation costs in relation to or rental of properties in TRX for a period of 5 setting up or moving into TRX assessment years, cutting the effective tax rate from 25% to 7.5%. − Additional 50% tax deduction on rental expenses of TRX premises for 10 years.
− Stamp duty exemptions on the rental/purchase of a TRX building as well as related property loan & services agreements
6 SOLUTION Decent specifications
7 Office Sector
3 Overly Decentralised
Region Existing Supply
Existing supply KL City 46.1 mil sf (38%)
Future supply (UC) KL Sub 37.1 mil sf (31%)
Note: Bubble/Square size Outer KL 37.5 mil sf (31%) corresponds to building size
Source: Savills Research & Consultancy SOLUTION Feasibility study before construction
9 Office Sector
Emergence >10 centres 4 co-working space >100 centres
>10 centres SOLUTION Embrace the trend
11 Greater KL Retail Market Retail Sector
Existing Mall Diluted Neighbourhood (<250,000 sq ft) 5 Neighbourhood (250,000 – 499,999 sq ft) market share Regional (500,000 – 999,999 sq ft) Megamall (>1,000,000 sq ft)
Cumulative Retail Supply in Greater KL 70.0 60.2 62.0 56.5 60.0 53.9 48.3 49.0 50.0 46.1 42.3 39.2 40.5 40.0
30.0
20.0 Retail Space (mil sqft) (mil Space Retail 10.0
0.0 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
Source: Savills Research & Consultancy SOLUTION Stop overbuilding
14 Retail Sector
Average Revenue CAGR of REIT Malls 8.0% 7.2% 7.0% 6.8%
6.0% 6.0% 5.2% Key malls 5.0% 5.0% 6 dominate and 4.0% outperform, 3.7% 3.0% 2.8% after long 2.0%
gestation period 1.0% 0.6%
0.0% Suria KLCC Pavilion KL Sunway The Gardens Mid Valley The Mines The Curve Subang Pyramid Mall Megamall Shopping Fair (2010-2016) Parade (2011-2017) (2010-2016) Megamalls (2010-2017) Regional & Neighborhood Malls
Source: Savills Research & Consultancy SOLUTION Open for non-retail uses
16 Retail Sector
Trade Mix of New Malls (based on number of brands)
IT / Telecommunications / Household Others F&B emerges 10% 9% Food & 7 Beverage as key trade 34% Healthy & in malls Beauty 15%
Fashion 32%
Source: Savills Research & Consultancy SOLUTION Boutique food retail park creates USP for developments
18 Johor Bahru and Penang Office & Retail Market Johor Bahru Market
Cumulative Supply of Privately Owned Purpose Built Office 12.00 9.8 9.8 10.00 9.0
Quite a few ft 8.00 sq 6.2 6.5 5.8
8 major retail mall 6.00 5.5 5.5 5.5 5.5 5.5 5.5 5.4 5.4 Millions Millions completions 4.00 2.00
0.00 Major office completions: Major retail completions: 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018e 2019e 2020e 2018e 2017 • Almas Office Suites • Paradigm Mall JB Cumulative Supply of Retail Space (Mall & Hypermarket) • D'Pristine Office Tower • IKEA Tebrau 25.00 • Medini 9 • AEON Mall Bandar Dato 21.1 21.1 20.0 • Medini 10 Onn 20.00 • Volt Corporate Park
ft 16.2 • Menara JLand 2018e • Mid Valley Southkey sq 15.00 12.8 12.8 13.5 11.5 2019e Megamall 10.6 10.9 10.9 9.1 9.7 • Bank Rakyat Johor • Capital 21 Millions 10.00 Tower 6.8 • MPJB Tower 2019e 5.00 • Ikano Tebrau Shopping Centre 0.00 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018e 2019e 2020e
Source: Savills Research & Consultancy Penang Market Penang 9 Source: NAPIC, NAPIC, Source:Savills ResearchConsultancy & • 2020e • 2019e Major retail completions (Phase 3 & Phase (Phase Phase 3 & 4) Penang Times IKEA Limited Limited growth supply Batu Kawan Square Square :
Millions sq ft Millions sq ft 10.00 10.00 12.00 14.00 0.00 2.00 4.00 6.00 8.00 0.00 2.00 4.00 6.00 8.00 2007 2007 7.5 5.6 1.9 9.1 TOTAL SEBERANG PERAI PENANG ISLAND 2008 2008 7.5 5.6 1.9 9.4 Cumulative SupplyCumulative of 2009 2009 8.1 5.8 2.3 CumulativeSupply of 9.4 2010 2010 8.6 6.2 2.4 9.4 2011 2011 8.9 6.5 2.4 9.4 Privately Owned Owned PrivatelyBuiltOfficePurpose 2012 2012 9.1
6.7 2.4 Retail Space (Mall &Hypermarket) 9.0 2013 2013 9.9 7.5 2.4 9.1 2014 2014 10.4 7.5 2.9 9.2 2015 2015 11.2 7.8 3.3 9.5 2016 2016 11.6 7.8 3.7 8.8 2017 2017 11.9 8.1 3.7 8.8 2018e 2018e 12.0 8.1 3.8 8.8 2019e 2019e 12.4 8.1 4.3 8.8 2020e 2020e 12.8 8.5 4.3 8.8