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Main Streets Across the World 2011

Sep 08, 2011
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MAIN STREETS ACROSS THE WORLD 2011

INTRODUCTION Cushman & Wakefield is committed to providing an excellent service to their retail clients through the continuous monitoring of retail trends and practices. This edition of Main Streets Across The World provides a detailed analysis of retail property rental performance across the globe in the twelve months to June 2011. The information and data provided in this report are based on a comprehensive survey of Cushman & Wakefield's international offices and the editors are extremely grateful to them for their time, effort and assistance. Our international representation is designed to facilitate the rapid flow of information across borders and is supported by a comprehensive database of market information and regular liaison meetings. This allows for the exchange of local market knowledge and expertise, and for the co-ordination of strategy for international investment and locational decision-making. Information on the markets has been provided by Cushman & Wakefield and its alliance partner/associate offices listed in the table below: AUSTRIA BULGARIA CHANNEL ISLANDS CHILE COLOMBIA DENMARK FINLAND ISRAEL IRELAND JORDAN LEBANON MALAYSIA NEW ZEALAND NORWAY PHILIPPINES SOUTH AFRICA SWITZERLAND SYRIA TAIWAN THAILAND
Inter-Pool Forton International Buckley & Co Contempora Servicios Inmobiliarios Fonnegra Gerlein RED ­ Property Advisers Tuloskiinteistöt Inter Israel Real Estate Agency Lisney Michael Dunn & Co. Michael Dunn & Co. YY Property Solutions Bayleys Realty Group Limited Malling & Co. Cuervo Far East Inc. Pace Property Group Ltd. SPG Intercity Michael Dunn & Co. REPro International Inc. Nexus Property Consultants Ltd.

GLOBAL PROPERTY OVERVIEW MOST EXPENSIVE LOCATIONS GLOBAL RENTAL PERFORMANCE EUROPE OVERVIEW
Austria Belgium Bulgaria Channel Islands Czech Republic Denmark Finland France Germany Greece Hungary Ireland Italy Luxembourg The Netherlands Norway Poland Portugal Romania Russia Slovakia Spain Sweden Switzerland Turkey UK Ukraine

2 3 5 6
7 7 7 7 7 7 7 7 7 7 8 8 8 8 8 8 8 8 8 8 9 9 9 9 9 9 9

AMERICAS OVERVIEW
Argentina Brazil Canada Chile Colombia Ecuador Mexico Peru USA Venezuela

10
11 11 11 11 11 11 11 11 11 11

ASIA PACIFIC OVERVIEW
Australia China Hong Kong India Indonesia Japan Malaysia New Zealand Philippines Singapore South Korea Taiwan Thailand Vietnam

12
13 13 13 13 13 13 13 13 13 13 14 14 14 14

THE MIDDLE EAST & AFRICA
Bahrain Egypt Israel Jordan Kuwait Lebanon Oman Qatar Saudi Arabia South Africa Syria UAE

15
16 16 16 16 16 16 16 16 16 16 17 17

All other information has been provided by Cushman & Wakefield.

GLOBAL RETAIL RENTS

18

1

GLOBAL OVERVIEW

Annual Rental Growth to June

Notwithstanding a fragile economic recovery and subdued consumer sentiment in many countries, prime rents rebounded strongly (4.8%) over the year to June, supported by a combination of growth among a raft of successful brands, aggressive retailer expansion in emerging markets and fierce competition for the best and most high-profile global shopping locations. In stark contrast to 2009/2010, among the 278 locations surveyed, the number showing rental growth (141) considerably exceeded sites seeing rental declines (45). The extent of correction was, however, highly varied and driven by a range of factors, linked to both structural changes and economic conditions. The pace of rental growth in the Americas was yet again impressive, accelerating to 7.4% over the year to June, generally aided by better credit accessibility and more robust labour markets in South America. This uplift was, however, surpassed by Asia Pacific (12.2%), with increased international demand for space especially evident in China and India. Reduced availability in many Asian markets, where supply is at a premium and luxury retailer interest is strong, produced double-digit growth in several locations, and the region dominated this year's top 10 ranking, with six of the most expensive main streets located in Asia Pacific. Along with the stagnation in the Middle East and Africa, rental growth across Europe (1.9%) was considerably more restrained and lagged behind other regions. Nevertheless, it bounced back from the profound decline recorded in 2009/2010, with progress spurred by structural shifts rather than economic drivers, as retailers remained eager to build a presence in the most sought-after shopping locations. The emergence of a dual-track global occupier market did not, however, translate into significant movements in the ranking of the most expensive locations in each country. Fifth Avenue, New York retained its top position, followed closely again by Causeway Bay, Hong Kong and Ginza, Tokyo a distant third. The most notable movement was Pitt Street Mall in Sydney, which, on the back of redevelopments and a revitalisation, surged five places to become the fourth most expensive location in the world. The outlook for the retail sector differs by region but is nevertheless expected to follow a similar trend to the one observed in the past 12 months, with steady if not unspectacular rental growth and two poles of retailer demand: one in emerging markets and the other in global gateway cities. Retailer growth strategies are expected to evolve alongside the different regional economic dynamics as crossborder and domestic retailers evaluate their footprint, locations and expansion plans. Whilst global headwinds are expected to persist and the backdrop is anticipated to be challenging, economic fundamentals in Asia Pacific and South America are expected to remain intact. Vibrant occupier activity in the BRICs (Brazil, Russia, India and China) and other emerging markets will continue to underpin rental growth, and growth globally will be further supported by the increasingly limited provision of quality retail space in developed markets.

GLOBAL: RENTAL GROWTH OVER FIVE YEARS
15%

10%

5%

0%

-5%

-10% 2007 2008 2009 2010 2011

TOP TEN GLOBAL LOCATIONS
City Location US/sq.ft/yr /sq.m/yr

New York Hong Kong Hong Kong Hong Kong New York Tokyo Sydney Paris Tokyo London

5th Avenue Causeway Bay Central Tsim Sha Tsui East 57th Street Ginza Pitt Street Mall Avenue des Champs Elysées Omotesando New Bond Street

2,250 1,943 1,619 1,377 1,200 1,044 995 992 960 930

16,704 14,426 12,022 10,224 8,909 7,750 7,384 7,364 7,130 6,901

GLOBAL: STRONGEST GROWTH
120%

100%

Annual Rental Growth to June 2011

80%

60%

40%

20%

0%

2

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MOST EXPENSIVE RETAIL LOCATION IN EACH COUNTRY

New York Hong Kong Tokyo Sydney Paris London Milan Zurich Seoul Munich São Paulo Vienna Barcelona Moscow Dublin Beijing Singapore Amsterdam Tel Aviv Toronto New Delhi Athens Auckland Copenhagen Istanbul Kiev Oslo Prague Helsinki Kuala Lumpur Brussels Taipei St Helier Stockholm Bogota Luxembourg Beirut Santiago Hanoi Budapest Warsaw Lisbon Jakarta Kuwait City Bangkok Bucharest Buenos Aires Cairo Damascus Johannesburg Muscat Sofia Mexico City Bratislava Quito Doha Abu Dhabi Manama Caracas Riyadh Amman Lima Manila

0

500

1000

1500

2000

2500

US$/sq.ft/year
N.B The rents of this graph are given in US$/sq.ft/year. To convert the rent in sq.ft to a rent in sq.m multiply by 10.764.

3

MOST EXPENSIVE RETAIL LOCATION IN EACH COUNTRY
LOCATION RANKING
Rank 2011 Rank 2010 Country City Location Rent US/sq.ft/yr Rent /sq.m/yr

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 =48 =48 50 51 52 53 54 55 56 57 58 59 60 61 62 63

1 2 3 9 5 4 6 7 8 10 11 12 14 15 13 16 18 22 35 20 21 19 n/a 23 25 n/a 28 27 32 26 29 34 n/a =30 n/a =32 =30 36 n/a 37 40 =42 38 39 49 =47 44 45 41 50 =47 =51 53 55 52 n/a =42 46 58 57 56 n/a 59

USA Hong Kong Japan Australia France UK Italy Switzerland South Korea Germany Brazil Austria Spain Russia Ireland China Singapore The Netherlands Israel Canada India Greece New Zealand Denmark Turkey Ukraine Norway Czech Republic Finland Malaysia Belgium Taiwan Channel Islands Sweden Colombia Luxembourg Lebanon Chile Vietnam Hungary Poland Portugal Indonesia Kuwait Thailand Romania Argentina Egypt Syria South Africa Oman Bulgaria Mexico Slovakia Ecuador Qatar United Arab Emirates Bahrain Venezuela Saudi Arabia Jordan Peru Philippines

New York Hong Kong Tokyo Sydney Paris London Milan Zurich Seoul Munich São Paulo Vienna Barcelona Moscow Dublin Beijing Singapore Amsterdam Tel Aviv Toronto New Delhi Athens Auckland Copenhagen Istanbul Kiev Oslo Prague Helsinki Kuala Lumpur Brussels Taipei St Helier Stockholm Bogota Luxembourg Beirut Santiago Hanoi Budapest Warsaw Lisbon Jakarta Kuwait City Bangkok Bucharest Buenos Aires Cairo Damascus Johannesburg Muscat Sofia Mexico City Bratislava Quito Doha Abu Dhabi Manama Caracas Riyadh Amman Lima Manila

5th Avenue Causeway Bay Ginza Pitt Street Mall Avenue des Champs Elysées New Bond Street Via Montenapoleone Bahnhofstrasse Myeongdong Kaufingerstraße Iguatemi Shopping Kärntnerstraße Portal de l'Angel Tverskaya Grafton Street Wangfujing Orchard Road Kalverstraat Ramat Aviv Bloor Street Khan Market Ermou CBD Strøget Bagdat Caddesi (Asian side) Kreshatik Street Karl Johan Gate Na Prikope/Wenceslas Square City Centre Suria KLCC Rue Neuve ZhongXiao E. Road King Street Biblioteksgatan Shopping Centre Luxembourg City ABC Centre Achrafieh Downtown (Paseo Ahumada) Shopping Centre Váci utca ul. Nowy Swiat Chiado CBD Raya Mall City Centre Bulevardul Magheru Florida City Stars Cham Centre Sandton City Muscat City Centre Vitosha Blvd Mazaryk Downtown Av Naciones Unidas (Shopping Centre)
Landmark Abu Dhabi Mall

2,250 1,943 1,044 995 992 930 916 883 635 533 531 444 420 418 405 379 371 337 328 326 322 315 302 298 284 279 277 275 259 258 242 235 233 211 201 194 186 183 167 162 137 129 124 122 105 105 100 93 93 90 87 81 74 73 73 69 68 65 61 59 56 45 35

16,704 14,426 7,750 7,384 7,364 6,901 6,800 6,553 4,714 3,960 3,942 3,300 3,120 3,104 3,007 2,817 2,758 2,500 2,433 2,423 2,392 2,340 2,242 2,212 2,110 2,069 2,057 2,040 1,920 1,918 1,800 1,743 1,728 1,563 1,494 1,440 1,379 1,359 1,241 1,200 1,020 960 917 905 781 780 745 690 690 672 645 600 546 540 539 511 507 483 455 441 414 331 258

Seef - Bahrain City Centre Shopping Centre Kingdom Mall City Centre (BCD) Shopping Centre Fort Bonifacio

4

GLOBAL RENTAL PERFORMANCE
GLOBAL RENTAL PERFORMANCE IN THE YEAR TO JUNE 2011
1 Euro equals
1.4499 1.3542 1.0000 0.5466 1.0000 2.2651 1.0000 1.3993 0.9031 1.4499 9.3719 2,570.29 1.0000 7.4589 1.4499 1.4499 1.0000 1.0000 1.0000 1.0000 11.2817 1.0000 64.8120 12,433.2 1.0000 4.9331 1.0000 117.090 1.4499 0.3977 1.4499 1.0000 4.3779 1.4499 1.7555 7.7791 0.5583 1.4499 62.8293 1.0000 1.0000 5.2797 1.0000 1.4499 5.4370 1.7799 1.0000 9.8286 1,547.93 1.0000 9.1487 1.2208 1.4499 41.6448 44.5467 1.0000 1.4499 0.9031 1.4499 5.3253 1.4499 1.4499 1.4499

EXCHANGE RATES
Country
Argentina Australia Austria Bahrain Belgium Brazil Bulgaria Canada Channel Islands Chile China Colombia Czech Republic Denmark Ecuador Egypt Finland France Germany Greece Hong Kong Hungary India Indonesia Ireland Israel Italy Japan Jordan Kuwait Lebanon Luxembourg Malaysia Mexico New Zealand Norway Oman Peru Philippines Poland Portugal Qatar Romania Russia Saudi Arabia Singapore Slovakia South Africa South Korea Spain Sweden Switzerland Syria Taiwan Thailand The Netherlands Turkey UK Ukraine United Arab Emirates USA Venezuela Vietnam

Rent Quoted
US Dollar Australian Dollar Euro Bahraini Dinar Euro Real Euro Canadian Dollar Pounds Sterling US Dollar Yuan Colombian Peso Euro Danish Krone US Dollar US Dollar Euro Euro Euro Euro Hong Kong Dollar Euro Rupees Rupiah Euro Shekel Euro Yen US Dollar Kuwaiti Dinar US Dollar Euro Ringgit US Dollar New Zealand Dollar Norwegian Krone Omani Rial US Dollar Philippine Peso Euro Euro Qatari Riyal Euro US Dollar Saudi Riyal Singaporean Dollar Euro Rand South Korean Won Euro Krona Swiss Franc US Dollar Taiwan Dollar Baht Euro US Dollar Pounds Sterling US Dollar Dirham US Dollar US Dollar US Dollar

1 US$ equals
1.0000 0.9341 0.6897 0.3770 0.6897 1.5623 0.6897 0.9651 0.6229 1.0000 6.4640 1,772.80 0.6897 5.1446 1.0000 1.0000 0.6897 0.6897 0.6897 0.6897 7.7813 0.6897 44.7025 8,575.50 0.6897 3.4025 0.6897 80.7600 1.0000 0.2743 1.0000 0.6897 3.0195 1.0000 1.2108 5.3655 0.3851 1.0000 43.3350 0.6897 0.6897 3.6415 0.6897 1.0000 3.7501 1.2276 0.6897 6.7790 1,067.65 0.6897 6.3101 0.8420 1.0000 28.7235 30.7250 0.6897 1.0000 0.6229 1.0000 3.6730 1.0000 1.0000 1.0000

Countries Showing

Number

% of Total

Rental Growth Fall in Rents Stable Rents
Locations Showing

39 12 12
Number

62% 19% 19%
% of Total

Rental Growth Fall in Rents Stable Rents

141 45 92

51% 16% 33%

Average Rents (per region)

US$/sq.ft/Year

/sq.m/Year

Americas South America North America Asia Pacific Europe total Eurozone Countries Western Europe Central & Eastern Europe Middle East & Africa

230 128 302 320 256 298 298 128 111

1,704 953 2,241 2,376 1,898 2,216 2,215 953 822

Average Rental Growth (per region)

% Rental Growth

Americas South America North America Asia Pacific Europe total Eurozone Countries Western Europe Central & Eastern Europe Middle East & Africa

7.4% 10.6% 5.1% 12.2% 1.9% 2.4% 2.4% 0.3% 0.0%

The World's Most Expensive Main Street Location

US$/sq.ft/Year

/sq.m/Year

5th Avenue, New York
Average rent of 278 Main Street Locations

2,250 250

16,704 1,883

5

EUROPE OVERVIEW

Annual Rental Growth to June

The prime segment of the European occupier market proved resilient over the past 12 months, despite a volatile recovery and fragile consumer sentiment. Following the notable decline observed in 2009/2010, rents in the region rose by 1.9% as only five of the 27 markets surveyed recorded falls and 16 saw rents rise. The growth picture was, however, heavily varied across the continent. Western European prime rents moved up 2.4% over the year to June. Strong growth was seen in Finland (23.3%), fuelled by a shortage of prime space, and Germany (11.8%), where a combination of favourable economic conditions, limited supply and increased international demand exerted upward pressure on values. Notable rises in Belgium (9.8%), Norway (8.0%), the Netherlands (6.4%) and the UK (5.6%) also impacted on the average, while the Nordics ­ including Denmark (2.1%), Sweden (3.1%) ­ all rebounded from 2009/2010, supported by robust labour markets and strong economic fundamentals. In addition to cyclical factors, growth was also driven by structural changes. Indeed, retailers increasingly focused on the big cities and the most sought-after locations, with the main streets in London and Paris seeing high demand. However, the sector remains deeply polarised in terms of locations, with `winners' in the prime end of the market benefiting from strong interest and declining availability, and `losers' in secondary pitches lagging behind. Ireland and Greece appear to have suffered more than most in the past year, with rental falls of 9.3% and 13.7% respectively. Nevertheless, values are expected to stabilise in 2011/2012 as operators take advantage of current conditions to secure space and favourable leases. The ongoing sovereign debt issues surrounding some in the Eurozone have undermined consumer confidence. The subject is a long term problem and will be a recurring theme until more deleveraging has been achieved. The economic growth picture is therefore expected to remain somewhat muted in the year ahead, adding to consumer uncertainty. Some retailers are beginning to retarget emerging countries, with a shift toward markets such as Russia, Turkey and Poland. However, whilst Turkey's and Russia's robust economic fundamentals drove occupier activity forward and prime rents up by 14.1% and 17.4% respectively ­ with limited availability also contributing towards the Russian increase ­ performance elsewhere in Central and Eastern Europe was far more subdued. Indeed, the inflation squeeze on incomes and anaemic sales growth translated into challenging trading conditions and rental falls across Romania (7.8%) and Bulgaria (16.1%). The declines were also prompted by the increasing supply of retail space, but conversely, this may open the door for retailers who might not have otherwise considered the markets. Further polarisation is nonetheless expected in the next 12 months across Europe. A shortage of prime space and fierce competition may force retailers to pay higher rents, despite subdued consumer demand, but values are expected to rise only moderately even in prime locations, while secondary pitches are set to see further falls.
City

EUROPE: RENTAL GROWTH OVER FIVE YEARS
12%

9%

6%

3%

0%

-3%

-6% 2007 2008 2009 2010 2011

TOP TEN LOCATIONS IN EUROPE
Location US/sq.ft/yr /sq.m/yr

Paris London Milan Rome Zurich London Milan Paris Paris Milan

Avenue des Champs Elysées New Bond Street Via Montenapoleone Via Condotti Bahnhofstrasse Oxford Street Corso Vittorio Emanuele Avenue Montaigne Rue du Faubourg St Honoré Via della Spiga

992 930 916 902 883 689 647 645 645 633

7,364 6,901 6,800 6,700 6,553 5,113 4,800 4,787 4,787 4,700

EUROPE: STRONGEST GROWTH
35%

30%

Annual Rental Growth to June 2011

25%

20%

15%

10%

5%

0%

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MARKET SUMMARIES

AUSTRIA
Economy Retail Property

BELGIUM
Economy Retail Property

Whilst trading conditions proved challenging in the first quarter of 2011, retail sales have held up well over the past year. Occupier activity remains healthy as a result of strong demand from international chains looking to increase their footprint in prime locations. In addition, a number of modernisations and expansions of existing stock are improving retail offerings across the country. BULGARIA
Economy Retail Property

Notwithstanding the uncertainty surrounding the political landscape, occupier activity remains buoyant, with limited quality stock available and almost zero vacancy in the best locations. Occupier demand has been driven by both the arrival of newcomers and the expansion of existing retailers. For the first time, rental values in Meir (Antwerp) matched the levels seen in Rue Neuve (Brussels). CHANNEL ISLANDS
Economy Retail Property

Weak sales continue to impact on occupier demand, and vacancy remains high. Many retailers are relocating to take advantage of lower rents, whilst others are consolidating. However, several food and discount chains are expanding and looking for convenience store locations nationwide. High street rents declined by 10-25% over the year to June, but showed signs of stabilising in 2011. CZECH REPUBLIC
Economy Retail Property

Occupier activity remains relatively healthy, although the limited supply of large-scale quality space continues to hamper the market. There are currently no vacancies on the prime retail pitch of King Street. While demand is generally stable, there are a number of high street requirements that cannot be fulfilled without the vacation of existing tenants. DENMARK
Economy Retail Property

Despite subdued consumer spending, retail sales continue to hold up well and the occupier market has experienced growth over the last 12 months. Retailers are generally less restrictive about expansion plans, but are primarily focusing on prime locations.

Secondary locations continue to see declining demand on the back of subdued consumer spending. Nevertheless, prime rents have generally maintained their values and in some cases registered growth over the year to June. In anticipation of further improvements in consumer sentiment and economic conditions, occupiers are expected to remain generally cautious. FRANCE

FINLAND
Economy Retail Property

Economy

Retail Property

There was a rebound in occupier demand in the year to June, and prime rents in Helsinki and Tampere reached record levels in early 2011. High occupancy has been recorded across Finland, and several major retailers are planning further expansion despite the recent decline in consumer sentiment. Supply of quality retail space is expected to improve in 2011/12. GERMANY
Economy Retail Property

Despite mixed consumer spending forecasts, the opening of several stores by newcomers, the rapid expansion of recently established international retailers and the recovery of the luxury sector have continued to support the market's attractiveness. While the Champs-Elysées has again been home to several important transactions, increased activity has confirmed the popularity of areas such as the Marais and Opera. GREECE
Economy Retail Property

Occupier demand strengthened over the past year on the back of strong economic fundamentals and several international retailers expanding or considering entry into the German market. However, the provision of high street space remained limited across the country and, as a result, prime rents rose over the past 12 months.

Retail sales have been declining since 2008, and there is little demand for new space. Interest is limited to a handful of large international players who are taking advantage of high vacancy to secure prime space and negotiate favourable lease terms. However, rents showed signs of stabilising in early 2011 following the severe falls observed in 2010.

7

MARKET SUMMARIES

HUNGARY
Economy Retail Property

IRELAND
Economy Retail Property

Occupier demand began to improve in the latter part of 2010, though most retailers remain cautious. A number of international brands entered the market in recent months, while others are considering expansion, with interest focused on Budapest. However, apart from a handful of top shopping centres, vacancy rates remain high. In the year to June, rental values remained stable only in top locations, whilst others fell by approximately 10%. ITALY
Economy Retail Property

Trading conditions remain challenging and some retailers have continued closing unprofitable stores. Several international retailers are nevertheless taking advantage of lower rents and favourable lease terms to expand or enter the market, with interest focused mainly on prime high streets and shopping centres. While rents have fallen considerably over the year to June, they have shown signs of stabilising in Q2. LUXEMBOURG
Economy Retail Property

Notwithstanding an improvement in sentiment, occupier activity remains sluggish as a result of moderate growth and disappointing turnover figures. Nevertheless, some important key locations adversely affected during the economic crisis are now experiencing a rebound in demand, with cross-border retailers particularly active.

Fashion retailers continue to dominate the high street, with several international luxury brands currently trading. Cross-border activity remains an integral part of the retail landscape. Indeed, five to six newcomers are estimated to enter the market every year, keen to take advantage of the opportunities present in such an affluent country. NORWAY

THE NETHERLANDS
Economy Retail Property

Economy

Retail Property

The Dutch occupier market remains polarised, with strong demand for high street locations and subdued interest in secondary locations, as a result of lower footfall, increased online retailer competition and restrained spending. Prime retail locations in Amsterdam and Rotterdam may experience further upward pressure on rents. POLAND
Economy Retail Property

Occupier sentiment continues to improve on the back of strong consumer spending growth. Indeed, several major players have announced long-term expansion strategies. There is zero vacancy on the most sought-after streets, and key money is once again becoming prevalent. Prime high street rents have grown in the year to June, with further increases possible for top locations. PORTUGAL
Economy Retail Property

Numerous international retailers are active in the market, with several major players planning aggressive expansion strategies. However, smaller, domestic retailers remain cautious. Occupier demand is selective, with interest focused on large units in the best locations. High street rents have recorded a mixed performance in the year to June, growing on the most popular streets and falling elsewhere. ROMANIA
Economy Retail Property

Retail sales struggled in the year to June, with large falls in the first half of 2011 and new austerity measures will likely continue to impact on consumer spending. Nonetheless, selected retailers are still expanding, taking space on key high streets, while demand for secondary locations continues to fall. Prime rents, supported by limited supply, have generally been stable. RUSSIA
Economy Retail Property

Whilst retail sales remain disappointing and growth in the last 12 month has been negative, occupier activity is currently benefiting from the opening of several new retail schemes. Economic fundamentals are also expected to improve over the next year, with the country returning to recovery after two years of contraction.

Occupier sentiment continued to improve on the back of economic growth and strong retail sales. Several global retailers are active in the market and some have restarted expansion plans which were previously on hold, and interest in regional cities is increasing. The growth has been further enhanced by a decrease in shopping centre development and a lack of available prime space.

8

MARKET SUMMARIES

SLOVAKIA
Economy Retail Property

SPAIN
Economy Retail Property

Whilst occupier activity is improving, it remains largely dominated by international fashion operators and tends to be concentrated around the top locations of the country. Nevertheless, tenants are now also considering alternative locations as part of their expansion plans.

Demand for prime retail space remained strong despite challenging trading conditions, with a number of prominent international operators continuing to extend their presence and others resuming expansion plans. Overall, prime rents were unchanged over the year to June, supported by limited availability. Secondary locations continued to struggle, with rents coming under downward pressure and landlords offering incentives. SWITZERLAND

SWEDEN
Economy Retail Property

Economy

Retail Property

Whilst slower than the figures seen in 2009/2010, prime rents still recorded positive growth over the 12 months to June. The nature of the increases was more evenly distributed, with rises observed in all of the three cities sampled. The overall outlook for retail property remains positive, with prime strong demand expected for prime properties. TURKEY
Economy Retail Property

Headline rents have largely been maintained on the most popular shopping streets of the country. Occupier demand in Zurich and Geneva continues to outstrip supply, with the availability of prime space still scarce. International newcomers are only targeting the most popular locations of the two largest cities. Existing retailers are considering expansions but are now also showing an interest in prime pitches of other Swiss cities. UK
Economy Retail Property

Notwithstanding an oversupply of leasable space, the vibrancy of the Turkish economy has positively impacted on the occupier market, as retail sales growth reached double-digits throughout 2010. The improvement in occupier activity has translated into strong rental growth, with high street rents rising by an average of 14.1% on the same period last year. UKRAINE
Economy Retail Property

Rents were up across the market over the year to June and are expected to continue rising in the short to medium term, notably in areas of limited availability. Local retailers are expanding which to some extent offsets the current lack of serious international retailer interest. Shopping centres are taking an increasing share of retail spending.

Whilst occupier activity is improving, it remains largely dominated by international fashion operators and tends to be concentrated around the top locations of the country. Nevertheless, tenants are now also considering alternative locations as part of their expansion plans.

9

AMERICAS OVERVIEW

Prime rents in the Americas rose by 7.4% over the year to June as ­ with the exception of Ecuador and Peru where rates edged down by 0.3% and 1.6% respectively ­ most countries recorded rental growth. It was nonetheless a mixed set of results, with Canada (2.9%) and Mexico (0.4%) lagging behind the United States (11.0%) and other Latin markets. The difference in uplift between the US and the other two North American countries may, on the surface, appear surprising considering the intertwined nature of their respective economies. The divergence was however largely attributable to the strong performance of the US luxury segment, bolstered by a weaker dollar and augmented tourist numbers in the larger coastal cities. In addition, the development pipeline remained at a historical low; as cautious developers either adopted a `wait and see' policy or were hampered by the reduced accessibility of debt financing. South America (10.6%) recovered strongly over the past 12 months as export-led activity and a rebound in investment revived the economic vitality lost during the global downturn. However, the expansion was more broad-based, with an upturn in employment numbers, wage growth and availability of finance supporting consumer spending. While Chile recorded the sharpest rise in the region (20.1%), upward movements stemmed primarily from currency fluctuations and inflation indexation rather than considerable occupier activity. The strengthening of the labour market and an expanding middle class provided a significant boost to the Brazilian retail sector, with rents advancing 15.1% over the year to June. São Paulo and Rio de Janeiro continued to dominate the market in terms of quality streets and shopping centres and, consequently, also the most expensive locations and hotspots of rental growth. While luxury brands remain mainly concentrated in the two largest cities, they are now also considering expansion into other parts of the country. The limited supply of prime space was one of the main catalysts behind the positive growth seen in Colombia (3.1%) and Argentina (8.9%) as retailers, keen to enter some of the most popular shopping locations of Bogota and Buenos Aires, were forced to contend with extremely tight availability and, in some cases, zero vacancy. Developers' plans in Colombia are nonetheless being realigned to accommodate retailer needs, and the provision of additional prime space is expected to improve in the medium term. Further economic stability and, more importantly, increased household spending and improved finance availability in South America, should provide new opportunities for both domestic and international retailers. Inflationary pressures ­ owing to rising global commodity prices and stronger demand ­ remain a concern, but the tighter monetary policies being adopted across the region should help address the problem. The outlook for North America is somewhat more measured, as debt and unemployment issues remain present in the US and may lead to sentiment volatility. Nevertheless, growth in the region is forecast to continue at a moderate pace.

THE AMERICAS: RENTAL GROWTH OVER FIVE YEARS
25%

20%

Annual Rental Growth to June

15%

10%

5%

0% 2007 2008 2009 2010 2011

TOP TEN LOCATIONS IN THE AMERICAS
City Location US/sq.ft/yr /sq.m/yr

New York New York New York São Paulo Los Angeles Chicago San Francisco San Francisco Toronto Chicago

5th Avenue East 57th Street Madison Avenue Iguatemi Shopping Rodeo Drive (Beverly Hills) North Michigan Avenue Union Square Post Street Bloor Street East Oak Street

2,250 1,200 847 531 500 450 425 350 326 300

16,704 8,909 6,288 3,942 3,712 3,341 3,155 2,598 2,423 2,227

THE AMERICAS: STRONGEST GROWTH
60%

50%

Annual Rental Growth to June 2011

40%

30%

20%

10%

0%
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MARKET SUMMARIES

ARGENTINA
Economy Retail Property

BRAZIL
Economy Retail Property

Strong retail sales growth was observed in the capital and occupier sentiment has improved considerably. Indeed, several fast food and small supermarket chains expanded over the period. Availability of prime retail space remains limited, with nearly full occupancy reported on key high streets. Interest is focused on the main tourist thoroughfares, where rental growth of up to 16% was observed. CANADA
Economy Retail Property

Demand for prime retail space continues to strengthen, supported by robust retail sales figures, falling unemployment, and rising disposable incomes. Nearly full occupancy has been reported on the key high streets and the Brazilian market is generally seen as having substantial potential. The shopping centre sub-sector where supply is currently below optimal - is growing rapidly and provision is expected to improve considerably. CHILE
Economy Retail Property

Retail sales have continued their upwards trend, and a number of major American players have entered the market in recent months. There is strong interest in Canada's major cities sites as retailers target growing urban populations. Indeed, demand for space on the key high streets may improve further, with several retailers planning to open new stores. COLUMBIA
Economy Retail Property

Rents in Chile are adjusted in line with inflation, and values increased over the year to June on the back of rising consumer prices. The peso appreciated considerably against the US dollar, further pushing up dollar rents. The retail market remains largely dominated by shopping malls, although downtown Santiago continues to attract interest, particularly from luxury brands. ECUADOR
Economy Retail Property

Rents increased over the year to June on the back of strong demand and very limited supply. While strong interest from luxury brands is evident, the lack of available space remains a barrier for a number of retailers looking to enter the market. Several development projects have been planned around key retail areas, however, until provision improves rents may come under additional upward pressure. MEXICO
Economy Retail Property

Full occupancy has been reported in the capital, and it can sometimes take two years to secure a shop unit - although provision should improve in 2012. There was, however, little activity over the year to June, and prime rents remained stable. While interest is focused primarily on shopping centres, local chains are also expanding in secondary locations; as most already have a presence in prime pitches. PERU
Economy Retail Property

Whilst prime rents have seen limited movement over the past 12 months, the best locations are now starting to record some growth albeit modest. The improved quality of space and growing number of consumers has encouraged several expansions by international brands. Nevertheless, an uncertain economic climate may put some pressure on rents in weaker locations. USA
Economy Retail Property

The attractiveness of the Peruvian market has increased alongside the rise in disposable incomes. Eight shopping centres are due to be delivered in the next year, adding 324,580 sq. m of GLA to the market. Availability is close to zero in almost all shopping centres and averages in the region of 3.3% across Lima.

VENEZUELA
Economy Retail Property

Productivity in the country is up, unemployment has stabilized, and consumer spending has begun to show signs of steady improvement. The weak dollar is boosting international tourism and spending, benefiting markets such as New York, Los Angeles, Chicago and San Francisco. In addition, retailer footprint and store formats are evolving as a result of a shift in focus towards profitability.

Whilst the rate of growth slowed when compared with the previous 12 month period, rental values in Caracas continue to record rises. Occupier demand is mainly focused on larger units situated on the best shopping centres, the supply of which remains limited. Nevertheless, prices and availability of space differ depending on the high street and shopping centre.

11

ASIA PACIFIC OVERVIEW

Annual Rental Growth to June

Whilst the pace of economic activity has slowed this year, growth in the region remains vibrant. The broad-based expansion is strengthening the labour market and generally feeding into rising wages and an expanding middle class. The growing push towards a more domestic, consumer-oriented economy ­ particularly in China ­ is fuelling rapid growth in retail spending. Indeed, the healthy economic fundamentals have been a cornerstone of the continued progress in Asia's retail sector. Expansion remains a priority, and a diverse group of retailers have been on an expansionary mode in all key markets. Several international and regional brands have announced plans to increase their presence, with China and India as top targets. Combined with solid fundamentals and a number of acquisitions, retail rents maintained an upward trajectory. The pace of rental growth accelerated to 12.2% over the year to June, advancing noticeably on the moderate rise seen in 2009/2010. Despite exceptionally buoyant performances in selected locations, Asia Pacific outstripped other regions even using a median average (8.2%), with all countries ­ except for New Zealand (0%) ­ recording rises in rents. Interest in China remains the strongest in the region. Although some retailers ­ particularly luxury brands ­ are still offering their products through franchises, there is now a shift towards the management of the companies' own operations. Indeed, there is considerable demand from strong international brands with a clear identity seeking to open their first store. The increased activity has translated into one of the most notable rental uplifts in the region, with values soaring by 28.1% over the year to June. Hong Kong (20.9%) remains a hotspot of rental growth due to its extremely limited supply and position as a possible stepping-stone into China and Asia in general. Further spurred by a buoyant economy, vibrant tourism sector and a strong luxury market, prices for new space are now doubling in some cases and trebling in others. The Japanese retail sector has fared reasonably well and rents have risen 12.5%, despite the effects of the earthquake. Strong rental uplift was also observed in the most sought-after locations of Taiwan (33.3%), Thailand (20.8%), Australia (11.3%) and India (9.6%), whilst countries such as Philippines (5.3%), Singapore (2.4%), Malaysia (5.6%) and South Korea (2.7%) saw a more moderate growth picture. Although in India concerns remain with regards to rules on partnerships, costs of imports, brand awareness and the purchasing power of the average consumer, the potential for further growth is still clear. China is forecast to surpass Japan over the next five years as the top consumer of luxury goods; however, the rapid development activity underway ­ fuelled by relatively relaxed planning policies ­ may potentially lead to an oversupply in some major cities. The retail sector in Asia Pacific remains well positioned for growth. An anticipated steady economic expansion will create additional jobs and boost consumer purchasing power, with tourism also expected to play a vital role towards spending growth. Continued economic strength will translate to growing affluence within the region and bring along a rise in demand for quality and premium products.

ASIA PACIFIC: RENTAL GROWTH OVER FIVE YEARS
30%

20%

10%

0%

-10%

-20% 2007 2008 2009 2010 2011

TOP TEN LOCATIONS IN ASIA PACIFIC
City Location US/sq.ft/yr /sq.m/yr

Hong Kong Hong Kong Hong Kong Tokyo Sydney Tokyo Seoul Tokyo Seoul Melbourne

Causeway Bay Central Tsim Sha Tsui Ginza Pitt Street Mall Omotesando Myeongdong Shibuya Gangnam Station Bourke Street

1,943 1,619 1,377 1,044 995 960 635 626 532 497

14,426 12,022 10,224 7,750 7,384 7,130 4,714 4,650 3,953 3,692

ASIA PACIFIC: STRONGEST GROWTH
120%

100%

Annual Rental Growth to June 2011

80%

60%

40%

20%

0%

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MARKET SUMMARIES

AUSTRALIA
Economy Retail Property

CHINA
Economy Retail Property

Consumer confidence has been declining throughout the first half of 2011, and several high-profile retailers have recently gone into administration. Occupier demand has waned due to poor sales, particularly of luxury items, and vacancy in most prime retail areas has risen. However, selected high streets and top shopping centres have bucked the trend, maintaining occupancy and attracting new tenants. HONG KONG
Economy Retail Property

Demand for space on the key high streets has strengthened considerably, with many international retailers expanding their business and several high-profile new entries reported. Availability of prime space is limited, particularly in the capital, and rents came under upward pressure over the year to June. There is a strong development pipeline, and rents should begin to stabilise as provision improves. INDIA
Economy Retail Property

Occupier demand has continued to grow, underpinned by a buoyant economy and robust retail sales. There was particularly strong interest from luxury brands eager to satisfy the appetite of Chinese tourists for high-end goods. Availability is limited, and landlords have been taking advantage of the demand-supply imbalance to raise rents. INDONESIA
Economy Retail Property

An upsurge in leasing activity over the year to June led to rental growth on key high streets across the country. Several major brands have recently entered the market, while others have restarted expansion plans. Cautious optimism prevails, with many retailers looking to open new stores despite concerns about high inflation and mounting operating costs. JAPAN
Economy Retail Property

Spurred by a buoyant economy and strong retail sales growth, higher leasing activity has been reported in recent months. However, despite improved interest, the significant supply of new space coming onto the market supported a stabilisation in rents. Demand is expected to remain strong, with several major retailers planning to open new stores. MALAYSIA
Economy Retail Property

Occupier demand had been growing steadily until the devastating earthquake in March, which temporarily froze leasing activity. Most retailers are still cautious after months of declining sales. However, interest in Tokyo's key high streets and malls is recovering, with many retailers reporting improving sales and several major players planning to open new stores. Availability of prime space remains limited. NEW ZEALAND
Economy Retail Property

Limited supply of good quality space and sustained occupier demand are likely to exert upward pressure on rental values over the next 12 months. Prime retail locations are expected to perform well and maintain high occupancy rates. Notwithstanding concerns over high inflation and subdued external demand, the economy is forecast to grow by 5%-6% in 2011. PHILIPPINES
Economy Retail Property

Rental growth over the past 12 months has been mainly flat, with rental uplift observed only in selected prime locations. Whilst landlords are beginning to wind back incentives given over recent years, there is still no upward pressure on headline rents. The retail sector is however expected to receive a boost in September-October when the country holds the Rugby World Cup. SINGAPORE
Economy Retail Property

The retail landscape remained resilient and prime rents in the most sought-after locations of Manila continued to show positive growth. Demand for space is expected to remain high as competition for strategic locations intensifies. Indeed, occupancy rates are expected to trend upward as several international brands expand.

The occupier market was fairly stable over the past 12 months, and most retailers remained cautiously optimistic as a result of the progress in consumer spending. The suburban area showed marked improvement in terms of retail rental growth and remains the most promising location going forward.

13

MARKET SUMMARIES

SOUTH KOREA
Economy Retail Property

TAIWAN
Economy Retail Property

Prime values in Seoul's major districts have shown healthy growth, aided by a strong economic recovery, robust retail sales and stable consumer sentiment. The arrival of several global fashion retailers has translated into fierce competition, with operators now expanding aggressively in order to gain market share. Retail sales are expected to remain robust on the back of steady consumer sentiment and a further uplift in tourist numbers. THAILAND
Economy Retail Property

Partly aided by the Economic Cooperation Framework Agreement, the market is seeing an increase in occupier activity, while economic indicators are suggesting strong domestic demand. Interest has also been stimulated by a rise in tourist numbers, principally from mainland China. The trend is expected to continue and is anticipated to have a notable impact on the retail sector. VIETNAM
Economy Retail Property

The competitive nature of the market has forced operators and developers to now consider renovating existing space. Occupier demand in the Central Retail District continues to outstrip supply and prime rents have risen accordingly. Nevertheless, the provision of retail space is expected to improve in the medium run, as the Central World shopping centre resumes trading and other schemes open their doors.

Demand for retail property is currently subdued and a number of occupier expansions are currently on hold. Rental values are expected to deteriorate in the medium term - particularly for shopping centres ­ with the trend likely to be more marked in non-dominant secondary pitches. High streets should, conversely, continue to attract healthy interest.

14

THE MIDDLE EAST & AFRICA OVERVIEW

Rental values in the Middle East and Africa failed to match the positive trend seen elsewhere, with overall growth stagnating on 2009/2010. In contrast to the rebound observed in other regions, prime rents either fell or remained stable in most cases, with only two countries seeing rises. The declines were particularly severe in Bahrain (26.7%), Syria (16.7%) and Jordan (7.7%), while the UAE (3.0%) and Qatar (2.2%) registered more modest falls. Rental uplift was confined to Lebanon (5.2%) ­ where values in the top shopping areas of Beirut proved resilient to external factors ­ and Israel (8.9%), with the strong growth observed in the most soughtafter shopping centres of Tel Aviv pulling the average rate up. The majority of the falls were driven at least in part by the precarious political situation in a number of countries. Following the unrest starting in Northern Africa and parts of the MiddleEast, the retail market has been affected by a reduction in tourist spending and a reluctance of retailers to progress with expansion. Indeed, a number of plans have now been postponed and, as a consequence, have adversely affected leasing activity. The downward pressure on rents also stemmed from an oversupply of retail space, with the surplus especially evident in the Gulf markets, where development has been highest. Combined with the comparative monopoly of a handful of local franchisees, which control the majority of brands, this has produced a more subdued growth picture. Africa's retail market remains underdeveloped and continues to lag behind other regions. However, whilst it is still very polarised and affected by notable socio-political and economic issues in certain states, it is nonetheless improving in other parts of the continent, with evidence of corporate demand and a growing middle class expected to heighten retailer interest. Indeed, major international food retailers, notably Walmart, have recently entered the South African market with a view to using the country as a gateway to the rest of the region. In addition, local operators are also looking at opportunities further afield, by taking advantage of their experience and established distribution platforms to eventually extend their presence northward. While space shortage will inhibit retailer expansion in many parts of Africa, the abundance of retail space in the Gulf region has to some extent improved the accessibility of the area for operators. What is more, the tenant favourable market in the Middle East should prevent a significant supply-demand imbalance as occupiers look to expand and take up existing stock. Nevertheless, countries such as Egypt and Saudi Arabia, which were previously seen as potentially viable emerging markets by retailers, have now gone down the list of targets as a result of recent political unrest in the region. On the flipside, however, such developments may facilitate the modernisation of the regional economy and lead to the arrival of more international retailers in the future.

AFRICA & THE MIDDLE EAST: RENTAL GROWTH OVER FIVE YEARS
25%

20%

Annual Rental Growth to June

15%

10%

5%

0%

-5% 2007 2008 2009 2010 2011

TOP TEN LOCATIONS IN AFRICA & THE MIDDLE EAST
City Location US/sq.ft/yr /sq.m/yr

Tel Aviv Tel Aviv Jerusalem Beirut Tel Aviv Tel Aviv Beirut Beirut Kuwait City Beirut

Ramat Aviv Dizengoff Shopping Centre Malcha Shopping Centre ABC Centre Achrafieh Azrieli Shopping Centre Ayalon Shopping Centre Kaslik Rue Verdun Raya Mall City Centre (BCD)

328 202 198 186 167 164 139 130 122 121

2,433 1,500 1,470 1,379 1,243 1,216 1,035 966 905 897

AFRICA & THE MIDDLE EAST: STRONGEST GROWTH
40%

30%

Annual Rental Growth to June 2011

20%

10%

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MARKET SUMMARIES

BAHRAIN
Economy Retail Property

EGYPT
Economy Retail Property

Sentiment and occupier demand have weakened following several months of unrest. Manama's main shopping centres saw significant falls in trade due to their proximity to Pearl Square, the focal point of anti-government protests. Retailers remain cautious, with no major players currently planning to expand; however, interest in established centres is expected to recover relatively quickly once the political situation stabilises. ISRAEL
Economy Retail Property

Against a backdrop of ongoing unrest and uncertainty, tourist spending has fallen dramatically and retailers have put expansion plans on hold. However, availability of prime space is limited, and rents held firm in top locations. While retailers remain cautious, major international players still plan to expand in the long term, and demand should recover once the political situation stabilises. JORDAN
Economy Retail Property

There is a healthy level of interest from retailers, much of it focused on Tel Aviv. Prime shopping centres are particularly sought-after, with full occupancy reported in the top schemes and provision expected to improve before the end of 2012. Out-of-town retailing continues to gain in popularity as growing numbers of people move to the suburbs. KUWAIT
Economy Retail Property

Despite ongoing demonstrations, Jordan has escaped the political upheaval seen in other Arab countries. However, retailers remained cautious on their Middle East expansion plans, and rents came under downward pressure over the year to June. Jordan's retail market is seen as having substantial long-term potential, and provision of space should improve in the coming months with the opening of Taj Mall. LEBANON
Economy Retail Property

High disposable incomes and an anticipated upturn in retail sales emphasize the long-term potential of the market. There is currently strong interest for prime space, with several major players active in the market. However, developers have generally kept up with demand, and retail provision is expected to improve further with several projects in the pipeline. OMAN
Economy Retail Property

Food retailers remain active and several luxury brands have opened new stores in the capital. However, overall demand has stagnated, with retailers cautious as a result of political instability. The position of tenants has strengthened, particularly when negotiating new leases. Nevertheless, rents in the most sought-after locations are still being revised upward upon lease renewal. QATAR
Economy Retail Property

Retail rents were stable over the year to June as occupiers remained cautious. Nevertheless, economic fundamentals are robust and expected to be strengthened further by a number of projects aimed at improving the country's infrastructure, as well as a stronger labour market. The expanding tourism sector should also provide some support to retail going forward. SAUDI ARABIA
Economy Retail Property

Doha's most prominent shopping centres - Landmark and Villaggio - continue to command elevated rental values and benefit from high occupancy rates. The limited new space released to the market has translated into modest rental falls over the year to June, with values in Landmark declining by 2.0%.

SOUTH AFRICA
Economy Retail Property

Retail sales have continued to grow strongly over the last 12 months, and the recent stimulus measures are anticipated to provide another boost. Active retailers are expected to take advantage of new provision of retail space scheduled to be delivered in the coming months.

While large shopping centres in primary urban areas continue to perform well, decentralised retail locations have seen a mixed performance. Footfall in major retail clusters has now reached double-digit annual growth, though average spend has declined somewhat. On the supply side, the sharp decline in new retail space coming to the market should alleviate any oversupply concerns.

16

MARKET SUMMARIES

SYRIA
Economy Retail Property

UAE
Economy Retail Property

The Syrian retail sector remains very much underdeveloped and undersupplied, with limited modern retail space currently on the market. Indeed, cross-border shopping is still fairly common, underlining the latent demand for quality retail properties, particularly in the capital.

The considerable shopping centre pipeline in Abu Dhabi is anticipated to improve the quality of retail offering and attract international retailers. The new provision of space may however exert some downward pressure on rents. While the prime segment of the Dubai shopping centre market retains its international attractiveness, there is still a supply and demand imbalance in secondary locations.

17

GLOBAL RETAIL RENTS

Country
SOUTH AMERICA Argentina Argentina Argentina Brazil Brazil Brazil Brazil Brazil Brazil Brazil Brazil Brazil Brazil Brazil Chile Colombia Colombia Ecuador Ecuador Peru Peru Venezuela Venezuela NORTH AMERICA Canada Canada Canada Canada Canada Canada Canada Mexico Mexico Mexico Mexico Mexico USA USA USA USA USA USA USA USA USA USA USA USA USA USA USA USA ASIA PACIFIC Australia Australia Australia Australia Australia Australia China China China China China China Hong Kong Hong Kong Hong Kong

City
Buenos Aires Buenos Aires Buenos Aires Rio de Janeiro Rio de Janeiro Rio de Janeiro Rio de Janeiro São Paulo São Paulo São Paulo São Paulo São Paulo São Paulo São Paulo Santiago Bogota Bogota Quito Quito Lima Lima Caracas Caracas Toronto Toronto Montreal Ottawa Calgary Vancouver Edmonton Mexico City Mexico City Mexico City Mexico City Mexico City Boston Chicago Chicago Chicago Los Angeles Miami New York New York New York Palm Beach San Diego San Diego San Francisco San Francisco Washington DC Washington DC Adelaide Brisbane Melbourne Perth Sydney Sydney Beijing Beijing Beijing Shanghai Shanghai Shanghai Hong Kong Hong Kong Hong Kong

Location
Florida Avenue Cabildo Avenue Santa Fe Shopping Leblon Visconde de Pirajá (Ipanema) Garcia D'avilla (Ipanema) São Conrado Fashion Mall Oscar Freire Jardins Iguatemi Shopping Morumbi Shopping Alameda Lorena Haddock Lobo Bela Cintra Cidade Jardim Downtown (Paseo Ahumada) Shopping Centre High Street Av Naciones Unidas (High Streets) Av Naciones Unidas (Shopping Centre) High Street Shopping Centre Shopping Centre High Street Bloor Street Queen Street West Saint-Catherine W - Street Level Sussex Drive 17th Avenue SW Robson Street Whyte Avenue Mazaryk Santa Fe Perisur Madero St Altavista St Newbury Street North Michigan Avenue East Oak Street State Street Rodeo Drive (Beverly Hills) Lincoln Road East 57th Street 5th Avenue Madison Avenue Worth Avenue 5th Avenue, Gaslamp Del Mar Heights Blvd (Suburb) Union Square Post Street Georgetown Chevy Chase Rundle Mall Queen Street Mall Bourke Street CBD Oxford Street Pitt Street Mall CBD Wangfujing Xidan Xujiahui East Nanjing Road West Nanjing Rd Causeway Bay Central Tsim Sha Tsui

Annual Inflation June 2011
9.7% 9.7% 9.7% 6.5% 6.5% 6.5% 6.5% 6.5% 6.5% 6.5% 6.5% 6.5% 6.5% 6.5% 3.4% 3.2% 3.2% 4.3% 4.3% 2.9% 2.9% 23.6% 23.6% 3.1% 3.1% 3.1% 3.1% 3.1% 3.1% 3.1% 3.3% 3.3% 3.3% 3.3% 3.3% 3.6% 3.6% 3.6% 3.6% 3.6% 3.6% 3.6% 3.6% 3.6% 3.6% 3.6% 3.6% 3.6% 3.6% 3.6% 3.6% 3.6%* 3.6%* 3.6%* 3.6%* 3.6%* 3.6%* 6.4% 6.4% 6.4% 6.4% 6.4% 6.4% 5.6% 5.6% 5.6%

Local Measure
US$/sq.m/month US$/sq.m/month US$/sq.m/month R$/sq.m/month R$/sq.m/month R$/sq.m/month R$/sq.m/month R$/sq.m/month R$/sq.m/month R$/sq.m/month R$/sq.m/month R$/sq.m/month R$/sq.m/month R$/sq.m/month US$/sq.m/month COP/sq.m/month COP/sq.m/month US$/sq.m/month US$/sq.m/month US$/sq.m/month US$/sq.m/month US$/sq.m/month US$/sq.m/month C$/sq.ft/year C$/sq.ft/year C$/sq.ft/year C$/sq.ft/year C$/sq.ft/year C$/sq.ft/year C$/sq.ft/year US$/sq.m/month US$/sq.m/month US$/sq.m/month US$/sq.m/month US$/sq.m/month US$/sq.ft/year US$/sq.ft/year US$/sq.ft/year US$/sq.ft/year US$/sq.ft/year US$/sq.ft/year US$/sq.ft/year US$/sq.ft/year US$/sq.ft/year US$/sq.ft/year US$/sq.ft/year US$/sq.ft/year US$/sq.ft/year US$/sq.ft/year US$/sq.ft/year US$/sq.ft/year Australian $/sq.m/year Australian $/sq.m/year Australian $/sq.m/year Australian $/sq.m/year Australian $/sq.m/year Australian $/sq.m/year CNY/sq.m/month CNY/sq.m/month CNY/sq.m/month CNY/sq.m/month CNY/sq.m/month CNY/sq.m/month HK $/sq.ft/month HK $/sq.ft/month HK $/sq.ft/month

Rent June 2011
90 35 59 330 160 170 215 230 744 380 135 162 175 564 164 319,904 190,421 30 65 23 40 55 48 315 100 160 50 45 240 40 66 54 60 62 36 130 450 300 120 500 155 1,200 2,250 847 110 51 60 425 350 128 80 3,000 4,500 5,000 3,250 1,300 10,000 1,450 2,200 1,800 1,845 2,015 1,982 1,260 1,050 893

Annual Rental Growth %
7.1% 2.9% 15.7% n/a 20.4% 52.2% 7.5% 15.0% 15.7% 8.6% 3.8% 15.7% n/a n/a 20.1% 3.2% 3.0% -1.3% 0.1% n/a n/a 10.0% 6.7% 0.6% -9.1% 6.7% 0.0% 0.0% 9.1% 14.3% 3.1% 0.0% 0.0% 0.0% -2.7% 4.0% 12.5% -14.3% 6.7% 0.0% 10.7% 20.0% 21.6% 1.9% 15.8% 6.3% 25.0% 6.3% 0.0% 11.3% -5.9% 25.0% -10.0% 11.1% 1.6% -23.5% 33.3% 55.9% 109.5% 47.5% 4.8% 1.8% 5.8% 16.7% 8.2% 48.8%

Rent US$/sq.ft/yr
100 39 66 235 114 121 153 164 531 271 96 116 125 402 183 201 120 33 73 26 45 61 54 326 104 166 52 47 249 41 74 60 67 69 40 130 450 300 120 500 155 1,200 2,250 847 110 51 60 425 350 128 80 298 448 497 323 129 995 250 379 310 318 348 342 1,943 1,619 1,377

Rent /sq.m/yr
745 290 488 1,748 848 901 1,139 1,218 3,942 2,013 715 858 925 2986 1,359 1,494 889 247 539 190 331 455 397 2,423 769 1,231 385 346 1,846 308 546 447 497 513 298 965 3,341 2,227 891 3,712 1,151 8,909 16,704 6,288 817 379 445 3,155 2,598 950 594 2,215 3,323 3,692 2,400 960 7,384 1,857 2,817 2,305 2,362 2,580 2,538 14,426 12,022 10,224

18

GLOBAL RETAIL RENTS

Country
ASIA PACIFIC India India India India India India India India India India India India India India India India India India India India Indonesia Japan Japan Japan South Korea South Korea South Korea Malaysia Malaysia Malaysia New Zealand New Zealand New Zealand Philippines Philippines Philippines Singapore Thailand Taiwan Vietnam Vietnam Vietnam EUROPE Austria Austria Austria Austria Austria Austria Belgium Belgium Belgium Belgium Belgium Belgium Belgium Bulgaria Bulgaria Bulgaria Bulgaria Channel Islands Czech Republic Czech Republic Denmark Denmark Denmark Denmark Denmark

City
Bangalore Bangalore Bangalore Mumbai Mumbai Mumbai Mumbai New Delhi New Delhi New Delhi New Delhi Chennai Chennai Hyderabad Hyderabad Kolkata Kolkata Ahmedabad Pune Pune Jakarta Tokyo Tokyo Tokyo Seoul Seoul Seoul Kuala Lumpur Kuala Lumpur Kuala Lumpur Auckland Auckland Wellington Manila Manila Manila Singapore Bangkok Taipei Ho Chi Minh City Ho Chi Minh City Hanoi Graz Innsbruck Linz Salzburg Vienna Vienna Antwerp Bruges Brussels Brussels Ghent Hasselt Liège Sofia Plovdiv Varna Burgas St Helier Brno Prague Aarhus Copenhagen Copenhagen Copenhagen Copenhagen

Location
Brigade Road Commerical Street 100 Ft. Road Indiranagar Linking Road, Western Suburban Kemps Corner, South Mumbai Fort/Fountain, South Mumbai Colaba Causeway Connaught Place South Extension Khan Market Greater Kailash I Central (Shopping Centre) Khader Nawaz Khan Road Jubilee Hills Road No. 36 Banjara Hills Road No. 1 (Shopping Centre) Park Street Elgin Road (Shopping Centre) C.G.Road J.M. Road M.G. Road CBD Ginza Shibuya Omotesando Myeongdong Gangnam Station Apgujeong Bukit Bintang Suria KLCC Mid Valley Megamall Queen Street CBD Lambton Quay Fort Bonifacio Quezon City Ortigas Orchard Road City Centre ZhongXiao E. Road High Street Shopping Centre Shopping Centre Herrengasse Maria Theresienstraße Landstraße Getreidegasse Kärntnerstraße Mariahilferstraße Meir Steenstraat Rue Neuve Avenue Louise Veldstraat Hoogstraat Vinave d'ile Vitosha Blvd Alexander Batenberg Kniaz Boris I Alexandrovska King Street Ceska Street/Svobody Square Na Prikope/Wenceslas Square Søndergade Strøget Østerbrogade Købmagergade Lyngby

Annual Inflation June 2011
8.6% 8.6% 8.6% 8.6% 8.6% 8.6% 8.6% 8.6% 8.6% 8.6% 8.6% 8.6% 8.6% 8.6% 8.6% 8.6% 8.6% 8.6% 8.6% 8.6% 5.5% 0.2% 0.2% 0.2% 4.4% 4.4% 4.4% 3.5% 3.5% 3.5% 5.3%* 5.3%* 5.3%* 4.6% 4.6% 4.6% 5.2% 4.1% 1.9% 20.8% 20.8% 20.8% 3.3% 3.3% 3.3% 3.3% 3.3% 3.3% 3.7% 3.7% 3.7% 3.7% 3.7% 3.7% 3.7% 4.8% 4.8% 4.8% 4.8% n/a 1.8% 1.8% 3.0% 3.0% 3.0% 3.0% 3.0%

Local Measure
Rs/sq.ft/month Rs/sq.ft/month Rs/sq.ft/month Rs/sq.ft/month Rs/sq.ft/month Rs/sq.ft/month Rs/sq.ft/month Rs/sq.ft/month Rs/sq.ft/month Rs/sq.ft/month Rs/sq.ft/month Rs/sq.ft/month Rs/sq.ft/month Rs/sq.ft/month Rs/sq.ft/month Rs/sq.ft/month Rs/sq.ft/month Rs/sq.ft/month Rs/sq.ft/month Rs/sq.ft/month IDR/sq.m/month Yen/Tsubo/month Yen/Tsubo/month Yen/Tsubo/month KRW/sqm/month KRW/sqm/month KRW/sqm/month RM/sq.ft/month RM/sq.ft/month RM/sq.ft/month NZ$/sq.m/month NZ$/sq.m/month NZ$/sq.m/month Php/sq.m/month Php/sq.m/month Php/sq.m/month S$/sq.ft/month Baht/sq.m/month NT$/ping/month US$/sq.m/month US$/sq.m/month US$/sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/year /sq.m/year /sq.m/year /sq.m/year /sq.m/year /sq.m/year /sq.m/year /sq.m/year /sq.m/year /sq.m/year /sq.m/year £/sq.ft./year /sq.m/month /sq.m/month DKr/sq.m/year DKr/sq.m/year DKr/sq.m/year DKr/sq.m/year DKr/sq.m/year

Rent June 2011
440 320 152 685 410 350 400 650 550 1,200 550 265 150 140 240 260 533 140 300 300 950,600 250,000 150,000 230,000 608,100 509,920 138,566 32 65 35 210 328 210 1,350 1,350 1,300 38 2,900 20,000 100 120 150 105 95 115 120 275 135 1,800 1,200 1,800 1,550 1,550 1,100 1,100 600 300 360 300 145 840 2,040 4,750 16,500 2,400 12,500 3,500

Annual Rental Growth %
10.0% 18.5% 21.6% 3.0% 7.9% 6.1% 11.1% 8.3% 0.0% 9.1% 22.2% 0.0% 0.0% 16.7% 0.0% 6.1% 18.4% 7.7% 20.0% 20.0% 0.2% 8.7% 25.0% 9.5% 0.6% 2.7% 12.9% -5.9% 6.6% 16.7% 0.0% 0.0% 0.0% 3.8% 3.8% 8.3% 2.4% 20.8% 33.3% 8.7% -4.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.9% 0.0% 15.4% 5.3% 10.8% 10.7% 10.7% 12.8% 0.0% -9.1% -16.7% -25.0% -16.7% 0.0% 2.4% 3.0% 0.0% 3.1% 0.0% 4.2% 0.0%

Rent US$/sq.ft/yr
118 86 41 184 110 94 107 174 148 322 148 71 40 38 64 70 143 38 81 81 124 1,044 626 960 635 532 145 127 258 139 193 302 193 35 35 33 371 105 235 111 134 167 170 154 186 194 444 218 242 162 242 209 209 148 148 81 40 48 40 233 113 275 86 298 43 226 63

Rent /sq.m/yr
877 638 303 1,365 817 698 797 1,295 1,096 2,392 1,096 528 299 279 478 518 1,062 279 598 598 917 7,750 4,650 7,130 4,714 3,953 1,074 944 1,918 1,033 1,435 2,242 1,435 258 258 248 2,758 781 1,743 828 993 1,241 1,260 1,140 1,380 1,440 3,300 1,620 1,800 1,200 1,800 1,550 1,550 1,100 1,100 600 300 360 300 1,728 840 2,040 637 2,212 322 1,676 469

19

GLOBAL RETAIL RENTS

Country
EUROPE Denmark Finland Finland Finland France France France France France France France France France France France France France France Germany Germany Germany Germany Germany Germany Germany Germany Germany Greece Greece Greece Hungary Ireland Ireland Ireland Ireland Ireland Ireland Italy Italy Italy Italy Italy Italy Italy Italy Italy Italy Italy Luxembourg The Netherlands The Netherlands The Netherlands The Netherlands The Netherlands The Netherlands Norway Norway Poland Poland Poland Poland Poland Poland Poland Poland Poland Poland Poland

City
Odense Helsinki Tampere Turku Bordeaux Lille Lyon Marseille Nice Paris Paris Paris Paris Paris Paris Strasbourg Toulouse Cannes Berlin Cologne Dresden Düsseldorf Frankfurt Hamburg Leipzig Munich Stuttgart Athens Athens Thessaloniki Budapest Cork Dublin Dublin Galway Limerick Waterford Bologna Milan Milan Milan Milan Naples Rome Rome Rome Turin Florence Luxembourg Amsterdam Eindhoven Maastricht Rotterdam The Hague Utrecht Oslo Oslo Gdynia Katowice Krakow Lodz Poznan Szczecin Warsaw Warsaw Warsaw Warsaw Wroclaw

Location
Vestergade City Centre City Centre City Centre Rue St Catherine Rue Neuve Rue de la République Rue St Ferréol Rue Jean Médecin Avenue des Champs Elysées Boulevard Haussmann Rue du Faubourg St Honoré Avenue Montaigne Rue de Rivoli Boulevard St Germain Rue des Grandes Arcades Avenue Alsace-Lorraine La Croisette Tauentzienstraße (south) Schildergasse Pragerstraße Königsallee Zeil Mönckebergstraße Peterstraße Kaufingerstraße Königstraße Ermou Tsakalof Tsimiski Váci utca Patrick Street Grafton Street Henry Street Shop Street O'Connell Street Broad Street Via Indipendenza Via Montenapoleone Via della Spiga Corso Vittorio Emanuele Piazza San Lorenzo Via Toledo Via Condotti Via del Corso Via Cola di Rienzo Via Roma Via Calzaiuoli Luxembourg City Kalverstraat Demer Grote Staat Lijnbaan Spuistraat Lange Elisabethstraat Karl Johan Gate Bogstadveien ul. Swietojanska ul. 3 Maja ul. Florianska ul. Piotrkowska ul. Polwiejska Al. Niepodleglosci ul. Chmielna ul. Nowy Swiat ul. Marszalkowska ul. Jerozolimskie ul. Swidnicka

Annual Inflation June 2011
3.0% 3.5% 3.5% 3.5% 2.1% 2.1% 2.1% 2.1% 2.1% 2.1% 2.1% 2.1% 2.1% 2.1% 2.1% 2.1% 2.1% 2.1% 2.3% 2.3% 2.3% 2.3% 2.3% 2.3% 2.3% 2.3% 2.3% 3.3% 3.3% 3.3% 3.5% 2.7% 2.7% 2.7% 2.7% 2.7% 2.7% 2.7% 2.7% 2.7% 2.7% 2.7% 2.7% 2.7% 2.7% 2.7% 2.7% 2.7% 3.5% 2.3% 2.3% 2.3% 2.3% 2.3% 2.3% 1.3% 1.3% 4.2% 4.2% 4.2% 4.2% 4.2% 4.2% 4.2% 4.2% 4.2% 4.2% 4.2%

Local Measure
DKr/sq.m/year /sq.m/month /sq.m/month /sq.m/month Zone A /sq.m/year Zone A /sq.m/year Zone A /sq.m/year Zone A /sq.m/year Zone A /sq.m/year Zone A /sq.m/year Zone A /sq.m/year Zone A /sq.m/year Zone A /sq.m/year Zone A /sq.m/year Zone A /sq.m/year Zone A /sq.m/year Zone A /sq.m/year Zone A /sq.m/year /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month Zone A /sq.m/year Zone A /sq.m/year Zone A /sq.m/year Zone A /sq.m/year Zone A /sq.m/year Zone A /sq.m/year /sq.m/year /sq.m/year /sq.m/year /sq.m/year /sq.m/year /sq.m/year /sq.m/year /sq.m/year /sq.m/year /sq.m/year /sq.m/year /sq.m/year /sq.m/year /sq.m/year /sq.m/year /sq.m/year /sq.m/year /sq.m/year Nkr/sq.m/year Nkr/sq.m/year /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month

Rent June 2011
3,700 160 82 60 2,000 2,000 2,000 1,800 2,000 10,000 4,600 6,500 6,500 3,500 4,500 2,000 2,000 6,000 260 260 105 250 270 260 130 330 260 195 115 130 100 2,500 5,350 4,000 1,700 800 850 2,100 6,800 4,700 4,800 5,900 1,900 6,700 3,900 3,000 1,700 3,000 1,440 2,500 1,450 1,600 1,800 1,500 1,600 16,000 11,000 35 58 79 29 58 33 73 85 62 50 47

Annual Rental Growth %
-2.6% 33.3% 26.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 5.3% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 18.2% 18.2% 16.7% 8.7% 0.0% 18.2% 13.0% 6.5% 15.6% -11.4% -17.9% -13.3% 0.0% -13.8% -7.0% -5.9% -10.5% -20.0% -10.5% 0.0% 0.0% 0.0% 4.3% n/a 0.0% 0.0% 5.4% 0.0% 0.0% 3.4% 0.0% 8.7% 3.6% 0.0% 5.9% 9.1% 10.3% 6.7% 10.0% 0.0% -3.3% 2.6% -3.3% 0.0% 3.1% -6.4% 2.4% -1.6% 0.0% -6.0%

Rent US$/sq.ft/yr
67 259 133 97 198 198 198 179 198 992 456 645 645 347 446 198 198 595 420 420 170 404 436 420 210 533 420 315 186 210 162 171 405 273 116 55 58 283 916 633 647 795 256 902 525 404 229 404 194 337 195 216 242 202 216 277 190 57 94 128 47 94 53 118 137 100 81 76

Rent /sq.m/yr
496 1,920 984 720 1,473 1,473 1,473 1,326 1,473 7,364 3,387 4,787 4,787 2,577 3,314 1,473 1,473 4,418 3,120 3,120 1,260 3,000 3,240 3,120 1,560 3,960 3,120 2,340 1,380 1,560 1,200 1,268 3,007 2,029 862 406 431 2,100 6,800 4,700 4,800 5900 1,900 6,700 3,900 3,000 1,700 3,000 1,440 2,500 1,450 1,600 1,800 1,500 1,600 2,057 1,414 420 696 948 348 696 396 876 1,020 744 600 564

20

GLOBAL RETAIL RENTS

Country
EUROPE Portugal Portugal Portugal Romania Romania Romania Romania Romania Romania Romania Russia Russia Russia Russia Slovakia Spain Spain Spain Spain Spain Spain Spain Spain Spain Spain Spain Spain Spain Sweden Sweden Sweden Switzerland Switzerland Switzerland Switzerland Turkey Turkey Turkey Turkey Turkey Turkey UK UK UK UK UK UK UK UK UK UK UK UK UK Ukraine

City
Lisbon Lisbon Porto Brasov Bucharest Bucharest Constanta Iasi Timisoara Cluj St Petersburg Moscow Moscow Moscow Bratislava Barcelona Barcelona Barcelona Barcelona Bilbao Madrid Madrid Madrid Malaga Palma de Mallorca Seville Valencia Zaragoza Gothenburg Malmo Stockholm Basle Bern Geneva Zurich Ankara Istanbul Istanbul Istanbul Istanbul Izmir Birmingham Cardiff Croydon Edinburgh Glasgow Leeds London London London London London Manchester Newcastle Kiev

Location
Chiado Av. Liberdade Rua de Santa Catarina Strada Republicii Bulevardul Magheru Calea Victoriei Stefan cel Mare, Rascoala din 1907 Stefan cel Mare, Cuza Voda Victoriei Memorandumului, Napoca, Eroilor Nevsky Prospekt Tverskaya Novy Arbat Stoleshnikov Downtown Portal de l'Angel Paseo de Gracia Rambla Catalunya Diagonal Gran Via Preciados Serrano Goya Marques de Larios Jaime III Tetuan Colon Pl de la Independencia Kungsgatan Södra Förstadsgatan Biblioteksgatan Freiestrasse Marktgasse/Spitalgasse Rue de Rhone Bahnhofstrasse Centre Bagdat Caddesi (Asian side) Abdi Ipekci (European side) Valikonagi Caddesi (European side) Rumeli Cadesi (European side) Alsancak High Street Queens Street North End Princes Street Buchanan Street Commercial Street Brompton Road Covent Garden Oxford Street New Bond Street Regent Street Market Square Northumberland Street Kreshatik Street Seef - Bahrain City Centre City Stars Haifa Shopping Centre Malcha Shopping Centre Azrieli Shopping Centre Ayalon Shopping Centre Ramat Aviv Dizengoff Shopping Centre Dizengoff Street City Centre (BCD) Raya Mall

Annual Inflation June 2011
3.4% 3.4% 3.4% 7.9% 7.9% 7.9% 7.9% 7.9% 7.9% 7.9% 9.4% 9.4% 9.4% 9.4% 3.9% 3.2% 3.2% 3.2% 3.2% 3.2% 3.2% 3.2% 3.2% 3.2% 3.2% 3.2% 3.2% 3.2% 3.1% 3.1% 3.1% 0.6% 0.6% 0.6% 0.6% 6.2% 6.2% 6.2% 6.2% 6.2% 6.2% 4.2% 4.2% 4.2% 4.2% 4.2% 4.2% 4.2% 4.2% 4.2% 4.2% 4.2% 4.2% 4.2% 11.9% -2.2% 11.8% 4.2% 4.2% 4.2% 4.2% 4.2% 4.2% 4.2% 5.0% 5.0%

Local Measure
/sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month US$/sq.m/year US$/sq.m/year US$/sq.m/year US$/sq.m/year /sq.m/year /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month /sq.m/month SKr/sq.m/year SKr/sq.m/year SKr/sq.m/year SF/sq.m/year SF/sq.m/year SF/sq.m/year SF/sq.m/year US$/sq.m/year US$/sq.m/year US$/sq.m/year US$/sq.m/year US$/sq.m/year US$/sq.m/year Zone A/£/sq.ft/year Zone A/£/sq.ft/year Zone A/£/sq.ft/year Zone A/£/sq.ft/year Zone A/£/sq.ft/year Zone A/£/sq.ft/year Zone A/£/sq.ft/year Zone A/£/sq.ft/year Zone A/£/sq.ft/year Zone A/£/sq.ft/year Zone A/£/sq.ft/year Zone A/£/sq.ft/year Zone A/£/sq.ft/year US$/sq.m./year BD/sq.m/month US$/sq.m/year NIS/sq.m/year NIS/sq.m/year NIS/sq.m/year NIS/sq.m/year NIS/sq.m/year NIS/sq.m/year NIS/sq.m/year US$/sq.m/year KD/sq.m/month

Rent June 2011
80 73 45 30 65 55 27 23 35 35 2,500 4,500 2,500 4,000 540 260 195 80 55 120 240 215 180 145 85 120 130 105 8,000 6,000 14,300 2,900 3,000 4,000 8,000 1,000 3,060 2,800 1,560 1,020 945 250 225 200 200 250 250 575 600 715 965 550 250 250 3,000 22 1,000 2,850 7,250 6,130 6,000 12,000 7,400 2,200 600 30

Annual Rental Growth %
0.0% 0.0% 0.0% 0.0% 0.0% -15.4% -10.0% -23.3% 0.0% -7.9% 25.0% 28.6% 0.0% 14.3% 0.0% 0.0% 2.6% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 3.9% 4.3% 2.1% 3.6% 0.0% 0.0% 0.0% 9.6% 22.4% 16.7% 0.0% 18.1% 9.4% -9.1% 2.3% -11.1% 5.3% 0.0% 0.0% 9.5% 9.1% 19.2% 4.3% 17.0% -3.8% -3.8% 0.0% -27% 0% 0.0% 5.1% 5.7% 9.1% 14.3% 13.8% 0.0% -7.7% 0.0%

Rent US$/sq.ft/yr
129 118 73 48 105 89 44 37 57 57 232 418 232 372 73 420 315 129 89 194 388 348 291 234 137 194 210 170 118 88 211 320 331 441 883 93 284 260 145 95 88 205 184 164 221 276 205 471 491 689 930 530 205 205 279 65 93 78 198 167 164 328 202 60 56 122

Rent /sq.m/yr
960 876 540 360 780 660 324 276 420 420 1,724 3,104 1,724 2,759 540 3,120 2,340 960 660 1,440 2,880 2,580 2,160 1,740 1,020 1,440 1,560 1,260 874 656 1,563 2,375 2,457 3,277 6,553 690 2,110 1,931 1,076 703 652 1,520 1,368 1,216 1,639 2,049 1,520 3,495 3,647 5,113 6,901 3,933 1,520 1,520 2,069 483 690 578 1,470 1,243 1,216 2,433 1,500 446 414 905

THE MIDDLE EAST & AFRICA Bahrain Manama Egypt Israel Israel Israel Israel Israel Israel Israel Jordan Kuwait Cairo Haifa Jerusalem Tel Aviv Tel Aviv Tel Aviv Tel Aviv Tel Aviv Amman Kuwait City

21

GLOBAL RETAIL RENTS

Country

City

Location
Rue Verdun Rue Hamra Kaslik ABC Centre Achrafieh City Centre (BCD) Muscat City Centre Landmark Mall of Arabia Kingdom Mall V&A Waterfront Sandton City The Pavillion Menlyn Park Cham Centre Abu Dhabi Mall Mall of the Emirates

Annual Inflation June 2011
6.0% 6.0% 6.0% 6.0% 6.0% 4.0% 1.8% 4.6% 4.6% 0.0% 0.0% 0.0% 0.0% n/a 1.7% 1.7%

Local Measure
US$/sq.m/year US$/sq.m/year US$/sq.m/year US$/sq.m/year US$/sq.m/year OR/sq.m/month QR/sq.m/month SAR/sq.m/year SAR/sq.m/year R/sq.m/year R/sq.m/year R/sq.m/year R/sq.m/year US$/sq.m/year AED/sq.m/year AED/sq.ft/year

Rent June 2011
1,400 850 1,500 2,000 1,300 30 225 1,300 2,400 6,500 6,600 5,700 5,000 1,000 2,700 250

Annual Rental Growth %
0.0% -5.6% 7.1% 33.3% -13.3% 0.0% -2.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% -16.7% -1.8% -13.8%

Rent US$/sq.ft/yr
130 79 139 186 121 87 69 32 59 89 90 78 69 93 68 68

Rent /sq.m/yr
966 586 1,035 1,379 897 645 511 239 441 661 672 580 509 690 507 505

THE MIDDLE EAST & AFRICA Lebanon Beirut Lebanon Lebanon Lebanon Lebanon Oman Qatar Saudi Arabia Saudi Arabia South Africa South Africa South Africa South Africa Syria United Arab Emirates United Arab Emirates Beirut Beirut Beirut Beirut Muscat Doha Jeddah Riyadh Cape Town Johannesburg Durban Pretoria Damascus Abu Dhabi Dubai

N.B Locations without a time-series are not included in the calculations. Inflation figures sourced from Reuters EcoWin, statisical offices, government data and central banks. * Annual inflation - Q2 2011.

22

TECHNICAL SPECIFICATION

The information contained in this report has been collected as at June 2011, in a comprehensive survey of Cushman & Wakefield's international offices. Our representation is designed to facilitate the rapid flow of information across borders and is supported by a comprehensive database of market information and regular liaison meetings. This allows for the exchange of local market knowledge and expertise and for the co-ordination of strategy for international investment and locational decision-making. Retail Rental Survey - Definition Data for retail rents relates to our professionals' opinion of the rent obtainable on a standard unit and/or shopping centre in a prime pitch of 278 locations across 63 countries around the world. Services charges such as building insurance, local taxes and costs of repair payable by the tenant are not included. In the dynamic international retailing sector, local market characteristics, technological advancements and the evolution of new retail formats are just several of the forces that impact on the size and configuration of retail units. As a result, occupation costs vary from one country to another. As far as possible, the objective is to provide a realistic comparison, but the exercise is constrained by a number of factors. These include differences in unit configuration, zoning practice and local lease structures such as lease length, the inclusion of rent reviews to open market value and the right to assign the lease. For the purposes of this survey, the standard main steet unit is defined, where possible, as a unit with 150-200sq.m of sales area. We would expect a unit to have a typical frontage of 6-8 metres. However, an element of flexibility is needed with the size definition, given that unit configuration varies from market to market. Assumptions regarding ancillary space follow local practice. A shopping centre is defined as a purpose-built retail facility which is planned, developed, owned and centrally-managed as a single property. It typically has a Gross Lettable Area of over 5,000 square metres and is comprised of over ten retail units. However, an element of flexibility is needed with regards to size and minimum number of units, given that they vary from market to market. The format selection for each city is based on its dominance of the retail landscape and/or its status as the prime pitch/top destination in the city. The rents represent our agents' views as to what is consistently achievable for prime space ­ we do not quote asking rents or the highest rent obtainable. It is assumed that the unit is vacant and is available for letting on the open market, without any request for a premium (key money). However, in many top locations around the world, vacant units are rarely marketed and substantial key money to sitting tenants is often payable. Rents in most countries are supplied in local currency and converted to US$ for the purposes of international comparison. Accordingly, the ranking of the most expensive streets can be affected by currency movements from year to year. Rents in the UK, France and Ireland are originally quoted in Zone A and are converted to an overall basis.

CONTACTS
This report was written by Martin Mahmuti of the European Research Group. Further information and copies of this report are available from Michelle Mejia. Telephone: Fax: Email:
Martin Mahmuti European Research Group LONDON Tel: +44 (0)207 152 5963
martin.mahmuti@eur.cushwake.com

+44 (0)207 152 5800 +44 (0)207 152 5366 michelle.mejia@eur.cushwake.com

For industry-leading intelligence to support your real estate and business decisions, go to Cushman & Wakefield's Knowledge Center at cushmanwakefield.com/knowledge

For further information, please contact our Research Department: Cushman & Wakefield LLP 43-45 Portman Square London W1A 3BG www.cushmanwakefield.com

This report contains information available to the public and has been relied upon by Cushman & Wakefield on the basis that it is accurate and complete. Cushman & Wakefield accepts no responsibility if this should prove not to be the case. No warranty or representation, express or implied, is made to the accuracy or completeness of the information contained herein, and same is submitted subject to errors, omissions, change of price, rental or other conditions, withdrawal without notice, and to any special listing conditions imposed by our principals. © 2010 Cushman & Wakefield LLP. All right reserved.

23

GLOBAL CONTACTS

GLOBAL RETAIL CONTACTS Our specialist agents work together to deliver integrated and innovative solutions to each client, regardless of the size or scope of the assignment. We have real geographical coverage with an on the ground market presence and expert local knowledge. Our teams have been created specifically to cater for the demands of international clients and cover geographic regions, shopping centres, out of town, leisure and restaurants, and lease advisory. Enhanced by our dedicated cross-border retail teams, we offer the widest range of services from any retail advisory company with true accountability and a clear understanding of our clients' needs.

John Strachan Head of Global Retail Retail Services EMEA Tel: +44 (0)207 152 5090 john.strachan@eur.cushwake.com

Richard Middleton Executive Managing Director ASIA Tel: + (852) 2956 7075 richard.middleton@ap.cushwake.com

Matt Winn Senior Managing Director U.S. Retail Services Leader AMERICAS Tel: +(1) 404 853 5309
matt.winn@cushwake.com

OUR RESEARCH SERVICES The Research Group provides a strategic advisory and supporting role to our clients. Consultancy projects are undertaken on a local and international basis, providing in-depth advice and analysis, detailed market appraisals and location and investment strategies. Typical projects include: · · · · · Reliable and comparable data and market intelligence Site specific, location analysis, ranking and targeting for occupation or investment Analysis of future development activity and existing supply/competition Market research and demand analysis by retail/industry sector Rental analysis, forecasts and investment and portfolio strategy

David Hutchings Head of European Research Group EMEA Tel: +44 (0)207 152 5029
david.hutchings@eur.cushwake.com

Sigrid Zialcita Managing Director ASIA Tel: + (65) 6232 0875 sigrid.zialcita@ap.cushwake.com

Maria Sicola Executive Managing Director AMERICAS Tel: +(1) 415 773-3542 maria.sicola@cushwake.com

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Analysis of the global office market fundamentals and its main trends. The report's main focus is on prime office rental performance and occupancy costs across the globe in the 12 months to December 2010. It ranks the most expensive locations across the world in which to occupy office space. The report also provides a brief country overview for all countries analysed.

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