The document summarizes real estate market trends in the Netherlands in 2012-2013. It finds that weak economic conditions led to falling consumer confidence and household spending, slowing GDP growth. Prime property remained in high demand, though investment volumes declined for retail and industrial properties due to liquidity issues and lack of supply. Office leasing volumes held steady while retail leasing declined. Demand shifted to mixed-use locations with good transportation access. Logistic property attracted increasing occupier interest. Concentration of jobs and companies in major cities and prime areas continued.
The City of Airdrie Economic Development Team's purpose in undertaking this Office & Retail Market Growth Study was to identify the current retail and office markets, and consider factors affecting of both markets over a 15-year timeframe.
An overview of the European venture and growth financing market in Q1 2017 based on Go4Venture’s Headline Transactions Index (HTI) http://go4venture.com/q1-2017/
Spain has reached an inflection point. Improving economic indicators, low company valuations, technological expertise, a skilled workforce and an increasingly competitive business environment will trigger a rise in M&A volumes
Four-star hotels are popular with both travellers and investors because they represent a high standard of accommodation. However, the competitive pressures are great. Since the last financial crisis at the latest, international brand hotels of a slightly lower category, as well as the rapidly expanding budget design hotels have been subjecting four-star hotels to considerable pressure. One option for surviving in the hard-fought hotel market is clear positioning, because distinctiveness brings clear benefits, which is also backed up by the figures. Together with the AHGZ, a newspaper for the German hospitality industry, we reveal the influence that positioning may have on performance and show whether it is worth standing out from the large pool of competitors that are practically (and arbitrarily) interchangeable.
The merry month of May? As always, we have highlighted how performance has developed over the last month and venture a glance at the coming summer.
Economic and real estate indicators for industrial and logistics markets across EMEA remained positive in the first half of 2018, despite protectionism fears and impending barriers to trade in the overall economy. Demand for Grade A industrial and logistics space remained unabated and would have been higher were it not for constrained availability.
http://www.colliers.com/en-gb/emea/research
Microsoft Innovation Campus in Milan, presented in WOF Green Barcelona 2011World Office Forum
Developed by Vitali, new Microsoft Innovation Campus was presented by the Cristian Vitali and the architects, Flores Prats from Barcelona. One of the most advanced buildings in the region, in line with Microsoft leadership in technology.
The City of Airdrie Economic Development Team's purpose in undertaking this Office & Retail Market Growth Study was to identify the current retail and office markets, and consider factors affecting of both markets over a 15-year timeframe.
An overview of the European venture and growth financing market in Q1 2017 based on Go4Venture’s Headline Transactions Index (HTI) http://go4venture.com/q1-2017/
Spain has reached an inflection point. Improving economic indicators, low company valuations, technological expertise, a skilled workforce and an increasingly competitive business environment will trigger a rise in M&A volumes
Four-star hotels are popular with both travellers and investors because they represent a high standard of accommodation. However, the competitive pressures are great. Since the last financial crisis at the latest, international brand hotels of a slightly lower category, as well as the rapidly expanding budget design hotels have been subjecting four-star hotels to considerable pressure. One option for surviving in the hard-fought hotel market is clear positioning, because distinctiveness brings clear benefits, which is also backed up by the figures. Together with the AHGZ, a newspaper for the German hospitality industry, we reveal the influence that positioning may have on performance and show whether it is worth standing out from the large pool of competitors that are practically (and arbitrarily) interchangeable.
The merry month of May? As always, we have highlighted how performance has developed over the last month and venture a glance at the coming summer.
Economic and real estate indicators for industrial and logistics markets across EMEA remained positive in the first half of 2018, despite protectionism fears and impending barriers to trade in the overall economy. Demand for Grade A industrial and logistics space remained unabated and would have been higher were it not for constrained availability.
http://www.colliers.com/en-gb/emea/research
Microsoft Innovation Campus in Milan, presented in WOF Green Barcelona 2011World Office Forum
Developed by Vitali, new Microsoft Innovation Campus was presented by the Cristian Vitali and the architects, Flores Prats from Barcelona. One of the most advanced buildings in the region, in line with Microsoft leadership in technology.
A very interesting report bu Newmark Grubb Knight Frank about skyscrapers in the world, their history, present and future and the relationship with city development.
The office market in the Greater Paris Region – 4th quarter 2013JLL France
Office rentals dropped in 2013 as a result of low growth and uncertain outlook (down 25% in 12 months).
Rise in immediate supply to 3.9 million sqm. Nevertheless, Grade A properties still only account for less than 20% of vacant stock.
In this context, rents remain under pressure. Most of the decline in values in Paris CBD has been recorded in 2013.
With €11 billion invested in 2013, the investment market maintains its trend for dynamic growth.
30 transactions over €100 million recorded in 2013.
The prime yield for the Central Business District fell to between 4.25 and 4.50%.
Ingo Hartlief ist Geschäftsführer der CORPUS SIREO Holding GmbH & Co. KG.
Zudem bekleidet Ingo Hartlief die folgenden Ämter: Vorsitzender der Geschäftsführung der CORPUS SIREO Asset Management Commercial GmbH und des Organe de Contrôle der CORPUS SIREO Investment Management S.à r.l., sowie Geschäftsführer der CORPUS SIREO Asset Management Retail GmbH und der CORPUS SIREO Asset Management Residential GmbH.
European Industrial & Logistics Capital Markets Q3 2016JLL
Despite challenges, 2016 could be a record year for investment in the industrial and logistics real estate sector. As investor demand remains robust, boosted by international capital, we explore some of the key drivers behind this trend. This infographic takes a close look at the main investment trends we saw in Q3 2016 across Europe.
Resumen, análisis y perspectivas sobre la situación macroeconómica y financiera de España así como sobre las expectativas relacionadas con la actividad de inversión.
The Netherlands has been named the Partner Country for this year’s Hannover Messe, the world’s premier industrial trade fair. The Netherlands’ status as Partner Country gives Dutch companies an excellent opportunity jointly to showcase their knowledge and expertise.
In this ‘Germany’ study, ING aims to highlight the importance of Germany for the Dutch technology industry, and also the importance of industry for the Dutch economy as a whole. We believe that the Dutch technology industry can double in size by 2030, provided that opportunities are capitalised on. Some of these opportunities present themselves in Germany.
Related article at ING.com: http://www.ing.com/Newsroom/All-news/NW/Hannover-Messe-2014-German-4th-industrial-revolution-offers-great-potential-for-Dutch-industry.htm
Ordenación del territorio para la competitividad con una movilidad eficienteWorld Office Forum
Ordenando el territorio para la competitividad con una movilidad eficiente. Una magnífica presentación del profesor Pablo Sotomayor, de la Universidad Nacional de Colombia, en la conferencia WOF Bogotá 2013.
A very interesting and comprehensive report on district energy initiatives around the World, technology, planning and how it should help reduce primary energy consumption and resulting emissions.
Un informe muy interesante y completo sobre iniciativas de energía de distrito en el mundo, tecnología, planificación y cómo sería la solución para conseguir reducir el consumo de energía primaria y las consiguientes emisiones de gases de efecto invernadero.
International Property Measurement Standards, created by the IPMS Coalition resolves the difficulties that different local standards of measuring real estate pose for investor, financing institutions or international occupiers. It was an absolute necessity and the problem has now been resolved. This presentation explain the Standards for office buildings.
The KA Housing - Catalogue - Listing TurkeyListing Turkey
Welcome to KA Housing, a distinguished real estate development nestled in the heart of Eyüpsultan, one of Istanbul’s most promising districts.
Just 10 minutes from the bustling city center, Eyüpsultan offers a serene escape with the convenience of urban living. The direct metro line ensures seamless connectivity to all parts of Istanbul, making it an ideal location for residents who seek both tranquility and vibrancy.
KA Housing boasts unparalleled accessibility, with proximity to Istanbul Airport only 30 minutes away, facilitating easy international travel. Effortless city access is guaranteed by direct metro and transportation links to Istanbul’s cultural and commercial hubs. Quick access to key metro lines connects you to every corner of the city within minutes, making commuting and exploring the city hassle-free.
The development offers luxurious living spaces with a range of unit layouts from 1+1 to 4+1, designed with meticulous attention to detail. Each unit features balconies or terraces, providing stunning vistas of Istanbul and enhancing the living experience. High-quality materials and superior craftsmanship ensure durability and elegance, while sound-proof insulation and high ceilings (2.95 m) offer comfort and sophistication.
Residents of KA Housing enjoy exclusive on-site amenities, including a state-of-the-art gym, outdoor swimming pool, yoga area, and walking paths. Entertainment options abound with a private cinema, children’s playground, and a variety of dining options including a café and restaurant. Security and convenience are paramount with 24/7 security, a dedicated carpark garage, and an IP intercom system.
KA Housing represents a prime investment opportunity with limited availability in a high-demand area, ensuring enduring value and potential for lucrative returns. Homes in this development provide exceptional value without compromising on quality, offering affordable luxury for discerning buyers. The construction is of the highest quality, built to the latest seismic and disaster resistance standards, ensuring safety and resilience.
The community and surroundings of KA Housing are enriched by close proximity to prestigious universities such as Haliç University, Bilgi University, and Istanbul Ticaret University, making it an ideal location for students and academics. The development is adjacent to the Alibeyköy stream leading into the Halic waters, offering serene natural escapes amidst lush greenery. Residents can enjoy the cultural richness of the area, surrounded by historical and cultural landmarks that blend leisure, nature, and culture seamlessly.
https://listingturkey.com/property/the-ka-housing/
BricknBolt Understanding Load-Bearing Walls and Their Structural Support in H...BrickAndBolt
Load-bearing walls are the backbone of any home construction, providing crucial structural support that carries the weight of the house above. For companies like Brick and Bolt Mysore and Bricknbolt Faridabad, understanding and properly implementing these elements are key to constructing safe and durable buildings.
Scanning tenants in NYC requires a thorough and compliant approach to ensure you find reliable renters. For a positive rental experience, consider hiring a property management service. Belgium Management LLC specializes in NYC rental property management and tenant relationship management. We prioritize tenant satisfaction, making us a trusted name in New York property management. Our dedicated team ensures tenants feel valued and supported throughout their lease.
Simpolo Tiles & Bathware
Tile ho,
toh Simpolo.
Since the first steps were taken in 1977, Simpolo Ceramics has carved its niche as a consistently growing organisation with unparalleled innovation and passion rooted in simplicity.
We endure gratification for every experience we offer, created to share something meaningful. It may not resonate with the majority, but that makes us a class apart. If only a handful were to understand the purpose of our existence, we would be proud to have found our believers. Rather, people with whom we can share our beliefs.
VISUALIZER
Design your space in your style with our very own Visualizer. Now, you can choose the tiles of your liking from our wide selection and see how they would look in a space. Select the tile from the multiple options and the visualiser will replace the surfaces in the image with the selected tiles. This way, instead of just your imagination, you can choose the tiles for your place by getting an actual picture of how they would look in a space. So, design your space the way you desire digitally and implement it in real life to get the best results!
You can also share this visualiser with others to help them design their space.
Committed to delighting customers with world-class ceramic products and services. Make Simpolo synonymous with the best quality and set new benchmarks of excellence for all stakeholders. Pursue best business practices with utmost integrity to make Simpolo an exciting organisation to work with, for vendors, channel partners, investors and employees alike.
Gain worldwide recognition in the field of ceramic building products through Research and Innovation and bring an enhanced lifestyle within reach for every household.
Torun Center Residences Istanbul - Listing TurkeyListing Turkey
THERE IS LIFE IN ITS CENTER!
The most energetic spot of the city that will add utterly different pleasures to your life, with a park that will make Istanbul breathe, delighting indoor and outdoor bistros, cafes, restaurants, the brand-new Food Hall concept, where dozens of unique tastes are served together, market area, cinema, theater, fitness club, SPA and event venue...
All the pleasures that will enrich your lives are awaiting you on the most beautiful side of the city, at Torun Center Residences. In Mecidiyeköy, where the heart of Istanbul beats, business, life and entertainment opportunities are located at the exact center, at Torun Center, the most beautiful side of the city.
Penthouse apartments and different styles of flats from 1 + 1 to 4 + 1, from 100 to 425 square meters in a 42-story residence tower, have been designed for those who want to live in the center of magnificence. Torun Center is the redefinition of a better life with specially landscaped floor gardens, apartment options with private balconies, and automatic glass systems equipped with Trickle Ventilation that offers clean air comfort.
Business and life in the same place
Excellent service
Torun Center has many delightful details, from a swimming pool to sunbathing and resting terrace. With 24/7 concierge services, 24/7 security, valet, technical service, closed-circuit camera system (CCTV), central heating and cooling system, it makes your life easier.
Delightful details
The two-story Torun Center Lounge, with its indoor and outdoor seating areas, children's playroom, private dining and TV lounge, promises unforgettable memories to you and your loved ones with its unique Istanbul view.
Neighboring to the most pleasant square of Istanbul
A few steps from the Torun Center Residences, you can reach the city's most modern city square and open the doors of a quality city life. Torun Center Residences brings together on the same project the long-awaited city life for Istanbul and gourmet restaurants, cafes, gym and SPA, and state-of-the-art cinema and Artı Stage, hosting the most famous plays of the season.
Located at the intersection of alternative public transportation options such as the metro and Metrobus, Torun Center comes to the fore as the most accessible office for both sides of Istanbul. With a central location and rich transportation lines, Torun Center offices make life easier for employees and increase productivity.
500 acres of brilliance await you here at Riverview City which offers modern living, effortless convenience, and a beautiful natural setting. It is a mega township by Magarpatta City in Loni Kalbhor, Pune. Enjoy easy access to work, schools, and fun while experiencing a perfect work-life balance.
Visit - magarpattacity.developerprojects.in
Flat available for sale
Location- Tupudana, Ranchi
Savitri enclave
Area- 3BHK
Rate- 4000/sq.ft.
Super Build Up Area-1629 sq.ft.
Build-up area-1253 sq.ft.
Rate- 65lakh16k(approx)
Floor available- Flat available in all floor(G+12)
Balcony- 2
Washroom- 2
Parking - CAR PARKING
Amenities- Joggers track,temple, children's park,gym,banquet hall (5 Lakh)
Possession year (Handover year)- Dec 2025
Outside View from the apartment and flat balcony is very beautiful.
For more information contact AASHIYANA STAR PROPERTIES
7766900371
Referans Bahcesehir which is being constructed, in the center of the most regional destination as Bahçeşehir, shines out with its central location and unique landscape including social facilities such as a fitness center, sauna, sports facilities, children’s playground and recreational areas.
Not only drawing attention for immediate surroundings including commercial centers and private schools but also providing the easily accessible location with closeness to Tem Highway and connection roads, ongoing construction of 3rd Bridge Connection roads and Metro Projects
Bahcesehir is a rising value in the great city of Istanbul… Located at a new transportation junction in the northwest of the City… Located at such a spot that the access roads for the 3rd bridge and for the 3rd Airport will reach the region in 2016. The Marmaray and the Subway will extend all the way to Referans Bahcesehir respectively in 2018 and 2019.
465 flats and 34 stores are designed with an outstanding approach and arranged with a unique perspective offering the following options: 1 plus 1, 2 plus 1, 3 plus 1, 3.5 plus 1, 4 plus 1, and 4.5 plus 1. It is planned so as to safeguard you and your loved ones based upon a modern, technological safety approach. As you experience the joy and luxury here, you will be content and feet at ease.
It is worth seeing both inside and outside with heart-warming cafes, tasty restaurants and elegant stores… And it is ready to offer a vivacious social life with a warm and cozy space design.
A folding swimming pool and indoor swimming pools, playgrounds, Turkish bath, sauna… It has them all. Everything you need for your well-being and for having a pleasant time will be at your service. You simply need to align the rhythm of life with the rhythm of Referans Bahcesehir.
https://listingturkey.com/property/referans-bahcesehir/
Green Homes, Islamabad Presentation .pdfticktoktips
Green Homes Islamabad offers beautifully designed 5, 8, and 10 Marla homes near the airport and motorway. Enjoy luxury, convenience, and high rental returns in a prime location.
One FNG by Group 108 Sector 142 Noida Construction UpdateOne FNG
One FNG by Group 108 is launching a new commercial project in Sector 142 Noida. Office space and high street retail shops on the FNG and Noida Expressway. For more information visit the website https://www.onefng.com/
Urbanrise Paradise on Earth - Unveiling Unprecedented Luxury in Exquisite Vil...JagadishKR1
Immerse yourself in the epitome of luxury living at Urbanrise Paradise on Earth. These opulent 4 BHK villas, nestled off the prestigious Kanakapura Road in Bangalore, redefine elegance and sophistication. With meticulous craftsmanship, breathtaking design, and unparalleled amenities, Urbanrise Paradise on Earth offers a sanctuary where every moment is infused with luxury and serenity. Experience a life of grandeur and indulgence at this exclusive residential enclave.
Sense Levent Kagithane Catalog - Listing TurkeyListing Turkey
Sense Levent offers a luxurious living experience in the heart of Istanbul’s vibrant Levent district.
This cutting-edge development seamlessly integrates modern design with natural elements, featuring live evergreen plants maintained by an advanced irrigation system, ensuring lush greenery year-round.
The building’s elegant ceramic balconies are both stylish and durable, enhancing the overall aesthetic and functionality. Residents can enjoy the 700m Sky Lounge, which provides breathtaking views of Istanbul and a perfect space to relax and unwind.
Sense Levent promotes a healthy and active lifestyle with a full gym, swimming pool, sauna, and steam room, all available in the building. The interiors are crafted with high-quality materials, ensuring a luxurious and inviting living space.
Designed with young professionals in mind, Sense Levent features 1+1 and 2+1 units with smart floor plans and balconies. The project promises high investment returns, with an expected annual return of 6.5-7%, significantly above Istanbul’s average ROI.
Located in the rapidly growing and highly desirable Levent area, the development benefits from ongoing urban regeneration projects. Its prime location offers proximity to shopping malls, municipal buildings, universities, and public transportation, adding immense value to your investment.
Early investors can take advantage of discounted units during the construction phase, with an expected capital appreciation of +45% USD upon completion. Property Turkey provides comprehensive rental management services, ensuring a seamless and profitable investment experience.
Additionally, robust legal support and significant tax advantages are available through Property Turkey’s licensed Real Estate Investment Fund. Levent is a dynamic urban hub, ideal for young professionals with its numerous corporate headquarters and shopping malls.
Sense Levent is more than just a residence; it’s a place where dreams and opportunities come to life. Contact us today to secure your place in this exclusive development and experience the best of Istanbul living. Sense Levent: Sense the Opportunity. Live the Dream.
https://listingturkey.com/property/sense-levent/
Keep Your Home Naturally Cool and Warm Out Change in Seasons
Vinra Construction is a private limited company registered under the ROC. The management has an experience of over 15 years of understanding the needs and delivering apt solutions to the end users We are providing turnkey solutions in construction fields. like Construction, Interior Designing Facility Management, Plantation Management, etc..
Vinra Construction Tech Enabled Company for Eco-Friendly Home Construction
Contact With Vinra for a Greener Future >>> Call us @ 888 4898 765
Investing In The US As A Canadian… And How To Do It RIGHT!! (feat. Erwin Szet...Volition Properties
=== Investing In The US As A Canadian… And How To Do It RIGHT!! (feat. Erwin Szeto) ===
Ever been curious about Real Estate Investing in the US?? At Volition, for the past 14 years, we have been focused on helping investors invest in over $250M of real estate and generate $100M of wealth in the Toronto market, but we are always open to learning more about other business models and learning from other investors.
The US has always been an intriguing market to invest in. But the US is a big place… if you’re interested in investing in the US, you probably have a lot of questions, like:
☑️ Specifically WHERE should you invest?
☑️ What are the best markets to invest in and why?
☑️ How much are property prices there?
☑️ What are the returns like?
☑️ What is cashflow like?
☑️ Compared to investing in Toronto or other cities in Ontario, what are the benefits / tradeoffs?
☑️ What ownership structure should I use?
☑️ What are the tax implications?
☑️ Can I get financing?
☑️ What are tenants like?
Enter Erwin Szeto, a longtime friend of Volition. Since 2005, Erwin Szeto and his team have navigated the challenging landscape of being landlords in Ontario. Now, they are shifting their focus and guiding their clients' investments toward the more landlord-friendly environment of the USA. This decision comes after assisting Canadian clients in transacting over $440,000,000 in income properties. Faced with issues like affordability constraints, tenant-friendly laws, rent control, and rental licensing in Canada, Erwin sees a clear opportunity in the U.S. Here, there is a significant influx of investments leading to the creation of high-paying manufacturing jobs. Erwin and his clients are poised to capitalize on these opportunities where landlord rights are stronger and there is no rent control.
To facilitate this transition, Erwin has partnered with and become a client of SHARE, a one-stop-shop U.S. Asset Manager. Founded by Canadians for Canadians, SHARE enables as passive an ownership experience as possible for landlords in the U.S., while still maintaining direct, 100% ownership.
Erwin is “Making Real Estate Investing Great Again”!!
Website: https://www.infinitywealth.ca/
Facebook: https://www.facebook.com/iwinrealestate and https://www.facebook.com/ErwinSzetoOfficial
Podcast: https://www.truthaboutrealestateinvesting.ca/
Instagram: https://www.instagram.com/iwinrealestate/ and https://www.instagram.com/erwinszeto/
Brigade Insignia offers meticulously designed apartments with modern architecture and premium finishes. The project features spacious 3,3.5,4 and 5 BHK units, each thoughtfully planned to provide maximum comfort, natural light, and ventilation.
https://www.newprojectbangalore.com/brigade-insignia-yelahanka-bangalore.html
Lixin Azarmehr, a Los Angeles-based real estate development trailblazer, co-founded JL Real Estate Development (JL RED) in 2015 and serves as its CEO. Her expertise has propelled the firm to specialize in luxury residential and mixed-use commercial projects, with a portfolio that features upscale retail spaces and sophisticated care facilities.
Presentation to Windust Meadows HOA Board of Directors June 4, 2024: Focus o...Joseph Lewis Aguirre
Presentation to Windust Meadows HOA Board of Directors June 4, 2024: Focus on Public Safety as Job #1, Engagement, Wealth of HOA, Branding, Communication, Culture, Civic Responsibility
Need MCA leads? No sweat! MCAs are great for small biz funding. Learn how to snag top-notch leads: businesses needing cash, with repayment ability, decision-makers, and accurate contacts. Use content, social ads, lead platforms, partnerships, and capture processes for quality leads.
https://www.leadgeneration.media/blog/b/streamline-your-mca-sales-process-with-pre-qualified-leads
Optimizing Your MCA Lead Capture Process for Better Results
Dutch property market
1. savills.nl/research 01
Market report
Dutch property markets
in 2012 and 2013 March 2013
Savills World Research
Netherlands
Economy: challenging
2013, hopes for 2014
Over the past two years decreasing
house prices, increasing unemploy-
ment levels and pension funds having
to cut back on pension rights, have
caused a very large drop in consumer
confidence. Since Q4 2011 this figure
remained constantly between -30 and
-40, while the latest figure of February
2013 showed a further drop to -44.
This low consumer trust has caused an
increase of household savings and a
cutback on retail spending.
Coupled with a national government
that is focusing on budget cuts and
not on economic improvement, this
has turned the Netherlands into
a momentarily stalling economy.
An economy which is predicted to
contract by 0.5% in 2013, while
for 2014 a modest growth of 1% is
expected (CPB). In this period exports
remain the positive economic key
factor.
Investment market:
prime remains targeted
The total investment volume in 2012
for the office, retail and industrial
sectors reached €2.54bn and is
significantly lower than last year’s
total of €3.5bn. The office investment
market remained strong with €1.25bn
transacted, or 8.8% less than in 2011.
The single largest transaction in 2012
concerned the €425m sale-and-lease-
back transaction of the Philips High
Tech Campus in Eindhoven, while
triple-A office properties did remain
the most important asset class with
a total of €450m transacted. All these
prime properties were purchased by
German investors, among them Real
I.S. buying the Alexander building in
the Amsterdam city centre and Deka
purchasing The Rock and the Vinoly
Tower at the Amsterdam South Axis.
Both the retail sector (€885bn, or
-31%) and the industrial sector
(€400bn, or -51%) showed
GRAPH 1
GDP and consumer spending Falling internal demand
has a negative impact on GDP growth
Graph source: CBS
-6.0%
-5.0%
-4.0%
-3.0%
-2.0%
-1.0%
0.0%
1.0%
2.0%
3.0%
4.0%
08
Q1
08
Q2
08
Q3
08
Q4
09
Q1
09
Q2
09
Q3
09
Q4
10
Q1
10
Q2
10
Q3
10
Q4
11
Q1
11
Q2
11
Q3
11
Q4
12
Q1
12
Q2
12
Q3
12
Q4
GDP Household consumption
■ It is becoming increasingly clear where the threats
and also the opportunities lie within the Dutch real
estate markets.
■ The overall office oversupply is a given factor, but
companies increasingly focus their attention to lively,
mixed-use location in order to provide for a positive
working environment for their employees. In these
areas demand is high and vacancy low and even
decreasing.
■ Office occupier transaction volumes totaled 1.24m
sq m in 2012, just 5.9% lower than last year. In Q1
2013 demand remained lower due to the lack of large
transactions. Office investments totaled a solid €1.25
bln in 2012, but were supported by the €425m sale
of the Philips HTC. Q1 2013 does not include such a
transaction but is otherwise in line with Q1 2012.
■ Retail has remained attractive for investors over
the past years, showing in decreasing yields for high
street retail and shopping centres.
■ The lack of new retail developments affected
occupier demand and resulted in a total transacted
volume of 280,000 sq m, much lower than the
425,000 sq m of last year and likely also influenced
by the economic conditions. Major retailers such as
Primark and Decathlon dominated demand.
■ While overall industrial demand was slightly lower
than last year, demand for logistics increased from
0.85m sq m to 1.06m sq m. A stunning 64% of leased
sq m and 66% of the invested volume were recorded
in two provinces: Noord-Brabant and Limburg.
■ The possibilities for value-add and opportunistic
investments have increased dramatically over
the past years, with the gap between prime and
secondary ever increasing.
SUMMARY
Appetite for prime property
2. March 2013
savills.nl/research 02
Market report | Netherlands
significant drops in total investment
volume. While overall liquidity
problems play an important role in
this, it is also the scarcity of good
quality investment product and the
lack of new developments that sets
limitations.
Investments in Q1 2013 so far (all data
up till the second week of March) total
€130m so far for the office market.
The purchases of the TomTom HQ
for €30.8m and the IJdock offices for
€19.0m being the largest transactions.
Both properties are located in
Amsterdam and both were bought by
German investors, HIH Global Invest
and Union respectively. At first glance
this volume is way lower than the
€545m invested in the same period
last year, but in that specific period the
Philips High Tech Campus was bought
for €425m. When discarding that single
transaction the overall volumes are
very comparable.
Retail investments so far in Q1 2013
reached around €200m and are three
times higher than those of the same
period last year. The volume includes
the transfer of 50% of the shares of
the Home Trade Centre in Nieuwegein
from TCN to CBRE GI. Next to that,
seven small to medium-large shopping
centres have been purchased in this
period, varying from the local 2,700
sq m SC ‘t Schoot in Eindhoven
to the newly built 12,000 sq m SC
Oosterheem in Zoetermeer.
The industrial investment volume
totalled around €50m so far in Q1
2013, slightly higher than the €40m in
the same period last year. The volume
is very much dominated by the sale
of some very large industrial/logistic
properties, all (semi-)distressed and
purchased for less than €300 per sq m.
Office occupier market
Despite the economic headwind total
office occupier transaction volume
reached 1.24m sq m in 2012, being
just 5.9% lower than the 2011 volume.
Even in these challenging times
occupiers remain on the lookout for a
better location for their employees. In
most of these decisions companies
move towards well-functioning mixed-
use locations. This is well visible in
Amsterdam where 70% of the 2012
occupier volume landed in either the
city centre, the South Axis or the core
area of Amsterdam Southeast, all
attractive locations, with relative low
vacancy levels. At the mono-functional,
often peripheral office locations
vacancy rates are rising and vacant
offices are increasingly being taken off
the market and transformed to other
uses, like the conversion of the 28,000
sq m 'The Dam' office at the Sloterdijk
office location into a hotel.
With high and potentially rising
vacancy the office market has turned
into an occupier market. Occupiers
have strong negotiating positions
and only those areas and offices that
provide for a specific quality have been
able to keep rents at a stable level.
The three largest leasing transactions
in the Netherlands in Q1 2013 so far
took place in Amsterdam: DAS (15,300
sq m; Southeast), Leaseweb (6,700 sq
m; Southeast) and Booking.com (6.250
sq m; centre). This very much fits into
the consolidation and concentration
trend described in the box on page 3
of this report. The overall volume of
leasing transactions up till mid March
2013 reached 165,000 sq m, which
is considerably lower than that of the
same period in 2012, especially due to
the lack of large-scale transactions.
Retail occupier market
The economic climate does have a
significant effect on the retail sector.
With households keeping their hands
on their purses, retailers on average
have to compromise with lower
turnovers. Especially, when taking
into account that an increasing part
of the sales can be attributed to
e-commerce, or internet shopping,
totalling around €10bn in 2012 (+10%).
On a qualitative level this does force
stores, chains, shopping centres and
even city centres to reconsider their
position within the retail market and
to identify and enhance their strong
qualities, all this in order to remain
competitive.
Retail occupier demand reached
280,000 sq m in 2012, significantly
lower than the 425,000 sq m in
2011. This has much to do with
the economic outlook, but is also a
reflection of the limited number of new
retail developments brought to the
market.
Interesting exception to the traditional
city centre focus of Dutch retail is the
new to develop Sugar City factory
outlet centre (FOC) to be realized
in 2014/2015 in Halfweg, just west
of Amsterdam. This brings the total
number of FOC’s in the country to four.
GRAPH 2
Occupier transaction volume Office transactions
standing their ground
Graph source: Savills
0
500,000
1,000,000
1,500,000
2,000,000
2,500,000
3,000,000
3,500,000
4,000,000
2007 2008 2009 2010 2011 2012
Offices Industrial Retail
“Location quality is the no. 1 decisive
factor. Mixed-use office locations,
logistic hotspots and high street retail are
profiting.” Jeroen Jansen, Netherlands Research
3. March 2013
savills.nl/research 03
Market report | Netherlands
A second FOC project, just to the north
of Rotterdam, was voted down.
The first months of 2013 lacked new
leases by volume driven retailers such
as Decathlon and Primark, resulting in
demand reaching a total of 35,000 sq
m and is about half of last year’s total.
Industrial occupier
market
The total industrial occupier
transaction volume of 2012 reached
2.4m sq m, very much due to a strong
fourth quarter and was just 8.7%
lower than last year's turnover. Taking
the economic situation into acocunt
this decrease is actually less than
anticipated.
Like in other market segments the
number of new developments has
dwindled. The projects that do
continue are almost exclusively
built-to-suit developments and this is
especially so in the logistic market.
While the overall industrial demand
suffered a decline, the logistic sector
actually showed improved figures.
Take-up reached 1.06m sq m,
compared to 850,000 sq m in 2011.
Demand is very much focused towards
the South of the Netherlands and a
stunning 64% of all logistic occupier
demand is located in the provinces
of Noord-Brabant and Limburg, with
Tilburg, Venlo and Venray being the
most dominant cities.
Compared to surrounding countries
the Netherlands very much profits
from having two main ports (Schiphol
and Rotterdam), an excellent
transport and logistics infrastructure,
a competitive tax regime and a
professional and stable financial and
business infrastructure. As a result a
number of new european distribution
centres (EDC's) were realised in the
Netherlands in 2012. Examples are
software company Microsoft moving
its EDC from Germany to Venray and
electric car manufacturer Tesla which
will realise its new EDC in Tilburg.
Besides the usual purchasers, like
WDP, DHG and Prologis/AMB, in
2012 a number of properties were
purchased by relatively newcomers,
such as Delin Capital and Aspen,
indicating they also see the potential
of well-located, long-leased, logistic
property in the Netherlands. The
overall logistic investment volume
reached €285m, lower than previous
years, and listed just one portfolio sale,
that of Belgian logistic investor WDP
purchasing the 150,000 sq m Lakeside
logistic portfolio for €105m.
The total industrial leasing volume in
Q1 2013 so far reached 390,000 sq
m, of which 160,000 sq m regarded
logistic property. This volume is
very much in line with last year’s
demand and shows that, even in this
challenging economy, industrial and
logistic companies are proactively
optimizing their location portfolios. For
instance by setting up EDC’s in the
Netherlands, such as OMS (30,000
sq m in Oosterhout) and ModusLink
(17,000 sq m in Venray).
GRAPH 3
Investment volume per sector Office investments
stable, industrial and retail show decline
Graph source: Savills
0
500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
4,500
5,000
2007 2008 2009 2010 2011 2012
Offices Industrial Retail
GRAPH 4
Prime gross yields by sector Stable
yields in all sectors
Graph source: Savills
2.0%
3.0%
4.0%
5.0%
6.0%
7.0%
8.0%
9.0%
2004 2005 2006 2007 2008 2009 2010 2011 2012 13 Q1
Office Retail Logistics
Concentration and consolidation are key elements
when describing the Dutch office market.
■ First of all there is a concentration of inhabitants
and employment at national level. While the number
of jobs rose by 5.7% in the four largest cities of the
Netherlands, it decreased by 1.0% in the rest of
the country (source: Lisa). Similarly, the number of
inhabitants in the central and western part of the
Netherlands is forecasted to grow, while the outskirts
of the country will see a drop in number of inhabitants
and sometimes even in households (source: PBL).
■ Secondly, companies are consolidating the
number of locations at which they operate. The
recent consolidation of five Amsterdam ING offices
to a single location in Amsterdam-Southeast is an
excellent example.
■ The third type of concentration is that towards
the best performing areas. In Amsterdam in 2012
around 70% of all new office occupier leases took
place in just three areas: city centre, South Axis
and Southeast. These are all mixed-use areas with
excellent accessibility by public transport and these
two factors combined are clearly of the highest
importance in today’s office location decisions.
■ The final type of concentration concerns the smart
working trend in which employees regularly work
from home and where desk sharing is key. In some
cases, like CapGemin in Utrecht, a 40% cut in sq
m usage has been realised. Own research shows
that the majority of companies is eyeing this trend
and incorporation will potentially lead to a 15-20%
cutback on office space needed in the next 5 years.
Office market focus
Concentration & consolidation
4. March 2013
savills.nl/research 04
Market report | Netherlands
Savills team
Please contact us for further information
Savills plc
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Clive Pritchard
Investments
+31 (0) 20 301 2000
c. pritchard@savills.nl
TABLE 1
Largest occupier transactions 2012
EDC's, consolidation and retail chains
Table source: Savills
TABLE 2
Largest investment transactions 2012
Philips HTC largest transaction
Table source: Savills
OUTLOOK 2013
More investments, stable occupier demand
■ In 2013 the volume of office occupier transactions is expected to remain
similar to that of 2012. The number of new developments does not change
much and the office occupier market remains characterized by outsourcing,
smart working, consolidation, concentration and demand for flexibility.
This will drive companies to optimise their housing needs. Well functioning
office locations will profit from these trends, whiile the transaction volume
in secondary areas will be subdued. Rents and vacancy levels at prime
locations will remain stable, while in the remainder of the market vacancy is
likely to increase further and rents will continue their downward trend.
■ Appetite from especially the German funds for prime office property
remains strong, while interest from value add and opportunistic buyers
is rising due to the increasing gap between prime and secondary assets.
Coupled with an increase in (semi-)forced sales will likely lead to an
increasing number of office investments in 2013. The total volume is
however expected to turn out similar to that of 2012, since that volume was
heavily supported by the €425m Philips High Tech Center transaction.
■ Occupier demand in the industrial and logistic market is likely to
anticipate the projected economic recovery. A slight increase in demand in
2013 is therefore expected, followed by a larger increase in 2014. Rents at
hotspots will remain stable and could increase slightly, due to local scarcity
of high quality property. Older supply however, has to compete on price
in order to remain marketable. investment levels are likely to increase to at
least €0.5bn since more and more investors enter this market segment.
■ Retailers will in 2013 again be confronted with decreasing consumer
spending, growing competition from e-commerce and limited new
developments. This will lead to occupier demand levels similar to that
of 2012. Investors increasingly focus on their core strategy (Redevco
and Vastned on prime high street; Corio and Unibail-Rodamco on large
shopping centers) and supply of non-core properties is likely to increase.
This will lead to increased investment levels to around €1bn in 2013.
Address Sq m City Sector
Rhenus 52,000 Son Logistics
Van Rooijen 45,000 Eindhoven Logistics
Brand Loyalty 41,650 Venlo Logistics
ING Bank 18,850 Amsterdam Office
Robeco 16,200 Rotterdam Office
Stibbe 14,400 Amsterdam Office
Primark 7,350 Eindhoven Retail
Decathlon 5,900 Best Retail
Primark 5,775 The Hague Retail
Object/city Price (mln) Buyer Sector
Lakeside portf. € 105.0 WDP Logistics
Ekkersrijt € 35.0 Dokvast Logistics
Barneveld € 25.7 WDP Logistics
Philips HTC € 425.0 Chalet Groep Office
Vinoly € 140.0 Deka Immob. Office
The Rock € 132.9 Deka Immob. Office
The Wall € 91.0 The Wall R.E. Retail
SC Waddinxvn € 60.0 Altera Retail
Singel A'dam € 57.3 ASR Retail
Jan de Quay
Investments
+31 (0) 20 301 2000
j.dequay@savills.nl
Jeroen Jansen
Research
+31 (0) 20 301 2094
j.jansen@savills.nl
Coen de Lange
Agency
+31 (0) 20 301 2000
c.delange@savills.nl