Niel is a Senior Associate in MSCI’s global real estate research team. He focuses on performance measurement, portfolio management and risk-related research for asset owners and investment managers. Prior to joining MSCI, Niel was an investment analyst at Old Mutual Property and research analyst at Investment Property Databank (IPD). Niel holds a B.Com in Economics and a B.Com Hons (Econometrics) from the University of Johannesburg.
Research and Insights
Articles by Niel Harmse
Property Climate Risk Varied in Asia-Pacific2 mins read Quick Take | May 30, 2023 |
Location and topography were decisive factors behind the impact of physical climate change on real estate portfolios, suggesting that investors may wish to consider climate risk at the individual asset level and not just at market level.
Has Energy Efficiency Emerged as a Driver of Real Estate Returns?6 mins read Blog | May 12, 2023 |
Property investors are increasingly focused on climate change and net-zero commitments. Have investors who “green” their portfolios by acquiring more energy-efficient assets and disposing of higher-emitting ones gained a performance edge?
Property Climate Risk Varied Across — and Within — Markets2 mins read Quick Take | Mar 28, 2023 |
When considering climate value-at-risk for real estate portfolios and assessing prospective investments, location and topography need to be understood at the individual asset level — not just the market level.
Real Estate Factors’ Performance: The Financial Crisis vs. Now7 mins read Blog | Mar 10, 2023 |
As U.K. real estate experiences a pricing correction at record pace, it’s natural to make comparisons to the 2008 global financial crisis. We draw on factors in private real estate to better understand current conditions and give us clues to what may happen next.
Examining UK Real Estate’s Worst Quarter Since 20092 mins read Quick Take | Nov 10, 2022 |
The yield of U.K. real estate recently fell below that of the 10-year U.K. government bond for the first time since 2007. This evaporation of property’s yield premium led to the MSCI UK Quarterly Property Index’s worst return since 2009.
Global Property Returns Ebbed with Currency a Consideration2 mins read Quick Take | Sep 14, 2022 |
Global real estate returns decelerated to 2.9% quarter-on-quarter in local-currency terms in the three months ended June 2022 amid rising inflation and interest rates in most key markets.
Did Closed-End Real Estate Funds Add Value?6 mins read Blog | Aug 3, 2022 |
Global real estate markets enjoyed their strongest returns since the 2008 global financial crisis (GFC) as they bounced back from COVID-19-induced weakness last year.
What Drove 2021 Real Estate Returns?5 mins read Blog | Mar 25, 2022 |
As 2021 real estate index returns roll in, we’ve seen a broad-based acceleration of returns across nearly all countries and property types. But what can looking beyond the aggregate index returns tell us about the difference between the winners and losers?
COVID-19’s Uneven Impact on Office Vacancy4 mins read Blog | Jul 26, 2021 |
What was the precise impact of the COVID-19 crisis on office properties? While the overall vacancy rate at the end of 2020 was lower than the previous cycle’s peak, the percentage of fully leased office buildings reached an all-time low.
Translating Climate Goals into Action in Real Estate Portfolios5 mins read Blog | Jun 28, 2021 |
Many investors have made bold commitments to transition their real estate portfolios to net-zero carbon emissions and are now developing and implementing plans to achieve this goal. But what could this transition look like in practice for property portfolios?
How Office Real Estate Performed amid COVID5 mins read Blog | Apr 27, 2021 |
COVID-19 disrupted real estate across countries and property segments. The biggest initial impacts were felt in retail, leisure and hotels. But more recently, the performance of listed offices has lagged.
Was Infrastructure Solid During COVID-19?6 mins read Blog | Oct 27, 2020 |
Infrastructure investments have not been spared the effects of the pandemic. A closer look across investment types, subsectors and risk levels over time may provide useful perspective as private-capital firms and their investors manage through.
Could COVID-19 Topple Global Cities' Dominance?5 mins read Blog | Oct 13, 2020 |
Property investors turned to global gateway cities to diversify portfolios and generate capital growth in the years since the 2008 global financial crisis. We assess whether COVID-19 could jeopardize the relative dominance of these power cities.
Missed Rents’ Impact on Real Estate7 mins read Blog | Sep 11, 2020 |
Some commercial tenants have stopped paying rent amid COVID-19. Without rental income, property funds are not able to pay distributions to shareholders and borrowers cannot service their debt. We analyzed property-fund data to assess the impact on investors.
COVID-19 and Real Estate: The Devil Is in the DispersionBlog | Jun 23, 2020 |
Many real estate markets were showing signs of a slowdown even before COVID-19’s negative impact on property portfolios. Has this correction been similar to previous ones? We looked at dispersion of returns, within and across real estate sectors, for the answer.
Real estate is about more than location during uncertain timesBlog | Mar 18, 2020 |
With real estate now occupying a greater slice of multi-asset-class portfolios, factors such as lease length, may be more systematic drivers of return than previously thought.
Don’t confuse capital growth and asset-value growthBlog | Mar 21, 2019 |
Measuring real estate growth is not a simple exercise; we run through it highlighting some common confusions
Brexit, Black Wednesday and Real Estate's Currency RiskBlog | Feb 25, 2019 |
When investors buy overseas real estate, they inevitably take on foreign-exchange exposure. The resulting currency-market dislocations resulted in near-term losses for some investors, but also created attractive opportunities for investors to buy real estate exposure in the U.K.