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the occupier


Insights and Trends

Keeping you on the edge
of what's next
Innovating and
Making smart data
Office space
Generation Z
influencing the dynamic across the world is here
CRE industry with

At the forefront
Real world data
of our clients’ vehicles: navigating center optimization technologies
everchanging needs the journey, the challenges driving facilities
destination, and the efficiencies

Now trending:
Blockchain: the
Diversity down
Chinese occupiers
occupier outlooks internet of value under going global:
shaping real estate stepping up and
stepping out

Risk or reward:
Measuring occupancy
Can occupiers
make the right move cost against value placemaking have it all?
Be what's next.
Innovation and technology are disrupting every industry.

Although Commercial Real Estate has traditionally been a less

disrupted industry than others – we’re not immune. Change is
coming and it’s coming fast. We need to stay at the leading edge
of the major trends in our industry, including blockchain and
co-working, and understand how they are playing a part in the
changing landscape.

It’s important to stay current, agile, and educated. Are you


Take a look through the sixth edition of The Occupier Edge,

authored by Cushman & Wakefield’s very own future thinking
experts. In this everchanging environment, you must stay on your
toes – that’s exactly what we are doing. At Cushman & Wakefield,
we put our clients and our people at the center of what’s next.

In addition to blockchain and co-working, this edition of The

Occupier Edge also touches upon how PropTech is disrupting the
real estate industry, the multi-faceted approach of placemaking,
and why GenZ is the future. We also feature how robotics are
being used to improve user experience and efficiency of facilities.

Please feel free to contact our experts to learn more about any
of the topics featured. We welcome the opportunity to work
with you on strategic solutions to help make your business more STEVE QUICK
efficient, successful, and profitable. Chief Executive
Global Occupier Services
Please enjoy reading Cushman & Wakefield’s The Occupier Edge. steven.quick@cushwake.com


Steve Quick

Innovating and

influencing the CRE

industry with PropTech

e live in a truly digital world. From GAINING MAJOR TRACTION

mobile apps to the Internet of Things
Although still relatively new compared
(IoT), information, services, and products
can now be delivered almost instantly via to FinTech or HealthTech, PropTech
the swipe of a finger or click of a button. has been all the rage since it started
These advancements in technology gaining traction around 2013. With
have positively impacted almost every first generation PropTech companies
industry in one way or another. emerging in the early 2000s, hosting
property search engines such as
Yes, even the real estate industry – one of Rightmove in the UK and Zillow in the
the slowest industries to evolve despite U.S., PropTech is now flourishing thanks
its enormous size. in large part to ample venture capital, an
increased awareness of its importance,
Global CIO and
Chief Digital Officer In step with its industry, PropTech, or and PropTech accelerators such as
adam.stanley@cushwake.com real estate technology, has been slower MetaProp NYC (see Q&A section). In fact,
to take off as well – that is, until just according to CB Insights, approximately
recently. Short for Property Technology, $6 billion in venture capital has been
AARON BLOCK PropTech refers to the myriad of startups invested globally in PropTech since
Co-Founder and Managing and new technologies cropping up in 2011, and about 70% was in the last two
Director, MetaProp NYC response to decades of inefficiencies and years. The volume of PropTech financing
antiquated processes in the real estate globally has been on a steady increase,
industry. PropTech is where technology rising 36% year on year, and projected
and real estate come together to propel to reach $3 billion by the end of 2017.
the industry forward, and it includes
Chief Communications Officer
and Founding Partner technology that impacts the entire
MetaProp Advisors real estate value chain – from dirt to
prusso@metaprop.org disposition.

4 The Occupier Edge


Why all this attention now? Because
these technology companies are literally
revolutionizing the real estate industry by
providing new and more efficient ways
Looking ahead to 2018, there are several PropTech trends
to build buildings, monitor properties,
companies can’t afford to ignore in this ever-changing landscape.
and leverage financial data. Property
Five of these trends are:
search was an obvious place to start, but
PropTech companies are now solving
VIRTUAL REALITY (VR) DRONES all sorts of complex problems within
While VR has its obvious uses Through drones, construction the real estate industry. Below are just a
for sales and marketing, allowing companies can now build few examples of the growing number of
investors to view properties knowledge into their projects solutions today’s PropTech companies
virtually from miles away, it’s and execute site monitoring are coming up with:
also viewed as the next phase of missions so easily and safely
Building Information Modeling that it becomes a daily routine, JJ Organizing, analyzing, and
(BIM) and as an enhancement to reducing costs and project extracting data from lengthy
computer aided design. When delays. Drones not only save time documents
used strategically, developers (and therefore money), but also JJ Automating HVAC operations
can use VR to create more improve safety and mitigate risk. JJ Managing properties using simple
realistic and detailed renderings, Instead of sending a human up digital dashboards
which transition into VR onto a roof to conduct a survey, JJ Crowdfunding real estate projects
walkthroughs. you can send a drone, which is JJ Utilizing robots for all facets of real
just as – if not more – accurate. estate
JJ Enabling smart technology for smart
The IoT refers to the network BLOCKCHAIN
of physical objects (devices, One of the more disruptive real IS PROPTECH THE NEW FINTECH?
vehicles, equipment, and estate technologies, blockchain
All of these solutions and trends are
buildings) that are connected to provides information regarding
just the tip of the PropTech iceberg.
the internet through embedded all buyers, sellers, title work,
PropTech is anticipated to have – and
devices and software, which reporting, lease comps and
is already demonstrating – the same
allows these physical objects to vendor work on any individual
disruptive effect on traditional real estate
collect, analyze and exchange commercial property. Having this
models as FinTech had on financial
data. This includes everything information at your fingertips
models. In fact, 2017 was a huge year
from cellphones, HVAC, lighting cuts out paperwork, enhances
for PropTech in terms of fundraising
sensors, wearable devices and market transparency and
and M&A activity – with many calling
almost anything else you can shortens the speed to transact
PropTech the new FinTech.
think of. According to analyst from days/weeks/months to
firm Gartner, there will be over minutes or seconds.
Although PropTech may not be evolving
26 billion connected devices
at the same pace as FinTech – in part
by the year 2020 (with some
due to the nature of the industry – the
estimating this number to be GEOLOCATION
impacts of technology are undoubtedly
much higher – over 100 billion). As mapping technologies have being felt in all areas of the market. From
improved exponentially, location artificial intelligence to virtual reality to
has never mattered more for drones, PropTech is literally transforming
the real estate industry. Now how real estate assets are being
addresses come with a list of constructed, marketed, and managed.
data attributes such as building
types, sale values, and points of And the more innovative PropTech
interest – the type of information companies that are introduced to the
that helps companies make market, the more the entire real estate
much better and more informed community is sure to benefit.
decisions about their real estate.
With PropTech, the possibilities are
virtually endless.

The PropTech revolution

Adam: Tell me about MetaProp NYC and

its inception. Why PropTech and why

Aaron: When I moved back to NYC

from Chicago, I quickly realized there
was a huge disconnect within the
real estate tech community. Startup
tech companies were doing their own
thing without much support, venture
ne company that has played a major role in moving capitalists didn’t know where to invest
PropTech forward is MetaProp NYC. their dollars and commercial real estate
companies were hungry for innovative
As entrepreneurs themselves, MetaProp NYC founders Aaron technology solutions. PropTech was
Block, Clelia Peters, and Zach Aarons saw real potential and quickly becoming the new FinTech, but
opportunity in the real estate technology startup space and there was a perfect storm of confusion
jumped on the PropTech bandwagon at the right place at the brewing. Fortunately, I met two like
right time by founding the company in 2015. minded entrepreneurs, Clelia and Zach,
at the right time and we came up with
Cushman & Wakefield has entered into an exclusive global the idea for MetaProp NYC. In simple
partnership with MetaProp NYC, the world's premier real estate terms, we like to think of MetaProp as
technology nexus. With this partnership, Cushman & Wakefield a global real estate technology “nexus”
and our clients around the world will have access to the latest that brings these three groups together
and most forward-thinking real estate technologies. all under one umbrella in order to better
connect stakeholders. By positioning
Cushman & Wakefield Chief Information Officer Adam Stanley sat ourselves in the middle of these three
down with Aaron and Philip of MetaProp NYC to talk about their groups, we are able to really influence
company and the enormous impact it’s had on PropTech and the and bring about change in this fast
real estate industry as a whole. growing and exciting space.

6 The Occupier Edge

Adam: You mention three groups Adam: How about the second group Adam: Do you have plans to take
– startup tech companies, venture you mentioned, the investors? What’s MetaProp global?
capitalists and commercial real estate the upside for them? What do they
companies. How do you help this first gain? Philip: We actually just announced the
group, the startup tech companies? expansion of our accelerator program
Philip: While being introduced to with the MetaProp Bridge @ Columbia
Aaron: Our first priority out of the gate potential investors is a huge advantage University. This is the first cross-border
was to develop an accelerator program for the startups, investors who PropTech accelerator of its kind and
for real estate tech startups, which we understand and want to invest in the we’ll be holding it over a 20-week period
did in 2015. The program was the first of real estate business are benefiting early this year. It will connect up to six
its kind and we proudly graduated our from the introductions as well. We vet, PropTech startups from across Europe,
first cohort in January 2016. We then cultivate and foster real opportunities the Middle East and Africa to investors,
decided to formalize the program by for investors from all around the world. experienced mentors and diverse real
partnering with Columbia University’s From London to Paris to Tel Aviv, estate, technology and institutional
Center for Urban Real Estate (CURE) investors everywhere are interested in partners in North America. We’re really
in 2017 to deliver two programs – an the next generation of technology and excited about this venture and plan on
eight-week pre-accelerator and 22- how it will impact the future of real introducing the Bridge program to Asia
week accelerator program. The pre- estate. in 2019.
accelerator program mines for new
innovative ideas while the accelerator MetaProp has two venture capital funds Adam: You guys have accomplished
program incubates up to 10 startups that co-invest with other currently so much in such a short amount of
per year, offering up to $250,000 established PropTech focused VC funds time and clearly you’re not slowing
in financing, class-A office space, from all around the globe. Having some down anytime soon. What’s next
mentorship, advisory services and so skin in the game incentivizes us to for MetaProp? Where do you see
much more. partner with the best VC funds while yourselves in the future?
delivering the best possible startups.
We roll up our sleeves with these Aaron: It’s true – we’ve accomplished
companies, going over business plans, Adam: We’re always looking to so much in only a couple years. It
assisting with communications and push the envelope when it comes to seems surreal to me that we currently
helping generate exposure for them. technology – our clients simply demand have more than 200 mentors, 10
Helping early stage startups grow is it. Partnering with MetaProp has corporate partners and our VC team has
the best part of my job. We put the given us invaluable access to cutting already invested in more than 70 tech
spotlight on these companies so they edge technology and innovation. Can companies to date – companies that
can really shine. you talk about how you work with have raised more than $2 billion and
companies like us to deliver on this? employ more than 1,500 people globally.
Adam: How is your accelerator program
different from other accelerators? What Aaron: With startup companies being But even though we’ve come a long
makes your program unique? fostered and money being invested, way in a short amount of time, when
it only made sense to start spreading it comes to PropTech, we’re still in the
Philip: For starters, this is the only the word about these technologies first inning. I see a lot more investments
accelerator program of its kind. No across the commercial real estate in technology happening in the future
other accelerator program offers the industry. After all, as you know all too – with PropTech applications being the
investment and advisory components well, real estate companies are always new norm.
as well. And our accelerator program is looking to innovate. MetaProp Advisors
unique in that it offers a weekly guest works with real estate companies like WHAT I DO KNOW FOR SURE
speaker series, industry roundtables and Cushman & Wakefield to bring the latest IS THAT WE LOOK FORWARD
demo days the startups can participate technologies and innovations to their TO BEING RIGHT THERE IN
in. In essence, they get invaluable access people and platforms. Working closely THE MIDDLE OF IT ALL GOING
to the best of the best in the industry. In with leaders like you, our advisory group
addition, we also introduce the startups sits down to discuss your goals and
to decision makers, pilots and excellent then aligns those goals with the right
sources of global investment capital mix of technology. If we can help you CHANGE FOR COMPANIES LIKE
and media. These are the types of do something smarter, faster and more CUSHMAN & WAKEFIELD FOR
connections that simply can’t be beat. efficiently, we want you to know about it. YEARS TO COME.



ata is everywhere. But, identifying meaningful Just as PwC developed methods to predict their need
data that truly impacts decision making is a for space at the office or city level, Cushman & Wakefield
challenge. PwC understood this challenge and leveraged its expertise to generate smart data about the
built an industry-leading business intelligence market. Combined, these platforms now provide insights
platform to collect, analyze, and predict real estate needs and precise information covering the end-to-end real
across their domestic portfolio. Success was found not in estate lifecycle, enabling PwC to make better, faster, and
collecting massive amounts of data, but rather refining more comprehensive real estate decisions.
the business questions and mining for smart data which
allowed PwC to select relevant data sources, synthesize We sat down with PwC Directors Peter Barnett and
those sources, and specifically define when, where, and Steve Adams, and Cushman & Wakefield’s Jeff Green,
how much space would be needed. Managing Director, Global Occupier Services, to discuss
their relationship, innovations, and what the future holds.

8 The Occupier Edge

Top: PwC Chicago reception.
Bottom: PwC Seattle reception.

We approached Cushman & Wakefield,

with whom we have a longtime
collaborative relationship, because
they are one of the leading real estate
organizations and have access to this
type of market intelligence, innovative
technology, and more. Leveraging their
BI platform, we’ve combined all our data
with Cushman & Wakefield’s market
intelligence, aggregating information
and taking out data points that weren’t
necessary or relevant. At the end of the
day, we’ve created a mutually beneficial
dashboard in an intuitive and digestible
format that delivers actionable insights
for our Real Estate Strategy Directors.

Steve: We live in a world where the pace

of information is coming in faster and
faster. Although we had solid internal
intelligence at our disposal, local market
intelligence wasn’t as accessible and
was harder to track down. Some of our
Strategy Directors would pore through
a hard copy of local commercial real
estate reports while others conducted
research online. Collaborating with
Cushman & Wakefield on this dashboard
placed helpful information at our

PwC is a pioneer when it comes to

fingertips in a much more consistent
way. Not only is the format easy to use
leveraging market intelligence and data and accessible, but it’s digestible and
provides fresh information. Instead of
in real estate. Why collaborate with just delivering data, it’s “smart” and
Cushman & Wakefield on this solution? relevant.

Through the dashboard, we might find

that we don’t need to do anything in
Peter: PwC has done a great job using trends to vacancies to traffic patterns one market, but there may be another
the data we have to occupy the right – and we wanted a way to take that market where we need to act as soon
amount of space at the right locations. market intelligence and layer it with our as possible because there’s little or no
We pride ourselves on being forward- PwC data to make smarter decisions space available. The value that we’re
thinking and strategic when it comes to for our portfolio and our people. We seeing in this relationship is receiving
these types of portfolio decisions. But wanted to make real estate data a real the right amount of data in the most
we also realize that there is access to a differentiator for our firm. consumable way allowing our Strategy
wide range of data now – from market Directors to make the right decisions.


Jeff, tell us more about How is the look and feel of the
your BI platform. dashboard unique?

Jeff: Our goal was to create a change Steve: When data reports were Jeff: It’s unique in that it is an easily
management tool that can easily created in the past, we would have accessible tool that provides the level
access current market and building- to weed through reports (PDFs) that of data PwC needs to know to make
level trends, enabling PwC to make were typically 30 pages long – this actionable decisions. Additionally,
actionable decisions for their portfolio was obviously inconvenient and all PwC property codes are tied to a
based on current and forecasted market inefficient. Having so much data at Strategy Director – when the Strategy
conditions. Our platform enables hand was debilitating because it was Director pulls up their portfolio, they
anyone to visualize and analyze data impossible to decipher what actions can look at overall metrics and drill
with greater speed, efficiency, and and the right direction down to a specific property
understanding. It connects users to a to take. This dashboard code. Leveraging their
broad range of data through easy-to- provides us both with a research backgrounds, the
use dashboards and interactive reports 30,000-foot national view tool’s creators, Michelle
that bring data to life. We were able to and then a 10,000-foot McMurray and Chris Owen
connect PwC-specific lease data points view so that Strategy of Cushman & Wakefield,
with current and relevant building- Directors can narrow in were attuned to the user-
level data and with market/submarket on specific properties. experience and applied their
level data in order to deliver a data By selecting their market robust understanding of the
visualization solution. We designed it or region with a few simple clicks, macro and micro views of the market
so the structure and graphics “tell the areas of opportunities and concerns – which influenced the platform.
story” of each market and location. Peter are revealed. From absorption to Working together in this way, we’re
and Steve are terrific to work with and occupancy levels, all the portfolio able to create cultures of innovation at
have always provided us with the overall essentials are provided, saving every turn – that type of spirit is what
vision and goals for the dashboard. everyone time. made this project so special.

10 The Occupier Edge

Top: Peter Barnett (left) and
Jeff Green (right).

Below: PwC Hallandale Beach

Experience Center.

What types of
decisions will this
dashboard ultimately
help PwC make?
Peter: This dashboard will continue
to enhance the speed and efficiency
at which we want to make decisions
going forward. Leveraging our
own PwC business intelligence,
we know when we need to extend
a lease, terminate a lease or even
relocate based on how occupancy
is changing and how growth for
each business is evolving. When
we couple that ability to forecast
into the future with information
that Cushman & Wakefield provides What’s the future look like for this
around a market’s landscape, we’ll
be able to access much more than
dashboard and BI overall?
local market conditions. For instance,
if PwC needs to terminate a lease
Jeff: This dashboard not only Steve: PwC has a long history developing
and move offices, this dashboard
provides PwC with smarter data innovative tools in-house – we pride
provides other pieces of the puzzle,
in real time that they can turn into ourselves on being a data and BI pioneer.
including market trends, what local
actionable insights, but it’s providing However, when it came to real estate data,
brokers can provide, major players in
Cushman & Wakefield with a “voice we saw the value in not trying to do it all
the market and even transportation/
of the client” intelligence. Through ourselves, but to thoughtfully collaborate
transit updates that could impact
this process, we’re able to enhance on a solution instead. This is just the first
how people get around. Having this
our data and BI strategy by building step with this tool. As we learn more
type of information readily available
upon and continually revisiting and refine the process, I anticipate many
in a digestible format is going to be
data sources and considering the exciting uses of this tool going forward. At
a major advantage for our Strategy
user experience. For Cushman & the end of the day, if data is not harnessed
Wakefield, BI is a business advantage. correctly, it can be debilitating and even
exhausting. If harnessed correctly, it can
open a world of possibilities – and we can’t
wait to explore them.



$ #2
The cost of locating

in Hong Kong
Hong Kong is the world’s London dropped to second
most expensive office place, but at $22,665 per
location workstation remained twice as

expensive as Paris or Frankfurt

in Toronto

& 1.5% in Madrid

Working patterns and the Average annual cost per
rise of technology are likely workstation rose by 1.5%
to disrupt future rankings globally in the last 12 months
in Mumbai

12 The Occupier Edge

Office Space across the World surveys occupancy costs across 215 office markets in 58 countries
worldwide. Using data collected from our extensive network of local Cushman & Wakefield
offices, we rank occupancy costs per workstation for prime office space globally. Readers can
model total occupancy costs and compare cities on our Occupier Metrics toolkit.

Read the full report: https://cushmanwakefield.turtl.co/story/osatw

Limited availability and strong demand There are discernible trends affecting
from mainland Chinese corporations the ranking of office markets. The
pushed Hong Kong costs up 5.5% to phenomenal growth of the technology
$27,431. In contrast, costs in London have sector has spawned a new generation of
fallen 19% since 2016 – largely as a result firms less wedded to traditional global
of currency depreciation – to an average power cities than banks and financial
of $22,665 per workstation per annum. institutions. Technology also enables
Paris, also in the top 10 albeit nearly half employees with a laptop and internet
the cost of London, saw costs fall too. connection to work anywhere, changing
the corporate landscape as central office
Escalating rents have driven a growing buildings increasingly assume a different
number of multinational corporations role in fostering collaboration.
to decentralize to lower cost areas. As a
comparison, for the same As workstation costs
Hong Kong and cost of accommodating rise, it’s crucial that
100 staff in a Hong By 2025, more employers get the most
London are by far the Kong office, 300 can than 45% of out of their workforce
most expensive office be accommodated in Fortune Global by providing work
environments to help
markets in which Toronto, 500 in Madrid,
500 companies are attract and retain
and 900 in Mumbai.
to accommodate expected to come the best talent in a
staff, but secondary At a global level, the from the emerging globally competitive
markets compared marketplace. There’s
cities are beginning average annual cost per
a tipping point when
workstation rose by 1.5% to just 5% in 1990.
to compete in the over the last 12 months. density is too high,
digital age in ways This was driven by the or the amount of
collaborative space
not possible during Americas where costs
is too low. Both can be a hindrance
increased by 4.2%, and Asia Pacific, where
the industrial they rose by 3.4%. EMEA posted a fall of to people getting their work done.
age. Beneath the 1.3%. Currency fluctuations have produced As competition heightens between
some of the biggest changes in rankings. spaces and cities, consideration of user
established global For companies looking at their local costs, experience and employee well-being is
contenders, the likes this factor will exercise them more than imperative.

of Stockholm, Austin, property markets over the next year.

In the longer term, we expect there will
and Seoul moved up Along with rising occupancy costs, also be some rebalancing of occupancy
our cost rankings. workplace density – the number of
costs across the world as talent and
business orientate towards emerging
Austin, which rose to workers within a given space – also
increased at a global level in 2017.
21 on our list, is still Employers, especially in traditional “power
40% cheaper than cities” like New York, London, Tokyo,
Silicon Valley and has and Hong Kong, want to be as efficient
as possible to accommodate rising
become a tech hub in workplace populations and get the best
Associate Director
Workplace Insight, EMEA
its own right. value from increased occupancy costs. sophy.moffat@cushwake.com


Generation Z is here

Totaling nearly two billion people globally, Gen Z doesn’t just

represent the future, they’re creating it.

As the oldest among them head into college and start their
careers, we’re beginning to see trends emerge.


JJ They were born into a world impacted by terrorism,

the global recession, and climate change – which has
shaped the way they think.

JJ They see digital as a tool to connect with others.

JJ They have “anything is possible” mentality.

JJ They’ve grown up turning to YouTube and the internet

to source answers.

JJ They will work hard to achieve their ambitions.

How is Gen Z different than previous generations?

While Gen Z is comprised of today’s children and teenagers,

within a decade they will comprise almost one in five
workers, with many working in jobs that don’t even exist TONY KARAFILOVSKI
today. It’s important companies start recognizing their Learning & Development Consultant
defining attributes now, so that they can start planning tony.karafilovski@eur.cushwake.com
for this tech-savvy generation in the near future. After all,
considering everything that has happened on the political and
technological fronts already in their brief lifetimes, Gen Z is
Transaction Management
shaping up to be a very different generation from the previous Platform Director
generations. katie.mcfarland@cushwake.com

14 The Occupier Edge

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ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä
ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä
ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä ä

Millennials tend to be more collaborative and
teamwork oriented; Gen Z is more entrepreneurial
and want to be judged by their own merits rather
than those of their team.

Millennials also display a love for ambiguity and

choice in work style and workplace, while Gen Z
requires more structure and predictability in the



Clearly these are all just generalizations and it’s

important to remember that every individual is
unique, yet all of these data points factor into how
companies should be planning the workplace of the

Cross-generational learning
While there are important differences between
generations, it’s important to note these differences
can also be complementary – providing significant
opportunities to learn from each other. Staffing
agency Robert Half recently asked companies where
the biggest differences (and therefore opportunities
for learning) lay between generations in the
workplace. 30% said “communication skills,” 26%
said “adapting to change,” 23% said “technical skills,”
14% said “cross-departmental collaboration,” and 7%
noted “no differences.” To combat these differences,
Robert Half suggests encouraging more collaboration
across generations, facilitating more mentoring,
and sharing knowledge and best practices across

Still early in the game

Raised in a fully technological world, Generation
Z will be an interesting generation to watch
develop. Although we’re still fairly early in the
game – considering the oldest of this generation
are just entering the workforce – we do know that
technology, independence and hard work are
paramount to these employees and with technology
at their fingertips, “anything is possible.”

The reality is Gen Z is coming and it’s coming fast.

Having a basic understanding of “who they are” and
“what motivates them” will go a long way towards
building out the ideal workplace of the future – a
workplace that appeals across all generations.


Seven ways companies will attract the next


It’s never too early to start planning for the future of

work. Taking what we’ve learned – and what we’re still
learning – companies should consider the following:

Speak to Gen Z’s independent/entrepreneurial
nature: A full 72% of Gen Z high school students
say that they want to start a business. This can
be tied back to their independence and desire
for financial success. Being highly motivated and
willing to work hard to achieve their dreams, these
budding entrepreneurs can make great employees.

Provide opportunities for learning and growth:
Gen Z is ambitious and eager to advance in their
careers. Higher education and training courses are
more important to them than flexible schedules
and open work environments.

Communicate face-to-face: Your millennial
employees may prefer to communicate over email,
but Generation Z likes to talk face-to-face. In fact,
53% of Generation Z said they prefer in-person
discussion over instant messaging or email.

Reevaluate your workplace design: If more
Gen Z craves face time, what will that mean for
your workplace design? Will the “working from
home” pendulum swing back the other way?
This should be kept in mind when designing your
future workspace so that you can accommodate

Cater to their desires/needs: Gen Z expects the
workplace to conform to their desires and needs.
They are similar to millennials – and even boomers
– in this way. It’s not uncommon for companies to
provide certain amenities or host special events
with the employees in mind.

Build a tech-centered workplace: According to
David Stillman, a Gen Z expert, 90.6% of Gen Z
said “a company’s technological sophistication
would impact their decision to work there.” A
workplace that relies on old technology simply
won’t cut it. If you want to attract young, bright
employees, you’ll need to continuously upgrade
your technology.

Motivate them with money: While making a
difference is of the utmost importance to Gen Z,
they are also motivated by money. This generation
wants to win, they want to succeed, they want to
make money, and they want to have the best tools
at their disposal.

16 The Occupier Edge


Companies today are responsible for
solving an unprecedented challenge: GENERATION X GENERATION Y GENERATION Z
up to five generations working

side-by-side in their workplace. 1961-1980 1981-1995 Born after 1995
Each generation brings its own life
stage, communication preferences,
priorities, and more. Ronald Reagan Internet Tablets, smartphones

Defining events
Fall of the Berlin Wall Social media Economic downturn
aka Generation Y
Baby Boomers

Recession, oil shocks Portable computing Global warming

Generation X

Generation Z

Latch-key kids 9/11 Social media


Invasion of Iraq Sandy Hook

Self-reliant Confident Order and structure

Defining attributes
born 1945 to 1960

born 1961 to 1980

born 1945 & prior

born 1981 to 1995

Skeptical Tolerant Strong work ethic

born after 1995

Motivated by money They want it NOW Independent

Crave security Social connection Entrepreneurial

is key
Work/life balance
is key

The three key trends that have had


the most impact on generations

are parenting, technology, and Mobile phone Online search engines Tablet, smart phone,
economics. For instance, many and email and social media visual social media
Gen Z folks grew up in the Great
Recession where they experienced
their family and parents losing
their jobs. The struggles they faced Motivated by Enjoy seamless Motivated by money
caused them to value money more money and career mash up of work
and personal life May value practical
and to work more independently.
Work behaviors

Less concerned career choices

with social causes Feel job should
Although companies can’t meet contribute to Less developed
every individual’s needs when it greater good face-to-face skills
comes to the workplace, each
Leaders in online
organization's training and collaboration
development should evolve in line
with the growing needs of the Susceptible to
different generations. In order to
manage expectations, managers
should be up to speed on the

various generations and their

Work-life Freedom and Security and
accompanying workplace behaviors balance flexibility stability
and preferences. To ensure a well
rounded and informed approach,
Cushman & Wakefield is including
XYZ Learning in its internal Manager Comfortable with At ease with an Will favor a clear layout
Academy syllabus. traditional workplace open, unstructured with visual access

workspace with high

From defining attributes to Accepts and uses new degree of choice and Need spaces for
workspace ideas with flexibility heads down work and
technology to workspace preferences, practical application blended online/face-to-
the chart on the right details how face collaboration
the last three generations match up.


At the
forefront of
our clients’

e recently sat down with Steve Quick,

Chief Executive, GOS, and Richard
Middleton, Global Head of Strategy,
GOS, to talk about the group’s momentum, high-
level strategy and how they are staying on top of
occupier trends in order to position the business for
success. From harnessing robust proprietary data
to leveraging the Internet of Things, the group takes
great pride in staying at the forefront of its clients’
ever-changing needs.

18 The Occupier Edge

Steve Quick


Richard Middleton


You mention
that technology
plays a major part
in your overall
strategy. Tell us
how PropTech is
revolutionizing the
Steve: There’s no doubt about it –
when it comes to technology, the
future is now. And PropTech, also
referred to as real estate technology,
is here to stay. From organizing and
extracting data from long documents
to utilizing robots to enabling smart
technology for smart buildings,
PropTech is changing the way we are
approaching commercial real estate
– for the good. Trends within the
PropTech umbrella that we are on top
of include Virtual Reality, the Internet
Can you tell us about GOS’ high-level of Things, drones, and advanced
strategy for 2018? Geolocation mapping technologies
among other things. These smart
technologies are already having a real
Steve: Our overall goal is to become Richard: As part of our strategy, we impact on our clients’ bottom lines
the industry’s best transactions and globalized select services to provide and we can’t wait to see how it all
portfolio strategy provider. In other consistency and accuracy across the continues to play out in the future.
words, we want to help our clients make board. This allows us to better visualize
the best possible decisions about their holistic data and provide better insights At the end of the day, PropTech has
portfolios so that they can achieve the into market dynamics, providing our revolutionized the commercial real
best possible results. In order to do clients with the type of game-changing estate industry by helping us design,
this, we need to stay on top of – and information that will help them achieve build, lease, manage and operate our
be implementing where and whenever their greater portfolio ambitions. properties faster and more efficiently
possible – cutting-edge occupier trends than ever before.
such as artificial intelligence, smart
building tactics, big data analytics,
and technology advancements such as
PropTech and the Internet of Things.

We fully realize and acknowledge that

technology is a continuum and we need
to embrace its evolution in order to
sustain efficiencies and ongoing growth
for our clients. If we can do it better and
faster, we should and we will.

20 The Occupier Edge

Talk about the current state of
facilities management (FM) and how Why do you think
Cushman & Wakefield is positioning itself GOS will continue
within this space. to thrive going
Richard: Historically, the FM space has been about managing clients’ costs on their forward?
behalf, maintaining equipment, and managing contractors. But in recent years,
it’s become increasingly apparent that: Steve: When we brought our legacy
firms together to become the Cushman
& Wakefield we know today, the goal
was to build a much better real estate
company. Many different people
1 2 3 with different experiences coming
together from different companies have
provided us with a unique perspective.
We can harness our talent and take
Clients are looking The Internet of Things Leveraging the right
action quickly to benefit our clients and
for the employee (IoT) is changing how partners under the right
enhance their experience. At the end of
experience. FM has we provide FM on a circumstances provides
the day, we truly believe our strategy
evolved from cost and day to day basis. With multiple benefits. We
validates our overall vision.
uptime to focusing the introduction of 5G are self-delivering FM
on the employee and the advancement in geographies where
experience, employee of sensors, the IoT has we can add real value
journey, and customer become more cost for our clients and we
journey. The “experience” effective and possible. are deliberately utilizing
is that extra ingredient We are currently strategic relationships
that we are focused leveraging a partnership in certain parts of the
more on now. Our with technology firm world where we can’t.
“Experience per Square MCS Solutions to make
Foot” model provides IoT a reality.
the perfect example of
how we are proactively
responding to this trend. What’s GOS’ next
Richard: Going forward, we need to
take advantage of the momentum
we’ve built, further our differentiation,
and advance our strategic vision.
We also need to continue to look at
different industries outside of real
estate for inspiration – whether it’s
science, technology or even healthcare.

Steve: Our clients deserve the very

best intelligence, tools, and solutions
the industry has to offer and we are
confident we have the right mix of
talent in place to give them everything
they need. 2018 is shaping up to be
a game-changing year for us and we
can’t wait to make our next move.

Autonomous vehicles:

navigating the journey,

the destination, and
the impact
Rapid urbanization combined AVs are not necessarily “driverless” as some vehicles may self-navigate only in certain
with increasing demand for environments or certain circumstances and may still occasionally require human drivers.
goods and people to be moved Nevertheless, the case for increasing the amount of driving tasks that can be automated
in mass and at speed means that is based on potential to minimize human error, which is responsible for more than 90% of
mobility matters more than ever. vehicle crashes.
Logistics companies, mobility
platforms, and vehicle Original The table below summarizes the Society Automobile Engineers (SAE) International
Equipment Manufacturers standard definition of automation levels. Each level refers to the degree to which driving
(OEMs) are competing to lead tasks can be automated, and in which environments.
the way, and have invested some
$80 billion globally in Connected The impact that AVs will have on CRE depends not just on advances in levels of
Autonomous Vehicles (CAVs). automation, but the operating models of vehicles. For example, non-connected AVs may
have less of an impact on car ownership that CAVs, as the latter supports ridesharing and
However, the fast pace of change the deployment of self-driving fleets.
and wide range of trends driving
investment in AV technology
means identifying some short-
Level Description Examples and Scenarios
term priorities to ensure the
sector can meet the changing 0 Human required for all tasks and must monitor
Majority of existing cars
expectations of occupiers, No automation road at all time
developers, landlords, and 1 Computer assistance for either steering or
regulators. Driver speed control. Human work and monitoring Jaguar off-road cruise control
assistance essential
Defining Autonomous Tesla Autopilot or Mercedes Distronic Plus
2 Steering and speed controlled by Advanced
Vehicles Partial Driver Assistance System in defined use
Includes adaptive cruise control, lane-
keeping assist and automatic emergency
automation cases. Human monitoring essential at all times
AV technology, while developing
rapidly, is still largely in the Tesla Autopilot, including the remote
prototype or testing stage. “Automated Driving Systems,” with vehicle parking function
This is particularly true for monitoring environment to make decisions.
Human control available to intervene, for Volvo is aiming for full autonomy on
those technologies required for automation
example, in adverse weather conditions motorway by 2021 using autopilot option on
vehicles to be truly “driverless.” a premium vehicle
Unexpected benefits or
disadvantages are likely, some Ford aims to deliver fleets of geofenced
All safety-critical driving functions are
Level 4 AVs for commercial ridesharing by
of which may not be realized automated within Operation Design Domain
4 2021
until AVs reach high market (ODD). This technology is applicable to
High automation
driverless shuttles operating in private or
penetration. managed environments such as worksites
Toyota expects Level 4 vehicles to operate
within specific areas in the next decade

5 A vehicle requires no driver either for tasks or Bosch and Daimler are aiming for Level 4
Full Automation monitoring environment, in any domain and 5 by 2020

22 The Occupier Edge

When it comes to real CAVs could theoretically prompt
RETHINKING estate and property the reappraisal of the time factor

valuation, location is key. in commuting, meaning that the

Whether it is proximity value of location and proximity
to natural resources, to the city center is potentially
similar firms, or simply the right kind of people, occupiers and adjusted. It has been argued that
investors are willing to pay more for a property located where this reappraisal of the trade off
they want to be. Connectivity to transport is no exception – between location and mobility
whether this be an airport, mass transit, or a road network. not only makes suburban living
relatively more attractive, but
If widespread CAV use makes commuting either more could eventually reduce the
productive, attractive or simply cheaper, the relative importance of travel time as
importance of distance reduces, and that of other locational a limiting variable in urban
factors like amenities or built environment design increases. planning. (Maurer, 2016)

Assessing the
RETAIL impact of AVs
on current retail
locations requires understanding – not
just shifts in customer behavior and
perceptions of convenience, but existing
changes to retail, including the rise of
online shopping, and the experience

yy An improved and more accessible

driving experience is likely to extend
catchment areas. This is based on a
willingness of people to travel further,
and the provision of enhanced
mobility for those previously unable
to drive, including the disabled and
the elderly.
yy A lower cost of driving and parking
may mean the reappraisal of the
relative benefits of retail locations.
The benefits of improved accessibility,
potentially reduced congestion,
and decoupling parking from retail
City cores with high levels of core, either in the form of ridesharing or locations could benefit centrally
connectivity and public transport driverless shuttle buses. OEMs and ride located shopping destinations.
provision are less likely to see AVs have hailing companies are already making yy A reduction in the number of
a transformational impact on CRE. The major investments into on-demand, visitors parking onsite is likely to
sheer scale and density of people that autonomous and electric vehicles. lead to a reduction in the amount
need moving within urban cores means General Motors announced a $500 of parking required. This freeing up
CAVs are unlikely to replace mass million investment in the ride service of land could offer opportunities
transit. This is particularly the case in Lyft, with the aim of building a new for landlords to diversify land use
cities like London, where population generation of autonomous taxis. Ford onsite. An example for this would
growth and high- has invested $1 billion in be providing additional amenities
density development
puts pressure on CITY CORES Argo AI to create a fully
autonomous vehicle for
or selling land for residential
existing road space. use in predefined areas yy If online retail can harness new AV
Similarly, CBDs will continue to enjoy by 2021. Daimler has a deal with Uber to technology, the economics of home
a locational premium based on their roll out their self-driving vehicles as part delivery may improve sufficiently to
density of amenities, skilled people, and of the platform, with Uber also investing meet demand for online deliveries.
economic activity. in 24,000 AV-ready vehicles from Volvo. Thus, the positive impact of AVs on
The axiom that the world’s largest taxi retail locations will be tempered by
However, CAVs will become part of the company owns no vehicles is no longer the increasing popularity of online
range of transport available in a city quite true! retail.


LOGISTICS The use of automation in

warehouse environments is not
new – many companies use
software applications for sorting or restocking goods. In contrast,
current limits to dexterity of hardware (i.e., robots) and their high
cost, in comparison to human labor, means such technology is not
yet widespread and is primarily limited to assisting workers.

However, there are reasons to suggest AVs will play an important

role in logistics within the next five to 10 years. Urban logistics is
expensive – 50% or more of total supply chain costs in Europe
– meaning that manufacturers, retailers, and third party logistics
companies are looking to technology to improve efficiencies and
reduce costs. Investment by logistics companies in AV may also
be prompted by changes to employment legislation, which could
make existing courier systems less flexible and more expensive.
City targets to reduce congestion could also mean a push for new

A large proportion of logistics vehicles spend much of their time

operating in more predictable environments, or “operation design
domains,” to use the SAE terminology. This makes partial and
conditional automation of freight vehicles relatively achievable,
and indeed desirable, given the expected benefits of automated
breaking, lane changing and cruise control on safety and fuel
efficiency. Growing demand for online deliveries, in terms of scale,
product lines, and customer services, means that companies are
looking to innovative solutions to meet real estate and delivery
infrastructure needs. One option is for delivery companies to invest
in fleets of CAVs to replace delivery vans. This has the advantage
of reducing labor costs and operating beyond the restrictions of
working hours. Without a delivery worker on board, the proposed
scenario is that these CAVs essentially operate as a set of lockers
on wheels, allowing the customer to retrieve their goods by
entering a code. As with passenger carrying CAVs, it is feasible
that such systems could operate within geographically defined
areas within the next five years. However, the question of exactly
how customers retrieve goods and whether a human worker is
required for customer services purposes will need to be resolved if
labor-saving benefits are to be fulfilled.

A reduction in carparking Predictions as to the exact reduction of parking spaces are difficult, as it

PARKING spaces is not necessarily

contingent on the
depends on locations, AV usage, and end-user needs. The fate of existing
carparks will depend primarily on ownership, design, management, and
deployment of AVs, but land values. For example, it is feasible that publicly owned carparks
could be prompted by improved connectivity, expansion of (for example those held by TfL) are ringfenced for the development of
Mobility as a Service, or a commitment to a “car park free” housing, with set quotas of affordable housing. Such a model has already
vision, or simply the ability to get better value from land. been proposed by the New York Regional Planning Agency.

Carparks may be sold or redeveloped for retail, office, Research suggests that a near complete removal of parking spaces
or even logistics space – often depending on land values and road space simplification within a new development would gain an
and the initial design of the car park. In 2017, Westfield estimated 15-20% additional developable area. A reduction in parking
Europe submitted plans to convert an entire floor of the is also likely to be viewed positively by planning authorities and could
car park at Westfield Stratford City to retail use based on become a branding or sales point for new developments as “AV only”
exceptional demand from retailers for additional space. zones.

24 The Occupier Edge

Uncertainty around the impact of AVs on driving
behavior and parking needs leaves cities and
developers with a range of options. The challenge
for the CRE sector is to view advances in CAV
technology in the broader context of changes to
urban density, end-user behavior, and mobility
solutions. For some, this may mean simply
monitoring the social, technological, economic,
One of the more eye-catching innovations is the use of drones for
environmental, and political landscape to ensure
delivering goods. While there are clear advantages in terms of avoiding
decisions around design, location, and accessibility
traffic and being able to deliver within specified time slots, the scalability
can adapt to trends. One is to design carparks with
of drones for delivery has been questioned. Drone delivery is unlikely
to have a major impact on the built environment as their use is likely to
adaptability built in, including lightwells, and other
remain a niche solution in urban areas. However, drone use in surveying, floors.
construction, management, and marketing is on the rise, particularly in the
U.S., where one in five drone exemptions has been for real estate purposes. For others in the CRE sector, a response to AVs
may be shaped around a long-term vision for
One means of avoiding the challenges of concerns around safety is to the sustainability of a development, using AV
deploy drones that operate on the ground – droids. These are small pods technology to achieve specific goals around
that operate on pavements, and can carry up to 15kg. London-based congestion, on-demand transport services, and
company Starship Technologies has carried out 60,000 miles of deliveries public realm management. While it takes courage
across 100 cities in a range of countries, partnering with companies for developments to go parking free, planning
such as Just Eat with a focus on decreasing the cost and increasing the and investment in alternative options, including
efficiency of on-demand last-mile delivery. However, the limited pavement ridesharing credits and drop-off points, and working
space for these AVs means scalability is a challenge, and reduction in with a range of transport providers, may give end-
congestion is unlikely, particularly if the solution is compared to the users confidence in a parking free vision. Finally,
relative fast pace and low cost of bicycle couriers. Delivery giant UPS landowners must decide what they want to do with
began trialling an electric-powered bike trailer in London in 2017, allowing surplus parking, and planning authorities will need
couriers to carry up to 200kg of parcels. to decide how much to intervene with the market.

The message for the sector as a whole is that

while advances in AV technology are not to be
ignored, decisions around investment, design, and
management should place people before vehicle,
regardless of who is behind the wheel.

Insight Associate
Research & Insight

Head of Global Occupier
Services, EMEA



Cultural attachment to vehicle Reduction in car ownership,

ownership. particularly in younger age groups.

Concerns around security threats Densification of urban core.

and algorithmic morality.
Consumer expectations for on-
demand travel and delivery.


Lack of ubiquitous internet. Increase in internet coverage.

Technological limitations to full AV, for Data storage and processing.

example, in adverse weather conditions.
Battery and charging technology.


R&D budgets impacted by economic policy

(ie., tax breaks), market conditions (especially
for business R&D) and macro-economic trends
(both private and public R&D).


Concern that AVs may detract from Commitments by national and regional
investment in, and benefits of, active governments to reducing air pollution and
and public transport. congestion, or to reduce car ownership or car
use within certain parts of a city.
Question as to extent to which AVs will
reduce congestion, especially in city Emphasis on air quality and public realm in
center if vehicle numbers not managed. terms of well-being and competitiveness.


Negative performance in trials or in roll-out may lead Safety performance of AVs during trials and early
to legislation restricting use. roll-out will be pivotal. Major increase in safety
could prompt regulation phasing out cars without
Differences between national and regional legislation. AV capacity. This follows legislation for increased
automation of driving to improve road safety.
Resistance to technologies that may impact labor
market such as the automation of goods vehicles or Government funding and support for R&D and AV
that may be seen to restrict the freedom of motorists. trials.

26 The Occupier Edge

Real world data
center optimization
Does your business need a cloud or a data center?

SCOTT OFFERMANN From the perspective of C-suite executives,

Managing Director how does the company assess its current
Global Occupier Services facilities and future technology trends?
Data may reside in the cloud, but servers
exist in the real world, and protecting
GREG SHERWOOD them requires critical real-world solutions.
Managing Director It’s more important than ever to revisit or
Integrated Facility Management
Global Occupier Services, Canada establish your organization’s data center
greg.sherwood@cushwake.com strategy. Focusing on the optimization
of your data center and development lab
infrastructure will reduce the operating cost
and potentially free up much-needed office
space for growth and expansion.

To create a data center strategy, corporate

real estate (CRE) professionals must know
the current production data center status as
well as the research & development labs in
operation. This includes all production sites
such as stand-alone data centers, purpose-
built areas within occupied buildings,
existing backup centers, and co-locations.


From purpose-built to often require “pop-up” data At the same time, business
co-locations: CRE confronts centers within office space, development applications
challenges in critical which can bring additional with aggressive speed-
environments complications. In many cases, to-market goals fuel the

On-premise data centers and

R&D data and output are With the proliferation of server farms
in the office space. These
critical environments are a fact
critical to business success,
and it falls to CRE executives
increased “pop-up” on-site pseudo data
of life for corporate real estate
to create and manage these efficiency of centers and development
professionals and executives.
Protecting the integrity and
critical environments. Office servers, data labs often appear overnight in
conference rooms, IDF closets,
uptime of data is as critical environments are built to a
processing and even cubicles.
different standard with a focus
to business success as any
on human comfort. Using office expansion
other facility management
priority. The best way to help space for server load presents is occurring It is this ever-changing
landscape of the corporate
ensure the success of these many maintenance issues that using the same data center and the
increase operating costs. It’s also
initiatives is to address the
vital to understand the flow of
footprint management of digital
challenges and manage the information that requires
risks that might otherwise data and the requirements for IT and power every organization to have a
go unnoticed. That means interconnectivity to validate the consumption. structured data center plan
understanding the business need for servers to be located
within a certain proximity.
The resulting that focuses on optimization.
case for the data center, The plan needs to incorporate
helping executives rationalize underutilization the stand-alone data center,
their decisions, and making As technology improves, of data centers co-locations, data centers
sure budgets account for increased capacity and
creates within office space and the
higher operating costs and risk computing power contribute to management of “pop-up”
mitigation strategies. Research underutilization of data centers optimization data center created out of
and development operations that were built several years ago. opportunities. modified space.

28 The Occupier Edge

When developing the plan, the Another significant Additionally, any strategy
machine load is only the first consideration when needs to include managing the
Enterprise data
part of the consideration. A deciding on data center pop-up customer requests that
center construction
review of the existing portfolio strategy is manpower. Does can arise seemingly overnight.
continues, despite
is also required. This includes your organization have
move to co-location
data centers that are currently the appropriate technical The optimization of data
and cloud
in operation and also the manpower to support the centers ensures reduced costs
space available within the data data center? This includes the and the creation of a data
center. Unoccupied space can IT and data center engineers center strategy ensures the
provide the necessary area and also the building engineer ability to respond to ever-
for expansion, but to make support. Change management, changing business needs.
this work, it’s essential to maintenance standards and Collaborating early on with
understand the organization’s procedures, and the appropriate your advisor in IT, operations,

expansion plans, including security are some of the major and real estate to drive the
headcount. processes and procedures to assessment stages of the
consider. optimization strategy can
Tackling resources & mitigate financial, security,
of enterprises have
security regulations Security, data breaches, and design, and infrastructures
increased the use of
corporate image are also co-location or cloud risks. The decision where data
Many resources have been significant influences on the data centers in the center and development space
put into the construction and location, management, and past three years
should go is specific to each
management of corporate office access to the data center. While organization; there is no one-
space. To make this space into co-locations can be cost- size-fits-all solution.
data center areas may not be effective and flexible, they are a
the best use of expensive real shared space. Without specific
estate. When the pop-up data
requirements incorporated into Understanding your
center appears in the occupied
space, it can be difficult for
the lease, you cannot guarantee organization’s IT
corporate facility managers
restricted access to the servers.
Emerging regulations, risk
requirements today
to manage them efficiently.
management requirements, and in the future,

These unplanned areas create a
significant strain on the facilities
and customer perceptions may
require a dedicated space. With
enables your CRE
teams. The time and resources
required to ensure availability
this information, an evaluation team to optimize
are split, since their primary
can be conducted to determine
what the requirement for data
have completed or
started data center
data center strategy,
responsibility is to create and
centers will be and then the
new construction
or major renovation
using the best
maintain quality workplaces
for people. In addition, the
optimization can begin. during that time possible combination
operation of these spaces
A commitment to finding
of co-location,
usually results in adjacent
occupant complaints due to the optimal strategy purpose-built, and
noise, loss of space, and comfort. In today’s quickly changing pop-up data centers.
business world, the need Addressing these
for data centers is not only
increasing, but it is ever needs proactively
ensures that your
changing. With the options of
The benefits of moving co-locations, purpose-built data
to purpose-built or centers, and pop-up data center company’s data
co-location data space available, it is challenging
are currently
is protected and
centers include freeing to create a data center
up much-needed office strategy for an organization
construction or
treated with the
space, especially for that can handle the current major renovation same level of
companies that are computing load and takes
into consideration the future
importance as that
downsizing their data
center load.
requirements. Source: Building Operating
Management Survey
other critical asset –
its employees.


driving facilities


Every day we hear about how Alignment of Internet of Things (IoT) Machine learning is already successfully
technology is disrupting industries data with traditional real estate portfolio combined with IoT toward making sense
and changing the status quo. Consider optimization objectives such as of all of the data. Eventually, machine
how Uber and Lyft have challenged maximizing occupancy, reducing energy learning will advance to the point where
taxis and delivery services. Square consumption, and increasing uptime of it not only can predict but take action,
has changed the game for credit critical assets will become paramount. such as ordering a replacement part
card payments. Airbnb reframes how The other important facet of developing or scheduling a co-working space in
people experience a new city and has a comprehensive IoT strategy will be advance of running out of conference
challenged traditional hoteliers to stay to enhance the occupant experience room space.
relevant. Across telecommunications, where systems communicate with one
media, publishing, retail, education, and another to respond to their needs. For
beyond, disruption and innovation are example, reserving a parking space and
pushing change. desk when you are on your way to the
office, sending an elevator down when
The built world is also benefitting from you arrive, turning the lights on, and
digital transformation and technology adjusting temperature to your liking.
advancements. From smart buildings
to robotics, technology is changing the
way the facilities industry maintains the
places in which the world works, learns, In our quest to make facility operations safer
and lives. There are five technology and more efficient, Cushman & Wakefield’s
trends that will continue to influence
these changes in commercial real
Global Occupier Services and C&W Services
estate facilities management in 2018 teams are embracing innovation early, so we
and beyond: are positioned to move with change, rather
than react to it.

30 The Occupier Edge


Drones are already in use for building Maintenance programs will continue Meaningful blockchain applications for
health assessments, such as aerial to be supplemented by computer- commercial real estate will emerge in
roof and parking lot inspections, generated perceptual information that such areas as contract management /
grounds keeping and security sweeps. enables engineers to see equipment and smart contracts, supply chain, and real
Fully autonomous drones (aerial and spaces in 3D details with instructions estate transactions. The merging of IoT,
terrestrial) will begin to take a foothold on completing repairs. Combined with blockchain, and AI will create the trifecta
in commercial spaces and be utilized sensor data (IoT), augmented reality of collecting data from many sensors
for indoor security, mail delivery, floor can significantly reduce repair times (IoT), cleanly gathering and distributing
cleaning, window washing, janitorial and allow multiple experts to virtually the data (blockchain), and analyzing the
quality checks, and even employee diagnose and troubleshoot the problem. results to focus attention on the right
onboarding. issue and opportunities (AI).


Executive Managing Director Vice President
Integrated Facilities Management Innovation, Solutions & Change
and Project & Development Services C&W Services
colette.temmink@cushwake.com jeff.walters@cwservices.com


Solutions Owner Senior Director of Cleaning
Global Technology Solutions Services, C&W Services
marcio.dacosta@cushwake.com holly.borrego@cwservices.com


Artificial intelligence and self-driving
technologies aren’t just for the highway.
They’re also changing the janitorial
industry by allowing cleaning staff
to focus on the highest-value tasks.
Automated floor cleaning machines CASE STUDY
can be pre-mapped to travel on their
A pilot program of robotic cleaners at
own, independently cleaning spaces
one of the busiest airports in the United
even when those spaces are occupied.
States is showing just how adaptable
Sensors help them skirt obstacles and
the self-driving machines are.
people. And because they’re relatively
quiet, robotic cleaners can be a
“While we’re working with a number of
productive part of a strategy to move
corporations and institutions to bring
cleaning tasks to daylight hours when a
the efficiency of robotics to the mix
building is occupied, which often leads
of cleaning options, the airport is a
to significant energy savings.
particularly exciting client to partner
with,” said Matt Crews, Vice President
Sensors in trash cans and restroom
of Operations for C&W Services. “The
dispensers help direct cleaning staff
robots provide an ideal way to clean
to exactly where they’re needed, when
large terminals and public spaces with
they’re needed. The sensors provide
minimal oversight, and passengers
valuable, real-time data about stocking
enjoy watching the machines in
and refuse levels, delivered straight
to the supervisor’s device. This alert
helps dispatch staff before a trash can
He adds that a similar test at a global
overflows or a dispenser empties.
automobile manufacturer’s call center
was equally positive. “Even in a call
Quality control software replaces
center environment where noise levels
paper-based inspection checklists
are a concern, the robotic cleaners
with a mobile application that can be
ran during full occupancy and were
customized to every location’s precise
very popular,” Matt says. “People were
and customized needs. Users can
gesturing us to come into their areas.
easily generate work orders with photo
Employees like to see that their space is
attachments, making it easier to clearly
being kept clean.”
communicate and solve issues.

Ideal spaces for robotic cleaners have

Over time, the data gathered via all of
large, open, hard floor areas, such as
these technologies shows trends that
manufacturing / industrial, warehouses,
allow labor scheduling to better align
malls and retail space, universities,
to a buildings’ busiest times and places.
airports, schools, etc. The return on
The ability to capture and centralize
investment on using robotic technology
data helps identify common problems
for these kinds of spaces is less than 12
or areas with high needs, and to create
months in sites with more than 100,000
the best cleaning schedules for every
SF of hard floor area.
location and use.

32 The Occupier Edge


Once upon a time, facilities professionals Reduced labor for manual inspections and
kept on top of physical assets by making monitoring, better advance identification
rounds and taking readings. Today, of repair issues, and more efficient
we have systems that continuously generation of readings and analysis mean
monitor equipment and spaces, and most scenarios create a one-year payback
foretell issues. Technologies range from in saved resource costs.
simple sensors that can provide data
on airflow, temperature, and vibration, “For us, the high point is when we
to more sophisticated sensors that can start demonstrating machine learning
“see” changes in multiple spectrums, capabilities to our clients,” said David
“hear” sounds beyond human capability, Auton, Senior Director of Reliability
and even “smell” for parts per billion of Engineering. “Our goal is to take the
chemicals. magic out of condition based monitoring
and then use science to make it as
Pairing sensor technology with an common as an appliance.”
“engineer in a box” or EIB solution, which
uses artificial intelligence and machine
learning language, helps navigate the REMOTE MONITORING
ever-growing data flow available to CASE STUDY
A geographically dispersed real estate
facilities teams. An ISP client has more than 45
portfolio can pose a real challenge when
it comes to preventive maintenance. It networks across the country,
These systems offer many benefits over in sites that have IT and office
can be difficult to get in front of potential
manual inspections. issues when there’s not a maintenance management staff but no O&M
technician on the site. But when systems personnel. As a result, our client
JJ Wireless sensors enable more support critical business processes, uptime often realized issues existed
frequent data collections and allow is critical. Learning about a problem at the only when a room’s equipment
for easy access at any given time (no point of failure is too late. How do you get had failed. They needed to find
waiting or scheduling special visits). the benefits of the expert eyes and ears of a way to monitor condition,
JJ Cloud-based data collection provides a skilled technician, at a site where there power, temperatures, and alarms
real-time, reliable data, often through isn’t one? in real time. As the provider
configurable dashboards for robust of mechanical, electrical, and
waveform and data analysis. One solution is to put your current plumbing (MEP) operations, C&W
JJ Analytics enable semi-continuous systems to work for you. Introduction of Services needed to help find a way
monitoring. Alarms are noted and an APC network management card to a to monitor conditions and help
service can be requested within UPS system allows remote monitoring of prevent connectivity loss at the site
minutes of a vibration anomaly. room temperature, humidity, utility power, level. The solution we presented
JJ Installation is easy and safe. UPS output power, UPS maintenance used network cards that the client’s
needs, and network issues. Monitoring is IT teams could easily install at the
Like people, EIB systems are not all secure and can be performed online, and sites. The cards were put into place
the same. Many systems have limited many systems also allow configurable during network upgrades in remote
learning capabilities. They all take time to notifications. locations, and immediately began
learn the processes they are monitoring, delivering data that helps keep 45
and they all have various types of At about $300 each, the cards are networks in 18 locations online. The
outputs/abilities to communicate. relatively inexpensive, and only require C&W Services team has coached
When considering EIB solutions, take one network drop to monitor the network the on-site office management
into account the logic and learning and to send out alerts and alarms. The team on how to respond to
programming that drives them, and installation is simple enough for an IT temperature alarms, low batteries,
potential limitations in memory capacity, department to execute, and an engineer and other risks that are easily
inputs, and even bandwidth. can perform programming remotely. mitigated once they’re known.

Whether it starts with a C-suite strategy or the insights of front-line

staff helping problem solve on the job, innovative thinking helps
ensure facilities create a positive and lasting impression.


Now trending:
occupier outlooks
shaping real estate
The past two years have been marked GENERATIONAL CHANGES
by noticeable uncertainty. There has Millennials are, like all of us, getting
been unusual political and economic older and they have become the
uncertainty from China to the United largest generation in the workforce.
Kingdom to the United States. Many
more questions have been raised SPACE LAYOUTS
than answered by the ongoing rise of Paying close attention to office
technology developments pertaining to configurations can drive positive
eCommerce, artificial intelligence, and business outcomes while optimizing
autonomous vehicles. Commercial real cost layouts.
estate certainly has not been spared
from this ambiguity. CBD AND THE SUBURBS
The future of the suburbs is bright, it
Corporate tenants are facing many just may look a little bit more like the
challenges as they navigate through urban core.
2018. As global unemployment
nears pre-Great Recession levels, no
challenge is greater than the struggle
to find, attract, and retain a high-
quality workforce. There are three
trends that are impacting how global
corporations think about their real
estate portfolio as a human resources
tool that can assist with talent
recruitment and retention as well as
improve focus, teamwork, learning, and

Chief Economist
Global Head of Research

Vice President, Americas Head of
Occupier Research

34 The Occupier Edge

Millennials, born after 1980, are now the largest
generation in the workforce. Baby Boomers
are beginning to exit into retirement as the
oldest of them are now in their early 70s. A
number of factors – including improved health
and the economic hit of the Great Recession–
have led to Boomers retiring at a slower pace
than generations before them. However, now
that they have been “unseated” as the largest
working cohort, corporate decisions will be
driven more and more by younger generations.

One concerning statistic from Gallup is the

fact that millennials are the least engaged
generation in the workforce. This has potential
impacts on effectiveness and creativity in
the workplace, but also will make it harder to
retain needed talent. Millennials also indicate EMPLOYEE ENGAGEMENT BY GENERATION
higher likelihood of looking for and expecting
to be at a different job in the next year. Engaged Not engaged Actively disengaged

Accordingly, companies already stressed to

fill open positions and find the right talent, 45% 41% 14%
will need to be focused on making their
workplaces the desired location for employees.
33% 48% 19%
According to a Deloitte survey of millennials,
flexible work arrangements have a positive
impact on how employees view themselves, Generation
32% 50% 18%
their role, and their company. For example, X
millennials who currently work in a “highly
flexible” workplace are more than twice as
likely to have positive feelings about their Millenials 29% 55% 16%
organization’s financial performance. These
workers are also considerably more positive
Source: Gallup, Inc.
on their own engagement, productivity, and
personal well-being.
This points to both an opportunity and a PERCEPTIONS
challenge. As work location flexibility increases
– with improved computer and communication Highly flexible Low deployment
technology, as well as the booming growth
82% 81% 80%
of co-working locations – companies must 75%
wrestle with how they “recruit” their own
employees to be in the office. This is so crucial
because in-person interactions are critical for
46% 46%
developing trust, maintaining strong cultures, 42%
and enhancing collaboration. 29%

One way to think about this problem is

Your well- Your Engagement Financial
through the quality and configuration of the being, health & productivity with your work performance of
workplace. happiness your organization

Source: The 2017 Deloitte Millennial Survey




94% 94%


In a search for cost and space efficiency,
office density has increased more than 8%
since its trough in Q3 2009. At the same
time there has been a movement away from TMT Business Industrial Financial Public
“me” space (i.e., large offices) towards a Services Services Sector

dramatic increase in collaborative spaces. In

a study conducted by Cushman & Wakefield, Source: Cushman & Wakefield Research
41% of companies in the financial services,
technology, media, and telecommunications
(TMT) industries have dedicated over a fourth
of their office space to collaborative space. MILLENNIALS ARE MUCH MORE LIKELY TO SEEK
While compressing workers’ personal space, IMPROVEMENT IN THEIR SPACE
increased collaborative space provides the
critical flexibility within the office for different
types of work.
Flexibility is a key need in today’s office
space. While there is a belief that all young
% Difference to All Generations

workers want to be in the busy and buzzy 5%

environment offered by a coffee shop or many
of the newest co-working locations, workers
of all ages want the right type of space for the 0%
various types of work they do.

Accordingly, offices – especially those that

have densified and limited individual offices
– need to offer focus rooms for when privacy
and self-execution are required. However,
there also is a need for substantial conference
room space for large meetings and meetings Rank % Below
of two or three coworkers collaborating
-15% Stillness Space -10.6%
together. This is especially important given
that millennials tend to be less likely than Break Spaces -11.0%
their older colleagues to believe they have Personal Privacy -11.1%
the space they need in their current office.
Space Type We Need -12.6%
According to Cushman & Wakefield’s
workplace consulting product Experience per Ergonomics -13.5%

SFTM, millennials are significantly less satisfied

with access to stillness space and privacy, as
well as space for breaks and communal work Sources: Cushman & Wakefield Research,
space (i.e., “space type we need”). Cushman & Wakefield Workplace Strategy Consulting

36 The Occupier Edge

Much ink has been spilled about how
educated millennials only want to live
and work in the urban core. It is true that
this generation has rented for longer than
previous generations and that many cities
have seen increased development over
the past ten years. This trend is not driven
primarily by an antipathy for the suburbs,
but there are several factors driving young
workers to rent longer in urban or CBD

One is financial. Millennials experienced the

Great Recession very early in their careers
or entered the workforce in its wake. This
suppressed wages for younger workers.
Historically, 25-34 year old workers have
made 93.7% of the average worker. However,
the average wage for this cohort has been
below the historical average for 13 of the past
14 years (excluding 2007). Couple this lower
than normal earning power with historically
high student loan debt and millennials
have had obvious reasons to delay major
purchases, such as buying their first home.

The second factor in delayed movements

to the suburbs by educated millennials is
sociological changes that have delayed the
MILLENNIALS’ INCOMES HAVE RECOVERED AT SLOWER age of marriage, child bearing, and home
RATE THAN OLDER WORKERS creation. According to the U.S. Census
Bureau, in 1976 93% of women and 75% of
men had been married by the time they hit 30
25-34 years old 40-year historical average years old. In 2014, the numbers had dropped
Average income indexed to income of all adults

dramatically to 46% and 32%, respectively.


Millennials, like all of us, continue to age. They

94% are seeing their wages grow, they are paying
down debt. Many of them are getting married,
92% and they are even starting households. In fact,
in 2016 they were the largest group of buyers,
90% accounting for 35% of all home purchases.
And, half of those purchases took place in
88% the suburbs. Only 17% of Millennial home
purchases were in the urban core.
2000 2002 2004 2006 2008 2010 2012 2014 2016 Now, while the suburbs will be the location of
choice for millennials just as it has been for
U.S. student loan debt increased from $240 generations before, the types of environments
billion in 2003 to $1.3 trillion in the middle they are looking for may be very different.
of 2017. That represents a 550% increase.

Source: Cushman & Wakefield Research


Millennials are more focused

on proximity than their older
colleagues. When asked to
rate the importance of specific
attributes in their home
purchase, they place higher
50% Millennials: Location
importance on proximity to of home purchased
work, to friends/family, and to
public transportation. Occupiers 40% 40%
in suburban locations will have
more success attracting talent 30% 30%
(of all ages) when they are
in urbanesque environments
20% 20%
with proximity to high-
quality office space, multiple
transportation options (i.e., 10% 10%
public transportation, greenways,
biking, easy highway access), 0% 0%
and affordable housing.
ion t

om er

om er





to all
ne Silen




Bo Old

Bo ung








Source: National Association of Realtors 2016 Home Buyer and Seller Survey



While the Same relative importance of “all buyers”

suburbs will
be the location parking/garage More importance
to millennials
of choice for
millennials, Close to
the types of
School work
Absolute Importance

Preferred district

environments neighborhood

they are looking

Close to Close to
shopping/leisure family/friends

for may be
very different. Close to public

Millennials are
Shared community

more focused amenities

on proximity Relative Importance Compared to Other Generations

than their older
colleagues. Source: Zillow Group Consumer Housing Trends Report 2017

38 The Occupier Edge



“Bitcoin is Dead — Long Live Bitcoin”

read the headline to a VICE News story in
2014, when the cryptocurrency was worth
about $584. This year, when bitcoin was
trading for $13,997, Bloomberg published
a story entitled “Sorry Bitcoin Fans. Digital
Currency is Still a Dream.” In fact, bitcoin
and cryptocurrencies, in general, have been
declared dead more than 250 times by
financial media over the past five years.

Much of the negative reaction is based on

bitcoin’s rise as a speculative investment
and the idea that no one actually uses it
to buy things. Oppositely, bitcoin can be
used to buy everything from rap albums
to diamonds and there are advantages
of using cryptocurrencies instead of
traditional currencies.

For example, take a real estate transaction

– the efficiency, speed, and security with
which you can close on a property sale
gives cryptocurrency a natural appeal to
real estate investors.

To date, the handful of real estate transfers

using cryptocurrency have been mostly
STEVE QUICK single-family homes, but that is changing.
Chief Executive
In September 2017, a homebuilder
Global Occupier Services
steven.quick@cushwake.com represented by Cushman & Wakefield,
listed an undeveloped multi-family
parcel near San Diego with a preference
for payment via bitcoin or Ethereum.
Executive Vice President
In December 2017, New York-based
Head of Global Operational REALECOIN announced what it claims
Outsourcing is the world’s first real estate fund for
bryan.jacobs@cushwake.com cryptocurrencies.


“In a blockchain transaction, you

can set up a triple-blind verification
process that protects information on
individuals and buildings,” said Kevin
Nolen, a senior associate in Cushman
& Wakefield’s San Diego office with
expertise in cryptocurrency deals. “At
the same time, a corporate tenant using
cryptocurrency can see where the
money is going, whether it’s for opex or
capex, and other key information.” Thus,
blockchain is more transparent than
traditional currencies in situations where
transparency is needed, while retaining
Although gaining momentum, cryptocurrencies confidentiality in other situations, he said.

still face roadblocks. Most governments allow Governments around the world have
cryptocurrency exchanges, but legal and tax treatment had varied responses to the use of

varies as each country decides which transactions fit cryptocurrencies. On one hand, countries
worry about the value of their own fiat
into the larger financial picture. Experts suggest it will currencies once a global alternative
take a year or two to iron out the kinks, but once that is widely available; on the other hand,
a country that bans cryptocurrency
happens, investment sales using cryptocurrency could transactions might be operating at a
become the norm very quickly. competitive disadvantage on the world
stage – not to mention that such bans
are hard to police and could fuel black-
market transactions.
Even if the doomsayers are correct and Verification and record-keeping of
cryptocurrencies fall out of favor, their transactions aren’t done by a person,
As of now, most of the world’s major
underlying blockchain technology will but by the blockchain itself. The result economies allow cryptocurrency
revolutionize the financial world, starting is an extremely efficient method for transactions in some form, and the
with real estate. transferring capital that is completely general direction seems to be greater
secure from a “where’s-the-money-now” acceptance of these transactions
perspective, with information that can over time. Regardless of the fate of
“Disruptive and transformative”
only be accessed by authorized people, bitcoin, however, blockchain is poised
According to a World Economic Forum such as parties to the transaction and to revolutionize capital flows in the real
report, “Blockchain, or distributed ledger government taxing bodies. estate sector.
technology, could soon give rise to a new
era of the internet even more disruptive
and transformative than the current
one. Blockchain's ability to generate
unprecedented opportunities to create
and trade value in society will lead to WITH A CLICK OF A BUTTON. TENANTS WILL BE ABLE
a generational shift in the internet's TO MAKE RENT AND OTHER PAYMENTS AND TRACK THE
evolution, from an internet of information RESULTS AUTOMATICALLY, WITHOUT HUMAN INTERVENTION
to a new generation internet of value.” OR CAPACITY FOR ERROR. THE REAL NEWS ABOUT BITCOIN
So how does it work? A blockchain is
a digitized public ledger for keeping
track of encrypted financial transactions.

40 The Occupier Edge



Blockchain, the technology that supports cryptocurrencies,

offers many advantages over traditional methods for
commercial real estate transactions, including rent
payments and investment sales. Someday soon, everyone
from corporate tenants to institutional investors will benefit
from easier, cheaper, and faster transactions, as blockchain
provides ways to:

Shorten the title verification
and transfer process from
weeks to seconds

Eliminate the need for title
insurance and other costly
closing fees

Maintain anonymity and financial
confidentiality for anyone other
than proper authorities

Cushman & Wakefield

Provide a truly secure method
for paperless transactions, is proud to select
streamlining cross-border
lease, and sale deals Tango as its global
technology partner to
Avoid human error when
processing rent and other
increase consistency
occupancy costs, using automatic
payments and a full audit trail
and productivity
across client projects.

Unlock access to the market for

a range of new capital sources
around the world

Track credit histories and other

relevant information on corporate
and individual participants


Success in developing and maintaining “As companies focus on hiring the best Let’s RAP, then take action
a diverse and inclusive workplace can workers, it’s more important than ever
mean different things in various parts that we include people from every A central focus of diversity in Australia
of the world. As a global company segment of our society. By making involves outreach to Aboriginal
diversity and inclusion a commitment, we people, consisting of Indigenous
with a high-priority commitment to
enhance our workforce by hiring talented Australians and Torres Strait Islanders,
inclusion, Cushman & Wakefield is
people others may have overlooked,” who together comprise about 2.8%
focused on ensuring that opportunities
says James Patterson, Chief Executive of the country’s population. The
in the commercial real estate field are
for Cushman & Wakefield’s Australia and Australian Parliament has a policy
open to everyone. This commitment of Reconciliation which recognizes
New Zealand operations. “But it’s more
can be seen in Australia, where ongoing than that. Focusing on diversity brings historical mistreatment of these
initiatives to include Indigenous new ideas and perspectives to the table, populations and seeks to create unity
Australians and people with disabilities it lifts workplace morale, strengthens and respect between Aboriginal, Torres
have enriched Cushman & Wakefield’s relationships with clients and vendors, Strait Islanders, and non-Indigenous
workforce, community, and client and helps to fulfill our mission to improve Australians.
relations. the communities where we do business.”

42 The Occupier Edge

In recent years, organizations in Australia Be what's next Cushman & Wakefield helped provide
have been encouraged to create their accessibility infrastructure including
own Reconciliation Action Plans (RAPs) Diversity and inclusion policies align wheelchair ramps, accessible viewing
using guidelines from Reconciliation with Cushman & Wakefield’s drive to areas, dedicated drop off and pick up
Australia, a not-for-profit organization “Be What’s Next,” a brand positioning zones for people with limited mobility,
created in 2001. A RAP is designed as adopted by the Australian team to audio descriptions for those with vision
a practical plan for how a company will encourage a non-traditional, forward- impairment, and Auslan interpreters
contribute to reconciliation by building thinking approach to business. With at Vivid events for those with limited
strong relationships between non- that in mind, the firm’s outreach is hearing. Our partnerships enabled
Indigenous and Indigenous Australians. not limited to indigenous people, but members of the community who would
also to people with disabilities. Nearly not have otherwise have been able to
Cushman & Wakefield launched its first
20% of Australians have some form participate in the festival to experience
RAP in November 2017, committing to a
of disability, and among that group the magic of Vivid Sydney.
program of hiring and promotion, vendor
86% experience barriers in self-care,
selection, and community outreach Warning: inclusion initiatives
mobility, communication, schooling,
that furthers the goals of reconciliation.
or employment. Many people with may be habit-forming
“The culture at Cushman & Wakefield
disabilities bring advanced skills and
is all about collaboration and inclusion, Its accessibility leadership in regard to
a strong work ethic to companies that
and that means we wanted a deeper Vivid Sydney 2017 earned Cushman &
open their doors to them.
engagement with the indigenous Wakefield the prestigious Excellence
communities across Australia,” said Award for Contribution to
To tap into this talent
Patterson. Community – Commercial from
pool, Cushman &
Wakefield’s Australian REA Group, a digital media
As part of its outreach, Cushman &
team partners with company specializing in the
Wakefield has partnered with Indigenous
Defense Consortium to identify Jobsupport, a not- Companies property sector. Additionally,

opportunities for attracting Indigenous for-profit organization with a broad The Jobsupport program is a
job placement service managed
Australians to the company. The RAP that helps secure
diversity agenda by Disability Employment
employment for
addresses policies on employment
and procurement sources, as well as people with an are 45% likely Services, an Australian
sponsorship and community engagement intellectual disability. to outperform Government Initiative. Cushman
opportunities, according to Chris So far, the firm has those that don’t. & Wakefield Australia was
awarded GOLD at the 2017
Bonney, Indigenous Relations Advisor hired four employees
through Jobsupport, - McKinsey Annual Real Estate Excellence
at Cushman & Wakefield. “We believe
that creating indigenous employment and Ashley Palm, a Awards (AREA's) in Melbourne,
opportunities will actually make us a Client Relationship Manager in Global Australia and has been recognized
better organization,” he says. Occupier Services, assisted Jobsupport for their efforts in collaborating with
in securing a $350,000 grant to expand Jobsupport to provide opportunities to
An early success has been the hiring of its operations. employees with intellectual impairments,
Melissa Black, an indigenous woman from by securing a $350,000 grant to further
Queensland, as Facilities Coordinator. “I Professionals hired through Jobsupport grow their business operations.
knew this was a place I wanted to be, and handle office support tasks, freeing up
a culture that I wanted to be a part of,” executives and administrative assistants Public and industry recognition can
Black says. to focus on more strategic tasks. “It has be a powerful motivator, but the real
been a wonderful experience,” Palm says. value of engagement in diversity and
“The people we’ve hired bring a spark inclusion centers are the many internal
benefits. Companies, like Cushman &
“Cushman & Wakefield is to our teams. They do their jobs with
Wakefield, that make a commitment
committed to utilizing our passion and diligence, and that boosts
and follow through on it quickly learn
morale across the office. My advice to
strengths to influence positive that improvements in collaboration,
all companies is to do yourself a favor:
change – in our workplace, our employ someone with a disability.”
productivity, and job satisfaction far
business, our supply chain, outweigh the minimal time and effort it
takes to create an inclusive workplace.
and in our communities,” In 2017, Cushman & Wakefield was the
inaugural Accessibility and Inclusion If there’s one thing our Australian team
Patterson says. “The RAP is has learned, it’s that diversity and
Partner to Vivid Sydney, the world’s
the roadmap for that change, largest festival of lights, music, and ideas, inclusion can be habit-forming – once
but the scale of our success which attracted 2.3 million visitors. As you start, the results are so positive that
rests with each of us.” the Accessibility and Inclusion Partner, you’re compelled to do more.
















Chief Executive Marketing Manager
Australia Global Occupier Services
james.patterson@cushwake.com valentina.nastoska@cushwake.com


Head of Strategic Marketing Head of Research, Australia
Australia and New Zealand
anna.town@cushwake.com dominic.brown@cushwake.com

44 The Occupier Edge

Chinese occupiers
going global: stepping
up and stepping out
Chinese companies are stepping out and expanding into the global marketplace.
Today, many of these companies have vast resources at their disposal and are
deploying capital around the world to ensure their outbound business investment
vision is a success.
Chinese corporates are going global to penetrate new markets for business growth,
procure natural resources, obtain the latest technologies, and acquire advanced
management skills.


Senior Director, Head of Occupier Head of Global Occupier Services
Research, Greater China Asia Pacific
shaun.fv.brodie@cushwake.com chris.browne@cushwake.co

China’s largest companies by annual revenue (annual revenue as of 2016)

Rank State Owned Enterprises (SOEs) Industry Employees Headquarters
(US$ billion)

1 China Petroleum and Chemical Corporation Oil and Gas 1,930.9 451,611 Beijing

2 PetroChina Company Limited Oil and Gas 1,616.9 508,757 Beijing

China State Construction Engineering

3 Construction 959.8 255,878 Beijing
Corporation Limited
4 SAIC Motor Corporation Limited 756.4 171,395 Shanghai

5 China Mobile Limited Telecommunications 708.4 438,645 Beijing

Rank Privately Owned Enterprises (POEs) Industry Employees Headquarters
(US$ billion)
Ping An Insurance (Group) Company of
1 Insurance 712.5 318,588 Shenzhen
China, Ltd.

2 Legend Holdings Corporation Technology 294.7 75,000 Beijing

3 JD.com, Inc. E-commerce 260.1 120,622 Beijing

4 Evergrande Real Estate Group Limited Real Estate 211.4 83,372 Guangzhou

Appliance and
5 Midea Group Co., Ltd. 159.8 96,418 Foshan

Source: China Fortune, Cushman & Wakefield Research


Figure 1: Fortune 500 companies divided by region (2017) Figure 2: Chinese M&A investment allocated
globally – value and number of deals (2015–2016)

Australia, 1%
Italy, 1% Russia, 1%
Brazil, 1%
India, 1% Singapore, 1%
Spain, 2% Sweden, 1% China outbound 2015 2016
Canada, 2%
Netherlands, 2% U.S., 26%
Korea, 3%
Deal value
Switzerland, 3% 112.5 249.7
(US$ billion)

Britain, 5%

Germany, 6%

Deal number 402 515

France, 6%
China, 23%

Others, 6%

Japan, 10%

Source: Mergermarket, Cushman & Wakefield Research

Source: Fortune, Cushman & Wakefield Research

There are three general categories of Chinese companies Global merger and acquisition (M&A) activity allows us to see
engaging in outbound business investment to date: the latest trends in Chinese outbound business investment.
When examining the figures for 2016, the amount of
>> Companies held by local government or the state investment into overseas businesses by Chinese corporates
government – State Owned Enterprises (SOEs) globally saw no relief (Figure 2). In 2016, there was a rapid
increase in the number of overseas M&A deals executed by
>> Companies held by private investors – Privately Owned corporates from China. The number of deals in 2016 increased
Enterprises (POEs)
28.1% from the previous year reaching 515. What’s more, the
total transaction value of Chinese M&A investment during
>> China’s unicorn companies
the same time period jumped by a larger 121.9% to US$ 249.7

The top five industry sectors favored by Chinese companies

For Chinese companies looking to go global for the first in 2016 were the chemicals and materials sector, the energy
time, two questions should be considered: sector, the financial services sector, the computer software
sector, and the internet/e-commerce sector.
>> Which market/s can our company penetrate and grow
our business in?
Within the four major global geographies of the Americas,
Europe Middle East and Africa (EMEA), Asia and Oceania,
>> Which overseas companies could we acquire/partner
there were seven notable markets which received the most
with to garner value added technology and/or
Chinese outbound business M&A investment in 2016, and
management skills?
these were the U.S., Canada, the UK, Germany, Singapore,
India, and Australia (Figure 3).

46 The Occupier Edge

Figure 3: The seven markets in the four major global
geographies which saw the greatest Chinese outbound
business M&A investment in 2016
The three big geopolitical themes that
are expected to impact Chinese overseas
70 120
business investments at the forefront of
Chinese companies’ minds are the Belt
and Road Initiative (B&R), Brexit, and the 100

U.S. “America First” policy leaning.

Since its announcement in 2013, the B&R

Deal Number
Initiative has garnered a huge amount of 40

interest in China and across the globe. 60

Countless Chinese corporates have all 30

expressed a willingness to get involved 40

in this massive infrastructure plan, which 20
will be built to ease connectedness and
better facilitate global trade. 10

As for Brexit, no doubt when the UK 0 0

leaves the EU, Chinese-UK and Chinese- U.S. Canada UK Germa ny Singapore India Australia
EU relations will need to be redefined, 2015 Value 2016 Value 2015 Deal Num ber 2016 Deal Num ber
(US $ billion) (US $ billion)
and this redefinition will depend on
whether a hard or soft Brexit is sought.
Existing cross-border agreements will
Source: Mergermarket, Cushman & Wakefield Research
need to be reviewed and renegotiated,
and this will affect Chinese FDI placed in
both the UK and in the EU.
Some highlights from our recent outbound business investment survey of
Lastly, the U.S. Administration’s “America corporate real estate professionals working for Chinese companies are:
First” policy leaning has not ruffled
too many feathers amongst Chinese 35% of Chinese companies surveyed said market penetration is the
businesses, with 75% of Chinese 35% leading driver for going global.
companies surveyed by the Chinese
Chamber of Commerce, and doing
business in the U.S., having either a Chinese companies are targeting North America, other parts of Asia
neutral or optimistic view of China-U.S. and Europe as the top markets for business expansion in the future.
relations moving forward.
Representative offices are the most prevalent overseas property type
on the portfolio books of Chinese companies.

Whether SOEs, POEs, or

56% of Chinese companies surveyed stated that leasing is the favorite
unicorns, a multitude of 56% method of holding overseas property.
Chinese companies have
participated in outbound 76% of Chinese companies surveyed suggested that the rate of

business investment 76% overseas business expansion will either continue at the same rate or
accelerate in the future.
activity thus far over the
last few years. As Chinese companies continue to set up business operations around the
world, more will begin to understand that each geography has its own property
market rules, regulations, dynamics, and characteristics. As Chinese corporates
increasingly have a global property portfolio in multiple country markets, many
more Chinese companies will leverage property service providers that have a
global reach and the ability to advise on their ever growing global real estate


Risk or reward:
make the right
ACHIEVING GROWTH IN AN INCREASINGLY The rapidly evolving economic, political, and
COMPETITIVE GLOBAL MANUFACTURING ARENA technological landscape has rendered plant
location decisions more complicated. New
cutting-edge technology – encapsulated by
LONG-TERM STRUCTURAL TRENDS. what is known as “Industry 4.0”– provides
enormous potential, but doesn’t come cheap.
Pursuing cost efficiencies at the production
level must often be weighed against supply
chain efficiencies. Adding to this, new
pockets of political risk are emerging that
threaten the fluidity of global and regional
supply chain networks. Navigating these
complexities to select the best locations that
maximize efficiencies is increasingly requiring
manufacturers to embrace change.

The Manufacturing Risk Index examines a range

of risk and cost factors, including political
LISA GRAHAM and economic risk, and labor cost. We have
EMEA Head of Logistics &
Industrial Research & Insight
updated and adjusted our previous model to
lisa.graham@cushwake.com provide a more comprehensive assessment of
the attractiveness of 42 countries for global
Associate Director
EMEA Logistics & Industrial
Research & Insight
International Partner, >> A balanced (or baseline scenario)
Enterprise & Portfolio Solutions EMEA giving equal importance to operating
Global Occupier Services
simon.oreilly@cushwake.com conditions and cost.
>> A more cost sensitive environment.
>> A manufacturer concerned more about
ROBERT HALL local operating conditions that include
Head of EMEA Industrial & Logistics risk factors.

48 The Occupier Edge



2018 (40%) (20%) (40%)
RISK 20% / COST 60%) RISK 20% / COST 20%)

China 1 8 26 15 1 4
Lithuania 2 16 19 20 3 5
Malaysia 3 20 24 13 2 11
China, Taiwan
4 14 21 24 16 7
Province of
Canada 5 10 7 27 25 3
United States 6 3 6 28 27 1
Hungary 7 21 18 22 13 12
Czech Republic 8 24 10 26 18 13
Slovakia 9 23 13 25 19 14
Turkey 10 22 34 8 12 20
Peru 11 28 30 6 6 23
Philippines 12 31 31 3 5 27
Colombia 13 27 29 11 11 25
Russian Federation 14 38 25 5 4 32
Thailand 15 25 36 12 14 24
Romania 16 35 23 17 10 29
Poland 17 26 22 23 20 21
Singapore 18 1 15 30 30 2
Bulgaria 19 30 27 18 17 28
Indonesia 20 39 28 4 7 33
Mexico 21 32 32 9 15 31
Sri Lanka 22 34 39 2 9 34
Vietnam 23 40 38 1 8 40
Korea, Republic of 24 9 20 29 29 10
India 25 37 33 16 21 37
Morocco 26 36 41 7 22 39
Tunisia 27 33 40 10 23 38
Brazil 28 29 37 21 26 35
Argentina 29 41 35 14 24 41
Spain 30 13 14 31 31 16
United Kingdom 31 7 12 34 34 8
Australia 32 15 11 33 32 17
Japan 33 12 16 32 33 18
Netherlands 34 6 5 36 35 9
Sweden 35 2 3 39 39 6
Austria 36 11 4 38 37 19
Italy 37 18 17 35 36 30
Germany 38 5 1 40 40 15
France 39 19 8 37 38 26
Venezuela (Bolivarian
40 42 42 19 28 42
Republic of)
Switzerland 41 4 2 42 42 22

Belgium 42 17 9 41 41 36


To achieve growth, manufacturers must strategically position CEE REGION BECOMES A FORMIDABLE
themselves to take advantage of a number of structural trends
that are growing in importance and promise to transform
traditional production processes permanently over the next
10 years. The most important trends impacting the sector are >> Lithuania ranks as the second most attractive country for
listed below. locating manufacturing facilities on our revised index.

1. TECHNOLOGY & INNOVATION is already contributing to >> Despite wage increases in Central Europe, CEE labor costs
production efficiencies and safety in both production and remain the lowest in Europe. Labor costs in Lithuania are
finished goods. To contend with more competitive pricing, 14% below those in Poland and 30% lower than in the Czech
manufacturers are able to use new technology to enhance Republic.
supply chain visibility, improve speed to market, reduce
labor reliance, and re-shore to create jobs in home countries. >> Just under Estonia, Lithuania ranks second in the CEE
However, the high-cost of technology and innovation continues region on ease of doing business.
to limit the pace of implementation globally.
>> On a global basis, labor costs in core CEE economies
2. POLARIZATION OF LABOR REQUIREMENTS within the (Czech Republic, Slovakia, Poland, and Hungary) are more
manufacturing sector is expected to amplify between “easily than double those of China and India, but still 60% below
automated” and “labor intensive” industries. To the extent that the U.S.
some regions can have significant labor cost disparities (e.g.,
Asia and Europe) due to a mix of developed and emerging >> Historical ties to Germany and Austria, the region
economies, location decisions need to be country – rather than (particularly Czech Republic, Slovakia, and Poland)
regional-based. has maintained its role as a lower cost location for car
manufacturing, which continues to integrate a growing
3. PROTECTIONISM/NATIONALISM in the form of tighter or degree of automation. Meanwhile, wage hikes and growing
closed borders is a lingering threat to both global and regional labor shortages in Central Europe are pushing more cost-
supply chains. Current free trade zones at risk include the EU sensitive industries east to Lithuania, Romania, Bulgaria, and
(Brexit and tighter borders between EU states), NAFTA, and Turkey.
TPP. It is unlikely that this protectionist response in Europe
and the U.S. will wane in coming years since the primary >> Hungary has distinguished itself in the region as a leader
contributors (i.e., political and social instability in the Middle in pharmaceutical production. As Hungary emerges from
East, North Africa, Asia, and Latin America) to growing support a lingering fiscal crisis, it has made efforts to improve its
for enhanced border controls remain unresolved. competitiveness in the region, starting with lowering its
corporate tax to just 9% (from 19%) that became effective in
4. CONSOLIDATION AND M&A within the manufacturing January 2017 - the lowest in the region.
sector remains robust with 32% of the $2.5 trillion of completed
transactions in 2016 involving high-tech companies. With >> Emerging manufacturing locations in Turkey, Romania, and
almost $1.3 trillion in announced deals occurring during the first Bulgaria are increasing in attractiveness based primarily
half of 2017 – well above the historical average of $1.2 trillion – on cost. However, poor infrastructure and relatively high
global M&A activity is maintaining its momentum. The sector’s corruption perceptions have deterred manufacturers from
increasing focus on high-tech acquisitions is a strong indication locating their plants in these countries. In the case of Turkey,
that manufacturers are embracing technology as the way of the recent geopolitical unrest has decreased its attractiveness
future. for international companies.

50 The Occupier Edge

>> Lower labor cost countries in the Asia Pacific region (i.e., HOPES FOR RESHORING IN NORTH
China, Malaysia, Taiwan, and the Philippines) take top spots AMERICA
on our revised baseline scenario.
>> Canada (fifth) and the U.S. (sixth) are among the top 10 on
>> China remains a global manufacturing powerhouse. While our baseline scenario.
cost-sensitive production is increasingly turning to lower
cost countries in the Asia Pacific region, China’s efficient >> A sound business environment, high-quality infrastructure,
supply chains and infrastructure networks continue to and availability of skilled labor contribute to the
provide a reliable export platform. The country offers attractiveness of the U.S. and Canada as manufacturing
growing opportunities for high-tech manufacturing as the locations.
government pursues its “Made in China 2025” program
designed to upgrade the national industry. >> Production in North America also benefits from low-
energy cost, which is increasingly important in the context
>> Topping last year’s global ranking, Malaysia ranks third on of increasing automation. Cost of electricity in the U.S. is
our revised baseline scenario. With labor costs comparable around $0.07/KWH 2017, compared to circa $0.20/KWH in
to China’s, Malaysia is shifting from its formal status as a Germany.
low-cost location to a high-value manufacturing hub. To
this end, the 2017 Global Human Capital Outlook highlights >> The recent announcements from Toyota/Mazda and
Malaysia as having the largest pool of skilled workers in the Samsung to make additional investments in plants located
region. in the U.S. are fueling hopes of re-shoring. The 2010-2016 re-
shoring initiative survey points to incentives, availability of
>> Ranked fourth on our baseline scenario, Taiwan has gained skilled workforce, and proximity to consumers as being the
a reputation for electronics components manufacturing. most persuasive for companies.
Foreign Direct Investment (FDI) in this sector reached a
six-year high in 2016, highlighting the continued appeal of >> President Trump’s protectionist rhetoric and aversion to
the country for this type of production. The government’s NAFTA treaty has cast a level of uncertainty on the future
investment policy also supports the machinery, shape of the North American supply chains. While currently
biotechnology, pharmaceuticals, “green” innovation, and unlikely, a withdrawal of the U.S. would penalize Mexico and
national defense sectors. Canada as manufacturing bases.


occupancy cost
against value
The purpose of an office is to bring together people so that they can
work collaboratively towards their organization’s goals. The quality
of the work environment can have a significant impact on employee
productivity and innovative thinking – getting it right is critical. But,
how do we know if we got it right? Metrics for productivity are
notoriously elusive and determining the incremental value of one
workplace design over another is even more difficult.

International Partner
Head of Occupier Business Performance

The workplace design process always Fostering workplace well-being

struggles to balance two goals in conflict involves not only physical wellness,
with one another: delivering cost savings but also employee engagement,
(making the most of the space) and which executives consider a top
generating value (making the most of factor influencing an organization’s
the people). Companies need places that success. Employee engagement
energize employees, encourage social is influenced by many factors, but
interaction and collaboration, enhance the ability of an office to engender
personal control, and provide services and a sense of belonging and control Cognitive performance
events to improve people’s quality of life should not be overlooked. In fact, scores of people in
at work. But at the same time, corporate the physical workplace is identified
green+ environments
real estate teams are always challenged as as one of the top three factors used
they are expected to keep spending to a to attract desirable employees. are double those of
minimum. people in high-density
C-suite executives are increasingly open plans with
Workplace factors affect workplace recognizing that they can use their
productivity and many elements that enable office space to attract talent and
artificial light and
high-performance workplaces are connected encourage productivity – and with limited choice of work
to employee health and well-being. Given the help of their CRE departments, settings.
that up to 90% of operational expenditure they know the ingredients of a high-
is on employees, even a small improvement performance workplace. Although we
- Harvard T.H. Chan School
in wellness and well-being can have a huge can measure the cost of occupancy
of Public Health’s Center
impact on productivity – repaying the strategies, measuring the value for Health and the Global
incremental occupancy cost many times over. created remains an elusive challenge. Environment

52 The Occupier Edge

As companies recognize the importance of engaging and motivating employees, they’re putting
their office space to work to help achieve that goal with strategies such as:

Design and leasing Shared spaces, used

Space used as
for continuous as a means to facilitate
a key medium Loose fit, activity-based
adaptability and collaboration and
for expressing settings for collaboration,
diverse use patterns. community.
corporate culture creativity, and contemplation.
and values.

interfaces that
are intuitive and
seamless to improve
Events curated the user experience.
and managed to
Amenities and service Permeable public realm
create memorable
provision to support to reinforce a sense of
experiences and to
work/life (food, well- community and connection
attract talent.
being, learning, etc.). to the city.



What's the We measure for the

How do we deliver and
business priority stakeholders - who
what do we measure?
and why? are they?

Amenities, social spaces, well-

being, nutrition, concierge services,
ENGAGEMENT location / public realm, tech
experience, event curation, and
brand experience
Looks and feels like a
great place to work

Layout & choice of work settings,

EXPERIENCE access to people & information,
The building as a EFFECTIVENESS lighting, air quality, acoustics, ease
dynamic system of access, HR policies, tech
policies, and FM experience
Enables people to do
their best work

Building configuration, depth of

space, vertical transport, layout,
EFFICIENCY density, utilization, BMS, FM
strategy, certification, and lease
Supports business

Measuring Enterprise Value

Traditional performance metrics are As we move to these higher-value Aided by technology trends such as the
focused on the efficiency of the space, priorities, the stakeholders also change. Internet of Things and the convergence
such as occupancy cost per employee The impact of an effective and engaging of corporate functions, CRE is becoming
or cost measured against revenue. workplace is of foremost importance, a service industry focused on people’s
These are metrics of interest to real not only to the head of CRE but also to experience rather than on assets.
estate directors, but fail to capture the the COO, CFO, CIO, and CEO. Design and management of buildings
attention of business leaders. A focus on will be less about the “hardware” of
space-oriented metrics can compromise In order to demonstrate value, it is work – desks, partitions, technology,
the larger goal of value creation, talent essential to also understand that the or specifications – and more about the
attraction, and productivity by negatively stakeholder priorities and timelines “software” of work – the cultural, social,
compromising the employee experience. are diverse and often conflicting, and value systems of the organization.
which is why we need to identify the
It’s essential that metrics focus on relevant data points, clear metrics, We will see a focus on the value of
effectiveness and engagement; exploring and benchmarks to address them and the experience of work itself and user
the impact of physical space attributes, articulate the potential return that an choice over when, where, and how
technology enablement, and HR policies investment in the workplace can make work happens. Work will be staged in
as well as understanding the corporate to the business. environments which are dynamic rather
culture and values that impact the than static and adaptable to change
employee experience at work. as often as work itself changes by the

54 The Occupier Edge


01 02
Indoor Air Quality and Ventilation Thermal Comfort
A well-ventilated office can double Staff performance can fall 6% if
cognitive ability. offices are too hot and 4% if they
are too cold.

03 04
Daylighting and Lighting Noise and Acoustics
A study found workers in offices Noise distractions led to 66%
with windows got 46 minutes more drop in performance and
sleep a night than workers without concentration.

05 06
Interior Layout and Active Design Biophilia and Views
Flexible working helps staff feel Processing time at one call center
more in control of workload and improved by 7-12% when staff had
encourages loyalty. a view of nature.
hour, day, and week. Increasingly, the
workspace will be an event-driven,
curated experience in which space,
tools, and technologies are provided to
support the ever-changing daily needs
of groups and individuals to create the
07 08
successful conditions of their own work. Look and Feel Location and Access to Amenities
Colors, textures, and materials that Public transport accessibility,
For larger organizations, this shift may evoke nature; adding houseplants provision for bikes, showers, healthy
affect only part of their real estate to an otherwise sparse office food, and other lifestyle amenities; a
portfolio and some of their workforce; environment can increase well-being Dutch cycle to work scheme saved
nevertheless, it represents a new by 47%, increase creativity by 45% £27m in absenteeism.
and increase productivity by 38%.
dynamic in the real estate market and
a big shift in expectations about the
value of space and real estate. As with
the best public spaces, these new
workplaces can stitch together private
institutions to provide a sense of place Source: World Green Building Council - Better Places for People
and inspiration, which is greater than the
sum of its parts.


56 The Occupier Edge

There are two major choices that
define our lives.

The first major choice is what

to do. For most of human
history this was decided before
you were born – you hunted
or gathered. Today we have a
smorgasbord of choice. Some
people know exactly what they
want to do whilst others take a
little longer to find their calling.

The second major choice is

who to marry. Children, income,
and happiness – that decision
determines many aspects of life.
For many people on the planet,
marriages are pre-arranged or
are made of economic necessity
– love has nothing to do with it.
A totally connected world
For centuries these two choices
were life’s most important
The picture above is what the world In the book, “The Rise of the Creative
choices – until now.
really looks like now – completely Class” by Richard Florida, the working
connected. The national boundaries population is divided into “classes”
Today there is a third choice
established after the second world war according to the type of work they do.
which, in time, may well eclipse
are becoming less relevant. That world is Those classes are as follows:
the importance of the other two
now slowly being dismantled.
and that choice is where to live.
Agriculture and mining
The world is more connected and As the name suggests, these people
In the past, we had little or no
mobile, making it extremely easy to work generally reside outside the cities
choice in this regard. Humans
anywhere at anytime with anyone, which and work on-site at the farm or the
were born, lived, and died in the
poses an enormous challenge to the mine. Over the last century, first-world
same place. People were stuck
built environment. countries have gone from eight out of
in a spot due to transportation,
ten workers to two out of ten workers
safety, opportunity, and
What matters most today is not the being employed in these areas of the
education. Today, the constraints
largest population, but the largest economy. Next to none of these workers
are falling rapidly. Not only can
number of skilled workers. This is reside in the metropolitan areas.
we physically move places with
currently dividing the world, countries,
relative ease, but we can be
digitally transported. This, in
and cities. The working class
Industrialization took hold in the late
turn, poses many challenges for
In creating, curating, and building our 1800s, which resulted in thousands
the built environment. Our cities
cities, we should, if we want to be of workers moving from the farm
are built for a static population.
successful, be mindful of life’s major and the mine into factories. The inner
How does it adapt to a more
choices, the life cycle of people, and city suburbs still contain the houses
fluid population? In other words,
the issues that are important to them. and factories that remind us of this
where will people choose to live
At their heart, communities are human industrial past. Whilst labor intensive
if they have the choice?
environments. manufacturing moved offshore in the
1990s, the manufacturing that remains
TONY CRABB involves the production of food, housing,
National Director artisanal products, and the assembly of
Research goods from overseas.

“The Rise of the Creative Class” by Richard Florida reported on the

outcome of interviews with the creative class on what was important

about place and they came up with eight critical factors:

Jobs growth in this sector of the B THICK LABOR MARKETS B LIFESTYLE

workforce has been sluggish and has This is not about a large group In some parts of the world, lifestyle
only grown due to the increase in the of people in one industry, but is taken for granted. In other parts, it
overall population as demand for food rather an eclectic mix of creative is non-existent and in other parts it
and housing has increased. In time, people working in proximity to one is accessible only to the wealthy and
as more technology disrupts these another. It allows for interaction, powerful. Think of the lifestyle you
industries, less workers will be required. collaboration, and inspiration. enjoy – swimming, surfing, skiing,
hiking, dining, and entertaining, etc.
The service class
These workers provide food, beverages,
People are social animals. We want B A MATE
transportation, cleaning, entertainment,
to get together with other people. For most people in the first world,
retailing, gardening, childcare, and any
Organizations (public, private, marriage (or finding a mate) is high
number of other outsourced services to
and community) facilitate the on the list of attractors for people
the economy. In time, digital disruption
social network as does the built everywhere. In many places in the
will arrive to claim many of these jobs.
environment through facilities such world it is difficult. In China, there is
For example, imagine two bars next to
as parks, stadiums, auditoriums, an estimated 54 million more men
each other – one with people serving
and retail and hospitality venues. than women. In some places it is
drinks and the other with machines
Arrangements that promote social illegal to be gay.
dispensing drinks. The one with people
interaction rather than oppose it are
has drinks at $20 and the one with
to be encouraged.
machines is priced at $10 – which one
will people go to? The conclusion is B IDENTITY
unavoidable. Identity is more than your passport,
birth certificate, or drivers license.
What’s your scene – classic music,
Machines (capex) are getting cheaper What we do in life gives us an
opera, rock n roll, jazz, movies,
and are expected to get so cheap identity (several in fact) and so does
food, wine, comedy, sport, arts, or
that humans (opex) will not be able our built environment. When we go
culture? Cities and communities
to compete. We refer to this today overseas, we identify as our country.
curate so many scenes, but
as “digital disruption” and the human When traveling in our country, we
what permission is there? What
element as “technological redundancy.” identify as being from our resident
sponsorship – private or public?
city or state. And when we are in
Scenes lead to understanding which
In Australia, approximately 10% of our city, we identify as being from
in turn leads to tolerance from
the retiring workforce are rendered our suburb. These are just some of
which many great things about
redundant in their 50s with a further our identities, and it is from these
living together come – it’s a positive
25% forcibly retiring due to ill health. identities that we pigeonhole and,
feedback loop.
Both trends may be expected to in turn, are pigeonholed. We should
accelerate over coming decades. aim to give everyone an identity
B AUTHENTICITY through the built environment.
The creative class Disney is not authentic in Hong
This group of workers is sometimes Kong, Tokyo, or Paris, but is
referred to as “knowledge workers” and authentic in California. Likewise, B DIVERSITY
are employed across industries involved I can see the Eiffel Tower, the Wrapped up in diversity is tolerance.
in technology, arts, professional services, Pyramids, and sail on a gondola in It is about people feeling accepted
education, and medicine. To economists, Las Vegas, but it is not authentic. for whoever they are with as little
the creative class are a mobile factor of Authenticity is about creating, judgement as possible – punks,
production. In other words, the creative curating, and maintaining goths, hipsters, hippies, yuppies,
class use their brains to make a living (as something that is so fundamentally families, men, women, children,
opposed to their hands) and are mobile unique as to be authentically clothes, attitudes, and beliefs.
insofar as they can effectively take their representative of the population. Diversity and the permission to be
brains anywhere. Just because something works who you want to be is extremely
overseas, does not mean it can be attractive to people.
transported and enjoyed with the
same resounding success.

58 The Occupier Edge

We live in an increasingly connected
world. It is estimated there are six billion
mobile phone accounts, three billion
people who have access to the internet,
and 20% of the world’s population live
somewhere other than where they
were born. A more borderless world is If we can work anywhere anytime,
being created and the creative class then all our built environments will
are best placed to take advantage of eventually meld into one. The mixed use,
this new world. If you work with your Open public spaces should be smaller multi-function polis, or a return to the
brain, you are what economist’s term and more frequent than a sprawling medieval village is a more likely future
a mobile factor of production. Unlike park. The public and private built than the isolated, dispersed, car-based
farmers, miners, and factory workers, the environment must form a symbiotic cities of the past. The office of the future
creative class are not wedded to place. relationship to complement each other is flexible and location-agnostic – retail
The creative class can live and work rather than clash – a single use is to be is viewed as a service, it's unique and
anywhere, anytime. avoided at all costs. If we think of the 24/7. Your community has all this and
built environment in human terms, then public amenities too in the form of
If we want to attract and retain the best cradle-to-grave is a good yardstick by parks, gardens, schools, health, and
and brightest, then we ought to build which to gauge success. If we begin and more. Residential should reflect the
(and build into existing communities) end with hospitals, that’s a good start life stages of people from families, to
the eight factors identified by Richard followed by childcare, kindergarten, singles, students, retirees, and aged. It
Florida as being important to the primary school, high school, and tertiary should also reflect accessibility for all
creative class. education. We then look for retail workers in the community regardless of
amenities, entertainment, public and income.
Concrete jungles that are being built private services, jobs, and finish with
all around the world in greenfield and accommodation. Not just one style of A city of the future might contain old,
brownfield sites have no great future accommodation, but everything catered new, tall, small, public, private, open
because they continue to ignore the for singles, couples, families, and aged spaces, trees, people with children,
fundamentals of cities – they are for care. business people, tourists, young,
people. old, bicycles, public transport, no
Affordability can be encouraged through straight lines, nooks, crannies, mystery,
Master-planned cities, communities, and diversity and scale. Appropriate housing adventure, permission, diversity,
precincts often fail to consider what for appropriate life stage in appropriate tolerance, and scale.
makes a built environment awesome. quantities – but that's easier said than
Communities and precincts reveal a lot done. However, planning and permission For the first time in human history,
that is found wanting in the thinking should work hand in hand to achieve the world’s population is getting a
behind development and planning today. success as should private and public choice about where they want to live
The crushing blow usually comes in the interests. We fall short of achieving and, increasingly, having the means to
form of single use precincts designed optimum outcomes because one set of affect that choice. So, where will people
around car-based cities. interests overrides another. choose to live if they have the choice?


Can occupiers
have it all?

While talent has been the key challenge for most global CEOs, This year, the survey also highlights the importance of clustering
it has taken a few years to reach the top of the CRE executive and collaborative innovation in CRE location drivers.
agenda. Our survey results show that after years of cost focus,
CRE strategies are increasingly driven by the talent agenda and All of these themes come through in the most recent version
support stronger alignment between CEO and CRE objectives. of the What Occupiers Want research project conducted by
Cushman & Wakefield in conjunction with CoreNet Global.
Besides talent and pressure to contain costs – operational As in prior years, the data gathered includes feedback from
excellence, innovation, and customer relationships have all CRE executives across a variety of industry sectors. The global
been identified as key CRE drivers. All of these factors must trends show that leaders are looking for ways to utilize real
be weighed with (and often against) each other as global estate strategy as a talent sourcing and retention tool in order
organizations are making decisions about: to drive business goals.

• Where to locate operations? Survey responses came from CRE leaders in several business
• What clusters and ecosystems benefit them most? sectors, all of which were well represented by a sizable pool
• How to integrate flexibility? of respondents. Surveys were conducted on-line and onsite
at each regional CoreNet Global Summit. Responses were
analyzed globally, regionally and by industry sector.

North America


67% of respondents with more than 50 locations

A significant response pool ACROSS INDUSTRY SECTORS

60 The Occupier Edge



The number one challenge facing corporations across the Beyond talent and costs, operational excellence was high
globe – right alongside cost pressures – is talent availability. on CRE executives’ minds coming in at number two globally.
Attracting and retaining talent is also a driver of how Operational excellence was tied with cost pressure as the
companies think about where they locate their operations. largest challenge by executives in EMEA. Operational excellence
came in behind talent and cost in North America, but outranked
These challenges are real. Unemployment has been declining innovation for the second year in a row. Operational excellence
globally during the current economic expansion. There has was lowest in the APAC region, behind both innovation and
been a shift towards a digital economy. Corporations are regulatory environment, the latter having become a larger
all increasingly targeting the same STEM talent pool, but concern in executives’ minds over the past year.
education systems simply can't deliver fast enough in most
western economies. These goals, of course, can be at odds: how does an
organization maximize quality talent, increase innovation, and
In the face of such undersupply in workers, CRE executives drive operational excellence while keeping a focus on costs?
in North America and Asia Pacific (APAC) ranked talent as Corporate real estate has a history of falling under the CFO
the most important corporate challenge. Only in EMEA was chain of command and/or being seen as a cost primarily to be
talent behind concerns such as costs, operational excellence, contained. This makes sense given that it is often such a large
and innovation. In all three regions pressures on cost were expense and was often considered a commodity, however, in
either tied for the top spot (in EMEA and APAC) or in second the current economic and employment climate, occupiers can
place behind talent availability (in North America). The focus no longer think of real estate as merely a box – it should be
on managing costs is, in fact, likely to be exacerbated by seen as a differentiator.
the challenge of finding and retaining the skilled workforce
needed. Wages have been growing at a slower pace than Corporate real estate strategy needs to fall under business
during previous economic recoveries, but are beginning to strategy. The question is no longer how to minimize costs,
show signs of upward momentum. This will drive an increase in but how to expend the right amount of money to maximize
human capital costs even as corporations are struggling to fill business goals. This is why talent availability is such a large
all of their open positions. day-to-day concern for most CRE executives and why it is a
top decision driver when making location decisions.





Talent sourcing & retention have become EQUALLY CHALLENGING AS COST


Since talent availability is the top corporate challenge, it is no COMPANIES THAT HAVE NOT ADOPTED AGILE
surprise that it has become the top decision driver for commercial WORKPLACE POLICIES ARE OFTEN BLOCKED
real estate location decisions. In a flip from 2016, talent availability
is number one and cost dropped to number two. In North
America, a full 30% of companies identified talent as the key SUBSEQUENT LACK OF ENGAGING WORKPLACE
location decision driver, while one-in-four companies in both AND UNATTRACTIVE LOCATION IS HITTING THEIR
EMEA and Asia Pacific agreed. Corporations continue to have a RECRUITMENT ABILITY TWICE.
strong preference for Central Business District (CBD) locations
with nearly half of all respondents (46%) citing CBD as their
The pursuit of talent is the top reason that companies
preferred location, which represents an increase of 6% over 2016.
chose to locate in “sector clusters” with complementary
This is twice as popular as suburban parks, which are identified as
institutions, such as competitors, educational and research
the preferred location by 22% of corporations in North American
institutions, and regulatory bodies. Being close to like-minded
corporations, 26% of those in EMEA, and 31% of APAC companies.
organizations in the same industry or sector is seen as a way
While the preference for core urban locations is growing, not to source and retain top talent, and this focus is true across
all firms are yet considering relocation from the periphery to a various industries. Life Sciences, Financial Services, and TMT
core urban area. This hesitancy is primarily driven by the unit (i.e., Technology, Media, and Telecom) companies all placed
cost premium of Core Urban Area office space in most markets. talent as the number one factor in why they choose to locate
Companies that have adopted more agile workplace policies have in an sector cluster. And, a whopping 75% of Life Sciences
however been able to largely compensate the unit cost increase of corporations indicate they already have located themselves in
urban areas by reducing the overall employee office foot print. one of these sector clusters.


Talent as key decision driver by region

30% 24% 24%


Preferred location


45% 25% 22%
49% 14% 26%
46% 15% 31%

CBD locations are preferred

Creative urban environments are Business services followed by
across sectors (46%
most popular within construction TMT and Industry occupiers
respondents) mainly real
with no take up in business are most present in suburban
estate and public sector
services and public sector business parks

62 The Occupier Edge

As real estate becomes more important in the recruitment ABOUT THE DATA
and retention of employees, the number of senior executives
concerned with real estate decisions is going to increase. No Cushman & Wakefield and CoreNet Global have partnered
longer is it just the realm of CRE executives and/or the CFO. to survey CRE executives around the globe about the most
Increasingly, HR executives, CEOs, and CXOs (Chief Experience pressing issues they are currently facing. The What Occupiers
Officers) are highly focused on how real estate serves the Want 2018 research project gathers in-depth feedback from
business by attracting talent and creating environments that a wide array of corporations that represent all geographies,
increase productivity, connection, innovation, and buy in to portfolio sizes, and industry sectors. Two-thirds of all
company culture. respondents have at least 50 locations around the globe.
The main topics covered in the research include:
One way that corporations are doing this is through increased
office space flexibility. A large majority of corporate respondents 1. Corporate challenges
indicate they are either introducing or testing agile workplace 2. Sector clusters
strategies including desk sharing. This is especially true in 3. Location drivers
APAC (85%), but is a point of interest in EMEA (81%) and North 4. Workplace practices
America (71%). Corporations are also increasingly looking at co-
working as an option for employees.

Over the next five to 10 years, we anticipate even greater focus

on flexibility that impacts people’s experience, the way office
space is structured, and the types of technology required to do
business. This will play out in the following ways: TAMÁS POLSTER
Head of Strategic
PEOPLE Consulting, EMEA
Global Occupier Services
Office space will become the “workplace-of-choice,” since tamas.polster@cushwake.com
companies will need to make people want to be there since they
won’t have to be there to do their work.
PLACE Business Consultant
Strategic Consulting, EMEA
Workspaces will become more like “theaters” in that the space Global Occupier Services
will evolve for the project at hand and then be repositioned for david.petroczy@cushwake.com
the next “project/show.”


Vice President
Data will continue to become more prevalent as everything from Americas Head of
sensor management of the workplace to the linkage to human Occupier Research
impacts on experience will be measurable 24/7. david.smith4@cushwake.com

For more information please contact:

Chief Executive
Global Occupier Services

Head of Global Occupier Services

Head of Global Occupier Services
Asia Pacific

64 The Occupier Edge

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About Cushman & Wakefield

Cushman & Wakefield is a leading global real estate services firm with 45,000
employees in more than 70 countries helping occupiers and investors optimize the
value of their real estate. Cushman & Wakefield is among the largest commercial
real estate services firms with revenue of $6 billion across core services of agency
leasing, asset services, capital markets, facility services (C&W Services), global
occupier services, investment & asset management (DTZ Investors), project &
development services, tenant representation, and valuation & advisory. To learn
more, visit www.cushmanwakefield.com or follow @CushWake on Twitter.

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