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Debt strategies, market shifts, and the rise of SFH - key takeaways from the GRI Club Women's Breakfast & Deals Talk
March 18, 2025Real Estate
Written by Jorge Aguinaga
At the recent GRI Club Women's Breakfast & Deals talk in London, senior female real estate leaders gathered to network, exchange insights, and forge new connections, setting the stage for broader discussions during the conference in a dynamic new format.
This event reflected the growing momentum of the GRI Women 50/50 Initiative, which has played a pivotal role in increasing female C-level representation in real estate and infrastructure from 9.87% in 2020 to 18.26% in 2025.
Discussions between these preeminent industry decision-makers covered a range of critical topics, from exit strategies and debt market competition to single-family home (SFH) rental growth and operational real estate.
It was observed that core capital has yet to fully return to real estate equity, leading many investors to explore value-add strategies. Most importantly, investors must consider the growing need for flexibility and risk management as the market continues to evolve.
Considering this, there is a noticeable shift towards opportunistic investments, with family capital increasingly channelled into these higher-risk, potentially higher-return prospects.
Discussions also highlighted a growing focus on sustainable retrofits and net-zero targets, shaping the future of residential properties. This returns to the idea of creating communities through government partnerships to streamline efficient land release and planning processes.
Debt is viewed as a lower-risk option in an unstable market, fostering movement and increasing access to capital. As a result, lenders are competing for high-quality deals. However, despite tight credit conditions and limited M&A activity, there remains substantial liquidity in the market and a growing base of competition.
At the same time, investors are diversifying into office assets, and the trend of back leverage is gaining traction. While equity investments remain crucial, tax inefficiencies continue to be a challenge.
Market leaders reiterated the importance of streamlining planning processes and embracing mixed-use conversions, allowing demand to shape asset allocation. Adaptability remains key to capitalising on emerging trends while maintaining long-term investment stability.
Attendees agreed that improving occupancy rates remains a key priority, also noting that achieving such goals will necessitate leveraging real-time operational data to optimise asset performance and ensure continued efficiency.
The rise of AI, automation, and robotics is also expected to reshape employment and disrupt traditional market dynamics. At the same time, the higher interest rate cycle continues to challenge investors, who must focus on managing through this period with stability.
Although transaction volumes remain low, there is still significant dry powder waiting to be deployed when the right opportunities arise. Importantly, investors are reminded not to lose sight of the fundamentals, as these will guide long-term value creation.
In the midst of such volatility, the market continues to experience cycles of ups and downs, and while credit is back and highly competitive, the lack of equity to support this activity signals the need for careful capital allocation and flexible strategies moving forward.
Next, the conversation continues at the Women Leading Real Estate GRI Global Gathering, taking place in London on June 25th. This exclusive event will bring together top executives for peer-to-peer deal flow, personal insights, and collaborative opportunities in real estate investment.
At the recent GRI Club Women's Breakfast & Deals talk in London, senior female real estate leaders gathered to network, exchange insights, and forge new connections, setting the stage for broader discussions during the conference in a dynamic new format.
This event reflected the growing momentum of the GRI Women 50/50 Initiative, which has played a pivotal role in increasing female C-level representation in real estate and infrastructure from 9.87% in 2020 to 18.26% in 2025.
Discussions between these preeminent industry decision-makers covered a range of critical topics, from exit strategies and debt market competition to single-family home (SFH) rental growth and operational real estate.
The GRI Women 50/50 Initiative has played a pivotal role in increasing female C-level representation in real estate and infrastructure from 9.87% in 2020 to 18.26% in 2025 (GRI Club)
Challenges in Exits
Looking ahead, the prevailing sentiment in real estate is one of cautious optimism, but with a recognition that significant challenges remain - particularly with the revelation that exits are becoming increasingly difficult, as pricing expectations do not align with final deals.It was observed that core capital has yet to fully return to real estate equity, leading many investors to explore value-add strategies. Most importantly, investors must consider the growing need for flexibility and risk management as the market continues to evolve.
Considering this, there is a noticeable shift towards opportunistic investments, with family capital increasingly channelled into these higher-risk, potentially higher-return prospects.
Single-Family Housing: Demand vs Barriers
While demand for SFH remains strong, regulatory hurdles and affordability issues remain significant barriers, especially for younger buyers.Discussions also highlighted a growing focus on sustainable retrofits and net-zero targets, shaping the future of residential properties. This returns to the idea of creating communities through government partnerships to streamline efficient land release and planning processes.
Geopolitical tensions, AI-driven workforce disruptions, and monetary policy shifts are creating a cautious yet opportunistic investment outlook for 2025, as conversations revealed (GRI Club)
Shifting Strategies: Debt and Diversification
As conversations at the gathering confirmed, the real estate market is shifting towards debt as a preferred investment strategy due to restricted access to capital, with lenders increasingly focusing on integrating ESG factors.Debt is viewed as a lower-risk option in an unstable market, fostering movement and increasing access to capital. As a result, lenders are competing for high-quality deals. However, despite tight credit conditions and limited M&A activity, there remains substantial liquidity in the market and a growing base of competition.
At the same time, investors are diversifying into office assets, and the trend of back leverage is gaining traction. While equity investments remain crucial, tax inefficiencies continue to be a challenge.
Market leaders reiterated the importance of streamlining planning processes and embracing mixed-use conversions, allowing demand to shape asset allocation. Adaptability remains key to capitalising on emerging trends while maintaining long-term investment stability.
Operational Real Estate
Within the context of asset operation, observations on the reduction in control over cap rates highlighted how operational excellence is even more critical in driving value. Given this situation, active asset management becomes essential, with a strong focus on creating value through sustainable retrofits and the introduction of new amenities.Attendees agreed that improving occupancy rates remains a key priority, also noting that achieving such goals will necessitate leveraging real-time operational data to optimise asset performance and ensure continued efficiency.
These important conversations will continue in London on June 25th when industry leaders reunite at the Women Leading Real Estate GRI Global Gathering (GRI Club)
2025 Market Landscape
The real estate market is navigating a complex environment shaped by geopolitical uncertainty and ongoing conflicts that require investors to stay perpetually vigilant, with discussions underscoring the unpredictability of political developments, especially with the so-called “Trump Card”, which has introduced additional layers of complexity to the global market.The rise of AI, automation, and robotics is also expected to reshape employment and disrupt traditional market dynamics. At the same time, the higher interest rate cycle continues to challenge investors, who must focus on managing through this period with stability.
Although transaction volumes remain low, there is still significant dry powder waiting to be deployed when the right opportunities arise. Importantly, investors are reminded not to lose sight of the fundamentals, as these will guide long-term value creation.
In the midst of such volatility, the market continues to experience cycles of ups and downs, and while credit is back and highly competitive, the lack of equity to support this activity signals the need for careful capital allocation and flexible strategies moving forward.
Up Next
The GRI Women Leading Real Estate Committee remains a key platform for strengthening networks, driving transactions, and advancing diversity in industry leadership.Next, the conversation continues at the Women Leading Real Estate GRI Global Gathering, taking place in London on June 25th. This exclusive event will bring together top executives for peer-to-peer deal flow, personal insights, and collaborative opportunities in real estate investment.