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Birmingham Offices Market Update H1 2015

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Birmingham Offices Market Update H1 2015 RESEARCH BIRMINGHAM OFFICES MARKET UPDATE H1 2015 Occupier market After a relatively subdued start to the year and following a strong finish to 2014 which FIGURE 1 City centre take-up by grade (sq ft) saw occupational demand finally surpass pre-recession levels, 2015 has seen a further surge in activity with take-up in the city core exceeding 650,000 sq ft across 70 reported deals in H1. The most significant of them being the pre-let of 212,000 sq ft to 550,000 HSBC at Arena Central. Other notable deals include the 34,000 sq ft letting to Extra 500,000 450,000 Energy at 54 Hagley Road and a 22,500 sq ft letting to Shakespeares at 1 Colmore 400,000 350,000 10-year quarterly average Square. 300,000 250,000 Total office take-up in Birmingham city centre rose from 129,403 sq ft in Q1 up to 200,000 150,000 521,136 sq ft in Q2, bringing total take-up to 650,539 sq ft in H1, up 30% on H2 2014 100,000 and three times the level of take-up over the same period last year. Activity was mainly 50,000 0 driven by Finance & Banking (38%) followed by the Public Sector (22%) and Professional Services (10%). Q2 2011Q2 2011Q4 2012Q2 2012Q4 2013Q2 2013Q4 2014Q2 2014Q4 2015Q2 This trend is set to continue with total active requirements approaching the one million sq ft mark. With demand soaring and availability of Grade A space dwindling, GRADE A GRADE B GRADE C unsurprisingly we are seeing continued growth in net-effective prime rents as incentives are being reigned in significantly. New Grade A space currently stands at an Source: Knight Frank LLP alarmingly low 162,000 sq ft, down by 21% on the start of the year., In line with the increase in take-up, availability has fallen across the board. The FIGURE 2 particular shortfall in Grade A space has given rise to a number of significant H1 2015 take-up by sector refurbishment schemes in the city core aiming to capitalise on this dynamic and doing just that, particularly amongst SME occupiers seeking urgent occupation. FINANCE / BANKING As well as facilitating refurbishment, the return of rental growth is boosting speculative PUBLIC SECTOR PROFESSIONAL SERVICES development with the delivery of approximately 900,000 sq ft of new space now OTHER forecasted by 2018. ENERGY/UTILITIES An early indication of appetite for new build space in the city is the pre-completion CONSTRUCT'N / ENGIN'G letting of 46,000 sq ft to Birmingham City University on phase one of the Eastside TMT Locks development which had begun speculatively late in 2014. RETAIL / DISTRIB'N CHARITIES Arguably the most high profile scheme in the pipeline is the redevelopment of the PHARMA / HEALTHCARE former Natwest tower at 103 Colmore Row which will bring approximately 196,000 sq ft of Grade A space to the market. Source: Knight Frank LLP Agent’s view The outlook for the Birmingham office market is extremely positive, as evidenced by the inflow of investment for existing prime and secondary stock. With occupational demand showing no signs of abating, we anticipate relatively sharp rental growth in the short-medium term with a further narrowing of the Grade A/Grade B rental differential. We expect this to continue until development catches up with the market as the current schemes start to reach completion in 2018 and beyond. Former Natwest tower 103 Colmore Row will bring 196,000 sq ft of Grade A space to the market heart of the city centre. The £500m scheme is aimed at revitalising this part of Birmingham; creating a substantial number of jobs and helping to attract significant commercial investment. BIRMINGHAM OFFICES MARKET UPDATE H1 2015 FIGURE 3 Birmingham offices investment turnover Investment market (£m) Investor appetite for Birmingham offices has continued unabated. Over the past 18 months Birmingham has seen exceptionally strong investment activity, with total 600 investment turnover approaching £800m over this period. 500 The total volume of investment activity reached £248m in H1 2015. 400 H1 was boosted by the sale of 7,8 &10 Brindleyplace to VGV in February, which at 300 £131m accounted for over half of all the transactions in the first half of the year. 200 Another notable transaction in H1 was 54 Hagley Road, which was acquired by Opus Land, Palmer Capital Partners in June for £23m, at a NIY of 7.8%. 100 0 Since then1 Colmore Square has been acquired by Legal & General Property for circa £87.3m, at a NIY of 4.00%. 2007 2008 2009 2010 2011 2012 2013 2014 2015 Recent activity includes the proposed sale of Aberdeen Asset Management’s office Q1 Q2 Q3 Q4 building 63 Temple Row at circa £11m. Birmingham's landmark mixed use development, The Cube, has also come to the market and the owners, Tristan Capital, Source: Knight Frank LLP, Property Data are seeking offers in excess of £55m. Ashby Capital is also under offer to purchase Colmore Plaza in a deal worth around £140m from Carlyle Group. Sentiment continues to be very positive, and if current trends continue then 2015 looks set to equal 2014. TABLE 1 Selected investment transactions in H1 2015 Date Address Purchaser / Vendor Price NIY(%) 85/89 Colmore Fidelity UK REF/Real Estate June-15 £7.8m 6.4 Row Investors Plc Opus Land, Palmer Capital Jun-15 Hagley Road, 54 Partners / Westbrook £23.0m 7.8 Partners Brydell Partners / Cube Real 22 & 35 Gas Street Estate, Feb-15 £10.92m 8.0 BP Pension Fund VGV purchased 7, 8 & 10 Brindleyplace for £131m, the Staffordshire CC Super F 7,8 & 10 largest deal in H1 2015. Feb-15 VGV /Tritax Assets Ltd £131m 5.75 Brindleyplace Source: Knight Frank LLP COMMERCIAL RESEARCH LEASING Louisa Rickard, Associate Jamie Phillips, Partner +44 20 7861 1592 +44 121 233 6403 [email protected] [email protected] CAPITAL MARKETS CAPITAL MARKETS Ashley Hudson, Partner Jonathan Devaney, Partner +44 121 233 6443 +44 121 233 6490 [email protected] [email protected] © Knight Frank LLP 2014 - Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names. .
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