So says chartered surveyor Mike Eagleton at a time when traffic-choked Birmingham may be on the brink of following London?s example and introducing its own system of congestion charging.
Such a move is regarded by Mr Eagleton and many other property professionals as bad news for city centre property developers and landlords - and a welcome boost for out-of-town business parks.
He cites the success of the M42 motorway corridor east of Birmingham - now a prime office location which has attracted many high-profile companies from outside the West Midlands alongside well-established regional players.
"Birmingham's communications links have undoubtedly influenced a number of London-based and international corporations in their choice of location,? says Mr Eagleton, of Birmingham-based Eagleton & Co.
"But where a city centre presence is not paramount, then the threat of city centre cost penalties for businesses or their employees throws the emphasis on to out-of-town locations.
"The threat of congestion changes - currently under scrutiny by Birmingham City Council - is most definitely a negative factor in the decision-making process when companies consider relocation to Birmingham."
The appeal of out-of-town locations is underscored by the findings of the latest Business Park Review revealed by property adviser GVA Grimley. According to the survey, 2002 proved an active year for business parks in the Midlands, with overall take-up increasing by a whopping 40 per cent on the previous year.
Figures for the last six months of 2002 show how clearly the West Midlands was bucking the UK trend, with take-up levels up by almost 30 per cent compared with a national average of 13 per cent.
This was largely due to a number of large-scale acquisitions, according to GVA Grimley's Birmingham-based national head of business parks, Carl Potter.
A prime example is what is described as the biggest out-of-town letting in the Midlands, when National Grid Transco acquired 215,300 sq ft at Warwick Technology Park - almost a quarter of the total take-up in the last six months of 2002.
The biggest and one of the most complex since it involved the letting of the entire Conoco Centre at Warwick Technology Park to power giant National Grid Transco - AND the simultaneous moving out of several sub-tenants to make way for NGT.
Such deals are few and far between but Mr Potter cites other significant lettings in the latter half of 2002 such as Lunn Poly's acquisition of 49,500 sq ft at Westwood Business Park - and he is confident that the outlook for this market remains positive.
"There are a number of unfulfilled requirements being actively pursued by organisations looking to consolidate their operations into more efficient facilities," says Mr Potter.
"Although the sector is somewhat frustrated by the level of second-hand stock being brought to the market, the Midlands continues to excel following the success of Birmingham Business Park."
Another potential winner, according to Mr Eagleton, is the Coleshill Manor Office Campus alongside the M42, M6 and Birmingham Toll Road, where IM Properties has embarked on a #5 million refurbishment.
The first phase will be ready for occupiers next January if all goes according to plan and Warwick-based IM promises that potential occupiers will be quickly seduced by the character, quality and convenience of these self-contained offices.
Not least, says Mr Eagleton, because of the gothic-style landmark building, with its lofty tower and extensive outbuildings, and the 200 acres or so of parkland that surround it. The pulling power is summed up by IM commercial director Mick Jones, who says: "The emphasis of the refurbishment brief is to create self-contained office suites in a range of sizes - each with its own individual front door - within a secure parkland environment.
"The style of the manor and the offices being created in the original coach houses and stables will make a statement of quality and culture that will reflect in a positive way on the occupiers."
The first-phase offices - a mixture of refurbished space in the listed buildings, new offices and studio units around the old walled gardens and a new single-storey building - will range in size from 563 sq ft to 11,786 sq ft.
According to Eagleton, which is marketing the development, the second stage units will rise up across the tree-studded parkland in a mixture of shapes and sizes ranging from 1,034 sq ft to 1,479 sq ft. Alongside them will be some much bigger design-and-build office and corporate HQ buildings, measuring in at between 22,208 sq ft and 31,290 sq ft.
Further evidence of how out-of-town office space can woo footloose occupiers comes from another Birmingham-based agent, Grenville Smith & Duncan, which has completed a hat-trick of deals at Hampton-in-Arden, near Solihull, close to junction six of the M42.
Two deals accounting for some 4,000 sq ft of space were signed and sealed within days of practical completion at Courtenay Developments' 13,000 sq ft Station Court scheme, together with the sales of the listed station building for #185,000 to an individual investor.
Unit three - 2,000 sq ft - in the scheme's building B fetched more than #200 per sq ft in a deal with local IT firm Target Systems UK and unit four - also 2,000 sq ft - was acquired for a similar sum by national mobile phone firm Phonebox UK.
John Hammond, of GSD - joint agents with Barlow Associates - says: "One of the major attractions of this scheme is to offer the occupier the rare opportunity to purchase high-quality office accommodation suitable for incorporating in a self-administered pension fund. The remaining space - a 5,000 sq ft in building A and 4,000 sq ft in building B - is still on offer - a situation which we do not anticipate will last for long."
A similar spirit of optimism abounds at another out-of-town scheme, The Courtyard at Tewkesbury Business Park, which, according to developer Robert Hitchins, is attracting strong interest as it nears completion.
Adding up to 40,000 sq ft in all, it's the first speculative office build at Tewkesbury Business Park and one that offers footloose occupiers who want to rent or buy a strong choice of quality open-plan space a stone's throw from junction nine of the M5.
The office units range in size from 1,000 sq ft to 10,000 sq ft - the centrepiece being two restored former barns, the Granary and Long Barn, one of which is listed. According to Malcolm Tyre, development surveyor for Robert Hitchins, the sympathetic scheme means using traditional construction methods to create attractive yet functional office space.
He says: "The Courtyard is something quite unique for Tewkesbury and indeed the north of the county. The range and flexibility of quality office space available is attracting interest both from Tewkesbury and from Cheltenham.
"With the continued success of Tewkesbury Business Park as a location for business occupiers, we are already planning our next phases of development."
Agents Alder King confirm that the development has generated a consistent level of interest since building work began and this can only increase as the scheme nears completion.