Canada's overall market transitioning along recovery curve;
select U.S. markets improving while broad recovery remains elusive
TORONTO, Jan. 18 /CNW/ - Commercial real estate markets across Canada
experienced moderate-to-strong recovery in 2010, and some markets
performed better than expected. In the U.S., select markets improved
while broad recovery remained elusive.
Historically, Canadian markets tended to lag U.S. recovery by a year.
But in 2001 and again in 2010, Canada led the U.S. in terms of recovery
and the patterns of recovery followed the same trajectory.
These are some of the key trends noted in Avison Young's 2011 Forecast, released today. The annual report covers the Office, Retail,
Industrial and Investment markets in 17 regions: Vancouver, Calgary, Edmonton, Lethbridge, Regina, Winnipeg, Mississauga,
Toronto, Ottawa, Montreal, Quebec City, Halifax, Chicago, Washington
DC, Atlanta, Houston and Boston.
"The Canadian picture remains positive. But the bottom line is this:
without improved confidence and growth in employment, consumer
spending, industrial production and gross domestic product (GDP), the
North American commercial real estate market as a whole will have a
difficult time recovering," comments Mark E. Rose, Chair and CEO of Avison Young.
"Having said that, we expect to see the broader U.S. market start to
clear in the year ahead," he says. "We are seeing the return of strong
global interest in U.S. property investments as top-quality assets
everywhere are being priced to perfection. The forecasted expansion in
employment will allow us to look forward and gain the confidence to
spend and invest."
According to Rose, cap-rate compression, driven by low interest rates,
the lack of alternative investments, massive amounts of capital sitting
on the sidelines, and the under-allocation of pension funds in real
estate created a financial or equity market recovery in the capital
markets portion of value. "These attributes allowed the public real
estate investment trusts to recover some share price, investment
velocity to tick up and transaction pipelines to build, resulting in
recoveries of 30% to 40% in the past year. But asset performance was
uneven across North America."
By the fourth quarter of 2011, fundamentals in the global and local real
estate markets "should start to turn upward and confirm the positive
foothold established by the always forward-looking and more optimistic
capital markets," he says.
Major Canadian investors such as the Canada Pension Plan Investment Board, Brookfield Properties, Manulife Financial and major REITs (including RioCan and Artis) ventured into the U.S. with billions of dollars in 2010.
Even though Canadian government fiscal stimulus via infrastructure
spending has supported the recovery to date, credit must also be given
to renewed confidence on the part of the consumer, as well as corporate
Canada. Increased confidence in the Canadian economy benefited every
market sector, strengthening tenant demand for office, retail and
industrial space, as well as reviving a waning investment market.
"Building on the steady progress achieved in 2010, the outlook for
Canada in 2011 is positive, with confidence and stability continuing to
replace the uncertainty and fluctuations witnessed in most markets
since late 2008," notes Bill Argeropoulos, Vice-President and Director of Research (Canada) for Avison Young.
U.S. commercial real estate conditions improved in 2010 compared with
2009; however, persistent unemployment could continue to hinder the
sector's recovery in 2011. As a result, commercial real estate recovery
is expected to be inconsistent from market to market and property
segment to property segment in 2011.
"At least for the first half of 2011 - and until we see sustained and
widespread job growth across the U.S. - most commercial real estate
sectors in the U.S. will persist in their current conditions in 2011,"
comments Earl Webb, Avison Young's President, U.S. Operations. "We expect sales dollar
volume to continue to increase as debt becomes more available and
occupancy levels stabilize in most markets, and actually begin to
recover slightly. However, improvement will come unevenly, just as it
did in 2010."
According to the report, Canada's office vacancy rate managed to remain
below the 10% mark in 2010, falling 60 basis points (bps) to 8.6% in
2010 from 9.2% in 2009 as stability and recovery took hold. Eight of
the 12 Canadian markets surveyed experienced a decrease in overall
vacancy - a reversal from 2009 when vacancy rates increased across the
board. In 2011, office vacancy rates will continue to oscillate across
the country with the overall vacancy rate expected to end the year
slightly above the 9% range. Remnants of the recession will continue to
linger and will be contested in many markets. Seven of the 12 markets
will witness, to varying degrees, a rise in vacancy in 2011 - largely
in Western Canada. Increases will range from 60 bps (Vancouver) to 150
bps (Edmonton). On the other hand, vacancy will trend lower in such
markets as Winnipeg (-20 bps to 4.9%), Mississauga (-30 bps to 12.7%),
Halifax (-40 bps to 6.6%) and Montreal (-100 bps to 8%) while holding
steady in Quebec City (4.6%). The country's largest office market,
Toronto, will peak at 10.8% by year-end 2011.
Recovering consumer confidence was the key factor in determining the
dynamic in the retail leasing market in 2010. Despite some retailers
scaling back or closing their doors, others seized the opportunity to
expand and/or introduce new formats. Even the introduction of the
Harmonized Sales Tax (HST) in British Columbia and Ontario (though
contested) did not deter consumers from opening their wallets. Retail
was also the most sought-after property type among investors over the
past year. In all, $3.8 billion worth of retail properties changed
hands between January and September 2010, capturing 31% of the overall
investment volume. The relatively stable economy and more positive
outlook, coupled with improving consumer confidence, also attracted
big-name foreign brands, such as Victoria's Secret, in 2010, with
others poised to enter the market in 2011.
The industrial market began the recovery process in 2010 as Canada's
industrial vacancy rate dipped to 5.6% from 6.1% in 2009. Vacancy
rates, on the rise since the start of the downturn in 2008, stabilized
and started to retreat in most markets in 2009 and 2010. The uptick in
leasing velocity witnessed in the latter part of 2010 is expected to
carry over into 2011 as most markets begin to adjust to the
post-recession era. As a result, Canada's industrial vacancy rate is
expected to hold firm, finishing 2011 at 5.5%. Apart from Montreal,
which is projected to hold steady at 8.3%, eight of the remaining 10
industrial markets surveyed will see their vacancy rate fall by
year-end 2011. In the West, Lethbridge will experience the most notable
decline in 2011, dropping 170 bps to 4%. In the East, Ottawa will
experience a 60-bps dip to 3.5%, followed by Halifax (-50 bps to 5%)
and Mississauga (-20 bps to 6.4%). The country's largest industrial
market, Toronto, will climb 10 bps to 5.7%, while Regina will continue
to boast the lowest industrial vacancy rate in the country at 1.9%.
Purse strings that were tightly held the previous two years were finally
loosened and the much-anticipated capital intended for the acquisition
of investment-grade assets started to flow. In 2009, caution dictated
all investment decisions, product and lenders were scarce, and buyers
were not willing to match sellers' pricing. However, 2010 saw a marked
improvement. By the third quarter, more than $12 billion in commercial
real estate assets had changed hands, exceeding the total for all of
2009. The growth represented a 57% improvement over the previous
nine-month period. Yield compression is underway once again, and some
deals are reminiscent of 2007 levels - the previous peak. The
aggressive pace seen in markets across Canada in 2010 is expected to
continue in 2011 with even more capital looking for a home.
Office absorption in most markets remains weak. The national vacancy
rate stayed close to 13% in 2010 as the rental market remained soft.
Approaching year-end 2010, the five major Avison Young U.S. office
markets recorded an overall average vacancy rate of 15.1%, virtually
the same as at year-end 2009. One notable exception was Washington, DC
(11.9%) where leasing activity - bolstered by federal government demand
- was up over 2009 levels and vacancy rates declined. In 2010, Chicago
(20.2%), Atlanta (20%), Houston (14.8%) and Boston (12.7%) saw their
vacancy rates tick upward. While individual markets are optimistic
about 2011 office leasing velocity, little improvement is anticipated
for the overall vacancy rates.
Despite the closing of some major retailers during the recession, retail
leasing began to recover in 2010 - albeit at a slow pace - and the
recovery varied greatly from market to market. In some markets,
vacancies created by recently-failed retailers have begun to be
backfilled by existing local businesses and new retail entries. In
Atlanta, rental rates continue to face downward pressure from the sale
of mostly vacant lender-owned properties. Houston's retail market
boasts a 7.6% vacancy rate, but asking rental rates remain below 2008
levels. In Boston (with a downtown retail vacancy rate of 11.6%), store
closures added to the soft retail market. As national and local
economies improve, the retail market will continue to stabilize in
2011, demonstrating decreased vacancy and firming rental rates.
The industrial market remained sluggish throughout 2010, losing
occupancy and maintaining a vacancy rate above 10% all year. It is
unlikely that U.S. companies will commit to adding capacity and
inventory beyond seasonal requirements in 2011. Few U.S. markets are
predicting significant improvement; however, notable deal flow has
returned to several markets such as Chicago, which is forecast to see
its vacancy drop to 11% in 2011. Among the Avison Young industrial
markets, Houston was the healthiest at year-end 2010 with 6.2% vacant -
and further growth is anticipated. Rental rates are expected to
increase and overall Houston vacancy is forecast to drop to 5% by the
end of 2011 - less than half the vacancy rate of any other Avison Young
industrial market in the U.S.
The capital markets area is one of the bright spots for the U.S. Foreign
investment in core U.S. assets, led by Canadian purchases, was
significant in 2010. Canadian companies demonstrated their interest in
central business district office assets with major trades in Houston,
San Francisco and New York. Overall, investment sales stabilized by
mid-year and continued to firm up in the second half of 2010. Owners
also became more realistic about pricing, reducing the large bid-ask
spread of recent years, and focused on raising additional capital
through dispositions. More assets are expected to be brought to market
in 2011 resulting in further increases in total sales volume.
Rose adds: "Although there is inherent risk in any recovery, what we
have and will continue to see is the orderly flow of capital to real
estate. Interest rates are low, values are compelling, distressed
selling is almost non-existent and trophy assets are being aggressively
fought over as they become available."
"We anticipate that multinational corporations and other major occupiers
of space will strengthen their core businesses and begin to execute on
long-term growth plans in 2011," concludes Rose." As corporate
decision-making gathers steam, activity will follow, and if we are
correct that the environment will strike an overall positive bias, then
vacancies will start to drop and rental rates will begin to rise. This
is when a real recovery will occur. It finally feels like overall
improvement could be around the corner."
Please turn to the following pages of the report for Forecast highlights in the local markets. For further info/comment, please
contact the Avison Young members listed below. Thank you.
p.7 Property Management, Mortgage Services:
Peter Leroux, EVP, Real Estate Management Services: (416) 673-4027 firstname.lastname@example.org Norman Arychuk, Mortgage Agent, Investment Group: (416) 673-4006 email@example.com
pp. 8-9 Canada & U.S.:
Bill Argeropoulos, VP & Director of Research (Canada): (416) 673-4029 firstname.lastname@example.org
Margaret Donkerbrook, VP, U.S. Research: (202) 266-8761 email@example.com
p. 10 Vancouver:
Bob Levine, Principal, (604) 647-5066 firstname.lastname@example.org
p. 11 Calgary:
Todd Throndson, Principal, (403) 232-4343 email@example.com
p. 12 Edmonton:
John Ross, Principal, (780) 429-7564 firstname.lastname@example.org
p. 13 Lethbridge:
Doug Mereska, Principal, (403) 330-3338 email@example.com
p. 14 Regina:
Richard Jankowski, Principal, (306) 359-9799 firstname.lastname@example.org
p. 15 Winnipeg:
Wes Schollenberg, Principal, (204) 947-2886 email@example.com
p. 16 Mississauga:
Martin Dockrill, Principal, (905) 283-2333 firstname.lastname@example.org
p. 17 Toronto:
Mark Fieder, Principal, (416) 673-4051 email@example.com
p. 18 Ottawa:
Michael Church, Principal, (613) 567-6634 firstname.lastname@example.org
p. 19 Montreal:
Laurent Benarrous, Managing Director, (514) 905-5441 email@example.com
p. 20 Quebec City:
Laurent Benarrous, Managing Director, (514) 905-5441 firstname.lastname@example.org
p. 21 Halifax:
Kenzie MacDonald, Principal, (902) 442-4055 email@example.com
p. 22 Chicago:
Michael McKiernan, Principal, (847) 849-1903 firstname.lastname@example.org
p. 23 Washington, DC:
Keith Lipton, Principal, (202) 266-8763 email@example.com
p. 24 Atlanta:
Steve Dils, Principal, (770) 630-5939 firstname.lastname@example.org
p. 25 Houston:
Rand Stephens, Principal, (713) 504-3155 email@example.com
p. 26 Boston:
John Fenton, Principal, (978) 729-9010 firstname.lastname@example.org
If you are unable to open any of these links, please contact Sherry Quan
for pdf versions to be emailed. Thank you.
Founded in 1978, Avison Young is Canada's largest independently-owned
commercial real estate services company and the only national,
Canadian-owned, principal-managed real estate brokerage firm in the
country. Headquartered in Toronto, Ontario and ranked among Canada's
leading national commercial real estate organizations, Avison Young is
a full-service commercial real estate company comprising more than 700
real estate professionals in 23 offices across Canada and in the U.S.
The company provides value-added, client-centric investment sales,
leasing, advisory, management, financing and mortgage placement
services to owners and occupiers of office, retail, industrial and
SOURCE Avison Young (Canada) Inc.
For further information:
For further info/comment/photos:
- Sherry Quan, National Director of Communications & Media Relations, Avison Young:
(604) 647-5098; cell: (604) 726-0959;email@example.com
- Mark Rose,Chair and CEO, Avison Young: (416) 673-4028
- Earl Webb, President, U.S. Operations, Avison Young: (847) 881-2237
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