Savills Studley Report Los Angeles Office Sector Q3 2018
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Savills Studley Research Los Angeles Savills Studley Report Los Angeles office sector Q3 2018 SUMMARY Market Highlights STEADY LEASING 20 basis points to 15.9%, though, and has Several larger leases kept quarterly deal decreased by 70 basis points year-on-year. "Tenants continue to seek out volume on track. Quarterly leasing totaled and find alternative locations to 3.3 msf, on par with the prior quarter, but ASKING RENT INCREASES lease space. The South Bay area more than 10% below the market’s long- Asking rent across the Greater Los Angeles term historical average. Tenants have leased area increased by 9.3% to $39.27. The continues to see a jump in rent. 12.7 msf in the four most recent quarters, average Class A asking rent also increased Investors have also followed suit, approximately 15% below the long-term by 7.3% to $40.82. market average. targeting many properties that SALES DROP are ideal for creative office space AVAILABILITY RATES UP SLIGHTLY Office property sales during the first seven conversions." The region’s overall availability remained months of the year totaled $3.8 billion, a unchanged at 19.8% and Class A availability 23.3% decrease compared to the first seven fell to 17.9% from 18.3% respectively. The months of 2017. Westside's Class A availability rate fell by Savills Studley Research Savills Studley Report | Los Angeles Larger Firms Dominating Office-Using Employment Trends Activity Millions Following trends seen in several other 1.10 6% major markets, leasing in Los Angeles is 4% becoming increasingly top heavy. Larger 1.05 firms, particularly tech and creative sector 2% companies, have remained aggressive 1.00 0% in their pursuit of talent and space. In contrast, smaller and mid-sized companies -2% have been increasingly restrained recently. 0.95 -4% The moderation in activity has been more apparent in the Westside where companies 0.90 -6% continue to pursue options in South -8% Bay locations such as El Segundo and 0.85 2009 Manhattan Beach. -10% 2014 2015 2016 2017 2018 2010 2011 2012 0.80 2013 -12% Downtown Tenants Remain Cautious L.A. Office Emp. L.A.(% Ann. Change) U.S.(% Ann. Change) Source: Bureau of Labor Statistics^ Demand for office space has remained controlled in Downtown Los Angeles as law firms and banks stick to a more restricted Availability Rate Trends appetite for space. The last few quarters Availability Rate Trends have brought some moderate growth – in most cases the addition of a few thousand 25% 23.8% square feet or occasionally an extra floor. CoreSite, for example, recently signed a 176,685-sf renewal and expansion, adding 22% 20.6% just over 17,200 sf at One Wilshire. The REIT specializes in colocation data centers. Additionally, CBRE Global Investors signed 19% 17.9% 18.7% a 32,000-sf lease at Figueroa at Wilshire and will move from nearby City National 16% Plaza. The building has registered a flurry of activity in the last few quarters, completing a 58,000-sf lease with Seyfarth Shaw and 13% 37,000 sf with Preferred Bank. Convene is also working on the buildout of a conference Class A Class B & C and fitness facility at the tower. 10% Q3 '13 Q3 '14 Q3 '15 Q3 '16 Q3 '17 Q3 '18 Creative sector tenants have largely steered clear of space in Downtown Los Angeles’ traditional building stock, preferring the Westside or even the converted warehouses Asking Rent Trends ($/sf) in the Arts District or South Bay. During the Rental Rate Trends second quarter, Spotify leased 110,000 sf at the At Mateo Complex (555 Mateo Street). $50 Spotify will move its regional headquarters from West Hollywood (9200 Sunset $40.82 Boulevard – 8,200 sf) to the $80-million retail $40 and office property. More recently, online coupon innovator Honey leased 130,000 $30.10 $36.71 sf at the former Coca-Cola plant in the Arts $30 District. $25.09 A few high-flying startups are expanding $20 in Santa Monica. Bird leased 58,403 sf of swing space at Colorado Center in Santa Monica. The e-scooter startup provides a $10 last-mile commuter solution charging by the Class A Class B & C minute, and expects to expand even more eventually. The company may run into some $0 hurdles from the city, though. The Santa Q3 '13 Q3 '14 Q3 '15 Q3 '16 Q3 '17 Q3 '18 Monica City Council is expected to vote on 02 Q3 2018 a pilot program that would cap the number of scooters. Availability Rate Comparison Rental Rate Comparison ($/sf) Century City 8.9% Santa Monica $68.92 Space Consolidation Continues Westwood/West LA 13.7% Beverly Hills/W.Hollywood $61.44 Central San Fernando Valley 14.1% Hollywood $57.54 Westside $56.88 Beverly Hills/W.Hollywood 15.6% Other firms are consolidating and capturing Fox Hills/Marina $54.99 Pasadena higher-quality, more efficient space at the 15.9% Century City $50.43 Westside 15.9% Miracle Mile $48.56 same time. In other leasing activity, Anthem San Fernando Valley 15.9% Westwood/West LA $48.09 N.Hwd/St.City/Univ. City 16.1% Downtown LA $43.54 Blue Cross signed a 169,320-sf lease at San Gabriel Valley 16.3% Park Mile $40.47 Los Angeles Region $39.27 Santa Clarita Valley 16.3% Burbank $37.07 21215 Burbank in Campus @ Warner Center. West San Fernando Valley 16.6% Pasadena $35.43 Downsizing begets more downsizing. Santa Monica 16.7% N.Hwd/St.City/Univ. City $35.02 Burbank 17.1% Tri-Cities $34.92 Anthem Blue Cross is moving into space Tri-Cities 18.1% Wilshire District $34.49 US Index 18.1% US Index $34.37 that Intuit will vacate. The maker of Turbo Airport Long Beach 18.4% $33.45 Glendale $32.58 Hollywood 19.4% Tax is relocating to about 53,000 sf at nearby South Bay $32.41 21650 Oxnard Street. Following a trend that Miracle Mile 19.4% South Bay Area $31.85 Los Angeles Region 19.8% Central San Fernando Valley $31.65 is well established among law firms, banks Airport 19.9% Santa Clarita Valley $30.68 Wilshire District 21.3% San Fernando Valley $29.28 and general professional/business services, Mid-Wilshire 21.9% Long Beach $28.25 West San Fernando Valley $27.88 Glendale 22.1% the insurer is densifying by about 60% from San Gabriel Valley $27.15 Park Mile 23.6% Mid-Wilshire $26.79 South Bay Area nearly 450,000 sf at 21555 Oxnard Street to 23.9% Type Fox Hills/Marina 24.2% New $59.97 much more efficient space. Anthem’s move Downtown LA 25.4% Existing Direct $35.44 will open a big opportunity at 21555 Oxnard South Bay 30.4% Sublet $32.27 (a 32-acre development site). The insurer 0% 5% 10% 15% 20% 25% 30% 35% $0 $10 $20 $30 $40 $50 $60 $70 $80 has been located at the building since 1977. Anthem is relocating to a project on the cusp of a major redevelopment. Officials approved zoning several years ago that Major Transactions permits up to 30 msf of commercial space. Tenant Sq Feet Address Market Area Adler Realty recently unveiled plans to CoreSite 176,685 624 S Grand Ave Downtown LA transform Warner Center Corporate Park Anthem Blue Cross 169,320 21215 Burbank Blvd West San Fernando Valley into a 2.6-msf mixed-use development. Honey Science Corporation 131,675 963 E 4th St Downtown LA Spotify 110,000 555 Mateo St Downtown LA New construction activity has been kept in Tennis Channel 69,000 3003 Exposition Blvd Santa Monica check in this cycle. Since 2013, only 8.6 msf Spaces 67,688 5999 Center Dr Fox Hills/Marina has been delivered across the L.A. market, Bird 58,403 2501 Colorado Ave Santa Monica including two buildings over 500,000 sf. WeWork 52,427 8687 Melrose Ave Beveryly Hills/West Hollywood The current development pipeline remains NewTV 49,480 6555 Barton Ave Hollywood restrained with 5.3 msf underway and 42% Nexon America 49,307 621 Hawaii St South Bay of this pre-leased. Sum of Top 10 Leases 933,985 Sum of 3rd Quarter Leasing Activity 3.3 MSF Co-Development Plans tenants. Coworking continues to supplement that are well below replacement cost. El leasing activity across the region. WeWork Segundo is no longer an alt-investment. There may not be a lot of large-scale added to its growing list of centers, leasing Atlas Capital Group paid $39 million for buildings underway but there are quite 52,427 sf at the Pacific Design Center’s INSITE, a two-building complex that few projects being repositioned. Several Green Building in West Hollywood. previously served as a Raytheon research owners are including coworking space as facility. The seller, Steelwave, overhauled part of their redevelopment. EQ Office’s Steady Sales the 101,874-sf facility, adding a new façade, plans for the redevelopment of the Howard mezzanine space, roof, landscaping and Hughes Center include collaboration with Owners cashing out on properties have built out the interior for creative office. Other Industrious. The revamped 1.4-msf campus been able to maintain pricing power – sales recent large conversions include Tishman will feature an array of conferencing, have stayed elevated despite rising prices. Speyer’s conversion of a 260,000-sf former collaboration and amenity experiences that The Wells Fargo Building recently sold Xerox industrial plant in El Segundo to will be available to tenants. Industrious will for $193 million ($930/sf).