Retail Market in Yangon 4Q, 2014

Research & Forecast Report
Yangon | Retail Market
4Q 2014

Rental rates surge over robust demand
Yangon’s retail stock expanded in 2014 to end at 150,000 sq m. That number is expected to grow significantly in 2015 following the completion of HAGL Myanmar Centre Shopping Mall, which will comprise half of the additional supply for the year.

Prime retail activities remain robust in the Inner City zone while spending is expected to heighten, particularly in emerging business and commercial centres. The expansion of real estate development outside central Yangon suggests that retail centres are to surface in so far untapped yet densely populated townships.

Backed by strengthening demand, the citywide occupancy rate rose by 0.6% QoQ to end at the sub-98% level in 2014. Similarly, the average rent reached USD25.60 psm monthly, significantly up by 19% YoY. The rate is expected to trend strongly upwards once new and modern retail facilities are introduced.

Forecast Direction
Supply to expand significantly in 2015
Yangon’s total retail stock ended at 150,000 sq m of gross leasable area in 2014 with no new major developments seen in the second half. However, on an annual basis, the total supply rose by 24%, or an additional stock of over 28,000 sq m.

Yangon Retail Stock
The increase in retail space was mainly driven by the introduction of AKK Shopping Mall, a development by Aung Kaung Kyaw Construction. Located in the Outer City zone, the four-storey shopping centre is positioned to serve the widely untapped market of Thingangyun Township – with its large population and the limited presence of sizeable retail supply. The Inner City zone continued to dominate the total existing stock, reinforced by the opening of Ocean Super Centre (City Mart Holdings Co.Ltd), and Myanmar Culture Valley Centre (Nature World Co.) in Tamwe and Dagon Townships, respectively. New retail centres will be strongly evident in the area going forward on the back of strengthening commercial development, supported by the availability of developable land.

In 2015, the retail stock is set to further expand, especially with the opening of HAGL Myanmar Centre Shopping Mall, representing more than half of the additional supply for the year. Once completed, the shopping podium will be the largest retail establishment in Yangon thus far, and will serve as both a key component of the 18-acre mixed-use project and as a new shopping destination, being strategically located along Kabaraye Pagoda Road. The majority of new projects slated for completion in the near future remain generally small in scale. With sizes below 5,000 sq m, these are mainly classified as retail-support components of residential condominiums, such as Riverview Point Yangon (Asia Myanmar Consortium Development Co.Ltd) in Ahlone Township and Asia Pacific Condominium (Shine Construction Co. Ltd) in Mingalar Taung Nyunt Township.

Percentage of Shopping Malls by Size
Yangon lacks regional-sized shopping malls. At present, only 7% of the total is considered as sizeable (>10,000 sq m). This is, however, set to change as new and modern facilities will be introduced within the span of four years, particularly in largescale integrated developments such as Kantharyar Centre, Capital City, Dagon City 1 & 2, Junction City, and Time City to name a few.

Economic and commercial expansion spur retail spending
The rapid changes in the city landscape coupled with strong macroeconomic fundamentals bodes well for Yangon’s retail market. In 2014, Colliers devised a Township Scorecard using the Likert Scale approach, with the aim to measure the level of economic and commercial activity in the city. The results were used to provide general indicators of the profile and economic status of each township.

The metrics used in the survey are as follows: the number, size and quality of real estate developments (residential communities and/or buildings, commercial offices, and hotels); the number, type and level of retail establishments (malls, hypermarkets, supermarkets, department stores, restaurants, markets, stalls, shops, etc.); the level of commercial activity and physical urbanisation; the availability and quality of infrastructure; the number of commercial banks; the number and quality of passing vehicles; the indicative land prices and rental rates; the availability and size of future infrastructure and other real estate developments.

The townships with high to very high commercial and economic activities are skewed towards the Inner City area and Downtown Yangon. However, business activities are starting to build up towards the Outer City zone, with select property developments potentially driving expansionary growth.

Colliers believes prime retail activities are to remain vibrant in central Yangon where many wealthy Myanmar citizens reside. Daily spending, especially in key commercial and business centres, such as Downtown and other emerging business locations, will strengthen owing to the extensive catchment area and the size of the daytime population. However, new developments will start to surface in untapped but densely populated townships such as Tamwe, Yankin, Thingangyun, Mingalar Taung Nyunt and Kamaryut.

Occupancy and rental rates will continually trend upwards

City wide Average Occupancy Rate
As of the end of 4Q 2014, the city-wide retail occupancy rate reached the sub-98% level, up by 0.6% QoQ. The occupancies in Downtown and the Outer City zone remained generally stable over the last three quarters. Meanwhile, the Inner City zone witnessed a 1.6% rise in occupancy to 97.9%. The increase was driven by the improvement in take-up rates of the retail-support components in SOHO Diamond and Pearl Condominiums. Despite the anticipated growth in new supply, the outlook on occupancy is that it will remain stable in 2015. The continuous entry of foreign F&B brands coupled with aggressive expansion of local chains will help buoy the overall take-up rate for the year.

City wide Average Rental Rate
With improved levels of occupancy, the average rent continued to surge in 4Q 2014 to reach US25.60 psm monthly. The number is up by 4% QoQ, and 19% YoY. The overall growth was mainly driven by the increase in average rent in the Inner City zone by a high single digit QoQ, at 9%. On the other hand, the average rents in Downtown and the Outer City zone remain stable. Looking forward, rental rates in both Downtown and the Inner City zone are to trend strongly upwards once better and modern retail facilities are introduced. Landlords of these new developments are pegging rates at between USD50 and 60 psm monthly – at least double the current level.

For more information please contact:
Karlo Pobre
Research Manager
Research & Advisory
+95 (0) 931 336 099

Theint Theint Thwin
Research & Advisory
+95 (0) 950 267 22

Tony Picon
Managing Director | Myanmar
+95 (0) 942 103 4026

Colliers International
Unit 7/C (6th Floor)
White Cloud Building,
No. (138/142) Thein Phyu
Road, Botahtaung Township
Yangon Myanmar
TEL +95 (0) 931 491 678

Source: Colliers International Myanmar

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