Identify the decision the research must support.
Price, timing, location, liquidity, competition, lease exposure, or another defined decision.
Research & Analysis
Commercial real estate research for property and transaction decisions.
We prepare market reports, submarket studies, comparable analyses, and supply and demand assessments for a defined property, requirement, or transaction.
The research frame
Research starts with a defined assignment.
Before collecting data, we define the property or requirement, the client’s objective, the competitive market, the effective date, and the question the analysis must answer.
Define the properties and locations that form the competitive market.
Geography, property type, quality, scale, use, tenancy, access, and relevant alternatives.
Document sources, dates, property facts, transaction status, and known limitations.
Transactions, offerings, availability, absorption, pipeline, rents, concessions, and source limits.
Explain how the findings affect pricing, timing, leverage, risk, and available options.
Connect the evidence to leverage, risk, timing, alternatives, and the next commercial action.
Research services
Four research services with distinct purposes.
A service may be commissioned separately or used to support a broader advisory or transaction assignment.
Decision recordMarket Reports
Summarize current market conditions, supporting evidence, key risks, and implications for a defined decision.
↗ Competitive geographySubmarket ResearchDefine the competitive area and assess its inventory, demand drivers, development pipeline, pricing, and local conditions.
↗ Relevant evidenceComparable AnalysisReview relevant sales, leases, listings, and competing properties, with material differences and adjustment assumptions clearly stated.
↗ Market pressureSupply & Demand AnalysisAssess available and planned inventory against active requirements, absorption, transaction activity, and current market behavior.
↗The evidence desk
How we develop a market view.
The analysis combines competitive geography, verified market evidence, supply and demand, and the effective date of the research.
Competitive boundary
Define the competitive market around the assignment.
The working market is based on the properties and locations that buyers, tenants, investors, or owner-users would reasonably consider as alternatives.
- Include
- Properties and locations that can substitute
- Exclude
- Inventory that looks similar but does not compete
- Explain
- Access, use, quality, scale, and demand logic
Observed evidence
Use evidence that can be verified and explained.
Transactions, listings, and market observations are reviewed for source, date, status, commercial terms, property characteristics, and relevance before they are used in the analysis.
- Source
- Origin, confirmation, and confidence
- Status
- Closed, signed, offered, pending, or withdrawn
- Adjust
- Time, condition, tenancy, size, terms, and location
Market pressure
Vacancy is one measure of market conditions.
Vacancy is considered alongside direct and sublease availability, planned deliveries, absorption, active requirements, property quality, and ownership posture to assess current negotiating conditions.
- Supply
- Available, deliverable, and competing inventory
- Demand
- Requirements, velocity, depth, and qualification
- Balance
- Where pressure is tightening or dispersing
Current relevance
State the effective date of the analysis.
Every analysis distinguishes current observations from longer-term conditions and identifies material changes since the prior review.
- As of
- Explicit research and verification date
- Change
- New listings, deals, withdrawals, and requirements
- Watch
- Events that could alter the current view
The decision record
What the client receives.
The deliverable sets out the assignment, sources, findings, limitations, and commercial implications in a form that can be reviewed after the presentation.
Research scope
Client position, property or requirement, geography, timing, constraints, and the question to be resolved.
Sources and limitations
Sources, dates, selection logic, observed facts, exclusions, adjustments, and known data limits.
Market reading
Conditions, comparisons, pressure points, competing explanations, and the interpretation supported by the record.
Commercial meaning
Implications for strategy, pricing, timing, leverage, alternatives, and the next decision or monitoring trigger.
Research standards
Standards applied to every assignment.
Each assignment is scoped, sourced, time-stamped, and written to separate observed facts from professional interpretation.
The assignment remains specific.
The scope, market boundary, evidence, and conclusions remain tied to the stated client objective.
Sources remain traceable.
Material observations retain their source, date, status, verification level, and known limitations.
Facts and interpretation are distinguished.
Observed facts are distinguished from assumptions and professional judgment.
The analysis has an effective date.
Reports identify the research date, subsequent material changes, and conditions that warrant continued monitoring.
Connected decisions
Research that supports the next stage of the assignment.
LocationSite Selection
Apply the market frame to a defined operational requirement and decision set.
↗ ValueBroker Opinion of ValueConnect relevant evidence to a market-facing value position.
↗ DispositionInvestment SalesCarry market evidence into positioning, buyer competition, and bid evaluation.
↗ OccupancyTenant RepresentationUse supply, demand, and alternatives to strengthen an occupier’s position.
↗Begin with the question
What property or market issue should the research address?
Provide the property or requirement, market, client objective, timing, and the question to be addressed.