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Evaluation of risk/return relationship in public real estate market in the UK is vital for investors. In particular sector risk is being assessed, which is increasingly important due to expansion of index linked investments. The aim of this paper is to assess the risk inherent in public real estate securities.

To extract the specific/systematic risk from UK FTSE Real Estate Index (FTSERLT), the single index model (SIM) is employed over the period 1986‐2003. Four benchmark indices are used for this purpose in line with previous studies. The main part of the analyses is to find the index which best distinguishes between the systematic and specific factors affecting the real estate index. Monthly data are collected and grouped into one‐, three‐ and five‐year periods so that short‐ and long‐term trends are better observed and identified.

The findings show that the link between FTSERLT and all four indices has been declining over the observed period. In addition, it is noticed that the high and irregular specific risk levels in the sector over the last 15‐year period have created some form or “risk cycle”. In case of downturn on the market, it is identified that public real estate is more vulnerable than private market due to its high liquidity. This is identified as a major threat to its long‐term sustainability.

A unique breakdown of specific and systematic risk has been given based on three different duration periods and four benchmark indices. A particular attention has been given to the periods characterized with greater specific risk element. The paper has supported the existence of the “common real estate risk element” between public and private markets by establishing a strong correlation between public and private markets by establishing a strong correlation between the performance of direct real estate monthly market index (IPDMI) and abnormal performance (Alpha) of the public real estate sector.

A previous paper (Vol. 16 No. 3) examined the potential contribution of derivative products to the mitigation of some of the problems and risks associated with direct property investment. This paper analyses the property‐related derivative products that have been developed. Particular attention is paid to the products developed by Barclay de Zoete Wedd ‐ property index certificates (PIC), property index forwards (PIF) and property index notes (PIN) ‐ and property basket warrants issued by Goldman Sachs and SBC Warburg. It is argued that institutional attitudes to derivatives are key to their success. Previous research on this issue is reviewed. It is concluded that the development of PICs has “broken the ice” with investors and should generate increased interest in and use of derivative products in the property sector by UK and overseas institutional investors.

This paper critically assesses the relative merits of indirect and direct methods of international property investment. Despite similarities in the underlying asset base, each offers different qualities in terms of information costs, diversification, management and transaction costs, liquidity, volatility and quality of performance measurement. It is argued that direct investment will only be justifiable where investors are confident that they have the ability to identify underpriced assets, can manage these assets as effectively as local companies and can handle the investment risks associated with such lumpy, illiquid assets. It is concluded that for many investment funds, indirect investment in specialist property investment companies would seem to offer a more suitable method of gaining exposure to international property markets. In general indirect markets are more transparent, information costs are lower, liquidity is higher (with consequent implications for portfolio asset allocation decisions) and performance measurement is less problematic.

The paper aims to present the findings of a “situation review” of the Energy Performance of Buildings Directive (EPBD), focusing on energy performance certificates (EPCs) to highlight areas of specific importance for the UK property investment community. The paper is based on research commissioned by the Investment Property Forum (IPF) and funded through the IPF Research Programme (2006‐2009).

Interviews were undertaken with experts from the fields of property investment and building engineering. The interviews were undertaken with to identify: the current knowledge of EPCs in the property investment sector; key issues with practical implementation of the legislation; and perceptions of the potential impacts of legislation, particularly in relation to value stakeholder and behaviour.

The paper finds that, although the regulations have been published, there is still a need for clarification in the marketplace with regard to some of the detail of regulations and the certification process. The following areas are of most concern to property investors: costs of surveys; potential difficulties with the process; and a shortage of assessors. With respect to these impacts it is becoming clear that investors who have not yet started considering the EPBD and its requirements within their strategy are likely to face difficulties in the short term. The most significant value‐related impacts of EPBD are expected to be value differentiation of properties and “price chipping” against the rental or capital value of the property, where an occupier or potential purchaser will use the recommendations contained within an EPC to force a reduction in value. The latter is expected to emerge in the short term, whereas the former is expected to be realised over the medium to long term. Both these impacts have potentially significant implications for property investment holdings and also future investment behaviour.

The paper provides useful information the importance of EPCs.

Ethical and environmental investment criteria, now known as socially responsible investment (SRI), are increasingly commonplace in the market today. Some investors have specifically set themselves up as ethical investors. Consequently, ethical considerations are a cornerstone of their investment policy. Many of the funding institutions have ethical investment arms, even where these are not their mainstream activity. Understanding the role of ethical investors, and their ethical considerations, within the property market would appear, therefore, to be of increasing importance to the property professions. The activities of funding institutions specifically marketing themselves as ethical and those not so doing are explored, using an in‐depth questionnaire, in order to determine what these environmental criteria are and the way in which they are considered. The results are placed in the context of property and property investment. It is concluded that a knowledge of ethical issues is advantageous for property professionals, especially when advising ethical investor clients.

This paper seeks to set out a series of criteria through which the sustainability of commercial property can be assessed. It is part of a wider research project that addresses sustainability as a set of investment risks and is seeking to specify these risks and incorporate them within commercial property investment appraisals.

The paper draws on existing literature to establish a series of sustainability criteria and then uses focus groups and interviews with industry operators to establish the relevance and potential significance of each criteria to property investment worth.

The research is focused on the investment performance of commercial property. The findings in the paper are thus driven by a strong economic imperative and the criteria focus on factors within the control of the investor‐owner. The research also reflects the views of a small group of industry operators. However, it sets out a practical set of sustainability criteria, reviewed by industry experts, against which the performance of any commercial property can be assessed.

The paper provides a set of sustainability criteria that are relevant to the performance of property as an operational asset and an investment asset. This will enable market operators to begin to address sustainability within the commercial property stock from a market‐based perspective reflecting the economic imperative that drives the industry. The focus on the investment sector differentiates the work from studies that look at sustainability more broadly as a qualitative issue.

Despite the growing diversity of lease structures in different global economies, the existing literature related to property service charge mechanisms has been largely confined to the UK property market. This study aims to examine tenants’ perceptions, experiences and satisfaction with being responsible for service charges in New Zealand, where major office submarkets are dominated by alternative forms of leases with different service charge responsibilities.

The study uses a structured survey of 107 major tenants of New Zealand’s listed property trust-owned properties located in Auckland (where net leases dominate) and Wellington (where gross leases dominate) complemented by ten in-depth interviews with senior property managers of tenant organisations. The collected data were analysed using various statistical tests and thematic analysis.

The results identify that tenants who are directly responsible for service charges are significantly more dissatisfied with their operating expenses (OPEX) responsibilities than tenants who do not have direct service charge responsibilities. They are dissatisfied with the interpreting, budgeting, calculating, accounting, allocating and auditing processes in the service charge management process. Tenants who are directly responsible for service charges are significantly more dissatisfied with the operation and maintenance procedures of their buildings and have weaker relationship strengths with landlords. Tenant perceptions of being responsible for service charges vary with their power relationship with the landlord, lease expectations and priorities, financial constraints, willingness to take part in the management of the premises and trust in the landlord.

This research highlights the importance of understanding the complexity of service charge mechanisms in countries where there are no regulations or codes of practice governing them and their impact on tenant leasing behaviours, experiences and satisfaction. Here, the importance of developing more widely applicable codes of practice representing countries with different lease environments is highlighted. The findings also emphasise the importance of understanding the dynamics of key market agents that actively create lease environments and how they interact and behave within these contexts.

This paper aims to examine the approach of UK institutional funds to considering flood risk to property investments in the light of their fiduciary duty, the widespread floods in 2007 and 2010 and the predicted increase in future incidence due to climate change. It explores the due diligence process and the challenges to investment decision-making and to property valuation. The case is made for further research to establish the extent of UK investment property potentially at risk from flooding, the degree of risk exposure and the way the risk is translated into valuations.

A comprehensive literature review informed the design of interviews with senior managers in major investment funds, their professional advisers and other stakeholder representatives, including environmental consultants, valuers, solicitors, lenders and the insurance industry. Case studies illustrate how the due diligence process is used to identify risks, inform purchase decisions and devise mitigation and management actions.

Property represents about 4 per cent of investments managed in the UK, but there is no clear picture of where and how much could be at risk of flooding. There is a common false assumption among investors that risk levels are unlikely to change and a reluctance to expose an otherwise hidden problem.

Property is an important diversification asset in investment portfolios, underpinning individual pension, insurance and savings plans. Prior research indicated flood risk to commercial investment property was under-researched; a need for awareness raising; and for guidance relevant to investors and their professional advisers.

The purpose of the paper is to establish a common framework for measuring and reporting sustainability for commercial property assets.

The paper is based on a review of a series of benchmarking tools and company reports plus workshop consultation with industry.

The paper produces an initial list of common metrics for the measurement and monitoring of key sustainability indicators for commercial property. The complexity presented by the heterogeneity of property assets is discussed and suggested means of normalising for particular buildings types is provided.

The research draws largely from desk research of existing tools and company reports. It does not attempt to produce additional reporting methods, rather to draw on and simplify those already in place. The work is largely UK focused.

The work has significant practical implications in that it makes recommendations for a common approach to sustainability reporting at the building level for industry to adopt. This will aid decision making as it will enhance understanding of the sustainability performance of assets relative to their peer group whilst also supporting higher corporate‐level reporting and hence transparency.

Greater clarity of reporting for commercial property would be beneficial in reducing the negative impacts of the asset class on the environment and on society.

The paper aims to provide clear guidance in what has become a crowded and complex area. This is of significant value to the sector.

The purpose of the paper is test whether what property companies say they do with respect to corporate social responsibility (CSR) in general and the environment in particular has an impact on corporate value as expressed by their return on assets (ROA).

The annual report for any UK‐listed company is a statutory document with its contents prescribed by legislation. This paper is concerned with a comparison of how real estate companies present themselves in their annual reports with their actual performance. To extract that information systematically, word frequency analysis (WFA) was undertaken on the contents of the annual reports of the top 20 UK‐listed property companies by value using a CSR vocabulary of words and phrases. The frequency of each of these was established in each annual report between 2001 and 2010. Two indices were created: a general CSR index based on the occurrence of a CSR vocabulary; and a green index based on the environmental vocabulary. These indices were then modelled against the ROA for each company.

As expected, ROA is positively related with both indices and is statistically significant in the GREEN equation, suggesting the firms with good performance are likely to invest more in sustainability. The size of firms is positively associated with both indices, indicating larger firms have better defined CSR. Return has a significantly positive coefficient with both indices, suggesting that the “greener” companies outperform others in the stock market.

The research uses new content analysis techniques to identify the relative commitment of property companies to CSR and the environment. The documents analysed are statutory and therefore less likely to be used to present aspiration rather than action. Overall the paper addresses only one aspect of corporate activity and will be best viewed in coordination with other approaches.