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Real Estate Market Review ESTONIA REAL ESTATE MARKET REVIEW ANNUAL REPORT, MARCH 2012 ¡ ¢ £ ¤ ¥ ¦ § ¨ § ¡ © £ Accelerating success. STRONG RECOVERY - EXPECTATIONS FOR STEADY GROWTH Estonia’s economic growth continued to recover above expectations in 2011, driven by exports to key trade partners, most notably Finland and Sweden, thus stimulating demand growth in the Estonian commercial real estate market. In the retail sector the Euro adoption did not cause the anticipated decline in consumption and retail sales showed stable growth throughout the year. The surprisingly good sales were to some extent supported by foreign tourists, who visited Estonia in record numbers in 2011. In 2011, oRce sector experienced the high take-up rate for quality class A and B oRce premises and an unexpected increase in the level of development activity - driven largely by the public sector. Rents in most sectors Vnally strengthened and showed an increase in an upward trend. Vacancy rates continued to decrease throughout the year and remain eWectively nil in some segments such as CBD oRce and retail in modern shopping centres. AVO RÕÕMUSSAAR The Investment market, one of the major indicators of a real estate market health, continued its speedy recovery in 2011, the total investment volume achieved ca 250 Partner, Director million EUR in 2011, which is approximately three times as much as in 2010. 2011 saw Colliers International, Estonia the largest single investment deal ever on the Estonian market – Finnish listed retail investor Citycon acquired Kristiine shopping centre in Tallinn for EUR 105 million. Although crisis times are presumably over and there is a sense of optimism in the market, this does not signal a return to boom-times by any means. Several on-going defects in the economy will continue to impact the growth of real estate markets such as high structural unemployment, high construction prices, and in[ation and supply side defects. Deterioration in the external environment at the end of the summer 2011 created more negative outlook for further Estonian economic growth resulting in declining Estonian companies’ expectations of future demand. We, at Colliers International believe that the following market summaries, prepared by our market experts in Tallinn will provide you with useful information and insights to assist you in your business decision making in Estonia in 2012. MARGUS TINNO, MRICS Partner, Head of Investment Advisory and Valuation Colliers International, Estonia 2012 | REAL ESTATE MARKET ANNUAL REVIEW ¡ ¢ £ ¤ ¥ ¦ § ¨ § ¡ © £ TABLE OF CONTENTS Economic Overview 4 OAce Market 6 Industrial Market 11 Retail Market 15 Hotel Market 20 Legal Overview 21 Tax Summary 27 COLLIERS INTERNATIONAL | P. 3 REAL ESTATE MARKET REVIEW | MARCH 2012 | ECONOMIC OVERVIEW Economic Overview SUMMARY Amidst a strengthening export-led recovery, economic growth in Estonia started to recover in 2010. In 2011, annual GDP grew by 7.5 per cent compared to the previous year. The main growth driver has been export-oriented manufacturing. In 2011 production of Estonian industrial enterprises grew 18 per cent compared to 2010, while more than 70 per cent of all manufacturing production was sold on the external market. At the same time, the share of exports in growth started to decrease as low reference-based growth has come to an end. According to several forecasts, economic growth is expected to slow down in 2012 due to a weaker external environment. The Bank of Estonia forecasts 2012 economic growth to be 1.9 per cent and about 3.6 per cent in 2013. Rapid in[ation (since the second half of 2010) continued at a rapid pace throughout the Vrst three quarters of 2011. In[ation in Estonia (caused by growth in the price of motor fuel, electricity, heat energy, food and beverages) remained above the Euro-area average reaching 5.0 per cent in 2011 on the 2010 average with adoption of the Euro also having an impact on price growth in 2011. In[ation is expected to slow in 2012-2013 to 2.8 per cent and 2.9 per cent respectively. Since February 2011 retail sales have shown stable growth compared to the same month of the previous year increasing by 4-5 per cent on average. In 2011, Estonia’s exports of goods at current prices increased 38 per cent and imports 37 per cent compared to 2010 – the annual increase was a record high. Real export growth is expected to be 1.6 per cent in 2012 and 6.4 per cent in 2013 respectively. In Q4 2011, the average monthly gross wage reached EUR 865 , indicating a 6.3 per cent yoy increase. Average gross monthly wages are expected to grow moderately in 2012-13 by 1-2 per cent yearly. In Q4 2011, the unemployed numbered 79,000 and the unemployment rate was 11.4 per cent. The annual average unemployment rate (12.5 per cent in 2011) was the smallest for the last three years. The share of part-time employment is growing in Estonia - during the last two years the number of persons employed temporarily (Vxed-term job, seasonal job, odd job) has remarkably increased. Long-term unemployment continues to be one of the main threats and problems in Estonia that together with lack of skilled workers in growing sectors (structural unemployment) continues to hamper creation of new jobs. ! " # $ % & ' " " " " " " " " " " " ( ) * + , - $ . " / 0 ) 0 " " " " " " 1 " 1 " " " " 2 3 ! - $ ) 3 ) " / 0 ) 0 " " " " " 1 " 1 " " " & 4 $ ) 0 4 ' - " / - 5 ( " " " " " " " " " " 6 ) - $ - $ ( ) 5 4 3 # " " " " " " " " " " " / ) 7 2 " / 0 ) 0 " " " " " " " 1 " " " " 8 2 " / 0 ) 0 " " " " " " 1 " " 9 ! - $ 3 7 " / ) 7 " " " " " " 1 " 1 " " " 1 " % : ) " # $ % & ' " " " " " " " " 2 4 ) " # $ % & ' " " " " " " " " " " " 8 ; ) " # $ % & ' 1 " 1 1 " 1 " 1 " 1 " 1 " " " " " 8 ; ) " / ) 7 1 " 1 " 1 " 1 1 " 1 " 1 " " " " " 9 2 " 4 $ % & ' % % < = % & ' " - ) " " " " " " " " " 1 1 % & ' = & > " - ) " " " " " " " " " " = - P. 4 | COLLIERS INTERNATIONAL CONTACT: AVO RÕÕMUSSAAR - [email protected] l MARGUS TINNO - [email protected] REAL ESTATE MARKET REVIEW | MARCH 2012 | ECONOMIC OVERVIEW TENDENCIES AND FORECASTS ◊ Deterioration in the external environment at the end of the summer created more negative outlook for further Estonian economic growth resulting in declining Estonian companies’ expectations of future demand. The Economy is expected to grow by 2-4 per cent yearly during 2012-2015. ◊ As global risk aversion increased in 2011 (the Euro-debt crisis, threat of the second wave of global recession), then further economic growth may thus be more volatile. ◊ Growth in private consumption expenditure is expected to slow from the beginning of 2012, driven by weaker external demand and more cautious consumer behaviour. Consumption growth will pick up in 2013, along with a recovery in general economic activity. ◊ In[ation is putting pressure on consumer spending power, thus reducing disposable incomes and making consumers cautious about their spending. P. 5 | COLLIERS INTERNATIONAL CONTACT: AVO RÕÕMUSSAAR - [email protected] l MARGUS TINNO - [email protected] REAL ESTATE MARKET REVIEW | MARCH 2012 | OFFICE MARKET O>ce Market OVERVIEW After poor conditions and high vacancy in 2009 the oRce market had begun to Vrm coming into 2010. The year saw vacancy rates gradually decrease and the situation in the oRce sector started to improve. Although at the beginning of 2011 no remarkable changes were expected, by the end of the year the oRce sector had surprised market observers with a relatively low vacancy rate and increasing rental rates in modern oRce buildings. SUPPLY After the Vrst half of 2009, when approx 51,700 sqm of new supply entered the market, development in the Tallinn oRce market and supply of new properties ceased due to unfavourable economic conditions, an oversupply of oRce premises, and the high cost or absence of liquidity in the market. By the end of 2010, several developers started to consider possibilities for establishing new oRce buildings in two-three years. While no new premises were added to the market during the two year period after the second half of 2009, approximately 2,500 sqm of new oRce stock was delivered to the market in 2011, bringing total oRce stock to 480,000 sqm. By the end of 2011, the total stock of oRce space in the CBD area accounted for 44 per cent of total Tallinn stock, while total stock of oRce space in Kesklinn, Lasnamäe, and Kristiine districts comprised 20 per cent, 17 per cent, and 12 per cent of total Tallinn stock respectively. KEY FIGURES DYNAMICS OF OFFICE SPACE IN TALLINN Total speculative stock 480,000 sqm @ ? Absorption 30,695 sqm @ @ ? ? @ ? Vacancy for speculative stock 9.2% D D ? ? @ ? Prime Headline Rent for A 16 EUR/sqm/ C P ? ? class premises month C NO N N B @ ? M B ? ? L Source: Colliers International JK A @ ? A ? ? @ ? ? ? ? A B ? ? B B ? ? C B ? ? D B ? ? @ B ? ? E B ? ? F B ? ? G B ? ? H B ? A ? B ? A A B ? A B I B ? A C I DISTRIBUTION OF SPECULATIVE B R ST U V SR W X Y Z [ \ R ] ^ S_ ` W S a R ] b c d Z W SZ e \ R ] ^ S_ ` W S a R ] f ` a U S g SR g V ` a S b c d Z W SZ e f ` a U S g SR g V ` a S OFFICE SPACE IN TALLINN BY CLASS Q Source: Colliers International COMPLETED SPECULATIVE PROJECTS IN TALLINN IN 2011 j k
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