Hindustan Times (Noida)

Commercial office strata sales: Indian CRE joins Asia’s big league

- Bappaditya Basu letters@hindustant­imes.com ■

India’s commercial real estate (CRE) sector continues to hog the headlines. Even as the residentia­l market continues to struggle, commercial spaces continue to see large investment inflows, a steady rise in rentals and falling vacancy levels - all backed by extremely robust demand. To this contrastin­g backdrop of asset classes, a significan­t trend being seen in the commercial office space is the growing popularity of strata sales with both investors and developers.

No doubt, the model of the leased space remains the mainstay course for office space developers, since it assures them of continued hold on their most cost-intensive properties. In the past, strata sold office spaces were primarily associated with lower-grade projects and developers who adhered to a ‘build it, sell it and forget it’ philosophy. Today, even India’s leading office space developers consider strata sales in select under-constructi­on and completed commercial projects - including Grade A developmen­ts - a viable means to monetise their value.

In fact, with demand for commercial developmen­ts picking up, developers are open to selling not just large office spaces but smaller spaces as well. Simultaneo­usly, they seek to maintain a wholesome balance. While leased spaces allow them to retain control of their holdings, the strata sales model not only helps raise considerab­le capital quickly but also minimises the financial and logistical challenges of managing and maintainin­g leased buildings.

This is far from a new business philosophy. The trend of strata sales is, in fact, deeply entrenched in mature Asian markets such as Singapore and Hong Kong.

The fact that it now finds resonance in Indian commercial hubs such as Bengaluru and Mumbai should come as no surprise; a healthy balance between leased and sold commercial assets is indicative of a maturing market wherein transparen­cy and product quality are no longer areas of concern.

DEMAND FROM SMES AND ENTREPRENE­URS

End-users and investors of all persuasion­s now see the benefits of buying strata office units. Family offices and small and medium-sized businesses increasing­ly prefer to own their office spaces to combat the volatility of office rental cycles. For this reason, more and more successful entreprene­urs keen to maintain financial predictabi­lity during their growth phase now invest in smaller office spaces which can be sold quickly when the time comes to scale up. Occupiers are, of course, perpetuall­y focused on smaller spaces to gain visibility in key business districts while keeping finances in rein.

Against falling vacancy levels and consistent demand, office rents in major markets such as Bengaluru, Mumbai and Gurugram have nowhere to go buy further up. Investing in an office strata unit locks in long-term operationa­l costs, protecting the occupier from rental escalation risks during the lease renewal period. Long-term occupancy of an owned office space also helps associate companies with certain locations - which, as we have seen in many cases, can be a peerless branding strategy.

SINGAPORE’S EMPHATIC ENDORSEMEN­T OF STRATA SALE OFFICES

The office strata market in highvisibi­lity Asian business cities like Singapore is more or less perpetuall­y of both local and foreign investors. In fact, strata sales are an integral part of the commercial property market in this city where wealthy, familyowne­d businesses opt for such asset as they allow them to preserve their capital. Apart from that, large corporates from the constructi­on, financial and commoditie­s sectors also have a clear predilecti­on for owned office spaces.

Such companies display a distinct preference for increasing their footprint in the city primarily via strata unit purchases. Simultaneo­usly, Singapore’s low-interest-rate environmen­t attracts investors towards strata offices because of their good yield and potentiall­y high capital

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