CBRE Group, Inc. Reports Financial Results for Q4 and Full Year 2024

CBRE Group, Inc. (NYSE:CBRE) today reported financial results for the fourth quarter and year ended December 31, 2024.

Key Highlights:

• Q4 GAAP EPS of $1.58; Core EPS of $2.32 and 2024 GAAP EPS of $3.14; Core EPS of $5.10
• Revenue up 16% for Q4 and 12% for 2024; net revenue up 18% for Q4 and 14% for 2024
• Resilient Business ⁽¹⁾ net revenue increased 16% for Q4 and 14% for 2024
• $1.7 billion net cash flow from operations and $1.5 billion free cash flow for all of 2024
• Repurchased more than $800 million worth of shares since the end of third-quarter 2024
• Expect to achieve 2025 Core EPS of $5.80 to $6.10 - reflecting mid-teens growth at the midpoint

"The fourth quarter was CBRE's best quarter ever for core earnings and free cash flow with broad strength across our business," said Bob Sulentic, CBRE's chair and chief executive officer. "We also made significant progress in executing our strategy, positioning CBRE to continue delivering double-digit earnings growth on an enduring basis."

"Our confidence in CBRE's future has never been higher, as evidenced by the more than $800 million worth of shares we repurchased since the end of the third quarter," Mr. Sulentic added. "Despite the strong appreciation of our shares over the past year, we believe the market is undervaluing our business relative to both its growth profile and dramatically enhanced resiliency."

Among the company's notable strategic gains are integrating CBRE's project management capabilities into Turner & Townsend, its subsidiary, and acquiring full ownership of Industrious, a provider of premium flexible workplace solutions. As a result of these moves, the company will establish new business segments this year: Building Operations & Experience, comprised of enterprise and local facilities management and property management, which will include flexible workplace solutions, and Project Management, consisting of the combined Turner & Townsend/CBRE project management business. Historical non-GAAP financial information for the new segments is presented at the end of this press release. The company will provide historical quarterly financial information by lines of business based on the new segments prior to releasing Q1 2025 financial results.

Consolidated Financial Results Overview

The following table presents highlights of CBRE performance (dollars in millions, except per share data; totals may not add due to rounding):

Advisory Services Segment

The following table presents highlights of the Advisory Services segment performance (dollars in millions; totals may not add due to rounding):

Note: all percent changes cited are vs. fourth-quarter 2023, except where noted.

Leasing

• Global leasing revenue increased 15% (same local currency), in line with expectations.
• The Americas was strong, with leasing revenue up 15% (same local currency), driven by an 18% increase in the United States.
• Growth was especially strong in Asia-Pacific (APAC), where leasing revenue surged 22% (21% local currency).
• Europe, the Middle East and Africa (EMEA) leasing revenue rose 9% (6% local currency).
• Office leasing revenue growth was strong in every global region, paced by a 28% gain in the United States. Occupiers are increasingly comfortable making long-term decisions given improved return-to-office momentum and a healthy economic outlook. While major gateway markets showed continued strength, other large markets like Dallas, Atlanta and Seattle grew even faster, and certain smaller Midwest markets picked up considerably.

Capital Markets

• Growth was very strong for both property sales and loan origination activity around the world.
• Global property sales revenue growth accelerated to 35% (34% local currency), above expectations.
• In the Americas, property sales revenue jumped 30% (31% local currency). The United States led the way with 37% growth, with strength across all major asset classes.
• Property sales revenue also increased strongly in both EMEA, up 53% (51% local currency), and APAC, up 29% (27% local currency).
• Mortgage origination revenue rose 37% (same local currency). Growth was fueled by a 76% increase in loan origination fees, partly offset by lower escrow income. This reflected a strong pickup in loan origination volume across financing sources, most notably from Government-Sponsored Enterprises and banks.

Other Advisory Business Lines

• Property management net revenue rose 16% (same local currency), driven by the United States, reflecting the addition of the Brookfield office portfolio.
• Loan servicing revenue increased 6% (5% local currency). The servicing portfolio ended 2024 at approximately $433 billion, up 5% for the year.
• Valuations revenue increased 7% (6% local currency), led by the United States.

Global Workplace Solutions (GWS) Segment

The following table presents highlights of the GWS segment performance (dollars in millions; totals may not add due to rounding):

Note: all percent changes cited are vs. fourth-quarter 2023, except where noted.

• Facilities management net revenue increased 24% (23% local currency), with strength across the enterprise and local businesses. Growth has been particularly strong in the technology, industrial, data center and healthcare sectors.
• Project management net revenue rose 9% (7% local currency). Turner & Townsend's revenue rose 20% (17% local currency) with particular strength in North America and the UK, led by growth in Real Estate and Infrastructure.
• Margin on net revenue improved 160 basis points from fourth-quarter 2023 and 30 basis points for all of 2024, reflecting cost efforts and a focus on contract profitability.

Real Estate Investments (REI) Segment

The following table presents highlights of the REI segment performance (dollars in millions):

Note: all percent changes cited are vs. fourth-quarter 2023, except where noted.

Real Estate Development

• Global development operating profit ⁽⁹⁾ climbed to $123 million from $27 million in last year's fourth quarter. The company monetized significant assets prior to year-end, most prominently several data center development sites.
• The in-process portfolio ended 2024 at $18.8 billion, up $3.0 billion for the year. The pipeline increased $0.4 billion during 2024 to end the year at $13.7 billion.

Investment Management

• Revenue edged up 1% (down 1% local currency).
• As expected, investment management operating profit ⁽⁹⁾ was down for the quarter, totaling approximately $27 million. The decline was partly driven by a ramp up of costs in anticipation of increased capital raising.
• Assets Under Management (AUM) totaled $146.2 billion, a decrease of $1.3 billion for the year, mostly attributable to adverse foreign currency movement. Absent currency effects, AUM was up more than $2 billion for the year.

Core Corporate Segment

• Core corporate operating loss increased by approximately $7 million versus prior-year fourth quarter, driven by higher incentive compensation, reflecting improved business performance.

Capital Allocation Overview

• Free Cash Flow – During the fourth quarter, free cash flow improved significantly to $1.4 billion. This reflected cash provided by operating activities of $1.5 billion (including the gain on sale of real estate assets), adjusted for total capital expenditures of $93 million. For all of 2024, free cash flow totaled more than $1.5 billion and free cash flow conversion improved to almost 100%, exceeding the target range of 75% to 85%.
• Stock Repurchase Program – The company has repurchased approximately 6.05 million shares for $806 million ($133.32 average price per share) since the end of third-quarter 2024. There was more than $5.5 billion remaining under the company's authorized stock repurchase program as of February 11, 2025.
• Acquisitions and Investments – The company did not make any material acquisitions during the fourth quarter.

Leverage and Financing Overview

• Leverage – CBRE's net leverage ratio (net debt ⁽¹⁰⁾ to trailing twelve-month core EBITDA) was 0.93x as of December 31, 2024, which is substantially below the company's primary debt covenant of 4.25x. The net leverage ratio is computed as follows (dollars in millions):

• Liquidity – As of December 31, 2024, the company had approximately $4.4 billion of total liquidity, consisting of $1.1 billion in cash, plus the ability to borrow an aggregate of approximately $3.3 billion under its revolving credit facilities and commercial paper program, net of any outstanding letters of credit.

Conference Call Details

The company's fourth quarter earnings webcast and conference call will be held today, Thursday, February 13, 2025 at 8:30 a.m. Eastern Time. Investors are encouraged to access the webcast via this link, or they can click this link beginning at 8:15 a.m. Eastern Time for automated access to the conference call.

Alternatively, investors may dial into the conference call using these operator-assisted phone numbers: 877.407.8037 (U.S.) or 201.689.8037 (International). A replay of the call will be available starting at 1:00 p.m. Eastern Time on February 13, 2025. The replay is accessible by dialing 877.660.6853 (U.S.) or 201.612.7415 (International) and using the access code: 13750845#. A transcript of the call will be available on the company's Investor Relations website at https://ir.cbre.com.

About CBRE Group, Inc.

CBRE Group, Inc. (NYSE:CBRE), a Fortune 500 and S&P 500 company headquartered in Dallas, is the world's largest commercial real estate services and investment firm (based on 2024 revenue). The company has more than 140,000 employees (including Turner & Townsend employees) serving clients in more than 100 countries. CBRE serves a diverse range of clients with an integrated suite of services, including facilities, transaction and project management; property management; investment management; appraisal and valuation; property leasing; strategic consulting; property sales; mortgage services and development services. Please visit our website at www.cbre.com. We routinely post important information on our website, including corporate and investor presentations and financial information. We intend to use our website as a means of disclosing material, non-public information and for complying with our disclosure obligations under Regulation FD. Such disclosures will be included in the Investor Relations section of our website at https://ir.cbre.com. Accordingly, investors should monitor such portion of our website, in addition to following our press releases, Securities and Exchange Commission filings and public conference calls and webcasts.

Safe Harbor and Footnotes

This press release contains forward-looking statements within the meaning of the "safe harbor" provisions of the Private Securities Litigation Reform Act of 1995, including statements regarding the economic outlook, the company's future growth momentum, operations and business outlook. These forward-looking statements involve known and unknown risks, uncertainties and other factors that may cause the company's actual results and performance in future periods to be materially different from any future results or performance suggested in forward-looking statements in this press release. Any forward-looking statements speak only as of the date of this press release and, except to the extent required by applicable securities laws, the company expressly disclaims any obligation to update or revise any of them to reflect actual results, any changes in expectations or any change in events. If the company does update one or more forward-looking statements, no inference should be drawn that it will make additional updates with respect to those or other forward-looking statements. Factors that could cause results to differ materially include, but are not limited to: disruptions in general economic, political and regulatory conditions and significant public health events, particularly in geographies or industry sectors where our business may be concentrated; volatility or adverse developments in the securities, capital or credit markets, interest rate increases and conditions affecting the value of real estate assets, inside and outside the United States; poor performance of real estate investments or other conditions that negatively impact clients' willingness to make real estate or long-term contractual commitments and the cost and availability of capital for investment in real estate; foreign currency fluctuations and changes in currency restrictions, trade sanctions and import/export and transfer pricing rules; our ability to compete globally, or in specific geographic markets or business segments that are material to us; our ability to identify, acquire and integrate accretive businesses; costs and potential future capital requirements relating to businesses we may acquire; integration challenges arising out of companies we may acquire; increases in unemployment and general slowdowns in commercial activity; trends in pricing and risk assumption for commercial real estate services; the effect of significant changes in capitalization rates across different property types; a reduction by companies in their reliance on outsourcing for their commercial real estate needs, which would affect our revenues and operating performance; client actions to restrain project spending and reduce outsourced staffing levels; our ability to further diversify our revenue model to offset cyclical economic trends in the commercial real estate industry; our ability to attract new user and investor clients; our ability to retain major clients and renew related contracts; our ability to leverage our global services platform to maximize and sustain long-term cash flow; our ability to continue investing in our platform and client service offerings; our ability to maintain expense discipline; the emergence of disruptive business models and technologies; negative publicity or harm to our brand and reputation; the failure by third parties to comply with service level agreements or regulatory or legal requirements; the ability of our investment management business to maintain and grow assets under management and achieve desired investment returns for our investors, and any potential related litigation, liabilities or reputational harm possible if we fail to do so; our ability to manage fluctuations in net earnings and cash flow, which could result from poor performance in our investment programs, including our participation as a principal in real estate investments; the ability of our indirect wholly-owned subsidiary, CBRE Capital Markets, Inc. to periodically amend, or replace, on satisfactory terms, the agreements for its warehouse lines of credit; declines in lending activity of U.S. Government Sponsored Enterprises, regulatory oversight of such activity and our mortgage servicing revenue from the commercial real estate mortgage market; changes in U.S. and international law and regulatory environments (including relating to anti-corruption, anti-money laundering, trade sanctions, tariffs, currency controls and other trade control laws), particularly in Asia, Africa, Russia, Eastern Europe and the Middle East, due to the level of political instability in those regions; litigation and its financial and reputational risks to us; our exposure to liabilities in connection with real estate advisory and property management activities and our ability to procure sufficient insurance coverage on acceptable terms; our ability to retain, attract and incentivize key personnel; our ability to manage organizational challenges associated with our size; liabilities under guarantees, or for construction defects, that we incur in our development services business; our leverage under our debt instruments as well as the limited restrictions therein on our ability to incur additional debt, and the potential increased borrowing costs to us from a credit-ratings downgrade; our and our employees' ability to execute on, and adapt to, information technology strategies and trends; cybersecurity threats or other threats to our information technology networks, including the potential misappropriation of assets or sensitive information, corruption of data or operational disruption; our ability to comply with laws and regulations related to our global operations, including real estate licensure, tax, labor and employment laws and regulations, fire and safety building requirements and regulations, as well as data privacy and protection regulations and sustainability matters, and the anti-corruption laws and trade sanctions of the U.S. and other countries; changes in applicable tax or accounting requirements; any inability for us to implement and maintain effective internal controls over financial reporting; the effect of implementation of new accounting rules and standards or the impairment of our goodwill and intangible assets; and the performance of our equity investments in companies we do not control.

Additional information concerning factors that may influence the company's financial information is discussed under "Risk Factors," "Management's Discussion and Analysis of Financial Condition and Results of Operations," "Quantitative and Qualitative Disclosures About Market Risk" and "Cautionary Note on Forward-Looking Statements" in our Annual Report on Form 10-K for the year ended December 31, 2023, our quarterly report on Form 10-Q for the quarterly period ended September 30, 2024, as well as in the company's press releases and other periodic filings with the Securities and Exchange Commission (SEC). Such filings are available publicly and may be obtained on the company's website at www.cbre.com or upon written request from CBRE's Investor Relations Department at [email protected].

The terms "net revenue," "core adjusted net income," "core EBITDA," "core EPS," "business line operating profit (loss)," "segment operating profit on revenue margin," "segment operating profit on net revenue margin," "net debt" and "free cash flow," all of which CBRE uses in this press release, are non-GAAP financial measures under SEC guidelines, and you should refer to the footnotes below as well as the "Non-GAAP Financial Measures" section in this press release for a further explanation of these measures. We have also included in that section reconciliations of these measures in specific periods to their most directly comparable financial measure calculated and presented in accordance with GAAP for those periods.

Totals may not sum in tables in millions included in this release due to rounding.

Note: We have not reconciled the (non-GAAP) core earnings per share forward-looking guidance included in this release to the most directly comparable GAAP measure because this cannot be done without unreasonable effort due to the variability and low visibility with respect to costs related to acquisitions, carried interest incentive compensation and financing costs, which are potential adjustments to future earnings. We expect the variability of these items to have a potentially unpredictable, and a potentially significant, impact on our future GAAP financial results.

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Non-GAAP Financial Measures

The following measures are considered "non-GAAP financial measures" under SEC guidelines:

These measures are not recognized measurements under United States generally accepted accounting principles (GAAP). When analyzing our operating performance, investors should use these measures in addition to, and not as an alternative for, their most directly comparable financial measure calculated and presented in accordance with GAAP. Because not all companies use identical calculations, our presentation of these measures may not be comparable to similarly titled measures of other companies.

Our management generally uses these non-GAAP financial measures to evaluate operating performance and for other discretionary purposes. The company believes these measures provide a more complete understanding of ongoing operations, enhance comparability of current results to prior periods and may be useful for investors to analyze our financial performance because they eliminate the impact of selected charges that may obscure trends in the underlying performance of our business. The company further uses certain of these measures, and believes that they are useful to investors, for purposes described below.

With respect to net revenue, net revenue is gross revenue less costs largely associated with subcontracted vendor work performed for clients. We believe that investors may find this measure useful to analyze the company's overall financial performance because it excludes costs reimbursable by clients that generally have no margin, and as such provides greater visibility into the underlying performance of our business.

With respect to Core EBITDA, business line operating profit/loss, and segment operating profit on revenue and net revenue margins, the company believes that investors may find these measures useful in evaluating our operating performance compared to that of other companies in our industry because their calculations generally eliminate the accounting effects of acquisitions, which would include impairment charges of goodwill and intangibles created from acquisitions, the effects of financings and income tax and the accounting effects of capital spending. All of these measures may vary for different companies for reasons unrelated to overall operating performance. In the case of Core EBITDA, this measure is not intended to be a measure of free cash flow for our management's discretionary use because it does not consider cash requirements such as tax and debt service payments. The Core EBITDA measure calculated herein may also differ from the amounts calculated under similarly titled definitions in our credit facilities and debt instruments, which amounts are further adjusted to reflect certain other cash and non-cash charges and are used by us to determine compliance with financial covenants therein and our ability to engage in certain activities, such as incurring additional debt. The company also uses segment operating profit and core EPS as significant components when measuring our operating performance under our employee incentive compensation programs.

With respect to free cash flow, the company believes that investors may find this measure useful to analyze the cash flow generated from operations and real estate investment and development activities after accounting for cash outflows to support operations and capital expenditures. With respect to net debt, the company believes that investors use this measure when calculating the company's net leverage ratio.

With respect to core EBITDA, core EPS and core adjusted net income, the company believes that investors may find these measures useful to analyze the underlying performance of operations without the impact of strategic non-core equity investments (Altus Power, Inc. and certain other investments) that are not directly related to our business segments. These can be volatile and are often non-cash in nature.

Core net income attributable to CBRE Group, Inc. stockholders, as adjusted (or core adjusted net income), and core EPS, are calculated as follows (in millions, except share and per share data):

Core EBITDA is calculated as follows (in millions, totals may not add due to rounding):