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e-tailing on
brick and
mortar retail
in India
A Whitepaper by Colliers International
and Frost & Sullivan
Table of contents
Introduction
Emergence of e-tail
10
11
13
14
Conclusion
16
Introduction
Rapid proliferation of high-speed Internet and Internet-enabled smart devices has
contributed to the expansion of online retail in India at more than 40 percent growth
in FY 2013-14. In contrast, organised retail grew just 10-12 percent in the same
period, while brick and mortar retail, as a whole, grew 6-7 percent. Capital value
and retail rentals remained flat in Indias top seven cities in FY 13-14. Overall
absorption declined and only 1.6 million sq ft of retail space was absorbed in India
in 2014, down from 5.1 million sq ft in 2013. The entry of a number of high profile
participants into the online retail field recently, along with an influx of private equity
funds and investment from foreign venture capitalists, has resulted in a huge boost
in funding that translated to tremendous sales growth in e-tail. Mall owners are
currently, looking for a defense strategy to ensure the viability of their retail assets.
However, as they say there is always an opportunity with a threat, it is observed
that retailers are increasingly integrating both offline and online presence through
different combinations of product presentation, payment, and delivery modules for
their stores and digital platforms.
This whitepaper aims to find out the recent trends in Brick and Mortar retail and
online retail in India and aims to provide an insight into the future, along with a
focus on the impact it had on real estate requirements.
Indias retail industry is flourishing and accounts for 22 percent of the countrys GDP. In 2014, the
market was worth USD 500 billion and is expanding at a CAGR of 15-20 percent. The Indian retail
industry is considered the seventh largest retail market in the world. The penetration level of modern
retail which is 8-10 percent currently is expected to increase six-fold from the current USD 27 billion
to USD 220 billion in 2020.
20%
Unorganised Retail
Organised Retail
33%
92%
7.5%
Footwear
18%
Online Retail
10%
8%
0.50%
Beauty care
6%
3%
2%
30
28.4
25
20
15
18.8
17.2
22.0
15.0
13.0
8.2
10
6.5
5.0
6.5
8.2
7.2
5.9
6.5
0
Bengaluru
Chennai
Hyderabad
Kolkata
Mumbai
NCR
Pune
In 2014 very minimal new supply has come in to the market and developers have not shown miniscule
interest in launching new retail projects. Some of the major changes that the industry started
witnessing, is slower expansion of big pure players, with focus on profitability (reference Exhibit 3).
Exhibit 3: Changes seen in the Indian retail industry
5
3
So far we have not seen any major impact on rentals and capital value of retail malls. Going
forward we see a mixed outlook for malls in India, with global brands focusing on prime shopping
markets.
Exhibit 4: Mixed outlook for malls in India
Emergence of
e-tail
In India the e-tail revolution started officially around two to three years back. Ebay and Amazon were
the first ones to foray in to the market, with companies like Flipkart, Myntra and Snapdeal, etc. joining
the online bandwagon recently. With their unique business models and perseverance, e-tailing
gradually started taking off. The game changer that triggered the growth spurt was Cash on Delivery
(COD) model, which facilitated a safe and convenient shopping experience for consumers. As per
comScore data, Amazon India has received 23.6 million unique visitors, while the number was 23.5
million for Flipkart and 17.9 million for Snapdeal in May 2015.
Competition from e-tailers has been the major reason behind the slowdown of sales for majority of
the bigger mall retailers. The e-tail business in India is expected to grow in the backdrop of fast
growing internet penetration and developing infrastructure like payment and delivery systems.
Exhibit 5: E-tail revenue break-up (in %), 2014, India
Electronics
30%
Books
Beauty and personal products
Home decor and furnishing
15%
Healthcare
10%
6%
Baby products
3%
2%
Source: Internet and Mobile Association of India (IAMAI), Colliers International India Research, Frost & Sullivan
CHALLENGES
Low internet
penetration
Technology
Discounts
Cost of packaging
and distribution
Convenience
Company
Key investors
Amount
(million USD)
Total Funding
Received Since
Flipkart.com
3,151
2009
Snapdeal.com
1,468
2011
Jabong.com
100
2012
89
2007
BigBasket.com
60
2011
Urbanladder.com
50
2012
Limeroad.com
50
2012
Grofers.com
46.5
2013
Firstcry.com
36
2010
Bluestone.com
31
2011
Pepperfry.com
28
2012
19.2
2011
10
2014
2.8
2012
1.6
2003
Myntra.com
(Acquired by
Flipkart in 2014)
Zivame.com
PepperTap.com
PrettySecrets.com
Happilyunmarried.com
WESTSIDE
F U T U R E R E TA I L
Closed more stores than it
opened in 2013
Consolidated Footprint
Growth:
2012-13 : 2.5%
2011-12 :
7.5%
R E S P O N S E BY R E TA I L E R S
Adoption of strategies to integrate
stores with their websites and
trying to make e-tailing a crucial
medium of sales.
For example: Shoppers Stop.
Demand for a regulatory authority
for e-tailing sites in India with
respect to market practices
adopted.
R E S P O N S E BY L A N D L O R D S
Indian landlords yet to be affected
significantly, unlike those in
mature markets such as the USA.
Landlords to persist without hiking
rents owing to lesser margins of
brick and mortar shops.
In future, malls to focus on
portfolios less affected by online
revolution: Gaming zones,
multiplexes, hotel, food and
entertainment, etc.
10
11
In-store
experience
unrivalled by
e-tail
competitors
attention
to customers
Immediate and
accurate feed
back from
customers
Better
customer
engagement
Product
Better
store into
a fulfillment
center
Turning the
experience
zones
Stores
connected to
a central
guidance
system,
providing
promotion and
support
From a mall owners perspective, the mall ownership model has a bearing in successful adoption of
a new strategy. In the Indian market, most of the malls are strata sold to the investors. Multiple
ownerships are resulting in improper mall management and low occupancy. International brands
generally stay away from such malls. It is observed that it is difficult to change formats and tenants
in a strata sold model than in a developer owned mall. It is evident in India that malls owned by
developers like DLF, Unitech, Phoenix, etc. are faring better than strata sold malls because of better
mall management and control over tenant quality.
Exhibit 11: Developer owned overtaking the strata owned malls model
S T R ATA
OWNED
MODEL
Malls
ownership
models
DEVELOPER
OWNED
MODEL
12
International scenario
Colliers view
China
In China, landlords are considering more diversified retail trades that are associated with
experience such as food and beverages (F&B) and entertainment, in a bid to increase footfalls. In
addition, more promotional activities such as art galleries and exhibitions are more acts of this kind.
Some landlords are more willing to enter O2O, establishing webs for their properties, in the hope of
undertaking more online promotions on behalf of tenants and owners themselves. These kind of
owners include Wanda, COFCO and Yintai all quite well known in China.
- Colliers International China Research
Hong Kong
Mall operators in Hong Kong continue to utilize their designated home pages and internet platforms
as an effective means to entice their customers especially the young generation to physical malls.
We see a lot of collaboration between the mall operators and retailers in achieving this. For example,
by teaming up with retailers, mall operators can issue e-coupons which are only available online.
However, it can only be redeemed in designated shops within shopping malls. Events and joint
promotional activities with retailers have been lined up throughout the year and all event information
is available online. Pop star shows can draw crowds too. Special invitations can be obtained online
but with limited seats available, tickets will be distributed by clicking onto certain internet links on the
basis of first click first serve. Supermarkets can be slightly scaled back and more spaces in
shopping malls can then be allocated to tenants engaged in F&B and restaurants since these cannot
be replaced by any e-retailing. All the promotions and latest menu etc. will be made available online
to facilitate visitors who want to dine out in shopping malls.
- Colliers International Hong Kong Research
Australia
Shopping center owners in Australia have embraced online shopping and the use of technology to
better connect the digital shopper with physical shopping malls. The focus is very much on the
multi-channel experience. Shopping centers are becoming digital hubs, which connect the product,
the retailer and the building. Westfield for example, is targeting online shoppers with its Searchable
Mall, a website which helps shoppers find what they want in their local Westfield shopping center
or allows customers to purchase goods online. Facilitating click-and-collect and online order returns
within shopping centers is also a priority, and is being catered for in new center design and tenancy
fit outs.
- Colliers International Australia Research
13
14
railway stations. For example, Amazon collection points are now a common feature in UK shopping
centers, while in Germany, it is reported that 90 percent of the population live within 10 minutes of
free lockers operated by Deutsche Post DHL.
5. Enhanced delivery model
In the US, click and collect is however not very popular because of the big difference in geography.
The US is much larger and more sparsely populated than the UK, making distribution a challenge.
Thus, super markets offer very short delivery times to compete with online shopping. But in
competition, e-commerce sites like Amazon offer same day delivery service in around 10 cities and
Ebay offers same day delivery service in San Francisco and New York in alliance with a number of
big retailers.
Multi channel
Visit the store and order onlne via a kiosk or i-pad
Visit the store and shop on the retailers website via mobile phones
Visit the store and shop on another retailers website for a better price
(also known as showrooming)
Visit the store, compare prices via a barcode scanner and find the
product at another physical store at a lower price
15
Conclusion
Offline and online retail are likely to coexist in India in the future as well, and both
will reinvent themselves to make shopping a more pleasurable experience.
Omni-channel retail strategies will emerge more significant as retailers recognize
that customers want to shop at their will, in their way, and whenever they want
to. However, brick and mortar will remain the cornerstone for retail.
Physical retail can be powerfully supplemented by digital retail and such will be
the case in India in the near future. However, there are issues like poor supply
chain infrastructure in the country that both retailers and e-tailers will have to
overcome. Absence of clear e-commerce laws and lack of customer loyalty will
be challenges that the e-tailers are likely to face moving forward.
Source list:
IBEF (India Brand Equity Foundation)
PWC
IAMAI (Internet and Mobile Association of India)
VCCircle
trak.in
Wikipedia
Business Standard
Economic Times
Mint
16
About
Colliers International Group Inc.
Colliers International Group Inc. (NASDAQ: CIGI; TSX: CIG) is a global leader in commercial real
estate services with more than 16,300 professionals operating from 502 offices in 67 countries. With
an enterprising culture and significant insider ownership, Colliers professionals provide a full range
of services to real estate occupiers, owners and investors worldwide. Services include brokerage,
global corporate solutions, investment sales and capital markets, project management and workplace
solutions, property and asset management, consulting, valuation and appraisal services, and
customized research and thought leadership. Colliers International has been ranked among the top
100 outsourcing firms by the International Association of Outsourcing Professionals Global
Outsourcing for 10 consecutive years, more than any other real estate services firm.
colliers.com
17
Authors:
Surabhi Arora
Associate Director
Research | Colliers International India
surabhi.arora@colliers.com
Sachin Sharma
Manager
Research | Colliers International India
sachin.sharma@colliers.com
Deepa Doraiswamy
Associate Director
Innovation & Knowledge Center | MENASA | Frost & Sullivan
ddoraiswamy@frost.com
Media Contact:
Sukanya Dasgupta
Assistant General Manager
Marketing & Communications | Colliers International India
sukanya.dasgupta@colliers.com
+91 98118 67682