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The attractiveness of world-class business districtsParis La Dfense vs. its global competitorsNovember 20173The attractiveness of world-class business districtsContentsContents 3Editorial 4Executive summary 6The factors shaping the attractiveness of business districts are changing fast 6Paris La Dfense ranks fourth worldwide and second in Europe 7Five trends shaping the future of global business districts 7Introduction: a landmark survey of the attractiveness of global business districts 8EY-ULI survey of the attractiveness of world-class business districts aims to evaluate how district attractiveness really compares 9Conducted by an international team of experts 9Selecting and reviewing 17 global business districts 10The five key drivers for business district attractiveness 13Part 1: The 2017 Global Business Districts ranking 16Overall ranking: Paris La Dfense is fourth among global business districts in 2017 17Factor 1: Capacity to attract and retain talent 20Factor 2: Quality of urban environment 22Factor 3: Proximity to markets, clients and partners 24Factor 4: Location with national and global influence 26Factor 5: Offering numerous and high-quality offices 28Part 2: Five trends shaping the future of global business districts 301. The attractiveness of business districts and their metropolises is entwined 312. Business districts are becoming places to be 323. More flexible use of space is transforming the cost equation 354. Business districts are opening up to start-ups 365. Image building and marketing are key for business districts 37Methodology 38Ranking methodology: an approach built around the priorities of global users 39For complementary information check out our website: business-districts-attractiveness The attractiveness of world-class business districts4 Carried out jointly by EY and the Urban Land Institute (ULI), the study is based upon a global survey of users and property professionals, complemented by a battery of quantitative, objective and comparable metrics.Why study the worlds leading business districts? Firstly, because they are leading centers of economic power. They are home to global companies and their service providers, and to many of the worlds banks.They are increasingly centers for retailing, culture and tourism. Although conceived as office parks, modern business districts have become cities within cities. They are increasingly open, diverse and connected, and more than ever essential to the attractiveness of their host cities.Secondly, because the global economic order is being transformed by the emergence of powerful new companies, disruptive innovation, and profound environmental and demographic changes. To remain attractive, business districts must appeal to emerging activities and new generations, which their planners and developers cannot ignore. Global shock waves are accentuating competition between districts to host strategic functions as the contest between leading European cities on the eve of Brexit attests.Finally, because our study demonstrates that, in the race to enhance attractiveness, new factors have become critical: access to talent, developing mixed uses, openness to start-ups and the capacity to adapt to new ways of working.Confronted by these new imperatives, cities and their business districts are proving more agile than states and their governments. They are expanding, refurbishing and transforming themselves so as to retain and attract companies, entrepreneurs, students, residents and visitors to dense city districts that blend high-rise buildings with an ever-richer tableau of activities and attractions. In this first edition of our international business districts survey, we have focused on the ways in which business districts are adapting and changing to meet new challenges. We would like to thank the hundreds of business executives, architects, property professionals, experts and residents of the worlds business districts who helped the ULI and EY teams explore the fascinating transformation that is now under way in business districts around the world.Marc LhermitteEY Advisory PartnerEditorial EYThis is the worlds first survey of the attractiveness of international business districts, and its findings about their development and performance are revelatory. 5The attractiveness of world-class business districtsThis report highlights how expectations are changing around the environment that business districts must provide to remain competitive. In the past, the availability of a large amount of top-quality commercial space would have been enough to attract international corporate tenants. Today, however, the single-use business district deserted after the end of the working day is no longer an attractive proposition. Our research shows that, first and foremost, businesses want offices in locations with access to skills and talent. To attract this talent, business districts must create a live-work-play environment.From Singapore to Amsterdam, business districts are becoming increasingly mixeduse and less distinguishable from traditional city centers. Housing, co-working spaces, street food markets and event spaces are now all common features of business districts. These features have shifted in a relatively short period of time from being a value-add to a baseline requirement to compete.The findings of this research reflect a transition occurring across the real estate industry. A prime location and quality physical spaces remain key elements to remaining competitive, but the definitions of “prime“ and “quality“ are changing quickly. Driven by the competition for talent, companies that occupy space in business districts increasingly demand a more pleasant environment to work, relax and live in. To thrive, business districts will need to offer what ULI calls “good density“ mixed-use, well-connected environments with high-quality green and public space. This strong demand for mixed use implies that the traditional boundaries between sectors such as office, retail and residential are blurring. Companies also require more services and greater flexibility from asset owners and managers. For business districts, remaining competitive in this environment requires a joined-up approach across sectors and offering “space as a service“ instead of just letting a building. This is particularly important when trying to attract start-ups, technology companies and other businesses that make up the innovation economy. To attract these companies in particular, business districts need to offer a more diverse and affordable range of options to potential tenants, including co-working spaces. Policy-makers and public officials who oversee business districts must work with asset owners, managers and occupiers to create the type of district that can thrive in this new climate. The study also highlights the connection between the attractiveness of business districts and the appeal of the city in which they are located. As ULI has highlighted in other recent research, city competitiveness is related to an array of characteristics, from the quality of the labor force to the regulatory environment. While many of these factors will be outside the control of those who oversee business districts, this research identifies a number of innovative initiatives that business districts are undertaking to create attractive urban settings. These range from projects focusing on placemaking and improving the urban landscape, to creating incubators to support start-ups and training programs to nurture talent. This report was informed by our members industry leaders whose survey responses and interviews helped establish the criteria for successful business districts. Their views and opinions make one thing very clear: successful business districts are no longer just locations for work. The business districts of today and the future must be diverse, dynamic and multidimensional places for living. Lisette Van DoornChief Executive Officer, ULI EuropeEditorial ULIULI is pleased to have worked with EY on this groundbreaking assessment of the attractiveness of business districts globally. The findings reflect many of the major trends we have observed through our research that are reshaping the real estate industry.The attractiveness of world-class business districts is a unique study carried out for Pariss La Dfense business district by EY and ULI, which were chosen for their expertise in attractiveness issues and urban development, and for their global reach. The survey measures the comparative attractiveness of 17 leading business districts around the world. It is based upon almost 40 objective and quantifiable indicators, a global online survey of 226 members of the ULI network, and 35 in-depth interviews with experts in the 17 selected business districts. Executive summaryThe factors shaping the attractiveness of business districts are changing fastIn your opinion, please rank the importance of the following drivers for companies when deciding to establish activities in a business district.Access to skills is the top priority for 70% of occupiers questioned.The quality of development, market proximity and economic influence are the foundations of business district attractiveness.Cost competitiveness and the availability of high-quality offices are prerequisites, for companies when evaluating districts.To attract and retain talent70%To be part of an attractive urban environment47%To be part of a central and global environment46%To find business opportunities43%Cost competitiveness35%To enjoy tailored offices14% of “very important“Source: EY-ULI business district e-survey, April-May 2017 (total respondents: 226).EYULI Urban Land InstituteThe attractiveness of world-class business districts6 7The attractiveness of world-class business districts In the overall ranking, Paris La Dfense takes fourth place. The City of London came first, followed by Midtown New York and Marunouchi in Tokyo. However, Paris La Dfense comes out ahead of both Londons Canary Wharf, which is ranked fifth, and the Financial District of New York, placed sixth. The ranking is heavily influenced by the economic weight of the cities where the business districts are located. The gross domestic product (GDP) of the le-de-France region, of which Paris is the center, is the third-largest among regions surveyed, behind those of Tokyo and New York. However, that is partly counterbalanced by its ability to exert its pull in other ways, as shown by the fact that 27 companies in the Fortune Global 500 are headquartered in le-de-France compared with 16 in Greater London and 17 in the New York metropolitan area. The exceptional capacity for innovation of Paris La Dfense can be leveraged to strengthen its leadership position. Three percent of GDP in the Paris region is devoted to research, as opposed to just 1% in Greater London. La Dfense also benefits from offering continental Europes biggest concentration of offices. Paris La Dfense does very well on access to talent, but faces tough competition on this strategic issue. Although the regions population is highly qualified 46% of the workforce have university degrees qualification levels are even higher in New York (48%), London (56%) and Tokyo (59%). Paris La Dfense needs to make further improvements to the quality of its urban environment. It ranks seventh on this measure, and falls behind other business districts in the quality of services for workers in particular. La Dfense must continue structural efforts to enhance activities and promote itself more effectively.Paris La Dfense ranks fourth worldwide and second in EuropeFive trends shaping the future of global business districts Business districts are becoming ever more closely interlinked with their host city. The location decisions of big international companies are often tied to national and city criteria, such as political stability, market proximity, transport infrastructure, and size and quality of the labor pool, over which business districts have little influence. But similarly, the success of a particular business district is often critical to the economic success and attractiveness of its host city. Business districts are becoming “places to be.“ Responding to the expectations of a broadening swathe of users, including tourists, consumers and residents, business districts are seeking to develop a greater functional mix and a higher-quality range of services for those who want to work, live and play. The search for flexibility is transforming the way costs are perceived. Economic competitiveness no longer hinges upon rents alone, but now embraces, in particular, the optimization of workspace design, location, and the quality of the workplace environment as a tool to attract and retain talent. The approach to the cost equation is much more complex than simply negotiating the lowest rents. International companies remain the main target clients for business districts, but start-ups increasingly form part of their ecosystem. To attract start-ups, business districts have to offer facilities that appeal to entrepreneurs, who seek flexible leases and space, quality of life, distinctive buildings and affordable costs. Perceptions of some business districts fail to recognize their strong underlying performance. Global financial hubs still benefit from an international image and reputation founded upon their historic role and high level of specialization. The challenge for the less visible, but more diverse, business districts is to leverage their greater range of activities and uses, which seem better aligned with the changing needs of business district tenants.Attract and retain talentsAttractive urban environmentProximity to markets, clients and partnersNational and global influenceHigh- quality officesParis La Dfense ranking according to each attractiveness criteria*Business district Ranking EY-ULI IndexThe City London 1 61.5Midtown New York 2 58.7Marunouchi Tokyo 3 52.1La Dfense Paris 4 50.5Canary Wharf London 5 49.6Financial District New York 6 48.2The Loop Chicago 7 46.4Downtown Core Singapore 8 45.7Chaoyang Beijing 9 41.1Bankenviertel Frankfurt 10 37.3Central District Hong Kong 11 36.6Zuidas Amsterdam 12 36.6Dubai International Financial Centre (DIFC) Dubai 13 34.0Pudong-Lujiazui Shanghai 14 32.3Paulista Avenue So Paulo 15 20.2Sandton Johannesburg 16 16.9Bandra Kurla Complex Mumbai 17 6.0General ranking476421 1 1 1 1London, The CitySingapore, Downtown CoreTokyo, MarunouchiLondon, The CityNew York, Midtown*When looking at costs, users are following a value for money approach. Therefore cost-competitiveness criteria are not part of the general ranking but treated separately in part 2, p. 35Introduction9The attractiveness of world-class business districtsA landmark survey of the attractiveness of global business districtsEY-UL
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