Outlook 2026

Real estate

Valuations and improving fundamentals to drive returns

Commercial property fundamentals are healthy, valuations have stabilised, and credit is becoming easier, which points to an ongoing recovery of global real estate. The environment is positive for investors with medium- to long-term horizons, where income growth is set to boost returns. Real estate equity is now looking attractive again on a risk-adjusted basis against other asset classes following a reset in valuations with interest rates normalising. Development activity remains constrained due to high construction costs, which is set to create supply shortages over the next decade, though there are signs that cost inflation is normalising.

Behind these averages lie different trends across markets and sectors, and demand drivers continue to evolve in line with global structural shifts driven by digitalisation, demographics, and deglobalisation. The strongest opportunities lie in asset types supported by underlying demand-supply imbalances over the next decade, such as living, logistics, and data centres. Developers building into this supply-constrained environment are well positioned for strong returns. 

Attractive valuations following a pricing reset

Real estate valuations ex-Japan have reset from 2023 peaks, presenting cyclical opportunities for investors to build their property exposure with downside protection. Real estate yields have expanded sharply across most sectors and markets, creating better entry points for new capital (Figures 1 and 2). Further monetary easing, which feeds into lower ‘all-in’ debt costs, alongside improving credit conditions, is set to boost the attractiveness of real estate.

Figure 1: Real estate valuations are gradually lifting in sectors with solid demand-supply fundamentals – US multifamily

Figure 2: Real estate valuations are gradually lifting in sectors with solid demand-supply fundamentals – Australian logistics

Sources: Bloomberg, Macrobond, Green Street, JLL (November 2025).

 

Subdued development activity to fuel rent increases

Higher construction costs and capitalisation rates and increased financing expenses are suppressing construction levels and reducing new project activity across property sectors, excluding data centres and selective subsectors such as build-to-rent and land lease communities. Subdued activity is creating supply shortages as demand stabilises, which is set to support higher rents and occupancy rates over the coming decade. Development margins will improve again as the cycle progresses and property prices and rents outstrip costs. 

Living’s strong demand-supply imbalances 

Residential real estate continues to demonstrate robust investment fundamentals, driven by persistent demand-supply imbalances across many developed markets. The sector’s strong linkages to inflation and its ability to generate resilient cash flows throughout economic cycles underpin its appeal to long-term investors. Affordability challenges in home ownership – exacerbated by high prices and mortgage rates – are directly fuelling demand for rental housing. This trend is most common among young people, key workers, and lower- to middle-income households who are often unable to afford homeownership. Solid population growth, particularly in gateway cities across Europe and Asia-Pacific, is projected to sustain upward pressure on rents and asset prices over the next decade. These cities often face subdued new supply levels due to restrictive planning regimes, high construction costs, and limited land availability. 

Population growth and ageing demographics

Demographics play a pivotal role in shaping demand for more affordable housing options across different markets and age groups (Figures 3 and 4). For key workers and retirees, segments such as manufactured homes, seniors housing, and land lease communities offer viable, cost-effective alternatives. Strong population growth and market barriers, including complex planning or high entry costs, drive demand in these sectors. These factors restrict the pace of new supply, helping to underpin rental growth and income stability for investors.

Additionally, the evolving preferences of younger generations – who increasingly prioritise flexibility and urban living – are contributing to the growth of build-to-rent and co-living models. These alternatives offer attractive amenities and community-focused environments, catering to shifting lifestyle needs. The living sector’s combination of structural demand drivers, supply constraints, and demographic tailwinds positions it as a resilient and attractive investment opportunity in the face of broader economic uncertainty. 

Figure 3: Demographics support demand for affordable housing such as land lease communities – US

Figure 4: Demographics support demand for affordable housing such as land lease communities – UK

Source: Oxford Economics (November 2025).
 

Shifting logistics and warehousing dynamics and drivers

The industrial property sector is undergoing a sizeable transformation, driven by evolving logistics and warehousing dynamics. Persistent shortages of high-quality, modern facilities – coupled with ongoing demands for supply chain efficiency and shifting global trade patterns – are set to fuel robust logistics demand over the next decade. This outlook persists despite some near-term headwinds, including softer demand and elevated supply in selective submarkets.

Over the past year, the sector has witnessed a more balanced leasing environment. This shift is attributable to maturing ecommerce penetration, heightened trade uncertainty, and affordability challenges stemming from rising rents and broader cost pressures for occupiers. While these factors have tempered immediate growth, they have also contributed to a healthier, more sustainable market equilibrium.

Despite recent challenges, investor interest in logistics properties remains strong. The sector accounts for 25% of total sales across traditional property segments, up from a historical average of 15%. Buoyant debt markets continue to support investment activity, a trend likely to persist as pressure mounts on other core sectors. Higher cap rates, lower capex compared with traditional sectors, and steady rental growth reinforce the sector’s attractive investment thesis.

Looking ahead, both demand and rental growth are poised to accelerate as supply chains continue to adapt to geopolitical shifts and the reordering of global trade. Rising real incomes will support increased consumer spending, including online sales, while occupiers compete for a limited supply of new logistics facilities over the medium term. The prospect of falling mortgage rates and improved home turnover, which would boost spending on durable goods and drive demand for warehousing and storage space, boosts the sector’s appeal. 

Southeast Asia, Mexico, and southern US markets stand out as key beneficiaries of supply chain evolution, particularly as rising labour costs and tariffs impact manufacturing margins elsewhere. Over the longer term, the Asia-Pacific region will require an estimated one billion square metres of new industrial space to accommodate incremental trade and manufacturing growth, fuelling investment opportunities. 

Figure 5: Shifting trade patterns are impacting logistics and warehousing demand

Source: US Census (November 2025).

David Roberts
Head of Real Estate Strategy 

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Past performance does not guarantee future results.

Diversification may not protect against market risk.

Credit risk is the risk of loss of principal or loss of a financial reward stemming from a borrower’s failure to repay a loan or otherwise meet a contractual obligation. Credit risk arises whenever a borrower expects to use future cash flows to pay a current debt. Investors are compensated for assuming credit risk by way of interest payments from the borrower or issuer of a debt obligation. Credit risk is closely tied to the potential return of an investment, the most notable being that the yields on bonds correlate strongly to their perceived credit risk.

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Liquidity risk is the possibility that securities cannot be readily sold within seven days at approximately the price at which a fund has valued them.

A capitalisation rate (cap rate) is a percentage that estimates the potential return on investment for a property. It’s a common metric used in real estate to compare the value of different properties.

Internal rate of return (IRR) is a metric used in financial analysis to estimate the profitability of potential investments. IRR is a discount rate that makes the net present value (NPV) of all cash flows equal to zero in a discounted cash flow analysis. 

Economic trend information is sourced from Bloomberg unless otherwise noted. 

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