Real estate debt

Senior debt

Senior debt represents the most senior portion of the capital structure and has the first claim to cash flows and proceeds in the event of a loan’s default or enforcement, with recourse to the underlying real estate asset.

Senior loans are made at typically conservative loan to value (LTV) levels of between 50%-60%, meaning significant falls in the value of underlying real estate assets can be withstood before principal is exposed to a potential loss, supporting capital and return potential.

Senior RE lending therefore offers investors access to the least risky part of the capital structure. Typically, senior debt offers lower yields compared to subordinated positions within the capital structure due to its lower risk profile. Loans can be structured to achieve an investment grade style risk profile. Senior debt can also offer an attractive alternative to core direct real estate investment, offering similar returns with embedded downside.

Our strategy aims to offer attractive risk-adjusted returns with regular income and security over prime assets in key locations across core western European markets. Returns can be further enhanced by investing in transitional and development loans, where financing is less prevalent, interest is typically capitalised and specialist skills are required to underwrite, structure and monitor transactions.

Junior debt

Junior debt occupies a subordinated position in the capital structure, sitting ahead of equity and behind senior debt with respect to repayment rights in the event of a loan’s default or enforcement. With loan to values (LTV) ratios typically ranging from 60%-75%, junior debt reflects a higher risk premium than senior loans, while still secured against high quality real estate.

Investing in junior debt therefore has the potential to generate higher returns than for senior debt on an absolute basis. Junior debt can also offer an attractive alternative to value add direct real estate investments, typically offering similar returns with embedded downside protection.

Our strategy aims to offer attractive risk-adjusted returns with regular income and better security over prime assets in key locations across core Western European markets. Returns can be further enhanced by investing in transitional and development loans, where financing is less prevalent, interest is typically capitalised and specialist skills are required to underwrite, structure and monitor transactions.

M&G is one of Europe’s largest and most established non-bank RE debt providers, with on-the-ground debt and equity expertise in both the UK and Europe. As part of M&G’s £81 billion³ private markets business, our specialist real estate debt team has invested more than €15 billion of capital across both senior and junior debt strategies, with the ability to provide large-scale, single-source loans. Directly originating and holding loans to maturity is a key differentiator, with the potential to optimise investor protections and returns, while providing greater execution certainty for borrowers. 

³ Source: M&G as at 31 December 2025.

Blended debt

Blended debt secured against real estate has the potential to generate returns ahead of senior RE debt at a risk level below junior debt. By investing in strategies that are able to invest in both areas of the capital structure, investors can achieve a blended risk and return profile based on their risk/return requirements.

Our strategy aims to offer attractive risk-adjusted returns with regular income and security over high quality, sustainable assets in large, transparent markets. Returns can be further enhanced by investing in transitional and development loans, where financing is less prevalent, interest is typically capitalised and specialist skills are required to underwrite, structure and monitor transactions.

M&G is one of Europe’s largest and most established non-bank RE debt providers, with on-the-ground debt and equity expertise in both the UK and Europe. As part of M&G’s £81 billion⁴ private markets business, our specialist real estate debt team has invested more than €15 billion of capital across both senior and junior debt strategies, with the ability to provide large-scale, single-source loans. Directly originating and holding loans to maturity is a key differentiator, with the potential to optimise investor protections and returns, while providing greater execution certainty for borrowers.

⁴ M&G as at 31 December 2025

Please note that not all mentioned strategies may be available or registered for sale in all jurisdictions.

The views expressed on this webpage should not be taken as a recommendation, advice or forecast. The value of investments will fluctuate, which will cause prices to fall as well as rise and you may not get back the original amount you invested.  Past performance is not a guide to future performance.