Investment objective & strategy
As of Sept. 26, 2025 · prospectusObjective. The Fund seeks high total return through long-term growth of capital and current income.
Strategy. The Fund invests, under normal circumstances, at least 80% of its net assets in a diversified portfolio of equity investments in real estate and real estate-related companies. A company is considered a real estate company or real estate-related company if at least 50% of its net assets, gross income, or net profits are attributable to ownership, development, construction, financing, management, or sale of commercial, industrial or residential real estate or interests therein. The Fund invests primarily in real estate investment trusts (REITs) and equity securities, including common and preferred stocks and convertible securities. The Funds investments in real estate and real estate-related companies may include real estate investment trusts, REIT-like structures, or real estate operating companies whose businesses and services … The Fund invests, under normal circumstances, at least 80% of its net assets in a diversified portfolio of equity investments in real estate and real estate-related companies. A company is considered a real estate company or real estate-related company if at least 50% of its net assets, gross income, or net profits are attributable to ownership, development, construction, financing, management, or sale of commercial, industrial or residential real estate or interests therein. The Fund invests primarily in real estate investment trusts (REITs) and equity securities, including common and preferred stocks and convertible securities. The Funds investments in real estate and real estate-related companies may include real estate investment trusts, REIT-like structures, or real estate operating companies whose businesses and services are related to the real estate industry. In complying with the 80% investment requirement, the Fund may include synthetic securities that have economic characteristics similar to the Funds direct investments that are counted toward the 80% investment requirement. The Fund may invest in foreign securities, including securities of issuers in emerging markets. The Fund expects to invest a substantial portion of its assets in foreign securities economically tied to Japan, the United Kingdom, Australia, Hong Kong, Singapore, China, Canada, and Continental Europe. The Fund considers an investment tied economically to a country if the investment is exposed to the economic risks and returns of such a country. From time to time, the Funds investments with respect to a particular country may comprise a substantial portion of its investment portfolio. The Fund concentrates its investments in the real estate industry. The Funds Subadviser generally focuses on investing the Funds assets in equity real estate investment trusts (REITs) as well as similar entities formed under the laws of non-U.S. countries, but may also invest the funds assets in mortgage REITs, hybrid REITs, and other U.S. and foreign real estate-related investments, including emerging market real estate-related investments. The Funds Subadviser may invest the Funds assets in real estate-related investments of any size. However, issuers of real estate-related investments tend to have small-to-medium capitalizations. The Funds Subadviser normally allocates the Funds investments across different REIT managers and property types but may from time to time focus the Funds investments in any one or a few of these areas. In order to generate additional income, the Fund may lend portfolio securities to broker-dealers and other financial institutions provided that the value of the loaned securities does not exceed 30% of the Funds total assets. These loans earn income for the Fund and are collateralized by cash and securities issued or guaranteed by the U.S. Government or its agencies or instrumentalities. Investors will be given at least 60 days written notice in advance of any change to the Funds 80% investment policy set forth above.
Top holdings
As of Feb. 28, 2026 · N-PORT| Security | Ticker | Value | % of fund |
|---|---|---|---|
| PROLOGIS INC REIT | — | $22.77M | 7.39% |
| EQUINIX INC | — | $17.22M | 5.59% |
| WELLTOWER INC | — | $16.42M | 5.33% |
| DIGITAL REALTY TRUST INC | — | $11.89M | 3.86% |
| VENTAS INC REIT | — | $11.47M | 3.72% |
| MITSUI FUDOSAN | — | $10.06M | 3.27% |
| MITSUBISHI ESTAT | — | $10.02M | 3.25% |
| SIMON PROPERTY | — | $9.48M | 3.08% |
| GOODMAN GROUP | — | $7.34M | 2.38% |
| SCENTRE GROUP | — | $7.22M | 2.34% |
Portfolio moves
Nov 30, 2025 → Feb 28, 2026How many positions this fund opened, exited, grew, trimmed, or left unchanged between its two most recent N-PORT snapshots — net changes between point-in-time reports, not a trade log.
Similar funds
Funds whose portfolios most overlap this one, by weight| Fund | Overlap | Net exp. |
|---|---|---|
| Virtus Duff & Phelps Global Real Estate Securities Fund · VGSAX, VGSCX, VGISX, VRGEX | 77% | 0.87% |
| MFS Global Real Estate Fund · MGLAX, MGLDX, MGLCX, MGLIX, MGLJX, MGLKX, MGLLX, MGLMX, MGLRX | 66% | 0.84% |
| MFS Global Real Estate Portfolio | 64% | 0.90% |
Advisers
| Firm | Role |
|---|---|
| MASSACHUSETTS FINANCIAL SERVICES COMPANY | Sub-adviser |
| Duff & Phelps Investment Management Co. | Sub-adviser |
| The Variable Annuity Life Insurance Company | Adviser |
Footnotes
- Expense ratio as of September 26, 2025, from the fund's prospectus.
- Net assets and holdings count as of February 28, 2026, from the fund's N-PORT filing.
- Total return for calendar year 2025, before tax and after fund expenses. Computed by compounding the twelve monthly total returns the fund reported in its SEC N-PORT filings for 2025 (the latest prospectus does not yet chart this year).
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