May 22, 2014

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Xymax Real Estate Institute
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info-rei@xymax.co.jp

Office Space per Person 2013
Space per person remained flat at about 4 tsubo (13 sqm).
Offices with more female workers tend to have more space per person.
(1 tsubo=approx. 3.3 sqm)

Xymax Real Estate Institute conducts the office tenant survey on the size of the leased space and thenumber of workers working in the location. Below are our survey results for 2013. With the data weobtained, the size of the office space per person at a typical office has been analyzed. We havecompared the results by location and by type of the tenants’ business and also studied whether the ratioof female workers makes any difference in the size of office space per person.
Our previous survey issued on September 17, 2013 is available online:
Office Space per Person 2012 in Tokyo 23 Wards http://www.xymax.co.jp/english/research/release/130917.html

Key Findings● Office space per person continued to remain flat at 3.93 tsubo in Tokyo 23Wards in 2013.
● Office space per person varies depending on the location of the building andtype of business of the tenants.
● Offices with more female workers tend to have more office space per person.
Survey Outline
Survey Period

2009 - 2013 (surveyed annually)

Target Respondents

Office tenants occupying the office buildings in the Greater Tokyo area

Valid Response

Tokyo 23 Wards: 4,490 tenants (accumulated total in 2009–2013)
829 (2009), 871 (2010), 894 (2011), 909 (2012), 987 (2013)
Greater Tokyo (excl. 23 Wards): 309 tenants (2013)

CalculationNotes

The median of the surveyed tenants’ office spaces derived by dividing the net
rentable area by the number of workers in the office.
Office space: net rentable area (net usable area) including the office area,entrance (reception), conference room, restrooms, document rooms, storage
rooms, and exclusive-use corridors.
Number of office workers: the number responded by tenants as “users” of theoffice spaces.

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 © 2014 XYMAX Corporation. All rights reserved.

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May 22, 2014

Office Space per Person Distribution and Changes
Figure 1 shows the distribution of office space per person in Tokyo 23 Wards. The median was 3.93
tsubo, meaning the space per person for half of the surveyed tenants is smaller than 3.93 tsubo whilethat of the remaining half is larger than 3.93 tsubo.)
Figure 1: Office Space per Person 2013 (Tokyo 23 Wards)

Figure 2 shows the historical changes in the office space per person. The office space remained ataround 4 tsubo with no significant changes from 2009 to 2013.
Figure 2: Office Space per Person 2009-2013 (Tokyo 23 Wards)

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 © 2014 XYMAX Corporation. All rights reserved.

2May 22, 2014

Office Space per Person by Location
As mentioned above, office space per person remains flat at around 4 tsubo in the overall Tokyo 23Wards, but the space per person by location shows differences (Figure 3). Similar to our previous report,
the office space per person in the central three wards (Chiyoda, Chuo and Minato) is around 4 tsubo as
office buildings in these wards are occupied by various types of companies. In contrast, Shinjuku andShibuya Wards have smaller office spaces per person than the overall Tokyo 23 Wards as there are
more staffing companies and information technology companies which use relatively smaller space perperson.
In this report, we have extended our analysis to include the Greater Tokyo area (including outskirts ofTokyo, Kanagawa, Chiba and Saitama Prefectures, excluding Tokyo 23 Wards). The office space perperson in the Greater Tokyo was larger than that for the overall Tokyo 23 Wards (See Figure 3). This isbecause the office rent is more affordable in the suburbs and tenants therefore tend to occupy larger
spaces.
Figure 3: Office Space per Person by Location 2013

ChiyodaChuo

MinatoShinjuku

Shibuya

Overall Tokyo
23 Wards

Greater Tokyo(excl. Tokyo23 Wards)

2009
2010
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
3.403.53
3.45
3.85
3.52

3.91
3.95
4.00
3.96

-2013

3.99

4.25

3.82

3.62

3.62

3.93

4.16

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 © 2014 XYMAX Corporation. All rights reserved.

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May 22, 2014

Office Space per Person by Type of Business
Based on the Japan Standard Industry Classification, we have divided the tenants by types of businessand compared the office space per person in 2013 (Figure 4).
The trend in 2013 resembles the trend in the previous year: The office space per person of the Financial& Insurance tenants (4.35 tsubo), Academic Research & Professional Services tenants (4.11 tsubo) andManufacturer tenants (4.24 tsubo) are larger than that for the overall Tokyo 23 Wards while the officespace per person of the Information & Communications tenants (3.54 tsubo) and Other Services tenants(3.54 tsubo) are smaller.
The Wholesaler & Retailer tenants, which were added to our coverage from this report, posted a largeroffice space per person than the overall Tokyo 23 Wards at 4.48 tsubo. The Wholesaler & Retailertenants require spaces, for the same reason as the Manufacturer tenants, for the conference room andto keep goods such as company products.
Figure 4: Office Space per Person by Type of Business (2013, Tokyo 23 Wards)*1 Academic Research & Professional Services: legal firm, accounting firm, advertising agency, business consulting, etc.
*2 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 © 2014 XYMAX Corporation. All rights reserved.

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May 22, 2014

Financial &Insurance

AcademicResearch &Professional
Services *1

Manufacturer

2009
2010
2011
2012

4.11
4.52
4.38
4.36

3.96
4.16
4.41
4.41

4.30
4.23
4.13
4.16

-2013

4.35

4.11

4.24

4.48

OtherServices *2

OverallTokyo 23
Wards

3.29
3.10
3.20
3.36

3.99
3.66
3.51
3.48

3.91
3.95
4.00
3.96

3.54

3.54

3.93

Wholesaler &Information &RetailerCommunications

We have also focused on the changes in the office space per person and the number of workers of three
representative business types (Manufacturer; Financial & Insurance; Information & Communications).
Year-on-year changes in the office space per person (Space Change DI *) and the number of workers inthe office (Worker Change DI *) are plotted on Figure 5. The four quadrants represent: Worker Up &Space Up; Worker Down & Space Up; Worker Down & Space Down; and Worker Up & Space Down. The
central point represents no changes in both the office space per person and the number of workers in theoffice.
As of 2013, the Information & Communications tenants are in the quadrant “Worker Down & Space Up”
while the Financial & Insurance tenants and Manufacturer tenants are in “Worker Up & Space Up”. The
Financial & Insurance tenants show a particularly strong increase in the number of office workers notably
driven by the great increases in the workforce in mega banks and foreign insurance firms.
* Space Change Diffusion Index (DI) and Worker Change Diffusion Index (DI) are based on the year-on-year changes
in the office space per person and the number of workers in the office, respectively. Each year-on-year change isdivided into “Increase”, “No Change” or “Decrease”. The DI is estimated by subtracting the ratio of tenants with“Decrease” from the ratio of tenants with “Increase”. Please note that tenants are generally more likely to
reduce/increase the number of workers than the size of the office space therefore our graph has a wider space forWorker Change DI.
Figure 5: Changes in Office Space per Person and Number of Workers by Type of Business (2009-2013, Tokyo 23 Wards)

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 © 2014 XYMAX Corporation. All rights reserved.

5

May 22, 2014

Office Space (Net Rentable Area)

Manufacturer

Financial &Insurance

Information &Communications

Year
2009
2010
2011
2012
2013
2009
2010
2011
2012
2013
2009
2010
2011
2012
2013

NoDecrease Change
4%
91%
5%
91%
5%
94%
3%95%
4%
90%
7%
93%
0%
97%
0%
97%
3%
94%
0%
96%
5%
87%
8%
86%
4%
92%
1%
94%
3%
91%

Increase
5%
4%
1%
2%
7%
0%
3%
3%
3%
4%
8%
5%
4%
5%
6%

Number of Workers in the Office
DI
1.4
-1.5
-4.6
-0.7
2.8
-6.7
2.9
2.8
0.0
4.3
2.6
-3.2
0.6
4.1
2.9

Manufacturer

Financial &Insurance

Information &Communications

Year
2009
2010
2011
2012
2013
2009
2010
2011
2012
2013
2009
2010
2011
2012
2013

No
Decrease Change
32%
25%
37%
23%
34%
23%
33%
23%
42%
15%
47%
16%
46%
23%
46%
23%43%
27%
30%
17%
37%
19%
36%
23%
42%
20%
37%
20%
43%
15%

Increase
43%
40%
44%
44%
43%
37%
31%
31%
30%
52%
44%
42%
38%
44%
42%

DI
10.7
2.2
9.9
10.8
1.9
-10.5
-14.3
-14.3
-13.3
21.7
6.8
5.8
-4.1
6.7
-0.7

Ratio of Female Workers and Office Space per Person
Figure 6 shows the comparison of the office space per person and the ratio of female workers in theoffice.
The office space per person gets larger as more women are working in the office. This is because
companies with a higher ratio of female workers are pursuing efforts to make their office friendly forfemale workers probably requiring more spaces for locker rooms, lunchtime tables and refreshment
area.
Figure 6: Comparison of Office Space per Person and Ratio of Female Workers (2013, Tokyo 23 Wards)

Offices with less than 10% and over 50% female worker ratio are excluded from our graph because such offices are mainly used forspecial purposes (e.g. computing room, call center).

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 © 2014 XYMAX Corporation. All rights reserved.

6