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Office Market Analysis 19.04.2024
Currently available space
MODULE 1: CURRENTLY AVAILABLE OFFICE OFFERS
The available office space represents the database, which is categorized in following parameters:
SQUARE METERS (m²):
The total area of available and rentable office space is displayed here in m².
RENTAL UNIT (RU):
The number of available rental units in the office buildings is displayed here. The rental unit is the smallest possible space, that can be rented. An office building is divided into rental units, which can be rented individually or combined by tenants.
OFFICE BUILDING (OB):
The number of available office buildings is displayed here.
With a click of the mouse, you decide which database should be used to calculate the office market analysis. It is highlighted in green and all other 11 modules are automatically adjusted.
Location
MODULE 2: LOCATION
In Module 2, the location can be analysed in a differentiated manner according to city districts and suburban communities or sub-markets. In the sub-markets, several city districts and suburban communities were combined according to the geographic directions.
The colour system allows a quick understanding of the selected sub-markets, city districts or suburban communities. If nothing specific is selected, all locations are considered.
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WHAT IS THE OFFICE MARKET ANALYSIS?
We are an office agent, specialized in office space offers from 250 m² and cover over 90% of the supply market. We are constantly working on mapping the entire market. To ensure this, we are in constant contact with landlords, asset managers, administrators and work together with other commercial real estate agents in joint businesses.
The supply market analysis analyses the existing rental offers on the Munich office market on a daily basis. The evaluation of up to 18 relevant key figures is visualized in 12 meaningful graphics and enables quick comprehension.
The tool is practice-oriented, can be used at any time and provides you with an efficient and systematic examination of the office market in Munich. As soon as we receive an update from the landlord representatives, we update the database. This can be done several times a day.
With the one-click system, you can set the desired filter criteria quickly and easily. You can set a filter with a mouse click and remove this filter again with another mouse click. All filters can be reset at the same time with the green arrow in the menu bar. The filter criteria you set are always displayed directly below the map.
Next to each module there is an “i” that explains the type of calculation and how the module works. For documentation or for internal use, you can download the respective evaluation PDF in German or English, if you are logged in.
We are at your disposal for the preparation of the expert analysis, queries and further information. Please contact us at +49/89/51777070 or office@buerokompass.de.
We hope you enjoy our unique office market analysis and welcome suggestions, criticism and praise!
Offered rental price Ø 0 €/m²
MODULE 3: OFFERED RENTAL PRICE
In Module 3, the rental price is analysed by using the average price, the price segments or an individual entry on the slider.
The average rental prices are calculated:
- in the case of available spaces (m²) and rental units (RU) weighted by the size of office space in m².
- in the case of office buildings (OB) weighted by the number of of rental units (RU) and office buildings (OB).
If a predetermined rental price segment is selected or the slider is used, only those rental units, that are in this price range, are evaluated.
Service charges Ø 0 €/m²
MODULE 4: SERVICE CHARGES
In Module 4, the service charges can be analysed according to the average ancillary costs, price segments or individual entries on the slider.
The service charges are specified by the landlords for each office building. The service charges are calculated for space (m²), rental units (RU) and office buildings (OB) weighted with the number of office buildings (OB).
The amount of the service charges is adjusted after billing and updated continuously.
If the slider is used or a price segment is selected, only those rental units, that belong to this service charge range, are evaluated.
Office spaces
MODULE 5: SPACES
If square meter (m²) is selected in the Module 1, both charts are displayed: the light green bar charts for the rental units (RU) and the dark green bar charts for the office buildings (OB).
You can use the slider to evaluate individually entered area segments of the rental units or office buildings.
LIGHT GREEN BAR CHARTS (RU):
In the light green bar charts, the rental units are shown according to their space size in the respective space segment.
An example: An office building has 2 free rental units: 1 RU á 300 m², 1 RU á 500 m². The rental unit with 300 m² is displayed in the light green bar segment< 400 m², the rental unit with 500 m² in the light green bar segment 400-599 m².
If you have selected rental units in Module 1, you can evaluate the space size of the rental units and thus, for example, base your evaluation on all rental units between 450 and 500 m².
DARK GREEN BAR CHARTS (OB):
The cumulative available rental space per office building in the respective space segment is shown in the dark green bar chart.
An example of this: An office building has 2 free rental units: 1 RU á 300 m², 1 RU á 500 m². The cumulative free area is 800 m². The office building therefore appears in the dark green bar segment 600-999 m² and is counted and displayed as 1OB.
If you have selected office buildings in Module 1, you can evaluate the size of the cumulative free rental space per office building and thus, for example, take all office buildings with a total free space of more than 2,000 m² as a basis.
When entering the filter criteria, only the corresponding office spaces are evaluated. For example, when entering a rental price segment, only those rental units are analysed that correspond to the input value, even if the office building has more rental units available.
Calculation of space
MODULE 6: CALCULATION OF SPACE
The method of area calculation for office spaces is not prescribed by the legislator.
Four different methods of area calculation predominate in Munich and the surrounding region - NGF (net floor area), gif (German association for real estate research), and BGF (gross floor area). As the stringent application of a calculation method is not prescribed by law, it is calculated freely by the architects of the respective buildings within the prevalent definitions. Is the calculation of space unknown, the office building is assigned to Others.
Data and Fit-Out Features
MODULE 7: FIT-OUT FEATURES
Various fit-out features, such as cable routes, roof terrace, external sun shades, cooling / air-conditioning, mech. ventilation, wiring type and Green Building are analysed.
An office building can have several fit-out features, so the sum is in case of Module 7 not 100, but more.
You can either leave each individual equipment criterion neutral or select or deselect it as a must criterion and combine the features in individually desired variations:
Neutral: Filter is in the middle position, i.e. between red and green = criterion is irrelevant for the evaluation.
Equipment criterion must be present: Filter is in the green position = criterion specifically selected.
Equipment criterion should not be available: Filter is in the red position = criterion specifically excluded.
The equipment features are analysed for each office building. The following is an overview of how we evaluate equipment features for the classifications:
CAVITY FLOOR:
Present: If the cabling route is via cavity or raised floors.
Not available: If the cabling path is via window sill ducts, cable ducts, cable trays or some other way.
ROOF TERRACE:
Present: If there is a general roof terrace in the office building or exclusively in one of the rental units.
Not available: If there is no roof terrace.
SUN PROTECTION:
Available: If external or external electric sun protection are office building features.
Not available: If the attributes internal sun protection, mirrored facade, no sun protection or on request are existing.
COOLING/AIR CONDITIONING:
Available: If component activation, component cooling, concrete core activation, fan coils, air conditioning, cooling, heated/chilled ceilings, chilled ceilings, cooling sails, heated/cooled sails, ecological cooling, chilled beams, partial air conditioning, partial cooling via supply air or thermoactive ceilings exist.
Not available: If fan coils, air conditioning or cooling can be retrofitted or are not available.
MECHANICAL VENTILATION:
Available: If a mech. air exchange rate less than 2.0 times (per hour), air exchange rate greater than 2.0 times (per hour), an air exchange rate in conference areas or air exchange rates in general are existing.
Not available: If a mech. air exchange is not available or could be retrofitted as an option.
CABLING:
Present: If CAT 5 cabling, CAT 6 cabling or CAT 7 cabling exists.
Absent: If the cabling is absent, partially or mostly present, the attribute is evaluated as absent.
GREEN BUILDING:
Available: If a LEED platinum certificate, LEED gold certificate, LEED silver certificate, DGNB platinum seal, DGNB gold seal, DGNB silver seal, DGNB bronze seal are sought or have been achieved.
Not available: If the commercial property is a feng shui office building, has an energy-efficient building technology or geothermal system that complies with EnEV, or the attribute is not available.
Year of construction
MODULE 8: YEAR OF CONSTRUCTION
Module 8 visualizes the years of construction of the available rental offer in a bar chart.
The diagram can be evaluated using the year of construction segments and individually using a slider.
Analogous to the information in the energy certificate, we enter the specified year of construction, which usually corresponds to the year in which construction began.
Distance S-railway connection
MODULE 9: DISTANCE S-RAILWAY CONNECTION
This module evaluates access to the closest urban railway station in kilometres: up to 0.50 km, 0.51-1.00 km, 1.01-1.50 km and over 1.5 km.
Distance underground railway connection
MODULE 10: DISTANCE UNDERGROUND RAILWAY CONNECTION
This module evaluates access to the closest underground railway station in kilometres: up to 0.50 km, 0.51-1.00 km, 1.01-1.50 km and over 1.5 km.
Distance cafés and restaurants
MODULE 11: DISTANCE CAFÉS AND RESTAURANTS
This evaluation shows you the access to the closest cafés and restaurants in kilometres: up to 0.50 km, 0.51-1.00 km, 1.01-1.50 km and over 1.5 km.
Distance hotels
MODULE 12: DISTANCE HOTELS
This evaluation shows you the access to the closest hotels in kilometres: up to 0.50 km, 0.51-1.00 km, 1.01-1.50 km and over 1.5 km.
statutory rate of VAT