Research Reports

At a time when investors are seeking stable income streams amid economic and geopolitical uncertainty, the living sector currently benefits from a combination of structural demand growth stemming from fundamental housing needs, constrained supply and operational value-creation opportunities. Together, these factors reinforce the sector’s strategic relevance within long-term APAC real estate allocations.

REITs are off to a strong start in 2026, prompting renewed investor interest in an asset class that has been overshadowed by artificial intelligence (AI) and private markets in recent years. With durable cash flows, improving fundamentals, and attractive relative valuations, investors should revisit the asset class to diversify their portfolios and capture upside in the long real estate cycle ahead.

Real estate has secured its place in most institutional portfolios, yet the asset class remains frequently misunderstood, particularly when viewed through the lens of investors more accustomed to liquid financial markets. Real estate’s fixed, physical nature demands deep geographical knowledge spanning local politics, regulation, building technology and demand preferences. Long transaction timelines and meaningful trading costs may reward those who take a long-term view. These characteristics, often perceived as constraints, are the foundations of real estate’s enduring diversification potential. Part of the asset class’s uniqueness lies in its dual nature: combining bond-like income qualities with equity-like value characteristics. It is this duality that underpins real estate’s diversification characteristics. This paper explores the strategic case for geographic diversification within real estate allocations, drawing on Nuveen Real Estate’s proprietary research and analysis across the three principal investable regions: the United States, Europe and Asia-Pacific (APAC). It examines both the compelling benefits and the genuine complexities that come with building a globally diversified real estate portfolio, with the aim of helping investors find the balance between optimal diversification and manageable complexity.

Infrastructure debt has moved from a niche segment of private debt to a core institutional asset class. It provides exposure to essential, long-duration assets, often supported by contractual or regulated cash flows. Global issuance reached a record $1.5 trillion in 2025, crossing the $1.0 trillion threshold for the fifth straight year. This growth reflects more than a search for yield. Rising sovereign debt, geopolitical realignment, accelerating demand for physical and digital infrastructure, and the retreat of traditional lenders are expanding the opportunity set for private capital. For institutional investors, infrastructure debt sits at the intersection of credit and real assets. It can offer durable income, capital preservation, diversification, and exposure to assets with return drivers that are generally less correlated with traditional strategies. As a result, infrastructure debt is increasingly viewed not only as a relative value opportunity, but as a strategic allocation that helps finance the essential systems underpinning economic growth.

For the first time, we examine the trends shaping the UK senior housing sector, with a particular focus on the emerging private rented segment. The ageing population in the UK is well-documented, with the senior population projected to grow at six times the pace of the overall population over the next 15 years. This growing share of seniors is predicted to push the dependency ratio to 41% by 2045 and is expected to result in an increasing number of seniors and their families turning to professional care. The current share of seniors living in purpose-built senior BTR units remains extremely low at just 2%, but this is expected to grow over time, driven by the benefits this model offers residents, operators and investors alike. For residents, it provides flexible commitments; for operators and investors, it delivers higher absorption rates, recurring and predictable income streams and lower correlation to housing market cycles compared to the for-sale model. Senior BTR is attracting growing attention from institutional investors supported by its robust risk-adjusted returns. Our analysis indicates that senior BTR offers a yield spread of over 150 basis points above London BTR and over the past two years, senior housing in the South East has delivered an estimated total return of 13–14% per annum, reflecting its income yield and solid rental growth, as well as its early stage of maturity and operational complexity.

Private markets have long financed infrastructure, but their role may be becoming more important as geopolitical transition reshapes global priorities. As countries place greater value on strategic physical assets, private capital is likely to play an increasingly important role in funding critical infrastructure and other public goods.

Global real estate returns positive last seven quarters. Values are rebounding in most markets. Transaction volumes are picking up. Read more about the current trends.

After years of correction and normalization, the U.S. self-storage sector is showing all the hallmarks of an early-cycle recovery. Supply is at its tightest in over a decade, property values have stabilized following a significant repricing period, and a recovering housing market could unlock a new wave of demand. Nuveen Real Estate's research examines why 2026 may represent a compelling inflection point for investors — and why the window for early-cycle positioning may not stay open for long.

The demographic tide is turning — and investors should take notice. We believe the senior housing sector is entering one of the most compelling investment windows in a generation. While investor enthusiasm during the last cycle was material, many market participants moved too early — ahead of the true demand wave that is now beginning to crest

Global real estate stabilizes with seven consecutive quarters of positive returns as transaction activity strengthens. U.S. returns positive for last seven quarters amid improving values. The European real estate market entered 2026 with improving fundamentals, stabilizing values and broadening transaction activity. In Asia Pacific, investment activity carried the strong momentum established in the preceding year into Q1 2026.