Commercial Property Market Review – December 2021

Strong performance from retail parks

Retail parks remain the shining light of the retail industry, with their yields across Europe now at parity with shopping centre yields, according to Savills’ data.

So far in 2021, more than €5.1bn has been invested in retail parks across nine European countries. Investment was up 46% year-on-year in the third quarter and the average retail park yield is now 5.43% – identical to the average shopping centre yield for the first time.

During the pandemic, out-of-town retail parks were hit less severely than high street shops thanks to increased suburban home moves and lower footfall in city centres. Retail parks’ compatibility with e-commerce functions such asclick-and-collect orders, customer returns and home deliveries, as well as greater investor focus on value and convenience, make them an attractive investment.

Leila Packett of Savills commented, “Investors looking to meet higher return thresholds while managing income risk have discerned that retail parks are often located close to population centres [and] anchored by tenants with a strong covenant… We’ve seen a sharpening in prices throughout 2021, and we expect this to continue in 2022.”

Repurposed department stores promise more vibrant high streets

More than 75% of high street department stores are now occupied or awaiting planning applications, according to a new report by Nexus Planning, a promising sign for the UK’s high streets.

Many previously vacant stores are being redeveloped into retail buildings (62%), leisure or office spaces (19.7%), or mixed-use developments combining retail and leisure. Indeed, 55% of department stores closed since 2015 have since undergone redevelopment or have plans to do so.

In Scotland, just under half of department stores trading in 2015 are still operating. One potential location picked out for redevelopment is Princes Street in Edinburgh, which developers see as a major opportunity for diverse regeneration.

Rob Pearson, Executive Director at Nexus Planning, commented, “We are amidst a housing crisis and in many cases these large brownfield department store sites represent excellent opportunities for high-density development… we’ve been preoccupied with shop closures, but business is incredibly resilient to change, and for every well-heralded story of a BHS or Debenhams closing, there are a multitude of examples of the green shoots of recovery.”

Industrial and logistics smashing records

Capital deployed into the UK industrial and logistics market soared to £10.8bn by the end of Q3, according to data from Savills.

As demand for logistics and distribution space intensifies, investors continue to pump more money into the sector; having already surpassed the £10.2bn spent in the whole of 2020, investment and take-up activity in Q4 is showing little sign of slowing down.

However, this rapid acceleration could put more pressure on supply. The rapid acceleration of e-commerce during the pandemic has already contributed to shortages in some markets. Indeed, three in 10 respondents to the fifth annual Industrial and Logistics Census cited the lack of supply of new buildings as the biggest challenge facing the sector, up from 18% in 2020.

It is important to take professional advice before making any decision relating to your personal finances. Information within this document is based on our current understanding and can be subject to change without notice and the accuracy and completeness of the information cannot be guaranteed. It does not provide individual tailored investment advice and is for guidance only. Some rules may vary in different parts of the UK. We cannot assume legal liability for any errors or omissions it might contain. Levels and bases of, and reliefs from, taxation are those currently applying or proposed and are subject to change; their value depends on the individual circumstances of the investor. No part of this document may be reproduced in any manner without prior permission.

News in Review

“We’re concerned about inflation in the medium term”

Last week the Bank of England (BoE) became the first major central bank to raise interest rates since the onset of the pandemic. At a meeting ending on 16 December, the Bank’s nine-member Monetary Policy Committee voted by an 8-1 majority to raise rates to 0.25%, an increase of 0.15 percentage points. Speaking after announcing the decision, BoE Governor Andrew Bailey said, “We’re concerned about inflation in the medium term and we’re seeing things now that can threaten that.”

Inflation surges to 10-year high

The rate hike came a day after the Office for National Statistics (ONS) revealed inflation is now rising at its fastest rate for 10 years. In the 12 months to November, the cost of living rose by 5.1%, up from 4.2% the previous month and above all forecasts in a Reuters poll of economists. ONS said price pressures were broad based, with the largest upward contributions coming from motor fuels, clothing and footwear.

The BoE said it now expects inflation to peak at around 6% next April – three times higher than its target – before falling back in the second half of next year. The Bank also said that more ‘modest tightening of monetary policy over the forecast period is likely to be necessary’ in order to meet its 2% inflation target.

Fed to cut support more quickly

US Federal Reserve officials also signalled their intent to ratchet up the response to rising inflation. Last Wednesday, following its latest two-day policy meeting, the Fed said it would speed up plans to withdraw support for the economy, suggesting its stimulus programme will end by March. At a news conference, Fed Chair Jerome Powell said, “The economy no longer needs increasing amounts of policy support.” This opens the door to interest rate rises next year, with the Fed’s ‘dot plot’ of policymakers’ forecasts pointing to three quarter percentage-point hikes by the end of 2022.

Omicron hits private sector growth

A closely-watched survey released last Thursday has highlighted the economic impact being wreaked by the Omicron variant. The preliminary reading of the IHS Markit/CIPS Composite Purchasing Managers’ Index (PMI) fell to a 10-month low of 53.2 in December. While any value over 50 still represents expansion, the latest figure was significantly lower than November’s final reading of 57.8. IHS Markit Chief Business Economist Chris Williamson said, “The flash PMI data show the UK economy being hit once again by COVID-19, with growth slowing sharply at the end of the year led by a steep drop in spending on services by households.” 

Manufacturing activity strengthens

The latest monthly CBI Industrial Trends Survey, published on Monday, suggests Omicron has so far had less impact on manufacturers, with manufacturing output growth in the quarter to December accelerating at its fastest pace since July. The survey did, however, report a further deterioration in inventory positions and CBI Deputy Chief Economist Anna Leach said,” behind the scenes, firms are battling pressures on a number of fronts” and added, “The spread of the Omicron variant will have been a blow to business confidence.” 

Retailer highs and woes 

ONS data released last Friday revealed stronger than expected growth in retail sales last month. In total, sales volumes rose by 1.4% in November, with consumers taking advantage of Black Friday sales to begin their Christmas shopping early. ONS said that clothing stores, as well as computer, toy and jewellery retailers all reported robust sales figures.

Data from the CBI’s latest Distributive Trades Survey published on Tuesday, however, suggests sales growth fell sharply in the first half of this month. CBI Principal Economist Ben Jones commented, “Our December survey confirms what we’ve been hearing anecdotally about Omicron’s chilling impact on activity on the High Street, with retail sales growth slowing and expectations for the coming month sharply downgraded.”

Chancellor announces business support

Public sector finance statistics, also released on Tuesday, showed government borrowing almost halved in the first eight months of the current fiscal year compared with year earlier levels. The same day, Chancellor Rishi Sunak unveiled a fresh package of support for struggling hospitality and leisure businesses hit by a collapse in bookings due to rising COVID cases.

Here to help

Financial advice is key, so please do not hesitate to get in contact with any questions or concerns you may have.

The value of investments can go down as well as up and you may not get back the full amount you invested. The past is not a guide to future performance and past performance may not necessarily be repeated.

Blocking out ‘noise’ for the good of your portfolio

It’s so easy to feel overwhelmed by the endless barrage of negative news or ‘noise’, which can stoke anxiety about the performance of your investments and doubts over whether your investment strategy is on course. Learning to block out this noise, which may influence hasty or erratic investment decisions, is essential.

By keeping a record of your reasons for investing, you can help temper any inclination to deviate off course. Revisiting your initial decisions enables you to gauge whether your long-term priorities have altered.

Step back and breathe

The use of devices allows us to instantly be updated, which is important for things like keeping in touch with family, but with investing, avoid the temptation to set up alert notifications for companies or funds in which you are invested. Short but sweet advice from global investment guru Warren Buffett in 2016, after a period of extreme market volatility, perpetually rings true, “Don’t watch the market closely.”

Although there are obviously no guarantees, blocking out ‘noise’ to focus on the long term, gives your investments a greater chance of yielding positive returns and benefiting from compounding.

The value of investments and income from them may go down. You may not get back the original amount invested.

Financial advice and wellbeing: a match made in heaven

Recent research has found that those who receive professional financial advice are four times more likely to enjoy high levels of financial wellbeing1. In addition, clients who take advice build up three times more pension wealth on average (£246,000) than those who don’t (£95,000). Advised clients also accumulated more than double the non-pension savings (£65,000) of those who didn’t see an adviser (£32,000).

1Aegon, 2021

The value of investments and income from them may go down. You may not get back the original amount invested. A pension is a long-term investment. The fund value may fluctuate and can go down. Your eventual income may depend on the size of the fund at retirement, future interest rates and tax legislation.

Annex army on the march

The words ‘Granny’ and ‘annex’ may go together like salt and pepper but converting existing outbuildings into residential space is no longer the preserve of those needing to home elderly parents.

Lockdown syndrome

The events of the past 18 months may have given annexes a new lease of life. Councils received approximately 9,000 planning applications for annexes in 2019-201, perhaps unsurprising given that lockdown has made extra space increasingly desirable. Confined to our homes and trying to work from the dining room table or sofa, the thought of a home office has appealed to many.

A desire for extra space may be a major motivation to convert an old shed, but it isn’t the only reason to add an annex to your home. Research suggests an annex adds an average of £91,000 to the value of a property and generates greater interest among buyers.

To host or not to host

If you are thinking of joining the annex army, you first need to be clear what your conversion is for. A home office is relatively simple, requiring a single room and perhaps toilet facilities. On the other hand, if your ambition is to host airbnb guests, you’ll probably need several rooms, including a full bathroom, kitchen facilities, living space and bedroom.

Plan your planning

It’s important to consider planning permission too. If you’re converting an existing outbuilding, like a garage or shed, you might not need it. However, you probably will need to submit a planning application for larger projects.

Even if you don’t build anything, acquiring planning consent before you sell can boost your property’s value because prospective buyers will know they have the option to build their own annex should they wish.

1Churchill Home Insurance, 2021

As a mortgage is secured against your home or property, it could be repossessed if you do not keep up mortgage repayments.

Economic Review – November 2021

Inflationary pressures mount

Official statistics show the UK headline rate of inflation now stands at a 10-year high, with surveys pointing to further upward pressure as firms continue to report rapidly-rising cost burdens. 

Data released last month by the Office for National Statistics (ONS) revealed that the Consumer Prices Index (CPI) 12-month rate – which compares prices in the current month with the same period a year earlier – rose to 4.2% in October. This was above all predictions in a Reuters poll of economists and represents a considerable jump from September’s rate of 3.1%.

The rise was largely driven by higher household energy bills following the lifting of the regulatory price cap on 1 October, with gas prices paid by consumers up 28.1% and electricity up 18.8% in the year to October. ONS said price rises were evident across the board with the cost of petrol, second-hand cars, furniture and household goods, hotel stays and eating out all increasing noticeably.

Some of the current increase in the rate of inflation is inevitably due to weak price levels witnessed in October last year when the pandemic was dragging down economic activity. Analysts do expect to see inflation ease somewhat next year as these factors begin to drop out of the data.

Survey evidence, though, suggests there are further inflationary pressures in the pipeline. Preliminary data from November’s IHS Markit/CIPS Composite Purchasing Managers’ Index, for instance, revealed record cost pressures, with input price inflation ‘rising at the fastest rate since the index began in 1998’, fuelled by ‘higher wages and a spike in prices paid for fuel, energy and raw materials.’

November’s Monthly Industrial Trends Survey published by the Confederation of British Industry (CBI) also highlighted the current inflationary pressures; output price expectations among manufacturers climbed to the highest level since May 1977.

Rate rise speculation intensifies

The Chief Economist at the Bank of England (BoE) has given a clear hint that interest rates are set to rise soon, although the emergence of the Omicron variant has cast some doubt over the exact timing.

At a meeting ending on 4 November, the BoE’s Monetary Policy Committee (MPC) voted to leave the Bank Rate unchanged at its historic low level of 0.1%. Policymakers, however, were split on the decision, with two of the nine-member committee voting for an immediate hike to 0.25%.

Bank Governor Andrew Bailey described the decision as a “very close call.” Mr Bailey went on to say that the MPC had “spent many hours” pondering its decision and did not rule out a rate increase when the committee next convenes in mid-December. The Governor was, though, at pains to stress that rates were unlikely to rise sharply, adding “for the foreseeable future, we’re in a world of low interest rates.”

Since the last meeting, a number of policymakers have indicated a growing willingness to act in order to counter above-target inflation, with the clearest hint to date coming from BoE Chief Economist Huw Pill. Speaking at a CBI conference on 26 November, Mr Pill suggested the conditions now existed for him to vote for higher rates and indicated that he was minded to do so soon.

Mr Pill said, “The ground has now been prepared for policy action. Given where we stand in terms of data and analysis, I view the likely direction of travel for monetary policy from here as pretty clear.” The Chief Economist, however, also noted that the Omicron strain could throw a potential spanner in the works and stressed there was no guarantee the MPC would sanction a rate hike when its next meeting concludes on 16 December.

Markets (Data compiled by TOMD)

Discovery of the Omicron variant impacted markets as investors considered the risk to the global economic recovery. After initial market falls, stocks largely regained their composure on Monday 29 November, as indices recovered some of the losses seen during the previous trading session.

On the last day of the month however, concerns intensified over the efficacy of current vaccines against the new strain; markets felt the impact of this uncertainty. In the UK, buoyed by miners, the FTSE 100 managed to pull back from steep losses, when it pushed below the 7,000-point mark for the first time in nearly two months. The index closed the month down 2.46%, to end November on 7,059.45. The mid cap FTSE 250 index closed on 22,519.72, a monthly loss of 2.54% and the Junior AIM index closed on 1,187.56, a loss of 2.91% in the month. The Euro Stoxx 50 fell 4.41% in the month to close on 4,063.06. In Japan, the Nikkei 225 recorded a loss of 3.71% in the month, to close on 27,821.76.

US stocks fell at month end after Federal Reserve Chairman Jerome Powell remarked that inflation can no longer be considered transitory. He also signalled an earlier-than-expected end to monthly bond purchases, potentially opening the door to interest rate increases. The Dow closed the month down 3.73%, the NASDAQ gained 0.25%.

Concerns that the new variant could slow global economic growth sent oil prices lower. The Organisation of the Petroleum Exporting Countries and its allies (OPEC+) postponed technical meetings to early December, giving themselves more time to assess the impact of the variant on oil demand and prices. Brent Crude is currently trading at around $68 per barrel, a loss of over 18% on the month. Gold is currently trading at around $1,798 a troy ounce, a small gain of around 1.6% over the month.

On the foreign exchanges, sterling closed the month at $1.32 against the US dollar. The euro closed at €1.17 against sterling and at $1.13 against the US dollar.

IndexValue (30/11/21)Arrow up or downMovement since 29/10/21
FTSE 1007,059.45down2.46%
FTSE 25022,519.72down2.54%
FTSE AIM1,187.56down2.91%
Euro Stoxx 504,063.06down4.41%
NASDAQ Composite15,537.69up0.25%
Dow Jones34,483.72down3.73%
Nikkei 22527,821.76down3.71%

Jobs market withstands furlough end

The latest set of employment statistics suggests the demise of furlough has done little to dent the strong labour market recovery that has been evident over recent months.

Figures published last month by ONS showed demand for staff remains high, with the number of job vacancies rising to another record level. In total, there were just under 1.2 million vacancies advertised in the three months to October, nearly 400,000 more than before the onset of the pandemic.

The data also revealed there were 160,000 more workers on company payrolls in October than September; this latest rise means the overall number of employees is now significantly higher than pre-pandemic levels. Interestingly, the redundancy rate was reported as largely unchanged despite withdrawal of the government’s furlough scheme on 30 September.

Commenting on the figures, ONS Head of Economic Statistics Sam Beckett said, “It might take a few months to see the full impact of furlough coming to an end. However, October’s early estimate shows the number of people on the payroll rose strongly on the month and stands well above its pre-pandemic level. And businesses tell us that only a very small proportion of their previously furloughed staff have been laid off.”

Retailers enjoy early Christmas lift

An early Christmas spending spree provided retailers with a significant boost in October, while survey evidence suggests sales growth looks set to continue into the festive period.

According to the latest ONS data, retail sales volumes rose by 0.8% in October to end a run of five successive months with no growth at all. The increase, which beat analysts’ expectations, was focused on the non-food store sector, including clothing and toy sales. ONS noted that some retailers felt “early Christmas trading had boosted sales.”

The latest Distributive Trades Survey from the CBI suggests this trend continued last month with the net balance of retailers reporting sales growth rising from +30 in October to +39 in November; this represents the strongest pre-Christmas reading since 2015. Furthermore, retailers said they expect sales to remain above seasonal norms in December as well.

CBI Principal Economist Ben Jones commented, “Christmas seems to have come early for retailers, with clothing and department stores in particular seeing a big upward swing in sales volumes. It seems likely that reports of supply chain disruptions prompted consumers to start their Christmas shopping early. Overall, retailers are becoming more optimistic.”

It is important to take professional advice before making any decision relating to your personal finances. Information within this document is based on our current understanding and can be subject to change without notice and the accuracy and completeness of the information cannot be guaranteed. It does not provide individual tailored investment advice and is for guidance only. Some rules may vary in different parts of the UK. We cannot assume legal liability for any errors or omissions it might contain. Levels and bases of, and reliefs from, taxation are those currently applying or proposed and are subject to change; their value depends on the individual circumstances of the investor. No part of this document may be reproduced in any manner without prior permission.

News in Review

‘The global recovery is strong but imbalanced’

Last week saw the Organisation for Economic Co-operation and Development (OECD) publish its latest appraisal of world economic prospects. In a relatively upbeat assessment, the Paris-based soothsayer predicted that global growth will hit 5.6% this year before moderating to 4.5% in 2022 and 3.2% in 2023. However, the OECD did warn of potential risks suggesting the global recovery is strong but imbalanced.’

Perhaps unsurprisingly, a key area of concern relates to the Omicron COVID variant which OECD Chief Economist Laurence Boone said could pose “a threat to the recovery, delaying a return to normality or something even worse.” However, while the forecasting agency did warn that the new variant threatens to intensify the imbalances that are slowing growth and raising inflationary pressures, it also advised monetary policymakers to be ‘cautious,’ stating that the most pressing policy requirement was currently to accelerate the vaccine roll-out programme globally.

UK growth forecasts

In terms of the UK economy, the OECD increased its 2021 growth forecast to 6.9%, 0.2 percentage points higher than previously expected. This upgrade propelled the UK to the top of this year’s G7 growth rankings, although looking further ahead the OECD did warn that ‘a prolonged period of acute supply and labour shortages could slow down the recovery.’

Similar themes also featured in Monday’s updated forecasts released by the Confederation of British Industry (CBI) and accounting firm KPMG. The CBI said it now expects growth of 6.9% this year and 5.1% in 2022, downgrades from previous predictions of 8.2% and 6.1%, which largely reflect weaker-than-anticipated data released since its June forecast. KPMG issued a more pessimistic prediction; its ‘best-case’ scenario forecasts a growth rate of 4.2% next year, with any additional disruption due to the Omicron strain expected to dampen the recovery further.

Rate rise in the balance

The economic impact of the new virus strain is also inevitably featuring in Bank of England (BoE) policymakers’ deliberations. In a speech on Friday, Michael Saunders, one of two Monetary Policy Committee (MPC) members to vote in favour of a rate hike last month, cast doubts on whether he will take a similar stance at next week’s meeting. Mr Saunders said, “At present, given the new Omicron COVID variant has only been detected quite recently, there could be particular advantages in waiting to see more evidence on its possible effects on public health outcomes and hence on the economy.”

On Monday, however, comments made by another MPC member highlighted the dilemma currently facing the Bank’s policymakers. BoE Deputy Governor Ben Broadbent said inflation could “comfortably exceed 5% when the Ofgem cap on retail energy prices is next adjusted in April” and suggested the tight labour market risked becoming a more persistent source of inflation. Following both sets of comments, analysts suggested a December rate rise very much hangs in the balance.

No sign of labour squeeze easing

Data released last Friday found the shortage of workers that is hampering UK businesses shows no signs of abating. According to figures from the Recruitment & Employment Confederation (REC), the number of job adverts continued to grow rapidly last month, with a further 210,000 new adverts posted during the week of 22-28 November. This took the total number of active job postings to over 3.5 million, a 16% increase since the end of October. REC Chief Executive Neil Carberry commented, “The growth in job adverts shows no signs of slowing as we reach the Christmas peak. Firms need to think about how they will attract staff facing greater competition than ever before.”

House prices continue to rise

Two house price indices were released in the last seven days, with both showing a continuation of the recent surge in prices. The Halifax index posted a fifth consecutive monthly rise, with prices in November 8.2% above year-earlier levels, which the mortgage lender said reflected a shortage of available properties, strong jobs market and low borrowing costs. Nationwide reported annual house price growth of 10% in November, although the building society described the outlook as ‘uncertain’, with concerns expressed over the impact of the Omicron variant on the wider economy.

Here to help

Financial advice is key, so please do not hesitate to get in contact with any questions or concerns you may have.

The value of investments can go down as well as up and you may not get back the full amount you invested. The past is not a guide to future performance and past performance may not necessarily be repeated.

Becoming a financial wellbeing ‘all-rounder’

Financial wellbeing is closely aligned with the control people have over their financial future. People with high levels tend to meet their long-term financial goals and have a clear idea about what makes them happy and what they want from life. This allows them to identify and achieve more meaningful life goals before and during retirement.

Balancing mind and money

People with a financial adviser are over four times more likely to display high levels of financial wellbeing, a new study1 has determined.

Based on a survey of 10,466 UK residents, the study highlighted that the key to building financial wellbeing is to have both ‘mindset’ and ‘money’ building blocks. Those with the best financial wellbeing scores did well on both fronts.

Are you an ‘all-rounder’?

Respondents with the best possible combination of scores were classified as ‘all-rounders’, with this group financially comfortable and enjoying life now while also planning for their future happiness. Such people are equipped to achieve the perfect balance between understanding the importance of both money and mindset.

Wellbeing and advice aligned

Unsurprisingly, the data highlighted that people who seek professional financial advice are far more likely to fit into the ‘all-rounder’ category, when compared with those who do not. Only 10% of those who had never received financial advice were lucky enough to combine a positive money mindset with healthy finances, compared to 44% of those who have an ongoing relationship with their adviser.

1Aegon, 2021

The value of investments and income from them may go down. You may not get back the original amount invested.

A lifetime of investing

As we move through life, our plans and goals will inevitably change. This also goes for our investment strategies, which need to flex and adapt as we move through the decades.

Your twenties and thirties

The financial decisions we make in early adulthood set the foundations for the rest of our lives. At this stage, one of your key goals should be to start saving. Retirement may seem a long way away but getting into good financial habits now could mean the difference between a comfortable retirement and having to work well into your later years.

Due to the timescales involved, now is the time to take on a little more risk – you’re more likely to recover any losses in the long term. So, it makes sense to put most of your savings into equity investments, which offer the highest potential for growth. Remember, you’ll also need some easily accessible savings for unexpected expenses, or to put down a property deposit.

Turning 40 and 50

Often considered the peak earning years, your forties and fifties should be dedicated to bolstering your pension and investment portfolio. It is also vital to have a sound, tax-efficient financial plan in place at this stage, with regular reviews to ensure you remain on track to meet your goals. As you approach retirement, a more conservative approach may be appropriate, with funds switching from equities to more stable asset categories.

Steady on in your sixties

With the State Pension Age continuing to rise, many people are now working and investing until well into their sixties. Your attention will now be shifting to income-generating products, and ensuring your income remains in line with your living expenses. You’ll also likely be considering the best and most tax-efficient ways to protect and transfer your wealth.

The value of investments and income from them may go down. You may not get back the original amount invested. A pension is a long-term investment. The fund value may fluctuate and can go down. Your eventual income may depend on the size of the fund at retirement, future interest rates and tax legislation.