Market Report 2011 GerMany - Europe Real Estate
Market Report 2011 GerMany - Europe Real Estate
Market Report 2011 GerMany - Europe Real Estate
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Broad market recovery: secondary locations, centres and value-add<br />
In addition, the core segment offers new investors only limited potential to increase<br />
value through yield compression. Most market forecasts – including those of IVG –<br />
point to limited reductions in initial yields of prime office buildings in top locations<br />
during the current year, particularly given that interest rates on sovereign bonds (the<br />
opportunity costs of real estate investment) and financing costs are likely to increase<br />
over the coming months as a consequence of the economic recovery and higher<br />
expected inflation.<br />
Therefore, the willingness of investors to invest in office properties in secondary locations<br />
of the major markets as well as in the regional office centres will in all likelihood<br />
increase during the current year. As a result, yields in secondary locations and regional<br />
centres are also likely to shift in the short term, not least because the difference in<br />
yields compared to prime properties has increased significantly over the past year.<br />
However, investment demand will continue to focus on high-quality, modern properties<br />
because the rental market for properties of average quality in many locations<br />
is facing into a prolonged period of high structural vacancy.<br />
Some investors may seek opportunities to a greater extent in the value-add area: Given<br />
that the decline in new construction activity is leading to a shortage of efficient and<br />
high-quality available office stock and assuming the economic recovery continues,<br />
investments in modern well-situated properties with vacancy problems and in properties<br />
with refurbishment potential offer the prospect of exceptionally high increases<br />
in value.<br />
Aside from the limited supply of core objects, real estate financing continues to restrict<br />
a continued market recovery: In the light of new regulations under Basel III regarding<br />
equity requirements for banks, new lending business in the real estate sector remains<br />
limited. Any further relaxation of credit financing for real estate in the form of higher<br />
lending quotas or lower credit margins is therefore unlikely.<br />
By way of conclusion, it is important to note that recovery in the investment market<br />
will continue during the current year. A significant increase in the transaction volume<br />
above the €20 billion mark will be curtailed by the shortage of fully leased prime<br />
properties and the moderate willingness to lend on the part of the banks. The German<br />
investment market in <strong>2011</strong> will also be dominated by German and foreign investors<br />
supported by equity. Assuming that the economic upturn in Germany continues, they<br />
will to some extent be willing to accept higher risks again – either by expanding their<br />
geographical investment spectrum to include secondary locations and regional locations<br />
with moderate vacancy risks or by investing in the value-add segment.<br />
Major office transactions in 2010 (selected)<br />
Location Property Value €<br />
million<br />
Frankfurt Opernturm 580<br />
Berlin Sony Center 572<br />
Munich Siemens Neuperlach 330<br />
Dusseldorf Vodafone Campus 300<br />
Frankfurt Deutsche Börse 232<br />
Frankfurt Fürstenhof 126<br />
Hamburg Brahms Quartier 124<br />
Berlin Nordbahnhof Carrée 116<br />
Berlin Friedrich Carrée 105<br />
Dusseldorf Spherion 102<br />
Dusseldorf Moskauer Straße 19 97<br />
Hamburg Metropolis Haus 93<br />
Regensburg E. ON Bayern 90<br />
Frankfurt Deutsche Bahn 73<br />
Hamburg Centurion CC 71<br />
Cologne Südliches Kranhaus 65<br />
Stuttgart City Plaza 65<br />
Dusseldorf Hofgarten Palais 60<br />
Frankfurt Imtech am Flughafen 57<br />
Frankfurt Mainpark Kaiserlei 53<br />
Munich Renaissance Haus 53<br />
Hamburg Zweier-Portfolio 52<br />
Berlin Berlin Airport Center 52<br />
Dusseldorf Living Office 52<br />
Darmstadt Auge 51<br />
Source: IVG Research<br />
Ø Prime office initial yields<br />
8%<br />
6%<br />
4%<br />
2%<br />
0%<br />
7 major<br />
office centres<br />
Source: IVG Research<br />
Regional<br />
Centres<br />
West<br />
Regional<br />
Centres<br />
East<br />
23