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Logistics in redefinition phase: Inner-city logistics still far from being an institutionalised product

Logistics facilities in the heart of Germany’s urban centers seem to be in demand as never before. E-commerce and its promise of fast delivery times is forcing logistics providers to move ever closer to end customers. But suitable sites for inner-city logistics are scarce, and in the battle to win support from local residents and political leaders, these projects face tough competition from other asset classes such as residential or offices. At a press briefing organised by Feldhoff & Cie. in Frankfurt, André Banschus, Executive Director at Verdion, Marcel Crommen, Managing Director at NAI apollo group, and Marius Schöner, Country Head for Germany at CBRE Global Investors talked about the challenges to futureproof logistics facilities and investments. The participants in the discussion agreed that the industry is still in the process of finding logistics solutions within or near Germany’s major cities. “There are a lot of interesting approaches,” says Crommen of NAI apollo. “The ideas range from the much-talked-about use of delivery drones, to crowd logistics, the night-time use of underground parking garages for redistribution to delivery vehicles, and even the use of shipping containers as local redistribution points.” For example, in a pilot project with the City of Frankfurt, UPS is using a lorry parked near the Frankfurt Stock Exchange as a so-called micro-depot for the distribution of parcels to bicycle couriers. As soon as all the parcels have been distributed to the couriers, the lorry leaves the city and is refilled. “There are no standards for inner-city logistics yet,” adds Crommen. It is this lack of standards that is holding back institutional investors from engaging in urban logistics. “Investors love products for which certain standards have already been defined, because these standards ensure suitability for other users and thus the liquidity of the assets,” explains Schöner of CBRE Global Investors. “In addition, the ticket sizes involved here are often too small for institutional investors.” Schöner believes, however, that specialists could emerge in this area who – as with the now well-established asset class of student housing – will buy or build individual assets and bundle these into larger portfolios. “Likewise, investment into mixed-use real estate projects including a logistics component is also likely to grow.” Among the specific opportunities that he sees are vacant department stores and shopping centers with structural vacancies in Germany’s inner cities. One logistics product that has already made it onto investors’ acquisition lists are cross-docking facilities on the outskirts of big cities. “Even though these trans-shipment centers are, in some cases, quite specifically tailored to the needs of the respective tenant, the desirable near-city location means that alternative users can be quickly found, so that investors can count on third-party usability,” explains Schöner. While the boom in the logistics industry is undisputed, Banschus of Verdion questions the general future viability of the concept of delivering goods to homes within just hours. “It makes more sense to have, for example, depots in city business districts, where customers can pick up their parcels on their way home from work.” His own experience is that more and more logistics operations are being forced out of inner cities. An example of this is Imperial, a specialist in chemical logistics, which for 40 years operated a logistics centre on a long-term leasehold property in Münster’s river port, right near the city centre. “In recent years, as the city’s port area was redeveloped to house high-priced residential properties and posh restaurants, Imperial had to give way,” says Banschus. The city gave notice of termination of the leasehold, offering the company a new site located outside of the city. Meanwhile DeLaval, the giant dairy solutions provider previously based in Hamburg, searched in vain for ten years to find a suitable plot within the city’s boundaries for its new European distribution centre. “Unsuccessfully, as it turned out,” says Banschus. “In the end, we constructed a new building for DeLaval in Gallin, 50 km to the east of Hamburg.” With the move came the challenge of convincing as many employees as possible to stay with the company. “For almost all companies, in logistics or any other business, proximity to potential employees is far more important than proximity to end customers,” explains Banschus. “The balancing act between availability of space and availability of staff is a major challenge for the industry.” Schöner is calling for cities to develop master plans for logistics, “just as there is, for example a building plan for all the high-rise towers in Frankfurt,” he adds. “For a working system for distribution and delivery within big cities, a similar solution is needed for logistics. Until this happens, we will remain in a phase of experimentation, in which many things are not yet fully developed.” Crommen also pleads for higher delivery costs: "If delivery services were priced appropriately, logistics providers would be able to pay the rental costs for these inner-city locations.” About CBRE Global Investors CBRE Global Investors is a global real asset investment management firm with $104.2 billion in assets under management* as of March 31, 2018. The firm sponsors investment programs across the risk/return spectrum for investors worldwide. CBRE Global Investors is an independently operated affiliate of CBRE Group, Inc. (NYSE:CBRE). It harnesses the research, investment sourcing and other resources of the world’s largest commercial real estate services and investment firm (based on 2017 revenue) for the benefit of its investors. CBRE Group, Inc. has more than 80,000 employees (excluding affiliates) and serves real estate investors and occupiers through approximately 450 offices (excluding affiliates) worldwide. For more information about CBRE Global Investors, please visit www.cbreglobalinvestors.com. *Assets under management (AUM) refers to the fair market value of real asset-related investments with respect to which CBRE Global Investors provides, on a global basis, oversight, investment management services and other advice and which generally consist of investments in real assets; equity in funds and joint ventures; securities portfolios; operating companies and real assetrelated loans. This AUM is intended principally to reflect the extent of CBRE Global Investors' presence in the global real asset market, and its calculation of AUM may differ from the calculations of other asset managers. About NAI apollo group NAI apollo group represents a network of individual, entrepreneurial and independent partner companies. The partner network takes an interdisciplinary approach and, with its team of 200 specialists, operates both nationally and internationally in the office, industrial, residential and retail property classes. Partners of NAI apollo group in Germany are corealis Commercial Real Estate GmbH (Dusseldorf), Cubion Immobilien AG (Mulheim an der Ruhr), Kasten-Mann Real Estate Advisors GmbH & Co. KG (Berlin), Larbig & Mortag Immobilien GmbH (Cologne/Bonn), NAI apollo real estate (Frankfurt am Main, Munich), Objekta Real Estate Solutions GmbH (Ulm), Strategpro Real Estate GmbH (Mannheim) and Völckers & Cie Immobilien GmbH (Hamburg). About Verdion Verdion is a leading European real estate investor, developer and asset manager of industrial and logistics property. Verdion provides new buildings for Europe’s leading logistics, e-tailing and industrial companies on a full design and financed basis. The company also acquires and controls large areas of strategic development land to meet the needs of its client partners. Verdion’s European portfolio has an investment value of circa €1 billion. The company has a further development pipeline of some 10 million sq ft (930,000 sq m). Verdion was founded by Michael Hughes in January 2010. Headquartered in London, Verdion also has offices in Düsseldorf and Malmö. About Feldhoff & Cie. As the leading consultancy for the property industry, Feldhoff & Cie. GmbH offers comprehensive services across three specialised corporate divisions: business development, communications and event & congress management. The company sets itself apart through its extensive and resilient network with excellent ties to diverse players in the property industry as well as politics and society. Since its foundation in 2003 in Frankfurt, the firm has grown continuously and now has over 20 employees working on behalf of its clients. Feldhoff & Cie focuses on the development of well-grounded, differentiating as well as attractive strategies and activities in order to gain tangible economic results and a competitive edge for its clients.

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Spanish developer sells houses on Amazon

Managing Partner at ONLINE REAL ASSETS - Digital Real Estate Company This is a first for the global commerce giant: Online real estate sales at Amazon.es. The Spanish developer Altamira has put up for sale about a hundred houses and apartments in Madrid, Barcelona and on the Mediterranean coast. The site allows the direct connection with a seller, but not yet the online purchase of the house. The proponent states that the first sales have already been made. Altamira AM is a real estate company, a subsidiary of the US investment fund Apollo. Its wealth in Spain is over 50 billion euros. This initiative is clearly the first step in a plan to rapidly increase the proponent's online real estate sales. Amazon.es is more shy about other real estate ads, as they are only present through links to the Trovit and Holapisos ad sites. We know that Amazon, like other Gafa, is very interested in real estate: tests were conducted in the United States in 2017. This Spanish initiative is probably in a much more ambitious vision for real estate.

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Over 1,000,000 sqm of office space under construction in Poland's regional cities

Data collected at the end of December 2017 leaves no doubt – it was a very successful year for the office market in regional cities. High developer activity and lively tenant interest in office spaces in major regional cities resulted in a further dynamic growth of the office sector and breaking new records.

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Interview

Interview of Filippo Rean, director of the real estate division of Reed MIDEM - MIPIM and MAPIC markets.

With his expertise, he speaks to us about his vision of PropTech and enlightens us on the trends to follow.

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Warehouse category A

Buildings, specially built for implementation of warehouse activities. There are requirements concerning the materials which were used during the construction of the building, height of the ceilings, width of the aisles, the possibility of adapting the inner space depending on the type of the stored goods. The existence of a railway, a modern security system, an autonomous electricity system and water supply system, the possibility of organizing office space, proximity to major highways. These warehouses are usually one-stores buildings with special floor covering, heavy equipment, the availability of specialized rooms - offices, administrative, auxiliary . With a modern fire-extinguishing system. With the ability to regulate the level of humidity, temperature, illumination indoors, depending on the type of stored goods. - Modern single-storey warehouse building, preferably rectangular shape without columns or with column space of at least 9 m and distance between the aisles at least 24 meters. - Site coverage ratio 40–45%. - Flat concrete floor with anti-dust surface, with more than 5 tons per sq m load, 1,20 m high above the soil. - High ceilings – at least 10 m allowing multilevel racking installation. - Controlled temperature. - Ventilation system. - Fire alarm and automatic fire-fighting systems. - Security alarm and video surveillance. - A sufficient (more then 1 per 700 sq m) ratio of automatic sheltered docks with dock levellers. - Parking for heavy-duty vehicles and cars. - Marshalling area for trucks. - Office premises. - Personnel facilities (toilets, showers, changing rooms and etc). - Fiber-optic telecommunications. - Fenced, safety guarded, well-lighted and landscaped area. - Proximity to the major highways. - Professional property management. - Professional developer (optional) - Personnel access control system (optional) - Autonomous power and heating supplies (optional) - Railway spur. (optional)

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LEED for industrial buildings

Historically, the perception has been that only build-to-suit office projects were eligible for LEED certification because industrial projects, many of which are speculative, were unable to fit into the narrow certification criteria. However, with USGBC’s multitiered approach to evaluation, industrial developers now have a valuable tool kit for obtaining this sought-after status. The LEED program has four distinct certification levels based on a 69-point rating system. The system evaluates sustainable sites, water efficiency, energy and atmosphere, materials and resources, indoor environmental quality, and LEED innovation credits. The certification levels for LEED construction include LEED Certified (26-32 points), LEED Certified Silver (33-38 points), LEED Certified Gold (39-51 points), and LEED Certified Platinum (52-69 points). The rating system is significant to industrial developers because its emphasis on mechanical systems -- such as heating, ventilating, and air conditioning -- typically is confined to large indoor environments with a higher density of employees. While industrial developers initially dismissed the option of earning certification points, attaining a LEED-Certified or LEED-Certified Silver designation for a spec industrial building is possible through the introduction of other sustainable building features and construction methods. Employing these classifications as a template for constructing a green industrial facility allows for an a la carte approach to development, based on managing the design and construction process with the ultimate goal of achieving a specific certification level. As with any development project, experience and planning are paramount to this strategy’s proper implementation, as installing individual sustainable features in a cost-effective and efficient manner requires an understanding of the different product types. For example, waterless urinals typically are not installed in spec construction, and on-site water retention often requires a higher level of advanced planning to accommodate for unique site conditions. As a result, pursing LEED certification begins even before project plans are drawn. Green Industrial Features As various green projects come on line, a new generation of industrial buildings is being constructed. Standard landscaping elements such as grass berms now are giving way to sustainable features such as bioswales, which are drainage systems that retain water onsite. French drains, which reduce water discharged into sewer systems also are a new sustainable feature for buildings. Meanwhile, interior elements such as • clerestory glass, which provides ambient lighting and requires less energy; • daylighting, which uses strategically placed windows and skylights to provide natural light; • recycled carpet; • non-volatile organic chemical-emitting paints and finishes; and • energy efficient mechanical systems can reduce operational expenses and help earn valuable points for LEED certification.

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