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Hibernia Reit has sold a south docklands office block for €6.9 million more than it paid for it 14 months ago.
The sale, in which Bannon acted for the vendor and Knight Frank for the purchaser, is to a German pension fund which has secured an initial yield of 4.65%. This off-market transaction underlines the considerable weight of international capital competing for exposure to the Dublin market.
Hibernia bought the mid-sized office building at 77 Sir John Rogerson’s Quay last February for €28.7 million.
Its sale for €35.6 million, after deducting €200,000 on improvement works, marks a 24% rise in value.
After buying the building, Hibernia quickly agreed to let it to Regus on a 25-year lease from mid-2018 at an initial rent of €1.8 million and a nine-month, rent-free period. This letting was also handled by Bannon.
Built in 2004
The six-storey building was built in 2004 and includes 3,196 sq.m (34,400 sq.ft) of office space and 20 basement car-parking spaces. Individual floor plates extend to 540 sq.m (4,812 sq.ft).
Prior to its sale last year, it had been used as serviced offices by Fitzwilliam Properties since 2006. A number of high-profile foreign direct investment companies – including LinkedIn, PTC Bio, Indeed, Zendesk and Future Finance – got their first taste of the south docklands through short-term rental arrangements at No 77.
The area around the building is one of the most vibrant hubs in the docklands, with the tenant line-up including Accenture, Airbnb, BOI, Facebook, Google, State Street, TripAdvisor, Matheson, LogMein and BNY Mellon.
It will be interesting to see if the sale of 77 will renew interest in the nearby Reflector office block on Hanover Quay which went on the market in February through Savills and CBRE with a guide price of €155 million.
This prime block is probably the standout Dublin asset on the market at the moment. It will produce an annual rent roll of about €7 million and, given its asking price, would suggest a net initial yield of 4.2%.
No 77 is within 10 minutes’ walk of Luas and Dart services and is close to the Bord Gáis Energy Theatre and the 3 Arena.
Bannon are delighted to have secured Petstop for the former Maplin unit in Limerick One Shopping Park.
At a rent of €24 per sq.ft for the 7,500 sq.ft unit, this letting further illustrates Limerick One’s regional importance as a premier retail trading destination.
The upgrade of the Luas Green line to a metro service will not be needed “for 20 years or so” the National Transport Authority (NTA) has said.
The NTA has today confirmed the MetroLink line, which had been due to run from Swords to Sandyford, will terminate at Charlemont north of Ranelagh, where it meets the Luas Green line.
Last March, the NTA announced plans for the line which would connect Dublin Airport to the city by rail, with the construction of new track from Swords to Charlemont, and an upgrade of the Luas Green line between Charlemont and Sandyford.
Minister for Transport Shane Ross last month said he would “not countenance” significant disruption to the Luas line and any plan which “requires an unacceptable level of shutdowns” to the Luas service would “not be tolerated”.
The NTA said it will tunnel past the Charlemont stop to allow the conversion of the Luas to metro “to occur at an appropriate point in the future” but the upgrade would not be required “for some time – perhaps twenty years or so”.
The new route will also see a station construction site in Glasnevin moved from lands owned by Na Fianna GAA club on St Mobhi Road to an adjacent training pitch belonging to Home Farm Football Club, following complaints by the GAA which were backed by Mr Varadkar. A tunnel boring machine, due to enter the ground at this site, will be moved to Ballymun.
The NTA today said the Home Farm station would be “more compact” than previously planned which would reduce the construction time from seven years to three years. There will be “no impact” on the Na Fianna pitches it said.
The revised route will also see reduced disruption to traffic in the city centre, the NTA said. The proposed station at St Stephen’s Green East will be moved slightly south and west to avoid the closure of Hume Street during construction However, St Stephen’s Green park itself “will be impacted to a small extent as a result”.
At O’Connell Street the proposed station will be moved to underneath the old Carlton cinema and the vacant plot beside it, where a shopping centre is planned stretching from O’Connell Street to Moore Street. The previous station location in the middle of the street, “would have presented a significant challenge to Luas services, bus services, and vehicular traffic on O’Connell Street” the NTA said.
However, the NTA still plans to go ahead with plans to demolish the College Gate apartment block and Markievicz leisure centre on Townsend Street to facilitate an underground station at Tara Street.
It said it did investigate alternatives, including locating the station under the Hawkins House development site, but “reluctantly concluded” demolishing the block of 70 apartments and the swimming pool, remained “the most feasible option”. It has however, reversed plans to demolish the smaller Court apartment building at Dalcassian Downs in Glasnevin.
The new route will be available for public consultation from today. The NTA expects to make an application to An Bord Pleanála for MetroLink next year, with construction expected to take six to seven years.
One of the best shops in Galway city centre is on the market for more than €8 million through agent Bannon. It is being sold on a sale-and-leaseback basis by books and stationary retailer Eason, which has occupied the building at 33 Shop Street for the past 30 years.
Eason is to take a 25-year lease on the premises at a rent of €525,000 per annum, and, given the guide price, this would reflect a net initial return of 6%. A guarantee from Eason Operations Ltd will cover 10 years of the lease (but any payment in relation to this will be limited to two years’ rent).
The retailer announced last year that it was to sell 13 properties in the Republic which could generate a €60 million windfall. Some €20 million of this would be transferred to its retail business, and the rest divided among its 220 shareholders. This disposal process will also include the sale of its flagship store on O’Connell Street in Dublin.
In January the retailer agreed to sell its 17,176 sq.m (184,886 sq.ft) St Margaret’s warehouse on 8.4 acres in north Dublin to Irish property fund Iput for €19 million. This marked the start of its property sales programme, which is now moving on to its retail assets.
The Galway sale – a prime asset – is very much about testing the appetite among investors for its retail portfolio. Further sales of its provincial stores are expected to follow shortly.
No 33, on a prime stretch of pedestrianised Shop Street, is a part two-storey and part three-storey building extending to 1,042.9 sq.m (11,226 sq.ft) with 834.1 sq.m (8,978 sq.ft) of retail space over ground and first-floor levels. This is considerably larger than most other stores on the street, and of a scale sought after by many modern retailers.
The open-plan retail area underwent complete refurbishment in 2013. It includes books, news and magazines at ground floor, and stationary and gifts on the first floor.
Nearby retailers include River Island, Tommy Hilfiger, Schuh, Lifestyle Sports, Holland & Barrett and Boots.
Brown Thomas and Edwards Square shopping centre are close by on William Street.
Contact Alex Patterson or Rod Nowlan of Capital Markets Team today on 01 647 7900 for further information.
A majority stake in Navan town Centre, which was on the market in 2016 for €62 million, has just been bought for about €43 million.
However, the off-market sale, which was handled by Rod Nowlan of Bannon and has just received clearance from competition authorities, did not include a residential element valued at less than €5 million that formed part of the 2016 offering.
The stake was sold to a fund controlled by Davy at an attractive yield of about 9-9.5%. This is undoubtedly a strong return for an asset of this scale in the Irish market at this time. However, the fall in value of the stake since 2016 is reflective of a softening market for provincial retail assets at a time when traditional retailing faces a significant challenge from eCommerce.
‘Stampede’
Declan Stone pointed to some notable retail transactions recently – principally Kilkenny, Carlow and Globe retail parks (all acquired by Friends First) – but suggested that retail as a sub-sector of the overall Irish investment market had its heyday in 2016 when retail transactions accounted for some 50% of a €4.4 billion market.
“In 2017 it fell to 28% of a €2.28 billion market and up to the third quarter of 2018 only accounted for about 11% of the total €2.53 billion spend,” says Stone.
“For me, the charge into retail in 2016 was somewhat surprising and seemed far more driven by the weight of capital than by underlying occupier demand. Put simply, retail yields tumbled – driving up capital values – but in the background there was little tenant demand to underpin this, and in fact in the intervening 24 months the occupational market has worsened.”
The 65% majority stake in Navan Town Centre came on the market in September 2016 through Savills and Cushman & Wakefield. CarVal Investors had bought loans underpinning the centre during the crash.
A number of deals were reportedly agreed for the stake at a price of about €54 million, but the major international investor concerned did not proceed with a transaction.
Driving force
The 65% shareholding was generating a rent roll of about €4.7 million as recently as 2017.
The balance of the shares in the centre are held by Irish Life.
Iput is to invest about €3 million refurbishing a large logistics facility it has just acquired for €19 million beside Dublin Airport. The acquisition is sizeable and significant in terms of the industrial market, which has been experiencing renewed interest from investors due to growth in online retailing.
Refurbishment works are already under way at Unit 1 in the Dublin Airport Logistics Park and the building should be ready for occupation this summer.
Industrial specialist William Harvey has been appointed sole letting agent. The going rate for letting similar space in the area is about €96.8-€102.25 per square metre (€9-€9.50 per square foot).
Unit 1 extends to 17,176 sq.m (184,886 sq.ft) and sits on a site of 8.4 acres. It was bought with vacant possession in an off-market deal. The building has a clear internal height of 9.5m with extensive loading access from 15 dock levellers and five grade-level loading doors.
Dublin Airport Logistics Park is close to the M1, M2, M50 and Dublin Airport.
Michael Clarke, head of investment at Iput, said the property fund was continuing to “strategically increase” its exposure to the logistics sector and now owns and manages more than 222,96 7sq.m (2.4 million sq.ft) of high-quality logistics space in Dublin.
“This acquisition reflects our strategy of acquiring large-scale logistics buildings in strategic locations which can be repositioned to provide enhanced income returns for shareholders,” he said.
Last year Iput acquired two significant logistics facilities in Dublin 15. It paid €12.3 million for 103 Northwest Business Park – a 10,904 sq.m (117,380 sq.ft) warehouse with 1,589 sq.m (17,104 sq.ft) of offices – and immediately embarked on a €2 million upgrade. Another logistics facility, extending to 9,800 sq.m (105,500 sq.ft), was acquired in the same park. “Both of these were pre-let on long-term leases,” said Mr Clarke.
Philip Harvey of William Harvey advised Iput on its latest acquisition at Dublin Airport Logistics Park and Rod Nowlan of Bannon represented the vendors.
The construction industry is expanding rapidly, with commercial building leading the way, and although the pace of gains in house-building slowed slightly from November it is at levels seen before the crash, according to Ulster Bank’s Construction Purchasing Managers’ Index (PMI).
The overall index hit 56.3 in December, up from 55.5 in November, a four-month high.
“Overall, the December survey results round off another strong year for Irish construction firms, with the PMI pointing to ongoing very healthy expansion throughout 2018,” said Simon Barry, chief economist Republic of Ireland at Ulster Bank.
“Moreover, momentum behind the sector’s recovery continues to look solid, with new orders continuing to rise solidly in December indicating that activity trends look set to remain positive in early 2019.”
The commercial construction activity index hit 58.5 in December, up sharply from 57.5 in November.
Housing activity growth moderated somewhat to a reading of 56 from 58.2.
A reading above 50 indicates expanding activity.
Civil engineering activity, however, bucked the stronger trend seen in commercial and housing construction, with the sector reading coming in at 45.5.
The rising levels of activity were mirrored in stronger employment in the sector, and the survey showed that the number of jobs in the sector rose for the 64th successive month.
Irish consumers spent €995m on groceries in December
Shoppers spent an average of €694 on groceries in December (€151 more than the typical month).
“Irish shoppers showed a willingness to splash out over the festive break,”
“Branded and premium private label ranges grew by 3.8% and 11.2% respectively as shoppers spoiled themselves and their families over Christmas.”
Danish global home retail brand, JYSK, will open 15 stores across Ireland in the next two years, creating more than 200 jobs.
Founded in Denmark in 1979 by Lars Larsen, over the past four decades JYSK has expanded to 51 countries with more than 2,700 stores worldwide employing 23,000 people.
The first Irish store will open in Naas, Kildare in April, with two further stores opening in Drogheda, Louth and Navan, Meath in May, and a fourth store opening in Portlaoise, Laois opening during the summer.
Roni Tuominen, head of retail, said Ireland is a very important market for JYSK, given the prominent position the retail industry holds in the country for employment and the economy. “As a company, we focus on entering a new market each year, and we are excited that 2019 is the year we bring our brand to Ireland. We will open here with our latest concept stores and deliver exceptional quality products at great prices to Irish consumers,” he said.
JYSK offers a range of products for the home, from the bedroom to the garden. The brand has also enjoyed a world-wide reputation for expertise and knowledge in sleeping culture, which continues to this day, offering everything from mattresses to frames and bases.
Costa Coffee is the latest tenant to join the line-up at Malahide Road Retail Centre in north Dublin. Costa is trading out of a 2,000 sq.ft coffee pod that also has the use of outdoor seating. The letting comes just as the landlord, Irish Life, has resurfaced the car park and upgraded signage, lighting and landscaping.
The centre benefits from its location on the Malahide Road dual carriageway, attracting more than 25,000 customers most weeks. It is anchored by Woodies and Lidl, and other tenants include Halfords, Equipet, Right Price and Tiles.
Joint letting agents Bannon and Lisney are currently marketing two available units ranging in size from 4,950 to 9,895 sq.ft.
Giant retailer Harvey Norman is to open a substantial new store now under construction as part of the second phase of the Gateway Retail Park in Knocknacarra, Galway.
Australia’s leading retailer, specialising in computers, technology, electrical goods, furniture and bedroom fittings, is to rent the 5,574 sq.m (60,000 sq.ft) flagship store in the thriving park, which was acquired in 2016 by Sigma Retail Partners on behalf of Oaktree Capital.
The new store will form part of a 11,612 sq.m (125,000 sq.ft) extension, bringing the overall retail space to more than 30,192 sq.m (325,000 sq.ft).
The planned extension will be the first large-scale retail space to be completed outside Dublin since 2008 and the first in Galway for more than two decades. When completed, the new retail facilities will provide more than 300 permanent and part-time jobs in Galway.
Harvey Norman plans to trade over two levels after agreeing an annual rent believed to be about €900,000.
Tenant mix
Gateway’s line-up of tenants also includes Dunnes Stores, B&Q, New Look and Next. According to letting agent Bannon, signing Harvey Norman as anchor tenant highlights the undoubted appeal of the centre and its mix of tenants. Bannon is also due to announce the identity of a second international trader, which has agreed rental terms on another store extending to 650 sq.m (7,000 sq.ft).
In addition to Harvey Norman, the second phase of the retail park will have up to six new open-use retail units and four food and beverage outlets,
Darren Peavoy of Bannon said the interest in the available shops was hardly surprising given the absence of new trading facilities in Galway and the fact that new outlets in Gateway Park could be used for fashion and other choices.
Blaine Callard, Harvey Norman’s Irish chief executive, said the Irish business had great momentum right now and the addition of the huge showcase store in Galway would be an exciting addition to the network.
“We see from our online business that there is a huge pent-up demand from Galway customers to shop physically in Harvey Norman . . . it has taken a few years but we have finally found a home in the west.”
Marcus Wren of Sigma said a huge amount of work had been put into planning the new extension to the retail park. He added that Galway City Council had been extremely proactive in bringing this long-awaited development to reality.
Canadian restaurant chain Pita Pit and Japanese eatery Musashi are to join Krispy Kreme in trading out of a newly redeveloped block at Ireland’s largest retail and leisure destination, the Blanchardstown Centre in north Dublin.
Both of the new units will extend to around 170 sq.m (1,829 sq.ft) and will include outdoor seating and dining areas, according to management company Multi Ireland. The expansion of the dining facilities comes after the recent opening of the first Krispy Kreme store in Ireland, which has attracted continuous queues for its own brand of doughnuts.
Pita Pit’s new outlet will be its first in Ireland. Founded in 1995 as a healthy alternative to fast food, the company has more than 500 outlets worldwide, mainly in the US and Canada.
The final unit in the block will be occupied by sushi and noodle bar Musashi, which already has five existing restaurants in Dublin. The new Blanchardstown outlet is the first in a shopping centre environment. Already open at the same block is Esquires, the international coffee house chain.
Multi Ireland has spent the past 12 months redeveloping the block, which had been vacant for several years. Putting this space back into productive use is expected to broaden the appeal of the Blanchardstown offering and add around €800,000 to the rent roll.
Simon Cooper, head of leasing, said Multi Ireland was particularly pleased that Krispy Kreme had selected Blanchardstown for their “debut Irish outlet”.
Bannon has added to its expanding office agency team with the appointment of Patrick Sammon, who has joined the company as Associate Director.
Patrick has spent the last seven years working in the office and industrial agency departments of CBRE in Australia and more recently New Zealand. He has returned to Ireland bringing a wealth of experience from his work in different markets representing some of Australia and New Zealand’s largest listed institutional owners and private investors. Patrick had a previous spell with Bannon back in 2007 when he worked in their retail agency department.
Paul Doyle, Managing Director of Bannon, commented “Patrick’s wealth of experience in other busy markets gives him a unique insight and understanding into occupier’s requirements which he can now share with our own clients. With our expanding portfolio including a number of large-scale letting instructions Patrick’s appointment provides further strength to our already established office team.”
Musgrave, the owner of SuperValu, has agreed a deal to buy the Donnybrook Fair chain of upscale supermarkets in the greater Dublin area.
The Cork-headquartered retailing and wholesaling group finalised a deal to buy the chain this morning for an undisclosed sum from husband and wife team, Joe and Mary Doyle, who founded and control Donnybrook Fair.
Joe Doyle says he will remain involved with the business, to grow the brand in partnership with its new owners. Both sides also suggested the Donnybrook Fair brand will remain intact following the deal.
The transaction includes four stores in Dublin – in Donnybrook, Stillorgan, Malahide and Baggot Street – and one in Greystones in Wicklow. It also includes Donnybrook Fair’s food production facility.
Donnybrook Fair employs about 250 staff.
Dunnes Stores had been close to completing a deal for Donnybrook Fair earlier in the summer, but were ultimately overtaken in negotiations by Musgrave.
The deal strengthens Musgrave’s position in the booming Dublin grocery market, where SuperValu’s base is built mainly around the since-rebranded Superquinn outlets that Musgrave purchased in 2011.
As consumer trends within the Irish grocery market shifts further towards quality Irish foods, the deal also strengthens Musgrave and SuperValu’s offering in that segment of the market, given Donnybrook Fair’s association for epicurean goods.
“Donnybrook Fair increases our penetration of the Dublin food market and our intention is to maintain and grow the brand for the long term. We are looking forward to taking it to the next stage of development,” said Chris Martin, chief executive of Donnybrook Fair.
“Musgrave is as passionate as we are about the heritage and future of Irish food. I look forward to working in partnership with the Musgrave team to grow the Donnybrook Fair brand,” said Mr Doyle.
A Georgian building with a seven-day publican’s licence and a restaurant near the top of Dublin’s Grafton Street is expected to attract considerable interest when it goes on sale at a guide price of €4.25 million.
The building at 10 St Stephen’s Green will be available with full vacant possession from early next year. Daniel McLaughlin of selling agent Bannon said No 10 would suit a variety of uses, and not just a bar and restaurant. The vendors have already carried out some feasibility studies to improve the internal layout of the Georgian property.
The three-storey over-basement building extends to more than 483 sq.m (5,202 sq.ft) and adjoins the renowned Hibernian Club. The ground and upper floors are currently trading as the No 10 cocktail bar and the Mamma Mia restaurant. The basement is vacant but previously traded as the Il Posto restaurant.
No 10 was previously owned by Markland Holdings, which sold it in 2014 for more than €2.5 million.
Bannon says the prestige associated with St Stephen’s Green should ensure an early sale.
In the year to July, residential property prices at national level increased by 10.4%. This compares with an increase of 11.9% in the year to June and an increase of 11.6% in the twelve months to July 2017.
In Dublin, residential property prices increased by 7.2% in the year to July. Dublin house prices increased 6.5%. Apartments in Dublin increased 11.0% in the same period. The highest house price growth was in Dún Laoghaire-Rathdown, at 9.8%. In contrast, the lowest growth was in South Dublin, where house prices increased 5.2%.
Residential property prices in the Rest of Ireland (i.e. excluding Dublin) were 13.7% higher in the year to July. House prices in the Rest of Ireland increased 13.1% over the period. The Mid-West region showed the greatest price growth, with house prices increasing 23.7%. The Border region showed the least price growth, with house prices increasing 6.0%. Apartment prices in the Rest of Ireland increased 18.7% in the same period.
Overall Decline
Overall, the national index is 18.8% lower than its highest level in 2007. Dublin residential property prices are 21.8% lower than their February 2007 peak, while residential property prices in the Rest of Ireland are 23.1% lower than their May 2007 peak.
Recovery
From the trough in early 2013, prices nationally have increased by 81.3%. Dublin residential property prices have increased 93.8% from their February 2012 low, whilst residential property prices in the Rest of Ireland are 76.9% higher than the trough, which was in May 2013.
More than 800 participants and 70 teams took part in this year’s Dragons at the Docks property industry fund raising event at Grand Canal Dock in Dublin on Thursday.
The dragon boat-racing competition raised €250,000 for charity with two-thirds of the proceeds going to the Dublin Simon Community and the balance to be distributed to local charities.
“Working together, we have the ability to deliver many more permanent homes, ensuring that people never have to face the uncertainty and anxiety of homelessness again,” said Sam Guinness, chief executive of the Dublin Simon Community.
Dalata, Glenveagh Property and Hines joined the original six companies who launched the event last year: Cairn Homes, Green Reit, Hammerson, Hibernia Reit, Ires Reit and Kennedy Wilson Europe Real Estate.
Second year
“It’s great to be part of the second year of the Dragons at the Docks for what is an even bigger and better event than last year,” said Pat Gunne, chief executive of Green Reit.
“With over 700 people taking part and ma
ny more coming down to enjoy the event, it is fantastic that there has been so much support to help us raise money for important causes like the Dublin Simon Community.”
(L-R back row) Stephen Fawcett, Rod Nowlan, Paul Doyle, Kathryn O’Leary, Evelyn Finegan, Rebecca Jones and Aisling Woods. (L-R front row) Richard Muldowney, Ciaran Curley, Luke Kelly and Barry Gorham.
Dublin Airport Central, a major new office development in the heart of the airport campus, has landed a high-profile anchor tenant for the first of two headquarter-style buildings now under construction.
US multinational food company Kellogg is to relocate its 220 Irish and European office staff to Three Dublin Airport Central, where the six-storey block will be located close to Terminal 2.
Kellogg will take 3,600 sq.m (38,750 sq.ft) of the 8,500 sq.m (91,494 sq.ft) in the first block at a rent of €363 per sq.m (€33.75/sq.ft). Car parking spaces will cost an additional €1,750 per space.
Kellogg is currently based at Airside Business Park on the outskirts of Swords and expects to begin the fit-out of its new headquarters by the second quarter of 2019. The company will have the use of 2½ floors and around 65 car-parking spaces in the block, which is being built to international standards.
Construction is also well advanced on a second block, Two Dublin Airport Central, which will extend to about 11,500 sq.m (123,786 sq.ft).
The Dublin Airport Authority has planning permission for four corporate buildings, with 41,700 sq.m (448,854 sq.ft) of offices and associated facilities. DAA chief executive Dalton Philips said he was delighted to have secured Kellogg as the first tenant.
“We can’t wait to welcome Kellogg and its employees to their new home. Ireland is well recognised as a world-class location for business and Dublin Airport Central can accommodate the requirements of major multinationals such as Kellogg and also Irish firms seeking a modern, flexible location with unmatched connectivity.”
The two office buildings under way are the first newly constructed blocks at the airport and follow the redevelopment of the 1960s former Aer Lingus headquarters, which is now known as One Dublin Airport Central and accommodates about 500 ESB international staff.
With construction of the two new office building well under way there has been “very strong interest in Dublin Airport Central from a range of potential tenants,” according to Brian Coppinger, head of Dublin Airport Central.
He said the business park appealed to internationally-focused firms due to its unrivalled location, the high quality of the buildings, the amenities available on site and the flexibility for future growth.
The Dublin Airport campus is home to more than 200 businesses, which together employ more than 19,000 people. It has more than 30 restaurants and cafes, a range of retail outlets, and leisure facilities including a gym and swimming pool.
Last year Dublin Airport handled 30 million passengers and so far this year the numbers are 6% higher.
Handling the letting along with agent Bannon is BNP Paribas Real Estate. Cushman & Wakefield acted for Kellogg.
Seasonally adjusted, the volume of retail sales increased by 6.5% in the month of July, with an annual increase of 5.5%. If Motor Trades are excluded, there was a decrease of 0.5% in the volume of retail sales in July 2018 when compared with June 2018 and there was an increase of 2.9% in the annual figure.
The sectors with the largest monthly volume increases were Electrical Goods (+5.8%) and Books, Newspapers & Stationery (+4.4%). The sectors with the largest month on month volume decreases were Other Retail Sales (-6.0%) and Hardware, Paints & Glass (-5.9%).
There was an increase of 1.6% in the value of retail sales in July 2018 when compared with June 2018 and there was an annual increase of 5.1% when compared with July 2017. If Motor Trades are excluded there was a decrease of 0.6% in the month and an increase of 2.6% in the annual figure.
The newly formed Westmeath Dublin Business Network (WDBN) is to hold its inaugural event on Thursday September 13 at 6.30pm.
The WDBN was set up earlier this year by a committee made up of the following Westmeath natives; Ray Geraghty of Bannon, John Brennan of ORS, Andrew Maslin of ODREM, Paul Shine of Diageo, Catherine Bennett of Glenveagh, James Keane of KPMG, Hugo Slevin of EY, Rowena McCormack of DAC Beachcroft and Aideen Ginnell of Hanover Communications.
Chairman Ray Geraghty said: “We are delighted to have launched the WBDN and to be holding our first event in the coming weeks.
“The idea behind the WDBN came from similar organisations established to unite business people from counties such as Donegal and Limerick and, which I know first-hand, are proving useful for all those involved.
“Networking and building connections are important for many businesses and an integral part of day to day operations.
“So much business is passed on through connections and through people you know – that is why we want to help make it easier and more accessible for Westmeath people in Dublin, by bringing us all together through a membership platform and quarterly events.
“It is a form of keeping our business local in Dublin.”
“Our launch event on September 13 in House on Lesson Street, run by Westmeath native Alan Clancy of NolaClan Group, is open to anyone who is working in Dublin or does a large percentage of their work in Dublin and has genuine ties to Westmeath.”
To register to attend the WDBN launch event, email westmeathdublinbn@gmail.com by September 7.
Businessman Eamon Watters, owner of Panda Waste, one of Ireland’s largest waste collection and recycling companies, has acquired a substantial stake in Charlestown Shopping Centre at junction five of the M50 in north Dublin. The acquisition was made through an investment vehicle called Garristown Venture Holdings.
The large-scale shopping centre and an adjoining site with planning permission for 247 apartments and further retail space have been sold for slightly over €42 million, well ahead of the €35.5 million quoted by selling agents.
David Carroll and Rod Nowlan of Bannon’s Capital Markets team handled the sale on behalf of the vendors.
Garristown Venture Holdings is owned and controlled by Ronan Barrett, a Dublin-based businessman who is originally from Co Tyrone. Mr Barrett confirmed that it is funding the acquisition through a combination of equity capital from Citadel’s institutional and private clients and senior and mezzanine debt funding from AIB and Cardinal Capital. Mr Watters is thought to be the primary client in the Citadel entity.
Charlestown is a well-established district shopping centre developed by brothers Michael and Tom Bailey and now under the control of the National Asset Management Agency.
Michael Bailey is a near neighbour of Mr Watters close to the village of Beauparc in Co Meath.
Panda is the largest exporter of recycled materials in Ireland and employs more than 650 people.
Garristown has confirmed that it is at an advanced stage of discussions with a number of prospective tenants for Charlestown, which will see the delivery of new letting and services including a TGI restaurant, a creche and a gym – which will bring the centre to 100% occupancy.
Planning permission
The centre has the benefit of a current grant of planning permission for 247 apartments on adjoining lands.
The new owners are in advanced discussions with John Paul Construction about the commencement of residential development on the site in the fourth quarter of this year.
Garristown says the adjoining land has the capacity to accommodation more than 400 apartments based on the revised density and height guidelines.
The shopping centre and leisure facilities – a rented nine-screen Omniplex cinema and Leisureplex facility – are producing a combined operational income of €2,835,738 – with the shopping centre accounting for €1,935,000 and the cinemas and Leisureplex block yielding €900,000.
More than 75% of the rental income comes from 10 tenants in a scheme which has an occupancy rate of 91%. Charlestown is anchored by Dunnes Stores, which owns its supermarket extending to 6,500 sq.m (70,000 sq.ft).
The other main tenants are Heatons, which pays a rent of €450,000 followed by Boots (€400,000), Leisureplex (€225,000), Carphone Warehouse (€105,000) and Lifestyle (€70,000).
A good proportion of the weekly average footfall of 54,000 is generated by the free access to a 1,350-space underground car park.
The economy is in a strong position and has moved into a post-recovery stage, with households clearly benefiting from rising incomes – according to the latest quarterly economic outlook from business group Ibec.
It forecasts growth of 5.7% this year and a buoyant consumer economy growing by 2.9% in volume terms.
It added there is little sign of this consumption being driven by the excess credit of the boom years and as the economy approaches full employment, the biggest challenge facing the Irish labour market will be finding workers to fill vacancies.
However, in its assessment of the economy, Ibec also warns against complacency on the competitiveness front “at a time when external threats are increasingly likely to materially impact on our growth.
“As the economy comes close to capacity and navigates significant challenges to our external environment over the coming years it is important we make the right decisions to protect our indigenous industry”.
Ibec Head of Tax and Fiscal Policy Gerard Brady said “the economy is growing, trade remains robust despite Brexit, and households are clearly benefitting through incomes which are increasing at the fastest rate in Europe.
“Last year, 19% of Ireland’s workforce either changed job or started working. This is up from 13.4% in 2010 and is a sign of the health of the labour market.
“As a result, Q1 2018 saw the fastest wage growth in the economy since the crisis with average wage growth reaching 2.5% year-on-year. Our view that the economy is now firmly in a ‘post-recovery’ phase is supported by all these factors,” he added.
Buoyed by a long spell of fine weather, sales in the Irish retail sector grew by 3.4% in the second quarter of 2018, according to a new report from Retail Ireland, the Ibec group that represents the sector.
In its latest Retail Monitor, published today (see attached), the group said sales in the first half of the year have grown steadily with some categories such as grocery, DIY and hardware, and fuel benefiting strongly from the sustained spell of warm weather during June. Following disruptions to trade and loses which ran into the tens of millions arising from Storm Emma earlier this year, this boost will be welcomed by the sector.
Retail Ireland Director Thomas Burke said: “From the prolonged cold snap and heavy snow of March, to the drought conditions of June, weather has had a huge impact on Irish retailers in the first half of this year. With the recent fine spell of weather, our members have reported strong demand for seasonal products such a fans, ice cream, BBQs and patio furniture, amongst other things. This spike in demand pushed retailers supply chains to the limit during June particularly.
“Other once-off events such as the football World Cup and the royal wedding in the UK provided a welcome boost to trade for retailers in the period, with sales of soft drinks, alcohol, and magazines benefiting most. This trend reflects a broader move towards event led retail in recent years as retailers seek to leverage such events to help promote consumer spend.”
Retail Ireland noted however that the fine weather was not good news for all sectors of retail, with some reporting declining footfall and falling sales in the period.
Mr. Burke said: “While many retail categories have been boosted by the long dry spell, other sectors such as department stores, fashion and footwear and hairdressing have reported lower than normal footfall and declining sales in the period, with consumers opting for a trip to the beach or park rather than a day’s shopping or pampering in the warm weather.”
Key retail trends set out in the Retail Ireland Monitor include:
Supermarkets and convenience stores:
Strong figures in June for supermarkets and convenience stores shows that retail sales in this area are finally establishing a sustained pattern of growth. Volume and value are moving together in recent months and the positive impact of June’s good weather on treats and ‘little and often’ shopping is also coming through. Off trade alcohol sales and soft drinks consumption grew as a result of the good weather and the keen interest in the World Cup.
Department stores:
The busy pre-Easter week fell into Q1 this year, making comparatives with the same quarter last year difficult. Nevertheless, total sales values increased by 0.7% compared to Q2-2017, and total sales volumes increased by 4.1%, when compared to the same period last year. Consistently cold weather during April and May weighed on women’s summer clothing sales, whilst record high temperatures at the end of the quarter adversely impacted footfall. Despite these challenges online continues to deliver strong growth within this category of retail.
Fuel stations:
Consumption remained strong in quarter two despite the sharp increases in oil prices from late March 2018. Total sales values grew by 5.9% in Q2-2018, with sales volumes increasing by 1.5% versus Q2-2017. In the non-fuel business, Q2-2018 was very positive. Favourable weather conditions disrupted normal consumer buying patterns in fuel stations. Convenience and ‘food-to-go’ offerings performed well in May and June, with a slight impact on anticipated hot beverage sales. The most significant year-on-year increase was in car wash sales, as improvements in weather conditions drove strong demand for car wash services.
Pharmacies:
Warm weather drove strong seasonal healthcare (hay fever) and sun care performance, coupled with a healthy performance on core toiletries in the second quarter of the year. Beauty related categories performance slowed during the quarter due to the exceptional hot weather in June. On an annualised basis, total sales values increased by 1.9% and total sales volumes grew by 6.8% compared to June 2017.
Fashion, footwear and textile stores:
There was no growth in total sales values in the first six months of 2018, while total sales volumes posted growth of 2.5% during the same period. Fashion retailers report that accessories and menswear were the strongest performers during the quarter. Regardless of the bad start to 2018, in the past 18 months there has been an increased focus on retail development across Dublin and the regions. Larger retail units, redevelopments and extensions have attracted new quality fashion brands to the country’s well know shopping streets and centres.
DIY and hardware stores:
Performance in the DIY and hardware category was dominated by the fine weather conditions with a significant increase in demand for gardening and outdoor categories reported. Initial strong demand for garden furniture, wood care and BBQ products were further augmented in the quarter by a surge in watering related categories, as it became clear that the fine weather would persist. Outside of gardening, the sector saw steady growth in interior, DIY and home products categories, reflective of ongoing positive consumer sentiment and a willingness to invest in home projects.
Books, News & Stationery:
Overall, the category was up 7.0% in value terms and up 5.9% in volume terms, versus Q2 last year. April’s sales were boosted by an initial clawback from the widespread weather disruption in March. Throughout the quarter, the book market continued its positive performance trend year-to-date, while the British royal wedding and the FIFA World Cup provided a temporary relief to the long-term decline in magazine sales performance. Stationery sales were more challenged, particularly in June, with a slow start to the key back to school season, due to the hot weather.
Ireland Consumer Confidence was reported at 107.6 in July from 102.1 in the previous period. It was expected at 101.5.
Consumer Confidence in Ireland increased to 107.60 Index Points in July from 102.10 Index Points in June of 2018. Consumer Confidence in Ireland averaged 87.92 Index Points from 1996 until 2018, reaching an all time high of 130.90 Index Points in January of 2000 and a record low of 39.60 Index Points in July of 2008.
In Ireland, the Consumer Sentiment Index survey covers a minimum of 1,100 households across all regions of the country. The questionnaire assesses respondents’ perceptions on the general economy in the previous 12 months as well as expectations for next 12 months; perceptions of recent trends in unemployment and inflation; recent trends and likely future evolution in the household’s financial situation as well as savings and major purchases intentions. The Consumer Sentiment Index is calculated as the percentage of favourable replies minus the percentage of unfavourable replies, plus 100. The indicator varies on a scale of 0 to 200; a value of 0 indicates extreme lack of confidence, 100 neutrality and 200 extreme confidence. This page provides the latest reported value for – Ireland Consumer Confidence – plus previous releases, historical high and low, short-term forecast and long-term prediction, economic calendar, survey consensus and news. Ireland Consumer Confidence – actual data, historical chart and calendar of releases – was last updated on August of 2018.
source: tradingeconomics.com
Retail Excellence is today (4 July) calling for targeted solutions for retailers in Budget 2019.
“In an increasingly boundary-less retail environment the representative body are seeking additional online supports and tax fairness measures to protect retailers from the onslaught of cheap, non-European imports,” the retail organisation said in a statement.
“Despite record numbers back at work Irish retail remains vulnerable. Traditionally, a booming economy would mean increased spend in retail outlets but consumer habits have changed and we must react accordingly. This is precisely why Budget 2019 demands retail focused solutions,” Lorraine Higgins, Chief Executive of Retail Excellence said.
In their Budget 2019 submission titled “Retail: Sustaining and Growing an Economy”, Retail Excellence are also seeking a general cut in consumption taxes, a reduction in the cost of doing business, increased funding to get retailers online, increased infrastructural investment, Garda resources, town renewal funding, investment in the Home Renewal Scheme, introduction of measures to increase our competitiveness and improved access to finance.
“One of the single biggest threats to bricks and mortar stores in Ireland and, consequently the retail mix and vibrancy of our town centres, is the glut of cheap, non-European imports being bought by Irish consumers online. The prices of these goods and products are generally distorted as many distance sellers are not registered for VAT in Ireland and therefore do not apply same or duties to the product price which leaves our retailers at a competitive disadvantage. Consequentially, this is a tax fairness issue”.
Further signs of fast growing property values in Dublin’s Dawson Street emerged this week with the sale of the Trailfinders building for a full 60% above the guide price.
David Carroll of Bannon is delighted to have advised Trailfinders on their acquisition.
Agent Cushman & Wakefield initially invited offers of more than €7.75 million for the holiday booking premises at 4/5 Dawson Street. But with five different parties pitching for the site, it took a full four months to complete the sale at a figure around €12.4 million.
The opening bid matched the quoted price of €7.75 million, but thereafter it was a long drawn-out procedure, with most of the bids fixed at €100,000.
The successful bidder was none other than the sitting tenant, Trailfinders, which was challenged in the final rounds by a wealthy private investor.
Earlier in the marketing campaign it looked like the property might fall to BCP International and Meyer Bergman, which spent around €100 million assembling a large property portfolio centred mainly on Nassau Street and Dawson Street. The replacement buildings will have Grafton Street-style shopping facilities.
Jane Dolan of Cushman & Wakefield, who handled the sale of the Trailfinders building, said the operation’s success was down to the fact that she could sell the building by private treaty rather than inviting “best bids”.
The €12.4 million selling price is more than double the €6 million paid for the building some 20 years ago by property developer Gerry Gannon.
Trailfinders’ strong desire to hold on to the Dawson Street premises has been evident for some time. It originally agreed a 20-year lease of the ground floor and basement but has been over-holding the premises since the lease ran out in 2016.
The five-storey over-basement building has an overall floor area of 994 sq.m (10,709 sq.ft) and a rent roll of €399,360. Trailfinders has been contributing a rent of €278,500. Two other office tenants on the top floor have signed deeds of renunciation limiting their rental of the two premises to short-term leases.
The line-up of tenancies also includes a two-bedroom penthouse at the top of the building that attracts a top rent. Trailfinders will continue to have the use of five car parking spaces accessed from Dawson Lane.
The change of ownership comes around a month after Paddy McKillen jnr’s purchase of the headquarters of New Ireland Assurance a few doors away.The Press Up hospitality group will handle the reuse of the block, which is likely to end up with around 929 sq.m (10,000 sq.ft) of retail space on the ground floor.
Green Reit has already transformed part of the Dawson Street area by developing a two-dimensional landmark block at the junction of Dawson and Molesworth streets. Anchor tenants will include a branch of the London-based Ivy Collection of restaurants as well as Barclays Bank and the New York headquartered-Le Pan Quotidien bakery-restaurant.
Vue, the chain which owns a 3,800 seater cinema at Liffey Valley in Dublin, has acquired the cinemas of Irish rival Showtime for an undisclosed sum.
Showtime operates cinemas in Limerick and Ashbourne with 13 screens and more than 2,200 seats between them.
Recently filed accounts for the holding company of these cinemas, Showtime Cinemas Limited, show it incurred a €1.08 million loss for the 12 months to the end of April 2018.
Deals
Vue, which is the third largest cinema chain in the UK, said the acquisition was financed via existing resources.
The transaction came as Vue also announced it had also acquired another company, Cinema3D in Poland.
The deals mean the group, which operates in 10 countries, now has cinemas at 228 sites offering 1,989 screens across Europe.
Currys PC World is coming to Waterford Retail Park. The 13,000 sq.ft. fit-out has commenced and it is due to open the end of August.
Waterford Retail Park is a premier retail park with a high profile location along one of the main access routes to Waterford City from the M8 and N25 (Cork Road). Anchored by Harvey Norman. The other retailers are Homestore & More, Halfords, Home Focus, EZ Living Interiors and Maxi Zoo. Waterford Retail Park celebrates its 10th year anniversary this year.
James Quinlan of Bannon, who is the letting agent for Waterford Retail Park, said “We are delighted that Currys PC World have decided to join the strong tenant line-up in the retail park. Costa have also agreed a deal in the park which will give customers the food and beverage offer that will improve the overall shopping experience at the park”
For further letting opportunities contact Bannon today on 01 647 7900
Dublin is now the most popular post Brexit location for UK firms over its European peers (Frankfurt, Luxembourg and Paris) in terms of company moves (not staff numbers) according to the latest EY Brexit Tracker. This is despite the perception that the city has lost out to its competitors due to the erosion of competitiveness, lack of residential rental supply, a cautious regulator and limited infrastructure.
The EY Brexit Tracker found that 21 firms (we have broadened the definition and have identified 23 firms) have confirmed they will shift some or all of their operations to Dublin. This places Dublin ahead of Frankfurt, with 12 firms, Luxembourg with 11 and Paris with 8 firms.
Breakdown of Goodbody Data Analysis:
Sector Breakdown (Re-locations):
– 57% are within the financial services sector
– 27% are within the legal sector
– 9% are within the insurance sector
– 4% are within the fintech sector
– 4% are within the services sector
– 100% of announcements have been for the Dublin region.
A further 17 firms are noted as planning to increase their presence within Ireland due to Brexit adding at least 1,000 employees to their Irish operations. Such expansions are likely to create demand for a further 200,000 sq ft of office space.
Sector Breakdown (Expansions):
– 82% are within the financial services sector
– 6% are within the legal sector
– 6% are within the insurance sector
– 6% are within the fintech sector
County Breakdown (Expansions):
– 77% are expanding their presence within Dublin
– 12% are expanding their presence in Cork
– 6% are expanding their presence in Limerick
The emerging consensus is that Brexit will not play a significant role in driving office rental growth in Dublin, with existing take-up patterns (Tech dominated) continuing to dominate. Nonetheless, the city has sufficient office space capacity and developments in the pipeline to deal with this additional channel of demand. Furthermore, such moves are welcome in diversifying the occupier base of the Dublin office market and add to an already strong demand base. This is evident in our analysis on estimated office space requirements for the publicly announced moves over the last two years.
Dublin Office Market reported by Goodbody
Manor Mills Shopping Centre has just opened a brand new Costa Coffee store and its arrival has generated a lot of excitement in the centre. Costa Coffee has invested heavily in its 1,600 sq. ft new store fit-out which has resulted in a bright, high spec coffee offering.
Costa Coffee is a multinational coffee house company and is the second largest coffee house in the world. Costa Coffee is present in 31 countries across the globe and it opened its first store in Ireland in 2005. Its number of stores have been growing ever since and it has multiple stores all over Ireland.
Sigma Retail Partners are the asset managers for Manor Mills Shopping Centre. Jenna Culligan from Sigma, said “We acquired Manor Mills just over a year ago and one of our asset management strategies from the outset was to bring in additional reputable brands and enhance the food and beverage offer to raise the profile and increase footfall and dwell time into the centre. We just had The Natural Bakery open last week and now we have Costa Coffee, and the feedback we have received from both customers and retailers alike have been very encouraging. We wish Costa Coffee all the best and we are delighted to welcome them into Manor Mills Shopping Centre.”
A significant amount has already been invested into the rebranding of Manor Mills Shopping Centre and plans for further investment are set to continue. The centre has recently installed free Wi-Fi throughout the mall adding further to its appeal to shoppers.
Manor Mills Shopping Centre is centrally located within Maynooth town itself and is located adjacent to Maynooth University. The shopping centre itself is home to 30 retailers including Dunnes Stores, Carraig Donn, Eason and Hickeys Pharmacy. There are over 500 free car parking spaces in a covered car park.
Manor Mills Shopping Centre in Maynooth has just opened a new store ‘The Natural Bakery’, an Irish company that offers a wide variety of breads, cakes, sandwiches, donuts and pastries, made fresh daily from scratch. They opened their first bakery in Kilmainham in 2013 when their owner Luke Ceighan realised there is a demand for more authentic, artisan baked goods. The concept was soon a success and by 2014, The Natural Bakery opened shops in Donnybrook, Rathmines, Ranelagh and Stillorgan. In 2015, Dun Laoghaire, Clarehall, Baggot Street, IFSC and Naas followed. They now have 13 stores in Ireland.
Jenna Culligan from Sigma Retail Partners, asset managers for Manor Mills Shopping Centre, said “We acquired Manor Mills just over a year ago and one of our asset management strategies from the outset was to bring in reputable brands and enhance the food and beverage offering to raise the profile and increase traffic, footfall and dwell time into the shopping centre. We identified the need for a popular bakery that offers a wide range of tasty pastries, cakes and treats for our shoppers. We wish The Natural Bakery all the best and we are delighted to have them added to our centre.”
A significant amount has already been invested in the rebranding of Manor Mills Shopping Centre and plans for further investment are set to continue. The centre has recently installed free Wi-Fi throughout the mall adding further to its appeal to shoppers.
Manor Mills Shopping Centre is centrally located within Maynooth town itself and is located adjacent to Maynooth University. The shopping centre itself is home to 30 retailers including Dunnes Stores, Carraig Donn, Eason and Hickeys Pharmacy. There are over 500 free car parking spaces in a covered car park.
For letting opportunities contact Bannon today on 01 647 7900.
Seasonally adjusted, the volume of retail sales increased by 1.5% in the month of April, with an annual increase of 4.8%. If Motor Trades are excluded, there was an increase of 1.0% in the volume of retail sales in April 2018 when compared with March 2018 and there was an increase of 3.8% in the annual figure.
The sectors with the largest monthly volume increases were Furniture & Lighting (13.2%) and Fuel (5.6%). The sectors with the largest month on month volume decreases were Electrical Goods (-3.0%) and Department Stores (-1.0%).
There was an increase of 6.8% in the value of retail sales in April 2018 when compared with March 2018 and there was an annual increase of 3.8% when compared with April 2017. If Motor Trades are excluded there was an increase of 1.0% in the month and an increase of 1.8% in the annual figure.
Unadjusted indices are available on CSO Statbank.
Musgrave, the retail symbol group that owns brands including SuperValu and Centra, is targeting growth in the food service and digital markets. It is also in discussions with developers about possibly building more stores in Dublin.
The Cork-headquartered, family-owned group released annual results on Tuesday that showed group revenues steady at €3.7 billion, and profits up 9% to €80 million.
Chris Martin, the chief executive, described them as a “solid set of numbers”.
Mr Martin said he expects the group’s sales and profits to grow further in 2018. Brexit, however, remains a threat for Musgrave, whose network includes more than 300 stores in Northern Ireland. He said the group may look to hold larger stocks in Ireland of goods imported via the UK, but this is unlikely to require it to invest in more warehousing facilities.
Mr Martin revealed Musgrave, whose network of mostly franchised stores had retail sales of about €5.1 billion last year, has devised a new seven-year strategy to reposition its retail brands as food market offerings.
Many of its stores, Mr Martin suggested, will ultimately also comprise instore foodservice elements as well as traditional retail. The strategy is dubbed within the group as “Food Island”.
Musgrave is also developing a number of new food brands, as well as charting the expansion of others, such as Chipmongers, which is offered to independent chipshop owners.
Mr Martin said the Chipmongers brand will grow from 10 to 30 outlets in Ireland by the end of the year, including by rolling it out as a concession within its Daybreak retail network, which has 217 stores in Ireland.
“The long-term ambition is to get Chipmongers to 70,” said Mr Martin.
Musgrave, which last year bought the La Rousse Foods hospitality industry supplier from Aryzta, is targeting more acquisitions in the sector. There is nothing specifically “on the table”, however.
In the burgeoning Dublin market, Mr Martin said it was exploring the possibility of building more stores.
“We are excited by the Dublin market. We are having discussions with a number of developers,” said Mr Martin. “We see opportunities for growth and new stores.”
He said Musgrave would explore the possibility of redeveloping some of the sold Superquinn outlets it acquired in the capital – all rebranded since 2011 as SuperValu – on a “case-by-case” basis.
Mr Martin said that above 50% of its more than €80 million capital expenditure over the year would go towards digital initiatives.
It is developing apps to facilitate paying for goods via mobile phone, as well as upgrading SuperValu’s digital operation.
Musgrave is also hoping to grow its goods exporting business. It has dipped its toe into the Chinese market, with a range available on an Alibaba ecommerce site. It also supplies Alosra, a Bahrain supermarket group.
Through this arrangement, it may also supply stores in the future in Saudi Arabia, if Alosra moves into that market.
Mr Martin said Musgrave is expecting growth in its 81-strong Dialprix network in Spain, but it is unlikely to make acquisitions there.
The challenge of creating innovative housing solutions was on the agenda at the most recent meeting of the Donegal Dublin Business Network (DDBN) as Eoghan Murphy TD, Minister for Housing, Planning and Local Government, addressed the organisation.
A panel discussion on the subject of housing took place at the group’s April gathering in Iveagh House on St Stephen’s Green, followed by a Q&A session overseen by DDBN chairman Paul Doyle (MD of Bannon Commercial Property Consultants) and committee member Danielle Conaghan (Partner in Arthur Cox). Minister Murphy was joined on stage at the event by two other guests of the network. Margaret Sweeney, a native of Kilcar, is CEO of IRES REIT Plc – a company that is Ireland’s largest private landlord with more than 2,500 units.The third industry expert present was Richard Barrett, founder of Bartra Capital Property, a development and investment platform active in areas including private residential development, social housing, nursing homes, commercial real estate and renewable energy. Bartra recently acquired a holiday resort with 27 homes on 186 acres of land in Carrigart.
Making his introductions, Chairman Paul Doyle acknowledged the high calibre of speaker who had joined group members to discuss a topic that has dominated political and social debate in recent years. An open and informative discussion lasting almost 90 minutes followed and the topics debated included the cost of housing delivery, affordability and access to funding.
The key role of the National Development Plan and Project Ireland 2040 were referenced throughout the debate in terms of how they aim to attract a more even spread of national investment into regions including the north west, where Letterkenny has been identified as a centre for regional growth. One interesting idea advanced towards the end of the evening involved embracing affordable opportunities for converting commercial premises in town and village centres that have been left vacant for many years into residential housing, thereby reintroducing a soul back into towns and villages in regional areas.
Wrapping up the event, Danielle Conaghan acknowledged and thanked the panel for their openness, and observed that a fast fix to the current housing situation was not going to be easy. She added that it was encouraging to be advised that the private sector was now embracing government policy and opportunities to stimulate a more rapid supply of housing.
Article published in the Donegal Dublin Business Network
Davy’s Irish Property Fund, where holdings include a controlling stake in the Nutgrove Shopping Centre in Rathfarnham in south Dublin, is understood to be seeking fresh investment as it plans to double in size over the next three years from its current value of €284 million.
The fund, which Davy inherited when it took over Prescient Asset Management Holdings, formerly AIB Investment Managers, in late 2013, has delivered an annual total return of 19.3% over the past five years.
This has included strong capital growth, topped up by income, according to its latest quarterly update, seen by The Irish Times.
More than half of the Dublin-focused portfolio’s assets were in office real estate, with 43% in retail and 6% in industrial assets at the end of March.
Other top holdings include an office building on Lower Hatch Street in Dublin 2 currently let out to US financial services group MetLife, and Medtronic, the world’s largest stand-alone maker of medical devices.
Having paid out a dividend equivalent to 4.6% of income in 2017, the fund is targeting a gradual payout ratio increase to 5.8% in 2020. Projections on its current assets point to an increase in rent from €14.6 million to €17.9 million over the period.
While returns on the fund, which is part of Davy Real Estate’s €1.4 billion of assets under management, have been driven in recent years by capital growth, the managers of the portfolio said that the Irish commercial property sector is now entering a new phase.
“Over the last three years, of the 15% per annum returns achieved across the universe of Irish funds, over 65% was driven by capital growth,” the latest quarterly report states. “As the Irish market matures and the capital growth rates begin to slow, we believe that income return will begin to drive a bigger proportion of overall returns.”
The current fundraising – with a minimum investment of €100,000 – is aimed at high-net-worth individuals, pensions and corporate treasury managers seeking income in an ultra-low interest rate environment. The new money will be used to enhance the value of existing assets, and to target new investments in key urban locations, mainly in Dublin.
During the first quarter, the fund acquired two additional units in Nutgrove Shopping Centre for €2.5 million, increasing its holding there to 67%. It also leased out 83-85 Patrick Street in Cork city to Bestseller, a Danish fashion brand which trades under a number of labels.
Smyths Toys, the fast-growing Galway-based retail group, has agreed a deal to buy the Toys ‘R’ Us business in Germany, Austria and Switzerland.
It is Smyths’ first foray into mainland Europe. The deal will see the Irish business buy 93 shops and four online stores.
Investment bank Lazard was hired to find buyers for several international subsidiaries of Toys ‘R’ Us following an announcement last month that the US business would be liquidated.
Smyths was founded in Co Mayo and has become a hugely successful retailing business. It is owned by four Galway-based brothers – Tony, Tommie, Padraig and Liam Smyth – and now owns 21 shops in the Republic of Ireland and around 90 in Britain and Northern Ireland.
It has aggressively expanded in the UK since entering the market in 2007. It will open new shops in Dundee and Luton in the coming months.
The company is intensely private – its turnover and profits here are not available as the firm has unlimited status in Ireland.
However, the UK business shows that revenues and profits there are growing strongly. It significantly increased pre-tax profits in its UK operations to £10m in 2016, as sales climbed by 19pc from £334m (€381m) to £396.49m on the back of new store openings.
The revenue increase contributed to pre-tax profits jumping by 69% going from £5.96m to £10m.
The 19% increase in revenues for Smyths Toys UK in the 12 months to the end of December 2016 followed sales growth of 30% in 2015.
Toys ‘R’ Us said in January said it would shut about a fifth of its US stores as part of a plan to emerge from one of the largest ever bankruptcies by a specialty retailer but the plan was unsuccessful.
On Friday, it was reported that Fairfax Financial Holdings had made a bid to buy the Canadian unit of Toys ‘R’ Us Inc for about $300m.
In Britain, it closed all of its 100 shops after no buyer was found.
In the year to February, residential property prices at national level increased by 13.0%. This compares with an increase of 12.0% in the year to January and an increase of 9.7% in the twelve months to February 2017.
In Dublin, residential property prices increased by 12.7% in the year to February. Dublin house prices increased 12.3%. Apartments in Dublin increased 14.5% in the same period. The highest house price growth was in Dublin City, at 14.2%. In contrast, the lowest growth was in Dun Laoghaire-Rathdown, where house prices increased 9.6%.
Residential property prices in the Rest of Ireland (i.e. excluding Dublin) were 13.3% higher in the year to February. House prices in the Rest of Ireland increased 13.1% over the period. The Midland region showed the greatest price growth, with house prices increasing 14.8%. The South-East region showed the least price growth, with house prices increasing 8.6%. Apartment prices in the Rest of Ireland increased 14.6% in the same period.
Overall Decline
Overall, the national index is 21.8% lower than its highest level in 2007. Dublin residential property prices are 23.0% lower than their February 2007 peak, while residential property prices in the Rest of Ireland are 27.5% lower than their May 2007 peak.
Recovery
From the trough in early 2013, prices nationally have increased by 74.6%. Dublin residential property prices have increased 90.6% from their February 2012 low, whilst residential property prices in the Rest of Ireland are 66.7% higher than the trough, which was in May 2013.
International real estate investor Hines has completed the acquisition for €165m of Chatham & King, a high-profile mix of offices, shops and apartments next to the Gaiety Theatre on South King Street in Dublin city centre.
In acquiring the scheme from US private equity giant Lone Star, Hines fended off three rival bids.
Two of the competing offers came from German funds, while the third bid came from the billionaire founder of the Zara fashion chain, Amancio Ortega.
Hines’s purchase of Chatham & King sees it take control of a mixed-use building with retail units comprising 33,500 sq ft occupied by Zara, H&M and Warehouse.
The leading data analytics management firm Qualtrics occupies the 31,000 sq ft office space above the scheme’s retail units as its European headquarters.
Also included in the sale is the Chatham Court building, the second phase of the asset to be developed by Lone Star and delivered in the next 24 months.
Upon completion, this phase will include five retail units totalling 15,597 sq ft and ranging from 495 sq ft to 12,680 sq ft. Qualtrics has agreed to pre-let 26,000 sq ft in the building.
The €165m paid by Hines includes €40m to cover the cost of this redevelopment.
Chatham & King has a projected rent roll of €6.8m and a retail weighting of 50pc.
All told, the centre will ultimately incorporate 4,566 sq m (49,158 sq ft) of retail space and 5,568 sq m (56,936sq ft) of office accommodation.
Hines senior managing director in Ireland, Brian Moran, said: “Hines is delighted to close the Chatham & King acquisition, a marquee mixed-use property at the centre of Dublin’s most fashionable shopping, restaurant and commercial district.
“We have acquired both a strongly-performing asset along with a new phase of additional retail and office which will come online in 2020.”
The man given the task of regenerating a significant portion of Dublin’s north inner city is nicknamed Golden Boots but when Friedrich Ludewig arrived in Ireland this week to outline his vision, he was wearing a comparatively sober pair of grey leopard print boots instead. The boots matched his coat.
The retail property developer Hammerson, which is behind the Dublin Central redevelopment covering six acres from Upper O’Connell Street to Parnell Street to Moore Street and Henry Street, has recruited the award-winning and distinctly dapper German architect to oversee the project and they are optimistic he will get it over the line.
It will be a long time coming.
Plans drawn up by previous owners almost a decade ago fell foul of the crash and of planners and of the families of the 1916 rebels who joined forces to fight for the future of Moore Street and to stop the area being turned into a shopping mall.
Today the plans for a shopping mall on the site appear dead and Ludewig’s ideas focus instead on urban regeneration and the creation of a warren of streets and squares to reinvigorate the area while respecting its place in history.
“The plan was to build a shopping centre but that is not what it should be about,” he told The Irish Times as he walked the site on Thursday evening. “That is not what urban regeneration is about.”
He had clearly done his history homework ahead of a series of meetings with stakeholders this week. And on the day he was officially unveiled as the architect responsible for creating Dublin Central he could pinpoint exactly where the 1916 rebels fled the GPO and he effortlessly plotted the route they took towards Moore Street.
“This is probably the most political project I have worked on but maybe not the most historic. Certainly my Chester client would dispute that. But there is a difference between working with Roman history and working with history where the direct descendants of those involved are still alive,” he said.
Standing on Moore Lane behind Moore St, he pointed out that “many things that happened here between the Friday afternoon and the Saturday lunchtime happened not in the buildings but on the streets”.
He pointed to the granite cobble stones peeping out from under a blanket of tar beneath his boots.
“It would be nice to work with these and use ornamental brass plaques in the ground to tell the story of what happened on the streets, creating less of a museum experience and more of an experience which people can stumble upon and find things almost by accident.”
While 14-17 Moore St, where the rebels made their last stand, will be preserved as a national monument, other houses on the street will make way for the new.
“If some of these structures are 1960s crap with nothing behind them, it would be better to rebuild so they can complement buildings 14 to 17,” he said.
He also wants to create a better space for Moore Street market traders rather than pushing them out.
His tour of the plot brought him to O’Connell Street.
“One of the reasons the top of this street is so quiet is that all the pedestrian traffic turns into Henry St. There is a need for more connectivity between the two areas and what we are suggesting is a laneway from Moore Street to O’Connell Street. It won’t have to be big and what we are thinking is that we can go through number 19 Moore St although we are happy to discuss that.”
He compares O’Connell Street to the Champs Elysee “in that it is the prime street of Dublin but we really have to change people’s perception of it and we have to stop it being [seen] as seedy. We need to work out ways to make people stay on all these streets so they becomes a place not just to walk through but to stop in.”
Simon Betty, the retail director of Hammerson in Ireland, suggested the project could be completed within four years creating 9,000 jobs – 6,000 in the construction and 3,000 long-term jobs in retail and office space created as part of the scheme.
“But this [is] not a race,” he insisted. “This is something we have to do right. We are about long-term investment and long-term returns and if we have to hit pause at the beginning for a period to make sure it is right then we are happy to do that.”
His words were welcomed by Brian O’Neill the chairman of the 1916 Families Committee. “We are in a much better place now than we were when we were dealing with the previous owners of the land,” he said.
“We have seen some positive things happen in recent weeks and Hammerson have started to engage with us but trust has to be built. They are now saying they don’t want to build a shopping centre and that is a very positive development.”
One of the last large scale shopping centres to be offered for sale on the instructions of Nama – Charlestown Shopping Centre at Junction 5 of the M50 in north Dublin – is expected to be of interest mainly to US private equity funds and a mixture of Irish and overseas companies planning to strengthen their position in the private rental sector.
Agents Bannon and Savills are quoting €35.5 million for the complex, which has been made a great deal more appealing by the inclusion of an adjoining site with planning permission for 247 apartments and 7,000 sq.m (75,346 sq.ft) of shopping and other commercial space on the ground floor.
The agents said the planned addition of some 400 residential units in the immediate area – coming after the sale of 235 high-rise apartments to IRES and other buyers in recent years – would “add significantly to the sustainability and ultimate growth of the centre”.
Even as things stand, the shopping centre as well as the rented nine-screen Odeon cinema and Leisureplex facility are showing a return of 8% on the net operating income for the owners. The joint agents have been instructed to sell the entire investment in a single lot or, alternatively, in two parts: the shopping centre and leisure/cinema block as one lot and the mixed-use development site separately.
The shopping centre and leisure facilities produce a combined operational income of €2,835,738, with the shopping centre accounting for €1.935 million and the cinemas and Leisureplex block yielding €900,000.
The selling agents will be informing interested parties that more than 75% of the rental income comes from 10 tenants in a scheme that has an occupancy rate of 91%.
Charlestown is anchored by Dunnes Stores, which owns its supermarket extending to 6,500 sq.m (70,000 sq.ft).
The other main tenants are Heatons, which pays a rent of €450,000, followed by Boots (€400,000), Leisureplex (€225,000), Carphone Warehouse (€105,000) and Lifestyle (€70,040).
Apart from Dunnes, the centre has a lettable area of 8,638 sq.m (92,980 sq.ft) across 26 mall units, kiosks and external units. Much of the weekly average footfall of 54,000 is generated by free access to a 1,350-space underground car park.
In 2013, the Charlestown management developed fast food outlets for McDonald’s and KFC at the at the front of the shopping centre. These were sold to Hong Kong investors for €4.3 million – providing returns of 6.5%.
Rod Nowlan of Bannon and Domhnaill O’Sullivan of Savills, who are handling the sale, said they expect strong interest in the investment given the quality of the built scheme and the obvious potential derived from the lease-up opportunities and from the direct and indirect residential growth potential.
Irish Life has found tenants for a newly developed office block at the Irish Life Centre on Lower Abbey Street, Dublin 1.
Depfa Bank, formerly based in the nearby IFSC, has completed contacts to lease 1,856 sq.m (20,000 sq.ft) on the third and fourth floors of Block 5 at a rent of €484 per sq.m (€45/sq.ft).
The second tenant, Apex Fund Services, is understood to have made a commitment to lease 1,383 sq.m (15,000 sq.ft) at a headline rent similar to the one agreed with Depfa Bank.
Block 5 has an overall floor area of 3,716 sq.m (40,000 sq.ft) and is finished to a high specification, including a reception area of 1,600 sq.ft. The building benefits from the creation of a new civic plaza to the front.
Depfa Bank is a wholly-owned subsidiary of the German state agency, FMS Wertmanagement.
Apex Fund Services was established in Bermuda in 2003 and has around $350 billion in assets under management.
Deirdre Hayes, head of property asset management at Irish Life Investment Managers, called the wider Irish Life centre campus an integral part of the Dublin landscape. So it was essential that the latest phase provided a quality, sustainable space that met market requirements. “We are delighted with the outcome and welcome both Apex and Depfa Bank as our new neighbours within the development,” she said.
“Great to be involved in another successful Irish Life office project.” – Bannon Office Department
Dublin’s new €3bn Metrolink was unveiled today with plans for 15 brand new stations.
The project is expected to open in 2027 and will run from Sandyford to Swords. Traveling from the city centre to the airport is expected to take 20 minutes with the system carrying 15,000 passengers per hour in each direction.
Stops on the proposed route include Dublin Airport, Collins Avenue, Griffith Park and O’Connell Street. Public consultation on the 26km line begins today.
The economy grew by 7.8% of GDP last year, according to preliminary estimates from the Central Statistics Office, making it the European Union’s fastest-growing economy for the fourth year in a row.
Measured by GNP, the economy grew by 6.6% in 2017, the CSO said.
The CSO said that Modified Domestic Demand – a new measure used in Ireland to remove the distorting effects of foreign multinational companies – showed growth of 3.9%.
This suggests that the wider economy is feeling little initial impact from Brexit.
Today’s figures show that Personal Consumption Expenditure grew by 1.9%. This is regarded as an important barometer of the performance of the domestic economy.
Consumer spending on goods increased by 4.6%, while spending on services was marginally negative at -0.1%.
The CSO said that industrial output grew by 8.9%. In the ICT sector output increased by 16.8%, while financial and insurance output fell slightly, down by 0.7%.
Capital investment showed a drop of 22.3% last year, driven by a lower level of Intellectual Property imports when compared with the exceptionally high level of such imports in 2016.
The country’s balance of payments recorded a strong surplus of €37.1 billion, or 12.5%, of GDP.
This compared to a surplus of €9.1 billion in 2016, and €28.6 billion in 2015. The series was also affected by the large level of IP imports in 2016.
The relevance of using GDP as an accurate measure for such an open economy as the Irish economy was called into question when 2015 growth figures were adjusted up after a massive revision to the stock of capital assets related to the large multinational sector here.
While other more stable data point to very strong growth in the real economy, last year net exports were flattered greatly by the absence of large imports of intellectual property and aircraft leasing activity, which have skewed data in the past.
That pushed GDP up 10.9% year-on-year in the third quarter, revised slightly higher today.
This meant annual growth stood at 8.4% in the final three months of the year.
The economy expanded by 3.2% on a quarterly basis from October to December, compared with 4.8% in the previous quarter.
Ireland has rebounded from an economic crash a decade ago that pushed it into an international bailout in 2010, and the momentum has continued into this year with unemployment falling to 6.1% from a peak of 16% during the the crisis.
Data yesterday showed that employment – which analysts say is the cleanest gauge of Irish growth – was just shy of the 2007 peak at 2.23 million at the end of 2017 following a sharp rise in jobs growth in the fourth quarter.
Seasonally adjusted, the volume of retail sales decreased by 0.6% in the month of January, with an annual increase of 1.3%. If Motor Trades are excluded, there was an increase of 1.1% in the volume of retail sales in January 2018 when compared with December 2017 and there was an increase of 5.7% in the annual figure.
The sectors with the largest monthly volume decreases were Department Stores (-4.2%) and Motor Trades (-0.9%). The sectors with the largest month on month volume increases were Other Retail Sales (18.4%) and Pharmaceuticals,Medical & Cosmetic Articles (8.1%).
There was an increase of 0.7% in the value of retail sales in January 2018 when compared with December 2017 and there was an annual decrease of 0.7% when compared with January 2017. If Motor Trades are excluded there was an increase of 0.8% in the month and an increase of 3.2% in the annual figure.
CSO reports
The US private equity giant Oaktree has made arrangements to complete the purchase of a controlling interest in The Square shopping centre in Tallaght, Co Dublin, tomorrow. The €250 million sale by Indego and Nama was one of the largest retail transactions in Ireland in 2017.
The 27-year-old shopping centre – Ireland’s largest when it first opened – registered some 22 million visitors in 2017 and currently produces an annual rental income of almost €14 million.
Marcus Wren of Sigma Retail Partners, advisers to Oaktree’s European Principal Group, yesterday commented that The Square had remained in “fractured ownership” since opening in 1990 and as a consequence it had not been possible until relatively recently to meaningfully adjust or manage the centre to reflect the needs of today’s shopper.
He said that Indego, with support from Nama, astutely established a strong platform to manage the asset by acquiring and amalgamating various borrowers interests in the scheme over the past number of years so as to be in a position to sell more than 90 per cent of the unit shops (118) and 100 per cent of the redevelopment potential.
Bernard Hamill, outgoing chief executive of the Indego Group, said that having laid down and implemented their strategic plan, together with the considerable support and assistance of Nama, to bring The Square to a market in a ready state he wished the new owners every success.
Rod Nowlan of Bannon Investment, who acted for Oaktree, commented that with rental levels less than half those prevailing at The Pavilions shopping centre in Swords, the Tallaght investment “represents a virtual sleeping giant”.
“The Square has immense potential for private residential schemes on its 19 acres of surface parking and a virtually untapped food and beverage opportunity on the sunny and picturesque southern side of the scheme,” he added.
Bannon are delighted to officially launch ‘Fitzwilliam 28’ today, a state-of-the-art office development currently under construction at the heart of Dublin’s historic Georgian core.
Extending to approximately 12,500 sq.m (134,548 sq.ft) and capable of accommodating upwards of 1,200 workers, Fitzwilliam 28 is being delivered by leading contractors PJ Hegarty, along with the adjoining Fitzwilliam 27 on the site of the ESB’s former headquarters on Fitzwilliam Street Lower.
At 13,500 sq.m (145,312 sq.ft), Fitzwilliam 27 will have the capacity for 1,300 workers and is set to serve as the new ESB head office.
Located immediately next to Merrion Square, the overall scheme – which is due for completion in spring 2020 – involves retention and refurbishment of a number of protected Georgian structures and the construction of the two new seven-storey office blocks designed by internationally acclaimed Grafton Architects, and O’Mahony Pike Architects.
The redevelopment of the site, which is effectively an entire city block, was given the green light by An Bord Pleanala in late 2015.
Joint agents Savills and Bannon will be quoting a rent of €619 per square metre for Fitzwilliam 28 based on a single tenancy.
The building’s key features will include:
Commenting on the opportunity Fitzwilliam 28 presents for the potential occupier, Savills Ireland chairman Roland O’Connell and Lucy Connolly of Bannon said: “There is simply no similar office development of this scale and flexibility available in the heart of the Georgian core and traditional CBD, close to all amenities and facilities, and certainly not with the sense of place and historic relevance this scheme exudes.
“With the understandable development constraints inherent in this area of architectural beauty and heritage it is unlikely we will see another new office scheme of this scale developed in this location again.”
ESB chief executive Pat O’Doherty said: “Today marks another key milestone in this project and I know that the new building will create a modern, sustainable and innovative office space which will reduce carbon emissions, as well as deliver an attractive commercial property in Dublin’s historical Georgian Quarter.”
Contact Lucy Connolly or Cian McMorrow in our office department today on 01 6477900 for further information.
Dublin’s Grafton Street is set for a little more variety with plans by the Australian stationary sensation Smiggle to open a new outlet on the street this summer. It will be the company’s second city-centre store – the other one is in the Ilac Centre – and the fourth in Dublin.
Smiggle sells brightly coloured “fashion” stationery that has caught the imagination of children since hitting the UK in 2014. It has more than 100 outlets in the UK.
The planned store on Grafton Street was formerly a pop-up shop at No 32, where German discount grocer Lidl grabbed much attention in the run-up to Christmas with its display of the Heidi Klum fashion brand.
Building owner Irish Life has agreed a Zone A rent of €7,000 per sq m for a floor area extending to 207 sq.m (2,228 sq.ft), bringing the overall rent roll to €275,000.
Letting agent James Quinlan of Bannon, who acted for Irish Life, said the letting highlighted the improving tone of rents on the street, underpinned by demand from international retailers seeking a presence on the most successful prime retail location in Ireland.
High-profile new tenants who have moved into the street in the past 15 moths include Urban Decay, & Other Stories and Victoria’s Secret.
Directly opposite the planned Smiggle store, Irish Life has completed the purchase of 80 Grafton Street, which is rented by Molton Brown on a 25-year lease from 2014.
Martin O’Reilly, head of property at Irish Life, said the company was delighted to welcome Smiggle and Molton Brown to its Grafton street retailer line-up.
The January reading for Irish consumer sentiment was the strongest reading since February 2001. We think three factors explain this exceptional result. First of all the Irish economy is still set on a strong trajectory and, thus far, has weathered Brexit and other global concerns better than had been feared. This has made consumers more confident about the general economic outlook.
Second, the improving economy is now being felt more broadly by Irish consumers and while it does not appear to be delivering dramatic gains in purchasing power, it is helping to ease household financial strains. Finally, sentiment usually registers a large monthly improvement in January; in four of the past six years, January’s increase was the largest monthly gain of the year. This ‘seasonal’ element of the January increase could be reversed in the next month or two.
The KBC Bank Ireland/ESRI consumer sentiment index rose to 110.4 in January from 103.2 in December. The January 2018 survey puts the sentiment index at its highest level since February 2001. An improvement in all five main components of the survey points to a distinct improvement in the mood of Irish consumers at the start of 2018.
While the survey clearly highlights stronger sentiment of late and this is an unambiguously positive development for the Irish economy, we would be cautious not to overstate the significance of the seventeen year high in the index. The survey focusses on consumers’ assessments as to how their circumstances have developed in the past twelve months. So, the results are better seen as signalling a marked improvement in confidence of late rather than indicating that Irish consumers feel their circumstances are now better than at any time in the past seventeen years. Accordingly, the survey would be consistent with a healthy increase in consumer spending in the coming year but we don’t feel it points to a return to the boom.
The largest monthly improvement in the January survey results was in relation to consumer thinking on Irish economic prospects. This pick-up undoubtedly reflect a continuing upswing in domestic economic spending and a related easing in concerns that Brexit or developments in US tax policy would trigger an imminent pull-back in activity and employment.
While such fears have not disappeared, the likely impact is now seen as less threatening in part because of the stronger than expected current momentum of the Irish economy. Some 56% of Irish consumers see the Irish economy strengthening further in the coming year while 13% expect some deterioration.
A more positive view of the general economic outlook also underpinned consumer thinking on the Irish jobs market. The sentiment survey was largely completed before the CSO released its new labour force survey but the strong (negative) link between the trend in sentiment and that in unemployment is clearly evident in diagram 1 below. The January results show 48% of consumers expect unemployment to fall further in the next twelve months, three times as many as envisage a rise in joblessness.
The improvement in consumer sentiment in January was not unique to Ireland. While the comparable indicator for the US declined marginally, there were notable increases in confidence measures both for the Euro area which posted its best result since August 2000 and the UK which posted its largest monthly gain since September 2016. Clearly, a healthier than envisaged global economy is supporting consumer confidence in a range of countries of late and the upbeat tone of most turn of year commentary on the outlook for the coming twelve months would have boosted sentiment further in this regard.
The ‘macro’ elements of the January sentiment survey for Ireland reflect things that did happen-stronger economic conditions, as well as things that didn’t- notable damage from Brexit related developments.
In the same way, the ‘micro’ elements of the survey reflected things that happened, such as aggressive price discounting in post-Christmas sales which boosted spending plans. There is also a strong sense of things that are no longer expected to happen in the shape of a marked drop in the proportion of consumers who expect their household finances to worsen further in the coming year.
There is little doubt that a strong Irish economy is now delivering more broadly based improvements in the circumstances of Irish households but the details of the January survey suggest that for most consumers this change is modest rather than marked.
Some 30% of consumers expect their own financial circumstances to improve in the year ahead. This is the largest number since September but broadly similar to the average reading for the first quarter of last year. These results imply no dramatic uplift in consumer spending power for most Irish households.
If the January survey suggests no widely held expectation of marked improvement in household finances, it does point to a very encouraging reduction in the number of households that think their circumstances will worsen in the coming year.
The proportion of consumers that expect poorer personal finances in the next twelve months fell to 9% in January, the lowest share since February 2001. This result suggests that a broadening of the upturn in the Irish economy is making progress first and foremost by easing the difficulties facing Irish households rather than by bringing back the boom.
In reality, the small improvements reported by Irish consumers in the sentiment survey are entirely consistent with strong increases in associated ‘macro’ data. While national accounts aggregates such as household disposable income and compensation of employees both posted annual gains of 5% (in Q3 2017), when adjusted for the rise in full-time employment, the average increase falls to about 1%. For the typical Irish consumer whose employment status has not changed in the past twelve months, household financial circumstances have improved only modestly.
It is important to acknowledge the economic progress suggested by the stronger trend in sentiment through the past four or five years. However, the scale of improvement between the December and January survey results isn’t adequately explained by recent developments in areas of relevance to the typical Irish household. The monthly increase in sentiment in January 2018 was the largest since that in January 2015 and the largest in the interim was in January 2017.
This pronounced tendency towards a New Year ‘bounce’ in sentiment owes something to bargain hunting at post-Christmas sales but it also seems that Irish consumers begin each year with a significant element of optimism. The timing of the survey and the limited nature of Budget 2018 tax adjustments mean the latter is unlikely to have been a key driver of the stronger January sentiment reading.
It is fairly common to have strong consumer sentiment readings for January in spite of the frequent assertion (thought to have originated with a travel company press release) that late January is the most depressing time of the year. It should be noted that the consumer sentiment survey is carried out largely in the first half of the month when festive family time and shopping are still fresh in the memory. February sentiment readings tend to see a pull-back that may reflect some of the financial hang-overs from the festive season.
To assess the pure ‘seasonal’ element to the improvement in sentiment in January, we seasonally adjusted the sentiment series. The results shown in diagram 2 highlight a fairly regular pattern of January ‘jumps’ (but because there are no consistent seasonal patterns through the year, we don’t seasonally adjust the headline series as a rule).
This exercise suggests that of the 7.2 point increase in the sentiment index in January, about 5.7 points might be attributed to this seasonal effect with a notably smaller but still encouraging 1.5 point rise due to an underlying improvement. This analysis also suggests that much if not all of January’s gain could be unwound in the February sentiment survey.
Hibernia REIT plc (“Hibernia”) announces that it has exchanged contracts to acquire 77 Sir John Rogerson’s Quay (“77 SJRQ”) for €28.7m.
77 SJRQ is a six storey office building of 34,400 sq.ft with 20 basement car parking spaces which was constructed in 2004. The building is situated towards the eastern end of Dublin’s South Docks where a number of large development projects are nearing completion. Hibernia is acquiring the building vacant and expects to spend €0.5m on improvement works: including these the purchase price equates to a capital value of €850 per sq.ft for the office space.
Separately, Hibernia has agreed to let the entire building to a subsidiary of International Workplace Group plc (“IWG”, formerly Regus) on a 25 year lease, with 15 years term certain. IWG will pay initial rent of €1.8m (€50 per sq.ft) and will receive nine months rent free: the lease is expected to commence in mid 2018. The net yield will be 5.8% after expiry of the rent free period, rising to 6.3% following a fixed uplift in rent after year five.
Kevin Nowlan, Chief Executive Officer of Hibernia, said:
“We are delighted to be acquiring 77 SJRQ and welcoming IWG as a long-term tenant. The eastern end of the South Docks is undergoing a transformation with several large development projects approaching completion and occupiers such as JP Morgan and Indeed.com joining State Street, Accenture and AirBnB in the area. The simultaneous agreements show Hibernia’s ability to drive value through combining our asset management and deal sourcing capabilities.”
Bannon Capital Markets acquired the building whilst Bannon’s office team sourced and secured the leasing deal to IWG.
Hambleden House
19-26 Pembroke Street Lower
Dublin 2
D02 WV96
Ireland
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Phone: +353 (1) 6477900
Fax: +353 (1) 6477901
Email: info@bannon.ie
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