Effective Rent Indexes

Since 1995, Savills Studley has been providing the real estate industry’s only comprehensive, in-depth study of effective rental rate trends and the real cost of occupancy for tenants in the nation’s major Central Business Districts (CBDs) and surrounding suburban markets. The report tracks actual lease terms that reflect negotiated rents and concessions, as well as the costs of maintaining a building that are partially passed through to tenants – operating expenses, real estate taxes and electricity costs.

Every year, our research team examines larger long-term direct deals signed in higher-caliber Class A properties. All statistics in this year’s index are based on larger long-term leases completed during 2017 in existing or newly constructed Class A buildings.

Terminology:

Total (gross negotiated) rent is separated into its key components: net (or base) rent and building expenses (operating expenses, real estate taxes and electricity costs).

• The Tenant Effective Rent Index (the cost of occupancy to the tenant) is derived from total rent less the amortized value of concessions provided by the landlord.

• The Landlord Effective Rent Index (the landlord’s bottom line) is calculated from total rent less costs incurred by the landlord, which include expenses, concessions and commissions.

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Research search results: 42 found

 
Manhattan (Midtown) 2018 ERI Report

Manhattan (Midtown) 2018 ERI Report

April 25, 2018

Average negotiated rent fell below $100 for the first time since 2014 as landlords stretched to boost leasing activity. Owners pushed concessions even higher into record territory, spurring an 11.2% decrease in tenant effective rent during 2017. Tenants responded. Leasing volume surged in the second half of the year, totaling nearly 19.0 msf. Despite the increased activity, most firms will still have multiple space options to choose from in the next few quarters, compelling landlords to keep concessions at their current record levels.

 
 
 
Northern New Jersey 2018 ERI Report

Northern New Jersey 2018 ERI Report

April 25, 2018

Following two consecutive years of steady leasing and sustained rent increases, trends turned to the favor of tenants in the second half of 2017. Leasing activity stumbled and a spike in sublet space availability significantly increased options in the Hudson Waterfront. Leasing activity in Newark gained some ground in 2017, but most buildings still have ample availability. Landlords will have to remain aggressive with concessions in 2018 as they face a spike in availability.

 
 
 
Orange County 2018 ERI Report

Orange County 2018 ERI Report

April 25, 2018

Orange County posted a third straight year of above-average leasing volume, even as rent pushed further into record territory. A diverse array of firms were once again willing to pay top dollar at Irvine Spectrum Center and Fashion Island. Emboldened by sustained demand, a few owners are proceeding with speculative office development. It will take several quarters for much of the new product to deliver. In the meantime, companies seeking quality space will face increased rent.

 
 
 
Philadelphia 2018 ERI Report

Philadelphia 2018 ERI Report

April 25, 2018

Sustained leasing in education and health care, coupled with modest expansion among law firms, banks and professional/business services sectors kept activity in Center City’s Class A sector on a steady track. Effective rent fell slightly, due to fewer leases in trophy buildings in 2017 and near-record concession packages. Demand for quality product is seemingly quite strong. In turn, tenants will encounter slightly higher rent in Center City’s top-tier properties during 2018.

 
 
 
Phoenix 2018 ERI Report

Phoenix 2018 ERI Report

April 25, 2018

Despite clear signs that hiring activity in the region was cooling, activity in top-tier Class A buildings was relatively sustained during 2017. Landlords were bullish as negligible new construction and steady leasing kept availability in Class A properties within Chandler, Tempe, Scottsdale and Downtown tight. Tenants are likely to face more modest rent increases during 2018 as hiring and leasing appear to have decelerated.

 
 
 
San Diego 2018 ERI Report

San Diego 2018 ERI Report

April 25, 2018

Leasing volume in Downtown San Diego was sustained, totaling 1.0 msf during 2017. The relocation of a few tenants from suburban locations and increased interest from the tech sector boosted activity. In the wake of a couple of years of sustained activity, the pool of quality Class A space Downtown has been depleted. Tenants will face increased rent during 2018 as landlords take advantage of a limited set of quality blocks and negligible construction.

 
 
 
San Jose 2018 ERI Report

San Jose 2018 ERI Report

April 25, 2018

Negligible space options and spiking rent in Mountain View, Sunnyvale and Menlo Park prompted more tenants to consider Downtown San Jose. Plans for major developments surrounding Didiron Station have given companies an even bigger push. In turn, landlords achieved the sharpest increase in effective rent during this cycle. Tenants will encounter additional decreases in concession packages in 2018 as occupancy levels remain at their highest level in years.

 
 
 
Seattle 2018 ERI Report

Seattle 2018 ERI Report

April 25, 2018

Tech firms engaged in a bidding war for talent and quality space during 2017. Landlords were able to pull back on free rent and improvement allowances. Leasing volume in Seattle reached its highest intensity since 1999 and 2000, as top tech firms started warehousing space, and a few committed to entire properties. With limited quality space options, some owners may trim concessions in 2018. Free rent periods could fall slightly and tenants can also anticipate less flexibility on lease options.

 
 
 
Sunnyvale/Santa Clara 2018 ERI Report

Sunnyvale/Santa Clara 2018 ERI Report

April 25, 2018

Tenants continue to face extremely challenging conditions in Sunnyvale and Cupertino. Much of the rental rate growth occurred in 2016, but frenetic demand from both top tech firms and rapidly expanding startups has kept competition for space very heated. Landlords pulled back slightly on free rent and extended generous tenant improvements only for larger, creditworthy firms. Companies will face added rent hikes in 2018.

 
 
 
Tampa Bay 2018 ERI Report

Tampa Bay 2018 ERI Report

April 25, 2018

Leasing volume remained steady in 2017. Combined Class A deal volume in the Tampa CBD and Westshore exceeded 1.0 msf for the second consecutive year. Landlords have been able to push rent steadily higher. Construction of Class A buildings is poised to hit record levels in 2020. For the time being, though, new development is still very limited. Tenants seeking larger high-quality blocks will have few options in the short term, enabling landlords to push rents higher.

 
 
 

Key contacts

Keith DeCoster

Director of U.S. Real Estate Analytics

+1 212 326 1023

+1 212 326 1023