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Most cities in Asia Pacific are now well on the path to recovery from the impact of lockdown and
other restrictions introduced at the onset of the COVID-19 pandemic in early 2020.
However, with cross-border business travel remaining near impossible, most client and team
meetings being conducted virtually, and many employees still working remotely, business activity is
set to experience disruption for some time to come.
This has prompted companies to undertake comprehensive reviews of their real estate portfolios
and future office space requirements as they look to adapt to a very different world to the one that
existed just 12 months ago.
This report by CBRE Asia Pacific Research serves as a primer for occupiers conducting reviews of
their short to medium term office portfolio strategy. It examines how office strategy will evolve in the
coming years, from labour to location, and from occupancy to design, and explains how these and
other elements are increasingly interconnected.
The report is based on the findings of CBRE’s recent “The Future of the Office” survey, which was
conducted in early October 2020. The survey interviewed senior representatives of more than 100
multinational and large domestic companies in Asia Pacific.
Readers may also be interested in an upcoming CBRE Global Research campaign on the future of
work, beginning with the “The Real Estate Reset”, which elaborates on how office strategy will
evolve in the coming years with regards to workforce, location, design and use of office space.
While many companies have provided employees with the option to continue working from home
for an extended period, CBRE’s survey found that 72% of senior leaders would like to, or are
REQUIRED TO WORK AT OFFICE
encouraging, employees to work from the office. Just 11% are instructing or encouraging staff to
stay at home.
The steady decline in COVID-19 cases in most markets across the region is enabling occupiers to
11% Bring everyone back to the
office; no changes needed
bring employees back to the office. However, office utilisation varies by market and is largely
correlated by the severity of the pandemic. In Greater China, offices are now back to 70% capacity,
while in India, the figure is just 20%. 27% Bring everyone back to the
office; rethink workplace design
35%
Office utilisation will likely remain fluid until vaccination programmes are well underway. While Encourage employees to work in the office;
Auckland, Ho Chi Minh, Seoul, Tokyo and Hong Kong appeared to have succeeded in containing allow them to work from home if they wish
the virus by mid-2020, a resurgence in cases led to the reintroduction of tight restrictions in August.
More recently, companies in Hong Kong and Seoul introduced flexible working arrangements REQUIRED TO WORK FROM HOME
following an uptick in cases in late-2020, while in early January Tokyo declared another state of
emergency after new cases reached the highest level since last year. Elsewhere, workers are
gradually returning to the office in Singapore, Auckland and several Australian cities.
With the pandemic having lasted for most of 2020 and set to continue well into this year, it is clear
11% Encourage employees to work from
home; work in the office when needed
that society must learn to coexist with the virus and balance lockdowns and other restrictions without
incurring significant economic damage. Companies must therefore stay agile by permitting a range
of working styles and locations enabling employees to adapt to what could be frequent office NO UNIVERSAL ANSWER
closures and openings.
However, the business disruption wrought by the pandemic and the uncertain albeit improving
outlook are making it far more complicated for companies to ascertain future business and staffing
requirements.
The widespread adoption of remote working is transforming how companies calculate the number
The volatile macro environment Occupiers must introduce new working
of office-based employees and related workspace demand. The pandemic has also prompted many
means businesses must stay agile and styles and provide staff with freedom and
employees to re-evaluate the time and cost of commuting to work and strengthened the appeal of
align growth with the interests and options about where to work. Along with
living outside city centres.
expectations of employees and their productivity, employee engagement and
preferred ways of working wellness now carry more weight
BUSINESS
Labour STRATEGY Design & Experience
Consideration Consolidation
BUSINESS HEADCOUNT WORKSPACE LOCATIONAL
GROWTH GROWTH DEMAND STRATEGY
While most companies intend to provide employees with the option to work remotely, they do not
expect staff to do so on a full-time basis. Around 66% of survey respondents intend to allow remote
working for no more than one or two days per week. With an average of just 7% of the total 18% 17%
workforce allowed to work remotely full-time, a physical office will remain essential. About 37% of
11%
employees still prefer to work from the office all the time, even when they are given the option of 9% 9%
remote working.
Work in office About 1 or 2 1 day per Up to 3 days 4 or 5 days Work
all the time days per week or less per week per week remotely all
month the time
N = 106 respondents, Asia Pacific The Future of the Office survey
Source: CBRE Research, January 2021
Companies seeking to introduce long-term and large-scale work-from-home policies will need to Vietnam
invest in digital solutions to support remote working and ideally bear some or all of the costs
incurred by employees working from home. India
Existing support primarily consists of the provision of electronic devices or hardware to employees. Thailand
With higher levels of remote-working set to become the new norm, companies will need to take
responsibility for their employees’ physical and mental health outside traditional workplaces. Singapore
Subsidies or reimbursement programmes for occupancy and utility costs for employees working
from home remain limited at present. However, several global tech giants, banks and business Mainland China
services firms, along with a few Asia Pacific-based companies, recently announced the provision of
allowances ranging from a few hundred to several thousand USD for employees to purchase Korea
necessary equipment.
Taiwan
Concerns about maintaining corporate culture, mentoring junior staff and building team spirit have
Japan
largely subsided along with the relatively successful introduction of mass remote working. However,
risks related to cybersecurity and business confidentiality will need to be addressed.
New Zealand
United States
Australia
(sq.ft.)
Source: Valuation and Property Services Departments, UNCHS and the World Bank; CBRE’s Global Living Report 2020
53%
41%
31% 30%
20%
13% 11%
Provide electronic devices Community apps to support Wellness programmes for Allow employees to use their Financial subsidies for Reimburse utility costs Set physical standards
communication and social employees own electronic devices employees (e.g. electricity, internet and (e.g. proper desks and
networking mobile data) quality chairs)
N = 106 respondents, Asia Pacific The Future of the Office survey
Source: CBRE Research, January 2021
CBRE’s survey found that leadership believe offices possess considerable advantages over remote
working locations in terms of driving employee engagement, innovation and team productivity.
Employees largely share these views1, with many staff actively choosing to work from the office to
connect with teammates, collaborate face-to-face and access tools and technology.
Views regarding the impact of working location on individual productivity are more divided and
largely depend upon the nature of tasks being performed and the suitability of the home
environment.
However, as a typical working day generally includes both individual and collaborative work,
employers must provide sufficient workspace for individuals. To enhance workplace flexibility,
companies can also consider private offices that can be used for both individual work and small
meetings.
Survey responses indicate remote working is more cost effective than the office. However, the
implications for cost saving are not straightforward as office premises are generally under fixed
lease terms.
Companies will need to conduct rigorous analysis of new working patterns to be able to accurately
gauge future office demand. Alternatively, occupiers may also consider the use of flexible space so
they can recalibrate demand in a timelier manner.
These findings underline the fact that workplace designs of the future should focus on enhancing
collaboration, employee engagement and technology to improve productivity. Space usage also
needs to be more flexible and capable of accommodating individual work and team collaboration.
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
N = 106 respondents, Asia Pacific The Future of the Office survey
Source: CBRE Research, January 2021
Too soon
Occupiers must utilise tools and technology already at hand to efficiently adapt their workplaces to enhancing employee health and safety. A quick to tell
fix would involve reconfiguring space to ensure physical distancing while enabling the office to operate at optimal or reduced (30-50%)
occupancy. Specific measures include:
75%
• Entrances: Installation of thermal temperature scanning equipment and touchless entry doors and elevators.
• Workstations: Fewer desks and buffer zones of at least 1.5 m.; clear plastic screens or shields between workstations as needed.
• Communal areas: Fewer seating options; labels and physical dividers. Decrease
• Meeting rooms: Staggered seating and one-way signage to restrict movement along corridors; More online meetings
Facilities management practices must be enhanced to reduce the risk of virus transmission. These may include providing additional sanitation
equipment, installing high quality air filtration systems, and introducing a compulsory facemask policy. 50%
No change
Workplace design will have to respond to changes to working styles. Offices must become more experience-oriented, sharpen their focus on
wellness and environmental stability2 and play a more prominent role in enhancing company culture, connectivity and community.
25%
CBRE’s survey found that 47% of respondents expect offices to feature more collaborative space in future. Furniture in these areas will need to be
customisable for ease of mobility and increased flexibility.
Survey participants displayed divergent views on the volume of space per desk required in future. While it would be logical to assume that social Increase
distancing measures will require larger workstations, 40% of respondents said they anticipate no change in space per desk, while 26% expect
smaller desks given ongoing CapEx constraints and the focus on space efficiency.
0%
Rather than increasing desk size, some office furniture providers believe that social distancing can be achieved by rotating workstations into a Collaborative Meeting space Space per desk
honeycomb or pinwheel shaped format to ensure employees do not directly face each other 3. Transparent shields can also be installed to ensure space inside the outside the office
social distancing while maintaining open space layouts. workplace
In addition to increasing the volume of space per desk, companies may also consider adding more enclosed modular furniture that can
accommodate multiple functions including individual focused work, small meetings or teleconferences. N = 106 respondents, Asia Pacific The Future of the Office survey
2. CBRE’s “Asia Pacific Viewpoint: Workplace Wellness in 2020” Source: CBRE Research, January 2021
3. CBRE’s “The Future of Furniture - How Will Office Furniture Adapt to Move Forward?”, 2020.
CBRE’s “The Future of Furniture - How Will Office Furniture Adapt to Move Forward?”, 2020.
Source: CBRE Research, November 2020
4. https://www.economist.com/graphic-detail/2020/08/20/how-has-the-pandemic-changed-working-lives
CBRE has identified three major areas of focus for occupiers: Portfolio agility, locational diversity and space 100%
efficiency. Too soon to
tell
With occupiers looking to enhance real estate portfolio agility to align with higher business volatility, 50% of
survey respondents expect this to translate into stronger demand for flexible office space.
75% Decrease
The past few months have seen a range of companies including global technology giants, financial sector
firms and life sciences companies commit to large numbers of seats with flexible office providers across the
region.
No change
Flexible space provides occupiers with a range of benefits including lower capital expenses, shorter lease
terms, the ability to create a network of locations at scale to accommodate a more mobile workforce, 50%
manage headcount volatility, and test new markets. With flexible space offerings evolving rapidly and
becoming more readily available, they are more suitable for enterprise requirements than before.
Increase
Greater portfolio agility will also require companies to maintain an attractive experience for employees
switching between virtual and physical environments. Technology will play a crucial role in facilitating the 25%
new phygital working experience. 78% of survey respondents said workplace technology and digital
solutions have a key role to play in enabling portfolio agility. While Asian companies have traditionally been
relatively less receptive to remote working, respondents from Chinese companies in particular are
demonstrating a new willingness to invest in supporting technology.
Touchless technologies such as door sensors to measure space utilisation and motion-detecting lighting and 0%
temperature controls will become more prominent in the physical workplace. Data gathered from these Workplace technology Hybrid of remote and Use of flexible space
technologies can be used to generate insights into how employees are interacting with the office and digital solutions office-based work
environment and inform occupiers’ workspace planning and employee engagement strategies.
Cities in Asia Pacific with mature infrastructure and business clusters often see some expansionary new No change
demand occurring outside CBDs. CBRE’s analysis of office leasing demand shows that take-up in major 50%
business districts and decentralised locations has been steadily increasing and has surpassed that in CBDs
for the past few years.
Increase
The need for a centralised large-scale headquarters in the CBD may also come under closer scrutiny in the
coming years as companies’ workforces are dispersed across multiple locations. The relative ease at which 25%
meetings have been held virtually since the pandemic has led some companies to question the need for
maintaining expensive offices in core locations to host face-to-face meetings.
However, CBRE believes that the value CBD headquarters bring in terms of image and reputation building,
proximity to clients and business partners, and the availability of supporting amenities cannot be
0%
underestimated. Large occupiers with en-bloc CBD headquarters can consider releasing some of the space
for lease.
Hub and spoke model Offices in decentralised Large headquarter in
areas core locations
Providing employees with a choice of locations to work from will be crucial. A hub-and-spoke model
featuring a large office in a core location supported by a network of satellite offices may be more suitable
for large corporations, but this situation will vary across different companies and cities. N = 106 respondents, Asia Pacific The Future of the Office survey
Source: CBRE Research, January 2021
With the impact of higher levels of remote working still uncertain, companies are advised to conduct regular 0% Global
assessments of office requirements to ensure alignment with space utilisation and business development. Unsure*
11%
APAC
Portfolio agility will become more prominent in the coming years as occupiers assemble a hybrid
offering of traditional leased space along with a combination of flexible space and remote working.
This will require investment in technology to support operational efficiency and facilitate a shift from
office-based workplaces to a phygital environment that enables employees to easily switch between
onsite and remote locations.
High quality office space will remain keenly sought after. Workplace design will have to be more
responsive, agile and experience-oriented and factor in requirements for more meeting and
collaboration space.
As the new normal takes shape, occupiers mist fundamentally rethink and reset their portfolio
priorities to support enterprise recovery and future business growth. The successful transformation of
these strategies will play an essential role in helping companies achieve strategic business goals in
the coming years.
THE FUTURE
WORKFORCE WORKPLACE
OF OFFICE
STRATEGY STRATEGY
Hub-and-spoke
Worktech
Decentralization to LOCATION PORTFOLIO OCCUPANCY
employee catchments CONSIDERATION STRATEGY CONSIDERATION Home / Office hybrid model
Headquarters in CBD
Flex space
Headquarters
as a network
During commute Meeting
On-demand
RESEARCH
Henry Chin, Ph.D. Ada Choi, CFA Cynthia Chan Felix Lee
Head of Global Investor Thought Head of Occupier Research, APAC Associate Director, Senior Analyst,
Leadership Head of Data Intelligence and APAC APAC
Head of Research, APAC Management, APAC cynthia.chan@cbre.com.hk felix.lee@cbre.com
henry.chin@cbre.com.hk ada.choi@cbre.com.hk
Julie Whelan
Vice President
Head of Global Occupier Thought
Leadership
Julie.Whelan@cbre.com
A DV I S O RY & T R A N S AC T I ON S E R V I C E S ( A & T )
Manish Kashyap Paul Hubbard-Brown Rohini Saluja Sidharth Dhawan
Head of A&T, APAC Managing Director, Managing Director, Head of Agile Real Estate,
Global Head of A&T – Agile APAC APAC APAC
manish.kashyap@cbre.com.sg paul.hubbardbrown@cbre.com.hk rohini.saluja@cbre.com.sg Sidharth.dhawan@cbre.com
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