Nordic Credit Rating (NCR) covers a wide range of Swedish real estate companies that focus on a variety of property types. Most are small in the context of the wider Swedish property sector, with NCR-adjusted portfolio values of SEK 10bn to SEK 36bn.
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Average remaining lease terms vary from a few months for managers focusing on the residential segment to as much as 9.3 years in the case of community service property manager Vacse. Occupancy rates among the property companies we rate vary between 90% and 100%. Managers of residential, retail and community service properties are generally at the higher end of this range, while office and industrial/logistics managers are usually at the lower end.
Despite slightly higher vacancies for some issuers, occupancy rates are still strong, and we see limited impact on the business risk profiles of the real estate companies we rate. However, corporate defaults are still at record-high levels in Sweden, with the worst-affected sectors related to car retailers, restaurants and property developers. We believe that a continued slowdown in the economy with high default rates is likely to lead to increased vacancies over the next few years. We regard residential and community service property managers with direct government funding as better positioned to maintain high occupancy in an economic downturn.
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The financial risk profiles of the companies we cover vary substantially. Net debt/EBITDA, a key credit metric, is generally comparatively weak among property managers with lower-yielding assets, such as residential properties. It is also often weak among companies that are growing rapidly, since net debt increases instantly, while any resulting EBITDA improvement comes over the subsequent 12 months. This metric has seen improvements throughout 2023 and early 2024 due to the moderation of growth ambitions among previously rapidly expanding property managers.
Following an easing of inflationary pressure, the Swedish central bank lowered its key policy rate by 25bps in May 2024, and a further 25bps in August. We expect a continued fall in interest rates in the remainder of 2024 and 2025, towards a normalised floating rate of about 2.5%. Nevertheless, we anticipate continued headwinds in the sector, with an increased negative impact from still-high interest rates on key credit metrics as swaps entered into at lower interest rates expire. In general, we expect financial risk profiles in the sector to continue to worsen over the short term, but believe that this trend could be reversed as the cost of financing falls. Capital market financing has become increasingly accessible at longer tenors since the beginning of the year, with substantial amounts of new issues at more normalised levels relative to the elevated spreads of 2022 and 2023.
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In addition to a purely ratio-driven assessment, we take into account a real estate company's financial risk appetite when considering financial risk. Among other factors, we consider a company's average debt maturity and average fixed-interest period, as well as its average interest rate. As with key credit metrics, individual companies' approaches to financial risk vary significantly. We believe that differences in levels of interest rate hedging and debt maturity profiles have a marked impact on the pace and extent of change in interest coverage over time.
Rising interest rates have been clearly reflected in companies' interim reports. The average reported interest rate increased to 3.8% as of 30 Jun. 2024, compared with 3.6% a year before and only 2.2% two years ago. Long-term market interest rates have fallen from recent highs, and we have seen greater use of interest rate derivatives. We expect companies' average interest rates to decrease as market interest rates fall over the next few quarters, which should reduce pressure on interest coverage ratios.
Our quarterly comparisons from the first quarter of 2024 are available here.
Recent rating actions on real estate companies
On
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