Portugal Real Estate Market Report - Savills

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Portugal Real Estate Market Report - Savills
Portugal Real Estate
  Market Report
       1st Semester 2019
Portugal Real Estate Market Report - Savills
Portugal Real Estate Market Report

Economy
                                                                                                                               In 2019, the increase in private                                                                                                The gradual decline in the unemployment
    Throughout the year 2019,                                                                                               consumption will be linked to the favorable                                                                                     rate, which by 2020 is estimated to reach 5.7%,
    Portugal will maintain its                                                                                              evolution of disposable income of households,                                                                                   together with a low population growth, will
    expansion trajectory, albeit                                                                                            justified by the favorable evolution of                                                                                         have a decisive influence on the productivity
                                                                                                                            employment and nominal wages.                                                                                                   levels achieved, which are fundamental to
    to a lower rhyme compared                                                                                                  In May 2019, the unemployment rate                                                                                           maintaining the competitiveness of the
    to the last years                                                                                                       stood at 6.6%.                                                                                                                  Portuguese economy.
                                                                                                                               It should be noted that the Portuguese
   At the beginning of 2019, the Portuguese                                                                                 economy, despite successfully passing through
economy experienced a slight acceleration in                                                                                a period of recession and now enjoying a more
its expansion trajectory, registering a growth of                                                                           favorable international context, continues
0.5% in the first quarter of 2019.                                                                                          to present some structural challenges that
   The projections advanced by the Bank of                                                                                  influence its growth potential.
Portugal foresee a real GDP growth of 1.7%
in 2019, with the evolution of Portuguese
economic activity based on the growth of                                                                                                   Macroeconomic                                                                                                                                   2019                                                2020                                             2021
                                                                                                                                                                                                                                          2018
private consumption, the dynamism of Gross                                                                                                  projections                                                                                                                                     (f)                                                 (f)                                              (f)
Fixed Capital Formation and the increase in
                                                                                                                                                                GDP                                                                         2.1%                                           1.7%                                                     1.6%                                          1.6%
exports, despite the downward revision of
external demand.                                                                                                                                        Inflation                                                                           1.2%                                           0.9%                                                     1.2%                                          1.3%
   Also, financing conditions should remain
favorable for all sectors of the economy                                                                                                 Private Consumption                                                                               2.5%                                            2.6%                                                     2.0%                                          1.7%
and external demand should grow on average                                                                                               Public Consumption                                                                               0.8%                                             0.5%                                                     0.5%                                        0.5%
below 3%.
                                                                                                                                                        Exports                                                                            3.6%                                            4.5%                                                     3.1%                                        3.4%

                                                                                                                                                        Imports                                                                           4.9%                                             8.0%                                                     4.3%                                        4.4%

                                                                                                                                                   Employment                                                                              2.3%                                            1.3%                                                     0.8%                                        0.4%

                                                                                                                                         Unemployment rate                                                                                 7.0%                                            6.3%                                                     5.7%                                        5.3%

                                                                                                                            (f) forecast                                                                                                                                                                                                                                   Source Bank of Portugal

           Unemployment Rate
    20
     18

                                                   17.3
     16

                                   17

                                                                   17
                     16.2

                                                                              16
          15.4

                                                                                            15.4
     14

                                                                                                            14.8

                                                                                                                              14.4

                                                                                                                                          13.6

                                                                                                                                                        13.5

                                                                                                                                                                        13.4
     12

                                                                                                                                                                                        12.4

                                                                                                                                                                                                   12.3

                                                                                                                                                                                                                 12.3

                                                                                                                                                                                                                                 12.1
     10

                                                                                                                                                                                                                                                 11.3
%

                                                                                                                                                                                                                                                            10.9

                                                                                                                                                                                                                                                                           10.5

                                                                                                                                                                                                                                                                                           9.8
      8

                                                                                                                                                                                                                                                                                                           9.2

                                                                                                                                                                                                                                                                                                                      8.8

                                                                                                                                                                                                                                                                                                                                    8.1

                                                                                                                                                                                                                                                                                                                                                     7.6
      6

                                                                                                                                                                                                                                                                                                                                                                     7.1

                                                                                                                                                                                                                                                                                                                                                                                7

                                                                                                                                                                                                                                                                                                                                                                                              6.7

                                                                                                                                                                                                                                                                                                                                                                                                                                6.6
                                                                                                                                                                                                                                                                                                                                                                                                                6.5
      4
      2
      0
          May 2012

                     August 2012

                                   November 2012

                                                   February 2013

                                                                   May 2013

                                                                              August 2013

                                                                                            November 2013

                                                                                                            February 2014

                                                                                                                              May 2014

                                                                                                                                          August 2014

                                                                                                                                                        November 2014

                                                                                                                                                                        February 2015

                                                                                                                                                                                        May 2015

                                                                                                                                                                                                   August 2015

                                                                                                                                                                                                                 November 2015

                                                                                                                                                                                                                                 February 2016

                                                                                                                                                                                                                                                 May 2016

                                                                                                                                                                                                                                                             August 2016

                                                                                                                                                                                                                                                                           November 2016

                                                                                                                                                                                                                                                                                           February 2017

                                                                                                                                                                                                                                                                                                           May 2017

                                                                                                                                                                                                                                                                                                                      August 2017

                                                                                                                                                                                                                                                                                                                                    November 2017

                                                                                                                                                                                                                                                                                                                                                     February 2018

                                                                                                                                                                                                                                                                                                                                                                     May 2018

                                                                                                                                                                                                                                                                                                                                                                                August 2018

                                                                                                                                                                                                                                                                                                                                                                                              November 2018

                                                                                                                                                                                                                                                                                                                                                                                                                February 2019

                                                                                                                                                                                                                                                                                                                                                                                                                                May 2019
           * (Seasonally adjusted -%) of the active population aged 15-74 years by age group; Monthly                                                                                                                                                                                                                                                                                                         Source INE

                                                                                                                                                                                                        3
Portugal Real Estate Market Report - Savills
Portugal Real Estate Market Report                                                                                                                                                                 Portugal Real Estate Market Report

                                                                                                                                                                                                                                                                                                                         Vacancy rate by market zone
                                                                                                                                                                                                                                                                                                              25.00%
                                                                                                                                                                                                                                                                                                                                                            Prime Zone          CBD Zone       Emerging Office Zone
                                                                                                                                                                                                                                                                                                                                                                            Secondary Zone        Parque das Nações
                                                                                                                                                                                                                                                                                                                                                                                                       Western Corridor
                                                                                                                                                                                                                                                                                                             20.00%

                                          Offices                                                                                                                                                                                                                                                              15.00%

                                                                                                                                                                                                                                                                                                                                                                                               12.08%
                                                                                                                                                                                                                                                                                                              10.00%
                                                                                                                                                                                                     At the end of the first half of 2019, the Lisbon
                                                                                                                                                                                                                                                        Vacancy Rate
                                                                                                                                            A12                                                   office market totaled 110,100 sq.m of take-up,        Lisbon Office Market
                                                                                                                                                                              VASCO               corresponding to 97 operations. This result,
                                                          CRIL
                                                                                                                                                           PARQUE             DA GAMA                                                                                                                           5.00%
                                                                                                                                                             DAS              BRIDGE              which represents an increase of 27% compared                                                                                                                                                 3.27%
                                                                                                                                                           NAÇÕES
                                                                                                                                                                                                  to the first half of 2018, allows us to foresee a                                                                                                                                            3.83%
                    IC16
                                                                                     IP7                                                                                                          more exciting year-end compared to forecasts                                                                                                                                                 1.41%
                                                                                                             AIRPORT                                                                                                                                                                                            0.00%                                                                          0.35%
                                                                                                                                            GARE DO                                               drawn at the beginning of the year, which
                                                                                                                                            ORIENTE
                                                                                                                                                                                                  should exceed 170,000 sq.m, but should not                                                                              1º half 2015   1º half 2016   1º half 2017     1º half 2018   1º half 2019

                                                                         2ª CIRCULAR
                                                                                                                                                                                                  surpass the 200,000 sq.m. mark.
                                                                                                                                                                                                     24% of the operations registered in the first                     5.23%                                                                                                                    Source Savills Research

                                                                  BENFICA                                                                                                                         six months of the year concerned areas above
                                                                                                                               CHELAS
                                                                                                                                                                                                  1,000 sq.m, mostly centered on the Parque
                                                                                                         ENTRECAMPOS                                                                              das Nações, Prime Zone and Emerging Office
                                                                                                         STATION
                      IC19                                                                                                                                                                        Zone areas.
                                                                            SETE RIOS
                                                                             STATION                                                                                                                 It should be noted that the Parque das                                                                  Best performing Activity Sectors
                                                                                                                                                                                                  Nações zone and the Prime Zone were the best             Although the vacancy rate is currently below
                                                 MONSANTO
                                                                                 L

                     N117                                                                                                                                                                         performing market zones with 26,840 sq.m and          6%, the market shows that it will be able to
                                                                              -SU
                                                                            TE

                                                                                 CAMPOLIDE
                                                                                                                                                                                                  24,937 sq.m respectively. It is important to note     stay above the average take-up of the last five
                                                                          OR

                                                          A5
                                                                        ON

               WESTERN
              CORRIDOR                                                                                                                                                                            that for the performance balance of the Parque        years (158,000 sq.m).
                                                                     EIX

                                                                            AMOREIRAS                                                                                                             das Nações area, the purchase of a 17,400 sq.m           The Secondary Zone, which comprises
                                                                            ESTRELA
                                                                                                                                        SANTA
                                                                                                                                                               Prime CBD                          turnkey office project by the AGEAS Portugal          the riverside and historical area of Lisbon,
                                                                                                                                        APOLÓNIA
                                                                                                          BAIXA                         STATION                                                   Group accounted for 65% of the total. GLA             delimited by the Av. Infante Santo and Av. 24
                    CRIL                                                                                 CHIADO                                                CBD
                                                                                                            CAIS DO SODRÉ
                                                                                                                                                                                                  occupied in this market area.                         de Julho axes, as well as the Parque das Nações                 Business                        Consultants                           Financial
                                                                    A2
                               RESTELO                                                       CAIS DO        STATION                                            Emerging Office Zone                  In the Prime Zone, the market had the              area, are the areas with a practically zero                     Services:                       and Lawyers:                          Services:
                                                    ALCÂNTARA                                 SODRÉ

                                                                                                                                                                                                                                                                                                                     28,259                             24,664                             24,606
                                                                                                                                                               Secondary Office Zone              leasing operations of the newly built Torre           vacancy rate, resulting from the lack of entry of
                                                                                                                                                               "Parque das Nações"                da Cidade located at Fontes Pereira de Melo           new speculative projects.
                               BELÉM TOWER                                                                                                                                                        Avenue 41, by the multinational consultant               During the first half of 2019, 48 operations                    sq.m                              sq.m                                 sq.m
                                                                         25 DE ABRIL
                                                                                                                                                               Western Corridor
                                                                         BRIDGE                                                                                                                   KPMG (9,950 sq.m) and the Law Firm PLMJ               were due to relocations, accounting for a total of
                                                                                                                                                               Zone 7
                                                                                                                                                                                                  (8,306 sq.m) that occupied all the office space       72,659 sq.m, and another 31 operations related
                                                                                                                                                                                                  in this emblematic project.                           to area expansion decisions, totaling 27,157 sq.m.
                                                                                                                                                                                                                                                           By the end of the year 2019, approximately
                                                                                                                                                                                                                                                        22,000 sq.m should be completed spread over
                                                                                                                                                                                                                                                        5 office building projects located in the Prime,
                                Market Zone Take-Up 5 Years Evolution                                                                                                                                                                                   CBD and Western Corridor Zones.                                        Pipeline 2019 – 2021
                      40                                                                                                                                                                                                                                   Between 2020-2021 will reach approximately                120,000
                                    1st Semester 2015                    1st Semester 2016                 1st Semester 2017
                                                                                                                                                                                                                                                        153,000 sq.m heavily concentrated in the
                                                                                                                                                                                                                                                                                                                                                                                                  106,170
                                                                                                                                                                                                                                                        Parque das Nações area, marked by innovation
                                    1st Semester 2018                    1st Semester 2019                                                                                                                   MARKET TOTAL
                                                                                                                                                  26,840

                                                                                                                                                                                                                                                        and modernity that will contribute to underline              100,000
                                                                                                                                                                                                             1ST SEMESTER 2018
                                                 24,937

                                                                                                                                                                                                                                                        the technological nature of this market area,
                                                                                                                                                                                                             86,819
                                                                                                23,229

                                                                                                                                                                         22,185
sq.m. (thousands)

                                                                                                                                                                                                                                                        such as the EXEO and K-Tower projects.
                                                                                              21,338

                                                                                                                                                                                                                                                                                                                     80,000
                                                                                                                                                                                                             sq.m.                                         Regarding office lease prices and forecasts
                                                                                                                                                                     18,785
                                                                                           18,753

                                                                                                                                                                    17,616

                                                                                                                                                                                                                                                        for the next 6 months, prime rent closed the
                                                                      16,032

                                                                                                                                                           15,926
                                      15,398

                                                                                                                                                                                                                                                                                                             sq.m.
                                                                     14,840
                                      15,610

                                                                                                                  14,855

                      20
                                                                                                                               13,808
                                     14,285

                                                                                                                                                                                                                                                        semester at € 22 / sq.m / month, with relative               60,000
                                                                   13,682

                                                                                     12,834

                                                                                                                                            12,577

                                                                                                                                                                                                             MARKET TOTAL                               price stability observing.
                                                                                                                                                                9,867

                                                                                                                                                                                                             1ST SEMESTER 2019
                                                               8,766
                                                          8,765

                                                                                                                                                                                                                                                           Until the end of 2019, rents are expected to
                                                                                                                                                                                                                                                                                                                     40,000
                                                                                                                                                                                                             110,069
                                                                                                                                                                                        7,163

                                                                                                                                                                                                                                                        remain stable, but there is room for general
                                 5,692

                                                                                                                                                                                                                                                                                                                                                                       31,300
                                                                                                                                                                                     4,498
                                                                                                                                                                                     4,462
                                                                                                            4,246

                                                                                                                       4,275

                                                                                                                                                                                     4,148

                                                                                                                                                                                                                                                        market increases of around 5%, justified by
                                                                                                                                    2,446
                                                                                                                                    2,309
                                                                                 2,436

                                                                                                                                                                                                                                                                                                                                         21,920
                                                                                                                                                                                  1,734

                                                                                                                                                                                                             sq.m.                                      the vacancy rates at minimum values and high                 20,000
                                                                                                                                                                                                                                                        demand. This upward pressure will be justified
                                                                                                         0

                                                                                                                           0

                           0                                                                                                                                                                                                                            not only by the lack of available space, but also
                                                                                                                                                                                                                                                                                                                          0
                                         Prime                    CBD             Emerging                Secondary               Parque                       Western              Other                                                               by the entry of new planned projects that will
                                         Zone                     Zone           Office Zone                Zone                das Nações                     Corridor             zones                                                               raise the price range.                                                           2019                          2020                            2021

                                                                                                                                                                        Source Savills Research                                                                                                                                                                                                 Source Savills Research

                                                                                                                                                     4                                                                                                                                                                               5
Portugal Real Estate Market Report - Savills
Portugal Real Estate Market Report                                                                                                                                                                                    Portugal Real Estate Market Report

                                                                                                                                                                                                                                                        Oporto Offices
                                                                                                                                                                                                                                                        Market
                        Prime rents by market zone                                                                                                                                                                                                         In the first half of 2019, Oporto office                                    A28

                                                                                                                                                                                                                                                                                                                                                                                                                 A41
               €25.00                                                                                                                                                                                                                                   market accounted for a total of 22,552 sq.m of                     FRANCISCO SÁ CARNEIRO

                                                                                                                                                                                          2017              2018   Q1 2019                    Q2 2019
                                                                                                                                                                                                                                                        take-up, which represents a sharp decrease of                      INTERNATIONAL AIRPORT
                                                                                                                                                                                                                                                                                                                                                                                                                                    N107
                                                                                                                                                                                                                                                                                                                                                          N107
                                                                                                                                                                                                                                                        45% over the same period of 2018.
                                             €22.00
                                                      €22.00

                                                                                                                                                                                                                                                           The ZEP zone concentrated the largest                                                                                               N13
               €20.00
                                    €21.00
                          €20.50

                                                                                                                                                                                                                                                        contracted GLA in a total of 8,550 sq.m and                                          PERAFITA
                                                                                                                                                                                                                                                                                                                                                                                                        MAIA
                                                                                                                                                                                                                                                        was elected by a renowned financial services
                                                                                 €18.00
                                                                                          €18.00

                                                                                                                                 €18.00

                                                                                                                                                                                                 €18.00
                                                                                                                                                                                                          €18.00
                                                                                                                                                                                                                                                                                                                                                                                                                                                  A3
                                                               €17.00
                                                                        €17.00

                                                                                                                                                                               €17.00
                                                                                                                                                                                        €17.00
€/sq.m/month

                                                                                                                                                                                                                                                        company to implement its new premises in the
               €15.00
                                                                                                      €16.00

                                                                                                                        €16.00

                                                                                                                                                   €16.00
                                                                                                                                                            €16.00
                                                                                                                                                                     €16.00
                                                                                                                                          €15.47
                                                                                                                                                                                                                                                        Greater Porto market, totaling 4,000 sq.m.

                                                                                                                                                                                                                                     €14.50
                                                                                                                                                                                                                                               €14.50
                                                                                                                                                                                                                                                                                                                                                 MAR
                                                                                                               €14.00

                                                                                                                                                                                                                                                                                                                                                 SHOPPING
                                                                                                                                                                                                                                                           In total, Oporto office market registered

                                                                                                                                                                                                                   €13.50
                                                                                                                                                                                                                            €13.50
                                                                                                                                                                                                                                                                                                                                                                                          A4

                                                                                                                                                                                                                                                        a total of 28 operations, of which 53% was                                                                                                                                                              A4
               €10.00
                                                                                                                                                                                                                                                        directed to operations below 300 sq.m.                                     EXPONOR
                                                                                                                                                                                                                                                                                                                                                                                                      VIA
                                                                                                                                                                                                                                                           Oporto continues to assert itself as a city                                             A28                                               NORTE                                     N105
                                                                                                                                                                                                                                                        of business destination, integrating the list of
                €5.00
                                                                                                                                                                                                                                                        preferred locations of multinationals wishing                                                              VIA
                                                                                                                                                                                                                                                                                                                                                                 RÁPIDA
                                                                                                                                                                                                                                                        to expand their activity in Portugal.                   PORTO DE LEIXÕES
                                                                                                                                                                                                                                                                                                                 CRUISE TERMINAL
                                                                                                                                                                                                                                                                                                                                                                             NORTE    CIRCUNVALAÇÃO
                                                                                                                                                                                                                                                                                                                                                                                       CIRCUNVALAÇÃO
                                                                                                                                                                                                                                                                                                                                                                                             ROAD                            ASPRELA
                                                                                                                                                                                                                                                                                                                                                                             SHOPPING       ROAD

                                                                                                                                                                                                                                                           Given the demand that the market has                                          MATOSINHOS
               €0.00                                                                                                                                                                                                                                                                                                                                                            ZEP
                                                                                                                                                                                                                                                        registered, the promotion of new office                                                                                                  VCI                   A20                                N12

                              Prime Zone                            CBD Zone                       Emerging Office Zone                   Secondary Zone                      Parque das Nações                    Western Corridor                     building projects is today a reality that                                                        CITY'S
                                                                                                                                                                                                                                                                                                                                                         PARK             PINHEIRO
                                                                                                                                                                                                                                                        promises not to slow down and is urgently                                                                          MANSO
                                                                                                                                                                                                                   Source Savills Research
                                                                                                                                                                                                                                                        needed to maintain the attractiveness and              Boavista – Prime CBD
                                                                                                                                                                                                                                                                                                                                                                  AVIZ
                                                                                                                                                                                                                                                                                                                                                                              INTERFACE CASA
                                                                                                                                                                                                                                                                                                                                                                                                        CONSTITUIÇÃO
                                                                                                                                                                                                                                                                                                                                                                                   DA MÚSICA
                                                                                                                                                                                                                                                        competitiveness of Oporto compared to other                                                                                   BOAVISTA
                                                                                                                                                                                                                                                                                                                                                                                                                              ANTAS
                                                                                                                                                                                                                                                                                                                                                                                                                                               CAMPANHÃ
                                                                                                                                                                                                                                                                                                               Downtown Area
                                                                                                                                                                              Trends:
                                                                                                                                                                                                                                                                                                                                                                                                        DOWNTOWN
                                                                                                                                                                                                                                                        European capitals.                                                                                                           A1                   RIBEIRA
                                                                                                                                                                                                                                                                                                                                                                                                                        CAMPO 24 DE           CAMPANHÃ
                                                                                                                                                                                                                                                           For the next years it is foreseen the               Eastern Zone                                  MARG                                                       AGOSTO BUS            INTERMODAL TERMINAL
                                                                                                                                                                                                                                                                                                                                                                 INAL       ARRÁBIDA                                     TERMINAL
                                                                                                                                                                                                                                                                                                                                                                                           PAVILHÃO
                                   Main projects under development                                                                                                            ■■ The second half of the year will continue to                           development of more than 150,000 sq.m. At the          ZEP                                                            BRIDGE      ROSA MOTA S. BENTO
                                                                                                                                                                                                                                                                                                                                                                                                     STATION
                                                                                                                                                                                 be marked by the renegotiation of rents as                             end of the first half of 2019, the Urbo Business       Matosinhos                                                                              LUÍS I BRIDGE                         FREIXO
                                                                                                                                                                                                                                                                                                                                                                                                                                                                 N209
                                                                                                                                                                                                                                                                                                                                                                                                                                             BRIDGE
                                                                                                                                                                                 well as the commitment by some owners                                  Center buildings (16,100 sq.m), the Boavista
                                                                                                                                                                                                                                                                                                               Maia
                                    HUB Criativo do Beato                                            EXEO – Stage 1                                                              to remodeling more outdated and obsolete                               Office Center (8,000 sq.m) and the Sonae                                                                                                               GAIA
                                                                                                                                                                                                                                                                                                               Vila Nova de Gaia
                                   › Others Zones                                                   › Parque das Nações                                                          spaces, taking advantage of the high demand;                           Headquarters building integrated into the 7,000                                                                                                      DEVESAS          A44                         N108
                                                                                                                                                                                                                                                                                                                                                                                                             STATION
                                   › Estimated date of completion: 2020                             › Estimated date of completion: 2021                                                                                                                sq.m Maia Business Center were completed.
                                   › GLA: 11,000 sq.m                                               › GLA: 30,000 sq.m                                                        ■■ This year will be distinguished by the                                    By the end of the year, the 31,000 sq.m
                                                                                                                                                                                 rethinking of occupancy strategies and the                             Porto Office Park (POP) project and the
                                                                                                                                                                                 analysis of the new offer that will start to                           16,800 sq.m Palácio dos Correios project for
                                    MONUMENTAL                                                       3rd COLOMBO’S TOWER                                                         enter the market in the next two years;                                offices are expected to be completed.              Take-up distribution by market zone
                                   › CBD Zone                                                       › Emerging Zone
                                   › Estimated date of completion: 2020                             › Estimated date of completion: 2021                                      ■■ Increased demand for coworking spaces as a
                                                                                                                                                                                 result of the growing number of startups, but                                                                                                     7%
                                   › GLA: 18,000 sq.m                                               › GLA: 30,000 sq.m                                                                                                                                                                                                       Downtown                                                                                    3%
                                                                                                                                                                                 also an increase in new forms of organization                                                                                                                                                                                           Eastern Zone
                                                                                                                                                                                                                                                                                                                                       1%
                                                                                                                                                                                 and workplace experience that foster a                                                                                                               Maia                                                                               28%
                                                                                                                                                                                 growing sense of sharing and community;                                                                                                                                                                                                 Boavista - Prime CBD

                                                                                                                                                                              ■■ Companies' growing commitment to
                                                                                                                                                                                                                                                                                                                                  23%
                                                                                                                                                                                 improving their office space as an essential                                                                                               Matosinhos
                                                                                                                                                                                 and integral tool for their talent attraction
                                                                                                                                                                                 and retention strategies.

                                                                                                                                                                                                                                                                                                                                                                               38%
                                                                                                                                                                                                                                                                                                                                                                                ZEP

                                                                                                                                                                                                                                                                                                                                                                                                                                           Source Savills Research

                                                                                                                            6                                                                                                                                                                                                                7
Portugal Real Estate Market Report - Savills
Portugal Real Estate Market Report                                                                                                   Portugal Real Estate Market Report

                                                                                                                    Retail
   Rents in the Oporto office market continue                   Market Zones     Rent/sq.m/month                       The Portuguese retail market continued                                                             we also have the restaurants Meat Me, Up to
their upward trend justified by the high                                                                            to show strong dynamics demonstrating             The Food & Beverages sector                         Sushi, Stanislav Café, 100 Ways, Sa Morais
                                                          Boavista - Prime CBD       18.00€
demand, the improvement in the quality of                                                                           the maintenance of good performance               has been the main driver of                         Sushi and Therapist.
                                                            Downtown’s Zone          17.00€
new projects promoted but also by the lack                                                                          in the sector.                                    the high street retail in Lisbon                       Every corner of the city of Lisbon receives
of current supply available in the face of high                 Eastern Zone         13.00€                            In terms of the evolution of economic                                                              increasingly diverse concepts that bring life
demand dynamism.                                                                                                    indicators, the CPI registered in June 2019,         The Food & Beverages sector accounted for        to a totally cosmopolitan, modern and open
                                                                    ZEP              14.00€
                                                                                                                    a year-on-year change of 0.4% and identical       79% of new openings, followed by the Fashion        to the world, trying to keep its historical and
                                                                 Matosinhos          14.00€                         to the previous month. The underlying             sector with 8%.                                     cultural character intact.
                                                                   Maia              13.00€                         inflation indicator (total index excluding           In the Food & Beverages sector, we highlight        In the face of rising demand, the available
                                                                                                                    unprocessed food and energy) increased            the opening of JNcQuoi Asia restaurant at           supply remains scarce and continues to put
                                                            Vila Nova de Gaia        13.00€
                                                                                                                    by 0.6% year-on-year, representing a 0.1%         Avenida da Liberdade nº 144, in an area of 900      pressure on the income values practiced. Since
                                                                                                                    increase over May.                                sq.m and with a concept focused on Asian cuisine.   the beginning of the year 2019, the prime rent
                                                                                          Source Savills Research
                                                                                                                       The national retail market remains quite          Also noteworthy is the opening of the            applied to the Chiado area has risen by 14% to
                                                                                                                    dynamic due to the high street retail, with a     project King of China and Chef Avillez’s House      stand at the end of the second quarter of 2019
                                                                                                                    very significant expression in the central axes   of Delights in Chiado. Among other openings,        at 160 € / sq.m / month.
                                                                                                                    of the city of Lisbon. In the first six months
                                                                                                                    of the year, Savills accounted for a sample of
                                                                                                                    150 new stores in the heart of Lisbon, with                   Consumer price and underlying inflation indices
                                                                                                                    the highest concentration in the parishes of           1.6
                                                                                                                    Misericórdia, Avenidas Novas, Santo António                                                 CPI (Year on Year Rate)        CPI (Rate Variation of the last 12 months)
                                                                                                                    and Campo de Ourique.                                  1.4                                                                             Underlying inflation indicator

                                                                                                                                                                           1.2
                                                                                                                    Throughout 2019,
                                                                                                                    Portuguese consumers have                                1

                                                                                                                    been more confident about                             0.8

                                                                                                                                                                      %
                                                                                                                    their economic situation,
                                                                                                                                                                          0.6
                                                                                                                    paving the way for changes
                                                                                                                    in their consumption                                  0.4
                                                                                                                    patterns and also allowing
                                                                                                                                                                          0.2
                                                                                                                    them to be more willing
                                                                                                                    to spend on products and                                0

                                                                                                                    activities that bring benefits,                               Jan Fev Mar Abr Mai Jun Jul Ago Set Out Nov Dez Jan Fev Mar Abr Mai Jun
                                                                                                                                                                                  2018 2018 2018 2018 2018 2018 2018 2018 2018 2018 2018 2018 2019 2019 2019 2019 2019 2019
                                                                                                                    that promote happiness.
                                                                                                                                                                                                                                                                               Source INE

                                                            8                                                                                                                                         9
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                                                                                                                                                                       Out with the old…
                                                                                                                                                                       In with the new!
                                                                     Also in the city of Oporto, the high street      High Street, and as we have been witnessing
                      There are also growing                      retail maintains its expansion trajectory and    in Lisbon, has been growing significantly and in
                      openings of convenience-                    affirmation of successful format. In the first   parallel with an increase in the flow of tourists
                      framed formats that are                     six years of 2019, there were several brands     visiting the city of Porto.
                                                                  that opened stores, of which we can highlight
                      totally targeted at city                    the Spanish brand Hawkers that opened a
                      consumers who know the                      store in Santa Catarina Street and Elements
                      products they like very well                Contemporary Jewelery in Rua das Flores.
                                                                     Greater Oporto will also be the address
                      and who don’t like to waste
                                                                  chosen for the opening of the first Primark
                      a lot of time. Fast product                 XXL store that will be located in Norte
                      experience and access is                    Shopping, resulting from the expansion of                                                                                                                                                              Stock shopping
                                                                                                                                                                                                                                                                            centers:
                      the key to success for these                this shopping centre. The new store will

                      types of formats.                           considerably increase the space already
                                                                  occupied by Primark to about 6,300 sq.m.
                                                                                                                                                                                                                                                                             3.7
                                                                                                                                                                                                                                                                           million sq.m

                                                                                                                                                                                                                                                                         Greater Lisbon
                                                                                                                                                                                                                                                                             Offer:

                                                                                                                                                                                                                                                                              1.1
                                                                                                                                                                                                                                                                           million sq.m

                      Market Values
                                                                                                                                                                          After decades of successful openings,        phase, resulting not only from changes in
                                                                                                                                                                                                                                                                          Great Porto
                                                                                                                                                                       the shopping center market in Portugal is       consumer profile, for sustainability and             Offer:
                                                                                                                                                                       now undergoing a period of renewal of its       energy efficiency reasons, but above all.
                                                                                                                                                                       shopping center stock.
                                                                                                                                                                          In the first six months of 2019 we had
                                                                                                                                                                                                                       driven by the digital world.
                                                                                                                                                                                                                          The rapid access to all the information
                                                                                                                                                                                                                                                                            584
                                                                                                                                                                                                                                                                          thousand sq.m
                      Prime Rents Evolution                                                                                                                            the Alameda Shop & Spot requalification         launched by different brands in different
                180                                                                                                                                                    and the start of the expansion of Glicínias     purchase channels, with special relevance to
                         High Street – Lisbon     High Street – Oporto
                                                                                                                                                                       Plaza located in Aveiro and scheduled for       the digital channel, now poses a real challenge
                160      Shopping Centers
                                                                                                                                                                       completion in the year 2021.                    for physical commercial spaces.
                                                                                           160                                                                            Also noteworthy was the opening of
                140                                                                                                                                                    Montijo Retail Park, which added 18,000 sq.m
                                                         120             140
                                                                                                                                                                       to the existing commercial offer on the south   Making the shopping experience
                120                         110
                                                                                                                                                                                                                       unique, complete and differentiating
€/sq.m./month

                          100                                                                                                                                          bank of the Tagus.
                100                                                                                                                                                       Currently, and with no plans to open         now motivates investors and
                                                         100             100               100                                                                         new shopping centers in Portugal, the focus
                80         85
                                            95
                                                                                                                                                                       remains on the requalification, expansion and
                                                                                                                                                                                                                       developers to expand and renovate
                                                                                                                                                                       modernization of a set of shopping centers,     their shopping centers.
                60                                                        70                70
                                                                                                                                                                       such as Norte Shopping, Colombo Shopping
                40                          50           50                                                                                                            Center, Oeiras Park and Vila do Conde Porto
                          40                                                                                                                                           Fashion Outlet.
                20                                                                                                                                                        A very successful format for Portuguese
                                                                                                                                                                       consumers and winners of several
                 0
                                                                                                                                                                       international awards, shopping centers in
                          2015            2016           2017            2018            Q2 2019                                                                       Portugal are experiencing a reinvention

                                                                                Source Savills Research

                                                                                10                                                                                                                                                                     11
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                                                                                                                                                                                                                                                                                       Prime Rents Q1 2019
                                                                                                                                                                                                                                                                        Bucharest                        €4.00
                                                                                                                                                                                                                                                  Milan - Bologna - Rome                                 €4.33

                 Logistics                                                                                                                                                                                                                                  Paris (Ile-de-France)
                                                                                                                                                                                                                                                                          Prague
                                                                                                                                                                                                                                                                                                         €4.33
                                                                                                                                                                                                                                                                                                           €4.70

                 and Industrial
                                                                                                                                                                                                                                                                           Lisbon                          €5.00
                                                                                                                                                                                                                                                                         Warsow                               €5.35
                                                                                                                                                                                                                                                                          Madrid                               €5.50
                                                                                                                                                                                                                                                                          Vienna                                       €6.50
                      The industrial and logistics sector saw the                                                                                                                                 The current challenges imposed by the                                   Munich                                         €7.10
                                                                                                    TORRES VEDRAS
                  take-up of the first half 32% lower than the                                                                                                                                 requisition and immediate delivery of the                        The Neetherlands                                           €7.71
                                                                                                                                                                           AZAMBUJA
                  1st semester of 2018. This decrease is again                                                                                                      A1                         most varied products, driven by e-commerce,
                                                                                                                                               ALENQUER                                                                                                                    Dublin                                                   €8.75
                  related to the common denominator of the                                                                                                                                     have had a particular impact in the search
                  other real estate segments: lack of supply that                                              A8                                                                              of spaces that combine the proximity to the
                                                                                                                                                                                                                                                                          London                                                                           €16.50
                                                                                                                                                                 CARREGADO

                  meets the criteria currently demanded by                                                                                                                                     centers of the cities with the infrastructures
                  logistics operators.                                                                                                                                                         that make possible and guarantee the                                                    0    2        4             6       8          10         12   14        16          18
                                                                                                                                                                               A10
                      In the case of logistics and industrial                                                                                    VILA FRANCA                                   effectiveness of the cycle logistic operations.                                                                           €/sq.m/month
                                                                                                                                                      DE XIRA
                  platforms, the supply of spaces with more                                 MAFRA                                                                                                 Therefore, it becomes increasingly
                                                                                                         A21                                                                                                                                                                                                                                          Source Savills Research
                  than 10,000 sq.m is particularly scarce. This                                                                                                          N10                   imperative that future logistics spaces
                  led, especially during the second quarter, to                                                                                                                                be versatile and respond to important
                  price rises in the area of the Western Corridor                                                                CREL
                                                                                                                                                                                               guidelines such as sustainability, energy                                Prime Rents Industrial and Logistical Axes
                  (3.5 € / sq.m for 4 € / sq.m) and Matinha -                                                                                     ALVERCA                                      efficiency, decarbonization, interconnection                     €6.00
                  Prior Velho (4.5 € / sq.m for 5 € / sq.m).                                                                                                                                   with other platforms and means of transport,
                                                                                                                                                                                                                                                                                                                                            Q4 2018   Q1 2019        Q2 2019
                      Other secondary zones such as the                                                               LOURES                                                   N118            the ability to install state-of-the-art
                                                                                                                                                                                                                                                                €5.00
                  Montijo - Alcochete and Palmela - Setúbal                                                                                                                                    technology, among others.

                                                                                                                                                                                                                                                                                                                                             €5.00
                                                                                            IC16
                                                                              SINTRA
                  axis also registered increases in rents                                                           ODIVELAS                                                            N119      In this sense, it is worth noting the
                  practiced, proof of the affirmation of these                                                                                                                                 expected arrival in the market in 2019 of the                    €4.00

                                                                                                                                                                                                                                                 €/sq.m/month
                                                                                             IC19

                                                                                                                                                                                                                                                                               €4.00

                                                                                                                                                                                                                                                                                             €4.00

                                                                                                                                                                                                                                                                                                                            €4.00
                                                                                                          AMADORA           AEROPORTO
                  zones as viable alterations and consolidated                                                                LISBOA                  ALCOCHETE                                newly infrastructed logistics platform of the

                                                                                                                                                                                                                                                                                                           €3.75
                                                                                    IC30

                                                                                                                                                                                                                                                                                                                                                        €3.50
                  to the prime axis.                                                                                                                                                           latest generation in Castanheira do Ribatejo,                    €3.00
                                                                                                                              LISBOA

                                                                                                                                                                                                                                                                                                                                                                        €3.00
                                                                                                                CRIL
                      The warehouse Azambuja 2 with 38,482                            A5                                                                                                       property of Merlin Properties with an area
                                                                          CASCAIS
                  sq.m., the Abóboda Business Center (7,146                                  OEIRAS                                                                                            between 250,000 sq.m and 300,000 sq.m, as a
                                                                                                                                                      MONTIJO                                                                                                   €2.00
                  sq.m) and the Aleluia Factory in Aveiro                                                                    ALMADA                                                            result of an investment of 150 M€ .
                                                                                                                                    BARREIRO
                  (5,000 sq.m) are the top 3 of the largest                                                         IC20
                                                                                                                                                                                                                                                                €1.00
                  transactions in the industrial and logistics                                                                                        MOITA
                                                                                                                                        SEIXAL                                   A12
                  segment in the first half of this year,
                  representing a concentration of 90% of the                                                                                        IC32                                                                                                        €0.00
                                                                         Sacavém – Alverca
                  total takeup in only 3 transactions.                                                                                                                                  A2

                                                                                                                                                                                               Market
                                                                                                                                                                                                                                                                         Carregado Póvoa de          Loures –          Corredor         Lisboa    Montijo –     Palmela –
                                                                         Carregado – Azambuja
                                                                                                                                                                         PALMELA                                                                                        – Azambuja Santa Iria –      Vialonga           Oeste         (Matinha – Alcochete       Setúbal
                                                                         Loures – Vialonga                                                                                                                                                                                          Alverca                                          Prior Velho)
                                                                                                                                                                         SETÚBAL

                                                                                                                                                                                               Values
                                                                         Montijo – Alcochete
                                                                                                                                                                                                                                                                                                                                                      Source Savills Research
                                                                         Palmela – Setúbal
                                                                         Alfragide – Carnaxide
        Logistic and Industrial Take Up                                  Sintra – Cascais – Oeiras
                                                                                                                                    SESIMBRA

                                                        61,777                                                                                                                                    The highest rents of the logistics and
        55,783                                                                                                                                                                                 industrial segment in Portugal, achieved
                                                                                                                                                                                               in the Lisbon region, at €5, is a reflection
                          49,739
                                                                                                                                                                                               of the aforementioned inability to supply
                 46,191                                               Top 5 Transactions                                                                                                       quality logistics and industrial spaces to
                                                                                                                                                                                               meet the existing demand. In turn the axis
                                                                                                                                                                            Area
                                                                       Quarter              Building                  Location                   Occupier                                      between Sacavém and Alverca continues to be
                                                                                                                                                                           (sq.m.)
sq.m.

                                                                                                                                                                                               considered prime and the most desirable for
                                    28,588
                                                                         2                 Azambuja 2                Azambuja                      Auchan                      38,482          the installation of platforms.
                                                                                    Centro Empresarial
                                                                          1                                           Abóboda                    Vision Box                     7,146
                                                                                       da Abóboda
                                                                         2             Aleluia Factory                     Aveiro                    Uber                      5,000
                                                                          1          Logispark Montijo                 Montijo                       LFP                       3,700
                                               7,152
                                                                                                                                         Nunes & Guisantes
                                                                          1                Warehouse                   Cacém               Investimentos                       3,668
                                                                                                                                          Imobiliários LD
        Q1 2018 Q2 2018 Q3 2018 Q4 2018 Q1 2019 Q2 2019

                                           Source Savills Research                                                                                              Source Savills Research

                                                                              12                                                                                                                                                                                                       13
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                                                                                                                                                                                    Top Transactions

                                                                                                                                                                                      Minor Hotel

          Investment
                                                                                                                                                                                      Portfolio
                                                                                                                                                                                      ■■   Hotels
                                                                                                                                                                                      ■■   Seller: Minor International
                                                                                                                                                                                      ■■   Buyer: Invesco
             During the first half of 2019, the Portuguese       The retail segment accounted for the second                       In the office market, accounting for 23%,          ■■   312 Million €
          real estate investment market showed a less         largest share of investment (30%). In total 8                     9 transactions were recorded, led by the
          dynamic activity. Compared to the same period       operations were closed, including the purchase                    sale of Credit Suisse's Art's Business Center
          of 2018, there was a decrease of 27%.               of Leiria Shopping for 128 million euros by                       and Fernão Magalhães Buildings to Merlin
                                                              DWS from Sierra Portugal Fund.                                    Properties for 112 million euros.                                                    Art's Business Center
                                                                                                                                                                                                                     Fernão Magalhães Tower
In total 30 operations were
                                                                                                                                                                                                                          Offices
recorded, with a total investment                                               Commercial Real Estate Investment Volume
                                                                                                                                                                                                                     ■■
                                                                                                                                                                                                                     ■■   Seller: Credit Suisse
of approximately 1,100 million euros.                                     900
                                                                                                                                                                                                                     ■■   Buyer: Merlin Properties
                                                                                                                                                               1st Semester 2017
             The hotel sector was the most active during                  800                                                                                  1st Semester 2018                                     ■■   112 Million €

                                                                                                         810
          the semester, having recorded the largest                                                                                                            1st Semester 2019
                                                                          700
          investment operation in the sale of Portfolio
          Minor International to US investment manager                    600
          Invesco for 312 million euros.                                                                                                                                              Leiria
                                                             Millions €

             The attractiveness of the hotel sector                       500
                                                                                                                                                                                      Shopping
                                                                                       517

          was also confirmed by the closing of 4                          400                                                                                                         ■■   Retail
          more operations, including the sale of the
                                                                                                   393

                                                                                                                                                              393
          DoubleTree by Hilton Lisbon Hotel - Fontana                     300                                                                                                         ■■   Seller: Sierra Portugal Fund
                                                                                                               316

                                                                                                                                                                                           Buyer: DWS
                                                                                                                     295
                                                                                 293

          Park Lisbon to Commerz Real AG in the                                                                                                                                       ■■
                                                                                             244

                                                                          200                                                                                                         ■■   128 Million €
          amount of 37.5 million euros.
                                                                                                                           18

                                                                                                                                             56
                                                                          100

                                                                                                                                                         55

                                                                                                                                                                    47
                                                                                                                                                                         32
                                                                                                                                                                              28
                                                                                                                                                    16
                                                                                                                                10

                                                                           0
                                                                                  Offices            Retail           Industrial       Mixed          Hotels         Others                                          Klépierre
                                                                                                                     & Logistics        Use                           Use                                            Galleries
                                                                                                                                                          Source Savills Research                                    ■■   Retail
                                                                                                                                                                                                                     ■■   Seller: Klepierre
                                                                                                                                                                                                                     ■■   Buyer: Square Asset Management
                                                                                                                                                                                                                     ■■   102 Million €

Investment by country of origin
                                                                                                                                                                                      Imogest Portfolio
                                                                                                                                                                                      ■■ Offices, Logistics,
                                                                                                                                                                                         Retail Parks
                                                                                                                                                                                      ■■ Seller: Imogest
                                                                                                                                                                                      ■■ Buyer: M7 Real Estate
                                                                                                                                                                                      ■■ 55 Million €

                                                                                                                                                                                                                     FIDELIDADE Building
                                                                                                                                                                                                                     Alexandre Herculano 53
                                                                                                                                                                                                                     ■■ Seller: Apollo Global
                                                                                                                                                                                                                        Management

        37%                                      23%                                                 14%                                              13%
                                                                                                                                                                                                                     ■■ Buyer: M&G Real Estate
                                                                                                                                                                                                                     ■■ 46 Million €
           US                                   Germany                                            Portugal                                              Spain

                                                                                 14                                                                                                                                                                        15
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                                                                                                                                                                                                            Residential
                The development sector is also very active                         Note also the recent approval of the SIGIs                                                                                                                                                     Average Values of Bank Valuation
             with the acquisition of projects mainly                            (Portuguese REITs), which proposes to                                                                                       Portugal was in the first                                    2 000€
             directed to the residential and hotel segments.                    promote real estate investment, in particular                                                                               quarter the third country in                                             North            Lisbon’s MA     Algarve
             An example of this was the acquisition of                          the lease market and to boost the growth of the                                                                             the European Union where
             the Block that integrates the historic Grand                       national real estate sector.
             Hotel Central in Cais do Sodré by Patrizia                            After a period of compression with
                                                                                                                                                                                                            house prices rose most, just                                 1 500€
             Immobilien for 25 million euros.                                   yield declines in all segments, prime yields                                                                                behind the Czech Republic
                                                                                are expected to begin a path of further                                                                                     and Hungary.

                                                                                                                                                                                                                                                               €/sq.m.
                                                                                stabilization.
Taking into account pipeline                                                                                                                                                                                   2019 has continued to see widespread
                                                                                                                                                                                                                                                                         1 000€

transactions, year-end forecasts                                                                                                                                                                            increases in house prices in Portugal,
point to a slight decrease from 2018,                                                        Prime Yield Evolution                                                                                          estimated at around 16%. In the two main
                                                                                                                                                                                                            cities of the country, Lisbon and Porto, prices
with an estimated total investment                                                  12.00
                                                                                                                                                                                                            continued to rise at a more moderate pace
                                                                                                                                                                                                                                                                          500€
                                                                                                                                                     Offices (Gross)               High street (Gross)
volume of between EUR 2,500 - 3,000                                                                                                                                                                         compared to the 4th quarter of 2019.
                                                                                                                                                                        Shopping Centers (Net)
million euros.                                                                      10.00
                                                                                                                                                                    Industrial & Logistics (Gross)
                                                                                                                                                                                                               Lisbon registered in the first three months
                                                                                                                                                                                                            of the year a generalized increase of prices                    0€
                                                                                                                                                                                    Retail Parks (Net)
                Continuing to benefit from a favorable                                                                                                                                                      around 11% and the city of Porto saw the closed                        Jun     Jul        Aug    Sep    Oct    Nov      Dec      Jan      Feb      Mar       Apr    May
                                                                                     8.00
             economic environment and the maintenance                                                                                                                                                       values in the sale of houses by almost 29%.                            2018   2018        2018   2018   2018   2018     2018     2019     2019     2019      2019   2019
             of confidence from national and international
                                                                                                                                                                                                                                                                                                                                                                            Source INE
             players, the Portuguese real estate investment                          6.00
                                                                                %

             market has been able to maintain its                                                                                                                                                           Absorption times in
             attractiveness to investors now with a more                                                                                                                                                    the periphery approach                                The city of Porto had as main highlight the       that “(…) grants exemption from collective
                                                                                     4.00
             core and value-add profile.                                                                                                                                                                    Lisbon                                              Cedofeita Union of Parishes, Sto. Ildefonso,        and individual taxes to rents of contracts
                                                                                                                                                                                                                                                                Sé, Miragaia, S. Nicolau and Vitoria, with an       entered into within its scope (…) at least 20%
                                                                                     2.00                                                                                                                      In the first three months of 2019, Lisbon        average closing value of 2,682 € / sq.m.            below a value of calculated based on various
                                                                                                                                                                                                            continued to be the county of the country with                                                          factors, such as the area of housing, the median
                                                                                                                                                                                                            the highest average value per sq.m, 3,561 € /                                                           price released by INE, the typology and other
                                                                                     0.00
                                                                                                                                                                                                            sq.m, 70% above the pre-crisis period (around       Savills alone in Lisbon has a                       specific characteristics of housing (…) ”-
                                                                                                  2011      2012     2013     2014      2015       2016     2017          2018          2019     2020       2,095 € / sq.m).                                    pipeline between 2019 and                           Housing Platform, for a minimum of 5 years or

                                                                                                                                                                                  Source Savills Research
                                                                                                                                                                                                               At the same time that prices per sq.m have       2022 of more than 6,500                             9 months in case of student housing.
                                                                                                                                                                                                            been rising in all municipalities, the large                                                               All this has led promoters to consider
                                                                                                                                                                                                            dispersion of absorption times in the past in
                                                                                                                                                                                                                                                                new homes that will enter                           betting on apartments aimed at the middle
             Prime Yields – European Cities Offices CBD                                                                                                                                                     the cheapest municipalities has considerably        the market, most of them                            class, tending farther from the city center, but
      8.00                                                                                                                                                                                                  approached the Lisbon absorption time (six          focused in medium-high and                          still enjoying accessibility that make the area a
                                                                                                                                                                                                            months), from a range of ten months in              high classes.                                       real alternative. Take the case of Alta de Lisboa,
      7.00                                                                                                                                                                                                  the first quarter of 2017, to only three / four                                                         for example, where around 500 housing units
                                                                                                                                                                                                7.00

                                                                                                                                                                                                            months in Odivelas and seven in Setúbal and            Examples are large projects such as LX           will be built in 10 different buildings, for an
      6.00
                                                                                                                                                                                                            Palmela, in the first quarter of 2019.              Living in Amoreiras (151 homes), Infinity           investment of around 200 M €.
                                                                                                                                                                                       4.50

                                                                                                                                                                                                               The trend for the rest of the year for Lisbon    Tower in Campolide (195 homes) or the
                                                                                                                                                           4.25

                                                                                                                                                                         4.25

      5.00
                                                                                                                            4.00

                                                                                                                                     4.00

                                                                                                                                                  4.00

                                                                                                                                                                                                            and Porto is for a continuous increase in values    Matinha residential project that, together
                                                                                                                    3.75
                                                                                                         3.60
                                                                    3.50

                                                                                    3.50

                                                                                             3.50
                                                        3.25

      4.00                                                                                                                                                                                                  per sq.m, at a slower pace but still above 10%      with Prata Riverside Village, will bring that
  %

                                      3.00

                                                3.00
                 2.90

                          2.90

                                                                                                                                                                                                            in Lisbon and 25% in Porto.                         new life to life. zone where the creation of
      3.00
                                                                                                                                                                                                               The Invicta city will also tend to have high     more than 2,700 new homes is projected in
      2.00                                                                                                                                                                                                  growth rates of closed values; Porto currently      what will be one of the largest residential
                                                                                                                                                                                                            practices the same values as Lisbon in 2007,        projects in the country.
      1.00                                                                                                                                                                                                  still only 60% of the average value of Lisbon,         Incentives to lease will also mark the coming
                                                                                                                                                                                                            falling to 2,124 € / sq.m.                          times, notably the affordable rent program
      0.00
                 Berlin

                          Frankfurt

                                      Hamburg

                                                Paris

                                                        Madrid

                                                                    Amsterdam

                                                                                    Milan

                                                                                             Stockholm

                                                                                                         Brussels

                                                                                                                    Oslo

                                                                                                                            Dublin

                                                                                                                                     Luxembourg

                                                                                                                                                  Prague

                                                                                                                                                           Lisbon

                                                                                                                                                                         London

                                                                                                                                                                                       Warsaw

                                                                                                                                                                                                 Athens

                                                                                                                                                                                  Source Savills Research

                                                                                              16                                                                                                                                                                                                 17
Portugal Real Estate Market Report                                                                                                                                                                             Portugal Real Estate Market Report

                   Sales Amounts and Absorption Time at Lisbon's MA Councils
          4 000€                                                                                                                                                                            18
                               Q1 2017                    Q1 2018                        Q1 2019                Absorption Time Q1 2017
          3 500€                                                                                                                                                                            16
                                       Absorption Time Q1 2018                                                Absorption Time Q1 2019
                                                                                                                                                                                            14
          3 000€
                                                                                                                                                                                            12

                                                                                                                                                                                                          Trends                                              Tourism
          2 500€
€/sq.m.

                                                                                                                                                                                                 Months
                                                                                                                                                                                            10
          2 000€
                                                                                                                                                                                            8
          1 500€
                                                                                                                                                                                            6
          1 000€                                                                                                                                                                            4             ■■ Focus on the upper-middle and upper                The behavior of the various indicators of national tourism showed a very positive performance
           500€                                                                                                                                                                             2                classes should be dispersed to the middle        between January and May 2019:
                                                                                                                                                                                                             class, particularly with promotion projects in
             0€                                                                                                                                                                             0
                                                                                                                                                                                                             areas further away from Lisbon’s city center.
                   Lisbon

                            Cascais

                                      Oeiras

                                               Odivelas

                                                          Loures

                                                                   Amadora

                                                                             Alcochete

                                                                                          Almada

                                                                                                   Sesimbra

                                                                                                                     Mafra
                                                                                                               Vila Franca
                                                                                                                    de Xira
                                                                                                                     Sintra

                                                                                                                              Seixal

                                                                                                                                        Montijo

                                                                                                                                                  Setúbal

                                                                                                                                                            Palmela

                                                                                                                                                                      Barreiro

                                                                                                                                                                                 Moita
                                                                                                                                                                                                          ■■ Rehabilitation projects at the center will
                                                                                                                                                                                                             continue to attract investors, the future
                                                                                                                                                                                                             trend resulting in a mix of rehabilitation
                                                                                                                                                                                                             and promotion;
                                                                                                                                                                                         Source SIR

                                                                                                                                                                                                          ■■ Leasing will continue to be a strong option
                   Nº of Dwellings Sold                                                                                                                                                                      for a large proportion of people, and
           4 500                                                                                                                                                                                             the affordable tenancy program should
                                                                                                                                       Q1 2017                  Q1 2018                   Q1 2019
                                                                                                                                                                                                             contribute, albeit slightly, to this trend.
           4 000
                                                                                                                                                                                                          ■■ Co-living and serviced apartments projects
           3 500                                                                                                                                                                                             should start to have more impact in the
                                                                                                                                                                                                             city of Lisbon, as a result of the mainly
           3 000
                                                                                                                                                                                                             foreign demand for these more complete
           2 500                                                                                                                                                                                             typologies in terms of services provided
Units

                                                                                                                                                                                                             and the constant need for mobility that

                                                                                                                                                                                                                                                                      + 4.1%                                   + 6.6%                                     + 6.7%                               + 5.9%
           2 000                                                                                                                                                                                             makes these targeted housing models
                                                                                                                                                                                                             unfeasible. for students, freelancers, young
           1 500
                                                                                                                                                                                                             professionals, among others.                              Overnight Stays                                     Guests                               Total Income                   Tourism Revenues
           1 000

            500

              0

                   Lisbon’s MA Oporto’s MA                                                    North                   Center                      Alentejo                        Algarve

                                                                                                                                                                                         Source SIR

                   Dwellings Licensed in New Constructions for Family Housing                                                                                                                                                                                    Overall, even though there was a slight                        RevPar January to May                                   2018     2019     Δ19/18

            600                                                                                                                                                                                                                                               decline in occupancy per room from the                      70                                                                                       15.00%
                            Oporto's MA                              Lisbon’s MA                                 Algarve
                                                                                                                                                                                                                                                              beginning of the year until the end of May
                                                                                                                                                                                                                                                              (around 0.5 pp YoY), the significant increase               60
            500                                                                                                                                                                                                                                               in both RevPar (income per room) to € 37.70,                                                                                                         10.00%
                                                                                                                                                                                                                                                              as the ADR (income per room occupied) to
                                                                                                                                                                                                                                                                                                                          50
            400                                                                                                                                                                                                                                               € 64.89, shows that tourists are increasingly
                                                                                                                                                                                                                                                              spending more in our country even if they                                                                                                            5.00%
                                                                                                                                                                                                                                                                                                                          40

                                                                                                                                                                                                                                                                                                                €/sq.m.
                                                                                                                                                                                                                                                              stay here less time.
Units

            300
                                                                                                                                                                                                                                                                                                                          30
                                                                                                                                                                                                                                                                                                                                                                                                                   0.00%
            200
                                                                                                                                                                                                                                                                                                                          20
                                                                                                                                                                                                                                                                                                                                                                                                                   -5.00%
             100                                                                                                                                                                                                                                                                                                          10

              0                                                                                                                                                                                                                                                                                                           0                                                                                        -10.00%
                   Jun                 Jul          Aug            Sep                   Oct            Nov        Dec        Jan           Feb             Mar                  Apr        May                                                                                                                                    MA       AR       Total       North   Algarve    AR      Alentejo    Center
                   2018               2018          2018           2018                  2018           2018       2018       2019          2019            2019                 2019       2019                                                                                                                                 Lisbon   Madeira                                  Azores

                                                                                                                                                                                         Source SIR                                                                                                                                                                                                          Source TravelBI

                                                                                                                                                    18                                                                                                                                                                                          19
Portugal Real Estate Market Report                                                                                                                                         Portugal Real Estate Market Report

                                                                                                                                                                                                    Guests by Region January to May
                                                                                                                                                                                       10 000 000                                                                                                           12,00%
                                                                                                                                                                                                                                                                              2018     2019     Δ19/18
                                                                                                                                                                                       9 000 000
                                                                                                                                                                                                                                                                                                            10,00%
                                                                                                                                                                                       8 000 000
                                                                                                                                                                                                                                                                                                            8,00%
                                                                                                                                                                                       7 000 000
                                                                                                                                                                                                                                                                                                            6,00%
                                                                                                                                                                                       6 000 000

                                                                                                                                                                               Units
                                                                                                                                                                                       5 000 000                                                                                                            4,00%

                                                                                                                                                                                       4 000 000
          Lisbon was the region that attracted the        ADR January to May                                                                                                                                                                                                                                2,00%
       most tourists in the period analyzed, with                                                                                                                                      3 000 000
       growth of 4.1% over the same period of 2018,                                                                                                                                                                                                                                                         0,00%
                                                                                                                                                                                       2 000 000
       followed by the Northern region and later the

                                                               90.92€
       Algarve, which was the region that recorded the                                                                                                                                                                                                                                                      -2,00%
                                                                                                                                                                                        1 000 000
       largest increase of guests, in a total of 9.63%.
                                                                                                                                                                                               0                                                                                                            -4,00%

                                                                                                                                                                                                       Total      MA Lisbon       North        Algarve           Center   AR Madeira      Alentejo

                                                                             64.89€

                                                                                           63.08€

                                                                                                          61.01€
                                                                                                                                                                                                                                                                                                       Source TravelBI

                                                                                                                     56.17€

                                                                                                                                     56.16€

                                                                                                                                                    51.82€

                                                                                                                                                                   45.71€
                                                                                                                                                                                                    Overnights per Region 2019 January to May
                                                                                                                                                                                       8 000 000                                                                                                            14,00
                                                                                                                                                                                                     Dormidas        Δ19/18 (%)    Average Stay per Night
                                                                                                                                                                                       7 000 000                                                                                                            12,00

                                                                                                                                                                                                                                                                                                            10,00
                                                                                                                                                                                       6 000 000
                                                                                                                                                                                                                                                                                                            8,00
                                                          MA Lisbon      Total         AR Madeira        North     Algarve AR Azores               Center       Alentejo               5 000 000

                                                                                                                                                                                                                                                                                                                       Units / %
                                                                                                                                                                                                                                                                                                            6,00

                                                                                                                                                                               Units
                                                                                                                                                             Source TravelBI
                                                                                                                                                                                       4 000 000
                                                                                                                                                                                                                                                                                                            4,00
                                                                                                                                                                                       3 000 000
                                                                                                                                                                                                                                                                                                            2,00

Top Guest Issuers 2019 January to May                                                                                                                                                  2 000 000
                                                                                                                                                                                                                                                                                                            0,00

              Nationals (Nationals                                                     Foreigners (= 100%)                                                                              1 000 000                                                                                                           -2,00
              + Foreigners = 100%)                        1º                                        2º                                        3º
                                                                                                                                                                                               0                                                                                                            -4,00
   North         999 500 (49.4%)              Spain – 217 300 (21.24%)                France – 117 700 (11.51%)                Brazil – 110 500 (10.80%)                                            MA Lisbon      Algarve        North      AR Madeira          Center    Alentejo      AR Azores
   Center         869 500 (62.1%)             Spain – 118 400 (22.27%)                Brazil – 73 500 (13.82%)                 France – 50 400 (9.48%)                                                                                                                                                 Source TravelBI

 MA Lisbon       848 800 (28.5%)             France – 223 900 (10.49%)                Brazil – 220 700 (10.34%)                Spain – 215 900 (10.12%)

  Alentejo       345 500 (65.8%)               Spain – 33 000 (18.42%)                 Brazil – 21 800 (12.17%)               Germany – 18 700 (10.44%)
                                                                                                                                                                                                    Room Occupancy Rate January to May
                                                                                                                                                                                          80,00%                                                                                                           5,00 p.p.
  Algarve        405 300 (25.8%)               UK – 398 200 (34.10%)                  Spain – 128 600 (11.01%)                Germany – 125 600 (10.76%)                                             2019       Δ19/18
                                                                                                                                                                                                                                                                                                           4,00 p.p.
 AR Azores         140 000 (63%)             Germany – 16 400 (19.95%)                 USA – 16 200 (19.71%)                    Spain – 6 800 (8.27%)                                     70,00%
                                                                                                                                                                                                                                                                                                           3,00 p.p.
 AR Madeira       112 500 (19.3%)           Germany – 123 500 (26.31%)                 UK – 105 400 (22.45%)                   France – 59 500 (12.68%)                                   60,00%
                                                                                                                                                                                                                                                                                                           2,00 p.p.
  Portugal        3 721 100 (40%)               UK – 738 600 (13.22%)                 Spain – 728 800 (13.04%)                 France – 570 300 (10.21%)
                                                                                                                                                                                          50,00%
                                                                                                                                                                                                                                                                                                           1,00 p.p.
                                                                                                                                                    Source TravelBI
                                                                                                                                                                                          40,00%                                                                                                           0,00 p.p.

                                                                                                                                                                                                                                                                                                           -1,00 p.p.
                                                                                                                                                                                          30,00%
                                                                                                                                                                                                                                                                                                           -2,00 p.p.
                                                                                                                                                                                          20,00%
                                                                                                                                                                                                                                                                                                           -3,00 p.p.
                                                                                                                                                                                          10,00%
                                                                                                                                                                                                                                                                                                           -4,00 p.p.

                                                                                                                                                                                           0,00%                                                                                                           -5,00 p.p.

                                                                                                                                                                                                    MA Lisbon AR Madeira       Total      North        Algarve    AR Azores   Alentejo        Center

                                                                                                                                                                                                                                                                                                       Source TravelBI

                                                                        20                                                                                                                                                                        21
Portugal Real Estate Market Report

            € 393 Million Euros
            of Investment
                Commercial investment in the hotel segment           As regards openings, the geographical                Rebranding activities have also had a
             recorded the highest value of the last semesters,    dispersion of the new national units should          significant impact, especially in the Central
             393 M € (proof of the vitality, consistency          be highlighted. The opening of units such as         and Algarve regions, and should continue to be
             and attractiveness of the Portuguese market,         Vila Galé Collection in Elvas or Verde Mar &         a phenomenon throughout the country as has
             especially for foreign investors), achieved          Spa in Ribeira Grande (São Miguel - Azores),         been the case over the last few years.
             mainly through transactions in Lisbon and            prove the sustainability of the sector and the
             Porto. sale of the portfolio, which included         ability of areas outside the major urban centers
             3 major hotels in Lisbon in North American           of Lisbon and Porto to attract investment. of
             Invesco, with a combined value of 313 M €.           internationally renowned operators.

Main Business Transactions
                   Hotel                                   City                       Buyer               Nationality             Rooms            Amount (M€)
   Portfolio - Avani Avenida Liberdade,
                                                          Lisbon                     Invesco                   USA                  704                    313
   Tivoli Av. Liberdade e Tivoli Oriente
   DoubleTree by Hilton - Hotel Lisboa
                                                          Lisbon            Commerz Real AG                 Germany                 146                    37,5
             Fontana Park
      Eurostars Marquês de Pombal                         Lisbon              Swiss Life REIM                France                  163                   23
         Hotel EXE Porto Centro                          Oporto             Privado Estrangeiro                N.A.                  74                    12,5
       Palácio Condes de Azevedo                         Oporto           BPI Asset Management              Portugal                 NA                     7

                                                                                                                                                Source Savills Research

Main Openings 1st Semester 2019
        Zone                                   Hotel                          New / Rebranding                        Stars                       Rooms

                                          Maxime Hotel                                  New                             3                           149

                                 Casual Belle Époque Lisboa                             New                             4                            28
        Lisbon
                               The One Palácio da Anunciada                             New                             5                            83

                                           VIP Folque                                   New                             4                            131

                                     Moon and Sun Porto                                 New                             4                            48

                                    Hotel Acta The Avenue                               New                             4                           NA

                                    Hotel NH Porto Jardim                               New                             4                           NA

                                Hotel Vila Galé Porto Ribeira                           New                             4                           130
       Oporto
                              Oporto Airport & Business Hotel                           New                             4                           158

                                      Porto Royal Bridges                               New                             4                           138

                                     Vila Foz Hotel & Spa                               New                             5                           136

                                        Porto Bay Teatro                             Rebranding                         4                            77

                            Grand House Hotel - V.R.S. António                       Rebranding                         5                            31

       Algarve                     Monchique Resort & SPA                            Rebranding                         5                           185

                             Iberostar Selection Lagos Algarve                       Rebranding                         5                           220

                                                                                                                                                Source Savills Research

                                                                                22
Savills Research
                       We’re a dedicated team with an unrivalled reputation for producing well-informed and
                       accurate analysis, research and commentary across all sectors of Portugal's property market.

Paulo Silva                         Patrícia Melo e Liz             Alexandra Portugal Gomes        Eurico Alves
Head of Country Portugal            Chief Executive Officer         Market Research                 Market Research
paulo.silva@savills.pt              patrícia.liz@savills.pt         alexandra.gomes@savills.pt      eurico.alves@savills.pt

Rodrigo Canas                       Cristina Cristóvão              Joana Rodrigues                 Paula Sequeira
Director Agency                     Director Agency Retail          Director Architecture           Director Consultancy
rodrigo.canas@savills.pt            cristina.cristovao@savills.pt   joana.rodrigues@savills.pt      paula.sequeira@savills.pt
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