Renewals and early restructures dominated the leasing landscape during the second quarter and tenants continued to return space to the market. These factors have translated into myriad opportunities for tenants to restructure existing leases or lock in generous concessions to relocate to space that better fits their culture and way of working.
Washington, DC Office Sector Report (Q3 2016)Savills Studley
Office fundamentals in the region have remained soft throughout 2016 resulting in a leasing landscape that is extremely favorable to tenants. The on-going tendency for tenants to rightsize and consolidate, rather than expand, has contributed to the elevated availability. Tenants remain firmly in the driver’s seat as they have no shortage of space options from which to choose and concession values remain at record-high levels.
Houston's office market saw slowing leasing and absorption in Q1 2013 compared to previous periods. Vacancy rates increased slightly but were down year-over-year. Over 9 million square feet of new office space is under construction, which is expected to boost absorption later in the year. Rental rates increased slightly citywide but some Class A buildings saw 8-10% rate increases. Job and population growth in Houston continue to support a healthy office market outlook.
- Home sales in the Greater Toronto Area reached a record high of 113,133 in 2016, an 11.8% increase over 2015. The average selling price also increased significantly, rising 17.3% to $729,922.
- Housing demand remained strong due to a healthy regional economy and population growth, however the supply of homes listed for sale declined, exacerbating price increases. Listings were at their lowest point in over 15 years.
- While foreign buyers make up a small share of the market (estimated at 4.9% of transactions), affordability continues to be a concern, especially if the city increases land transfer taxes as proposed in the budget.
Houston's office market saw strong leasing activity in the second quarter of 2012, driven by job growth in the energy sector. Net absorption was positive 1.4 million square feet, bringing the year-to-date total to 2.4 million square feet. Vacancy rates remained relatively unchanged, while average rental rates rose slightly. Several new office developments were announced to address the low available inventory as demand increased from companies looking to expand.
1. The Washington Metro Area For-Sale Housing Market
2. The Baltimore Metro Area For-Sale Housing Market
3. Policy Spotlight: Federal Tax Credit Completion Deadline Extended
4. Ask Delta 1
5. Summary Data on the Mid-Atlantic Housing Market
6. Local Spotlight: City of Baltimore
7. Regional Spotlight: Loudoun County
8. The Washington Regional Economy and Outlook
9. The Baltimore Regional Economy and Outlook
10. The Condominium Market
11. The Apartment Market
12. The Commercial Real Estate Market
Share or view online at colliers.com/houston
Houston’s industrial market continues to expand adding 3.4M SF of new inventory in Q1 2019 with an additional 16.2M SF under construction
Cushman & Wakefield Toronto Americas Marketbeat Office Q1 2019 Guy Masse
Outlook
Given low availability, robust demand, and little relief from new
supply, the office story in Downtown Toronto is expected to remain
one of historically tight conditions and rising rental rates. On the
suburban front, availability is expected to trend upward in GTA
West as over 800,000 square feet (sf) hits the market in the second
half of 2019. GTA East will continue to see a moderate performance
with less than 200,000 sf of space tracked to become available this
year.
Washington, DC Office Sector Report (Q3 2016)Savills Studley
Office fundamentals in the region have remained soft throughout 2016 resulting in a leasing landscape that is extremely favorable to tenants. The on-going tendency for tenants to rightsize and consolidate, rather than expand, has contributed to the elevated availability. Tenants remain firmly in the driver’s seat as they have no shortage of space options from which to choose and concession values remain at record-high levels.
Houston's office market saw slowing leasing and absorption in Q1 2013 compared to previous periods. Vacancy rates increased slightly but were down year-over-year. Over 9 million square feet of new office space is under construction, which is expected to boost absorption later in the year. Rental rates increased slightly citywide but some Class A buildings saw 8-10% rate increases. Job and population growth in Houston continue to support a healthy office market outlook.
- Home sales in the Greater Toronto Area reached a record high of 113,133 in 2016, an 11.8% increase over 2015. The average selling price also increased significantly, rising 17.3% to $729,922.
- Housing demand remained strong due to a healthy regional economy and population growth, however the supply of homes listed for sale declined, exacerbating price increases. Listings were at their lowest point in over 15 years.
- While foreign buyers make up a small share of the market (estimated at 4.9% of transactions), affordability continues to be a concern, especially if the city increases land transfer taxes as proposed in the budget.
Houston's office market saw strong leasing activity in the second quarter of 2012, driven by job growth in the energy sector. Net absorption was positive 1.4 million square feet, bringing the year-to-date total to 2.4 million square feet. Vacancy rates remained relatively unchanged, while average rental rates rose slightly. Several new office developments were announced to address the low available inventory as demand increased from companies looking to expand.
1. The Washington Metro Area For-Sale Housing Market
2. The Baltimore Metro Area For-Sale Housing Market
3. Policy Spotlight: Federal Tax Credit Completion Deadline Extended
4. Ask Delta 1
5. Summary Data on the Mid-Atlantic Housing Market
6. Local Spotlight: City of Baltimore
7. Regional Spotlight: Loudoun County
8. The Washington Regional Economy and Outlook
9. The Baltimore Regional Economy and Outlook
10. The Condominium Market
11. The Apartment Market
12. The Commercial Real Estate Market
Share or view online at colliers.com/houston
Houston’s industrial market continues to expand adding 3.4M SF of new inventory in Q1 2019 with an additional 16.2M SF under construction
Cushman & Wakefield Toronto Americas Marketbeat Office Q1 2019 Guy Masse
Outlook
Given low availability, robust demand, and little relief from new
supply, the office story in Downtown Toronto is expected to remain
one of historically tight conditions and rising rental rates. On the
suburban front, availability is expected to trend upward in GTA
West as over 800,000 square feet (sf) hits the market in the second
half of 2019. GTA East will continue to see a moderate performance
with less than 200,000 sf of space tracked to become available this
year.
The document summarizes three tasks completed for the Taykit startup:
1. Web scraping to pull addresses for all pincodes in Bangalore, using Python scripts and Selenium to extract structured data from HTML.
2. Implementing a dashboard with four drill-down pie charts depicting metrics for different hubs and stores when clicked.
3. Creating a heatmap of Bangalore mapping stores to colors based on performance to help identify areas of concern.
The tasks involved web scraping over 6,000 addresses, developing REST APIs and front-end code for the dashboard and heatmap, integrating them into the existing system, and completing the projects.
Phrasal verbs are compound words formed by combining a verb with an adverb or preposition. The document provides definitions and examples for 14 common phrasal verbs: dive in, get out, turn out, find out, keep on, catch up, take up, save up, mix up, pay somebody back. Each entry defines the meaning of the phrasal verb and provides an example sentence to illustrate its usage.
This dissertation examines how late-night events at museums can encourage repeat visits. It explores how the unique experiences offered at these evening programs, such as their informal social atmosphere, can create memorable moments for visitors and positively change their perception of the museum. Through case studies of late-night events at the Science Museum and Brunel Museum, the dissertation demonstrates how institutions of different sizes can successfully organize late-night events to fulfill educational goals and attract return visitors. The research aims to contribute to the limited existing literature on late-night museum programs by analyzing their potential benefits in helping institutions achieve broader objectives around audience engagement and repeat visitation.
Despite growing concerns about start-up funding and IPO markets, major tech companies in Silicon Valley continued to be active in office leasing during Q1 2016. Rental rates increased year-over-year while vacancy rates declined. However, leasing volume decreased compared to the previous four quarters, signaling a shift to a more subdued market. Large tech firms like Google and Apple remained aggressive in leasing and purchasing new properties to support their growth.
Hong Kong replaces London as most expensive Global CitySavills Studley
The Savills Global Tenant Rep Guide presents a quarterly snapshot of occupancy costs for prime office space throughout the world as provided by expert, local tenant representation professionals.
This quarter’s Guide includes a focus on London, which has been replaced by Hong Kong at the top of the rankings following a 14.75% fall in total occupancy costs since the UK’s decision to leave the European Union. Concentrated on the core West End submarket to which our data relates, we examine what has contributed to this fall, how the market now looks for both landlords and tenants, and what the future may have in store.
A Midtown Manhattan commercial real estate market report identifies challenges facing the office market, including a high vacancy rate of around 75% for some buildings and a large amount of new supply coming online. The Class A availability rate declined slightly but remains elevated, while leasing activity fell significantly. With continued tepid demand and a substantial amount of new space expected over the next few years, the report warns that availability rates are likely to rise further and landlords may have to lower asking rents to attract tenants.
The document provides a resume for Troy Terrelonge outlining his work history and qualifications, including current employment as a Sales Advisor for BT Local Business and previous roles as a Registrations Officer for the Nursing and Midwifery Council and NHS Usher for Health Education England. Key skills listed include excellent customer service, ability to learn new processes quickly, and experience with Microsoft Office, graphic design, and time management. Hobbies mentioned are visiting the gym, running, reading, attending young actors theatre, and some work as a TV extra and model.
This document summarizes a study of youth councils in 26 California cities. It finds that youth council sizes range from 5 to 63 members and are meant to promote youth civic engagement and represent youth voices. Common youth council activities include community service, fundraising, and organizing forums. The document also outlines challenges such as lack of decision-making power and funding. It recommends that youth councils receive more support and incentives to better serve youth interests.
The document discusses key aspects of the Jewish faith and what gives life meaning from a Jewish perspective:
1) Jews believe in a covenantal relationship with God and seek to keep God's laws and bring holiness into every aspect of life through their actions.
2) Judaism is a communal faith that is practiced together with family and the wider Jewish community around the world.
3) Living according to Jewish principles and traditions, and doing things that please God, turns everyday life into an act of worship.
Q2 2015 Washington, DC office sector reportHeidi Learner
The quarterly Savills Studley Report is an in-depth compilation of office leasing statistics and trends, major transactions, submarket comparisons, employment trends, and investment and development trends specific to 18 major US markets.
With the economy growing at its fastest pace in the current cycle, employers across industries are adding jobs, especially in urban and dense markets where talent is migrating. As a result, expansionary activity remained the dominant driver of leasing in the third quarter, accounting for 57.9 percent of lease transactions.
Q1 2015 U.S. office market statistics, trends and outlookJLL
Though vacancy remained unchanged at 15.6 percent in Q1, as the year continues we expect it to drop below 15 percent for the first time in a decade. Corporate growth is driving expansionary activity, and tenants are thus faced with increasingly challenging market conditions. Currently more than one-third of all markets are favorable to landlords, and that’s expected to increase to three-quarters. With this leverage, landlords will continue driving rents upward, potentially surpassing a 5.0-percent increase by year end.
Learn more and see market-by-market data at http://bit.ly/1Cfucrv
Houston's office market saw slowing leasing activity and absorption in Q1 2013 compared to the previous year, with vacancy increasing slightly to 13.9%. However, rental rates increased overall and job growth in Houston remained strong at 4.5% annually. While leasing slowed in the short term due to limited available space, absorption is expected to increase later in the year when 9.4 million square feet of new office space under construction comes online.
The document summarizes a Savills Studley report on the Houston office market in Q2 2015. It finds that leasing activity remained low while availability expanded. Specifically, overall leasing was down 35.6% year-over-year despite some large deals by Cousins Properties and Skanska. Availability rates increased by 1.1 percentage points from the prior quarter and 3.3 points from the previous year. The market is shifting in favor of tenants as uncertainty in the energy industry has led to layoffs and sublease space hitting the market, while new supply continues to be delivered.
Atlanta's office market rebounded
in the fourth quarter of 2018 after
two consecutive quarters of negative
absorption. Leasing activity well ahead
of 2017's pace allowed the market to
record the second strongest quarter of
absorption since 2015. As the market
moves in a positive direction, vacancy
rates will continue to decline while rental
rates increase at a faster pace.
The Savills Studley report summarizes commercial real estate trends in the Los Angeles office market in Q4 2016. Key points include: leasing activity declined slightly from the previous quarter but exceeded 2015 levels; availability rates declined while asking rents remained flat; and office property sales sharply increased from the previous year. The recovery is showing signs of moderating heading into 2017 as leasing activity and hiring slow, though conditions remain tight on the Westside and opportunities exist elsewhere in the market.
Rising tenant demand in the Cincinnati office market has increased the amount of office space under construction to its highest level in years. The largest proposed development is a 10-story, 235,000 square foot speculative office tower in downtown Cincinnati. Meanwhile, the Blue Ash/Montgomery submarket has seen a surge in leasing activity and significant deals like Kroger taking over a 176,000 square foot building. Across Class A and B properties, average asking rental rates have risen 2-3% over the past year and are expected to continue increasing due to a tightening market and high tenant activity.
Rising tenant demand in the Cincinnati office market has increased the amount of office space under construction to its highest level in years. The largest upcoming project is a potential 10-story, 235,000 square foot office tower in downtown Cincinnati. Leasing activity has also surged in the Blue Ash/Montgomery submarket following years of decline. Rental rates have risen as well, with Class A space now averaging $21.87 per square foot and Class B space at $15.84 per square foot, reflecting a tightening market with increasing tenant activity.
Rising tenant demand in the Cincinnati office market has increased the amount of office space under construction to its highest level in years. The largest proposed development is a 10-story, 235,000 square foot speculative office tower in downtown Cincinnati. Meanwhile, the Blue Ash/Montgomery submarket has seen a surge in leasing activity and significant deals like Kroger taking over a 176,000 square foot building. Across Class A and B properties, average asking rental rates have risen 2-3% over the past year and are expected to continue increasing due to a tightening market and high tenant activity.
The document summarizes three tasks completed for the Taykit startup:
1. Web scraping to pull addresses for all pincodes in Bangalore, using Python scripts and Selenium to extract structured data from HTML.
2. Implementing a dashboard with four drill-down pie charts depicting metrics for different hubs and stores when clicked.
3. Creating a heatmap of Bangalore mapping stores to colors based on performance to help identify areas of concern.
The tasks involved web scraping over 6,000 addresses, developing REST APIs and front-end code for the dashboard and heatmap, integrating them into the existing system, and completing the projects.
Phrasal verbs are compound words formed by combining a verb with an adverb or preposition. The document provides definitions and examples for 14 common phrasal verbs: dive in, get out, turn out, find out, keep on, catch up, take up, save up, mix up, pay somebody back. Each entry defines the meaning of the phrasal verb and provides an example sentence to illustrate its usage.
This dissertation examines how late-night events at museums can encourage repeat visits. It explores how the unique experiences offered at these evening programs, such as their informal social atmosphere, can create memorable moments for visitors and positively change their perception of the museum. Through case studies of late-night events at the Science Museum and Brunel Museum, the dissertation demonstrates how institutions of different sizes can successfully organize late-night events to fulfill educational goals and attract return visitors. The research aims to contribute to the limited existing literature on late-night museum programs by analyzing their potential benefits in helping institutions achieve broader objectives around audience engagement and repeat visitation.
Despite growing concerns about start-up funding and IPO markets, major tech companies in Silicon Valley continued to be active in office leasing during Q1 2016. Rental rates increased year-over-year while vacancy rates declined. However, leasing volume decreased compared to the previous four quarters, signaling a shift to a more subdued market. Large tech firms like Google and Apple remained aggressive in leasing and purchasing new properties to support their growth.
Hong Kong replaces London as most expensive Global CitySavills Studley
The Savills Global Tenant Rep Guide presents a quarterly snapshot of occupancy costs for prime office space throughout the world as provided by expert, local tenant representation professionals.
This quarter’s Guide includes a focus on London, which has been replaced by Hong Kong at the top of the rankings following a 14.75% fall in total occupancy costs since the UK’s decision to leave the European Union. Concentrated on the core West End submarket to which our data relates, we examine what has contributed to this fall, how the market now looks for both landlords and tenants, and what the future may have in store.
A Midtown Manhattan commercial real estate market report identifies challenges facing the office market, including a high vacancy rate of around 75% for some buildings and a large amount of new supply coming online. The Class A availability rate declined slightly but remains elevated, while leasing activity fell significantly. With continued tepid demand and a substantial amount of new space expected over the next few years, the report warns that availability rates are likely to rise further and landlords may have to lower asking rents to attract tenants.
The document provides a resume for Troy Terrelonge outlining his work history and qualifications, including current employment as a Sales Advisor for BT Local Business and previous roles as a Registrations Officer for the Nursing and Midwifery Council and NHS Usher for Health Education England. Key skills listed include excellent customer service, ability to learn new processes quickly, and experience with Microsoft Office, graphic design, and time management. Hobbies mentioned are visiting the gym, running, reading, attending young actors theatre, and some work as a TV extra and model.
This document summarizes a study of youth councils in 26 California cities. It finds that youth council sizes range from 5 to 63 members and are meant to promote youth civic engagement and represent youth voices. Common youth council activities include community service, fundraising, and organizing forums. The document also outlines challenges such as lack of decision-making power and funding. It recommends that youth councils receive more support and incentives to better serve youth interests.
The document discusses key aspects of the Jewish faith and what gives life meaning from a Jewish perspective:
1) Jews believe in a covenantal relationship with God and seek to keep God's laws and bring holiness into every aspect of life through their actions.
2) Judaism is a communal faith that is practiced together with family and the wider Jewish community around the world.
3) Living according to Jewish principles and traditions, and doing things that please God, turns everyday life into an act of worship.
Q2 2015 Washington, DC office sector reportHeidi Learner
The quarterly Savills Studley Report is an in-depth compilation of office leasing statistics and trends, major transactions, submarket comparisons, employment trends, and investment and development trends specific to 18 major US markets.
With the economy growing at its fastest pace in the current cycle, employers across industries are adding jobs, especially in urban and dense markets where talent is migrating. As a result, expansionary activity remained the dominant driver of leasing in the third quarter, accounting for 57.9 percent of lease transactions.
Q1 2015 U.S. office market statistics, trends and outlookJLL
Though vacancy remained unchanged at 15.6 percent in Q1, as the year continues we expect it to drop below 15 percent for the first time in a decade. Corporate growth is driving expansionary activity, and tenants are thus faced with increasingly challenging market conditions. Currently more than one-third of all markets are favorable to landlords, and that’s expected to increase to three-quarters. With this leverage, landlords will continue driving rents upward, potentially surpassing a 5.0-percent increase by year end.
Learn more and see market-by-market data at http://bit.ly/1Cfucrv
Houston's office market saw slowing leasing activity and absorption in Q1 2013 compared to the previous year, with vacancy increasing slightly to 13.9%. However, rental rates increased overall and job growth in Houston remained strong at 4.5% annually. While leasing slowed in the short term due to limited available space, absorption is expected to increase later in the year when 9.4 million square feet of new office space under construction comes online.
The document summarizes a Savills Studley report on the Houston office market in Q2 2015. It finds that leasing activity remained low while availability expanded. Specifically, overall leasing was down 35.6% year-over-year despite some large deals by Cousins Properties and Skanska. Availability rates increased by 1.1 percentage points from the prior quarter and 3.3 points from the previous year. The market is shifting in favor of tenants as uncertainty in the energy industry has led to layoffs and sublease space hitting the market, while new supply continues to be delivered.
Atlanta's office market rebounded
in the fourth quarter of 2018 after
two consecutive quarters of negative
absorption. Leasing activity well ahead
of 2017's pace allowed the market to
record the second strongest quarter of
absorption since 2015. As the market
moves in a positive direction, vacancy
rates will continue to decline while rental
rates increase at a faster pace.
The Savills Studley report summarizes commercial real estate trends in the Los Angeles office market in Q4 2016. Key points include: leasing activity declined slightly from the previous quarter but exceeded 2015 levels; availability rates declined while asking rents remained flat; and office property sales sharply increased from the previous year. The recovery is showing signs of moderating heading into 2017 as leasing activity and hiring slow, though conditions remain tight on the Westside and opportunities exist elsewhere in the market.
Rising tenant demand in the Cincinnati office market has increased the amount of office space under construction to its highest level in years. The largest proposed development is a 10-story, 235,000 square foot speculative office tower in downtown Cincinnati. Meanwhile, the Blue Ash/Montgomery submarket has seen a surge in leasing activity and significant deals like Kroger taking over a 176,000 square foot building. Across Class A and B properties, average asking rental rates have risen 2-3% over the past year and are expected to continue increasing due to a tightening market and high tenant activity.
Rising tenant demand in the Cincinnati office market has increased the amount of office space under construction to its highest level in years. The largest upcoming project is a potential 10-story, 235,000 square foot office tower in downtown Cincinnati. Leasing activity has also surged in the Blue Ash/Montgomery submarket following years of decline. Rental rates have risen as well, with Class A space now averaging $21.87 per square foot and Class B space at $15.84 per square foot, reflecting a tightening market with increasing tenant activity.
Rising tenant demand in the Cincinnati office market has increased the amount of office space under construction to its highest level in years. The largest proposed development is a 10-story, 235,000 square foot speculative office tower in downtown Cincinnati. Meanwhile, the Blue Ash/Montgomery submarket has seen a surge in leasing activity and significant deals like Kroger taking over a 176,000 square foot building. Across Class A and B properties, average asking rental rates have risen 2-3% over the past year and are expected to continue increasing due to a tightening market and high tenant activity.
The Chicago downtown office market saw steady activity in Q2 2016. Vacancy declined to 11.9% while availability increased to 17.4% due to an influx of sublease space. Net absorption was 262,177 SF aided by major moves from ConAgra and ACGME. Rental rates remained stable. New developments delivered space and McDonald's announced plans to relocate 390,000 SF to 110 N Carpenter St in 2018. Investment sales slowed after a record 2015, though Sullivan Center sold for $283/SF. The market is expected to remain strong in H2 2016 with high absorption driving down vacancy further.
The Calgary office market saw increased vacancy rates in Q4 2015, reaching 14.1% and negative net absorption of 675,255 sq ft. Available sublease space also increased while average asking rental rates declined 9.2% to $18.84 per sq ft. Landlords have increased inducements like free rent to attract tenants given high vacancies and sublease options totaling over 8.1 million sq ft. The market is expected to remain favorable for tenants in 2016 if low oil prices continue.
The document summarizes key office market indicators and trends for Houston, Texas in Q1 2015. Net absorption slowed to 1.2 million SF compared to 2.3 million SF in Q1 2014, while vacancy rates increased slightly. Rental rates remained relatively stable, increasing 0.9% citywide. Over 3.5 million SF of new inventory delivered during the quarter, with 68% pre-leased. The effects of lower oil prices are beginning to impact the Houston office market, as available sublease space increased 33% and job growth slowed compared to previous periods. However, vacancy rates remain moderate and most proposed construction projects have been put on hold, which should help stabilize the market.
Leasing volume has been stuck in neutral for several quarters. Nevertheless, activity in the Midtown, Central Perimeter, North Fulton and Northwest remains steady with corporate relocations boosting demand as well.
The document provides a summary of commercial real estate activity in San Francisco for the first quarter of 2010. It includes data on office leasing activity such as major leases signed, sublease space absorbed, and vacancy rates by neighborhood. It also summarizes significant building sales, projects under construction, and large developments planned. Overall, the San Francisco office market saw a net loss of space absorbed in Q1 2010, with vacancy increasing slightly, though leasing velocity and asking rents stabilized in many areas.
The office supply-demand imbalance in Houston is expected to continue for at least the next 12 months due to ongoing low oil prices, additional sublease space availability, and sustained construction deliveries. The author notes that overall asking rent fell 1.1% this quarter while availability increased 0.8 percentage points as demand remains weak.
Lee & Associates is a commercial real estate firm with 887 agents and $12 billion in annual transaction volume. It has offices across the US and Canada. The document summarizes key industrial real estate market trends in 2016, including declining vacancy rates, strong demand from e-commerce companies, record acquisition prices, and rising rents. It predicts the industrial market will continue expanding in 2017 due to a growing US economy and steady demand for distribution space.
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Washington, DC Office Sector Report (Q2 2016)
1. Savills Studley Report
Washington, DC office sector Q2 2016
Savills Studley Research
Washington, DC
SUMMARY
Market Highlights
WASHINGTON, DC
The District’s office market improved slightly
in the second quarter, posting a total of 1.95
msf of leasing activity. This uptick in leasing
coincided with a glut of space returning to
market, resulting in a 40 basis point increase in
the overall availability rate. Landlords remain
eager to capture tenants and continue to offer
ample concession packages to do so.
NORTHERN VIRGINIA
The Virginia suburbs saw an uptick in overall
leasing activity during the second quarter due
to several large renewals by federal agencies.
While overall deal volume increased, net
absorption remained subdued, and as a result,
the region saw little change in availability and
asking rents increased by less than 1.0%
relative to the first quarter.
SUBURBAN MARYLAND
The Maryland Suburbs experienced significant
net growth during the second quarter as several
tenants expanded their footprint during the
period. However, all of the net growth was
concentrated in Montgomery County as Prince
George’s County posted less than 55,000 SF in
total leasing activity.
“Renewals and early restructures
dominated the leasing landscape during the
second quarter and tenants continued to
return space to the market. These factors
have translated into myriad opportunities
for tenants to restructure existing leases or
lock in generous concessions to relocate to
space that better fits their culture and way
of working.”
Tom Fulcher,Executive Vice President,
Co-Regional Manager
2. 02
Savills Studley Report | Washington, DC
Lackluster Performance
Ensures Tenant-Favorable
Conditions Persist in DC
Washington, DC’s office market has thus far
failed to reach the heights of 2015’s robust
leasing environment, which posted over
6.5 msf of activity after two quarters. This
year, leasing activity totals just 3.5 msf at
the end of the second quarter – a 46.1%
decrease year-over-year. The very top end
of Class A product, especially space in newly
constructed and trophy quality buildings,
remains in demand but the rest of the market
is lagging. Owners of non-trophy Class A and
B buildings are attempting to bridge the gap
via several routes. They are making substantial
capital improvements to their properties and
offering abated rent periods and improvement
allowances. So far, these escalating efforts
have not had a significant positive impact on
the overall market. This works to the advantage
of tenants. They can capitalize on a soft
market, often moving to a new location that
makes more financial sense and better suits
their way of working, or they can restructure
their existing deal and reduce their footprint.
Tenants have been giving back space at an
unprecedented rate, resulting in an availability
rate that rose 0.4 pp from last quarter to 12.9%
- the equivalent of nearly 600,000 sf of space.
The District’s downtown core accounted for
the majority of the market’s leasing once again,
totaling over 1.4 msf between the CBD and
East End/Convention Center submarkets. The
CBD was the site of Washington, DC’s largest
lease of the quarter – a deal by the Board of
Governors of the Federal Reserve System
for 218,552 sf at International Square. New
construction in fringe markets has sparked
interest in areas outside of the core, especially
in Southwest where the International Spy
Museum inked a deal for 140,000 sf at a new
building at 900 L’Enfant Plaza, SW.
Despite Some Signs of Growth,
Northern Virginia Fundamentals
Remain Largely Unchanged
After a sluggish start to 2016, total leasing
activity in the Virginia suburbs rebounded in
the second quarter, rising by 60.0% relative
to the first quarter. The increase in leasing
activity did not translate into meaningful net new
growth as a significant portion of the region’s
leasing volume continued to come in the form
of renewals and early restructures. As a result,
the region’s over-all availability rate remained
largely unchanged inching down by just 0.1 pp
relative to the first quarter. Average asking rents
posted a slight quarter-on-quarter increase but
remain just 0.5% above the levels seen one
year ago. With nearly 36.0 million square feet
of space available in Northern Virginia, leasing
fundamentals remain extremely tenant favorable
Source: Bureau of Labor Statistics
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
-8.0%
-6.0%
-4.0%
-2.0%
0.0%
2.0%
4.0%
0.68
0.70
0.72
0.74
0.76
0.78
0.80
Millions
WDC. Office Emp. WDC. (% Annual Change) U.S. (% Annual Change)
Office-Using Employment Trends
$56.58
$51.35
$32.75
$30.75
$27.20$27.33
$10
$20
$30
$40
$50
$60
$70
2Q162Q152Q142Q132Q122Q11
($/sf) Class A Rental Rate Trends
Washington, DC Virginia Maryland
Class A Asking Rent Trends
13.2%
10.6%
22.9%
18.7%
21.8%
0%
5%
10%
15%
20%
25%
30%
2Q162Q152Q142Q132Q122Q11
(%) Class A Availability Rate Trends
Washington, DC Virginia Maryland
Class A Availability Rate Trends
3. savills-studley.com/research 03
Q2 2016
Tenant Sq Feet Address Market Area
GSA - Transportation Security Administration 551,916 601 & 701 S 12th St Arlington County
United States Nuclear Regulatory Commission* 347,922 11545 Rockville Pike Montgomery County
Board of Governors of the Federal Reserve System* 218,552 1850 K St NW, 1825 & 1875 Eye St NW Central Business District
Abt Associates Inc. 154,951 6130 Executive Blvd Montgomery County
Novavax, Inc 147,051 1201 Clopper Rd Montgomery County
International Spy Museum 140,000 900 L'enfant Plz SW Southwest
Wellstat Management Company LLC 115,255 14200 Shady Grove Rd Montgomery County
EY 107,825 1101 New York Ave NW East End/Convention Center
GSA - Customs & Border Protection 106,000 7799 Leesburg Pike Fairfax County
Grant Thornton LLP 76,000 1000 Wilson Blvd Arlington County
Sum of Top 10 Leases 1,965,472 Sum of 2nd Quarter Leasing Activity 5.7 MSF
*Savills Studley Deal
as landlords continue to offer generous
concession packages in order to attract tenants.
Suburban Maryland Availability
Declines in Response to Significant
Net New Growth
Overall availability in the Maryland Suburbs
decreased sharply during the second quarter,
ending the period at 18.2%, the lowest
availability rate since the first quarter of 2013.
Several tenants signed leases that represented
significant growth for the region including Abt
Associates full-building lease totaling 154,951
SF at 6130 Executive Blvd in North Bethesda.
Abt Associates will relocate from 4550
Montgomery Ave in Downtown Bethesda and
will expand their footprint by nearly 25,000 SF.
Novavax also signed a full-building lease totaling
147,051 SF at 1201 Clopper Rd in Gaithersburg.
University Research Company expanded during
the second quarter as well, signing a lease for
53,490 SF at 5404 Wisconsin Ave in Chevy
Chase.
Submarket Focus
Despite being one of Washington DC’s premier
office submarkets, East End/Convention Center
is saddled with one of the highest availability
rates in the District (16.4%), leaving plenty of
quality opportunities for tenants seeking a move
to the downtown core. Quarterly leasing in the
East End increased by 15.7%, totaling nearly
757,000 sf, but that figure is 28.0% lower than
the same period last year and year-to-date
leasing activity of 1.4 msf is less than half of the
total during the first half of 2015. East End’s
largest lease of the quarter was completed by
EY for 107,825 sf at 1101 New York Ave, NW,
which was a reduction of approximately 20,000
sf. Other notable leases include Thomson
Reuters’ consolidation into 49,206 sf at 1333 H
St NW and Clark Hill’s sublease for 38,640 sf at
1001 Pennsylvania Ave, NW.
Arlington County posted 984,954 SF in overall
leasing activity during the second quarter,
more than doubling the total from the previous
quarter. On the surface this may seem like
an encouraging sign for Arlington, however,
more than half of the County’s quarterly
leasing volume can be attributed to the TSA’s
short-term renewal in Pentagon City. Supply
continued to outpace demand, sustaining
the historically high levels of availability seen
throughout the submarket. As of the end of the
second quarter, Arlington County had a total of
8.1M SF of available space; two thirds of which
was comprised of Class A space. Limited net
demand and a growing inventory of available
space combined to put downward pressure
on average rental rates with the Class A rate
posting the sharpest decline; a 0.4% quarter-
over quarter decrease.
North Bethesda/Potomac tallied 613,309 SF
in total leasing activity this quarter, accounting
for 37.0% of Suburban Maryland’s overall
leasing volume. The submarket landed the
largest Suburban Maryland transaction of the
second quarter when the Nuclear Regulatory
Commission completed an early lease
restructure for 347,922 SF at Two White Flint.
Outlook
The District’s office market showed little
positive movement to indicate that the tenant-
friendly environment is fading. Many firms are
still seeking early renewals and restructures
and landlords are more than happy to oblige.
Owners of underperforming product throughout
Washington, DC are being forced to spend
substantial amounts of cash up front to bring
their buildings up to the standard expected in
a Class A building – deals are not materializing
at the rate seen in the last two or three years
though, compelling landlords to be aggressive in
their pursuit of new tenants.
Northern Virginia’s office leasing environment
will remain tenant-friendly for the foreseeable
future. Despite some signs of net new growth
during the second quarter, there remains 36.0M
SF of office space available throughout the
region. Early lease restructures and renewals
continue to make up a significant portion of
leasing activity, doing little to precipitate a
significant decrease in availability. Asking rents
are expected to increase slightly; however,
effective rents will continue to decline as a result
of the record-high concessions currently offered
by landlords.
While Suburban Maryland has experienced
moderate growth in 2016, tenant-favorable
conditions are expected to persist for the near
to mid-term. Prince George’s County, which only
registered 54,500 SF in total leasing activity,
is expected to continue to lag behind the rest
of the region, putting upward pressure on
availability and downward pressure on asking
rents. Long-term, Suburban Maryland is likely to
benefit from new, mixed-use development along
the region’s planned Purple Line.
Availability Rate Comparison Rental Rate Comparison
Major Transactions
$58.53
$56.13
$54.08
$52.06
$51.36
$47.45
$47.25
$42.94
$41.35
$40.81
$38.80
$33.06
$32.83
$30.90
$28.49
$28.00
$26.37
$23.26
$21.65
$0 $10 $20 $30 $40 $50 $60
Capitol Hill
E End/Cnv Ctr
West End
CBD
Washington, DC
NoMa
Southwest
Georgetown
Capitol Riverfront
Uptown
Arlington County
US Index
Alexandria
Northern Virginia
Montgomery Cty
Fairfax County
Suburban MD
Ldn/Stffrd/Pr Wm
Pr George's Cty
($/sf)
Overall Rental Rate Comparison
9.0%
9.3%
9.8%
10.1%
10.3%
12.9%
13.4%
16.4%
16.5%
16.7%
17.0%
17.8%
18.2%
19.2%
19.3%
21.4%
21.7%
21.8%
22.7%
0% 5% 10% 15% 20% 25%
Capitol Hill
Southwest
Georgetown
CBD
NoMa
Washington, DC
West End
E End/Cnv Ctr
Ldn/Stffrd/Pr Wm
Montgomery Cty
US Index
Uptown
Suburban MD
Capitol Riverfront
Pr George's Cty
Northern Virginia
Fairfax County
Arlington County
Alexandria
(%)
Availability Rate Comparison