Global Property Securities - On-the-ground analysis in the world’s most important property markets

  • Focus on capital preservation and a strong valuation discipline
  • Multiple global offices ensuring global reach and on-the-ground access to major property markets
  • Disciplined and rigorous investment process including transparent integration of ESG factors

Why invest?

Diversified exposure

Get a liquid and diversified exposure to real estate assets
Investors looking for exposure to real estate markets can invest directly, or access new sectors and emerging niches of the real estate market through securities. Real estate securities are the shares of entities that own, manage and develop various types of real estate assets or are involved in real estate-related activities. We offer a diversified and liquid exposure to traditional types of real estate assets, as well as new and emerging real estate segments designed to satisfy specialist market demands.

More about global real estate securities >

investment process

Our knowledge of capital markets, real estate and bottom-up stock selection uncovers new investment opportunities globally
We believe that real estate security returns are driven by a combination of local real estate fundamentals and broader capital market conditions. Due to the fundamentally localized nature of real estate, asset class returns across different regions have historically been characterized by low levels of correlation, and by a lack of uniformity. This phenomenon can lead to pricing anomalies – presenting opportunities to generate excess returns by capital allocation, and regional or stock selection.

Find out what we look for > 

Real Estate Specialists

Invest with true property specialists
We believe that having specialist property investors in each region is the most effective way to manage a global property securities portfolio. As such, the team’s highly experienced regional specialists are based across the world’s major property markets in Europe and the US to provide on-the-ground research and knowledge that allows them to assess the risks and opportunities in the asset class. Under the leadership of Stephen Hayes, the global property securities team consists of seven portfolio managers and three analysts, all of whom are focused solely on investing in publicly traded real estate securities. They have a full understanding of stock specific endogenous risks, of the wider real estate market and of the macroeconomic conditions that can influence returns. On average, the team members have nearly 20 years of experience.

Responsible Investment

Responsible Investment

Our corporate RI strategy is based upon three strategic pillars of quality, stewardship and engagement.
We have implemented sustainability considerations into our investment process. We believe the consideration of ESG issues will lead to better risk/return outcomes, which will ultimately improve long-term returns for investors.
Corporate governance is a particular focus, where board independence as well as respect for shareholder rights is of paramount importance. We also consider any specific sustainability initiatives implemented by a company and the environmental impact of existing assets and developments. A company's history as a good corporate citizen is taken into account, as well as evidence of meaningful contributions it might have made to benefit society more broadly. Learn more about the Global Property Securities team's approach to Responsible Investment.

More about Responsible Investment at First State Investments >

Investment Team

Stephen Hayes
Head of Global Property Securities
Stephen Hayes
Head of Global Property Securities
Tim Shaw
Senior Portfolio Manager Asia Pacific
Tim Shaw
Senior Portfolio Manager Asia Pacific
Tuan Pham
Senior Portfolio Manager Asia Pacific
Tuan Pham
Senior Portfolio Manager Asia Pacific
Stuart Axelrod
Senior Portfolio Manager Americas
Stuart Axelrod
Senior Portfolio Manager Americas
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