Discussion about this post

User's avatar
Institutional Capital Compass's avatar

Thanks for this! Perpetual funds or open-end funds have been an interesting topic in recent years. There was a lot of appeal because of the perceived liquidity the structure provides (subject to any initial lockup period) but you’re ultimately in the hands of the manager’s ability to manage redemption requests. When rates shot up at the end of 2022, there was a massive redemption queue for open-end real estate funds - a lot of people wanted out but couldn’t. Important to understand how redemptions are managed and the risk of not being able to redeem. Seeing a lot of LPs hesitate with open-end funds now…they realized they may not be as liquid as they thought.

Expand full comment
Chris Falk's avatar

Having invested in a few of these evergreen interval PE funds, to your point about redemptions, the whole idea of gating them at max 5% of NAV qtrly is to avoid trying to my to sell assets that aren’t liquid. By definition these types of funds have to keep some cash on hand so yes the retail investor will pay for a bit of cash drag. The funds would not work at all if they had open ended redemption amounts. Also, if things get real dicey, the sponsors can cut off redemptions under 5% or none at all (see BREIT for ex when rates spiked). As an investor trying to redeem you don’t want to see that happen of course but it’s another way the sponsor protects the entire investor base in a jam.

Expand full comment
18 more comments...

No posts