Institutional attitudes to property investment in the UK — last waltz of the dinosaurs round the ‘prime property’ totem pole?

Summary Institutions which own and develop property are just beginning to recognize that they are offering a product which no longer enjoys a guaranteed market with ever increasing returns. In the increasingly difficult and discerning letting markets of the 1980's they are having to accept that the price (both in rental and capital terms) of the product they own and offer will depend entirely on how it meets the needs of their customers, the tenants. Like many other quasi‐monopolists used to operating in protected markets in the past, they may find the process of adjusting to this new world goes further, last longer and hurts more than they expect. Against that background, the traditional distinctions between ‘prime’, ‘secondary’ and ‘tertiary’ property in the investment market, as well as the old dividing lines between the office, industrial and retail categories are beginning to break down. Hillier Parker, for example, have published research suggesting that rents of secondary shop properties grew much faster than ‘prime’ rents over the past five years. The lowest yields, and highest prices, rents and investment ratings must eventually come together to produce an explosion of relative value in the locations and buildings with the best record and prospect of growing tenant demand.