The investment process utilizes internal proprietary research to assess real estate specific factors, broader equity factors, as well as ESG factors in order to calculate appropriate valuation metrics as part of a disciplined, bottom-up, fundamentally-driven investment methodology. Top-down considerations are also incorporated into the portfolio construction process, and the Strategy seeks to achieve exposure across regions, countries and/or sectors and integrate forecasted fundamental inflections, macroeconomic considerations, geopolitical and country risk assessments, among other factors. Risk integration is a primary focus in the portfolio construction process and common factor exposures and beta are closely monitored. The selection of investments is guided by The Calvert Principles for Responsible Investment, which provide a framework for considering ESG factors and the investment team will conduct targeted and thematic company engagement to drive positive change while seeking to create value for investors.
The investment philosophy and portfolio construction process is focused on four distinct pillars, including relative valuation, ESG Integration, risk integration and high conviction position sizing.
- Appreciation of relative valuation: Proprietary valuation tool ranks each security in universe on both net asset value and earnings multiple standardized for future growth. The importance of each metric varies by property sector in the final determination of relative value rank.
- ESG Integration: Investments guided by the Calvert Principles. Company engagement to drive positive change, improve sustainability and enhancing long-term value creation.
- Integration of risk analysis: Assessment of common factor exposure is important in portfolio construction and we are looking to optimize risk contribution from idiosyncratic factors as opposed to macro components. The team is focused on alpha contribution versus beta to limit downside and maximize upside capture.
- High conviction position sizing: Each security in the portfolio should have relative value support and a fully vetted investment thesis / identification of critical factors; capital is precious and each security is expected to meaningfully contribute; Focus on active share is important for portfolio construction.