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Prime Office Rents Drop 6% in Q2’16 as Oversupply, Low Demand Persist

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Transactions in the prime office market in the second quarter of this year reflected the challenges in the economy and market uncertainties, typified by capital and foreign exchange constraints, as well as the cautious stance taken by investors, fuelled the lull in these transactions which saw rents drop.

Demand was so low that landlords had no option but to drop their rents by 6 percents and more, in some locations. Average asking rents for A-grade offices in Ikoyi were on a downward trend, averaging US$850 per square metre per annum. Achievable rents were 8 percent to 15 percent below asking rents.

In Victoria Island (VI), rents eased by 6 percent to an average asking rent of US$780 per square metre per annum, while achievable rents were 10 percent to 20 percent below asking rents.

Besides the capital and foreign exchange constraints, analysts also attribute this development to the Q1:2016 GDP year-on-year growth figure which showed a decline of -0.36 percent, down from 2.11 percent in Q4:2015 and 3.96 percent in Q1: 2015.This, they say, is the lowest GDP growth in 25 years.

“This low growth figure can be largely attributed to the shrinking of the oil, power and manufacturing industries. The continued poor performance of the economy has lingering effects on the office market”, explains Kola Oseni, a research analyst at Broll Nigeria, in a recent report.

Bismarck Rewane, CEO, Financial Derivatives Company (FDC) Limited, agrees, and also attributes the negative decline in GDP to low consumer confidence and spending power, growing unemployment, rising inflation, now estimated at 16.5 percent, etc.

Oseni notes that though activity picked up marginally through corporate relocations, supply in the market continued to significantly outweigh demand, pointing out that this market reality saw landlords extend concessions by way of rent reduction, favourable lease terms and other tenant incentives in a bid to attract corporate occupiers and increase take-up rates.

Obi Nwogugu, Head, Real Estate Investment Unit of Africa Capital Alliance (ACA), affirmed in an interview in Lagos, that the prime office market was experiencing an oversupply and that landlords were doing their best to beat competition and attract tenants.

“We have to deal with the realities (competition) like everyone else and we think that our building is well positioned with good amenities. The floor-plates are very efficient. We have put in place very compelling green features which will make occupancy cost very competitive”, he assured.

Oseni recalls that the slowdown in activity and high vacancy rates recorded in previous quarters pushed landlords to extend even more concessions to tenants. “In addition to rent reductions, landlords have been more willing to provide other incentives such as fit-out allowances which are attractive to tenants deterred by the large capital expenditure needed to furnish space.

“In some instances, landlords have also been willing to furnish the space on offer on tenant’s behalf. Typically, this cost is amortised over the lease term and has been welcomed by tenants who benefit from the considerable reduction in their upfront costs. Some occupiers sought to take advantage of these opportunities by concluding relocations to better quality space in prime buildings”, he disclosed.

The investment market during this period was not encouraging. The market saw low transaction levels and given the prevailing economic conditions, the period for which assets have been on the market continued to increase with little acquisition interest expressed from potential investors.

Oseni reasons that if the current market conditions persist, a sustained period of downward pressure on rents in prime regions such as Ikoyi and VI is envisaged, adding that from a leasing perspective, the devaluation of the naira has seen an increase in effective rents which are typically pegged to the prevailing interbank rate. “In this regard, the pressure on landlords to extend more concessions in order to attract tenants is likely to remain over the short to medium term”, he predicts.

CEO/Founder Investors King Ltd, a foreign exchange research analyst, contributing author on New York-based Talk Markets and Investing.com, with over a decade experience in the global financial markets.

Crude Oil

Brent Crude Rises to $69 on IEA Report

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Oil prices rose after the release of the International Energy Agency’s (IEA)  closely-watched Oil Market Report, with WTI Crude trading at above $66 a barrel and Brent Crude surpassing the $69 per barrel mark.

Prices jumped even though the agency revised down its full-year 2021 oil demand growth forecast by 270,000 barrels per day (bpd) from last month’s assessment, expecting now demand to rise by 5.4 million bpd. The downward revision was due to weaker consumption in Europe and North America in the first quarter and expectations of 630,000 bpd lower demand in the second quarter due to India’s COVID crisis.

The excess oil inventories of the past year have been all but depleted, and a strong demand rebound in the second half this year could lead to even steeper stock draws, the IEA said yesterday, keeping an upbeat forecast of global oil demand despite the weaker-than-expected first half of 2021.

However, the upbeat outlook for the second half of the year remains unchanged, as vaccination campaigns expand and the pandemic largely comes under control, the IEA said.

Moreover, the global oil glut that was hanging over the market for more than a year is now gone, the agency said.

“After nearly a year of robust supply restraint from OPEC+, bloated world oil inventories that built up during last year’s COVID-19 demand shock have returned to more normal levels,” the IEA said in its report.

In March, industry stocks in the developed economies fell by 25 million barrels to 2.951 billion barrels, reducing the overhang versus the five-year average to only 1.7 million barrels, and stocks continued to fall in April.

“Draws had been almost inevitable as easing mobility restrictions in the United States and Europe, robust industrial activity and coronavirus vaccinations set the stage for a steady rebound in fuel demand while OPEC+ pumped far below the call on its crude,” the IEA said.

The market looks oversupplied in May, but stock draws are set to resume as early as June and accelerate later this year. Under the current OPEC+ policy, oil supply will not catch up fast enough, with a jump in demand expected in the second half, according to the IEA. As vaccination rates rise and mobility restrictions ease, global oil demand is set to soar from 93.1 million bpd in the first quarter of 2021 to 99.6 million bpd by the end of the year.

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Crude Oil

OPEC Expects Increase In Global Oil Demand Raises Members’ Forecast on Crude Supply

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The Organisation of Petroleum Exporting Countries (OPEC) yesterday lifted its forecast on its members’ crude this year by over 200,000 bpd and now expects demand for its own crude to average 27.65mn bpd in 2021.

This is almost 5.2mn bpd higher than last year and around 2.7mn b/d higher than an earlier estimate of the group’s April production.

According to the highlights of the organisation’s latest Monthly Oil Market Report (MOMR), OPEC crude is projected to rise from 26.48 million bpd in the second quarter to 28.7 million bpd in the third and 29.54 million bpd in the fourth quarter of the year.

The report also indicated a fall in Nigeria’s crude production from 1.477 bpd in February to 1.473, a difference of just about 4,000 bpd before rising again in April to 1.548 million bpd, to add 75,000 bpd last month.

OPEC stated that its upward revision of members’ crude was underpinned by a downgrade in the group’s forecast for non-OPEC supply, which it now expects to grow by 700,000 bpd to 63.6mn b/d against last month’s report’s projection of a 930,000 bpd rise to 63.83mn bpd.

The oil cartel projected that US crude output would drop by 280,000 bpd this year, compared with its previous forecast for a 70,000 bpd decline.

On the demand side, OPEC kept its overall forecast unchanged from last month’s MOMR, stressing that it expects global oil demand to grow by 5.95 million bpd to 96.46 million bpd this year, partly reversing last year’s 9.48mn bpd drop.

Spot crude prices fell in April for the first time in six months, with North Sea Dated and WTI easing month-on-month by 1.7 percent and 1 percent, respectively.

On the global economic projections, the cartel said stimulus measures in the US and accelerating recovery in Asian economies might continue supporting the global economic growth forecast for 2021, now revised up by 0.1 percent to reach 5.5 percent year-on-year.

This comes after a 3.5 percent year-on-year contraction estimated for the global economy in 2020.

However, global economic growth for 2021 remains clouded by uncertainties including, but not limited to the spread of COVID-19 variants and the speed of the global vaccine rollout, OPEC stated.

“World oil demand is assumed to have dropped by 9.5 mb/d in 2020, unchanged from last month’s assessment, now estimated to have reached 90.5 mb/d for the year. For 2021, world oil demand is expected to increase by 6.0 mb/d, unchanged from last month’s estimate, to average 96.5 mb/d,” it said.

The report listed the main drivers for supply growth in 2021 to be Canada, Brazil, China, and Norway, while US liquid supply is expected to decline by 0.1 mb/d year-on-year.

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Crude Oil

Oil Rises Over Concerns of Fuel Shortages

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Oil prices rose on Tuesday, as lingering fears of gasoline shortages due to the outage at the largest U.S. fuel pipeline system after a cyber attack brought futures back from an early drop of more than 1%.

Brent crude futures rose 35 cents, or 0.5%, to $68.67 a barrel. U.S. West Texas Intermediate (WTI) crude futures rose 49 cents, or 0.8%, to $65.41.

Benchmark gasoline futures prices rose 1 cent to $2.14 a gallon.

On Monday, Colonial Pipeline, which transports more than 2.5 million barrels per day (bpd) of gasoline, diesel and jet fuel, said it was working to restore much of its operations by the end of the week.

Right now there’s a generalized anxiety premium being built into prices because of Colonial and it’s keeping a floor under the market,” said John Kilduff, partner at Again Capital LLC in New York.

Fuel supply disruption has driven gasoline prices at the pump to multi-year highs and demand has spiked in some areas served by the pipeline as motorists fill their tanks.

Traders booked at least four tankers to store refined oil products off the U.S. Gulf Coast refining hub after a cyber attack that knocked out the pipeline, shipping data showed on Tuesday.

North Carolina, the U.S. Environmental Protection Agency and Department of Transportation issued waivers allowing fuel distributors and truck drivers to take steps to try to prevent gasoline shortages.

OPEC on Tuesday raised its forecast for demand for its crude by 200,000 bpd and stuck to its prediction of a strong recovery in global oil demand this year as growth in China and the United States counters the coronavirus crisis in India.

Meanwhile, the rapid spread of infections in India has increased calls to lock down the world’s second-most populous country and the third-largest oil importer and consumer.

India’s top state oil refiners have already started reducing runs and crude imports as the new coronavirus cuts fuel consumption, company officials told Reuters on Tuesday.

On the bullish side for crude, analysts are expecting data to show U.S. inventories fell by about 2.3 million barrels in the week to May 7 after a drop of 8 million barrels the previous week, a Reuters poll showed.

Gasoline stocks are expected to have fallen by about 400,000 barrels, analysts estimated ahead of reports from the American Petroleum Institute on Tuesday and the U.S. Energy Information Administration on Wednesday.

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