INCOME WITH GROWTH IN 2021: GOT REAL ESTATE?
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2021 Real Estate Outlook
INCOME WITH GROWTH IN 2021:
GOT REAL ESTATE?
December 2020 Despite the recent second wave of COVID-19 cases globally, there are reasons to be opti-
mistic about growth prospects in 2021. Several vaccines and treatments, including from
Moderna and Pfizer/BioNTech, have shown highly effective trial results and are expected to
be in mass production and distribution over the next few months. With these stunning
medical breakthroughs, the end of the pandemic may be in sight. In addition, a closely
contested U.S. election is over. A Biden White House and GOP Senate is arguably a more
desirable outcome for the financial markets. A divided government may suggest relatively
predictable policies going forward. Furthermore, another sizable fiscal stimulus package
Tim Wang, Ph.D.
Head of Investment Research (CARES 2.0) in the range of $1 to $1.5 trillion will likely gain bipartisan support and receive
Clarion Partners approval by early 2021.
INTEREST RATES ARE NEAR HISTORIC LOWS, BUT FOR HOW LONG?
According to Moody’s Analytics, U.S. real GDP is forecast to grow by 4.0% in 2021 and
4.5% in 2022, driven by continued accommodative monetary and fiscal policies, pent-up
consumer demand, and rising corporate investment. However, this strong projected growth
over the next two years is clearly at odds with today’s low interest rates and low inflation—
the 10-year Treasury yield remains under 1% and annual inflation is under 1.2% (as of
October 2020). Indeed, major central banks have pumped approximately $8 trillion of
liquidity into the global economic system since the beginning of the COVID-19 pandemic,
raising concerns of potential future inflationary pressure. According to Bloomberg, 5-year
inflation expectations have increased steadily from 0.9% in early April 2020 to near 1.9%
in late November 2020. The key question to investors is: if the accommodative monetary
policies successfully support a fast economic recovery, what adjustments should investors
make to their portfolios amidst such economic growth?
The current investment environment is particularly challenging. Aging populations and
savings gluts globally have resulted in increasing desire for steady and high current income.
Major stock market indexes have rallied significantly over the past several months to
or near record highs, while, largely driven by central banks’ quantitative easing (QE) and
interest rate reductions, global bond yields are at ultra-lows, with more than $17 trillion
in negative yields. In addition, a large amount of cash is still on the sidelines ($4.5 trillion
in the U.S. money markets alone), collecting almost 0% interest and waiting for potential
investment opportunities.
REAL ESTATE: THE BEST OF BOTH WORLDS
Many institutional investors have steadily increased their real estate target allocation over
the past three decades to over 10% on average. Real estate is often viewed as a hybrid
investment asset class between stocks and bonds. On one hand, it has similarities to bonds
because landlords collect contractual rents as current income. On the other hand, it has
similarities to stocks because landlords can increase rents under better economic condi-
tions. In turn, real estate investments can be less volatile than stocks during recessions
because of continued rent payments; conversely, it can outperform bonds under improving
economic conditions because the ability to raise rents may serve as a hedge, at least
partially, against rising inflation or interest rates.
Income with growth is a key characteristic of real estate. Historically, average rent growth
has equaled or exceeded inflation during the three most recent periods of economic expan-
sion (1994–2000, 2003–2007, and 2010–2019), as illustrated in the chart below. The
correlations between rent growth and inflation were over 96% in all three expansion
periods. This makes intuitive sense: apartment operators can adjust annual rents at each
renewal, while for longer-term leases for office, industrial, or retail properties there are
typically built-in periodical rent bumps that are either linked to an inflation index or at a
fixed annual rate, typically of 2–3%.
AVERAGE EFFECTIVE RENT 6%
All Sector Avg. Effective Rent Growth
GROWTH VS. AVERAGE 5.3%
Avg. Inflation
INFLATION DURING THE
5%
PAST THREE ECONOMIC
EXPANSION PERIODS
4%
3.1%
3% 2.7% 2.6%
2.2%
2% 1.7%
1%
2010–2019 2003–2007 1994–2000
Source: CBRE-EA, Bureau of Labor Statistics, Clarion Partners Investment Research, Q3 2020.
Note: Average effective rent growth is calculated using simple average of the four main property sectors (apartment, industrial, office,
and retail). Data are available going back to 1994. Effective rents are rents after any concessions. Past performance is not indicative of
future results.
2 2021 Real Estate Outlook: Income with Growth in 2021: Got Real Estate?A VERSATILE INVESTMENT VEHICLE FOR YOUR INVESTMENT OBJECTIVES
2020 may be remembered as a volatile but resilient year. While hotels and malls have been
hit hard by the pandemic, other real estate sectors such as industrial/warehouse, life
sciences, and rental housing have benefited or been minimally impacted. 2021 will likely
mark the beginning of the next new real estate market cycle. Demand is expected to
continue to recover across most markets and property sectors, as rising occupancy and
higher effective rents should drive higher net operating income, supporting higher
dividend and property appreciation. Thus, adding core real estate to a mixed-asset portfolio
can be potentially beneficial because of relatively high current income, lower historic
volatility, and portfolio diversification benefits (from low/negative correlations with stocks
and bonds).
While a dramatic rise in inflation is not a likely scenario, the risk of moderate inflation
over the medium term has increased. As such, “income with growth” should be an
important part of a portfolio allocation strategy given accelerating economic growth and a
potential reflation environment. Real estate can be an effective vehicle to help achieve
this investment objective.
WHAT ARE THE RISKS?
Past performance is no guarantee of future results. Please note that an investor cannot invest directly in an index.
Unmanaged index returns do not reflect any fees, expenses or sales charges.
Equity securities are subject to price fluctuation and possible loss of principal. Fixed-income securities involve interest
rate, credit, inflation and reinvestment risks; and possible loss of principal. As interest rates rise, the value of fixed
income securities falls. International investments are subject to special risks including currency fluctuations, social,
economic and political uncertainties, which could increase volatility. These risks are magnified in emerging markets.
Commodities and currencies contain heightened risk that include market, political, regulatory, and natural conditions
and may not be suitable for all investors.
U.S. Treasuries are direct debt obligations issued and backed by the “full faith and credit” of the U.S. government. The
U.S. government guarantees the principal and interest payments on U.S. Treasuries when the securities are held to
maturity. Unlike U.S. Treasuries, debt securities issued by the federal agencies and instrumentalities and related
investments may or may not be backed by the full faith and credit of the U.S. government. Even when the U.S. govern-
ment guarantees principal and interest payments on securities, this guarantee does not apply to losses resulting from
declines in the market value of these securities.
Any companies and/or case studies referenced herein are used solely for illustrative purposes; any investment may or
may not be currently held by any portfolio advised by Franklin Templeton. The information provided is not a recommen-
dation or individual investment advice for any particular security, strategy, or investment product and is not an
indication of the trading intent of any Franklin Templeton managed portfolio.
3 2021 Real Estate Outlook: Income with Growth in 2021: Got Real Estate?IMPORTANT LEGAL INFORMATION This material is intended to be of general interest only and should not be construed as individual investment advice or a recommendation or solicitation to buy, sell or hold any security or to adopt any investment strategy. It does not constitute legal or tax advice. The views expressed are those of the investment manager and the comments, opinions and analyses are rendered as at publication date and may change without notice. The information provided in this material is not intended as a complete analysis of every material fact regarding any country, region or market. All investments involve risks, including possible loss of principal. Data from third party sources may have been used in the preparation of this material and Franklin Templeton (“FT”) has not independently verified, validated or audited such data. 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