Savills Research I Seoul, Korea Bundang Office Market November 2010 Bundang Offi ce Market Summary, Q3/2010 AAverageverage RentRent AAverageverage RentRent PProjectedrojected YYoYoY IIncreasencrease ((KRW/3.3058KRW/3.3058 sqm,sqm, ((KRW/3.3058KRW/3.3058 ssqm,qm, VVacancyacancy RateRate SShort-termhort-term RRateate bbasedased oonn GGLA)LA) bbasedased oonn NNLA)LA) VVacanciesacancies 45,800 89,400 -0.1% 11.7% ↗ Source: Savills Korea Savills Research www.savills.com Savills Research I Seoul, Korea Bundang Office Market Supply In 2011, a total of 11 new buildings with a total GFA of 873,421 sqm are expected to complete in Pangyo Techno Two new buildings in the Bundang offi ce market completed Valley. Out of the 11 buildings, eight (with a combined GFA this year, NHN headquarters building (NHN Green Factory of 632,691sqm) are on schedule, while the other three Tower) and the Yemiji Building. The NHN Green Factory buildings have been delayed. Tower will be fully occupied by NHN affi liates and its organisations, which are currently scattered across According to the Gyeonggi Urban Innovation Corporation numerous buildings in the Bundang area. Yemiji Building in charge of the development and management of has been leased out to a number of IT fi rms, posting an Pangyo Techno Valley.1, the eight buildings on schedule, occupancy rate of 33 per cent as at the end of September. were originally planned for owner-use, with only 76,033 In 2011, only a medium-sized BS building is expected for sqm of offi ce space set aside for lease. However, this completion in August, and thus supply in the Bundang number is expected to change with more leasable offi ce offi ce market is expected to fall. space coming to the market than originally intended, as developers are willing to pay the penalties to increase New Buildings and Planned Supply in Bundang, lease ratios in order to capitalise on the relative 2010 – 2011 undersupply of leased space in the market. Building GFA Completion Address Floors Remarks Name (sqm) Planned Supply in Pangyo Techno Valley (2011) NHN Green 178-1 100% for Feb 2010 Factory Jeongja-dong B7F/28F 101,662 GFA owner use Completion Building Name Address Floors Remarks Tower Bundang-gu (sqm) 6-5 Sunae- Pangyo Inno 10F/ 100% for Yemiji 100% for Apr 2011 A-2-2 151,555 Feb 2010 dong, B4F/12F 13,771 Valley B3F owner use Building lease Bundang-gu Korea 6-4 Sunae- Biotechnology 9F/ 100% for 100% for Apr 2011 B-2-1 59,549 Aug 2011 BS Tower dong B5F/12F 16,579 Venture B3F owner use lease Bundang-gu Organization Source: Savills Korea Pangyo Technology R&D 10F/ Feb 2011 Facilities SD2/ SD-2 127,284 37% for lease Pangyo Techno Valley fi rst saw offi ce buildings erected B4F former Hanwha in 2009 and it now houses six buildings with a combined Consortium GFA of 257,900 sqm. Most of the buildings in Pangyo are Mirae BI/Mirae 9F/ Jan 2011 Asset Venture D-1-2 23,465 54% for lease being used by their owners except for Pangyo Venture B4F Investment Valley 7 and SK Chemical’s R&D Center, both of which 10F/ 100% for Sep 2011 Sigong Tech D-2-4 9,414 offer limited offi ce space for lease. B3F owner use Ahn Lab 10F/ Sep 2011 D-4 67,348 18% for lease New Supply in Pangyo Techno Valley (2009 – 2010) Consortium B3F 6F/ 100% for Building GFA Sep 2011 LIG Nex1 B-7 41,522 Completion Address Floors Remarks B2F owner use Name (sqm) Pangyo Techno 37% for Institut 696 Sampyeong- 100% for Valley Edu 9F/ lease, Mar 2009 Pasteur dong, Bundang- 7F 15,199 owner Oct 2011 Park/Woolim SA-1 64,228 B3F possibility of Korea gu use Consortium delay 625, 633 (Block 9) Pangyo 7 Sampyeong- 10F/ 7% for 61% for lease, Dec 2009 Venture 103,162 Samwhan 10F/ dong, Bundang- B3F lease Nov 2011 SD-3 91,009 possibility of Valley Consortium B5F gu delay Samsung 701 Sampyeong- 100% for 100% for 6F/ Nexon Mar 2010 Techwin dong, Bundang- 58,582 owner 10F/ owner use, B4F Dec 2011 Consortium C-3 85,494 R&D Center gu use B4F possibility of (Block 6, 7) 686-1 delay 100% for Yura R&D Sampyeong- 9F/ Aug 2010 22,849 owner Mtek Vision 10F/ Center dong, Bundang- B4F Dec 2011 D-3-3 152,554 3% for lease use Consortium B3F gu Source: Gyeonggi Urban Innovation Corporation SK 686 Sampyeong- Chemicals 9F/ 11% for Sep 2010 dong, Bundang- 47,513 Pangyo B5F lease gu Center 686 Sampyeong- 1) According to GUIC, a total of 2,252,000 sqm of research centres, offi ce and retail 9F/ 11% for Sep 2010 SK Telesys dong, Bundang- 47,513 facilities will be supplied in Pangyo Techno Valley by 2015 and around 11% or 251,911 B5F lease gu sqm of the total space has been allocated as leasable offi ce space. Source: Savills Korea, Gyeonggi Urban Innovation Corporation Over 200 offi ces and associates throughout the Americas, Europe, Asia Pacifi c, Africa and the Middle East. I 02 Savills Research I Seoul, Korea Bundang Office Market Demand and Vacancy Rate Major Tenancy Changes, Q1/2010 – Q3/2010 New Lease Tenant From To Area (sqm) Bundang saw its vacancy rate decrease to 13.5 per Q1 cent in Q1/2010 as tenants took space at Bundang M Samsungdong Bundang M Neowiz INS 5,726 Tower and Top Building, both completed in 2009. In KORAD Building Tower Bundang M Q2, the movement of NHN affi liates and their scattered KEPCO E&C Yong-in Offi ce 11,452 Tower organisations to the new NHN Tower, caused Bundang’s Q2 vacancy rate to increase to 15 per cent before falling again Samsung Thales Communications A building located Bundang M to 11.7 per cent in Q3 as newly completed buildings saw 5,726 Research Center in Yongin-si Tower their occupancy rates improve. As of Q3, Bundang M (Defence industry) Tower and Top Building posted 83 per cent and 54 per Blueside (Electronic Nonhyeondong cent occupancy rates respectively, while only 33 per cent Top Building 1,691 entertainment Novel Building of space in Yemiji Building, which was put on the market industry ) in 2010, was leased out. Q3 Mando Bundang A building located Bundang M 5,726 Changes in Vacancy Rates, Q4/2009 – Q3/2010 R&D Center in Yongin-si Tower Silicon Works Newly formed Q4/09 Q1/10 Q2/10 Q3/10 Top Building 1,343 (Semiconductor) organisation Vacancy Rate 16.6% 13.5% 15.0% 11.7% Seongnam CHA Cares Apartment-style Top Building 1,343 Source: Savills Korea (IT) Factory A building located STS Semiconductor Yemiji Building 1,222 Bundang Offi ce Vacancy Rates, Q1/2006 – Q3/2010 in Cheonan-si Hana HSBS Life Newly formed Yemiji Building 1,222 18% Moved Insurance organisation Top building Supply in new 16% NHN Tower Source: Savills Korea 14% Bundang M Tower Supply 12% In Q4/2010, the Bundang offi ce market vacancy rate 10% looks set to rise as a result of several major tenant 8% movements. Tmax Soft and SK C&C will move into their 6% own offi ce buildings as will SK Telesys, whose offi ce 4% 2% building in Pangyo was completed in September 2010. 0% Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 In 2011, the completion of the BS Tower and release 2006 2007 2008 2009 2010 Source: Savills Korea of Pangyo Techno Valley offi ce supply will put further upward pressure on the vacancy rate. Although new The following table shows the relocation of major tenants developments in Pangyo have yet to impact the Bundang between Q1/2010 and Q3/2010. As already mentioned, market signifi cantly, the imminent supply of 76,000 sqm of NHN consolidated its headquarters into its own building in new leasable offi ce space onto the market in 2011 is likely Jeongja-dong from its previous locations in Bundang First to do so. In fact, our survey shows that numerous Pangyo Tower, Chorim Building, Mirae Asset Place and others. buildings are marketing themselves with lower rents than Tmax Soft disposed of Tmax Building and Tmax R&D Bundang offi ce buildings. The 2011 supply of 76,000 sqm Center in Seohyeon-dong in 2010 on a sale and leaseback is similar to the size supplied in Bundang during 2009 and basis, moving its offi ces from Seohyeon Building and 2010, when the Bundang market recorded a vacancy rate Yaereum Savings Bank Building to the Tmax Building. of 10 per cent. Up until 2009, a high proportion of the new supply in Bundang was absorbed by companies relocating from Gangnam seeking lower rents. However, this year, it has been sucessful in attracting a signifi cant number of IT fi rms, particularly into the Bungang M Tower from Yong-in area, primarily due to the well-established infrastructure and proximity of the Bundang offi ce market. Over 200 offi ces and associates throughout the Americas, Europe, Asia Pacifi c, Africa and the Middle East. I 03 Savills Research I Seoul, Korea Bundang Office Market Rent Going forward, Savills’ survey reveals that only rents in a few buildings will increase in Q4/2010 with a high vacancy With the vacancy rate hovering above 10 per cent up rate likely to weigh heavily on rent hikes in 2011. until Q3/2010, year-on-year rental growth stagnated at 1.3 per cent in both Q1 and Q2.