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the world of trends

In a constantly-changing real estate sector, you need to be both the observer and the observed – watch, draw conclusions and make better decisions. The pandemic has in fact been just overwhelming. But expertise and experience in trend-watching can help shape the future of your business success! From short-term to long-term (sometimes up to as much as 20 years), trends do shape the future. They fall into a range of categories, covering a myriad areas in our lives – economics, technology, the society, the environment, and broadly defined communication. Capitalizing on trends is all about showing foresight and maintaining focus, being proactive and innovative. So, join us today, let's talk solutions.

Demographics

The future of work

is not about well-being alone

Analyse and redesign your workspace with us! From traditional office, through hybrid models with varying degrees of flexible working, to digital-only – adapting your work environment to the post-pandemic world requires vision and expertise! 2020 has seen enormous change. To make this a change for the better, talk opportunities with Colliers’ Dorota Osiecka today. Ask our expert in Workplace Innovation for relevant insights and recommendations.

Dorota Osiecka

Director I Workplace Innovation

With over 16 years’ experience in strategic consulting and heading workplace projects in Poland and internationally, Dorota’s deep commitment will support you in implementing new forms of work, managing change and designing a healthy, user-friendly work environment that fully meets the needs of the post-pandemic reality.

Applying her expertise in creating employee experience using a wide range of tools, Dorota will guide you through the process of defining and designing an optimal work environment. She will start from a profound analysis of the needs and strategies of the work environment, only to deliver a complete, detailed arrangement of the target office space.

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+48 668 139 764

Well-being – a systemic approach

For several years now, well-being has been considered one of the key elements of building an employer’s image. COVID-19 has intensified the trend of focusing on employees’ health and well-being.

In the past, well-being was often confused with fitness or workplace ergonomics initiatives. However, it should be defined much more broadly. In a workplace environment, employees’ well-being includes all aspects of their professional lives, from the quality and safety of the physical environment created for our employees, through promoting and fostering habits conducive to good health and mental condition, to all aspects of the managerial approach, which determine the organisation’s character and atmosphere at work, significantly affecting employees’ engagement and comfort levels.

Therefore, the proper definition of the concept is systemic care for employees’ well-being. In a knowledge-based economy, for organizations whose biggest asset are people, creating a workplace where they can fully leverage their potential is one of the key factors affecting the organisation’s long-term performance.

A friendly workplace

Traditionally, well-being research has concentrated on health interventions, and publications in this respect have emphasized primarily the business risks related to work absences and health issues resulting from non-ergonomic equipment, a sitting lifestyle, stress, alcohol abuse, or mental problems.

The growing awareness of relevance of these issues has made the well-being trend increasingly popular. However, a common risk in this case is focusing on initiatives promoting a healthy lifestyle which are superficial and have limited impact. While not denying the value of such activities, it is worth noting that well-being understood as an end-to-end approach to creating a healthy and engaging organizational environment should be one of the central elements of a business strategy. From such a perspective, well-being has impact on key decisions made by the employer, from selecting the building and designing the workplace to making managerial decisions to the extent of shaping the organizational structure.

Areas of activity

Many factors affect the broadly understood well-being of employees. When preparing for implementing a well-being strategy, we should identify the factors we have control over as the employer and direct the efforts at the areas with potentially best results. In this context, it is worth looking at the following three key areas:

  • Physical aspects of the workplace
  • Promoting the right habits and types of behaviour
  • Management culture

As regards physical aspects, the key factors include the quality of air and water delivered to the building; the use in the interior of healthy finishing materials which do not emit substances harmful to the user; ergonomic, well-lit workplaces; and proper thermal and acoustic comfort. ​ When choosing the location and planning the space and furnishings, it is worth taking into account the standards of physical space as they have direct impact on employees' health and performance. The effectiveness of initiatives aimed at promoting healthy habits and all the activities related to building a proper organizational culture is more difficult to measure, but they are no less relevant. Caring for employees’ well-being includes, among others, creating an environment in which, thanks to a clear strategy, precisely defined goals and the right managerial approach, they have the sense of meaningfulness of their work, autonomy with regard to how they perform their job duties, as well as good relations with their supervisors and colleagues. Therefore, before implementing well-being initiatives, it is worth taking the effort to accurately diagnose the organizational situation and employees’ needs. Such diagnosis will allow for consciously shaping the company’s policy in the above three key areas, i.e. intervening where there is the highest potential for tangible results for the organization and measuring the effectiveness of the undertaken activities to continuously modify the strategy.

Fast changing technology

Proptech

elevates user experience

Implement new technologies with us! More and more landlords, office administrators and facility managers are seeking to capture the possibilities of digital transformation. It makes work in the office a brand new experience! Talk opportunities with Colliers' Renata Hartle today. Ask our expert why smart building solutions, such as Office App, are the perfect answer to the challenges of ‘New Normal’. The cutting-edge platform supports complex office management, including desk and room booking, sharing parking spaces, registering guests, mobile access and so much more!

Renata Hartle

Manager I Flex Office Strategy & Technology Solutions

With extensive experience in leading innovative projects for commercial real estate in CEE countries and the USA, Renata advises tenants and building owners on how to fully develop an individual design of an intelligent building or office, as well as in the selection, valuation and implementation of SMART solutions.

Following the launch of a strategic partnership between Colliers and Dutch platform Office App, Renata’s responsibilities include implementing a fully integrated office management system on the Polish market. The application helps clients gain access to almost 70 functionalities, e.g. mobile access to the office, booking desks or registering guests, vastly improving functioning in the office space, especially in the post-pandemic ‘New Normal’.

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+48 797 019 593

Technology in the office – a short and long-term perspective

Once every few years, a globally relevant event takes place. One that influences society as a whole and causes significant changes in the way we see the world. An event that shapes future generations. Over the past few decades there have been both positive and negative events that fit this description: the moon landing (1969), fall of the Berlin Wall (1991), September 11th terrorist attacks (2001) or global economic crisis (2008). We are currently experiencing the COVID-19 pandemic - another event that will no doubt make a significant mark on history and impact the future.

This kind of historically significant event brings with it in noticeable changes which have the power to turn established, everyday habits on their head in a matter of months. In terms of fueling these changes - and aiding us in the transition related to them - one of the most important drivers is technology. In the current situation we were able to continue working without leaving our homes and continue to buy goods without visiting a physical store - what made these things possible was technology.

Technology is at a stage in development that makes it impossible to ignore. According to data provided by Cisco we are estimated to produce 175 zettabytes of data by 2025. To put that number in perspective - it took us until 2016 to produce one zettabyte, but we got to eighteen by 2018. It’s also important to note that 90% of this data will be produced by the Internet of Thing (IoT) or - in other words - by machines.

People who - before the pandemic and resulting lockdown - didn’t even think about things like working from home or using e-commerce solutions suddenly had no other choice. The same thing is true of companies. Institutions for which things like hot desks and rotational parking spots were completely foreign concepts have begun and intensified search for flexible solutions that provide their employees with increased safety.

In the short term

As we think about returning to the office our main concern is safety - especially as it relates to social distancing and frequent disinfection. One of the best tech-based solutions that lets us address these concerns in the short term is an office-space-management system that provides employees with real-time information and allows them to interact with the space they are in. These are the kinds of solutions that we’ve introduced in our Warsaw office at Colliers.

The Office App system integrates several features and provides users as well as property managers with a safe and convenient way to work.

An interactive map of the office space provides employees with information on currently free spots where they can work - based on the desks which are currently marked as ‚in use’ and reservations made by fellow coworkers. That also allows us to block access to desks so that a min. space of 2 meters is maintained between employees. Desks, conference rooms and parking spots can also be booked ahead of time. Thanks to this information regarding the intentions of our employees we can guarantee them access to the spaces they need at a time when that access is limited out of necessity.

Another example of a short-term solution? An electronic register of visitors. The Office App ​ allows employees to register each person they invite into the office. They can also reserve a conference room while verifying the maximum number of people that can safely reside in that given space. A guest can receive a customized invitation which includes details regarding the safety protocol in our offices. The reception desk has access to this list of invited guests and confirms their attendance - which is also sent as notification to the phone of the person who invited them. It’s a straightforward solution that - thanks to centralized data management - makes managing office visits simpler.

The scope of the features available in the Office App is established with each individual tenant based on needs and technological infrastructure of a given property. It is also fully customizable and adaptable to the strategy of a specific client.

In the long term

According to research by Colliers as many as 49% of employees said that they would like to work from home between 1-2 days per week. There are also groups of people who would like to work from home much more frequently. It’s interesting to note that - in terms of employee requirements - these findings aren’t significantly different than those in similar research conducted prior to COVID-19. What has changed drastically is the attitude of organizations toward a more flexible work-from-home model. As many as 74% of tenants surveyed by Colliers confirm that there will be a long-term shift in how they use their office space.

A significant increase in flexibility means introducing a range of new restrictions related to using office space - it also means facing certain challenges. Tenants have to answer questions regarding exactly how much office space they’ll need as well as those related to managing changing needs and communication. It is therefore important to remember that as we introduce short-term solutions we need to look at them from a wider, long-term perspective. That means providing yourself with the possibility of adding additional intelligent-technology features i.e. sensors that collect data regarding the usage of office space in real time - as needed. That’s why - in the world of technology - the integration options and flexibility of software are key aspects. With these kind of building blocks it’s possible to gradually move toward a fully intelligent office.

Digitalization of the workspace translates into what is not only greater flexibility in terms of space management but also decreased maintenance costs - an aspect that’s particularly important in times of crisis.

Fast changing technology

Big Data - Behavioural Analysis

makes our clients count on numbers

Conduct behavioural analysis with us! It is a key distinguishing factor when making strategic decisions regarding shopping centres. Ask Colliers’ expert how our data and technology expertise can help discover real and actionable, consumer-related insights. They may boost your future growth in the ‘New Normal’! To increase the potential of shopping centres, talk opportunities with Agnieszka Winkler today.

Agnieszka Winkler

Associate Director I Retail Advisory Services

Agnieszka has been delivering strategic consulting to clients from the retail sector for the past 10+ years. She is a specialist in market analysis for landlords, tenants, asset managers and investment funds with focus on trend analysis, real estate positioning, concept developments, highest and best use, location and competition analysis, forecasting turnover and rental rates, as well as consumer research. Her expert insights and advisory services support clients at various stages of the investment process, being the basis for developing an effective business strategy.

Agnieszka is promoting and introducing Big-Data-based behavioural analysis to clients from the real estate sector. The search results on behavioural catchment, benchmarks, cross-usage as well as customer profile and segmentation that she will develop, will allow you to understand clients’ behaviour and choices, and take appropriate operational and strategic steps to better match your investment to the dynamically changing market and client expectations.

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+48 666 819 261

Behavioural analysis as a basis for effective shopping mall strategy

In the current retail sector environment, in which physical reality mingles with the digital world, precise knowledge of the client and personalization of the commercial offer are of key importance when taking strategic and operational decisions.

Nowadays it is no longer enough to know who forms our client base - creating profiles based solely on the needs, expectations or values held by the consumers is no longer enough to remain competitive on the increasingly dynamic market. To make the right business decisions, one has to employ behavioural data analytics tools. The conclusions arising from behavioural analyses provide a far more precise quantitative and qualitative information on clients’ needs and lifestyles than client statements collected through traditional research methods. Data from said analyses can be combined with algorithms utilizing the advances in the AI technology, allowing to predict future needs.

Behavioural catchments

Crafting a good strategy for a shopping mall requires understanding consumer behaviours within the wider scope of the entire local market. In practical terms, this indicates a necessity of discovering not only the shopping choices of the clients of a given mall, but also of those who have not yet become clients. It is particularly apt, if they live in the mall’s catchment zone. While collecting the data concerning the former is relatively easy, knowledge of the latter group tends to be limited, despite it possibly being key for raising footfall and strengthening the shopping mall's performance.

Behavioural catchments indicate how the clients behave within the designated areas - not only their home zones, but also their work zones. For example, the research might show that the catchment of an analyzed shopping mall consists primarily of persons working (but not residing) nearby and highlight their potential. Said persons will, as a general rule, visit the facility between Monday and Friday, usually within particular time windows - in the morning (before work), during lunch hours and directly after leaving work. Another characteristic behavioural pattern would be nearby workers usually shopping alone, but being able to share lunch offers with colleagues.

Having such knowledge gives the basis for taking appropriately directed marketing action and making correct operational decisions, such as preparing varied lunch and services offers in response to high potential of the nearby office workers, or establishing the right communication strategy.

Choose technologies smartly

Shops which operate strictly online tend to precisely analyze their clients’ activities, while brick and mortar shops and shopping malls find other technologies useful for purposes of consumer behaviour analysis.

There are several research methods, utilizing broadly defined mobile data, being used on the market. Most of them are based on the GPS technology and Internet signals coming primarily from various applications. Such an approach might yield unrepresentative data, leading to overrepresentation of smartphones and people using certain applications, which could narrow the subject group or skew the demographic profile towards younger people.

GSM-based technology proves to be more effective and trustworthy. It’s more precise, covers all telephone types, does not require an Internet connection or use of an app and thus has an increased range and leads to a wider, more representative sample. Thanks to such a methodology one can, among other things, precisely define behavioural catchments - that is, factual influence zones of a mall - allowing for learning factual mobility patterns within the urban space and thus research factual flow of clients in given shopping facilities and analyze its potential.

Responding to such needs, Colliers International, in cooperation with DataWise, has created a research tool using mobile operator's data and microstatistical data sets of several million phone users from Poland, who had agreed to processing of behavioural information. The tool provides owners with key data for making investment decisions.

Such advanced methods, when combined with expert knowledge and systems owned by the client to merge various data sources and types, allow for constant monitoring of changes and therefore providing of an up-to-date support for business decisions. The owners of shopping malls have at their disposal tools for monitoring footfall, number of cars or loyalty programs, while tenants can reach such capabilities by merging GSM-based behavioural data with POS system data, RFID-enabled labels or loyalty programs.

Appropriately used data

Based on mobile data, one can monitor the frequency of client visits to a given mall and the circumstances behind their visits, appraise effectiveness of the conducted marketing activities and target the future ones more precisely, as well as answer the question of whether the marketing budget has been effectively allocated. Moreover, the tool allows for monitoring the behaviours of the entire local market and thus enables establishing the position held by a mall in its clients’ choices and who is its largest competitor.

The tool utilizing GSM data might constitute the starting point for crafting the mall’s strategy - but even more importantly, it allows for ongoing monitoring of changes and their effects. It provides an advantage over the traditional statistical research, which are usually only conducted once and often utilize clients’ declarative data. Big Data analysis allows for appraising the real potential within a mall’s catchment area, including how many potential clients remain and what are the chances for attracting them.

Climate change

Sustainable buildings

can become your competitive advantage

Certify your real estate with us! Decarbonization of construction sector is necessary to reach net zero CO2 emissions by 2050. Major green building certification schemes as LEED and BREEAM help to achieve this goal. Ask Colliers’ expert how you can make your building or leased space more environmentally friendly and let green solutions become your competitive advantage! Talk opportunities with Andrzej Gutowski today.

Andrzej Gutowski

Associate Director I Green Building Certification

With almost 10 years of experience in advising and coordinating green building certification projects for commercial real estate in CEE countries, Andrzej helps tenants and building owners meet their sustainability goals and tailor certification strategy to companies’ potential and aspirations, acknowledging the specifics of a building and its interiors.

During his work on over 50 projects including Commercial Interiors, New Construction and Existing Buildings, and with the use of major certification schemes such as BREEAM and LEED, he was responsible for developing sustainability strategies, coordinating implementation of green measures with the stakeholders and managing all formal processes of a successful certification. He holds professional accreditation credentials for LEED, BREEAM, WELL and FitWel systems backed up by 5 years of property manager experience, that equips him with a comprehensive and broad-minded approach to sustainability and well-being issues.

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+48 666 819 259

Sustainable construction - what does it mean in practice?

Construction is still largely dependent on concrete, glass and steel, all of which create massive carbon emissions during their production. Does the solution lie in re-using existing structures so as not to waste their embedded carbon? ​

As World green Building Council study demonstrates building and construction sector is responsible for 39% of all carbon emissions in the world. This combines both – emissions due building operations (28% of world emissions) and embodied emissions associated with materials and construction process (11% of world emission). Those not only consist of materials sourcing itself, but also transport and end of building life process such as demolition and waste management.

As low carbon economy is gaining traction, the major shift is expected in the way real estate market is functioning with additional care required for estimating actual building impact and emission. The obvious and most efficient way to reduce carbon emission is to prevent the need for using any new materials at all – designing with efficiency as priority, reducing materials to minimum, using existing structures – it is by far the best and most sustainable strategy and the foundation to development of circular economy. Downsizing, fit for purpose engineering and responsible sourcing of materials seems to be the most important aspects.

Cement manufacturing is responsible for around 7% of global carbon emissions. Steel is contributing 7-9% of the global total emissions. Both materials are crucial for the construction sector, both have very energy intensive production, and both are expected to be even more consumed years to come. It seems that replacements for those materials for mass market are still to be found. Therefore limiting the impact of such materials - structure reuse, recycled materials or lowering material sourcing and production impact are the main goals.

Major green building certification schemes such as LEED and BREEAM include several material sourcing practices that might be included to reach specific requirements. Life Cycle Assessment (LCA) studies, reduced environmental impact, focus on sustainable construction practices, promotion of reused and recycled materials, take-back programs and recycling – all contribute to certification programs, that for a few years now have become an office market standard and are gaining in popularity in other real estate sectors. Architects, developers, contractors and other stakeholders of the development process working on certified projects are quickly becoming familiar with those issues and seek cuts in operational as well as embodied carbon.

But there seems to be no silver bullet yet, depending on the part of the world the problems can differ greatly. By 2060 the global floor area is expected to double, but mainly due to booming new construction developments in Asia and Africa. In the EU expectations are that 80% of buildings in use in 2050 already exist. However, approximately 97% of building stock in EU is not efficient enough to comply with future carbon reduction targets. Deep renovations that will need to happen to meet operational efficiency, will translate into increased embodied carbon emissions. Sustainable production of materials will play a significant role as well.

Creating sustainable strategy needs to focus not only on material selection and careful construction process. Used materials need to allow achieving building parameters, that would minimize operational carbon emissions. Apart from designers and architects the shift will be required on the side of developers and investors, as sustainability and environmental issues are expected to gain in importance - IPCC report limiting global warming to 1.5°C implies reaching net zero CO2 emissions globally around 2050. It is expected that such goal is to be achieved mainly by legislation incentives and restrictions to come. Decarbonization of construction sector will be one of major areas to reach this goal.

Climate change

Sustainability and ESG

should become the priority for property managers

Contact our Property Management team to see how we approach the sustainability issues in the buildings we manage! Environmentally friendly practices are not only in line with the world’s trends towards limiting the negative impact of human activity on nature but also help generate savings! Talk opportunities with Agnieszka Krzekotowska today.

Agnieszka Krzekotowska

Partner, Director | Property Management

Agnieszka has over 14 years of experience in the commercial real estate market, confirmed by cooperation with the largest funds operating on the Polish market. She supervises the portfolio of real estate managed by Colliers in 10 largest cities in Poland. Agnieszka is a member of the prestigious Royal Institution of Chartered Surveyors (RICS) and Advisory Board Member of RICS in Poland. She is a graduate of the Leadership Academy for Poland.

Agnieszka’s team is experienced in the management of all asset classes from the major commercial real estate sectors like office, industrial, retail and special purposes buildings e.g. conference centres. Currently the portfolio of space managed by the team exceeds 1.2 million sq m. For many years the Property Management department led by Agnieszka has been meeting the expectations of its Clients, focusing on implementing innovations and new technology maximising the value of Clients’ property.

Let's talk solutions

Why property managers should make sustainability and ESG their priorities?

Although since the outbreak of the pandemic sustainable development has not been a hot topic, it is still a relevant criterion for many tenants as well as property owners and managers. We expect this trend to intensify as many environmentally friendly practices generate savings.

Business sustainability is rarely a goal in itself. Instead it is usually one of the elements of a comprehensive policy of an organisation. Its foundations, i.e. care for the natural environment, society and corporate governance, are embodied in the acronym ESG (Environmental, Social and Corporate Governance). All these elements should harmoniously form a whole.

 

Double benefit

The philosophy of sustainable development is easiest to implement in the areas where it can generate savings. Growing energy prices encourage businesses to reduce its consumption. LED lighting and energy-saving devices have become indispensable elements of the office, while organisations also strive for optimum use of natural light. Many tenants expect regular reports, including information on operating costs, and they carefully analyse such documents. Even the concerns related to COVID-19 do not impact this rational calculation. In the initial months of the pandemic, air exchange systems were working round the clock at full steam. Currently, a more reasonable approach prevails. At night, the building’s ventilation is limited, which generates significant energy savings in the course of months.

Sustainability in practice

At times it is the tenant, however, who gives an impulse for a major change – and they are ready to incur extra costs. In 2018, at the request of a major tenant, all cooling units in one of the office buildings in Warsaw that we manage were replaced for eco-friendly ones. In the new devices, propane is the cooling agent. It is a natural agent, which does not cause greenhouse effect or depletion of ozone layer, unlike freon used to-date. It was the first office building on the Warsaw market with such a solution, which is particularly important in the context of the ongoing climate change. Long and hot summers result in heavy use of air conditioning systems, which entails much higher energy consumption. Thus it is not a coincidence that August of 2018 and 2019 set new records for energy demand.

We are planning to install sprinklers on the cooling units in another office building managed by Colliers, which will improve their performance by reducing their operating temperature. This results in significant reduction of energy consumption. Once the building owner accepts the proposal, the works can be started, and 2021 should see the benefits of such solution.

Promoting eco habits

Improving the building’s infrastructure provides tangible benefits, although they might not be that clear for ordinary employees. However, the principles of sustainable development may be implemented in a more visible, and even spectacular, manner. This is possible thanks to new-generation materials, such as the carpet made of recycled fishing nets, which was installed in the showroom in the office building in Warsaw that we manage. The use of such untypical material results from acknowledging a major problem: fish, birds and marine mammals die in the damaged fishnets, whereas small-fibre suspension contaminates water.

Noticing the problem

Attitude to environmental issues has become an essential element of a company’s image. Such issues are important especially to the younger generation. Implementing the principles of sustainable development is thus conducive to attracting clients as well as potential employees.

In such situation, it is difficult to overestimate the role of those responsible for putting in practice the principles of sustainable development. Property managers have an important role to play here. Introducing a system of signs encouraging eco habits, enabling waste segregation, or choosing proper lighting – these are only a few examples of available measures. Many possibilities are also provided by a BMS (Building Management System), which is an integrated system for managing all installations and automatic building control devices within the building. They will switch off the light for the forgetful, as well as detect water losses or optimise air conditioning operation. However, without supervision, even the most “intelligent” program will not be enough. To a large extent, it is up to the managers to ensure that the care for the environment translates into specific efforts.