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OCCUPIER COST INDEX
                           2012


               EUROPEAN OFFICE COST
   PER FULL TIME EQUIVALENT PER YEAR
                     NOVEMBER 23TH, 2012
Agenda


         1 OCI 2012

         2 First trends and impressions

         3 Quick historical overview

         4 Data input from benchmark studies

         5 The new norm EN 15221




            AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012   2
Definition



One single figure that
represents the median total
office cost per FTE per year.



             AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012   3
European OCI 2012




8.350 €/FTE
                    AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012   4
€2.500
                                                                                            €5.000
                                                                                                     €7.500
                                                                                                              €10.000
                                                                                                                        €12.500
                                                                                                                                  €15.000




                                                                              €0
                                                                  Hungary
                                                                                                                                                                     OCI 2012



                                                                  Lithuania

                                                                  Romania

                                                                    Poland


                                                                     Latvia

                                                                  Portugal

                                                                    Turkey


                                                                   Estonia

                                                            Czech Republic
                                                                                                                                            Space & Infrastructure




                                                                     Spain


                                                                    Ireland


                                                                       EU

                                                                      Italy

                                                               Netherlands

                                                                 Germany

                                                                   Belgium
                                                                                                                                            People & Organization




AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012



                                                            United Kingdom


                                                                    France
                                                                                                                                            ICT




                                                                  Denmark


                                                               Luxembourg

                                                                   Sweden
5




                                                                   Norway

                                                               Switzerland
A look inside the AOS Studley OCI

   Country            City    Space & Infrastructure People & Organization          ICT             Total
EU                                            € 4.732              € 1.380                € 2.238            € 8.350
Belgium          Brussels                     € 4.123              € 2.080                € 2.966            € 9.170
Czech Republic   Prague                       € 3.207                € 781                € 1.468            € 5.456
Denmark          Copenhagen                   € 6.783              € 2.235                € 3.381           € 12.399
Estonia          Talinn                       € 2.966                € 703                € 1.417            € 5.086
France           Paris                        € 7.610              € 1.842                € 2.775           € 12.227
Germany          Berlin                       € 4.703              € 1.726                € 2.528            € 8.958
Hungary          Budapest                     € 1.952                € 603                € 1.189            € 3.744
Ireland          Dublin                       € 3.974              € 1.623                € 2.627            € 8.224
Italy            Rome                         € 4.736              € 1.515                € 2.410            € 8.661
Latvia           Riga                         € 2.687                € 603                € 1.272            € 4.562
Lithuania        Vilnius                      € 2.208                € 538                € 1.135            € 3.881
Luxembourg       Luxembourg                   € 8.255              € 1.951                € 2.919           € 13.125
Netherlands      Amsterdam                    € 4.521              € 1.793                € 2.629            € 8.943
Norway           Oslo                         € 8.806              € 2.498                € 3.696           € 15.000
Poland           Warsaw                       € 2.826                € 558                € 1.111            € 4.496
Portugal         Lisbon                       € 2.085                € 869                € 1.679            € 4.632
Romania          Bucharest                    € 2.788                € 451                € 1.007            € 4.246
Spain            Madrid                       € 3.683              € 1.251                € 2.114            € 7.048
Sweden           Stockholm                    € 8.666              € 2.232                € 3.190           € 14.088
Switzerland      Geneva                       € 9.966              € 2.185                € 3.541           € 15.692
Turkey           Istanbul                     € 3.761                € 314                  € 898            € 4.973
United Kingdom   London                       € 7.484              € 1.242                € 2.159           € 10.885



                              AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012                6
Agenda


         1 OCI 2012


         2 First trends and impressions

         3 Quick historical overview

         4 Data input from benchmark studies

         5 The new norm EN 15221




            AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012   7
Major impressions


  Major cost drivers
  1.   Size of a workplace
  2.   Rent
  3.   ICT
  4.   Labor cost


  Cost reduction via
  1. Service level reduction
  2. Service level harmonization
  3. Synergies


  More outsourcing (broader & deeper)

                      AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012   8
After rent prices, labor cost is the second major driver for the office cost

OCI vs. labour costs (EU=100)                                                                                                                                               OCI                 Labourcosts                        EU

200




150




100




50




  0
                Czech Republic




                                                                                                                                           Netherlands


                                                                                                                                                         Norway




                                                                                                                                                                           Portugal
      Belgium




                                           Estonia




                                                          France




                                                                                                         Latvia


                                                                                                                  Lithuania


                                                                                                                              Luxembourg




                                                                                                                                                                  Poland




                                                                                                                                                                                      Romania


                                                                                                                                                                                                Spain


                                                                                                                                                                                                        Sweden
                                                     EU
                                 Denmark




                                                                   Germany


                                                                             Hungary




                                                                                                 Italy
                                                                                       Ireland




                                                                                                                                                                                                                     Switzerland


                                                                                                                                                                                                                                   United Kingdom
                                                          AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012                                                                                              9
Agenda


         1 OCI 2012

         2 First trends and impressions


         3 Quick historical overview

         4 Data input from benchmark studies

         5 The new norm EN 15221




            AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012   10
Building an asset…




        2000           2002            2004                           2006          2010
 First benchmark Benchbase, central  Launch                         Launch      Benchbase on
 Club Financials database in place NL cost index                  BE cost index AOS balance
                                                                                  sheet 800K




                     1.000.000              5.000.000              11.000.000    19.000.000
                      m2 GLA                 m2 GLA                 m2 GLA        m2 GLA


                     AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012          11
European OCI 2012




25 million m² GLA
2.820 objects
1.021.000 workstations




                    AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012   12
Agenda


         1 OCI 2012

         2 First trends and impressions

         3 Quick historical overview


         4 Data input from benchmark studies

         5 The new norm EN 15221




            AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012   13
Benchmark studies supply loads of cost data


1. Check market conformity



2. Identify potential savings


3. Justify decisions


                   AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012   14
Compare costs with reference group



 € 500



 € 375



 € 250



 € 125



   €0
            Site 1                Site 2                   Site 3                Site 4

                     AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012            15
We analyze cost and service level data



 € 500




                                                                                                COST NOMY NESS CLASS
                                                                                                LOW ECO- BUSI- FIRST
 € 375



 € 250



 € 125



   €0
             Site 1                Site 2                   Site 3                Site 4

                      AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012            16
3 types of benchmarks to find cost savings



INTERNAL EXTERNAL PLATFORM



Compare                      Compare with                              Compare
own sites                    similar sites                             amongst peers




                    AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012   17
Agenda


         1 OCI 2012

         2 First trends and impressions

         3 Quick historical overview

         4 Data input from benchmark studies


         5 The new norm EN 15221




            AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012   18
4 Major cost categories for RE and FM


STRATEGIC                                         Facility Management

                            Space &                      People &               Central Functions
TACTIC                   Infrastructure                 Organization
                        Space                          HSSE
                        Outdoors                       Hospitality               Sustainability
                                                       ICT                       Quality
OPERATIONAL             Cleaning
                                                       Logistics                 Risk
                        Workplace                      Bus. support              Identity
                        Primary activities             Org. Specific




                    AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012               19
Contacts



                                                                              Willem van Ansem
                                                                          Consulting & Technology
                                                                Email: w.vanansem@aos-studley.nl



                                                                                  Patrick Waûters
                                                                    Facility Management Services
                                                                  Email: p.wauters@aos-studley.be




           AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012                  20

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Occupancy Cost Index 2012 AOS Studley

  • 1. OCCUPIER COST INDEX 2012 EUROPEAN OFFICE COST PER FULL TIME EQUIVALENT PER YEAR NOVEMBER 23TH, 2012
  • 2. Agenda 1 OCI 2012 2 First trends and impressions 3 Quick historical overview 4 Data input from benchmark studies 5 The new norm EN 15221 AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012 2
  • 3. Definition One single figure that represents the median total office cost per FTE per year. AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012 3
  • 4. European OCI 2012 8.350 €/FTE AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012 4
  • 5. €2.500 €5.000 €7.500 €10.000 €12.500 €15.000 €0 Hungary OCI 2012 Lithuania Romania Poland Latvia Portugal Turkey Estonia Czech Republic Space & Infrastructure Spain Ireland EU Italy Netherlands Germany Belgium People & Organization AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012 United Kingdom France ICT Denmark Luxembourg Sweden 5 Norway Switzerland
  • 6. A look inside the AOS Studley OCI Country City Space & Infrastructure People & Organization ICT Total EU € 4.732 € 1.380 € 2.238 € 8.350 Belgium Brussels € 4.123 € 2.080 € 2.966 € 9.170 Czech Republic Prague € 3.207 € 781 € 1.468 € 5.456 Denmark Copenhagen € 6.783 € 2.235 € 3.381 € 12.399 Estonia Talinn € 2.966 € 703 € 1.417 € 5.086 France Paris € 7.610 € 1.842 € 2.775 € 12.227 Germany Berlin € 4.703 € 1.726 € 2.528 € 8.958 Hungary Budapest € 1.952 € 603 € 1.189 € 3.744 Ireland Dublin € 3.974 € 1.623 € 2.627 € 8.224 Italy Rome € 4.736 € 1.515 € 2.410 € 8.661 Latvia Riga € 2.687 € 603 € 1.272 € 4.562 Lithuania Vilnius € 2.208 € 538 € 1.135 € 3.881 Luxembourg Luxembourg € 8.255 € 1.951 € 2.919 € 13.125 Netherlands Amsterdam € 4.521 € 1.793 € 2.629 € 8.943 Norway Oslo € 8.806 € 2.498 € 3.696 € 15.000 Poland Warsaw € 2.826 € 558 € 1.111 € 4.496 Portugal Lisbon € 2.085 € 869 € 1.679 € 4.632 Romania Bucharest € 2.788 € 451 € 1.007 € 4.246 Spain Madrid € 3.683 € 1.251 € 2.114 € 7.048 Sweden Stockholm € 8.666 € 2.232 € 3.190 € 14.088 Switzerland Geneva € 9.966 € 2.185 € 3.541 € 15.692 Turkey Istanbul € 3.761 € 314 € 898 € 4.973 United Kingdom London € 7.484 € 1.242 € 2.159 € 10.885 AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012 6
  • 7. Agenda 1 OCI 2012 2 First trends and impressions 3 Quick historical overview 4 Data input from benchmark studies 5 The new norm EN 15221 AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012 7
  • 8. Major impressions Major cost drivers 1. Size of a workplace 2. Rent 3. ICT 4. Labor cost Cost reduction via 1. Service level reduction 2. Service level harmonization 3. Synergies More outsourcing (broader & deeper) AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012 8
  • 9. After rent prices, labor cost is the second major driver for the office cost OCI vs. labour costs (EU=100) OCI Labourcosts EU 200 150 100 50 0 Czech Republic Netherlands Norway Portugal Belgium Estonia France Latvia Lithuania Luxembourg Poland Romania Spain Sweden EU Denmark Germany Hungary Italy Ireland Switzerland United Kingdom AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012 9
  • 10. Agenda 1 OCI 2012 2 First trends and impressions 3 Quick historical overview 4 Data input from benchmark studies 5 The new norm EN 15221 AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012 10
  • 11. Building an asset… 2000 2002 2004 2006 2010 First benchmark Benchbase, central Launch Launch Benchbase on Club Financials database in place NL cost index BE cost index AOS balance sheet 800K 1.000.000 5.000.000 11.000.000 19.000.000 m2 GLA m2 GLA m2 GLA m2 GLA AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012 11
  • 12. European OCI 2012 25 million m² GLA 2.820 objects 1.021.000 workstations AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012 12
  • 13. Agenda 1 OCI 2012 2 First trends and impressions 3 Quick historical overview 4 Data input from benchmark studies 5 The new norm EN 15221 AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012 13
  • 14. Benchmark studies supply loads of cost data 1. Check market conformity 2. Identify potential savings 3. Justify decisions AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012 14
  • 15. Compare costs with reference group € 500 € 375 € 250 € 125 €0 Site 1 Site 2 Site 3 Site 4 AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012 15
  • 16. We analyze cost and service level data € 500 COST NOMY NESS CLASS LOW ECO- BUSI- FIRST € 375 € 250 € 125 €0 Site 1 Site 2 Site 3 Site 4 AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012 16
  • 17. 3 types of benchmarks to find cost savings INTERNAL EXTERNAL PLATFORM Compare Compare with Compare own sites similar sites amongst peers AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012 17
  • 18. Agenda 1 OCI 2012 2 First trends and impressions 3 Quick historical overview 4 Data input from benchmark studies 5 The new norm EN 15221 AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012 18
  • 19. 4 Major cost categories for RE and FM STRATEGIC Facility Management Space & People & Central Functions TACTIC Infrastructure Organization Space HSSE Outdoors Hospitality Sustainability ICT Quality OPERATIONAL Cleaning Logistics Risk Workplace Bus. support Identity Primary activities Org. Specific AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012 19
  • 20. Contacts Willem van Ansem Consulting & Technology Email: w.vanansem@aos-studley.nl Patrick Waûters Facility Management Services Email: p.wauters@aos-studley.be AOS Studley Occupier Cost Index 2012 - © AOS Studley 2012 20