JEDDAH: JLL, the world’s leading real estate investment and advisory firm, has released its annual review of the Saudi Real Estate Market for 2015, assessing the latest trends in the office, residential, retail and hotel sectors. In the macro background of lower oil prices and reduced government spending, the report highlighted the Riyadh market maintaining steady performance, while Jeddah showed continued growth momentum.

Jamil Ghaznawi, national director and country head of JLL KSA, said: “We have witnessed a shifting demand in the residential market in both Riyadh and Jeddah, as the trend moves toward property rental from sales. Residential transactions  declined by 5 percent in the year-to-November 2015 compared to the same period in the previous year. We expect rental demand to continue in 2016 but at a slower rate in comparison to 2015, while little  or no change is likely in the sales market in 2016. However, this situation may change once the regulations surrounding the ‘white land tax’ are released.”

The director said: “Lower oil prices have put pressure on economic growth, liquidity, government budgets, the stock market and asset prices. This scenario has led to cuts in subsidies and reduced  government spending and has also impacted the financing of  real estate projects. A more selective approach can been seen, with an increased focus on critical infrastructure and affordable housing projects. On the other hand, there is reduced spending on less urgent projects, resulting in delays or scaling back of many projects.”

With new hotels opening in Riyadh this year, there may be downward pressure on ADRs and occupancy rates due to increasing competition. However, we expect the Jeddah hotel market to remain relatively stable in the near to medium term. Even though there is new supply of Jeddah hotels, there is strong demand to absorb any new supply, as result of religious tourism and higher occupancies during school and public holidays.”

Ghaznawi said: “In regard to the office market, Jeddah has witnessed a steady and healthy growth along with new supply of quality space. On the other hand, Riyadh rentals have remained relatively stable as occupiers exercised relative caution in terms of expansion as the economy slows down.”

Looking into 2016 and beyond, Ghaznawi remarked: “We are entering a very challenging period as oil touches new lows and the government cuts spending and subsidies. It is encouraging to see that the government is taking steps to diversify the Saudi economy. Such structural initiatives will have long-term benefits and will contribute toward the positive development of the Saudi real estate market. Moreover, new laws allowing full foreign ownership of wholesale and retail business will attract foreign investment, which will ultimately benefit the real estate market. And finally, religious tourism will remain a growth sector in Jeddah and the Western region, and could support new hospitality supply.”
 
SECTOR SUMMARY HIGHLIGHTS — RIYADH

Office: The materialization rate of commercial projects in Riyadh has been low in 2015, with only 121,000 sq m of the 500,000 sq m proposed actually being delivered (24 percent). This is mainly due to labor shortages and delays in obtaining permits and services to some projects. The majority of stock delivered came from ITCC, which delivered almost 66,000 sq m of office space in 2015. While a substantial amount of supply is scheduled for delivery over the next couple of years, given the historical delays in projects, materialization rates are expected to remain low.

Residential: In Riyadh, approximately 17,000 units entered the market over 2015, the majority of which were standalone villas or small apartment buildings (with no projects exceeding 150 units). Looking ahead at the upcoming supply, there are a number of large-scale projects including Green Oasis and the second phase of Manazil Qurdoba, which will deliver 930 and 700 residential units respectively. While 28,000 units could potentially be completed in Riyadh during 2016, actual deliveries are likely to be significantly less. Around 2,250 land plots were handed over to end users within the Eskan Airport Project in Riyadh in 2015. Apart from this development, there are no other major planned or under construction affordable housing projects in Riyadh.

Retail: A significant amount of retail space is expected to enter the market in Riyadh over the next two years. This is expected to increase vacancy rates and decrease rents as competition in the market increases. If all the projected supply materializes, Riyadh’s stock of quality retail space will increase by almost 60 percent over the next five years. Annual rental rates increased steadily in 2015 at an average of 2 percent for super regional malls and 4 percent for regional malls.

Hotels: Two new hotel projects opened in Riyadh (the Movenpick and Doubletree by Hilton) adding a total of 635 additional rooms. The materialization rate of hotel developments is generally low and a number of projects have been delayed to 2016, due largely to the shortage of laborers and overambitious expansion plans by hoteliers.

An additional 8,900 room keys could complete in the years from 2016-2018 (representing an 84 percent increase from current supply levels) but in reality not all these projects are likely to materialize.

ADRs increased by an average of 2 percent in each quarter of 2015 (apart from Q4 where ADRs decreased marginally by 1 percent). Y-o-Y occupancy rates remained almost identical (within 1 percent) to their respective periods in 2014 with Q4 2015 occupancy rates currently standing at 58 percent in Riyadh.