Wales has lost nearly 2,000 shops and other retail units since the turn of the century - but has shown a slight recovery in recent years.
The nation has been caught up in a 海角视频-wide high street decline amid the rise of internet shopping and a global economic crash triggered by the credit crunch.
New data from the Valuation Office Agency (VOA). shows that Wales had 31,350 retail properties in 2000/01.
That had fallen to 29,470 in 2018/19 - a drop of 1,880, or 6.0 per cent.
But there does appear to have been a pick up in recent years despite the often gloomy retail picture that has seen many major brands close stores or in some cases disappear off the high street altogether - with names like Poundworld and BHS among those departing.
Retail chiefs in Wales are clear that more action is needed to support the high street and other shopping locations to ensure the sector has a bright future.
Edward Hiller, chief executive of Llandudno landowner Mostyn Estates, said: “The data doesn’t actually square up that well.
“The slight improvement in the past couple of years runs counter to their arguments regarding the internet.
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“As ever, the situation would appear to be more complex.
“Since 2000, rents have risen, then fallen dramatically but rates have generally increased
“A number of supermarkets have appeared and charities have moved into the high street
“Planners have become less resistant to converting redundant shops.
“Let’s hope the VOA are realistic in assessing Rateable Values and that the rates payable by retail businesses across Wales truly reflect where they should be.
“The current burden is both unfair and unsustainable.”
There has been contrasting fortunes on high streets. For example in North Wales places like Rhyl and Bangor have struggling with a high percentage of empty units while popular tourism towns like Conwy and Llandudno have fared better.
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Sara Jones, head of the Welsh Retail Consortium, said: “These figures underline the profound period of change and re-invention underway within the industry, as retailers adapt to shifting shopping habits, new technology, and rising costs.
“Despite all of this we are convinced retailers will continue to have a strong physical presence on thriving and attractive high streets and retail destinations, but less so than is the case now.
“That said, government policy is ratcheting up the cost of employing people in stores and the cost of maintaining a store presence.
“In turn this is making digital routes to market for retailers more attractive and affordable.
“This is upending many retail business models, and means the industry will look very different in future.
“With the business rates multiplier in Wales at a 20-year high, and exceeding that set in England and Scotland, firm action is needed from the Welsh Government to cut the cost of doing business and make the rates system better flex with trading conditions.”
The VOA is responsible for working out how many non-domestic premises each area has so that they can charge the correct business rate.
Local valuation officers compile lists of relevant properties and break them down into different categories - one of which is “retail”.
The VOA data can include both in-use and vacant shops, since both need to be recorded for rating purposes.
A drop in the total number of retail units therefore reflects not just that shops have stopped trading, but that the buildings they were in are no longer available for use as shops - with many changing through planning into different uses.
A closer look at the figures shows that big drop in Wales came towards the start of the 21st century.
Between 2000/01 and 2004/05, the number of retail units in Wales fell by 1,380.
The decline continued at a slower pace for the next few years, bottoming out at 28,870 in 2008/09.
Since then, there has been a slow and slight recovery.
Between 2017/18 and 2018/19 the number of retail units rose slightly 29,440 to 29,470.
Wales isn’t alone in having lost a large number of retail premises since 2000/01.
England has 16,690 fewer than there were back then - a drop of 3.7 per cent.
The number has inched up in the last two years, from 485,690 in 2016/17 to 487,390 in 2017/18 and finally 487,810 in 2018/19.
By comparison, the number stood at 506,500 at the start of the 21st century.