Real estate management

We focus on high-quality assets in a limited number of major cities and global distribution networks.

The fund is invested in high-quality properties that can deliver a good return over time. We invest in office and retail properties in selected cities around the world, and in logistics properties that are part of global distribution networks. Up to 7 percent of the fund can be invested in unlisted real estate.

We buy assets to hold for the long term, but some portfolios have assets earmarked for sale from the time of acquisition. Assets may also display different risk and return dynamics over time than initially expected or may fall outside of a slowly evolving strategy.

The return on unlisted real estate investments depends on rental income, operating costs, changes in the value of properties and debt, movements in exchange rates, and transaction costs for property purchases. 

A film about our real estate management


Strategic cities

We target a limited number of global cities in Europe, the US and Asia, with common characteristics. These cities have transparent real estate markets with sufficient scale, expected population and/or employment growth, and potential for economic growth and increased trade.

The cities typically have regulatory or topographical constraints on the development of new real estate, resulting in less fluctuation in supply. They tend to be highly connected to the global economy, have well developed infrastructure, and attract financial, intellectual and cultural capital that drives demand.

In the US, we focus on New York, Boston, Washington, D.C. and San Francisco. In Europe, we concentrate on London, Paris, Berlin and Munich. In the developed markets in Asia, we target Tokyo and Singapore. We may consider other cities if attractive opportunities arise.

Strategic sectors

We target sectors where we can efficiently deploy our capital. The office sector forms the backbone of our strategy. We invest in high-quality office buildings that will remain attractive and relevant for tenants.

The retail sector is adapting to the rise in e-commerce. We invest in prime high-street retail properties that will complement e-commerce and continue to attract retailers and customers.

The logistics sector has grown with globalisation, and the rise in e-commerce has increased the need for high-quality warehousing and proximity to consumers. We
invest in logistics properties that are part of global distribution networks and located near key transport infrastructure and sizeable population centres.

Partnerships

We invest with partners to benefit from their local knowledge and expertise. Investing with local partners gives us credibility and increases our access to market information andinvestment opportunities. 

We have chosen to partner with large, wellknown and respected investors with a local presence and a long-term investment horizon, whose interests align with those of the fund.

The first investments

Real estate investments were initially in well-developed European markets. From 1 January 2013, the mandate to invest in real estate was broadened to include countries outside of Europe. In the initial phase the fund sought to invest with partners that have good knowledge of specific markets.

The fund announced in 2010 an agreement to acquire 25 percent of The Crown Estate's properties in Regent Street in London. The transaction was finalised in April 2011 and was the fund's first property purchase. This was followed by the purchase of a 50 percent stake in seven properties in and around Paris from AXA Group. In 2012, the fund bought its first property in Switzerland, followed by the first investment in Germany. It also invested in its first shopping centre and entered into the market for logistics properties through an agreement to invest in logistics facilities in 11 European countries. The fund's first real estate investments in the US were conducted in 2013, in New York, Washington, D.C. and Boston. The first investments in Asia were made in Tokyo in 2017.

The fund's holding lists are updated annually in connection with the annual reporting.

Last saved: 01/04/2019

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