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Oman real estate market constrained by oversupply
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By theedgeproperty.com
Friday, 13 January 2012 14:33 Bookmark and Share

KUALA LUMPUR/MUSCAT (Jan 13): Real estate consultancy Cluttons said demand in Oman's residential housing market will remain strong, buoyed by high oil prices and a robust economy. However, it noted that there will be constraints due to oversupply, and buyers and tenants will very much be governing the residential sector trends for 2012.

According to the firm, average tenant budgets have fallen over recent years while tenant expectations have risen as they seek greater quality and value for money.

"Tenants will continue to look for well-designed and built properties with features such as good quality fixtures and fittings, outdoor space, excellent maintenance and leisure facilities. It is apparent that tenants are increasingly willing to compromise on the size and even location of a property rather than on its quality," it said in a statement recently.

Cluttons foresees a two-tier market developing where well-designed properties suited to tenant's needs will have relatively stable rents and high occupancy rates, while properties which are poorly designed or built will see declining rental values and increasing voids.

In 2012, Cluttons said landlords will have to work harder to compete and provide real value for money by meeting tenant expectations.

Sales will be somewhat unpredictable with both buyers and owners playing a waiting game. With new projected plans for housing scheduled to go online in 2012, Cluttons is cautiously optimistic about the growth of the residential sales market for 2012.

The commercial sector will see more Grade A office developments completing in the near future.

The majority of office stock in Muscat is Grade B or C with a limited availability of Grade A space. This will change over the coming year as a number of large scale Grade A office projects will be completing. Four recently or soon to be completed developments alone will add approximately 158,000 sq m of Grade A office space to the market. Due to the increasing oversupply of office space, Cluttons predicts rental values for office space to soften further.

Demand for office space in the capital will remain relatively steady over the next 12 months. The majority of demand will remain, however, on smaller spaces of up to 500 sq m: flexibility in office space design to cater for smaller space occupiers will be vital. Suitable car parking facilities will remain a key feature in attracting office space tenants.

While there is strong interest in Grade A office space, many tenants will continue to be unwilling to pay a significant premium in comparison to the rental values for Grade B space in the same area.

In an increasingly competitive market, landlords will need to adopt proactive leasing strategies in order to secure tenants. Methods that Cluttons expects to see increasingly used include initial rent-free periods or stepped rents over the term of the lease. High quality, professional property management will be vital in attracting and retaining tenants.

Muscat has about 300,000 sq m of retail space in purpose-built retail centres not including a large number of ground floor retail units and showrooms in mixed-use buildings as predominant in areas such as Ruwi, Ghubrah North and Al Khuwair. Over the next 18 months, an additional 100,000 sq m of good-quality retail mall space will be completed but Muscat City Centre is expected to continue dominating the retail mall sector in terms of footfall and rental values.

Cluttons sees continued demand for smaller retail space, in particular from the food and beverage sector — where potential retail tenants are searching for space within successful shopping destinations — attracted by proven footfall and/or in prominent locations with ample car parking provision. Demand will remain strong for established shopping malls with proven footfalls but some of the newer retail malls will continue to perform below expectations and be less attractive to potential tenants.

The consultancy predicts continued growth of the industrial and logistics sector, with the ongoing development of shipping ports, free-trade and industrial zones in Salalah and Sohar.

"Greater certainty on the development of the new industrial city at Duqm, increased clarity from the government as to plans for the development of the industrial and logistics sectors, and continued investment in transport and power infrastructure will help to drive forward the development of the industrial and logistics sector," it said.

Demand is expected to remain strong and rental rates steady for warehousing in the Muscat and Batinah areas, as supply of warehousing in the rental market remains constrained. Cluttons expects to see an increased development of warehousing, particularly in the Barka area and new industry free zones in Salalah and Sohar.

 

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