Fourth Quarter 2017 / Office Leasing Snapshot New York City

Overall Average Asking Rent Early Look: Strong Demand For Midtown South Continues to Manhattan Office Leasing – Volume Diversify Beyond TAMI $90 $78.49 Rises Above Prior Levels While Midtown South remains dominated $80 An early look shows strong fourth quarter by TAMI tenants, it continues to grow more $70 $65.64 diverse. In the fourth quarter, two of the three $60 leasing activity across all Manhattan markets that $50.66 $50 positions total 2017 volume ahead of last year, large-block transactions in this market were $40 which represents the highest yearly level since executed by financial services tenant Mastercard $30 2014. Preliminary fourth quarter leasing volume (212,500-square-foot new lease at 150 Fifth $20 of 7.4 million square feet is up 50.0 percent Avenue) and health services tenant Flatiron $10 year-over-year, as large-block leases (greater than Health (107,000-square-foot new lease at 161 100,000 square feet) had a prominent showing Avenue of the Americas). In addition to this $0 across all markets, while at the same time deals activity, Midtown South has continued to attract 2007

2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 25,000 square feet and less were more significant a diverse tenant-mix primarily in the mid-to-small in Midtown and Downtown. For the full year, size range of 40,000 square feet and below. The total leasing volume of 31.0 million square feet overall vacancy rate for Midtown South of 7.8 Overall Historical Vacancy is currently up over 10.0 percent annually and in percent in the fourth quarter, is up modestly line with its five-year average, with Downtown from 7.7 percent year-over-year. This increase is 14.0% activity driving this metric more significantly. largely the result of direct and sublease space in 12.0% 10.3% For Manhattan overall, healthy leasing demand excess of 510,000 square feet in Hudson Square 10.0% across a diverse tenant mix has vacancy currently becoming available. The average asking rent for 8.0% 8.0% at 10.3 percent and a market that remains in the period of $72.54 (relatively stable with the 6.0% equilibrium. prior quarter), is up 4.0 percent from $69.60 one 4.0% 2.0% year ago. 0.0% Midtown Quarterly Leasing Up Over 2017 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 35.0 Percent Year-Over-Year; Large Downtown Quarterly Leasing Leases Dominate Velocity Up Over 475.0 Percent Year- Midtown’s fourth quarter leasing activity is up Over-Year; Shift Away From FIRE 35.0 percent year-over-year, with twice as many The Downtown office leasing market Overall Historical Net Absorption large-block leases executed than a year ago (12 experienced quarterly volume growth in line versus six). In addition to the majority of these with its five-year average and represented the highest level since the fourth quarter of 2015. 10,000,000 leases which took place in the Sixth Avenue/ 8,000,000 Rockefeller Center submarket, Times Square South The strong fourth quarter leasing velocity, 6,000,000 also secured a large-block tenant as Avison Young which is up over 475.0 percent year-over-year, 4,000,000 represented Comcast in its 104,000-square-foot is attributed to a continued shift away from 2,000,000 traditional financial services activity. The two 0 new lease at 1407 Broadway. While this was the (2,000,000) only technology/advertising/media/information new large-block leases signed in the market (4,000,000) (914,798) (TAMI) large-block lease executed in Midtown this quarter were executed by the New York (6,000,000) for the quarter, throughout the year we saw a City Economic Development Corporation and (8,000,000) continued flight to quality to new and efficient the Department of Small Business Services

2017

2007 2008 2009 2010 2013 2011 2014

2015 2012 2016 office space in Hudson Yards and the surrounding (government/public administration entity area among a diverse range of tenants. Given – 222,137 square feet at 1 Liberty Plaza) and All data is preliminary as of 12/19/2017 strong leasing activity in Midtown, particularly in McKinsey & Co. (professional business services the fourth quarter, the vacancy rate for this period entity – 200,000 square feet at 3 World Trade declined to 10.4 percent from 10.6 percent a year Center). In addition, various TAMI tenants ago. The overall (all classes) average asking rent commenced a large number of leases that were for the fourth quarter of $86.05 is up less than 1.0 25,000 square feet and less. The overall vacancy percent from $85.69 one year ago and down 1.0 rate for Downtown of 12.0 percent for the fourth percent from the prior quarter. quarter is up from 11.0 percent year-over-year. In

Partnership. Performance. avisonyoung.com New York City Fourth Quarter 2017 / Office Market Snapshot

(Downtown Continued) Market Indicators addition to availability at 3 World Trade Center, there are significant amounts of direct space at Year-to-Date 28 Liberty Street in the Financial District (Milbank – vacating 259,519 square feet and JPMorgan Chase – downsizing by 105,909 square feet) being made available. The overall average asking rent for Downtown of $63.74 for the period, is up 3.0 percent from $61.65 one year ago and Market down 2.0 percent from the prior quarter. Inventory

The appetite across all Manhattan markets is healthy. Whether a large or small sized tenant, there are plenty of quality space options that remain suitable.

451,461,031 SF (445,805,012 SF*) Historical Leasing Activity by Quarter

14,000,000 Construction 12,000,000 Pipeline

10,000,000 10,104,747 8,376,392 8,130,013

8,000,000 7,409,602 7,327,506 7,121,652

6,000,000 5,367,732 4,923,490

4,000,000 9,721,900 SF** 2,000,000

0 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 2011 2012 2013 2014 2015 2016 2017 Vacancy Rate Fourth Quarter 2016 Fourth Quarter 2017 Midtown 3,707,493 SF 5,096,811 SF Midtown South 1,024,551 SF 1,126,848 SF Downtown 191,446 SF 1,103,847 SF 10.30% (10.20%*)

• All data is preliminary as of 12/19/2017 • At Avison Young, we track office properties that are 20,000 square feet and greater Year-to-Date Net Absorption Notable Lease Transactions Address Size Tenant Submarket Lease Type

1 Manhattan West 604,295 SF -914,798 SF EY Penn Plaza/Garment New lease

1100 Avenue of the Americas 386,000 SF Bank of America Overall Average Sixth Avenue/Rockefeller Center New lease Asking Rent

787 Seventh Avenue 347,672 SF Sidley Austin LLP Sixth Avenue/Rockefeller Center Renewal

7 Times Square 303,672 SF Ann, Inc. Times Square/West Side Renewal $78.49 PSF ($77.88 PSF*)

1271 Avenue of the Americas 270,000 SF * Compared to year-end 2016 Mizuho Americas Sixth Avenue/Rockefeller Center New lease ** Reduced by 6.3M SF coming online within the next 12 months

Partnership. Performance. avisonyoung.com New York City Fourth Quarter 2017 / Office Leasing Snapshot

Markets by the Numbers

Inventory Direct Vacant Sublet Vacant 4Q17 Overall 4Q17 Net Year-to-Date Current Under Overall Asking Overall Asking Submarket (SF) (SF) (SF) Vacancy Rate Absorption (SF) Absorption Construction (SF) Rent Class A Rent Class B

Midtown

Grand Central 54,672,316 5,037,571 860,105 10.8% 287,673 813,298 1,733,000 $76.20 $58.92

Penn Plaza/Garment 25,414,784 1,262,662 720,306 7.2% (346,005) 269,954 6,716,000 $71.06 $61.54

Plaza District 77,489,890 7,053,727 1,955,278 11.6% 471,055 (874,743) 870,000 $105.39 $61.63

Sixth Avenue/Rockefeller Center 55,834,791 4,439,723 855,539 9.5% 129,082 405,676 0 $87.70 $62.44

Times Square South 24,493,961 2,206,533 633,234 11.6% 38,946 199,409 0 $73.75 $58.32

Times Square/West Side 37,234,925 3,105,688 594,658 9.9% (755,055) (401,588) 0 $80.94 $67.92

Total 275,140,667 23,105,904 5,619,120 10.4% (174,304) 412,006 9,319,000 $90.08 $62.01

Midtown South

Chelsea 23,173,889 1,261,942 651,686 8.2% (83,666) (82,596) 402,900 $135.90 $54.96

Hudson Square 13,749,608 961,602 303,893 9.2% (17,734) 63,825 0 $91.52 $71.38

Gramercy Park 30,536,623 1,542,313 533,856 6.8% 115,121 114,582 0 $69.49 $64.46

SoHo/NoHo 8,624,666 567,100 138,189 8.2% 49,124 (84,717) 0 $104.71 $71.40

Total 76,084,786 4,332,957 1,627,624 7.8% 62,845 11,094 402,900 $101.10 $63.62

Downtown

TriBeCa/City Hall 19,824,655 965,240 267,016 6.2% 299,089 130,880 0 $56.59 $54.03

Financial District 51,658,758 5,186,175 900,447 11.8% (101,592) (289,270) 0 $58.76 $49.39

World Trade Center 28,752,165 4,136,813 585,174 16.4% 15,299 (1,179,508) 0 $75.84 $47.92

Total 100,235,578 10,288,228 1,752,637 12.0% 212,796 (1,337,898) 0 $65.57 $49.72

Manhattan Overall Total 451,461,031 37,727,089 8,999,381 10.3% 101,337 (914,798) 9,721,900 $82.99 $61.11

All data is preliminary as of 12/19/2017

Partnership. Performance. avisonyoung.com New York City Fourth Quarter 2017 / Office Leasing Snapshot

About the Market Midtown

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For more information, please contact:

A. Mitti Liebersohn Corey Deslandes President & Managing Director, NYC Operations Research Manager avisonyoung.com 212.729.7734 212.729.6973 [email protected] [email protected]

Avison Young — New York © 2017 Avison Young. All rights reserved. 1166 Avenue of the Americas Marisha Clinton Senior Director of Research, Tri-State E. & O.E.: The information contained herein 15th Floor was obtained from sources which we deem New York, NY 10036 212.729.1193 reliable and, while thought to be correct, is not 212.729.7140 [email protected] guaranteed by Avison Young.