Where is the most inexpensive office in Stuttgart? Can I secure even larger office space in top locations in the City and City-Fringe submarkets? Where will new office space be built? These are just some of questions being asked by Stuttgart’s office tenants, and we know the answers. The sustained shortage of space in recent years necessitates an intensive search for the right office space. It helps if a competent local advisor can support you in your quest. In addition to the formal offers of space in Stuttgart, he knows of office space and properties not on the market, such as space available to sub-lease. He is aware of when leases are due to expire in a desired location and can contact the owner in good time to be able to offer the space to his client at the earliest opportunity. Sometimes it is more advisable for existing leases to be extended on reasonable terms than to lease one of the more than 600 available office units in the market, even where we don’t consider this to be the most profitable option.
Although medium-sized companies in Stuttgart are very satisfied with the office space on offer, they are also highly cost-sensitive. It is therefore our responsibility to negotiate sensitively between landlords and tenants to achieve an optimal result. Although rents in the city have risen in recent years, there has always been a higher proportion of office users seeking basic quality space at average prices and our team takes this into account when advising office tenants in the city.
Office letting is a local business. This is why we are not only familiar with the office properties in Baden-Württemberg’s capital, but also record them in detail in order to be able to provide office tenants with the most comprehensive information possible about their dream property. We also research the market to identify the lettings that have taken place, the rents and terms agreed, and the properties involved. The results are available to read in our quarterly office market report. This provides a city map of rental prices in Stuttgart, making the market more transparent for you as a tenant. Current office rents are presented on a district-by-district basis.
We are also able to follow up leasing enquiries for regions outside Stuttgart by working with our offices in Berlin, Frankfurt, Hamburg and Hannover, and by cooperating with real estate brokers across Germany. Flexibility, trust in the Angermann brand and quick decision-making enable small to medium sized (SME) companies in Germany to network when required.
The days when real estate brokers just traded office space are long gone. Today we are all-round advisors acting on behalf of office tenants. Conscious of the responsibility we hold, we ensure transparency in decision-making and endeavour to reduce to the bare minimum the costs to our clients of leasing office space. Whether a particular office space is right for you doesn’t just depend on the location, fit-out specification and rent. We make it our business to analyse your long-term requirements for future office space. We demonstrate that the rent, often seen as the most important factor behind a decision, may be less meaningful if it is not known how many workspaces can be accommodated in the space, what fit-out standard is included in the asking price or if there are expensive fit-out works yet to be carried out.
We value staff loyalty, provide and promote continuing professional development amongst our advisors, training our staff to real estate qualification level at most of our offices every year. Our company’s professionally-qualified staff maintain the quality of the services promised to our clients. The career paths at Angermann are as diverse as our staff: from office leasing to investment, from trainees to department leaders, from team leaders to board members – this is important for us as an employer in the SME segment.
Supply remains tight on the Stuttgart office market. As a result, after nine months take-up is running at only 166,000 sqm, a drop of 26% compared to the same period last year. At around 46,000 sqm, recorded take-up in the third quarter of 2018 is down even more sharply from the third quarter of 2017, when take-up was 107,000 sqm.
There is very little highly priced, high quality office space available. This is reflected in the length of time that office tenants in Stuttgart must get used to waiting, unless they are prepared to compromise. Whilst the completion of several new developments means that vacancies have increased from approx. 172,000 sqm to 196,000 sqm compared to the previous quarter, sadly this temporary reversal in the trend is only a drop in the ocean. Based on a total stock of some 7,929,000 sqm, the resulting vacancy rate is 2.5%, still well below the 5% mark required for the smooth functioning of the office market. As a result of the unsatisfactory state of the market, the year-end outcome is likely to be well below the 10-year average of around 253,000 sqm.
Compared to the first half of 2018, the prime rent fell from €24.20 to €23.50/sqm/month. A further decline is to be expected in the coming months, as lettings for more than €20.00/sqm/month will remain rare because of the shortage of available highly priced office premises. In contrast, average rents remained largely stable, and at €13.80/sqm/month they are even slightly above their 2017 level (€13.70/sqm/month). Incentives such as rent-free periods or contributions to fit-out or alteration works are being granted only in exceptional cases, as landlords are aware of their strong negotiating position.
The most active sectors were the industrial sector, the public sector, the consulting industry and the IT and telecommunications sector. The largest deal so far this year remains the owner-occupier deal with Bosch in Feuerbach in the first quarter, for approx. 50,000 sqm. The State of Baden-Württemberg is also taking on around 10,800 sqm of office space on the former EnBW site at Kriegsbergstrasse 32, again as owner-occupier. Overall, deals with owner-occupiers account for just over 40% of take-up so far. The highest levels of take-up were achieved in Feuerbach, Bad Cannstatt and Stuttgart city centre.
Download Office Market Report Data Stuttgart:
Angermann Real Estate Advisory AG
Tel.: +49 711 22 45 15-50
Ein Unternehmensbereich der Angermann-Gruppe