Real Estate

Hong Kong's growing political awareness and rising sensitivity to public policy underscores brewing social tensions brought about by decades of <i>Laissez-Faire</i> capitalism. Social policies will likely become progressively more redistributive, with potentially a longer-term negative impact on asset prices.

A common perception is that the euro has been a failure for Italy. We challenge this perception and explain why it is so important for investors, whether it is wrong or right.

REITs have been climbing a wall of worry in recent years, as the group has had to overcome chronic concerns about potential supply growth and low cap rates. To be sure, the group typically experiences a boom/bust cycle. However, outside multifamily dwellings, REIT supply growth has been subdued globally: our proxy for global construction growth has been remarkably subdued since the Great Recession. Low cap rates have been an issue for years, but the proliferation of negative interest rates around the world and persistently high economic uncertainty argues against expecting a sudden reversal. Instead, low interest rates are spurring strong commercial real estate demand (bottom panel), which has propelled commercial property prices to new highs. In the absence of a sudden and unanticipated surge in overall inflation, the forces that have supported the REIT bull market should remain intact. Stay overweight and please see yesterday's Special Report for more details. The ticker symbols for the stocks in this index are: BLBG: S5REITS-SPG, AMT, PSA, CCI, PLD, HCN, EQIX, VTR, AVB, EQR, WY, BXP, HCP, VNO, O, GGP, DLR, ESS, HST, KIM, SLG, FRT, MAC, EXR, VDR, IRM, AIV.

Special Report

Commercial real estate and REITs have benefited greatly from accommodative monetary policy. Though they are approaching a peak, our analysis shows that they remain in a "goldilocks" scenario and still offer plenty of upside.

A collection of 10 important charts to monitor closely through the summer months.

With Treasury yields backing up from extremely depressed levels, many clients are asking if an overweight allocation to the REIT space remains appropriate. While a sharp spike in yields would clearly be problematic in the short run, we have shown that REITs have often outperformed during periods of strong economic growth and Fed tightening cycles. The key is for REITs to generate above-market cash flow. At the moment, our composite REIT rental rate inflation is running comfortably above overall inflation, led by the CPI for homeowner's equivalent rent (top panel). New supply has been coming on stream for years, but so far has been absorbed with little adverse pricing power impact. Vacancy rates are still historically low. Consequently, operating performance should stay robust. Importantly, relative valuations are not overly demanding, and technical conditions are not overbought, and there have been no negative momentum divergences. We continue to recommend an overweight stance. BLBG: S5REITS

Post-Brexit uncertainty will continue for some time. But we were already cautiously positioned, and would not go any more defensive.

Special Report

In this <i>Special Report</i>, we revisit our list of signpost economic indicators introduced two years ago to identify if the U.S. and Euro Area were falling into a "Secular Stagnation".

While the financial sector relief bounce is likely to peter out as the Fed threatens to tighten monetary conditions during a profit recession, the more defensive REIT sub-component should continue to outperform. REITs are still not overvalued, despite the relentless decline in yields on competing assets. While Fed rate hikes could be construed as an impediment if they lift the cost of capital, REITs have not typically run into trouble until policy has tightened by enough to cause a trifecta of headwinds: a cresting in commercial real estate prices, a peak in occupancy rates and by extension, a downturn in the CPI for rental inflation. Once these factors turn bearish, upward pressure on cap rates materializes. None of these concerns currently exist. Keep in mind that with QE and NIRP, there is still a massive search for yield in global financial markets. Roughly $9T of global bonds trade at a negative yield, a massive increase from only two years ago, which should sustain the secular advance in REITs. Moreover, REITs are slated to become a new GICS1 sector on August 31, a new classification that has the potential to augment investor interest. Adding it up, the security, safety and yield appeal of REITs should remain intact regardless of the Fed's near-term zigs and zags, unlike the overall financials sector. Stay overweight and see yesterday's Weekly Report for more details.

Investors have embraced renewed Fed hawkishness as a vote of economic confidence and confirmation of analysts' rosy earnings forecasts, but the bounce in financials looks unsustainable, outside of REITs. Hang on to gold shares.