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Insights

We publish a range of research articles and publications covering key themes in financial markets and topical investment commentary

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Flower

Why Private Credit Can Continue to Thrive

We believe concerns about the private credit market are overblown and see reasons to have confidence that both investment grade (IG) and sub-IG private credit can continue to thrive. 

Highway

A Managing Risk Roadmap for Balanced Portfolios

Diversification is supposed to be the only free lunch, but when historical relationships—like the traditionally inverse one between bond and stock prices—breakdown, public pensions must look at what else is on the menu. This roadmap may help.

Close up of smart phone

Pension Solutions Monitor

Our Pension Solutions Monitor estimates the health of a typical US corporate defined benefit pension plan. Learn about key market indicators that are most relevant for pension plans.
 

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City and Mountains

Poised for a Positive 2026

Investment Outlook | Q1 2026

The US commercial real estate (CRE) cycle upturn continued in the fourth quarter of 2025 as expected, according to NCREIF-Expanded Index metrics. Overall, currently available metrics show solid footing for CRE investment performance in 2026, but with weakening forward momentum.

Real Estate

2026 US Commercial Real Estate Outlook

Real Estate | 2026

Investment performance for US commercial real estate (CRE) is solidly on the upswing, with CRE sector participants optimistic that the upswing will continue through 2026 and bring performance closer to long-term sector averages in the years ahead. Such expectations are reasonable and generally aligned with our own views.

Microchip

Risk and Reward Amid an AI Revolution

Global Outlook | 2026

How will AI shake up the investment landscape next year? Are fiscal fault lines set to deepen? And is it possible to build resilient portfolios in an increasingly uncertain world? These are just a few of the key questions, across both public and private markets, that we seek to tackle in our 2026 investment outlook. 

Stairwell

Signals of Ongoing Cycle Upturn – and Uncertainty

Real Estate Pulse | Q4 2025

The cyclical upswing in US commercial real estate (CRE) investment performance continued through the third quarter of 2025, with NCREIF-Expanded Index metrics confirming a well-established cyclical upswing.

Clock

End of the Cycle, Or Just the Beginning?

Investment Outlook | Q4 2025

For allocators, the key question remains: Are we approaching the end of the current cycle, or are we on the verge of a new phase, one potentially driven by productivity gains that could alter the pace, if not the direction, of the cycle? As we approach the end of 2025, we assess whether the economic cycle is ending or its engine is just revving up, and share potential implications for asset allocators.

Tall Building

A Reaffirmed Cycle Upturn – For Now

Real Estate Pulse | Q3 2025

US commercial real estate (CRE) investment performance during the second quarter of 2025 showed no sign of the turmoil accompanying President Trump’s policy directives. While the data reaffirmed the cycle upturn, support from solid economic growth over the quarters ahead remains in jeopardy amid tariff turmoil and faltering employment growth.

Water, Sand and Cracks

Will Confidence Crack?

Investment Outlook | Q3 2025

Confidence is everything, until it’s not. This past quarter was a textbook example of how investor confidence can endure in the face of mounting contradictions. To close the quarter, equities pushed to all-time highs and investment grade credit spreads retested multi-decade tights. Yet underneath the surface, fault lines in fiscal policy, global capital flows and economic data began to widen. While the emerging cracks have not yet eroded market confidence, the challenge ahead is that confidence rarely erodes gradually. Rather it tends to fall off a cliff.

Buildings Sunshine

A Cycle Upturn Meets Uncertainties

Real Estate Pulse | Q2 2025

US commercial real estate (CRE) investment performance during the first quarter of 2025 confirmed expectations for a cycle turnaround. While diminishing new supply this year should support the CRE cycle upturn from here, prospects for the quarters ahead have become highly unpredictable amid near-term macroeconomic uncertainty.

Construction Crane

Geography of Apartment & Industrial Investment Cycles

Real Estate | 2025

As 2025 unfolds, US commercial real estate analysts are holding onto the view that the investment cycle is at bottom and offers attractive opportunity to acquire well-priced US properties.

US Flag Market Lines

An End of an Era?

Investment Outlook | Q2 2025

In short, the outlook for markets is murky. Yet even the decline of American exceptionalism has its advantages. At the year’s start, capital flooded into the United States, chasing high valuations in seemingly scarce opportunities. Some within the administration argue that too much money has chased too few assets in America for too long. If so, the rebalancing now under way—messy though it may be—could ultimately lead to a healthier distribution of capital. 

Building Glass Wave

A Positive Cycle Takes Hold

Real Estate Pulse | Q1 2025

Performance results for US Commercial Real Estate (CRE) in the final quarter of 2024 confirm a cycle inflection to positive returns in the second half of the year. Over the four quarters of 2024, total return amounted to 0.6% with capital appreciation at -4.0% offset by income return.

Chicago Buildings

US Real Estate Outlook

Real Estate | 2025

Forecasters expect positive US commercial real estate capital appreciation in 2025 after two years of negatives signifying a cyclical turning point. The improvement is supported by ongoing solid US economic growth, near-target inflation and lower interest rates. Property sector fundamentals are positive as well except for the ongoing challenges in the office sector.

Pixilated Charts

There Is No Alternative?

Investment Outlook | Q1 2025

An economically challenging year for much of the world has seen the notion of "There Is No Alternative" (TINA) to the US gain significant traction. Investors have flocked to US assets not only because of attractive fundamentals but because global alternatives appear unappealing. But as with all narratives, it's worth unpacking to see what's driving the current consensus and what could change over the course of 2025.

Office Buildings

US CRE Producing Positive Returns

Real Estate Pulse | Q4 2024

The combination of ongoing solid economic growth, moderating inflation and the first interest rate cut of the cycle largely explain the improvement in Commercial Real Estate (CRE) performance. Signals of a cycle bottom have been emerging since the beginning of 2024. More recently, roughly half of investors polled by CBRE are expecting a big improvement in transactions during the first half of 2025.

Map New Orleans

Navigating the Narratives

Investment Outlook | Q4 2024

Recent data present an economic landscape reminiscent of last year’s: growth remains persistently above trend, job creation far exceeds what is necessary to maintain a stable unemployment rate and inflation is inching back towards target. Yet, the rapid shift from August’s slowdown concerns to October’s “Goldilocks” scenario invites caution. The volatility in economic outlooks underscores a cycle that is charting its own course, largely unconstrained by historical precedent.

Building Wave

On the Upswing, Despite Wobbles

Real Estate Pulse | Q3 2024

Identifying the bottom or near-bottom of the property pricing cycle and acting on it is the holy grail sought by commercial real estate investors. Second quarter data for the US NCREIF National Property Index is feeding hope that a bottom is in sight. Such hope is supported by transaction volumes and valuation data along with an ongoing positive macroeconomic backdrop. At the same time, the overhang of distressed property debt remains threatening.

Street and Cars

Will a Labor Market in Motion Stay in Motion?

Investment Outlook | Q3 2024

After a prolonged period of restrictive monetary policy, the Fed finally sees its impact on the economy as the tight labor market loosens, inflation moderates more quickly towards target and growth no longer runs above trend. Risk markets are likely to perform well if recent downward momentum, which aligns with the Fed’s objectives, remains modest and easily countered by a few interest rate cuts when appropriate. 

Building Construction

Excess Supply Delaying CRE Upturn

Real Estate Pulse | Q2 2024

The lagging investment performance of property is clearly apparent in the first quarter report for the unlevered NCREIF index. Despite solid economic growth and stronger than expected employment, first-quarter NCREIF data shows continuing deterioration in unlevered property total return, but, at a significantly more subdued rate versus Q4 2023.

Circle Tube

New Frontiers: How 2024’s US Election Redefines Boundaries

Investment Outlook | Q2 2024

As is always the case, pinpointing the precise moment when elections start to matter to markets is a challenge. While it would be unusual to see evidence more than six months in advance, the recent rise in long-maturity US Treasuries could be an early indication of election-related fiscal risk.

Office Buildings

Standing on Solid Ground

Real Estate Pulse | Q1 2024

Fourth quarter property performance capped a year of pervasive pressure in response to the interest rate tightening that began in early 2022. Commercial real estate investment performance remained positive through most of 2022 as it typically lags macro-economic developments. The first crack occurred in the fourth quarter of 2022 with a negative 3.5% total return.

Radar Monitor

Collectively Forecasted, Never Arrived

Investment Outlook | Q1 2024

Like driving on ice, the trick to surviving 2024 may be not over committing in one direction. Staying flexible at the beginning of the year should allow for more insightful decisions down the road.

Clocks Money

The In-Between Time

Investment Outlook | Q4 2023

At the very least, the in-between time can create the impression among investors that the economy can endure and adapt to monetary policy at current levels. However, until the long lags come into effect, it seems premature to draw this conclusion.

Balloon Popping

The Catch-22 Economy

Investment Outlook | Q3 2023

Throughout this year, all eyes have been on the macro environment, but it has been the ability of companies to successfully manage disinflation that appears to be responsible for the economy’s resilience.

Money dice

A Lesson in Liabilities

Investment Outlook | Q2 2023

Policymakers appear to have succeeded in putting an end to deposit runs and bank failures in recent weeks by acting swiftly to provide liquidity. However, the risk remains that the bank crisis will smolder for months without any spectacular failures, yet gradually create grave implications for the economy and risk assets.

A storm at a beach looking out to the ocean

Brighter Days Ahead?

Investment Outlook | Q1 2023

There is growing optimism that investors will fare better in 2023 than they did in 2022. The caveat is that better does not necessarily mean this year will be an especially good one for markets or that it will be easier to navigate.

Rope Knot

The Cost of Credibility

Investment Outlook | Q4 2022

Volatility and risk premiums are likely to remain elevated until the Fed stops hiking, which means the fourth quarter could be the most challenging of the year.

Wooden Shapes

A Double-edged Sword

Investment Outlook | Q3 2022

According to numerous surveys, most investors now anticipate a US recession before the end of 2023. But it is not just the professional investment community that is concerned; a recession is now a topic of conversation at the dinner table.

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Views and opinions expressed herein are as of the date published and may change based on market and other conditions. The material contained here is confidential and intended for the person to whom it has been delivered and may not be reproduced or distributed. The material is for informational purposes only and is not intended as a solicitation to buy or sell any securities or other financial instrument or to provide any investment advice or service. Legal & General Investment Management America, Inc. does not guarantee the timeliness, sequence, accuracy or completeness of information included. Past performance should not be taken as an indication or guarantee of future performance and no representation, express or implied, is made regarding future performance.

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