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As Singapore exits the pandemic and business activity returns to normal, corporate occupiers are placing more emphasis on employee productivity and on increasing office utilisation. With workplace transformation underway, there is strong demand to adapt and “build a better office” to meet the fast-evolving needs of employees and senior management. Additionally, occupiers should be actively identifying new opportunities and strategies to future-proof their portfolios.

CBRE’s 2023 Singapore Office Occupier Sentiment Survey features insights from occupiers across various industries such as financial services, technology, media, telecoms and professional services etc.

Key findings include:

  • Singapore’s median utilisation rate stands at 64% and this is expected to increase further over the next 6 to 12 months.
  • Leasing sentiment remains cautious in near term with more opting for lease renewals and re-negotiations but 45% expect to grow their corporate portfolios over next 3 years.
  • Strong demand for green buildings but amount of green premium remains low. 67% would be willing to pay a premium of less than 5%.
  • Staff-to-desk sharing ratios set to increase as more companies adopt flexible seating and hybrid working. 67% plan to increase desk sharing ratios over the next 2 years.

This report was originally published in https://www.cbre.com.sg/insights/viewpoints/2023-singapore-office-occupier-sentiment-survey

  • In Q1 2023, the industrial rental and price indices continued their tenth consecutive quarter of growth. The rental index rose by 2.8% QOQ, accelerating from 2.1% QOQ in the previous quarter, and marking the strongest quarterly growth since Q3 2013. Similarly, industrial prices rose by 1.5% QOQ, slowing slightly from the 1.7% QOQ registered last quarter.
  • With a remaining supply of 10.3 mil sq ft in 2023, and an average of 10.9 mil sq ft from present till 2025, higher supply will continue to moderate rental and price growth but may also provide more options for occupiers.
  • Industrial indicators remain soft, with continuous contractions recorded in manufacturing output, NODX and PMI.
  • Trade tensions have resulted in industry players looking to fortify supply chains, with some looking to set up shop in Singapore, which will continue to prop up industrial demand.

CBRE’s 2023 Asia Pacific Real Estate Market Outlook Mid-Year Review reviews the predictions we made at the beginning of 2023, and reveals our outlook for the rest of the year.

Our original forecasts from January were largely correct, although the subdued impact of mainland China’s re-opening has led us to push back predictions for the expected timing of the recovery by 6 to 12 months. While leasing momentum in occupier markets is strengthening, the investment volume is unlikely to recover before H1 2024.   

This report explores the key trends and forecasts that will shape Asia Pacific’s commercial real estate market for the rest of the year and beyond.

Economy
Core inflation along with a stronger than expected employment market have reduced the likelihood of a hard landing in the U.S., with CBRE expecting mild negative growth to occur in Q4 2023 and Q1 2024. With the upward interest rate cycle having been prolonged, rates are likely to stay high for longer.

Investment
Asia Pacific commercial real estate investment volume is unlikely to recover before H1 2024 due to insufficient yield expansion and the higher cost of finance. Japan will remain attractive to investors on the back of low interest rates and positive carry, and hence will continue to outperform. Investment sentiment elsewhere is expected to improve once the cost of borrowing starts to come down. Korea, which was the first market to implement interest rate hikes in the current cycle, is now witnessing an increase in investment activity now that the cost of finance has begun to fall.

Office
While CBRE’s market forecast has been largely accurate, the recovery of office space demand has lagged office-based employment growth. Office occupiers retain a prudent attitude towards portfolio planning amid the challenging macroeconomic environment. Although flight to quality and a focus on green buildings remain key trends, expansionary sentiment has been subdued.

Logistics
Although logistics demand continues to gradually moderate from pandemic-era highs, regional rents displayed resilience in H1 2023, with performance bifurcating between tightly supplied markets, such as Singapore (prime) and the Pacific, and oversupplied locations. Rental growth in markets with a supply shortage will nevertheless lose momentum as demand tapers off.

Retail
The tight job market and resumption of international tourism underpinned strong consumer spending in H1 2023, boosting expansionary sentiment among retail occupiers.

Hotels
However, the slow return of mainland Chinese tourists continues to weigh on the recovery; a trend that is also impacting hotels, with the recent rise in room rates now showing signs of plateauing.

This report was originally published in https://www.cbre.com/insights/reports/2023-asia-pacific-real-estate-market-outlook-mid-year-review

Cushman & Wakefield’s 2022-2023 Asia REIT Market Insight report investigates the growing Real Estate Investment Trust market in Asia, examining the primary drivers and state of play in key markets including Japan, Singapore, Hong Kong SAR, mainland China and India.

Overall, the Asia REIT market has experienced declines in stock prices and overall market values in 2022, predominantly due to the influence of the U.S. interest rate hikes. Despite this, the Asia REIT market has still performed better than its U.S. and European counterparts.

Key highlights:

  • At the close of 2022 the combined value of the Asia REIT market was at US$263.8 billion, down 14.7% y-o-y. The mainland China REIT market value surged 80% on the back of new product offerings, but the remaining Asia markets all experienced declines in market value.
  • Industrial/logistics, healthcare, and data center assets have been favored by investors as new growth drivers in recent years.
  • A total of 17 new products were introduced into the China REIT market in the period from March 2022 to June 2023.
  • REITs have also proven popular with investors in India. Consequently, we estimate that more than 20% of Grade A office stock in India will be held by REITs by the end of 2024.

Office: Office leasing volume slightly improved on a q-o-q basis but most deals involved renewals, relocations, and consolidations. All markets tracked by CBRE (except Seoul) saw vacancy increase over the quarter. Rents were flat despite solid growth in Sydney, Perth, Seoul and selected micro-markets in major cities of India.

Retail: Retail leasing activity continued to recover as retailers stayed cautiously optimistic. Site inspections by retailers rose to their highest levels in June since surveys began, thanks to resilient upgrading demand and requirements from new market entrants. Occupancy in core retail districts gradually recovered over the period, pushing up rents by 0.2% q-o-q.

Logistics: Subdued regional export demand, slowing manufacturing activity and weak e-commerce growth strained logistics leasing demand. New supply remained elevated while rents increased by 1.1% q-o-q, marking a second consecutive quarter of weaker growth.

Investment: With interest rates yet to reach their peak and property yield expansion insufficient to reflect the rising cost of finance, investment volume contracted by 37% y-o-y to US$19.2 billion. Cross-border investment volume totalled just US$4.1 billion. Negative carry continued to make investors hesitant to invest in Asia Pacific commercial real estate.

This report was originally published in https://www.cbre.com/insights/figures/asia-pacific-figure

In this month’s ESG Buzz, we explore how DEI drives corporate performance and highlight necessary steps to achieve success in this area. 

Diversity, Equity, and Inclusion (DEI) initiatives are showing some progress in the Asia-Pacific region, but they still have a considerable way to go. At SS&C Intralinks, we recognise that DEI is no longer just a buzz term for corporate reporting. Instead, these initiatives are critical in driving long-term success across every industry.

The Power of Diversity in Corporate Performance

Diversity encompasses a wide range of dimensions beyond gender and ethnicity, such as age, sexual orientation, disability, and more. Embracing diversity across these dimensions brings fresh perspectives, enhances creativity, and fosters innovation.

It should also be noted that diversity drives marked improvements across every corporate reporting metric. The Gender Diversity & Dealmaking 2022 report by SS&C Intralinks revealed that:

  • Female CEOs complete more M&A deals
  • Diverse boards and female CEOs lead to better post-deal performance
  • Acquisitions by diverse boards exhibit greater risk aversion and better performance

Additionally, McKinsey research has found that companies with high levels of executive- level diversity were 62% more likely to outperform their competitors in profitability. Another study found that when women match men’s participation in the workforce, significantly more opportunities arise that could improve Asia-Pacific’s GDP by 12.5% – the equivalent of USD $4.5 trillion.

The Current State of DEI in APAC

Kantar analysis reveals that DEI initiatives are struggling in APAC, despite growing awareness of their importance among businesses and brands. The annual global study revealed DEI initiatives were struggling in APAC markets. Although Australia showed the second-largest growth in DEI progress, Japan has gone backwards, and India underperformed, showing we still have a long way to go.

Another study by Workday found that the lack of a strategic approach in DEI was most prevalent in APAC, with more than half (52%) of respondents indicating that their organisations did not have an approach – which is concerning when compared to Europe (39%) and North America (34%).

From a reporting perspective, we see that DEI disclosure is slowly becoming a mandatory requirement across many domains. For example, the Hong Kong Stock Exchange and Singapore Stock Exchange have recently updated board diversity disclosure requirements for listed companies.

In Singapore, the voluntary target for the 100 largest companies is for 25% of the board to be female by 2025 and 30% by 2030, while South Korea has also implemented mandatory diversity quotas in 2020, requiring at least one female on the board of public companies.

Leading the way in private markets, AirTree Ventures, Blackbird Ventures, along with other VCs in Australia, have recently pledged greater transparency in revealing investments in women-led businesses to address start-up funding gender imbalance and promote diversity for better outcomes.

Steps to Building DEI Success

Creating an inclusive environment where all employees feel valued and respected is key to unlocking the true potential of diversity. This can be achieved by encouraging open dialogue, establishing mentorship programs, and implementing unconscious bias training to foster inclusivity. Every company should, at the minimum, be pursuing the following:

Addressing Pay Equity: Strive for pay equity within your organisation by regularly conducting pay audits and eliminating any unjust wage gaps. Fair compensation enhances employee morale and bolsters the company’s reputation as a socially responsible entity.

Parental Leave Policies: Promote equal parental leave opportunities and support for working parents in company policies. Encourage shared caregiving responsibilities, while fostering a family-friendly and supportive work environment.

Promoting Equal Opportunities: Ensure equal access to growth opportunities and leadership roles for all employees, irrespective of their background. Implement clear career advancement frameworks and mentorship programs to support career progression.

Embedding DEI in Company Policies: Integrate DEI principles into your organisation’s governance structure and core values. Establish clear policies against discrimination, harassment, and bias, with stringent consequences for violations.

Measuring and Reporting Progress: Set measurable goals for DEI initiatives and track progress regularly. Transparently report on DEI metrics and outcomes to stakeholders, showcasing your commitment to accountability.

Embracing DEI practices leads to tangible benefits for businesses, employees, and society as a whole. By fostering a culture of inclusivity, we pave the way for innovation, increased productivity, and long-term success. So, take the leap, embrace change, and be at the forefront of the transformative power of inclusion. Let’s make a positive impact and shape a brighter, more inclusive future for all.

Sacha Madden

Sales Director
South APAC, Alternative Investments
SS&C Intralinks

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The real assets sector in the Asia Pacific is undergoing rapid transformation due to technological advancements, shifting demographics, and evolving investor preferences.

Governments in the region are introducing regulatory reforms to promote sustainable development and safeguard stakeholders’ interests. Despite challenges, the region’s fast-growing economies present ample opportunities for smart investors, especially with the focus on alternative asset types and sustainability initiatives.

Find out more about key regulatory developments for different markets in the APREA Real Assets Bulletin. The bulletin covers ongoing challenges and the actions that are being taken to mitigate them.

Rents in the region fell at a faster clip in Q2 2023, maintaining a year-long downward trend as Knight Frank’s Asia-Pacific Prime Office Rental Index dipped by a fourth consecutive quarter, down 1.6% quarter-on-quarter, in Q2 2023. This brings annual decline to 3.1%, which were largely due to continued soft conditions in the Chinese Mainland.

15 out of the 23 tracked cities reported stable-to-increasing rents, down from 16 in Q1 2023. Vacancies also rose marginally by a quarter of a percentage point quarter-on-quarter to 13.8%, sustaining a trend that has seen the metric rise to its highest in over 10 years since Q4 2022.

However, seen in the context of a delivery of over 4 million sf during the quarter, office demand in Asia-Pacific has held up better than those in US and Europe, with a stronger return-to-office trend. With tech occupiers continuing to rationalise employee headcount, financial and professional services firm as well as flexible space operators have made up the slack in leasing activity. Demand was also supported by a flight-to-quality trend that has pervaded across the region.

With the region entering a development phase, new supply in 2023-24 will clock in at cyclical highs, near doubling the levels in 2022, which will add close to 10% to existing stock. Consequently, market conditions across most of the region will continue to favour tenants for the rest of the year.

This report was originally published in https://apac.knightfrank.com/office-highlights

The Singapore property market remains resilient despite weakening property demand. Market rents have continued to rise amidst a tight supply pipeline. However, with weaker growth prospects and a flight to quality, the market is starting to bifurcate, with non-prime assets seeing stagnating growth.

Our latest paper explores the economic outlook for Singapore, the impact on the office, industrial, retail, private residential, and hotels sector, and latest investment trends.

Download the Report

China’s first REITs were launched in 2021, following earlier exploration of real estate securitization. As of March 2023, 27 REITs have been listed in China, covering various real estate infrastructure types. The sector is transitioning from volatility to a more stable market, and opportunities for private real estate investment funds in China are expanding.

Looking ahead, Chinese REITs are expected to diversify their assets, improve valuation techniques, enhance management structures, and optimize leverage restrictions. China aims to build a REITs ecosystem based on international standards, with collaboration between local and international stakeholders playing a crucial role in its development.