China Warehousing & DC Trends 2014 Survey

Warehousing & DC Trends China Survey 2014 2014 年中国仓储 和配送中心的发展趋势调查 Supported by:

Warehousing & DC Trends China Survey 2014

2014 年中国仓储和配送中心的发展趋势调查

Introduction:

Methodology:

研究方法

Designed to measure warehouse and DC trends in China, the Global Supply Chain Council with the support of IDI Gazeley launched a new survey with the purpose of gaining a deeper understanding of the prevailing trends in the industry. In early 2014, a survey questionnaire was sent to contacts of the council via an email invitation. The survey gleaned over 100 qualified responses, from upper-level managers all the way to CEOs—all involved in decisions regarding their company’s warehouse and DC operations.

In early 2014, A total of 122 respondents took part in the Warehousing & DC trends China survey via on online questionnaire. The survey aimed to understand the types of facilities that are being used, the criteria for selecting facilities, and. The survey also aimed to discover trends in location preference and operations for warehousing in the next 2 to 3 years in China.

2014 年初，共计 122 名受访者通过填写网上问卷参与了中国仓储和配 送中心的发展趋势调查。本调查旨在了解目前使用的设施种类和选择 设施的标准，分析首选地点和未来 2-3 年中国仓储运营的发展趋势。

Demographics:

受访者统计资料

The respondents varied from CEOs to company employees. The majority reported working in executive management roles, with 14% identifying themselves as CEOs, 11% as Vice-Presidents, 8% as General Managers/MDs, and 18% as Directors. A large proportion of respondents also reported working in management roles, with 23% identifying themselves as Senior Managers and 22% as Managers.

Only 4% of respondents identified themselves as employees.

受访者分布上至CEO，下至公司员工。多数受访者从事行政管理工 作，14% 表明自己是CEO，11% 为副总裁，8% 为总经理/董事总经 理，18% 为总监。大部分受访者从事企业管理，23% 表明自己是高级 经理，22% 为经理。仅有 4% 受访者表明自己是公司员工。

Over the next few pages, we’ll present which trends are shaping the industry throughout China, and interpret results against a comparable survey in the United States. We’ll also highlight emerging trends in warehousing location preference and other relevant matters.

More than three fourths of respondents reported that those responsible for the decision of the distribution center location and investment decision are Top Management/Board (56%) and the Logistics/Supply Chain department (57%). Other respondents listed their Procurement department (18%), their Corporate Real Estate department (11%), and the Sales department (8%) as those responsible for the decision.

Management level of respondents

18%

We asked respondents initial questions about the size of their facilities, the number of facilities, and the primary purpose for using 23% warehousing facilities in China. 26% of respondents quoted that the total area of their Warehouse/DC facilities are between 5,000 – 20,000 m2 (meters squared). 23% reported between 20,000 - 50,000 22%quoted less than 5,000 m2. 16% quoted their facilities m2 and 22% are between 50,000 and 150,000 m2 while 14% listed theirs as bigger than 150,000 m2.

22%

8%

18% 8%

11%

14%

4%

CEO

Vice President

CEO、总裁

General Manager Senior Manager Director

总经理 高级经理

Manager

员工

Employee

What part of your organization is responsible for the decision of the distribution center locaiton and the investment decision?

56%

TopManagement/Board

8% 11% 57% 18%

Sales Department Corporate Real Estate Department Logistics/Supply Chain Department Procurement Department

副总裁 总监 经理

受访者的职位

23%

公司高层/董事会

23%

18% 22% 我们首先询问了受访者所在公司的仓储设施面积、数量以及在中国使 用仓储设施的主要目的。26%的受访者称，他们的仓库/配送中心设 施总面积为 5,000 - 20,000 平方米。23%的受访者表示仓储设施面积介 8% 于 20,000 至 50,000 平方米之间，22%的受访者称面积低于 5,000 平方 4% 11% 米。16%称设施面积介于 50,000 至 150,000 平方米之间。14%表示面积 14% 超过 150,000 平方米。 CEO

18%

20,000 - 50,000 m

2

> 150,000 m

2 Manager

2

11%

14%

CEO、总裁

Vice President

Employee

22%

8%

General Manager 仓储和配送中心设施的总面积: Senior Manager Director

总经理 高级经理

56%

员工

21%

26%

23%

16%

14%

11%

5,000 - 20,000 m

53% of respondents listed having between 1 and 5 existing Warehouse/ DC facilities in China, with 18% with between 5 and 10, 13% with between 10 and 20, and 16% with more than 20.

The majority of respondents quoted using the facilities for the purpose of country distribution (59%) and regional distribution (66%). The remainder (43%) quoted raw material and finished goods storage as their primary purpose in China.

When taken together, 47% of respondents have over 5 facilities in China, which is much higher than the 30% in the US study who have more than 3 facilities. This may partly reflect the logistical challenges of covering the China through consolidated hubs, which make it more necessary to put DCs closer to market.

50,000 - 150,000 m

2

副总裁 总监 经理

Sales Department Corporate Real Estate Department Logistics/Supply Chain Department

57% 2

4%

TopManagement/Board

8%

Procurement

53%的受访者目前在中国拥有 1 - 5 个仓库/配送中心，18%拥有 5 - 10 个，13%拥有 10 - 20 个，16%拥有数量多于 20 个。 大部分受访者称主要用途是全国配送（59%）和区域配送（66%）。剩 下的 43% 将原材料和产成品的存储列为在中国设立仓库的主要目的。 综合来看，47%的受访者在中国拥有的仓储设施超过 5 个，比美国的调 查数据高出许多。在美国，拥有 3 个以上仓储设施的仅占 30%。在一定 程度上，这反映出通过整合中心覆盖全中国的物流方式较难实现，因 此有必要让配送中心靠近市场。

< 5,000 m 2

56%

在接下来的几页中，我们将概述中国的行 业变化趋势，并将调查结果与美国一项类 似调查进行比较，解读差异所在。我们也 会重点探讨首选仓储地点和其他相关事项 的新兴趋势。

超过四分之三的受访者表示，决定配送中心地点和投资决策的负责人 是公司高层/董事会（56%）和物流/供应链部门（57%）。其他受访者 认为制定决策的是采购部门（18%）、公司房地产部门（11%）和销售 部门（8%）。

4% 11%Total Area of Warehousing/DC: 14%

< 5,000 m

为了研究中国仓储和配送中心的发展趋 势，全球供应链协会（Global Supply Chain Council）在盖世理（IDI Gazeley）的支持 下开展了一项新的调查，旨在更深入地了 解行业动向。2014 年初，调查问卷通过 电子邮件邀请发送给协会联系人。调查 共回收有效问卷 100 多份。受访人中既有 CEO，又有上层经理，均在公司的仓储和 配送中心运营中参与了决策过程。

中国的仓库和配送中心设施

Warehouse/DC facilities in China

23%

引言

18% 哪个部门负责配送中心的选址及 Department 制定投资决策？

56%

公司高层/董事会

8%

销售部门

11%

公司房地产部门

57%

物流/供应链部门

18%

采购部门

20,000 - 50,000 m 2

84% 43% 30% 33% 25% 18% 34% 43% 44%

Warehousing & DC Trends China Survey 2014

Main 84%Criteria for Selecting a Warehouse facility in China Floor quality Clear height of the building Number of loading doors

30 16 17 22 22 7 8 9 15 22 16 11 2 12 上

海 北 京 天 津 成 都 广 州 沈 阳 无 锡 南 京 宁 波 武 汉 西 安 重 庆 昆 明 厦 门

Building dimension

Site layout Construction quality Service Level Location Price 60%

40%

20%

Most Important

Important

Neutral

Not Relevant

Sh an gh ai Be iji ng Ti an ji C he n ng du W uh an Sh en ya H ng on g Ko G ng ua ng zh ou Sh en zh en

多数受访者将一线城市：上海（84%）、北京（43%）、广州（43%） 和香港（34%）设为目前的仓储设施地点。其他城市包括成都（33%） 、 天 津（30%）、武汉（25%）和沈阳（18%）。

While Shanghai is dominant as the location for current warehouses, its comparative role in the future plans of companies reduces significantly.

This shows that the first tier markets are pretty mature for operators and that the growth of new markets is creating new opportunities and requirements. Companies are also finding substitutes for tight first tier warehouse markets by locating in regional or satellite cities such as Suzhou or Wuxi.

受访者计划两年内在以下城市设立仓储设施：上海（29%）、成都 （22%）、广州（22%）和武汉（22%）。其他受到青睐的城市有天津 （17%）、北京（16%）、西安（16%）和宁波（15%）。 虽然目前大多数仓库设于上海，但是在各公司的未来计划中，上海所 占比重大幅下降。这表明，一线市场对于运营者来说已经比较成熟， 新市场的发展正在带来新的机遇和需求。各公司也在设法替代供不应 求的一线仓储市场，选择区域城市或卫星城市（如苏州或无锡）。

The survey revealed the main criteria for selecting a warehouse facility in China was location and price related. As with the criteria for selecting location, this was also surveyed on a 1-4 scale. Following location (48%) and price (40%), service level (34%) was the next most important criteria when selecting a warehouse facility in China. Site layout (66%), Construction quality (63%), and floor quality (61%) were also listed as comparatively important in the selection process. The number of loading doors (37%) and building dimension (35%) were listed as neutral on significance, while the clear height of the building (6%) was listed as the least relevant criteria.

调查显示，在中国选择仓储设施的主要标准是地点和价格。与选址标 准一样，这项调查也采用了 1-4 分的评分标准。服务水平（34%）排在 地点（48%）和价格（40%）之后，成为在中国选择仓储设施的又一重 要标准。场址布局（66%）、施工质量（63%）和地板质量（61%）也 被列为选择过程中相对重要的因素。装货门的数量（37%）和建筑结 构尺寸（35%）的重要性一般，建筑净高（6%）的重要性最低。

Respondents reported that dealing directly with the property owners (46%) was the most preferred route to sourcing/selecting warehousing space in China. Using a 3PL (44%) was the next most preferred method followed by using real estate agents (23%) and supply chain consultants (22%). Online platforms such as LogMap. asia (6%) are a new popular form of technology, but by the results in this survey it is still taking time to gain traction.

Building

30 16 17 22 22 7 8 9 15 22 16 11 2 12 dimension 84% 43% 30% 33% 25% 18% 34% 43% 44% Site layout

Construction quality

未来两年内计划新建仓库的地点 Service Level Location

在中国选择仓储设施的标准

Our findings reaffirm the sentiment of the market in that price and location are becoming relatively more important in the decision process. As costs are rising in the first tier cities many companies are reevaluating their current warehouse situation in China. Thus factors such as distance to the market and quality of transport infrastructure are becoming increasingly important as some relocate their facilities.

Number of loading doors

84%

Criteria for selecting a warehouse facility in China

We then polled our respondents on a scale of 1-4 (1=not relevant, 4=the most important) on what significant factors are in choosing their warehouse location. Distance to market was rated the most important factor (30%) in choosing their warehouse location, with local cost of warehousing space (21%) and proximity to high way access (20%) as the next most important. Quality of transport infrastructure (65%), Local cost of warehousing space (62%), and availability of qualified labor (61%) were listed as important in choosing a facility location.

Local cost of labor (33%) and proximity to port (32%) were considered more neutral in their relevance towards choosing a location. Proximity to airport (16%) and proximity to intermodal hub (13%) were both voted the least relevant in the decision process.

Clear height of the building

n

Shanghai (29%), Chengdu (22%), Guangzhou (22%), and Wuhan (22%) were among the most popular responses for cities in which respondents plan to open up warehousing facilities in the next two years. Other popular responses were Tianjin (17%), Beijing (16%), Xi’an (16%), and Ningbo (15%).

Floor quality

您目前在哪些城市设有仓库？

我们请受访者就重要性用 1-4 分打分（1=不重要，4=最重要），调 查仓库选址的重要因素。靠近市场被视作仓库选址时最重要的因素 （30%），其次重要的是仓储空间的当地成本（21%）和靠近高速公路 （20%）。交通基础设施的质量（65%）、仓储空间的当地成本（62%） 和具备优质劳动力资源（61%）是选择设施地点的重要标准。劳动力 的当地成本（33%）和靠近港口（32%）在选择地点时的重要性并不突 出。靠近机场（16%）和靠近多式联运中心（13%）在投票中均被视作 最不重要的因素。 调查结果和市场情绪一致，即价格和地点在决策过程中的重要性有所 增加。随着一线城市的成本不断增加，许多公司正在重新评估他们目 前在中国的仓库选址。因此，随着一些公司将仓储设施迁至他处，靠 近市场和交通基础设施的质量成为了更重要的因素。 受访者表示，直接与业主联系（46%）是在中国寻找供应商/选择仓储 场地时最受欢迎的方法。其次是使用第三方物流（44%），接下来是 使用房地产中介（23%）和供应链顾问（22%）。网络平台如 LogMap. asia（6%）是一种新流行的科技形式，但是在调查中我们发现，这种方 式仍然需要一段时间才能获取更多人的关注。

Price 60%

40%

20%

30 Most 16 17 22 22 7 8 Important 9 15 22 16 11 2 12 Important 海 北 京 天 津 成 都 广 州 沈 阳 无 锡 南 京 宁 波 武 汉 西 安 重 庆 昆 明 厦 门

上

Sh

an

gh 海Be ai iji 北C Tia ng 京 n G he jin ua ng 天 ng du Sh津 zh e o 成 nya u 都 W ng 武 Na uxi 汉 njin N g 沈 ingb 阳Wu o ha 香 C X n h港 on i’a g n 广 Ku qing 州nm X in 深 iam g 圳 en

30 16 17 22 22 7 8 9 15 22 16 11 2 12 84% 43% 30% 33% 25% 18% 34% 43% 44%

The majority of respondents quoted first-tier cities: Shanghai (84%), Beijing (43%), Guangzhou (43%), and Hong Kong (34%) as the location of their current warehouse facilities. Other cities included Chengdu (33%), Tianjin (30%), Wuhan (25%), and Shenyang (18%).

上

Plans for new facilities in the coming 2 years

地点选择至关重要

S

Sh an gh ai Be iji ng Ti an ji C he n ng du W uh an Sh en ya H ng on g Ko G ng ua ng zh ou Sh en zh en

84% 43% 30% 33% 25% 18% 34% 43% 44%

Location, Location, Location

上hang 海B ha e i 北 T ijing C京ian G he jin ua ng 天 n d 津 S gzh u 成hen ou 都 yan g 武 N Wu 汉an xi j 沈 Nin ing 阳W gb o 香 uhan C 港X h o i’ a 广K ngq n 州un ing m 深 Xia ing 圳 me

Current cities with Warehousing

2014 年中国仓储和配送中心的发展趋势调查

Neutral

Not Relevant

在中国选择仓储设施的主要标准 地板质量

建筑净高

装货门的数量

建筑结构尺寸

场址布局

施工质量

服务水平

地点

价格 20%

40%

最重要

重要

中立

不重要

60%

agents

Warehousing & DC Trends China Survey 2014

What is your preferred route to sourcing/selecting warehousing space in China?

6%

44%

23%

with the property owners

supply chain Using 3PL 2014Using 年中国仓储和配送中心的发展趋势调查 consultants

Warehousing space costs as part of your logistics costs

仓储空间成本占物流成本的比重

We polled the respondents on what their warehousing space costs are as a percentage of their total logistics costs. 26% of respondents reported that it was between 20 and 30%, and 22% reported it being between 5 to 10%. Then 18% reported their costs being between 30 and 40% of logistics costs, and 15% reporting less than 5%. Followed by 11% reporting between 10 and 20%, and only 8% reported greater than 40%.

我们询问了受访者他们的仓储空间成本占总物流成本的比重。26% 的 受访者表示比重介于 20% 到 30% 之间，22% 表示介于 5% 到 10% 之 间。18% 的人认为仓储空间成本占物流成本的 30%-40%，另有 15% 表 示仓储空间成本的比重低于 5%。11% 的人认为比重是 10%-20%，仅有 8% 表示比重超过 40%。

仓储空间成本占总物流成本的比重

> 40%

8% 30 - 40%

6%

44%

23%

Warehousing space costs as percent of total logistics costs

22%

在中国寻找供应商/选择仓储场地的首选方式

22%

< 5%

17%

15%

18%

Lease

46%

22%

46%Own

83%

5 - 10%

使用在线平台如LogMap.asia

26%

Using online platforms like LogMap.asia Using real estate agents

Dealing direct with the property owners

Using supply chain consultants

Using 3PL

Do you prefer to own or lease your warehouse?

6%

44%

17%

Own23%

Lease 83%

22% 46% Do you prefer to use a build-to-suit building or existing/speculative developed building? 使用在线平台如LogMap.asia 使用房地产中介

Both 38% 使用供应链顾问服务

20%

直接与业主联系 使用第三方物流

20 -30% We then polled our respondents on whether they prefer to own or to lease their warehouse building and 83% stated that they prefer to lease, while only 17% prefer to own their warehouse’s.

A build-to-suit building is a way of leasing a commercial property where the developer or landlord builds to a tenant’s specification. Existing/ speculative-developed buildings are usually built to a standard market specification. 46% of our respondents prefer existing/speculativedeveloped and 20% prefer build-to-suit, while 38% like to use both.

Warehousing operations in the next 2-3 years in China The survey revealed that over the coming 2-3 years, respondents believe that geographical expansion and the increasing size of existing warehouses will change their warehouse operations in China (90%).

Outsourcing to pan-China Third Party Logistics (39%) is another change they are expecting to change their warehousing operations.

Some other changes include further consolidations by reducing the number of distribution centers (22%), and increasing the number of the distribution centers (18%).

What changes are you expecting in your warehousing operations in the next 2 to 3 years in China?

22% 18%

Build-to-suit

Exisiting/speculative 46%拥有 developed 租赁

83%

Further consolidation by reducing the number Decentralization

Geographical expansion

50%

17%

11%

Increase size of exisiting warehouses

40% 39%

Outsourcing to pan-China 3PL 26% 29%

Increase usage of warehouse for specific activities Changes in network because of dramatic shift in demand regions/patterns

使用房地产中介

直接与业主联系

使用供应链顾问服务

使用第三方物流

10 - 20% 我们还询问了受访者他们更愿意拥有还是租赁仓库，83% 选择租赁， 只有 17% 倾向于拥有自己的仓库。

您更愿意拥有还是租赁仓储设施？

定制建造（build-to-suit）是租赁商业地产的一种方式，开发商或房 东按照租户的要求来建造。既有建筑或投机房产则根据市场标准而 建。46% 的受访者更乐意选择既有建筑/投机房产，20% 更倾向于选择 定制建造，另有 38% 认为两者皆可。

未来 2-3 年中国的仓储运营 22% 18%

38% Further consolidation by reducing the number Decentralization

调查显示，受访者认为，在未来 2-3 Geographical 年，地域扩张以及现有仓库的规 expansion 50% 模增长会改变他们在中国的仓库运营（90%）。受访者预计，外包给 Increase size of exisiting warehouses 40% 泛中国第三方物流（39%）也将改变他们的仓储运营。其他变化包 Outsourcing to pan-China 3PL 39% 括，通过减少配送中心数量实现进一步整合（22%）以及增加配送中 26% Increase usage of warehouse for specific activities 心的数量（18%）。 29%

17%

拥有 Both

租赁 83%

20%

Build-to-suit

46%

Exisiting/speculative developed

Changes in network because of dramatic shift in demand regions/patterns

您更愿意选择定制建造还是 既有建筑/投机房产？ 未来 2-3 年内您在中国的仓储运营预计会发生什么变化？ 减少仓储设施的数量,进一步整合 权利分散

22% 18%

50%

地域扩张 40% 39%

增加现有的仓库规模 外包给泛中国第三方物流 增加仓库其他用途的使用率 需求地区/模式的转变导致仓储网络发生变化

26% 29%

38%

两者皆可

20%

定制建造

46%

既有建筑/投机房产

Global Supply Chain Council Unit A, 10F, Block 2, 543 Xin Hua Road, Shanghai Tel: +86 (21) 62801329 www.cha.in Follow us on WeChat:

IDI GAZELEY

Room 805, Tower 1 Kerry Centre, 1515 Nanjing Road (W), Shanghai Tel: +86 (21) 5298 6622 www.brookfieldlogisticsproperties.com

Founded in 2002, the Global Supply Chain Council is Asia’s leading professional organization serving a fast growing community of more than 50,000 executives and representing leading companies who view their value chains as a critical driver of shareholder value and competitiveness.

As an independent professional organization, the Council’s mission is to stimulate the understanding and adoption of supply chain management by providing a range of services including a social platform, websites, magazine, directory, newsletters, research, workgroups, conferences, maps, video among other services. For more information, please visit www.chain.net Global Supply Chain Council成立于2002年，是亚洲领先的专业机构，服务于快速发展的超过5万高层管理者团体，代表了 视自己价值链为股东价值和竞争力的一个关键驱动的龙头企业。 作为一个独立的专业机构，Global Supply Chain Council的使命是通过提供一系列的服务，包括社交平台，网站，杂志，指 南，通讯，调查，专题研讨会，会议，地图、视频以及其他的服务，以促进供应链管理的了解和应用。有关详细信息，请访问 www.chain.net

IDI Gazeley constitutes one of the largest global players in the logistics property sector with 58 million square feet of premier assets and prime land sites to develop an additional 68 million square feet of distribution facilities near major markets and transport routes in North America, Europe, and China. Under the Brookfield Logistics Properties umbrella, they are a part of one of the world’s largest and most sophisticated owners, operators and investors in real estate, infrastructure, renewable power, and private equity.

IDI和盖世理联合打造全球最大物流资产持有者及投资人之一，在北美，欧洲和中国主要市场及战略性地理位置经营管理并持 有的地产达5800万平方英尺，另有6800万平方英尺物流配送仓储项目待开发。在 Brookfield Logistics Properties旗下，这两 大品牌同时隶属于全球地产，基础设施，新能源，和私募股权投资领域的最大持有者，运营商和投资人之一。