1. Real Estate Performance and Risk: The Importance of Perspective
Presentation to ERES Conference 2017
Delft, Netherlands
Will Robson, Executive Director, MSCI

2. agenda REAL ESTATE IN CONTEXT More weight, more impact, more questions
…but significant issues with integration of risk modelling
CREATES QUESTIONS FOR APPROPRIATE RISK MEASUREMENT
Asset Owner’s problem vs
Real Estate Manager’s problem
THE IMPORTANCE OF PERSPECTIVE

3. Real Estate in context

4. Increasing allocations to alternatives
Allocations to Alternatives have been growing steadily
ALLOCATIONS ACROSS ASSET CLASSES,
Source: Willis Towers Watson (2017) Global Pension Assets Survey

5. Real Estate: the Favoured Alternative Asset Class
Source: MSCI

6. Challenges in real estate risk management
Risk management for Real Estate assets is complicated
Real, dynamic, depreciating asset - Must be actively managed
Heterogeneous – no two investments are the same
Opaque – Individual asset performance data only available to current owner of individual assets.
Illiquid – Caused by high transaction costs and long holding periods
Reliance on valuations – Due to the above characteristics, comparable trading prices are observed infrequently and valuations are hence somewhat subjective

7. Leads to a different approach in real estate
Real Estate – INSIDE ACTIVE MANAGEMENT
Market risk cannot be easily managed through frequent adjustment of exposures.
Specific risk can be actively managed at the asset level rather than simply diversify away.
But is hard to quantify. Described in terms of factors that need to be managed (occupancy, tenant risk etc.)
Listed Assets – OUTSIDE PASSIVE MANAGEMENT
Market risk can be effectively managed through rebalancing or hedging via indexes due to liquidity and homogeneity.
Specific risk, although generally lower, must be managed through diversification.

8. And creates a layered risk management problem
REAL ESTATE ASSET CLASS RISK
Requirement to describe risk consistently with other asset classes - exposure and volatility. Understand exposure to systematic risk factors driving all asset classes.
REAL ESTATE PORTFOLIO RISK
Despite significant levels of specific risk, country, sector and metro trends do impact performance. Need a framework to understand drivers of performance.
REAL ESTATE SPECIFIC RISK
Heterogeneity means that even two adjacent offices can perform very differently. Need to understand the significant level of specific risk associated with Real Estate.

9. Asset owner’s problem
Asset Class Risk:
How does Real Estate fit in?

10. the Role of Real Assets is Unclear
Asset Allocation
Risk-Factor Allocation
Public Equity
Domestic
International
Emerging Markets
Equity
Domestic
International
Emerging Markets
Private Equity
HF - L/S Equity
Fixed Income
Investment Grade
High Yield
Real Assets?
Fixed Income
Investment Grade
High Yield
HF - Fixed Income RV
Alternatives
Private Equity
Real Assets
HF - L/S Equity
HF - Fixed Income RV
HF - …
HOW ARE ALTERNATIVES RELATED TO LIQUID ASSETS? 10

11. NEITHER APPROACH IS PERFECT. IS THERE A BETTER WAY?
Common approaches
Public Proxies: REITs
Reasonable for standalone risk at broad market level
Overstate correlations with other asset classes
Struggle to differentiate market segments, concentrations, tilts and active risk
Private Returns
The only faithful reflection of the actual asset class
Much greater granularity than REITs is available
Lags and smoothness can create large distortions
Difficult to see like-for-like view with other asset classes
NEITHER APPROACH IS PERFECT. IS THERE A BETTER WAY?

12. INSTEAD, model “true” real estate
*Real Estate Performance Over 14 Years to March 2015

13. barra Real Estate Model (PREII)
PREII breaks down risk and return to Public, Pure Private and Asset- Specific sources

14. Detailed Factor Hierarchy (U.S. Example)
Residential East
Property Sub Type
Suburban
Urban
Senior Housing
Other Residential
Metro Area
New York
Boston
Washington DC
Income
Property Return =
(Type-by-Region + Income + Property Sub-Type + Metro) x Leverage + Property Specific

15. U.S. Private Real Estate Model
Property Type by Region
Property Sub-Type
Metro Area
Retail East
Retail South
Retail Midwest
Retail West
US Office East
US Office South
US Office Midwest
US Office West
Industrial East
Industrial South
Industrial Midwest
Industrial West
Residential East
Residential South
Residential Midwest
Residential West
Hotel
Other
Regional Mall
Neighborhood Convenience Center
Open-Air Shopping Center
Retail Warehouse Big Box
Other Retail
CBD Office
Suburban Office
Other Office
Logistics
Self Storage
Other Industrial
Urban Residential
Suburban Residential
Social Housing
Other Residential
Boston
New York
Washington DC
Atlanta
South Florida
Dallas
Houston
Chicago
Los Angeles
SF Bay Area
San Diego
Seattle
Denver
Rest of Northeast
Rest of South
Rest of Midwest
Rest of West
Income Return 15

16. Speaking a common language
The Barra Integrated Model (BIM)
Decomposes volatility into fundamental sources (“factors”)
BIM Provides
The structural relationship to estimate covariance among the world’s local markets
A consistent framework for analyzing multi-asset class strategies
Long-horizon risk forecasts (6-12 months)
Picture of matrix == Covariance of factors
Critical for estimating MAC portfolio risk
Return =  betak x factork + unexplained
Risk2 = X’ B’  B X +X’ U X

17. Real estate manager’s problem
Asset Level Risk:
Managing a portfolio of individual assets across multiple markets and sectors
NOT
Managing a portfolio of segment exposures

18. diversity across and within French cities…
2016 ALL PROPERTY TOTAL RETURNS DISTRIBUTIONS
FRENCH CITIES
Concentrating on the French dataset, we can delve a little deeper.
GI + allows one to be much more specific in selecting segmentations – particularly geographically.
Chart shows a broader range of French cities’ total returns for 2016.
It lays these over the range of asset level returns in each of these markets
Range is defined as the spread from the 10th to the 90th percentile return
City returns range from 2.5% to nearly 10% - a range of 7.5%
In 2016, the range of asset returns within a cities was broader than this indicating significant specific risk that needs accounting for.

19. … and at a more granular level
2016 ALL PROPERTY TOTAL RETURNS DISTRIBUTIONS
PARIS DEPARTMENTS
Returns across Paris departments range from around 12.5 to 1.5 – 11%
More than across French cities
Even within parisien departments the range of the returns are broad
This analysis can be continued across countries and sectors down to the postcode level within GI+
Although, in individual years, large performance variations exist between assets and quite granular segments, market movements do matter over time and correlations exist.
GI+ allows more flexibility in the use of this dataset to allow investors to uncover the drivers of these trends

20. Focusing on central paris offices
PARIS DEPARTMENT OFFICES ANNUAL TOTAL RETURNS AND DECILES
STANDING INVESTMENTS –
10th Decile
1st Decile

21. Comparing top and bottom performers

22. And over the longer term1 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10

23. DECILE INCOME RETURNS VS. VACANCY RATES
DECILE INCOME RETURNS VS. AVERAGE VACANCY RATES
7 YRS TO DEC-2016 1 2 3 4 5 6 7 8 9 10

24. MORE GRANULAR DETAIL WITHIN CENTRAL PARIS
TOTAL RETURN 2016 PARIS OFFICES OVERALL vs ARRONDISSEMENTS

25. Asset vs segment level volatility
MONTHLY TOTAL RETURN STANDARD DEVIATION
AVERAGE ASSET LEVEL VS. ARRONDISSEMENT
PARIS OFFICES TO 2016

26. Applies to income return and capital growth
MONTHLY TOTAL RETURN COMPONENTS STANDARD DEVIATION
AVERAGE ASSET LEVEL VS. ARRONDISSEMENT
PARIS OFFICE – 2010 TO 2016
INCOME RETURN
CAPITAL GROWTH

27. INCOME VS. CAPITAL GROWTH SPLIT SIMILAR
RATIO OF STANDARD DEVIATIONS: INCOME RETURN VS. CAPITAL GROWTH
MONTHLY RETURNS
Segment Level
Asset Level

28. Is it truly specific risk?
Is variation within segments idiosyncratic or can it be explained by other ‘factors’?
Sector/region is not enough to explain variance in risk return characteristics
What is?

29. Global Intel plus: flexibility in analysis
DISTRIBUTIONS VS AVERAGES
DETAIL AND CUSTOMISATION
UK ALL PROPERTY CAPITAL GROWTH DISTRIBUTION OVER TIME
SEGMENTATION DOWN TO POSTCODE
FILTER BY ASSET CHARACTERISTICS

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