Real opportunities: how private capital can access real estate
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3 minute read
Continuation funds are now a staple feature of the private funds industry as general partners (GPs) look to move one or more selected assets into a new vehicle which they can continue to manage. At the same time, GPs can offer limited partners (LPs) the option to roll into the new vehicle, sell their interest and take liquidity or a combination of both. Regardless of the market GPs can see upside from their use – in a downturn, GPs are able to hold on to assets until the market rebounds; and in an upturn, GPs can continue to share in the profit from a performing asset.
The Institutional Limited Partners Association (ILPA) which seeks to advance the interests of LPs and has been instrumental as a lobbying body has issued their latest guidance focused on continuation funds. The guidance is set on two general principles:
It goes on to set out a recommended process aligned with these principles and the fees that should be charged. By way of summary this includes:
This list will not come as a surprise to those already managing or in the process of establishing a continuation fund as it largely reflects what is already being done (albeit it is applied with a degree of proportionality based on the size and makeup of the assets being rolled). As with ILPA guidance in the past, it is unlikely LPs and GPs will follow it verbatim but instead use it to support any arguments to further their commercial and legal preferences. For GPs it is useful to know of its existence and the potential that it may be brought up in discussions by LPs.
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