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Europe Gives Oracle The Long-Sought OK To Acquire Sun Micro
The saga of Oracle's effort to buy Sun Microsystems and join the ranks of the megatech vendors neared conclusion Thursday when European Commission regulators approved the deal after a nine-month review.
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Making SPACE

Cos are in expansion mode once again and are looking at relocating to cheaper commercial office locations. With adequate supply expected to come up in 2009 & 10, this segment is poised for growth. Neha Dewan finds out the locations to invest in

COMMERCIAL office space is showing slow but steady signs of recovery. In fact, many companies have been shifting to alternative, cheaper locations due to the cost advantage they offer. Moreover with adequate supply expected to come up in 2009 and 2010 in various cities, the commercial office market stands poised for growth. So which are the ideal locations to invest in commercial office spaces and which should be given a skip?

According to global real estate consultancy Cushman and Wakefield (C&W), Saket in Delhi, NH8 & Golf course road in Gurgaon, Bandra Kurla complex (BKC) in Mumbai, MG Road in Bangalore and Kondapur in Hyderabad are viable locations. But there are some considerations that need to be taken into account.

Manish Aggarwal, executive director, Investment Services, Cushman & Wakefield (C&W) India says investment in commercial space requires multiple considerations as the risks are greater and so are the returns. "Purchase should be done in consultation with experienced parties where due diligence such as legal, demand-supply and other studies can be undertaken to minimise losses. Broadly speaking, the best spaces to invest are either occupied or pre-leased space. Most cities have close to double digit vacancy levels and so the risks of buying unoccupied or non pre-leased space can be very high."

Developers feel commercial real estate transactions, considered a key indicator of economic activity, are showing first signs of stability after a drastic fall during the early part of this year. "Companies that could not afford rentals earlier in Central Business Districts (CBD) or Suburban Business Districts (SBD) of metros have now started looking for space. Deals for fresh expansions have also started which is a very positive sign," feels Rohit Malhotra, CEO, Realtech.

The trend right now is that companies in expansion mode are looking at relocating to cheaper commercial office locations, says Rajeev Rai, V-P, corporate, Assotech. "In the CBD areas of major cities, where there is no or negligible supply of fresh commercial spaces, rentals will continue to rise steadily. On the other hand, in the extended/peripheral business districts of these cities, rentals are expected to remain stable with significant upcoming supply. So investors looking for large format offices or reduction in costs, should opt for peripheral business districts."

Mr Rai adds that office/retail space can be now bought or rented for at least 15-20% lower value as compared to the peak values in 2007-08. "Various locations in the country have seen a rental and capital value correction. Since the price bottoming out process is already over, the market is only going to improve during remaining quarters of FY10."

Some, however, are of the view that commercial supply and demand balancing is expected to take more time with the first quarter of 2010 seeing improvements. "The demand for commercial real estate, particularly office space and retail space, will start improving in 6-8 months. It is expected that all industries will be on track in six months and this will benefit the commercial office market as well," says Ajay Midha, V-P, commercial, Raheja Developers. Mr Midha feels that Tier I cities and satellite towns such as Noida, Gurgaon, Pune, and Mohali will always be the best choice for investors and companies.

But there have been significant advantages for companies not just in price negotiations but in other aspects as well. Along with the benefit of lower rentals, companies now have more innovative construction models and schemes to choose from. Options such as Build-to-Suit, mixed-use developments and assured returns to tenants have all been doled out to woo buyers and tenants.
Build-to-suit, for instance, is being taken up by developers which allows for a greater level of flexibility. It is a model wherein properties are customised according to corporates' needs.

evelopers such as Vipul and BPTP are offering these new construction formats. Punit Beriwala, MD, Vipul, says Build-to-Suit is the mantra for commercial property sale these days. "Such projects are not only flexible for the occupant, as it pre-defines the size requirements and the overall design; it also offers a fixed return to the owner as per the final deal. The trend of mixed development is also growing in these times."

But do exercise some caution before opting for space only on the basis of cost effective rentals. Aspects such as the right developer, building specifications, design formats, connectivity and physical infrastructure, need to be considered. Moreover, even though significant supply is coming up in most cities, one needs to consider not just the upcoming supply but also the existing supply, current vacancy rates in the particular micro market, along with tenant profile and location advantage, sums up Mr Aggarwal of C&W.

Courtesy: 2rd Aug 2009

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