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Qatar's wealth fund has shaken up London HSBC Tower plans, say sources

Qatar's sovereign fund has revised plans to renovate its HSBC tower in London's Canary Wharf in order to retain more space for offices. This is due to a global demand rebound as companies are relocating to the office.

Sources with knowledge of this matter claim that the Qatar Investment Authority (QIA), which bought the HSBC tower for 1.1 billion pounds ($1.4 billion) in 2014, is considering keeping up to 80% as offices when HSBC leaves the building in 2027. The QIA bought the HSBC Tower for 1.1 billion pounds (1.4 billion dollars) in 2014. Last year, it announced more radical plans to attract a variety of alternative uses including entertainment, education, and possibly a theater.

The sources stated that QIA made changes primarily due to shifting demand. However, keeping more offices may reduce the cost of the project. One source said that cost control was a major factor in the revisions.

Sources added that the plans could change depending on what prospective clients want.

Sources said that George Iacobescu, a property veteran and former Canary Wharf Group Chairman, has been hired by QIA to advise on its UK assets including the HSBC Tower and improving its sustainability credentials. According to the sources, the revised plans for HSBC's skyscraper are expected to retain the exterior design outlined in July.

The QIA declined comment. Canary Wharf Group which is part of the larger financial district, and co-owned by QIA, Canada's Brookfield and QIA, declined to comment.

A TOWER CAN BE USED AS A TEMPLATE IN SKYSCRAPER RENOVATIONS

Property industry professionals are closely watching the HSBC Tower renovation to see how they can refresh old office buildings. The QIA's changes to the planning application for next year reflect the new reality of office demand.

Canary Wharf has been hit by a fall in demand for offices caused by pandemic. Now that companies are returning, there is less demand for skyscrapers with a single tenant, such as HSBC, which forces rethinking.

Upgrades to nearby towers, occupied by Citi Barclays, and Morgan Stanley, are planned or already underway in order to meet the higher expectations of staff for their work environment.

East London's financial district has seen a rise in leasing of office space as companies struggle to locate affordable space in central London. Companies like the Spanish bank BBVA, and Britain's Serious Fraud Office have taken space in Canary Wharf. HSBC also took more space in Canary Wharf after facing a lack of space at the smaller HQ it planned in the City of London.

According to CoStar, a real estate data company, the vacancy rate for the Docklands area (which includes Canary Wharf) has dropped to 15%. This is down from an 18.6% high in March after the pandemic.

The vacancy rate in London is 10.4%.

The QIA signed a financing agreement in December last year to borrow 610 millions pounds from the U.S. investment firm Apollo to pay bonds due over a two-year period. This increased its funding costs, but removed near-term refinancing risk.

Hotels that offer more conventional office space may be discarded

Sources said that QIA planned to reduce the office space in the HSBC Tower, but it did not have a specific figure in mind. Sources say that improved office demand may mean QIA abandons plans to build an 80-room hotel, which would reduce office space in the tower to 60%.

The final decision is based on the requirements of prospective clients.

First source said that the HSBC tower renovation is expected to cost hundreds millions of pounds. However, they are confident it will cost less than Citi's $1.5billion upgrade of the nearby Canary Wharf Tower.

First source: The tower's temporary office space, which was planned to be rented out, is likely to be replaced by conventional offices. Terraces that were to be built higher up, by removing chunks of the tower, may need to be enclosed because of Britain's poor weather.

(source: Reuters)