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This presentation discusses the influence factors on real estate investment decisions among Brazilian and German institutional investors, focusing on risk perceptions and market contexts.
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Presentation prepared for the 16th European Real Estate Society Conference June, 2009 – Stockholm, Sweden MIND-SETS TOWARDS REAL ESTATE RISK: AN INITIAL COMPARISON BETWEEN BRAZILIAN AND GERMAN INSTITUTIONAL INVESTORS Rogerio Fonseca Santovito, M.Eng. Doctoral researcher, Polytechnic School, University of São Paulo João da Rocha Lima Jr. PhD Head professor - Real Estate Research Group
Research objectives • To provide theoretical basis and a methodology for institutional investors – mainly Brazilian pension funds - to properly consider real estate assets in their investment portfolios. • To get evidence on the impact that recent global financial markets crisis , and the reflexes on real estate markets, might have had on institutional investors’ investment decision making. • Initial step: to identify which influence factors Brazilian institutional investors recognize as relevant to their decision making processes.
Surveymethodology • Interviews: initial perceptions (context & factors of influence) • Literature review - international literature: • Morrison (2006) makes an analysis on the types of investors who operate in the capital market the U.S., identifying the profiles of investment directed to the assets of real estate. • Worzala et alli (2004) identifies the needs of institutional investors in United Kingdom, United States, Australia and Germany. • French, (2001) identifies risk perceptions of institutional investors from UK, especially pension funds managers.
Surveymethodology • Pfnuer and Armonat (2001): the authors accomplished a wide survey with German institutional investors. • results were systematized and made fully available, thus giving excellent conditions for the execution of comparative analyses; • similarities of real estate markets ‘context’; • Polytechnic School of USP and TechnischeUniversität Darmstadt already have a history of successful collaboration within under-gradate courses. • Study of the documentation from the original research accomplished in Germany, • Questionnaire design (to Brazilian context)
Questionnaire design • In general terms, the influence factors that can affect the performance of real estate investments are classified by: • the structural characteristics of a specific project, and by • the evolution of the general conditions of the environment. • Minor adjustments to Brazilian context were necessary • Pilot survey (six professionals) : • Large (top-three) Brazilian pension fund manager • Smaller Brazilian pension fund manager • Large asset manager representing international pension funds • Smaller asset manager representing international pension funds • Mature (more than 5 y. of experience) national investment fund • New (less than 5y. experience) national investment fund Sample size does not allows for generalization of the results, but validates the use of the resultant questionnaire.
Why institutional investors? – The context • Brazilian economy – recent developments: • [i] the acknowledgment to Brazil, by major international agencies of risk classification, of a sovereign risk classification that put the country into the Investment Grade category. • [ii] the recent progress on capital openings (IPO's), mergers and acquisitions of Brazilian real estate development companies. • [iii] the existence of margins, within regulatory limits, to increase the institutional investors' allocation of investments to real estate assets.
Why institutional investors? – The context It is estimated a contribution of capital in the real estate sector of $ 8.3 billion, derived from the IPO processes. Pension funds allocations in RE are proportionally small.
How RE investments are managed? • Managers recognize short term and long term opportunities for real estate investments, but the risk & return for each is not properly considered; • Individual projects are considered and analyzed, but with little or no consideration for the mixed-asset portfolio; • Real estate investment is usually seen as high-risk mostly due the lack of market information. Managers rely on past experience to manage real estate investments. • Several pension funds managers are concerned with the direct cost of monitoring, due to the fact that Brazil is a continental country, and monitoring direct investments incurs in a large contingent of people and resources.
Pilot-testresults • Factor of influence - preliminary comparison: Source: Author’s survey results and Pfnuer & Armonat (2001, 2004)
Final considerations • Extrinsic factors: improve market information system cannot be taken as the one and only solution to the problem. • On intrinsic factors: because of the high volume of technical information available, operational performance should be consolidated and translated into parameters, in such a way that is appropriate to support the actions of the investment manager, in an agile and timely manner.
Presentation prepared for the 16th European Real Estate Society Conference June, 2009 – Stockholm, Sweden Thank you very much for your attention Rogerio Fonseca Santovito, M.Eng. rogerio.santovito@poli.usp.br www.realestate.br