{"id":38476,"date":"2021-09-29T11:03:46","date_gmt":"2021-09-29T09:03:46","guid":{"rendered":"https:\/\/www.immobilienbusiness.ch\/?p=38476"},"modified":"2021-09-29T11:19:26","modified_gmt":"2021-09-29T09:19:26","slug":"rueckblick-83-schweizer-immobiliengespraech-nischeninvestments-als-ausweg-aus-der-renditekompression","status":"publish","type":"post","link":"https:\/\/www.immobilienbusiness.ch\/fr\/allgemein\/2021-09-29\/rueckblick-83-schweizer-immobiliengespraech-nischeninvestments-als-ausweg-aus-der-renditekompression\/","title":{"rendered":"Revue 83e Swiss Real Estate Talk : \"Les investissements de niche comme moyen de sortir de la compression des rendements\"."},"content":{"rendered":"<p>La manifestation a r\u00e9uni nettement plus de 100 participants le 21 septembre 2021 au restaurant zurichois Metropol. En effet, de nombreux investisseurs immobiliers tentent actuellement de trouver \"une issue \u00e0 la compression des rendements\", d'autant plus que la perspective de taux d'int\u00e9r\u00eat toujours faibles, voire n\u00e9gatifs, dans un contexte de hausse des taux de vacance des immeubles commerciaux, accro\u00eet l'int\u00e9r\u00eat pour des alternatives de placement.<\/p>\n<p><iframe loading=\"lazy\" title=\"R\u00e9trospective des 83e Entretiens suisses de l&#039;immobilier\" width=\"768\" height=\"432\" src=\"https:\/\/www.youtube.com\/embed\/sqRE2OIV4pA?feature=oembed\" frameborder=\"0\" allow=\"accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture\" allowfullscreen><\/iframe><\/p>\n<p><strong>Immobilier logistique &amp; sciences de la vie<\/strong><\/p>\n<p>Par exemple, les investissements dans l'immobilier logistique, une classe d'actifs institutionnels d\u00e9j\u00e0 bien \u00e9tablie. \"La logistique reste int\u00e9ressante, non pas en raison des faibles taux de cap pour l'immobilier logistique de base, mais en raison de la croissance potentielle des loyers et de la forte demande\", a expliqu\u00e9 le directeur g\u00e9n\u00e9ral de la BNP Paribas. <strong>Sven Schaltegger<\/strong>, MRICS, Head Multi-Manager Real Estate chez <strong>Credit Suisse Asset Management<\/strong>. Le commerce \u00e9lectronique, en tant que catalyseur, g\u00e9n\u00e8re une demande constante d'immobilier logistique de la part d'un grand nombre de locataires, y compris au niveau mondial ; d'autres avantages sont en g\u00e9n\u00e9ral une indexation compl\u00e8te ou des augmentations annuelles fixes des loyers - ceci avec des investissements courants (CapEx) relativement faibles de la part des propri\u00e9taires.  Selon Schaltegger, les co\u00fbts de location ne repr\u00e9sentent jusqu'\u00e0 pr\u00e9sent qu'environ 5 \u00e0 10 % des co\u00fbts totaux d'un loueur logistique typique, par rapport au personnel (25-30%) et au transport (45-55%). L'expert du CS a cit\u00e9 comme cas d'\u00e9tude une joint-venture de Credit Suisse Asset Management en Espagne visant \u00e0 acqu\u00e9rir un portefeuille existant d'immeubles logistiques \"last mile\" et \u00e0 Madrid et Barcelone d'une valeur de b\u00e2timent d'environ 78 millions d'euros, avec lequel on vise un rendement attractif. Deux projets de construction pourraient vraisemblablement \u00eatre achev\u00e9s au cours du second semestre 2021.<\/p>\n<p>Credit Suisse Asset Management pr\u00e9voit \u00e9galement un rendement attractif pour un investissement dans les sciences de la vie dans les principaux hubs des sciences de la vie aux Etats-Unis et au Royaume-Uni.  Le secteur des sciences de la vie fait actuellement partie des secteurs \u00e9conomiques en forte croissance dans le monde entier, ce qui explique la forte demande d'immeubles correspondants. Selon Schaltegger, l'attractivit\u00e9 du portefeuille Multi-Manager Real Estate se caract\u00e9rise entre autres par le fait que les objets ont un potentiel de plus-value gr\u00e2ce aux loyers inf\u00e9rieurs \u00e0 ceux du march\u00e9.<\/p>\n<p>&nbsp;<\/p>\n<p><strong>Le rendement doit \u00eatre raisonnable<\/strong><\/p>\n<p>\"Les investissements de niche peuvent \u00eatre tr\u00e8s int\u00e9ressants\", a expliqu\u00e9 <strong>Robert Varley<\/strong>, gestionnaire de fonds Pan European Property chez <strong>Schroder Investment Management (Switzerland) AG<\/strong>. De plus, les niches font depuis longtemps partie d'un portefeuille \u00e9quilibr\u00e9, ne serait-ce que pour des raisons de diversification. En r\u00e9sum\u00e9, les investissements de niche ne repr\u00e9sentent en Europe que 8,5 % du volume des transactions en valeur absolue, le secteur de la R&amp;D (recherche et d\u00e9veloppement) ayant notamment connu une forte croissance ces derni\u00e8res ann\u00e9es. Pour l'expert de Schroders, la \"compression des rendements\" n'est toutefois pas synonyme de \"pression sur les niches\". D'une part, les niches ne restent pas \u00e9ternellement des niches - et n'offrent donc pas toujours plus de rendement. Varley a compar\u00e9 un projet d'immobilier h\u00f4telier \u00e0 Barcelone avec un investissement dans le secteur des sciences de la vie \u00e0 Stein.  Dans le cas du projet Capex \u00e0 Barcelone, le rendement apr\u00e8s le repositionnement de l'h\u00f4tel \u00e9tait &gt; 5 pour cent pour un bail de 25 ans (75% index\u00e9) avec une grande cha\u00eene h\u00f4teli\u00e8re. Pour le centre R&amp;F ultramoderne \u00e0 Stein, le rendement net serait &lt;4 pour cent avec un bail de 30 ans (triple net, 100% index\u00e9).<\/p>\n<p>D'autre part, les niches n\u00e9cessitent g\u00e9n\u00e9ralement aussi des connaissances sp\u00e9cialis\u00e9es et d'autres comp\u00e9tences AM\/IM, a fait remarquer Varley : \"Les niches comportent parfois d'autres risques, c'est pourquoi le rendement obtenu doit \u00eatre adapt\u00e9 \u00e0 la strat\u00e9gie\".<\/p>\n<p>&nbsp;<\/p>\n<p><strong>Logement des seniors et des \u00e9tudiants<\/strong><strong>\u00a0<\/strong><\/p>\n<p>Le gouvernement voit des possibilit\u00e9s d'investissement alternatives avec un fort potentiel d'avenir. <strong>Nils Linsi<\/strong>, gestionnaire de portefeuille chez <strong>Swiss Life Asset Managers<\/strong> Compte tenu de l'\u00e9volution d\u00e9mographique et de la m\u00e9ga-tendance en mati\u00e8re de sant\u00e9, le segment de l'immobilier pour seniors est tr\u00e8s vaste. L'\u00e9ventail est tr\u00e8s large : il va de l'habitat \u00e0 domicile \u00e0 l'habitat m\u00e9dicalis\u00e9 (para-m\u00e9dical et m\u00e9dico-institutionnel), en passant par les formes d'habitat interm\u00e9diaires (r\u00e9sidences, habitat assist\u00e9) et l'habitat en maison de retraite, l'intensit\u00e9 des co\u00fbts augmentant en fonction de l'intensit\u00e9 de l'encadrement.  La collaboration avec des sp\u00e9cialistes est ici recommand\u00e9e, a d\u00e9clar\u00e9 l'expert de Swiss Life : \"Les r\u00e9sidences pour personnes \u00e2g\u00e9es conviennent comme diversification dans un portefeuille immobilier avec le bon partenaire\". Il a cit\u00e9 comme exemple pratique l'\"Oase R\u00fcmlang - Wohnen im Alter\", une r\u00e9sidence pour personnes \u00e2g\u00e9es qui comprend une maison avec 33 places de soins ainsi qu'un restaurant, un fitness et quatre maisons avec au total 41 appartements modernes encadr\u00e9s, des places de parking et des surfaces annexes. \"La bonne mixit\u00e9 est d\u00e9cisive sur des sites comme R\u00fcmlang ou Oberg\u00f6sgen\", a d\u00e9clar\u00e9 Linsi. A R\u00fcmlang, il existe un partenariat de longue date avec le groupe Oase et un contrat de location de 25 ans avec Oase Service AG, a-t-il ajout\u00e9.<\/p>\n<p>Swiss Life Asset Managers voit \u00e9galement des opportunit\u00e9s dans le domaine du logement \u00e9tudiant, compte tenu de l'augmentation continue du nombre d'\u00e9tudiants, a d\u00e9clar\u00e9 Linsi en citant l'exemple de la r\u00e9sidence universitaire \"Triaudes\" sur le campus de l'EPFL \u00e0 Lausanne, dont l'offre de logements se caract\u00e9rise par un large m\u00e9lange de studios et d'appartements de 2,5, 3,5 et 5,5 pi\u00e8ces. Le rendement brut de l'immeuble construit en 2018 en droit de superficie s'\u00e9l\u00e8ve \u00e0 5,4 pour cent, selon Linsi.  \"Au cours des dix derni\u00e8res ann\u00e9es, la croissance de l'EPFL a \u00e9t\u00e9 de plus de 60% ; le campus compte aujourd'hui plus de 28 000 \u00e9tudiants et enseignants\".<\/p>\n<p><strong>\u00a0<\/strong><\/p>\n<p><strong>FAZIT<\/strong><\/p>\n<p>L'animateur John Davidson n'a pas \u00e9t\u00e9 le seul \u00e0 constater \u00e0 la fin de cette manifestation informative que les investissements de niche peuvent \u00eatre rentables, mais qu'il faut \u00eatre tr\u00e8s attentif lors de l'achat de tels biens immobiliers ou du d\u00e9veloppement de projets : En effet, comme toujours dans l'immobilier sp\u00e9cialis\u00e9, il est n\u00e9cessaire de disposer de connaissances approfondies, ce qui implique souvent une collaboration avec des partenaires sp\u00e9cialis\u00e9s. Enfin, le succ\u00e8s de tels investissements d\u00e9pend du bon choix de l'emplacement - une recherche approfondie est donc indispensable.<\/p>\n<div id='gallery-1' class='gallery galleryid-38476 gallery-columns-5 gallery-size-thumbnail'><figure class='gallery-item'>\n\t\t\t<div class='gallery-icon landscape'>\n\t\t\t\t<a href='https:\/\/www.immobilienbusiness.ch\/wp-content\/uploads\/2021\/09\/IMG_0263-scaled.jpg'><img loading=\"lazy\" decoding=\"async\" width=\"150\" height=\"150\" src=\"https:\/\/www.immobilienbusiness.ch\/wp-content\/uploads\/2021\/09\/IMG_0263-150x150.jpg\" class=\"attachment-thumbnail size-thumbnail\" alt=\"\" srcset=\"https:\/\/www.immobilienbusiness.ch\/wp-content\/uploads\/2021\/09\/IMG_0263-150x150.jpg 150w, https:\/\/www.immobilienbusiness.ch\/wp-content\/uploads\/2021\/09\/IMG_0263-250x250.jpg 250w, https:\/\/www.immobilienbusiness.ch\/wp-content\/uploads\/2021\/09\/IMG_0263-100x100.jpg 100w\" sizes=\"auto, (max-width: 150px) 100vw, 150px\" 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https:\/\/www.immobilienbusiness.ch\/wp-content\/uploads\/2021\/09\/IMG_0185-100x100.jpg 100w\" sizes=\"auto, (max-width: 150px) 100vw, 150px\" \/><\/a>\n\t\t\t<\/div><\/figure>\n\t\t<\/div>\n\n<ul>\n<li><strong><a href=\"\/wp-content\/uploads\/2021\/09\/Nils-Linsi_SwissLife.pdf\" target=\"_blank\" rel=\"noopener noreferrer\">Pr\u00e9sentation Nils Linsi - SwissLife<\/a><\/strong><\/li>\n<li><strong><a href=\"\/wp-content\/uploads\/2021\/09\/Robert-Varley_Schroder.pdf\" target=\"_blank\" rel=\"noopener noreferrer\">Pr\u00e9sentation Robert Varley - Schroders<\/a><\/strong><\/li>\n<li><strong><a href=\"\/wp-content\/uploads\/2021\/09\/Sven-Schaltegger_Credit-Suisse.pdf\" target=\"_blank\" rel=\"noopener noreferrer\">Pr\u00e9sentation Sven Schaltegger - Credit Suisse<\/a><\/strong><\/li>\n<\/ul>\n<p><em>La prochaine 84e \u00e9dition des Entretiens suisses de l'immobilier aura lieu le 02 novembre 2021.<\/em><\/p>","protected":false},"excerpt":{"rendered":"<p>Avec son th\u00e8me, la 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