Real estate brands in the digital age

August 2016

$10 billion. That’s the valuation put on co-working operator WeWork when the company raised $433 million a couple of months ago. Up from the $5 billion valuation when they raised $355 million just one year ago. Operating from 35 locations, they lease about 3,500,000 sq ft of space at an average rate, it is reckoned, of $40-50 per sq ft. Against this it is estimated, given their membership rates and occupancy levels, that they are taking in circa $100 per sq ft across their portfolio.

In contrast Regus operates 2300 business centres across 106 countries and is valued today at circa $3.9 billion.

What are we to make of this? Should one just scoff and mutter ‘This is madness – dot com bubble 2’? 100 times earnings. For someone that just sub-lets space?

Well maybe, maybe not. A full real estate cycle will give us the answer to that. The really interesting thing to consider though is why are they being valued at this level, as that tells us much (perhaps) about the future of work and the office market.

There are two key justifications, both functions of how technology is changing the economy. First, the rise of the contingent worker. Intuit, in their 2020 Report, suggest “contingent workers will exceed 40% of the (US) workforce by 2020” and it is unlikely that this will be very different in the UK. Cloud computing, the changing nature of work, and hyper efficient networks will lead pretty much to where Charles Handy suggested with his writings on the Shamrock Organisation. In which case, that is an awful lot of people who will be routinely working for more than one employer, and so not going to the same corporate HQ each day. However, as we’ve discussed before, just because you do not have to go to a workplace to do work anymore, that does not mean you do not want to go somewhere.

And that brings us to the second key justification for WeWorks valuation; Brand. What they have done brilliantly is create a brand around their co-working spaces that has the potential to become a generic term. Think vacuum cleaner, think Hoover. Think taxi, think Uber. Think a space to work, think WeWork. “WeWork is a platform for creators” is their tagline, and frankly it is genius. Within the tech world they have huge mindshare. If you are a young company, or an established company desperate to show how much you get the zeitgeist, then WeWork simply springs to mind when you need space to work.

In startup parlance they have achieved perfect ‘product/market fit’. They have not branded their properties, they have branded their UX, their user experience. This is the reverse of how the traditional real estate industry works, where developers tend to brand their individual buildings, and do so with physical attributes in mind. Branding the what is analogue thinking, branding the why is required in a digital world.

Antony

This post was first published in the Estates Gazette 8th August 2015

Essential tech for real estate: Slack

August 2016

Talking of US tech companies with huge valuations, this months essential tech is Slack, the fastest growing business app in history. Launched in 2013, the messaging and file sharing tool now has a $2 billion valuation. Amazingly, it only exists because, after ex Flickr founder Stewart Butterfield spent 4 years unsuccessfully building a gaming app, he decided to release the software they had developed to collaborate as a team, as a standalone product.

And it went ballistic, amassing hundreds of thousands of users at an exponential rate, initially from the tech community but branching out to the wider world now.

Why should you use it? Because it is a great way to communicate with teams, share files, updates, links and ideas. It is also very cleverly gamified (as you would expect from a game developer) and includes a raft of irreverent and enticing features that make using it both great fun and highly productive. It’s sort of what Yammer could have been, if it had not been swallowed up in the corporate bear hug of Microsoft.

The only issue that sometimes occurs when your whole team uses Slack is that the workplace becomes library quiet, as everyone finds it quicker and more efficient to just communicate using Slack.

The upside of course is that everyone gets an awful lot done.

Antony

This post was first published in the Estates Gazette 8th August 2015

Ten technology changes impacting real estate

Let’s just stop for a moment. And think. What matters? Amongst the incessant bombardment of fact, figures, opinions, ravings and rantings that we all endure, what is worth bothering with? What, if any, rules, principles or precepts should we really take to heart? Yes, really take to heart; not just play lip service too, but co-opt as fundamental ideas, actions, beliefs and behaviours that will shape our lives.

Here are a few things about technology and property that I think are really worth your consideration. And why.

You should assume the office really is dead. Why?
Because only by embracing the fact that technology has removed the need for an office to undertake work, will you reimagine the office as somewhere that does have a real, enduring purpose.

We used to need an office because that was where we could access the technology, data and people we needed to get our work done. This is, barring a minority of companies, no longer true. And anyone who still thinks ‘water cooler’ moments make it all worthwhile clearly isn’t living in the real world of social media and streaming, anything, anytime information.

Do believe the hype, the robots ARE coming and they will take 30-40% of todays jobs. And most of those will be the jobs that people do in the office right now. Any work that can be codified will be codified, and thereafter automated.

So what then is the point of the office? Well, to understand that you need to focus intensely on what is is that we humans can do, that computers can’t. And that boils down to things that cannot be codified, are unique, require social intelligence and are an amalgam of disparate, unstructured inference and intuition.

Then, and only then, will you be able to see the future of the office. It has one, but not as most of us currently know it.

Machine learning is a double edged sword. Why? 
Because a big difference between computing today and just a few years ago is that, whilst the notion of computers as being sentient is currently fanciful, they can now do things off their own bat that previously required human instruction. Think of it like a game of ‘if this then that’; where once the ’that’ needed to be pre-defined for the ’this’ to take effect, computers today can infer or induce what the ’that’ is. The machine can learn from the data it has to hand. It can deduce that if X occurs the next thing to happen will be Y. In effect machine learning means machines can build their own decision trees. And therein lies the rub. The positive is that we can enlist the help of the machines with complex analysis or the development of predictive analytics. The negative is that the bar is being raised as to what the machines can do without our help.

You need to assess what questions the machines should answer themselves, and what ones you need to work on together, in partnership.

The ‘Death of Distance’ will return. Why?
In 1997 The Economist’s Frances Cairncross wrote a much lauded book, The Death of Distance. It posited the idea that communications technology would free people to work wherever they wanted to, and that people would gravitate to the places that suited them most, safe in the knowledge that they could work anywhere. Well, much to the delight especially of technology naysayers, this hasn’t come to pass. In fact people have gravitated en masse to already successful cities, and clusters of like minded companies have formed in crowded, urban city centres.

But the death of distance is a real phenomenon and will re-assert itself in the years ahead. If you think of Netflix, or Apple TV, or streaming music service like Spotify you just take them for granted. But ten years ago none of these things could have existed, as the technology required simply did not exist. Whilst many scoff at the companies that went belly up in the Dot Com crash of 2000, the fact is most of the big failures were simply ahead of their time. It is a question of what behaviour is enabled by technology. To date, distance has not died as people need to be near each other because the tools and infrastructure they require are not universally available.

However, this is an evolutionary process and as demand grows so does supply. So we now, for instance, have multiple ’Silicon Valley’ type tech centres around the world; London, Berlin, Stockholm, Tel Aviv etc. And a world is developing where every talented coder does not have to move to San Francisco to partake in the technology industry. And the connectivity, and hardware/software, to genuinely be in multiple places at once, is now becoming commonplace.

Like e-commerce, the point is not to aggregate figures across the whole market and infer minimal impact, but to look at those areas where sizeable numbers of people or companies are starting to work in a different way. Disruption is when something not as good as, but dramatically cheaper than the incumbents starts to gain traction. Like the lily pond analogy, not a lot happens for a long time and then suddenly everything changes.

So consider that Automattic, who make WordPress which powers a quarter of all the worlds websites, is an entirely remote company, without even a token HQ. Or the dispersed, networked nature of companies like AirBnB, or Uber, operating in hundreds of companies largely through online collaboration. And the plethora of on-demand companies springing up to provide you with what you want, wherever you want it, at the press of a button.

All of this involves the death of distance. People connected by technology, not place. And it is growing.

There is no such thing as Work/life balance, and that is good. Why?
Because, when you can do your work anywhere you do not need to parcel your life up in this way. Work is becoming more and more about getting things done than being present, at your desk, for a set number of hours each day. At the heart of smart working is judging progress by what gets done, productive collaboration and developing ones business in an agile, iterative way. And this does not necessarily involve a contiguous number of hours. Or presence in one place. So for those lucky, or smart, enough to have jobs that they enjoy, that have purpose and that enable them to demonstrate their skills, the whole notion of work/life balance is old hat. Work/life is a blend, not an either or.

Assume everything is mobile. Why?
Because with 4 billion people across the world owning a phone, and replacing it roughly every two years, the mobile is increasingly the first screen people use to access anything. In the western world, where smartphones are de rigeur, each of us has a 1990’s supercomputer in our pocket. And we have this with us almost all the time. So first point of call has naturally migrated to our mobile. If your business does not present itself appropriately on a mobile device you deserve to go out of business. Simple as that.

The Cloud rules. Why?
And part of the reason your smartphone is so powerful is because it can access pretty much anything via The Cloud, and can offload complex tasks to server filled data centres via The Cloud. In practice you have the total computational resources of the world in your pocket. If you are not serving your employees, suppliers, partners and customers via The Cloud you are missing out on an huge opportunity.

Connectivity matters. Why?
Harnessing the hardware power of your smartphone and the resources available via The Cloud requires good connectivity. Wallis Simpson once said ‘You cannot be too rich, or too thin’ – if she were alive today she would add ‘or have too much bandwidth’. It matters.

Work is being unbundled. Why?
So much office work is a process of aggregating data from different people, in different departments, and then organising this for reporting or presentation purposes. Once aggregated and distilled, in all likelihood any facts and figures included are a static snapshot of a moment in time.

This process is a construct of the analogue, non networked, age and will disappear in the digital one. Such work will be unbundled, in the sense that distinct processes, applications and API’s will be developed that tie together all this information, via pre-defined (or on demand reprogrammable) templates into real time data feeds that short circuit the whole panoply of manual tasks currently required.

Much of the work that is currently performed via Excel spreadsheets will transition to Cloud based applications, either automatically supplied with data points or supplied via mobile or tablet interfaces.

And with real time, contextual and analysed data to hand, it can be both more widely distributed (hence the flattening of hierarchies) and more valuable and responsive to human designed interpretation and decision making. Companies will have more people working with more accurate data more quickly than ever before. Together with the vast amount of time freed up through not having to manually handle data, one would hope smart companies could be more effective and productive than they are today.

Software is on-demand as well. Why?
If you look at the way large successful startups are using software you’ll see that the old ‘as long as it’s Microsoft’ days are over. Where it would be typical to run a one supplier stack of applications across your whole business it is commonplace nowadays to meld together, via public API’s and Cloud hosting a wide range of services from 3rd parties specialising in their own particular area. So, if you take Uber as an example they use Google Maps to locate you, Twilio to text you, and SendGrid to email you. With this sort of approach, where software is considered on a modular, plug and play basis, you can concentrate on delivering an exceptional customer experience, and deliver this at speed and with great flexibility.

In addition, with all these services available off the shelf and on-demand, you can be as powerful in a tiny startup as the largest multi-national. The difference, of course, is that you’ll be more flexible in your business modelling and a great deal faster to market. Execution is key, as ever, but today the playing field is pretty much level.

Property must change. Why?
With all of the above going on I hope it is clear that the work we do, and how we’ll do it, as well as the environments that will enable this, will change in the years ahead. On top of this of course, you need to layer the UK’s housing crisis, especially the insanity of the London market.

I see the following coming to pass:

The young will continue to congregate in either ever smaller apartments, or flat/house shares (or purpose built new blocks mimicking University life) in the city centre. If you cannot afford your own place then renting right in the heart of the action makes sense.

They will make the most of this but there are limits to how much of their salary people will be prepared to pay in rent. As has been said before, London could eat its own creative class.

At some point the allure of city centre living will meet the harsh realities of cost and increasing numbers of people will leave the capital. Primarily for city centre locations in 2nd, 3rd tier UK cities. This is of course a gradual process but a tipping point will be reached. For London this will be game changing, but for the UK as a whole it will be positive as regional centres up their game and attract/offer higher paying, higher skilled employment.

Pure dormitory locations will suffer badly, as they offer neither good jobs or interesting lifestyles.

The zoning of areas will break down, as it becomes increasingly anachronistic to think of places as somewhere you work or somewhere you live. Cities will become dotted with local communities where housing, office space, retail and leisure uses are mixed up and people move around different environments as the need, or urge takes them.

Many of these areas will redefine existing High Streets and turn them into multi purpose communities, rather than single purpose retail destinations.

It will become commonplace to find purpose built apartment blocks incorporating working space as well as retail and leisure uses.

In major city centres large buildings, that once would have been single purpose office buildings will follow the same pattern, becoming vertical villages.

A large percentage of offices, perhaps 40-60%, will become variants of the co-working spaces we see sprouting up all over the place today. These 3rd spaces, will be sort of hybrid work/home environments that are much more pleasant to spend time in than most people are used to. And because the nature of work will have changed so much, emphasising human skills augmented by technology, they will need to be as smart thinking requires the right kind of stimulation.

Central London will be reserved for weekly get togethers, with a continuation of the trend for less but longer commuting journeys as people’s circumstances change and the need for some decent space increases. The flip side of this will be a growth in live/work purpose built communities, in and outside historic market towns.

Property owners will morph into full stack service providers as this world of ‘office as a service’ takes hold, and the demands and requirements of occupiers increases. Those who do it right will be rewarded with more customers spending less time overall in their properties, but paying significantly more on an hour by hour basis.

All of the above will be underpinned by a wave of exponentially developing technologies that will provide extraordinary tools for developing exceptional customer experiences, great human relationships and meaningful, prosperous businesses.

Something to aspire to I think.

Antony

It's Trends not Fads that matter

July 2015

Do you remember when everyone used to go on about ‘cyberspace’ and the ’information superhighway’? These terms sound daft today don’t they? Well, within a few years you will react in the same way to ‘Big Data’, the ‘Digital Economy’ and ‘Digital Marketing’. Why? Because they are just faddish names masking an underlying trend. The ‘Big’ and ‘Digital’ are superfluous; as standalone entities these things don’t, or won’t, exist. In business there is only data and marketing, and we all work within the same economy.

By conjuring up a parallel world the property industry is falling into a trap. Every week we hear about the rise of TMT occupiers, MediaTech and the particular office requirements of the tech industry. How these companies have special needs, how they can only be found in particular areas of the city, and how these locations are in various ways ’special’. We even have a new breed of agent to deal with them, where suits are banished and awesome and disrupt have to be inserted into every other sentence.

Unfortunately all this talk is missing the point. This not a new market at all; it IS the market. This small sector (real tech companies don’t employ many people) is but the shouty end of a fundamental trend that is seeing every company become end to end digital. We are told that this new sector requires interesting, well designed and engaging space. That they want space that is suited for collaborative activities, but with quiet zones, and touch down areas, and meeting rooms, and lounges, and perhaps stand up sit down desks. They need great connectivity, decent kitchens and somewhere to park bicycles. The bottom line: they want a decent place to work that isn’t grey. Well, show me someone who doesn’t.

These people deal with ‘Big data’ it is said. Normally by people who have no idea what is meant by this. The important trend is that companies are starting to pay a lot more attention to making decisions, throughout their operations, based on data rather than hunch or gut feel. But this is nothing special; all companies will follow the Google mantra ‘In God we trust, everyone else bring data’.

And the same applies with ‘Digital Marketing’; it is just a subset of marketing, not a standalone function. The trend is that marketing embraces more digital channels, and pays more attention to data analysis, but this is the case for everyone. Everyone knows that print, if not dead, is a dead end. The Economist has lost 46% of their print advertising income since 2012; their response has been to become ever more digital. And so it will be across all business.

The trap to avoid is following the fad and treating tech companies as somehow different. Or non tech companies as ‘old school’. Every company is a tech company. Or soon will be.

Antony

This appeared in Estates Gazette 11th July 2015

Essential tech for real estate: Online courses

July 2015

We all know the property industry has an ongoing love affair with print. Endless brochures, property details, research reports and miscellany are lavishly printed on glossy, heavy paper.

All very well, and paper does have a part to play, but the reality is that digital is the starting point for most people today. If you want to know something, read something or buy something then a screen is the place you start. Increasingly this is a mobile screen, be it a tablet or a smartphone.

Unfortunately a large percentage of data outputted by the industry is either still in print, in pdf’s formatted for print, or on websites that aren’t mobile formatted. One of the biggest surveying firms in the world is still a closed book to mobile users, being unusable on a small screen.

So things have to change. And to help this happen there are two online courses I recommend as many staff as possible are encouraged to take. The first is Squared online (paid), run by Google and formed of five modules that guide you through the digital landscape and theory and practice of digital marketing. Made up of online lessons, background reading and collaborative projects it would suit any property marketer.

The other course, the Digital Business Academy (free), is run by Tech City UK in collaboration with University College London. It is designed for people who want to start their own online business but many of the lessons would benefit almost anyone looking to develop their digital skills.

Antony

This appeared in Estates Gazette 11th July 2015