Commercial real estate – More crisis or looming recovery? This collection of analysis explores the outlook for US, UK and European markets Latest analysis: Estimating distress amid growing market concerns Europe Commercial Property Focus How big a threat is debt distress in Europe? Falling interest rates will not prevent a rise in refinancing distress in Europe in the coming years – debt funding gaps will be large and forced selling will increase. However, financing pressures... 7th February 2024 · 20 mins read UK Commercial Property Update Will commercial property distress spread to the UK? Distress in the US commercial property market is once again in the news, but the risk of that spreading to the UK is low. The rise in aggregate loan-to-value ratios to date looks manageable and with... 6th February 2024 · 4 mins read Capital Daily Another mini banking crisis looks unlikely Although last week’s renewed underperformance of US regional banks and equity office REITs sparked fears of another mini banking crisis, a fairly steady decline in the option-adjusted spreads (OAS) of... 6th February 2024 · 4 mins read US Commercial Property Update Distressing state of affairs for some multifamily investors Recent headlines have drawn attention to the immediate risks facing multifamily investors and lenders. While we think this concern is appropriate, we think the biggest risks face assets financed at... 5th February 2024 · 5 mins read US Commercial Property Update Why we see more distress coming in 2024 We expect evidence of distress to ramp up this year as loan extensions end. Many borrowers will be forced to either inject new capital, return assets to lenders or sell into a soft market. Those... 22nd January 2024 · 4 mins read US Commercial Property Update Why have office delinquencies not hit GFC-era highs? The resilience of the US economy in this cycle means the rise in distressed assets has been much slower than in the GFC-era recession, as relatively few firms have gone bust. But the structural... 29th February 2024 · 4 mins read US Commercial Property Update Offices still the most likely source of distress While we expect the office and multifamily sectors to account for the lion’s share of distressed assets over the next couple of years, there is an important distinction between the two. Unlike... 15th February 2024 · 3 mins read Europe Commercial Property Update Answering questions from our debt distress Drop-In This week we held a Drop-In on commercial property distress across the US, UK and Europe. Clients can access a recording here and find related analysis on our dedicated landing page. This Update... 16th February 2024 · 3 mins read How Much Further Does The Downturn Have To Go? US Commercial Property Update Direct market values to fall despite signals from REITs Typically, US REIT price indices have been a good indicator of the growth path for capital values in the direct market. That said, even though REIT prices rebounded in Q4 2023, we don’t expect the... 30th January 2024 · 3 mins read US Commercial Property Update 2024 rate cuts will provide no respite to price corrections Even though we expect the Fed to go into cutting mode within the next six months and the 10-year Treasury yield to fall below 4% in 2024, we don’t expect this to provide any respite for real estate... 29th November 2023 · 3 mins read UK Commercial Property Update Are capital values close to bottoming out? Prices of commercial real estate equities suggest capital values will see a strong recovery in the first few months of 2024. But with no prospect of yield compression and rental growth set to slow, we... 19th January 2024 · 3 mins read Europe Commercial Property Update Our key calls for 2024 Falling interest rates will herald the end of the commercial property downturn in 2024. However, owing to price declines in H1 we still think values will end the year lower. Our forecast for... 5th January 2024 · 3 mins read What Will The Recovery Look Like? UK Commercial Property Focus Why this will be the slowest global recovery on record Relatively high interest rates and structural problems within offices will weigh on the commercial real estate recovery over the next three years. Indeed, we forecast the upturn will be weaker than in... 4th March 2024 · 21 mins read Europe Commercial Property Update Fair value estimates confirm scope for yield falls Fair value calculations combine valuation analysis with a forward-looking view of rents. As such, these estimates reinforce our existing view that there is scope for declines in euro-zone yields... 29th September 2023 · 3 mins read US Commercial Property Update Office values unlikely to regain their peaks even by 2040 The reduction in office demand due to remote work will cause a hit to net operating incomes on a par with, or worse than, that experienced by malls over the last six years. And in line with the... 22nd June 2023 · 4 mins read UK Commercial Property Update UK commercial property returns to stabilise, if not shine Stubbornly high inflation pushed risk-free rates, and yields, somewhat higher than we had anticipated by the end of 2023. By contrast, rental growth proved surprisingly resilient even as the economy... 5th January 2024 · 3 mins read UK Commercial Property Update Higher r* means more pain for property Our recent r* work reinforces the view that property yields will stay relatively high longer term. That implies global returns in low single digits over the next decade or so, well below pre-pandemic... 27th November 2023 · 4 mins read US Commercial Property Update Industrial to join offices as worst-performing sector We are downbeat on industrial total returns over the next two years compared to the consensus because of our relatively pessimistic views on both rents and cap rates. And we think the risks to long... 16th January 2024 · 3 mins read Europe Commercial Property Update What does the recent rebound in REIT prices tell us? At face value, the rebound in European equity REIT prices over recent months suggests that capital values could be nearing their trough. But the past relationship is weak and REITs have benefited from... 2nd February 2024 · 5 mins read UK Commercial Property Focus Investment well placed to recover in 2024 Surging interest rates have not been kind to commercial property investment activity, which recently slumped to a 10-year low. But there are some reasons to think transactions will see a decent, if... 16th November 2023 · 14 mins read Where Are The Biggest Downside Risks? US Commercial Property Focus Where are the risks from US commercial real estate greatest? While we expect a more-than 20% peak-to-trough price correction for US commercial real estate, offices face a much tougher outlook, with large falls in net operating incomes compounding the broader re... 4th April 2023 · 14 mins read UK Commercial Property Update Slower economic recovery is a risk for retail rents High interest rates have taken longer to percolate through the economy than we expected, but we now think consumer spending will contract over the next six months. That poses a risk to our retail rent... 20th December 2023 · 3 mins read Europe Commercial Property Update Will there be a reckoning for European offices? The latest MSCI data indicate that values in western European office markets have held up better since the start of the pandemic when compared with the US and UK. But given these cities face similar... 16th June 2023 · 4 mins read Europe Commercial Property Update Bond market sell-off a reminder of real estate fragilities The scale of the rise in bond yields over recent weeks has provoked worries about the impact on real estate. The sell-off presents an upside risk to our yield outlook, but we think falling inflation... 9th October 2023 · 4 mins read Our Latest Forecast Views US Commercial Property Outlook A tough year in store, but retail returns will be positive This year is being flagged by many as the year the recovery starts, but there is still a substantial amount of pain (and value falls) to come. We think activity will gradually pick up in H2, but... 22nd March 2024 · 22 mins read UK Commercial Property Outlook A recovery, but not much of one With property yields close to a peak and rental growth surprising on the upside, total returns will turn positive in 2024. But we doubt the fall in risk-free interest rates we expect will trigger any... 23rd February 2024 · 23 mins read Europe Commercial Property Outlook Further value falls to come, but should reach trough in H2 Further near-term yield rises will push property values lower in the coming quarters, but better valuations, falling interest rates and improving economic activity suggest a trough should be reached... 21st March 2024 · 31 mins read Event CRE Drop-In: Unpacking the slowest commercial real estate recovery on record 12th March 2024, 3:30PM GMT The recovery that we’re forecasting for the US, UK and euro-zone commercial property markets is likely to be the weakest on record. Not only is the interest rate outlook fundamentally different to...
Europe Commercial Property Focus How big a threat is debt distress in Europe? Falling interest rates will not prevent a rise in refinancing distress in Europe in the coming years – debt funding gaps will be large and forced selling will increase. However, financing pressures... 7th February 2024 · 20 mins read
UK Commercial Property Update Will commercial property distress spread to the UK? Distress in the US commercial property market is once again in the news, but the risk of that spreading to the UK is low. The rise in aggregate loan-to-value ratios to date looks manageable and with... 6th February 2024 · 4 mins read
Capital Daily Another mini banking crisis looks unlikely Although last week’s renewed underperformance of US regional banks and equity office REITs sparked fears of another mini banking crisis, a fairly steady decline in the option-adjusted spreads (OAS) of... 6th February 2024 · 4 mins read
US Commercial Property Update Distressing state of affairs for some multifamily investors Recent headlines have drawn attention to the immediate risks facing multifamily investors and lenders. While we think this concern is appropriate, we think the biggest risks face assets financed at... 5th February 2024 · 5 mins read
US Commercial Property Update Why we see more distress coming in 2024 We expect evidence of distress to ramp up this year as loan extensions end. Many borrowers will be forced to either inject new capital, return assets to lenders or sell into a soft market. Those... 22nd January 2024 · 4 mins read
US Commercial Property Update Why have office delinquencies not hit GFC-era highs? The resilience of the US economy in this cycle means the rise in distressed assets has been much slower than in the GFC-era recession, as relatively few firms have gone bust. But the structural... 29th February 2024 · 4 mins read
US Commercial Property Update Offices still the most likely source of distress While we expect the office and multifamily sectors to account for the lion’s share of distressed assets over the next couple of years, there is an important distinction between the two. Unlike... 15th February 2024 · 3 mins read
Europe Commercial Property Update Answering questions from our debt distress Drop-In This week we held a Drop-In on commercial property distress across the US, UK and Europe. Clients can access a recording here and find related analysis on our dedicated landing page. This Update... 16th February 2024 · 3 mins read
US Commercial Property Update Direct market values to fall despite signals from REITs Typically, US REIT price indices have been a good indicator of the growth path for capital values in the direct market. That said, even though REIT prices rebounded in Q4 2023, we don’t expect the... 30th January 2024 · 3 mins read
US Commercial Property Update 2024 rate cuts will provide no respite to price corrections Even though we expect the Fed to go into cutting mode within the next six months and the 10-year Treasury yield to fall below 4% in 2024, we don’t expect this to provide any respite for real estate... 29th November 2023 · 3 mins read
UK Commercial Property Update Are capital values close to bottoming out? Prices of commercial real estate equities suggest capital values will see a strong recovery in the first few months of 2024. But with no prospect of yield compression and rental growth set to slow, we... 19th January 2024 · 3 mins read
Europe Commercial Property Update Our key calls for 2024 Falling interest rates will herald the end of the commercial property downturn in 2024. However, owing to price declines in H1 we still think values will end the year lower. Our forecast for... 5th January 2024 · 3 mins read
UK Commercial Property Focus Why this will be the slowest global recovery on record Relatively high interest rates and structural problems within offices will weigh on the commercial real estate recovery over the next three years. Indeed, we forecast the upturn will be weaker than in... 4th March 2024 · 21 mins read
Europe Commercial Property Update Fair value estimates confirm scope for yield falls Fair value calculations combine valuation analysis with a forward-looking view of rents. As such, these estimates reinforce our existing view that there is scope for declines in euro-zone yields... 29th September 2023 · 3 mins read
US Commercial Property Update Office values unlikely to regain their peaks even by 2040 The reduction in office demand due to remote work will cause a hit to net operating incomes on a par with, or worse than, that experienced by malls over the last six years. And in line with the... 22nd June 2023 · 4 mins read
UK Commercial Property Update UK commercial property returns to stabilise, if not shine Stubbornly high inflation pushed risk-free rates, and yields, somewhat higher than we had anticipated by the end of 2023. By contrast, rental growth proved surprisingly resilient even as the economy... 5th January 2024 · 3 mins read
UK Commercial Property Update Higher r* means more pain for property Our recent r* work reinforces the view that property yields will stay relatively high longer term. That implies global returns in low single digits over the next decade or so, well below pre-pandemic... 27th November 2023 · 4 mins read
US Commercial Property Update Industrial to join offices as worst-performing sector We are downbeat on industrial total returns over the next two years compared to the consensus because of our relatively pessimistic views on both rents and cap rates. And we think the risks to long... 16th January 2024 · 3 mins read
Europe Commercial Property Update What does the recent rebound in REIT prices tell us? At face value, the rebound in European equity REIT prices over recent months suggests that capital values could be nearing their trough. But the past relationship is weak and REITs have benefited from... 2nd February 2024 · 5 mins read
UK Commercial Property Focus Investment well placed to recover in 2024 Surging interest rates have not been kind to commercial property investment activity, which recently slumped to a 10-year low. But there are some reasons to think transactions will see a decent, if... 16th November 2023 · 14 mins read
US Commercial Property Focus Where are the risks from US commercial real estate greatest? While we expect a more-than 20% peak-to-trough price correction for US commercial real estate, offices face a much tougher outlook, with large falls in net operating incomes compounding the broader re... 4th April 2023 · 14 mins read
UK Commercial Property Update Slower economic recovery is a risk for retail rents High interest rates have taken longer to percolate through the economy than we expected, but we now think consumer spending will contract over the next six months. That poses a risk to our retail rent... 20th December 2023 · 3 mins read
Europe Commercial Property Update Will there be a reckoning for European offices? The latest MSCI data indicate that values in western European office markets have held up better since the start of the pandemic when compared with the US and UK. But given these cities face similar... 16th June 2023 · 4 mins read
Europe Commercial Property Update Bond market sell-off a reminder of real estate fragilities The scale of the rise in bond yields over recent weeks has provoked worries about the impact on real estate. The sell-off presents an upside risk to our yield outlook, but we think falling inflation... 9th October 2023 · 4 mins read
US Commercial Property Outlook A tough year in store, but retail returns will be positive This year is being flagged by many as the year the recovery starts, but there is still a substantial amount of pain (and value falls) to come. We think activity will gradually pick up in H2, but... 22nd March 2024 · 22 mins read
UK Commercial Property Outlook A recovery, but not much of one With property yields close to a peak and rental growth surprising on the upside, total returns will turn positive in 2024. But we doubt the fall in risk-free interest rates we expect will trigger any... 23rd February 2024 · 23 mins read
Europe Commercial Property Outlook Further value falls to come, but should reach trough in H2 Further near-term yield rises will push property values lower in the coming quarters, but better valuations, falling interest rates and improving economic activity suggest a trough should be reached... 21st March 2024 · 31 mins read
Event CRE Drop-In: Unpacking the slowest commercial real estate recovery on record 12th March 2024, 3:30PM GMT The recovery that we’re forecasting for the US, UK and euro-zone commercial property markets is likely to be the weakest on record. Not only is the interest rate outlook fundamentally different to...