In the evening of 30th May, during a ceremony at the Danilovsky Event Hall in Moscow, the architectural studio mode:lina received an award in the Best Office Awards 2019 competition in the Best Foreign Interior category for the Brain Embassy design at Postępu St. in Warsaw. It's yet another, after International Media Design Award, price that was given to Brain Embassy by an international jury.
Upfield Polska, a global leader in plant nutrition, and Omron Electronics, a supplier of industrial automation technologies, medical equipment and electronic components moved to the Business Garden Warsaw. The new tenants rented a total of 1,300 m2 office space. After the closing of both transactions, the level of commercialization of the complex at Żwirki i Wigury exceeded 82%.
Anna Szmilewska, Senior Leasing Manager at Vastint Poland says, “Business Garden Warsaw is a unique project on the Warsaw commercial real estate map. It is characterized by an exceptional approach to the quality of the buildings and natural environment. The positive qualities of the space we offer are appreciated by clients, which is evidenced by the fact that the buildings are being leased at a very fast pace. Just a few last offices are remaining to be let.”
Kacper Remiśko and Agnieszka Głuchowska, Office Agency, Cushman & Wakefield says, "In addition to representing Upfield Polska in their office lease transaction, Cushman & Wakefield also advised the tenant on their new head office design and fit-out works. We delivered to the Client an integrated solution through a seamless leasing process within a limited timeframe.”
Business Garden Warsaw consists of seven office buildings with a total leasable area of 90,000 m2. The complex comprises the Sound Garden hotel with a conference centre, restaurant and fitness club. The buildings were created in compliance with sustainability standards. During the construction process significant quantities of materials from local suppliers were used and the buildings were equipped with water and energy-saving systems. Business Garden Warsaw is characterized by a large garden which is located between the buildings and constitutes a friendly leisure and recreation space for tenants. Green areas with biologically active area occupy as much as 60% of the complex area. The buildings achieved the LEED Platinum rating.
Source: Cushman and Wakefield
Landlords of Warsaw’s office buildings don’t want to stand idly as hundreds of thousands of square metres of new office space are coming onto the market in the upcoming months. They will go an extra mile to retain tenants and propose opportunities to renegotiate and extend leases ahead of time, says Kamil Komoński, Senior Advisor at Cresa Poland.
No one disputes that in the world of real estate, the tenant is king. This means that landlords and agents must be tenants-centric in their focus to survive but what happen when the market is so strong that it becomes a landlords market ?
Landlords of Warsaw’s office buildings don’t want to stand idly as hundreds of thousands of square metres of new office space are coming onto the market in the upcoming months. They will go an extra mile to retain tenants and propose opportunities to renegotiate and extend leases ahead of time, says Kamil Komoński, Senior Advisor at Cresa Poland.
The phenomenal growth of the ‘flex’ sector is set to continue apace in years to come, with flexible workspace in EMEA grow by over 50% by 2022 and the number of office workers occupying this space growing to 750,000 across the region. That’s according to global real estate advisor, Colliers International, which released its “Flexible Workspace Outlook Report 2019”.
Property valuations are often perceived as a standardized “commodity” on the real estate advisory services market. Is it true in your opinion?
Arkadiusz Bielecki, Co-Head of Valuation at Cresa Poland: To some extent yes. For example, bank or accounting valuations are often called “the last missing link” in the process of securing financing or closing accounting books – such valuations fulfil formal requirements then. They are a rough confirmation of what is stated in a loan application or of the property value in the previous accounting period.
In other cases, valuation reports may be fundamental to entire processes, for example in negotiations, arbitration and litigation, calculation of land usufruct fees or compensation for expropriated properties, valuation for tax purposes, and so forth. In other words, in all cases where real money is at stake and where clients can increase their income or decrease costs (liabilities) just because the valuer has done a great job. And real money is tangible - not in the valuation report but in the client’s bank account. That’s where we often step in with “transactional valuations”.
What do you mean by “tangible money”?
For example, if an asset is worth EUR 10m, a difference of 2-3% (or EUR 200,000-300,000 in nominal terms) would be minor and negligible from the perspective of a balance sheet valuation. But if you are to save (lower costs) or get the same amount in real cash into your bank account (higher income), i.e. pay a lower annual RPU fee or achieve a better price than offered when you sell your property for a public road extension, this makes a real and tangible difference. This is real money and a real value for the client arising from a good and defendable valuation report.
What are “transactional valuations” about?
To put it briefly, a valuation report of this kind should defend itself against the other party’s strong arguments. Therefore, consistency, logic, detailed calculations and market references throughout the document wherever possible are the key. For instance, you can’t incorporate such statements as “based on the valuer’s experience”, because the other party’s lawyer would have an easy job challenging your valuation.
When it comes to difficult “transactional valuations”, clients really listen to the valuer and are interested not only in the final value but also in methodology applied. Regarding bank or accounting valuations, corporate clients typically know the approximate value of an asset even before the valuer starts his job as they usually have valuation reports dated a few months or a year back, and your valuation would be on top of several others on the client’s desk. As regards “transactional valuations” for the above “special purposes”, the valuer needs to respect relevant legal regulations, and therefore the property value and the valuation approach you apply are not so obvious for clients at all. In such cases, clients usually read valuation reports very carefully.
And last but not least, before engaging in such valuation projects, conflicts of interests should be thoroughly investigated for the valuer’s previous and potential future relationships with clients; confidentiality is also a key issue here. “Transactional valuations” are usually strictly confidential, especially if intended for litigation or arbitration. And therefore, for the sake of confidentiality, it is better if only a few people in the valuer’s company know that a valuation is carried out (the valuer, the head of valuation and the CEO). Valuers working with such mandates should form “a team within the team” that works separately from other valuers.
From what you have said I assume that it is a lengthy process to prepare such a valuation?
Yes it is. First, you need to prepare the valuation report and then to defend it and support the client during the following stages when the valuation report is presented in court, to national/local authorities or to parties in the course of negotiations. Then the valuer can truly prove how much he/she is worth professionally. I can assure you that even the most demanding bank “grills” the valuer just 10% of what the other party’s lawyers or governmental authorities do when the valuation report supporting your client’s view opposes their view.
The most important thing is to make sure that the addressees of your strong and well-founded valuation report, i.e. the parties whose interest is contrary to that of your client accept and cannot fundamentally challenge your report. Estimation of the value is just the first step. The next step, which is more important, is to convince the other party that your report is credible and reliable.
Do you mean to say that the valuer acts as a client’s advocate?
Not exactly. The lawyer is always to defend a client’s view within the boundaries of the law. The valuer’s job is to prepare a professional and market justified opinion on the value. Such an opinion would often support the client’s view and interest, but in some cases not. The valuation report we prepare as professionals will not always align with the client’s opinion and expectations. In the latter case the valuation job is usually finished at the very beginning of the process, i.e. when we already have preliminary values and such values are inconsistent with the client’s views or expectations.
Is there demand for such “non-standard valuation reports”?
There is and in my opinion it will grow as the market matures. A leading developer has recently told me that the times when site acquisition and projects were easy are over, because the market has matured and is more demanding now. I can’t see any reason why valuations should not be more complicated and demanding in such market circumstances. Or to be more precise, new technologies will soon proceed with easy and repeatable valuations. The valuer will be necessary for difficult valuations where machines or Automated Valuation Models are not clever enough.
I would conclude that if you are a property owner holding a portfolio of about ten assets, either you will need a “transactional valuation” within next 12 months or you needed one in the preceding 12 months – I am 90% sure.
Regarding technology, what has changed in your profession over last 10-15 years?
In general, access to information is much easier now. You can browse mortgage registers online, check official site plans, zoning plans and in some regions of Poland get access to comparable market transactions. Valuation methods and techniques have remained largely unchanged.
Have you been recently involved in such “transactional valuations”?
Yes, in addition to standard commercial property valuations, at Cresa we have recently prepared a few reports to decrease RPU fees. We also helped a client who was offered a very low compensation for the compulsory buyout of a site for Warsaw’s Southern Ring Road. We advised on the estimation of a fee to be paid for the establishment of road easement as well as the valuation of sites neighbouring shopping centres to be acquired from local authorities.
You seem to be passionate about these “specialised valuations”.
You are right. Having worked in the valuation industry for almost 20 years, you just can’t find much excitement in rents and yields even when you can see transactional yields for office buildings in Warsaw with a four at the front. More complicated and non-standard instructions expand your knowledge and give you much more satisfaction when your client and your valuation win in an administration or court battle. Then, after a few months or even years you can tell yourself: “Yes, I did a good job.”
Source: Cresa
Warsaw is still the main investment destination in the sector of office properties in Poland. In the blink of an eye, the view of the city gains new skyscrapers and there are plenty of people willing to rent office space. According to reports on the development of the real estate market in Poland at the end of 2018, there were over 5.4 million sq m of modern office space in Warsaw. It is hard to estimate accurately the number of offices created in townhouses and private apartments while many enterprises decide to do so. Why? Let's think about it!
OFFICE IN KAMIENICA IN WARSAW – COST-BENEFIT ANALYSIS
Undoubtedly, renting an office in an old tenement house has its advantages. In addition, if it is a renovated building, the great advantage is certainly the atmosphere that working in an apartment with history brings. Small and medium-sized companies also focus on the financial aspect - renting an office in a tenement house is a much smaller burden on the company's budget. The decisive advantages are also uncomplicated lease agreements, low deposits and rental for an indefinite period with the possibility of termination without any contractual penalties. Another advantage is the convenient location of the office. Usually old tenement houses are located in the most attractive places in the city – e.g. in the Old Town, where our eye will not notice modern office towers.
However, it is also worth considering the disadvantages of renting offices in a tenement house. The biggest loss of such a solution is the problem with parking spaces. There are few or none at all and they are reserved for residents of the building. This is the biggest loss compared to the office in a modern office building, which has an underground car park. Another shortage when renting an office in a tenement house is often the lack of air conditioning, no possibility of adjusting the layout of the rooms according to own preferences as well as lack of protection and supervision of the building. Also, the downside is often a lower standard of the building itself and the problem with organizing renovation.
Thus, does renting space in an office building have only advantages?
OFFICE IN A MODERN TOWER IN WARSAW
Naturally, renting an office in a modern skyscraper brings a great number of advantages. The largest ones are not only safe contracts without the possibility of termination overnight, but also the possibility of arranging office space in accordance with your preferences. For the first tenants there is often a chance to consult with the investment designer and change the location of the rooms as well as an opportunity to determine their size. Large companies choosing a long lease period also have the chance to negotiate an attractive period of the so-called “free lease”. Additionally, the office buildings have 24/7 security, monitoring, reception, service, cleaning and organization of repairs outside working hours. Another strength is the space for employees, the possibility of creating open space or large conference rooms with good acoustics and audio equipment. Many companies also value having neighboring businesses of which services they can use immediately.
Obviously, you can find cons in each solution. The main disadvantages of renting an office in an office building include very high guarantee fees (bails), which often amount to no less than three month’s rent with additional operating costs and parking charges. For some companies, the financial challenge may also turn out to be contracts that are signed for longer periods - it's often at least 3 or 5 years. In connection with penalties for breaking contracts, it sometimes happens that a company deciding to rent space in an office building must show financial stability.
One thing is clear, both dynamically emerging office buildings and historical Warsaw tenements find their supporters. With appropriate arrangement and adaptation of the rooms, both types of buildings can turn out to be a great place to work.
Source: Forbis Group
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