Académique Documents
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Report | Romania
Contents
Economic Overview
10
12
14
16
18
20
Taxation Aspects
22
Legal Issues
24
26
By Ilinca Paun
Managing Director
ilinca.paun@colliers.com
A new real estate business is, on average, a 5 year effort. Even though the
most skeptical of us recognize the crisis is over, the development risks are still
perceived as high and it takes courage to assume new development costs.
With banks still requiring high equity contribution and pre-leases, private
money is the blood of current investments.
The difference between those who will hit the bulls-eye of success and the
ones who will continue to struggle is the use of analytics. Sharp analytics
are the reason why certain global retailers have increased their sales in the
last years, despite heavy competition or why certain online businesses do so
much better than others. Understanding what clients need and their criteria
in making decisions is the key for winning new business.
You might say that in a tenant-driven market it is only natural to pay attention
to the clients needs, but unfortunately what most of the developers mean by
that is a better financial offer than the competition. What I mean is different.
Tenants value a developer who cares about their business. They are worried
about aspects such as attracting and retaining top talents, increasing the
productivity in the work space, their brand and acquiring better positioning
against competition. The industrial players care about increasing efficiency
and health & safety regulations, while retailers care about rotating stocks and
finding good trained sales personnel.
The leasing market is entering a new growth cycle and opportunities will
follow. The IT industry is booming, a significant number of new retail brands
are looking to enter Romania, and the automotive sector is growing in the
country side. Your job seems easy, but it is not, as there are many like you out
there, with good quality properties, office or shopping centers, warehouses or
production facilities.
Should you choose to drop prices, you will create a winning story on the
short term, make your board happy for a day and brag about it in the press.
However, on the long term you commoditize the real estate product, cut
down your profits and enter a relationship with a tenant that will constantly
put pressure on price on any occasion.
Colliers International
is a leader in global real estate services,
defined by our spirit of enterprise. Through
a culture of service excellence and
collaboration, we integrate the resources of
real estate specialists worldwide to accelerate
the success of our partners. We represent
property investors, developers and occupiers
in local and global markets. Our expertise
spans all property sectorsoffice, industrial,
retail, residential, rural & agribusiness,
healthcare & retirement living, hotels &
leisure.
Having in mind the macro-business issues, not only those related to real
estate, will create a valuable platform for the tenant to make a decision. This
means changing the habit of negotiating the price down, and replacing it with
solutions based on business particularities, which are non-negotiable. This
will help you in winning a long term sustainable partner.
The market is gaining speed, shifting into 2nd gear, so the race for clients
begins. Investment funds will follow shortly. Plots are at best prices and the
time to buy is now.
I am delighted to share with you our market knowledge and understanding
about what happened in 2013, as well as our projections for 2014. I hope you
will consider this analysis in the daily business decisions.
Best Regards,
Ilinca Paun
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Economic Overview
Mihai PATRULESCU
Senior Economist
Macroeconomic and Strategic Analysis
2009
2010
2011
2012
2013
2014
GDP GROWTH
-6.6%
-1.1%
2.2%
0.7%
3.5%
2.1%
5,501
5,786
6,139
6,161
7,506
7,769
-1.4%
4.0%
0.1%
-1.0%
5.5%
5.0%
-9.12%
0.20%
1.07%
1.07%
2.10%
1.44%
-4.1%
-4.4%
-4.5%
-4.4%
-1.1%
-0.9%
3.01%
1.80%
1.40%
1.30%
1.83%
1.35%
-9.01%
-6.83%
-5.60%
-2.90%
-2.80%
-2.80%
4.70%
8.00%
3.14%
4.96%
1.57%
3.67%
4.24
4.21
4.24
4.46
4.42
4.45
SOURCE: National Commission of Prognosis, National Institute of Statistics, Unicredit Tiriac Bank
50,000
40,000
30,000
Exports
Imports
20,000
10,000
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Jul-13
Jan-13
Jul-12
Jan-12
Jul-11
Jan-11
Jul-10
Jan-10
Jul-09
Jan-09
Jul-08
Jan-08
Jul-07
Jan-07
Bucharest
Office Market
Supply
116,000 m2 were delivered on the market during 2013. 95,000
m2 out of this volume were delivered in the fast developing
Floreasca Barbu Vacarescu area. Consequently, the modern
office stock in the area recorded a 76% increase, reaching
220,000 m2.
Thus, Bucharest's office stock amounts to 1,656,000 m2 as of
December 2013, 8% higher compared to the stock registered at
the end of the previous year.
Demand
Rents
There are two main metrics measuring the office rents evolution
the headline and the effective rent level.
2009
2010
2011
2012
2013
1,190,000
1,360,000
1,478,000
1,540,000
1,656.000
90,000
177,000
183,000
168,000
250,000
90,000
116,000
115,000
80,000
100,000
18%
18.5%
16.5%
18.5%
18%
Baneasa
Pipera
A. Vlaicu
15-16
7%
P. Presei
D. Pompeiu
11-13
8%
Floreasca
Barbu Vacarescu
16-18
5%
8-10
49%
14-16
24%
Aviatorilor
Victoriei
P. Poenaru
10
10%
Pacii
14-15
2%
16-18
21%
14-15
14%
Grozavesti
Politehnica
Obor
Romana
Eroilor
Izvor
14-15
16%
Universitate
12-14
23%
P. Muncii
Unirii
10-12
17%
Piata Sudului
Forecast
Based on the projects that are under active construction
currently, the market will receive an additional 110,000 m2 gross
leasable area by the end of 2014.
The net take-up is expected to continue on the upward trend
in 2014, as there are favorable conditions for further growth in
demand fuelled by expansions and new entries. However, we
expect to see a certain decrease in the total transactional activity
on the market. Only a few of the contracts reaching maturity
in 2014 are still to decide between renegotiation/renewal and
relocation, as for most a decision was reached in 2013. Demand
coming from new entries will be fuelled mainly by business
Vacancy rate
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Romania Shopping
Centers Market
Supply
Traditional: At the end of 2013, the Romanian traditional
retail stock stood at 2,210,000 m2. Counting in all the post2008 deliveries, the market registered a 47% growth in the
last five years. However, the development speed decelerated
in the last two years. 2012 and 2013, with around 130,000 m2
yearly deliveries, registred a significant drop in the new supply
compared to the previous three years. The first part of 2013 was
rather quiet with only 2 small projects (Uvertura Mall Botosani
and Cora Constanta) being launched. Nonetheless, the fourth
quarter registered the delivery of three large projects with a total
of 96,000 m2. Each of these three projects was much awaited
on their markets. Promenada Mall (36,000 m2) located in the
Floreasca - Barbu Vacarescu office hub, was the first project in
Bucharest to start construction works after the crisis hit. AFI
Palace Ploiesti (33,000 m2) was received by Ploiesti city, only
1 year after the delivery of the first shopping center in the city,
and Shopping City Galati (27,000 m2) was the first modern
scheme to serve the city.
Specialized: In the last five years the market shifted from large
projects to small developments. During the post-2008 period
the deliveries registered on the market consisted mainly in
small schemes (a food discounter and several adjoining boxes)
and additional construction phases in existing projects. For
2013 there were a number of plans for completing the existing
food stores with complementary boxes. However, a market that
was announcing to be quite active at the beginning of 2013,
proved to be much slower in terms of deliveries.
Demand
Traditional: In 2013 Romania registered only a modest
improvement in the household consumption, of only 0.7%
Rents
Traditional: After the 10-15% decreases in rents registered in
2012 and taking into account the limited new supply brought on
the market in 2013, there were no further rent reductions.
Specialized: As the rents in specialized schemes are directly
linked to each locations turnover potential, there were no
changes in rents on this segment.
2009
2010
2011
2012
2013
Traditional Shopping
Centers Stock (m2)
1,500,000
1,719,000
1,940,000
2,080,000
2,210,000
Specialized Shopping
Centers Stock (m2)
670,000
772,000
787,000
821,000
821,000
Bratislava
725
Warsaw
448
Prague
Budapest
716
Bucharest
346
655
Kyiv
328
Forecast
Traditional: More than 300,000 m2 are in incipient stages of
construction or are planned to break ground in the following
months. However, only 27,000 m2 (Targu Jiu Shopping City) will
be delivered on the market by the year end.
Taking into account all the projects announced for delivery in
Bucharest before end of 2017, the city should receive around
300,000 m2 of leasable area. Provided that all these projects will
come to completion, the market is expected to receive a 40%
increase in supply in the next years.
The Eastern part of Bucharest, the last uncovered part of the city
in terms of modern shopping facilities, will be in the spotlight
on the short and medium term. Three shopping centers adding
up to over 250,000 m2 are very active on the marketing and
leasing side in order to secure tenants. Thus, retailers should
carefully analyze each of the three future centers in terms of
both location and concept in order to make the best choices for
this area.
546
St Petersburg
510
Moscow
Sofia
280
268
Belgrade
187
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Bucharest High
Street Market
In this section we analyze both Bucharests high street sales and leasing market
segments. While the information related to the selling market refers to the entire city,
the analysis of the leasing market is limited to the following areas: Old City Center,
Dorobanti, Calea Victoriei and Magheru Balcescu Bratianu.
Transactional Activity
On the leasing side, each of the analyzed areas registered an
increase in activity.
The Old City Center, especially Lipscani Street, was the most
targeted location by the fashion retailers that address the middle
income segment. As most of the international retailers have
already secured a strong presence in the Romanian shopping
centers, they started looking to open flagship stores on high street.
Consequently, for most of them, Lipscani Street represented the
best location due to the large pedestrian traffic in the area. This was
the case with H&M and Koton. While the former opened towards
the year's end, Koton secured a space in the area.
Dorobanti and Calea Victoriei were both targeted by luxury
brands. After more than 2 years with high vacancy rates,
owners became more flexible in pricing. Thus, a number of new
retailers opened locations on Dorobanti (Bonpoint and Tartine
& Chocolat) and Calea Victoriei (Antony Morato, Porsche
Design, Lancel), generating a decrease in vacancy rates. The
high street area comprised between Romana and Unirii Square
was the quietest high street artery, with no significant brand
opening or closing down activities in the area.
45-55/m2
30-40/m2
Dorobanti Square
Victoriei
35-45/m2
Romana
30-40/m2
90-100/m2
50-60/m2
35-45/m2
Calea Victoriei
45-55/m2
Universitate
30-40/m2
Izvor
30-40/m2
30-40/m2
50-60/m2
Unirii
60-90/m2
30-40/m
Low interest
Medium interest
Forecast
Taking into account that there is no significant new supply to
become available on the market and with a higher interest from
the retailers willing to open additional locations, we estimate
no further decrease in rents in 2014. New stores are expected in
the Dorobanti area, as Mario Plaza made high street solutions
available here. Towards the end of 2013, the ground floor in
Mario Plaza shopping gallery changed ownership and was
turned into traditional high street units.
High interest
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Industrial Market
Supply
2013 marked the second year with no new deliveries on the
Bucharest industrial market. Due to the fact that demand
continued on the downward trend it entered in 2009, there
were few developers who would consider a speculative
logistics development. Things looked up for the countryside
stock which amounted to 668,000 m2 at the end of December
2013. Timisoara received 13,200 m2 in two existing projects
Timisoara Airport Park and VGP.
The slow activity on the warehousing segment was balanced by
a considerable increase in movement on the production side.
Based on the major production plants that started operations
in 2013, we can conclude that Romania made a solid case for
companies active in automotive and construction materials
sectors. Brasov and Sebes became the hotspots for companies
expanding and opening new production units. In the Western
part, the activity was led by Timisoara, Arad and Oradea. The
new production lines in the construction materials sector were
concentrated mainly in the Eastern part of the country as they
export to countries such as Moldavia or Ukraine.
Demand
In 2013, the demand for the Bucharest logistics was still on the
descending trend. With a net take-up of 36,000 m2 in 2013, the
market registered an 18% compression in activity compared to
2012. Taking into account also the renegotiations / renewals
concluded in 2013, the warehouse market accounted for
114,000 m2 in all the transactions registered on the market. The
vacancy rate at the year-end stood at 13.7%, 80 bps smaller
compared to the level registered at the end of 2012. The logistic
companies were mostly static. They were mainly involved in
renegotiations/renewals and to a lesser extent in expansion
Rents
2013 was marked by a slight reduction in rents across the entire
logistics market. As most of the cities had vacant spaces, the
owners were forced to offer further discounts in order to secure
tenants. The headline rent for medium spaces (1,000 3,000 m2)
varied between 3.3 and 3.5 per gross leasable area.
Usually, the premises suitable for the production sector are
built-to-suit solutions. Moreover, nowadays the developers
are willing to also provide the necessary equipment (such as
compressed air, ventilation in/out, industrial gas or busbars).
These improvements, known as Above Standard Tenant
Improvements (ASTI) bring added value to a project. Moreover,
more recently, they became a tool for increasing a projects
profitability, as the base rent for a built-to-suit production unit
dropped from 4 5 to 3.3 3.5 /m2 (without ASTI).
Cross-docking is a practice in logistics of unloading materials from an incoming semitrailer truck or railroad car and loading these materials directly into outbound trucks,
trailers, or rail cars, with little or no storage in between.
2009
2010
2011
2012
2013
Stock (m2)
895,700
907,700
922,000
941,000
941,000
100,000
75,000
52,000
44,000
36,000
12%
15.4%
15.3%
14.5%
13.7%
Stock Distribution
Eastern Europe Select Capital Cities
200.000 m2
Sofia
3%
Bratislava
4%
Zagreb
4%
Bucharest
Kyiv
5%
8%
Prague
9%
Budapest
9%
Warsaw
14%
Moscow
44%
Forecast
Log Center Bucharest, Immofinanzs warehouse project
is announc ed to be developed in the North Western part
of Bucharest. With 20 40,000 m2 in the first development
phase, the project will increase the Class A logistics stock by
140,000 m2 upon delivery. However, the developer will start the
construction works only after securing pre-leasing contracts for
a significant part of the project.
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Dedeman Pitesti opened in August 2013, on a plot sold through Colliers International Romania
Romania
Land Market
There was a lot of noise on the market in terms of prospecting
activity. However, the transacted volume remained subdued in
2013, due to both lower number of transactions but also reduced
deals sizes. After 2008, the players on the market switched
their behavior. If before 2008 they were continuously buying
land plots, in the last five years they alternated procurement
with development periods. As 2011 and 2012 were two good
performing years in terms of transactional activity, starting with
2013 most of the players entered the development period.
Demand
As only existing players were familiar with the current markets
particularities, they were able to correctly assess available
opportunities. Thus, new entrants on the market were almost
missing.
The demand was driven by retail, office and to a lesser extent
by residential developers. The small retailers (supermarkets,
discounters and gas stations) were the most active. The
discounters finally secured locations in the Northern parts of
Bucharest in 2013, as these became affordable. Only a few gas
stations were actively buying land plots, including the new
comers which started to build up networks in Romania 2 years
ago. Kaufland and Dedeman were the most notable drivers of the
demand from big boxes. Two years after entering Romania, Leroy
Merlin secured its second location in Bucharest in 2013. Other
large retailers were focused on optimizing and restructuring, or
integrating their portfolios after finalizing the take-over process
(Auchan - Real and Kingfisher - Bricostore). In 2013 the retail
developers were focused on developing the sites acquired during
the previous years. Those with a strong investor profile returned
to their bases - income producing assets or joint venture deals.
However, they were still eager to acquire land plots with high
development potential or situated in locations with limited
competition. This was the case with the plots bought by Nepi (in
Targu Jiu) or by Benevo Capital (in Bucharest - Aversa factory).
On the office side, 2013 recorded a drop in activity compared
to 2012. Even though there was interest for both small projects
and large business parks, it was difficult to find available sites
at feasible prices in the targeted areas. Sites for residential,
especially the large plots, were the least demanded. There was
some interest in entering joint venture contracts for big projects.
Demand from speculative buyers strengthened in 2013. They
were looking for small size land plots, in very good areas, suitable
for various uses, at discounted prices.
Supply
Banks were one of the most active land vendors in 2013. Upon
admitting the current market reality, a part of them became
aggressive in terms of pricing and succeeded in attracting buyers.
Out of the entire supply, factories were very much traded in 2013.
There were two categories of such premises targeted by retailers:
operational sites relocating or closing down due to the economic
downturn (primary market) and factories on the secondary
market, bought initially by developers for residential, office or
shopping center use and re-sold in 2013 to big box retailers.
Center
1,500
Semi-central
1,000
Peripheral
500
0
2008
2009
2010
2011
2012
2013
Nicolae Caramfil
Pipera
400-500/
m2
100-300/
m2
Floreasca
Barbu Vacarescu
PrimaveriiMircea Eliade
300-500/
m2
2,500/
m2
Romana
Dorobanti-Icoanei
900-1,200/
m2
Colentina - Obor
150-250/
m2
Theodor Pallady
50-300/
m2
Alexandriei Road
50-100/
m2
Forecast
For 2014, we expect transactional activity to continue at the
same pace as in 2013. Most buyers will, however, continue to
be rather opportunistic. While there are banks and landowners
with pressure to sell, the market will offer good deals. As
supply is expected to remain considerably higher in relation to
demand, overall prices will be on a descending trend in 2014
as well. As in the past years, the existence of a valid PUZ will
weigh a lot in the buying decisions especially in case of the
developers. They are very reluctant to acquire land which does
not have yet a PUZ approved, as this implies a delay of around
1-1.5 years before the construction works start. Besides the risks
15
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City Park Mall of Constanta traded in 2013 to NEPI in the largest transaction post 2008. Colliers International Romania advised the seller Neocity Group.
Romania
Investment Market
In 2013 the investment market saw deals with yielding assets
with a total volume of app. 300 million, doubling the previous
years volume. This volume does not account for joint venture
transactions in development projects, nor acquisition of shares
in self-standing European platforms that have ownership also in
Romanian assets.
As the Romanian economy is on a trend of growth, and more
developed markets in the region are becoming tighter, we
expect 2014 to be a more active year in commercial property
investments with new investors entering the market.
Transactional Activity
2013 was dominated by retail transactions, five of the seven
deals closed involving such schemes. While the two office
deals took place in Bucharest, the retail transactions were all in
regional cities.
Bucharest retail continues to be an attractive target for
investors, exemplified by the joint venture between NEPI and
Real4You for the development of Mega Mall Shopping Centre.
However, Bucharest is still to see the first acquisition of a
yielding retail scheme.
The Lakeview office building (25,500 m2) was the subject of the
first transaction closed on the investment market in 2013, being
acquired by NEPI from a partnership between AIG Lincoln and
DPGS for a price of 62m.
NEPI continued its acquisition spree with two retail schemes
in secondary cities in Drobeta Turnu Severin where it
acquired Severin Shopping Center (app. 16,000 m2 anchored
by Carrefour) from BelRom and Deva where it acquired Deva
Shopping Center (app. 42,000 m2 anchored by Metro and Real)
from a private investor.
2009
2010
2011
2012
2013
100
500
90
155.5
300
OFFICE (%)
8.5%
8.25%
8%
8.25%
8.25%
INDUSTRIAL (%)
12%
10%
10%
10.25%
10%
RETAIL (%)
9.5%
9%
8.75%
8.5%
8%
Poland
6%
%
Ukraine
11%
Czech Rep.
6%
Positive
Mostly positive
Neutral
Not a positive investment enviroment
Slovakia
7.5%
Hungary
7.75%
Romania
8.25%
Croatia
8.5%
Serbia
9.5%
Forecast
Europes economy is expected to grow in 2014 and political
uncertainty over its future declining. With global capital
flowing into European and CEE property, and with intense
competition for investments in the more mature markets of
Poland and the Czech Republic, the time is ripe for investors to
look to markets with a more attractive risk-return profile, such
as Romania. After an excellent growth year in 2013 (+3.5%)
the local economy is expected to continue its growth at a
rate exceeding 2% in 2014, which should enable an attractive
Bulgaria
9.5%
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Bucharest
New Residential
Market
2013 was the most dynamic year of the post crisis residential
market. Prices suffered further downward corrections, demand
picked up, encouraged on the one hand by a higher confidence
in the market, and on the other hand by rumours surrounding
the Prima Casa programme.
Supply
The residential stock (in monitored projects) increased by 10%
in 2013, reaching a total volume of approximately 22,000 units.
New deliveries consisted of both additional phases in existing
compounds and new launched projects. The first semester saw
the delivery of 75 apartments of Adora Urban, while the second
semester received the second phase of Adamas Optima Project.
In addition well performing projects like Militari Residence
or Cosmopolis continued to bring new units to the market.
The southernmost area of Bucharest continued its accelerated
development throughout 2013, due to the high demand for
more affordable dwellings. Semi central areas with good
access continued to receive small scale developments intended
for the higher earners.
Prices
The average price at the end of the year was 890/built m2, 3%
lower than the value at the end of 2012. Due to the change in
financing some projects reduced marginally their prices. The
small difference in prices in comparison with the end of 2012 is
an indication of the market reaching a minimum threshold.
Demand
While the first six months of the year saw an overall increase
in demand of 20 25% in comparison with the similar period
of 2012, the end of the year marked a total absorption volume
of approximately 3,000 units (50% higher than end of 2012) in
monitored projects.
Market Average
1,200
Low Projects
Middle Projects
800
400
0
2009
2010
2011
2012
H1 2013
H2 2013
D. Pompeiu
Floreasca
Barbu Vacarescu
Aviatorilor
Victoriei
P. Poenaru
Obor
Romana
Grozavesti
Pacii
Politehnica
Eroilor
Izvor
Universitate
Unirii
Prelungirea Ghencea
P. Muncii
Dristor
Nicolae Grigorescu
1 Decembrie
Anghel Saligni
Nicolae Teclu
Soseaua Alexandriei
Piata Sudului
Aparatorii Patriei
Dimitrie Leonida
Forecast
We expect to see an increase in deliveries and new launched
projects throughout 2014, given the higher demand for new
apartments, as well as developers' desire to complete their
expansion plans. Similar to previous years we will most likely
witness the further development of well performing projects,
but most likely this will happen at a higher pace in order to
satisfy demand.
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Bucharest
Hotel Market
Under this section we analyze the hotels that qualify according to the international
standard as midscale, upscale and luxury hotels. In order to do so we have studied the
existing hotels affiliated to international chains, the strong local chains (such as
Continental) and a certain part of those non-affiliated. In choosing the non-affiliated
hotels, we have taken into account a number of indicators, including: a minimum
number of 50 rooms per property, the hotel's awareness on the market, the quality of
the premises and the provided services.
Supply
Without any increase in the hotel stock in 2013, the Bucharest
market offered 7,054 rooms in 55 hotels as of December 2013.
While a new 5* hotel (Premier Palace & Spa) was delivered
on the market, Starlight Hotel was converted into an office
building.
An in-depth analysis of the supply, revealed that the 4* hotels
have the largest share of the market. They account for 62% of
the total rooms on the analysed market. The 5* hotels have a
share of 21% in the total supply, the 3* category being the least
developed segment.
Demand
The demand for hotel accommodation increased at a slow pace
in 2013. With an average occupancy rate of 58.6% in 2013, the
Bucharest lodging market recorded a 5.8% yoy growth. The
increase in occupancy varied greatly from period to period.
In April and September the market registered the largest yoy
growth rate, reaching a maximum of 19.4%.
Rates
The Bucharest hotel markets occupancy rate increased in
2013 at the expense of the average daily rate (ADR). Before
registering any significant increase in ADRs, the market has to
prove a sustainable growth in occupancy. Thus, the ADR of 74
per room night in 2013 was 4% smaller compared to the 2012
average. However, the ADR for the whole accommodation
market in Bucharest is much smaller compared to the figures
registered for the analysed segment.
The average revenue per available room (RevPar) for 2013
recorded a 2.2% increase. Thus, Bucharest accommodation
market registered a slight increase in revenues.
2009
2010
2011
2012
2013
48.4%
52.5%
56.8%
55.3%
58.6%
86
80
77
77
74
42
41
44
42
43
Source: STR Global, Ltd. republication or other re-use of this data without the express written permission of STR Global is strictly prohibited.
Jan-13
Feb-13
Mar-13
Apr-13
May-13
Jun-13
Jul-13
Aug-13
Sep-13
Oct-13
Nov-13
Dec-13
Source: STR Global, Ltd. republication or other re-use of this data without the express written permission of STR Global is strictly prohibited.
Forecast
Bucharest is an attractive destination for large international
operators. However, out of the 6 international hotel chains that
were announcing the development of future hotel schemes in
Bucharest, only Hilton and Rezidor are still actively assessing
solutions for opening new facilities on the market. Based on
21
21 Research
Research&&Forecast
ForecastReport
Report | | January
January2014
2014 | | Romania
Romania | | Colliers
ColliersInternational
International
Real Estate
Investments
in Romania
Taxation Aspects
Alex MILCEV
Tax Partner, Taxation Services
1. Taxation of rental
and disposal of assets
Rental activities
2. Vat aspects
Rental of real estate property is normally VAT exempt. However,
any taxable person performing rental activities may opt to
charge a 24% VAT on such transactions (such option allows
deduction of VAT on related costs).
As a rule, the sale of old buildings/parts of buildings and the
underlying land, as well as of any other type of land is VAT
exempt without deduction right unless the taxable person
performing such transactions opts to tax the sale with 24% VAT.
This exemption is not applicable to sale by a taxable person of
a new building or land on which buildings can be erected. In
should be noted, that in case of building and land registered
under one single cadastral number, the VAT treatment in case
of sale of immovable property depends on which of the two,
land or building have the greater value or alternatively, in case
of same value, which of the two have the bigger surface (the
unfolded build surface of the building is the one to be taken into
consideration).
A 5% VAT tax rate is applicable for the sale of social housing
(including related land) under certain conditions (i.e., houses
of maximum 120 square meters and not exceeding RON 380,000
in value - net of VAT).
Individuals trading in real estate as a business are to be treated
as taxable persons. Thus, when performing taxable operations
(e.g. sale of new buildings) the individuals are liable to register
for VAT purposes if the volume of their transactions exceeds
RON 220,000.
3. Local taxes
Owners of buildings are liable to pay an annual building tax to
the local authorities. For companies, such building taxes range
between 0.25% and 1.5% of the taxable base, which is the book
value of the building. If the building has not been revaluated in
the past 3 years, the above rate will be between 5% and 10% and
between 30% and 40% if the building has not been revaluated in
the past 5 years.
There are different rules for establishing the taxable base for
local tax purposes in case of companies applying IFRS rules
and as accounting policy for the recognition of fixed assets the
(inflated) cost model. In such case, the taxable base for local tax
purposes is to be established based on an evaluation report.
For individuals, the tax rate is 0.1% and is applied to the
value of the building, which is calculated based on minimum
established values provided by law. Increased local taxes are
applicable for individuals owning more than one building.
With regards to the tax on land, both companies and individuals
owning land are liable to pay a tax which is established as a
fixed amount per square meter, depending on the location of
the land.
Starting with 1 January 2014, a new tax on constructions other
than buildings was introduced.
The persons liable to pay construction tax are Romanian legal
entities (with certain exceptions), permanent establishments
in Romania of foreign legal entities and legal entities set up in
Romania according to the European legislation.
There are certain constructions subject to this new tax, such as
road infrastructure, e.g. alleys, streets, parking places, sidewalks,
light-frame constructions, etc.
The special construction tax is computed by applying a 1.5%
rate to the value of the constructions existing in patrimony as of
31 December of the previous year, recorded in the accounting
books, subtracting from that certain elements such as the value
of buildings (including certain works) for which building tax is
due.
Construction tax has to be computed and declared to the tax
authorities by 25 May of the year for which such tax is due, and
paid in two equal instalments, by 25 May and 25 September of
the respective year.
A building is new if sold by the end of the year following its first utilization/occupation, or is transformed in certain conditions.
Significant
Amendments
in the Land
Development and
Urbanism Law
Floreasca | Business Park
169A Calea Floreasca | Building B | 5th Floor
014459 - Bucharest | 1st District | Romania
Phone +40 21 527 2000 | Fax +40 21 527 2001
Office@pelifilip.com | www.pelifilip.com
Definitions
and Assumptions
Definitions
Average Daily Rate (ADR) is given by the hotel rooms total
revenue, divided by the total number of rooms sold during a year.
Factory Outlet Center is a consistently designed, planned
and managed scheme, with separate store units, where
manufacturers and retailers sell merchandise at discounted
prices that may be surplus stock, prior-season or slow selling.
Headline Rent is also known as contractual rent and reflects
the level at which relevant transactions are being completed
during a certain period. If there are no relevant transactions
during the survey period, the quoted figure will be hypothetical,
based on expert opinion of market conditions. The figure
excludes service charges, taxes, and tenant incentives.
Net Take-up is the sum of all total occupational market
activity categories which lead to a net increase in demand for
space. This would only include the following activity types: new
occupation, expansion and relocation from non-competitive
stock (Class B and unconventional spaces).
Occupancy Rate is given by the total hotel rooms sold,
divided by total number of rooms available in the hotel,
multiplied by 100.
Owner Occupier Deal is an inter-party deal where the
transaction is not conducted on the open market and often for a
non-market price.
Prime Net Initial Yield the yield an investor is prepared to
pay to buy a Grade A building, fully-let to high quality tenants
at an open market rental value, in a prime location. Lease terms
should be commensurate with the market. As a calculation,
net initial yield first years net income/purchase price (prior to
deducting fees and taxes).
Private equity real estate fund is a collective investment
scheme, which pools capital from investors either wealthy
individuals and/or institutional investors and generally targets
assets and/or markets with a potential to add value.
Regular Investment Deal is an open-market transaction,
conducted by two individual entities on an arms-length basis,
for a property which is currently let, or immediately available
for letting.
Retail Park also known as a power center is a consistently
designed, planned and managed scheme, that mainly
comprises medium and large-scale specialist retailers such as:
big boxes or power stores.
Revenue per Available Room (RevPar) is calculated by
multiplying a hotels average daily room rate (ADR) by its
Assumptions
High Street Retail we have taken into account the supply
available in Bucharest.
Hotel we have analyzed the hotels that qualify in line with
the international standard as midscale, upscale and luxury
hotels. In order to do so we have studied the existing hotels
affiliated to international chains, the strong local chains (such
as Continental) and a certain part of those non-affiliated. In
482 offices in
62 countries on
6 continents
United States: 140
Canada: 42
Latin America: 20
Asia Pacific: 195
EMEA: 85
Primary Authors:
Daniela Popescu
Head of Research - Bucharest
+40 21 319 77 77
daniela.popescu@colliers.com
$2
billion in
annual revenue
1.12
13,500
professionals
and staff