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5 Minute Guide: The Impact of  Coworking Spaces on Real Estate

5 Minute Guide: The Impact of  Coworking Spaces on Real Estate

July 2017

As real estate investors, we have seen the coworking concept develop from a minor trend to a mainstream movement. This development has impacted not only the way people work together but also the real estate industry in general, including landlords, developers, and, of course, investors. When searching for a way to invest in this industry, we decided to partner with Mindspace. This partnership allows us to invest in what we believe is the fundamental rule of real estate: a location with constraints on space supply with a steady cash flow. (To be continued on last page)

According to JLL Research, since mid-2014 shared office companies in the U.S. have leased more than 3.7 million square feet  in leases of 20,000 square feet and larger, bringing the total size of this industry to more than 27 million square feet. As of the end of Q3 2016, coworking spaces represented only 0.5% of the total office inventory, one of the lowest among tier I, II, and III cities in the US. The world of entrepreneurs and small business is growing exponentially and it is estimated to reach 40% in the next five years. This represents a unique growth opportunity for shared & flexible office space.

How the Coworking Movement Developed

The rise of coworking environments has been sudden, but the demand is set to continue.

1995

1st Workspace Sharing

Opened in New York City in
1995, when 42 West 24 offered
flexible desks that could
be rented for
short leases.

2005

1st Coworking Space

Appeared in San Francisco
in 2005, with unrelated
official coworking hubs
opening in London and
Berlin the same year.

2017

By 2017 there are
approximately
13,800
Coworking spaces worldwide.

According to JLL Research, since mid-2014 shared office companies in the U.S. have leased more than 3.7 million square feet  in leases of 20,000 square feet and larger, bringing the total size of this industry to more than 27 million square feet. As of the end of Q3 2016, coworking spaces represented only 0.5% of the total office inventory, one of the lowest among tier I, II, and III cities in the US. The world of entrepreneurs and small business is growing exponentially and it is estimated to reach 40% in the next five years. This represents a unique growth opportunity for shared & flexible office space.

What Provoked and Shapes it Today?

The sudden explosion of coworking spaces may seem unprovoked, but it’s shaped by deep
changes in the way that we live and work.

The Urban Renaissance

The global movement of populations from the countryside and suburbs back into the cities impacted
the demand for urban services. City-dwellers became accustomed to the idea of sharing models as
certain services couldn’t keep up with the stresses placed upon them. As concepts such as carsharing
became more familiar to local residents, the idea of a coworking space gained popularity.

Tech Trends

Technological innovations enabled employees to move their work out of fixed office spaces, as
information can be stored on the cloud and accessed from anywhere in the world. Remote meetings,
online bookings and virtual assistants enable work to be done anywhere.

The job-for-life pattern

Today, some workers maintain a flexible mindset, expecting to move on to a new job every few years.
Millennials shun the earlier working model of finding a stable job in one of the bigger companies and
working oneself up the totem pole. Instead, they prefer to work for small- to medium-size companies, startups,
or for themselves. Around 35% of the workforce in the USA work as freelancers or are self-employed,
a number that is projected to rise to 50% by 2020.
What Provoked and Shapes it Today?
The sudden explosion of coworking spaces may seem unprovoked, but it’s shaped by deep
changes in the way that we live and work.

Change in Work Environment

Although freelancers and sole companies need somewhere to work, they are not likely to
pay for a traditional office. The kitchen table is often too isolated; coffee shops, while popular
to an extent, are noisy and lacking in vital office facilities. Coworking spaces are the perfect
solution. The range of amenities on offer at many coworking environments are also enticing
to small and medium-sized businesses and startups who are wary of committing themselves
to permanent office space. As coworking spaces become more popular for employees, even
large multinational companies such as Samsung and Volkswagen have taken up occupancy
in coworking environments in order to attract and retain top talent.

More Cost- and Time-Efficient & Greater Flexibility

In a traditional office framework, landlords need to fill a large space. Each new lease necessarily imposes
upon the landlord additional lawyer and agent fees, as well as money lost while they wait for the tenant
to renovate the space before moving in. It causes large gaps in their cash flow as well as great uncertainty
as each lease approaches its end. Due to the time and money involved in shaping traditional office space
to the needs of new occupants, leases are usually for ten years or more. This is an obstacle to young
company management who can’t be sure how much space they will need over the next ten years. If they
sign a lease on premises which are a good fit today, they stand a good chance of having to break their
contract – and pay the concomitant charges – when they outgrow the space and endure the upheaval of
moving into bigger premises. On the other hand, a young business which attempts to future-proof itself
by paying for space to expand will be paying rent and taxes for unnecessary empty square footage. They
also run the risk of never growing into the space at all.

How Coworking Impacts Real Estate?

The coworking movement has had a multi-directional, disruptive impact on the commercial real estate market.

The Use of Space

Coworking sites have brought down vacancy rates across the commercial real estate market. Discarded
or unused buildings, such as factories and warehouses that were previously difficult to fill have proven
ideal for reconfiguration as coworking sites. Companies building new commercial properties are
including dynamic, reconfigurable spaces and integrating facilities and amenities that attract coworking
tenants. Coworking has brought new young businesses into prime commercial locations, which may
otherwise be unaffordable. Most coworking spaces are designed in a more dense occupation levels
than traditional offices, which has raised concerns about the overpopulation of commercial centers.
However, on average, workers at coworking spaces tend to only fill approximately 70% of the potential
space on any given day, mitigating this potential pressure.

Banks

Overall, the new coworking movement impacts positively on banks and financial institutions.
Coworking spaces are seen by many financial institutions as a safe investment because of the high
diversification of underlying tenants. Single-purpose office spaces or factory buildings are dependent
upon the success of the one business which occupies their premises. If the factory fails or if the business
becomes insolvent, the bank has no way to recover most of the investment. Coworking spaces, however,
do not depend on any one customer or company for their success. While a bank would struggle to take
over the running of a bankrupt factory, an empty coworking space is far easier to fill.

Real Estate Agents

Coworking spaces were greeted by many real estate agents with hostility, as they saw the traditional
commercial real estate market consumed by the popularity of subscription-office space. Some others
however, decided to embrace the possibilities of coworking spaces. Some agents have commission
deals with coworking spaces in exchange for recommending new members. Others are motivated by
the potential of connections with young enterprises, freelancers and start-ups; hoping to capitalize on
the relationship once these businesses are ready to move out and into their own premises.

Landlords

Overall, landlords have benefited from the coworking movement. Traditional business tenants require
a large injection of capital at the beginning of their tenancy as they reshape the space to fit their needs.
Landlords lose money while their premises lie empty during renovations, and face further costs in the
form of lawyer and agent fees when seeking new tenants. Like banks, landlords too are dependent
upon their tenants’ success, facing a large loss if a big tenant fails or moves elsewhere.
The income of coworking space smooths out the bumps associated with renting to single users and
having periods of vacant property.

Regulatory

Coworking leasing law is still evolving to meet the needs of this new market. Legal details such as
subletting clauses and restrictions on business use can hamper the establishment of successful
coworking spaces. Legal issues which could arise when leasing coworking sites include property rights,
allocation of responsibility for unexpected costs, and liability issues. Landlords tend to use licensing or
membership arrangements for workers using their coworking space, but this often dilutes the control
a landlord enjoys over his tenant population. A landlord, however, who uses leasing arrangements to
maintain too tight a hold over his coworking tenants may find that the coworking environment fails.

 

The Coworking Space Market

Differences Between the Various Coworking Spaces

Although all coworking spaces share the same basic premise, both the environment
and set-up differ widely across the market.

The Balance of Areas
within a Space

The balance between different use areas at
coworking spaces – what designers call I/
we space – affects the vibe of a coworking
environment, impacts the type of workers
who choose to occupy it, and ultimately
shapes its success.

The Blend of Occupants

Coworking spaces often host a varying mix
of occupants. Some deliberately curate a
diverse blend, ensuring that there is a mix
of freelancers and startups, small businesses
and more mature ones, while others may
only admit startups. There is also variety
between coworking sites which are focused
on a single sector and ones which cultivate
a range of industries to provide a richer
environment and encourage cross-sector
inspiration. In some coworking sites, the
blend of workers changes every few months
as people move in and out, while other sites
host a more settled body of companies and
self-employed individuals.

Design

Small touches such as flooring, wall art and
seating options do more to convey the
personality of a coworking site than any
larger investments. Soundproofing, electrical
outlets and charge-points are make-orbreak
items for new members.

Community

Community is a buzzword for coworking
spaces but it, too, varies from one site to
the next. Many coworking spaces feature
an on-premises manager to help build
connections between members looking
for support, collaboration or professional
services. Occupants are encouraged to
share their details via a communal database.
Coworking spaces with rapid turnover of
occupants tend not to offer the same level
of community-building.

Services & Amenities

Although some coworking spaces are
simply shared, managed office space, other
offer a great deal of extra value to their
members with add-on services in addition
to the expected basic office facilities.

Location

The location of a coworking space makes
a big difference in the overall character of
the space, in ways ranging from the average
age of members to the work atmosphere.
Coworking spaces in central business
or financial districts tend to be more
formal than those in gentrified industrial
areas. Even the building itself affects the
coworking site; one housed in a repurposed
factory has a different vibe to it than a site
that occupies one floor of an office building.

Differences Between the Different Business Models

Coworking sites follow different business models. Many offer monthly or yearly membership options, with different price plans  depending on the amount and type of space needed and how many extra facilities are included. There are also desk-free
membership options, so that individuals can take advantage of networking events. Some coworking sites price by the day or even the hour, and those which don’t usually offer day passes to visitors. Non-profit or sponsored coworking sites are sometimes
built on a partnership basis, where members can work for free in exchange for a commitment to give back to the coworking community. Some multi-location coworking spaces permit flexible memberships which can be used at any of their branches.

Sector Mapping

The coworking industry is highly fragmented, where the vast majority are small,
local operations and only few are large, high quality global players.

Mindspace

Mindspace is an Israel-based company which
manages an international network of well-designed, wellmanaged
upscale coworking spaces in prime locations since 2014.
Mindspace’s coworking sites include well-planned work spaces that
include coffee bars, kitchen facilities, closed and open-plan offices,
and fully equipped meeting rooms of varying sizes, event spaces
and other facilities. Currently, Mindspace sites can be found in Tel
Aviv and Herzliya in Israel, Berlin, Hamburg and Munich in Germany,
Warsaw in Poland and London in the UK. Mindspace stands out
through their emphasis on forging communities, curating a diverse
mix of freelancers, entrepreneurs, early- and middle-stage startup
companies and large global enterprises. Mindspace offers its
member a range of exclusive events, high-value content,
attractive discounts with local providers
and fun social activities.

NextSpace

NextSpace is based in Santa Cruz, California, where it
opened its first cowork space in 2008. There are currently 7
NextSpace branches across California and one in Chicago, with plans
to continue to expand. NextSpace offers virtual membership for
access to events and meeting rooms facilities, with day passes and
monthly membership for virtual offices, shared and dedicated desk
space and private offices. NextSpace members also receive unlimited
day passes to other NextSpace locations. NextSpace’s amenities
include entrepreneurial events, networking opportunities and
social events. NextSpace positions itself as building
working environments that are both comfortable
and professional, in order to grow a vibrant
work community.

ImpactHub

Based in Vienna, Austria, ImpactHub opened their first cowork location in London in 2005
and now operate over 80 Hubs in 45 cities worldwide. ImpactHub’s selling point is their vision of a vibrant
community of mutual creativity, producing an inspirational work environment. Offering private offices as
well as shared and dedicated desk space, ImpactHub markets itself as an incubator of great ideas and a
catalyst for innovation and workplace productivity. ImpactHub also provides supportive
programming to further encourage startups and young enterprises to thrive.

WeWork

Based in Midtown New York, NY,
WeWork was founded in 2010. WeWork
offers flexible office solutions, open desk
space and conference and meeting facilities
at over 150 locations in 16 countries.Members
can rent desk or office space by a monthly
arrangement or longer, based on their space
and time requirements, while conference
rooms can be reserved in advance and are
bookable according to a paid credit system.
Alongside office facilities, WeWork provides
health insurance (in some markets), fun
activities, social events and networking
opportunities as part of its vision to
create physical and virtual
workplace communities.

R e g u s

Founded and based in Brussels,
Belgium; Regus has been offering
flexible managed office space since 1989.
After a near-collapse in 2003, the company
was restructured. Now operated by IWG,
Regus manages close to 3,000 branches
in 100 countries, offering office space,
virtual offices, coworking desk space and
meeting rooms, worldwide. Frequent
business travelers can purchase a flexible
membership which gives access to any
Regus workspace around the world.
Their office and desk space is bookable by
the day, the month or the year, and their
meeting rooms can be rented by the hour
or the day. Regus prides itself
on inspirational, cutting-edge
workspaces that provide
flexible office solutions.

Advantages of Coworking Spaces

Location

A city center address is a valuable commodity, but young
enterprises can’t afford the price tag. In popular commercial
districts which have no further natural expansion, such as
Manhattan or London, sometimes there simply isn’t the
space available. Buying membership in a coworking space
in a prime location brings the benefits of working in the
heart of the industry as well as the prestige of a central
zip code.

Work Environment

The benefits of a coworking space extend beyond that
which can be priced. Shared working spaces are designed
to be inspirational and innovative. Many offer amenities
like social events, lectures, and even an on-site gym and
pool. By operating out of a coworking space, a small
start-up can provide the same rich work environment as
the largest multi-nationals, but without the organizational
hassle. Multiple reports show that workplace wellness and
enriched employee experiences bring greater productivity
and lower employee turnover.

Motivation & Productivity

85% of workers say that they were more motivated once
they moved to a coworking environment. The greater
flexibility of coworking sites permits employees to choose
their own work hours, and workers who are in control of
their working time arrive mentally ready for work. Being
part of a community of work-minded people stimulates
concentration and productivity far more than when
working from home. It is admittedly harder to get into a
working mindset in your pajamas at the kitchen table.

Networking

Carefully designed shared spaces and networking events
at coworking sites provide both formal and informal
opportunities for relationship building.
Members of a diverse coworking space are able to benefit
from the skills and services that each company can provide,
forging valuable cross-industry connections. Start-ups
housed in coworking spaces have a higher rate of success,
mainly thanks to the expertise and advice they can mine
from their fellow workers.

Cost

High-speed internet, printing, scanning and fax services,
even tea and coffee, add up to sizeable expenses for small
and medium companies. At a coworking space, occupancy
costs per employee are lower due to efficient planning
and economies of scale. By paying a monthly subscription,
companies can change uncertain variable costs into fixed
predictable costs, an important difference for large or small
enterprises balancing their budget and liabilities.

Services

Maintaining a full office environment occupies company
time and energy. At a coworking space these processing
tasks are dealt with by the administrative management
instead of an employee. Start-ups are usually operating
with just enough employees to cover their base,
and sidestepping the headache of maintenance and
management is a saving greater than merely the
financial costs.

Flexibility

A year is a long time for new enterprises, let alone signing
a three, seven or ten year lease. At a coworking space,
companies are free to expand and contract as needed,
always paying for the space they actually use. Even
large, long-established companies see the benefit of
such efficiency as compared to the rigid traditional lease
model. Coworking spaces enable companies to risk-proof
themselves for future expansion or contraction.

Social

With the rise of flexible working, people expect to
interweave their work and their play, all the while waves
of migration to large cities has left many people lonely.
Natural communities have been broken but coworking
spaces are filling the vacuum with an atmosphere of
camaraderie. Happy hour Fridays, movie nights, on-site
coffee shops and communal spaces that encourage
socializing are just some of the ways that coworking spaces
add social value to their work environments.

The Buzz

With company loyalty at a low, businesses face the
challenge of attracting and retaining top talent. Companies
that operate out of coworking spaces find that the buzz of
the shared workspace makes potential employees perceive
them as an attractive place to work. Hiring top-performing
employees is easier, cheaper and faster for companies in
coworking spaces.

Challenges of Coworking Spaces

Privacy, Confidentiality & Security

It can be difficult to maintain privacy at a desk in a
crowded open space. Holding phone conversations in
a shared space risks leaking trade secrets or accidentally
compromising a client’s personal security. Shared Wi-Fi
and public desks also present potential security breaches,
although sometimes automatic screen locks and lockable
filing cabinets are sufficient solutions. Some sectors
are simply not suited to work in shared spaces, such as
lawyers or financial advisors who need to be particularly
careful about maintaining client confidentiality. Preserving
intellectual property rights is a further challenge in
coworking environments, especially when one is working
in the same space as one’s direct competition. Many
companies have struggled with the awkwardness of
sharing space with competitors in the same field.

Too Informal

Although a relaxed and creative atmosphere is part
of the attraction of a coworking space, it can also be
a disadvantage to companies that want to project a
formal and serious image. This can be avoided by careful
matchmaking between companies and coworking
management.

Noise & Distractions

A coworking environment can be lively and vibrant, but it
can also be noisy and distracting.
Sometimes there is too much socializing and networking
going on, making it difficult to focus on work. Many
workers perform better in closed offices within a coworking
site, so that they can enjoy the communal atmosphere but
also close the door and focus on work. This is especially true
for those who rely on phone conversations for much of
their business activities, since open work spaces tend to be
too noisy for official work phone calls.

Lack of Company Culture

When sharing work space with many other enterprises, it can
be difficult to forge a specific company culture. Celebrating
a breakthrough feels churlish when the company at the next
table is experiencing a dry patch, and holding a company
bonding game is awkward in a shared environment.

Mindspace

Mindspace’s strategy is unique for several reasons:
1. Their coworking spaces are located only in major employment centers with a limited supply of space;
2. Mindspace has developed a global platform that includes Israel, Germany and Poland, and is expanding into
the US and the UK;
3. Mindspace stands out from its competitors by investing significantly in their community;
4. As part of Mindspace’s business model, Mindspace leases large spaces to companies that want to be located
near and inside the coworking space;
5. The leases that Mindspace sign always have an option to sublease, which creates a real value for the
lease itself;
6. The Mindspace strategy has elements of a “Recession-proof Business Model” which allows companies to have
maximum flexibility with limited leasing and equipment liability in case of a downturn in the economy.

While PROFIMEX is a real estate company, we are motivated to invest in people. After having spent a
significant amount of time becoming acquainted with and evaluating the founders and management of
Mindspace, we firmly believe that we have a strong fit with both the business strategy and core values of
Mindspace. We are enthusiastic about this new partnership and hope that you join us too.

Asaf Rosenheim
Head of Investments, Profimex

Sources & Additional Reading

CBRE United States – Co-Working Spaces can be more Cost-Effective than Traditional Leases in Pricey Gateway Markets – March 2017
JLL United States – Shared Workspaces – Spring 2016
CBRE – Wellness in the Workplace – 2016
Martin Prosperity Institute- The Rise of the Global Startup City
Adaptive Office Resources – The Modern Occupancy Paradigm – November 2015
JLL Research – A New Era of Coworking – 2016
Harvard Business Review-Will the Gig Economy Make the Office Obsolete? – March 2017

The information contained in this document was prepared by PROFIMEX. The opinions and data in this document do not reflect the opinions of
PROFIMEX, Bamberger-Rosenheim or any other employee thereof.

p r o f i m e x @ p r o f i m e x . c o m w w w. p r o f i m e x . c o m