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By C B Richard Ellis Thursday, 02 September 2010 13:10

The Kuala Lumpur office market was mostly muted during the first half of 2010, with little mmovement in occupancy rates or rentals. As of 2Q 2010, prime average gross asking rents for Grade A offices in Kuala Lumpur were RM 7 per square foot, while overall occupancy was 86.6%. Four buildings, comprising a total of 849,000 square feet of net lettable area, were completed during the period. These included Quill 6, Menara Kencana, Gateway Corporate Suites and BRDB Tower. Of these buildings, Quill 6 is located in the Central Business District(CBD) area, while the others are located in the suburbs of Kuala Lumpur. There was no new supply in the Golden Triangle (GT) during the first half of the year. During 2009, 14 new buildings were completed, for a total of 4.8 million square feet of office space in Kuala Lumpur, of which 3.0 million square feet was pre-let or let in 2009. We estimate that some 1.8 million square feet of vacant space in these buildings was carried over into 2010. Our projections show that another 1.7 million suqare of office space is scheduled to be completed in Kuala Lumpur by end-2010. This includeds Hampshire Place Corporate Office Tower and Menara Worldwide (Golden Triangle), Capital Square Office Tower 2 (CBD), and BRDB  Office Tower, BZ-HUB @ One Mont' Kiara. Looking further forward, we estimate another 2.5 million square feet of office space to be completed in Kuala Lumpur in 2011, with another 4.9 million square feet in 2012. Apart from this, there are numerous projects in the planning stages, accounting for at least 11.0 million square feet. Whether or not a large portion of these projects go ahead as planned will have a profound effect on the KL office market from 2012 onwards. Over the last few years, the initial net yield rates derived from market transactions of Grade aA purpose built office buildings have tended to range from 6.0% to 7.5%. With the popularity of REITs and the influx of foreign investment funds and institutional purchasers in Malaysia, intital net yields in some cases have fallen to as low as 5.50% net yields as observed in the sale of Menara Standard Chartered in 3Q 2008. Currently, yields of up to 6.5%-7.00% can be expected for sales of Grade A office buildings in prime locations. The first half 0f 2010 also saw the announcement by Malaysia's Prime Minister of the NEw Economic Model (NEM), a framework  that is expected to set the course for Malaysia's path towards becoming a high-income economy by the year 2020. One of the key strategies targeted under NEM is to improve the financial services sector includes promoting the country as a hub for integrated Islamic financial services. The cumulative supply of office space in the Klang Valley as of end- 2Q 2010 stood at 79 million square feet, up from 77.7 milion square feet as of end-2009. Of this, the total supply in Kuala Lumpur as of end-2Q 2010 was approximately 63.1 million square feet, of which 41% is located in the Golden Triangle (GT) are, followed by Suburban areas at 28% and CBD at 21%. During 1H 2010, four new office buildings, with a combined NLA of 849,000 square feet, were completed in Kuala Lumpur. Of the rour, only one, Quill 6, was in the KL city centre (KLC), defined as the area comprising Golden Triangle and CBD. Overall Grade A office vacancy has remained stable throughout 1H 2010 at 13.4%. This includes levels of 5.1% in CBD and 13.7% in GT. Suburban area vaacancies remain higher, at 16.9% but this is partly due to newly-completed buildings that have not been fully-occupied as yet. For the purproses of our research, we define occupancy as physical occupancy. As of end-2Q 2010, average gross asking rents for selected prime buildings in the KL city centre were RM7.00 psf. Rents have remained at this level since 3Q 2009. Reports indicate that Shell Malaysia has entered into a pre-let lease agreement for its new corporate office in 248 Sentral at a rate of RM 8 psf for 340,000 square feet. 348 Sentral is an upcoming LEED-certified mixed-use development scheduled for completion in 2012. As detailed in CBRE Research's latest Global Market Rents report, office space in Kuala Lumpur remains among the cheapest in Asia Pacific and globally, at a total occupancy cost of around USD 25 per sft annually. For a complete copy of the Global Market Rents May 2010 report, please contact us. Capital transactions during 2Q 1010 included the sale of two office buildings by UOA Holdings to the UOA REIT. The buildings were Wisma UOA Damansara II, which has an NLA of 297,000 square feet and was sold for Rm 211 million (RM 710 psf) and Menara UOA Bangsar (Parcel B), which has an NLA of 312,000 square feet and sold for RM 289 million (RM 925 psf). Also sold during the quarter were Menara Olympia (RM 200 million) and Wisma Time (RM 78 million).