The Experts Club analytical center analyzed data from the international consulting firm Savills on real estate market trends in the world’s leading countries and identified a number of trends in the European real estate market in 2026.
Investment in European real estate reached 54 billion euros in the second quarter of 2026, up 7.7% year-over-year, according to Savills data.
Despite the overall increase in transaction volume, Savills characterizes the recovery of the European market as uneven. Escalating macroeconomic and geopolitical risks have forced investors to raise their standards for property quality.
Capital is now primarily directed toward real estate that provides a stable cash flow, has a transparent market value, and is located in segments with long-term structural demand.
One of the main beneficiaries of this new investment strategy has been so-called “living real estate.”
In the first half of 2026, multifamily rental housing, specialized student dormitories, senior living facilities, and housing for the elderly already accounted for 29% of all real estate investments in Europe.
Thus, nearly one in every three euros of institutional capital directed toward European real estate went to properties directly related to residential living.
The growing interest in this sector is linked to a housing shortage in many major European cities, rising rents, demographic changes, and relatively stable income streams compared to some traditional types of commercial real estate.
At the same time, investor attitudes toward office properties are shifting. High-quality, modern office buildings in central business districts remain in demand, while outdated and poorly located properties are significantly harder to sell or finance.
According to Savills, the market is effectively divided into two types of assets. In the first category, investors are willing to compete for high-quality properties with reliable tenants and predictable income. In the second, real estate with a poor location, high future costs, or uncertain demand may remain outside the scope of investment interest for a long time.
Savills notes that Europe remains an important destination for global capital, but investment requirements have become significantly stricter.
Markets where a significant price correction has already occurred and a clearer entry point for investors has emerged have the best chances of attracting capital. An additional advantage is the limited supply of new properties and stable demand from tenants.
“The recovery is taking place in stages and is driven by investor confidence in specific deals, rather than a general willingness to take risks,” note Savills analysts.
Thus, the European real estate market is gradually emerging from a period of sharp interest rate hikes and asset revaluation; however, the new investment cycle differs significantly from the previous one. Capital is increasingly being directed not simply toward real estate as an asset class, but toward specific segments with the most predictable long-term demand.
Source: Savills, Global Capital Markets Research Q2 2026 — Europe.
The Experts Club analytical center analyzed data from the international consulting firm Savills on real estate market trends in the world’s leading countries. Global real estate investment in the second quarter of 2026 reached approximately $250 billion, up 13% compared to the same period last year, according to data from the international consulting firm Savills.
The data was published on August 25 in the report “Savills Takes Stock: Global Capital Markets Research Q2 2026.” According to the company’s assessment, the active portfolio of deals nearing completion suggests that the market will continue to recover in the second half of the year.
Savills estimates that by the end of 2026, global real estate investment volume could increase by approximately 16%.
However, the market recovery is uneven. Investors have become more selective and are concentrating their capital on properties with predictable cash flow, clear value, and long-term demand.
According to a study cited by Experts Club, the U.S. remains the largest market. In the second quarter, investment in U.S. real estate reached approximately $131 billion, a 20% increase from the previous year.
Separately, Savills notes a sharp increase in large portfolio transactions in North America. Their volume reached $35 billion, up 60% year-over-year. By comparison, transactions involving individual properties grew by approximately 10%.
The growth in portfolio investments is linked to the return of large institutional capital and investors’ desire to immediately secure a large-scale presence in promising segments. Data centers, self-storage facilities, and real estate for the elderly are of particular interest.
The European market also continued its recovery. The volume of transactions in the second quarter totaled 54 billion euros, up 7.7% compared to the second quarter of 2025.
In the Asia-Pacific region, investment grew even faster—by 18%, to $46 billion. For the first half of the year, investment volume in the region grew by 25%.
Particularly notable growth in the Asia-Pacific region is being observed in the industrial and logistics real estate sectors. In the second quarter, investment in this segment rose by 17%, and for the first half of the year as a whole—by 28%.
At the same time, interest in student housing and other types of residential real estate is growing. Savills attributes this, in particular, to increased international student mobility and the desire of institutional investors to build large portfolios of income-generating properties.
However, Savills cautions that the market’s recovery cannot yet be considered a widespread new investment boom. Geopolitical tensions, the situation in the Middle East, borrowing costs, and uncertain economic prospects are forcing investors to be much more selective when choosing properties.
In early 2026, deteriorating investment sentiment amid the conflict surrounding Iran even led to negative seasonally adjusted quarterly investment trends. However, the impact of this factor turned out to be less severe than market participants had feared.
According to Savills, the current stage of the cycle is characterized by the return of primarily experienced and well-capitalized players. Therefore, the main factor driving investment decisions is no longer the expectation of general growth in real estate prices, but rather the quality of a specific asset and its ability to generate stable income.
CAPITAL, EXPERTS CLUB, INVESTMENTS, MARKET, REAL ESTATE, Savills
According to Fixygen, the U.S. Securities and Exchange Commission has proposed a new framework called “Regulation Crypto Assets,” specifically designed to facilitate capital raising by cryptocurrency projects.
The proposal provides for two frameworks.
Small projects will be able to raise up to $5 million over four years, while larger ones can raise up to $75 million every 12 months without going through the full standard securities offering registration process.
At the same time, issuers must disclose information to investors and will continue to be subject to laws regarding fraud and market manipulation.
The SEC is also proposing a safe harbor mechanism that, provided certain requirements are met, allows the crypto asset itself to be separated from the initial investment contract.
Comments on the draft are being accepted through October 20, 2026.
If the rules are adopted, the U.S. will, for the first time, have a separate, full-fledged capital-raising procedure specifically for crypto startups.
Czech capital was one of the most active sources of investment in the Central and Eastern European real estate market in the first half of 2026, according to a Colliers study.
The total volume of investments by Czech investors in the region is estimated at approximately 1.9 billion euros. The presence of Czech capital was particularly noticeable in Poland, the largest investment market in Central and Eastern Europe.
Investors from the Czech Republic accounted for 23.6% of all investments in Polish commercial real estate from January through June. Germany accounted for about 19%, Polish capital for 11.5%, U.S. capital for 10.6%, and Hungarian capital for 6.8%.
The Czech Republic itself, meanwhile, remained the second-largest market in the CEE-6. In the first half of the year, deals totaling over 1.4 billion euros were concluded there. This is less than the record 2.2 billion euros for the same period in 2025; however, according to Colliers’ assessment, the market remains one of the most stable in the region.
Yields on premium office properties in Prague are estimated at approximately 5.25%, on prime warehouse facilities at around 5%, and on shopping centers at around 6%. These are among the lowest capitalization rates among the largest markets in Central Europe, reflecting investors’ relatively high valuation of Czech assets.
The activity of Czech capital in neighboring countries is part of a broader trend. Colliers notes that in the Central and Eastern European (CEE) markets, the influence of not only global funds from the U.S. and Western Europe but also investors from Central Europe itself is growing.
This is gradually fostering the development of a distinct regional investment capital capable of sustaining transactions even during periods when major international funds adopt a more cautious approach toward the region.
Investments in commercial real estate across the six largest markets of Central and Eastern Europe reached EUR5.8 billion in the first half of 2026, increasing by approximately 7% compared with the same period last year, according to the Colliers CEE Investment Scene H1 2026 report.
The study covers Poland, the Czech Republic, Hungary, Romania, Slovakia and Bulgaria. The investment volume was above the average for the first halves of the past five years, which amounted to EUR4.6 billion, and above the ten-year average level of EUR5.1 billion.
Poland became the largest market, where the volume of transactions exceeded EUR3 billion. It accounted for around 52% of all CEE-6 investments. The Czech Republic ranked second with more than EUR1.4 billion, while Hungary attracted almost EUR600 million, showing the best first-half result since 2021.
According to Colliers, the market recovery differs from previous investment cycles. Capital is returning selectively, with investors giving preference to properties with stable income, good locations, high energy efficiency and long-term demand from tenants.
Offices became the largest segment, followed by retail real estate, residential properties and institutional rental, as well as industrial and logistics real estate.
Colliers forecasts that by the end of 2026, the volume of investments in CEE-6 commercial real estate may reach EUR12.5-13 billion, compared with EUR11.6 billion in 2025, and approach the peak levels observed before the pandemic.
Among the main risks for the market, experts cite high interest rates, rising refinancing costs, geopolitical tensions, weakness in German industry and energy costs. At the same time, additional investment opportunities are being created by infrastructure projects, the defense industry, the energy transition, artificial intelligence, reindustrialization and the relocation of production closer to European consumers.
Colliers is a global professional services and investment management company operating in more than 70 countries. Its annual revenue amounts to around $6 billion, its workforce totals around 28,000 people, and assets under management amount to approximately $110 billion.
BUSINESS, COLLIERS, EUROPE, EXPERTS CLUB, INVESTMENTS, REAL ESTATE
According to Fixygen, Bitcoin returned above the $80,000 mark in late August, posting one of its strongest weekly rallies in recent months, however, the current movement differs from typical cryptocurrency rallies—a significant portion of the demand is coming through regulated exchange-traded funds, and the U.S. government bond market has become one of the key macroeconomic factors.
On Tuesday, August 25, Bitcoin rose above $80,000 and reached a three-month high. According to Reuters, the leading cryptocurrency has gained about 28% since the beginning of August, which could be its best monthly performance since November 2024.
One of the triggers for the rally was action taken by the U.S. Department of the Treasury. On August 19, the Treasury announced that, starting September 9, it would increase the volume of buyback operations for long-term Treasury bonds to support market liquidity. The decline in yields on long-term securities and the simultaneous weakening of the dollar boosted demand for alternative assets, primarily gold and Bitcoin.
But unlike previous cryptocurrency cycles, this demand is now clearly visible within the traditional financial system.
U.S. spot Bitcoin ETFs have shifted from a series of outflows to a steady inflow of capital. According to Farside Investors, the funds saw net inflows of $297.5 million on August 17, $189.3 million on August 18, $517.2 million on August 19, $606.3 million on August 20, and $307.5 million on August 21.
After the weekend, the trend continued: on August 24, the funds attracted another $337.6 million, and on August 25, $314.3 million. Thus, over seven consecutive trading days, net inflows totaled approximately $2.57 billion.
The BlackRock iShares Bitcoin Trust remains the primary recipient of these funds. On August 20 alone, the IBIT received approximately $503 million; on August 24, $208.9 million; and on August 25, another $284.4 million. According to Farside data, the fund’s cumulative net inflow since its launch has already exceeded $62.9 billion.
This strong momentum was further amplified by the closing of short positions. The market was approaching an August reversal after a prolonged decline from the 2025 all-time highs, so a significant portion of traders were bracing for a further drop. The sharp rally forced participants to close out short positions, which added mechanical demand for Bitcoin.
As a result, Bitcoin rose by approximately 23% over the week, while Ethereum gained nearly 29%. After reaching the $80,000 mark, Bitcoin pulled back to the $78,000–$79,000 range, indicating profit-taking following the rapid rally.
In our view, the most interesting development is not the $80,000 mark itself, but the nature of the current demand.
In previous cycles, Bitcoin rose primarily on expectations within the cryptocurrency market itself. Now, it is increasingly becoming part of the same macroeconomic narrative as gold: investors are buying assets whose supply cannot be increased by a decision from a central bank or government.
The difference lies in volatility. While gold remains a conservative safe-haven asset, Bitcoin is effectively becoming a high-risk, highly volatile bet on the weakening of the dollar’s purchasing power.
At the same time, ETFs have made this strategy much more accessible to institutional investors. To increase their exposure to Bitcoin, a fund or asset management firm no longer needs to deal with crypto exchanges or store digital assets on its own—it’s enough to purchase an exchange-traded instrument from BlackRock, Fidelity, or another major asset manager.
That is why capital flows into ETFs are becoming one of the most important indicators of the market’s future direction. If the inflow of several hundred million dollars per day continues, it could provide Bitcoin with fundamental demand even after the short squeeze ends.
If, however, ETFs return to outflows, the current movement risks turning out to be primarily a rapid recovery rally following a sharp decline.
Thus, the near future will show whether Bitcoin has established itself in a new role—not merely as a speculative cryptocurrency, but as an institutional instrument for betting on the dollar, liquidity, and U.S. monetary policy.
