How Do They See the Economy, and What Concerns the CFOs of Large Companies?

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Corporate CFOs and treasurers are facing greater complexity compared to just three years ago, amid shifting economic and trade corridors, ongoing macroeconomic headwinds, and geopolitical risks.

While managing an international business is rarely straightforward, many companies remain optimistic about their growth prospects as new technologies enable them to uncover and map opportunities amidst uncertainty, according to the key findings of HSBC’s latest survey, the “Global Corporate Risk Management Survey.” The survey involved 300 CFOs and over 500 senior treasury professionals from multinational companies across various sectors in the Americas, Asia, and EMEA.

Reflecting on the survey results, Rahul Badhwar, Global Head of Corporate Sales for Markets & Securities Services, highlights that companies continue to face multiple challenges that could impact their finances. “Navigating interest rates, inflation, and volatile currency markets while implementing risk management strategies has become increasingly essential to corporate treasury functions. In a world of uncertainty, companies aim to mitigate risk while also benefiting from it,” he notes.

In this context, 68% of respondents agree that treasury plays a key role in strategic decision-making, up from 41% in 2021 when HSBC last conducted its corporate risk management survey. Additionally, 47% state that risk management is an area where their company feels less prepared. Respondents also acknowledge that the impact of inflation and economic policies has made revenue and cost projections inaccurate in some cases, with supply chain and sales logistics disruptions delaying cash flow timing. According to 93%, inaccuracies in cash flow forecast data have caused avoidable losses over the past two years, whether due to over-leveraging or liquidity deficits.

“There are times when the main driver of currency markets isn’t macroeconomics. This year, with a record number of countries heading to the polls, elections and geopolitics have sometimes been the dominant factors behind currency valuations. Unlike economic variables, geopolitical outcomes are even harder to predict, complicating corporate treasurers’ efforts to hedge foreign exchange risks and make long-term decisions,” Badhwar adds.

Key Risks

Notably, many companies are optimistic about growth prospects in the near future, according to the survey. Key drivers include rising customer demand and faster adoption of new technologies (both at 75%), as well as easing geopolitical tensions (52%). However, some challenges are likely to persist: 58% are concerned about inflation, and 55% fear a prolonged economic recession.

Holger Zeuner, Head of Thought Leadership, EMEA, Corporate Sales, observes that many treasury teams were caught off guard by the sharp rise in interest rates in 2022 and 2023 as central banks sought to curb runaway inflation, leading to higher financing costs. “Companies are looking to find a structural balance between fixed-rate and variable-rate debt to manage interest rate risks in alignment with their business profiles and market conditions. Such an approach could potentially help them better safeguard against worst-case scenarios while also allowing them to benefit when rates decline,” Zeuner explains.

HSBC’s survey also reveals that ESG risks in supply chains are becoming increasingly important for treasurers. A growing number of respondents expect to work with banks or other financial partners to support suppliers’ ESG efforts, but 27% also anticipate terminating contracts with suppliers over ESG issues in the next three years. “Building a reliable supplier relationship takes years, so ensuring you don’t have excessive concentration risk while maintaining a resilient supply chain can conflict with switching suppliers due to ESG scores. That’s the dilemma companies are evaluating, but the willingness of some firms to take steps toward greater accountability in supply chain practices is potentially encouraging from an ESG perspective,” notes Vivek Ramachandran, Head of Global Trade Solutions.

According to the survey, 99% of respondents are at least somewhat concerned about ESG visibility among their suppliers, while 56% are highly concerned about their ability to meet ESG reporting requirements—a sentiment more prevalent in Europe, where ESG regulation is more advanced than in other regions. However, HSBC’s survey indicates that only a third of companies globally have incorporated ESG guidelines and policies into their supply chains so far.

From HSBC’s perspective, AI is expected to provide significant advantages to companies and their treasury functions. 61% believe AI will positively impact their company’s profitability in the next three years, while another 61% see it as highly beneficial for risk management decision-making during the same period. However, 62% are concerned about a lack of access to talent and skills that could slow AI adoption, while only 5% view financing as the main challenge.

Jupiter AM Hires the European Equities Team from GAM Investments

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Jupiter AM hires GAM European equities team

Jupiter Asset Management (Jupiter) has announced the appointment of Niall Gallagher, Chris Sellers, and Chris Legg, who until now comprised the European equities team at GAM Investments. According to the asset manager, this hire is part of a restructuring of its investment expertise in this key area for the firm.

The three managers have worked together for several years, leading and managing GAM’s successful and established European equities franchise. The team is expected to join Jupiter by the summer of 2025. Currently, the European Equities Team manages approximately £1.4 billion in European equities strategies, serving both institutional and retail clients.

“As one of the leading European equities teams in the industry, they have a strong investment track record, delivering top-quartile returns across nearly all time periods. Notably, they have also been successful in attracting assets, achieving net positive flows in their strategies over the past five years, despite the European equities sector recording cumulative net outflows of over £100 billion during the same period,” Jupiter highlighted.

This announcement aligns with Jupiter’s strategy of attracting top-tier investment talent to deliver superior results for clients and an exemplary experience. “In the absence of any further commitment to GAM regarding the potential transfer of funds currently managed by the European Equities Team, our expectation is that, following an orderly transition, the team will take over the management of Jupiter’s existing range of European equity funds by the summer of 2025. Any transition of investment management responsibilities will be seamless and conducted in the best interests of clients,” stated the asset manager.

Following the announcement, Kiran Nandra, Head of Equities at Jupiter Asset Management, remarked: “As we realign our investment expertise within the core area of European equities, we are excited about the addition of Niall, Chris, and Chris to Jupiter. We believe their strong investment track record and institutional approach will enhance outcomes for a broader range of clients.”

For his part, Niall Gallagher, Lead Investment Manager, added: “We are thrilled to join Jupiter, where the focus on active investment management, combined with a client-centric philosophy, is fully aligned with our vision. We look forward to working with our new colleagues to expand our client base over time.”

Miami InsurTech Advocates Hub Appoints JubilaME as a Member of the Board of Directors

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JubilaME, a “phygital” platform specializing in high-value financial product advisory and purchases, has become an active member of the Miami InsurTech Advocates Hub (MIA Hub) by joining its Board of Directors. The MIA Hub connects corporate clients, innovative companies, and investors, fostering partnerships and business relations.

Borja Gómez, Chief Financial Officer and Head of International Expansion at JubilaME, based in Luxembourg, will represent the company on the Board of Directors.

JubilaME emphasizes its commitment to being an active player in the development of the MIA Hub by introducing new offerings for existing and future partners and expanding its geographical reach.

Julio Fernández, CEO of JubilaME, stated: “The MIA Hub ecosystem is unique due to the diversity of profiles within the insurance and financial sectors. The opportunities for collaboration are numerous and exciting. We look forward to contributing to the growth of this international community.”

High-Net-Worth Investors Prefer Private Equity and Venture Capital Over Other Private Assets

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Private markets have undergone a transformation in the last decade, with significant capital inflows, the success of disruptive technologies, and the expansion of access in the financial services sector in general.

This is highlighted in the “Private Markets Annual Report 2024” by Barclays, which also clarifies that private investors are increasingly recognizing the opportunities offered by private market funds. “In general terms, the motivations of ultra-high-net-worth (UHNW) investors and high-net-worth individuals (HNWIs) to invest in private markets include diversification and lower portfolio volatility; historically higher returns compared to public markets and greater leverage available, which can potentially drive higher growth and profitability,” the report explains.

The report also explains that access to qualified investment managers can also yield dividends for private wealth owners. Commitments can generate higher returns, and communications with general partners (GPs) can provide valuable lessons on due diligence and operational reviews. Since many HNWIs have created their wealth by managing their own businesses, investments in private funds offer the opportunity to share information between partners.

According to some surveys, private investors show a growing preference for alternative assets, particularly private equity. Many of the respondents also indicate that they plan to increase their venture capital investments next year, as confidence improves following the market correction. The study cites an example from the 2023 Campden Wealth and Titanbay survey of 120 UHNW investors, where respondents noted a three percentage point increase in their target allocation for private equity, along with a two percentage point increase for public equities and a four percentage point decrease in their allocation to liquidity. In the same survey, 67% of respondents said their main motivation for investing was the potential to improve long-term portfolio returns.

The total assets under management of family offices more than doubled in the last decade, and the number of private wealth owners worldwide is expected to increase by 28.1% by 2028, representing a growing source of capital.

In the coming years, large private equity firms could receive more contributions from private wealth channels. While institutional investors, such as pensions and sovereign wealth funds, must meet strict investment mandates, private investors may have fewer legal restrictions and can tailor allocations more to their personal profiles and liquidity preferences.

“This opens up greater optionality for investing in private markets,” says the Barclays report, which adds that investment horizons are also less restrictive for personal wealth compared to institutional wealth. Institutional wealth, the report explains, “often requires regular contributions and distributions to support the liquidity needs of institutional investors, but private investors may face fewer restrictions and regulatory obstacles when investing in private markets.”

Private Equity Remains Strong

The study highlights that private equity is the main driver of fundraising in private markets. “In addition to being one of the favorite strategies for pension funds and endowments, which require predictable cash flows, private equity funds could be an option for private investors looking to support their own initiatives, including family businesses and philanthropy,” says the Barclays report. The typical 10-year life cycle of private equity funds often aligns with the longer investment horizons sought by these investors for part of their allocations, the report adds.

The proportion of fundraising in private markets attributed to private equity funds has increased annually since 2020, reaching a record 50.5% to date. These funds showed resilience against a broader slowdown in fundraising, raising almost as much capital in 2023 as in 2022. However, according to the report, the number of vehicles driving this total was reduced by more than half. With fewer funds maintaining or increasing their purchasing power in the last 18 months, the future flow of private equity deals and returns will tilt toward the stronger funds. This could exacerbate competition among LPs seeking the best GPs.

The selection of managers, according to the report, is as important today as it has always been. The preference of LPs for experienced private equity managers—firms that have launched at least four funds—is also increasing. “Every year since 2019, more than 80% of all new dollars directed toward private equity were closed by experienced managers, and this percentage has risen to 88% annually,” says Barclays, adding that top-tier firms have established LPs who often return for subsequent fundraising rounds, “thus limiting the entry of new investors.”

Venture Capital: Investors Seek Innovative and Sustainable Technologies

According to data from PitchBook cited by the Barclays study, nearly half of all known private market fund commitments made by private wealth investors in the last decade were with venture capital funds, “highlighting the importance of venture capital and its prevalence in non-institutional portfolios.”

Experienced managers have captured an increasingly larger share of new venture capital commitments due to the demand for managers with the best track records in an uncertain macroeconomic environment. However, with more than 650 venture capital funds successfully raised by July 2024, many opportunities still exist.

Emerging managers may offer a more timely avenue for private investors seeking short-term venture capital allocations, as these managers look for new LP bases. The risk/return profile of emerging managers may be higher without a track record, but taking on more risk for potentially higher returns is, in many ways, the essence of venture capital.

One of the main attractions for venture capital firms is their close relationship with innovative, fast-growing companies. Venture capital allocations can allow an LP to benefit from the rise of artificial intelligence, for example. The upside potential of disruptive technologies is theoretically unlimited, and the potential exposure to future industry leaders is highly valued by wealthier investors with a higher risk appetite.

Sustainability and other impact investment issues are also cited as common interests among private wealth investors. Venture capital investments are a regular financing channel for emerging technologies, such as climate tech, and an increasing number of funds are defined as “impact investors,” catering to the preferences and values of various investors through a dual goal of financial returns and positive social or environmental outcomes.

The 2023 PitchBook Survey on Sustainable Investment among private market investors worldwide revealed that respondents were more divided on the integration of sustainable investment programs between 2021 and 2023, but more than half of the LPs surveyed believe it is “extremely important” or “very important” that their GPs measure the impact in their portfolios.

BB Asset Launches ETF Linked to the Ibovespa B3 BR+

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BB Asset ETF Ibovespa B3

BB Asset, the largest investment fund manager in Brazil, announced on Monday (27) the launch of the BB ETF Ibovespa B3 BR+ Index Fund (ticker: BRAZ11), its latest product in the ETF market.

The announcement was made this Wednesday (27) during the traditional bell-ringing ceremony at B3, the Brazilian stock exchange, marking the launch of the manager’s tenth ETF and the second one this year.

Designed to replicate the performance of the newly created Ibovespa B3 BR+ index, BRAZ11 offers an expanded investment strategy.

The index combines the portfolio of the traditional Ibovespa and adds the Brazilian Depositary Receipts (BDRs) of five Brazilian companies listed on U.S. stock exchanges and traded on B3: Nubank, Stone, XP Investimentos, PagSeguro, and Inter.

Transparency and Accessibility

According to Mário Perrone, Commercial and Product Director at BB Asset, the growth of the ETF market reflects the demand for transparent and accessible solutions.

“Fostering the ETF market in Brazil is a strategic goal for BB Asset, as we believe this market will become the natural choice for investors in the future. The launch of the BB ETF Ibovespa B3 BR+, the tenth ETF in our portfolio of exchange-listed funds, underscores our commitment to providing simplified and accessible investment solutions,” Perrone said.

The fund has a management fee of 0.10% per year and D+2 liquidity, allowing investors to buy and sell shares quickly through any brokerage. The initial investment to participate in the ETF is set at R$100.00, making it more accessible to a broader range of investors.

About the Ibovespa B3 BR+

The Ibovespa B3 BR+ index was developed to provide a more comprehensive indicator of the performance of the Brazilian stock market. It includes highly tradable and representative assets on the stock exchange, such as shares, units, and BDRs.

“Products derived from the index offer a broader view of the companies driving the national economy, enabling new diversification strategies for investors,” explained Ricardo Cavalheiro, Superintendent of Indices at B3.

Another Innovation in BB Asset’s Portfolio

With the launch of BRAZ11, BB Asset strengthens its position as a leading player in the development of the ETF market in Brazil. The manager, which already boasts a diverse range of exchange-traded funds, continues to invest in products that align with global trends and democratize access to diversified investments.

The new ETF consolidates the company’s commitment to offering modern solutions aligned with market demands, promoting more inclusive and attractive strategies for investors of all profiles.

Thomas Johnston Joins AllianceBernstein as New Strategic Relations Lead

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AllianceBernstein has appointed Thomas Johnston as the new Strategic Relations lead for its Latam and US Offshore business.

Johnston, who will officially assume his role on December 2 and will be based in Miami, will report to Miguel Rozensztroch, CEO for South America, Central America, and North America NRC.

“The addition of Tom reinforces AllianceBernstein’s long-standing commitment to our distribution partners in the cross-border business in the Americas, as well as our continued focus on delivering alpha in both investments and service to our clients in the region,” said Rozensztroch.

With over 15 years of industry experience, Johnston has worked at SunLife Financial International (2007–2014) and Amundi (2014–2020), holding various positions.

He later joined LarrainVial as Head of US Offshore from 2020 to 2022 and, in August 2022, joined John Hancock, where he also led distribution for US Offshore.

Boreal Capital Management Welcomes Roberto Vélez in Miami

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Boreal Capital Management Roberto Vélez Miami

Roberto Vélez has joined the Boreal Capital Management network as a senior financial advisor in Miami.

Vélez “brings extensive experience in wealth management, particularly for high-net-worth international families,” sources at the firm told Funds Society.

With nearly 20 years in Miami, Vélez’s career includes roles at Insigneo, PNC Bank, BBVA, Royal Bank of Canada, and Banco Santander, “gaining valuable expertise in private banking, portfolio management, and estate planning,” according to a statement obtained by Funds Society.

“His broad experience in the global financial market enables him to play a key role in expanding Boreal’s reach, especially in Ecuador, where the company currently has a relatively small presence,” the statement added.

With Vélez’s arrival, Boreal aims to enhance its service offerings and build stronger connections with clients in Latin America. Additionally, the firm is preparing to further solidify its position as a trusted advisor for high-net-worth families, providing comprehensive financial planning and private banking services with an international perspective.

Why are asset managers increasingly using SPVs?

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Special Purpose Vehicles (SPVs) have become essential tools in portfolio management due to their ability to optimize resources, reduce risk, and provide operational flexibility. An SPV is a legal entity established for a specific purpose, often structured as a limited liability company, according to an analysis by the specialized fund manager FlexFunds. This structure enables an effective separation of assets and liabilities from the parent company. By containing the risks of a specific project within an independent entity, companies protect their core operations and reduce exposure to potential losses or liabilities arising from high-risk activities.

Portfolio managers use SPVs for various purposes, including risk-sharing and isolation, asset securitization, asset transfer facilitation, and optimization of property sales, which can be illustrated graphically as follows:

 

Key benefits of SPVs for portfolio managers

The use of SPVs offers multiple benefits, starting with risk management. These entities allow companies to handle high-risk projects without jeopardizing the financial stability of the parent entity, as any financial or legal challenges are contained within the SPV. Portfolio managers also find SPVs to be highly useful tools for adapting to market regulations and norms, achieving operational flexibility that facilitates expansion into new areas or the development of projects with minimal risk to the core business. In regulated sectors, SPVs are particularly advantageous, as they help companies comply with market regulations without endangering their primary structure.

Another key benefit of SPVs is cost optimization. Since these entities are limited to a specific project, they enable the reduction of general and operational expenses. Construction projects or product developments can be managed through SPVs, minimizing the financial impact on the parent company’s structure and maximizing cost efficiency. Additionally, SPVs provide an accessible avenue for raising capital without affecting the parent company’s credit rating, as they maintain their own credit profile. This represents a strategic advantage for portfolio managers, allowing them to finance individual assets or projects without increasing the financial risk or debt of the main organization.

 

Despite their advantages, SPVs come with challenges, particularly regarding transparency and risk oversight. SPV structures can be complex, making it difficult to assess associated risks fully. Portfolio managers must monitor SPV assets and liabilities constantly to identify hidden risks and mitigate potential financial issues. Regulatory compliance is another critical aspect. SPVs must operate transparently and not be used to evade taxes or liabilities. Any irregularities could expose both the SPV and the parent company to significant penalties.

The demand for SPVs has surged in the last decade, driven by their effectiveness in facilitating cross-border capital flows and enabling private investors to access emerging markets. According to the “SPV Global Outlook 2024” report by CSC, the increased use of SPVs stems from their ability to protect parent company assets and liabilities, offer ease of creation and administration, and the possibility to isolate individual assets to optimize performance. This approach has made SPVs a popular choice among fund managers and investors seeking tax-efficient and adaptable structures.

Special Purpose Vehicles (SPVs) operate in an increasingly complex regulatory environment, presenting both challenges and opportunities for asset managers. As Thijs van Ingen, global leader of corporate and legal services at CSC, states, “regulation is driving complexity,” and the regulatory frameworks can vary depending on the jurisdiction in which each SPV operates. For managers, this entails significant responsibility regarding compliance and governance of these entities, which may be subject to multiple layers of regulation, ranging from funds to corporations and specific investments.

Future outlook for SPVs

  1. Increased use in emerging markets: As investors explore growth opportunities in emerging markets, SPVs are likely to play a more prominent role in managing investments in these regions. For instance, private equity firms might use an SPV to invest in a portfolio of medium-sized companies in developing markets, providing capital access while safeguarding investor interests.
  2. Sustainable investments: With the rising importance of environmental, social, and governance (ESG) factors, SPVs are expected to take on a more significant role in financing sustainable projects. Companies investing in renewable energy or social impact initiatives can channel funds through SPVs to maximize returns in high-growth sustainable sectors.
  3. Increased regulatory scrutiny: As SPVs become integral to the financial system, regulators are focusing on these structures. SPVs may face new transparency and leverage requirements aimed at mitigating risks and preventing tax evasion. This scrutiny could lead to more comprehensive reporting obligations and additional controls, raising administrative costs.

Special Purpose Vehicles (SPVs) are a valuable strategic tool for portfolio managers seeking to protect their assets and mitigate risks without compromising the financial structure of the parent company. Their ability to isolate risks, provide operational flexibility, and facilitate capital raising makes them an attractive option for managing assets and high-risk projects.

At FlexFunds, we specialize in designing and creating investment vehicles, offering solutions that enable managers to issue exchange-traded products (ETPs) through Irish-incorporated SPVs. Our solutions are tailored to client needs, halving the time and cost compared to other market alternatives. Supported by renowned international providers such as Bank of New York, Interactive Brokers, Bloomberg, and CSC Global, FlexFunds delivers personalized, efficient solutions that enhance the distribution of investment strategies in global capital markets.

For more information, please contact our specialists at contact@flexfunds.com.

The outlook for US small caps

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US small caps outlook BNP US
Tim Mossholder - Unsplash

The outlook for US small-capitalisation stocks looks better now than it has for several years. The main reasons include the US interest rate cutting cycle (small caps tend to benefit); attractive valuations; and continued reshoring and merger & acquisition trends. 

Falling interest rates and small caps

The US Federal Reserve (the Fed) began its dovish pivot in September and continued its loosening of monetary policy in November. As you can see in Exhibit 1, the stock market performance of small caps has been correlated to the change in policy rate expectations over the last 12 months. When Fed policy rate expectations turn more dovish, small caps outperform.

This phenomenon is likely a function of the cost of debt falling more for small-cap companies as they typically have a higher proportion of variable rate debt than larger-cap companies. Falling policy rates should also boost management confidence, reduce the cost of capital, and support merger & acquisition (M&A) activity heading into 2025.

 

Small-cap valuations – Attractive

Price/earnings ratios for small caps have recovered from the lows and are now near their long-run average of 17 times (excluding companies with negative earnings). Relative to large-cap indices, small-cap P/E multiples look relatively low; they are currently 11% below average (see Exhibit 2).

 

We expect earnings to drive the next leg higher for small-cap share prices. Analysts are looking for robust earnings growth: 15% this year, and by over 30% in 2025 and 2026. That is ahead of the long run rate of 13% growth (see Exhibit 3).

While earnings forecasts are often optimistic, we believe that with a soft or no landing ahead for the US economy, they are not wildly off the mark. If the higher earnings growth rates are realised, valuations should improve.

 

Mega-cap tech’s lead expected to narrow

Four big tech companies (Amazon, Google, Meta and Nvidia1) have generated the bulk of recent earnings growth on the US market. This has driven the outperformance of the tech-heavy NASDAQ 100, the small-cap Russell 1000 Growth and, to a lesser degree, the broad S&P500.

Earnings for the big four grew by 70% year-on-year in the second quarter of 2024, compared to just 6% for the remaining 496 companies in the S&P500. That gap is forecast to narrow (see Exhibit 4) and if it does, so should the gap in stock market performance.

 

Tailwinds for small caps in 2025

For decades after China’s admission to the World Trade Organisation (WTO) in 2001, US companies were focused on outsourcing production to lower-cost nations to improve profits. Industrial production stagnated in the US, while it rose sharply in China.

We see potential for that trend to reverse in the coming years. During the pandemic, having supply chains and manufacturing far from home created difficulties for US firms and many are looking to ‘re-shore’ production.

Rising geopolitical tensions and protectionism are other catalysts, abetted by the financial support from the federal government’s CHIPS Act and the Infrastructure Investment and Jobs Act.

We believe a multi-year cycle of capital expenditure driven by re-shoring initiatives lies ahead. US small caps should benefit from this trend as they are more levered to domestic investment and economic cycles.

Information technology spending on datacentres — which are a key part of the infrastructure supporting the artificial intelligence (AI) ‘arms race’ — is boosting not only sales of advanced graphic processing units (GPUs), but also revenues at many lesser-known hardware, software, industrial, materials and even utility companies.

This capex is funded largely by the profits of other tech companies that are spending to grow their business, rather than hoarding cash or boosting earnings per share (EPS) via share buybacks.

M&A is another potential tailwind for small caps.

With lower interest rates easing the burden of debt, uncertainty fading over the outlook for the economy, and political uncertainty lower now that the US election is behind us, deal flow should improve. Strategic buyers are always evaluating opportunities for innovation or disruption and may now be better able to implement their plans.

Conclusion

We see a number of tailwinds for smaller US companies emerging as the Fed pivots to monetary easing, earnings recover, and valuation dislocations normalise. These market inflections could be further supported by trends in onshoring and re-shoring, and a resumption of M&A activity.


Column by Geoff Dailey, Head for the US Equity team at BNP Paribas Asset Management, Chris Fay, Portfolio Manager on the US and Global Thematic Equities team and Vincent Nichols, Senior Investment Specialist for the US and Global Thematic Equities team

[1] Mentioned for illustrative purposes only. This is not a recommendation to buy or sell securities. BNP Paribas Asset Management may or may not hold positions in these stocks.

European Commercial Real Estate Sector: Credit Outlook Improves

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European commercial real estate credit outlook

Issuers on the brink of investment grade, as well as high-yield issuers, continue to face significant challenges in securing financing. Debt markets are slowly reopening for European commercial real estate companies, but investor confidence has yet to recover to pre-2022 levels due to high leverage, significant capital investment, and concerns over the governance of some issuers.

Only companies with a strong BBB credit rating or higher have access to the most liquid debt capital markets. Falling bond yields and tightening spreads may provide capital market-based financing competitive with secured bank loans. For these issuers, spreads on new issues range from 90 to 150 basis points, close to the 25-145 basis point range in 2021 (Charts 1, 2), the year when debt issuance in the capital markets for real estate companies reached its peak (Chart 3).

For companies at the investment grade threshold—rated BBB—the fear of a downgrade translates into much wider spreads. New issue spreads exceed 200 basis points, in stark contrast to the 60 to 145 basis points range in 2021.

Although we believe prices have bottomed out in some property segments, investor nervousness also points to the risk of further declines in property values at the riskiest end of the European commercial real estate market. Banks’ appetite for financing less attractive commercial properties remains limited, exposing real estate managers to a negative feedback loop. The sale of distressed assets could call into question current valuations and act as a catalyst for balance sheet restructuring. Additionally, possible sales of open-end real estate funds to offset cash outflows will test market resilience.

Non-Investment Grade Issuers Continue to Face Tough Financing Challenges

Spreads are even wider for issuers below investment grade and companies with governance concerns.

In practice, debt capital markets do not offer them a financing source to avoid potential covenant breaches and support interest coverage ratios. Smaller European capital markets, like the Swedish market, only offer loan borrowers shorter-term credit (Chart 4), providing little relief to an industry burdened by debt.

The Risk of Further Declines in Property Valuations Looms Over the Sector

Investor caution also reflects the considerable risk that further devaluation of real estate assets remains. Corrections in prime real estate assets (retail and office), as well as residential and logistics properties in general, are nearing the bottom (Chart 5). However, prices of non-prime assets and those requiring heavy investments—such as modernization, environmental compliance, and conversion to meet structural changes in demand—continue to decline.

Open-end real estate funds, which are experiencing large cash outflows, could exert additional downward pressure on valuations if they begin to divest less attractive properties from their portfolios to gain liquidity. So far, funds have avoided doing this to maintain the net asset values of their assets. For example, if a substantial portion of the properties—such as part of the €128 billion in investments held by German open-ended funds—were to hit the market, we would witness further devaluation of real estate assets.

A More Abrupt Shift in Interest Rates Offers the Possibility of Greater Relief

European real estate companies would clearly benefit, like any indebted sector, from a more abrupt shift in the interest rate cycle if fears of recession and stagnating growth lead to looser monetary policy in Europe and the U.S. Currently, we foresee a continued, cautious reduction in interest rates, with a single 0.25 basis point cut from the ECB and the Federal Reserve in the second half of the year.

Underlying interest rates have dropped sharply due to recession fears in the U.S. If weaker growth prospects and slow economic growth in the U.K. and the EU materialize, quicker rate cuts could provide a funding opportunity for companies with structurally solid portfolios, low leverage, and no governance issues. In general, we expect few short-term issuances from smaller real estate companies (gross asset value below €2 billion) in the eurobond market.

The benchmark bonds these companies issued to take advantage of the market’s low financing costs in the decade before 2022 have left many with the headache of refinancing them at much higher rates today, if they can.

Banks Continue to Support the Sector… Up to a Point

Banks have become more cautious and selective but are still lending to the sector. They are willing to renew existing financing for properties or real estate portfolios with solid operational performance and are even willing to grant new loans if the collateral is firm and commitments are strict. Loan margins for secured loans have increased to 60-230 basis points, depending on property type, ultimate ownership, leverage, and, most importantly, location. Thus, bank financing may be a more reasonable alternative for weaker creditors than capital markets-based financing.

However, bank financing has its limits. Banks have not only tightened loan guarantees but have also focused more on the composition of their loan portfolios with respect to maximum exposure to a sector, individual issuers, and/or properties without good energy efficiency certifications or other eco-building ratings. Secondly, high-leverage transactions are no longer viable, meaning that if a borrower has financing problems, they may need to turn to grey debt markets at much higher costs.

Bank loans can only cover a marginal portion of bond refinancing due to mature, leaving issuers with lower investment grades and non-investment grades under pressure to restructure their assets or liabilities—most likely at a high cost for both shareholders and debt holders.

European real estate companies as a whole have weathered the worst of the recent financing crisis, but the credit outlook for many companies remains highly uncertain.