2017 has started strongly, with Burberry taking 46,000 sq ft of space in the second quarter of this year. They have moved 300 of their London staff to 6 Queen Street. We expect this trend of 'north-shoring' to pick up speed as occupiers recognise the attractions of the city.
The recent growth from the TMT sector is a welcome addition to Leeds' already strong Professional and Financial Services sectors. Indeed, many of the TMT companies based in the city, including Sky, are in expansion mode and very much thriving in the ‘gigabit city’. Leeds' fibre network can tap into network speeds 100 times faster than the national average making it an attractive proposition for the growing tech scene.
Digital jobs in the region are predicted to grow at 10 times the rate of non-digital and the tech sector is expected to grow by 5.6% over next five years (compared to 2.8% over last five). This growth is driving Leeds city centre to expand south of the River Aire where Leeds is now home to over 8,500 digital and technology companies.
Google and Sky's increased presence within the city is an endorsement of the city's ability to nurture a growing tech hub. Google have selected Leeds as the first destination for its 'Digital Garage', situated at Leeds Dock. Google’s initiative will help over 200,000 UK start-ups to develop digital skills. Over the last 18 months, Sky has also increased its staff within the city, from 40 to 650 and they are now expanding into another 25,000 sq ft in the city.
Incubator space at 'Platform' will also have an impact on nurturing tech and creative start-ups. Bruntwood has received grant funding to develop a creative/tech hub area within the building. This is initially on a part floor of 5,000 sq ft, but if successful, we expect this concept to grow around the city.
There has been a lot of talk about the city shifting Southwards to accommodate the growing tech sector, however, there has also been a shift from the traditional core westwards, over the last five years. Key developments include: Whitehall Riverside, Wellington Place and Central Square, all contributing to the shift in the city centre towards the West End.
These contemporary developments have attracted more corporate occupiers including PwC, RSM Tenon, Equifax and Squire Patton Boggs. We expect this area to continue developing over the next five years, with schemes creating a truly mixed use environment.
Grade A supply continues to decrease
With increased demand anticipated this will have a marked impact on the supply figures. 3 Wellington Place (109,000 sq ft) is the only new development completing within the next 12 months. With only 130,000 sq ft of Grade A supply on the market by the half year, and with average Grade A take-up equating to 256,000 sq ft per annum, Leeds currently only has 6 months worth of Grade A space available.
Key refurbishments available this year, include ‘Platform’ (120,000 sq ft) and 7 Park Row (40,000 sq ft), which will help the dwindling Grade A market as we wait for 250,000 sq ft of developments to come into the figures by 2019, which is likely to include: the Majestic and 4 Wellington Place.
With the HMRC/NHS Digital requirement set to represent the big ticket deal, plus an estimated two million sq ft of lease events anticipated by 2020, there is a growing need for city centre development.
The Burberry deal signifies the largest office letting in the city this year and at £30 per sq ft, sets a new rental tone for Leeds. This is an impressive 9% growth on top rents this year. To date, this has has only been achieved on the top two floors of 6 Queen Street, however, we expect this new rental high to be achieved on new developments, including 3 & 4 Wellington Place and Majestic as they come to market.
Rental pressure also continues to develop on good quality refurbished space across the city. Leeds has seen top refurbished rents rise 23% over the last five years, from £22 per sq ft in 2012 to £27 per sq ft in 2017. This closed the gap on the rental differential with new builds from £4 per sq ft to only 50p per sq ft. However, we are now starting to see this gap widen again as top rents have jumped from £27.50 to £30 per sq ft.