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Spotlight Birmingham Offices March 2017

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Spotlight Birmingham Offices March 2017 Savills World Research UK Commercial Spotlight Birmingham Offices March 2017 Three Snowhill, Birmingham. 420,000 sq ft under construction set for delivery in 2019. g Take-up in the CBD ended the year g Business parks are now looking at 670,000 sq ft, hitting the five-year to create a more appealing offer. “The shortage of existing new average. Birmingham city centre Blythe Valley Business Park has office market was a year of two halves listened to the needs of the worker Grade A space is facilitating in terms of take-up in 2016 with the and is creating a desirable mixed-use rental growth in prime first half the best on record. scheme. refurbished stock, closing the g Take up in Solihull/ M42 corridor g The first quarter of 2017 has has started to see a resurgence over already seen £300 million transacted gap on existing new build" the last 12 months. in the investment market with the key Nick Williams, Director, Office Agency, deal being Brindleyplace. g Refurbishments will help ‘plug Birmingham the gap’ while the city waits for new g Birmingham office prime equivalent developments to complete. yields currently stand at 5.25% where we expect them to stay during the first half of 2017. savills.co.uk/research 01 UK Commercial | Birmingham Offices City centre market - a Network Rail taking 80,000 sq ft at consultancy contracts, related to HS2, year of two halves Baskerville House. within the city. The city has already seen Laing O'Rourke take 11,000 sq ft at 1 In the last 20 years, Birmingham The insurance & financial sectors Victoria Square in 2016 and we expect has experienced massive urban were the most prevalent sector in engineering firms and consultants - off regeneration and inward investment 2016, making up 23% of the market. the back of HS2 - to be a dominant of circa £10 billion with a further £11.4 There have also been a number of sector going forward. billion due to be invested by 2026. legal relocations over the last 12 months, including DAC Beachcroft Grade A supply continues With the £600 million redevelopment who took 40,000 sq ft in Edgbaston, to decrease of Grand Central now complete and that markets largest occupational With increased demand anticipated the extended Metro link to Grand deal for 10 years, and Hill Hofstetter this will have a marked impact on Central Station now up and running, committing to a new 10-year lease at supply figures. Although Three Snowhill the city has created a truly integrated Blythe Valley Park. Pinsent Masons and Paradise are currently under transport system. have also taken space in 55 Colmore construction, these schemes will not Row and subsequently followed up impact the supply figures until mid- Birmingham city centre is evolving with a further acquisition of 16,000 sq 2019. outwards and the perception of ft at 19 Cornwall Street. the city's office district has been Major re-developments, such as the transformed by this. Occupiers are Government much anticipated 55 Colmore Row now looking at locations previously requirements and HS2 (160,000 sq ft), Corner Block (112,000 ignored as a business district. will fuel demand sq ft) and the Lewis Building (110,000 sq ft) will all help bolster the supply as we The city centre office market was a We anticipate that the year ahead wait for developments to complete. year of two halves in terms of take-up will be fuelled by Government in 2016, with the first half being the requirements and HS2 related strongest on record. Although the demand. second half was significantly down in comparison, October saw the market 2017 is likely to see Central start to gain momentum again. With Government requirements translate Top city centre office rent occupiers taking longer to make into deals, primarily driven by HMRC's decisions, we expect a number of requirement, which totals around £32.50/sq ft deals from the back end of last year to 250,000 sq ft, centering around the sign in the first half of 2017. prime core. Out-of-town market picks up pace Take-up ended the year at 670,000 HS2 received Royal assent on 23rd sq ft, hitting the five-year average. February and this will inevitably be Solihull and the M42 corridor has seen a With increased demand and strong a catalyst for demand for centrally resurgence over the last 12 months. employment growth forecast in located office space driving further The M42 corridor remains the most sectors such as tech and professional inward investment and recruitment of significant office market in the West services, we expect 2017 take-up to a new workforce to the region. Midlands outside of Birmingham city reach 750,000 sq ft, 19% above 2016. centre. We expect this to continue to While the true benefits of increased pick up pace and popularity as we go Although the bulk of take-up was connectivity won't be felt until the through 2017. made up of deals under 10,000 sq ft link is up and running, there will be (68%) there were some notable larger an immediate impact on the regional Solihull has benefitted from the deals including - PwC taking 90,000 economy. This will arise from the infrastructure improvements and growth sq ft at 1 Chamberlain Square and placement of construction and of Birmingham city centre as an office GRAPH 1 GRAPH 2 2016 take-up was a year of two halves The insurance & financial sectors dominated take-up in 2016 Graph source: Savills Research Graph source: Savills Research 02 March 2017 location. While they are two distinct and the development pipelines are office markets, Birmingham and the restricted in both. We also expect Expert view out-of-town market have begun to the gap between refurbished and compliment each other. With HS2 new build rents to reduce as top Ben Thacker director of Agency connecting the airport, the M42 and refurbishments are now hitting £30 the city centre market, we expect this per sq ft. in Birmingham provides his new infrastructure to truly combine insight on the market these areas. Investment - a strong start to 2017 The Midlands region is outperforming much of the rest According to Savills 'What Workers In terms of investment volumes, of the UK at present and at the epicentre of this, the Want' survey, employees want Birmingham saw £433 million spotlight is firmly on Birmingham. leisure and retail on their doorstep. transacted in 2016. Although this is Blythe Valley Business Park has 46% down on the previous year it is The city has repositioned itself with a renewed listened to the needs of the worker still up 8% on the long-term average. sense of self identity and an elevated image on an and is creating a desirable mixed- national and international stage. With office-based use scheme, created by the mix of The first quarter of 2017 has already employment growing by 3.5% in the next five years residential, retail and leisure. seen £300 million transacted, with the (compared to 2.2% in the last five), the retention of key deal being Hines and Moorfield's almost 50% of its students post-graduation and its Occupiers are now starting to widen sale of Brindleyplace's 470,000 sq place as the number one destination for employee their net and the lines between in- ft office space, purchased by HSBC relocations from London are just a few of the factors town and out-of-town will become Alternative Investments for £260 driving this. increasingly blurred over the next million. This generated a 6% yield. few years, with certain sectors less By the end of Q1 we expect almost Office demand at the very prime top end of the market concrete in their location preferences. 80% of the long-term average to continues to recover from the political events in 2016. A recent example being ACS (an IT have already been transacted. However, the regional economy is looking strong software developer) taking space in and the inevitable positive impact of HS2 receiving Birmingham city centre last year when Looking at investor types, the Royal Assent in February is now starting to be felt. historically these type of occupiers institutions made up 66% of volumes This will be a catalyst to an associated supply chain would have been expected to focus in 2016. This was heavily swayed by anticipated to also invest their wider operations in primarily out-of-town. Three Snowhill. Overseas buyers, the city and in the recruitment of a new workforce for attracted by the weaker pound, made years to come. Although the out-of-town market is up 20% of volumes in 2016 and we experiencing speculative development expect this to increase significantly as Traditional boundaries are changing. The delivery for the first time in 10-years, there are we go through 2017. of several major transport infrastructure initiatives, still supply constraints, in both the city combined with tangible progress on significant mixed centre and out of town, which will help Birmingham office prime equivalent use developments such as Paradise are collectively drive rental increases during 2017. yields currently stand at 5.25% where changing the way people access and move around The best space out-of-town has seen we expect them to stay during the the city, reshaping and growing the traditional office a sharp increase in headline rents first half of 2017. core to the benefit of both office occupiers and (16%) between 2015 and 2016 and property investors alike. this is expected to continue as we go Lack of stock will be the big issue this through 2017, albeit not as strongly.
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