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* Less than 1% of European real estate in life sciences
* Less than 10% of capital for UK has been deployed -JLL
* Rents in London's 'Knowledge Quarter' exceed City rents
* Bespoke life science buildings can be hard to trade
By Carolyn Cohn
LONDON, April 20 (Reuters) - London's Francis Crick
Institute was already a magnet for investors in the capital's
so-called Knowledge Quarter, but the coronavirus pandemic has
lifted interest in offices and laboratories dedicated to life
sciences to a new level.
Investors have been drawn into European real estate
dedicated to life sciences, which spans sectors such as
biomedical devices and pharmaceuticals, by an ageing population
and strong academic research in the region.
But the COVID-19 pandemic has fast-forwarded the script.
"Life sciences have never been more under the spotlight
because of what we've all had to endure," Peter Ferrari, chief
executive of real estate investor AshbyCapital, told Reuters.
In January, together with Montrose Land, AshbyCapital bought
an Edwardian building near the Crick bio-medical research centre
in the heart of the Knowledge Quarter life sciences hub.
The building, which should be fitted out for rental to life
science tenants in 2024, was AshbyCapital's first investment in
the sector and Ferrari hopes it will be a starting point for
taking on "one or two more" similar projects.
Investors say there is demand in both urban centres and
out-of-town science parks in Britain and other parts of Europe
to accommodate an industry which tends to be recession-proof.
Real estate money is looking for new avenues as retail
property and offices face the challenge of people increasingly
shopping and working from home, analysts and investors say.
Commercial real estate investment volumes in Europe totalled
277 billion euros ($333 billion) in 2020, down 17% from a year
earlier as a result of the coronavirus pandemic, real estate
broker CBRE says.
Although less than 1% of European real estate investment is
in life sciences, a recent report from the Urban Land Institute
shows, strong government and venture capital investment in the
sector is encouraging piggy-backing by real estate investors.
And real estate broker JLL estimates that up to 15 billion
pounds ($21 billion) has been allocated to British life sciences
real estate, of which less than 10% has been deployed to date.
Glenn Crocker, head of UK life sciences at JLL, said it had
been approached by 20 real estate developers and investors to
discuss life sciences in January, following 100 conversations in
2020, reflecting the strength of interest.
Not every area is suitable for a life sciences centre, as
the infrastructure of nearby universities, major hospitals and
good housing or cultural activities is also needed.
"I am a little bit sceptical about the sudden interest,"
Zachary Gauge, European real estate analyst at UBS, told a
recent news briefing, adding that the specialist nature of life
science buildings meant they could be difficult to trade.
GOLDEN TRIANGLE
Although Britain's so-called Golden Triangle of life
sciences centres in London, Oxford and Cambridge leads the way
in Europe, areas such as Bio Science Park in the Dutch city of
Leiden, which is home to Johnson & Johnson vaccine
producer Janssen, is one of several major European ones.
Private equity giant Blackstone's real estate life sciences
investment in Britain, which is made through its $20 billion
enterprise value portfolio company BioMed Realty, includes
several science park buildings in Cambridge.
"The pandemic put the industry and its researchers in the
forefront ... There is extraordinary demand for talent and
space," Bill Kane, BioMed's president of East Coast and UK
markets, told Reuters.
Meanwhile, British insurance and investment group Legal &
General last year invested 200 million pounds in Oxford
University's Life and Mind Building.
"Life science is derisked at the moment by the fact there is
huge interest in the sector," said Eleanor Jukes, senior
investment manager at L&G, adding that real estate valuations
had risen due to the "huge weight of capital" looking to buy.
L&G recently sold five buildings in a Cambridge science park
after a fierce bidding war for a total 97 million pounds, 59%
above valuation levels.
In addition to U.S. investors and Canadian pension funds,
Middle Eastern money is also showing interest, said Ghada
Sousou, CEO of real estate recruitment firm Sousou Partners.
Real estate demand is outstripping supply. In Cambridge,
there are lab requirements of more than 400,000 square feet, and
supply of less than 100,000, Sue Foxley, research director at
real estate consultancy Bidwells, said.
BUILDING HAZARDS
But the sector is not for the faint-hearted.
Life science buildings range from traditional offices and
laboratories to "dry labs" - research offices with extra
technology needs.
The buildings may have special requirements such as extra
power supplies, arrangements for the safe disposal of hazards
and higher than average ceilings.
"There's an extra cost in that," said Carl Potter, a
managing director at real estate consultants Avison Young.
"That cost has to be reflected in rents."
Prime office rents in King's Cross, inside the Knowledge
Quarter, are 83 pounds per square foot per annum compared with
the City of London at 81 pounds and the Canary Wharf district at
51.50 pounds, according to the ULI report.
Investors and developers have to kit out buildings without
necessarily knowing who their future tenants will be, and if
there will be one or several.
Richard Fagg, development director at VINCI UK
Developments, said this raised the question "will value be
secured?", adding that "strong conviction is needed".
Developers have to be flexible so that buildings can be
altered relatively easily. Industry sources say bespoke
buildings can be hard to market to new tenants.
"Every commercial developer is interested in life science,"
said Steven Charlton, principal managing director of architects
Perkins&Will, adding that the practicalities can be a deterrent.
But Gauge at UBS said there was a risk the enthusiasm for
life sciences real estate could be short-lived: "I'm worried
about having a kneejerk reaction to COVID."
($1 = 0.7233 pounds)
($1 = 0.8317 euros)
(Reporting by Carolyn Cohn;
Editing by Alexander Smith)
