RCA Insights

Hedging Cost Hurdle Eases for German Capital Into the US

By on October 8th, 2020

German investors have new incentives to look at commercial real estate investments in the U.S. This group of investors was the second largest source of cross-border capital for deals in the U.S. over the last 12 months, behind Canadian players. A short while ago it was difficult for German investors to look at U.S. because of hedging costs. Those costs are fading and can make U.S. investments look comparatively inexpensive.

From 2017 until recently the yields on offer for assets in the U.S. provided little benefit for German investors. These players would traditionally focus on deals involving high profile properties in the 6 Major Metros of the U.S. Some German investors continued purchasing assets in the U.S. for a time, with more of a focus on higher-yielding deals in U.S. secondary markets, but even that activity pulled back because of broader financial considerations.

line graph comparing US and German cap rates over time

High interest rates in the U.S. and low rates in Germany and the euro area made the cost to hedge U.S. investments ruinous for German investors. Looking at the difference between short-term interest rates approximates the cost of a currency hedge, and at the end of 2018 the spread between the 1-month Euribor and 1-month USD Libor hit a high of 287 basis points.

The way to think about that cost of a currency hedge for German investors is that, they had to find an extra 287 basis points somewhere in a U.S. deal to hit their target returns. That cost to hedge drove relative pricing of U.S. assets to often unobtainable levels for these investors.

Looking at cap rates for office properties in the U.S. 6 Major Metros versus those for the German A Cities, it is clear that for a time, these office investments simply looked too expensive relative to deals at home. One can roll that cost to hedge right into cap rates by subtracting out the cost to hedge from the cap rates.

In late 2018, for instance, while office cap rates in the 6 Major Metros had been stable just above 5% since 2015, the hedge-adjusted cap rate fell below 2.5%. German investors pursuing office deals at such cap rates would have had to make heroic assumptions about future income growth to hit their targeted returns.

Cap rates for office properties in the 6 Major Metros are now higher than those in the German A Cities, both in nominal terms and adjusted for the cost to hedge currency risks. As economic growth has slipped in the U.S., so too have rates on the short end of the yield curve, reducing the cost to hedge currency risks. As this financial barrier fades, German investors can once again focus on deals in the U.S. Still, the risks to economic growth in the U.S. brought on by Covid-19 are concerning for all investors and may make 5% still look too low.

Mike Savino provided data analysis for this article.


Real Capital Analytics clients can download the US Cross-Border Investment Compendium PDF report and data file for Q2 2020 from the client websiteTo learn more about RCA’s reports, data, tools and analysis, contact us.

Also on RCA Insights:

Cross-Border Investors Into US Retreat in Second Quarter

Which Cross-Border Heavyweights Are Buying in APAC?

Jim Costello

Jim Costello

Senior Vice President

Jim Costello has worked in the CRE space on issues of urban economics since 1990, including a 20-year stint at Torto Wheaton Research. Jim expanded the reach of the Torto Wheaton Research team developing forecasts of global market fundamentals. He also developed approaches to pair the forecast results with frameworks to answer investor questions on asset values and relative investment opportunities.

In the aftermath of the Global Financial Crisis, Jim provided advice to the Treasury Department and helped educate these professionals on commercial real estate performance. Jim is a member of the Commercial Board of Governors of the Mortgage Bankers Administration, where he helps policy makers understand the commercial real estate industry.

Jim is expanding the capabilities of the Real Capital Analytics team on issues of real estate market dynamics. Jim has a master’s degree in economics and is a member of the Counselors of Real Estate.