CAMBRIDGE OFFICE & LAB MARKET REPORT

FIRST QUARTER 2018

MUST HAVE LOCATION & INNOVATION HUBAs Greater Boston’s gateway market, Cambridge is a magnet for intellectual capital, innovative minds and technological advancements. The Cambridge market has experienced plunging off ice & lab vacancy rates and rapidly rising rents which make it one of the world’s premier locations despite the signif icant barriers to entry.

Tenant demand is largely coming from the expansion of existing tenants, the inward migration from out-of-market users and the explosive growth of the life science & biotech sectors. Cambridge’s current economy consists of 232 life science & high tech companies and 692 star t-ups many of which are supported by massive amounts of VC and NIH funding.

Looking forward, Cambridge’s future remains extremely bright with a deep concentration of intellectual and investment capital keeping the market fueled and extreme land constraints limiting future development.

3.5%FEBRUARY

MASSACHUSETTS UNEMPLOYMENT

4.1%FEBRUARY NATIONAL

UNEMPLOYMENT

# 3.3%MA QUARTERLY GDP GROWTH

2ND

HIGHEST GDP PER CAPITA NATIONALLY

MARKET TRENDS

GLOBAL DESTINATIONWorld leader in medical innovation and

technology advancement

TECHNOLOGY & INNOVATION HUB

Fortune 500 leaders and 1,900 homegrown startups

MARKET RATES KEEP RISING

Demand continued out-pacing supply, contemporary space only

COWORKING SPACE DISRUPTING MARKET

Tenants like flexibility and shorter term commitments

LIFE SCIENCE SECTION SURGES

Now represents over 70% of R&D demand

WHERE IS THE RELIEF?Small and medium size users face

historic competition

INVESTMENT SALES ARE HOT

New landlords are paying record pricing

$24.00

$30.00

$36.00

$42.00

$48.00

$54.00

$60.00

$66.00

$72.00

$78.00

Average Asking Rate

YTD20182017201620152014201320122011201020092008200720060%

3%

6%

9%

12%

15%

18%

21%

24%

27%

Direct Vacancy (%)

$18.00

$23.00

$28.00

$33.00

$38.00

$43.00

$48.00

$53.00

$58.00

$63.00

Average Asking Rate

YTD20182017201620152014201320122011201020092008200720060%

2%

4%

6%

8%

10%

12%

14%

16%

18%

Direct Vacancy (%)

OFFICE CLASS AASKING RATE VS. DIRECT VACANCY

OFFICE CLASS BASKING RATE VS. DIRECT VACANCY

DIRECT VACANCY RATE BY SUBMARKET

0.0% 1.0% 2.0% 3.0% 4.0% 5.0% 6.0%

East - Lab

Mid - Lab

East - O�ce

Mid - O�ce

West - Lab

West - O�ce

none

VACANCY

2.2%

CAMBRIDGE OFFICE STATS AT A GLANCE

SUBLEASE

5.2%ABSORPTION

19,950 sf

ASKING RATE

$69.76/sf

WEST CAMBRIDGE

Office $46.43/SF

Lab $58.55/SF NNN

MID CAMBRIDGE

Office $63.76/SF

Lab $76.89/SF NNN

EAST CAMBRIDGE

Office $81.34/SF

Lab $76.81/SF NNN

AVAILABILITY

9.3%CONSTRUCTION

2,400,000 sf

CLASS A & B OFFICE

2.2% DIRECT VACANCY

#5.2% SUBLEASE AVAILABILITY

#9.3% TOTAL AVAILABILITY

#19,950 SF QUARTERLY ABSORPTION

#$69.76/SF AVERAGE ASKING RATE

• The most notable and largest transaction this quarter occurred at the newly re-branded Cambridge Crossing where Philips disclosed they will relocate their North American research headquarters into 243,000 square feet at the under construction 250 North Street. The commitment from Philips marked the development’s first major commercial tenant and will hopefully kick-start leasing momentum at the sprawling 5.5 million square foot mixed-use East Cambridge project which has been long anticipated.

• Within East Cambridge and Kendall Square, Boston Properties quickly backfilled the former Microsoft space at 255 Main Street when Cambridge Innovation Center leased 90,000 square feet. Market rumors suggest that the vacancy was hotly contested between CIC and WeWork, however the homegrown co-working incubator ultimately secured the space. WeWork remains on the hunt for space within Cambridge with their eyes now reportedly set on 121 First Street. Not surprisingly, they are not the only tenant circling the 58,000 square foot new development. CarGurus, currently located in 55 Cambridge Parkway and Two Canal Park is also actively in discussions for the new building.

• In Mid Cambridge just beyond Central Square, Morning Bright Investments signed a 66,000 square foot lease at 1000 Massachusetts Avenue. The Chinese economic development firm will occupy nearly two thirds of the building and it will house incubator space for Chinese startups looking to create or expand their American presence. Across the street at 955 Massachusetts Avenue, X4 Pharmaceuticals recently expanded and extended their presence into approximately 12,600 square feet. The Association for International Research (AIR) relocated from 1100 Massachusetts Avenue into 19,200 square feet at 675 Massachusetts Avenue.

• Despite few investment sales opportunities hitting the market over the past six months, investor appetite remains as strong as ever before. Asset pricing is exceeding historic peaks well above $1,000 per square foot on many occasions and stabilized cap rates are in the 4.0% to 5.0% range.

ADDRESS SUBMARKET TENANT SF

250 North Street East Cambridge Philips North America 243,000

255 Main Street East Cambridge Cambridge Innovation Center 90,000

1000 Massachusetts Avenue Mid Cambridge Morning Bright Investments 66,000

675 Massachusetts Avenue Mid Cambridge Association for Int’l Research 19,200

55 Cambridge Parkway East Cambridge Beigene 15,000

955 Massachusetts Avenue Mid Cambridge X4 Pharmaceuticals 12,600

625 Massachusetts Avenue Mid Cambridge Helbling Precision Engineering 5,500

NOTABLE RECENT LEASES

CLASS A & B OFFICE

$24.00

$30.00

$36.00

$42.00

$48.00

$54.00

$60.00

$66.00

$72.00

$78.00

$84.00

YTD2018201720162015201420132012201120102009200820070.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%

14.0%

16.0%

18.0%

20.0%

YTD201820172016201520142013201220112010200920082007

AVERAGE DIRECT VACANCY BY SUBMARKET

AVERAGE ASKING RATE BY SUBMARKET

West Mid East

1,700,000 SFTOTAL COWORKING SPACE IN BOSTON & CAMBRIDGE

775,000 SF

459,450 SF

368,800 SF

63,900 SF

32,200 SF

32,150 SF

30,300 SF

18,900 SF

MAP LABELS LOCATIONS WITH MORE THAN 15,000 SF

EXPLOSIVE GROWTH FROM MOBILE CORPORATE USERS

WHO’S TAKING COWORKING SPACE?*

47% Small Business

25% Mobile Corporate Users

20% Freelancers

8% Other

*AS % OF MEMBERSHIP

IN THE LAST 12 MONTHS

RESEARCH SPOTLIGHT THE COWORKING EFFECT

CLASS A & B LAB

0.3% DIRECT VACANCY

0.6% SUBLEASE AVAILABILITY

1.2% TOTAL AVAILABILITY

#8,400 SF QUARTERLY ABSORPTION

#$76.01/SF AVERAGE ASKING RATE

• The Cambridge lab market is some of the world’s most sought after real estate from both investors and tenants. With a microscopic vacancy rate below 1.0%, market rents and investment sales pricing are pushing historically high. Major life science, biotech and pharmaceutical companies have caused the demand surge while research and academic institutions have strengthened the city’s commercial backbone.

• Over the past three years, approximately 2.1 million square feet of new lab space has been delivered fully leased. Alexandria RE began construction at 399 Binney Street on a speculative basis and has secured a 45,000 square foot commitment from Rubius Therapeutics, leaving only 27,000 square feet available including some lower level space.

• Mass Innovation Labs who recently signed two leases outside of Cambridge at Boston Landing in Brighton and iSQ Seaport, also signed a full building lease at 21 Erie Street (56,000 square feet). The Erie Street location marks the companies third expansion this year within Massachusetts which is part a strong growth plan for the barely four year old start-up.

• Synlogic will expand and relocate its operations from 200 Sidney Street into 41,000 square feet at 301 Binney Street. BioMed was able to move the disease therapeutics company within its 3.1 million square foot local portfolio. The San Diego based lab experts recently disclosed that their New England portfolio is 100% occupied, not surprising given the 0.3% market vacancy rate.

• Looking forward, watch for continued movement within Cambridge as tenants compete for highly desirable and rarely available lab ready space. As the cost of doing business in Cambridge continues rising, many early stage and non venture-backed businesses are being squeezed out into formerly peripheral “office intensive” locations including Brighton, Watertown, Waltham and Lexington. However, over the past few years developers and corporations have invested hundreds of millions of dollars into these markets in order to make them viable long term alternatives to Cambridge.

ADDRESS SUBMARKET TENANT SF

88 Sidney Street East Cambridge Agios Pharmaceuticals 146,000

21 Erie Street East Cambridge Mass Innovation Labs 56,000

399 Binney Street East Cambridge Rubius Therapeutics 45,000

200 Sidney Street East Cambridge AbbVie 42,000

301 Binney Street East Cambridge Synlogic 41,000

64 Sidney Street East Cambridge Agios Pharmaceuticals 27,000

One Kendall Square East Cambridge Catabasis 18,900

1030 Massachusetts Avenue Mid Cambridge Astellas Pharmaceuticals 10,000

NOTABLE RECENT LEASES

CLASS A & B LAB

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%

14.0%

16.0%

18.0%

20.0%

YTD20182017201620152014201320122011201020092008

AVERAGE DIRECT VACANCY BY SUBMARKET

AVERAGE ASKING RATE BY SUBMARKET

West Mid East

$28.00

$33.00

$38.00

$43.00

$48.00

$53.00

$58.00

$63.00

$68.00

$73.00

$78.00

YTD20182017201620152014201320122011201020092008

OFFICE & LAB DEVELOPMENT PIPELINE

145 BROADWAY Office & Lab

VOLPE CENTER Office & Lab

314 MAIN STREET Office

250 NORTH STREET Office & Lab

399 BINNEY Lab

121 FIRST STREET Office

40 THORNDIKE Office

238 MAIN STREET Lab

OFFICE & LAB REPORT STATS

Office Total Inventory (SF)

Direct Vacancy

Sublease Availability

Total Availability

QuarterlyAbsorption (SF)

12 MonthAbsorption (SF)

Average Asking Rate

TOTAL A & B

Cambridge 10,809,850 2.2% 5.2% 9.3% 19,950 (5,700) $69.76

East Cambridge 5,668,350 1.2% 5.2% 8.4% 64,050 46,950 $81.34

Mid Cambridge 3,135,700 1.9% 0.4% 2.4% (24,650) (16,650) $63.76

West Cambridge 2,005,800 5.3% 12.9% 22.4% (19,350) (36,000) $46.43

CLASS A

Cambridge 6,977,500 2.1% 7.1% 9.9% 43,750 (2,650) $75.62

East Cambridge 4,649,500 0.5% 6.2% 7.5% 64,650 43,850 $83.59

Mid Cambridge 1,224,500 3.1% 0.3% 4.0% (13,800) (21,050) $67.92

West Cambridge 1,103,450 7.5% 18.2% 26.5% (7,100) (25,450) $50.56

CLASS B

Cambridge 3,832,400 2.4% 1.8% 8.1% (23,800) (3,050) $59.10

East Cambridge 1,018,850 4.6% 0.4% 12.4% (1,000) 3,150 $71.06

Mid Cambridge 1,911,200 1.1% 0.4% 1.5% (10,900) 4,400 $61.10

West Cambridge 902,350 2.7% 6.4% 17.4% (12,250) (10,550) $41.38

Lab Total Inventory (SF)

Direct Vacancy

Sublease Availability

Total Availability

QuarterlyAbsorption (SF)

12 MonthAbsorption (SF)

Average Asking Rate

TOTAL A & B

Cambridge 14,614,500 0.3% 0.6% 1.2% 8,350 2,050 $76.01

East Cambridge 9,612,700 0.0% 0.2% 0.3% 14,750 (1,050) $76.81

Mid Cambridge 4,336,800 0.2% 1.2% 2.6% 13,400 65,450 $76.89

West Cambridge 665,050 3.7% 2.0% 5.7% (19,800) (62,300) $58.55

CLASS A

Cambridge 12,126,450 0.1% 0.3% 0.7% 4,750 (7,050) $77.39

East Cambridge 8,957,750 0.0% 0.2% 0.3% 10,750 (1,050) $77.31

Mid Cambridge 3,039,550 0.2% 0.6% 2.0% (5,950) (5,950) $78.13

West Cambridge 129,100 0.0% 0.0% 0.0% - - $65.00

CLASS B

Cambridge 2,488,150 1.2% 1.9% 3.6% 3,600 46,650 $69.29

East Cambridge 654,950 0.0% 0.0% 0.0% 4,000 - $70.00

Mid Cambridge 1,297,250 0.3% 2.5% 3.9% 19,400 71,450 $74.00

West Cambridge 535,900 4.6% 2.5% 7.1% (19,800) (24,800) $57.00

Lincoln Property Company | 53 State Street, 8th Floor, Boston, MA | 617.951.4100 | LPCBoston.com

Lincoln Property Company’s Boston Office Report is produced by the Boston Office’s research team in collaboration with our Cambridge Brokerage Group. If you have any questions regarding market conditions and the information found in this report, please contact Ethan Robert.

ETHAN ROBERTDirector of Research 617.951.4160 erobert@lpc.com

MARY PATALITAAssociate 617.951.4119 mpatalita@lpc.com