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1、Research Asia Pacific|March 2023The race towards automating L&I real estate ContentsContentJLL2 JLL3Survey PrefaceAutomation hardware technologies automate the process of storing and moving items through supply chain channels.Typically,such technologies are used in logistics and industrial(L&I)facil

2、ities such as distribution centres and warehouses,to organise and transport products.By automating certain tasks,automation technology can help logistics companies save time,reduce costs,improve accuracy,and enhance the overall customer experience.The survey focuses on automation hardware technologi

3、es typically used in L&I facilities.These technologies are shown in the table below.The surveys objective is to understand how occupiers use automation technology,and how they plan to use it in the future(2030).There were 55 respondents-the respondent profile is on page 5.The survey was conducted be

4、tween November and December 2022.Automation hardware technology(technology)*Autonomous mobile robots(AMRs)ExoskeletonsAutomated guided vehicles(AGVs)Light directed pickingAutomated storage and retrieval systems(AS/RS)Layer pickingAutomated stretch wrap machinesSortation systemsAuto-storeTelescopic c

5、onveyorsAuto-unloadingVision pickingCarouselVoice picking*See definitions in Appendix The race towards automating L&I real estate Technology plays an increasingly important role in logistics and industrial(L&I)real estate.And across all L&I technological solutions,automation technology has the great

6、est impact on built real estate it impacts the size,scale,scope and use of L&I assets.It also has the greatest impact on operational processes.Automation technology enables occupiers to maximise efficiency,accuracy and speed across operations.It allows for executing more complex tasks faster,while m

7、aintaining health and safety requirements.And it can be more cost-effective across some industries and for some occupiers.However,the way occupiers view technology1 is highly idiosyncratic,specific to throughput,operational processes,L&I space footprint/network,technical knowledge,and labour cost,am

8、ongst others.To better understand how occupiers use automation technology,we conducted a survey of occupiers across Asia Pacific.The key findings are:12345671.The term technology or technologies in this report refers to automation technology.They are used interchangeablyLimited technology uptake cur

9、rently,but ambitious future technological objectivesThe most-used technologies are those that provide outsized efficiency benefits,improve storage capacity,increase accuracy,and have greater flexibility Maximising operational efficiency and future-proofing assets are why occupiers adopt technologyFa

10、lling initial costs are key for en-masse adoption,as well as shortening the payback period Technology capital expenditure(CapEx)will increasingly replace labour wages,but the pace at which this occurs will depend on the balance between cost and efficiency Occupiers have significant growth plans,and

11、more L&I space will be needed to meet growing space requirementsTechnology will be critical in the future,but it will play a limited role in achieving ESG targetsJLL4Executive SummaryThe race towards automating L&I real estate By typeBy location of warehouses/logistics facilitiesBy industryChemicals

12、2%Automotive2%Life sciences7%Electronics13%Other*22%Food&beverage24%Consumer goods31%Japan 58%Mainland China 36%Singapore 35%Indonesia 29%Australia 27%India 25%Malaysia 25%Thailand 24%South Korea 22%New Zealand 20%Hong Kong SAR 18%Philippines 16%Taiwan 16%JLL5Respondent ProfileSource:JLL,1Q23*Includ

13、es other types of logistics providers(intermediaries,logistics processing firms,other transportation companies),shipping companies,sales,distribution and marketing companies,and real estate companiesSource:JLL,1Q23*Includes the energy,building materials,machinery and general retail sectors Note:%may

14、 not equal to 100%due to roundingOffline-only retailerExpress and parcel deliveryHealth/life science firmOmni-channel retailerManufacturer3PL providerOther*38%27%11%9%9%2%4%The race towards automating L&I real estate By Asia Pacific revenueBy real estate strategyUS$1.0 25bn US$25 bnUS$50-100mn29%27%

15、13%11%2%18%UnsureExclusively ownExclusively leaseMostly own51%22%16%5%5%Mostly leaseJLL6Source:JLL,1Q23*Includes the energy,building materials,machinery and general retail sectors Note:%may not equal to 100%due to roundingThe race towards automating L&I real estate JLL71.Large future opportunity Tec

16、hnological innovation and adoption are widely promoted themes in L&I real estate.Along with ESG,automation technology is widely seen as an important differentiator for modern facilities.However,in the context of the broader market,the current technological impact is narrow.Almost 40%of survey respon

17、dents do not currently use any form of automation technology in their warehouse/logistics operations.And for those that do,usage is still relatively limited.This means the opportunity for differentiation is high.More than one in two plan on increasing their use of automation technology by more than

18、25%compared to current levels.While achieving these objectives depends on a number of factors(costs being the biggest factor see page 10),the movement towards greater technology utilisation is clear.And an important outcome is the impact this will have on how L&I facilities are designed,and how prim

19、e grade assets and portfolios are assessed in the future.Survey ResultsQ:By 2030,compared to current levels,do you expect your company to increase or decrease their use of automation technologies?Q.Do you use automation technology?Source:JLL,1Q23Source:JLL,1Q23Yes62%No38%IncreaseDecrease22%50%31%25%

20、to 50%31%10%to 25%15%1%to 10%-10%to-1%2%The race towards automating L&I real estate JLL8Technology typically used by occupiers*2.Wide range of technologyOccupiers use a wide range of automation technology,despite penetration being relatively limited.In general,3PL operators and other logistics servi

21、ce providers tend to use Automated Guided Vehicles(AGVs),Autonomous Guided Robots(AMRs)and voice picking more across their operations,particularly for their e-commerce clients.They also tend to use telescopic conveyers which are easy to deploy and suitable for generic cargo loading and Source:JLL,1Q

22、23*See definitions in Appendix unloading.Omnichannel and e-commerce retailers typically utilise sortation systems for large throughput volume.Looking forward,Automated Storage and Retrieval Systems(AS/RS)may be most important by 2030,as identified by one in five respondents.This was followed by AGVs

23、 and AMRs.These systems typically provide outsized efficiency benefits,improve storage capacity,increase accuracy,lower operating costs over the long term,and enhance safety outcomes.Definitions for each technology can be found in the Appendix.Automated stretch wrap machines35%Automated storage and

24、retrieval systems(AS/RS)33%Automated guided vehicles(AGVs)29%Sortation systems24%Carousel16%Telescopic conveyors16%Autonomous mobile robots(AMRs)13%Voice picking13%Light directed picking11%Vision picking7%Exoskeletons7%Layer picking5%Auto-unloading5%Auto-store5%The race towards automating L&I real e

25、state JLL93.Operational excellence is key Occupiers use automation technology to improve efficiency,accuracy and speed,effectively making their operations as economical as possible.Around three in five respondents cited this as a top three factor as to why they use automation technologies.This is un

26、surprising.Compared to manual labour,technology offers companies significant efficiency upside.The underpinning factor is scalability.Automation technology can help companies handle a larger volume of goods and shipments,allowing them to expand their operations and grow their business.While initial

27、costs are a hurdle,the typical technology vs labour performance gap is very wide.Equal first with improving efficiency,accuracy and speed was the need to future-proof operations.Supply chain disruptions,technological advancement,and labour market issues are forcing companies to make their operations

28、 resilient,flexible and adaptable for the future.Some technologies such as AMRs and AGVs are highly flexible.On the other hand,AS/RS systems have very little flexibility and pose a big risk if a companys business model or sales volumes change.Rounding out the top three factors why companies use auto

29、mation technology is reducing labour costs.Labour is typically the largest operational cost for occupiers(up to 50%,depending on the market).And with the increasing need to control costs and to reduce uncertainty,particularly in a high inflationary environment,the scope for greater technological upt

30、ake could be significant.Source:JLL,1Q23*Equal first placeNote:Ranking and%refers to factors cited as a top three reason62%Improve efficiency,accuracy and speed*62%Future-proof operations*50%Reduce labour costsTop three factors why companies use automation technologiesThe race towards automating L&I

31、 real estate JLL104.Costs are the biggest hurdle High initial capital investment costs(initial set up and implementation costs)are the single biggest hurdle in adopting automation technologies.85%of respondents ranked this as a top three factor while,while 62%cited this as the top roadblock.Related

32、to this is return on investment.The time to recoup costs/long payback period is the second biggest roadblock as cited by survey respondents.In addition to the significant upfront capital for set up and implementation,there will be ongoing maintenance and repairs,as well as the need to retrain existi

33、ng employees to operate and manage the new technology.A lease to a 3PL provider adds further complexity.3PL customers in APAC typically dont want more than a three-year contract with the 3PL provider.This is typically too short a period to recoup the CapEx investment,providing significant disincenti

34、ve for 3PL providers to invest in technology.Having an unsuitable facility rounds out the top three factors that limit the adoption of automation technology.Automation technology can be difficult and costly to adapt to different occupiers.As such,Build-To-Suit(BTS)facilities typically incorporate mo

35、re automation technology solutions.Speculatively built stock is of course more generic.While this allows more flexibility for designing and incorporating technology,it may not be suitable for occupiers with specific technological requirements.Compounding this are the relatively short leases of 2-3 y

36、ears in many markets.This can provide even less incentive for occupiers to invest in automation.Source:JLL,1Q23*Initial set up and implementation costsNote:Ranking and%refers to factors cited as a top three reasonTop three roadblocks in adopting automation technologies85%High initial capital investm

37、ent*47%Payback period too long33%Design of warehouse/logistics facility is not idealThe race towards automating L&I real estate No AutomationFull AutomationLabour workload heavyTech workload heavyBalanced20304%25%42%18%11%Now9%53%38%JLL115.A balanced labour-technology strategy is the futureCurrently

38、,around nine in 10 respondents employ a labour workload heavy strategy.This means that more than 80%of the workload is done by labour,and less than 20%is done by automation technology.While the ratios will differ if segmented by occupier groups,geographies,and building grade,this does reflect the cu

39、rrent inertia of many occupiers in adopting more technology across their portfolios.That said,occupiers have ambitious longer-term technological goals.By 2030,the majority of respondents expect to transition into a balanced labour-technology strategy a workload ratio of 40-60%labour/40-60%automation

40、 technology.The shift to a more balanced strategy will mean that technology CapEx will increasingly replace labour wages.Perhaps paradoxically,automation technology costs will need to fall in order for occupiers to achieve their technological goals.According to Statista,the average cost of an indust

41、rial robot will fall by 60%by 2025(from 2017 levels)2.While the cost threshold will differ between different groups,it is clear from the survey findings that costs will need to fall before automation technology reaches mass adoption.Source:JLL,1Q23 Labour workload heavy:80%labour,20%technologyBalanc

42、ed:40-60%labour,40-60%technologyTech workload heavy:80%technology2.Source:Ark Invest;ID 1120530,Statista,2020.An Industrial robot is a programmable,mechanical device used in place of a person to perform dangerous or repetitive tasks with a high degree of accuracyQ.For one of your typical warehouse/l

43、ogistics facilities,what is the workload ratio between labour and automation technologies?The race towards automating L&I real estate JLL126.More logistics space is neededSimilar to their technological ambitions,survey respondents also have robust expansionary goals.Almost one in three expect to inc

44、rease their Asia Pacific warehouse/logistics footprint by between 25%and 50%by 2030.An even more ambitious one in five expect their companies footprint to rise by more than 50%over the same time period.Asia Pacifics L&I market is rapidly expanding.The market is currently in a strong supply wave,with

45、 almost 28 million sqm of prime stock to be completed this year.Based on current average capital values,this means that the prime L&I investible universe may increase by an estimated USD 38 billion in 2023.However,rising construction costs and interest rates could lead to wide scale project delays.I

46、n any case,the L&I sectors longer-term expansion is clear and will lead to a larger universe for both occupiers and investors.By 2030,compared to current levels,do you expect your companys total Asia Pacific warehouse/logistics space footprint to increase or decrease?7.Limited role for technology in

47、 ESGTechnology and ESG are recognised as important criteria for occupiers,developers and investors,particularly as it relates to their future strategies.But what role can automation technology play in helping achieve companies ESG targets?Only a limited role,according to the majority of survey respo

48、ndents.Nonetheless,a minority of 29%think that automation technology can support their ESG objectives.This may be through energy efficiency gains,decarbonising supply chains,or through more robust health and safety outcomes.5%16%16%31%29%2%-25%to-10%-10%to 0%0%to 10%10%to 25%25%to 50%50%My company d

49、oes not have specific ESG objectivesUnsureTo a great extentTo a limited extentTo no extent29%53%5%4%9%Q.To what extent do you see automation technology playing a role in your company achieving its ESG objectives?The race towards automating L&I real estate JLL13AppendixAutonomous mobile robots(AMRs):

50、Self-guided robots used in material handling and transportation.They navigate autonomously using sensors,cameras,and algorithms and can perform tasks such as transporting materials,picking and sorting inventory,and adapting to changing conditions.AMRs offer increased efficiency,reduced labour costs,

51、improved accuracy,and greater flexibility.They are often used in logistics,manufacturing,and e-commerce.Automated Guide Vehicles(AGVs):A type of mobile robot used to automate material handling and transport tasks.They are self-guided vehicles used in material handling operations to transport goods,s

52、upplies,and raw materials within a warehouse,manufacturing plant,or distribution centre.They use sensors,lasers,and other technologies to navigate autonomously and follow pre-determined paths,reducing the need for manual labour and improving operational efficiency.Automated storage and retrieval sys

53、tems(AS/RS):Computer-controlled systems used to store and retrieve materials,products,and goods in industrial environments.These systems typically consist of multiple storage locations,such as shelves,pallets,or containers,that are managed by automated equipment,such as cranes,conveyors,or robots.AS

54、/RS can be configured for a wide range of applications,from small parts storage to large-scale distribution centres,and they provide significant benefits over traditional manual storage methods,including improved accuracy,increased efficiency,and reduced labour costs.Automated stretch wrap machines:

55、Used to secure and protect products during storage and transportation.These machines use stretch wrap film,which is a flexible and durable material that is stretched around a product or pallet to provide a secure,protective barrier.Automated stretch wrap machines typically consist of a turntable,a f

56、ilm carriage,and a cutting mechanism.The turntable rotates the product or pallet,while the film carriage dispenses and wraps the stretch wrap film around it.They are commonly used in a variety of industries,including manufacturing,retail,and logistics,to secure and protect products during storage an

57、d transportation.Auto-store:A type of automated storage and retrieval system(AS/RS)specifically designed for the handling and storage of packages and parcels in distribution centres and e-commerce fulfilment centres.This type of system is characterised by its compact design,high-density storage capa

58、bilities,and fast,reliable retrieval times.Auto-store systems typically consist of multiple storage locations,such as bins or trays,that are managed by automated equipment,such as conveyors,robots,or cranes,to move packages and parcels in and out of storage.Auto-unloading:An automated system that ef

59、ficiently unloads packages and parcels from delivery vehicles,such as trucks,trains,or ships.This type of system typically consists of a conveyor belt or a series of conveyors,robots,or other automated equipment that can quickly and accurately sort,inspect,and transfer packages and parcels from the

60、delivery vehicle to a storage location or further along the distribution chain.The race towards automating L&I real estate JLL14Carousel:A type of automated storage and retrieval system(AS/RS)that consists of a rotating platform with multiple storage locations,such as shelves,bins,or trays.The carou

61、sel rotates to present a specific storage location to the operator or an automated picking device,allowing for quick and efficient access to stored items.Carousels are often used in a variety of applications,including order fulfilment,small parts storage,and inventory management.The use of carousels

62、 in logistics helps companies optimise their operations and better meet the demands of modern e-commerce and distribution operations.Exoskeletons:Wearable devices that provide additional support and strength to the wearer.These devices are designed to be worn on the outside of the body,over clothing

63、,and are equipped with motors,sensors,and control systems that enhance the wearers physical capabilities.They are used to assist workers in performing physically demanding tasks,such as lifting heavy objects or working in awkward positions,with less strain and fatigue.Exoskeletons have the potential

64、 to change manual labour activity by providing workers with increased strength and support,reducing the physical demands of the job,and improving safety and efficiency.Light directed picking:A method of order picking in which a picker follows illuminated pathways or lighting cues to locate and selec

65、t items for an order.This method of order picking is typically used in warehouses and distribution centres to increase the efficiency and accuracy of the order picking process.By automating the picking process,light directed picking helps companies optimise their operations and better meet the deman

66、ds of modern e-commerce and distribution operations.Layer picking:A method of order picking where items are picked and arranged in layers within a shipping container.The goal is to optimise space,reduce voids,and minimise damage.In layer picking,the heaviest items are picked first and placed in the

67、bottom layer,with lighter items added in subsequent layers.Layer picking reduces manual handling,reduces the risk of injury,and improves overall productivity.It also optimises shipping container space to reduce shipping costs and improve efficiency.Sortation systems:Automated material handling syste

68、ms that are used to sort items into specific groups based on certain criteria,such as size,weight,shape,destination,or other factors.They consist of a series of conveyor belts,chutes,diverters,and other components that work together to direct items to the correct sorting destination.The system is co

69、ntrolled by a warehouse management system(WMS)or other type of software.Sortation systems can be designed to handle a wide range of items,including packages,containers,pallets,and other types of products.Telescopic conveyors:Are a type of material handling equipment used in loading/unloading operati

70、ons in warehouses and distribution centres.They consist of modular sections on wheels that extend and retract to reach the desired length.The conveyor belt is mounted on a telescopic boom that extends from a fixed base and can be adjusted in height to match the load/unload point.This helps to reduce

71、 the need for manual handling of packages,improving safety and efficiency in the workplace.Vision picking:In a vision picking system,a camera captures an image of the items to be picked,and computer vision algorithms analyse the image to determine the items location and identity.The system then prov

72、ides instructions to a robotic arm or other automated picking device to select the item.Vision picking provides several benefits over traditional manual picking methods,including improved accuracy,increased efficiency,and reduced labour costs.Voice picking:In a voice picking system,a worker wears a

73、headset equipped with a microphone,and uses voice commands to communicate with the warehouse management system(WMS).The WMS provides the worker with verbal instructions to select items and the worker confirms the selection with a voice command.This method helps to automate and streamline the order p

74、icking process,reducing the chance for errors and increasing efficiency.The use of voice recognition technology also allows workers to keep their hands free for other tasks,improving overall productivity in the warehouse or distribution centre.The race towards automating L&I real estate About JLLJLL

75、(NYSE:JLL)is a leading professional services firm that specializes in real estate and investment management.JLL shapes the future of real estate for a better world by using the most advanced technology to create rewarding opportunities,amazing spaces and sustainable real estate solutions for our cli

76、ents,our people and our communities.JLL is a Fortune 500 company with annual revenue of$20.9 billion,operations in over 80 countries and a global workforce of more than 103,000 as of December 31,2022.JLL is the brand name,and a registered trademark,of Jones Lang LaSalle Incorporated.For further info

77、rmation,visit .Asia Pacific1 Paya Lebar Link,#10-08 PLQ2Singapore 408533tel+65 6220 .sgResearchRoddy AllanChief Research OfficerAsia PPeter GuevarraDirector,Research ConsultancyAsia PCapital MarketsStuart CrowCEO,Capital MarketsAsia PTom WoolhouseHead of Logistics&IndustrialAsia PMichael IgnatiadisHead of Supply Chain&Logistics SolutionsAsia PMark GladuSenior Director,Logistics&Industrial Capital MarketsAsia PTom OverDirector,Capital Markets TransactionsLeasing,Asia P