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Название отчёта: COMMERCIAL REAL ESTATE MARKET OVERVIEW 2012 (артикул: 13182 01842)
Дата выхода: 28 Февраля 2013
География: Россия
Период: January 2012
Количество страниц: 12
Язык отчёта: Русский и Английский
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Полное описание отчёта

   The trend of office premises absorption volumes excess over the new supply volumes remained relevant in the Moscow Region in 2012. The aggregate volume of introduced office areas reached approx 600 thous. sq.m in 2012, which was 3% less than the analogous index of the past year.
Therefore, the aggregate volume of high-quality office premises amounted to about 11.9 mln. sq.m at the end of 2012.
Business activity in the market of office rent and purchase was rather high during 2012, which, against serious reduction of delivery volumes, caused the decline of vacant premises level. At the end of 2012 the share of vacant premises constituted 8% in “A” class and 9-10% in “B”  class.
All the incoming requests to Blackwood Company comprised of 56% requests for premises rent and 44% - for premises purchase.
A high level of business activity during the whole 2012 together with the trend of new supply delivery volumes decline made it possible to state considerable growth of rental rates: by the results of 2012 the rental rates were 10-12% up.
At the end of 2012 the rental rates varied from $550 to $1, 500 per sq.m. per year for “A” class office premises, from $300 to $1, 200 per sq.m. per year for “B+”, from $250 to $1, 000 per sq.m. per year in “B-” class (all the rates are indicated exclusive of VAT and OPEX).
During 2012 the professional retail real estate supply of the Moscow Region increased by 258, 100 sq.m of the total area (133, 300 sq.m. of them were rentable area). This annual increase pace was minimal since 2004. The aggregate retail real estate supply volume amounted to 6.3 mln. sq.m of the total area at the end of 2012, the rentable area constituted 3.2 mln. sq.m. The provision of Moscow population with high-quality retail areas was at the level of 307 sq.m per 1, 000 residents.
The delivered to the market retail centers included the first in Russia professional outlet center Outlet Village Belaya Dacha. The opening of a number of outlet centers, including the ones near Sheremetievo airport and near Vnukovo airport, was announced for 2013-2014. 19 large RECs with the aggregate area of more than 1.5 mln. sq.m were opened in 2012 in regions.
Therefore, the concentration growth continued in the segment of household goods and appliances in 2012. Operating in the Russian market retail chains were actively struggling for buyers, offering new formats. The preservation of retail operators’ high activity made it possible to anticipate the retention of a minimal level of vacant areas of 1.5% for the most in-demand retail centers and retail streets.
During 2012 the rental rates both for premises in retail centers and in the street retail segment displayed a stable growth, which by the results of the year constituted 10-15% for successful properties and premises of key retail corridors.
The preservation of rather low new supply increase paces is expected in 2013. And against the background of retail operators’ announced high activity (both in terms of international chains’ entry to the Russian market and in terms of the chains’ presence expansion in regional cities) a further growth of rental rates and the retention of minimal indices of vacant areas may be forecasted.
During 2012 two new hotels were opened in Moscow: the increase of new supply since the beginning of the year constituted 253 rooms. The opening of such projects as “Aquamarin III” and the hotel in “Moscow-City” MIBC was shifted for 2013. As the result, the new supply increase paces was minimal in 2012 since 2000, which was the consequence of developers’ and hotel operators’ activity decline in the crisis period of 2008-2009.
The Moscow Government’s shares in a number of the hotels (“Budapest”, “Metropol”, “Swissotel”, “Radisson SAS Slavyanskaya”) were sold in 2012. The reconstruction aiming the increase of a class will in most likelihood be carried out in a number of hotels. Therefore, the supply increase will continue in the upper segment of the Moscow market in the short term.
During 2012 the increase of new supply under international hotel operators’ management surpassed 1, 000 rooms in regional cities: the opening of  Tulip Inn Rosa Khutor, Park Inn by Radisson and the Radisson Blu Resort & Congress Center took place in Sochi and the opening of Ibis took place in Samara.
The main trend of the hotel market of Moscow in 2012 was  considerable decline of new supply increase paces conditioned by developers’ activity decrease in the crisis period of 2008-2009. As the demand for accommodation was recovering and stabilizing, it caused double indices of RevPAR increase: by the results of the year the index increased by 11%.
International players preserve high activity, the largest international companies continue aggressive regional expansion. As the hotel markets of million-plus cities are saturating, operators’ interest is shifting towards smaller cities: taking into account limited capacity of the market, those operators will be on velvet, whose properties will open earlier.

Подробное оглавление/содержание отчёта

    Содержание

    Summary……………….....……………...……………………………………………………………………………..3    3
    Office real estate.……….…...…………………………………………………………………………………………4    4
    Retail real estate……….…………………..………………………………………………………………………….7    7
    Hotels………………………...………………………………………………………………………………………….9    10

Перечень приложений

All rights reserved. This report has been prepared for information purposes only. The data and information contained herein are the exclusive property of Blackwood Real

 

Estate company. Reproduction of the report in total or in part is allowed only with a prior written permission of the Blackwood real estate company. Quoting is allowed with reference

 

to the source.

 

RESEARCH AND CONSULTING COMMERCIAL REAL ESTATE MARKET OVERVIEW

 

2012

 

The trend of office premises absorption volumes excess over

 

the new supply volumes remained relevant in the Moscow Region

 

in 2012. The aggregate volume of introduced office areas

 

reached approx 600 thous. sq.m in 2012, which was 3% less

 

than the analogous index of the past year.

 

Therefore, the aggregate volume of high-quality office premises

 

amounted to about 11.9 mln. sq.m at the end of 2012.

 

Business activity in the market of office rent and purchase

 

was rather high during 2012, which, against serious reduction of

 

delivery volumes, caused the decline of vacant premises level.

 

At the end of 2012 the share of vacant premises constituted 8%

 

in “A” class and 9-10% in “B” class.

 

All the incoming requests to Blackwood Company comprised

 

of 56% requests for premises rent and 44% - for premises purchase.

 

A high level of business activity during the whole 2012 together

 

with the trend of new supply delivery volumes decline

 

made it possible to state considerable growth of rental rates: by

 

the results of 2012 the rental rates were 10-12% up.

 

At the end of 2012 the rental rates varied from $550 to $1,

 

500 per sq.m. per year for “A” class office premises, from $300

 

to $1, 200 per sq.m. per year for “B+”, from $250 to $1, 000 per

 

sq.m. per year in “B-” class (all the rates are indicated exclusive

 

of VAT and OPEX).

 

During 2012 the professional retail real estate supply of the

 

Moscow Region increased by 258, 100 sq.m of the total area

 

(133, 300 sq.m. of them were rentable area). This annual increase

 

pace was minimal since 2004. The aggregate retail real

 

estate supply volume amounted to 6.3 mln. sq.m of the total

 

area at the end of 2012, the rentable area constituted 3.2 mln.

 

sq.m. The provision of Moscow population with high-quality retail

 

areas was at the level of 307 sq.m per 1, 000 residents.

 

The delivered to the market retail centers included the first in

 

Russia professional outlet center Outlet Village Belaya Dacha.

 

The opening of a number of outlet centers, including the ones

 

near Sheremetievo airport and near Vnukovo airport, was announced

 

for 2013-2014. 19 large RECs with the aggregate area

 

of more than 1.5 mln. sq.m were opened in 2012 in regions.

 

Therefore, the concentration growth continued in the segment

 

of household goods and appliances in 2012. Operating in

 

the Russian market retail chains were actively struggling for buyers,

 

offering new formats. The preservation of retail operators’

 

high activity made it possible to anticipate the retention of a minimal

 

level of vacant areas of 1.5% for the most in-demand retail

 

centers and retail streets.

 

Summary

 

During 2012 the rental rates both for premises in retail centers

 

and in the street retail segment displayed a stable growth, which

 

by the results of the year constituted 10-15% for successful properties

 

and premises of key retail corridors.

 

The preservation of rather low new supply increase paces is

 

expected in 2013. And against the background of retail operators’

 

announced high activity (both in terms of international chains’ entry

 

to the Russian market and in terms of the chains’ presence

 

expansion in regional cities) a further growth of rental rates and

 

the retention of minimal indices of vacant areas may be forecasted.

 

During 2012 two new hotels were opened in Moscow: the increase

 

of new supply since the beginning of the year constituted

 

253 rooms. The opening of such projects as “Aquamarin III” and

 

the hotel in “Moscow-City” MIBC was shifted for 2013. As the result,

 

the new supply increase paces was minimal in 2012 since

 

2000, which was the consequence of developers’ and hotel operators’

 

activity decline in the crisis period of 2008-2009.

 

The Moscow Government’s shares in a number of the hotels

 

(“Budapest”, “Metropol”, “Swissotel”, “Radisson SAS Slavyanskaya”)

 

were sold in 2012. The reconstruction aiming the increase

 

of a class will in most likelihood be carried out in a number of hotels.

 

Therefore, the supply increase will continue in the upper segment

 

of the Moscow market in the short term.

 

During 2012 the increase of new supply under international

 

hotel operators’ management surpassed 1, 000 rooms in regional

 

cities: the opening of Tulip Inn Rosa Khutor, Park Inn by Radisson

 

and the Radisson Blu Resort & Congress Center took place in

 

Sochi and the opening of Ibis took place in Samara.

 

The main trend of the hotel market of Moscow in 2012 was

 

considerable decline of new supply increase paces conditioned by

 

developers’ activity decrease in the crisis period of 2008-2009. As

 

the demand for accommodation was recovering and stabilizing, it

 

caused double indices of RevPAR increase: by the results of the

 

year the index increased by 11%.

 

International players preserve high activity, the largest international

 

companies continue aggressive regional expansion. As the

 

hotel markets of million-plus cities are saturating, operators’ interest

 

is shifting towards smaller cities: taking into account limited

 

capacity of the market, those operators will be on velvet, whose

 

properties will open earlier.

 

3

 

COMMERCIAL REAL ESTATE MARKET OVERVIEW

 

OFFICE REAL ESTATE 2012

 

RESEARCH AND CONSULTING DEPARTMENT In 2012 the trend of office premises absorption volumes

 

excess over the new supply delivery was still relevant in the

 

Moscow Region. The aggregate volume of introduced office

 

premises in 2012 amounted to approx 600 thous. sq.m., which

 

was 3% lower than the analogous index of the last year. The

 

trend of annual decline of new supply volumes of office premises

 

has been preserved during the whole post-crisis period.

 

Thus, 11% less office premises were introduced in 2011 versus

 

2010 (for comparison, the decline constituted 60% in 2010 versus

 

2009). The descending trend of office supply increase was

 

first of all conditioned by the all-Russian trend of announced

 

commissioning terms shift, as well as still relevant practice of

 

cancellation or reconsideration of investment contracts in Moscow.

 

Therefore, the aggregate volume of high-quality office

 

premises constituted 11.9 mln. sq.m. at the end of 2012.

 

Business activity was rather high in the office rental and

 

purchase market during the whole 2012, which, against a serious

 

reduction of delivery volumes caused the decline of vacant

 

premises level. At the end of 2012 the share of vacant premises

 

amounted to 8% in “A” class and to 9-10% in “B” class.

 

Upon the increase of office areas consumption paces in 2013

 

the vacancy level will keep declining.

 

Despite the introduction of restrictive policy for the new construction

 

on the part of Moscow Mayor’s Office, a positive dynamics

 

in the development market of office real estate together

 

with a rather stable market situation and a high business activity

 

served a basis for the further increase of office areas volume,

 

the construction of which was announced for 2013.

 

Besides, the resumption/reconstruction of several large

 

projects was announced:

 

Supply

 

Dynamics of supply volumes, mln. sq.m.

 

Source: Blackwood Company data

 

▪ “Hals-Development” acquired permission for the redevelopment

 

of a factory territory in Khamovniki, a MFC is

 

planned for construction (41 thous. sq.m. of office areas).

 

▪ “Ferro-stroy” GC unfrozen the construction project of BC

 

Pallau-RB on the 1st km of the Rublevo-Uspenskoe highway;

 

▪ BIN Group will construct a MFC with apartments “Lotos”

 

instead of a MFC with 90% of office premises in 2

 

Odesskaya street, the office area has been reduced by 59

 

thous. sq.m. (the total area—150 thous. sq.m.);

 

▪ BIN Group Project MFC “Oasis” in 5 Korovy Val (58,

 

557 sq.m.);

 

▪ Avgur Estate will put into operation “A” class business

 

center Wall Street in the center of Moscow in Q1 2013.

 

In addition to the resumption of office properties construction,

 

the implementation of which was unfrozen, many new projects

 

were announced in 2012.

 

The aggregate volume of office premises, the construction

 

of which was announced in 2012, amounted to more than 1

 

mln. sq.m., which exceeded the analogous index of the previous

 

year by 14%.

 

Developer/investor Name Address Total

 

O1Properties Lighthouse 28 Valovaya 44,851 sq. m

 

AFI Development Aquamarine III 22-24 Ozerkovskaya emb. 78,000 sq. m

 

"Olympic Bowling –Center" MFC “Olympic Hall” 16 Olympiysky pr. 23, 107 sq. m

 

Quorum Debt Management BC "Kubik" 4 Stroitelny boul., Krasnogorsk 18, 000 sq. m

 

Hals Development BC SkyLight 39 Leningradsky prosp. 111, 000 sq. m

 

Alcon Development Alkon 72 Leningradsky prosp. 102, 177 sq. m

 

Several projects completed in 2012

 

Source: Blackwood Company data

 

4

 

COMMERCIAL REAL ESTATE MARKET OVERVIEW

 

OFFICE REAL ESTATE 2012

 

RESEARCH AND CONSULTING DEPARTMENT The total absorption volume of high-quality areas accounted

 

for 1.5 mln. sq.m. for 2012.

 

Tenants’ and buyers’ activity in the office real estate market

 

of the Moscow Region was estimated at a high level in 2012.

 

56% of all the incoming requests to Blackwood Company were

 

accounted for the rent of premises and 44% - for the purchase.

 

The leader in the demand structure for rent depending on

 

the class of property in 2012 was “A” class (54%). 17% of the

 

requests accounted for “B+”, 31% - for “B-” class.

 

As far as the sale and purchase segment is concerned, the

 

requests for the purchase of “A” class premises (41%) prevailed

 

in 2012.

 

The structure of demand for high-quality office premises by

 

metric area went through a number of changes in 2012. If in the

 

post-crisis period and in Q1 2012 small office premises (up to

 

200 sq.m.) were of the highest demand, then in 2012 the demand

 

re-distributed towards office premises of more than 500

 

sq.m., the aggregate volume of requests for large units

 

amounted to 58%.

 

The structure of demand for the purchase of office premises

 

by metric area had the similar distribution in 2012: the most indemand

 

were the units of more than 501 sq.m., the aggregate

 

volume of requests for the purchase - 70% of the total number

 

of requests.

 

The changes in the structure of demand both for rent and

 

for the purchase of office premises, as well as permanently

 

increasing market players’ business activity was indicative of

 

the high-quality office market recovery to the level of pre-crisis

 

years.

 

The key trends of demand in the office real estate market in

 

2012 were the following:

 

• The market players’ high business activity;

 

• The further growth of activity in the segment of properties

 

under construction;

 

• The further growth of the average rental area and the terms

 

of agreements conclusion;

 

• The recovery of investment demand: the market players’

 

activity increase, involvement of new participants, return of

 

foreign investors;

 

• Enhancement of demand decentralization trend.

 

Demand

 

Structure of demand for office premises rent by class

 

Structure of demand for office premises rent by metric

 

area

 

Structure of demand for office premises purchase by class

 

Structure of demand for office premises purchase by metric

 

area

 

Source: incoming requests to Blackwood Company

 

5

 

COMMERCIAL REAL ESTATE MARKET OVERVIEW

 

OFFICE REAL ESTATE 2012

 

RESEARCH AND CONSULTING DEPARTMENT Rental rates and selling prices

 

Dynamics of average weighted by area rental rate of offices,

 

$/sq.m. per year

 

Source: Blackwood Company data

 

High level of business activity during the whole 2012 together

 

with the trend of new supply delivery paces decline

 

made it possible to state a considerable growth of rental rates:

 

by the results of 2012 the average rental rates gained 10-12%.

 

The highest increase of rental rates were observed in modern

 

high-quality properties, as well as in business centers within

 

the Central business area, where the growth of high-quality

 

supply deficit, facilitated by the restrictive policy of new properties

 

construction, had an important impact on the price growth

 

of the most liquid supply. And the differentiation of rental rate in

 

each class depending on location, quality and occupancy level

 

of each property has been enhancing.

 

At the end of 2012, the rental rates varied from $550 to $1,

 

500 per sq.m per year for “A” class properties, from $300 to $1,

 

200 per sq.m per year for “B+” class properties, from $250 to

 

$1, 000 per sq.m per year for “B-” class (all the rates are indicated

 

exclusive of VAT and OPEX). The average rental rate

 

amounted to $1, 000 in “A” class, to $720 in “B+” class, to $550

 

per sq.m. per year in “B-” class. OPEX varied from $50 to $290

 

per sq.m per year for “A” class properties, from $60 to $150 for

 

“B+” class and from $50 to $120 for “B-” class.

 

Landmark events and transactions in 2012

 

The price situation in the sale and purchase segment of

 

high-quality premises was the following: the price varied from

 

$4, 700 to $27, 000 per sq.m for “A” class offices, from $4, 500

 

to $20, 000 per sq.m for “B+” class and from $2, 000 to $15,

 

000 per sq.m in “B-” class premises.

 

On the whole, the price indices for the office premises in

 

2012 remained rather stable. Despite the up trend of the market

 

players’ business activity, the growth of price indices was rather

 

gradual, which was indicative of malleability of demand for the

 

office real estate by price. And the supply in some segments of

 

the market has approached the pre-crisis level.

 

Some transactions concluded in 2012

 

Tenants’ and buyers’ activity in the office real estate market

 

was estimated as high in 2012.

 

The main players of the market were still the companies of

 

materials and banking sectors, as well as state corporations.

 

And the players of IT and retail sectors began to appear

 

among other large players of the market. The largest transaction

 

of 2012 was the rent of 90 thous. sq.m. by Rostelecom

 

company in BP “Telecom-City”. Another large transaction was

 

the rent of 24 thous. sq.m. by Evrazes in BC “Vivaldi Plaza”.

 

Buyer/tenant Name Sold/leased area Address

 

Sale

 

"Stroygasconsulting” BC "Tower 2000" 15 000 sq.m 23A, Tarasa Shevchenko

 

O1 Properties BC "Ducat Place III" 33 079 sq.m 6, Gasheka

 

O1 Properties "Bolshevik" (factory) 55 000 sq.m 15, Leningradsky pr.

 

BIN group MFC "Summit" 63 880 sq.m 22, Tverskaya

 

MMC Norilsky Nikel BC in B.Tatarskaya 30 000 sq.m 11, B.Tatarskaya

 

Sofaz Gallery Actor 18 000 sq.m 16, Tverskaya, bld. 1

 

Rent

 

GroupM BC "Legenda" 10 000 sq.m 2, Tsvetnoy boul., bld. 1

 

GC “Novartis” BC "Alcon" 16 0000 sq.m 72, Lelingradsky pr.

 

“Philip Morris Sales and Marketing” BC "Legenda" 9 000 sq.m 2, Tsvetnoy boul., bld. 1

 

Household goods distributor BC Kubik 17 000 sq.m MKAD 65-66 km

 

Evrazes BC Vivaldi Plaza 23 857 sq.m 2, Letnikovskaya str., bld. 1,2,3,4

 

Rostelecom BC Telecom-City 90 000 sq.m Kievskoe highway, 2 km from

 

MKAD

 

Alfa-bank BC Pascal Nagatino i-Land 23 000 sq.m 18 Andropova, bld. 3

 

Source: Blackwood Company data

 

6

 


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Магазины формата сток, дисконт-центры и секонд-хенды - перспективы развития
Основным потребителем одежды секонд-хенд являются … их доля составляет …%. …% составляют родители. Доля «продвинутых» потребителей – …5%. … СЕГМЕНТАЦИЯ ПОТРЕБИТЕЛЕЙ ПО УРОВНЮ ДОХОДОВ … ТЕНДЕНЦИИ …
Бизнес-проект мини гостиницы площадью 250 кв.м. в г.Новомосковск, Тульской области
1. РЕЗЮМЕ ПРОЕКТА 2. СУЩНОСТЬ ПРЕДЛАГАЕМОГО ПРОЕКТА 2.1. Описание концепции проекта: 2.1.1. Общая информация по проекту 2.1.2. Предполагаемые услуги мини гостиницы 2.1.3. Описание номерного фонда гостинцы 2.2. Особенности организации проекта 2.3. Месторасположение проекта 2.4. Информация об участниках проекта 3. МАРКЕТИНГОВЫЙ ПЛАН 3.1. Обзор рынка гостиничных услуг в Тульской области ( в т. ч. сегмент бизнес-гостиниц) 3.2. Основные тенденции на рынке гостиничных услуг 3.3. Анализ потребителей. Сегментация потребителей. 3.4. Анализ деятельности ведущих игроков рынка гостиничных услуг Тульской области 3.5. Ценообразование на рынке 3.6. Анализ сезонности данной сферы бизнеса 3.7. Маркетинговая стратегия 5P (Потребитель, Продукт, Цена, Место, Продвижение) 4. ОРГАНИЗАЦИОННЫЙ ПЛАН 4.1. План по персоналу 4.2. Организационная структура компании 4.3. План-график работ по проекту 4.4. Источники, формы и условия финансирования 5. ПРОИЗВОДСТВЕННЫЙ ПЛАН 5.1. Описание зданий, помещений (по данным заказчика) и стоимость ремонтных работ* 5.2. Описание оборудования, необходимого для оснащения бизнес-гостиницы по зонам: 5.2.1. Оснащение номерного фонда 5.2.2. Кафе (зона общественного питания) 5.2.3. Административные помещения 5.2.4. Прочее 5.3. Выбор партнеров - поставщиков оборудования (КП от пос…