Contents Introduction Comparing rents around the world Annual changes in rents Regional analyses Asia Western Europe Central and Eastern Europe North America Latin America Middle East and Africa Australia and New Zealand Comparison of worldwide utilities costs About this report 2 13 4 8 14 18 22 26 38 42 46 30 34 ECA Global Perspectives Accommodation 2 ECA Global Perspectives Accommodation Introduction Careful consideration of accommodation policy is integral to creating an appropriate international assignment package. The right choice of housing for an employee can play a significant role in determining the success of an assignment, and contributions towards the costs of accommodation will form a large proportion of any remuneration package. Developing a good understanding of the factors that influence where expatriates tend to live, and being appraised of the high costs associated with this accommodation, are essential preparation. While the quality of accommodation available in a particular area of a city will contribute towards that areas suitability, other factors are also important. Proximity to primary business districts, embassies, international schools, open spaces or social focal points can all lead expatriates to that district, and a concentration of expatriates will in itself attract more. Districts that have proved popular for one or more of these reasons will largely continue to attract expatriates over time, although the distribution of expatriates within a city can change as civic redevelopment or the construction of new high-standard accommodation makes other neighbourhoods attractive. In some areas, security is of paramount importance. In many locations around the world, secure expatriate accommodation is restricted to areas away from the city centre, in enclosed communities and comes with a premium. Generally, this type of accommodation is favoured by companies as the alternatives, if available at all, can involve separate provision of extensive and expensive security measures. As well as the quality and location of properties, the size of accommodation is an important consideration. There are often regional variations in property size and type, and therefore significant differences in the number of people a certain property type will comfortably house. A two bedroom apartment in Tokyo, for instance, may only be big enough to reasonably accommodate one person. In some major US cities, on the other hand, a two bedroom apartment will typically be more generously proportioned and could house a family of three or four. For many of the reasons given above, the cost of accommodation while on assignment can be very high. Over 90% of companies responding to ECAs 2011 Expatriate Salary Management Survey stated that they contribute towards the cost of an assignees host country accommodation. Most of these companies aim to cover rental costs in full, up to a specified ceiling. Associated accommodation costs such as maintenance charges and utility costs are often provided for in addition to monthly rents. Where the property is unfurnished, the additional costs of shipping the assignees furniture or sourcing suitable furniture locally will also need to be taken into consideration. Another factor to consider is seasonality. Advertised rents for properties can fluctuate, and are typically higher just before the beginning of the scholastic year as local people and expatriates compete to move in before the start of term. Employment Conditions Abroad Ltd 2012 3 Even when a contribution towards housing is made by the employee, accommodation costs will account for a high proportion of an assignment package. More than half of companies responding to the same survey also bear any additional tax due on benefits including housing, further increasing the total cost of an assignment. Allowances provided for accommodation are almost always taxed in full; concessions may exist in some countries where the employer provides the benefit directly by leasing the property on the employees behalf, for example. Multinationals with small expatriate populations tend to have a less structured approach to dealing with housing budgets, and can afford to have more flexible attitudes, but it is still important to factor in housing costs early in the assignment salary package design. Companies with large numbers of expatriates need to have a more structured system for setting suitable allowances and often create policies which make provision for different sizes and types of accommodation according to family size, seniority and location. ECAs accommodation reports are designed to facilitate both approaches. This Global Perspectives report compares data for 118 cities in 67 of the countries for which ECA produces detailed accommodation data, using the average rental costs for three-bedroomed apartments around the world. It looks at the factors responsible for the wide range of accommodation costs seen from location to location and examines how rents have moved in recent times, investigating common reasons for these sometimes extreme changes, before looking at regions around the world in greater detail. All the information contained in this report has been taken from ECAs location-specific Accommodation reports, available as part of a subscription to ECA or on an ad-hoc basis from the online shop at www.eca-international.com. Even when a contribution towards housing is made by the employee, accommodation costs will account for a high proportion of an assignment package ECA Global Perspectives Accommodation The figures referred to in this report are taken from ECA Internationals latest Accommodation survey. Conducted during late 2011, it forms a snapshot of the global expatriate housing market as of September 2011. Where applicable, currency conversions have been made using an average of the exchange rates published by the Financial Times during the period 23rd August 6th September 2011. 4 ECA Global Perspectives Accommodation Employment Conditions Abroad Ltd 2012 0 1000 2000 3000 4000 5000 6000 7000 8000 9000 10000 11000 12000 H o n g
K o n g
( H o n g
K o n g )
J a p a n
( T o k y o )
R u s s i a
( M o s c o w )
U n i t e d
S t a t e s
o f
A m e r i c a
( N e w
Y o r k )
U n i t e d
K i n g d o m
( L o n d o n )
V e n e z u e l a
( C a r a c a s )
C o l o m b i a
( B o g o t a )
S i n g a p o r e
( S i n g a p o r e )
N i g e r i a
( L a g o s )
S w i t z e r l a n d
( Z u r i c h )
B r a z i l
( R i o
d e
J a n e i r o )
I n d i a
( M u m b a i )
K o r e a
R e p u b l i c
( S e o u l )
A u s t r a l i a
( S y d n e y )
F r a n c e
( P a r i s )
C h i n a
( S h a n g h a i )
S w e d e n
( S t o c k h o l m )
A r g e n t i n a
( B u e n o s
A i r e s )
I t a l y
( R o m e )
T u r k e y
( I s t a n b u l )
L u x e m b o u r g
( L u x e m b o u r g
C i t y )
N o r w a y
( O s l o )
U n i t e d
A r a b
E m i r a t e s
( D u b a i )
C h i l e
( S a n t i a g o )
D e n m a r k
( C o p e n h a g e n )
N e t h e r l a n d s
( A m s t e r d a m )
T a i w a n
( T a i p e i )
G h a n a
( A c c r a )
Q a t a r
( D o h a )
M e x i c o
( M e x i c o
C i t y )
I n d o n e s i a
( J a k a r t a )
T h a i l a n d
( B a n g k o k )
M o n t h l y
r e n t a l
c o s t
( U S D )
Comparing rents around the world Properties may be furnished or unfurnished according to typical provision for this type of apartment in the cities shown. Service charges have been included where these are typically covered by the rent. Utilities costs have not been included except in rare circumstances where they are included in the rent. 5 ECA Global Perspectives Accommodation Commentary overleaf
V i e t n a m
( H o
C h i
M i n h
C i t y )
P h i l i p p i n e s
( M e t r o - M a n i l a )
K a z a k h s t a n
( A l m a t y )
A u s t r i a
( V i e n n a )
P o l a n d
( W a r s a w )
N e w
Z e a l a n d
( A u c k l a n d )
I r i s h
R e p u b l i c
( D u b l i n )
S p a i n
( M a d r i d )
K u w a i t
( K u w a i t
C i t y )
F i n l a n d
( H e l s i n k i )
C a n a d a
( T o r o n t o )
M o r o c c o
( C a s a b l a n c a )
B e l g i u m
( B r u s s e l s )
S o u t h
A f r i c a
( J o h a n n e s b u r g )
G e r m a n y
( B e r l i n )
P o r t u g a l
( L i s b o n )
G r e e c e
( A t h e n s )
S e n e g a l
( D a k a r )
C z e c h
R e p u b l i c
( P r a g u e )
P e r u
( L i m a )
B a h r a i n
( M a n a m a )
H u n g a r y
( B u d a p e s t )
E g y p t
( C a i r o )
R o m a n i a
( B u c h a r e s t )
C r o a t i a
( Z a g r e b )
M a l a y s i a
( K u a l a
L u m p u r )
S l o v a k i a
( B r a t i s l a v a )
E c u a d o r
( Q u i t o )
O m a n
( M u s c a t )
K e n y a
( N a i r o b i )
S l o v e n i a
( L j u b l j a n a )
L i t h u a n i a
( V i l n i u s )
C y p r u s
( N i c o s i a )
B o s n i a
( S a r a j e v o )
P a k i s t a n
( K a r a c h i )
This analysis compares average monthly rents for mid-range three bedroom apartments in major cities worldwide (one per country), from ECA Internationals latest global Accommodation survey. To aid comparison all rents have been converted to USD. 6 ECA Global Perspectives Accommodation Employment Conditions Abroad Ltd 2012 Rental costs of expatriate accommodation vary widely from location to location, as this comparison of monthly costs for three-bedroom apartments around the world shows. Whereas the average cost of renting a three- bedroomed apartment in Hong Kong is USD 11 800 per month, a mid-range property of comparable quality in Karachi costs 33 times less at a modest USD 360. There are many factors that contribute to these large variations, and these are outlined here and examined more closely in the following regional analyses. It may come as little surprise that the top five places in ECAs ranking are filled by the densely populated business hubs of Hong Kong, Tokyo, Moscow, New York and London. In such large metropolitan areas, properties within reach of business and financial districts are centrally located and highly sought after. With land space at such a premium in these central areas, demand inevitably outstrips the supply of available properties. With little room for expansion, and strong recent performance in the financial markets, Hong Kong looks set to retain its position as the most expensive place for assignees to rent for some time. By contrast, and with the exception of Dubai, major destinations in the Middle East are not constrained by available land, and they rank among the more affordable locations in our survey. Personal security levels in cities can have a major influence on rental costs. Security is a high priority in Caracas, Bogota and Lagos, and expatriate accommodation features enhanced security measures by necessity, lifting rental rates in these cities. With the highly performing petroleum and oil industries in Nigeria and Venezuela keeping expatriate numbers at high levels, sustained demand for secure accommodation in these locations is likely to keep rental costs high for the foreseeable future. Comparing rents around the world 7 ECA Global Perspectives Accommodation Established business centres, such as the European capitals of Rome, Paris and London have long attracted foreign investment and therefore have housed expatriates for many years, often creating areas favoured by particular nationalities and generating their own market rates, evidenced in their high ranking. By contrast, business interest in many Eastern European locations such as Ljubljana, Bratislava and Sarajevo is far more recent, and their respective housing markets are less mature. Average rents for these locations are among the cheapest in the world. Rental costs in North America and Australia have recently been pushed higher by stagnation in the sales markets. In the USA, in particular, more stringent requirements for mortgages following the collapse of the sub-prime market, have meant that considerably more people are renting than buying, squeezing the market. Many of the cities at the upper end of the chart are also renowned for being expensive places in which to purchase day-to-day goods and services. Tokyo and Zurich, for example, are among the top five most expensive cities in the world for everyday cost of living, and also feature in the top ten of our accommodation rankings. Karachi is the cheapest location in both ECAs accommodation and cost of living survey. General living costs can be a useful indicator of the likely cost of accommodation, although this is not always the case; the day to day cost of living in India is one of the lowest in the world but the cost of renting an apartment in Mumbai is very high, putting it in the top twenty most expensive. This pattern is repeated in many major Indian cities as a lack of availability of high- standard accommodation leads to demand pressures, driving rents upwards. General living costs can be a useful indicator of the likely cost of accommodation, although this is not always the case -10% -15% -5% 0% 5% 10% 15% 20% 25% 30% 35% V e n e z u e l a
( C a r a c a s )
K e n y a
( N a i r o b i )
C h i l e
( S a n t i a g o )
B r a z i l
( R i o
d e
J a n e i r o )
U n i t e d
K i n g d o m
( L o n d o n )
H o n g
K o n g
( H o n g
K o n g )
B o s n i a
( S a r a j e v o )
S w e d e n
( S t o c k h o l m )
A r g e n t i n a
( B u e n o s
A i r e s )
C h i n a
( S h a n g h a i )
U n i t e d
S t a t e s
o f
A m e r i c a
( N e w
Y o r k
N Y )
I n d i a
( M u m b a i )
I n d o n e s i a
( J a k a r t a )
K u w a i t
( K u w a i t
C i t y )
P h i l i p p i n e s
( M e t r o - M a n i l a )
R u s s i a
( M o s c o w )
N o r w a y
( O s l o )
N e w
Z e a l a n d
( A u c k l a n d )
M e x i c o
( M e x i c o
C i t y )
T a i w a n
( T a i p e i )
A u s t r a l i a
( S y d n e y )
K a z a k h s t a n
( A l m a t y )
G h a n a
( A c c r a )
S l o v e n i a
( L j u b l j a n a )
S o u t h
A f r i c a
( J o h a n n e s b u r g )
F i n l a n d
( H e l s i n k i )
S e n e g a l
( D a k a r )
C o l o m b i a
( B o g o t a )
C a n a d a
( T o r o n t o )
G e r m a n y
( B e r l i n )
A u s t r i a
( V i e n n a )
P e r u
( L i m a )
A n n u a l
c h a n g e
i n
m o n t h l y
r e n t a l
c o s t s
f o r
a
t h r e e
b e d r o o m
a p a r t m e n t
i n
l o c a l
c u r r e n c y 8 ECA Global Perspectives Accommodation Employment Conditions Abroad Ltd 2012 Annual changes in rents
D e n m a r k
( C o p e n h a g e n )
P a k i s t a n
( K a r a c h i )
S i n g a p o r e
( S i n g a p o r e )
F r a n c e
( P a r i s )
E c u a d o r
( Q u i t o )
N i g e r i a
( L a g o s )
L i t h u a n i a
( V i l n i u s )
L u x e m b o u r g
( L u x e m b o u r g
C i t y )
M o r o c c o
( C a s a b l a n c a )
K o r e a
R e p u b l i c
( S e o u l )
T u r k e y
( I s t a n b u l )
C r o a t i a
( Z a g r e b )
B e l g i u m
( B r u s s e l s )
I r i s h
R e p u b l i c
( D u b l i n )
S w i t z e r l a n d
( Z u r i c h )
Q a t a r
( D o h a )
N e t h e r l a n d s
( A m s t e r d a m )
C z e c h
R e p u b l i c
( P r a g u e )
I t a l y
( R o m e )
P o l a n d
( W a r s a w )
M a l a y s i a
( K u a l a
L u m p u r )
C y p r u s
( N i c o s i a )
T h a i l a n d
( B a n g k o k )
H u n g a r y
( B u d a p e s t )
V i e t n a m
( H o
C h i
M i n h
C i t y )
O m a n
( M u s c a t )
P o r t u g a l
( L i s b o n )
S p a i n
( M a d r i d )
G r e e c e
( A t h e n s )
J a p a n
( T o k y o )
B a h r a i n
( M a n a m a )
R o m a n i a
( B u c h a r e s t )
E g y p t
( C a i r o )
U n i t e d
A r a b
E m i r a t e s
( D u b a i )
S l o v a k i a
( B r a t i s l a v a )
9 Commentary overleaf ECA Global Perspectives Accommodation This analysis compares annual changes in average rents for mid-range three bedroom apartments in major cities worldwide (one per country), from ECA Internationals latest global Accommodation survey. 10 ECA Global Perspectives Accommodation Employment Conditions Abroad Ltd 2012 While some major cities around the world have experienced large increases in rents for expatriate accommodation, many more have been stable, with prices moving by less than 5% over the year. Barring a few exceptions, most major markets in Western Europe showed minimal rental movement during our latest analysis. Major cities in the Netherlands, Germany and France are among these as economic stability kept demand for expatriate properties consistent. Rents in Switzerland and Italy were also largely static. Economic performance often dictates the pace of change in rents from city to city, with successful locations seeing increased investment and rising expatriate demand. Traditionally crowded accommodation markets often see these effects exaggerated further, and they can be clearly seen in the cases of Hong Kong and London. As investment in the petroleum industry continues in Venezuela, demand is soaring in the capital of Caracas, leading it to show the steepest increases in our latest analysis. Kenya, too, is developing as a major hub for companies doing business in Africa, and availability of accommodation is still insufficient to meet demand, putting it at the top end of this table. Favourable economic conditions also led to increases across many Asian locations, including major Chinese cities, where rents rose on average by 7%. While some economies have performed well, others have struggled. This is reflected in falling rents in Portugal, Spain and Greece where expatriate demand continues to stagnate. High levels of unemployment in Bratislava have reduced demand significantly across the accommodation market, and the city saw the largest fall in rents of our survey over the twelve month period. In the Middle East, expatriate demand for high-end property is yet to equal the high levels of availability in both Abu Dhabi and Dubai. Rents in the UAE have been decreasing for over two years. However, the rate of decline is now slowing and rents are expected to stabilise in the coming years. ECAs survey also highlights other factors that can lead to significant changes in accommodation markets. For example, political unrest in Cairo and Manama led to many expatriates being either withdrawn from these locations, or migrating away from districts near political unrest. Average rents fell in both these locations as a result. Natural disasters and their after-effects led to some of the more drastic movements in the rental costs. Significant property construction is still required in Santiago following the destruction of many buildings in the Chilean earthquake of 2010. Annual rental increases there of approximately 25% were among the highest seen for apartments worldwide. Conversely, rents fell in Tokyo during 2011 as expatriates withdrew from Japan in significant numbers following last years tsunami. Despite these decreases Tokyo still finds itself the second-most expensive accommodation location in our survey. Annual changes in rents 11 12 Employment Conditions Abroad Ltd 2012 13 ECA Global Perspectives Accommodation Regional analyses Key information for finding and renting suitable accommodation Asia Western Europe Central and Eastern Europe North America Latin America Middle East and Africa Australia and New Zealand 14 18 22 26 38 30 34 14 Asia Employment Conditions Abroad Ltd 2012 ECA Global Perspectives Accommodation Costs and trends In a continent as large and diverse as Asia, it is not surprising that there is enormous variation in the rental costs between its cities. Asia is host to the two most expensive cities in the entire survey, Hong Kong and Tokyo, but also the cheapest, Suzhou and Karachi. The monthly cost of renting a three bedroomed apartment in Hong Kong is nearly USD 12 000, over 30 times more expensive than the cost of renting the equivalent in Karachi. Despite this large disparity, there are common themes running through the expatriate rental markets in many of the Asia locations surveyed. At least ten of them could be classified as megacities, densely populated metropolitan areas with more than 10 million inhabitants, where land is at a premium. The availability of suitable property for expatriates is limited, due either to a shortage of housing in general or of good standard accommodation in particular. The cost of renting these properties is therefore sensitive to fluctuations in expatriate numbers; falls in rent were seen across the region in 2009 as companies sought to reduce expatriate numbers and costs following the global financial crisis, but rents have risen since improving confidence in the economy has caused expatriates to return. Rental prices have risen the most in Hong Kong, which remains an important global financial hub and a popular base for companies looking to engage in business with mainland China. Competition for rental properties increased as residential sales dropped following the introduction of Special Stamp Duty, a charge on properties sold within 24 months of purchase introduced in late 2010 to curb short-term speculation on the property market. Demand also increased following the March 2011 tsunami in Japan, as many expatriates in the greater Tokyo area were evacuated to Hong Kong. This exodus saw rental prices fall by 4.9% over 12 months in Tokyo, the largest decrease in the region, although prices there remain high. China continues to be a major destination for international assignees, ensuring that rental accommodation of high quality is always in demand and vacancy rates remain low. In Suzhou, for example, nearly all the accommodation suitable for expatriates is within the Industrial Park and the Hi-Tech Industrial Development Zone where a large number of international companies are located. Whilst construction of more accommodation is on-going, supply is currently unable to keep up with demand. Rents in the Chinese cities in our survey increased by 7% on average and are set to increase further as foreign investment continues to flow and a raft of restrictions on the sale of property introduced in late 2010 to bring house prices under control brings more people into the rental market. Increasing expatriate numbers are also driving up prices for high quality rental accommodation in India, home to two of the 20 most expensive cities in the world for housing despite being the third cheapest country in the region for day to day living costs (after Vietnam and Pakistan). Once again it is a case of the supply of good quality housing on the market being insufficient to meet the increasing demand, although construction of more luxury residential developments, infrastructure and amenities to cater for expatriates continues. In Indonesia too, the ever-improving economy has increased expatriate demand in Jakarta and the delivery of new supply to the market is struggling to keep pace. 15 ECA Global Perspectives Accommodation M o n t h l y
r e n t
( U S D ) A n n u a l
c h a n g e
i n
r e n t 2000 0 4000 6000 8000 10000 12000 14000 -10% -5% 0% 5% 10% 15% 20% H o n g
K o n g T o k y o S i n g a p o r e M u m b a i S e o u l S h a n g h a i N e w
D e l h i B e i j i n g T a i p e i J a k a r t a B a n g k o k H o
C h i
M i n h
C i t y H a n o i M a n i l a A l m a t y G u a n g z h o u N a n j i n g S h e n z h e n B a n g a l o r e S u z h o u K a r a c h i Monthly rent Annual change in rent 16 ECA Global Perspectives Accommodation Districts and housing As expected in these highly urbanised and densely populated cities, space is at a premium and apartments are the more common way to house expatriates, although houses are normally available for those expatriates willing to live further from the centre. Hong Kong is well known for its high-rise apartments but areas further away from the centre, like the New Territories and Lantau Island, are increasing in popularity due to the rural atmosphere, marginally lower rents, and availability of houses. Beijing, New Delhi, Guangzhou, Shanghai, Bangkok, Jakarta and Manila are all examples of cities where expatriates cluster in gated communities located up to 30km away from the Central Business District, attracted by the larger properties and amenities available, and in particular the presence of international schools. Ease of travel is an important consideration for expatriates who choose to live outside central areas. Tokyo offers an excellent metro system but it is notoriously overcrowded at peak times. Many other cities do not have public transport that is adequate or safe. If a car or taxis are the only practical means of getting around, traffic congestion is a major issue in virtually all these cities; a car journey to the centre of Bangalore from Whitefield, 15km away, can take at least an hour. Expatriates in Indonesia report car journeys of up to an hour and a half to the centre of Jakarta from Cilandak, a popular suburb just 6km from the centre and favoured by expatriate families for the schools located there. Many of the apartment buildings and compounds where expatriates live in Asian cities have 24 hour security, although most of the locations surveyed are generally regarded as safe places for expatriates to live. Individual security guards for private homes outside of compounds are recommended in Jakarta, and in Manila expatriates are advised to exercise caution when travelling around the city due to a general rise in crime. Karachi is the only surveyed city in the region where spacious houses with gardens are the most commonly available property for expatriates, although due to concerns about personal safety they are advised to minimise travel around the city and to follow stringent security measures at home and work. Leasing arrangements Leases are usually of between one and two years in length in Asia, with houses sometimes commanding longer leases than apartments. Karachi is an exception, as any lease over eleven months long requires registration with the Rent Controller and the law also restricts increases on rents for the duration of the lease. As a result, although longer tenancies are possible, landlords tend to prefer shorter leases. The standard lease in Bangalore is also eleven months for similar reasons. It is possible to negotiate diplomatic clauses into the rental agreement in some countries although they only usually apply after the first twelve months of tenancy. Although rent is paid monthly in most locations, tenants are generally required to pay the rent for a year or even the entire lease period upfront in Indonesia, Pakistan, the Philippines and South Korea. This is also sometimes a requirement in New Delhi and Mumbai. Elsewhere a security deposit of between one and six months rent is usually payable and there may be an additional holding deposit of around a months rent which is commonly credited towards the first rent payment. Deposits are not required in Kazakhstan. Employment Conditions Abroad Ltd 2012 17 Brokerage fees are often charged and usually amount to a months rent. They are generally paid by the landlord in South East Asia, whereas in the rest of the region they are paid by the tenant or split between the tenant and landlord. Service charges are mostly included in the rent but where they are not they typically amount to 5-10% of monthly rent. Housing taxes are not as common as in other parts of the world and where they exist they are usually payable by the landlord. However, the tenant is required to pay stamp duty in Hong Kong and Singapore (this is split with the landlord in Hong Kong). In Japan, residents are subject to ward tax or shiminzei, the level of which is based on the tenants income in the previous year. The first year or part year of residence until 1st January in Japan is exempt from shiminzei. In Indonesia, Vietnam and Kazakhstan rents are advertised in US dollars but payment may be in local currency. More often than not rental properties in the region are rented out furnished, particularly smaller apartments. Properties are rented unfurnished in Hong Kong and Japan but will usually include kitchen appliances. Unfurnished properties are the norm in the Philippines and India too but are usually just bare units in these countries. ECA Global Perspectives Accommodation n Economic recovery in the region is causing a rise in expatriate numbers, and therefore demand for property, increasing rents n Asia houses the locations with the highest and lowest rents worldwide n Rental costs in Karachi are less than 3% of those for a comparable property in Hong Kong n Mumbai has a very low cost of living but a very high cost of accommodation n The exodus of expatriates from Tokyo following the tsunami in 2011 caused rents to drop 18 Western Europe ECA Global Perspectives Accommodation Employment Conditions Abroad Ltd 2012 Costs and trends The rental markets in the major cities of Western Europe tend to be stable and there have been no extraordinary rental movements since the last survey, with only London and Stockholm seeing double-digit increases. The four most expensive cities in Western Europe are all major international business hubs that also feature in the top 20 most expensive cities in the world. There is always demand for top quality accommodation in the central areas of these cities, ensuring that rents remain high. London has seen the biggest increases in rents since the previous survey and is also the most expensive location. It costs nearly four times as much to rent an apartment here than in the next most expensive British city, Aberdeen, the centre of Scotlands oil and gas industry. Strategically located and offering a more favourable exchange rate than has been the case for many years, central London continues to attract wealthy expatriates keen to invest in its property market. Criteria for obtaining buy-to-let mortgages have eased for high-end properties, and landlords are taking advantage of significant increases in expatriate demand for luxury accommodation. Continued rental growth is anticipated for the next two to three years, albeit at a more moderate pace. The rental market is closely linked to the performance of the sales market throughout the UK, where it is common to aspire to home ownership even though high property prices mean that renting is the only viable option for many residents, particularly in the capital. All the British cities in the survey saw rental increases as a recovery in the sales market led property investors to market properties theyd previously been renting out, with a subsequent reduction in available rental properties leading to an increase in rents. The Swedish rental market has also been subject to fluctuations in the sales market. Increased sales in Stockholm in 2010 tightened the supply of rental properties and led to significant increases in rental prices. Prices continued to increase in early 2011 but have since fallen back somewhat, resulting in a modest annual change in average rents across the city for houses. However, the increases for premium apartments have been far more pronounced. In many other European countries (Germany, Switzerland and Austria, for example), it is more common for residents to rent than buy their homes, and in longer-term lettings annual rental increases linked to inflation may be stipulated in the contract with greater stability in the rental market as a result. German cities have seen the greatest increases in rents outside the UK and Nordic region; Germany is recovering from the financial crisis better than other European countries, so people continue to migrate to German cities in search of work. The biggest increases were in Hamburg where there is sustained demand for rental properties but low vacancy rates. Decreases have been seen in countries struggling with sovereign debt crises, as recession and job insecurity lead to migration away from expensive central areas to cheaper suburbs. Even so, the drops in rental prices in cities like Madrid, Lisbon, Athens and Milan are moderate as the availability of good quality property in popular expatriate areas remains limited. In Italy local people tend to buy and sell property rather than rent and therefore rental prices are almost entirely influenced by the demand created by the size of the expatriate population. 19 ECA Global Perspectives Accommodation M o n t h l y
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H a g u e A m s t e r d a m M i l a n B a s e l V i e n n a D u b l i n M a d r i d H e l s i n k i H a m b u r g B r u s s e l s M u n i c h B e r l i n F r a n k f u r t R o t t e r d a m B a r c e l o n a L i s b o n A t h e n s D u s s e l d o r f A b e r d e e n B i r m i n g h a m M a n c h e s t e r N i c o s i a G l a s g o w L i m a s s o l Monthly rent Annual change in rent 20 ECA Global Perspectives Accommodation Employment Conditions Abroad Ltd 2012 Districts and housing The majority of the cities surveyed in Western Europe are large, densely populated or both, which is evident in the type of accommodation expatriates live in and the areas they prefer. In most cities, apartments are the only option near the city centre and expatriates looking for houses need to reside in suburbs further out. Popular expatriate suburbs are often clustered around international schools, such as the western suburbs of Paris, the areas south and west of Amsterdam and the southern and eastern suburbs of Brussels. Most areas popular with expatriates in the Swiss cities are centrally located with good transport links, but the accommodation available is almost exclusively apartments; houses rarely come onto the market and when they do are extremely expensive. Brussels has possibly the best availability for more centrally-located houses, with detached properties widely available just 5km from the city centre. Houses are also common close to the city centre of comparatively tiny Luxembourg City, but there is a limited supply of all types of housing here which contributes to its relatively high rents. Unless housing budgets are limitless, commuting to the city from distant suburbs and satellite towns is often the only realistic option to provide families with a large house and garden. In London it is common to commute from nearby counties with good rail links like Surrey, 30km away, and in Barcelona the towns of Castelldefels, Sitges and Sant Cugat del Valles are all popular with expatriates despite being 15- 40km from the city centre. In many European cities the impact of traffic congestion on commute time is a significant issue to take into account when selecting an area to live, although most Western European cities are well served by extensive public transport systems. Parking is often an issue and if required can be an additional cost to consider. Off-street parking is rare in inner London and most residents are required to pay an annual fee to park on the street outside their home. In Amsterdam, car ownership is impractical as the waiting time for a parking permit is several years. Leasing arrangements Long leases are common in Western Europe, generally varying in length between one and three years with the option to renew but with indefinite leases a possibility in some locations. In Belgium the typical lease length is nine years but it can be terminated early by giving at least three months notice and paying a penalty of three months rent in the first year of the lease, two months rent in the second and one months rent in the third. There is no penalty for early termination in the fourth year and beyond. In Switzerland each canton has its own regulations on renting and non-EU nationals must reside in the canton which issues their work permit. Application can be made to live in a different canton if, for example, there is a need to be near an international school or a partners place of work. In most countries diplomatic clauses can be negotiated into the rental agreement, typically requiring three months written notice to be given to the landlord and possibly a penalty of a few months rent or even, as in Germany, a requirement to find a replacement tenant. Often a diplomatic clause only applies after the first year of tenancy. 21 ECA Global Perspectives Accommodation Another quirk of leasing in Germany is that it is usually stated that the property be repainted at the end of the agreement and sometimes the landlord will insist this be done by an approved company. Everywhere else an inventory should be done at the beginning of the tenancy to take into account any existing damage in the property and stipulate the condition the property should be returned in. Estate agents will usually charge a brokerage fee which typically amounts to between one and three months rent plus relevant tax. It varies across the region as to whether this is paid by the landlord or the tenant, or split between the two. In most countries any housing taxes are paid by the landlord, with tenants being responsible for municipal taxes and TV/radio licences. However, the tenant pays housing taxes or registration taxes in Italy, France, Austria and the Irish Republic. Where service charges are not included in the rental cost, the rates vary between 5% and 15% of the monthly rent. Other than in the UK and the Irish Republic, accommodation is almost always rented unfurnished or partly furnished. Renting fully furnished accommodation may increase the rent by up to 30% or more. In most countries the definition of unfurnished will include kitchen units and appliances, although in Italy and France little is provided in such properties beyond floor coverings. There is no discernible difference in cost between furnished and unfurnished property in the UK and Ireland. n Long leases in Western Europe help keep rental costs stable n Belgian leases are typically nine years in length n In Switzerland, non-EU nationals must reside in the canton which issued their work permit n Properties in Germany often need to be repainted by the tenant when vacated 22 Central and Eastern Europe ECA Global Perspectives Accommodation Costs and trends Moscow is by far the most expensive city in the Central and Eastern Europe region, with rents more than double those of St Petersburg, the next most expensive city. The figures disguise the fact that in 2009 the global financial crisis and collapse in oil prices saw a contraction in the Russian economy and an exodus of the expatriate population from both these cities, causing dramatic falls in rents of up to 50%. Foreign interest in Russias vast reserves of oil and gas and the associated increase in its citizens wealth quickly returned to the country, however, and demand for rental property for expatriates in both cities has been increasing ever since. The traditionally limited supply of suitable properties in Moscow is being further squeezed by an increasing number of wealthy Muscovites purchasing properties at the luxury end of the market and an announcement from city hall banning residential construction within the Third Transport Ring, which demarks the city centre where most of the areas popular with expatriates are located. The other cities surveyed in the region are much smaller in both area and population than the two Russian cities and have very different economies, so it is not surprising that they have very different rental markets. Although all cities saw a drop in rental prices in 2009 following the financial crisis, the falls in most cities were not as dramatic as in Russia and the recovery not as rapid. In 2011 rents continued to decline in Budapest, Bucharest and Bratislava and only moderate increases were recorded in Warsaw, Prague, Ljubljana, Vilnius and Zagreb, less than the official inflation rate in most cases. Bucharest and Bratislava have fared the worst with rents decreasing 7.6% and 11.5% respectively. When the recession hit Bratislava, foreign investment dwindled and expatriate numbers dropped but newly completed high-end housing units built to meet the previously high levels of demand were still coming on to the market. These properties were not in high demand from the domestic market either, due to high rates of unemployment and a drop in real earnings as inflation outstripped pay growth. This imbalance of supply and demand has led to competition between landlords to let their properties and a significant drop in rents, especially at the high end of the market. Sarajevo may be the least expensive city in the region but it has seen a 12.7% increase in rental prices, one of the highest in the survey and three times higher than inflation. A similar increase was seen last year despite more subdued figures from every other city in the region. The rises can be attributed to increasing numbers of expatriates and the construction of higher quality accommodation, which can command higher rents, to cater for them. Sarajevo has attracted significant foreign investment in recent years, being well located for businesses in both Europe and the Middle East. An example is the 100 000 sq. m Sarajevo City Center, a substantial recreational and business complex on which construction began in 2009. A further increase in rental prices is expected this year. Increases can also be expected in Warsaw, which has the highest rents in the region after Moscow and St Petersburg. Poland avoided recession in 2008/9 and GDP is expected to rise by over 4% in 2012. Another factor attracting investors is the vastly improved transport links created to accommodate the predicted 1.5 million fans expected to visit Poland when it hosts the UEFA European football championships in 2012. Elsewhere in the region rental prices are expected to be relatively stable in 2012. The unwillingness of banks to finance construction projects in Slovenia and the Czech Republic in particular may lead to a shortage of new property coming onto the market which may cause rents to rise, but if the economy falters and expatriate numbers decrease then rents will probably fall. Employment Conditions Abroad Ltd 2012 23 ECA Global Perspectives Accommodation M o n t h l y
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P e t e r s b u r g W a r s a w P r a g u e B u d a p e s t B u c h a r e s t Z a g r e b B r a t i s l a v a L j u b l j a n a V i l n i u s S a r a j e v o Monthly rent Annual change in rent -10% 24 ECA Global Perspectives Accommodation Employment Conditions Abroad Ltd 2012 Districts and housing Moscow and, to a lesser extent, St Petersburg are significantly more populous than other cities in the region, so accommodation in the more central areas that tend to be favoured by expatriates consists almost exclusively of apartments. Families looking for houses in Moscow should expect to live at least 10- 20km from the city centre. In the other cities, whilst accommodation in the very centre of the city is always likely to be restricted to apartments, houses, often with gardens, are available in suitable districts much closer to the centre, typically 2- 8km away. In Bucharest, Bratislava and Ljubljana houses can also be found in or very near the town centre. Families tend to cluster in the areas around international schools, which are often found in suburban areas. Good public transport links are available in all locations surveyed, which ensure much shorter commute times than covering the same journey by car. Leasing arrangements Rental contracts in the region are typically drawn up for one year with the option to renew, with the exceptions of Bratislava where lease length is more likely to be between 18 and 21 months (although 12 month leases are becoming more common), and Ljubljana, where leases are typically 2- 3 years in length. It is usually easy to negotiate diplomatic clauses into contracts but note that in Poland such clauses only come into effect after twelve months of tenancy. The tenant is usually required to give three months written notice if they wish to terminate the lease early. A brokerage fee typically amounting to one months rent is usually payable by the tenant, landlord or both in addition to a deposit of one to three months rent payable by the tenant. With the exception of Russia, service charges are generally not included in the rent in this region and amount to 5- 10% of the monthly rent. There are no housing taxes payable by the tenant except in Ljubljana, where annual property tax usually amounts to no more than EUR 250. In Russia, because of the roubles history of devaluation since the fall of the Soviet Union, contracts are generally drawn up in US dollars. The contract then stipulates the rouble equivalent of the dollar-denominated rental at the exchange rate of the day. This is meant to guarantee the landlord a stable rental value, with payment officially required in roubles; however, most landlords insist on receiving payment in US dollars regardless. Many landlords also prefer to be paid in cash. Contracts are usually written in Russian and English; a contract must be written in Russian in order to be legally enforceable. 25 ECA Global Perspectives Accommodation The majority of properties in the region are rented furnished although large apartments and houses will generally be unfurnished. Unfurnished accommodation will have kitchen and bathroom units as well as carpet or wooden flooring. Electrical goods such as a refrigerator, washing machine and dishwasher can sometimes be supplied upon request but will need to be negotiated into the lease and may be reflected by a higher rent. It is not usually possible to rent furniture in the region, but there are many furniture shops available in all cities. Furnished accommodation typically comes with basic furniture and a full set of appliances and electrical goods. It can cost up to 30% more to rent furnished than unfurnished accommodation, and landlords may request a larger deposit. n Furnished accommodation in the region can cost up to 30% more than unfurnished n Bratislava saw the biggest drop in rents in the whole survey n Rent increases in Sarajevo were three times more than inflation n Moscow tops the regions rental costs despite huge falls in 2009 n Russian landlords prefer to be paid in cash 26 North America ECA Global Perspectives Accommodation Costs and trends The property markets in cities across North America have all, to varying degrees, experienced increased demand for rental properties with no corresponding increase in supply, forcing rents upwards. Demand has been driven by people migrating to the cities in search of employment and a struggling sales market. As the financial requirements to secure a mortgage remain stringent in the wake of the sub-prime crisis, those unable to buy properties are looking to rent instead. New York City is by far the most expensive city to rent accommodation in North America, with monthly rents more than double those of the next most expensive city, San Francisco. There is a lack of space to build new properties in the city, particularly in Manhattan, ensuring that competition for available property is fierce and prices remain high. Midtown and Downtown areas have already seen sharp increases in rents in early 2012 and the market is set to remain competitive provided the economy does not enter a second recession as some fear; rents fell 6% in 2009 following mass lay-offs in the financial services sector. Workers continue to flock to second-placed San Francisco due in part to its proximity to Silicon Valley, an important centre for the hi-tech industry that has weathered the economic downturn better than most. As in New York, land is scarce in San Francisco and properties are expensive to buy there, forcing many people to rent and increasing the competition for rental properties. The smallest annual increase in rental rates in the North American cities surveyed was seen in Los Angeles, where new rental properties came onto the market in 2010, easing the demand causing the sharp increase in rents seen in previous years. In Canada, fewer completions of property sales, combined with steady demand, have seen rents increase in Montreal, Vancouver and Toronto. Vacancy rates remain low in Toronto in particular, enabling landlords to increase their prices in the face of increased competition for housing. Vancouver remains the most expensive Canadian city to rent in, although the rental market there is stable; rent increases in the last 12 months have been largely in line with inflation and the same is expected in 2012. Employment Conditions Abroad Ltd 2012 27 ECA Global Perspectives Accommodation M o n t h l y
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I N Monthly rent Annual change in rent 0% 28 ECA Global Perspectives Accommodation Employment Conditions Abroad Ltd 2012 Districts and housing Many North American cities with large populations have densely populated downtown areas, where apartments are the only residential option, and/or sprawling metropolitan areas extending for thousands of square kilometres where it is easy to find spacious, detached houses. In New York City, for example, some expatriates may live very centrally in expensive apartments on the Upper East Side of Manhattan but equally they may commute from the more reasonably priced nearby boroughs of Queens and Brooklyn or from suburbs further afield like Westchester County 40km away. Commuting is facilitated by an extensive public transport system. In other cities like Los Angeles and Detroit, expatriates avoid the central/downtown areas of the city and live exclusively in suburban areas at least 30km away. Car ownership is generally seen as a necessity in these cities; public transport systems are being expanded all the time but may not necessarily serve the areas where expatriates live. Traffic congestion can be a problem in some of the larger cities and so commuting times should be factored into considerations about where to live. Basic security measures such as cameras and intercom systems are considered adequate for most cities in the region but many expatriates seek out apartment buildings with a doorman in cities such as New York and Philadelphia nonetheless. In New York City, in particular, good quality accommodation in prime areas can be rented out very quickly and prospective tenants need to make a decision soon after viewing a property to have any chance of securing it. Leasing arrangements The typical lease length in the US and Canada is one year with an option to renew. In the US, letters of employment may be requested if the lease is to be in the expatriates name. In some cases, a credit report will be required with a lease application. Diplomatic clauses are difficult to negotiate into the rental contract anywhere in the region but, where they can be, up to three months written notice will be required in Canada or two months in the US. A penalty of between two and four months rent may also be payable. In Montreal, diplomatic clauses are unnecessary because, under Qubec law, provided sufficient notice is given by the tenant the lease can be terminated with a penalty equal to one months rent (for leases shorter than 12 months) or three months rent (for leases of 12 months or longer). In the USA, deposits are generally one to two months rent. Deposits may vary depending on the credit rating of the tenant; expatriates may be required to pay a higher deposit than US citizens as they are unlikely to have a credit history within the country. Landlords may also ask for the first and last months rent to be paid at the same time as the deposit. In Vancouver, only half a months rent can be taken as a security deposit, or a full months if the tenant has pets. In Toronto, security deposits are illegal and landlords can only collect a rent deposit i.e. the last months rent. In Montreal, no deposits are allowed at all, so landlords can only collect the first months rent in advance. 29 ECA Global Perspectives Accommodation Rental rates are usually reviewed annually in the US, one or two months before the end of the contract. In Toronto and Vancouver rent is reviewed annually, with 90 days written notice. The majority of leasing arrangements in Montreal start and are reviewed on, or near, the first of July, Canada Day. Every year, on this day, the whole of Qubec experiences an upheaval as a significant number of leaseholders move house. This unique period is commonly known as the July Move. Housing taxes are not usually payable by tenants in either country and service charges are often included in the rent. Estate agents brokerage fees are typically paid by the landlord but where the tenant is liable (as in New York and Boston) these range from one months rent to 15% of the annual rent. Property in North America is generally rented unfurnished. Fewer than 10% of properties in the US are rented furnished, and these are mostly short-term accommodation and holiday lets. Furnished properties are easier to source in Canada. They are usually furnished to a high standard and therefore up to twice as expensive as unfurnished properties. Unfurnished properties will typically include carpets, curtains, kitchen units and some appliances. n The rental market is buoyant as would-be purchasers enter the market following the sub-prime crisis n Diplomatic clauses in North America are generally difficult to negotiate n Expatriates in the US may need a credit report to secure a lease n Most people in Montreal move on 1 July n Fewer than 10% of properties in the region are rented furnished 30 Latin America ECA Global Perspectives Accommodation Costs and trends Caracas is the most expensive destination in South America for expatriates to rent accommodation and the sixth most expensive city in the world. It was also the location with the highest annual rental increase in the world in 2011. Over the last five years, rents have been rising on average 28% per year, a trend that is set to continue; Venezuela has experienced double-digit annual inflation rates over the same period and the expatriate population assigned to work in the growing petroleum industry is entering an increasingly crowded rental market. Construction of new properties is slow and strongly pro-tenant rental laws mean that many landlords are choosing to sell rather than rent out their properties. The second highest increase in rental prices in the region was seen in Santiago, which saw a 25.7% increase in 2011 following a similar increase the previous year. The earthquake in Chile in February 2010 significantly damaged housing stock throughout the city, leading to a marked reduction in available properties and therefore large increases in rental prices. The market continues to be affected by depleted stock and increased competition for tenancies. The Brazilian cities of Rio de Janeiro and Sao Paulo also experienced large rental increases in 2011 (19.6% and 17.1% respectively) and are the next most expensive cities after Caracas and Bogota. Numbers of expatriates in Brazil are rising as the buoyant economy continues to attract foreign investment, and falling unemployment and elevated wage inflation ensure there is increased competition for high-end accommodation from local Brazilians too. Supply is improving (many newly constructed or regenerated high-end properties have come onto the market in both cities), but the awarding of both the 2016 Olympics and 2014 football World Cup to Brazil, along with the improving economy, has generated substantial interest in Rio in particular and landlords are speculatively increasing rents by as much as 20% in popular areas. Rental markets elsewhere in the region are relatively stable with supply and demand for accommodation well balanced. As the Mexican economy has strong links with the USA it was more severely affected by the global financial crisis and reductions in expatriate numbers than some of the South American economies. Consequently in 2010 the Mexico City rental market was oversupplied and a downward rental trend was observed for many expatriate areas. The market stabilised in 2011 however. Employment Conditions Abroad Ltd 2012 31 ECA Global Perspectives Accommodation M o n t h l y
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C i t y L i m a Q u i t o Monthly rent Annual change in rent 5% 0% 32 ECA Global Perspectives Accommodation Employment Conditions Abroad Ltd 2012 Districts and housing It is rarer for expatriates to live in the centre of cities in Latin America than in other regions of the world. Expatriates tend to congregate in particular suburbs away from the centre where the air quality may be better. Security issues also influence where expatriates live. In sprawling Mexico City, some expatriate enclaves are over 40km away from the city centre, secure gated communities that serve as individual towns in their own right with amenities such as shopping centres, restaurants and golf courses. In Caracas most expatriates live in the affluent suburbs where various embassies are located due to the heightened police presence in these areas. Here and in Lima most expatriates live in secure compounds or employ private security to protect their property. Even in cities where additional security measures are not necessary, expatriates avoid certain suburbs for safety reasons. In Rio de Janeiro most expatriates live to the south of the city for that reason. Public transport is considered unsafe or inadequate in most cities and traffic congestion is often a problem, so potential journey times must also be considered when selecting where to live. However, the coastal areas of Buenos Aires favoured by expatriates are all served by Metro and commuter rail lines that reduce journey times to the city centre considerably. In this city, proximity to certain international schools may instead dictate where expatriates choose to live, as these tend to be concentrated in the Palermo and Belgrano areas to the north-west of the city, with another cluster further north around San Isidro. Leasing arrangements Leases in Latin America are typically a year in length except in Argentina and Brazil where they are usually two years or 30 months long respectively. Diplomatic clauses can usually be negotiated into the contract except in Ecuador and Argentina, although in Argentina the tenant has the right by law to rescind the contract after six months. In most locations a deposit of one to three months rent is standard although in Brazil a guarantor is preferred to a deposit. Company lets are preferred by landlords in Venezuela, Peru and Colombia. Housing taxes are payable by tenants in Brazil and Argentina and they vary in rate between municipalities. Taxes are not payable by tenants in the other cities covered here. In Bogota the lessee is required to deduct a 3.5% withholding tax from the rent due each month and pay it to the tax and customs office. In Argentina stamp tax equal to 0.5% of the total lease cost is split between the tenant and the landlord at the signing of the contract. In Ecuador the landlord may choose to increase the rent by 8% in order to cover the associated tax if the expatriates company rents the property on behalf of their assignee. Service charges are usually payable in addition to rent and there is a wide variation in the rate levied depending on the type and size of property and which services are included. Service charges are usually in the region of 5- 15% of monthly rent, but may be as high as 30% in Colombia if security fees are included and the same in Brazil if the landlord passes on the cost of housing taxes to the tenant. 33 ECA Global Perspectives Accommodation Brokerage fees are usually charged by estate agents and amount to between half a month to a months rent. It varies across the region as to whether these charges are paid by the landlord, the tenant or split between the two. Expatriate housing is advertised and paid for in US dollars in a few countries in the region such as Peru, Ecuador and Argentina. In Mexico, accommodation is advertised in US dollars but the rent is payable in local currency. The majority of properties are rented unfurnished. Furnished properties are available but suitable properties may take some time to find and can cost up to 35% more to rent than unfurnished properties, the price usually being an indication of the quality of furnishings included. There is variation across the region as to what is included in properties advertised as furnished and unfurnished. Unfurnished properties will normally have carpet or wooden flooring, light fittings and kitchen and bathroom cabinets. Curtains may also be available. Partly furnished accommodation will usually include an oven, stove and appliances such as refrigerator and may even include a bed, wardrobe and tables and chairs. Fully furnished accommodation will include all necessary furniture, cutlery, crockery and sometimes linens. n Burgeoning economies have kept rental markets buoyant over the year n Caracas experienced the surveys biggest rise in rental costs during 2011 at over 30% n Landlords in Ecuador may increase rents by 8% to cover tax if the company leases the accommodation on behalf of the expatriate n Santiagos shortage of property following the 2010 earthquake has inflated rental costs by more than 25% n Service charges may be as high as an extra 30% of rent in Colombia 34 Middle East and Africa ECA Global Perspectives Accommodation Costs and trends Lagos is by far the most expensive location for rented accommodation in this region although rental increases have been stabilising over the last two years. The high cost here is primarily due to the substantial demand for secure accommodation in safe areas, which is of limited availability. 2011 did see more suitable properties enter the market, however, relieving the pressure slightly with the result that the increase in rental rates has been smaller than in recent years. Nairobi stands out as both the cheapest location to rent accommodation in and having seen the highest rent increase over the last year (and one of the highest in the entire survey) at almost 30%. Nairobi is emerging as the major hub for business in east Africa, offering significant trading opportunities throughout the region courtesy of Kenyas liberal economic policies and membership of numerous regional trading blocs such as the East African Community. It is also well located physically for linking the wider region with the rest of the world through the well-developed port at Mombasa. A large influx of foreign companies, and therefore international assignees, throughout 2011 has resulted in unprecedented competition for suitable properties, and bidding wars to secure desirable accommodation have been reported in some parts of the city. With the trend for increasing numbers of expatriates set to continue, further rental increases are predicted for 2012. In the Middle East, rental trends have been affected by the recent social and political turmoil, most notably in Cairo and Manama. Cairo has seen a reduction in the number of expatriates as a direct result of the uprising in 2011, which has forced landlords to reduce rental rates to attract and retain tenants. For many expatriates, the risks associated with living in central Cairo are too high, so there has been a growing trend of suburban flight, where expatriates are opting to move to high quality new-build properties in satellite cities nearby. This is putting further downward pressure on the rental market in Cairo. In Manama, the exodus of expatriates following unrest in 2011 has also helped push down rental rates. Those who have not opted to leave entirely have moved to areas considered safer, positioned further away from areas which saw government clashes with protestors. This has resulted in rental rates dropping in previously popular compounds in Saar and Budaiya, as expatriates with families have moved south to Al Hamala and Al Jasra, which retain good access to Saudi Arabia and proximity to international schools. Landlords in previously popular areas are being forced to reduce rent and offer incentives such as periods of free rental to entice tenants back to their properties. Abu Dhabi remains the second-most expensive location in the region, despite a reduction in rental rates for the third year running. Many expatriates working in Abu Dhabi opt to live in Dubai because of the latters cheaper accommodation. Rental rates in Abu Dhabi have been reduced to try and counter this trend, but there remain many empty properties and 2011 saw the construction of even more property, particularly high-quality apartments. The decline in rental rates had started to slow by the end of the year, however, and projections suggest a more stable 2012. The cost of renting accommodation in Dubai remains relatively high. As in Abu Dhabi, rents have dropped significantly for the third consecutive year, although the rate of decline has slowed. There has been a further increase in the number of apartments available in Dubai in the last year, including newly constructed luxury properties, forcing landlords to lower rents to remain competitive. High-end villas have retained more of their value, however, as supply is more limited, especially in the case of larger properties. Employment Conditions Abroad Ltd 2012 35 ECA Global Perspectives Accommodation M o n t h l y
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C i t y J o h a n n e s b u r g M a n a m a D a k a r C a i r o N a i r o b i M u s c a t Monthly rent Annual change in rent -10% 5% 15% -5% 36 ECA Global Perspectives Accommodation Employment Conditions Abroad Ltd 2012 In Kuwait City, an oversupply of properties, coupled with a reduced number of expatriates, left rents down more than 15% in 2010. Since then, however, there has been a steep increase in costs, primarily as a result of economic recovery and higher oil prices. Projections suggest that the positive trend will continue, with further increases in expatriate numbers expected and rent rises of around 5- 6% in line with inflation predicted. The Saudi cities of Jeddah and Riyadh do not appear on ECAs chart of three-bedroomed apartment costs as available apartments generally only have one or two bedrooms and three- bedroomed properties are normally houses, thus making a meaningful comparison difficult. In general, though, the relative lack of availability of compounds preferred by expatriates has seen rents for three-bedroomed houses increase by between 9% and 13% since the previous survey. Districts and housing Apartments are available in most African and Middle Eastern cities, although the preferred form of accommodation for expatriates is frequently houses or villas in affluent suburbs, often within secure compounds featuring alarm systems, security cameras, high walls or perimeter fences and private security guards. The additional security provided in these properties makes them more expensive to rent than less secure properties, but many tenants find this preferable to renting their own property independently and hiring private security themselves. Expatriates tend to cluster in purpose-built gated communities, which may be located up to 30km from the city centre in sprawling cities like Johannesburg or Dubai. Demand for secure properties is higher in many locations following the events of the Arab Spring. Security is not considered to be a particular issue for expatriates in locations such as Kuwait, Istanbul and the UAE, although properties with additional security provision are still common in them. Expatriates in Casablanca do not generally live in properties with additional security. In Dakar, however, expatriates are advised to engage the services of a reputable security firm as most available houses are not within secure compounds. A car is considered a necessity in most cities in Africa and the Middle East. With the exception of Istanbuls Metro system, public transport is usually either non-existent or limited to bus services which expatriates rarely use for security and/or practical reasons. Driving times are an important consideration when selecting which area of a city to live in, as poor infrastructure and traffic congestion can lead to long commutes. It can take an hour or more to drive to central Lagos Island from the popular suburb of Victoria Island 3km away, for example, due to severe traffic congestion on the bridges that link the two. Leasing arrangements Landlords in most African or Middle Eastern countries tend to have a preference for company lets. In the Middle East, leases are typically 1- 2 years in length, with the option to renew after that. In general, 1- 3 months notice must be given if the tenant wishes to move out. It is possible to negotiate diplomatic clauses in most locations, depending on the landlord, although this is difficult in Saudi Arabia and UAE as the rent is normally payable a year in advance. The level of deposit required varies across the region. In Bahrain, Qatar and Egypt a typical amount is one months rent; in Kuwait there is often no deposit required for unfurnished properties, but three months rent for furnished ones; and in the UAE, a typical figure is 5% of the annual rent for unfurnished properties and 10% for furnished. Deposits are not always required in Oman as rent is usually paid a year in advance; otherwise they typically amount to one months rent. 37 ECA Global Perspectives Accommodation Dubais Real Estate Regulatory Authority periodically publishes a rental index as a guide to what levels rent should be and how much landlords are allowed to increase rent. In 2011, no increases were allowed unless the rent charged was more than 25% below the guideline recommended figure. In Abu Dhabi, rent increases are currently capped at 5% per annum. Estate agents will normally charge a brokerage fee to be paid by the landlord except in the UAE, Kuwait and Egypt, where it is paid by the tenant and amounts to between half a months to a months rent. Brokerage fees are generally not payable in Saudi Arabia, as negotiations are usually conducted directly with the management of the compound concerned. Charges for a broad range of services including maintenance, gardening and security are often included in the rent except in Oman and Bahrain where they cost an additional 5% to 15% of the rent. Municipal taxes are usually levied but apart from in Dubai and Manama these are paid by the landlord. In Africa, leases are typically one to two years in length, except in Nigeria, where they are usually two to three years (or possibly longer), and in South Africa where houses also command longer leases. In Ghana the rent for the entire lease period must be paid up front. Until recently, this was also the case in Nigeria, but a new tenancy law in 2011 means that landlords cannot demand more than a years rent in advance. In both Ghana and Nigeria, no deposit is required where upfront payment is provided. Otherwise the deposit usually amounts to between one and two months rent. Rental payments in Kenya are made quarterly in advance. In locations where rent is not paid in advance, it may be possible to negotiate a break clause, generally requiring two to three months notice. In all the African locations covered here, with the exception of South Africa and Kenya, tenants are required to pay brokerage fees of either 10% of the annual rental rate, or one months rent. Service charges, including security fees, usually amount to between 5% and 20% of rent, and are payable separately. Housing taxes usually do not apply or can be negotiated into the rent, although stamp duty of between 1% and 2% of the annual rent is payable by the tenant in Kenya. Properties are generally rented unfurnished throughout Africa and the Middle East. Where furnished properties are available, the rent can be between 20% and 50% higher than for unfurnished properties, except in Qatar, where renting a furnished home costs little extra. Unfurnished or partly furnished properties will usually include bathroom and kitchen units and appliances, although in Kuwait, Qatar and Oman they are likely to be little more than bare units. Properties in compounds in Saudi Arabia are usually rented fully furnished. n Arab Spring events and exodus of expatriates have caused rents to fall in Cairo and Manama n Nairobi saw steep rental increases in the last year but remains for now the cheapest location in the region n Many expatriates working in Abu Dhabi live in Dubai and commute n In Ghana, rent for the entire period of the lease must be paid in advance n Company lets are preferred throughout the region 38 Australia and New Zealand ECA Global Perspectives Accommodation Costs and trends Rents have increased across Australia and New Zealand in the twelve months since the last survey for mostly the same reasons as in North America and other parts of the world where home purchase is common. High property prices and economic uncertainty mean that more people are choosing to rent than buy their homes and rents are increasing as a result. The largest increase has been in Brisbane, where there has been a shortage of suitable accommodation since the severe flooding that affected large parts of Queensland at the end of 2010 and beginning of 2011. Rents may stabilise in the coming year as newly constructed properties in the centre of Brisbane come onto the market, but this may be tempered by further demand as increasing numbers of people, including expatriates, migrate to Queensland to work in the expanding mining industry and base themselves in Brisbane. The Australian government is set to reform its visa programme in 2012, making it easier for companies to hire the skilled migrants they need to fill critical skill gaps. Sydney is the most expensive city in the country in which to purchase property and so unsurprisingly has the lowest vacancy rates for rental properties, as home ownership remains out of reach for many. The rate of construction of new homes is proving inadequate to meet the demands of an increasingly tight rental market, and as a result Sydney has the highest rental prices in the country. Despite new construction, rents are predicted to rise further in 2012. In New Zealand, the migration of large numbers of people to Auckland in the last twelve months has caused the average rent for a three bedroomed apartment to increase by 6% in the same period. Demand for rental properties has risen as many families have relocated here from Christchurch following the earthquake in February 2011. As in Australia, the economic situation has also led to more people renting than buying property, producing upward pressure on rates. Wellington does not appear on ECAs chart of three-bedroomed apartment costs, as expatriates in this city tend to live in houses rather than apartments and therefore direct price comparison is difficult. ECAs data on accommodation in Wellington shows modest falls in rents for these other types of housing across the city. Government austerity measures have seen many former public sector workers migrate to Auckland for employment, contributing to the demand for rental property there, whilst reducing demand in Wellington. Those migrants who are homeowners are generally renting out rather than selling their homes due to a sluggish sales market, increasing the number of vacant properties on the rental market in Wellington, especially at the higher end, with rents going down as a result. Districts and housing In all the cities surveyed it is common for expatriates to live in suburbs conveniently located for central areas, generally within 10km of the city centre, where there is typically a good range of both apartments and houses available. These may be detached properties with gardens, especially in the smaller cities. In Perth and Wellington, in particular, expatriates are more likely to live in houses than in apartments. The suburbs of Sydney are particularly extensive and while some expatriates live in apartments in the heart of the city, those with families often choose to live 20km to 40km away in the Upper North Shore or Hills District where they can rent spacious properties with gardens and swimming pools. All the cities surveyed are well served by a range of public transport options, although in Canberra this is restricted to buses, as is the case for certain districts popular with expatriates in other cities. Although traffic congestion is sometimes an issue at peak times, car journeys are generally faster than the equivalent journey by bus. Employment Conditions Abroad Ltd 2012 39 ECA Global Perspectives Accommodation M o n t h l y
r e n t
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r e n t 1000 0 2000 3000 4000 5000 6000 -2% 4% 6% 8% 10% 12% S y d n e y M e l b o u r n e P e r t h B r i s b a n e C a n b e r r a A u c k l a n d A d e l a i d e Monthly rent Annual change in rent 2% 0% 40 ECA Global Perspectives Accommodation Employment Conditions Abroad Ltd 2012 Leasing arrangements Leases in Australia and New Zealand are commonly one year in length with an option to renew, although both shorter and longer leases can be arranged. Periodic leases, where the tenancy continues indefinitely until either party gives appropriate notice, are also possible in New Zealand. There is a preference for company lets in both countries. Diplomatic clauses are widely accepted in Australia but are only usually applicable after the first twelve months of the lease. In New Zealand diplomatic clauses can be negotiated but are not widely used as they are not legally recognised under the 1986 Residential Tenancies Act and are therefore not enforceable. In both countries, tenancy deposits are known as bonds and are held with government bodies until the end of the tenancy. The maximum bond varies by state in Australia but it is generally no more than four weeks rent. A holding deposit may also be paid to the landlord to secure the property. Bonds in New Zealand may not exceed four weeks rent. Rent is usually quoted as a weekly figure but is paid monthly or fortnightly. There are no housing taxes payable by tenants in either country. Service charges are generally covered by the rent but may be required as separate payment for some apartments in New Zealand, in which case they typically amount to around 5% of monthly rent. Brokerage fees are paid by the landlord in Australia but are paid by the tenant in New Zealand, subject to a maximum of one weeks rent plus 12.5% GST. In both countries properties are usually rented unfurnished. Unfurnished properties will generally include flooring, light fittings and essential kitchen equipment, such as an oven. Rents for furnished properties are about 10% higher than for unfurnished properties in New Zealand and between 20% and 40% higher in Australia. n Rents in the region are being buoyed by lack of movement in the sales markets n Expatriates in Perth and Wellington are more likely to rent houses than apartments n Sydney rents are set to continue to rise n Damage to property from floods in Brisbane caused the biggest increases in the region 41 42 Comparison of worldwide utilities costs ECA Global Perspectives Accommodation Employment Conditions Abroad Ltd 2012 Utilities are an additional cost to consider when arranging accommodation for assignees because, with the exceptions of Bahrain and Kuwait, they are generally not covered by the rent in any of the countries surveyed. It is common practice for companies to cover the cost of assignees bills for heating, lighting and water either in full or in part; on average fewer than a third of assignees are required to bear these costs in full themselves. As shown by the graphs, there are large variations in utilities prices globally, making a significant contribution to the overall cost of an assignment in countries at the upper end of the scale. Total bills in the most expensive location, Chile, are more than twelve times those in the cheapest location, Kazakhstan. Energy bills make the largest contribution to the overall utilities cost in all countries, so it is no surprise that eight of the top ten most expensive countries for heating and lighting (overleaf) are also present in the overall top ten. Annual utilities costs for a typical expatriate residence top ten A n n u a l
c o s t
( U S D ) 1000 0 2000 3000 5000 4000 6000 7000 8000 9000 C h i l e D e n m a r k P h i l i p p i n e s J a p a n G h a n a S i n g a p o r e G r e e c e S p a i n B r a z i l P o r t u g a l Water Heat & Lighting 43 ECA Global Perspectives Accommodation The utilities costs on these graphs are average annual values for a typical expatriate residence, compiled from assignee responses to ECAs September 2011 cost of living survey. The figures are therefore a reflection of both consumption and underlying unit costs. Heat and lighting costs refer to the combined cost of electricity, gas, heating oil or other fuels supplied to the property and as such cover the use of appliances and air conditioning where appropriate. Water costs are the charges for the supply of water to the property and do not include the costs of bottled water. Annual utilities costs for a typical expatriate residence bottom ten A n n u a l
c o s t
( U S D ) 500 0 1000 1500 2500 2000 3000 S a u d i
A r a b i a N e w
Z e a l a n d * P o l a n d E c u a d o r V e n e z u e l a E g y p t F i n l a n d * A r g e n t i n a R u s s i a * K a z a k h s t a n Water Heat & Lighting * Water costs included in rent Water bills have greater significance in the Gulf States and many South American countries, constituting up to a third of total utilities costs in some places. Brazil, for example, is placed 9th in our overall ranking but would only be 28th out of 64 countries if looking at energy bills in isolation. Interestingly, there does not seem to be any correlation between amount of utilities costs and company policy regarding their reimbursement. Assignees working in Western Europe, Australia, North America or major Asian hubs such as Hong Kong are half as likely to receive this benefit as their counterparts in the Middle East or Africa, despite there being an even distribution of countries from all regions throughout the ranking. It could be that rather than being designed around actual cost levels, utility reimbursement policies are being used as a means of creating more generous remuneration packages as a motivator to accept postings to locations perceived as being more challenging. 44 ECA Global Perspectives Accommodation Employment Conditions Abroad Ltd 2012 Heat and lighting At the top end of the scale we see mainly countries with deregulated energy markets where the costs of raw materials and energy production are passed on to the consumer. Chile tops the table for the second year running, due to a dependency on hydroelectric power coming under strain from extensive drought, coupled with increasing demand as the Chilean economy grows. With few fossil fuel reserves of its own, Chile is increasingly reliant on expensive imports of oil and natural gas to fill the shortfall. Unsurprisingly, the electricity supply in Chile can be erratic and prone to seasonal shortages and occasional power cuts, which is also the case for other countries in the top ten like Ghana and the Philippines. In these two countries, scheduled cuts and brownouts are a fact of life, so when sourcing accommodation it is advisable to secure properties with back-up generators. In addition to raw material and production costs, taxation can make a significant contribution to energy bills in some countries. Over half of the cost of electricity bills in second-placed Denmark consists of VAT and energy taxes, a deliberate policy to Annual heat and lighting costs for a typical expatriate residence top ten Annual costs (USD) 1000 2000 3000 4000 5000 6000 0 8000 Chile Denmark Philippines Ghana Japan Singapore Greece Spain Pakistan Vietnam 7000 encourage consumers to reduce energy consumption in order to meet EU environmental targets. At the other end of the scale, very different government policies result in some of the lowest utility bills in the world. Coal and gas-rich Kazakhstan heavily regulates the prices its residents pay for gas and electricity and in Russia there is a huge discrepancy between the export price for natural gas and the price paid by domestic consumers. In fact, the majority of countries in the graph of cheapest utilities are major producers of fossil fuels that subsidise residential energy bills to varying extents. In Argentina, residential tariffs were frozen nearly ten years ago to shield citizens from the rampant inflation sparked by massive devaluation of the peso in 2002. The Argentine government, like many elsewhere, is seeking to curb public spending and has announced its intention to reduce utility subsidies, in the first instance targeting businesses and domestic residents of some affluent neighbourhoods in Buenos Aires. As these are the neighbourhoods where expatriates are likely to live, we can expect to see their energy bills increase significantly in 2012. With oil prices near their 2008 peak, more and more governments with deficits to reduce are seeking to remove subsidies, 45 ECA Global Perspectives Accommodation Annual water costs for a typical expatriate residence top ten Annual costs (USD) 200 400 600 800 1000 1400 0 2000 Brazil Colombia United Arab Emirates Peru Oman Denmark Chile Qatar Germany Japan 1800 1200 1600 but given the political sensitivity of this issue (the removal of petrol subsidies in Nigeria in early 2012 sparked a nationwide strike), most parts of the world are likely to see a gradual reduction of subsidies over the next few years rather than immediate abolition. Water In some countries it is common for water charges to be included in the rent, as is the case for Switzerland, Austria, New Zealand, Finland and Russia. In the Irish Republic, local authorities are precluded by law from charging for domestic water use. If water costs are viewed in isolation, a number of countries with comparatively cheaper energy costs now appear in the top ten, notably the Gulf States of UAE, Oman and Qatar. Despite a fundamental scarcity of water in the region, consumption of this precious resource is extremely high in these countries, encouraged by historically generous government subsidies. Water is largely sourced through the energy intensive (and therefore costly) process of desalination, fuelled by oil which could otherwise be sold at a profit on the international market. In recent years the governments of these states have therefore begun to reduce subsidies, charging for water use on a sliding scale as consumption increases. Charges generally only apply to the (substantial) expatriate populations of these states; local nationals still receive their water free. Assignees in Qatar advise that expatriates keep a record of their water and electricity meter readings, as bills are sometimes estimated. A number of South American countries also appear in the top ten, ironic for a continent renowned for high rainfall but reflecting the prevalence of charging by increasing block tariffs to address social concerns over the price of water. Most of Brazil, for example, applies a low tariff for a certain amount, with charges rising with consumption, as it is assumed that wealthier people use more water because they can afford to do so. It is unsurprising, then, that expatriates report high water bills, as they are likely to earn more than the average citizen, consuming more water and paying for it at a higher rate. ECA Global Perspectives Accommodation 46 Employment Conditions Abroad Ltd 2012 ECA Global Perspectives ECA Global Perspectives provide overviews of trends evident in key findings of ECAs main surveys and research. This report on Accommodation is the second in the series, the first being Tax & Social Security. Global Perspectives can be downloaded free from ECAs website in the Resources >White papers section. Further reports on subjects including cost of living, salary comparisons and quality of living will follow. Accommodation services ECAs accommodation reports are comprehensive guides to the availability, costs and conditions involved with renting expatriate accommodation, and are available for over 120 cities around the world. With details about the areas and types of accommodation favoured by expatriates, the reports contain comprehensive rental price data, country- specific policy benchmarking and other information to help with choice and budgeting of housing. Incorporating easy-to-use look-up tables with detailed background information, a typical report covers: Rental trends City rental costs District guides Utilities, taxes and service charges Leasing arrangements Housing policy Schools, sports and social clubs and other useful contacts Subscribers to ECAs services can also view the reports in MyECA to access interactive city maps highlighting popular expatriate districts, international schools and sports clubs. Accessing data and information ECAs Accommodation reports can be accessed online through a subscription to ECA data or on an ad-hoc basis at the online shop at www.eca-international.com. Purchasers can download sample documents and calculations prior to completing any transaction. Additionally, ECA provides a consultancy service through which we can give full support and advice to multinational clients, including design of housing policy. About ECA International (www.eca-international.com) ECA is the worlds leader in the development and provision of solutions for the management and assignment of employees around the world. Our highly skilled teams help to ensure that businesses international assignments operate efficiently and cost-effectively. Delivering data, expertise, systems and support in formats which suit its clients, ECAs offer includes a complete out-source package of calculations, advice and services for companies with little international assignment management experience or resource; subscriptions to comprehensive online information and software systems for companies with larger requirements; and custom policy and system development projects for companies who manage thousands of international assignees around the world. About this report 47 ECA Global Perspectives Accommodation Other data and services available from ECA Registered users of ECAs website can access a number of reports and services online. 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