Delaware Investments Delaware Investments Delaware Investments

Delaware Global Real Estate Opportunities Fund


Delaware Global Real Estate Opportunities Fund seeks maximum long-term total return through a combination of current income and capital appreciation.


The Fund invests primarily in securities issued by U.S. and non-U.S. real estate and real estate-related companies.

Fund information
Inception date01/10/2007
Dividends paid (if any)Quarterly
Capital gains paid (if any)November or December
Fund identifiers
Investment minimums
Initial investment$1,000
Subsequent Investments$100
Systematic withdrawal balance$5,000
Account features
Payroll DeductionYes

The performance quoted represents past performance and does not guarantee future results. Investment return and principal value of an investment will fluctuate so that shares, when redeemed, may be worth more or less than their original cost. Current performance may be lower or higher than the performance quoted.

Total returns may reflect waivers and/or expense reimbursements by the manager and/or distributor for some or all of the periods shown. Performance would have been lower without such waivers and reimbursements.

Average annual total return

as of month-end (11/30/2016)

as of quarter-end (09/30/2016)

YTD1 year3 year5 year10 yearLifetimeInception date
NAV (view definition)0.80%1.23%5.29%9.31%n/a1.58%01/10/2007
Max offer price-4.98%-4.58%3.25%8.01%n/a0.97%
FTSE EPRA/NAREIT Developed Index1.88%2.83%5.78%9.87%n/a2.05%
1 year3 year5 year10 yearLifetimeInception date
NAV (view definition)0.70%13.76%8.32%12.89%n/a2.50%01/10/2007
Max offer price-5.11%7.19%6.22%11.58%n/a1.88%
FTSE EPRA/NAREIT Developed Index1.46%15.85%8.59%13.16%n/a2.98%

Returns for less than one year are not annualized.

Benchmark lifetime returns are as of the Fund's inception date.

The Delaware Global Real Estate Opportunities Fund's performance information for periods prior to Sept. 28, 2012, reflects the performance of The Global Real Estate Securities Portfolio (the “Portfolio”) of Delaware Pooled® Trust, which merged into Delaware Global Real Estate Opportunities Fund (the “Fund”) as of that date. The performance information for Class A shares at offer has been adjusted to reflect the Fund’s current maximum sales charge. The Fund also has higher expenses than the Portfolio, including a Rule 12b-1 fee to which the Institutional Class of the Portfolio was not subject. Historical performance results at net asset value and offer prior to Sept. 28, 2012 have not been recalculated to reflect these expenses, but future results will be affected by them. The historical performance of the Portfolio would have been lower had it been subject to the Fund’s expense ratio.

Class A shares have a maximum up-front sales charge of 5.75% and are subject to an annual distribution fee.

Index performance returns do not reflect any management fees, transaction costs, or expenses. Indices are unmanaged and one cannot invest directly in an index.

Expense ratio

Net expense ratio reflects a contractual waiver of certain fees and/or expense reimbursements from Feb. 26, 2016 through Feb. 28, 2017. Please see the fee table in the Fund's prospectus for more information.

Quarterly total returns @ NAV
Year1st quarter2nd quarter3rd quarter4th quarterAnnual return
Portfolio characteristics - as of 11/30/2016FTSE EPRA/NAREIT Developed Index
Number of holdings77324
Market cap (median)$6.33 billion$3.52 billion
Market cap (weighted average)$12.93 billion$14.19 billion
Portfolio turnover (last fiscal year)116%n/a
Beta (relative to FTSE EPRA/NAREIT Developed Index) (view definition)0.95n/a
Annualized standard deviation, 3 years (view definition)11.86n/a
Portfolio composition as of 11/30/2016Total may not equal 100% due to rounding.
Domestic equities58.5%
International equities & depositary receipts37.6%
Cash and cash equivalents3.9%
Top 10 equity holdings as of 11/30/2016
Holdings are as of the date indicated and subject to change.
List excludes cash and cash equivalents.
Holding% of portfolio
Simon Property Group Inc.3.5%
Mitsubishi Estate Co. Ltd.3.1%
Mitsui Fudosan Co. Ltd.2.9%
Prologis Inc.2.6%
Equity Residential2.4%
Vornado Realty Trust2.0%
Apartment Investment & Management Co.2.0%
Shaftesbury PLC1.9%
alstria office REIT-AG1.8%
Deutsche Wohnen AG1.8%
Total % Portfolio in Top 10 holdings24.0%

Top 10 countries as of 11/30/2016

List excludes cash and cash equivalents.

Country% of portfolio
United States58.5%
United Kingdom5.3%
Hong Kong5.1%
Distribution history - annual distributions (Class A)1,2
Distributions ($ per share)
YearCapital gains3Net investment

1If a Fund makes a distribution from any source other than net income, it is required to provide shareholders with a notice disclosing the source of such distribution (each a "Notice"). The amounts and sources of distributions reported above and in each Notice are only estimates and are not provided for tax reporting purposes. Each Fund will send each shareholder a Form 1099 DIV for the calendar year that will provide definitive information on how to report the Fund's distributions for federal income tax purposes. The information in the table above will not be updated to reflect any subsequent recharacterization of dividends and distributions. Click here to see recent Notices pertaining to the Fund (if any).

2Information on return of capital distributions (if any) is only provided from June 1, 2014 onward.

3Includes both short- and long-term capital gains.

A nimble approach

The Real Estate Securities and Income Solutions team (RESIS) at Delaware Investments sits together, in one office in Philadelphia. This unique setup helps differentiate the team from many of its peers and enhances its decision-making process. [Runtime: 2:18]

Watch the video

Read video transcript

Bob Zenouzi

Bob Zenouzi 

Senior Vice President, Chief Investment Officer — Real Estate Securities and Income Solutions (RESIS)

Start date on the Fund: September 2012

Years of industry experience: 30

(View bio)

Damon Andres

Damon J. Andres, CFA

Vice President, Senior Portfolio Manager

Start date on the Fund: September 2012

Years of industry experience: 25

(View bio)

Scott Hastings

Scott P. Hastings, CFA, CPA

Vice President, Portfolio Manager

Start date on the Fund: July 2016

Years of industry experience: 13

(View bio)

You may qualify for sales-charge discounts if you and your family invest, or agree to invest in the future, at least $50,000 in Delaware Investments® Funds. More information about these and other discounts is available from your financial intermediary, in the Fund's prospectus under the section entitled "About your account," and in the Fund's statement of additional information (SAI) under the section entitled "Purchasing Shares."

The table below describes the fees and expenses that you may pay if you buy and hold shares of the Fund.

Shareholder fees
Maximum sales charge (load) imposed on purchases as a percentage of offering price5.75%
Maximum contingent deferred sales charge (load) as a percentage of original purchase price or redemption price, whichever is lowernone
Annual fund operating expenses
Management fees0.99%
Distribution and service (12b-1) fees0.25%
Other expenses0.48%
Total annual fund operating expenses1.72%
Fee waivers and expense reimbursements(0.32%)
Total annual fund operating expenses after fee waivers and expense reimbursements1.40%

1The Fund's investment manager, Delaware Management Company (Manager), has contractually agreed to waive all or a portion of its investment advisory fees and/or pay/reimburse expenses (excluding any 12b-1 fees, acquired fund fees and expenses, taxes, interest, short sale and dividend interest expenses, brokerage fees, certain insurance costs, and nonroutine expenses or costs, including, but not limited to, those relating to reorganizations, litigation, conducting shareholder meetings, and liquidations) in order to prevent total annual fund operating expenses from exceeding 1.15% of the Fund's average daily net assets from Feb. 26, 2016 through Feb. 28, 2017. These waivers and reimbursements may only be terminated by agreement of the Manager and the Fund.

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Delaware Global Real Estate Opportunities Fund Quarterly commentary September 30, 2016

Within the Fund

For the third quarter of 2016, Delaware Global Real Estate Opportunities Fund (Institutional Class shares and Class A shares at net asset value) underperformed its benchmark, the FTSE EPRA/NAREIT Developed Index.

Hong Kong rallied significantly as investors seemed to no longer fear a U.S. rate hike following Brexit. (The Hong Kong dollar is pegged to the U.S. dollar, so any rise in interest rates results in increased local funding costs.) The Fund’s underweight in Hong Kong detracted from performance. Hong Kong mortgages are very short duration and have floating rates. While home prices had been falling for much of the past year, the U.S. Federal Reserve’s expected delay in raising interest rates relieved some near-term pressure. Hong Kong home prices remained expensive on a global basis, and we would expect to see downward pressure on the stocks once the home price correction resumes. We remain cautious on Hong Kong because of longer-term issues that continue, despite a near-term delay in raising interest rates.

Much of Europe performed well and continued to rally on the heels of Brexit. Anemic growth continued across most areas of Europe; however, given the low cost of financing and limited supply of commercial real estate, the stocks have continued to perform well. Spain proved to be one of the Fund’s better areas as the larger listed players have continued to drive cash flow growth in a rebounding economy. Even the United Kingdom rallied to a positive return during the quarter, despite the mounting questions post-Brexit. Within the U.K., we continue to favor exposure to names that have the potential to benefit from a weak British pound, specifically street retail, student housing, and affordable residential.

The United States, Japan, and Australia all lagged during the quarter. Australia had performed well for much of the year and significantly underperformed as its government yields rose. We chose to add to the Fund’s Australian exposures as the stocks appeared attractive to us on a global basis. The Sydney office market in particular appears to have a strong fundamental backdrop with improving demand and minimal supply for the next few years. Strong stock selection in Australia also helped contribute to the Fund’s relative performance. Japan lagged, and while the Fund had an underweight allocation, our stock selection was a drag on performance. We continue to be wary of Japan, as it has seen virtually no growth, the stocks are expensive, and capital continues to leave the country. Should the Bank of Japan (BoJ) begin to taper its stimulus, we would expect significant downside in these stocks. U.S. stocks lagged the benchmark; though the Fund was slightly underweight in the U.S., stock selection detracted from performance. High yielding healthcare stocks performed particularly well, and the Fund was underweight in this sector. Many of these stocks trade at significant premiums to underlying asset value and tend to perform poorly if rates rise, as they have little downside protection.


Despite global real estate equities’ relatively muted total return, it was an eventful quarter. The most influential events continue to be actions taken by the central banks. Interestingly, none of the last three central bank meetings (those held by the European Central Bank, the BoJ, and the Fed) resulted in additional easing measures. We hope this is the beginning of some sort of normalization, although we think that the traditional sense of “normalization” is unlikely to occur given the muted growth and high debt levels. By contrast, a market in which companies are punished or rewarded for their poor or strong capital allocations would be a much healthier one, in our view.

While we look forward to a path less influenced by central bankers, one thing that will likely remain is volatility and uncertainty. In general, the backdrop for commercial real estate remains positive, owing in part to a dearth of speculative real estate development. For much of the developed world, commercial real estate has not been overdeveloped with speculative supply during this cycle. As long as the market has continued to grow slowly and capital has remained available, commercial real estate has generally been able to perform well in this low growth world. Additionally, most listed real estate companies now have significantly less leverage than in the past (and specifically during the global financial crisis), which could mute the effect of any potential rise in rates or financing costs should they occur.

We reduced the Fund’s position in the U.S. Though we believe the U.S. remains an attractive real estate market given solid fundamentals, low supply, and reasonable rental growth, we see better value in areas such as Australia. Hong Kong continues to face a difficult outlook with the potential for falling home prices to resume; home prices have actually rallied a bit after falling 12% over the prior 12 months. Today’s Hong Kong home prices are twice what they were in 2007. China continues to manage its slowdown; however, we believe it is difficult to manage a slowdown without putting too much pressure on home prices, and pressures are building. We believe Japan is in a difficult situation. The BoJ has implemented an unprecedented amount of stimulus, yet it has been unable to drive inflation or economic activity. We believe Japanese real estate stocks are expensive and continue to show poor fundamentals, with little to support valuations outside of actions taken by the BoJ. We continue to believe a more defensive positioning is appropriate. Despite our cautious stance on a few areas, many areas of global commercial real estate, in our view, remain attractive with the potential for yield, growth, and inflation protection.


The views expressed represent the Manager’s assessment of the Fund and market environment as of the date indicated, and should not be considered a recommendation to buy, hold, or sell any security, and should not be relied on as research or investment advice. Information is as of the date indicated and subject to change.

Document must be used in its entirety.

Carefully consider the Fund’s investment objectives, risk factors, charges, and expenses before investing. This and other information can be found in the Fund’s prospectus and its summary prospectus, which may be obtained by clicking the prospectus link located in the right-hand sidebar or calling 800 523-1918. Investors should read the prospectus and the summary prospectus carefully before investing.

Investing involves risk, including the possible loss of principal.

Narrowly focused investments may exhibit higher volatility than investments in multiple industry sectors.

REIT investments are subject to many of the risks associated with direct real estate ownership, including changes in economic conditions, credit risk, and interest rate fluctuations.

A REIT fund's tax status as a regulated investment company could be jeopardized if it holds real estate directly, as a result of defaults, or receives rental income from real estate holdings.

“Nondiversified” funds may allocate more of their net assets to investments in single securities than “diversified” funds. Resulting adverse effects may subject these funds to greater risks and volatility.

International investments entail risks not ordinarily associated with U.S. investments including fluctuation in currency values, differences in accounting principles, or economic or political instability in other nations.

Investing in emerging markets can be riskier than investing in established foreign markets due to increased volatility and lower trading volume.

All third-party marks cited are the property of their respective owners.

Not FDIC Insured | No Bank Guarantee | May Lose Value

Fund Finder

Daily pricing (as of 12/09/2016)

Class APriceNet change
Max offer price$7.58n/a

Total net assets (as of 11/30/2016)

$59.4 million all share classes

Overall Morningstar RatingTM

With load

Class A shares (as of 11/30/2016)
Load waivedWith loadNo. of funds
3 Yrs4186
5 Yrs4148
Morningstar categoryGlobal Real Estate

(View Morningstar disclosure)

Morningstar ranking (as of 11/30/2016)

YTD ranking69 / 239
1 year83 / 238
3 years40 / 186
5 years32 / 148
10 yearsn/a
Morningstar categoryGlobal Real Estate

(View Morningstar disclosure)

Lipper ranking (as of 11/30/2016)

YTD ranking62 / 182
1 year73 / 182
3 years42 / 135
5 years28 / 102
10 yearsn/a
Lipper classificationGlobal Real Estate Funds

(View Lipper disclosure)


FTSE EPRA/NAREIT Developed Index (view definition)

Morningstar Global Real Estate Category (view definition)

Lipper Global Real Estate Funds Average (view definition)

Additional information