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SICAV

Global Real Estate Securities Fund

Equity investment alert to the changing supply and demand dynamics of the global property market.

ISIN LU1028172655 Bloomberg TRGREQG:LX

3YR Return Annualised
(View Total Returns)

Total Assets
(USD)

-0.06%
$5.5m

1YR Return
(View Total Returns)

Manager Tenure

-7.79%
5yrs

Information Ratio
(5 Years)

Tracking Error
(5 Years)

0.03
4.01%

Inception Date 31-Jan-2014

Performance figures calculated in GBP

Other Literature

30-Apr-2020 - Nina Jones, Portfolio Manager,
While near-term volatility is likely to persist as a result of the coronavirus, we are cautiously optimistic regarding the potential for a rebound in economic activity once the pandemic subsides. We think it unlikely that developers will begin construction on new projects in this environment, which should help mitigate supply pressure and offset some of the near-term, virus-related, demand weakness. Low interest rates could also help support property prices.
Nina P.  Jones
Nina P. Jones, Portfolio Manager

Nina Jones is the portfolio manager for the Global Real Estate Equity and U.S. Real Estate Equity Strategies.  She is also chairman of the Investment Advisory Committee for the U.S. Real Estate Equity Strategy.  Nina is also a vice president and advisory committee member of the n, Financial Services and Mid-Cap Value strategies.  She is a member of the investment advisory committee of the Global Growth, Global Stock and Institutional Large Cap Value strategies.  Nina is vice president of T. Rowe Price Group.

Click for Manager Outlook
 

Strategy

Manager's Outlook

The coronavirus outbreak that has rapidly spread across the globe has had a negative impact on risk assets and has led to increased market volatility. The fluid nature of the pandemic makes it difficult to predict short-term market moves, and in such an environment, we endeavor to keep a longer-term perspective on markets.

It is highly likely that many of our investments will see a diminution in cash flows over the near term related to the virus as overall demand for real estate space declines, some tenants struggle to pay rent, and in extreme cases like hotels, properties are shut for an indeterminant amount of time and no revenue is collected. As stock pickers, we are assessing and reassessing whether we believe these cash flow declines are temporary or permanent and, if temporary, when we expect cash flows to recover. In addition, analyzing balance sheet strength and flexibility remains a core component of our investment process, with our preference for companies with lower leverage, well-termed-out debt maturities, and good liquidity in the form of cash and available lines of credit given the uncertainty of the length and depth of the current economic downturn.

Based on this rigorous analysis, we feel comfortable and optimistic with regard to our portfolio of well-located real estate, run by strong management teams, and with balance sheets that can weather the storm.�We also believe the market has unfairly punished specific names, and there are many attractive opportunities to invest in real estate today.

While near-term volatility is likely to persist as the coronavirus outbreak evolves, we are cautiously optimistic regarding the potential for a rebound in economic activity once the spread of the virus subsides.�In addition, on the positive side for the sector, we expect developers will be highly unlikely to start construction on new projects in this environment, which should help mitigate supply pressure in the future and offset some of the near-term virus-related demand weakness.�Thus, we expect operating fundamentals will find footing in the medium term. The U.S. Federal Reserve's decision to drop interest rates to near zero and ramp up its government- and mortgage-related bond buying implies that we will remain in a low interest rate environment for the foreseeable future, which should also help support property prices.�As always, we will continue to prudently use our resources and investment framework to make good decisions for our clients.

Investment Objective

To increase the value of its shares in the long term through both growth in the value of, and income from, its investments. The fund invests mainly in a diversified portfolio of securities issued by real-estate related companies. The companies may be anywhere in the world, including emerging markets.

Investment Approach

  • Employ fundamental research with a bottom-up approach.
  • Assess the capability, strategy, and management of the business.
  • Evaluate the asset base potential.
  • Understand the supply and demand dynamics by property and market.
  • Analyze balance sheet strength and flexibility.
  • Integrate a risk-adjusted perspective throughout our analysis.
  • Establish whether we would want to own a business for the long term.
  • Leverage the deep knowledge base at T. Rowe Price, including dedicated analysts in North America, Europe, and Asia.

Portfolio Construction

  • Typically 40-80 securities
  • Invest in highest conviction ideas
  • Diversified by property type and geography, with at least 40% invested outside the U.S.
  • Sector weights are the result of bottom-up security selection
  • Country weightings +/- 10% of the benchmark
  • Individual position sizes range from +/- 5% of the benchmark
  • Continually monitor investments to ensure:
    • Execution and results are tracking our expectations
    • Strategy intact and investment thesis unfolding as expected

Performance (Class Q | GBP)

Annualised Performance

  1 YR 3 YR
Annualised
5 YR
Annualised
Since Inception
Annualised
Since Manager Inception
Annualised
Fund % -7.79% -0.06% 3.72% 7.40% 2.64%
Indicative Benchmark % -14.74% -1.15% 3.61% 6.79% 2.53%
Excess Return % 6.95% 1.09% 0.11% 0.61% 0.11%

Inception Date 31-Jan-2014

Manager Inception Date 31-Mar-2015

Indicative Benchmark: FTSE EPRA Nareit Developed Index Net TRI

Data as of  30-Apr-2020

Performance figures calculated in GBP

  1 YR 3 YR
Annualised
5 YR
Annualised
Since Inception
Annualised
Fund % -14.85% -3.10% 1.34% 6.36%
Indicative Benchmark % -20.10% -3.58% 1.53% 6.00%
Excess Return % 5.25% 0.48% -0.19% 0.36%

Inception Date 31-Jan-2014

Indicative Benchmark: FTSE EPRA Nareit Developed Index Net TRI

Data as of  31-Mar-2020

Performance figures calculated in GBP

Recent Performance

  Month to DateData as of 29-May-2020 Quarter to DateData as of 29-May-2020 Year to DateData as of 29-May-2020 1 MonthData as of 30-Apr-2020 3 MonthsData as of 30-Apr-2020
Fund % 1.41% 8.34% -12.20% 6.84% -15.80%
Indicative Benchmark % 2.26% 7.63% -17.82% 5.24% -20.70%
Excess Return % -0.85% 0.71% 5.62% 1.60% 4.90%

Inception Date 31-Jan-2014

Indicative Benchmark: FTSE EPRA Nareit Developed Index Net TRI

Indicative Benchmark: FTSE EPRA Nareit Developed Index Net TRI

Performance figures calculated in GBP

Past performance is not a reliable indicator of future performance.  Source for fund performance: T. Rowe Price. Fund performance is calculated using the official NAV with dividends reinvested, if any. The value of an investment and any income from it can go down as well as up. Investors may get back less than the amount invested. It will be affected by changes in the exchange rate between the base currency of the fund and the subscription currency, if different. Sales charges (up to a maximum of 5% for the A Class), taxes and other locally applied costs have not been deducted and if applicable, they will reduce the performance figures. 

Where the base currency of the fund differs from the share class currency, exchange rate movements may affect returns.

Index returns shown with reinvestment of dividends after the deduction of withholding taxes. 

Effective 1 June 2019, the "net" version of the indicative benchmark replaced the "gross" version of the indicative benchmark. The "net" version of the indicative benchmark assumes the reinvestment of dividends after the deduction of withholding taxes applicable to the country where the dividend is paid; as such, the returns of the new benchmark are more representative of the returns experienced by investors in foreign issuers. Historical benchmark performance has been restated accordingly.

30-Apr-2020 - Nina Jones, Portfolio Manager,
The real estate segment delivered positive results in April as some segments of the market partially recovered from the steep sell-off in March. Within the portfolio, stock selection in the U.S. was the portfolio’s largest source of relative strength, led by our position in student housing owner American Campus Communities. Its shares rebounded as management expressed optimism about occupancy in the autumn even if some universities keep virtual classes in place. Our position in SL Green Realty, which owns high-quality Manhattan office buildings, contributed further as April rent collections were better than feared and its leasing pipeline remained solid. Stock selection in Japan also added value as rental housing firm Nippon Accommodations Fund and logistics J-REIT Nippon Prologis REIT outperformed their peers. In Canada, our position in pure-play industrial real estate company Summit Industrial Income REIT helped returns. Our positions in London office property companies Derwent London and Great Portland Estates weighed on returns amid concerns about higher vacancies and a decline in rents in the London market. In Australia, industrial REIT Goodman Group delivered solid gains but underperformed.

Holdings

Total
Holdings
65
Largest Holding Prologis 6.50% Was (31-Dec-2019) 5.69%
Other View Full Holdings Quarterly data as of 31-Mar-2020
Top 10 Holdings 31.70% View Top 10 Holdings Monthly data as of 30-Apr-2020

Largest Top Contributor^

Kojamo
By 0.47%
% of fund 2.20%

Largest Top Detractor^

AvalonBay Communities
By -0.69%
% of fund 3.78%

^Absolute

Quarterly Data as of 31-Mar-2020

Top Purchase

Camden Property Trust (N)
1.99%
Was (31-Dec-2019) 0.00%

Top Sale

Dexus (E)
0.00%
Was (31-Dec-2019) 1.20%

Quarterly Data as of 31-Mar-2020

31-Mar-2020 - Nina Jones, Portfolio Manager,

During the quarter, we remained focused on companies with quality properties, strong management teams, and solid balance sheets. We sought out attractive names with long-term potential during the market downturn. We pared holdings that were over-levered and reduced some names to manage position sizes, while adding to stocks that appeared to be unduly punished during the sell-off.

United States

The largest absolute weight in the portfolio and benchmark is in the United States, the largest and most mature market within commercial real estate.

  • Prologis, an industrial property landlord with significant global scale, remained the portfolio's largest holding, although we sold some shares to manage position size. We believe that the company is well positioned to benefit from supply-chain reconfiguration and growth in e-commerce.
  • Camden Property Trust, an apartment REIT that primarily operates in low-barrier real estate markets, was our largest purchase during the period. We like the company's management team and believe it has one of the strongest balance sheets in the sector.
  • We added to our position in student housing REIT American Campus Communities. Although the company suffered a sharp sell-off as the pandemic forced campuses to close, we believe the market's reaction was overdone. In our view, student demand for housing on or near campuses will remain strong in the long term.

Japan

We have a significant weighting in Japan.

  • Our largest holding is Mitsui Fudosan, which develops and owns numerous office, housing, and retail properties, primarily in Tokyo. We believe the company has the potential to benefit from an increased focus on capital efficiency.
  • Nippon Accommodations Fund invests mainly in rental housing in Tokyo, and we continue to like its portfolio of residential assets.

United Kingdom���

We also maintain a significant weighting to the United Kingdom. We believe London remains an attractive global city for companies, employees, and real estate investors alike.

  • Our largest exposures are in the office subsector. Derwent London and Great Portland Estates redevelop office assets in the supply-constrained West End and Tech Belt markets. While the companies face some uncertainties about the impact of the coronavirus, we believe they will be supported by solid management and strong demand for London real estate.

Hong Kong

We maintain a substantial weighting in Hong Kong, where we focus on companies with high-quality properties in attractive locations. The lack of available land for commercial and residential construction should benefit operating fundamentals over the long run.

  • Our largest exposure is to Sun Hung Kai Properties, one of the largest-cap real estate companies in the world with rental properties and residential developments in Hong Kong and mainland China. With low mortgage rates and a supportive supply/demand backdrop, we believe Sun Hung Kai has significant upside potential.

Additional Allocations

We maintain notable exposures to Australia and Singapore.

  • In Australia, we started a position in Mirvac Group, which is well positioned to benefit from an improving residential market in Australia. The firm's dividend is supported by a high-quality commercial portfolio with largely fixed rental increases. This purchase was funded by the elimination of Dexus, which is focused on office properties.
  • In Singapore, we eliminated our position in CapitaLand Mall Trust, a retail mall operator, following its merger with CapitaLand Commercial Trust.

Industry

Total
Industries
10
Largest Industry Apartment Residential 26.35% Was (31-Mar-2020) 25.97%
Other View complete Industry Diversification

Monthly Data as of 30-Apr-2020

Indicative Benchmark: FTSE EPRA Nareit Developed Index

Top Contributor^

Diversified
Net Contribution 1.70%
Industry
0.18%
Selection 1.51%

Top Detractor^

Data Centers
Net Contribution -1.29%
Industry
-1.29%
Selection
0.00%

^Relative

Quarterly Data as of 31-Mar-2020

Largest Overweight

Apartment Residential
By7.86%
Fund 26.35%
Indicative Benchmark 18.49%

Largest Underweight

Triple Net
By-4.80%
Fund 0.00%
Indicative Benchmark 4.80%

Monthly Data as of 30-Apr-2020

Regions

Total
Regions
5
Largest Region North America 56.75% Was (31-Mar-2020) 55.43%
Other View complete Region Diversification

Monthly Data as of 30-Apr-2020

Indicative Benchmark: FTSE EPRA Nareit Developed Index

Largest Overweight

Japan
By0.67%
Fund 12.43%
Indicative Benchmark 11.76%

Largest Underweight

North America
By-0.40%
Fund 56.75%
Indicative Benchmark 57.16%

Monthly Data as of 30-Apr-2020

Countries

Total
Countries
16
Largest Country United States 53.77% Was (31-Mar-2020) 52.55%
Other View complete Country Diversification

Monthly Data as of 30-Apr-2020

Indicative Benchmark: FTSE EPRA Nareit Developed Index

Largest Overweight

United Kingdom
By2.67%
Fund 7.44%
Indicative Benchmark 4.78%

Largest Underweight

Germany
By-2.53%
Fund 2.61%
Indicative Benchmark 5.14%

Monthly Data as of 30-Apr-2020

30-Apr-2020 - Nina Jones, Portfolio Manager,
The U.S. remains the dominant country allocation within the portfolio at over 50%. Japan, Hong Kong, the UK, and Australia represent a significant portion of the equity allocation as well. In the U.S., an owner of business parks was our largest purchase. We believe the company is positioned to perform well in a recession. We initiated a position in a West Coast office landlord and eliminated a company focused on New York City office space. We also started a position in a Swedish office company that we believe has a favourable liquidity profile.

Team (As of 21-May-2020)

Nina P.  Jones

Nina Jones is the portfolio manager for the Global Real Estate Equity and U.S. Real Estate Equity Strategies.  She is also chairman of the Investment Advisory Committee for the U.S. Real Estate Equity Strategy.  Nina is also a vice president and advisory committee member of the n, Financial Services and Mid-Cap Value strategies.  She is a member of the investment advisory committee of the Global Growth, Global Stock and Institutional Large Cap Value strategies.  Nina is vice president of T. Rowe Price Group.

Nina’s investment experience began in 2008 and she has been with T. Rowe Price since 2008, beginning in the U.S. Equity Division.  Prior to this, Nina was a T. Rowe Price summer intern following payroll processor companies in the business services sector.  Prior to joining the firm, she worked at KPMG LLP in the audit and risk advisory area.  

Nina earned a dual B.S., magna cum laude, in accounting and finance from the University of Maryland and earned an M.B.A., with honors, in finance and economics from Columbia Business School.

  • Fund manager
    since
    2015
  • Years at
    T. Rowe Price
    12
  • Years investment
    experience
    12
Jai Kapadia

Jai Kapadia is a regional portfolio manager at T. Rowe Price. He manages the Global Real Estate Strategy and is responsible for stock selection for the Asia-Pacific region. 

Mr. Kapadia has 13 years of investment experience, eight of which have been with T. Rowe Price.  He joined the firm in 2011. Before his current role, Mr. Kapadia was an analyst and associate director of research in the Equity Research Group of T. Rowe Price in Hong Kong, covering Asian conglomerates, real estate and Indian pharmaceuticals. Prior to joining the firm, he worked at Credit Suisse in New York, covering telecommunication equipment stocks, and at Sirios Capital in Boston, covering consumer stocks. 

Mr. Kapadia earned a B.A. in economics from Columbia University and an M.B.A. from the Massachusetts Institute of Technology, Sloan School of Management.

  • Fund manager
    since
    2019
  • Years at
    T. Rowe Price
    8
  • Years investment
    experience
    13
Caleb N. Fritz, CFA

Caleb Fritz is a portfolio specialist in the U.S. Equity Division of T. Rowe Price. He acts as a proxy for equity portfolio managers with institutional clients, consultants, and prospects. Mr. Fritz supports T. Rowe Price's large-cap value strategies. He is a vice president of T. Rowe Price Group, Inc.

Mr. Fritz has 19 years of investment experience, 12 of which have been with T. Rowe Price. Prior to his current position, he was a lead portfolio analyst providing analytical support to investment, client service, and marketing staff for the firm's large-cap value and health sciences portfolios. Prior to joining the firm in 2007, Mr. Fritz served as an associate analyst for Legg Mason Capital Management, covering the health care sector.

Mr. Fritz earned a B.A. and an M.A. from the University of South Florida, and he also has earned the Chartered Financial Analyst designation.

  • Years at
    T. Rowe Price
    12
  • Years investment
    experience
    19

Fee Schedule

Share Class Minimum Initial Investment and Holding Amount (USD) Minimum Subsequent Investment (USD) Minimum Redemption Amount (USD) Sales Charge (up to) Investment Management Fee (up to) Ongoing Charges
Class A $1,000 $100 $100 5.00% 160 basis points 1.77%
Class I $2,500,000 $100,000 $0 0.00% 75 basis points 0.85%
Class Q $1,000 $100 $100 0.00% 75 basis points 0.92%

Please note that the Ongoing Charges figure is inclusive of the Investment Management Fee and is charged per annum.

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GIPS® Information

T. Rowe Price ("TRP") claims compliance with the Global Investment Performance Standards (GIPS®). TRP has been independently verified for the twenty one- year period ended June 30, 2017 by KPMG LLP. The verification report is available upon request. Verification assesses whether (1) the firm has complied with all the composite construction requirements of the GIPS standards on a firm-wide basis and (2) the firm's policies and procedures are designed to calculate and present performance in compliance with the GIPS standards. Verification does not ensure the accuracy of any specific composite presentation.

TRP is a U.S. investment management firm with various investment advisers registered with the U.S. Securities and Exchange Commission, the U.K. Financial Conduct Authority, and other regulatory bodies in various countries and holds itself out as such to potential clients for GIPS purposes. TRP further defines itself under GIPS as a discretionary investment manager providing services primarily to institutional clients with regard to various mandates, which include U.S, international, and global strategies but excluding the services of the Private Asset Management group.

A complete list and description of all of the Firm's composites and/or a presentation that adheres to the GIPS® standards are available upon request. Additional information regarding the firm's policies and procedures for calculating and reporting performance results is available upon request

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