Office Demand

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Technology-related businesses and start-ups are driving the current demand for office space nationally in the sub-500sqm category, with average lease enquiries under 1,000sqm growing as a percentage of total leases as well.
According to the Second Half 2015 Research and Forecast Report from Colliers an influx of part-floor tenants are ready to come into the market as the sub-500sqm leases expire,with owners changing both leasing and development strategies as a result.
Nerida Conisbee, Colliers International national director of research said this is more a cyclical element given the long leases that large corporations typically take, however there are a number of structural issues also occurring. 
"The first is that there has been significant growth in small-to-medium size enterprises looking for space," she said.
“Average lease enquiry levels in the sub-1,000sqm category have grown as a percentage of total leases. In 2009, it amounted to 71% of total deals. This has grown consistently to currently account for 83%.
“We expect to see a wave of part-floor users enter the market over the next two years as a large number of these leases expire. The number is expected to be much higher than single floor and multi floor users over the next two years. We therefore expect that it will not just be new tenants entering the market that are after smaller tenancies, but also existing users looking for new space.”
<a href="/images/2015/08/18/Screen%20Shot%202015-08-18%20at%203.34.48%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2015/08/18/Screen%20Shot%202015-08-18%20at%203.34.48%20PM.png" alt="">
Simon Hunt, Colliers International managing director of office leasing, said Investa recently leased a whole floor at 120 Collins Street and are looking into splitting a further floor.
“Our latest Colliers International Demand Index found 55% of the companies wanting office space in Sydney alone this year have sought less than 500sqm, and this is being experienced across the board for premium, A and B Grade tenancies,” he said.
"Tenants were continuing to place a greater focus on location. In both the Sydney and Melbourne CBDs there is a current centralisation of tenants taking place.
“In Sydney CBD, the differential is not as significant however we are seeing even greater movement of tenants from metro markets… historically, Melbourne CBD has not had much movement of tenants between CBD and metro locations with most tenants preferring to stay in either location. This has changed over the past 12 months, where the cost of being based in the Melbourne CBD has dropped significantly compared to metropolitan markets.”
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Start-ups, tech companies driving sub-500sqm office demand: Colliers

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The valuation firm Herron Todd White has issued its latest property clock for the office market - a simple broad brush means to suggest where property markets are - and what direction prices are moving in.
Melbourne, Brisbane and Tamworth are at the peak of the cycle.
<a href="/images/2015/12/14/700_commclock.jpg" target="_blank">Click here</a> to enlarge.
For more information, <a href="https://www.htw.com.au/" target="_blank">click here</a>.
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Melbourne office property at cycle peak: HTW property clock

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Melbourne’s full floor CBD office vacancy has fallen to its lowest level since March 2012, leaving tenants seeking contiguous floor space with only 19 prime floor options to choose from, according to the latest Savills research.
Research author, Savills Victorian research manager, Monica Mondkar, said of 1,527 prime full floors in the CBD only 175 floors were currently available, the lowest level since the 163 recorded in March 2012.  
"The fact that 175 prime floors are available can be misleading in terms of options with only 19 contiguous floors available, while single floor options are also limited by just where those floors are – in what building, on what street, in which precinct, and at what end of town,’’ Mondkar said.
The full floor research shows each Premium and A grade building in the city on a floor-by-floor basis highlighting which floors are available for lease, now and in the near future, in each building including those under construction and refurbishment.
Mondkar said available full floor space was at 270,486 square metres in May, down 20 per cent from the end of December when 220 full floors were available for lease.
 <img src="/images/2016/07/01/Screen%20Shot%202016-07-03%20at%2011.39.26%20PM.png" alt="">
Savills’ state director Victoria - Office Leasing, Mark Rasmussen, said the fall in the number of full floor options was a very good indicator of where the office market was heading.
"Clearly the market is tightening. The key indicator -- net absorption -- has been growing steadily over the last 12 months and that trend is likely to continue on the back of improving economic conditions, especially in Victoria and New South Wales," he said. 
"What has been a concern for landlords is now becoming an issue for tenants as the downward trend limits the number of full floor options available and intensifies competition for available space.’’
He expects the overall office vacancy rate to mirror the fall in the number of full floors available when the PCA reports next month providing further evidence of a tightening market.
"We are going to see up to 80,000 square metres of backfill space hit the market later in the year and early next year and this may slow rental growth, however, we expect the strong tenant demand to continue.
"The era of 30 per cent incentives is finished and of course that means upward pressure on rents. Tenants considering moving would be well advised to do it sooner than later.’’
He said Savills had leased over 25,000 square metres of full floor prime office space in 2016 including Woods Bagot at 555 Bourke Street (2,100sqm), and Yooralla at 595 Collins Street (2,100sqm) and that the pipeline of transactions for the balance of the year remained strong.
 
 
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Office Demand

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