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Where’s Hot and Not – Prime Central London Office Rents Q3 2017

Click below to view the latest Where’s Hot and Not.

 

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What’s the real state of London offices? Who are you going to believe?

 

It seems everyone’s got an agenda to push.

If you listen to Colliers International you’d be hard pressed to disagree there had been a bounce back in take-up for prime central London offices during Q3/17, in fact they say a thumping 3 million sq ft – the fifth consecutive rise and the highest quarterly total in 18 months.

The UK referendum has definitely split opinion though you cannot alter the fact that big deals will skew the numbers – like Deutsche Bank’s 470,000 sq ft pre-let at LandSec’s 21 Moorfields.

But what about the rest of us mere mortals working in 5-15,000 sq ft space and often less ?

Well, I can tell you first hand that landlords are getting pretty anxious – I know this (a) from daily inspection tours where the sheer volume of available space (particularly in the City fringe) means I have been able to secure good quality refurbished space at under £50 per sq ft and (b) from the huge increase in invitations and breakfast launches.

On the flipside, comes news that around 75,000 UK jobs are at risk as 50 international banks are exploring post-Brexit relocation options of which 20 have already commenced the process of applying for a licence according to Daniele Nouy, head of supervision at the European Central Bank.

Frankfurt is the overwhelming favourite which I guess is not surprising as this is home to the ECB !

I can’t totally ignore the statistics but there’s more than one way to go so if you’d like to talk about creating a winning acquisition strategy that will have landlords and building owners competing for your business, call me on 07968 191 233 for a personal perspective on the benefits of transparent, objective and conflict-free representation.

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Where’s Hot and Not – Prime Central London Office Rents Q1 2017

Click below to view the latest Where’s Hot and Not.

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No connectivity means you’re out of business!

I really like WiredScore … and you should too.

You already know that I’m strictly ‘tenant rep’ but that hasn’t stopped me from getting close to many of London’s major landlords.

Well, thanks to WiredScore, the recognised leader in digital connectivity I’ve successfully narrowed down our 18,000 sq ft search for a US law firm by focusing on a premium selection of City and West End Platinum and Gold certified buildings.

By eliminating the ‘no-hopers’ WiredScore has saved my client’s IT guys valuable time, money and a whole heap of frustration and enabled me to focus squarely on securing the best possible terms.

Go check them out at www.wiredscore.co.uk

Did I also mention that The Levy Group is proud to have been appointed by The Kingdom of Netherlands to acquire their new London Embassy and consular service ?

No ? Well, we’re looking to buy a 15,000-20,000 sq ft freehold property ideally in Kensington & Chelsea or the City of Westminster, though we’d consider Fitzrovia, Bloomsbury and Nine Elms too.

If you’d like to talk about creating a winning strategy that will have landlords and building owners competing for your business, call me on 07968 191 233 for a personal perspective on the benefits of transparent, objective and conflict-free representation.

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Where’s Hot and Not – Prime Central London Office Rents Q3 2016

Click below to view the latest Where’s Hot and Not.

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Calling all office tenants: Shorter is definitely sweeter

Reaffirming our own findings MSCI’s 2016 Lease Events Review reported that the average UK commercial property lease for the first half of the year is now only 7 years with increased tenant incentives (rent-free periods and landlord’s capital contributions) observed over the same time.

Nearly 40% of all leases signed during H1/16 incorporated a tenant break clause.

By comparison the average length lease in London is 7.8 years compared to 9.5 years in Q4/15.

Short term flexible leases now account for 10% of all transactions in London, a figure that is expected to rise to around 30% within the next 15 years.

If you’d like to review your leasing options and create a winning strategy that will have landlords competing for your business, call me on 07968 191 233 for a personal perspective on the benefits of transparent, objective and conflict-free tenant representation.

 

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6 Things You Need To Know About The New Accounting Rules

Ready or not, the new lease accounting rules are on the way and will result in companies with significant leases appearing asset-rich but also heavily indebted. Here are six things you need to know.

What is the change ? The new accounting rules will require operating leases (like an office lease) to be recorded on the balance sheet and the P& L statement. Previously only capital leases, which are essentially purchases were recorded.

Why is this change being made ? For transparency to enable investors, banks, regulators and other stakeholders to make balanced judgements about a company’s financial health. The changes made by FASB and IASB (the international accounting boards) are estimated to load trillions of pounds on to company balance sheets.

Does the total value of the lease need to be added to the balance sheet ? If the lease is longer than twelve months or the combined lease and any renewal option which the tenant is ‘reasonably certain’ to exercise exceeds twelve months, then yes the tenant must record the total value at the start of the lease.

When will the new rules take effect ? January 2019.

What will the impact be ? As a result some companies will exceed the debt-to-equity ratio required by their bank loan agreements. For example, a tenant leasing 20,000 sq ft in Clerkenwell at £65.00 per sq ft for 10 years will add £13 million of debt to its balance sheet (20,000 sq ft x 10 years x £65 per sq ft).

Are shorter term leases the best strategy for all tenants ? For many yes that could be the way to go, ie. the shorter the term, the smaller the liability but for others, probably not because the benefits will likely be offset by high construction costs amortized over the lease term, rising rental rates and the risk of being squeezed out by competing businesses prepared to sign up to a longer term.

If you’re anxious about the impact the new lease accounting rules could have on your business and would like to discuss how a move to more flexible term space could dramatically improve the look of your balance sheet, please call me on 07968 191 233 for a personal perspective on the benefits of transparent, objective and conflict-free tenant representation.

With all good wishes.

ML

All information herein is from sources deemed reliable, but no warranty, expressed or implied, is made.

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ITRA Global’s Spring Conference

Setting up a business and acquiring new office space in another country and perhaps even a different continent presents a whole raft of daunting challenges – accounting, payroll, tax, HR, legal, back office as well as real estate.

At our recent Spring conference in Fort Lauderdale, ITRA Global’s international offices shared extensive corporate real estate expertise from Canada, Europe and Australia and delivered personal and professional insights into leasing protocols, key industry processes and national practices across multiple markets and jurisdictions.
Now in its 24th year, ITRA Global continues to set the benchmark in Tenant Representation on a worldwide platform, providing the highest standards of professional care, advocacy, experience and agility to deliver innovative and measurable real estate solutions to corporate occupiers and start-ups alike.

if you’d like to learn more from ITRA Global’s world class team of experts please call me on 00 44 7968 191 233 for a more personal perspective.

Click here to read about the International Corporate Real Estate Panel discussing key market issues at ITRA Global Conference.

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Help! London is running out of office space

It’s really getting hard to find the right space and the very best deals as central London vacancy rates have hit a desperate 14 year low.

The West End has less than 3.5% availability the lowest rate for 26 years.

The City and Docklands just 5.0%.

Fortunately we negotiated early lease breaks for many of our savvy clients who are now able to capitalise on better rental value in emerging markets like Aldgate (£55 per sq ft), Shoreditch (£60), South Bank (£62.50) and Kings Cross (£75).

Where are we taking many of our new start-up clients? Lambeth, Elephant & Castle and Kennington.

Sssshhhh keep it to yourselves – we don’t want to create a stampede!

If you’re as anxious as we are about reduced vacancy and rising rents across all central markets and the impact this could have on your business, call me on 07968 191 233 for a more personal perspective on the real world benefits of transparent, objective and conflict-free tenant representation.

With all good wishes.

ML

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Just how impartial is your real estate adviser?

Trouble in paradise? It had to happen sometime the only question was when.

Well the answer for Cushman & Wakefield came pretty quickly following the announcement of its take-over by DTZ.

WR Berkley Corporation, who will occupy around 20% of its new flagship 400,000 sq ft Lime Street Tower, EC3 has been forced to look for an alternative leasing adviser.

The seeds of the conflict of interest arose as a result of C&W joining the leasing team to work alongside DTZ who were originally appointed by the US insurer.

It got me thinking. Just how impartial is your real estate adviser?

If you’re worried about Chinese walls and the impact this could have on your business, let me tell you about the real world benefits of transparent, objective and conflict-free tenant representation.

Fingers crossed for some late summer sunshine.

ML