Legal & General (LGIM Real Assets) announces the launch of a new commercial leasing framework for retail and leisure occupiers (“flexible partnerships model”), with an initial focus on turnover rent options. The flexible partnerships model marks a departure from traditional long-term leases, to a fully flexible approach that brings optionality to occupiers from start-ups all the way to superstores.
30 Jul 2020
With structural changes impacting the retail and leisure sectors in recent years, predominantly due to the rise of e-commerce and rapidly changing consumer expectations, the traditional leasing model and the ‘1954 Act’ is no longer fit for purpose for many occupiers. Over the past five years, retail business launches and failures have increased by 29% and in 2019, the average length of a new retail lease had fallen to under five years. Historically, landlords have taken a ‘one size fits all approach’, which in today’s fast paced and evolving leisure and retail sectors is no longer fit for purpose.
In response to sector challenges, accelerated by the coronavirus pandemic, LGIM Real Assets has developed a flexible partnerships model that will deliver optionality and be available to existing and future occupiers. This market leading initiative aims to be UK-wide and applicable to all assets, playing a key role in supporting UK high streets by pioneering new owner and occupier partnerships. The foundation of the new leasing structure will consist of 4 core packages:
What? White-boxed spaces aimed at start-ups for 3-36 months, on turnover deals
Who? Aimed at emerging brands, new concepts and seasonal businesses
Why? Reduce the initial cost, complexity and commitment length for small businesses whilst providing the most innovative and exciting occupiers for our customers
What? A turnover deal with an owner break linked to performance, with mid-term leases of 3-5 years
Who? Aimed at operators who we want to work with and remain important partners, but for whom the traditional leasing model no longer fits.
Why? Collaborative sharing of risk and reward between owner and occupier, driving stronger performance through partnership and offering more involvement from owners to drive audience group
What? A traditional lease on a longer term of 5+ years
Who? For resilient occupiers who are financially solid, guarantee footfall and who prefer the traditional model
Why? Occupiers remain happy with longer-term commitments and we are happy that their offer is resilient and fit for the future
What? An amalgamation of the turnover flexibility of Flexi, but with the lease length of Flagship
Who? Operators we want to partner with but need longer-term security
Why? For relevant businesses, particularly in the leisure sector, that we want to partner with but have higher initial fit-out costs to pay off and/or require longer lead times to engage local customer base
As trading levels recovered post Covid, this new flexible partnerships model has greater potential for investor income upside and the ability to generate increased and better quality occupier activity through optimised lease commitments. This transparent and collaborative approach will revolutionise the way LGIM Real Assets engages with its retail and leisure occupiers, resulting in enhanced cashflows and a better alignment of risk.
Denz Ibrahim, Head of Retail & Futuring at LGIM Real Assets: "Demonstrating our commitment to bring innovation to the real estate sector, this new flexible partnership model really sets the bar for institutional landlords. It will provide optionality to all our existing and future occupiers in how they want to partner with us, and flexibility for us around who we want to work with.
Retail is not only changing through market forces, but also culturally. Our role as owner is shifting from what was solely ‘the librarian’ (collecting rent, renting shops and cleaning spaces), to becoming an ‘editor’ of the space. We need to ensure we have the right content, at the right time, in the right places, to support both occupiers and consumers. Understanding these changing behaviours and having more curatorial control over our assets allows us to be on the front foot in delivering future ready places, whilst helping our occupiers weather the seismic changes impacting the retail and leisure sectors."
Notes to editors
Established in 1836, Legal & General is one of the UK's leading financial services groups and a major global investor, with over £1.4 trillion in total assets under management* of which a third is international. We also provide powerful asset origination capabilities. Together, these underpin our leading retirement and protection solutions: we are a leading international player in pension risk transfer, in UK and US life insurance, and in UK workplace pensions and retirement income. Through inclusive capitalism, we aim to build a better society by investing in long-term assets that benefit everyone.
*at 31 Dec 2021
Legal & General Investment Management is one of Europe’s largest asset managers and a major global investor, with total assets under management of £1.28 trillion (€1.43 trillion; CHF1.55 trillion; $1.75t trillion; JPY181 trillion)*. We work with a wide range of global clients, including pension schemes, sovereign wealth funds, fund distributors and retail investors. Throughout the past 50 years we have built our business through understanding what matters most to our clients and transforming this insight into valuable, accessible investment products and solutions. We provide investment expertise across the full spectrum of asset classes including fixed income, equities, commercial property and cash. Our capabilities range from index-tracking and active strategies to liquidity management and liability-based risk management solutions.
*LGIM internal data as at 31 December 2020. The AUM disclosed aggregates the assets managed by LGIM in the UK, LGIMA in the US and LGIM Asia in Hong Kong. The AUM includes the value of securities and derivatives positions.
(As of June 2021)
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