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H1 2021
S P OT L I G H T Chennai Market Watch
Savills Research
Office
India Market Watch - Office – H1 2021 India Market Watch - Office – H1 2021
Chart 1: GDP Growth (annual % change)
10
8
6
4
2
0
-2
-4
-6
-8
-10
2018 2019 2020 2021 2022 2023
World United States China Euro Area Japan India*
Source IMF World Economic Outlook
* The statistics for India are for Financial Year, while for the rest of the countries, its for Calender Year.
Chart 2: COVID impact on Sectoral GDP (%)
INDIAN 3.5 3.0 4.5 3.1
6.9 6.5
14.5
6.7 5.4
ECONOMY 2021
1.7
-1.5
-2.3
-5.0
UNION BUDGET 2021-22 & -7.2 -7.9
-9.1
POLICY
This section contains a narration of the OUT OF RECESSION, The central government’s annual budget, presented
Monetary Policy & RBI
-16.1
socio-economic scenario of India during
January to June 2021 period. It has a direct
BUT… before the second wave, had six key elements The Monetary Policy Committee (MPC) of the
impacting real estate, as shown in the Annexure. Reserve Bank of India contributed by keeping
bearing on all businesses and hence on real India witnessed a protracted wave of pandemic in
Notable among these was the PLI scheme of the benchmark lending rate constant at 4%
estate. 2020, which peaked on 17th September. A technical
approximately INR 2 lakh crores, which aims to during this period. The RBI also approved a
recession occurred, as two consecutive quarters
significantly boost manufacturing and allied transfer of INR 99,122 crores as surplus to the
A systematic, sequential and detailed reporting reported negative GDP growth. However, the new -36.0
sectors. Further, there was push for affordable government.
on all events during this period is presented in year started with hope, as vaccination was rolled out
12 unique #SavillsRoundUp, which we publish in India on 16th January 2021, beginning with housing, through focus on divestments, stressed COVID Specific Support
on fortnightly basis. frontline services personnel. Soon, the country was asset resolution and tax holiday extensions. While
As measures for COVID specific support, the -48.1
out of recession with a small but noteworthy 0.4% these announcements were made before the second -49.5
government announced 100% guarantee cover
Please refer to the below link and follow GDP growth for the Oct-Dec 2020 quarter (Q3 of FY wave, some others on policy and fiscal fronts came
for loans of up to INR 2 crores for hospitals and Agriculture Manufacturing Construction Trade,Hotels Financial, Real
#SavillsRoundUp on our social media handles 2020-21). It was followed by 1.6% growth in Q4 of later.
nursing homes, for setting up oxygen Estate
to know about the events chronologically and FY 2020-21. This created a belief that India had In a virtual follow-up of the three Atma Nirbhar generation plants. Also, COVID treatment
in real time. overcome the virus through a single wave, whereas Bharat schemes of 2020, the Finance Minister Apr-Jun 20 Jul-Sep 20 Oct-Dec 20 Jan-Mar 21
items have been exempted from IGST till
most large economies around the world had suffered announced a package scheme of INR 6.29 lakh August 2021.
two or more waves. In early March, vaccination was crores, including help for the beleaguered travel and Source MoSPI, Government of India
opened to common public, amid rising confidence. allied sectors. These are among those key sectors REST OF 2021
In a strong reversal though, by the end of March, a which continue in the negative growth zone Contrary to the upbeat sentiment in the early
second wave began and rose to enormous (chart-2). weeks of 2021, the turn of events in March and
proportions in a matter of weeks. Lockdowns
returned as India’s daily infection rate peaked at
Another key event of the period was the central the rest of H1 has created an atmosphere of
uncertainty. A third wave of the pandemic has
India’s GST collections remained at
cabinet’s approval to Model Tenancy Act. It is a
4.14 lakh in the first week of May. This was almost watershed development which paves the way for neither been ruled out nor clearly projected at
this stage. Various international and domestic
over INR 1 lakh crore for 8 consecutive
4.25 times the single-day peak of the first wave. rental housing creation in India. Hopefully, it will
Nevertheless, it recorded a steady decline from also create a suitable platform for private sector agencies have repeatedly changed India’s months.
participation. It is important to look at this in growth forecast during this period. Towards
there, with estimates of complete control in July.
conjunction with the announcement of ARHC the close of H1, Moody’s and S&P estimated
Vaccination continued, despite numerous
Guidelines of July 2020. the growth to be approximately 9.6% and 9.5%
roadblocks during this time, as India overtook the
US by administering 32.36 crore doses on 28th June. SEBI announced a change in application value for
respectively for FY 2022. India started with two vaccines, viz.,
Anxiety regarding a third wave later this year, hangs
heavily on the horizon though.
REITs and InvITs to INR 10,000 and INR 15,000 The second wave appears to be receding at the
end of H1. Businesses are expected to recover
Covishield & Covaxin and added two
respectively, from INR 50,000 and INR 1 lakh
Click here to read earlier. Also, the trading lot size was reduced to one. on the strength of advancing vaccinations in
the months ahead.
more, Sputnik-V and Moderna during
This move has immense potential to attract retail
Note:
This section contains figures in Indian system of
investors and open more avenues for investment. H1 2021. A fifth one is also expected
lakhs and crores (refer Appendix for international
conversions).
1 USD = Approx. 74.28 INR on June-30, 2021
during the year.
savills.in 2 3
India Market Watch - Office – H1 2021 India Market Watch - Office – H1 2021
COMPLETIONS & Supply Addition: H1 2021 vs H1 2020
INDIA OFFICE
VACANCY HIGHLIGHTS % Change YoY H1 2020 H1 2021
New completions increased marginally by 4% 7.0 60%
YOY to about 18.0 mn sq. ft. Bengaluru has
MARKET UPDATE
recorded the highest infusion of new supply 6.0 40%
constituting a 36% share, followed by
20%
Hyderabad and Delhi-NCR at 28% and 22% 5.0
shares, respectively. 0%
4.0
% change YOY
Interestingly most cities namely Bengaluru,
-20%
Hyderabad, Mumbai and Pune saw an
mn sq.ft.
3.0
increase in new completions compared to the -40%
same period last year. This is on account of 2.0
deferred supply getting completed, since -60%
construction activities were not hampered in 1.0
Scan to Download -80%
WhatsApp version partial lockdowns imposed by the State
governments. 0.0 -100%
Bengaluru
Chennai
Hyderabad
Mumbai
Pune
Delhi NCR
Overall India vacancy levels increased to
16.2% at the end of June, as supply addition
exceeded the pace of leasing activity. Also,
some occupiers optimised their real estate Source Savills India Research
portfolios to an efficient space, thereby
The year began with optimism and reimagined KEY STATISTICS: H1 2021 spiking the vacancy rates in select markets. It
workspaces, as lessons from the first wave of the Deal Distribution: Share in Total Leasing Only two cities, namely Chennai and
should be noted that this can be a temporary
pandemic were getting implemented and businesses New Supply YOY change (in sq. ft.) Delhi-NCR, saw reductions in new
phenomena in markets which are in a state of
started to stabilize. But the unanticipated second wave
hit hard in the second quarter, leading to a temporary
Total India Stock
18.0 4% flux. completions compared to H1 2020.
621.8
Up to 25,000
pause in expansion plans and dragging the leasing mn sq. ft.
activity to a six-year low. 27.7%
Rental trends
mn sq. ft. Gross Absorption YOY change Vacancy Levels
10.9
The second quarter saw 65% QOQ decline in leasing
-38% 25,001-50,000 Most markets have seen a decline in average
50,001-99,999 H2 2020 H1 2021
activity, owing to lockdowns and the severity of 25.0%
12.4% 16.7% rental values compared to last year, to the tune
infection. In the next few sections, we highlight the of about 6% YOY. A few micro markets have
mn sq. ft.
performance of the office sector during the first half of seen a sharper decline as landlords exhibited 20.0%
the year 2021. flexibility to attract new clients, while prime
locations with limited availabilities saw stable 15.0%
Gross Absorption in Major Cities H1 2020 H1 2021 YOY Decline % 100,000 or more rents. NCR submarkets saw softening of rents
ABSORPTION HIGHLIGHTS: 43.2% among other markets as depicted in the table
10.9 mn sq. ft. 6 0%
below. 10.0%
-16%
-48%
-48%
-39%
-63%
-38%
-10%
At 10.9 mn sq. ft. gross office space absorption across India’s 5
-20%
six major cities1 registered a 38% YOY decline as occupiers 4.9 Demand Split by Sectors 5.0%
-30%
4
YoY decline %
paused expansions and resumed portfolio optimisation 4.1
-40%
mn sq.ft.
plans. The pecking order was not a surprise as Bengaluru 3 -50%
Select pockets kept overall rents 0.0%
3.2 IT BFSI
continued to lead with 4.1 mn sq. ft. of leasing activity under pressure, thereby creating
Pune
Mumbai
Chennai
Delhi NCR
Hyderabad
Bengaluru
2.7 -60% 51% 12%
representing 37% share in H1 2021. It also saw the lowest 2 2.3
2.1 2.0
2.4 -70% conditions favourable to occupiers.
decline of 16% YOY, compared to the other five cities. -80%
1 1.4 1.4
1.1 0.9 -90%
Following Bengaluru, Delhi-NCR witnessed leasing activity Engineering & Flexible Source Savills India Research
of 2.0 mn sq. ft. in H1 2021, recording a 38% YOY decline. 0 -100% Manufacturing Workspace
10% 8%
Bengaluru
Chennai
Delhi-NCR
Hyderabad
Mumbai
Pune
While Mumbai and Hyderabad shared third place with
approximately 1.4 mn sq. ft. absorption, the annual decline in Rental Range in H1 2021
leasing was sharper for Hyderabad at 48% compared to 39%
in INR per sq. ft. pm Low High Average YOY change*
for Mumbai. Pharma & Consulting
The top cities of Bengaluru, Delhi-NCR and Mumbai
Large deals continue despite the Technology occupiers continue to Healthcare
4% Bengaluru 40 156 0%
cautious approach drive demand and large leases 7%
constituted around 69% of the total leasing activity in H1 Chennai 36 110 -1%
2021. Pune recorded approximately 0.9 mn sq. ft. leasing, Sizeable consolidations and expansions The technology sector continued to be the
have contributed to the share of large deals primary demand driver for office real estate Hyderabad 35 70 -3%
which was the lowest in volume as well as the largest decline
among these six cities. Chennai just managed to breach 1.0 (deal size more than 100,000 sq. ft.) in H1 in India with a 51% share, higher than last Others
Mumbai 45 400 -5%
mn sq. ft., recording an annual decline of about 48%. 2021, accounting for about 43.2% of the year’s 48% share during the same period. 8%
overall pie. Bengaluru witnessed the highest The Banking, Financial Services and NCR-Delhi 95 270 -6%
share of large deals at 51%, followed by Insurance (BFSI) occupiers’ share declined Technology occupiers continue
Mumbai & Hyderabad tie at 3 spot withrd
NCR-Gurugram 45 140 -3%
Delhi-NCR and Hyderabad. to 12.3% compared to 15% in H1 2020 as they to lead followed by BFSI.
similar levels of absorption but the expanded cautiously. While Engineering
Interestingly, small-sized occupiers While the share of tech companies NCR-Noida 50 80 -9%
annual decline is steeper for Hyderabad. (
India Market Watch - Office – H1 2021 India Market Watch - Office – H1 2021
Grade – A Office Stock & Vacancy
15.9%
13.0%
12.4%
CHENNAI OFFICE
80.6
74.8
CHENNAI 71.2
MARKET UPDATE MARKET 2019 2020 2021F
OUTLOOK
Stock in mn sq. ft. Vacancy in %
Source Savills India Research
DEMAND
Office Absorption (mn sq. ft.) in Chennai
We expect leasing activity to be subdued in 2021
compared to the previous year. The expected absorption
Scan to Download
WhatsApp version is therefore approximately 3.5 mn sq. ft. for the year 2021. 6.0 4.3
Economic growth and advancing vaccinations are likely
to aid leasing momentum, despite an overall cautious
3.5
approach.
SECTORS 2019 2020 2021F
The sectors such as Information Technology, Banking,
Source Savills India Research
Financial Services, Engineering and Design are expected
to continue to constitute majority of office demand in the
city. The flexible workspace segment is likely to see Average Rents (INR/sq. ft./month)
similar levels of leasing momentum but is not expected to
gain notable share in overall leasing in 2021. H1 2020
H2 2020
CHENNAI’S KEY 100
RENT & VACANCY 90 H1 2021
HIGHLIGHTS 80
Rents in 2021 are likely to be stable over the next six
Demand driven by small deal sizes: Unlike the months. Along with stability in rentals, terminations and 70
preceding six months wherein large size deals of space surrenders are likely to be relatively less in 2021, 60
more than 100,000 sq. ft. dominated the leasing resulting in slight improvement in occupancy levels in 50
activity contributing to over 60% of the total select makets. However, overall vacancy levels are likely 40
office space demand, the first half of 2021 saw to increase owing to infusion of new supply. 30
smaller deals upto 25,000 sq. ft. contributing 60%. 20
Interestingly, transactions up to 25,000 sq. ft. were SUPPLY 10
quite significant in the OMR locations (combined The second half of 2021 is expected to witness 0
for Pre Toll and Post Toll) with a 32% share approximately 5.4 mn sq. ft. of new completions as Ambattur CBD GST Guindy MPR OMR Pre PTR SBD
Post Toll Toll Others
followed by the Central Business District (CBD) construction activity resumes. This upcoming supply
with a 31% share and Guindy at 20% of the total LEASING AND in the second quarter of the year. About will be predominantly spread across MPR, GST & PTR Source Savills India Research
locations.
small deal transactions. COMPLETIONS 380,000 sq. ft. of new supply was recorded,
which implies a 90% YOY decline. All the
Deals ranging 25,000 - 99,999 sq. ft. contributed Absorption: Chennai witnessed leasing new completions were noted in Guindy
the remaining share of 40% in overall leasing activity of about 1.1 mn sq. ft. in the first half MAJOR TRANSACTIONS H1 2021
consisting of IT & commercial developments.
activity. Majority of mid-sized deals were recorded of 2021 noting a 48% YOY decline. Majority
in Guindy (39%) and MPR (25%). of the leasing activity was concentrated in VACANCY RATE Tenant Micro market Building
Transacted Area*
(sq. ft.)
Despite the ongoing pandemic, 566,000 sq. ft. was Secondary Business District (SBD) Guindy, Overall vacancy of the city increased
pre-committed by Technology and Engineering which accounted for close to 28% of the marginally and stood at 14% at the end CohnReznick SBD Guindy Olympia Tech Park 50,000
companies indicating strong business sentiments. absorption of the city, followed by CBD of June. The increase in vacancy can be
and OMR Pre Toll locations that equally attributed to portfolio reassessment by DISYS SBD - OMR Pre Toll TRIL 50,000
contributed about 19% and MPR contributing
KEY STATISTICS: H1 2021 around 16%.
several occupiers and slow pace of leasing.
Technicolor PDB - OMR Post Toll ASV Suntech 40,200
The first half of 2021 witnessed several
Sector Split: Technology sector continued relocations as the ongoing pandemic forced SRM Technologies SBD - OMR Pre Toll RMZ Millenia 40,000
New Supply YOY change
some of the occupiers to reconsider and re-
0.4 -90%
to contribute the majority share in the
leasing activity at 45%. In addition, the evaluate their real estate requirements. Zifo RnD Solutions SBD - MPR DLF Cybercity 39,700
mn sq. ft. BFSI occupiers were active too with a 20%
share. Interestingly, the leasing activity by
RENTS CHENNAI MICRO MARKETS
CBD - Anna Salai, Nungambakkam, R K Salai, Egmore, T Nagar, Greams Road
the healthcare occupiers (in absolute terms) Overall city rents declined marginally by PTR – PBD - Pallavaram Link Road
Gross Absorption YOY change 1% compared to the previous six-months’ SBD - Guindy & MPR- Guindy Estate, Little Mount, Ekatuthangal, Mount Poonamallee Road, Manapakkam
continued to be consistent compared to the
1.1 -48%
SBD - Pre Toll OMR- Tharamani, Perungudi, MGR Salai
same period last year. average. Notable decline of about 3-5% YOY PBD - Post Toll OMR- Thoraipakkam, Shollinganallur, Navalur, Siruseri
Ambattur – PBD- Ambattur
was recorded in Pre Toll, MPR and GST SBD Others - Velachery, Arcot Road, Arumbakkam, Anna Nagar
mn sq. ft. Supply: There is a huge decline in new locations. GST Road – PBD- Perungalathur, Maraimalai Nagar
completions as the city witnessed lockdown *Approximate and indicative areas only
savills.in 6 7India Market Watch - Office – H1 2021 India Market Watch - Office – H1 2021
ANNEXURE:
KEY BUDGETARY
ANNOUNCEMENTS AND REAL
ESTATE IMPLICATIONS
PLI schemes Professionally managed Infra Push: 35%
of INR 2 Tn Development Financial allocation increase
01 02 03
• Major step for making India a Institution; Debt route •P
roposed building of 8,500
hub for manufacturing and for REITs kms of National Highways by
exports
March 2022
• Key sectors: Pharma, Auto, •B
etter monetisation of real
Textiles, Electronics, Telecom estate assets •A
dditional 11,000 kms by
and Food products March 2024
•E
xpectation of greater
• Pharma one of the favourites: participation by institutional
Local advanced pharmaceutical investors
ingredient manufacturers
already received PLI approvals
• Sector specific parks to be set
up as well
Sector Infra sector including Sector New RE development
Sector Manufacturing & Impact Manufacturing, Logistics, Impact corridors Industrial &
Impact Warehousing and Warehousing Logistics push
Disinvestment of land Affordable housing Speeding up stressed
and monetisation of focus and tax holiday asset resolution
non core PSU assets extensions
04 05 06
•N
ew bad loan bank to be set up
• Model Tenancy Act approved
•T
ax holiday extension and •F
aster revival or disposal of
to create inclusive rental
interest benefits on affordable stuck projects in RE sector
housing market
housing home loans
• Stake sales of PSUs including
•B
oost investor confidence in
banks and insurance
recently launched ARHC
• SPVs to monetise land owned scheme
by PSUs
• Crucial land availability for
housing sector
• Favourable for Model-1 of
ARHC scheme
Sector Affordable Sector Affordable Sector Residential & Urban
Impact Housing Impact Housing Impact Development
savills.in 8 9India Market Watch - Office – H1 2021
APPENDIX
Glossary incentivize private and public entities to develop such housing complexes
Atma Nirbhar Bharat Scheme on their own available vacant land also.
Atma Nirbhar Bharat schemes are COVID-19 specific relief packages (worth Production Linked Incentives (PLI) Scheme
approximately INR 29.87 trillion) announced in 2020 by the Government of PLI Scheme aims to provide incentives to companies on incremental
India, targeted at various sectors of the economy. sales from products manufactured in domestic units to boost domestic
Model Tenancy Act, 2021 manufacturing. The scheme also aims to invite foreign companies to set
Model Tenancy Act, 2021 aims to create an effective regulatory ecosystem shops in India.
in India to govern landlord-tenant relationship benefiting the urban middle Integrated Goods & Service Tax (IGST)
class, working professionals, students and floating population. Under GST, IGST is a tax levied on all Inter-State supplies of goods and/
Affordable Rental Housing Complexes (ARHCs) Scheme or services, governed by the IGST Act and tax will be shared between the
It provides the guidelines for affordable rental accommodation targeted Central and State Government.
at migrant workers & urban poor. Under the scheme, existing vacant Savills India provides services across office
Savills Savills India
government-funded housing complexes across major cities will be leasing, project management, capital markets,
Savills plc is a global real estate services provider Savills India is a group company of Savills
converted into ARHCs and offered to concessionaires for 25 years to rent valuations, research, consulting, industrial and
listed on the London Stock Exchange. We have an Plc. and is a premier professional international
out the units to urban poor and migrant workers. The government will logistics, and residential services. Starting in
international network of more than 600 offices and property consulting firm. With full-service offices
39,000 associates throughout the Americas, the in Bengaluru, Mumbai, Delhi-NCR, Chennai, India in 2016, the company employs over 350
UK, continental Europe, Asia Pacific, Africa and Pune and Hyderabad, the firm serves Occupiers, professionals.
Abbreviations & Acronyms IMF - International Monetary Fund the Middle East, offering a broad range of specialist Investors and Developers of Real Estate.
BFSI - Banking, Financial Services and Insurance mn. - Million advisory, management and transactional services
bn. - Billion MPC - Monetary Policy Committee to clients all over the world.
GDP - Gross Domestic Product MoSPI - Ministry of Statistics & Programme Implementation
InvITs - Infrastructure Investment Trust RBI - Reserve Bank of India
INR - Indian Rupee REIT - Real Estate Investment Trust
sq. ft. - Square Feet Research Central Management Regional Management
INR per sq. ft. pm - INR per square foot per month
Arvind Nandan Anurag Mathur Bhavin Thakker
IT - Information Technology
Managing Director Chief Executive Officer Managing Director - Mumbai
Research & Consulting Savills India Head - Cross Border Tenant Advisory
arvind.nandan@savills.in anurag.mathur@savills.in bthakker@savills.in
Key Definitions Megha Maan Kaustuv Roy Sarita Hunt
Director Managing Director Managing Director
Research & Consulting Business Solutions Bengaluru
Term Definition
megha.maan@savills.in kaustuv.roy@savills.in sarita.hunt@savills.in
Suryaneel Das Naveen Nandwani Shweta Sawhney
• Includes all constructed / completed buildings listings
Stock/Inventory Assistant General Manager Managing Director Managing Director
• This includes existing buildings plus new completions Research & Consulting Commercial Advisory & Transactions Delhi-NCR
suryaneel.das@savills.in naveen.nandwani@savills.in shweta.sawhney@savills.in
• New office buildings that have received their certificates of occupancy within the period Diksha Gulati Praveen Apte
Supply
• Buildings that have their structure ready and have occupier/s operating out of it or fit-outs are being carried out Senior Manager Managing Director
Research & Consulting Media Queries Pune
• Sum of all leases including expansion, relocation and consolidations diksha.gulati@savills.in praveen.apte@savills.in
Nitin Bahl
Gross absorption/Gross Abhinav Pal Director Anup Vasanth
• Does not include full-term renewals which are after the nine-year lease expiry
Leasing/ Leasing activity Manager Marketing, Sales and Strategy Managing Director
• Includes leasing of entire tower by an occupier within an IT park/development Research & Consulting nitin.bahl@savills.in Chennai
abhinav.pal@savills.in anup.vasanth@savills.in
Average Rental Values/ Sesha Sai
• A fair estimation of asking rent and deal closure rent
Rents Managing Director
Hyderabad
Vacancy • Total vacant space as a percentage of Inventory/Stock sesha.sai@savills.in
Term International Definition Gurugram Mumbai Bengaluru
3-A, Second Floor, Building 9B 403, Tower B, Level 4, The Capital 15th Floor, SKAV SEETHALAKSHMI
Crore • Ten Million (10,000,000) DLF Cyber City, Phase 3 Street 3, G Block, Bandra Kurla Complex Corporation No.21, Kasturba Road
Sector 24, Gurugram 122002 Bandra East, Mumbai 400 051 Bengaluru 560001
Haryana, India Maharashtra, India Karnataka, India
Lakh • One Hundred Thousand (100,000)
Chennai Pune Hyderabad
Savills, 5th Floor, North Wing WeWork Futura Office No. 02A114, WeWork
Harmony Square, New No. 48 & 50 Magarpatta Road Krishe Emerald, Hitech City
Praksam Street, T. Nagar Pune 411 028 Hyderabad 500081
Chennai 600017 Maharashtra, India Telangana, India
Tamil Nadu, India
savills.in 10 11savills.in Savills, the international real estate advisor established in the UK since 1855 with a network of over 600 offices and associates globally. This document is prepared by Savills for information only. Whilst the information shared above has been shared in good faith and with due care with an endeavour to keep the information up to date and correct, no representations or warranties are made (express or implied) as to the accuracy, completeness, suitability or otherwise of the whole or any part of the deliverables. It does not constitute any offer or part of any contract for sale. This publication may not be reproduced in any form or in any manner, in part or as a whole without written permission of the publisher, Savills. © Savills India 2021.
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