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欧洲零售房地产业的复兴
A WAVE OF NEW DEVELOPMENT IS ROLLING ACROSS THE CONTINENT
一轮新的发展浪潮席卷欧洲大陆
By Curt Hazlett
克.哈兹立特
Judging by buzz alone, it would seem as if every retail developer with an interest in Europe is concentrating on deals in Kiev or Sofia or Tbilisi. Indeed plenty of them are, and that has made Central and Eastern Europe hot spots of growth. But the action in these emerging markets has hidden a broader trend in Western Europe, whose mature markets are enjoying a construction boom of their own. This has helped push the creation of new shopping center space there into record territory. In tradition-bound Italy, for instance, a country not always known for strong retail development, some 11 million square feet of space will have opened between July 2006 and December of this year,according to a report by Cushman & Wakefield. Nearly as much will be coming on in Spain, the report says, while Germany and France are set to add 8 million square feet and 7.3 million square feet, respectively. “There’s certainly been a lot going on,” said Yvonne Court, a partner and head of retail research at Cushman & Wakefield.
单从流传信息分析，好像每个对欧洲有兴趣的零售开发商集中在基辅、索非亚或第比利斯交易。大量事实说明，他们使中欧和东欧成为增长的热点。在这些作为成熟市场的西欧在新兴市场的行动潜伏着一个宽广的趋势，即正在经历一个投资建造的热潮。这有助于推动建立新的购物中心创记录的空间。一个国家并不总是了解强化零售业的发展, 例如，在传统保守的意大利，大约有1100 或万平方英尺的空间将在2006 年7 月至今年12 月开业，据Cushman & Wakefield 报道，几乎同样多的零售空间将进入西班牙，该报告说，德国法德国分别加上800万平方英尺及730 万平方英尺。Cushman & Wakefield 的合伙人兼零售研究负责人Yvonne Court 说：“那里当然有很多事情正在进行。
“The focus has been on Central and Eastern Europe, but you have to remember that it is coming off a low base, while in the rest of Western Europe there has been a lot of new development and a lot of refurbishment and extension.”
重点在中欧和东欧，但你必须记住这里基数较低，而在其余的西欧出现了许多新的发展和大量的整修和扩建” 。
Cushman & Wakefield’s report shows a European pipeline jammed with activity. Spain leads the pack in overall shopping center projects for this year and next, with some 20 million square feet of space expected there. The second and third spots belong to Poland and Turkey, but the mature markets of the U.K., Italy, France and Germany are close behind.
Cushman & Wakefield 的报告显示，欧洲渠道挤满了活动。西班牙购物中心项目整体领先，今年和明年大约有2000 万平方英尺的空间可期。第二和第三位是波兰和土耳其，但成熟市场的英国，意大利，法国和德国正紧随其后。
Court says a big part of the pipeline involves renovations and expansions, the result of tighter restrictions on new ground-up development. But consumer expectations and a demand by eager-to-grow retailers play a role too.
Court 说，因严格限制新上的地面发展项目，大部份的零售渠道涉及整修和扩建。但消费者期望和要求零售商成长发挥作用。
The makeup of this construction boom varies by location. Court says Spain’s growth has been fueled largely by new projects, while the growth in the U.K.,France and Germany is characterized by renovations and expansions, many of them in urban centers.
由不同位置组成的建设热潮，Court 说，西班牙的经济增长，大大拉动了主要由新的项目组成，而在英国、法国和德国增长的特点是翻新和扩建，其中许多是在城市中心。
“Every country has projects in the pipeline, but there are a lot of differences,”said Jaap Gillis, COO of Amsterdam, Netherlands-based Redevco Europe Services and chairman of the ICSC European Board. “If you look at the Western Europe market, you will see more extensions and refurbishments than complete new malls. There is a huge portfolio in Europe of renovation and revivals of inner cities.”
每个在零售渠道国家都有项目，但仍存在着不少差别。丹麦阿姆斯特丹Redevco Europe Services 的COO 兼ICSC 欧洲董事局主席说：“如果你看看西欧市场，你会看到扩展和整修项目多于新摩尔的完工。革新和复兴城市中心区的的欧洲有一个庞大的投资组合。”