{"id":29609,"date":"2026-05-20T09:16:00","date_gmt":"2026-05-20T07:16:00","guid":{"rendered":"https:\/\/www.deutsche-hypo.de\/?p=29609"},"modified":"2026-05-19T15:33:43","modified_gmt":"2026-05-19T13:33:43","slug":"spotlight-asset-class-shopping-centres-uk","status":"publish","type":"post","link":"https:\/\/www.deutsche-hypo.de\/en\/news-en\/spotlight-asset-class-shopping-centres-uk","title":{"rendered":"Spotlight | Asset Class: Shopping Centres (UK)"},"content":{"rendered":"

Insights from across markets<\/h3>\n

Shopping Centres – A Two Tier Retail Resurgence: Why the Future Belongs to the Best and the Boldest<\/h2>\n

 <\/p>\n

\"\"<\/p>\n

To mark the end of his graduate rotation at Deutsche Hypo – NORD\/LB Real Estate Finance in London, Edward Roberts takes a closer look at a rapidly evolving part of the UK real estate market – exploring how evolving demand dynamics could support a meaningful repositioning for secondary shopping centres.<\/em><\/p>\n

 <\/p>\n

The phrase \u201cretail is back\u201d is something that\u00a0we\u2019ve\u00a0been hearing for so long now that it hardly\u00a0qualifies as\u00a0a page turning opening line. Yet one\u00a0of the\u00a0themes\u00a0that has received surprisingly little attention in discussions\u00a0on\u00a0the resurgence of UK retail\u00a0is\u00a0the\u00a0varied\u00a0forms shopping centres may be forced to adopt if they are to sustain their renaissance and escape the woods for good.\u00a0What\u00a0is becoming\u00a0clear is\u00a0that for top-tier centres this path is more straightforward – for\u00a0the\u00a0secondary\u00a0market, it is\u00a0increasingly\u00a0apparent\u00a0that only a bold repositioning will ensure their sustained relevance.\u00a0The\u00a0key to realising this potential\u00a0could\u00a0lie\u00a0in an unlikely place: Gen Z.\u00a0As\u00a0a self-confessed\u00a0\u201cZoomer\u201d,\u00a0I\u00a0want to\u00a0lift the lid\u00a0on\u00a0why\u00a0we\u00a0may\u00a0present a unique opportunity for\u00a0secondary\u00a0shopping centres to\u00a0tap into.<\/p>\n

Last year, shopping centres and food stores jointly led the commercial real estate sector, each delivering\u00a0a\u00a010.2%\u00a0growth in\u00a0returns (Knight Frank, 2025). But beneath the headline performance lies a widening\u00a0divide: the best centres are trending toward full occupancy, while secondary centres continue to struggle to attract tenants. The market is\u00a0effectively bifurcating\u00a0into\u00a0destination assets<\/em>\u00a0and\u00a0reinvention candidates<\/em>, creating the foundations of a\u00a0multi\u2011speed\u00a0retail landscape.\u00a0Whilst this does not appear to be a dynamic that is showing signs of relenting any time soon, I am not convinced by the idea that this\u00a0trend is one\u00a0that\u00a0will\u00a0inevitably consign mid-tier centres to an early grave.<\/p>\n

Since the \u201cperfect storm of imperfections\u201d that retail faced during the Covid\u201119 pandemic\u00a0–\u00a0combined with the\u00a0subsequent\u00a0rise in\u00a0e\u2011commerce\u00a0–\u00a0shopping centre managers have been\u00a0forced\u00a0into a period of reinvention: adapt and\u00a0evolve or\u00a0remain as they are and\u00a0drift toward obsolescence. Predictably, in a cautious market,\u00a0it has been\u00a0the largest and most prime assets\u00a0that\u00a0have been best placed to capitalise on the green shoots of\u00a0this\u00a0retail renewal. Through the curation of more engaging and\u00a0experience\u2011led\u00a0environments,\u00a0high-quality\u00a0centres have\u00a0been able to\u00a0re\u2011connect\u00a0with consumers, driving\u00a0much\u2011needed\u00a0increases in footfall and spend.<\/p>\n

Secondary centres, however, have not enjoyed the same licence. In this\u00a0sub\u2011market\u00a0of underutilised assets, investors are increasingly exploring more radical alternatives to unlock value. One strategy gaining traction is the transformation of centres into\u00a0mixed\u2011use\u00a0hubs incorporating entertainment,\u00a0healthcare\u00a0and residential components. This multifunctional approach has the potential to reimagine many secondary centres as developments closer in spirit to \u201cwalkable urban villages.\u201d While\u00a0I appreciate\u00a0this may sound like a utopian\u00a0ideal picked straight\u00a0out of\u00a0an Iain Banks novel,\u00a0there is an argument to be made that the time for this abstraction to become reality is now.<\/p>\n

Research by American Express and Trajectory (2025) shows that Gen Z\u00a0–\u00a0a demographic in which 76% expect an\u00a0AI\u2011driven, immersive shopping experience\u00a0–\u00a0will soon\u00a0represent\u00a0the largest share of\u00a0destination\u2011using\u00a0customers. This generation, renowned for navigating life through a\u00a0digital\u2011physical\u00a0paradigm of immediacy, may\u00a0serve as\u00a0the\u00a0perfect\u00a0catalyst\u00a0of\u00a0demand for these new forms of secondary centres.<\/p>\n

Imagine a shopping centre where people can live, work, and relax in situ\u00a0– an\u00a0environment seamlessly supported by a fusion of\u00a0community\u2011driven\u00a0spaces and smart technology that curates personalised experiences capable of\u00a0anticipating\u00a0shoppers\u2019 needs before they even articulate them.\u00a0Enter Gen Z.<\/em>\u00a0Their expectations\u00a0around\u00a0innovative retail environments\u00a0help explain why, when\u00a0managed effectively,\u00a0mixed\u2011use\u00a0centres hold immense potential not only to revitalise a stranded segment of the retail sector but also to reshape how people\u00a0interact\u00a0with spaces of consumption\u00a0for good.<\/p>\n

Ultimately, whether\u00a0one\u00a0can be\u00a0persuaded by the\u00a0idea\u00a0of\u00a0mixed\u2011use\u00a0centres\u00a0and\u00a0AI \u201cprecision targeted marketing\u201d or not,\u00a0the fundamental point\u00a0remains. In whatever\u00a0shape\u00a0they\u00a0take, secondary shopping centres have a genuine opportunity to secure their place in this new era of\u00a0bricks\u2011and\u2011mortar\u00a0retail\u00a0–\u00a0provided they are bold enough to capitalise on shifting demand dynamics\u00a0whilst\u00a0differentiating\u00a0themselves meaningfully from their larger and more competitive older siblings.<\/p>\n

 <\/p>\n

This text is part of our Spotlight series, highlighting perspectives from across our teams and markets at Deutsche Hypo \u2013 NORD\/LB Real Estate Finance.<\/em><\/p>\n

 <\/p>\n

 <\/p>","protected":false},"excerpt":{"rendered":"

Insights from across markets Shopping Centres – A Two Tier […]<\/p>\n","protected":false},"author":33,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_oasis_is_in_workflow":0,"_oasis_original":0,"_oasis_task_priority":"2normal","footnotes":""},"categories":[5,265],"tags":[],"class_list":["post-29609","post","type-post","status-publish","format-standard","hentry","category-news-en","category-real-estate-finance-en"],"acf":[],"yoast_head":"\nSpotlight | Asset Class: Shopping Centres (UK) - Deutsche Hypo<\/title>\n<meta name=\"description\" content=\"Edward Roberts takes a closer look at a rapidly evolving part of the UK real estate market - exploring how evolving demand dynamics could support a meaningful repositioning for secondary shopping centres.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.deutsche-hypo.de\/en\/news-en\/spotlight-asset-class-shopping-centres-uk\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Spotlight | Asset Class: Shopping Centres (UK) - 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