DATA CENTER

GLOBAL MARKET
COMPARISON
A Publication of Cushman & Wakefield’s
Data Center Advisory Group
INTRODUCTION & METHODOLOGY

CONTENTS
INTRODUCTION AND METHODOLOGY 3

RANKINGS BY CATEGORY 6

Real Estate and Physical Considerations 8

Development Pipeline 10
Environmental Risk 12
Land Price 14
Vacancy 16

Ecosystem Advantages 18
Cloud Availability 20
Fiber Connectivity 22
Market Size 24
Sustainability 26

Political and Regulatory Review 28

Incentives 30
Political Stability 32
Power Cost 34
Taxes 36

OVERALL RANKINGS 38

2
THE DATA CENTER EXPLOSION

More than $100 billion has flowed into the data center ecosystem in the past The 10 megawatt
decade, with pension funds, private equity firms, infrastructure funds, sovereign (MW) data center
wealth and many other organizations recognizing the growth potential of the that was impressively
sector. This capital has allowed the industry to expand at a lower cost, as many sized 10 years
funds have taken ownership positions in new companies rather than acquiring
ago now pales in
data centers asset-by-asset. Investment of this type has been highly beneficial for
comparison to 30
the data center industry, and these organizations are looking to deploy a similar
MW leases that are
amount of capital if attractive opportunities arise.
now signed with
This significant capital inflow has been matched by an equally major technical increasing regularity.
shift throughout the industry, as enterprises have chosen to move workloads off
premises- first to colocation facilities and more recently to a mixture of colocation
and public and private cloud computing. This shift has caused the largest cloud
platform providers to become the most important players in many markets, signing
leases so large they have altered data center sizing by a factor of ten. The 10
megawatt (MW) data center that was impressively sized 10 years ago now pales in
comparison to 30 MW leases that are now signed with increasing regularity.
Just as cloud computing has created the largest data center campuses, end user
needs have driven the creation of the so-called edge. Devices that are part of the
Internet of Things (IoT), the impending 5G wireless networks, and the prospect of
self-driving vehicles will require considerable spend on infrastructure, particularly
in dense urban areas. These new applications will only function when latency is
nearly nonexistent, and the savviest industry players are taking steps to construct
platforms that support the biggest and smallest use cases.
BREAKING THROUGH THE NOISE

The speed with which the industry is shifting makes the creation of
a data center strategy a complex and daunting task. Enterprises
must determine whether to stay with their on-premises facility,
move workloads entirely to the cloud or pursue a hybrid cloud
strategy. Developers and operators require a parcel with
robust fiber and access to power while themselves having a
thorough grasp of the permitting process. Investors must
be able to assess the long-term potential of a data center
to hold its value and how easily it can be upgraded.
All involved require access to capital and a clear
understanding of objectives.
CONTROL
To aid with this difficult decision-making process, GROUP STATS
Cushman & Wakefield has created the first-of-
its-kind Global Data Center Market Comparison 30 1,162 38
Research Data Global
report, a unique way to assess and score both Sources Centers Markets
primary and emerging data center markets.

4
METHODOLOGY

Each data center was individually scored across twelve weighted criteria in three
distinct categories: real estate and physical considerations (development pipeline,
environmental risk, land price, vacancy), ecosystem advantages (cloud availability,
fiber connectivity, market size, sustainability), and political and regulatory review
(government incentives, political stability, power cost, taxes). Then, it was possible to
assign each metropolitan area an overall market score.

HIGH WEIGHT MID WEIGHT LOW WEIGHT

Cloud Availability Development Pipeline Environmental Risk
Fiber Connectivity Government Incentives Land Price
Market Size Market Vacancy Power Cost
Political Stability
Sustainability
Taxes

The goal of this system is to mirror how data center markets truly function and to
identify what factors data center investors, owners, operators and occupants value.
The results of this report indicate distinct parallels between these findings and what
has transpired as data center growth has occurred.
MARKETS ANALYZED

Amsterdam Atlanta Beijing Boston Chicago Columbus

Dallas Denver Dublin Frankfurt Hong Kong Johannesburg

Las Vegas London Los Angeles Madrid Melbourne Milan

New York City /

Northern
Montreal Mumbai Munich Nashville Northern
Virginia
New Jersey

Salt Lake
Paris Phoenix Portland Sao Paulo Seattle
City

Silicon
Shanghai Singapore Sydney Tokyo Toronto
Valley

Vancouver Zurich

6
RANKINGS BY CATEGORY

1 Real Estate
and Physical
Considerations
2 Ecosystem
Advantages 3 Political and
Regulatory Review

Development Pipeline Cloud Availability Incentives

Environmental Risk Fiber Connectivity Political Stability

Land Price Market Size Power Cost

Vacancy Sustainability Taxes

 CATEGORY 1

REAL ESTATE
& PHYSICAL
CONSIDERATIONS

8
Development Environmental
Pipeline Risk

Land Price Vacancy

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DEVELOPMENT PIPELINE
CATEGORY
WEIGHT

A strong development pipeline is an indicator of many positives for a data center market. It demonstrates
that permits are obtainable, land is available, that a utility has promised power, and that the prospect
of financing the project exists. Perhaps even more important than all these factors, it indicates that
a tenant has expressed some degree of interest in the facility. A large local ecosystem leads to
positive network effects, thanks to the strong expertise available and partnership opportunities in
construction and financing.

While the positive factors of a strong pipeline largely outweigh the negative, competition does
tend to breed further competition and the basic laws of supply and demand apply. When
several operators all crowd into a single market at once, downward pressure squeezes pricing,
particularly in the negotiations with large cloud services providers. The development of the
edge is also leading to the creation of new data center markets entirely, with higher pricing
often available to cover any latent demand.

The largest pipelines under active development that currently exist (140 MW+) are in
traditional powerhouse markets, with good connectivity and a positive reputation
among potential tenants. These include Singapore, Northern Virginia, London,
Dublin, and Silicon Valley. Each of these markets has its own challenges: Singapore
is extremely land constrained, Northern Virginia has fierce pricing competition,
London has political risk as Brexit plays out, Dublin is power constrained and
Silicon Valley has some elements of many of these issues excepting power.
While the small- and mid-size markets with more affordable land have grown
considerably by their own standard, they have yet to develop the inertia of
the establishment.

10
REAL ESTATE & PHYSICAL CONSIDERATIONS

Markets with a strong development pipeline are an excellent indicator of market quality,
with the industry deploying capital on the expectation of growth. This growth can stem
from local business interest, available connectivity or proximity to other key markets.

TOP FIVE IN DEVELOPMENT PIPELINE

SINGAPORE NORTHERN VIRGINIA LONDON

Undersea cables and a strong The largest data center market Development continues in the
business climate have developers looks to extend its sizable largest European market, Brexit
building up. advantage over the next two years. worries notwithstanding.

DUBLIN SILICON VALLEY

The local high-tech sector has The world’s tech capital continues
stimulated data center interest, both to produce a strong development
in Dublin and regionally throughout pipeline and tenants with which to
Ireland. fill it.

WHAT TO WATCH
Of the 1.6 GW currently tallied under active development, nearly 90% of this was in our top ten
markets listed. While this clustering effect has been beneficial to the strength of these areas to this
point, needs at the edge should contribute to a more varied approach in future.
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ENVIRONMENTAL RISK
CATEGORY
WEIGHT

Mission critical means that even when facing daunting natural disasters that down other business verticals,
networks must stay functional, data must keep moving, and disaster recovery must be available if all else
fails. In addition to the usual site selection criteria of fiber and power, thought must be spared to a data
center’s defenses in the face of catastrophe to avoid reliance on short-term backup systems.

Flood risk is viewed through a dual lens: the risk of a 100-year flood (a 1% or greater chance of
severe flooding each year) and the risk of a 500-year flood (a 0.2% chance of severe flooding).
Flooding can easily destroy any building, with data centers particularly vulnerable due to the
expense of server and systems replacement thereafter and payouts due to loss of business.
A review of supply shows several markets that have constructed all colocation data centers
outside of major flood plains, including Dublin, Madrid, Vancouver, Johannesburg, Sydney,
and Columbus.

Earthquakes can impact entire cities and destabilize whole countries, making clean-up
and reconstruction efforts frustrating and expensive. Many large data center markets
are in coastal zones with large populations, formed by ever-shifting tectonic plates and
providing a source of risk for those located nearby. Lowest severe earthquake risk is
shared by several markets in Western Europe (Dublin, Madrid, Paris, Amsterdam),
the Central U.S. (Dallas), and Hong Kong.

Tornadoes and hurricanes can bring 250-kilometer-per-hour wind and mass

destruction. Additional implications for data centers include the downing of
electrical grids and the corresponding reliance on generators and backup
systems. Areas entirely free of this risk include all markets in Western
Europe, the Western U.S. and Singapore.

12
REAL ESTATE & PHYSICAL CONSIDERATIONS

Each data center was reviewed to assess location in 100- and 500-year floodplains, along
with the risk of earthquakes, tornadoes and hurricanes. Accounting for these factors helps
ensure continued uptime and client peace of mind.

THE TOP FIVE IN LOWEST ENVIRONMENTAL RISK

DUBLIN MADRID PARIS

Despite a coastal location, data This growing secondary market The second of the major FLAP-D
center inventory in Dublin is located in Southern Europe is free from markets in Europe has a very low
outside possible flood zones. natural disasters. risk of natural disasters.

VANCOUVER SINGAPORE
A small coastal market that has also A key business hub in Southeast
largely chosen to build outside local Asia with with very low risk of
flood zones. any natural disasters.

WHAT TO WATCH
The National Ocean Service of the United States predicts that sea levels are rising one-eighth
of an inch per year; this could lead to further flood risk in coastal data center markets as local
environments shift.
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LAND PRICE
CATEGORY
WEIGHT

As the desire for larger, denser and more scalable data center campuses grows, land availability is
becoming an increasing issue for data center developers and operators. A proper site for a successful
data center development includes many considerations discussed in this report, including access to
fiber, proximity to a substation, a strong and affordable power grid, and available incentives. There
are more prosaic real estate concerns too, as in sites certain markets are often available in sizes
under three hectares (Hong Kong, Singapore) or are just emerging as data center locations
(Salt Lake City, Las Vegas, Portland). Smaller sites often lead to more expensive builds, with
multiple levels and higher density being required both for efficiency and to meet customer size
requirements.

As in the case in other real estate categories, demand for land is affected by other factors
besides physical scarcity. Ease of permitting, zoning or use restrictions, population
density, and vendor ecosystem all factor into land acquisition, along with proximity to
availability zones of major cloud services providers.

For the markets reviewed, those with the lowest cost of land are in secondary data
center markets with low density or geographic restrictions, primarily in the United
States. While it may not be surprising that Atlanta, Columbus or Denver have
affordable pricing, land in top U.S. data center markets such as Phoenix, Dallas,
and Northern Virginia remains half the price of Canadian markets and a tiny
fraction of deeply constrained markets in Western Europe or Asia. Large
sites in these markets can thus expect to trade at premium pricing, as new
operators enter and others expand.

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REAL ESTATE & PHYSICAL CONSIDERATIONS

Low cost land removes one of the barriers to development, particularly as land in dense
urban areas becomes scarce. Less dense markets offer the potential for larger data center
campuses, as large sites in these areas cost a fraction of sites in more constricted areas.

TOP FIVE BY LAND PRICE

SALT LAKE CITY ATLANTA COLUMBUS

This growing market in the Western A national hub for many industries, This emerging Midwest connectivity
U.S. has lower geographic restrictions Atlanta has abundant land at an point is drawing considerable
than other regional competitors. affordable price. interest from hyperscalers.

JOHANNESBURG DENVER
Land costs remain very low in The hometown of many key data
Johannesburg due to recent center operators has lower overall
economic struggles, though this land costs than other large markets
could lead to long-term opportunity. in the Western U.S.

WHAT TO WATCH
With land cost becoming increasingly unaffordable in key markets around the world, multi-level data
center construction has become commonplace in Singapore, Hong Kong, Silicon Valley, and even in
less constrained areas like Northern Virginia or Montreal. Multi-level deployments will likely become the
norm in further markets in the future, leading to differing construction and cooling concerns.
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VACANCY
CATEGORY
WEIGHT

When considering real estate market conditions, data center markets with low vacancy often indicates
strong demand. Low vacancy causes prices to rise, leading to further development and opportunities for
new market entrants. With the advent of cloud computing and other resource-heavy applications, average
deployment size for the largest clients continues to rise. Five years ago, a five-megawatt expansion was
considered very large, whereas today 50 megawatts would be considered notable.

Data center operators in markets favored by the big cloud platforms have recently discovered they
can often lease a good portion of their facility to a large tenant (for example, eight megawatts of
a ten-megawatt building), but then must find several smaller users for the remaining space. This
leads to some stickiness with the remaining vacancy, with a headline vacancy figure that does
not always reflect market conditions.

Northern Virginia remains the tightest data center market worldwide, with total vacancy
below four percent. While this is an expected scenario, this is followed by several markets
through the Western half of North America, including Vancouver, Los Angeles, Salt Lake
City, Silicon Valley, and Phoenix, all with sub-10 percent vacancy. Development costs
and constraints in Los Angeles and Silicon Valley remain formidable, though if these
can be overcome it would indicate that latent demand still exists. Amsterdam is the
tightest European market (particularly with all development temporarily halted),
and developing Mumbai has the lowest vacancy throughout Asia.

WHAT TO WATCH
Markets with the lowest vacancy simply equal those with some of the highest demand. While markets
can remain under-built for a variety of reasons, a low vacancy rate implies extreme interest overall.

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REAL ESTATE & PHYSICAL CONSIDERATIONS

Simply put, markets with the lowest vacancy equal those with the highest demand. While
markets can remain under-built for a variety of reasons, a low vacancy rate implies
healthy overall interest.

THE TOP FIVE

LOWEST VACANCY
NORTHERN VIRGINIA VACANCY
Much of the new capacity
here is pre-leased long before 35%
construction begins as demand
remains insatiable. 30%

VANCOUVER 25%
This small market is utilized by
content providers and the tech 20%
industry.
15%
LOS ANGELES
This major West Coast hub is 10%

always in demand but difficult

to develop in. 5%

SALT LAKE CITY 0%

The emerging Silicon Slopes tech

community provides ready-made
local market interest.

SILICON VALLEY Source: Cushman & Wakefield Research

The global tech capital enjoys
perennial demand from locally
based mega-companies.
 CATEGORY 2

ECOSYSTEM
ADVANTAGES

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 Cloud Fiber
Availability Connectivity

Market
Sustainability
Size

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CLOUD AVAILABILITY
CATEGORY
WEIGHT

Cloud computing has pushed the full capabilities of the data center and online applications into the hands of small- and
medium-sized companies that were previously unable to afford such beneficial technology. Enterprises no longer must
maintain their own data center if it is not cost effective or efficient to do so, eliminating the constant upgrade and
migration costs.
Three major cloud platforms - Amazon Web Services, Microsoft Azure, and Google Cloud - have continued a relentless
expansion in recent years, with an ever-increasing number of availability zones. They have driven the creation and
adoption of hyperscale technology, with massive, dense and infinitely scalable data centers acting as the home
for this high-level purpose. Amazon, Microsoft and Google have spent billions of dollars developing their own
campuses, with millions of square feet of buildings constructed and hundreds of megawatts of power utilized.
The result of this explosion is a new industry standard for a large data center take-up, with 20-50 megawatt
leases becoming more commonplace. This has also led to the development of another nuanced ecosystem,
with cloud on-ramps at colocation campuses providing fastest access to major cloud platforms.
Today’s modern technologies including the Internet of Things (IoT), self-driving cars and 5G connectivity
will only thrive across large networks. All related applications also need somewhere to live, most likely on
one of the three main platforms.
For this report, markets that were in availability zones of all three platforms received the highest
scores. Though several traditionally large data center markets fall in these zones (Northern Virginia,
Silicon Valley, Hong Kong, Tokyo, Amsterdam, Frankfurt), several secondary markets now have
access and can provide regional competition (Zurich, Sao Paulo, Portland, Seattle). This category
will have increasing weight in future as the importance of cloud computing continues to grow.

WHAT TO WATCH
The three major cloud providers (Amazon Web Services, Microsoft Azure, Google Cloud) represent
two-thirds of the market, though this may change as other large software companies build out their
platforms. In an increasingly cloud-based world of compute, these companies will drive growth both
in hyperscale builds and at the edge.
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ECOSYSTEM ADVANTAGES

As more workloads migrate to the large cloud services providers, it provides a major
advantage to those data centers that are in markets with this accessibility. Each market
was reviewed to determine if it fell in an availability area for Amazon Web Services,
Google Cloud or Microsoft Azure.

THE TOP FIVE IN

CLOUD AVAILABILITY
LOS ANGELES
PROJECTED GLOBAL CLOUD SPEND
A massive and diverse U.S. coastal market
with access to all major providers.
$350
SAO PAULO
$300
The main data center market in Brazil and
possibly all of Latin America has drawn $250
interest from all major cloud providers.

AMSTERDAM Billions $200

A well-connected and a major business $150

hub in its own right with status as one of
the main FLAP-D markets in Europe. $100

$50
TORONTO LONDON $0
MONTREAL FRANKFURT 2018 2019 2020 2021 2022
NORTHERN VIRGINIA PARIS Source: Gartner
CHICAGO SINGAPORE
DALLAS TOKYO
SILICON VALLEY
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FIBER CONNECTIVITY
CATEGORY
WEIGHT

If data centers are the brain of the modern economy, fiber networks serve as the nervous system that
allow it to move and thrive. Billions of dollars are invested each year in constructing and maintaining
these high-speed networks, with telecommunications companies, infrastructure funds and private
equity firms fighting for market share. While a data center requires access to just one network to
function, the greater the number of networks means the more the facility can prosper. Faster,
denser fiber generally allows for the lowest latency and better overall network reliability,
particularly when functioning with major cloud services.

Fiber networks can be short-haul and cross a metropolitan area, or longer haul to
move data across the country or even past borders. Areas with the highest number of
networks are found in densely populated regions of the United States with established
data center markets, including Silicon Valley, Dallas and Northern Virginia. These areas
form the original backbones of technical and telecom research in the country, and
the historical advantage continues today.

NOTE: While fiber maps were available for nearly all global markets, information
throughout East Asia regarding fiber remains very limited. We would like to
acknowledge that due to the importance of fiber and the lack of clear information
therein, these markets finish slightly lower in total scoring for this reason.

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ECOSYSTEM ADVANTAGES

The densest fiber connectivity makes an area attractive, with more networks allowing for
increased speed. Each data center in each market was reviewed to determine access to
local, long haul and international networks.

TOP FIVE BY FIBER CONNECTIVITY

SILICON VALLEY DALLAS NORTHERN VIRGINIA

The densest fiber runs through the This is the geographic midpoint for The largest data center market in
technology capital of the world. the United States and a convenient the world comes with some of the
fiber pathway. most robust fiber.

ATLANTA LOS ANGELES

Atlanta is on the cusp of first-tier Dense fiber and a large, densely
status, with existing infrastructure packed population with access to
to assist in forward movement. many undersea cables.

WHAT TO WATCH
60 new undersea cables either completed in 2019 or are coming online in 2020, the highest two-
year total in history. The continued need for greater bandwidth is expected to multiply over the next
decade, as more countries gain internet users and companies develop new applications.
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MARKET SIZE
CATEGORY
WEIGHT

A large data center market not only indicates a historical predisposition to develop in that area, it
often facilitates further development thanks to local market awareness and an established network
of partners. The historically dense fiber throughout Northern Virginia — largely due to a strong
military and R&D presence — gave birth to today’s largest global data center market. Financial
hubs such as London, New York, Hong Kong, and Tokyo have strong data center connectivity to
process these transactions; and Silicon Valley, the technology capital of the world, still boasts
a large local market. Networks beget more networks, and with the difficulty of migration it is
often far easier to simply expand in place.

The “campus” model that is currently in vogue assists in this current market expansion,
with developers and operators acquiring large parcels that will accommodate multiple
phases or adding smaller parcels surrounding the current property as demand
requires. Continued expansion of certain key markets has caused considerable
pressure on infrastructure. In fact, Amsterdam has banned construction of data
centers for the rest of 2019 and several other large European markets are heavily
power-constrained until further power grid expansion can be completed.

Beijing and Shanghai have continued their expansion throughout China, now
placing among the global leaders for market capacity. In North America,
Toronto and Montreal are gaining traction for the diverse array of
occupiers and low cost of power respectively, and Phoenix has attracted
attention recently as new operators continue to enter with plans to
build large hubs.

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ECOSYSTEM ADVANTAGES

Each of the 38 markets reviewed was analyzed asset-by-asset to determine total current
market capacity by power available. Most large markets correspond to a large local
population, strong business sector, robust fiber and available power.

TOP FIVE BY MARKET SIZE

NORTHERN VIRGINIA LONDON TOKYO

The past, current and future leader The largest market in Europe, led Propelled by telecoms and now
of the data center world. by a large financial sector and ease large operators, Tokyo is the largest
of entry. market in Asia.

BEIJING SILICON VALLEY

Decades of brisk economic growth Silicon Valley continues to get the
have led to a very large market run by most out of legacy assets with more
a mix of local operators and telcos. campus development upcoming.

WHAT TO WATCH
Many of the largest data center markets throughout Europe, Asia and coastal United States are
becoming increasingly land-constricted and struggling for access to power. These issues could lead
to the development of other in-region markets thanks to lower costs and ease of construction.
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SUSTAINABILITY
CATEGORY
WEIGHT

While climate change threatens the planet and all inhabitants with increased temperatures and
corresponding increase in sea levels, the data center industry has a peculiar responsibility to
consider. All people rely on a data center for their daily information and workload, yet the largest
data centers utilize more power each year than small cities. Sustainability has thus become a
critical factor in data center design and location.

Pressure for sustainability not only comes from environmental groups and investors, but
through the large cloud service providers and biggest data center tenants. Google plans
to have zero emissions by 2030, Amazon plans to be carbon-neutral by 2040, and many
cities throughout the world are planning the same by 2050, particularly throughout
Europe. These companies and local governments are exploring multiple options to
achieve this goal, including solar power, hydroelectricity, wind energy, and the reuse
of biomass to provide cleaner, renewable power.

From a data center perspective, locating in markets with sustainable power has
another benefit covered elsewhere in this report: it can be cheaper from a user
perspective. Montreal has led the way on this for some time, with local utility
Hydro Quebec marketing the low cost hydroelectric power as a reason for
locating data centers in the province. Sydney has recently stepped up,
with all power coming from renewable sources within the year. Markets in
the Northwest United States and Canada such as Seattle, Portland and
Vancouver also have considerable sustainable power in place.

26
ECOSYSTEM ADVANTAGES

Sustainability can arise from simply using those energy sources in abundance near each
market. Hydropower is a natural choice in areas with large amounts of precipitation, as is
solar power in desert locations.

THE TOP FIVE IN SUSTAINABILITY

MONTREAL SYDNEY LAS VEGAS

Hydroelectric power runs the entire Local political commitments to Wind and solar power play well in an
province and particularly the local sustainability have led to major arid desert location.
data center sector. improvements in Sydney.

VANCOUVER SEATTLE
Rainy British Columbia provides Hydropower is key in Seattle as
plenty of water power for the small well, with local enterprises insisting
Vancouver data center market. on green energy.

WHAT TO WATCH
As large corporations and local governments pursue their own sustainability goals, data centers will
be required to follow suit to meet future regulatory concerns and obtain further business. Those
facilities that maintain a low power usage effectiveness, use water sparingly and utilize renewable
energy will benefit both in cost savings and partners.
 CATEGORY 3

POLITICAL AND
REGULATORY REVIEW

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 Political
Incentives
Stability

Power
Taxes
Cost

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INCENTIVES
CATEGORY
WEIGHT

To attract data center investment, many areas at the national, state/provincial or local level offer a
varying package of incentives in the form of tax relief. This can mean a reduced sales tax on the
purchase of equipment, lower or exempted property taxes, or even reduced power taxes for
meeting objectives. Most of these incentives require a minimum financial investment, along
with multiple permanent employees hired at an above-average wage. While in many countries
incentives are determined on a case-by-case basis, certain markets have chosen specifically
defined plans.

The United States is leading the way in incentives, with 25 of 50 states now offering their
own packages. Nevada and Arizona have proven most aggressive, with exemptions
starting at $25 and $50 million for Las Vegas and Phoenix, respectively. Other long-
standing top tier markets are also buoyed by incentives, including Northern Virginia
and Dallas, and Chicago looks to benefit from a new package launched by the State
of Illinois in 2019 for invested amounts of $250 million and 20 permanent hires.

An intriguing new incentive came online in 2019 for data center development in
Paris, with the French government offering an electricity tax cut that halves the
price of electricity for large projects. Operators would be required to adhere to
strict environmental standards, though these may also prove cost effective.

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POLITICAL AND REGULATORY REVIEW

TOP SIX IN INCENTIVES

PHOENIX LAS VEGAS PARIS

Aggressive incentive packages and Las Vegas has been attractive Rare tax incentives here have been
proximity to California have drawn to those serving larger regional created to compete with other large
multiple new operators over the last markets. markets throughout Europe.
two years.

SEATTLE COLUMBUS ATLANTA

Washington state incentives are Ohio incentives have attracted Georgia incentives launched in 2018
available through 2024, with the hyperscale builds throughout the to great fanfare thanks to a strong
possibility of extension thereafter. greater Columbus market. push from the data center industry.

FAST FACT
Several states throughout the U.S. have
enacted specific incentives for the data
center sector, usually based around sales or
property tax abatements. Illinois and Indiana
area are among the most recent to launch.
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POLITICAL STABILITY
CATEGORY
WEIGHT

Business works best in a stable, highly functional environment and structured and flexible regulations lead to a clear understanding for
the same holds true for the data center industry. As data centers are development and operation of data centers, as facilities can be more
considered mission critical to keep applications, networks, and thus entire easily designed in accordance with local practice.
companies operating at their highest efficiency, the greater political
Rule of Law indicates the confidence citizens have in laws being
situation of the data center location factors into any decision making.
followed, particularly including contract enforcement, property
As an established proxy for stability, the World Governance Indicators
rights, police, courts, and likelihood of criminal activity. A strong rule
created by the World Bank have been considered for each market
of law provides confidence in the ability for business to flourish in
reviewed. The indicators include six distinct dimensions of stability:
the absence of arbitrary obstruction, leading to leases enforced,
Voice and Accountability includes the ability of a country’s population land titles remaining with their rightful owners, and less likelihood
to select their government, along with freedom of expression, freedom of criminal entry to a facility.
of association, and free media. From a data center perspective, a
Control of Corruption includes all forms small and large, along
government that allows its population to communicate freely means a
with the takeover and abuse of a state by private actors. Less
safer data environment free from interference via censorship or outright
corruption ties strongly to better contract enforcement, less
theft.
hassle in operating a data center in the absence of bribes
Political Stability and the Absence of Violence or Terrorism reviews required, and overall better performance of services.
the likelihood of political upheaval in a country and the violence that
The markets that scored highest in political stability
could occur during such upheaval. Political violence often leads to chaos,
are those that have longstanding democratic forms
service disruption and property destruction, all of which are problematic
of government, high standards of living, and are well
for mission critical applications.
integrated into the world economy. Canada scored
Government Effectiveness includes the perceived quality of public favorably, reflecting well on key data center markets
services, civil service and its independence from politics, quality of policy Toronto and Montreal, but also on the smaller market
creation and implementation, and the government’s commitment to all of Vancouver. Several locations in Western Europe
of this. A highly effective government leads to property being registered both minor and major scored highly (Zurich,
properly and on time, electrical grids functioning as they should, and Amsterdam, Frankfurt, Dublin), as did Singapore
sensible zoning requirements. and cities in Australia.
Regulatory Quality considers the ability of a government to create and
implement regulations that allow private sector development. Well-

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POLITICAL AND REGULATORY REVIEW

Markets were reviewed for political stability utilizing the World Bank’s
methodology for voice and accountability, political stability and the absence of
terrorism, government effectiveness, regulatory quality, rule of law and control
of corruption.
TOP SIX IN POLITICAL STABILITY

ZURICH TORONTO MONTREAL

Centuries of direct democracy and The financial and business hub of Cleanliness and cost effectiveness
strong institutions place Zurich at Canada remains highly stable. also applies to government in
the top of the list. Montreal.

AMSTERDAM SYDNEY MELBOURNE

An important business, trading, and The leading city for Australian Often ranked as the world’s most
IT hub in the heart of the EU. business and biggest national data livable city by the EU.
center market.

FAST FACT
Canada, Germany and Australia all score highly on the Freedom House “Freedom
on the Net” scoring methodology, measuring freedom on internet access and content.
Not surprisingly, these markets also scored well by the World Bank for political stability.
 M id H
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POWER COST
CATEGORY
WEIGHT

Building a data center to run today’s resource-heavy applications requires considerable capital during
construction, particularly if attempting to offset this by aiming for a low power usage effectiveness (PUE). A
variety of techniques can be used to achieve a low PUE, including locating in cooler climates for air cooling
and higher utilization to offset losses. Once complete, one major, continuous cost becomes a reality:
power.
Market power costs are derived from a variety of factors. Renewable power lowers the cost,
particularly where hydropower is common, with this source having the lowest lifetime cost of energy.
Taxes play a part, as power is taxed differently across areas depending on amount used and type of
utilization. Maintaining a power grid is complex (particularly in areas with multiple types of power
generated) and local utilities’ decision to structure as a for-profit or non-profit entity leads to
differing levels of responsiveness to the data center industry. Certain utilities have worked to
attract data center development, with Hydro Quebec, Silicon Valley Power, Tennessee Valley
Authority, Dominion Energy notably willing to assist in the planning process.
A survey of power costs shows that those markets that can generate hydropower
consistently appear among the low-cost leaders. Montreal leads the way at three U.S.
cents/kWh. Several other markets in the Western and Southern U.S. including Salt Lake
City, Dallas and Atlanta also have heavy industrial use pricing below six cents/kWh.
Johannesburg in South Africa has the most affordable power of markets reviewed
outside North America, albeit with an occasionally inconsistent supply.

FAST FACT
A recent study by the International Renewable Energy Agency indicates one-third of global energy is
now being generated by renewables. This will only benefit the data center industry, as those markets
that make good use of renewables such as hydropower rank among the top finishers in the lowest
power cost rankings.
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POLITICAL AND REGULATORY REVIEW

Power is one of the main cost drivers of a data center, with individual large data centers
using as much power as a small city. Cities with the lowest cost power thus offer a tantalizing
opportunity for data center operators, potentially allowing for higher margin on operations.

THE TOP FIVE IN

POWER COST
MONTREAL
The lowest cost power in North POWER COST
America is also the greenest thanks 0.35
to the abundance of hydroelectricity.
0.3

JOHANNESBURG
Johannesburg’s pricing competes
0.25
US cents/kWh

on a global scale but issues exist in

maintaining grid uptime. 0.2

PORTLAND
0.15

Portland is one more example 0.1

of a key hub for cost-effective
hydroelectic power. 0.05

VANCOUVER 0
Hydroelectricity works well
throughout the Northwest corner
of the Americas, and Vancouver
is no exception.

SALT LAKE CITY

Source: Cushman & Wakefield Research
Power is available at low cost in
Salt Lake City, largely from non-
renewable sources.
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TAXES
CATEGORY
WEIGHT

For data center projects in areas that do not offer government-related incentive packages, sales
taxes or value-added taxes come into play when acquiring equipment and materials. A sales tax
is a payment to the government for any good or service sold, while a value-added tax is paid by
the end user of the value chain. With costs for large data center builds pushing into nine and ten
figures over multiple phases, a market with lower tax rates can save millions of dollars over the
life of a facility.

Two markets studied, Portland and Hong Kong, have neither of these taxes, thus providing
an incentive as compelling as any exemptions given. Hong Kong has long been a pro-
business, global center of commerce, and Portland’s home state of Oregon taxes
income and property instead.

Several other U.S. markets have sales tax rates from four to six percent, including
Northern Virginia, Boston, Seattle and Northern New Jersey. Singapore’s goods
and services tax will remain at a low seven percent for at least another two years.
On the opposite end of the scale, most large European markets have rates
triple that of the lowest tax regimes, with rates hovering close to 20 percent.

FAST FACT
While incentives may be assigned to a specific project and not exist for the entire data center sector
in each market, sales or value-added taxes are much clearer to understand. High-tax jurisdictions
throughout Europe have rates double or triple their competition in other parts of the world.
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POLITICAL AND REGULATORY REVIEW

For those projects that are not large enough to qualify for specific data center-related
incentives, a lower tax rate on equipment purchases can be incentive enough. While these
jurisdictions may have other taxes to compensate, initial development or expansion can be
more attractive.

THE TOP FIVE

LOWEST TAXES SALES TAX/VALUE ADDED TAX

HONG KONG
25%

A main site for global business

that has no value-added tax.
20%

PORTLAND
The only U.S. market studied
that has no sales tax, creating a 15%
compelling incentive by itself.

NORTHERN VIRGINIA 10%

Very low sales taxes are another
key reason for locating in Northern
Virginia.
5%
BOSTON
Boston’s low taxes offset the high
power costs in-market. 0%

SEATTLE
Low sales taxes on equipment in
Seattle are an additional benefit
to the existing incentives and
low-cost power.
Source: Cushman & Wakefield Research
OVERALL RANKINGS

VANCOUVER LONDON
SALT LAKE
CITY DUBLIN
SEATTLE
DENVER CHICAGO AMSTERDAM
NEW YORK /
PORTLAND NEW JERSEY
SILICON LAS VEGAS NORTHERN
VALLEY VIRGINIA
LOS ANGELES ATLANTA
PHOENIX DALLAS

SINGAPORE

OVERALL TOP TEN

EMERGING MARKETS

38
 NORTHERN VIRGINIA SILICON VALLEY

DALLAS CHICAGO

NEW YORK / NEW JERSEY SINGAPORE

AMSTERDAM LOS ANGELES

SYDNEY

SEATTLE LONDON
 OVERALL RANKINGS

With all factors taken into This close placement represents a new Virginia. Additional markets in Asia are
consideration, it will come shift toward key secondary areas fast also expecting considerable growth in
as no surprise that Northern becoming primary markets around the next two to three years, with demand
Virginia finished in first place. the globe. Several markets throughout for greater connectivity and need for
The combination of large market Europe have received continued interest modernization of older assets required.
size, robust fiber, strong cloud from international operators, with the The top 15 global markets will thus
availability, deep development continent becoming a new hyperscale remain extremely competitive for the
pipeline, and low vacancy propelled target where power is available. Large foreseeable future.
the current and longtime largest sites have sold recently in emerging U.S.
data center market to the top. This Understanding where to locate a data
markets such as Portland, Phoenix and
was followed by a succession of center comes from a careful review of
Atlanta, with these areas potentially
other well-established U.S. markets factors dependent on the needs of each
saving investment significant over
for similar reasons, including Silicon organization. Phoenix’s emergence in the
locating in California or Northern
Valley, Dallas, Chicago and New
York-New Jersey.
WHAT TO WATCH: EMERGING MARKETS
Singapore, Amsterdam and Los
Angeles follow as robust data
center markets, albeit each with
their own challenges around ATLANTA DENVER DUBLIN
permitting and development.
All three markets are in constant
demand and have limited physical
room for additional construction.
Seattle and London round out the LAS VEGAS PHOENIX PORTLAND
top ten. It is crucial to note that
although the top three markets
had considerably higher scores
than fourth place, the next twelve
markets were separated by a final SALT LAKE CITY SYDNEY VANCOUVER
score of less than ten percent.

40
past year for hyperscale builds makes than the global average, and indicates circumstances. Denver finishes among
sense; incentives are available from a a desire by local firms to modernize the leaders with a low cost of power,
low base, land costs are among the their computing capabilities. Sydney inexpensive land, low sales taxes,
lowest in this study, and the market has thus enjoyed massive growth and low environmental risk yet the
has very low vacancy. By utilizing throughout the data center sector, market remains largely undeveloped.
the cost savings on offer, operators although this is tempered by While many operators with a current
and major cloud services providers recent wildfires that have caused or potential presence in the market
are choosing to look to Phoenix as considerable property damage. are hoping for an incentive package
their new hub for servicing U.S. West to stimulate interest, Denver might be
For those smaller deployments that
Coast markets that are individually far worth investigating on the merits of
are absolutely mission critical, an
more expensive to develop in. Taking these other factors alone. Las Vegas
interesting comparison comes among
this a step further, we anticipate Salt offers a strong incentive package, low
markets that fall under areas low in
Lake City as a similar destination: land and power costs, low sales taxes,
environmental risk with the highest
land is even cheaper, vacancy even and renewable energy from solar
political stability. Dublin (already
tighter, power is more affordable, power yet remains the home of just
drawing considerable interest for large
sales taxes are lower, and fiber is one large operator.
deployments) finishes highly in both
denser throughout current offerings.
categories, with the far smaller and The top finishing markets are those
Portland land pricing is nearly on par
tighter Vancouver market a compelling that provide the greatest number
with Phoenix. The green power on
choice alongside. Both offer the rare of options to the greatest number
offer is cheaper, and the absence of
combination of coastal cities with data of perspectives. While one size
sales taxes provides a keen incentive
centers located outside of floodplains sometimes does fit all, for certain
on its own. Portland also falls into
and minimal chance of political specializations it is imperative to
availability zones for all three major
disruption. Land costs in Vancouver review and understand those factors
cloud services.
remain far higher than in Dublin, most important to the specific
Sydney has also made headlines as a though the green power on offer requirement at hand and aim
data center market to watch. A recent is a small fraction of any pricing accordingly. Combined with those
Gartner study indicates a 20 percent throughout anywhere in Europe. markets that have been overlooked
increase in public cloud spend over and underutilized, there is great
There are also markets that fall under
the past year by Australian companies, potential for niche development
the “What If?” category, that could
with similar large increases predicted across the globe.
be highly attractive with the right
in the next two years. This is faster
 DATA CENTER ADVISORY GROUP
Cushman & Wakefield’s Data Center Advisory
Group is a global team of elite professionals
delivering specialized real estate solutions for
mission critical and Data Center operators and
end users, owners, and environments. With
scalability, reliability, and security as a driving
force, our highly knowledgeable and responsive
professionals guide clients to make effective
financial decisions. Beyond the specialized
expertise of the real estate, we lend additional
value through our understanding of global
dynamics and their impact on local markets.

42
DATA CENTER ADVISORY GROUP
Cushman & Wakefield’s Data Center Advisory Group is a
global team of elite professionals delivering specialized
real estate solutions for mission critical and Data Center
operators and end users, owners, and environments.
With scalability, reliability, and security as a driving force,
our highly knowledgeable and responsive professionals
guide clients to make effective financial decisions.
Beyond the specialized expertise of the real estate, we
lend additional value through our understanding of
global dynamics and their impact on local markets.

CONTACT
Dave Fanning
Executive Managing Director
Data Center Advisory Group Leader
+1 303 818 7376
[email protected]
Kevin Imboden
Director of Research
Data Center Advisory Group
+ 1 408 436 3622
[email protected]