Colliers International Group Q2 2025 Earnings Report

Colliers International Group EPS Results

• Actual EPS: $1.72
• Consensus EPS: $1.52
• Beat/Miss: Beat by +$0.20
• One Year Ago EPS: $1.36

Colliers International Group Revenue Results

• Actual Revenue: $1.37 billion
• Expected Revenue: $1.29 billion
• Beat/Miss: Beat by +$72.89 million
• YoY Revenue Growth: +18.30%

Colliers International Group Announcement Details

• Quarter: Q2 2025
• Date: 7/31/2025
• Time: Before Market Opens
• Conference Call Date: Thursday, July 31, 2025
• Conference Call Time: 11:00AM ET

Colliers International Group (NASDAQ:CIGI) is a global professional services and investment management company focused on commercial real estate and related industries. The company provides services to occupiers, owners, investors and developers across office, industrial, retail, multifamily, hospitality and other property sectors.

Its offerings include leasing and sales brokerage, capital markets advisory, valuation and appraisal, debt and equity placement, property and facilities management, project management, workplace consulting and engineering services. Through its investment management business, Colliers also manages real estate and related investment strategies for institutional and other clients.

Colliers serves clients across the Americas, Europe, Asia-Pacific, the Middle East and Africa through a network operating in more than 60 countries. The company traces its origins to 1898 and has expanded through organic growth and acquisitions into a diversified global platform. Jay Hennick serves as Global Chairman and Chief Executive Officer.

Colliers International Group Q2 2025 Earnings Call Transcript

Key Takeaways

• Positive Sentiment: Strong second quarter results with revenues up 17% to $1.3 B and raising full-year outlook despite macro uncertainties.
• Positive Sentiment: Engineering division net revenues jumped 70% year-over-year with 8% organic growth and a backlog exceeding 12 months of revenue.
• Positive Sentiment: Closed the acquisition of Round Shield Partners, adding $5.4 B AUM and lifting total AUM to over $108 B pro forma.
• Negative Sentiment: Leasing revenues fell 5% globally, weighed down by industrial leasing weakness in tariff-impacted markets.
• Neutral Sentiment: Investment Management AUM rose 7% to $103.3 B with net margin up 42%, but fundraising remains below historical levels at $2.7 B year-to-date.

Presentation

[Operator]

Welcome to the Colliers International Second Quarter Investors Conference call. Today's call is being recorded. Legal counsel requires us to advise that the discussion scheduled to take place today may contain forward-looking statements that involve known and unknown risks and uncertainties. Actual results may be materially different from any future results, performance, or achievements contemplated in the forward-looking statements. Additional information concerning factors that would cause actual results to materially differ from those in the forward-looking statements is contained in the company's annual information form as filed with the Canadian Securities Administrators and in the company's annual report on Form 40-F as filed with the U.S. Securities and Exchange Commission. As a reminder, today's call is being recorded. Today is Thursday, July 31, 2025. At this time, for opening remarks and introductions, I would like to turn the call over to Global Chairman and Chief Executive Officer, Mr. Jay Hennick.

[Operator]

Please go ahead, sir.

[Jay Hennick, Global Chairman and CEO at Colliers International]

Thank you, Operator. Good morning and thanks for joining our second quarter conference call. As the Operator mentioned, I'm Jay Hennick, Chairman and CEO of Colliers, and with me today is Christian Mayer, our CFO. This call is webcast and available in the Investor Relations section of our website, along with the presentation slide deck. As you saw, we exceeded expectations with our strong second quarter results, highlighting the exceptional performance of our Engineering division. Our long-term strategy to build a diversified professional services and Investment Management business with high-quality recurring revenue streams is clearly paying off. All three divisions, Real Estate Services, Engineering, and Investment Management, demonstrated strong momentum driven by organic growth, new revenue pipelines, and acquisitions. We anticipate this positive trend to continue throughout the year, prompting us to raise our outlook despite macroeconomic uncertainties, as you'll hear from Christian in just a few minutes.

[Jay Hennick, Global Chairman and CEO at Colliers International]

Last week, we rebranded our Investment Management division into Harrison Street Asset Management, reflecting the strength and global recognition of the Harrison Street brand. We also expanded our leadership team, appointing co-founder Chris Merrill as Global CEO and Zach Michaud and Steve Gordon as Managing Partners and Global CFO and COO, respectively. Chris and the team remain significant shareholders, consistent with our long-standing partnership philosophy. As part of this initiative, we launched a dedicated private wealth channel by rebranding and expanding our Versus Capital subsidiary. The newly branded Harrison Street Private Wealth will continue to deliver highly differentiated alternative investment strategies to wealth managers, financial advisors, and high net worth individuals. This rebranding significantly expands our Harrison Street's broad array of global investment products and capabilities. This week, we also completed the acquisition of RoundShield Partners, a premier European credit platform with $5.4 billion in AUM.

[Jay Hennick, Global Chairman and CEO at Colliers International]

This acquisition enhances our credit, student housing, and hospitality capabilities. In addition, RoundsShield's vertically integrated student housing platform offers an exciting opportunity to scale our combined operations across the region. Overall, AUM increased to $103 billion during the quarter and over $108 billion pro forma for the acquisition of RoundShield. Fundraising has improved over the past few quarters, and we expect this to continue, although still below historical levels. Operationally, we continue to deliver attractive risk-adjusted returns for investors throughout our various investment strategies, including real assets, infrastructure, and credit. This quarter, new investments increased 64% year over year, and currently, we have about $8 billion of capital to put to work, which positions us very well to continue to seize opportunity and deliver value to our investors. Realizations were also up 150% over the prior year, yielding substantial returns for our investors while providing necessary liquidity for reinvestment.

[Jay Hennick, Global Chairman and CEO at Colliers International]

Besides RoundShield, we also completed four tuck-under acquisitions in Engineering and two in Real Estate Services since the beginning of the quarter. Our M&A pipeline remains robust, and we are confident in completing several additional tucks throughout the balance of the year. With our 30-year track record of value creation, visionary leadership, and three high-value growth engines, Colliers is well-positioned to continue to seize opportunities and deliver enduring value for our shareholders. Now, I'll turn things over to Christian for his financial report, then we'll open the call to your questions. Christian?

[Christian Mayer, CFO at Colliers International]

Thank you, Jay, and good morning, everyone. As a reminder, all non-GAAP measures referenced today are defined in the materials accompanying this call. Revenue growth figures are presented in local currency terms. We delivered strong results in the second quarter with revenues of $1.3 billion, up 17% year over year. Growth was led by our engineering segment, supported by recent acquisitions, as well as solid internal performance. Overall, internal revenue growth came in at 4%. Adjusted EBITDA was $180 million for the quarter, a 15% increase from last year. In our Real Estate Services segment, revenue grew 4%. Recurring outsourcing revenues rose 6%, with growth across property management, valuation, and loan servicing. Capital markets revenues were up 16%, improving on the 10% growth reported in Q1 and ahead of our expectations. Sales brokerage was strongest in the U.S. and Western Europe.

[Christian Mayer, CFO at Colliers International]

Debt finance activity also surged, led by significantly higher U.S. multifamily originations. Leasing revenues declined 5% globally, coming in below expectations. While office leasing was strong, it was offset by weaker industrial volumes due to tariff-related and other macroeconomic uncertainty. Segment net margin was down slightly to 11.9%, impacted by revenue mix and continued investments in recruiting. Our engineering net revenue jumped 70%, fueled by acquisitions and internal growth of 8%. The net margin rose to 13.7%, a substantial increase from last year, with improvements coming from both acquisitions and enhanced productivity in our core operations. We continue to monitor any potential impacts from tariffs or government policy, but we've seen no significant effect on our backlogs to date. In investment management, net revenues declined 7% as expected due to catch-up fees recognized in the prior year.

[Christian Mayer, CFO at Colliers International]

However, the net margin improved 42% from 40%, driven by disciplined cost control and lower incentive compensation. We have been very active on fundraising. During Q2, we raised $1 billion in new capital commitments. We also raised an additional $0.5 billion since quarter end, bringing total year-to-date fundraising to $2.7 billion. The launch of Harrison Street Fund 10 in May was the primary driver for fundraising during the quarter. With this fund and others currently in market or launching later this year, we remain well on track to achieve our $5 billion-$8 billion full-year fundraising target. Assets under management stood at $103.3 billion at June 30th, up 3% from March 31st, and up 7% from a year ago, supported by new capital raised, deployment activity, and favorable mark-to-market adjustments. Free cash flow remains strong.

[Christian Mayer, CFO at Colliers International]

On a trailing 12-month basis, we converted 98% of adjusted net earnings into free cash flow, in line with our long-term target. As we've noted before, our working capital-light business model and modest CapEx result in strong free cash flows available for reinvestment and growth. Turning to our balance sheet, our leverage ratio was 2.3x as of June 30th. Second quarter leverage was slightly higher than anticipated, firstly due to our increased pace of acquisitions and secondly due to the recent appreciation of the U.S. dollar, which increased the reported value of our foreign denominated debt. With the completion of the Asterisk and RoundShield acquisitions in July, we now expect our leverage to decline to just under 2x by year-end. This assumes no additional major acquisitions. We have raised our full-year consolidated outlook to reflect our strong year-to-date performance and the impact of recent acquisitions, including RoundShield.

[Christian Mayer, CFO at Colliers International]

RoundShield contributes approximately $35 million in annual management fee revenue at margins consistent with our existing investment management division. While we continue to monitor the effects of global trade tensions and interest rate volatility, particularly on our Real Estate Services segment, we remain optimistic. Our outlook is supported by healthy pipelines across all three of our segments and the expectation of a modest improvement in market conditions through the second half of the year. That concludes my remarks. Operator, please open the line for questions.

[Operator]

Thank you very much. Ladies and gentlemen, we will now begin the question and answer session. Should you have a question, please press star followed by the number one on your touch-tone phone. You will hear a prompt that your hand has been raised. Should you wish to decline from the polling process, please press star followed by the number two. If you are using a speaker phone, please make sure to lift your handset before pressing any keys. Your first question is from the line of Anthony Paolone from JPMorgan. Please go ahead.

[Anthony Paolone, Executive Director at JPMorgan]

Thank you and good morning. My first question relates to Leasing. I understand the industrial weakness that occurred in the quarter. Just wondering, did you find that to be a surprise? Did the market change more dramatically than maybe you thought? Also, what's it look like today? Has there been much of a rebound as you start to look at the second half of the year?

[Jay Hennick, Global Chairman and CEO at Colliers International]

Tony, we'd expected leasing softness for the second quarter. I think we telegraphed that in our first quarter commentary. We compete in many markets. We have a very diversified business in 35 countries and strong positions in places like Canada, Australia, and Western Europe that are heavily tariff-impacted. That was something we thought would weigh on our results, and it did. Although I can report that July has been more positive in terms of trajectory on that, and that includes industrial leasing activity being trending more positively today.

[Anthony Paolone, Executive Director at JPMorgan]

What is industrial as a percentage of your leasing revenue at this point?

[Christian Mayer, CFO at Colliers International]

40%, 45%.

[Anthony Paolone, Executive Director at JPMorgan]

All right. Just my second question. In investment management, can you talk a bit more about the branding that you announced? How much centralization perhaps might occur or just any other economic implications of just the reorganization of investment management?

[Jay Hennick, Global Chairman and CEO at Colliers International]

Yeah. We're very excited about it for a number of reasons. For those that have been long-term shareholders, we curated this division one step at a time since 2016, and every one of the moves that we made were all complementary. For example, the rebranding and integration of Versus, which is a very well-managed business, its focus was entirely on the private wealth channel. Internally, we were focused on how do we accelerate the growth and utilize the expertise of the Versus team across the entire platform. In addition to rebranding Harrison Street, it was a natural step as part of that initiative to add Versus. I would say going forward, we're looking for similar opportunities to leverage some of the expertise that we have throughout the platform. I think you'll see more of it over the next couple of quarters.

[Anthony Paolone, Executive Director at JPMorgan]

Okay, thank you.

[Operator]

Your next question is from the line of Stephen Sheldon from William Blair. Please go ahead.

[Stephen Sheldon, Equity Research Analyst at William Blair]

Hey, thanks. Some nice results here. First one, just on the guidance raised for the year. Can you help frame how much of that is driven by M&A completed since the last earnings call versus higher organic revenue and profit expectations? Specifically, I guess, are your underlying organic assumptions for the year also moving higher?

[Christian Mayer, CFO at Colliers International]

Hey, Stephen, that's a good question. We expect that, you know, out of our outlook, an increase that half will come from the partial-year effect of completed acquisitions, and half will come from increasing expectations for organic growth in our core operations. In particular, we're seeing, you know, revenue acceleration in Real Estate Services. In the back half of the year, we've increased that slightly relative to our prior expectations. Engineering, as you can see, has been outperforming expectations in the first and second quarter with very strong organic growth, both top line as well as margin enhancement. Those are the key drivers for the organic piece. Between the combination of the acquisitions and the organic growth improvement, that is the basis of the increase in outlook.

[Stephen Sheldon, Equity Research Analyst at William Blair]

Great. That's helpful. As a follow-up, I also wanted to ask about the IM branding consolidation under Harrison Street. Jay, you've been pretty vocal, I think, about investors undervaluing the IM segment and the team considering a potential spin-off. Does the rebranding set the stage even more for that? Generally, how serious are you about pursuing that if Colliers doesn't get the sum of the parts valuation you think it deserves?

[Jay Hennick, Global Chairman and CEO at Colliers International]

We always look at our overall valuation, and we believe that the overall valuation, especially given the component parts of Colliers, is materially below where it should be. The steps we're taking in the IM segment are probably steps we would have taken anyway. For those that follow us, you'll know that our reluctance so far to accelerate doing anything, and we haven't made any final decisions about this, has been really around fundraising. The fundraising for the past couple of years has been softer than we've expected, but it's picking up now. Now is an appropriate time to make the changes necessary to augment our leadership team. All of our platforms have been working beautifully together.

[Jay Hennick, Global Chairman and CEO at Colliers International]

There's lots of collaboration going on, mostly around new investment products, new markets that we can take our existing expertise to, things like infrastructure, data centers, and now credit in a much bigger way are all exciting opportunities for this platform. It's brought a collaboration beyond, I think, what we would have anticipated. We're very excited about it. The teams are incredible. They own direct equity in the business, which has always been consistent with our philosophy of partnership. We've got high hopes for that division, and what will be, will be.

[Stephen Sheldon, Equity Research Analyst at William Blair]

Understood. Thank you.

[Operator]

Your next question is from the line of Stephen MacLeod from BMO Capital Markets. Please go ahead.

[Stephen MacLeod, Managing Director at BMO Capital Markets]

Thank you. Good morning, guys. Just wanted to circle around on the engineering business, which obviously had a strong Q2, and as you pointed out, a strong, you know, as we saw as well, strong Q1. You did reference the backlog. I was just wondering if you could sort of characterize either quantitatively or qualitatively sort of what the backlog looks like for the balance of the year and then into 2026, and I guess even longer term, if you can get some color on that too.

[Christian Mayer, CFO at Colliers International]

We always strive to maintain a backlog in excess of 12 months of revenue. That continues to be the case today, regardless of the fact we've increased revenue significantly. That backlog needs to grow significantly as the revenue on the trailing 12 basis grows in the business. We are able to do that. We are having success with gaining wins on contracts for new infrastructure projects, larger-scale type projects as well in the private sector. We feel very confident about our pipeline of revenue in that business and where it's tracking, right where we expect it to be in terms of our planning. We also strive to maintain a mix of private sector and public sector clientele in the segment. We look at that carefully, and that balance gives our revenues additional resilience through all cycles of the economy, and that's something we strive to do as well.

[Stephen MacLeod, Managing Director at BMO Capital Markets]

Okay. That's helpful color, Christian. Thank you. Maybe just on the Harrison Street Asset Management, with the balance of fundraising year-to-date being in the high $2.7 billion range and the long-term, the yearly target of $5 billion-$8 billion, can you talk a little bit about where that back half growth is expected to come from? Is it in addition to Harrison Street 10? Are there maybe just some color around that as well?

[Christian Mayer, CFO at Colliers International]

Yeah, Steve, as I noted, Harrison Street Fund 10 launched very successfully in May of this year, so just a few months ago. We have another significant closed-end fund launching in the fourth quarter, the Basalt latest fund. It'll be their Fund 5. We expect that will have a significant impact on our AUM growth for the full year in terms of fundraising. We also have a number of other products in the market, open-ended products and others that are fundraising and that will be additive for the rest of the year.

[Jay Hennick, Global Chairman and CEO at Colliers International]

We have a total of about 20 products in the market at various sizes right now. That includes the RoundShield products that also offer, there's some overlap, obviously, with student housing and some hospitality, but 20 products in total. We're optimistic that fundraising will finish the year nicely on fundraising, which sets us up beautifully for 2026 and beyond. We're looking forward to that.

[Stephen MacLeod, Managing Director at BMO Capital Markets]

That's great to hear. Thanks for that color, Jay. Appreciate it. Thanks, guys.

[Jay Hennick, Global Chairman and CEO at Colliers International]

Thanks.

[Operator]

The next question is from the line of Mitch Germain from Citizens Capital Markets. Please go ahead.

[Mitch Germain, Managing Director of Real Estate Research at Citizens Capital Markets]

Thank you, and congrats on the quarter. Is the goal to centralize the functions of the Investment Management platform, like fundraising and other capabilities?

[Jay Hennick, Global Chairman and CEO at Colliers International]

It's to make them better. I don't think that centralizing them necessarily is the ultimate goal, but it's to better enhance the distribution capabilities of all the segments of the platform.

[Mitch Germain, Managing Director of Real Estate Research at Citizens Capital Markets]

Okay. That's helpful. Jay, do you think the $5 billion-$8 million of fundraising is what you would consider to be a target in the current environment or a kind of a longer-term target based on the composition of that platform today?

[Jay Hennick, Global Chairman and CEO at Colliers International]

In the current environment, we think we can do much better. Historically, we've done much better than that, and we're much bigger today than we were before. You're seeing the data from all the other firms in the space that are reporting. They're all having challenges around fundraising, unless, of course, they have an insurance arm, which helps them quite a bit. We don't have that. Everybody's having fundraising challenges. They were more challenging last year than they are this year. We think that we're doing a much better job both internally and externally. It all comes down to the success of our products and the returns that we've been delivering to our investors. Our investor base keeps getting stronger. As I said to one of the earlier questions, we're quite excited about 2026 and beyond and what it could mean.

[Mitch Germain, Managing Director of Real Estate Research at Citizens Capital Markets]

Thank you for that. I appreciate your time.

[Operator]

Ladies and gentlemen, as a reminder, if you would like to ask a question, please press star followed by the number one on the channel. Next question is from the line of Daryl Young from Stifel. Please go ahead.

[Daryl Young, Managing Director and Equity Research Analyst at Stifel]

Hey, good morning, everyone. Question on the investment management platform and specifically your gearing towards Europe. You know, Harrison Street, Basalt, and now RoundShield all have good representation there. Is that a geography you're specifically targeting, or is it potentially the timing of what acquisitions are available when? Just any color you can give on sort of the European exposure.

[Jay Hennick, Global Chairman and CEO at Colliers International]

Let's also not forget Colliers Global Investors, which has been in Europe for probably 10 years now and has a significant portfolio in hospitality, multifamily, etc. We see Europe as some white space for us. The beauty of RoundShield is their flap with our in Europe. It was all credit-based. We can help with our student housing business. We can help with some seniors' business by providing credit. RoundShield also has, and I want to emphasize this, a vertically integrated business, which is new to us and especially new in Europe where there isn't as much experience in managing student housing facilities. We see a lot of opportunity to collaborate with our existing products there. All of this to say, it's just further increasing the size, scope, depth of management, and probably most importantly, investment strategies in Europe. We have a significant business there, and it's growing.

[Jay Hennick, Global Chairman and CEO at Colliers International]

That really supports our business in North America as well.

[Daryl Young, Managing Director and Equity Research Analyst at Stifel]

Okay, great. Just as a second question on IM, do you have the capabilities you're looking for now? I think historically, you've said you'd avoid traditional private equity as a vertical, but just curious if there's any other capabilities you'd like to add to continue scaling up the platform.

[Jay Hennick, Global Chairman and CEO at Colliers International]

There are some additional capabilities we'd like to continue to expand in a couple of areas: credit, in particular, infrastructure, mid-market infrastructure, where we have a very, very strong presence both in Europe and North America. Private equity is not something that we've targeted. Not to say that we wouldn't, but it's not sort of a near-term opportunity that we're pursuing. We're always looking for white space. We're always looking for products and investment strategies where we can generate better returns for our investors so that we can introduce them to those new opportunities. That was one of the great things about RoundShield. Its results over a long period of time were stellar. That helps to introduce RoundShield's products to our existing investor base.

[Daryl Young, Managing Director and Equity Research Analyst at Stifel]

Got it. Okay, that's great. Congrats on the good quarter. I'll get back in the queue.

[Jay Hennick, Global Chairman and CEO at Colliers International]

Thanks.

[Operator]

Your next question is from the line of Scott Fletcher from CIBC. Please go ahead.

[Scott Fletcher, Director of Equity Research at CIBC]

Hi, good morning. Wanted to ask a question about engineering. Strong quarter, margin expansion looking quite good. Is there anything specific to call out on what drove that margin, whether it was more tilted to the M&A or just the operation side, and just how we should expect that to play out going forward?

[Christian Mayer, CFO at Colliers International]

Yeah, Scott. In terms of the engineering margins, the margin expansion came equally from acquisitions and from organic improvement in the productivity and efficiency and utilization of our staff. We've made strides there, and that's showing in the reported margins. As you look ahead to Q3 and Q4 of this year, you'll see the gains from the acquisition piece become a little bit less. We do expect, because we've lapped the Englobe acquisition and a few others, continuing enhancement in efficiency and productivity in the core operations. You'll see we expect margins to continue to tick up on a year-over-year basis for that reason.

[Scott Fletcher, Director of Equity Research at CIBC]

Okay, thanks. Sticking on the margin front, and on the investment management side, has there been any change to the future view that margins should expand nicely in 2026, just given this year has had some additional investments and lapping some upper costs?

[Christian Mayer, CFO at Colliers International]

Yeah, Scott, our objective in Investment Management is that margins, as we scale the business, should improve over time. Today, we're in the low 40% range. We would expect, over time, and this is a period of a couple of years, to get that margin to the 45% and even approaching 50% range as the business scales and we have more success on fundraising, which is going to drive it.

[Jay Hennick, Global Chairman and CEO at Colliers International]

You know, I might add to that. We are doing a lot of investment spending also in a bunch of areas around Harrison Street. That's going to keep pressure on, I think, Christian, the margins a bit for the next year or two as we continue to build out some of these capabilities, especially in the areas of, you know, our private wealth channel as an example, some distribution, etc. We're hiring, and that always has a, you know, puts a little bit of a damper on margins. We're very focused on margins. We're trying to balance that, as Christian was talking about. I just wanted to emphasize the fact that, you know, with the margins being in a good spot right now relative to our peers, that is with some significant investment that we're making.

[Scott Fletcher, Director of Equity Research at CIBC]

Okay, great. Good to hear. Thank you.

[Operator]

Your next question is from the line of Julien Blouin from Goldman Sachs. Please go ahead.

[Ryan Trieste, Research Analyst at Goldman Sachs]

Hello, this is Ryan Trieste on for Julien. Congrats on the strong quarter. In the engineering segment specifically, I was wondering what types of additional businesses you guys are looking to add in order to round out your offering there, and what respective multiples you're able to acquire them at.

[Jay Hennick, Global Chairman and CEO at Colliers International]

We're very active across the board in engineering, as you can see. Being global allows us to continue to augment our platforms in North America, Canada, U.S. in particular, Australia, New Zealand. We are actively looking in Europe. You asked about valuations. Valuations are interesting right now because we believe that we can continue to do tuck-under acquisitions at very favorable rates. Platform acquisitions, however, are higher value, and they're worth higher value, frankly. I would say that if we were to enter the European marketplace, which we'd like to do over the next year or two, we would expect to pay a more healthy valuation, for example, than we would in tucks. The rest of our business is, we've got significant platforms, so we can continue to tuck Australia, New Zealand, Canada, U.S., and we're continuing to be very successful there.

[Jay Hennick, Global Chairman and CEO at Colliers International]

I should also add that there's one or two other specialties in engineering that command higher valuations as well. If it's a significant platform within the United States that would add to our overall business mix, for example, Power, I'm using that as an example just to give you a sense, that might be a valuation that would be higher than normal. Its beauty is always in the eye of the beholder. We've been in the acquisition business now for 30 years, so we hope that we know when to pay up for something that's incredible and will add value to us and not.

[Ryan Trieste, Research Analyst at Goldman Sachs]

Thanks. That color is super helpful. For my follow-up, is it possible for you guys to expand on the state of the fundraising environment versus on your real estate funds versus your alternative infrastructure funds? Thank you.

[Jay Hennick, Global Chairman and CEO at Colliers International]

I don't think we want to do that, to be candid. There's some competitive information in there that we want to hold on to. Christian, you may have a view on this, but we've consistently talked about our fundraising totals across all strategies and not been specific around where the fundraising is coming from, other than your comments on the two big flagship funds that are in the marketplace now.

[Christian Mayer, CFO at Colliers International]

I would just add to that, Jay, that we do, and we have been seeing fundraising in all strategies. You know, our traditional real estate strategies, our infrastructure strategies, our alternative strategies, and every single area has been active in fundraising year to date, and we expect that to continue.

[Ryan Trieste, Research Analyst at Goldman Sachs]

I appreciate it. Thanks.

[Operator]

Your next question is from the line of Himanshu Gupta from Scotiabank. Please go ahead.

[Himanshu Gupta, Equity Research Analyst at Scotiabank]

Thank you and good morning. On capital markets, it looks like Q2 was ahead of expectations. Any asset class or geography which drove that good performance? How should we think about Q3 or back half of the year on capital markets? Thank you.

[Christian Mayer, CFO at Colliers International]

Himanshu, as I mentioned, our capital markets performance was led by the U.S. and Western Europe. We're coming off a low base. We had strong growth in Q2 of 16%. I would expect that we can repeat or enhance that level of year-over-year growth in Q3. In Q4, the comps are going to get a bit tougher. If you recall, in Q4 of 2024, there was a surge in capital markets activity. The comps are getting a little bit tougher. Certainly, I think the momentum in capital markets is strong and should continue.

[Himanshu Gupta, Equity Research Analyst at Scotiabank]

Thank you. On the leasing, I know some commentary has already been provided. Just wondering, in your guidance for the back half, what kind of growth are you expecting or incorporating in your guidance for leasing revenues?

[Christian Mayer, CFO at Colliers International]

Himanshu, we are still expecting on a full-year basis to have mid-single-digit growth in Leasing. As you've seen, Leasing has been challenged the first half of the year. That implies we're going to have some healthy uptick in Leasing activity. We expect that anyways for Q3 and Q4 to deliver on that full-year sort of mid-single-digit area in terms of growth.

[Himanshu Gupta, Equity Research Analyst at Scotiabank]

Got it. Thank you. If I look at Q3, like capital markets seems to be sequentially improving, leasing, obviously, outsourcing also looks like growth there. Should we expect like some nice margin expansion in Q3 on a year-over-year basis on the real estate side?

[Christian Mayer, CFO at Colliers International]

Himanshu, we do expect some margin enhancement on a year-over-year basis in Q3 and in Q4, and hopefully on a full-year basis as well.

[Himanshu Gupta, Equity Research Analyst at Scotiabank]

That's very helpful. Maybe the last question, you know, switching gears on engineering, Englob acquisition, I think it's almost one year now since you made that acquisition. As you look back one year, how has the acquisition performed relative to underwriting or your expectations?

[Christian Mayer, CFO at Colliers International]

Yeah, Himanshu, you're right. I think this week is the one-year anniversary of our Englob acquisition. I can say, from my perspective, it's been a pleasure working with the team at Englob. We've done a lot of things together and integrated the business. They've been very active as well on acquisitions, which is part of the thesis around doing that transaction in the first place, was building out their Canadian presence. We've done that now, I think, with four acquisitions, if memory serves. That's been very positive. The business is performing well. The backlogs are strong, as I mentioned in my general comments about engineering. That is also true of Englobe. We think it's been a great first year, and we're excited about the future.

[Himanshu Gupta, Equity Research Analyst at Scotiabank]

Got it. Maybe just to follow up, that's my last question, by the way, on engineering. Should we expect continued high single-digit organic growth in the second half? I know the first half has been pretty strong. Overall engineering, second half of the year.

[Christian Mayer, CFO at Colliers International]

Yeah, I mean, in terms of organic growth for the second half of the year in Engineering, I would expect something in the mid to high single-digit range. We have had some strong performance year to date, but I think that growth will continue, perhaps not at the same, not quite at the same rate, but certainly at very strong rates.

[Himanshu Gupta, Equity Research Analyst at Scotiabank]

Got it. Thank you. I'll turn it back. Thank you so much.

[Operator]

Ladies and gentlemen, if you would like to ask a question, please press star followed by the number one on your touch-tone phone. If you are using a speakerphone, please make sure to lift your handset before pressing any keys. Your next question is from the line of Jimmy Shan from RBC Capital Markets. Please go ahead.

[Jimmy Shan, Analyst at RBC Capital Markets]

Yeah, just a quick follow-up from me. One on Roundshield. I was wondering if you could share with us the rough multiple paid for the business or at least a rough range. In terms of capital allocation with respect to acquisitions going forward, you mentioned you could do tuck-ins in the engineering business, and it's a very attractive multiple. I suspect this Roundshield is going to be not as attractive.

[Jay Hennick, Global Chairman and CEO at Colliers International]

We can't hear you. Can you speak up, please?

[Jimmy Shan, Analyst at RBC Capital Markets]

Okay, can you hear me better now?

[Jay Hennick, Global Chairman and CEO at Colliers International]

Better, yeah.

[Jimmy Shan, Analyst at RBC Capital Markets]

Okay. My second question was more about whether we should expect more IM acquisitions going forward versus the, you know, sort of the better multiples you're getting on the engineering tuck-ins that you've been doing in the last little while.

[Jay Hennick, Global Chairman and CEO at Colliers International]

Let me answer the second question, and then Christian can deal with the first. We're always open for acquisitions. We're always talking to several potential targets. Nothing is off the table from that perspective. Yes, the valuations may be slightly higher in that business, but there's a lot of opportunity for us to accelerate growth. We're looking at everything.

[Christian Mayer, CFO at Colliers International]

To your question specifically about Roundshield, that transaction, and credit managers in the market have traded at very high prices over the past number of years. It is a high-growth area. In our case, the Roundshield acquisition was done in the low teens area. That's consistent with where the market is at for these. I would add also that we've been active this year to date in all three of our segments, balancing allocation of capital across real estate services and, of course, engineering, where we've been very active, and now also investment management. That's a good place to be for us, having that balanced approach to capital allocation where it makes sense and where we see the most opportunity.

[Jimmy Shan, Analyst at RBC Capital Markets]

Okay. Sorry, one more follow-up on the leasing side. Just trying to understand the sort of the weakness a little bit better. Is it fair to say that your industrial leasing outside of the U.S. is a fairly decent-sized business? That probably could explain some of that relative to some of your peers?

[Jay Hennick, Global Chairman and CEO at Colliers International]

We still can't hear you, buddy. You got to speak up. It's very hard to hear you.

[Jimmy Shan, Analyst at RBC Capital Markets]

Okay. Apologize, it could be my phone. Is that?

[Christian Mayer, CFO at Colliers International]

That's perfect. Now it worked.

[Jimmy Shan, Analyst at RBC Capital Markets]

Okay. All right. Probably a bad headset. My second question was about Leasing and understanding the weakness there and whether or not you have a larger size of industrial Leasing outside of the U.S. that might explain some of the relative weakness that we're seeing, weakness relative to your peers.

[Christian Mayer, CFO at Colliers International]

Jimmy, we have a significant industrial leasing practice globally, including in the U.S. As I mentioned earlier, we do have perhaps larger exposure to markets like Canada, Australia, and Western Europe than some of the others. That is potentially a contributing factor here.

[Jimmy Shan, Analyst at RBC Capital Markets]

Okay. Thanks.

[Operator]

Your last question is from the line of Frederic Bastien from Raymond James. Please go ahead.

[Frederic Bastien, Managing Director and Head of Industrials Research at Raymond James]

Can you hear me?

[Jay Hennick, Global Chairman and CEO at Colliers International]

We can hear you. It was very difficult on the other one.

[Frederic Bastien, Managing Director and Head of Industrials Research at Raymond James]

Okay. A couple of questions. First of all, has the global trade uncertainty adversely impacted any of the engineering business? Because you did deliver exceptional organic growth on that front. I'm just curious if there was any impact, if at all.

[Christian Mayer, CFO at Colliers International]

Yeah, Frederic, as I mentioned in my prepared remarks, we have been in close contact with our teams and with our clients on this front. We have not seen any significant impacts on sort of government policy-related matters or on tariff-related matters in our engineering practice, thankfully. That is not something that is causing us any concerns as it relates to our backlog at the moment.

[Frederic Bastien, Managing Director and Head of Industrials Research at Raymond James]

Okay, that's good. The other thing I noticed is on the Investment Management side, I appreciate that your revenues will swing around depending on the pass-through performance fees that sometimes you have to report. I was surprised to see EBITDA come down sequentially. I looked back at a couple of years of results, and I noticed Q2 is actually always your weakest during the year. Is there anything particular about Q2 that makes this trend? I'm just curious.

[Christian Mayer, CFO at Colliers International]

Frederic, there might be a little bit of time and expenses in there in the second quarter with investor conferences and that sort of thing. That's maybe part of it. The bigger factors here, we did have higher co-investment income in the first quarter than the second quarter. That explains part of the difference. The final point I'll make is around catch-up fees, which are highly accretive to the bottom line. We had some of those in Q1 of this year, and we did not have any in Q2. That is also a contributing factor.

[Frederic Bastien, Managing Director and Head of Industrials Research at Raymond James]

Okay, that's helpful. Thanks so much.

[Operator]

There are no further questions at this time. I'd like to turn the call over to Jay Hennick for closing comments. Sir, please go ahead.

[Jay Hennick, Global Chairman and CEO at Colliers International]

Thank you, everyone, for participating in today's call. We look forward to equally strong third-quarter results. Again, thanks for participating.

[Operator]

Ladies and gentlemen, this concludes the conference call. Thank you for your participation and have a nice day.

Participants

Analysts

• Jimmy Shan, Analyst at RBC Capital Markets
• Stephen Sheldon, Equity Research Analyst at William Blair
• Himanshu Gupta, Equity Research Analyst at Scotiabank
• Mitch Germain, Managing Director of Real Estate Research at Citizens Capital Markets
• Ryan Trieste, Research Analyst at Goldman Sachs
• Scott Fletcher, Director of Equity Research at CIBC
• Anthony Paolone, Executive Director at JPMorgan
• Daryl Young, Managing Director and Equity Research Analyst at Stifel
• Stephen MacLeod, Managing Director at BMO Capital Markets
• Jay Hennick, Global Chairman and CEO at Colliers International
• Christian Mayer, CFO at Colliers International
• Frederic Bastien, Managing Director and Head of Industrials Research at Raymond James