The real estate reset: resilience, refinancing and returns

How real estate corporates can navigate refinancing pressures, strengthen capital structures and create value in a shifting market.

Fragile and uneven sector backdrop

Long before the current crisis, corporates were grappling with constrained bank liquidity and diminishing access to long-tenor funding at attractive rates, prompting a shift towards alternative sources of capital. The recent escalation in geopolitical tensions has added a further layer of uncertainty to an already challenging environment.

Developers and hospitality companies are particularly exposed to the resulting slowdown in regional recovery momentum. Whilst operational disruption remains localised, rising funding costs and a potentially higher cost of capital are reshaping financing decisions and placing greater emphasis on capital structure discipline, refinancing strategy and funding diversification.

Winners have gone back to basics

Corporates prioritising strong operating fundamentals and optimising leverage are best positioned to unlock differentiated valuations at around 10-30 per cent above average across sub-sectors, and even higher for developers.

At the same time, sector balance sheets remain broadly resilient. They are currently sitting on more than USD80 billion of current rating debt capacity, with at least 30 per cent of corporates maintaining high headroom even under stress.

This positions corporates well to absorb shocks, but also places greater emphasis on how that capacity is used.

The refinancing clock is ticking

With this backdrop, a more immediate pressure point is approaching.

A wall of approximately USD150bn in debt maturities through 2028, coupled with constrained bank lending capacity, presents a critical refinancing window for real estate corporates.

Access to capital is no longer the challenge. Securing funding on acceptable terms is. Higher borrowing costs, tighter credit conditions, and selective investor appetite are driving corporates to diversify liquidity sources, with private credit increasingly complementing traditional financing.

Returns above cost, value above peers

The strongest valuations are earned, not given. Real estate corporates that consistently generate returns above their cost of capital command a valuation premium, placing capital structure and capital allocation discipline at the heart of value creation.

Early movers hold the advantage

The refinancing cycle presents both risk and opportunity.

Companies that act early by revisiting leverage, diversifying funding sources and aligning capital structure with long-term strategy, will be better positioned to navigate volatility and unlock value. Those that delay may face higher costs, reduced flexibility and increasing rating pressure.

Our Capital Structure & Rating Advisory team supports real estate corporates in navigating refinancing, optimising capital structures and diversifying funding strategies.

If you are approaching refinancing decisions or reassessing your capital strategy, speak to our team to explore the options available.

https://www.sc.com/en/news/corporate-investment-banking/real-estate-refinancing-early-movers-gain-advantage