real estatements

Autumn 2011
RE AL ESTATEMENTS
THE INTERCITY GROUP NEWSLETTER FOR REAL ESTATE INVESTORS
Special Edition “The Circle”
The Intercity Group experts in commercial real estate
consulting, brokerage and property management:
In Zurich, Lucerne, Bern, Basel,
St. Gallen, Olten and Zug
In St. Gallen
In Zurich, Geneva and Basel
Riken Yamamoto, architect
“The Circle at Zurich Airport is
my most significant project.”
The Intercity Group is an independent real estate services company with offices in Zurich, Lucerne, Bern, Basel, St. Gall, Olten and Zug. Hugo Steiner AG in St. Gall. Wüst and
Wüst for exclusive residential property in Zurich, Lucerne and Zug (exclusive affiliate of Christie’s International Real Estate). SPG Intercity for commercial property in Zurich,
Basel and Geneva (alliance partner of Cushman & Wakefield). Inova Intercity for construction management in Zurich, Uster and Basel. alaCasa.ch for residential property.
“The Circle” –
a business location with vision
EDITORIAL
REAL ESTATEMENTS
a thousand Swisscom employees. At the Josef complex, just behind the Steinfels site, the Turidomus Investment Foundation, managed by Pensimo Management AG, entrusted Intercity with the initial letting of its 15,000 square metres
of office space. At the Heinrich residential complex in the same street, Intercity
undertook the marketing and is still entrusted today with the management of
Dear reader
this gem on the former industrial site of machine manufacturer Müller Martini.
These are just some of many examples which Intercity has led to success and
At the Intercity Group we pride ourselves in being specialists in many areas – com-
which are described in more detail in the first edition of “Real Estatements”.
panies looking to buy and rent properties for commercial use regard the professionals
at the SPG Intercity subsidiary as their first choice. They are totally committed to
The activities of Intercity’s subsidiaries in Zurich West have continued until
the success of their clients and are independent, competent and personal.
today. Recently two new instructions have been added. SPG Intercity Zurich AG
successfully secured the instruction to negotiate around 5,200 square metres of
SPG Intercity has been commissioned by Flughafen Zurich AG to undertake the
2
office space in the Zurich Prime Tower for Deutsche Bank (Switzerland) AG. As
marketing of around 85,000 m of office space at the airport. We are very proud to
a result, the Bank coordinates several parts of its Private Wealth Management
be able to contribute to this pioneering project. The development of “The Circle” by
business from Switzerland’s highest building. In future, the Deutsche Bank
2017 will establish a revolutionary building complex in one of the most attractive
(Switzerland) AG will occupy five floors in this prestigious landmark building.
locations in the largest economic area of Switzerland. At the multi-award-winning
Factors favouring the Prime Tower were the successful certification by the inter-
Zurich Airport, where more trains call by than planes take off, where more than
nationally recognised LEED sustainability standard, the attractive architecture,
100,000 people are on the move every day, where 160 shops and restaurants are
the varied spatial concept and the quality of location in the upcoming and
open until late in the evening. Built directly adjacent to the green lung of the airport,
dynamic Zurich West district.
Zölly, the new “Zürcher Wohnungshochhaus”
14 with 4½ rooms and 2 with 5½
“The Circle” development will create a new city. In conjunction with the Airport
rooms. “Zölly” is about the same
Center and terminals, this bold project, the creation of Japanese architect Riken
Wüst and Wüst, the Intercity Group specialists in the sale of exclusive residen-
height as the Mobimo Tower and com-
Yamamoto, will meet all expectations of an Airport City. “The Circle” is not just a
tial property, was commissioned to market condominiums in Zurich West in July
plements the high-rise Prime Tower,
place in which to work but also to live, offering a high quality of life and direct con-
2011. Losinger Marazzi AG is developing “Zölly”, the new “Zürcher Wohnungs-
Mobimo Tower and Hard Turm Park,
nections to destinations both near and far.
hochhaus”, an architecturally impressive building with 23 floors, next to the
some of which are finished.
planned Pfingstweid Park. Each of the 130 flats has an outdoor area (balcony
Forward-looking company directors will recognise the opportunities “The Circle”
or loggia) and some are exclusive split-level apartments with extra-high ceilings.
offers. We have designed this magazine for people with vision, to give them the
Wüst and Wüst will start selling the units after the planning permission comes
www.realestatements.ch
chance to learn more about the City at the Airport, the “The Circle” project and
into effect, which is expected to be in the first quarter of 2012. The complex
Additional orders:
its creators.
comprises 9 apartments with 2 rooms, 47 with 2½ rooms, 59 with 3½ rooms,
realestatements@intercitygroup.ch
If this edition of “Real Estatements” inspires you, I would like to invite you to
achieve your business goals with us, in “The Circle at Zurich Airport”.
Herbert J. Wüst
CEO Intercity Group
The Newsletter
for Real Estate Investors
was
The first edition of “Real Estatements”
a special publication on Zurich West.
For more than 15 years, the Intercit y Group
has played an active part in transforming
this district into the new vibrant centre
of Zurich. Obtain your free copy now at:
realestatements @intercitygroup.ch
The Intercity Group is an independent real estate services company with offices in Zurich, Lucerne, Bern, Basel, St. Gall, Olten and Zug. Hugo Steiner AG in St. Gall. Wüst and
Wüst for exclusive residential property in Zurich, Lucerne and Zug (exclusive affiliate of Christie’s International Real Estate). SPG Intercity for commercial property in Zurich,
Basel and Geneva (alliance partner of Cushman & Wakefield). Inova Intercity for construction management in Zurich, Uster and Basel. alaCasa.ch for residential property.
23
CONTENTS
2
2–7
8 –13
8
14
The city at the airport
“The Circle” – a business location with vision
14 –17
A walk with Riken Yamamoto
18 –19
Sustainable construction is a must
20 – 21
The SPG Intercity Zurich team
22–23
“Real Estatements” – Update Zurich West
IMPRESSUM
Editor: Intercity Group
Photography: Andreas Eggenberger
Text: Simon Hubacher
Lithography: b+b repro AG, Zurich
Print: Fairdruck, Sirnach
Consultation: Jung von Matt/Limmat,
Zurich
Concept/Design: Metz oder Vieli
Werbeagentur GmbH, Zurich
Translation: Coburn Consulting
Circulation: 7,500 (German)
7,500 (English)
“Real Estatements” is a regular publication which describes the Intercity Group’s
Title Page: Riken Yamamoto, architect
activities and is intended for property landlords, investors and developers.
Magazine contents and graphics may
The “Real Estatements” special edition “The Circle” is also available in German.
be used with reference to the source
Under www.realestatements.ch the current edition is available in both languages
SPG Intercity AG and this publication.
and the first edition in electronic form.
1
2
THE AIRPORT
The city
at the airport
Life pulsates at Zurich Airport, non-stop, 365 days a year. Every day, more than
100,000 people are on the move in the City at the Airport – travellers, workers,
visitors and business executives. Zurich Airport is like a micro city at the edge of
Switzerland’s largest city. It is just 12 kilometres from Zurich and linked to it like
no other transport hub of its size. S-Bahn trains from Zurich’s main station travel to
the airport in 9 minutes; by road it is around twice as long. During rush hour,
trains leave every 10 minutes, making the airport just a stone’s throw away. But
the airport is also a shopping centre, congress venue, workplace and business
location. With the futuristic “The Circle” project, the City at the Airport will soon
be growing yet again, giving a totally new meaning to the hitherto unfamiliar
expression Airport City.
On a typical day, you arrive in the airport’s underground railway station, stepping
out three levels below daylight, ascend on a steep escalator to the entrance area
and turn right towards Check-in 3, where a long queue of people stretches before
you. Going further, you cast a fleeting glance at the mountain bikes in front of
Ochsner Sport (which somehow seem out of place amidst the bustle), and then
ascend the next escalator to the Airport Center. Straight ahead you have six
bistros, with menus ranging from Bratwurst to enchiladas; outside them are
tables and chairs, an army of luggage trolleys, cast-off jackets and seemingly
ownerless hand luggage.
What strikes anyone who spends a moment considering the logic behind this hub
of activity is that Zurich is a compact airport. From the underground railway station
to the Check-in one floor higher: 60 seconds. From the tram stop to the Airport
Center one floor lower: 100 seconds. From the Airport Center to Check-in 2:
180 seconds. From Check-in 2 to Gates B: 600 seconds. Even the journey to the
furthermost Gates E takes only 180 seconds on the fully automatic Skymetro.
That takes some beating!
3
Lines 10 and 12 of the Glattalbahn link the airport to Zurich’s main station via Irchel/Milchbuck.
While Zurich Airport is a world unto
Owing to its excellent transport con-
Switzerland and its neighbouring coun-
itself, it is closely linked to its sur-
nections, Zurich Airport can justifiably
tries. Together with tramlines 10 and
roundings. It is a business location,
call itself the most accessible place in
11, the Glattalbahn line 12 forms an
transport hub and meeting place all in
Switzerland. The feeder motorway leads
interconnected transport system right
one. The airport provides employment
directly to three multistorey car parks
through Glattal, linking Zurich Airport
for 24,000 people. Those who work
containing around 12,000 spaces and
to
here often like to shop here too. It is
linked to the airport buildings and Air-
Zurich on a very frequent basis. No
not surprising that in terms of sales
port Center. The nine most important
other airport of this size can keep up
volume, Zurich Airport is one of the
Swiss cities have half-hourly services
with that; not even London City Air-
two
in
connecting to Zurich Airport. Every day
port, geared purely towards business
Switzerland. The office space at the
a total of 380 trains and 900 buses
travellers, which only provides flights
airport is also highly regarded, con-
provide connections to all regions of
to 30 destinations.
largest
shopping
centres
firming the constant appeal of Zurich
Airport as a business location. The
vacancy rate for the total usable floor
space in all buildings is under 3 per
cent. Just one example, SBB (Swiss
State Railways) will in future be managing a large proportion of the Swiss
rail transport network in northern and
eastern
Switzerland
from
the
new
Operations Center East and employing
450 people at Zurich Airport.
During rush hour, the S-Bahn calls at
the airport every 10 minutes. Intercity trains
serve all large Swiss cities.
4
important
connection
points
in
THE AIRPORT
Many years ago Zurich Airport made
Distance in kilometres to city centre
the move from being a pure aviation
hub to being an urban and self-suffi cient service centre that is not simply
geared towards the needs of travellers.
Using the term Airport City there are
around a dozen airports worldwide that
Amsterdam
Paris (ORY)
Madrid
follow this strategy – but they often
Brussels
Frankfurt
Copenhagen
London (LCY)
to the city centre are poor (they may
lie tens of kilometres outside the city
expression is only used to refer to a
Paris (CDG)
London (LHR)
Munich
Rome
ZURICH
miss the mark. Either the connections
in sprawling industrial areas) or the
Vienna
45 km
30 km
15 km
Oslo
City centre
15 km
Milan
London (LGW)
45 km
30 km
Time in minutes to city centre by rail/metro
particular building complex without a
recognisable overall concept. Zurich is
different. Owing to its proximity to the
city centre and its unique accessibility,
Paris (CDG)
the airport is an integrated part of the
London (LCY)
urban catchment area. Aviation and
Oslo
London (LGW)
Copenhagen
Rome
Paris (ORY)
Amsterdam
non-aviation services develop simul-
Milan
Vienna
taneously; with “The Circle” building
Madrid
London (LHR)
Munich
Brussels
project, a further milestone will be
Frankfurt
reached.
ZURICH
45 min
30 min
15 min
City centre
15 min
30 min
45 min
Source: SPG Intercity Zurich AG
Let us return again to the Airport
Center. As far as the eye can see,
Excellent accessibility. London City Airport and the airports in Copenhagen,
there are shops, 85 of them, selling
Frankfurt and Brussels are in terms of mere distance a little closer to the city
items ranging from perfume, chic
centre than Zurich Airport, but nowhere else can you reach the heart of a European
clothes and shoes to sweet treats in
city more quickly. The S-Bahn from the airport to Zurich main station takes 9 min-
the candy shop. One level higher,
utes and leaves every 10 minutes during rush hour. There is no comparison with,
there are two more check-ins before
for example, Madrid Barajas Airport where, only 13 kilometres away, it takes an
Boarding Pass Control, beyond which
endless 45 minutes to reach the city centre. This is about the same time as it
only flyers may go. The end, or the
takes from Munich Franz Josef Strauss, which is built 30 kilometres from the city
start – it’s one and the same at the
centre but is rather more accessible. By car, too, it is only 20 minutes to Zurich,
airport.
and the nearby Exhibition Centre is just a stone’s throw away.
5
Facts & Figures – Zurich Airport
Zurich Airport (ZRH) is the largest airport in
The airport can be reached from the A51
In 2010, 22.9 million passengers used
Switzerland, lying around 12 kilometres from
motorway, Highway 4 and various airport ring
Zurich Airport (a 4.3 per cent increase on
the city centre and covering an area of 880
roads which mainly connect the airport to
the year before). This means 62,000 pas-
hectares, 74 hectares of which constitute a
central and eastern Switzerland. Local trans-
sengers per day. In addition, 411,000 tonnes
nature reserve. It is operated by the publicly
port connections are provided by numerous
of freight are transported annually, 23,000
listed Flughafen Zurich AG, using the brand
regional bus lines and the Glattalbahn tram-
people work at the airport and 86 airlines fly
name Unique until April 2010. In 2009 it
lines 10 and 12. Since the opening of the
to and from Zurich, to 184 destinations.
was elected best airport in Europe by over
section of railway to the airport in 1980, all
8 million travellers in the Skytrax survey;
intercity trains between Zurich and Winter-
worldwide it came fourth. In 2010 the air-
thur pass through the airport’s underground
port received the World Travel Award for the
station, underneath the airport car parks
seventh year running in the category “Best
1–3. Railway lines S2 and S16 provide con-
Airport Europe”.
nections to the Zurich S-Bahn network.
Milan Prenosil of Sprüngli – a brand
selves to the Swiss and international
few special creations produced with our
as synonymous with Zurich as the
public.” Sprüngli is currently repre-
Arabic customers’ needs in mind. If
Rhine is to Basel. The confectioner’s
sented at the airport by three large
you wish, you can even have your con-
Sprüngli has been at the airport since
sales outlets and one smaller satellite
fectionery wrapped in special paper to
1980. “The airport is the gateway to
outlet. The best-selling products are
protect it from the heat. Business has
the world”, explains Chairman Milan
“Pralinen” (filled chocolates), confec-
been running “very well from the begin-
Prenosil. “As a Swiss company we are
tionery, the famous “Luxemburgerli”, of
ning”, claims Milan Prenosil. And when-
in an excellent position to present our-
course, and pure chocolate. And also a
ever there was a dip in sales, for example during the Swissair grounding or
after the 9/11 attacks, when air travel
collapsed worldwide, Sprüngli remained
faithful to Zurich Airport. “Firstly, this
location is strategically important for
us and, secondly, we very much understand the importance of staying loyal to
the airport.” Only sometimes do his loyalties feel split. “The area the airport is
located in is taking more and more
business away from the city”, says
Prenosil, who is also chairman of the
Zurich City Federation. He adds there
are no bold construction projects in the
PRENOSIL
6
city like “The Circle” at the airport and
considers “The Circle” to be a milestone which will strengthen the business locations of Zurich and Zurich Airport on a sustainable basis.
THE AIRPORT
MÜGGLER
Markus Müggler Services have been running at the new SBB Operations Center at Zurich Airport since December 2010.
From 2015 it will control all of SBB’s rail transport from east of Baden to Lake Constance and Chur. By that time, 450
employees will have relocated to the airport. The centre will coordinate the operation and scheduling of rail services, customer information as well as the supervision and maintenance of the technical infrastructure. Markus Müggler is project
manager at SBB. “We are very fortunate to have Zurich Airport as the site of the new Operations Center East”, states
Müggler. The premises for the Operations Center, in which Skyguide Air Traffic Control used to be housed, fulfil all technical
and safety requirements and are well connected to the transport networks. Owing to an excellent rental solution, the Zurich
centre is able to start operations earlier and more cost-effectively than originally planned. Mark Müggler adds, “For our
employees Zurich Airport is a very attractive workplace. With its extensive range of shops and bistros it resembles a city
within the city. Where else can you find a hot meal as late as 11 pm without opening your own canteen?”
7
“The Circle” –
a business location
with vision
“The Circle” comprises around 210,000 square metres and provides space for
seven different modular concepts ranging from health and beauty services and
hotels and restaurants to company headquarters and offi ces. In particular, multinational companies will benefi t from the diverse synergies of an intelligent infrastructure. This, the largest construction project in Switzerland, will be taking place
right at Switzerland’s gateway to the world, in the centre of Europe, in one of the
most stable and economically powerful countries in the world.
“The Circle” is a global scheme com-
own airport” is justified since its imme-
the capitals of Europe (every day the
bining the atmosphere of a small town
diate proximity to the airport is one of
airport clocks up 730 flight connec-
with the synergies of a city. In the
the great advantages of the new des-
tions, 77 per cent of which are within
“Headquarters & Offices” module, a
tination. The planned building complex
Europe, 23 per cent intercontinental).
total of 85,000 square metres of offi ce
is within a short walking distance of
space awaits far-sighted leaseholders
the terminals, which are connected to
According to a recently published ana-
from the business world who would
“The Circle” by bridges or underground
lysis provided by several Swiss economic
like to benefit from the significant
passages, thus eliminating the journey
organisations, in the last ten years 180
opportunity
at
from airport to meeting place for, say,
foreign company headquarters have
Zurich Airport provides. “The Circle’s”
international conferences. And Zurich
relocated to Switzerland. 96 of these
bold vision of “headquarters with your
is no more than a few hours away from
companies are on the Forbes Global
the
new
landmark
2000 list of the world’s leading companies. If you add to the equation
Swiss company headquarters, Switzerland houses around 500 headquarters.
Because “The Circle” is at an early
stage of development, the specific
needs of major leaseholders can still
be taken into account. For example, it
is conceivable that companies with
large space requirements relocating
their headquarters to the airport might
obtain a separate part of the building
with their own entrance. This opens up
wonderful opportunities for the comFacing the airport a closed façade, facing the back an open and airy design.
8
pany image and branding transfer.
“THE CIRCLE”
KERN
Thomas E. Kern, CEO of Flughafen AG, takes his place on a bench at the top of Butzenbüel Hill and looks out over the
most important air transport hub in Switzerland. All around is green, the grass is knee-high and you can actually hear
the birds singing. There is very little aircraft noise on the Butzenbüel. “This hill would be worthless if it wasn’t for Zurich
Airport and its attractiveness”, says Kern. “If we are to achieve something special with ‘The Circle’, it is exactly this
unique combination we need.” The innovative “The Circle” building project will be located at the foot of the hill on the
Butzenbüel orbital road. According to Thomas Kern, “The Circle” will be a unique address at Switzerland’s gateway to
the world. He adds that it is also a project of great strategic importance for the Flughafen Zurich AG company itself. When
passenger growth reaches its limits in no more than ten years’ time, “The Circle” will be a new important step in the
growth of the whole company. “The possibilities in the business and aviation world are endless. We must, however, grow
and generate more value.” Thomas Kern continually emphasises the significance of combining the existing commercial
and airport activity with the service function of “The Circle”. “We will be creating added quality to the complete airport
package.” Kern sees the key to success as lying in the marketing strategy, particularly for the 85,000 square metres of
rental office space. “SPG Intercity combines regional ties, Swiss roots and an international network of relationships. That
is exactly what we need here.”
From a different perspective, this
ing, “The Circle” has an exemplary
100 largest companies in Switzerland.
suddenly turns rental payments into
energy
balance
Zurich is the largest city in Switzer-
marketing investments. The fact that
sheet, which is a must for international
land and the focal point of business
“The Circle”, with its full range of
companies today.
and finance, higher education and
and
environmental
services, can offer favourable rental
research (Swiss Federal Institute of
deals on larger spaces is an additional
Within a 100-kilometre radius of the
Technology ETH, University). The eco-
plus. And as a LEED-certified build-
airport you can already find 72 of the
nomic region of Zurich is growing. In
9
10
“THE CIRCLE”
quality-of-life surveys, Zurich regularly
schools for children of expats attract
What is unique about the new destin-
reaches the top positions. In 2010,
many skilled workers. It is no accident
ation is the great number of services
Zurich, also known as the city on the
that organisations such as Google,
provided in an area of 37,000 square
Limmat,
place
Microsoft, Kraft Foods and IBM have
metres and floor space of 210,000
(behind Vienna) in the “Mercer” city
their European headquarters in Switzer-
square metres. The interior conveys the
rankings. For years companies have
land.
feeling of a city centre in miniature –
achieved
benefitted
from
second
Switzerland’s
at-
with a high-quality urban ambience.
tractive economic environment. An
In such an attractive environment,
The exterior is in keeping with the
increasing number of companies oper-
“The Circle” is setting new standards.
large-scale structures of the airport.
ating internationally, notably from the
Its combination of lifestyle services,
US and Asia, are moving their head
exclusive brands, premium hotels and
A total of seven distinct service types
offices to Switzerland, and not only for
working environment in such quality
combine to produce a complete whole.
tax reasons.
and concentration is unique – and
All modules are based on growth
creates synergies. The architecturally
markets: alongside “Headquarters &
In terms of competitiveness, Switzer-
sophisticated complex along with its
Offices” these are “Health & Beauty”,
land leads the world. According to the
transport connections and clever inter-
“Education & Knowledge”, “Events &
acclaimed “IMD World Competitive-
action with the service modules is
Culture”, “Brands & Dialogue”, “Coun-
ness
Switzerland
a winning package. Each component
sel & Services” and “Hotels & Ser-
ranks fourth, behind Singapore, Hong
combines to produce a successful
viced Apartments”. For large events
Kong and the US. Particular reference
whole – shaped by Swiss quality
“The Circle” provides state-of-the-art
is made to the favourable tax system
standards. “The Circle” will transform
meeting facilities as well as numerous
(ranging between 14 and 24.5%),
the airport from a transport hub to
catering options in the building itself
a stable economy, high-quality infra-
special meeting place – for local,
and in the nearby Airport Center which
structure as well as a high level of
national
make company canteens unnecessary.
education and innovative strength of
“The Circle” is designed for a sophisti-
the population. In addition, the high
cated clientele consisting of air travel-
Flughafen Zurich AG’s response to the
standard of living, excellent health
lers as well as occasional shoppers
demand for additional services at the
care and the number of international
and visitors from the region.
airport is the largest building project
“The Circle” consists of seven distinct ser-
around 500 rooms in a premium hotel, a
professional courses or MBA seminars.
vice modules. The largest modules are
budget design hotel and serviced apart-
In the module “Events & Culture” there will
“Headquarters & Offi ces” (around half of
ments. In the module “Beauty & Health”,
be modern event rooms with a flexible con-
the area) and “Hotels & Serviced Apart-
there will be health care professionals with
fi guration available for company events,
ments” (around a quarter). The 85,000
selected expertise – ranging from medical
general meetings or conventions for up to
square-metre (approx.) module “Headquar-
diagnostics and prevention to dentistry,
1,500 people. The module “Brands &
ters & Offi ces” is attractive in its location
outpatient treatment, cosmetic surgery and
Dialogue” is a forum for brand spaces,
and accessibility: distances to the ter-
wellness. Within the 5,000-square-metre
company presentations and showrooms.
minals, rail and bus stations are short, the
(approx.) module “Education & Knowledge”,
In “Counsel & Services”, “The Circle”
covered car parks easily reached. On
“The Circle” has space for providers of
provides space for specialised advisory
roughly 40,000 square metres there will be
training and further education programmes,
services.
Yearbook
2010”
and
international
visitors.
Facts & Figures – “The Circle”
11
in Switzerland. The prestigious “The
further increasing the economic sig-
billion francs for the benefit of the
Circle” project will benefit the whole
nificance of the airport. A study by the
region.
region: the total investment of around
research and consulting firm Infras
one billion Swiss francs will further
has estimated that “The Circle” will
The submission of the building appli-
boost the dynamic economic region of
generate around 630 million Swiss
cation for this large project is planned
Zurich. After completion, “The Circle”
francs in the year 2020. At present
for the second half of 2011. The
will generate around 3,000 new jobs,
Zurich Airport generates around 5.1
building permit should be available in
2012, after which demolition of the
existing parking area will commence.
Building is expected to begin in 2013.
The opening is currently planned for
2017.
The compact design creates a tightly
structured city centre atmosphere.
12
“THE CIRCLE”
“The Circle” is also a meeting place, with airy open spaces here and there linking the various building parts. An architectural design which pleases yet
does not confine.
Roger Baillod The Bucher company,
are used, for example, in the prepar-
cated machinery. Bucher has branches
with its four specialised divisions and
ation, production and packaging of
and production sites across four con-
individual businesses, develops and
healthy food products, in the main-
tinents and in 2010, with a workforce
produces machines and installations
tenance of clean cities and safe streets
of 7,900, it generated a turnover of two
with wide-ranging applications: they
and as hydraulic systems for sophisti-
billion Swiss francs. Since May 2008,
Bucher Management AG has had its
Corporate Centre at Zurich Airport.
The previous location had become too
cramped. “We are a global and listed
company and have to be close to the
airport, train station and motorway for
the convenience of our workforce and
customers”, explains Roger Baillod,
CFO and board member. He adds that
the move to the airport presented a
major change for many workers coming
to a new region with new transport
infrastructure and, for some, longer
journey, but they have settled in very
quickly and are enthusiastic about the
BAILLOD
new
corporate
headquarters.
“As
employers, we benefit from the advantages of the attractive location at the
airport, exactly as our employees do.”
13
YAMAMOTO
Opposite Zurich’s Limmatquai on the left bank of the river lies the Schipfe, a historic quarter much loved by tourists. Riken Yamamoto is sitting at a table on a
wooden jetty in front of the restaurant Schipfe 16 and is drinking a “full moon”
beer from the Appenzeller brewery Locher. Dressed in a purple suit and of slender
build, the Japanese star architect does not give the impression of belonging to
the world’s best in his profession, but appearances are deceptive. In the next few
years, Riken Yamamoto and his team from Field Shop will be building the new
“The Circle” complex at Zurich Airport for one billion Swiss francs. “Real Estatements” met with Riken Yamamoto in Zurich’s Niederdorf, where he sought much of
the inspiration crucial for “The Circle”.
14
RIKEN YAMAMOTO
Riken Yamamoto:
Inspiration for “The Circle”
came from Zurich’s Niederdorf
Riken Yamamoto looks back and forth.
the street opens up there?” he asks.
alleys stretch across the whole length
He carefully observes the facades,
“We don’t know what is behind it. We
and allow access to new spaces on
changed
can only guess.”
different levels. On the main level, the
over
many
centuries,
in
squares and alleys will be brought to
Niederdorf, one of the oldest quarters
in Zurich, stretching from Central to
Riken Yamamoto wants to do things in
life by restaurants or hotel lobbies. In
Bellevue. The beginnings of Nieder-
“The Circle” in exactly the same way.
this way the project will convey the
dorf can be traced back to the 12th
Behind the facades there should be an
feeling of a city centre in miniature.
century. Was it really from here that
urban setting with spaces and areas to
From the third and fourth floors a
Riken Yamamoto drew his inspiration
discover, where streets, squares and
glass roof will link the alleys and
for the futuristic building project at
Zurich Airport? “Yes, in Niederdorf, the
old structures have been retained and
complemented by new ones. I like that.”
Just how Yamamoto wants to transfer
the urban layout of Niederdorf to
Zurich Airport becomes apparent from
the plans and models. The exterior of
“The Circle” is in keeping with the
existing large-scale forms of the airport. Viewed from the hillside, the project gives the impression of a small
old town merging with the surrounding
countryside. It is precisely this detailed,
inner-city atmosphere which is evidence
of the typical Swiss restraint.
Coming from Limmatquai, Yamamoto
turns into Marktgasse. “You see how
Architect Riken Yamamoto talking with
Natalia Ignatova, Consultant Tenant and Landlord
Representation at SPG Intercity.
115
Riken Yamamoto was born in Beijing in 1945. After studying architecture he founded the architect’s firm Riken Yamamoto &
Field Shop Co. Ltd. in Yokohama, Japan, in 1972. Since 2002 he has also been teaching at various universities and is currently
appointed as Visiting Professor at the Graduate School of Architecture, Yokohama National University, and Specially Appointed
Professor at the Graduate School of Engineering, Nihon University.
For his approach to design, which has often been described as unconventional, Yamamoto visited many countries and observed
how villages and towns are structured. Common to many of his projects is a special spatial layout. Very often Yamamoto uses
unconventional means to separate different functional areas, e.g. public and private. The modern Japanese city is often
regarded by its inhabitants as being rather hostile. To counteract this, Yamamoto’s urban buildings mostly have inner courtyards
or rooftop terraces, where inhabitants can cut themselves off from the hustle and bustle for short relaxation periods. Impressive
examples of his work include Saitana University, Yokosuka Museum of Art, the Kubota House in Tokyo und the Ishii House in
Kawasaki. Other examples are the new Town Hall in Foasa, Japan, and the University of Utsunomiya.
squares to create a high-quality ambi-
new landmark very easily without ever
to react to totally different needs.
ence. The result is an ever-changing
getting wet. For the first time, we are
“People should enjoy being there. An
interplay of individual forms and merg-
approaching a true Airport City, says
Airport City is not an imitation or a
ing units which unite public, semi-pub-
Yamamoto. Exactly what this means is
theme park but a place with a unique
lic and private spheres.
difficult to explain because he believes
and surprising atmosphere.”
there is no other credible example in
After completion – planned for 2017 –
the world of an Airport City. “Normally
At the Stüssihofstatt Riken Yamamoto
“The Circle” will have direct under-
everything at airports is geared towards
sits down on a stone bench. Again he
ground access to the Airport Center.
passengers, with a few shops and
looks up and is intrigued by the
Those who wish can go back and forth
restaurants”, Yamamoto explains. An
facades and roofs of the Niederdorf
between the airport buildings and the
Airport City is different in that it has
houses. He seems not to notice the
16
RIKEN YAMAMOTO
suggestive placards on the outside
new ideas. The team he’s put together
comes to the point about the reason
wall of the porn cinema opposite.
for “The Circle” is mainly made up of
for his success: “We won because
During the conversation, he stresses
younger architects, such as the two
we consistently pursue our goal of
how important the contract is for him
chief designers of the project who are
building a city at the airport.” That’s
and his architectural firm Field Shop.
accompanying him this afternoon on
exactly why the jury selected him.
“I
800,000
his walk through Niederdorf. One of
Because Riken Yamamoto’s proposal
square metres in Beijing and created
them is the German Thomas Volstorf,
for “The Circle” completes what the
universities and schools in other loca-
who speaks fluent Japanese. “Working
airport operators at Zurich have long
tions, but in the forty years I’ve
with Riken Yamamoto is very rewarding
been heading towards: the creation of
worked as an architect, ‘The Circle’ is
for all of us at Field Shop.”
a self-contained small city across the
have
developed
over
the most significant project”, says
whole site which is in keeping with
Yamamoto. “It cannot be compared
Finally we want to know from Riken
the frequently changing needs of pas-
with anything else. We can design
Yamamoto why he thinks he won the
sengers, visitors and business people.
everything from the ground up. Such
international architecture competition
“The Circle” will play a decisive role
an opportunity is rare.”
when there were over 90 firms partici-
in that.
pating. With typical Japanese reserve
It seems “The Circle” has less to do
he first says how lucky he felt to have
with experience and more to do with
been shortlisted. Finally Yamamoto
Riken Yamamoto in Zurich’s Niederdorf, where he found the inspiration for “The Circle”: urban scenery with room for discovery.
17
Sustainable construction
is a must
The new “The Circle” complex will consistently rely upon sustainable construction principles. “The Circle” will
be constructed in accordance with the
Leadership in Energy and Environmental
Design (LEED) standards, a classifi cation system for environmentally sustainable construction developed by the US
Green Building Council in 1998. It
is more comprehensive and stricter
than the Swiss Minergie label. Sustainability will also play an important role
in the marketing of “The Circle”. It is
no longer possible to construct on
this scale without ensuring the building
is environmentally responsible. Companies who wish to occupy the space
will demand it, and also people who
work there will want a sustainably
designed working environment. Sustainability in buildings has long since
ceased to be a luxury; it has become an
indispensable must.
In the Prime Center, opposite Check-in
1 at Zurich Airport, there is a long row
of offices. Behind one of the doors
there is no desk but instead partitioning screens covered with building plans
and head-high models. They show the
new “The Circle” building complex
which, by 2017, will be built on the
Butzenbüel orbital road. The sight of
the scale model of “The Circle” is
18
SUSTAINABLE CONSTRUCTION
impressive: it shows clearly just how
But customers’ expectations are also
huge the dimensions of the project are.
growing that companies will behave
responsibly towards the environment,
From the plans you can see that, right
both in industry and the service sector.
from the start, the Japanese architect
A survey by GfK Market Research with
Riken Yamamoto has followed the goal
750 interviewees confirms this: 40 per
of sustainability. The complex seems
cent of a company’s reputation is influ-
to blend into its surroundings seam-
enced by its environmental and social
lessly from both the front, with its
commitment.
continuous, elegantly curved facade,
and the back, with its transition to
In order to be credible, it is especially
varying cubic building structures which
important in the building sector for
remind you of a small city. Despite its
sustainability to be well documented.
scale, “The Circle” is not alien. “Sus-
To this end, the construction of the
tainability is a development which
building shell of “The Circle” will be
meets the needs of today’s generation,
certified by the Leadership in Energy
without compromising the ability of
and
future
their
label. “We consciously chose an inter-
needs and choose their own lifestyle.”
national standard”, says Andrea Jörger.
This is how the concept was defined
This is mainly because the Swiss Min-
in the pioneering Brundtlandt Report
ergie standard is not well recognised
in 1987, a definition which still holds
among international commercial ten-
true today.
ants. “Minergie only takes into account
generations
to
satisfy
Environmental
Design
(LEED)
energy values and is relatively easy to
JÖRGER
Just how far environmental protection
achieve. LEED goes much further and
is taken at Zurich Airport becomes
includes location, energy, water, en-
Andrea Jörger Sustainability is also
apparent during a discussion with
vironment, resources, materials and
emphasised in the marketing of “The
Andrea Jörger, Chief Project Manager
many other criteria.” Many building
Circle”. Classed as a premium project
of “The Circle” at Flughafen Zurich AG.
owners today accept an increase in
at Zurich Airport and unparalleled in
“Sustainability is an important compo-
building costs, especially as rental and
Europe in its approach, the eco-
nent today”, says Jörger, “It has
sale prices are determined by many
logically orientated construction is a
become a must.” He adds that you
different factors, and because sustain-
great asset for communicating with all
build sustainably not only out of con-
able construction can even increase
stakeholders of “The Circle”. Since the
viction, but also because the market
the value of a property.
marketing has to proceed at the same
demands it. No company operating
pace as the project, the focus is on
internationally today can afford to
other values in the initial stages. “It is
ignore
sustainability
important that people first know what
when designing workplaces, particu-
‘The Circle’ is and what we want to
larly offices. In the first place, workers
achieve”, says Chief Project Manager
demand it. It is increasingly important
Andrea Jörger. However, the further
for them to be active in a company
the project develops, the more import-
which takes on the responsibility of
ant sustainable construction in “The
sustainability and carries it through.
Circle” will become.
the
issue
of
19
An international network
SPG Intercity Zurich AG provides sup-
Cushman & Wakefield, a company
reliability which the company provides
port for companies looking to buy and
regarded as the world’s leading real
in the market for commercial prop-
rent properties for commercial use. It
estate services provider and repre-
erties. As a long-standing Alliance
handles all types of investment prop-
sented in around 55 countries. The
Partner of Cushman & Wakefield, the
erties and advises on large property
connection to this network enables
RICS regulations take on special sig-
developments. SPG Intercity is a joint
SPG Intercity to support major Swiss
nificance for SPG Intercity in the inter-
venture which combines the resources
companies in all their property needs
national property business. RICS is
of two strong partners, the Société
abroad.
widely recognised among companies
Privée de Gérance in Geneva and the
operating internationally as a quality
Intercity Group in Zurich. Through this
SPG Intercity is the first real estate
collaboration SPG Intercity is the ideal
services company in German-speaking
contact for investors operating nation-
Switzerland to meet the standards of
ally and internationally looking for
the Royal Institution of Chartered
retail and office space in Switzerland.
Surveyors (RICS). From now on the
Since 1993 SPG Intercity has been a
company can add “Regulated by RICS”
member of the world’s largest privately
to its name. The RICS Code of Conduct
owned real estate consultancy firm
underpins
the
professionalism
standard in real estate services.
and
The SPG Intercity Zurich team use their competence, experience and passion
in their commitment to your commercial properties. Put us to the test!
Denise Kölliker
Dina Khouri
Assistant
Assistant / Consultant
Tenant and Landlord
Representation
Regulated by the RICS
20
Sandro Henggeler
Gabriela Brandenberg
Robert Hauri FRICS
Kirsten Rust
Paul Gerlich
Senior Consultant
Tenant and Landlord
Representation
Head
Retail Services
CEO
Head
Tenant and Landlord
Representation
Senior Consultant
Investment Consulting
Natalia Ignatova
Valentin Müller MRICS Alex Bangerter
Consultant
Tenant and Landlord
Representation
Head
Investment Consulting
Consultant
Investment Consulting
SPG Intercity is a joint venture of the Société Privée de Gérance (Geneva) and the Intercity Group (Zurich), two independent real estate service companies with offices in major Swiss cities. SPG Intercity Zurich: Zollikerstrasse 141, P.O.
Box, CH-8032 Zürich, Phone +41 (0)44 388 58 48. SPG Intercity Geneva: Route de Frontenex 41A, CH-1207 Genève,
Phone +41 (0)22 707 46 00. SPG Intercity Basel: Rennweg 40, P.O. Box, CH-4020 Basel, Phone +41 (0)61 317 67 80
SPG INTERCITY
SPG Intercity Zurich@ realSite
Intercity’s booth, we were pleased to
give visitors more information about
the innovative “The Circle” building
project at Zurich Airport. At the
impressive model of “The Circle”
Robert Hauri, CEO of SPG Intercity,
commented: “There have been many
worthwhile meetings in a very pleasant
atmosphere – the realSite generated
an important impetus to the marketing
Robert Hauri and Natalia Ignatova from SPG Intercity, Claudio Sani from Flughafen Zurich AG.
of “The Circle”. As well as attending
the Swiss realSite trade fair, the “The
Trade fairs are excellent places to
Over 3,000 people visited the only
Circle” marketing team is present at
meet. In mid-June 2011, the SPG
platform dedicated to the whole of
the international trade fairs at MIPIM
Intercity team took part in the realSite
Switzerland’s Real Estate and Faci-
(in Cannes in March) and Expo Real
trade fair at Zurich’s Exhibition Centre.
lities Management business. At SPG
(in Munich in autumn).
thecircle@spgintercity.ch
HAURI
RUST
IGNATOVA
Robert Hauri is CEO of SPG Intercity
Kirsten Rust is Head of Tenant & Land-
Natalia Ignatova is Consultant in Tenant
Zurich and is responsible for the three
lord Representation at SPG Intercity
& Landlord Representation and deals
areas of activity at the Intercity sub-
Zurich. She specialises in providing
with the acquisition of international
sidiary: Tenant & Landlord Representa-
consulting services to Swiss and inter-
clients in the Cushman & Wakefield
tion, Retail Services and Investment
national clients looking to buy and rent
network (Alliance Partner of SPG Inter-
Consulting. He is also a member of the
offices and has many years’ experience
city Zurich) and in the marketing of
Intercity Group Board of Directors.
in the property market in Switzerland
85,000 square metres of office space
as well as in Frankfurt and London.
in “The Circle”.
robert.hauri@spgintercity.ch
kirsten.rust@spgintercity.ch
natalia.ignatova@spgintercity.ch
21
Update Zurich West
The first edition of “Real Estatements”
met with a very encouraging response.
Herbert J. Wüst, CEO of the Intercity
Group, remarks: “We didn’t expect a
publication for property investors to
prompt such a positive response.” The
theme of the first edition was the
transformation of the Zurich West district from industrial zone to the new
vibrant centre of Zurich. Intercity has
been actively supporting this change
for the last 15 years. It has helped in
completing numerous property instructions – and still does today, as seen
with several recent examples.
The original Intercity involvement in
Zurich West lay in the conversion of
the Steinfels site. Between 1993 and
1996, the factory complex was converted into the first mixed-use residential and office development in the new
melting pot, Zurich West. In the upper
floors the first loft apartments of this
trendy district appeared; the presentday Abaton was the first multiplex
cinema within the city boundaries.
Entrusted with the marketing, lettings
and management of the complex, Intercity has been closely involved in the
The first edition of “Real Estatements” covered in detail the development of the Steinfels site.
conversion of the Steinfels site from
the very beginning.
Bank development. This trend continued throughout Kreis 5. Public and private
investors initiated several large building, transport and public open-space pro-
The highly successful Steinfels project
jects – and are still doing so today. In many of the projects, Intercity was again
acted like a catalyst for further devel-
involved in the marketing: com.West, Carbshaus, Westpark and Fifty-One. Later
opment in Zurich West, resulting in
on, further instructions, such as the Fifty-One office complex completed this
apartment and office buildings spring-
year. The Fifty-One office complex at 51 Pfingstweidstrasse is the new landmark
ing up all around Steinfels: Westside,
on the west intersection into Zurich, at the centre of Switzerland’s most powerful
Josef, Heinrich and the Zurich Cantonal
economic region. Twenty thousand square metres will be the new workplace for
22
EDITORIAL
REAL ESTATEMENTS
a thousand Swisscom employees. At the Josef complex, just behind the Steinfels site, the Turidomus Investment Foundation, managed by Pensimo Management AG, entrusted Intercity with the initial letting of its 15,000 square metres
of office space. At the Heinrich residential complex in the same street, Intercity
undertook the marketing and is still entrusted today with the management of
Dear reader
this gem on the former industrial site of machine manufacturer Müller Martini.
These are just some of many examples which Intercity has led to success and
At the Intercity Group we pride ourselves in being specialists in many areas – com-
which are described in more detail in the first edition of “Real Estatements”.
panies looking to buy and rent properties for commercial use regard the professionals
at the SPG Intercity subsidiary as their first choice. They are totally committed to
The activities of Intercity’s subsidiaries in Zurich West have continued until
the success of their clients and are independent, competent and personal.
today. Recently two new instructions have been added. SPG Intercity Zurich AG
successfully secured the instruction to negotiate around 5,200 square metres of
SPG Intercity has been commissioned by Flughafen Zurich AG to undertake the
2
office space in the Zurich Prime Tower for Deutsche Bank (Switzerland) AG. As
marketing of around 85,000 m of office space at the airport. We are very proud to
a result, the Bank coordinates several parts of its Private Wealth Management
be able to contribute to this pioneering project. The development of “The Circle” by
business from Switzerland’s highest building. In future, the Deutsche Bank
2017 will establish a revolutionary building complex in one of the most attractive
(Switzerland) AG will occupy five floors in this prestigious landmark building.
locations in the largest economic area of Switzerland. At the multi-award-winning
Factors favouring the Prime Tower were the successful certification by the inter-
Zurich Airport, where more trains call by than planes take off, where more than
nationally recognised LEED sustainability standard, the attractive architecture,
100,000 people are on the move every day, where 160 shops and restaurants are
the varied spatial concept and the quality of location in the upcoming and
open until late in the evening. Built directly adjacent to the green lung of the airport,
dynamic Zurich West district.
Zölly, the new “Zürcher Wohnungshochhaus”
14 with 4½ rooms and 2 with 5½
“The Circle” development will create a new city. In conjunction with the Airport
rooms. “Zölly” is about the same
Center and terminals, this bold project, the creation of Japanese architect Riken
Wüst and Wüst, the Intercity Group specialists in the sale of exclusive residen-
height as the Mobimo Tower and com-
Yamamoto, will meet all expectations of an Airport City. “The Circle” is not just a
tial property, was commissioned to market condominiums in Zurich West in July
plements the high-rise Prime Tower,
place in which to work but also to live, offering a high quality of life and direct con-
2011. Losinger Marazzi AG is developing “Zölly”, the new “Zürcher Wohnungs-
Mobimo Tower and Hard Turm Park,
nections to destinations both near and far.
hochhaus”, an architecturally impressive building with 23 floors, next to the
some of which are finished.
planned Pfingstweid Park. Each of the 130 flats has an outdoor area (balcony
Forward-looking company directors will recognise the opportunities “The Circle”
or loggia) and some are exclusive split-level apartments with extra-high ceilings.
offers. We have designed this magazine for people with vision, to give them the
Wüst and Wüst will start selling the units after the planning permission comes
www.realestatements.ch
chance to learn more about the City at the Airport, the “The Circle” project and
into effect, which is expected to be in the first quarter of 2012. The complex
Additional orders:
its creators.
comprises 9 apartments with 2 rooms, 47 with 2½ rooms, 59 with 3½ rooms,
realestatements@intercitygroup.ch
If this edition of “Real Estatements” inspires you, I would like to invite you to
achieve your business goals with us, in “The Circle at Zurich Airport”.
Herbert J. Wüst
CEO Intercity Group
The Newsletter
for Real Estate Investors
was
The first edition of “Real Estatements”
a special publication on Zurich West.
For more than 15 years, the Intercit y Group
has played an active part in transforming
this district into the new vibrant centre
of Zurich. Obtain your free copy now at:
realestatements @intercitygroup.ch
The Intercity Group is an independent real estate services company with offices in Zurich, Lucerne, Bern, Basel, St. Gall, Olten and Zug. Hugo Steiner AG in St. Gall. Wüst and
Wüst for exclusive residential property in Zurich, Lucerne and Zug (exclusive affiliate of Christie’s International Real Estate). SPG Intercity for commercial property in Zurich,
Basel and Geneva (alliance partner of Cushman & Wakefield). Inova Intercity for construction management in Zurich, Uster and Basel. alaCasa.ch for residential property.
23
Autumn 2011
RE AL ESTATEMENTS
THE INTERCITY GROUP NEWSLETTER FOR REAL ESTATE INVESTORS
Special Edition “The Circle”
The Intercity Group experts in commercial real estate
consulting, brokerage and property management:
In Zurich, Lucerne, Bern, Basel,
St. Gallen, Olten and Zug
In St. Gallen
In Zurich, Geneva and Basel
Riken Yamamoto, architect
“The Circle at Zurich Airport is
my most significant project.”
The Intercity Group is an independent real estate services company with offices in Zurich, Lucerne, Bern, Basel, St. Gall, Olten and Zug. Hugo Steiner AG in St. Gall. Wüst and
Wüst for exclusive residential property in Zurich, Lucerne and Zug (exclusive affiliate of Christie’s International Real Estate). SPG Intercity for commercial property in Zurich,
Basel and Geneva (alliance partner of Cushman & Wakefield). Inova Intercity for construction management in Zurich, Uster and Basel. alaCasa.ch for residential property.
“The Circle” –
a business location with vision