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What does Biden victory in U.S. election mean for commercial real estate in EMEA?

03 12 20 What does Biden victory in US election mean for commercial real estate in EMEA hero

Now that the US Election has been decided in favour of Joe Biden and the Democratic Party,  Damian Harrington, Colliers’ Head of EMEA Research comments on the implications for global commercial property in an EMEA context:

“The geopolitical diversity of the EMEA region means that there are multiple economic and business permutations to consider in light of a new first term for President Biden and the Democratic party. There is a strong likelihood that the EU and national EEA (European Economic Area) governments will cooperate more openly with the United States under President Biden. Outside of the EEA, in Middle East, Africa, Russia and Turkey ongoing relationships will be more mixed.”

Three key implications will impact economies and commercial real estate in the EMEA region, according to Harrington:

1) International Trade | Reduced tariffs will support European import and export business, supporting and stabilising demand for industrial real estate. Biden’s camp has made it clear that it would take concrete steps to end what they call Trump’s ‘artificial trade war’ with the EU while working to address imbalances in trade between the partners. Reparation of NATO and alliance relationships should take much short-term economic and trade uncertainty off the agenda, but this will not change the need for Europe to become more independent and absorb the cost of its own security. This will come in the form of higher taxes over the mid-term, placing a drag on economic output, but will enable the European region to develop trade partnerships both West and East. Divisions over Iran should become less stark under Biden, negating the pressure the UK may have faced to split from European allies or risk tougher US sanctions. On the flipside, a future US - UK trade deal hangs in the balance, dependent upon the process and result of the imminent UK – EU trade deal.

2) Corporate Investment | European investment levels will be impacted by the extent to which Biden gets to enact regulatory and tax changes. If Biden is able to enact change, a larger ($2 billion) fiscal stimulus will likely counteract a higher taxation and regulatory burden, particularly for the U.S. consumer, limiting the impact on European export demand. However, tax changes could result in weaker US earnings short-term, particularly for US tech stock. Given the prevalence of the US tech sector in European office markets, especially the fabled “FAMANG” group (Facebook, Amazon, Microsoft, Apple, Netflix, Google), lower US FDI into EMEA could transpire, reducing European office demand. Given that the tech sector accounts for 15% of office-based employees and 18% of the office-based economy in European cities, this is one to watch. That said, European corporates should benefit from a stronger bounce back in earnings than their US peers in 2021, providing the opportunity to expand their corporate footprints, particularly in areas such as renewable energy.

3) Climate Change | Improved energy efficiency has major implications for real estate use, flexibility/adaptability and location and particularly for construction, project and asset management. This is being amplified by the need for cities to come to terms with how to operate in a new, post-COVID ‘normal’. A Biden victory not only supports the global climate change agenda, but also accelerates the growth of the burgeoning renewable energy sector, which has been a key component of FDI activity across EMEA in recent years. Renewable energy is one of the key pillars of the new, long-term E.U. 2027 budget to generate an extra 500 GW of renewable power, alongside 3 million new hybrid vehicle charging points and 1.000 hydrogen stations by 2030. Legislation is already coming into play in the Netherlands, with the UK to follow, restricting commercial leasing to assets that meet high energy efficiency standards. Given their high dependence on power, Data Centre assets are likely to come under scrutiny as to their long-term Environmental, Social, and Corporate Governance (ESG) credentials.

“A Biden victory supports the growth and adoption of more consistent ESG strategies across North America and Europe, if not globally, given China’s surprise September announcement that it aims to ‘decarbonise’ by 2060.

“This creates a foundation for global investment managers to increase the weighting of sustainable real estate assets in their portfolio, which is of increasing relevance to corporate occupiers and equity stakeholders.

“Boris Johnson, recently set out his plan for a green industrial revolution in anticipation of the UK hosting the UN Climate Change Conference of the Parties (COP26). The UK will also join 16 countries to have launched green gilts, including Germany and Sweden – both of which saw their initial green gilt issues oversubscribed – demonstrating the strong and growing appetite for ESG investments,” says Harrington in conclusion.

Read more in A Tale of Two Outcomes Part 2 where we have set out an outlook on what this means for the US, AsiaPac and EMEA regions, but in the clear context that the effectiveness of Biden’s first-term could change significantly between now and his inauguration.

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Damian Harrington

Head of Global Capital Markets Research | EMEA Head of Research


London - West End

I currently have a joint role as a Director Colliers, as both Head of EMEA Research, and Head of Global Capital Markets Research.  I am also part of  our EMEA Location Strategy team.

I have worked within the real estate profession  for over 20 years, living and working from various locations across EMEA including London, Dubai, Prague, Helsinki and Amsterdam. My work and student experiences expanded my horizon to include India and the US. 

I use my experience and analytical skills to take a forward looking view of market opportunities & challenges impacting the industry on behalf of internal and external clients.  During my career I have written research /generated analysis of markets across all asset class types - from residential to offices, retail to logistics and hotels to niche sectors such as life sciences, air cargo and data centres.   I have analysed a variety of subjects and subject matter relevanmt to our industry, examining the impact on real estate such as the changing nature of global capital and the impact on global capital flows, the impact of e-commerce and near/off-shoring on global industrial and logistics markets and the changing nature of the energy and hydrocarbon industry. In addition to developing a view of markets at a very high-level,  I have conducted multiple studies examing the  micro-meso location factors critical in supporting the creation of planning policy at city/regional level, and in supporting investment and occupier decisions on key projects across EMEA, in addition to providing a strategic overview of multiple- markets and locations  as part of the decision making process. 

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Kim Inam

PR Manager

Marketing & Communications

London - West End

I'm a communications professional who has previously worked as a journalist for eight years covering a broad range of topics including politics, crime, health and housing in north London. In recent years I have worked in corporate communications for local authorities across London  and joined Colliers in October 2019, initially providing maternity leave cover.

I provide strategic public relations advice to various business lines within the UK organisation to secure recognition for their work in the property press as well as key target media, and work with our experts to produce thought leadership pieces which are of interest to our clients and colleagues within the commercial real estate sector. In addition, alongside colleagues in the PR and wider communications team, I provide media and social media training for our in-house experts to prepare them for media opportunities and raise their personal brand within the sector.

As well as supporting various teams within the UK business, I also I curate and edit regular content for the blog, which drives credible business leads to our experts.


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