andrew baum and david hartzell, global property investment, 2011 property performance – a long...
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Andrew Baum and David Hartzell, Global Property Investment, 2011
Property performance – a long term view
Andrew Baum and David Hartzell, Global Property Investment, 2011
Total return
• Income return = Y0-1/CV0
• Capital return is the change in value over the measurement period divided by the value at beginning of the period
• CR = [CV1 - CV0]/CV0
• Total return is the sum of income return and capital return• TR = [Y0-1 + CV1 - CV0]/CV0
• CV0 = Y0/K0 (Rental value / cap rate) • CV1 = Y1/K1
Andrew Baum and David Hartzell, Global Property Investment, 2011
C ap rate m ovem ent R ental grow th
C apital return Incom e return
Total return
Components of total return
Andrew Baum and David Hartzell, Global Property Investment, 2011
What drives property returns (UK)?
Source: IPD, 2007
1987 1988 1993 2004 2005 2006 1981-2006 mean
-10
-5
0
5
10
15
20
25
30
35
Rental growth Cap rate change Income return
Andrew Baum and David Hartzell, Global Property Investment, 2011
But yields (cap rates) cannot fall forever…
19761978
19801982
19841986
19881990
19921994
19961998
20002002
20042006
20080
2
4
6
8
10
12
IPD Annual Equivalent Yields(%)
Source: IPD, PFR, 2008
Mean: 7.99%
Low: 2006, 5.37%
Andrew Baum and David Hartzell, Global Property Investment, 2011
And cap rate change does not deliver returns (UK)
19871988
19932004
20052006
20072008
1987-2008 Ave
-30
-20
-10
0
10
20
30
Income return Cap rate change Rental growth(%)
Source: IPD, 2009
Andrew Baum and David Hartzell, Global Property Investment, 2011
• “Despite the relatively short sample period available, we find that property is likely to hedge inflation well.”
• “Ibbotson and Fall, Ibbotson and Siegel, Brueggeman, et al., Fogler, Hartzell, et al., and Rubens, et al., conclude that real estate compensates the investor for inflation risk. When real estate is added to a mixed-asset portfolio, the inflation risk of the expanded portfolio is substantially below that of the original portfolio (ex-real estate).”
• “Unlike previous studies, this study examines real estate performance during both high and low inflation periods. The results show that real estate does provide an inflation hedge.”
Property and inflation: academic work
Andrew Baum and David Hartzell, Global Property Investment, 2011
-1.00% 0.00% 1.00% 2.00% 3.00% 4.00%
France
Germany
Netherlands
Sweden
UK
Europe
Inflation
Nom rental growth
Property rental growth and inflation
Andrew Baum and David Hartzell, Global Property Investment, 2011
19951996
19971998
19992000
20012002
20032004
20052006
0
1
2
3
4
5
6
7
8
9
10
Index-linked gilt yields (10 year) Property yield(%)
Property and index linked gilts are related
Source: IPD, Datastream
Andrew Baum and David Hartzell, Global Property Investment, 2011
Summary
• There is a strong relationship between nominal rental growth and inflation
• Correlation between index-linked bond yields and property yields is around 75%, with a mean difference of 5.4%
• This suggests investors believe that property is an inflation hedge
Andrew Baum and David Hartzell, Global Property Investment, 2011
Summary
• K = RFR N + Rp – (GN – D) • K = RFR R + i + Rp – (GR + i – D) • In equilibrium, the delivered return on real estate is the same as the
required return, so: • K + (GR + i – D) = RFRR + i + Rp
• The delivered return on real estate is produced by the cap rate, or initial yield, plus net nominal rental growth
• Strong relationship between net nominal rental growth and inflation - real rental growth has been close to zero
• Delivered return on real estate is produced by the cap rate, or initial yield, plus inflation
Andrew Baum and David Hartzell, Global Property Investment, 2011
0.00% 2.00% 4.00% 6.00% 8.00% 10.00% 12.00%
France
Germany
Netherlands
Sweden
UK
Spain
Europe
Yield plus infl
Total return
Property returns: yield plus inflation
Andrew Baum and David Hartzell, Global Property Investment, 2011
Shocks
• Property returns have tracked the income yield plus inflation, plus a small premium
• In any individual year, there can be 'shocks' which deliver unusually high or low total returns. These will typically be either rental growth shocks or re-pricing shocks
• In 1987 and 1988, we saw positive rental growth shocks; in 1993 we saw a re-pricing shock which delivered a total return of around 20% despite rental value falls of around 4%
• In 2004, 2005 and 2006 we saw three re-pricing shocks pushing returns into the high teens despite generally flat rents. Cap rates cannot fall forever, so this was followed by the inevitable pricing reversal of 2007-8, another shock
Andrew Baum and David Hartzell, Global Property Investment, 2011
Long term returns
• The long term picture is simple and predictable
• The return on the IPD Global Property Index for the nine-year period from 2001-2009 in U.S. Dollars was 8.6%, around 6.5% real, with the average cap rate close to that value - the delivered long run return on global real estate was produced by the cap rate plus inflation
• Over 1987-2010, the UK property delivered an average total return of exactly 10%. Capital growth attributable to ERV growth averaged roughly 3.5% (the rate of UK inflation over the period); capital growth attributable to yield movement was around just under -0.5%, and the income return was around 7%
Andrew Baum and David Hartzell, Global Property Investment, 2011
What drives property returns (UK)?
19871988
19932004
20052006
20072008
20092010
1987-2008 Ave
-30
-20
-10
0
10
20
30
Income return Cap rate change Rental growth(%)
Source: IPD, 2011
Andrew Baum and David Hartzell, Global Property Investment, 2011
Summary
• We should expect the delivered long run return on real estate to be produced by the cap rate, or initial yield, plus inflation
• Cap rates have a natural value relative to indexed bonds, and over-pricing should be apparent by this measure
• When cap rates are low by this measure returns may be poor, as in the period following 2006; when cap rates are high, as in 2009, there will be an additional source of return to enjoy
• Cap rate adjustments are often rapid, producing shocks