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News release

Salt Lake City, UT

Salt Lake City’s Skyline Office Space Commands Top Dollar, But Rent Growth Expected to Moderate

JLL’s 2016 Skyline reveals that tenants demand more bang for their buck as trophy rental rates continue to command a premium


SALT LAKE CITY, June 22, 2016 – Rents for the office buildings that make up the Salt Lake City’s skyline have jumped into record territory in 2016 — an average of $22.77 per square foot, 4.6 percent higher than the first quarter of 2015. And rents for trophies (those ultra-premium office towers within the Skyline) are even pricier at $27.63 per square foot. But JLL’s 2016 Skyline shows that rent growth may be moderating, especially in high-growth markets that have recorded consistent rent appreciation over the last several years.

“Vacancy within Skyline properties continues to trend downward, offering fewer reprieve options for tenants.” said TJ Jaroszewski, Senior Research Manager. “Over the past five years, rent growth in these properties has mostly remained flat; going forward in the next three years, however, we expect increases to measure closer to 1.5 to 2.5 percent annually.”

New construction commands a premium

Owners, especially those with Skyline properties currently under construction, still have the upper hand for now. Rents for those rising towers are hitting $26.40 per square foot, a nearly 16 percent premium over average Skyline asking rents due to greater efficiencies inherent in such factors as layouts and operating costs. Salt Lake City’s most significant project, set to deliver later this year, is asking upwards of $37.00 per square foot.

Modest declines in investment volumes

Overall investment volumes into the Skyline fell slightly in 2015, due to strong demand and liquidity for Skyline assets earlier in the economic cycle as well as the generational nature of many acquisitions since the Global Financial Crisis. The scarcity of opportunities meant only 9.5 percent of the Skyline across North America traded in 2015, down from 10.7 percent in 2014. However, the drop in investment volumes in the first quarter of 2016 was even more precipitous—down more than 72 percent in primary markets and nearly 47 percent in secondary markets.

“The Salt Lake market is currently trading at record low cap rates and record high prices per foot across product types,” said Eric Gustafson, Senior Vice President, JLL Capital Markets. “Investors are still eager to acquire assets in Utah given its diverse employment drivers, its continually increasing level of national recognition as an up-and-coming market and its proven stability through the previous downturn. Owners, generally, are reluctant to trade given their perception that values will remain elevated for the foreseeable future and the ever-present conundrum of reinvestment alternatives. Together, these factors have led to a reduction in transaction volume.”

Foreign investors now own more than 14 percent of the Skyline, with Canadians and Germans claiming more than 60 percent of that total. In 2015, those cross-border buyers remained focused on the biggest and the best—with more than 60 percent of those dollars targeting trophy assets. And they haven’t strayed far—planting nearly 94 percent of their investment dollars into primary markets such as New York ($4.6B), Boston ($1.4B) and Seattle-Bellevue ($700M).

This has caused a change in investment strategies across North America. Challenged by peak pricing and scarce investment opportunities, both foreign and domestic buyers will continue to be drawn to hot secondary markets where rent growth is still achievable and tenant demand will persist in the months to come. Atlanta, Portland, Miami and even Cincinnati, Phoenix and Pittsburgh have all benefitted from that interest.

What have you done for me lately?

Despite the rise in popularity of older creative buildings and fringe markets, assets within the Skyline are still the gold standard, but owners need to stay mindful they don’t tarnish with complacency. For example, in sunny downtown Salt Lake City, that means landlords have had to make significant lobby and plaza upgrades.

“111 South Main, the newest tower in downtown Salt Lake, is setting the standard for Class A office space.” said Jim Balderson, Managing Director with JLL Salt Lake City. “With its dramatic glass lobby, personalized in-floor HVAC and automatic window coverings, 111 Main proves that it’s the little things that add up and set it apart from the competition. We expect other Class A towers to follow suit – adding rooftop decks, upgrading common areas and adding other features that attract today’s workforce.”

About the Skyline Review

Investors and tenants alike can access JLL’s Skyline via a digital platform. The fully interactive website will feature JLL’s proprietary market insights regarding office supply, demand, rents, leverage and investment into 52 markets across the United States and Canada, with the ability to compare and contrast individual markets or multiples of markets as well as individual properties or portfolios. In addition, the site will offer videos and infographics. All information will also be available via mobile access.

About JLL

JLL (NYSE: JLL) is a professional services and investment management firm offering specialized real estate services to clients seeking increased value by owning, occupying and investing in real estate. A Fortune 500 company with annual fee revenue of $5.2 billion and gross revenue of $6.0 billion, JLL has more than 280 corporate offices, operates in more than 80 countries and has a global workforce of more than 60,000. On behalf of its clients, the firm provides management and real estate outsourcing services for a property portfolio of 4.0 billion square feet, or 372 million square meters, and completed $138 billion in sales, acquisitions and finance transactions in 2015. Its investment management business, LaSalle Investment Management, has $58.3 billion of real estate assets under management. JLL is the brand name, and a registered trademark, of Jones Lang LaSalle Incorporated. For further information, visit www.jll.com.