Global Data Center Trends 2024

North America
Despite power supply issues, North American data center inventory grew by 24.4% year-over-year in Q1 2024, adding 807.5 MW across Northern Virginia, Chicago, Dallas and Silicon Valley. Northern Virginia led with 391.1 MW of new supply, due to demand from public cloud providers and AI companies. Local governments are addressing power constraints by simplifying permitting and integrating renewable energy into the grid.

Europe
The European data center market grew by nearly 20% year-over-year in Q1 2024. There was significant development in all four major FLAP markets (Frankfurt, London, Amsterdam and Paris), with Paris leading at over 40% year-over-year growth. However, supply shortages persist across the continent, especially in core markets like Frankfurt. Preleasing new facilities is now common, indicating a need for ongoing investment in data center development. Power sourcing remains a key challenge.

Latin America
The region's data center inventory grew by 15% year-over year in Q1 to 650.2 MW, with São Paulo accounting for 67% of the top four countries’ total inventory. Bogotá’s inventory grew the most at 25%.

Asia-Pacific
The region’s data center inventory increased by 22% year-over year in Q1 to 2,996 MW. Tokyo, Sydney, Hong Kong and Singapore each contain well over a half-GW of live power capacity, despite tighter planning constraints in Singapore. The capacity pipeline is strong, with numerous developments under construction across the region.

Figure 1: Data Center Inventory by Market

North America
North American data center vacancy rates hit new lows across major markets. Chicago led again with the biggest year-over-year decrease to 2.4% from 6.7%. Northern Virginia's vacancy rate decline closely followed, dropping to 0.9% from 1.8% the year prior despite an 18% increase in inventory over the same period.

Europe
The FLAP markets' combined vacancy rate fell by 2 percentage points year-over-year in Q1 to 10.6%. Amsterdam had the largest decrease of nearly 8 percentage points to 11.5%. Despite expected new supply, the low vacancy rate should persist due to strong demand.

Latin America
The region’s vacancy rate held steady year-over-year at 11.1%. Querétaro had the biggest decline (1.9 percentage points) to a record-low 1.2%. There is persistently strong regional demand, mainly from hyperscalers.

Asia-Pacific
The vacancy rate slightly increased in Asia-Pacific due to many new project completions, with primary market vacancy rising to 16% from 13.5%. Hong Kong’s vacancy rate hit around 30% due to 195 MW of new 2023 supply amid softer leasing conditions. However, Singapore remained an extremely tight market with a vacancy rate of 1.0%.

Figure 2: Data Center Vacancy Rate by Market

North America
Public cloud providers and AI companies are driving strong demand for North American data centers. All four featured North American markets–Northern Virginia, Chicago, Dallas-Ft. Worth and Silicon Valley–had major year-over-year net absorption increases. Northern Virginia had the largest year-over-year increase at 407.4 MW. Chicago absorbed 218.7 MW, Dallas gained 140.2 MW and Silicon Valley secured 62.6 MW.

Europe
Despite macroeconomic headwinds, Europe’s data center demand remains high. FLAP markets had a significant surge in net absorption, reaching a combined 487.6 MW from Q1 2023 to Q1 2024, nearly double the previous year’s absorption.

Latin America
Latin America's data center demand continues to rise, with net absorption reaching 73.3 MW in Q1 2024. São Paulo, the region's leading market, absorbed 40.4 MW this year. Hyperscalers are expanding their regional presence, seeking reliable data center infrastructure for their growing needs.

Asia-Pacific
Asia-Pacific leasing demand remains strong due to corporate and government digitization, and cloud services adoption. AI-related industries, particularly in Tokyo and Sydney, also show massive potential with multi-MW requirements. Singapore’s take-up increased despite supply constraints. Net absorption in Hong Kong improved due to demand from mainland Chinese companies and multinational hyperscalers.

Figure 3: Data Center Net Absorption by Market, Q1 2023 to Q1 2024

North America
North American data center pricing is significantly accelerating due to supply shortages and high demand. Average asking rates for a typical 250- to 500-kW requirement across all four featured North American markets surged by 20% year-over-year, the highest global increase.

Europe
European data center pricing continues increasing due to high demand and rising construction costs. Rental rates in key markets like Frankfurt and London have steadily climbed over the past 18 months. Frankfurt saw a steeper 15% increase, reflecting its status as one of the most expensive markets in Europe.

Latin America
Latin America’s data center pricing shows a mixed picture this year. Overall rental rates are rising slightly from last year, with market-specific variations. For example, Bogotá saw an unexpected 8% year-over-year colocation rate decrease, possibly due to increased competition or a temporary market correction. Conversely, Santiago’s rental rates increased by 15%, reflecting strong demand and limited supply.

Asia-Pacific
Asia-Pacific pricing has steadily increased due to strong demand and rising construction and operational costs, despite a relatively large amount of new inventory. Singapore, one of the most expensive global markets, is asking over US$300 per kW. Tokyo’s pricing has generally increased, with rates around US$200 per kW. Sydney’s pricing remains steady at US$195 despite significant new supply.

Figure 4: Monthly Pricing Range for 250-500kW (Min-Max) $USD Without Electricity Cost

North America
North American data center availability keeps tightening due to robust demand. Significant supply additions from Q1 2023 to Q1 2024 were quickly absorbed, further reducing leasing availability. Northern Virginia saw the largest decrease (-16.2 MW), followed by Chicago (-10.6 MW) and Dallas (-1.5 MW). Silicon Valley was the only major market with increased availability (+19 MW).

Europe
Despite significantly increased data center supply across FLAP markets, leasing availability stayed relatively flat from Q1 2023 to Q1 2024 due to robust demand quickly absorbing new supply. Amsterdam had Europe’s largest decline, dropping to 65.4 MW from 98.6MW.

Latin America
Latin America's data center availability modestly increased in 2024, largely due to more space in São Paulo, the region's largest market. São Paulo’s availability increased to 62.1 MW from 52.3 MW in Q1 2024. However, this growth remains slight, indicating that demand still exceeds new supply in many Latin American markets.

Asia-Pacific
Leasing availability in Asia-Pacific slightly rose due to a wave of recently completed facilities, yet demand remains high. Many companies are opting for pre-commitments, absorbing a sizable portion of the new supply. Singapore remains supply-constrained, benefiting alternative markets. Overall, Asia-Pacific maintains a balanced supply-and-demand dynamic, facilitating strong conditions for market entry and expansion.

Figure 5: Data Center Availability by Market

Dallas-Ft. Worth

Dallas-Ft. Worth has cemented its status as the nation’s second-largest colocation market, with 31.9% year-over-year inventory growth to 573 MW. Currently, it has a record 372.2 MW of data center space under construction, with 91.8% pre-leased. Limited supply is driving rental rates up across all requirement sizes. Hyperscale and AI companies’ continued interest is further fueling market growth.

Opportunities:

The independent decision-making and faster development timelines of Texas' energy grid, ERCOT, give it a unique advantage over many other markets facing power and supply chain delays. Oncor Electric's available power further strengthens Dallas-Ft. Worth's appeal for data center development.

Increasing land prices in South Dallas over the past three years indicate strong developer and hyperscale interest in this area, signaling potential for further regional expansion.

Challenges:

Unprecedented preleasing and record-high construction levels raise questions about the market's ability to sustain current growth and meet future demand.

Chicago

Available colocation space in Chicago is scarce, with a record-low 1.9% vacancy rate, due to high demand from hyperscalers, enterprise users and especially financial services companies. This limited supply and high demand led to a 33% increase in rental rates over the past year. The challenge of power procurement is driving data center development westward towards areas like Elk Grove, Northlake, Wood Dale, Hoffman Estates and Itasca. Meanwhile, established providers are strategically acquiring developed land near existing campuses for future expansion.

Opportunities:

Limited land availability in core areas is driving exploration of new submarkets and redevelopment opportunities, offering a chance for innovative solutions.

Challenges:

Affordable development land is scarce and power procurement poses a significant challenge.

Silicon Valley

Public cloud providers continue to dominate the tech industry’s epicenter, setting a gross leasing absorption record in 2023. Most leases were full building takeovers by cloud service providers, whose cloud businesses are growing partly due to AI adoption. The 6.5% market vacancy is solely in second-generation space, mainly smaller 1-2MW suites, which struggle to meet market standards for performance and efficiency. Power constraints will limit new data center supply for the foreseeable future. Asking rental rates in the 250- to 500-kW range have reached $155 to $250 per kW, the highest in our report.

Opportunities:

The constrained power grid has opened opportunities for new technology and alternative power sources like fuel cells or on-site generation systems, to alleviate the market’s supply crunch.

Challenges:

Several developers who purchased property to build a data center have been informed that they won’t receive utility power for over a decade. They must decide whether to wait, sell, reposition or pursue a less-common alternative power source.

EMERGING MARKET

Northern Indiana

Two major hyperscaler announcements this year highlighted Northern Indiana as a new data center frontier. Located near major Midwest cities, it’s become one of North America’s fastest-growing markets for new greenfield data center projects. Cities within a 300-mile radius, including Chicago, Toledo, Cincinnati, Detroit, Cleveland and Columbus, are fueling interest in new data center development. Power and land availability, along with tax incentives, are set to drive further growth in 2025.

EMERGING MARKET

Boise, Idaho

In 2022, a leading hyperscaler announced a major development in Kuna, near Boise, Idaho, sparking significant interest for data center development land. We anticipate ongoing development in this region due to Idaho Power’s prevalent hydropower, a new solar facility in Pleasant Valley, abundant land and minimal natural disaster risk.

Frankfurt

Germany’s financial capital maintains the lowest vacancy rate (6%) of any primary market. Data center space is typically preleased before a facility opens, making it nearly impossible for many organizations to find space in this market. Remaining capacity is quickly leased, with Frankfurt’s absorption rate being the lowest of any FLAP market. CBRE expects the vacancy rate to drop below 5% this year.

Despite this low availability, organizations are not deterred. There is strong demand for data center space in Frankfurt, with hyperscalers and many enterprises seeking to grow their substantial presence in the metro market. Operators have responded by adding significant capacity to their pipeline and initiating construction for 2024 and 2025 projects.

However, any space in Frankfurt not already pre-leased will likely be swiftly leased. This situation is further complicated by the difficulties providers face in delivering supply due to issues with securing power, finding suitable land and obtaining the necessary construction permits.

Opportunities:

Providing service to Frankfurt from nearby areas like Mainz, located west of Frankfurt, may present an opportunity for providers due to its proximity to hyperscaler availability zones.

Challenges:

Providers face more regulations, limiting available building areas and increasing their already high construction costs.

London

The British capital still attracts significant demand despite its supply shortage. Hyperscalers primarily drive demand in London’s western corridor but are seeking data center space further afield. Expected demand growth from start-ups, enterprises and GPU-as-a-service providers will likely be challenged by capacity scarcity, limited power availability and few local AI-ready data centers. Hyperscalers and enterprises may struggle to find available power in the largest submarkets. However, areas well outside of London’s main regions, with less data center concentration, may offer more options. Consequently, London’s development radius will likely expand, even after key electricity substation upgrades.

Opportunities:

Providers who find a site with available power and proximity to hyperscaler availability zones are far likelier to lease space in a data center that can be built on it.

Challenges:

Securing power sources for data centers is increasingly challenging for providers, potentially driving hyperscalers to invest elsewhere due to the considerable difficulty of development.

Amsterdam

Amsterdam, a top global connectivity hub and Europe’s third-largest market, remains a strategic region for international data transfer and peering. However, stringent data center regulations and limited power availability make building data centers more challenging. This has slowed development relative to other primary European markets. There is no new supply this year and 2023’s growth was lower than any other FLAPD market, except the much larger London. Year-over-year new supply declines and take-up are common in Amsterdam, like any other data center market after a strong year.

In the short-term, limited power availability will deter development and limit new supply delivery. Numerous markets face this same issue. Still, the expected 2025 completion of a key local electricity substation upgrade should boost future data center development, as Europe faces a need for available wholesale capacity.

Opportunities:

Amsterdam is underrepresented in hyperscaler deployments. It’s imperative for operators to make Amsterdam appealing to hyperscalers, as they account for the vast majority of data center demand.

Challenges:

Attracting data center investment may be difficult for Amsterdam due to regulatory constraints such as a national moratorium on data centers with a maximum IT load of over 70MW.

Paris

Paris recently surpassed Amsterdam and Dublin in terms of growth. It is expected to become Europe’s third-largest market for total supply this year, after Frankfurt and London. Demand, pricing and construction costs are rising due to record levels of data center capacity being delivered to meet the growing requirements of hyperscalers.

Over the past two years, take-up has surged due to the top hyperscalers’ local cloud regions, with much expansion and new construction delivering space in South Paris last year. Major cloud providers now offer, or soon will, a “Sovereign Cloud” product aimed at French public sector organizations and other security-needy sectors like healthcare and financial services.

Opportunities:

More hyperscaler business is obtainable if operators can overcome regulatory and labor law challenges to deliver ample new capacity this year. The potential success makes the risk worthwhile, considering the scale of hyperscaler deployments, particularly in South Paris.

Challenges:

Securing land and power for new developments is increasingly difficult, particularly in the North. The zoning restrictions initiated due to the 2024 Olympics have further complicated matters for providers and others aiming to build in the region.

EMERGING MARKET

Madrid

Data center development in Madrid is expected to accelerate this year despite its relatively high vacancy rate. In contrast, it experienced a development slowdown last year, following a peak in 2022 when market supply nearly doubled. This vacant space surplus distinguishes Madrid from other secondary markets like Milan and Vienna.

EMERGING MARKET

Oslo

Norway’s capital and largest city hosts a mix of retail and wholesale colocation data centers. It had 70MW of supply as of Q4 2023. It is one of Europe’s faster-growing markets due to available, affordable power and land, prompting significant construction of wholesale data center campuses in the broader region.

Querétaro, Mexico

Querétaro, an internet backbone connecting Mexico City and the U.S., is a favored location for hyperscale development in Mexico. Its ample land, professional industrial park operators and easy road access make it ideal for new developments. Additionally, it hosts several banks and telecom companies.

The region already hosts cloud availability zones for Amazon Web Services and Microsoft, with the latter having recently opened. Odata, KIO and Ascenty have consistently expanded their presence here over recent years. However, power challenges have slowed new data center launches and expansions. Hopes for resolving these challenges by 2025 are fading, making 2026 a more likely timeline for energy solutions implementation.

Opportunities:

Electrical infrastructure limitations hinder market growth but strong demand persists. Securing extra electrical capacity can give operators a significant advantage. Solid government support for the tech sector enhances this market’s appeal for data center investment. Furthermore, land costs remain attractive compared with other markets.

Challenges:

Power supply is the main challenge in the region, impacting Querétaro and other Mexican markets. There are many industrial parks but few have secure energy capacity. Those that do often charge high prices.

São Paulo, Brazil

São Paulo is Latin America’s primary data center market, boasting its largest data center campus under development. This market’s advantages include the country’s best connectivity, strong energy supply and power infrastructure, and proximity to many corporate headquarters and a high-skilled IT labor force. Furthermore, it has the country’s largest concentration of rapidly expanding data center retailers and wholesalers. Its clean energy sources, primarily hydroelectricity, are diversifying with increasing investments in solar and wind power, ensuring stable energy supply.

Opportunities:

The market’s potential for AI workload deployment has been studied, taking its clean energy matrix and energy availability into account. Certain areas in Barueri and Osasco have attracted development interest for smaller demands, as land and energy availability diminish.

Challenges:

Space and energy constraints are forcing new development farther from the market’s core.

Santiago, Chile

The Santiago market is connected to several submarine cables through Valparaíso, including the US$400-million Humboldt submarine cable project, a public-private partnership with Google, set to launch in 2026 and link the country to Sydney. This diverse data center market—encompassing retail, hyperscale and public cloud providers—creates a strong ecosystem in a key Latin American country, despite its small size and population. With market vacancy at a record-low 1.1%, hyperscalers and public cloud providers are demanding more energy. Regulation has been widely discussed, with debates over data center permits and usage in different zones.

Opportunities:

The connection to Australia should bring more demand. New companies will likely enter the market with the lowest vacancy rate in Latin America, despite recent project completions.

Challenges:

This is a challenging region for data center development, with just a few areas permitting construction. Water restrictions also contribute to the difficulties developers have faced.

Bogotá, Colombia

Bogotá's data center market approached the size of Querétaro's last year due to increasing demand for cloud services, data storage and digital transformation initiatives. Hyperscalers have expanded their regional presence and newcomers have launched data centers through powered shell acquisitions in the main Free Trade Zones. These zones offer tax benefits and strategic locations near main highways and industrial corridors. The market utilizes green energy, despite some transmission constraints.

Opportunities:

Several established free trade zones in the city’s main industrial corridors offer financial benefits. Due to some project delays in the region, there are opportunities this year to acquire remaining land subject to tax benefits.

Challenges:

Some free trade zones are far from the city’s core, with only a few fiber paths. Additionally, establishing the energy infrastructure needed for hyperscale projects may delay data center delivery dates.

EMERGING MARKET

Rio de Janeiro, Brazil

Brazil’s second-largest market has consistently grown, delivering key hyperscale developments. As some industrial regions become saturated, new areas are emerging, prioritizing energy supply expansion.

EMERGING MARKET

Lima, Peru

Peru has garnered attention for its significant data center activity. The market is transitioning from telecom sites to a third-party focus, facilitated by the entry of international companies like Equinix and Odata.

Singapore

As a major regional data center hub, Singapore has consistently high demand. However, scarce new supply has led to a 1.0% vacancy rate. An upcoming 80-MW supply awarded from the Data Center-Call for Application (DC-CFA) and 58 MW from the recently announced Singtel Tuas DC will provide temporary relief, supporting market expansion. As new capacity development extends to neighboring markets like Johor and Batam, Singapore will remain the regional interconnection hub. Data center operators will shift focus from size to technology and sustainability, driven by the AI demand boom requiring higher rack density specifications and advanced cooling technology.

Opportunities:

Singapore is a top Asia-Pacific market, enjoying political stability, robust digital infrastructure and connectivity, and a tech-friendly business environment. Its serious focus on technological innovation and decarbonization also make it a regional leader, as well as a springboard to many fast-growing Asia-Pacific countries.

Challenges:

Power constraints and government restrictions have limited new supply. Competition from nearby countries with cheaper land, development costs, taxes and utility provide alternative opportunities to operators, investors and customers. Singapore must form part of multi-market strategy to sustain its regional leadership.

Tokyo

This key Asia-Pacific data center market is experiencing strong interest from occupiers and investors. The demand is largely driven by public cloud providers that seek space in strategically located central Tokyo edge facilities, and AI-related companies, which target suburban locations. Greater Tokyo’s current vacancy rate is around 10% to 15%. Despite the expected completion of numerous data centers over the next few years, prices remain stable or are rising due to strong demand. The government promotes data center development in regional areas like Osaka, Fukuoka and Hokkaido as part of its “digital garden city nation" vision.

Opportunities:

Tokyo, Japan’s telecommunications hub, is an established data center market with strong international connectivity. It’s currently experiencing high data center demand due to the growth and adoption of cloud services. The surge in AI-related deployments also offers opportunities for colocation/edge providers.

Challenges:

Limited land and power constraints increase costs and potentially delay new developments. Emerging competitors from decentralized locations such as Hokkaido and Kyushu offer alternative options for non-latency-critical AI deployments.

Hong Kong

Hong Kong is a major connectivity and commercial hub, acting as a gateway to China. Recent data center supply has outpaced demand, causing an uptick in vacancy levels. Mainland Chinese companies and international hyperscalers drive most absorption. Hong Kong IT service providers have also boosted regional take-up. The current wave of supply is expected to persist until mid-2025, then taper off, allowing greater long-term supply-and-demand balance. Given the softer vacancy rates, the outlook for colocation pricing in the retail & enterprise sectors remains relatively subdued.

Opportunities:

Large multinational and domestic hyperscalers have leveraged the high vacancy rate to secure large transactions over the past year. Despite challenges, Hong Kong’s political and environmental stability, along with its role as a regional commercial hub, continues to attract data center occupiers with new supply and competitive prices.

Challenges:

Geopolitical issues still affect multinational retail & enterprise companies’ data center plans in Hong Kong, impacting absorption. The slowing Chinese economy has also reduced activity from mainland Chinese occupiers, though they remain the main market participants. With limited new land and power supply, developers and operators might retrofit existing industrial buildings for supply after 2026.

Sydney

As one of Asia-Pacific’s largest data center markets, Sydney continues to attract public cloud providers, operators and investors. The persistent demand for colocation capacity is driven by governmental and corporate shifts from traditional on-premises/enterprise models to colocation and cloud service solutions. Despite a slight softening in vacancy levels, the market has seen an influx of new colocation developments, which has increased supply and kept pricing stable. Future growth is expected to be driven by significant activity in the cloud, content, gaming and AI-related industries, necessitating greater use of liquid cooling technologies for intensive computing workloads. The continued expansion by U.S.-based public cloud providers will support Sydney’s and Australia’s data center ecosystem.

Opportunities:

Sydney offers a robust data center market, attracting public cloud providers, content, gaming and AI-related industries. With growth constraints in other Asia-Pacific markets, Sydney offers a viable alternative for meeting regional data center demand.

Challenges:

Sydney’s large development pipeline may pressure vacancy levels in the short-to-medium term. Power accessibility remains a challenge, impacting development timelines.

EMERGING MARKET

Mumbai, India

Mumbai, India’s largest data center market, boasts over 600 MW of live capacity, comprising about 54% of the overall market. Inventory is expected to surge due to strong demand from banking, financial services and insurance companies, hyperscalers, and media segments supported by international/domestic network connectivity and the government. Generative AI deployments are also fueling demand. Both established domestic and global operators are expanding in the market. International investors planning major developments in Greater Mumbai (Navi Mumbai) include Blackstone, Digital Edge, Digital Connexion and Princeton Digital Group.

EMERGING MARKET

Seoul, South Korea

Greater Seoul’s total capacity of 605 MW makes it Korea’s largest data center market. Previously dominated by domestic telecoms and Korean companies, the market now welcomes many new facilities from international developers, expecting a two-thirds increase in supply by 2026. The government’s restrictions on power availability are causing developers to explore land outside of Greater Seoul. Most facilities are pre-leased to hyperscalers because customer demand is high, limiting remaining capacity for enterprise users.