docSão Paulo
download 
Denúncia Transcrição
São Paulo
São Paulo Office Skyline July 2014 w Office Market Overview - Global Prime Offices – City Rental Clock The Jones Lang LaSalle Property Clocks SM Based on rents for Grade A space in CBD or equivalent. US positions relate to the overall market 1Q2013 Amsterdam, Sao Paulo Stockholm Berlin Moscow San Francisco Houston Toronto Mexico City Frankfurt Dallas, London Paris Beijing Milan Rental Value growth slowing Rental Values falling Rental Value growth accelerating Rental Values bottoming out Boston Hong Kong Sydney Mumbai New York, Johannesburg, Istanbul, Tokyo Los Angeles, Dubai Washington DC Rome Chicago, Madrid Seoul Brussels, Singapore, Shanghai 1Q2014 Mexico City Moscow Shanghai Johannesburg London New York, Stockholm Tokyo Rental Value growth slowing Rental Values falling Rental Value growth accelerating Rental Values bottoming out Supply Pipeline Major Markets 2014-2015 Americas EMEA Asia Pacific % change -10 -5 0 5 10 Sao Paulo Shanghai Mexico City Mumbai Dubai Moscow Tokyo Beijing Hong Kong London Singapore San Francisco Paris Boston Seoul Sydney Frankfurt Stockholm Toronto Brussels Washington DC New York Madrid Los Angeles Chicago 2015 Completions as % of existing stock 0 15 Source: JLL, April 2014. Based on rents for Grade A space in CBD or equivalent. In local currency. 2014 5 10 15 20 Sao Paulo Rental Values + 10-20% Capital Values Singapore Tokyo, New York* San Francisco, Madrid Dubai, London*, New York* San Francisco, Hong Kong, Tokyo Dubai, London*, Boston, Chicago Los Angeles, Frankfurt Seoul, Singapore + 0-5% Frankfurt, Paris*, Boston, Chicago Los Angeles, Toronto, Washington DC Mexico City, Beijing, Seoul, Mumbai Shanghai, Stockholm Brussels, Madrid Paris*, Shanghai, Mumbai Washington DC, Toronto Mexico City, Beijing, Hong Kong Sydney, Stockholm, Brussels - 0-5% Moscow , Sydney Moscow Sao Paulo Sao Paulo + 5-10% - 5-10% 25 30 Source: JLL, April 2014. Covers all office sub-markets in each city. Tokyo – CBD - 5 kus. Prime Offices - Projected Changes in Values, 2014 Boston Los Angeles, Istanbul Mumbai Milan Singapore Chicago, Dubai Washington DC Seoul Brussels, Paris, Madrid Beijing, Hong Kong, Sydney Americas EMEA Asia Pacific Singapore Dubai London San Francisco Los Angeles New York Tokyo Toronto Shanghai Mexico City Chicago Frankfurt Boston Stockholm Hong Kong Mumbai Washington DC Madrid Brussels Seoul Sydney Paris Beijing Moscow Sao Paulo -15 Amsterdam Toronto Berlin, Frankfurt Houston San Francisco Dallas Prime Offices - Rental Change, Q12013-Q12014 *New York – Midtown, London – West End, Paris - CBD. Nominal rates in local currency. Source: JLL, April 2014 Latin-America Production Pipeline Production Pipeline vs. Current Stock (m2) vs. Current Stock Average Asking Rents, EY 2013 Average Rents (USd/m2/mo) Mexico City Caracas São Paulo Rio de Janeiro Santiago São Paulo Rio de Janeiro Bogotá Bogotá Montevideo Buenos Aires Lima Caracas Buenos Aires Lima Santiago Monterrey Mexico City San José Cali Panama City Medellín San Juan Guadalajara Medellín Panama City Quito Barranqulila Montevideo Monterrey Guayaquil Guadalajara Mexico City Medellín Cali 1.000.000 2.000.000 3.000.000 4.000.000 5.000.000 Rentable Area (Millions of m2) Vacancy, Vacancy Rates, EY 2013Q2 2013 Panama City 37,3% São Paulo Monterrey São Paulo Guayaquil Quito Cali 6,5% Caracas 5,2% Barranquilla Buenos Aires 4,9% Guadalajara Barranquilla 4,8% Guayaquil Bogotá 3,0% Montevideo Lima 2,8% Cali Bogotá San Jose Buenos Aires Panama City Lima Rental Growth Slowing Rents Falling Rio de Janeiro Monterrey Guadalajara Net Absorption 10% 15% 20% 25% Office Vacancy Rate, Class A and AB 30% 35% 40% Sao Paulo Rental Growth Accelerating Rents Bottoming Out Medellin Production San Juan 2,2% 5% Caracas, Santiago Mexico City Monterrey 4,3% 0% Latin-America 2Q2014 Medellín 6,1% Medellín Santiago $70,00 Mexico City 6,8% Caracas $60,00 Average Asking Rents (USD/m2/month) Y-o-Y Production vs. Net Absorption, Q2 2012 - Q2 2013 (m2), Y-o-Y Production vs. Net Absorption Guadalajara Santiago $50,00 Buenos Aires 7,4% Quito $40,00 Bogotá 11,0% Montevideo $30,00 San José 11,5% Mexico City $20,00 Lima 14,6% San José $10,00 Rio de Janeiro 15,8% Rio de Janeiro $- Panama City 16,5% Quito Average Rent Class AB Santiago 17,5% San Juan Bogotá Rio de Janeiro São Paulo 18,4% Caracas Average Rent Class A Guayaquil - Barranquilla Lima San José Barranquilla San José Guayaquil Quito Production: Q1 2014 - Q4 2015 Cali Panama City Guadalajara San Juan Current Stock: End-Year 2013 San Juan Monterrey San Juan Montevideo - 50.000 100.000 150.000 200.000 250.000 300.000 350.000 400.000 450.000 Rentable Area (m2) Santo Domingo Buenos Aires Montevideo São Paulo Classes AA&A stock evolution Million 6,0 sq.m. Net absorption and vacancy evolution ´000 sq.m 500 30% 5,0 400 25% 300 20% 200 15% 1,0 100 10% 0,0 0 4,0 3,0 2,0 1996 1997 1998 1999 2000 2001 2002 NEW STOCK -100 Vacancy Rate (%) 46,1% 46,7% R$/sq.m. 23,9% 20,9% 17,0% 18,9% 16,6% 2005 2006 NET ABSORPTION 2007 2008 2009 2010 2011 2012 2013 2014 5% VACANCY RATE 0% Class AA&A asking rents High-end stock (AA & A): 28% of total inventory 2Q 2014 Vacancy Rate (AA &A): 20.5% R$ 95.1 20,1% 13,8% 13,9% 13,5% 12,7% 13,0% 12,5% 2004 13.0 million sqm São Paulo average asking rent (AA & A): 27,6% 22,5% 2003 Total inventory approximately: Average asking rent YoY variation 8,7% 8,7% 7,2% 7,2% 4,3% 3,6% 0,0% 0,0% -16.0% Source: Jones Lang LaSalle reserach - Brazil, July 2014 São Paulo Demographics Population 2014 11.8 million inhabitants Population density 7,500 inhab/km² Sources: SEADE / IBGE / PMSP Average income R$3,500 per household R$ 443 billion GDP 5 million formal jobs positions 65% is from services sector São Paulo Berrini AA & A buildings in skyline! 70% Berrini Vacant floor Pre-leased 89% Class AA Class A Occupied floor Future available / under construction Retail Parking, other unusable space 82% 40 35 30 25 20 15 10 5 1 T Building Berrini One Thera Corporate Berrini 500 Berrini 550 Jatobá Green Building Ronaldo Sampaio Ferreira Palace Berrini Attílio Tinelli Address Av. Eng. L. C. Berrini, 105 Av. Eng. L. C. Berrini Pça Prof. José Lannes, 40 Av. Eng. L. C. Berrini, 550 R. Surubim, 373 Pça João Duran Alonso, 34 Av. Eng. L. C. Berrini, 700 R. Dr. G. C. Moreira, 375 2014 2014 2000 1997 2010 2003 1998 2000 Built/ Renovated Total Area 32,060 sqm 33,665 sqm 11,079 sqm 5,952 sqm 12,220 sqm 11,677 sqm 6,649 sqm 4,980 sqm Floor Area (min) 734 sqm 1,855 sqm 637 sqm 496 sqm 1,525 sqm 761 sqm 694 sqm 498 sqm Floor Area (max) 2,358 sqm 1,900 sqm 637 sqm 496 sqm 1,525 sqm 847 sqm 694 sqm 498 sqm Available Area 32,060 sqm 22,704 sqm 2,229 sqm 744 sqm 0.00 sqm 380 sqm 1,388 sqm 1,494 sqm Availability Rate 100% 67% 20% 12% 0% 3% 21% 30% Pre-leased space 0.00 sqm 0.00 sqm 0.00 sqm 0.00 sqm 0.00 sqm 0.00 sqm 0.00 sqm 0.00 sqm Million 6,0 sq.m. 5,0 4,0 3,0 2,0 1,0 0,0 São Paulo - Classes AA&A stock evolution Berrini high-end stock: 827,800 sq.m. Last 12 months production: 158,000 sq.m. New Stock forecast 2014-2015: 171,200 sq.m. São Paulo Occupied floor Vacant floor Pre-leased Berrini Future available / under construction Retail Parking, other unusable space 40 35 30 25 20 15 10 5 1 T Building Bratke e Collet Berrini CEC João D. de Araújo Eco Berrini Berrini 1511 Alice Maria S. Ferreira Berrini 1681 LWM Corporate Center - A LWM Corporate Center - B Address R. Sansão A. Santos, 372 Pça Gentil Falcão, 108 Av. Eng. L. C. Berrini, 1376 Av. Eng. L. C. Berrini, 1511 Av. Eng. L. C. Berrini, 1645 Av. Eng. L. C. Berrini, 1681 Rua George Ohm, 230 Rua George Ohm, 230 2014 2005 2011 2005 2003 2003 2014 2014 Total Area 11,073 sqm 13,120 sqm 48,430 sqm 6,508 sqm 6,912 sqm 8,250 sqm 10,440 sqm 10,440 sqm Floor Area (min) 2,214 sqm 827 sqm 1,729 sqm 356 sqm 576 sqm 660 sqm 520 sqm 520 sqm Floor Area (max) 2,214 sqm 827 sqm 1,729 sqm 527 sqm 576 sqm 660 sqm 520 sqm 520 sqm Available Area 11,073 sqm 3,308 sqm 0.00 sqm 1,239 sqm 0.00 sqm 0.00 sqm 9,920 sqm 9,530 sqm Availability Rate 100% 25% 0% 19% 0% 0% 95% 91% Pre-leased space 0.00 sqm 0.00 sqm 0.00 sqm 0.00 sqm 864 sqm 0.00 sqm 520 sqm 910 sqm Built/ Renovated São Paulo - Vacancy Rate (%) 46,1% 46,7% 20.9% of stock is available 27,6% 22,5% Berrini vacancy rate YoY variation 1,458 bps 23,9% 20,9% 17,0% 18,9% 16,6% 13,5% 12,5% 20,1% 13,8% 13,9% 12,7% 13,0% 8,7% 8,7% 7,2% 7,2% 4,3% 3,6% 0,0% 0,0% Berrini AA buildings vacancy rate 23.9% Berrini A buildings vacancy rate 18.3% Berrini region vacancy 22.4% São Paulo Occupied floor Vacant floor Pre-leased Berrini Future available / under construction Retail Parking, other unusable space 40 35 30 25 20 15 10 5 1 T Building The Bridge Tower Sede Nestlé Torre Z Market Place Tower Market Place Tower II Rochaverá Corporate Towers A Rochaverá Corporate Towers B Rochaverá Corporate Towers C Address Av. Eng. L.C. Berrini, 1747 Av. Dr. Chucri Zaidan, 246 Av. Dr. Chucri Zaidan, 250 Av. Dr. Chucri Zaidan, 920 Av. Dr. Chucri Zaidan, 940 Av. Nações Unidas, 14171 Av. Nações Unidas, 14171 Av. Nações Unidas, 14171 2014 2002 2013 1996 2000 2008 2008 2012 Built/ Renovated Total Area 7,397 sqm 35,549 sqm 38,551 sqm 14,010 sqm 13,034 sqm 25,224 sqm 25,224 sqm 50,400 sqm Floor Area (min) 446 sqm 259 sqm 1,872 sqm 934 sqm 855 sqm 1,642 sqm 1,642 sqm 1,445 sqm Floor Area (max) 958 sqm 2,019 sqm 2,300 sqm 934 sqm 855 sqm 1,976 sqm 1,976 sqm 1,735 sqm Available Area 7,397 sqm 0.00 sqm 22,719 sqm 1,868 sqm 0.00 sqm 0.00 sqm 1,110 sqm 0.00 sqm Availability Rate 100% 0% 59% 13% 0% 0% 4% 0% Pre-leased space 0.00 sqm 0.00 sqm 2,300 sqm 0.00 sqm 855 sqm 0.00 sqm 0.00 sqm 0.00 sqm R$/sq.m. São Paulo - Class AA&A asking rents Class AA asking rent R$ 111 Class A asking rent R$ 98 Asking rent average decreased 2.3% QoQ Asking rent average decreased 10.3% YoY AA&A Berrini asking rent R$104 São Paulo Occupied floor Vacant floor Pre-leased Future available / under construction Berrini Retail Parking, other unusable space 40 35 30 25 20 15 10 5 1 T Building Rochaverá Corporate Towers D Morumbi Corporate Golden Morumbi Corporate Diamond EZ Towers A EZ Towers B Parque da Cidade 1 Parque da Cidade 2 Address Av. Nações Unidas, 14171 Rua Henri Dunant, 1383 Rua Henri Dunant, 1383 Av. Dr. Chucri Zaidan Av. Dr. Chucri Zaidan Av. Nações Unidas Av. Nações Unidas 2010 2013 2013 2014 2015 2015 2015 Total Area 14,648 sqm 36,470 sqm 36,918 sqm 47,002 sqm 47,002 sqm 40,300 sqm 38,600 sqm Floor Area (min) 1,600 sqm 1,402 sqm 2,051 sqm 1,631 sqm 1,631 sqm 1,752 sqm 1,930 sqm Floor Area (max) 1,600 sqm 1,402 sqm 2,051 sqm 1,869 sqm 1,869 sqm 1,752 sqm 1,930 sqm Available Area 0.00 sqm 21,030 sqm 16,408 sqm 35,067 sqm 47,002 sqm 40,300 sqm 38,600 sqm Availability Rate 0% 57% 44% 74% 100% 100% 100% Pre-leased space 0.00 sqm 0.00 sqm 0.00 sqm 11,935 sqm 0.00 sqm 0.00 sqm 0.00 sqm Built/ Renovated Milhões Million 1,2 sq.m. 1,0 0,8 São Paulo - New Stock Forecast Berrini new stock to be delivered between 2014 and 2015 represents 20.7% of current stock. 0,6 0,4 0,2 0,0 Class AA new stock forecast 126,000 sqm Class A new stock forecast 45,200 sqm São Paulo Occupied floor Vacant floor Pre-leased Future available / under construction Berrini Retail Parking, other unusable space 40 35 30 25 20 15 10 5 1 T Building Parque da Cidade 3 WTorre Morumbi Tower Bridge Corporate CENU Oeste CENU Norte Torre Sul Plaza I Nações Unidas Address Av. Nações Unidas Av. Nações Unidas, 14261 Av. Jor. Roberto Marinho, 85 Av. Nações Unidas, 12901 Av. Nações Unidas, 12901 R. James Joule, 65 R. James Joule, 92 2015 2014 2013 1998 1999 2004 2004 Total Area 38,600 sqm 90,000 sqm 49,164 sqm 21,737 sqm 56,100 sqm 12,470 sqm 8,916 sqm Floor Area (min) 1,930 sqm 1,522 sqm 1,999 sqm 899 sqm 1,383 sqm 866 sqm 582 sqm Floor Area (max) 1,930 sqm 1,733 sqm 2,114 sqm 899 sqm 1,709 sqm 1,080 sqm 582 sqm Available Area 38,600 sqm 62,473 sqm 16,600 sqm 6,293 sqm 2,794 sqm 5,454 sqm 291 sqm Availability Rate 100% 69% 3% 29% 5% 43% 3% Pre-leased space 0.00 sqm 27,527 sqm 0.00 sqm 0.00 sqm 1,650 sqm 0.00 sqm 582 sqm Built/ Renovated Net absorption and vacancy evolution ´000 sq.m 500 30% 400 25% 300 20% 200 15% 100 10% 0 1996 1997 1998 1999 2000 2001 2002 NEW STOCK 2003 2004 2005 2006 NET ABSORPTION 2007 2008 2009 VACANCY RATE 2010 2011 2012 2013 2014 5% It represents 16.2% of São Paulo net absorption of the same period In Berrini region, AA buildings were responsable for 47,1% of last 12 months net absorption Also, the delivered stock in the period represents 88.7% of class AA buildings Berrini AA& A buildings last 12 months net absorption was 24,400 sq.m. São Paulo Occupied floor Vacant floor Pre-leased Future available / under construction Berrini Retail Parking, other unusable space 40 35 30 25 20 15 10 5 1 T Building World Trade Center Torre Nações Unidas Plaza Centenário Cond. Nações Unidas Bolsa de Imóveis Igarassú Berrini Park Address Av. Nações Unidas, 12551 Av. Nações Unidas, 12495 Av. Nações Unidas, 12995 Av. Nações Unidas, 11857 Av. Nações Unidas 11541 Rua Surubim 577 Rua Surubim, 504 1995 1989 1995 1992 1997 2009 2010 Total Area 24,666 sqm 21,814 sqm 33,331 sqm 7,050 sqm 14,834 sqm 10,337 sqm 6,574 sqm Floor Area (min) 1,012 sqm 1,133 sqm 1,048 sqm 470 sqm 844 sqm 544 sqm 499 sqm Floor Area (max) 1,169 sqm 1,676 sqm 1,048 sqm 470 sqm 844 sqm 544 sqm 894 sqm Available Area 1,876 sqm 3,942 sqm 4,192 sqm 470 sqm 1,688 sqm 0.00 sqm 1,688 sqm Availability Rate 7% 18% 12% 6% 11% 0% 25% Pre-leased space 0.00 sqm 0.00 sqm 0.00 sqm 0.00 sqm 0.00 sqm 544 sqm 0.00 sqm Built/ Renovated Chucri Zaidan - a new office region under development Chucri Zaidan region is current included in Berrini and Marginal regions •Governors Island Redevelopment, New York Canary Wharf, London, England • Cardiff Bay, Wales • Gun Wharf, Portsmouth, England • Greenwich Peninsula, England • •Dubai Creek Rejuvenation, United Arab Emirates •Maritime Square •Shell Area Master Plan, Northern Redevelopment, Amsterdam Singapore •Huchison Whampoa, Rotterdam, Germany •Cairns Cityport, North Queensland, Melbourne Docks Australia As part of a revitalization plan, the region will receive urban improvements, as Chucri Zaidan avenue 3.2 Km extension New stock AA & A office forecast 437,700 sq.m. Additional new office stock potencial 352,600 sq.m. About JLL JLL (NYSE: JLL) is a professional services and investment management firm offering specialized real estate services to clients seeking increased value by owning, occupying and investing in real estate. With annual fee revenue of $4 billion, JLL has more than 200 corporate offices and operates in 75 countries worldwide. On behalf of its clients, the firm provides management and real estate outsourcing services for a property portfolio of 3 billion square feet and completed $99 billion in sales, acquisitions and finance transactions in 2013. Its investment management business, LaSalle Investment Management, has $48.0 billion of real estate assets under management. JLL is the brand name of Jones Lang LaSalle Incorporated. For further information, visit www.jll.com. About JLL Brazil JLL brought its extensive international experience to Brazil in 1996, making it one of the first professional building management companies in the market. It currently has a professional staff of around 550 working out of offices in São Paulo, Rio de Janeiro and Curitiba. They serve Brazilian and multinational clients under contract in all national territory. For further information, visit www.jll.com.br. Client Solutions: São Paulo José Victor Cardim +55 11 3043 7183 [email protected] Marcelo Sasaki +55 11 3043-6897 [email protected] Roberto Patino +55 11 3043-7140 [email protected] São Paulo Rio de Janeiro Global Clients: Office Division: Transactions: Paulo Casoni +55 11 3043 6935 / 21 2277 2701 [email protected] Monica Lee +55 11 3043-6947 [email protected] Julia Botelho Office Division Leader André Rosa Managing Director Market Intelligence: Alessandra Osiro Operations Director Ricardo Hirata Head of Research COPYRIGHT © JONES LANG LASALLE IP, INC. 2014. This publication is the exclusive property of JLL and may not be copied, reproduced or transmitted in any form or by any means, in whole or in part, without the prior written consent of JLL. The information contained herein has been obtained from reliable sources; however, JLL does not accept responsibility for the accuracy of this information. The content is merely informative, and as such JLL does not accept responsibility for any decisions based on this publication. Photos and other artwork are for illustrative purposes only.
TRANSFORMADORES
