HCMC CBD Market Report | Dec 2015 (EN)

Accelerating successwww.colliers.com/vietnam

DECEMBER 2015HCMC CENTRAL BUSINESS DISTRICT

CBD MONTHLY MARKET REPORT

TABLE Of CONTENTSHCMC MARKET OVERVIEW

Office

Retail

Hotel

Serviced Apartment

LIST Of fIGURES Figure 1

Figure 2

Figure 3

Figure 4

Figure 5

Figure 6

Figure 7

Figure 8

Figure 9

Figure 10

Figure 11

LIST Of TABLES Table 1

Table 2

Table 3

Table 4

Table 5

COVER PAGE: SAIGON RIVER, HO CHI MINH CITY

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Office, Average asking rent and net absorption rate...........................................

Office, Average occupacy rate by grade.............................................................

Retail, Performance in December 2015............................................................

Retail, Average rental rate by grade...................................................................

Retail, Supply by type........................................................................................

Hotel, Average room rate..................................................................................

Hotel, Occupancy rate.......................................................................................

Hotel, Supply by district.....................................................................................

Serviced apartment, Performance by type.......................................................

Serviced apartment, Supply by type....................................................................

Ho Chi Minh City FDI by year............................................................................

Office, CBD future supply..................................................................................

Significant office projects..................................................................................

Significant retail projects...................................................................................

Significant hotel projects...................................................................................

Significant serviced apartment projects ..........................................................

Table 1: Office, CBD future supply

PERfORMANCEThere has been a high level of tenant activity within the CBD with average occupancy rates reaching 93% across grade A, B & C properties. However, approximately 3,500sqm NFA of office space in Diamond Plaza will be available in January 2016, which will have an adverse effect on the Grade A occupancy rate.

Average net asking rents continue to move upwards with Grade B & C properties showing climbing rents. Well-located, affordable Grade B office stock is performing strongly with an average net asking rent of USD23.9/sqm/month. The premium Grade A market is also recording an increase from USD35.1/sqm/month to USD36.1/sqm/month. This resulted in 2.8 ppts growth m-o-m in premium grade A net asking rents.

SUPPLYNo new supply was added to the CBD stock in December 2015.

Approximately 8,822sqm NLA from The Waterfront Saigon will come online in mid 2016, increasing Grade B total stock to 414,673sqm NLA. Grade A stock remains stable until 2017 when Saigon Centre (phase 2) and Deutsches Haus are due for completion providing an additional 65,859 sqm NLA. From 2019, there will be another two Grade A office buildings which are Nexus developed by Viet Capital and Refico Group and the One by Bitexco Group.

DEMANDThe growth in demand for office space is expected to remain strong in 2016 on the back of improved macro-economic conditions. Ho Chi Minh City has seen robust growth in FDI with USD4.6 billion in 2015, up 47% y-o-y. The figure brings the total FDI inflow to the city to over US$40.5 billion with 5,765 valid projects. Finance, banking and insurance services continue to be the CBD office’s growth engine.

OUTLOOKWith the limited availability of premium office stock, landlords are gaining confidence in market fundamentals and have shown a desire to adjust rents and push back incentives. Rents across all grade are forecasted to grow approximately 4% in 2016 and 9% in 2017. Decentralised districts with well-established infrastructure and traffic system such as District 7 and Thu Thiem new urban area will become alternative options for tenants looking for large contiguous floor plates.

DECEMBER 2015 | OffICE

©2016 Colliers International Research


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Figure 1: Office, Average asking rent and net absorption rate

Source: Colliers International Research



Figure 2: Office, Average occupancy rate by grade

Building name Grade Expected NLA Expectedcompletion

Hai Quan Tower B 30,000 2016

The Waterfront Saigon B 8,822 2016

Saigion Center Phase 2 A 35,859 2017

Deutsches Haus A 30,000 2017

285000

290000

295000

300000

305000

310000

24252627282930313233

Jan

-15

Feb

-15

Mar

-15

Apr-

15

May

-15

Jun-1

5

Jul-

15

Aug-1

5

Sep

-15

Oct

-15

Nov-

15

Dec

-15

Jan

-16F

Feb

-16F

Mar

-16F

sqm

US

D/s

qm

/month

Net absorption Asking rent

60

65

70

75

80

85

90

95

100

Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan. F Feb. F Mar. F

2015 2016

%

Grade A Grade B

(*) US$/sqm/month (NLA)

Table 2: Significant Office Projects

No Name Address Completion Year

NLA (sqm)

Service Charges (*)

Occupancy rate

Average asking rent

(**)1 Saigon Centre 65 Le Loi 1996 11,650 6.5 99% 33.0

2 Saigon Tower 29 Le Duan 1997 13,950 6.0 99% 35.03 Sunwah Tower 115 Nguyen Hue 1997 20,800 8.0 96% 40.04 The Metropolitan 235 Dong Khoi 1997 15,200 6.0 85% 33.05 Diamond Plaza 34 Le Duan 1999 15,936 8.0 98% 37.06 Kumho Asiana Plaza 39 Le Duan 2009 26,000 8.0 91% 43.0

7 Bitexco Financial Tower 45 Ngo Duc Ke 2010 37,710 8.0 97% 34.08 President Place 93 Nguyen Du 2012 8,330 6.0 100% 31.0

9 Times Square 22-36 Nguyen Hue 2012 12,704 7.0 88% 40.010 Le Meridien 3C Ton Duc Thang 2013 9,125 6.0 81% 29.011 Vietcombank Tower 5 Me Linh Square 2015 41,250 7.0 92% 35.0

Grade A 212,655 7.2 93.5% 36.1

1 VTP-OSIC 8 Nguyen Hue 1993 6,500 6.0 98% 25.02 Yo Co Building 41 Nguyen Thi Minh Khai 1995 5,000 3.0 100% 23.03 Somerset Chancellor Court 21-23 NguyenThi Minh Khai 1996 3,200 5.0 100% 22.0

4 Central Plaza 17 Le Duan 1997 6,094 5.0 100% 26.0

5 Harbour View Tower 35 Nguyen Hue 1997 8,000 5.0 94% 20.06 Saigon Riverside Office 2A-4A Ton Duc Thang 1997 10,000 5.0 100% 28.07 Saigon Trade Center 37 Ton Duc Thang 1997 31,416 6.5 99% 22.0

8 MeLinh Point Tower 2 Ngo Duc Ke 1999 17,600 6.0 97% 27.09 Zen Plaza 54-56 Nguyen Trai 2001 11,037 5.0 89% 22.010 Bitexco Building 19-25 Nguyen Hue 2003 6,000 6.0 89% 27.011 The Landmark 5B Ton Duc Thang 2005 8,000 6.0 100% 20.012 Opera View 161-167 Dong Khoi 2006 3,100 7.0 100% 27.013 City Light 45 Vo Thi Sau 2007 10,000 5.0 100% 19.014 Petro Tower 1-5 Le Duan 2007 13,304 5.5 90% 27.015 The Lancaster 22 – 22 Bis Le Thanh Ton 2007 7,000 5.0 90% 25.016 CJ Building 5 Le Thanh Ton 2008 14,000 6.5 100% 24.017 Continential Tower 81-85 Ham Nghi 2008 15,000 6.0 99% 22.018 Havana Tower 132 Ham Nghi 2008 7,326 6.0 92% 22.0

19 Royal Center 235 Nguyen Van Cu 2008 14,320 6.0 100% 23.020 Sailing Tower 51 Nguyen Thi Minh Khai 2008 16,910 6.0 100% 26.0

21 TMS 172 Hai Ba Trung 2009 4,000 4.0 100% 24.022 A&B Tower 76 Le Lai 2010 17,120 6.0 98% 26.023 Bao Viet Tower 233 Dong Khoi 2010 10,650 5.0 100% 22.024 Green Power Tower 35 Ton Duc Thang 2010 15,600 6.0 99% 24.025 Maritime Bank Tower 192 Nguyen Cong Tru 2010 19,596 5.0 83% 22.026 Saigon Royal 91 Pasteur 2010 5,340 6.0 100% 27.027 Vincom Center 68 -70 -72 Le Thanh Ton 2010 56,600 5.0 93% 24.028 Empress Tower 138 Hai Ba Trung 2012 19,538 6.0 100% 30.029 Lim Tower 9-11 Ton Duc Thang 2013 22,000 6.0 100% 22.030 MB Sunny Tower 259 Tran Hung Dao, Co Giang 2013 13,200 5.0 95% 23.031 Lim Tower 2 Vo Van Tan 2015 8,400 6.0 95% 24.0

Grade B 405,851 5.6 92.2% 23.9




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CBD HCMC GRADE A OffICE BUILDINGS


SAIGON SKYLINE REVIEW

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KUMHO ASIANA PLAZA39 Le Duan, District 1

26,000/1,402$ 43.00$ 8.00

DIAMOND PLAZA SAIGON34 Le Duan, District 1

15,936/2,200$ 37.00$ 8.00

LE MERIDIEN 3C Ton Duc Thang, District 1

9,125/NA$ 29.00$ 6.00

SAIGON TOWER29 Le Duan, District 1

13,950/NA$ 35.00$ 6.00

DEUTSCHES HAUS3-5 Le Van Huu, District 1

THE METROPOLITAN235 Dong Khoi, District 1

15,200/1,000$ 33.00$ 6.00

PRESIDENT PLACE93 Nguyen Du, District 1

8,330/1,000$ 31.00$ 6.00

BITEXCO fINANCIAL TOWER45 Ngo Duc Ke, District 1

37,710/900-1,300$ 34.00$ 8.00

VIETCOMBANK TOWER5 Me Linh Square, District 1

41,250/NA$ 35.00$ 7.00

TIMES SQUARE SAIGON22-36 Nguyen Hue, District 1

12,704/1,450$ 40.00$ 7.00

SAIGON CENTRE65 Le Loi, District 1

11,650/ 1,073$ 33.00$ 6.50

SUNWAH TOWER115 Nguyen Hue, District 1

20,800/ 1,166$ 40.00$ 8.00

DECEMBER 2015 | RETAIL



PERfORMANCEAs of December 2015, average net asking rent across all segments remains stable at USD89/sqm/month. Amongst the three retail formats, department stores have the highest average net asking rents at USD129/sqm/month, this followed by shopping centers of USD90/sqm/month and retail podiums of USD74/sqm/month.

Most of retail developments in the city centre have been fully occupied thanks to their sought-after location. The average occupancy across all grades reaches approximately 95%. Despite having the most expensive asking rents, department stores still achieve the highest occupancy rate of 99.4%.

SUPPLYThe CBD stock remains unchanged with 21 existing retail centres, providing a combined lettable area of 163,357sqm.

When Saigon Center Phase 2 is due for completion, approximately 50,000sqm GFA of prime retail area will be added to the supply pipeline. The mall is expected to open in the second half of 2016, with anchor tenant Takashimaya taking up about 15,000 sm of retail space.

DEMANDThe year 2015 is regarded as a busy year for retailers as Vietnam is a key market within the ASEAN Economic Community (AEC) and has participated in the Trans-Pacific Partnership (TPP). Total retail sales are estimated nearly USD110 billion, representing a 10.6% increase y-o-y.

As international and local retailers are planning to gain bigger share in the retail market share, demand for retail space will keep growing.

OUTLOOKDue to limited land availability in the city center, new large shopping malls will be built in suburban area. Supply is anticipated to grow stronger in the long term. By 2020, retail space in HCMC will be double from what exists today.

The potential benefits of free trade agreements will bring more international retailers to Vietnam. With the influx of international players, the scarcity of new quality supply in the city center will remain in the medium to long term. As a result, the rental price is expected to increase around 15% in the next 4 years.

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Figure 4: Retail, Average rental rate by grade

Figure 3: Retail, Performance in December 2015

Figure 5: Retail, Supply by type

Source: Colliers International Vietnam

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Retail Podium Shopping Centre Department Store

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Shopping Center Retail Podium Department Store

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Retail Podium Shopping Centre Department Store

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Occupancy rate Average asking rent

Table 3: Significant Retail Projects

No Name of Project /Building Address Location Completion

YearNLA

(sq m) ARR (*) Occupancy Rate

1 Saigon Center Le Loi District 1 1996 Renovation Renovation Renovation2 Times Square 22-36 Nguyen Hue District 1 2013 9,000 90 100.0%3 Caravelle Hotel 19 Lam Son Square District 1 2000 150 220 100.0%4 Continental Saigon 132-134 Dong Khoi District 1 2000 200 90 100.0%5 New World Hotel 76 Le Lai Street District 1 2000 1,000 60 100.0%6 Zen Plaza 54-56 Nguyen Trai District 1 2001 6,817 50 94.0%7 Sheraton Saigon 88 Dong Khoi District 1 2002 750 200 69.0%8 Opera View Lam Son Square District 1 2006 1,260 85 100.0%9 Kumho Asiana 35 Le Duan District 1 2009 6,830 75 100.0%10 Rex Arcade 141 Nguyen Hue District 1 2010 2,000 120 100.0%11 ICON 68 45 Ngo Duc Ke District 1 2011 8,000 50 99.0%12 President Place 93 Nguyen Du District 1 2012 800 70 100.0%

Retail Podium 36,807 74.1 98.0%

1 City Plaza 230 Nguyen Trai District 1 2000 5,250 25 100.0%2 Parkson Saigontourist 35 Le Thanh Ton Street District 1 2002 17,000 90 99.0%3 Nowzone Nguyen Van Cu Street District 1 2008 9,000 55 100.0%4 Vincom Center B 72 Le Thanh Ton District 1 2010 45,000 120 99.0%5 Union Square 171 Dong Khoi District 1 2012 38,000 73 65.0%6 Diamond Plaza 34 Le Duan District 1 1999 9,000 90 100.0%

Shopping Centre 123,250 90.4 88.7%

1 Saigon Square 1 77 - 89 Nam Ky Khoi Nghia District 1 2006 1,300 77 100.0%2 Taka Plaza 102 Nam Ky Khoi Nghia District 1 2011 1,000 167 100.0%3 Lucky Plaza 38 Nguyen Hue District 1 2013 1,000 160 98.0%

Department Store 3,300 129.4 99.4%

DECEMBER 2015 | RETAIL



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(*) ARR (Average Rental Rate): All rents are stated in net rents per sqm, inclusive service charge but exculding VAT

DECEMBER 2015 | HOTEL



PERfORMANCEThe high tourist season lifted the average room rate to USD177/room/night, up 2.3ppts m-o-m. Five-star hotels recorded a growth rate of 2.6ppts m-o-m to USD232/room/night while the four-star segment moderately increased 1.6ppts to USD122/room/night.

Average occupancy rate continued the upward trend, improving to 91%. Both five-star and four-star hotels experienced 1% m-o-m increase in occupied rooms, reaching 93% and 89% respectively.

SUPPLYThe year 2015 witnessed the openings of Reverie Times Square, Le Meridien and Des Arts Saigon, resulting in a growth of 20% in the five-star market share.

The CBD is perceived as the most favourable location for upscale and luxury hotels. The existing stock remained stable in the review month with 14 five star-hotels and 13 four-star hotels, providing a total of approximately 6,300 rooms.

DEMANDHo Chi Minh City is considered as the leading tourism center in Vietnam. International arrivals to Ho Chi Minh City in 2015 are estimated 4.7 million, up 7% y-o-y and reaching 100% the year target. Revenue from the tourism industry is approximately USD 4,1 million, up 10% compared to 2014. Popular tourists come from China, South Korea, Japan and USA.

OUTLOOKThe hotel market is forecasted to experience soft performance next month after the festive season. However, the market will peak up in February when Vietnamese overseas will come back to their home country for Lunar New Year.

The supply pipeline will be ample in the next four years when Union Square, Ritz-Carlton Saigon, Lavenue Crown and Satra Tax Center projects join the market, providing more than 1,000 hotel rooms.

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Figure 7: Hotel, Average occupancy rate

Figure 8: Hotel, Supply by district

Figure 6: Hotel, Average room rate

150 100 50 0 50 100 150 200 250

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Jan.F

Feb.F

Mar.F

2015

2016

USD

/roo

m/n

ight

4 star 5 star

5% 2%

District 1

District 5

Phu Nhuan District

District 3

Tan Binh District

District 7

Dist. 1, 71%

Dist. 5, 9%

Phu Nhuan Dist., 8%

Dist. 35%

Tan BinhDist.

Dist.7

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2015 2016

%5 star 4 star



Table 4: Significant Hotel Projects

No Name of Project Address Location Launched Year Room Occupancy Rate ARR (*)

1 Caravelle 19 Lam Son Square District 1 2000 335 87% 2202 New World Saigon 76 Le Lai District 1 2000 533 93% 1853 Rex 141 Nguyen Hue District 1 2000 286 96% 2014 Sofitel Plaza Saigon 17 Le Duan District 1 2000 286 93% 2395 Lotte Legend Hotel Saigon 2A - 4A Ton Duc Thang District 1 2001 283 100% 1336 Renaissance Riverside 8 - 15 Ton Duc Thang District 1 2001 350 97% 2287 Sheraton 88 Dong Khoi District 1 2002 485 94% 287

8 Park Hyatt Saigon 02 Lam Son Square District 1 2005 259 95% 258

9 Majestic Saigon 1 Dong Khoi District 1 2007 175 79% 169

10 InterContinental Asiana 39 Le Duan District 1 2009 305 100% 241

11 Nikko Saigon 235 Nguyen Van Cu District 1 2011 334 100% 225

12 Le Meridien 3C Ton Duc Thang District 1 2013 345 86% 219

13 Pullman Saigon Centre 146 Tran Hung Dao District 1 2013 306 86% 214

14 The Reverie Times Square 22 - 36 Nguyen Hue District 1 2015 286 95% 469

15 Hotel Des Arts Saigon 76-78 Nguyen Thi Minh Khai District 3 2015 168 88% 192

5-star Hotels 4,736 93% 232

1 Continental 132-134 Dong Khoi District 1 1990 83 100% 1292 Norfolk Hotel 117-119 Le Thanh Ton District 1 1992 104 49% 1703 Duxton 63 Nguyen Hue District 1 1996 191 89% 1244 Oscar 68A Nguyen Hue District 1 2000 108 100% 595 Palace Saigon 56-66 Nguyen Hue District 1 2000 144 92% 1026 Royal City 133 Nguyen Hue District 1 2000 135 100% 867 Paragon Saigon Hotel 22-24 Thi Sach District 1 2009 173 95% 1338 Liberty Central 179 Le Thanh Ton District 1 2010 140 87% 1439 Golden Central Saigon 140 Ly Tu Trong District 1 2011 120 90% 10910 Grand Silverland Hotel & Spa 125-133 Ly Tu Trong District 1 2011 89 98% 11011 Liberty Central Saigon Riverside 17 Ton Duc Thang District 1 2013 170 82% 12412 Liberty Saigon City Point Hotel 59-61 Pasteur District 1 2014 171 75% 140

13 Eden Saigon Hotel 38 Bui Thi Xuan District 1 2013 123 96% 157

4-star Hotels 1,751 89% 122




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*Price excludes VAT


DECEMBER 2015 | SERVICED APARTMENT

PERfORMANCEServiced apartments in the CBD continued to have the best performance with average occupancy at 89%. Grade A and Grade B occupancy was unchanged at 93% and 85% respectively.

The average gross asking rents were stable at US$29/ sqm/ mth. The average rental rate was US$3,052/ unit/mth for a typical 2-bedroom unit in a popular area with sizes ranging from 80 sqm to 140 sqm.

SUPPLYWith highest density of international companies, embassies, commercial and entertainment centres as well as a wide range of public facilities, the CBD takes the greatest market share at 43%. Its total stock comprises of 1,586 units from 7 Grade A and 11 Grade B projects.

During 2015, Grade A stock increased 10% with the completion of Reverie Residence with 89 units. The market share of Grade A and Grade B is 49% and 51% respectively.

DEMANDAccording to the Statistical Office of Ho Chi Minh City, in 2015, there were 555 newly registered FDI projects, reaching USD2,810.3 million.

The FDI inflows trigger higher demand for accommodation from expatriates. Despite having the highest rents compared to other parts of the city, the CBD is still preferred by expatriates due to prime locations, well-established infrastructure and best services from well-known international operators.

OUTLOOKIn the next three years, the market will have 12 projects providing 2,200 units.

The second half of 2016 will welcome 222 serviced apartments from Ascot Waterfront Saigon developed by Canh Hung Hai Thanh Corporation, an affiliate company under the management of M.I.K Corporation.

Due to limited new supply in the city core in the short term, rents and occupancy rates of existing projects will experience positive correction. .

©2016 Colliers International Research Page 10


Source: HCMC GSO I Colliers International Research


Figure 10: Serviced apartment, Supply by type

Figure 11: Ho Chi Minh City FDI by year

15%

22%

63%

Grade A

Grade B

Grade CGrade C

Grade A

Grade B

Figure 9: Serviced apartment, Performance by type

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91

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29.0

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30.0

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$/sq

m/m

onth

Occupancy Average rental rate

Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4

2011 2012 2013 2014 2015

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Table 5: Significant Serviced Apartment Projects

No. Project Name Address Location Completion Year

Total Room

Average Occupancy

ARR(*) (**)

1 The Landmark 5B Ton Duc Thang District 1 1995 66 95.0% 262 Sedona Suites 65 Le Loi District 1 1996 89 89.0% 30

3 Somerset Chancellor Court 21-23 Nguyen Thi Minh Khai District 1 1996 172 96.0% 34

4 Nguyen Du Park Villas 111 Nguyen Du District 1 2004 41 98.0% 305 The Lancaster 22-22 Bis Le Thanh Ton District 1 2007 55 73.0% 376 Intercontinental Asian Saigon 39 Le Duan District 1 2009 260 95.0% 36

Grade A 683 92.9% 33.5

1 Norfork Mansion 17-21 Ly Tu Trong District 1 1998 126 85.0% 262 Saigon Sky Garden 20 Le Thanh Ton District 1 1998 154 85.0% 263 Somerset HCM 8A Nguyen Binh Khiem District 1 1998 165 94.0% 264 Diamond Plaza 34 Le Duan District 1 1999 42 95.0% 295 Garden View Court 101 Nguyen Du District 1 2000 76 91.0% 316 Ben Thanh Luxury 172-174 Ky Con District 1 2010 88 91.0% 18

7 Lafayette De SaiGon 8 Phung Khac Khoan District 1 2010 18 89.0% 28

8 Vincom Center 45A Ly Tu Trong District 1 2010 60 34.0% 26

9 Nikko Saigon 235 Nguyen Van Cu District 1 2011 54 100.0% 30

10 Saigon City Residence 8A/3D2 Thai Van Lung District 1 2011 17 84.0% 23

11 Spring Court 1Bis Phung Khac Khoan District 1 2011 14 76.0% 23

Grade B 814 85.7% 25.9




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(*) US/sqm/month(**) ARR (Average Rental Rate): All rents are stated in gross rents per sqm, not including VAT and serviced charge

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HCMC CBD Market Report | Dec 2015 (EN)