September 17, 2013

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Xymax Real Estate Institute
Phone: +81 3-5544-6640 FAX: +81 3-5544-6641
info-rei@xymax.co.jp

Office Space per Person 2012 in Tokyo 23 Wards
Approximately 4 tsubo (13 sqm) per person but varies depending on type of business(1 tsubo=approx. 3.3 sqm)
Xymax conducted an office tenant survey in Tokyo 23 Wards on the size of lease space and number ofworkers in the office and analyzed the size of office space per person in typical office buildings using thedata obtained in the survey.

Key Findings
Respondents: 3,503 tenants of Tokyo 23 Wards office buildings (accumulated total of2009-2012 surveys)● The office space per person has remained flat at around 4 tsubo in recentyears. (Page 3)
3.91 tsubo in 20093.95 tsubo in 2010

4.00 tsubo in 20113.96 tsubo in 2012

● The office space per person varies depending on type of business. (Page 3)
Financial & Insurance: 4.36 tsubo Academic Research & Professional Services: 4.41 tsubo
Manufacturer: 4.16 tsubo

Information & Communications: 3.36 tsubo

Other Services: 3.48 tsubo(Note: all numbers are 2012 survey result)● Tenants expand or downsize their office spaces to achieve appropriate space perperson. (Page 5)
Expansion: before 3.05 tsubo  after 3.72 tsubo
Downsizing: before 4.24 tsubo  after 3.38 tsubo
Tenants who expanded or downsized their office space within the same building. (Tenants who relocated to otherbuildings are excluded.)

Most companies are aware of the importance of the best and highest use of their corporate real estate(CRE) management in achieving appropriate resource allocation and maximizing corporate value. We
hope that our findings in this study will be a useful guide for companies when they consider effective useof their office space.
Xymax will expand the coverage of this study and use the findings to provide tenant consulting services
and landlord advisories to maintain and improve their rental income, and analyze the office market
trends.

The information contained in this report is as of the date of preparation. XYMAX accepts no liability for any inaccuracies or omissions in this report.
No copying, quoting, forwarding, distributing, reprinting or any other use of this report is allowed.
Copyright © 2013 XYMAX Corporation. All rights reserved.

1September 17, 2013

Survey Outline
Survey Period

2009–2012 (surveyed annually)

Target Respondents

Office tenants in Tokyo 23 Wards office buildings

Valid Response

3,503 tenants (accumulated total in 2009–2012)
829 tenants in 2009
871 tenants in 2010
894 tenants in 2011
909 tenants in 2012

Notes

Size of lease space: effective area including office spaces, entrance,
meeting rooms, restrooms, book rooms, storage rooms, and exclusive-use
corridors.
Number of office workers: the number responded by tenants as “users” ofthe office spaces

Calculation of Office Space per Person
Figure 1 shows the distribution of the office space per person which was calculated by dividing the leasespace by the number of office workers of the surveyed tenants (909 tenants in 2012). The horizontal axis
shows the size of space per person, and the vertical axis shows the ratio of tenants for each class.
The office space per person of about a half of the respondents was 2-4 tsubo while that for about 10% of
the respondents was over 7 tsubo, bringing the average to 4.48 tsubo. This, however, sounds somewhat
too large from the standpoint of experienced office building managers.
In this study, therefore, the median (*1) is regarded as the typical office space per person, which was
3.96 tsubo for 2012. (This means that the space per person for 50% or 454 of the respondents was lessthan 3.96 tsubo, and that for the rest of 50% or 454 of the respondents was larger than 3.96 tsubo.)(*1) Median: The numerical value separating the higher half of a data sample from the lower half. The importance of outliers is reduced. It
is often used as asymmetric representative value in the annual income distribution. (If it is symmetric, then the average = median.)Figure 1: Office Space per Person 2012 (Tokyo 23 Wards)(1 tsubo=approx. 3.3 sqm)

The information contained in this report is as of the date of preparation. XYMAX accepts no liability for any inaccuracies or omissions in this report.
No copying, quoting, forwarding, distributing, reprinting or any other use of this report is allowed.
Copyright © 2013 XYMAX Corporation. All rights reserved.

2September 17, 2013

The changes in office space per person are shown in Figure 2. The space has been roughly flat at
around 4 tsubo in 2009-2012.
Figure 2: Office Space per Person 2009-2012 (Tokyo 23 Wards)(1 tsubo=approx. 3.3 sqm)

Office Space per Person by Type of BusinessAs shown in Figure 1, the office space per person differs by tenants. To analyze this, we divided thetenants into five types based on the Japan Standard Industry Classification and calculated the officespace per person by type of business as in Figure 3.
Figure 3: Office Space per Person by Type of Business (Tokyo 23 Wards)(1 tsubo=approx. 3.3 sqm)(*2) Academic Research & Professional Services: legal firm, accounting firm, advertising agency, business consulting, etc.
(*3) Other Services: recruiting agent, temporary staffing, political, economic and cultural organization, security, building maintenance, etc.

The information contained in this report is as of the date of preparation. XYMAX accepts no liability for any inaccuracies or omissions in this report.
No copying, quoting, forwarding, distributing, reprinting or any other use of this report is allowed.
Copyright © 2013 XYMAX Corporation. All rights reserved.

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September 17, 2013

Financial &Insurance

AcademicResearch &ProfessionalServices

Manufacturer

Information &Communications

OtherServices

OverallTokyo 23Wards

4.11
4.52
4.38
4.36

3.96
4.16
4.41
4.41

4.30
4.23
4.13
4.16

3.29
3.10
3.20
3.36

3.99
3.66
3.51
3.48

3.91
3.95
4.00
3.96

2009
2010
2011
2012

Compared to the overall Tokyo 23 Wards (3.96 tsubo in 2012), the office space per tsubo was larger for
Financial & Insurance (4.36 tsubo), Academic Research & Professional Services (4.41 tsubo), andManufacturer (4.16 tsubo) and smaller for Information & Communications (3.36 tsubo) and OtherServices (3.48 tsubo).
This is probably because Financial & Insurance companies and Academic Research & Professional
Services companies tend to have large entrance area and reception room because they think the imageof their office is important when clients and business partners visit them. Manufacturer companies also
require relatively large spaces in their office to store their products, which is pushing up the size of officespace per person.
In contrast, Information & Communications companies and Other Services companies tend to havesmaller office space per person because they have introduced advanced computer technology for office
works and require only small desks and small storages for documents and products.
The comparison of Tokyo’s central five wards (Chiyoda, Chuo, Minato, Shinjuku, and Shibuya) also
shows differences depending on the location: compared to the overall Tokyo 23 Wards, the office space
per person is 10% larger in Chiyoda Ward, 15% smaller in Shinjuku Ward, and 11% smaller in Shibuya
Ward (Figure 4). This may be due to the type of business in each ward. Financial & Insurancecompanies and Academic Research & Professional Services companies are concentrated in Chiyoda
Ward whereas Other Services companies are in Shinjuku Ward and Information & Communicationcompanies are in Shibuya Ward.

The information contained in this report is as of the date of preparation. XYMAX accepts no liability for any inaccuracies or omissions in this report.
No copying, quoting, forwarding, distributing, reprinting or any other use of this report is allowed.
Copyright © 2013 XYMAX Corporation. All rights reserved.

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September 17, 2013

Figure 4: Office Space per Person by Location 2012 (Tokyo 23 Wards)(1 tsubo=approx. 3.3 sqm)

Ward

ChiyodaChuo

MinatoShinjuku

Shibuya

OverallTokyo 23Wards

20092010
2011
2012

4.25
4.25
4.00
4.39

3.95
4.14
4.28
4.00

3.93
4.02
4.04
4.02

3.77
3.42
3.20
3.40

3.53
3.45
3.85
3.52

3.91
3.95
4.00
3.96

Before and After Office Expansion and Downsizing
Figure 5 shows the changes in size of space per person before and after office expansion or downsizing
within the same building in 2009-2012 surveys.
The small space per person (3.05 tsubo) were increased by 20% to 3.72 tsubo after expansion while thelarge space per person (4.24 tsubo) were decreased by 20% to 3.38 tsubo after downsizing, indicatingthat tenants made adjustments to improve their smaller or larger office space per person.
Figure 5: Office Expansion and Downsizing 2009-2012 (Tokyo 23 Wards)(1 tsubo=approx. 3.3 sqm)

The information contained in this report is as of the date of preparation. XYMAX accepts no liability for any inaccuracies or omissions in this report.
No copying, quoting, forwarding, distributing, reprinting or any other use of this report is allowed.
Copyright © 2013 XYMAX Corporation. All rights reserved.

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