Research reports and insights

M&G Real Estate’s in-house research team produces regular updates on our key markets, alongside more in-depth pieces on major trends affecting global property today.

The case for investing in…

Our investment decisions are driven by disciplined, research-driven, top-down and bottom-up analysis. Our global research team evaluates each market to identify those sectors and geographies which offer the best value and long-term return prospects. Below is their analysis on the case for investing in different markets.

UK PRSUK value-addContinental Europe

UK City Vitality Index 2019


M&G Real Estate's second City Vitality Index (CVI) seeks to quantify the fundamental attractiveness of the UK's key office markets to property investors by assessing eight ‘vital signs’ that shape urban economics and influence occupier demand.

Read about connectivity, innovation and higher education as important differentiators in the 2019 CVI rankings, alongside changing demographics, which continue to play a key role in determining occupier demand.


Asia pacific property: Innovation and the disruption of tech


In this paper, we discuss the structural changes that are presenting challenges and opportunities for real estate globally, where adopting technological and innovation strategies can overcome such challenges.

  • Successful strategy implementation should unlock new sources of customer demand, increase space productivity, and improve asset quality
  • Real estate investors could thereby benefit from extended investment longevity, added value to their portfolio and more defensive income stream

Magnify: Green Buildings


What are the financial benefits for investors?

  • Investor shift towards energy efficiency and emissions regulation accelerating
  • Green buildings can exhibit lower systematic risk through more income
  • Certified buildings can generate higher distributable income, despite higher operating costs
  • Margin discounts offered by active green lenders accretive to overall fund performance

Finding the value in Urban Connectivity


The second edition of M&G Real Estate’s Urban Connectivity report ranks the physical and digital urban transport infrastructure of 64 European cities.

Over the long term, good connectivity benefits property fundamentals by driving occupier demand, boosting rental growth potential, which in turn justifies a lower yield. Find out which cities offer the highest potential risk-adjusted returns, from a connectivity perspective, for the most attractive value.


Perspectives: the impact of rising rates on UK commercial property


This paper assesses the potential impact of rising rates on the UK property market. It shows that:

  • Gradual transition towards a comparatively lower “new normal” for interest rates
  • Relationship between property yields, interest rates and bond yields is nuanced and complex
  • Capital values supported by market-specific factors during periods of rising bond yields
  • Stock selection and effective asset management to drive rental growth and healthy returns

Magnify Asia Retail


This report is a deep dive into APAC retail and the macro fundamentals specific to the region driving the sector.

It discusses:

  • Key trends influencing change in the retail sector and how e-commerce is set to slow in APAC from its double digit growth trajectory
  • Physical retail is underpinned by consumers' social, experiential, convenience and dining out needs
  • Active asset management to boost value of assets is crucial in the new retail age

Magnify: UK Retail real estate

Magnify-UK-July-2018A closer look at the drivers of change in UK retail and how the sector is adapting to evolving consumer needs.

  • The proliferation of e-commerce, shifting consumer preferences and retailer cost pressures are drivers of change in retail
  • Retailers are innovating to compete, complement and/or diversify from online retail by offering experience or convenience to consumers
  • A proactive investment and asset management strategy is required to remain resilient to the rapidly changing sector

Magnify: European Retail real estate

Magnify European Retail Real Estate

This deep dive into European retail explores the structural and macro factors influencing change and how retailers and landlords are maintaining competitiveness.

  • Eurozone growth supportive of consumer sentiment pick-up and sustainable household spend
  • Europe now the second most popular destination for outbound Chinese tourists
  • Retail schemes anchored by luxury, food and big-ticket items best placed to resist e-commerce competition
  • Landlords can drive footfall with experience-led retailing
  • Prime high streets in cities with strong tourist demographics should benefit from 'right-sizing

Grand Paris Project: opportunities beyond CBD

Grand Paris project

By 2030, the €26 billion Grand Paris project will add a further 200km to the capital’s transport network and is estimated to generate a positive economic impact of $29 billion. Find out which office submarkets stand to benefit from the structural changes compared to the Central Business District.

Read the Magnify: Grand Paris Project


Latest real estate market outlooks


European Real Estate Market Outlook


Economic growth in the Eurozone softened in 2018, but macro tailwinds remain strong, such as Japan and the European Union agreeing to remove tariffs on goods and services. This European real estate market outlook looks at the opportunities emerging across the continent and what we believe will be important to drive returns going forward.

  • Emerging submarkets driven by new infrastructure offer bottom-up opportunities
  • Defensive qualities of the residential sector creates attractive long-term potential
  • Innovative and tourist-driven retail set to remain resilient to online competition
  • Transport corridors between Europe and China to open up new investment

UK Real Estate Market Outlook


Despite the ongoing Brexit-related uncertainty and political upheaval, we expect property income streams to remain mostly resilient. Occupiers are still taking a ‘business as usual’ approach and, while cautious, investors continue to pile into alternatives over mainstream property.

This paper identifies the key trends defining investment opportunities in the UK property market, including:

  • Growth in demand for new, flexible living solutions
  • Improved occupier outlook for Central London offices
  • Structural change continues to boost multi-let industrial
  • ‘Experience’ and destination appeal to drive investor demand for retail

Asia Pacific Real Estate Market Outlook

asia outlook image

This paper highlights the structural shifts that are likely to be reinforced by COVID-19 and how these can be leveraged by investors to help future-proof their investment portfolios. Key areas of opportunity include:

  • Growing e-commerce penetration, expansion of supply chain capacities and automation are likely to drive tailwinds for the logistics sector in markets with a relatively bigger domestic consumer base
  • Increasing economic digitalisation leading to wider adoption of omni-channel retailing and telecommuting is expected to fuel ‘hotelisation’ of the retail and office sector, with high quality assets that offer flexibility likely to be more attractive to occupiers
  • Rising need for convenience, availability of amenities and employment are likely to continue driving demand for inner-city residential by millennials and Generation Z, thereby bolstering the sector’s income resilience

European Real Estate Market Outlook

EU RE Market Outlook front cover pic

The economic upturn is broadening across Europe, while the recovery in economic sentiment continues to filter through to occupier markets.

  • The Eurozone outlook for 2018 is one of rude health, with consensus estimates expecting 2.2% growth for the year
  • The office sector saw 4% rental growth on average across 23 cities in 2017
  • Edge of CBD submarkets offer attractive value for occupiers
  • Over 4% rental growth in Nordic industrials markets over next three years

Read the Magnify: European Real Estate Market Outlook

The opportunity in European logistics 


Nordic, CEE and Southern European logistics markets offer better potential for attractive returns, according to M&G Real Estate research.

Here at M&G Real Estate, we forecast rental growth for logistics markets across Europe using our analysis of the physical and digital drivers increasing demand for logistics space. This includes infrastructure development across Europe and we reweight the European Commission’s Digital Economy and Society Index (DESI) to just those factors most relevant to logistics. We analyse the most attractive markets in terms of value and long term rental growth prospects.

A focus on European offices


Looking further afield for opportunities reveals edge of Central Business Districts as offering attractive fundamentals and value.

The recovery in Europe continues to boost employment and the office market. Tight supply has driven rental growth, supporting capital values. Attractive pricing for investors can be found at edge of Central Business District markets, whilst offering affordability for occupiers.

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