Cautious optimism to guide Canada and U.S. commercial real estate
markets in 2012; solid fundamentals abound in Canada, while U.S. looks for stability
TORONTO, Jan. 18, 2012 /CNW/ - Benefitting from strong fundamentals,
Canada's commercial real estate markets continued to enjoy stability
and growth in 2011 despite global economic uncertainty. Meanwhile, the
United States suffered from ongoing uncertainty, with limited good news
concentrated in a few select markets.
Each country has its risks and concerns, but better days should be ahead
for both as the world deals with its financial issues.
These are some of the key trends noted in Avison Young's 2012 Canada, U.S. Forecast, released today. The annual report covers the Office, Retail,
Industrial and Investment markets in 20 Canadian and U.S. metropolitan
regions: Calgary, Edmonton, Halifax, Lethbridge, Mississauga, Montreal, Ottawa,
Quebec City, Regina, Toronto, Vancouver, Winnipeg, Atlanta, Boston,
Chicago, Dallas, Houston, Las Vegas, Los Angeles and Washington DC.
"There is a dichotomy in the North American commercial real estate
market. Canada is experiencing a period of stability and modest growth,
while the United States continues to search for traction in the
recovery process," comments Mark E. Rose, Chair and CEO of Avison Young.
"Despite this disparity, things are looking up in both countries as
global financial uncertainty is gradually resolved and clarity begins
to emerge," he says. "As Europe and the U.S. take steps to deal with
their economic challenges and financial markets begin to rebound, there
will be opportunities for commercial real estate markets to make
According to Rose, 2011 saw solid demand in both countries' investment
markets, with a large pool of buyers driving the market in Canada, and
U.S. buyers focusing on safe assets and avoiding risk.
"Given the relatively small investable universe in Canada, we continue
to notice a growing trend of Canadian buyers heading south of the
border," notes Rose.
He continues: "A number of Canadian buyers, be they pension funds, life
insurance companies or REITs, are identifying opportunities to expand
their portfolios in and beyond Canada's borders, especially into the
U.S. While U.S. assets are currently available at more attractive
pricing, their value is expected to rebound in the coming years, making
them a good longer-term hold and convincing many that this is the time
for cross-border deployment of capital."
Across the 20 Canadian and U.S. markets that Avison Young tracks, office
vacancy has trended lower, falling from 14.7% in 2010 to 13.6% in the
closing months of 2011 - a 110-basis-points (bps) improvement.
"The double-digit office vacancy doesn't tell the whole story, however,"
says Bill Argeropoulos, Vice-President and Director of Research (Canada) for Avison Young.
"The performance of the two countries is quite distinct when you break
down the figures. While the overall office vacancy rate in Avison
Young's Canadian markets in 2011 settled at a respectable 7.6%, the
rate is nearly double in Avison Young's U.S. markets (15%). This is a
clear sign of the different pace of recovery seen in the two
"Canada's leasing markets have seen a swift recovery to the point where
new development, particularly office, is either underway or announced
in most markets. This is quite remarkable, given that we just came
through one of the worst recessions since the Great Depression - a
healthy sign of confidence from both the development and the business
community," continues Argeropoulos.
He adds: "A gap also exists between the two nations' industrial sectors.
Collectively, across Avison Young's industrial markets, vacancy
declined 50 bps between 2010 and 2011, ending 2011 at 8.3%. Once again,
Canada's market is in much better shape, displaying an overall vacancy
of 4.9% versus 9.7% for the U.S."
The report goes on to say that in Canada, confidence remains high coming
off good results in 2011, and as long as businesses and consumers
remain motivated by the underlying fundamentals and not the headlines,
the country's markets can anticipate ongoing improvement.
Meanwhile, progress is slower and unevenly distributed in the U.S., with
recovery struggling for a foothold as caution prevails.
"2011 was a year of sporadic recovery in the U.S. with strong capital
flows and historically-low interest rates. Market recovery was best
seen in a handful of larger coastal markets while widespread caution
persisted and many businesses deferred real estate decisions," notes Earl Webb, Avison Young's President, U.S. Operations.
He says the office market remains at a cyclical low point in most U.S.
cities, and 2012 will be characterized once again by weak absorption
and downward pressure on rental rates. "Even in the best-performing
office markets, such as Washington DC, budget pressure and new
cost-cutting initiatives could lead to a pullback in federal government
and contractor leasing."
He continues: "On the investment front, with an abundance of capital
available for investment, along with low-cost financing, there was a
continued decline in threshold cap rates and return hurdles for
investors in core properties in 2011. Even non-coastal markets like
Chicago experienced aggressively priced trades of core assets to large,
institutional investors. There clearly exists a gap between the
abundance of capital available for core investment and the modest
amount of property available for acquisition."
Webb says for 2012, overall U.S. real estate conditions are expected to
mirror 2011 and demonstrate only modest improvement going into the
election. "Post-election improvement may be seen in the event one of
the two political parties controls the legislative and executive
branches of government. Development should remain scarce in most
markets and in all property types except apartments. Real estate,
however, remains an attractive investment and, after a slow start, the
U.S. will experience increased sales volume in 2012."
Leasing activity was strong across Canada's office markets in 2011, with
vacancy rates decreasing and rental rates trending upward in most
markets nationwide. Canada's overall office vacancy rate has declined
steadily from 9.2% at the depths of the recession in 2009, to 8.3% in
2010, to 7.6% in the closing months of 2011 - solidifying the recovery.
Six of the 12 Canadian markets surveyed experienced a decrease in
vacancy rates of varying degrees in 2011. Surprising many market
observers, Calgary posted the most impressive improvement over 2010
with vacancy plummeting 340 bps to 7.2% as 2011 drew to a close. From
West to East, vacancy rates also fell in Vancouver (-80 bps to 7.6%),
Lethbridge (-50 bps to 9.4%), Mississauga/GTA West (-40 bps to 11.6%),
Toronto (-70 bps to 7.9%) and Montreal (-60 bps to 8.6%). From West to
East, those markets that witnessed a rise in office vacancy included
Edmonton (+90 bps to 10%), Winnipeg (+40 bps to 6.9%), Ottawa (+40 bps
to 5.6%) and Quebec City (+20 bps to 4.7%). Regina remained unchanged
at 1% - the tightest office market in the country once again.
Looking ahead, the national office vacancy rate is forecast to decline
an additional 60 bps to end 2012 in the 7% range. While vacancy rates
are expected to hold steady in Montreal (8.6%) and Ottawa (5.6%), rates
are expected to trend lower in Vancouver (-120 bps to 6.4%), Calgary
(-200 bps to 5.2%), Edmonton (-140 bps to 8.6%), Lethbridge (-20 bps to
9.2%), Mississauga/GTA West (-100 bps to 10.6%) and Toronto (-70 bps to
7.2%). Conversely, due to some much needed supply, Regina will see its
vacancy rate climb 320 bps to 4.1% by the end of 2012. Other markets
that are expected to see an uptick in vacancy include: Winnipeg (+10
bps to 7%), Quebec City (+60 bps to 5.3%) and Halifax (+130 to 10.3%).
The increasing number of new U.S. retail chains entering Canadian
markets was noted in almost all cities as Canada's relative stability,
high consumer confidence and healthy retail spending, coupled with
proximity to American distribution systems, boosted the country's
appeal for companies wary of further U.S. expansion. On the heels of
Victoria's Secret and Bath & Body Works opening stores in 2010, others
followed. In 2011, Canadian consumers welcomed the likes of J. Crew,
Express and Marshalls, to name a few. All this activity, of course, is
paving the way for U.S.-based giant Target Corporation's roll-out of
roughly 135 stores in early 2013 following its acquisition of Zellers
in early 2011. Eleven of Target's first 24 stores in Canada will be
located in the Greater Toronto Area.
Steady cross-border demand, along with low vacancy rates and increasing
rents, have investors adding retail assets to their portfolios. Through
the first three quarters of 2011, retail ($3.9 billion) edged out
office ($3.7 billion) as the most actively traded asset class amongst
investors. The retail sector was not without its casualties however, as Blockbuster
Canada was pushed into receivership in 2011.
Vacancy rates are declining in most of Canada's industrial markets as
space is steadily absorbed. Stability and modest growth are reported
across the country, with some markets anticipating the return of
speculative development in 2012.
In 2011, the national industrial vacancy rate ended just below 5%. This
compares with 5.5% in 2010 and 6.1% in 2009. In 2011, seven of the 11
industrial markets recorded vacancy rates below the national average of
4.9%. Regina boasted the nation's lowest vacancy rate at 2.1%,
unchanged from one year prior. Eight of the 10 remaining markets saw a
decline in vacancy led by a 280-bps drop in Lethbridge to 2.9%. While
not as dramatic, vacancy rates also trended lower in Ottawa (-140 bps
to 2.7%) and Montreal (-130 bps to 6.2%). Modest declines were noted in
Calgary (4.7%), Edmonton (4%), Mississauga/GTA West (6.1%), Toronto
(5%) and Winnipeg (2.4%), each falling by 40 bps. In contrast, Halifax
witnessed a 100-bps rise in its industrial vacancy rate to 6%, while
Vancouver came in at 4.6%, up 20 bps from one year earlier.
More of the same is expected in 2012, as Canada's industrial vacancy
rate is forecast to end the year slightly lower, at 4.7%. Vacancy rates
are expected to hold firm in Lethbridge (2.9%) and Montreal (6.2%);
increase in Ottawa (+60 bps to 3.3%) and Regina (+30 bps to 2.4%); and
decline in Halifax (-100 bps to 5%), Mississauga/GTA West (-60 bps
to 5.5%), Calgary (-50 bps to 4.2%), Vancouver (-40 bps to 4.2%),
Edmonton (-20 bps to 3.8%), Toronto (-20 bps to 4.8%) and Winnipeg (-10
bps to 2.3%).
Unlike 2009 and the early part of 2010, when product and buyers were
largely non-existent, the investment market is back and robust with the
relatively ready availability of debt (due to continued
historically-low interest rates) creating a large pool of buyers -
particularly the Real Estate Investment Trust (REIT) sector. This
situation has elevated prices to pre-credit-crisis levels in many
markets. A limited supply of highly contested product - as witnessed by
an increased number of bids - has resulted in further cap-rate
compression. And for select assets, cap rates are lower than the
previous peak in 2007.
The year was highlighted by a number of signature deals including what
was the single largest deal of 2011 - Hines REIT selling Atrium on Bay
(a 1.1-msf office/retail complex in downtown Toronto) to H&R REIT for
nearly $345 million. Even after flipping five of the original 29 assets
($832 million), Dundee REIT secured the largest office portfolio ever
acquired by a Canadian REIT for $690 million from Blackstone/Slate
Properties. In all, commercial real estate investment activity in
Canada surged to almost $15 billion through the first three quarters of
2011 - nearly $2 billion, or 16%, higher than the same period one year
prior. This figure could equal or surpass the $20-billion mark as there
were a number of transactions in the final stage of negotiation during
the closing months of 2011. For 2012, these trends are expected to
continue, tempered only by a scarcity of high-quality assets and the
spectre of international economic difficulties.
While office absorption increased slightly in many markets in 2011, the
absorption was modest. Nationally, the vacancy rate dipped to 12.5% in
2011 from 13% in 2010. Avison Young's U.S. office markets recorded an
overall average vacancy rate of 15% in 2011, a 110-bps improvement over
2010. Chicago witnessed the largest decrease in vacancy, receding to
15.1% in 2011 from 20.2% at year-end 2010.
In other markets, Atlanta (16.9%) saw its absorption trend positively
approaching year-end while Boston (18.7%) and Las Vegas (19.6%)
witnessed small upticks in their vacancy rates. Meanwhile, Dallas
(17.7%), Los Angeles (12.9%) and Washington, DC (11.7%) experienced
vacancy declines. Houston vacancy remained steady at 13.8% over the
year, but is beginning to shift to a landlord's market. Most of Avison
Young's U.S. markets are forecast to see tepid and fluctuating vacancy
rate improvement in 2012.
While the overall U.S. retail vacancy rate came in at 7% in 2011,
vacancy levels in Avison Young's U.S. markets ranged from 4% in
Washington, DC to 12% in Las Vegas. A few markets remained stable over
the year while others experienced falling rental rates and continued
Houston is witnessing a slow turnaround and reduced vacancy, leading to
major retailers planning future expansions. In Las Vegas, many big-box
centers that were eagerly built a few years ago in anticipation of
future residential developments remain vacant. Washington, DC saw an
overall decrease in its retail vacancy as new restaurants opened in
select neighborhoods and the service retail sector continued to expand.
Boston witnessed several national retailers fill vacancies left during
the recession. More stabilization for the retail sector is anticipated
in 2012, with development stalled in most cities until the economy
The U.S. industrial market witnessed positive tenant demand in 2011,
resulting in an overall vacancy rate of 9.6%. Vacancy in the Avison
Young industrial markets performed similarly to the U.S. as a whole and
declined to 9.7% in 2011 from 10.2% in 2010. As growth remains slow,
minimal new construction will occur in the major markets in 2012.
Improved vacancy rates and positive absorption are forecast for many
markets, including Dallas, which is expected to see its vacancy
decrease to 9.6% from 10.6%.
Houston and Los Angeles led Avison Young's U.S. industrial markets in
2011 with 5.6% and 4.2% vacant, respectively, and with rents rebounding
due to their strategic port locations. In Chicago's
1.15-billion-square-foot industrial market, recovery is underway in
select submarkets such as O'Hare.
The U.S. investment market witnessed strong demand and increased
velocity in 2011 and, as in 2010, cross-border investors made
significant investments in the U.S. As year-end approached, Canadian
buyers alone had closed on $5 billion in office, industrial and retail
assets, and overall transaction volume in the U.S. neared $200 billion.
Investment opportunities remain available for investors looking at
non-coastal markets in 2012.
Several of Avison Young's markets experienced positive investment trends
in 2011. In Atlanta, value-add opportunities attracted significant
buyer interest. Houston was one of the country's most active markets
and 2012 will be another year of strong investor interest. Chicago
proved to be a solid choice for investors and witnessed a spurt of
capital-markets activity in the first half of 2011 with several
industrial portfolios changing hands. Duke Realty, Industrial Income
Trust and Heitman Realty all made notable investments in the Chicago
market. Boston saw a return of sustained liquidity and a broad range of
asset sizes and classes trade in 2011. And in Washington DC, sales for
office, retail and industrial properties reached $8.4 billion as
investors' appetite for assets in the National Capital Region
Overall, predictions of a meaningful U.S. real estate recovery in 2011
were replaced with tempered forecasts by mid-year. Avison Young
anticipates 2012 will continue the trend of modest fluctuating recovery
as was experienced in 2011.
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 associates 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 Calgary:
Todd Throndson, Principal, (403) 232-4343 firstname.lastname@example.org
p. 11 Edmonton:
John Ross, Managing Director, (780) 429-7564 email@example.com
p. 12 Halifax:
Kenzie MacDonald, Principal, (902) 442-4055 firstname.lastname@example.org
p. 13 Lethbridge:
Doug Mereska, Principal, (403) 330-3338 email@example.com
p. 14 Mississauga:
Martin Dockrill, Principal, (905) 283-2333 firstname.lastname@example.org
p. 15 Montreal:
Laurent Benarrous, Principal, (514) 905-5441 email@example.com
p. 16 Ottawa:
Michael Church, Principal, (613) 567-6634 firstname.lastname@example.org
p. 17 Quebec City:
Laurent Benarrous, Principal, (514) 905-5441 email@example.com
p. 14 Regina:
Richard Jankowski, Principal, (306) 359-9799 firstname.lastname@example.org
p. 19 Toronto:
Mark Fieder, Principal, (416) 673-4051 email@example.com
p. 20 Vancouver:
Michael Keenan, Managing Director, (604).647-5081 firstname.lastname@example.org
p. 21 Winnipeg:
Wes Schollenberg, Principal, (204) 947-2886 email@example.com
p. 22 Atlanta:
Steve Dils, Principal, (404) 865-3666 firstname.lastname@example.org
p. 23 Boston:
John Fenton, Principal, (617) 776-2255 email@example.com
p. 24 Chicago:
Michael McKiernan, Principal, (847) 849-1903 firstname.lastname@example.org
p. 25 Dallas:
Brock Wilson, Principal, (214) 451-6903 email@example.com
p. 26 Houston:
Rand Stephens, Principal, (713) 504-3155 firstname.lastname@example.org
p. 27 Las Vegas, NV:
Joseph E. Kupiec, Principal, (702) 472-7979 email@example.com
p. 28 Los Angeles, CA:
Neil Resnick, Principal, (310) 871-1961 firstname.lastname@example.org
p. 29 Washington, DC:
Keith Lipton, Principal, (202) 266-8763 email@example.com
Founded in 1978, Avison Young is Canada's largest independently-owned
commercial real estate services company. Headquartered in Toronto,
Ontario, Avison Young is also the largest Canadian-owned,
principal-managed commercial real estate brokerage firm in North
America. Comprising more than 800 real estate professionals in 26
offices across Canada and the U.S., the full-service commercial real
estate 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
If you are unable to open any of these links, please contact Sherry Quan
for pdf versions to be emailed. Thank you.
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; firstname.lastname@example.org
- Mark Rose, Chair and CEO, Avison Young: (416) 673-4028
- Earl Webb, President, U.S. Operations, Avison Young: (312) 957-7610
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