You are using an outdated web browser. For optimal user experience and to get the most out of this site, please view this on a newer browser. Or you can click here to download Google Chrome.

Colliers International | Global Occupier Guide

Search

Paris

RICS

Space Measurement Standard
SQMT
SQFT
Space Unit of Measure

EUR

  • Convert currency to:
  • ALL - Albanian Lek
  • ARS - Argentine Peso
  • AUD - Australian Dollar
  • BRL - Brazilian Real
  • BGN - Bulgarian Lev
  • CAD - Canadian Dollars
  • CLP - Chilean Peso
  • CNY - Chinese Yuan Renminbi
  • COP - Colombian Peso
  • CRC - Costa Rican colón
  • HRK - Croatian Kuna
  • CZK - Czech Koruna
  • DKK - Danish Krone
  • EGP - Egyptian Pound
  • AED - Emirati dirham
  • EUR - Euro
  • HKD - Hong Kong Dollar
  • HUF - Hungarian Forint
  • INR - Indian Rupee
  • IDR - Indonesian Rupiahs
  • ILS - Israeli new shekel
  • JPY - Japanese Yen
  • KRW - Korean Won
  • MXN - Mexican Peso
  • MAD - Moroccan Dirham
  • TWD - New Taiwan Dollar
  • NOK - Norwegian Kroner
  • PAB - Panamarian Balboa
  • PEN - Peruvian Sol
  • PLN - Polish Zloty
  • GBP - Pound Sterling
  • RON - Romanian Leu
  • SAR - Saudi riyal
  • RSD - Serbian Dinar
  • ZAR - South African Rand
  • SEK - Swedish Krona
  • CHF - Swiss franc
  • THB - Thai Baht
  • TRY - Turkish Lira
  • UAH - Ukrainian Hryvnia
  • USD - US Dollars
Financial Data Currency

Yes

Transfer Taxes

Office Occupier Market Condition

1,1,1

Occupier Market Conditions – How conducive is the regulatory environment to starting and operating a business. Source: Colliers

Labor Cost – Wages for skilled office workers. Source: City Globe and Colliers

Tenant Favorable – Assessment of the real estate market condition for office space. Source: Colliers

Quadrant Legend: Blue = Favorable Medium Blue = Neutral Red = Less Favorable

Typical Loss Factor

30%*

From rentable to useable square meters

Loss Factor Notes:

*Variables dependent on size and whether it is an old or new building

Landlord Concessions

Fit-Out Concession

The Landlord typically provides a contribution or concession to fit-out as a part of the lease transaction.

Amount of Fit-Out Concession

€5/sm-€25/sm

Typical range of fit-out contribution.

Fit-Out Cost Notes:

Depending on negotiation & sub-markets (more or less tense). The more the owner grants rent free period, the less he grants contribution to the fit-out works.

Rent-Free Period

The Landlord typically provides a contribution or concession in the form of a rent-free period.

Standard Range of Rent-Free Months

0.5mo.-2mo.

Typical number of rent-free months.

Rent-Free Period Notes:

Per firm year of commitment.

Tenant Rep Broker Fee (New Leases)

The Tenant typically pays the tenant rep broker’s fee.

Tenant Rep Broker Fee (Renewals)

The tenant rep broker’s fee is typically split between the Landlord and Tenant.

Payment of Fees/Commissions Notes:

As Negotiated

Lease Provisions

Lease Term

3yrs.-9yrs.

Typical lease term in years.

Operating Expenses & Service Charges Included

Quoted market rent typically does not include operating expenses (service charges). There are additional charges that apply to leasing space.

Additional Charges

€6/sm-€13/sm

Estimated range for all additional charges per Square Meters.

Additional Charges:

Utilities
Service Charges
Stamp Duty
Electric
Rates
HST
Cleaning
Hydro
Registration Fees
Taxes
Insurance
VAT
Other

Lease Fundamentals: The following apply to both office and industrial leases.

Lease Execution Requirements:

Typical upfront requirements
None for strong credit tenants
Upfront rental payment
Security deposit
Corporate guarantee
Not Applicable

Requirements Notes:

Plus deposit / bank guarantee.

Negotiated Subletting/Assignment

Typically, the tenant's right to sublease or assign the space is negotiated in the lease agreement.
Landlord Consent: Typically, the landlord's written consent IS still required.

Negotiated Subletting/Assignment Notes:

Assignment to successor automatic right - other rights by negotiation

Statutory Subletting/Assignment

This is NOT a statutory right.
Landlord Consent: The Landlord's consent is still required.

Blend & Extend Strategies

Typically, a tenant can take advantage of "blend & extend" ("forward renewal", "early renewal", etc.) strategies when the appropriate market conditions exist.

Statutory Early Termination

This is NOT a statutory termination right.

Negotiated Early Termination

It IS typical for tenants to be able to negotiate an early termination right in the lease agreement.

Early Termination Notes:

Leases can provide for break options before their end date. These may come at a penalty or for free, depending on how parties negotiate.

Obligations Upon Lease Expiration

Basic broom clean condition and removal of special installations.
Dilapidations.
Complete restoration to shell.
Other

Tenant Obligation Notes:

Reinstatement cost & fit-out / network wires … removal.

Workplace

Regional Office Space

8sm-20sm

Typical Square Meters per employee (includes office square footage for employees and contractors).

Regional HQ Office Space

9sm-20sm

Typical Square Meters per employee (includes office square footage for employees and contractors).

Desk Sharing

Desk-sharing is a common practice in the market.

Desk Sharing Average

0.8

Average headcount per workstation.

Desk Sharing Notes:

Increasingly common, although many industries are reticent to change.

Industrial Occupier Market Condition

1,1,1

Occupier Market Conditions – How conducive is the regulatory environment to starting and operating a business. Source: Colliers

Labor Cost – Wages for manuafacturing and warehouse/distribution office workers. Source: City Globe and Colliers

Tenant Favorable – Assessment of the real estate market condition for industrial space. Source: Colliers

Quadrant Legend: Blue = Favorable Medium Blue = Neutral Red = Less Favorable

Landlord Concessions

Fit-Out Concession

The Landlord typically does not provide a contribution or concession to fit-out as a part of the lease transaction.

Rent-Free Period

The Landlord typically provides a contribution or concession in the form of a rent-free period.

Standard Range of Rent-Free Months

1mo.-3mo.

Typical number of rent-free months.

Rent-Free Notes:

It is usually either a rent free period or fit-out contribution financing by the owner, but not both.

Tenant Rep Broker Fee (New Leases)

The Tenant typically pays the tenant rep broker’s fee.

Tenant Rep Broker Fee (Renewals)

The tenant rep broker’s fee is typically split between the Landlord and Tenant.

Payment of Fees/Commissions Notes:

As Negotiated

Lease Provisions

Lease Term

3yrs.-9yrs.

Typical lease term in years.

Operating Expenses & Service Charges Included

Quoted market rent typically does not include operating expenses (service charges). There are additional charges that apply to leasing space.

Additional Charges:

Utilities
Service Charges
Stamp Duty
Electric
Rates
HST
Cleaning
Hydro
Registration Fees
Taxes
Insurance
VAT
Other

Lease Fundamentals: The following apply to both office and industrial leases.

Lease Execution Requirements:

Typical upfront requirements
None for strong credit tenants
Upfront rental payment
Security deposit
Corporate guarantee
Not Applicable

Requirements Notes:

Plus deposit / bank guarantee.

Negotiated Subletting/Assignment

Typically, the tenant's right to sublease or assign the space is negotiated in the lease agreement.
Landlord Consent: Typically, the landlord's written consent IS still required.

Negotiated Subletting/Assignment Notes:

Assignment to successor automatic right - other rights by negotiation

Statutory Subletting/Assignment

This is NOT a statutory right.
Landlord Consent: The Landlord's consent is still required.

Blend & Extend Strategies

Typically, a tenant can take advantage of "blend & extend" ("forward renewal", "early renewal", etc.) strategies when the appropriate market conditions exist.

Statutory Early Termination

This is NOT a statutory termination right.

Negotiated Early Termination

It IS typical for tenants to be able to negotiate an early termination right in the lease agreement.

Early Termination Notes:

Leases can provide for break options before their end date. These may come at a penalty or for free, depending on how parties negotiate.

Obligations Upon Lease Expiration

Basic broom clean condition and removal of special installations.
Dilapidations.
Complete restoration to shell.
Other

Tenant Obligation Notes:

Reinstatement cost & fit-out / network wires … removal.

Project Management

Section 1. Fit Cost Data

Value-Added Opportunities:

1) Colliers France provide a separate Furniture Consulting Services (furniture selection and advice, tendering assistance, negotiation and delivery management)

2) Colliers France as a General fit-out Contractor can advice on the best selection of providers for Removable partitonning and doors, carpets, suspended ceiling and FF&E (joinery) as some main trade packages.

Total Fit-Out Cost

€2250/sm

Class A Office

€1400/sm

Class B Office

€700/sm

Class C Office

€300/sm-€450/sm

Flex Office / Warehouse

€150/sm-€250/sm

Warehouse

Total Fit-Out Cost Notes:

The fit-out cost refers to the total cost of design, construction, and installation for a space. It includes categories such as materials, labor, furniture, fixtures, equipment, finishes and other related costs. The specific factors influencing the total fit-out cost can vary widely depending on the project scope, location, size of the space, quality of materials, and complexity of design.

Construction to Move-in Cycle Time

30wks-40wks

Class A Office

25wks-30wks

Class B Office

20wks-25wks

Class C Office

Cycle Cost Notes:

Government approval: 2 months for small changes to 4 months in case of construction demand.

Project Management Base Fee

0,5% - 1%%

Base fee [%] for the fitout of above office of 1000 m2.

Base Fee Notes:

% of the Construction costs (Works cost + Design fees)

Section 2. Scope of Work Description

Phase 1: Services Before and During the Transaction

Review the LOI and work letter portion of the Lease to ensure that the clients interests are protected during the build-out of the project.
Not typically included at all, but available for an additional fee.
Advise Colliers broker and client on project issues and their resolution as they occur.
Not typically included at all, but available for an additional fee.
Participate in building tours, if requested, to evaluate building systems and other cost-related observations and prepare a building due diligence report
Typically included in "Project Management" scope of work.
Develop high-level project estimate and timeline based on test fit and Client standards
Typically included in "Project Management" scope of work.
Schedule and chair Schematic Drawings and Design Development Drawings review meetings/conference calls
Not typically included at all, but available for an additional fee.
Define workplace strategy for client, research what kind of location, office / work environment accelerates business
Not typically included at all, but available for an additional fee.
Define program of requirements for location, building and interior characteristics
Typically included in "Project Management" scope of work.
Engage with the Client Facilities Management (FM) Operations team to ensure alignment with Client standards
Not typically included at all, but available for an additional fee.
Phase 1 Notes:
Review the Letter Of Intent (LOI) and work letter portion of the Lease to ensure that the clients interests are protected during the build-out of the project: This is typically handled by the Tenant Rep service line, using PM and Workplace service lines resources whenever necessary.

Define workplace strategy for client, research what kind of location, office / work environment accelerates business: Using our specific Workplace Consultancy service line.

Engage with the Client Facilities Management (FM) Operations team to ensure alignment with Client standards: FM Consulting only through partnership with specialists.

Phase 2: Service Before and During the Design Process

Develop preliminary project budget and schedule.
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Develop the RFP for selection of a space planner/architect and any other consultants identified and required
Not typically included at all, but available for an additional fee.
Analyze, compare and evaluate responses to the RFP.
Not typically included at all, but available for an additional fee.
Orchestrate the space planner/architect interview process.
Not typically included at all, but available for an additional fee.
Negotiate, on behalf of the client, professional services agreements with the space planner/architect and other consultants.
Not typically included at all, but available for an additional fee.
Review architect’s final Program of Requirements.
Typically included in "Project Management" scope of work.
Monitor the design team’s schedule of deadlines and deliverables. Coordinate meetings with the design team and the client. Manage the design process on behalf of the client.
Typically included in "Project Management" scope of work.
Review and recommend payment of the invoices for services. Submit invoices for payment to landlord or client and prepare monthly reports of project costs versus project budget.
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Negotiate all client-vendor contractors (IT, AV, Security/Access Control, Signage, High Density Filing) on behalf of client.
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Coordinate with either Architect or General Contractor in permitting process
Typically included in "Project Management" scope of work.
Schedule and chair weekly design review meetings/conference calls
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Other Value-Add Services: Test fits (including Look & Feel) - Cost Estimates - Schedule/timing/phasing scenarios - Floor plan, core and circulation efficiency ratios(GIA vs NIA) (NOA vs NIA) - Technical due diligence/Assessments - We may pack everything into a Feasibility Study or proposed them separately depending on the situation.
Not typically included at all, but available for an additional fee.
Define interior guidelines for architect based on workplace strategy
Not typically included at all, but available for an additional fee.
Control workplace strategy and functionality and during design process
Not typically included at all, but available for an additional fee.
Architectural design
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Phase 2 Notes:
Develop the RFP for selection of a space planner/architect and any other consultants identified and required: We usually provide the services of our own architects and engineers. We can recommend consultants for specific studies.

Review and recommend payment of the invoices for services. Submit invoices for payment to landlord or client and prepare monthly reports of project costs versus project budget: We consider in all sections that the Design/Build scope of work is related to a Turnkey project. Colliers France provides the Design services, acts as a General Contractor, and is fully responsible of the final delivery.

Negotiate all client-vendor contractors (IT, AV, Security/Access Control, Signage, High Density Filing) on behalf of Client and/or Work with the Client FM Operations team to advise on FM services strategy for property: FM Consulting only through partnership with specialists.

Define interior guidelines for architect based on workplace strategy: Using our specific Workplace Consultancy service line.

Control workplace strategy and functionality and during design process: Using our specific Workplace Consultancy service line.

Architectural design: interior architecture only.

Phase 3: Services Before Construction

Liaise with the Landlord’s Representative.
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Prequalify a list of general contractors to be interviewed (consult lease to confirm any Landlord required GCs).
Typically included in "Project Management" scope of work.
Develop the RFP, including Landlord and/or Lease required documents, for selection of a general contractor.
Typically included in "Project Management" scope of work.
Analyze, level, and evaluate the responses to RFP.
Typically included in "Project Management" scope of work.
Orchestrate general contractor interview process and prepare evaluation scorecard.
Typically included in "Project Management" scope of work.
Review all proposed subcontractors and monitor the general contractor’s subcontractor bid process to ensure integrity of the process and quality of the workmanship.
Typically included in "Project Management" scope of work.
Monitor the general contractor’s schedule of deadlines and deliverables. Coordinate meetings between the design team, general contractor, client and appropriate vendors.
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Negotiate, on client's behalf, the General Contractor agreement for Client approval
Typically included in "Project Management" scope of work.
Schedule and coordinate Architect's 90% Construction Drawings review
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Develop Project Cost Summary + Invoice Tracker and update weekly
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Phase 3 Notes:
Prequalify a list of general contractors to be interviewed: The content of the PM mission in phases III and IV varies a lot depending on the assignment. From an AMO mission (Assistance Maîtrise d'Ouvrage = PM Adviser to the client) to a full PM mission.

Develop Project Cost Summary + Invoice Tracker and update weekly: usually a monthly update, or every second week.

Phase 4: Services During Construction

Coordinate with the Landlord’s Representative.
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Conduct weekly construction meetings to assess progress, quality and conformance with the Contract Documents and distribute minutes of meetings.
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Monitor the general contractor’s schedule.
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Monitor the construction budget.
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Review, and recommend for payment, the contractor’s Applications for Payment.
Typically included in "Project Management" scope of work.
Monitor all project documentation.
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Act at all times as client’s liaison to vendors contracted directly by Client (IT, AV, Security/Access Control, Signage).
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Oversee the punch list process to ensure acceptable completion of all items.
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Close out all consultant, contractor and vendor contracts.
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Submit General Contractor, vendor, and consultant invoices to Landlord for reimbursement per the Lease Workletter
Not typically included at all, but available for an additional fee.
Review and recommend for payment all General Contractor, vendor, and consultant invoices; submit to Client for approval
Typically included in "Project Management" scope of work.
Deliver close-out documents, as specified in the Lease, to Client
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Coordinate value/engineering process, if required.
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Provide as-built drawings and O&M Manuals to Client FM Operations team
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Phase 4 Notes:
Act at all times as client’s liaison to vendors contracted directly by Client (IT, AV, Security/Access Control, Signage) and/or Support Client FM Operations team in the set up and mobilization of the FM services and effect commissioning and handover: FM Consulting only through partnership with specialists.

Additional Services: Services During Relocation

Develop RFP for moving companies, evaluate responses and recommend selection of moving company or identify, interview and review proposal for services from relocation consultants.
Typically included in "Project Management" scope of work.
Represent Client in development of move strategy.
Typically included in "Project Management" scope of work.
Monitor development of move activity checklist.
Typically included in "Project Management" scope of work.
Represent client on site during move process.
Typically included in "Project Management" scope of work.
Additional Services Notes:
Involving our specific Move consultants for these.

Additional Services: Project Management Services Related to Furniture/Workstation Procurement

Conduct bid process for all furniture (workstations, case goods, seating, filing) purchases specified by the architect and/or client.
Typically included in "Project Management" scope of work.
Conduct bid process for refurbishment of existing furniture and/or workstations.
Typically included in "Project Management" scope of work.
Evaluate bids and negotiate purchase order with manufacturer(s).
Typically included in "Project Management" scope of work.
Negotiate national buying contract with select furniture dealerships, using Colliers International purchasing power
Typically included in "Project Management" scope of work.
Change management before, during and after moving to the new work environment
Not typically included at all, but available for an additional fee.
Measuring/monitoring (KPI's) how the way of working and building accelerates business and goals of the client
Not typically included at all, but available for an additional fee.
Additional Services Notes:
Involving our specific Furniture consultants for these additional services.

Change management before, during and after moving to a new work environment and measuring/monitoring (KPI's): Using our specific Workplace Consultancy service line.

Operating Environment Rankings reported on a scale of 1 (least favorable) to 10 (most favorable).

Human Capital

4, 6 4/10

Labor Force Growth
Labor force growth rate (past 5 years)

5, 5 5/10

Wage Inflation
Rise in wages (past 5 years, local currency)

6, 4 6/10

Millennials
Proportion of population in the age 20-39 cohort


7, 3 7/10

High School Education Equivalent
Proportion of population attaining this level

5, 5 5/10

University Education Equivalent
Proportion of population attaining this level

6, 4 6/10

Overall Education
Composite average of High School & University


5, 5 5/10

Human Capital Composite

Business Climate

6, 4 6/10

Innovation
Presence of innovative factors in economy

5, 5 5/10

Economic Risk
Resilience of economy to unexpected events

7, 3 7/10

Business Environment
Friendliness of business environment

4, 6 4/10

Corporate Tax Rate
Favorable corporate tax rate


6, 4 6/10

Business Climate Composite

Operating Environment Composite

6, 4 6/10

Combined average score of Human Capital and Business Climate factors

This document has been prepared by Colliers International for advertising and general information only. Colliers International makes no guarantees, representations or warranties of any kind, expressed or implied, regarding the information including, but not limited to, warranties of content, accuracy and reliability. Any interested party should undertake their own inquiries as to the accuracy of the information. Colliers International excludes unequivocally all inferred or implied terms, conditions and warranties arising out of this document and excludes all liability for loss and damages arising there from. This publication is the copyrighted property of Colliers International and/or its licensor(s).

Back to Top