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The Risks of a Recession in the UK
There are tremendous discounts available in secondary markets for UK institutional property funds right now. The world's patient capital is like well I think I better have a bit of that because by the time UK rates is peaked and the world muddled through two three years now you know those discounts won't be there. We're very far from some kind of investible bottom but that's okay because we are now paid to wait and that's the big difference so look I'm still looking around keeping an open mind focused on the UK.