The combination of growth in gross domestic product, population, and employment in an area usually implies a growth in demand for workplace properties, somewhere employees can carry out work. This, in combination with a deindustrialization process where more and more people shift to jobs within the service sector has historically fuelled the demand for office space in most across the western world, not least in Sweden. During the year of 2020, due to the ongoing pandemic many employees have been forced or encouraged to work from home, telework. With so many employees teleworking and many organisations reconsidering where work should be carried out, the importance and future of offices is questioned. The aim of this thesis was to obtain a deeper understanding of how increased telework will affect the office space market. In doing so, four research questions were formulated assessing the effect of telework on the office space market, the drivers and obstacles towards increased telework, and finally the Corona pandemic effect on the future of telework. The approach of finding evidence to answer research questions was interviewing real estate professionals, employers and employees, conducting a survey, and performing an extensive literature review on previous work surrounding the topic. The result shows that telework will likely lead to decentralisation of offices, increased demand for flexibility, changes in requested office design and eventually a somewhat weakened demand for office space. Result further shows that the main drivers towards increased telework were found to be the event of a crisis, improved results, development of information and communication technology (ICT), and improved work-life balance. The main obstacles were found to be social isolation, loss of organisational culture, and teamwork suffering. Lastly, results show that the Corona pandemic has served as a catalyst for many to realise the potential of telework while simultaneously helping many to realise the importance of the office as a meeting place. In conclusion, the Corona pandemic has pushed the change towards increased telework and possibly, we need to reconsider what is implied with work in our society. / Kombinationen av tillväxt i bruttonationalprodukt, befolkning och antal arbetare i ett område medför vanligtvis en ökad efterfrågan på arbetsplatsfastigheter, någonstans arbetare kan utföra sitt arbete. Detta, i kombination med en avindustrialiseringsprocess där fler och fler människor jobbar inom tjänstesektorn har historiskt sett drivit på efterfrågan för kontor i de flesta länder i västvärlden, inte minst i Sverige. Under året 2020 har den pågående pandemin resulterat i att många arbetare tvingats eller uppmuntrats arbeta hemifrån, distansarbete. Med så många som arbetar på distans och då många organisationer ser över var arbete helst ska utföras, ifrågasätts betydelsen och framtiden av kontor. Syftet med detta arbete var att få en djupare förståelse för hur ökat distansarbete kan komma att påverka marknaden för kontorsyta. Därigenom formulerades fyra forskningsfrågor som granskar effekten av distansarbete på kontorsmarknaden, drivkrafterna och hindren för ökat distansarbete och slutligen Coronapandemins effekt på framtiden för distansarbete. Tillvägagångssättet för att hitta bevis som kan svara på forskningsfrågor var att intervjua yrkesverksamma inom fastighetsmarknaden, arbetsgivare, anställda, genomföra en enkätundersökning samt utföra en omfattande litteraturgranskning av tidigare arbete kring ämnet. Resultatet visar att distansarbete sannolikt kommer att leda till decentralisering av kontor, ökad efterfrågan på flexibilitet, förändringar i efterfrågad kontorsdesign och så småningom en något försvagad efterfrågan på kontor. Resultatet visar även att de viktigaste drivkrafterna mot ökat distansarbete är inträffandet av en kris, förbättrat resultat, utveckling av informations- och kommunikationsteknik och förbättrad balans mellan arbete och privatliv. De största hindren visade sig vara social isolering, försvagad organisationskultur och att samarbete kan gå förlorad. Slutligen visar resultatet att Coronapandemin har fungerat som en katalysator för många att inse potentialen med distansarbete samtidigt som många insett betydelsen av kontoret som mötesplats. Sammanfattningsvis har Coronapandemin drivit på förändringen mot ökat distansarbete och möjligtvis måste vi tänka om kring vad arbete betyder i vårt samhälle.

I över ett år har vi levt med en pandemi orsakad av coronaviruset SARS-CoV-2. Till följd av kraftig smittspridning har folkhälsomyndigheten rekommenderat hemarbete för alla som har möjlighet till det. Studien har gjorts mitt i pandemin med pågående vaccinationsprogram med syftet att ge en bild över coronapandemins påverkan på kontorsmarknaden i Stockholm. Studien har en kvalitativ ansats där semistrukturerade intervjuer har hållits med fastighetsägare och hyresgästrepresentanter för att undersöka dels vilka utmaningar pandemin skapat för fastighetsägare, dels hur efterfrågan på kontorsyta och flexibla avtal sett ut men även hur pandemin påverkat avtalsförhandlingen mellan hyresvärd och hyresgäst. Den tydligaste slutsatsen som kan dras är att pandemin och distansarbetet den medfört har skapat osäkerhet hos företag om det framtidakontorsbehovet där många företag fortfarande håller på att utreda behovet. Under pandemin har man upplevt en lägre efterfrågan på vakanta lokaler än innan pandemin. Hur den framtida efterfrågan kommer se ut är mer osäker och beror på flera olika faktorer. Under pandemin har det förekommit kortsiktiga lösningar exempelvis avtalsförlängningar på ett år på grund av osäkerhet inför framtiden. Avtalsförhandlingar har präglats av ett pragmatiskt förhållningssätt där man i större utsträckning än tidigare arbetat tillsammans för att hitta en lösning. I studien framkommer att pandemin har medfört flera utmaningar för fastighetsägarna främst av ekonomisk och organisatorisk karaktär. / For over a year we have been living with a pandemic caused by the coronavirus SARS-CoV-2. As a result of the widespread infection, the public health authority has recommended remote work for everyone that has the opportunity to do so. The study was conducted in the middle of the pandemic with the aim of providing a picture of the impact of the corona pandemic on the office market in Stockholm. The study has a qualitative approach where semi-structured interviews have been held with property owners and tenant representatives to examine what challenges the pandemic has created for property owners, and how the demand for office space and flexible leases looked like, but also how the pandemic affected the contract negotiation between landlord and tenant. One conclusion that can be drawn is that the pandemic has created uncertainty among companies about their future office space needs and many companies are still investigating that. During the pandemic, there has been a lower demand for vacant office space than before the pandemic. What the future demand will look like is more uncertain and depends on several different factors. During the pandemic, there have been short-term solutions, such as lease extensions of one year due to uncertainty about the future. Contract negotiations have been characterized by a pragmatic approach where they have worked together to a greater extent than before to find a solution. The study show that the pandemic has brought several challenges for property owners, mainly of an economic and organizational nature.

In the first paper the effect of accessibility upon rent is investigated for office properties located in Downtown Stockholm. Starting from the firm’s cost minimization problem, a translog hedonic model is derived. The results suggest the model has good predictive power in explaining the variation in the log of the rent. A negative rent gradient is obtained with a base approximately 90 meters from the postulated focal point. It appears as if Space Syntax adds important information to the understanding of the intraurban office rent pattern. The second paper investigates assumed capitalisation rates in 3026 discounted cash flow valuations of office properties in Stockholm, Gothenburg and Malmö during the time period 1998-2004. The study investigates determinants of property-level variation in cap rates and how going in and exit cap rates relate to each other. Exit cap rates exhibit substantial variation across properties. Part of this cross-sectional variation can be attributed to the location of the property, part of it is due to other characteristics of the property. Exit cap rates are differentiated between properties of the same type on the same market segment, which shows that valuers apply property level fine-tuning when setting exit cap rates. Properties with low market rent and high long-run vacancy assumption typically have high exit cap rates. Properties in peripheral parts of a city typically have higher exit cap rates than properties in central parts. The implicitly assumed going-in cap rate (defined as assumed net operating income year one divided by estimated market value) follows a similar pattern as the exit cap rate but exhibits more temporary, property-specific variation. Going-in cap rates are strongly influenced by temporary deviations of vacancy rates and rents from assumed “normal” levels of vacancy and rent. The difference between going-in and exit cap rates is influenced by assumed short-run growth in net operating income in the way stipulated by theory: high assumed short-run growth is associated with going-in cap rates being lower than exit cap rates. / QC 20101115

This diploma thesis addresses the processing of project documentation for construction of four storey mixed-use bouilding with partial basement in Velké Opatovice. The building is designed on flat terrain. In the basement are located technical utilities of the building and three cellar cubicles. On the first floor there is a beer-shop, textile shop and design office. On the second floor there is an office space for local company. The thrid floor is designed as two large-area apartments with terraces. The fourth floor is designed as one large-area apartment with terraces.

The thesis is focused on a topic of the price of rent and its factors at the office spaces in selected districts in the city of Brno. It describes the current situation in the real estate market of commercial buildings. Furthermore, the database of the advertised offices in ten districts of Brno is composed of the graphical and text part of the thesis. The resulting data are processed into maps, tables and graphs. In the end of the thesis, the results of the research of the real estate market are evaluated.

The subject of diploma work is the design of residential building with office space in Uničov. This is a five-story building with one underground floor and four storeys. The building is divided into two almost identical parts interconnected communication space. Bearing structures in the underground parts are made of reinforced concrete monolithic walls. The above-ground part is used a brick wall system KM Beta SENDWIX. For communication space is used columned longitudinal system. The building is covered double-walled surface roof.

This thesis is based on critical analysis of office development to determine the development potential of this real estate segment and therefore also predict the future evolution of market characteristics (supply, demand, vacancy rates, investments, rents, yields and prices) and a model scenarios of development towards an optimistic, realistic or pessimistic. The work includes a theoretical part, which defines the basic concepts needed to understand the problem. Furthermore, the development and current situation related to that topic and the actual forecast of the market for office space.

The contemporary office environment is facing new type of challanges both when it comes to be an attractive place for employees and an efficiant, as well as an econommic sustainable space from an employer's perspective. The rapid change of of hybrid ways of working is creating more remote contact with with the physical office. Research points out that there could be social consequences connected to this. This thesis sees the contemporary office as a potential space for enabling contacts between people, normaly not meeting, being in their personal sphere.  The thesis introduces findings connected to research in the field of spatial and urban design as well as architecture, developing a spatial guideline, in how to enable those situations in an office environment.  With help of literature as well as expertise in the field, and an observation of an activity-based office environment different themes is deceted and presented. The outcome of used methods is captured with analyses connected to the connected themes.  Concrete examples in how to enable social contact situations and support informal meetings is visualized in a spatial guideline.

Ljudberikelser används ofta i kontorsmiljöer för att göra det mer behagligt att arbeta genom att sänka taluppfattningsförmågan, i framför allt kontor med öppen planlösning. (Page, 2020). Traditionellt sett så har dessa ljudberikelser bestått av olika typer av brus för att höja bakgrundsnivån i kontoret. Vi tittar på ljudberikelse, inte ur en ingenjörsperspektiv, utan ur ett ljuddesignperspektiv och hur vi kan använda våra kunskaper och erfarenhet för att driva frågan om hur vi kan skapa en mer avsiktligt designad arbetsmiljö i kontor. I den här arbetet så undersöker vi hur en designer kan utnyttja verktyg som symbolism och legatomusik till att skapa en ljudberikelse för en kontorsmiljö. Detta för att skapa en tydlig struktur och ge en stadig grund för framtida ljuddesigners att designa en ljudmiljö som är mer behaglig för kontorsarbetare. I det teoretiska ramverket så tar vi upp relevant forskning som visar att denna vinkel på design av ljudberikelse har en vetenskaplig och etablerad grund. Med denna forskning så har vi utvecklat en metod med en tydlig struktur för hur en ljudberikelse till kontorsmiljöer kan designas, och hur designen kan vara så tillfredsställande som möjligt för ens specifika målgrupp. / Sound enrichment is often used in office environments to make it more comfortable for work by lowering speech intelligibility, primarily in open plan offices. (Page, 2020). Traditionally these sound enrichments have consisted of different types of noise to heighten the background noise in the office. We look at sound enrichment, not through the perspective of an engineer, but through the perspective of sound designers and how we can use our knowledge and experience to drive the question of how we create a more intentionally designed work environment in an office. In this work we investigate how a designer can utilize tools like symbolism and legato music in order to create a sound enrichment for an office environment. We do this in order to create a clear structure and solid groundwork for future sound designers to design a sound environment that is more pleasant for the office workers. In the theoretical framework we will bring forth relevant research that shows how this angle of design of sound enrichment has a scientific and established foundation. With this research we have developed a method with a clear structure for how a sound enrichment for office environments can be designed, and how the design can be as satisfying as possible for a specifically targeted group.

As the COVID-19 pandemic became widespread around the world, the need to be able to work from home became clear to help reduce the spread of the virus, while at the same time showing that working from home could be successful in the future. While working from home can be positive, it also has drawback as reduce social interactions, hard to set working boundaries and more. This paper examines the viability to introduce a decentralized office space trough environmental sustainability, economic sustainability and social sustainability for a reference apartment building and an energy renovated one compared to a centralized office space. This study shows that working from a decentralized office space will reduce emissions with better utilization of the apartment building, saving the companies money and having a reasonable payback period for investors, while giving employees better personaleconomic and more free time without compromising on the social sustainability from not meeting people and having a hard time to different on working hours and non-working hours.