Developments
From 2017 there are currently only two years of above average completions expected to arrive within the City, with the greatest amount anticipated for 2018 at a total of 5.8m sq ft of which 3.1m sq ft is already prelet. In fact, 31% of the 10.6m sq ft expected to arrive between 2018–20 is already pre-let, a trend which we expect to continue as larger occupiers are forced to look into the future to guarantee their property requirements are successfully satisfied.
Rents
At the end of H1, the average prime rent in the City is £74.50/sq ft, which is down on 2016 by 4%, but up on the 10-year average by 22%. Similarly, the average Grade A rent slightly dipped in H1 at £59.75/sq ft, falling by 3% on 2016, however it is still up on the 10-year average by 22%.
Furthermore, we have also seen the gap between the average Grade A rent in the City Fringe and the City Core narrow. In 2012, the difference between the two sub-markets was £9.98/sq ft, and this has narrowed to just £0.35/sq ft at the end of H1 2017. Current City Core average Grade A rent is £60.24/sq ft while the City Fringe is £59.89/ sq ft. This has been a result of new Grade A developments in the fringe locations, coupled with more 'footloose' occupiers being present in the market who now see these fringe locations as suitable and attractive destinations.
We have also witnessed an increase in the level of incentives being offered in the City. The average rent-free period on a straight 10-year lease in 2017 is 22 months, compared with 17 months in 2016. Historically, we have found once incentives reach approximately 24 months rent free, headline rents will begin to fall.
City investment
The City has seen above average levels of investment so far this year, with turnover reaching £4.98bn in the first half, which is up on this point last year by 17% and 30% up on the 10-year average for H1.
There has been a trend for larger ‘trophy’ assets as even though turnover is up on this point last year, there has only been 64 transactions in H1 compared with 85 over the same period last year. This is further evident by the ten largest deals so far this year totalling £3.4bn, compared with the ten largest across the whole of 2016 totalling £3.1bn. With more trophy assets expected to be traded in the second half of the year, it is almost certain this gap will widen and therefore likely total turnover will surpass that of 2016.