Outlook
Savills forecast office take-up for the key Scottish markets to reach a combined 1.7m sq ft for 2017, 17% above the total take-up during 2016, driven largely by an improving Aberdeen market, with stable levels in Edinburgh and Glasgow.
There is currently 427,000 sq ft of speculative development under construction across Aberdeen and Edinburgh, with no new space in Glasgow.
We expect top rents to remain stable in the Glasgow and Aberdeen markets at £30 per sq ft and £32 per sq ft respectively. Edinburgh is forecast to see a 1.5% rise to £34 per sq ft by the end of the year, driven by the pre-letting of new product coming onto the market during construction.
On the investment side, enquiries remaining strong and a number of deals are under offer in the second quarter of 2017. There remains a mismatch on pricing between purchasers and vendors, with returns set to be income driven over the next 12 months.
One concern for the wider Scotland market that remains is the "spectre" of a second referendum on Scottish independence. The UK General Election may also see investment levels dip during May and June, but we expect this to be compensated for by more activity during the second half of the year. This being said, the currency markets have responded positively so far, with the sterling rising 4% to the dollar since the announcement.
Scottish offices remain attractive relative to other regional cities, and Edinburgh's prime yield continues to sit 25–50 bps above that of comparable English cities. We see yields holding firm through 2017, with sustained investor demand from domestic and overseas buyers.
Balanced spread of investment across Scottish cities
Stuart Orr, Director of Investment, Glasgow highlights his key themes
Activity levels in Scotland’s commercial investment market throughout 2016 were dominated by Edinburgh offices, accounting for approximately 70% of the total volume. At the end Q1 2017 however, investment activity presents a more balanced picture across Edinburgh, Glasgow and Aberdeen, with in excess of £330 million transacted.
At the time of writing, a further total of approximately £385 million is under offer, of which office assets account for approximately 42%. Of this, 70% of volumes are in Edinburgh, with 30% in Glasgow. We expect a number of larger, high profile office buildings in Glasgow to become available during the course of 2017, and therefore we anticipate this more balanced picture to continue to year end.
The industrial market was the most active market by number of deals in Q1 2017. A total of approximately £83.5 million was traded across seven deals, the most notable of which was Dubai based Rasmala’s acquisition of the Amazon unit at Dunfermline for £54 million, reflecting 5.20% net initial yield. Other notable transactions included Legal and General buying the Exel Tradeteam unit at Cambuslang for £9 million.
The overall Q1 performance reflects a drop of around 47% compared to Q1 2016, which is largely as a consequence of the uncertainty caused by the UK Government serving Article 50 to trigger Brexit negotiations and the Scottish Government serving a Section 30 letter in response requesting consent to another referendum on independence, both occurring during Q1.
Since the Brexit vote on 23rd June to the end of Q1 2017, sterling has fallen against the US dollar by 12.8%. This is clearly welcome news for foreign investors who continue to dominate activity levels in Scotland by as much as 70% in Q1. We envisage that the Scottish market will continue to be dominated by overseas investors in the year ahead, who are attracted by the widening yield divergence to the rest of the UK pricing set against robust occupier markets, whilst benefitting from the currency play.