key differentiating factors for commercial office properties

...this is a reply from dydx on the wallstraits forum on the commercial office property which I find it useful for evaluating commercial office property investment

I am no property expert, but I believe some of the key differentiating factors for commercial office properties are -

1. A good location - e.g. Raffles Place; close to a key MRT station; being part of an integrated development (e.g. like Suntec, where the shopping mall and convention centre elements make the offices there desirable, even though the MRT is quite a long walk away). This usually makes a property become "Prime" in the location sense.

2. A good architectural design, with big-enough floor plates, up-to-date techinical specifications, and high-quality furnishings, suited for large modern offices. All these make a property "Grade A" in additional to its location. In this aspect, new buildings are always one-up against the older buildings. That's why big some companies or banks have no qualms in moving their main offices every few years - especially when the economy is looking up and their businesses are expanding - going for the best and cheaper deals.

3. Property owners giving naming rights of the building to key tenants. Some big companies or banks like the idea of having their rented building carrying their names, and for that they are willing to sign a longer lease and perhaps pay a premium rent.

Notwithstanding the above, commercial office rental rates are ultimately governed by supply/demand forces, be it for Prime, Grade A, or other lower grades. On the demand side, the main driver is the state of the economy, and whether the foreign banks and other financial institutions, coporates, and related providers of support services, are expanding. At the end of the day, companies and banks hire more staff and spend or invest in new offices because of business requirements - i.e. there is business to be done, or at least a strong likelihood of it happening.

On the supply side, the main driver is the completion of new office buildings in particular locations. E.g. When the currently under-construction new Straits Trading Building and Keppel Towers are completed, total supply of Grade A office space at Raffles Place will increase significantly. Unless demand continues to grow in the short term to mob up the new supply - unlikely under the current scenario - office rental rates in Raffles Place will come under serious competitive pressure and will have to fall, so the the new supply of space can be absorbed within a reasonable period of time, giving the owners of the new buildings a chance to collect some rev.

Another point to note, when big companies do not make money, it is entirely possible that the management will downgrade their offices from Grade A at Prime locations, even into their factories/warehouses in Jurong! And we must not forget most of the large banks are moving their back-end operations to Tampines or other offside locations in order to cut rental expenses and place such units in more longer-term premises.