Methodology & International Normalization Framework
A structured analytical framework for evaluating leading retail streets based on stability and growth
The Prime High-Street Index evaluates leading retail streets across two equally weighted dimensions:
Scores range from 0 to 100 and are calibrated using historical Swiss prime market data (2012–2026).
Designed for:
The index is calculated at prime high-street level.
Note: Where applicable, zoning systems (e.g. UK Zone A) are normalized to effective ground-floor m² equivalent.
Structural resilience
Contractual continuity and renewal risk
Rent stability across cycles
Capital stability and institutional mix
Property value appreciation
Market demand indicators
Stability reflects long-term asset preservation and renewal risk exposure.
Economic momentum
Share of luxury GLA
Estimated sales per m²
5-year rental growth trajectory
Flagship openings and upgrades
Prime frontage concentration
Growth reflects rental acceleration and premium clustering strength.
| Metric | Threshold | Score |
|---|---|---|
| Avg Lease Age | <4 years | 30 |
| Avg Lease Age | 4–7 years | 50 |
| Avg Lease Age | 7–10 years | 70 |
| Avg Lease Age | 10–14 years | 85 |
| Avg Lease Age | ≥15 years | 95 |
Renewal Exposure:
| Metric | Threshold | Score |
|---|---|---|
| Renewal Exposure (3Y) | >40% | 25 |
| Renewal Exposure (3Y) | 20–40% | 60 |
| Renewal Exposure (3Y) | <10% | 95 |
Example: A street with avg lease age of 11 years earns 85 points for this indicator.
| Luxury Share | Score |
|---|---|
| <15% | 40 |
| 25% | 65 |
| 40% | 85 |
| >50% | 95 |
To ensure international comparability, all rents are converted into effective ground-floor m² equivalents using dynamic adjustment models.
Normalized Rent = Zone A Rent × (ITZA / Total Area) × 10.7639
This produces an effective €/m² equivalent for cross-market comparison.
Example: London Zone A £1,500/sqft → Normalized Effective: £8,790/m² (Effective 100m² Equivalent)
Threshold bands and scoring ranges are calibrated based on:
Swiss prime high-street behavior (2012–2026)
Observed volatility during COVID period
Historic lease duration (10+5 / 5+5 structures)
Sensitivity testing ensures:
* Confidence level does not alter score but indicates data robustness
Streets are classified into five tiers based on their combined Stability and Growth scores.
Institutional-grade prime with exceptional stability and growth
Strong fundamentals with proven resilience
Solid performance with growth potential
Emerging prime with selective opportunities
Developing market with higher risk profile
Note: Scores are relative to the defined universe (Swiss Prime Streets, DACH Prime Streets, International Trophy Streets). A score of 90 indicates top-tier performance within its universe.
Highest achieved market rent per m² in a given street
Adjusted rent for cross-market comparison using ITZA framework
Share of luxury GLA relative to total ground-floor retail area
Percentage of GLA with leases expiring in next 3 years
New store openings minus closures over a given period
Net GLA added to market through new development or conversion
In Terms of Zone A - UK zoning system normalization framework
Seven major luxury conglomerates: LVMH, Kering, Richemont, Prada, Hermès, Chanel, Rolex
Major structural recalibration performed annually to ensure scoring accuracy and market relevance.