UK Commercial Real Estate Market Outlook
|
|
- Grace Underwood
- 8 years ago
- Views:
Transcription
1 UK Commercial Real Estate Market Outlook April 214
2 Foreword Paul Coates, Head of Real Estate Welcome to this first of a series of notes exploring the outlook for UK Commercial Real Estate. In this note we reflect on what the market is telling us by considering transaction volumes, pricing and risk premium. Alongside this, we set out our capital and rental growth forecasts, derived from RBS Economics macrolevel outlook for the UK economy. Finally we highlight the lead indicators of listed companies share price performance and analyst recommendations.
3 Summary The Wall Street proverb When the ducks quack, feed them is a good way to set the scene for our UK Commercial Real Estate (CRE) market outlook. The sector has been dominated by accelerating growth over the past 6-12 months. We think this is set fair for the near-term. With the prospects for UK CRE intertwined with the economy s recovery we set out below the RBS Economics forecasts for GDP, RPI and rates. Our opening chart highlights the pace of transaction volumes and capital growth through 213, with the former supported by some notably large lot size deals, for example Broadgate, More London and Chiswick Park. Appetite for UK CRE drove transaction volumes to 3.bn in 213, an increase of 6% on 212 with Q4-13 reflecting a quarterly increase of c.7%. This strong tailwind of demand pushed capital growth for 213 to 4.6%. The scale of this growth is highlighted by the month on month recovery that took capital growth from negative territory at the start of the year (-.2% Jan-13) to 1.4% by Dec-13. Whilst forecasts of steady growth in GDP and broadly flat RPI bode well, the consequential increase in rates (albeit not forecast until the end of 21) will exert upward pressure on CRE yields. The timing and pace of this inevitable rise is likely to be the biggest source of downside valuation risk to UK CRE, even though it is expected to be off-set, to some extent, by forecast rental growth. Looking out to the end of 217, each economic and rates forecast shows growth GDP RPI 3 Base rate 1 yr gilts yr swaps Source: RBS Most with experience in the market are either cautiously optimistic or modestly pessimistic. Our forecasts point towards increasing All Property capital growth for 214 (1.%) and 21 (2.9%), with mild declines through 216 (-.4%) and 217 (-1.7%). Economic Forecasts (Nov - 13)
4 If rates are expected to lead the pack in terms of impact on UK CRE, risk premium is likely to be a close second. One of the most striking characteristics of current forecasts (including RBS) is the reducing risk premium for the period to the end of 217. RBS forecasts show a reduction from c.3bps to c.1bps between the end of 214 and 217. This forecast reduction absorbs at least some of the upwards pressure on yields arising from increased rates and could potentially underestimate the scale of downside valuation risk. Before we delve into risk premium, capital and rental growth forecasts, we set the scene with a snapshot of investment activity. UK Commercial Real Estate Market 213 The accelerating pace of transaction volumes and capital growth ( bn) Jan-13 Feb-13 Mar-13 Apr-13 May-13 Jun-13 Jul-13 Aug-13 Transaction Volume - Quarterly All Property (LHS) Capital Growth - Monthly All Property (RHS) Sep-13 Oct-13 Nov-13 Dec Source: Property Data, CBRE 4
5 Transaction volumes Whilst each of the metrics covered by this note are linked, we consider transaction volumes to be the best starting point. This is because it highlights the dominance of specific investor groups and the areas of the market for which there is most demand. Polarisation was a much used word in 213. The interaction of dominant Overseas Investors (across acquisitions and sales), Central London Office transaction volumes and yield compression driven capital growth, is a good example of the win:win dynamic at play in some of the most dominant areas of the market. The scale of activity by Overseas Investors with regards to Central London Offices, and its downward pressure on yields is so dominant that it can overshadow the more measured activity and pricing across the rest of the UK market. Whilst there is a risk of groupthink pushing the Central London and the highest quality, large lot size retail markets to levels dislocated from traditional real estate investment fundamentals, we do not think this applies across the market as a whole. Investment Transaction Activity 213 Overseas Investors accounted for 4% of acquisitions and 32% of disposals ( bn) Institutions Quoted Property Companies Private Property Companies Overseas Investors Private Individuals Aquisitions Sales Net Occupiers Financial/ Banks Others Source: Property Data In addition to CRE fundamentals, whether Overseas Investor demand is maintained will be dependent on the known unknown external factors of, for example, the actions of international governments, central banks and regulators, global economic growth, political and civil unrest, and FX. Anecdotal evidence and sentiment from the start of 214 suggests Overseas Investor demand is likely to continue for now. However, any marked decline in its pace or a switch to net sales will likely have a material impact on the UK CRE market. Notwithstanding these uncertainties, the absolute and relative returns from UK CRE continue to feed investor demand. In the following section we consider the income return and risk premium attractions of the market. Investment Transaction Activity 213 (Volumes vs. Yield) Central London Offices accounted for 4% of transactions ( bn) Central London Office Rest of UK Office Transaction Volume (LHS) Net Initial Yield (RHS) Shopping Centre Retail Warehouse Shop/ Supermarket Industial Leisure Source: Property Data
6 Risk premium Both transaction data and IPD s index point to a c.6% All Property net initial yield as at the end of 213. This supports the absolute and relative income return attractions of the UK CRE asset class. In addition to the absolute return of a c.6% yield, the sector s relative attractions are clearly illustrated by the spot risk premium against alternative asset classes. As at December 213 the spread relative to 1 year gilts was 3.2%, with 2.4% against corporate bonds and 2.9% against the FTSE dividend yield. Whilst the spread narrows as we look out to the end of 217, it remains positive at 1.% (1 year gilts), 1.4% (corporate bonds) and 1.7% (FTSE dividend yield). Time will tell whether this level of yield gap is sufficient to maintain investor demand for UK CRE. We estimate that a range of 2% - 3% is the long-term average applied by UK CRE investors. A return towards this range would be likely to amplify the downside valuation risks across the market - especially if combined with a period of rising rates. Income Return & Risk Premium Attractions of UK CRE The positive yield gap ranges from 3.2% to 2.4% (as at Dec-13) Jan-4 May-4 Sep-4 Jan- May- Sep- Jan-6 May-6 Sep-6 Jan-7 May-7 Sep-7 Jan-8 May-8 Sep-8 Jan-9 May-9 Sep-9 Jan-1 May-1 Sep-1 Jan-11 May-11 All Prop Initial Yield Initial Yield less 1 Yr Gilts Initial Yield less Corporate Bonds Initial Yield less FTSE Sep-11 Jan-12 May-12 Sep-12 Jan-13 May-13 Sep-13 Source: Bloomberg, RBS, IPD Forecast Income Return & Risk Premium Attractions of UK CRE The positive yield gap narrows to between 1.7% and 1.4% by end of YE 21YE 216YE 217YE Initial Yield less 1 Year Gilts Initial Yield less Corporate bonds Initial Yield less FTSE All Prop Net Initial Yield Source: PMA, Bloomberg, RBS 6
7 Whilst reflecting on the risk premium applicable to UK CRE, it is important to keep in mind that history provides examples of CRE yields falling at the same time as rising gilts yields. The longest period was from early 26 to mid 27, for 16 months. This could be argued to support forecasts that include a narrowing positive spread, at least in the near-term. Although it is clear that the dominant relationship is for rising gilt rates to be followed by higher CRE yields. With CRE yields being an important component of risk premium, it would be remiss not to point out that investor demand has driven many yields down to below their long-term averages. Yield levels relative to their long-term average is an established proxy for market risk. Comparing the long-term average (back to the late 198s) and recent yields, suggests potential valuation downside across many sectors. Having touched on forecasts in the context of risk premium to illustrate why UK CRE retains a compelling investment case, we now set out these numbers in more detail. Risk Premium Timeline: periods when yields rose and equivalent yields fell Whilst there are exceptions, the dominant trend is for CRE yields to follow gilt rates (rebased) Jan-87 Jan-89 Jan-91 Jan-93 Jan-9 Jan-97 1 yr Gilt Yield All Property Equivalent Yield CRE yields falling at the same time as gilts yields are rising Jan-99 Market Risk Illustration via Equivalent Yield (Long-term average vs. Feb-14) Jan-1 Many areas of the market point to potential valuation downside CBRE Prime Industrial Estates IPD South East Industrial Estates CBRE Major Provincial Office IPD Rest UK Office CBRE West End Office IPD West End Office IPD City Office CBRE Retail Warehouse IPD Retail Warehouses CBRE Best Secondary SC CBRE Prime SC IPD Shopping Centres 3 Jan-3 Jan- Jan-7 Jan-9 Jan-11 Jan (% Equivalent Yield) Source: Bloomberg, RBS Source: PMA, CBRE 7
8 Forecasts RBS Economics forecast All Property capital growth for 214 of 1.%, rising to 2.9% in 21. Mild declines are forecast through 216 (-.4%) and 217 (-1.7%). These All Property figures comprise more volatile forecasts at a sub-sector level, with Central London Retail leading the field (18%) and Secondary Shopping Centres lagging behind (-14.%) - based on 4 year compound growth. Breaking these forecasts down by capital growth and rental growth shows that with the exception of Small and Medium Town Retail, and Secondary Shopping Centres, ERV growth is expected to be positive. The balance of capital growth is much more mixed with c.6% of the submarkets in positive territory. It is important to recognise that rental growth has been increasingly positive for the past two years. Whilst this growth is forecast to continue, higher rents are not expected to off-set the dominant downward pressure on asset values from yield expansion. This is illustrated by the capital declines forecast from 216 onwards. Capital Growth Forecast (4 year compound) All Property forecasts include a wide range of sub-sector performance Offices Retail Industrial All Prop West End M2 City Rest UK Big 6 Cities Business Parks Central London Supermarkets Big Shopping Centres Leisure London Suburbs Retail Parks Big Towns Retail Warehouses Prime Smaller Shopping Centres Small & Medium Towns Secondary Shopping Centres London South East Distribution Warehouse Rest UK Source: RBS, PMA Capital and Rental Growth (4 year compound) Positive capital and rental growth dominates sub-sector forecasts Rental Value Growth Capital Decline & Rental Growth t Capital Growth Capital Decline & Rental Decline Capital Growth & Rental Growth 19 Capital Growth & Rental Decline Source: RBS 1 Secondary Shopping Centres 11 Rest UK Offices 2 Small & Medium Town Retail 12 South East Industrial 3 Prime Smaller Shopping Centres 13 London Industrial 4 Industrial Rest UK 14 City Offices Distribution Warehouses 1 Big Shopping Centres 6 Big 6 Offices 16 M2 Offices 7 Ret Warehouses 17 Supermarket 8 Leisure 18 West End Offices 9 Business Parks 19 Central London Retail 1 All Property We have confidence in our forecasts to show the trajectory and quantum of CRE valuation changes, without any expectation that they will be bang on. To aid the identification of forthcoming valuation movements across the market, we consider the listed sector to be a good guide. 8
9 Lead indicators Share prices across the UK listed CRE sector have been a useful forward indicator for capital growth in the direct market. Share prices topped out in December 26, six months ahead of the All Property Capital Growth Index, and started to recover in February 29, again six months ahead of the direct market. 213 was a strong year for UK listed stocks share prices, up 21%, with 214 YTD recording c.7% growth already. A snapshot of analyst recommendations applied to the UK listed CRE sector suggests continued confidence in the market s performance. The chart summarises the position at January 214, since when recommendations have moved to be mildly more positive at 3% Buyers, 36% Holders and only 11% Sellers. All Property Capital Growth vs. UK Listed Sector Share prices have shown themselves to be a lead indicator Indexed: 1 = Jan Jan-6 May-6 Sep-6 Jan-7 May-7 Sep-7 Jan-8 May-8 Sep-8 Jan-9 May-9 Sep-9 Jan-1 May-1 Sep-1 Jan-11 May-11 Sep-11 Jan-12 All Property Capital Growth UK Listed CRE Sector May-12 Sep-12 Jan-13 May-13 Source: Bloomberg, IPD Analyst Recommendations (Jan-14) The continued dominance of BUY recommendations suggests confidence in a positive outlook Buy Hold Sell Jan-14 Jan-13 Jan-12 Source: Bloomberg 9
10 Conclusion Whilst we can see potential downside risks to valuations forming across some areas of the market, we consider the near-term outlook to be set fair. The conditions appear set for investor demand to be maintained by the current virtuous circle of attractive income returns, transaction volumes, yield compression and capital growth. Specifically, the attractions of UK CRE s income return and capital growth potential have and continue to be sufficient to attract strong demand - especially from overseas investors. Whilst there is a risk of group-think pushing the Central London and the highest quality, large lot size retail markets to levels dislocated from traditional real estate investment fundamentals, we do not think this applies across the market as a whole. Rate rises and the level of risk premium investors will accept will continue to be key determinants to the market s progress through this cyclical upswing. With the former an inevitable consequence of a sustained economic recovery, consistent with positive rental growth forecasts, we expect the practice of rate watching and associated chatter to continue to grow in popularity. A clear warning sign will be commentary suggesting that this time things will be different, and specifically that the outlook for UK CRE will be able to immunise itself from rate increases. 1
11
12 Contact: Charlie Foster T: E: This communication has been prepared by The Royal Bank of Scotland N.V., The Royal Bank of Scotland plc or an affiliated entity ( RBS ). This material should be regarded as a marketing communication and has not been prepared in accordance with the legal and regulatory requirements to promote the independence of research and may have been produced in conjunction with the RBS trading desks that trade as principal in the instruments mentioned herein. This commentary is therefore not independent from the proprietary interests of RBS, which may conflict with your interests. Opinions expressed may differ from the opinions expressed by other divisions of RBS including our investment research department. This material includes references to securities and related derivatives that the firm s trading desk may make a market in, and in which it is likely as principal to have a long or short position at any time, including possibly a position that was accumulated on the basis of this analysis material prior to its dissemination. Trading desks may also have or take positions inconsistent with this material. This material may have been made available to other clients of RBS before it has been made available to you and regulatory restrictions on RBS dealing in any financial instruments mentioned at any time before it is distributed to you do not apply. This document has been prepared for information purposes only. Nothing in this document should be construed as a recommendation or an offer by RBS to purchase securities from or sell securities to the recipient, or to underwrite securities of the recipient, or to extend any credit or like facilities to the recipient, or to conduct any such activity on behalf of the recipient. This document has been prepared on the basis of publicly available information believed to be reliable but no representation, warranty or assurance of any kind, express or implied, is made as to the accuracy or completeness of the information contained herein and RBS and each of their respective affiliates disclaim all liability for any use you or any other party may make of the contents of this document. This document is current as of the indicated date and the contents of this document are subject to change without notice. RBS does not accept any obligation to any recipient to update or correct any such information. Views expressed herein are not intended to be and should not be viewed as advice or as a recommendation. RBS makes no representation and gives no advice in respect of any tax, legal or accounting matters in any applicable jurisdiction. You should make your own independent evaluation of the relevance and adequacy of the information contained in this document and make such other investigations as you deem necessary, including obtaining independent financial advice, before participating in any transaction. This document is not intended for distribution to, or use by any person or entity in any jurisdiction or country where such distribution or use would be contrary to local law or regulation. The information contained herein is proprietary to RBS, is being provided to selected recipients, may not be given (in whole or in part) or otherwise distributed to any other third party without the prior written consent of RBS and must be returned on request to RBS and any copies thereof destroyed. RBS and its respective affiliates, connected companies, employees or clients may have an interest in financial instruments of the type described in this document and/or in related financial instruments. Such interest may include dealing in, trading, holding or acting as market-makers in such instruments and may include providing banking, credit and other financial services to any company or issuer of securities or financial instruments referred to herein. This marketing communication is intended for distribution only to major institutional investors as defined in Rule 1a-6(a)(2) of the U.S. Securities Act 1934 (excluding documents produced by our affiliates within the U.S.). Any U.S. recipient wanting further information or to effect any transaction related to this trade idea must contact RBS Securities Inc., 6 Washington Boulevard, Stamford, CT, USA. Telephone: In Singapore, this marketing communication is intended for distribution only to institutional investors (as defined in Section 4A(1) of the Securities and Futures Act (Cap. 289) of Singapore). In Hong Kong, this marketing communication is intended for distribution only to Professional Investors (as defined in Schedule 1 of the Securities and Futures Ordinance of Hong Kong). Issuers mentioned in any material may be investment banking clients of RBS Securities Inc. and RBS Securities Inc. may have provided in the past, and may provide in the future, financing, advice, and securitization and underwriting services to these clients in connection with which it has received or will receive compensation. Accordingly, information included in or excluded from this material is not independent from the proprietary interests of RBS Securities, Inc., which may conflict with your interests. For further information relating to materials provided by RBS, please view our RBSMarketplace Terms and Conditions ( The Royal Bank of Scotland plc. Registered in Scotland No Registered Office: 36 St Andrew Square, Edinburgh EH2 2YB. The Royal Bank of Scotland plc is authorised by the Prudential Regulation Authority and regulated by the Financial Conduct Authority and the Prudential Regulation Authority. The Royal Bank of Scotland N.V., established in Amsterdam, The Netherlands. Registered with the Chamber of Commerce in The Netherlands, No Authorised by De Nederlandsche Bank N.V. and regulated by the Authority for the Financial Markets in The Netherlands. The Royal Bank of Scotland plc is in certain jurisdictions an authorised agent of The Royal Bank of Scotland N.V. and The Royal Bank of Scotland N.V. is in certain jurisdictions an authorised agent of The Royal Bank of Scotland plc. Copyright 214 The Royal Bank of Scotland plc. All rights reserved. This communication is for the use of intended recipients only and the contents may not be reproduced, redistributed, or copied in whole or in part for any purpose without The Royal Bank of Scotland plc s prior express consent. Copyright 214 RBS Securities Inc. All rights reserved. RBS Securities Inc. member FINRA ( / SIPC ( is a subsidiary of The Royal Bank of Scotland plc. RBS is the marketing name for the securities business of RBS Securities Inc.
Recovery in UK property to gain momentum. Recovery in UK property market to gain momentum. Research & Strategy. June 2013. Economic growth recovering
Research & Strategy Recovery in UK property to gain momentum June 13 Recovery in UK property market to gain momentum This hasn t been a typical recession and it won t be a typical recovery. Nevertheless
More informationUK Prime Rents and Yields MarketView
Q 2 Q1 2 Q1 2 Q 2 Q2 2 Q1 2 Q 2 Q 2 Q2 2 Q 2 Q2 211 Q 212 UK Prime Rents and Yields MarketView CBRE Global Research and Consulting RENTS - RISERS 2 YIELDS - FALLERS RENTS - FALLERS YIELDS - RISERS ACCELERATING
More informationCanadian Life Insurance Industry
A.M. Best Company s 9 th Annual Insurance Market Briefing Canada Canadian Life Insurance Industry Edward Kohlberg, CPA, FLMI Senior Financial Analyst Richard McMillan Senior Financial Analyst September
More informationSheer Lunacy staring at the Heavens
Charting Equity Special (Esoterics) This material should be regarded as a marketing communication and may have been produced in conjunction with the RBS trading desks that trade as principal in the instruments
More informationBond markets vote for global recovery
Bond markets vote for global recovery Weekly Market View 11 May 2015 1 % Euro area recovery, oil rebound lead to bond sell-off German bund yields recovered from record low levels, leading a surge in global
More informationEconomic indicators dashboard
AS OF NOVEMBER 17, 2015 Economic indicators dashboard Vist www.blog.helpingadvisors.com for the full commentary of the Economic Indicators Dashboard. MOST RECENT 3-MO. trend TYPICAL range EXTREME range
More information5 Year UK Growth Certificate
5 Year UK Growth Certificate The 5 Year UK Growth Certificate (the Certificate ) provides the opportunity to make a fixed return equal to 35.75% of the Issue Price (gross) on the Maturity Date. Whether
More informationUBS Global Real Estate Conference. Offices: Bullish Times Ahead?
UBS Global Real Estate Conference Stephen Hester, Chief Executive We are real estate investors and create value by actively managing, financing and developing prime commercial property to provide the environment
More informationThe Merchant Securities FTSE 100. Hindsight II Note PRIVATE CLIENT ADVISORY
The Merchant Securities FTSE 100 Hindsight II Note Our first FTSE-100 Hindsight Note is now fully subscribed; however, as a result of exceptional investor demand we are launching the FTSE- 100 Hindsight
More informationFirst Property Group plc. Commercial Investment Real Estate Investing through the cycles
First Property Group plc Commercial Investment Real Estate Investing through the cycles Table of Contents Liquidity: Property vs. Equities vs. Bonds Costs of Buying Commercial Property The Need for Yield
More informationEuropean Freight Forwarding Index
European Freight Forwarding Index 14 January 13 Erik Bergöö erbe@danskebank.dk +45 45 12 36 Søren Toft stof@danskebank.dk +45 45 12 53 Important disclosures and certifications are contained from page 12
More informationSpotlight Key Themes for UK Real Estate in 2015
Savills World Research Commercial, Residential & Rural Spotlight Key Themes for UK Real Estate in 2015 savills.co.uk/research Spotlight Key Themes for UK Real Estate 2015 THE UK REAL ESTATE MARKET IN 2015
More information2018-04 SEK ING Sprinter Sverige ING Bank NV (NL) 20 Units Outperformance Bonus Certificates linked to OMX due 2018-04
2018-04 SEK ING Sprinter Sverige ING Bank NV (NL) 20 Units Outperformance Bonus Certificates linked to OMX due 2018-04 Product Description This 5YR SEK Outperformance Bonus Certificate is linked to the
More informationCommodities. Precious metals as an asset class. April 2011. What qualifies as an asset class? What makes commodities an asset class?
Commodities Precious metals as an asset class April 2011 What qualifies as an asset class? Broadly speaking, an asset class is simply a grouping of assets that possess similar characteristics. Defining
More informationEquity Derivatives Strategy
Equity Derivatives Derivatives for Asset/Fund Managers Eli Vichman Head of Emerging Markets Volatility Trading, RBS Kiev 3 rd June 2011 Why use Derivatives? Transforming risk profile and Enhancing returns
More informationEquity Derivatives and Structured Retail: Success Through Innovation. November 2010
Equity Derivatives and Structured Retail: Success Through Innovation November 2010 Agenda The Royal Bank of Scotland Structured Product Trends Integrated Approach Product Segments Client Engagement Online
More informationPetrel Energy Ltd. This report is intended for CCMInternalDistribution@clarksons.com. Unauthorized redistribution of this report is prohibited.
Exploration and Production Equity Research July 30, 2013 Crikey! Aussie Microcap Exploring Unconventional Resources on 3 Continents The smallest of our coverage companies, with exploration assets in Uruguay,
More informationTransfers of securities to RBS plc pursuant to Part VII of the UK Financial Services and Markets Act 2000 RBS plc Part VII Scheme Effective Date
Transfers of securities to RBS plc pursuant to Part VII of the UK Financial Services and Markets Act 2000 On 6 February 2010 ABN AMRO Bank N.V. (registered with the Dutch Chamber of Commerce under number
More informationCobalt Benchmark Report Q3 2015 A review of key company valuation metrics in the UK, European and US Application Software sectors
Cobalt Benchmark Report Q3 2015 A review of key company valuation metrics in the UK, European and US Application Software sectors London Hamburg Munich Silicon Valley Report highlights US SaaS companies
More informationProperty IQ. After a sterling year, what next? Q4 2014. Authors. Real Estate
Q4 2014 Real Estate Property IQ After a sterling year, what next? 2014 was an outstanding year for UK commercial property. The latest monthly IPD figures show annual total returns have climbed to 20%,
More informationHow To Get Through The Month Of August
London Market Snapshot October 2015 10/15 Global Macro Overview Global equities experienced their sharpest falls since 2011, with most major markets moving into correction territory (a fall of more than
More informationProperty Data Report
Property Data Report Introduction This document sets out some key facts about commercial property, a sector which makes up a major part of the UK economy in its own right, as well as providing a platform
More informationDO WE NEED MORE STORAGE IN EUROPE?
DO WE NEED MORE STORAGE IN EUROPE? 25-26 April 212 Dr Thierry Bros Phone: 33 ()1 58 98 11 7 Important Notice: The circumstances in which this publication has been produced are such that it is not appropriate
More informationBUY Target: 215p. Strategic impact: cross-selling. Financial impact: good value
UK Daily Letter 1 K3 Business Technology Group KBT : AIM : 144p BUY Target: 215p Bob Liao, CFA 44.20.7050.6654 bliao@canaccordgenuity.com COMPANY STATISTICS: 52-week Range: 0.82-1.50 Avg. Daily Vol. (000s):
More informationA strong year for retail bonds
A strong year for retail bonds The Orderbook for Retail Bonds (ORB) opened 1 February 2010, with the aim of promoting both a transparent secondary market in bonds for retail investors as well as developing
More informationPerformance Prospects for Commercial. Property. James Thornton. 08 October 2015. Chief Executive Mayfair Capital
Performance Prospects for Commercial James Thornton Property Chief Executive Mayfair Capital 08 October 2015 Contents 1. Introduction to Mayfair Capital 2. Commercial property performance 3. What will
More informationUK commercial property prime rental values continue to increase.
MARKETVIEW UK Prime Rent and Yield, UK commercial property prime rental values continue to increase. 164 3 23 6 *Arrows indicate change from previous quarter. Prime rental values increased by 1.3% in,
More informationEconomic Data. International Market Recap. September 21, 2015. September 18, 2015
Economic Data September 18, 2015 Country Economic Data Actual Expected Previous JPY BoJ Minutes EUR Eurozone Current Account (EUR) Jul 22.6B 21.3B 25.4B CAD CPI M/M Aug 0.00% 0.00% 0.10% CAD CPI Y/Y Aug
More informationInvestment Strategy for Pensions Actuaries A Multi Asset Class Approach
Investment Strategy for Pensions Actuaries A Multi Asset Class Approach 16 January 2007 Representing Schroders: Neil Walton Head of Strategic Solutions Tel: 020 7658 2486 Email: Neil.Walton@Schroders.com
More informationCinda International. Hold (Initiation) Target price: HK$1.55. Facing intense competition from Chinese brokers in HK; initiate at Hold
Equity Research Financials Cinda (111 HK) Hold (Initiation) Target price: HK$1.55 Facing intense competition from Chinese brokers in HK; initiate at Hold China Cinda s international business platform Cinda
More informationDEUTSCHE ASSET & WEALTH MANAGEMENT REAL ESTATE OUTLOOK
Research Report DEUTSCHE ASSET & WEALTH MANAGEMENT REAL ESTATE OUTLOOK Second Quarter 2013 Economic Outlook Business and consumer spending to drive recovery Quantitative easing beginning its expected unwinding
More informationGold Recap. Spread JAN6 FEB6 APR6 JUN6 DEC5 1.3 1.3 0.6-0.3 JAN6 - -0.7-1.6 FEB6-0.7-1.6 APR6-0.9. OI Gold. Chg.
Economic Data December 21, 2015 Country Economic Data Actual Expected Previous JPY All Industry Activity Index M/M Oct 1.00% 0.80% -0.20% JPY BoJ Monthly Report EUR German PPI M/M Nov -0.20% -0.20% -0.40%
More informationMarkaz Volatility Indices (MVX)
Kuwait Financial Centre S.A.K Markaz R E S E A R C H August 27 Markaz Volatility Indices (MVX) August 27 Research Highlights: Markaz volatility indices for the GCC, GEM and S&P 5. Summary The Volatility
More informationHigh yield bonds. US senior loans update. required disclosures begin on page 4.
CIO WM Research 11 August 20 High yield bonds US senior loans update Barry McAlinden, CFA, strategist, UBS FS barry.mcalinden@ubs.com, +1 212 713 3261 Philipp Schöttler, strategist, UBS AG US loans experienced
More informationNAB Online Retail Sales Index Indepth report October 2013
NAB Online Retail Sales Index Indepth report October Chart : Growth in online sales vs. retail sales (%, mom) - Apr- Jan- Oct- Jul- Apr- Online Index (sa, MMA) ABS retail sales (ex. takeaway food) (sa,
More informationHow important is Dublin to Ireland's recovery?
Davy Research Davy Economics Monthly February 27 2015 How important is to 's recovery? DAVY VIEW In the February issue of Davy Economics Monthly, we examine the importance of to the Irish economy. accounts
More informationBright Smart (1428 HK)
Equity Research Financials Bright Smart (1428 ) Hold (initiation) Target price: $1.70 Local broker with high ROE; initiate at Hold Local broker with expansion ambition Bright Smart is a securities, commodities
More informationHong Kong. abc. *Employed by a non-us affiliate of HSBC Securities (USA) Inc, and is not registered/qualified pursuant to FINRA regulations
July 212 Steven Sun* Equity Strategist The Hongkong and Shanghai Banking Corporation Limited +852 2822 4298 stevensun@hsbc.com.hk Roger Xie* Equity Strategist The Hongkong and Shanghai Banking Corporation
More informationQuant Picks United Breweries
October 6, 2015 Quant Picks United Breweries Research Analyst Amit Gupta amit.gup@icicisecurities.com Raj Deepak Singh rajdeepak.singh@icicisecurities.com Azeem Ahmad azeem.ahmad@icicisecurities.com i
More informationReal estate market outlook Asia Pacific
July 1 Real estate market outlook Asia Pacific Part of the M&G Group Executive summary Economic recovery continues to strengthen across the region, with export-led economies set to benefit the most Office
More informationINVESTMENT CONFERENCE
INVESTMENT CONFERENCE Knowing where to look Guy de Blonay Fund Management Director 16 September 2015 ON THE PLANET TO PERFORM 1 Our approach in brief Objective Long-term capital growth principally through
More informationOutlook for Australian Property Markets 2010-2012. Perth
Outlook for Australian Property Markets 2010-2012 Perth Outlook for Australian Property Markets 2010-2012 Perth residential Population growth expected to remain at above average levels through to 2012
More informationEAST AYRSHIRE COUNCIL CABINET 21 OCTOBER 2009 TREASURY MANAGEMENT ANNUAL REPORT FOR 2008/2009 AND UPDATE ON 2009/10 STRATEGY
EAST AYRSHIRE COUNCIL CABINET 21 OCTOBER 2009 TREASURY MANAGEMENT ANNUAL REPORT FOR 2008/2009 AND UPDATE ON 2009/10 STRATEGY Report by Executive Head of Finance and Asset Management 1 PURPOSE OF REPORT
More informationLongfor (960 HK) Unrated Real Estate Development Industry
20 Septemper 2012 Equity Focus Key Data Share price (HK$) 11.78 52Wk H/L(HK$) 13.5/6.5 Issued shares (mn) 5,167.3 Market cap (HK$mn) 60,974 30-day avg vol (HK$mn) 137.14 Auditors Deloitte Major shareholder:
More informationStock Market Indicators: Historical Monthly & Annual Returns
Stock Market Indicators: Historical Monthly & Annual Returns July 31, 1 Dr. Edward Yardeni 51-97-73 eyardeni@ Joe Abbott 7397-53 jabbott@ Please visit our sites at blog. thinking outside the box Table
More informationWhy might charities invest in commercial property?
Why might charities invest in commercial property? James Lloyd Business Development Director Sarah Bate Director of Research and Investment Strategy Agenda Today s investment landscape the case for investing
More informationGold BUGS Tracker. This product is available for UK residents only. Product information Classification. Index-linked Certificate Issuer
This product is available for UK residents only Gold BUGS Tracker The Gold BUGS Tracker (the Certificate ) tracks the performance of the NYSE Arca Gold BUGS Index (the Index ), less an annual management
More informationMyHome Property Report, Q3 2015: Slowdown continues
Davy Research Irish economy September 3 215 MyHome Property Report, Q3 215: Slowdown continues DAVY VIEW The MyHome.ie asking price data for Q3 suggest that the slowdown in Irish house price inflation
More informationFOMC review Less confident Fed likely to stay on hold in March as well
Investment Research General Market Conditions 27 January 2016 FOMC review Less confident Fed likely to stay on hold in March as well As expected, the Fed funds target rate was unchanged at 0.25%-0.50%.
More informationEurozone Economic dashboard
Eurozone Economic dashboard Our Economic Dashboard is designed to help investors understand the true state of the eurozone economy. It is not meant to serve as a direct prediction regarding the future
More informationTrends and Technology A Capital Markets Perspective
EQUITY I RESEARCH Trends and Technology A Capital Markets Perspective RBC Capital Markets, LLC Jonathan Atkin (Analyst) (415) 633-8589 jonathan.atkin@rbccm.com January 2013 All values in U.S. dollars unless
More informationThe table below shows Capita Asset Services forecast of the expected movement in medium term interest rates:
Annex A Forecast of interest rates as at September 2015 The table below shows Capita Asset Services forecast of the expected movement in medium term interest rates: NOW Sep-15 Dec-15 Mar-16 Jun-16 Sep-16
More informationRESEARCH DUBAI REAL ESTATE INVESTMENT REPORT INVESTMENT SENTIMENT YIELD PERFORMANCE INTERNATIONAL TARGET MARKETS
RESEARCH DUBAI REAL ESTATE INVESTMENT REPORT 21 INVESTMENT SENTIMENT YIELD PERFORMANCE INTERNATIONAL TARGET MARKETS UAE ECONOMIC PERFORMANCE AND DUBAI REAL ESTATE INVESTMENT OVERVIEW Survey data pointed
More informationGLOBAL MARKETS UPDATE
April 29, 2005 GLOBAL MARKETS UPDATE Global Business Opportunities in Financial Market Risk Management Union Bank of California Global Markets Published by UBOC Global Markets. This report has been prepared
More informationRating Action: Moody's reviews Royal Bank of Scotland's ratings for downgrade
Rating Action: Moody's reviews Royal Bank of Scotland's ratings for downgrade Global Credit Research - 12 Feb 2014 Review follows announcement of weaker-than-expected capital position at end-2013 London,
More informationOutlook for European Real Estate in 2013. Mark Charlton, Head of Research & Forecasting
Outlook for European Real Estate in 2013 Mark Charlton, Head of Research & Forecasting Tuesday 20 th November 2012 Europe - uncertainty continues to buffet sentiment Oct 06 Oct 07 Oct 08 Oct 09 Oct 10
More informationAverage Coupon. Annualized HY Return 1996-1998 18 358 12.62% 10.32% 2005-2007 24 346 8.51% 8.44%
UNDER THE SCOPE Walking the Line Is There a Magic Line for High Yield Spreads? April 2014 Is a credit spread of 400 bps a magic line for high yield? Is it easily crossed like the Maginot Line, is it a
More informationEconomic Data. October 01, 2015. September 30, 2015. October 01, 2015
Economic Data September 30, 2015 Country Economic Data Actual Expected Previous NZD Building Permits M/M Aug -4.90% 20.40% GBP GfK Consumer Sentiment Sep 3 5 7 JPY Industrial Production M/M Aug P -0.50%
More informationThe UK Retail Bond Market H1 2011 Performance Update
1. Introduction The UK Retail Bond Market H1 2011 Performance Update Over the last 6 months, 7 transactions have been launched in the retail bond market in the UK, raising 540 million - with a further
More informationWe are investors in UK property and our focus is on actively managing, financing and developing prime commercial property to
We are investors in UK property and our focus is on actively managing, financing and developing prime commercial property to Investor Roadshow create the environment in which modern business can thrive.
More informationManaging FX Risk when trading with Australia. Mark Coulam Senior Manager, Treasury Solutions.
Managing FX Risk when trading with Australia Mark Coulam Senior Manager, Treasury Solutions. Reducing Volatility in your business What does your business have exposure to? Where does it occur? Quantify
More informationNewWave GBP Currency ETN
Price Corporate and Investment Banking NewWave GBP Currency ETN Valuation Date 31 December 2015 NewWave Exchange Traded Notes (ETNs) constitute unconditional, unsecured and unsubordinated obligations of
More informationUK COMMERCIAL PROPERTY MONTHLY
UK COMMERCIAL PROPERTY MONTHLY A round-up of the latest economic and commercial property market data Editors: Roger Bootle and Ed Stansfield Retail rental values finally show signs of life The economy
More informationUK Real Estate Update
ADVISORY UK Real Estate Update Autumn 2013 kpmg.com/uk/realestate 1 UK Real Estate Spotlight Richard White, UK Head of Real Estate Foreword Can second tier cities fill the void? We have seen a significant
More informationAs long as interest rate hikes remain gradual and the economic recovery continues apace, we expect the real estate market to remain wellsupported
September 1 Why rate hikes shouldn t yield trouble for UK real estate UK interest rates are expected to rise gradually over the next three years, in tandem with the economic recovery. Prime property shows
More informationAbsolute return: The search for positive returns in changing markets
Absolute return: The search for positive returns in changing markets Tuesday, 7 June 2011 Portfolio Manager for Global Fixed Income and Absolute Return Funds www.dbadvisors.com Topics for discussion What
More informationIntroduction. Strong growth continues. Implementing the strategy - 3 - H2 Group revenue H1 Group revenue
!" #$% $ Disclaimer This presentation, prepared by IG Group Holdings plc (the Company ), contains forward-looking statements about the IG Group. By their very nature, forward-looking statements involve
More informationInvesting in Bonds challenges and opportunities in 2015
For Financial Brokers and Advisors Only Investing in Bonds challenges and opportunities in 2015 March 2015 Andy Ivory-Corr, QFA, Grad Dip, CFP Head of Investments New Ireland Assurance What exactly is
More informationPricing and Strategy for Muni BMA Swaps
J.P. Morgan Management Municipal Strategy Note BMA Basis Swaps: Can be used to trade the relative value of Libor against short maturity tax exempt bonds. Imply future tax rates and can be used to take
More informationNAB Online Retail Sales Index In depth report July 2014
NAB Online Retail Sales Index In depth report July Table. Key online retail statistics Total online Index Domestic sales International sales May YOY growth (%) Jun Jul May MOM growth (% sa, 3mma) Jun Jul
More informationAquila (Eclipse 2005-1) PLC - DEAL SUMMARY REPORT
Aquila (Eclipse 20051) PLC Aquila (Eclipse 20051) PLC DEAL SUMMARY REPORT Report Date 13 September 2012 Prior Report Date 14 June 2012 25 July 2012 14 December 2012 Pages Deal Overview 1 8 Individual Loan
More informationRenminbi Depreciation and the Hong Kong Economy
Thomas Shik Acting Chief Economist thomasshik@hangseng.com Renminbi Depreciation and the Hong Kong Economy If the recent weakness of the renminbi persists, it is likely to have a positive direct impact
More informationResearch Commodities El Niño returns grains and soft commodities at risk
Investment Research General Market Conditions 20 May 2015 Research Commodities El Niño returns grains and soft commodities at risk Meteorologists now agree that El Niño has arrived and project that it
More informationProperty Data Report
Property Data Report Introduction This document sets out some key facts about commercial property, a sector which makes up a major part of the UK economy in its own right, as well as providing a platform
More informationCommercial Property Newsletter
Commercial Property Newsletter November 2010 Inside: Irish Commercial Property Commentary UK Commercial Property Commentary - Irish Life UK Property Fund Information European Commercial Property Commentary
More informationINSIGHTS OPPORTUNITIES IN THE ASIAN HIGH YIELD SPACE. August 2013
INSIGHTS August 2013 OPPORTUNITIES IN THE ASIAN HIGH YIELD SPACE Leong Wai Mei is part of the Asian Fixed Income team and the fund manager for the Eastspring Investments - Asian High Yield Bond Investors
More informationManhattan Office Property Price Index August 4, 2011 DJIA: RMZ: 10-Yr Treasury Note:
Manhattan Office Property Price Index August 4, 2011 DJIA: RMZ: 10-Yr Treasury Note: 11,896 792 2.6% Waiting for Next Steps The is up dramatically from its lows, but remains below the frenzied values that
More informationAnalysts and Investors conference call Q1 2014 results 15 May 2014
Analysts and Investors conference call Q1 2014 results 15 May 2014 DISCLAIMER This presentation has been prepared by Air Berlin PLC. No representation, warranty or undertaking, express or implied, is made
More informationA case for high-yield bonds
By: Yoshie Phillips, CFA, Senior Research Analyst MAY 212 A case for high-yield bonds High-yield bonds have historically produced strong returns relative to those of other major asset classes, including
More informationBond Market Perspectives
LPL FINANCIAL RESEARCH Bond Market Perspectives December 16, 2014 Tempting TIPS Anthony Valeri, CFA Fixed Income & Investment Strategist LPL Financial Highlights Lower inflation expectations as a result
More informationSteer the course with constant leverage
Constant Leverage Certificates Steer the course with constant leverage rbsbank.ch/markets Investing with constant leverage 3 The characteristics of Constant Leverage Certificates 4 at a glance The value
More informationJPMorgan Income & Capital Trust plc Annual General Meeting. 2 July 2015
JPMorgan Income & Capital Trust plc Annual General Meeting 2 July 2015 Agenda JPMorgan Income & Capital Trust plc performance Portfolio positioning Outlook 1 Performance review Financial year to 28 February
More informationUS Research. Cap Rates and Interest Rates: A Conundrum, Or Not PREI
PREI Cap Rates and Interest Rates: A Conundrum, Or Not June 2011 US Research Philip Conner Principal Tel 973.734.1339 philip.conner@prudential.com Prudential Real Estate Investors 8 Campus Drive Parsippany,
More informationTRADING GERMAN POWER BY USING A CLIMATE SPREAD SIGNAL
DATE 19/01/2012 TRADING GERMAN POWER BY USING A CLIMATE SPREAD SIGNAL Research Seminar THE BEHAVIOR OF CARBON PRICES HEC Energy & Finance Chair and CDC Climat Paris, 27 January 2012 Carine Hemery (33)
More informationINTRODUCTION TO BETASHARES YIELD MAXIMISER FUNDS ASX CODE: YMAX (Australian Equities) & UMAX (US Equities)
ASX CODE: YMAX (Australian Equities) & UMAX (US Equities) www.betashares.com.au One of the more enduring investment themes in recent times has been the desire for income combined with less volatility.
More informationCONVERTIBLE DEBENTURES A PRIMER
What are convertible debentures? CONVERTIBLE DEBENTURES A PRIMER They are hybrid securities, combining the features of a conventional debenture with the option of converting, under certain circumstances,
More informationFixed Income 2015 Update. Kathy Jones, Senior Vice President Chief Fixed Income Strategist, Schwab Center for Financial Research
Fixed Income 2015 Update Kathy Jones, Senior Vice President Chief Fixed Income Strategist, Schwab Center for Financial Research 1 Fed: Slow and Low 2015 Fixed Income Outlook 2 Yield Curve Flattening 3
More informationEuropean Freight Forwarding Index
European Freight Forwarding Index Volume development in January 14 Erik Bergöö erbe@danskebank.dk +45 45 12 36 Philip Levin phle@danskebank.dk +45 26 19 26 17 Important disclosures and certifications are
More informationEconomic Data. October 30, 2015. October 29, 2015
Economic Data October 29, 2015 Country Economic Data Actual Expected Previous NZD RBNZ Rate Decision 2.75% 2.75% 2.75% JPY Industrial Production M/M Sep 1.00% -0.60% -1.20% AUD Import Price Index Q/Q Q3
More informationCIO Flash Revisions to our 2016 global outlook Jan 25, 2016
CIO Flash Revisions to our global outlook Jan 25, +++ CIO FLASH +++ CIO FLASH +++ CIO FLASH +++ CIO FLASH +++ CIO FLASH +++ CIO FLASH +++ CIO FLASH +++ CIO FLASH +++ CIO FLASH The global macro picture:
More informationFinancial Professional Outlook
Financial Professional Outlook THE QUEST FOR A SUSTAINABLE ADVISORY BUSINESS: How advisors are adapting their businesses to address regulatory, industry and competitive pressures in 2016. Q1 2016 TRACKING
More informationCobalt Benchmark Report
Cobalt Benchmark Report UK & US Application Software Sector: Key Company Performance Metrics May 2013 Introduction Welcome to this edition of the Cobalt benchmark report, a review of key company valuation
More informationCredit Suisse Portfolio Solutions. Personalized strategies to help you grow, preserve, and use your wealth
Credit Suisse Portfolio Solutions Personalized strategies to help you grow, preserve, and use your wealth 1 Credit Suisse Portfolio Solutions Personalized strategies to help you grow, preserve, and use
More informationHSBC Global Investment Funds Global High Yield Bond
Important information: For certain classes of the Fund, the Fund may pay dividends out of capital or pay dividends gross of expenses. Investors should note that the payment of dividends out of capital
More informationSchroders Property and UK Pension Schemes
June 2009 Schroders Property and UK Pension Schemes By Mark Humphreys, Strategic Solutions and Mark Callender, Head of Property Research Introduction Although classified as an alternative asset, property
More informationReal estate and interest rates How will rising interest rates affect commercial real estate?
Real estate and interest rates How will rising interest rates affect commercial real estate? September 2015 The document is intended for institutional investors and investment professionals only and should
More informationResearch Briefing. Rent Review Outlook. Spring 2009
Research Briefing Rent Review Outlook Spring 29 Rent Review Outlook Spring 29 Introduction Welcome to our Rent Review Outlook, which is produced at a time of major turmoil in the economy and the commercial
More informationOverview of RMB Internationalisation
Overview of RMB Internationalisation Candy Ho Head of RMB Business Development, Asia Pacific Date: 8 May 2013 Why is RMB important? China overtook US as the largest goods trading nation in 2012 China:
More informationCOMPARISON OF FIXED & VARIABLE RATES (25 YEARS) CHARTERED BANK ADMINISTERED INTEREST RATES - PRIME BUSINESS*
COMPARISON OF FIXED & VARIABLE RATES (25 YEARS) 2 Fixed Rates Variable Rates FIXED RATES OF THE PAST 25 YEARS AVERAGE RESIDENTIAL MORTGAGE LENDING RATE - 5 YEAR* (Per cent) Year Jan Feb Mar Apr May Jun
More informationCOMPARISON OF FIXED & VARIABLE RATES (25 YEARS) CHARTERED BANK ADMINISTERED INTEREST RATES - PRIME BUSINESS*
COMPARISON OF FIXED & VARIABLE RATES (25 YEARS) 2 Fixed Rates Variable Rates FIXED RATES OF THE PAST 25 YEARS AVERAGE RESIDENTIAL MORTGAGE LENDING RATE - 5 YEAR* (Per cent) Year Jan Feb Mar Apr May Jun
More information