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Dans le contexte sanitaire, économique et financier actuel, nous tenions à vous informer des évolutions récentes concernant les investissements en immobilier de notre OPCI SwissLife Dynapierre.



Les investissements en immobilier

Dans un contexte où les bourses mondiales sont particulièrement affectées différents éléments sont à prendre en compte en immobilier :

Le marché de l’investissement

Après plus de 10 ans d’expansion, le marché de l’investissement devrait connaître une période attentiste légitime face à l’évolution encore incertaine de la gestion de la pandémie et des mesures économiques qui en découleront. Toutes les activités économiques sont touchées de manière directe ou indirecte et l'impact dépendra de l'amplitude et de la durée du choc (récession technique ou plus). La dynamique doit se penser à long terme et non pas à chaud. Forcément, en assurant aux entreprises de passer le cap et en les aidant à renouer avec un sentier de croissance, l'immobilier d'entreprise en bénéficiera.

La valorisation des actifs immobiliers et des fonds d’investissement

Dans ce contexte attentiste, il pourrait y avoir dans les prochains mois une révision des valeurs vénales des actifs immobiliers. Néanmoins, celle-ci semblerait être limitée par rapport à la décote des marchés financiers.

Les valeurs locatives

A l’avenir pour analyser l’impact sur les loyers, il faudra distinguer les locataires en fonction de
leur typologie qui sera plus ou moins affectée par l’économie mondiale, et également distinguer les immeubles en fonction de leur nature : bureaux, commerces, services, hôtels et logistique.


 
Quelles conséquences sur l’OPCI SwissLife Dynapierre ?

Depuis 2016, l’OPCI SwissLife Dynapierre s’emploie à acheter des actifs situés dans les grandes métropoles européennes. Le fonds a aussi accordé une place très importante au marché le plus profond et le plus liquide : l’immobilier de Bureaux en France et en Europe.

 Il a également diversifié la typologie de ses actifs en investissant dans des commerces situés dans les quartiers centraux des grandes villes européennes et dans le secteur de l’hôtellerie pan-européenne permettant de s’adresser à une clientèle à la fois business et touristique.

Bien sûr des questions peuvent d’ores et déjà se poser quant à la solvabilité de certains locataires. Néanmoins, nos équipes ont toujours sélectionné des emplacements exploités par des très grands groupes internationaux. Cette stratégie de diversification géographique et sectorielle a pour objectif de limiter les impacts des mouvements économiques. Mais en cette période de gravité,   
il ne faut pas hiérarchiser les pays d’Europe et leurs marchés immobiliers car nous manquons à ce jour de recul : il faut s’inscrire dans l’action et la responsabilité collectives avec une vision européenne sur une classe d’actif qui se gère avec une duration longue.

Enfin, au 28 février 2020, la poche financière est toujours majoritairement composée de liquidités (36,44% de l’actif brut), faiblement exposée aux foncières cotées (2,45% de l’actif brut), et aux OPCVM (2,67% de l’actif brut). Le fonds devrait être en conséquence légèrement impacté dès la prochaine VL par la forte baisse observée sur les marchés financiers plus particulièrement sur les foncières cotées.

De façon immédiate :

Le fonds n’a pas connu de dépréciation à ce jour sur ses investissements immobiliers principalement de type « core » et l’impact est faible sur sa poche financière, majoritairement investie en liquidités. Sa performance depuis le début de l’année et arrêtée au 13 mars est toujours positive.

• A ce jour, nous n’avons subi aucun retard de facturation sur les loyers et les encaissements ont été conformes à nos prévisions et engagements à fin février 2020.

• Au 20 mars, le fonds n’a subi strictement aucun rachat inhabituel.


Les perspectives à moyen terme :

• Sur la valorisation les risques de dépréciation existent d’ici la fin d’année mais la baisse semble à ce jour limitée compte tenu des prix actuels et de la demande effective.

• Sur les valeurs locatives, des inconnues persistent :

- En fonction des annonces du gouvernement et de leur mise en application ;

- En fonction de la conjoncture globale et de la capacité des locataires à honorer leurs engagements.

Pour finir, des difficultés temporaires pourraient bien sûr apparaître concernant la gestion locative. Nos équipes feront tout leur possible pour maintenir le niveau actuel des loyers mais en tant que société de gestion nous devrons aussi rester attentifs et solidaires quant à l’aide que nous pourrions apporter à l’économie et à nos locataires.

Enfin et quel que soit l’avenir de l’économie mondiale dans les prochains mois, nous restons intimement convaincus que les marchés immobiliers « core » conserveront leur capacité à encaisser les chocs structurels et à reprendre leur progression dans la prochaine phase de relance économique.














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