Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations

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Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations

Management’s Discussion and Analysis of Financial Condition and Results of Operations (MD&A) is designed to provide the reader of our financial statements with a narrative from the perspective of management on our financial condition, results of operations, liquidity and certain other factors that may affect future results. The MD&A in this Quarterly Report on Form 10-Q (Quarterly Report) for CBRE Group, Inc. for the three months and six months ended June 30, 2022 should be read in conjunction with our consolidated financial statements and related notes included in our Annual Report on Form 10-K for the fiscal year ended December 31, 2021 (2021 Annual Report) as well as the unaudited financial statements included elsewhere in this Quarterly Report.

In addition, the statements and assumptions in this Quarterly Report that are not statements of historical fact are forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 or Section 21E of the Securities Exchange Act of 1934, each as amended, including, in particular, statements about our plans, strategies and prospects as well as estimates of industry growth for the next quarter and beyond. For important information regarding these forward-looking statements, please see the discussion below under the caption “Cautionary Note on Forward-Looking Statements.”

Overview

CBRE Group, Inc. is a Delaware corporation. References to “CBRE,” “the company,” “we,” “us” and “our” refer to CBRE Group, Inc. and include all of its consolidated subsidiaries, unless otherwise indicated or the context requires otherwise.

We are the world’s largest commercial real estate services and investment firm, based on 2021 revenue, with leading global market positions in leasing, property sales, occupier outsourcing and valuation businesses. As of December 31, 2021, the company had more than 105,000 employees (excluding Turner & Townsend employees) serving clients in more than 100 countries.

We provide services to real estate investors and occupiers. For investors, our services include capital markets (property sales, mortgage origination, sales and servicing), property leasing, investment management, property management, valuation and development services, among others. For occupiers, our services include facilities management, project management, transaction (both property sales and leasing) and consulting services, among others. We provide services under the following brand names: “CBRE” (real estate advisory and outsourcing services); “CBRE Investment Management” (investment management); “Trammell Crow Company” (U.S. development); “Telford Homes” (U.K. development); and “Turner & Townsend Holdings Limited”.

We generate revenue from both stable, recurring (large multi-year portfolio and per project contracts) and more cyclical, non-recurring sources, including commissions on transactions. Our revenue mix has become heavily weighted towards stable revenue sources, particularly occupier outsourcing, and our dependence on highly cyclical property sales and lease transaction revenue has declined markedly. As a result of our four-dimension diversification strategy (asset types, lines of business, clients and geographies) and strong balance sheet, we believe we are well-positioned to capture a substantial and growing share of market opportunities at a time when investors and occupiers increasingly prefer to purchase integrated, account-based services on a national and global basis. We also believe we are increasingly well suited to weather challenging macro environments due to our increased diversification and resiliency.

In 2021, we generated revenue from a highly diversified base of clients, including 93 of the Fortune 100 companies. We have been an S&P 500 company since 2006 and in 2022 we were ranked #126 on the Fortune 500. We have been voted the most recognized commercial real estate brand in the Lipsey Company survey for 21 years in a row (including 2022). We have also been rated a World’s Most Ethical Company by the Ethisphere Institute for nine consecutive years (including 2022), and have been included in both the Dow Jones World Sustainability Index for three years in a row and the Bloomberg Gender-Equality Index for three years in a row.

In 2020, the Covid-19 pandemic primarily impacted the property sales and leasing lines of business in the Advisory Services segment. The adverse effects eased significantly in 2021 and early 2022 as global economic conditions improved and sales and leasing volumes rose markedly. Further, the pandemic catalyzed strong industrial and multifamily transaction volumes, which offset subdued office activity. Nevertheless, Covid-19 continues to impact our operations, and the majority of workers remain out of their offices and occupier confidence in making long-term office leasing decisions has not returned to pre-pandemic levels. In addition, Russia’s invasion of Ukraine and ongoing military conflict pose heightened risk for our operations in Europe, and has exacerbated supply chain disruptions, high inflation and other macro challenges already affecting the global economy. While the economies directly impacted by the invasion, Russia and Ukraine, are not material to our business, the direct and indirect impacts of this evolving situation and its effect on global economies in future periods are difficult to predict.

Critical Accounting Policies and Estimates

Our consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the United States, or GAAP, which require us to make estimates and assumptions that affect reported amounts. The estimates and assumptions are based on historical experience and on other factors that we believe to be reasonable. Actual results may differ from those estimates. We believe that the following critical accounting policies represent the areas where more significant judgments and estimates are used in the preparation of our consolidated financial statements. A discussion of such critical accounting policies, which include revenue recognition, goodwill and other intangible assets, and income taxes can be found in our 2021 Annual Report. There have been no material changes to these policies and estimates as of June 30, 2022.

New Accounting Pronouncements

See Note 2 of the Notes to Consolidated Financial Statements (Unaudited) set forth in Item 1 of this Quarterly Report.

Seasonality

In a typical year, a significant portion of our revenue is seasonal, which an investor should keep in mind when comparing our financial condition and results of operations on a quarter-by-quarter basis. Historically, our revenue, operating income, net income and cash flow from operating activities have tended to be lowest in the first quarter and highest in the fourth quarter of each year. Revenue, earnings and cash flow have generally been concentrated in the fourth calendar quarter due to the focus on completing sales, financing and leasing transactions prior to year-end. The ongoing impact of the Covid-19 pandemic may cause seasonality to deviate from historical patterns.

Inflation

Our commissions and other variable costs related to revenue are primarily affected by commercial real estate market supply and demand, which may be affected by inflation. For example, costs for construction materials in our development business have increased as a result of inflation relating to supply chain issues and worker shortages. However, these increases have been more than offset by rising property values. We believe that our business has significant inherent protections against inflation, and to date, general inflation has not had a material impact upon our operations. The company continues to monitor inflation, potential monetary policy changes in response to high inflation and potentially adverse effects to our business from elevated inflation, higher interest rates or both.

Items Affecting Comparability

When you read our financial statements and the information included in this Quarterly Report, you should consider that we have experienced, and continue to experience, several material trends and uncertainties (particularly those caused or exacerbated by Covid-19) that have affected our financial condition and results of operations that make it challenging to predict our future performance based on our historical results. We believe that the following material trends and uncertainties are crucial to an understanding of the variability in our historical earnings and cash flow and the potential for continued variability in the future.

Macroeconomic Conditions

Economic trends and government policies affect global and regional commercial real estate markets as well as our operations directly. These include overall economic activity and employment growth, with specific sensitivity to growth in office-based employment; levels of and changes in interest rates; the cost and availability of credit; the impact of tax and regulatory policies, and geopolitical events, such as the ongoing war in Ukraine. Periods of economic weakness or recession, significantly rising interest rates, fiscal uncertainty, declining employment levels, decreasing demand for commercial real estate, falling real estate values, disruptions to the global capital or credit markets or general economic activity, or the public perception that any of these events may occur, will negatively affect the performance of our business.

Compensation is our largest expense and our sales and leasing professionals generally are paid on a commission and/or bonus basis that correlates with their revenue production. As a result, the negative effects on our operating margins of difficult market conditions, such as the environment that prevailed in the early months of the Covid-19 pandemic, were partially mitigated by the inherent variability of our compensation cost structure. In addition, when negative economic conditions have been particularly severe, like during the current Covid-19 pandemic, we have moved decisively to lower operating expenses to improve financial performance. Additionally, our contractual revenue and other sources of more stable revenue have increased over many years primarily as a result the growth of our occupier outsourcing business, and we believe this contractual revenue should help offset the negative impacts that macroeconomic deterioration could have on other parts of our business. We also

believe that we have significantly improved the resiliency of our business through a four-dimension diversification strategy that has expanded the business strategically across asset types, clients, geographies and lines of business. Nevertheless, adverse global and regional economic trends could pose significant risks to the performance of our consolidated operations and financial condition.

Effects of Acquisitions

We have historically made significant use of strategic acquisitions to add and enhance service capabilities around the world. On November 1, 2021, we acquired a 60% controlling ownership interest in Turner & Townsend Holdings Limited (Turner & Townsend) for £960.0 million, or $1.3 billion along with the acquisition of $44.0 million (£32.2 million) in cash. The Turner & Townsend acquisition was funded with cash on hand and gross deferred purchase consideration of $591.2 million (£432.0 million). We believe Turner & Townsend will help us advance our diversification strategy across asset types, lines of business, clients, and geographies. Turner & Townsend is a leading professional services company specializing in program management, project management, cost and commercial management and advisory services across the real estate, infrastructure and natural resources sectors, and is consolidated and reported in our Global Workplace Solutions segment.

Strategic in-fill acquisitions have played a key role in strengthening our service offerings. The companies we acquired have generally been regional or specialty firms that complement our existing platform, or independent affiliates, which, in some cases, we held a small equity interest. During 2021, we completed eight in-fill acquisitions: a U.S. firm that provides construction and project management services, a professional service advisory firm in Australia, a U.S. firm focused on investment banking and investment sales in the global gaming real estate market, a leading facilities management firm in the Netherlands, a workplace interior design and project management company in Singapore, a property management firm in France, a residential brokerage in the Netherlands, and an occupancy management company based in the U.S. During the first half of 2022, we completed six in-fill acquisitions: a leading project management firm in Spain and Portugal, a retail acquisition and a property agency in the United Kingdom, an advisory firm in Scotland, a consulting firm focused on real-estate related sustainability issues in France and a valuation firm in New Zealand.

We believe strategic acquisitions can significantly decrease the cost, time and resources necessary to attain a meaningful competitive position – or expand our capabilities – within targeted markets or business lines. In general, however, most acquisitions will initially have an adverse impact on our operating income and net income as a result of transaction-related expenditures, including severance, lease termination, transaction and deferred financing costs, as well as costs and charges associated with integrating the acquired business and integrating its financial and accounting systems into our own.

Our acquisition structures often include deferred and/or contingent purchase consideration in future periods that are subject to the passage of time or achievement of certain performance metrics and other conditions. As of June 30, 2022, we have accrued deferred purchase and contingent considerations totaling $565.5 million, which is included in “Accounts payable and accrued expenses” and in “Other long-term liabilities” in the accompanying consolidated balance sheets set forth in Item 1 of this Quarterly Report.

International Operations

We conduct a significant portion of our business and employ a substantial number of people outside of the U.S. As a result, we are subject to risks associated with doing business globally. Our Real Estate Investments business has a significant amount of euro-denominated assets under management, as well as associated revenue and earnings in Europe. In addition, our Global Workplace Solutions business also has a significant amount of its revenue and earnings denominated in foreign currencies, such as the euro and British pound sterling. Fluctuations in foreign currency exchange rates have resulted and may continue to result in corresponding fluctuations in our AUM, revenue and earnings.

Our businesses could suffer from the effects of public health crises (such as the ongoing Covid-19 pandemic), geopolitical (such as the war in Ukraine) or economic disruptions (or the perception that such disruptions may occur) that affect interest rates or liquidity or create financial, market or regulatory uncertainty.

During the six months ended June 30, 2022, approximately 43.3% of our revenue was transacted in foreign currencies. The following table sets forth our revenue derived from our most significant currencies (dollars in thousands):


	Three Months Ended June 30,								Six Months Ended June 30,
	2022				2021				2022				2021
United States dollar	$	4,436,115	57.1	%	$	3,563,704	55.2	%	$	8,567,512	56.7	%	$	6,912,563	55.8	%
British pound sterling	1,046,493		13.5	%	832,938		12.9	%	2,032,491		13.5	%	1,609,981		13.0	%
Euro	713,384		9.2	%	719,160		11.1	%	1,395,296		9.2	%	1,348,785		10.9	%
Canadian dollar	324,217		4.2	%	259,012		4.0	%	642,776		4.3	%	498,722		4.0	%
Australian dollar	196,204		2.5	%	161,240		2.5	%	362,143		2.4	%	271,293		2.2	%
Indian rupee	127,620		1.6	%	102,210		1.6	%	247,486		1.6	%	209,519		1.7	%
Chinese yuan	121,580		1.6	%	112,372		1.7	%	239,923		1.6	%	210,586		1.7	%
Japanese yen	95,431		1.2	%	90,775		1.4	%	212,902		1.4	%	168,109		1.4	%
Swiss franc	97,016		1.2	%	98,172		1.5	%	192,573		1.3	%	189,988		1.5	%
Singapore dollar	84,934		1.1	%	74,776		1.2	%	168,060		1.1	%	141,649		1.1	%
Other currencies (1)	528,284		6.8	%	444,254		6.9	%	1,043,049		6.9	%	836,297		6.7	%
Total revenue	$	7,771,278	100.0	%	$	6,458,613	100.0	%	$	15,104,211	100.0	%	$	12,397,492	100.0	%

(1)Approximately 48 currencies comprise 6.8% and 6.9% of our revenues for the three and six months ended June 30, 2022, and approximately 37 currencies comprise 6.9% and 6.7% of our revenues for the three and six months ended June 30, 2021.

Although we operate globally, we report our results in U.S. dollars. As a result, the strengthening or weakening of the U.S. dollar may positively or negatively impact our reported results. For example, we estimate that had the British pound sterling-to-U.S. dollar exchange rates been 10% higher during the six months ended June 30, 2022, the net impact would have been a decrease in pre-tax income of $1.6 million. Had the euro-to-U.S. dollar exchange rates been 10% higher during the six months ended June 30, 2022, the net impact would have been an increase in pre-tax income of $14.4 million. These hypothetical calculations estimate the impact of translating results into U.S. dollars and do not include an estimate of the impact that a 10% change in the U.S. dollar against other currencies would have had on our foreign operations.

Due to the constantly changing currency exposures to which we are subject and the volatility of currency exchange rates, we cannot predict the effect of exchange rate fluctuations upon future operating results. In addition, fluctuations in currencies relative to the U.S. dollar may make it more difficult to perform period-to-period comparisons of our reported results of operations. Our international operations also are subject to, among other things, political instability and changing regulatory environments, which affect the currency markets and which as a result may adversely affect our future financial condition and results of operations. We routinely monitor these risks and related costs and evaluate the appropriate amount of oversight to allocate towards business activities in foreign countries where such risks and costs are particularly significant.

Results of Operations

The following table sets forth items derived from our consolidated statements of operations for the three and six months ended June 30, 2022 and 2021 (dollars in thousands):


	Three Months Ended June 30,								Six Months Ended June 30,
	2022				2021				2022				2021
Revenue:
Net revenue:
Facilities management	$	1,283,749	16.5	%	$	1,199,657	18.6	%	$	2,526,279	16.7	%	$	2,356,146	19.0	%
Property management	444,450		5.7	%	421,378		6.5	%	882,544		5.9	%	829,947		6.7	%
Project management	672,218		8.7	%	338,011		5.2	%	1,296,180		8.6	%	646,128		5.2	%
Valuation	196,539		2.5	%	181,226		2.8	%	377,681		2.5	%	340,816		2.7	%
Loan servicing	84,642		1.1	%	65,894		1.0	%	158,657		1.1	%	134,736		1.1	%
Advisory leasing	969,708		12.5	%	692,908		10.7	%	1,742,430		11.5	%	1,213,124		9.8	%
Capital markets:
Advisory sales	715,719		9.2	%	611,834		9.5	%	1,335,546		8.8	%	1,004,146		8.1	%
Commercial mortgage origination	160,383		2.1	%	161,879		2.5	%	305,253		2.0	%	301,743		2.4	%
Investment management	157,554		2.0	%	139,271		2.2	%	308,121		2.0	%	271,342		2.2	%
Development services	119,727		1.5	%	104,092		1.7	%	252,917		1.7	%	183,151		1.5	%
Corporate, other and eliminations	(2,131)		0.0	%	(4,457)		(0.1)	%	(7,019)		0.0	%	(10,602)		(0.1)	%
Total net revenue	4,802,558		61.8	%	3,911,693		60.6	%	9,178,589		60.8	%	7,270,677		58.6	%
Pass through costs also recognized as revenue	2,968,720		38.2	%	2,546,920		39.4	%	5,925,622		39.2	%	5,126,815		41.4	%
Total revenue	7,771,278		100.0	%	6,458,613		100.0	%	15,104,211		100.0	%	12,397,492		100.0	%
Costs and expenses:
Cost of revenue	6,053,984		77.9	%	5,016,759		77.7	%	11,806,178		78.2	%	9,736,305		78.5	%
Operating, administrative and other	1,188,819		15.3	%	957,216		14.8	%	2,254,815		14.9	%	1,785,543		14.4	%
Depreciation and amortization	162,359		2.1	%	119,085		1.8	%	311,391		2.1	%	241,163		2.0	%
Asset impairments	26,405		0.3	%	—		0.0	%	36,756		0.2	%	—		0.0	%
Total costs and expenses	7,431,567		95.6	%	6,093,060		94.3	%	14,409,140		95.4	%	11,763,011		94.9	%
Gain on disposition of real estate	177,226		2.3	%	929		0.0	%	198,818		1.3	%	1,085		0.0	%
Operating income	516,937		6.7	%	366,482		5.7	%	893,889		5.9	%	635,566		5.1	%
Equity income from unconsolidated subsidiaries	119,168		1.5	%	212,132		3.3	%	162,039		1.1	%	295,726		2.4	%
Other (loss) income	(6,909)		(0.1)	%	12,045		0.2	%	(21,373)		(0.2)	%	14,777		0.1	%
Interest expense, net of interest income	18,518		0.2	%	13,772		0.3	%	31,344		0.2	%	23,878		0.2	%

Income before provision for income taxes	610,678		7.9	%	576,887		8.9	%	1,003,211		6.6	%	922,191		7.4	%
Provision for income taxes	120,762		1.6	%	133,445		2.0	%	117,024		0.8	%	209,772		1.7	%
Net income	489,916		6.3	%	443,442		6.9	%	886,187		5.8	%	712,419		5.7	%
Less: Net income attributable to non-controlling interests	2,594		0.0	%	805		0.0	%	6,568		0.0	%	3,580		0.0	%
Net income attributable to CBRE Group, Inc.	$	487,322	6.3	%	$	442,637	6.9	%	$	879,619	5.8	%	$	708,839	5.7	%

Core EBITDA	$	918,592	11.8	%	$	707,782	11.0	%	$	1,650,655	10.9	%	$	1,175,569	9.5	%

Consolidated Adjusted EBITDA (1)	$	864,973	11.1	%	$	719,176	11.1	%	$	1,460,672	9.7	%	$	1,213,095	9.8	%

Adjusted EBITDA attributable to non-controlling interests (1)	$	19,625			$	805			$	38,125			$	3,580
Adjusted EBITDA attributable to CBRE Group, Inc. (1)	$	845,348			$	718,371			$	1,422,547			$	1,209,515

(1)In conjunction with the acquisition of a 60% interest in Turner & Townsend in the fourth quarter of 2021, we modified our definition of Consolidated Adjusted EBITDA and Segment Operating Profit (SOP) to be inclusive of net income attributable to non-controlling interests and have recast prior periods to conform to this definition.

Net revenue, segment operating profit on net revenue margin, core EBITDA and consolidated adjusted EBITDA are not recognized measurements under accounting principles generally accepted in the United States, or 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. We generally use these non-GAAP financial measures to evaluate operating performance and for other discretionary purposes. We believe 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 costs and charges that may obscure the underlying performance of our business and related trends. Because not all companies use identical calculations, our presentation of net revenue, core EBITDA and consolidated adjusted EBITDA may not be comparable to similarly titled measures of other companies.

Net revenue is gross revenue less costs largely associated with subcontracted vendor work performed for clients and generally has no margin. Segment operating profit on net revenue margin is computed by dividing segment operating profit by net revenue and is a better indicator of the segment's margin since it does not include the diluting effect of pass through revenue which generally has no margin.

We use consolidated adjusted EBITDA as an indicator of consolidated financial performance. It represents earnings before the portion attributable to non-controlling interests, net interest expense, write-off of financing costs on extinguished debt, income taxes, depreciation and amortization, asset impairments, adjustments related to certain carried interest incentive compensation expense (reversal) to align with the timing of associated revenue, fair value adjustments to real estate assets acquired in the Telford acquisition (purchase accounting) that were sold in the period, costs incurred related to legal entity restructuring, and integration and other costs related to acquisitions, and a provision associated with Telford’s fire safety remediation efforts. Core EBITDA removes from adjusted EBITDA the impact of fair value changes on certain non-core non-controlling equity investments that are not directly related to our business segments as these could fluctuate significantly period over period. We believe 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 effects of acquisitions, which would include impairment charges of goodwill and intangibles created from acquisitions, the effects of financings and income taxes and the accounting effects of capital spending.

Consolidated adjusted EBITDA and Core EBITDA are not intended to be measures of free cash flow for our discretionary use because it does not consider certain cash requirements such as tax and debt service payments. These measures may also differ from the amounts calculated under similarly titled definitions in our credit facilities and debt instruments, which 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. We also use consolidated adjusted EBITDA as a significant component when measuring our operating performance under our employee incentive compensation programs.

Consolidated adjusted EBITDA and Core EBITDA are calculated as follows (dollars in thousands):


	Three Months Ended June 30,				Six Months Ended June 30,
	2022		2021		2022		2021
Net income attributable to CBRE Group, Inc.	$	487,322	$	442,637	$	879,619	$	708,839
Net income attributable to non-controlling interests	2,594		805		6,568		3,580
Net income	489,916		443,442		886,187		712,419
Add:
Depreciation and amortization	162,359		119,085		311,391		241,163
Asset impairments	26,405		—		36,756		—
Interest expense, net of interest income	18,518		13,772		31,344		23,878

Provision for income taxes	120,762		133,445		117,024		209,772

Carried interest incentive compensation (reversal) expense to align with the timing of associated revenue	(7,495)		1,672		15,361		17,004

Impact of fair value adjustments to real estate assets acquired in the Telford acquisition (purchase accounting) that were sold in period	(1,451)		(374)		(3,147)		725
Costs incurred related to legal entity restructuring	10,245		—		11,921		—
Integration and other costs related to acquisitions	8,209		8,134		16,330		8,134


Provision associated with Telford’s fire safety remediation efforts	37,505		—		37,505		—
Consolidated Adjusted EBITDA	$	864,973	$	719,176	$	1,460,672	$	1,213,095

Less: Net fair value adjustments on strategic non-core investments	(53,619)		11,394		(189,983)		37,526
Core EBITDA	$	918,592	$	707,782	$	1,650,655	$	1,175,569

Three Months Ended June 30, 2022 Compared to the Three Months Ended June 30, 2021

We reported consolidated net income of $487.3 million for the three months ended June 30, 2022 on revenue of $7.8 billion as compared to consolidated net income of $442.6 million on revenue of $6.5 billion for the three months ended June 30, 2021.

Our revenue on a consolidated basis for the three months ended June 30, 2022 increased by $1.3 billion, or 20.3%, as compared to the three months ended June 30, 2021. The revenue increase reflects growth across the three business segments. Revenue in our Global Workplace Solutions segment increased by $825.4 million or 20.2% primarily due to an increase in the project management revenue stream which now also reflects a full quarter contribution from our acquisition of Turner & Townsend in November 2021. Advisory Services gross revenue increased by $451.0 million or 21.1% as most of the lines of businesses experienced growth this quarter as compared to same quarter in prior year. However, growth in sales and lease revenue were the most significant as we continue to recover from the impacts of the pandemic across our major markets. Revenue in the Real Estate Investment services segment was up 13.9% as we continue to realize elevated asset management fees driven by asset appreciation and increased development and construction revenue due to a robust deal portfolio. Foreign currency translation had a 3.7% negative impact on total revenue during the three months ended June 30, 2022, primarily driven by weakness in the British pound sterling, euro and Japanese yen, partially offset by strength in the Brazilian real and Mexican peso.

Our cost of revenue on a consolidated basis increased by $1.0 billion, or 20.7%, during the three months ended June 30, 2022 as compared to the same period in 2021. This increase was primarily due to higher costs associated with our Global Workplace Solutions segment due to growth in our facilities and project management businesses, full quarter of Turner & Townsend, and higher commission expense associated with our Advisory Services segment due to growth in our sales and leasing business. In addition, foreign currency translation had a 3.5% positive impact on total cost of revenue during the three months ended June 30, 2022. Cost of revenue as a percentage of revenue stayed relatively flat at 77.9% for the three months ended June 30, 2022 as compared to 77.7% for the three months ended June 30, 2021.

Our operating, administrative and other expenses on a consolidated basis increased by $231.6 million, or 24.2%, during the three months ended June 30, 2022 as compared to the same period in 2021. The increase was primarily due to an increase in compensation and benefits for support staff given the expansion of the business, employee recruitment costs, increased discretionary expenses such as business promotion, advertising and travel, provision associated with transfer taxes and costs related to previous legal entity restructures, and acquisition and integration related costs as compared to the three months ended June 30, 2021. In addition, the current quarter also included operating expenses from our Turner & Townsend

business. We also recorded approximately $37.5 million of estimated provision related to fire and building safety remediation work that our Telford business in the Real Estate Investment segment will undertake based on the local government mandate. Foreign currency translation had a 4.2% positive impact on total operating, administrative and other expenses during the three months ended June 30, 2022. Operating expenses as a percentage of revenue increased to 15.3% for the three months ended June 30, 2022 from 14.8% for the three months ended June 30, 2021, primarily due to Telford's estimated fire and building safety provision and the U.S. development services line of business which recorded profit share as operating expense based on remarkable gain generated on disposition of real estate that is not recorded as revenue.

Our depreciation and amortization expense on a consolidated basis increased by $43.3 million, or 36.3%, during the three months ended June 30, 2022 as compared to the same period in 2021. This increase was primarily attributable to amortization of backlog and customer relationship intangibles from the acquisition of Turner & Townsend, with no comparable activity in the prior period.

Our asset impairments on a consolidated basis totaled $26.4 million for the three months ended June 30, 2022. No asset impairments were recorded in the three months ended June 30, 2021. During the three months ended June 30, 2022, we recorded $26.4 million of non-cash asset impairment charges in our Real Estate Investment segment. The charge is attributable to the effect of elevated inflation on construction, materials and labor costs, which will reduce Telford Homes' profitability because the sales prices for the build-to-rent developments are fixed at the time the developments are sold to a long-term investor. This triggering event resulted in a need to impair the goodwill balance associated with the Telford Homes reporting unit, primarily due to an expected reduction in cash flows and profitability.

Our gain on disposition of real estate on a consolidated basis was $177.2 million for the three months ended June 30, 2022, which was an increase of $176.3 million over the prior year period, due to property sales on certain large consolidated deals within our Real Estate Investments segment.

Our equity income from unconsolidated subsidiaries decreased by $93.0 million, or 43.8%, during the three months ended June 30, 2022 as compared to the same period in 2021, primarily driven by a decrease in the fair value adjustment of our non-core strategic equity investment in Altus Power, Inc. (Altus) and lower equity earnings associated with property sales reported in our Real Estate Investments segment.

Our consolidated interest expense, net of interest income, increased by $4.7 million, or 34.5%, for the three months ended June 30, 2022 as compared to the same period in 2021. This increase was primarily due to interest expense associated with deferred purchase consideration related to Turner & Townsend transaction and borrowings on the revolving credit facility this quarter as compared to the same period last year.

Our provision for income taxes on a consolidated basis was $120.8 million for the three months ended June 30, 2022 as compared to a provision for income taxes of $133.4 million for the three months ended June 30, 2021. The decrease of $12.7 million is primarily related to the recognition of certain changes in estimate related to state tax attributes. Our effective tax rate decreased to 19.8% for the three months ended June 30, 2022 from 23.1% for the three months ended June 30, 2021. Our effective tax rate for the three months ended June 30, 2022 was different than the U.S. federal statutory tax rate of 21.0% primarily due to the recognition of certain changes in estimate related to state tax attributes.

Six Months Ended June 30, 2022 Compared to the Six Months Ended June 30, 2021

We reported consolidated net income of $879.6 million for the six months ended June 30, 2022 on revenue of $15.1 billion as compared to consolidated net income of $708.8 million on revenue of $12.4 billion for the six months ended June 30, 2021.

Our revenue on a consolidated basis for the six months ended June 30, 2022 increased by $2.7 billion, or 21.8%, as compared to the six months ended June 30, 2021. The revenue increase reflects growth across the three business segments. Revenue in our Global Workplace Solutions segment increase more than 19.8% primarily due to an increase in the project management revenue stream which now also reflects a full period contribution from our Turner & Townsend partnership supplemented by a modest growth in facilities management business. Advisory Services gross revenue increased by $991.4 million or 25.8% as all lines of businesses experienced growth this period as compared to same period in prior year. Significant growth occurred in our transaction business with sales and lease revenue up over 33.0% and 43.6%, respectively, as we continue to recover from the impacts of the pandemic across our major markets. Revenue in the Real Estate Investment services segment was up 23.4% as we continue to realize elevated asset management fees driven by asset appreciation and increased development and construction revenue due to a robust deal portfolio. Foreign currency translation had a 2.9% negative impact

on total revenue during the six months ended June 30, 2022, primarily driven by weakness in the euro, British pound sterling and Japanese yen, partially offset by strength in the Brazilian real.

Our cost of revenue on a consolidated basis increased by $2.1 billion, or 21.3%, during the six months ended June 30, 2022 as compared to the same period in 2021. This increase was primarily due to higher costs associated with our Global Workplace Solutions segment given the growth in our facilities management and project management businesses, including Turner & Townsend, and higher commission expense associated with our Advisory Services segment due to growth in our sales and leasing business. Foreign currency translation had a 2.7% positive impact on total cost of revenue during the six months ended June 30, 2022. Cost of revenue as a percentage of revenue remained relatively unchanged at 78.2% for the six months ended June 30, 2022 as compared to 78.5% for the six months ended June 30, 2021.

Our operating, administrative and other expenses on a consolidated basis increased by $469.3 million, or 26.3%, for the six months ended June 30, 2022 as compared to the same period in 2021. The increase was primarily due to an increase in compensation and benefits for support staff given the expansion of the business, employee recruitment costs, discretionary expenses such as business promotion, advertising and travel, incentive compensation expense, acquisition and integration related costs and provision related to Telford's building and fire safety remediation work as compared to the six months ended June 30, 2021. In addition, the current period also included operating expenses from our Turner & Townsend business. Foreign currency translation also had a 3.3% positive impact on total operating expenses during the six months ended June 30, 2022. Operating expenses as a percentage of revenue increased slightly to 14.9% for the six months ended June 30, 2022 from 14.4% for the six months ended June 30, 2021, primarily due to profit share expenses recorded by the U.S development services business as operating expense whereas the associated performance is recorded as gain on sale of disposition of real estate versus revenue.

Our depreciation and amortization expense on a consolidated basis increased by $70.2 million, or 29.1%, during the six months ended June 30, 2022 as compared to the same period in 2021. This increase was primarily attributable to amortization of backlog and customer relationship intangibles from the acquisition of Turner & Townsend, with no comparable activity in the prior period.

Our asset impairments on a consolidated basis totaled $36.8 million for the six months ended June 30, 2022. We recorded $10.4 million in asset impairment during the first quarter of 2022 related to our exit of the Advisory Services business in Russia. We recorded $26.4 million of non-cash asset impairment charges in our Real Estate Investment segment during the second quarter related to Telford Homes. The charge is attributable to the effect of elevated inflation on construction, materials and labor costs, which will reduce Telford Homes' profitability because the sales prices for the build-to-rent developments are fixed at the time the developments are sold to a long-term investor. This resulted in a need to impair the goodwill balance associated with the Telford Homes reporting unit, primarily due to an expected reduction in cash flows and profitability. There were no asset impairments recorded in the comparative prior period.

Our gain on disposition of real estate on a consolidated basis increased by $197.7 million, during the six months ended June 30, 2022 as compared to the same period in 2021 due to significant gains associated with certain property sales on consolidated deals within our Real Estate Investments segment.

Our equity income from unconsolidated subsidiaries on a consolidated basis decreased by $133.7 million, or 45.2%, during the six months ended June 30, 2022 as compared to the same period in 2021, primarily driven by a decrease in the fair value adjustment of our non-core strategic equity investment in Altus. This was partially offset by higher equity earnings associated with property sales reported in our Real Estate Investments segment and a net positive fair value adjustment related to Industrious in the Advisory Services segment.

Our consolidated interest expense, net of interest income, increased by $7.5 million, or 31.3%, for the six months ended June 30, 2022 as compared to the same period in 2021. This increase was primarily due to interest expense related to deferred purchase consideration associated with Turner & Townsend acquisition and interest expense associated with net borrowings on the revolver. In addition, we recorded six months' interest expense this period on the 2.500% senior note issued in late March 2021.

Our provision for income taxes on a consolidated basis was $117.0 million for the six months ended June 30, 2022 as compared to $209.8 million for the six months ended June 30, 2021. The decrease of $92.7 million is primarily related to the recognition of a net discrete tax benefit attributable to an outside basis difference recognized as a result of legal entity restructuring. Our effective tax rate decreased to 11.7% for the six months ended June 30, 2022 from 22.7% for the six months ended June 30, 2021. Our effective tax rate for the six months ended June 30, 2022 was different than the U.S. federal statutory

tax rate of 21.0% primarily due to the recognition of a net discrete tax benefit attributable to an outside basis difference recognized as a result of legal entity restructuring.

Segment Operations

We organize our operations around, and publicly report our financial results on, three global business segments: (1) Advisory Services; (2) Global Workplace Solutions; and (3) Real Estate Investments.

Advisory Services provides a comprehensive range of services globally, including property leasing, property sales, mortgage services, property management, and valuation. Global Workplace Solutions provides a broad suite of integrated, contractually-based outsourcing services to occupiers of real estate, including facilities management and project management. Real Estate Investments includes investment management services provided globally and development services in the U.S., U.K. and Continental Europe.

We also have a Corporate and Other segment. Corporate primarily consists of corporate overhead costs. Other consists of activities from strategic non-core non-controlling equity investments and is considered an operating segment but does not meet the aggregation criteria for presentation as a separate reportable segment and is, therefore, combined with Corporate and reported as Corporate and other. It also includes eliminations related to inter-segment revenue. For additional information on our segments, see Note 15 of the Notes to Consolidated Financial Statements (Unaudited) set forth in Item 1 of this Quarterly Report.

Advisory Services

The following table summarizes our results of operations for our Advisory Services operating segment for the three and six months ended June 30, 2022 and 2021 (dollars in thousands):


	Three Months Ended June 30,								Six Months Ended June 30,
	2022				2021				2022				2021
Revenue:
Net revenue:
Property management	$	444,450	17.2	%	$	421,378	19.7	%	$	882,544	18.3	%	$	829,947	21.6	%
Valuation	196,539		7.6	%	181,226		8.5	%	377,681		7.8	%	340,816		8.9	%
Loan servicing	84,642		3.3	%	65,894		3.1	%	158,657		3.3	%	134,736		3.5	%
Advisory leasing	969,708		37.5	%	692,908		32.4	%	1,742,430		36.0	%	1,213,124		31.6	%
Capital markets:
Advisory sales	715,719		27.7	%	611,834		28.6	%	1,335,546		27.6	%	1,004,146		26.1	%
Commercial mortgage origination	160,383		6.1	%	161,879		7.6	%	305,253		6.3	%	301,743		7.8	%
Total segment net revenue	2,571,441		99.4	%	2,135,119		99.9	%	4,802,111		99.3	%	3,824,512		99.5	%
Pass through costs also recognized as revenue	16,542		0.6	%	1,866		0.1	%	34,320		0.7	%	20,485		0.5	%
Total segment revenue	2,587,983		100.0	%	2,136,985		100.0	%	4,836,431		100.0	%	3,844,997		100.0	%
Costs and expenses:
Cost of revenue	1,554,472		60.1	%	1,231,819		57.6	%	2,866,763		59.3	%	2,219,396		57.7	%
Operating, administrative and other	514,412		19.9	%	443,611		20.8	%	994,667		20.6	%	832,218		21.6	%
Depreciation and amortization	79,416		3.1	%	74,169		3.5	%	154,303		3.2	%	143,923		3.7	%
Asset impairments	—		0.0	%	—		0.0	%	10,351		0.2	%	—		0.0	%
Operating income	439,683		16.9	%	387,386		18.1	%	810,347		16.7	%	649,460		17.0	%
Equity income from unconsolidated subsidiaries	1,505		0.1	%	2,149		0.1	%	11,261		0.2	%	2,899		0.2	%
Other income	53		0.0	%	801		0.0	%	49		0.0	%	802		0.0	%
Add-back: Depreciation and amortization	79,416		3.1	%	74,169		3.5	%	154,303		3.2	%	143,923		3.7	%
Add-back: Asset impairments	—		0.0	%	—		0.0	%	10,351		0.2	%	—		0.0	%






Segment operating profit and segment operating profit on revenue margin (1)	$	520,657	20.1	%	$	464,505	21.7	%	$	986,311	20.3	%	$	797,084	20.7	%
Segment operating profit on net revenue margin			20.2	%			21.8	%			20.5	%			20.8	%

Segment operating profit attributable to non-controlling interests (1)	$	948			$	208			$	1,919			$	487
Segment operating profit attributable to CBRE Group, Inc. (1)	$	519,709			$	464,297			$	984,392			$	796,597

(1)During the fourth quarter of 2021, we changed the definition of SOP to include net income (loss) attributable to non-controlling interest, as discussed further in Note 15 (Segments). Prior period segment operating profit for our reportable segments have been recast to conform to this change.

Three Months Ended June 30, 2022 Compared to the Three Months Ended June 30, 2021

Revenue increased by $451.0 million, or 21.1%, for the three months ended June 30, 2022 as compared to the three months ended June 30, 2021. Most of the lines of businesses in the Advisory Services segment experienced growth in the current quarter as compared to the prior year. The expansion was primarily led by sales and lease revenue which increased approximately 17% and 40%, respectively. Growth in leasing revenue was supported by continuous recovery in industrial and office sectors, mainly in the United States, which saw an increase of over 57.9% this quarter as compared to the prior period. Strong property sales growth was seen in the retail and multi-family sectors particularly in the U.S. markets. Loan servicing revenue was up 28.5% in the quarter as compared to the second quarter of 2021 driven by a growth in the loan servicing portfolio. Foreign currency translation had a 3.4% negative impact on total revenue during the three months ended June 30, 2022, primarily driven by weakness in the euro, British sterling pound and Japanese yen partially offset by strength in the Brazilian real.

Cost of revenue increased by $322.7 million, or 26.2%, for the three months ended June 30, 2022 as compared to the same period in 2021, primarily due to increased commission expense with some producer commissions climbing up higher commission tranches as they meet higher sales hurdles given the robust growth in sales and leasing revenue. Foreign currency

translation had a 3.2% positive impact on total cost of revenue during the three months ended June 30, 2022. Cost of revenue as a percentage of revenue increased to 60.1% for the three months ended June 30, 2022 versus 57.6% for the same period in 2021. This was mainly due to some producers earnings commissions at an escalated pace as they meet higher hurdles. In addition, there was a shift in the composition of total revenue where high margin capital markets revenue decreased as a percentage of total revenue this quarter versus same period last year.

Operating, administrative and other expenses increased by $70.8 million, or 16.0%, for the three months ended June 30, 2022 as compared to the three months ended June 30, 2021. This increase was primarily due to an increase in business promotion, advertising and travel expenses, support staff compensation and related benefits, employee events and consulting services as compared to three months ended June 30, 2021. Foreign currency translation had a 4.2% positive impact on total operating expenses during the three months ended June 30, 2022.

In connection with the origination and sale of mortgage loans for which the company retains servicing rights, we record servicing assets or liabilities based on the fair value of the retained mortgage servicing rights (MSRs) on the date the loans are sold. Upon origination of a mortgage loan held for sale, the fair value of the mortgage servicing rights to be retained is included in the forecasted proceeds from the anticipated loan sale and results in a net gain (which is reflected in revenue). Subsequent to the initial recording, MSRs are amortized (within amortization expense) and carried at the lower of amortized cost or fair value in other intangible assets in the accompanying consolidated balance sheets. They are amortized in proportion to and over the estimated period that the servicing income is expected to be received. For the three months ended June 30, 2022, MSRs contributed to operating income $35.4 million of gains recognized in conjunction with the origination and sale of mortgage loans, offset by $44.6 million of amortization of related intangible assets. For the three months ended June 30, 2021, MSRs contributed to operating income $41.8 million of gains recognized in conjunction with the origination and sale of mortgage loans, offset by $39.7 million of amortization of related intangible assets.

Six Months Ended June 30, 2022 Compared to the Six Months Ended June 30, 2021

Revenue increased by $991.4 million, or 25.8%, for the six months ended June 30, 2022 as compared to the six months ended June 30, 2021. All lines of business in Advisory Services segment experienced growth for the six months ended June 30, 2022 as compared to the six months ended June 30, 2021. The revenue increase primarily reflects higher sales, up 33.0%, and leasing revenue, up 43.6%, as well as increases in loan servicing revenue supported by a growing loan servicing portfolio and valuation revenue driven by increased revenue per assignment and high demand given the market conditions. Foreign currency translation had a 2.9% negative impact on total revenue during the six months ended June 30, 2022, primarily driven by weakness in euro, British pound sterling and Japanese yen, partially offset by strength in the Brazilian real.

Cost of revenue increased by $647.4 million, or 29.2%, for the six months ended June 30, 2022 as compared to the same period in 2021, primarily due to increased commission expense resulting from higher sales and leasing revenue and increased professional compensation to support the growth in the business. Foreign currency translation also had a 2.7% positive impact on total cost of revenue during the six months ended June 30, 2022. Cost of revenue as a percentage of revenue increased slightly to 59.3% for the six months ended June 30, 2022 from 57.7% for the six months ended June 30, 2021.

Operating, administrative and other expenses increased by $162.4 million, or 19.5%, for the six months ended June 30, 2022 as compared to the six months ended June 30, 2021. This increase was primarily due to an increase in discretionary spend such as business promotion, advertising and travel, support staff compensation and related benefits, overall bonus accrual, stock compensation expense, employee recruitment and temporary help related charges as compared to the six months ended June 30, 2021. Foreign currency translation also had a 3.5% positive impact on total operating expenses during the six months ended June 30, 2022.

For the six months ended June 30, 2022, MSRs contributed to operating income $70.6 million of gains recognized in conjunction with the origination and sale of mortgage loans, offset by $85.7 million of amortization of related intangible assets. For the six months ended June 30, 2021, MSRs contributed to operating income $92.1 million of gains recognized in conjunction with the origination and sale of mortgage loans, offset by $75.5 million of amortization of related intangible assets.

Amortization expense during the six months ended June 30, 2022 increased by $11.0 million, as compared to the same period in 2021, primarily due to accelerated amortization related to loan payoffs in the Capital Markets business.

Global Workplace Solutions

The following table summarizes our results of operations for our Global Workplace Solutions operating segment for the three and six months ended June 30, 2022 and 2021 (dollars in thousands):


	Three Months Ended June 30,								Six Months Ended June 30,
	2022				2021				2022				2021
Revenue:
Net revenue:
Facilities management	$	1,283,749	26.2	%	$	1,199,657	29.4	%	$	2,526,279	26.0	%	$	2,356,146	29.1	%
Project management	672,218		13.7	%	338,011		8.3	%	1,296,180		13.4	%	646,128		8.0	%
Total segment net revenue	1,955,967		39.9	%	1,537,668		37.7	%	3,822,459		39.4	%	3,002,274		37.0	%
Pass through costs also recognized as revenue	2,952,178		60.1	%	2,545,054		62.3	%	5,891,302		60.6	%	5,106,331		63.0	%
Total segment revenue	4,908,145		100.0	%	4,082,722		100.0	%	9,713,761		100.0	%	8,108,605		100.0	%
Costs and expenses:
Cost of revenue	4,443,566		90.5	%	3,729,624		91.4	%	8,817,533		90.8	%	7,427,397		91.6	%
Operating, administrative and other	254,962		5.2	%	193,284		4.7	%	494,348		5.0	%	369,295		4.6	%
Depreciation and amortization	70,859		1.5	%	32,547		0.8	%	132,828		1.4	%	67,006		0.8	%

Operating income	138,758		2.8	%	127,267		3.1	%	269,052		2.8	%	244,907		3.0	%
Equity (loss) income from unconsolidated subsidiaries	(400)		0.0	%	416		0.0	%	463		0.0	%	234		0.0	%
Other income	870		0.0	%	1,805		0.0	%	2,359		0.0	%	2,071		0.0	%
Add-back: Depreciation and amortization	70,859		1.5	%	32,547		0.8	%	132,828		1.4	%	67,006		0.8	%

Adjustments:


Integration and other costs related to acquisitions	8,209		0.1	%	8,134		0.2	%	16,330		0.1	%	8,134		0.1	%

Segment operating profit and segment operating profit on revenue margin (1)	$	218,296	4.4	%	$	170,169	4.2	%	$	421,032	4.3	%	$	322,352	4.0	%
Segment operating profit on net revenue margin			11.2	%			11.1	%			11.0	%			10.7	%

Segment operating profit attributable to non-controlling interests (1)	$	17,981			$	17			$	34,835			$	23
Segment operating profit attributable to CBRE Group, Inc. (1)	$	200,315			$	170,152			$	386,197			$	322,329

Three Months Ended June 30, 2022 Compared to the Three Months Ended June 30, 2021

Revenue increased by $825.4 million, or 20.2%, for the three months ended June 30, 2022 as compared to the three months ended June 30, 2021. The increase was primarily attributable to growth in both facilities management line of business, which is contractual in nature, and in project management. We recorded approximately $338.2 million in revenue from Turner & Townsend during the quarter with no such activity in the comparable period. Excluding Turner & Townsend, revenue rose nearly 11.9% with project management up 15.9% due to certain large projects and focused growth initiatives. Foreign currency translation had a 3.6% negative impact on total revenue during the three months ended June 30, 2022, primarily driven by weakness in the British pound sterling and euro, partially offset by strength in the Brazilian real.

Cost of revenue increased by $713.9 million, or 19.1%, for the three months ended June 30, 2022 as compared to the same period in 2021, driven by the higher revenue leading to higher pass through costs and higher professional compensation. Foreign currency translation had a 3.5% positive impact on total cost of revenue during the three months ended June 30, 2022. Cost of revenue as a percentage of revenue decreased slightly to 90.5% for the three months ended June 30, 2022 from 91.4% for the same period in 2021, primarily due to increase in project management revenue which generally has higher margins.

Operating, administrative and other expenses increased by $61.7 million, or 31.9%, for the three months ended June 30, 2022 as compared to the three months ended June 30, 2021. This increase was attributable to higher support staff compensation and related benefits, increased business promotion, advertising and travel, stock compensation expense and integration costs associated with the Turner & Townsend transaction. In addition, we recorded operating expenses incurred by

Turner & Townsend this quarter with no such activity in the comparable period. Foreign currency translation had a 3.9% positive impact on total operating expenses during the three months ended June 30, 2022.

Six Months Ended June 30, 2022 Compared to the Six Months Ended June 30, 2021

Revenue increased by $1.6 billion, or 19.8%, for the six months ended June 30, 2022 as compared to the six months ended June 30, 2021. The increase was primarily attributable to growth in our project management line of business, supplemented by a moderate growth in facilities management revenue. We recorded approximately $650.4 million in revenue from Turner & Townsend during the quarter with no such activity in the comparable period. Excluding Turner & Townsend, revenue rose nearly 11.8% with project management up 20.9%. Foreign currency translation had a 2.7% negative impact on total revenue during the six months ended June 30, 2022, primarily driven by weakness in the euro and British pound sterling partially offset by strength in the Brazilian real.

Cost of revenue increased by $1.4 billion, or 18.7%, for the six months ended June 30, 2022 as compared to the same period in 2021, driven by the higher revenue leading to higher pass through costs and increased professional compensation. Foreign currency translation had a 2.7% positive impact on total cost of revenue during the six months ended June 30, 2022. Cost of revenue as a percentage of revenue decreased slightly to 90.8% for the six months ended June 30, 2022 from 91.6% for the six months ended June 30, 2021, primarily due to increase in project management revenue which generally has higher margins.

Operating, administrative and other expenses increased by $125.1 million, or 33.9%, for the six months ended June 30, 2022 as compared to the six months ended June 30, 2021. This increase was attributable to increased investment in sales and leadership driven roles to drive business growth leading to increased office management and administrative salaries. We also recorded higher stock compensation expenses, employee recruitment costs, and integration related costs for Turner & Townsend. In addition, we recorded operating expenses incurred by Turner & Townsend for the six months ended June 30, 2022 with no such activity in the comparable period. Foreign currency translation also had a 3.0% positive impact on total operating expenses during the six months ended June 30, 2022.

Real Estate Investments

The following table summarizes our results of operations for our Real Estate Investments operating segment for the three and six months ended June 30, 2022 and 2021 (dollars in thousands):


	Three Months Ended June 30,								Six Months Ended June 30,
	2022				2021				2022				2021
Revenue:
Investment management	$	157,554	56.8	%	$	139,271	57.2	%	$	308,121	54.9	%	$	271,342	59.7	%
Development services	119,727		43.2	%	104,092		42.8	%	252,917		45.1	%	183,150		40.3	%
Total segment revenue	277,281		100.0	%	243,363		100.0	%	561,038		100.0	%	454,492		100.0	%
Costs and expenses:
Cost of revenue	74,276		26.8	%	56,970		23.4	%	144,329		25.7	%	97,960		21.6	%
Operating, administrative and other	306,455		110.5	%	235,275		96.7	%	553,207		98.6	%	416,255		91.6	%
Depreciation and amortization	3,618		1.3	%	5,523		2.3	%	7,474		1.3	%	15,953		3.5	%
Asset impairments	26,405		9.5	%	—		0.0	%	26,405		4.7	%	—		0.0	%
Gain on disposition of real estate	177,226		63.9	%	929		0.4	%	198,818		35.4	%	1,085		0.2	%
Operating income (loss)	43,753		15.8	%	(53,476)		(22.0	%)	28,441		5.1	%	(74,591)		(16.5	%)
Equity income from unconsolidated subsidiaries	172,986		62.4	%	198,173		81.4	%	330,426		58.9	%	255,067		56.1	%
Other (loss) income	(803)		(0.3)	%	2,525		1.0	%	(895)		(0.2)	%	2,952		0.6	%
Add-back: Depreciation and amortization	3,618		1.3	%	5,523		2.3	%	7,474		1.3	%	15,953		3.5	%
Add-back: Asset impairments	26,405		9.5	%	—		0.0	%	26,405		4.7	%	—		0.0	%

Adjustments:
Carried interest incentive compensation (reversal) expense to align with the timing of associated revenue	(7,495)		(2.7	%)	1,672		0.7	%	15,361		2.7	%	17,004		3.7	%
Impact of fair value adjustments to real estate assets acquired in the Telford Acquisition (purchase accounting) that were sold in period	(1,451)		(0.5)	%	(374)		(0.2)	%	(3,147)		(0.5)	%	725		0.2	%



Provision associated with Telford’s fire safety remediation efforts	37,505		13.5	%	—		0.0	%	37,505		6.7	%	—		0.0	%
Segment operating profit (1)	$	274,518	99.0	%	$	154,043	63.2	%	$	441,570	78.7	%	$	217,110	47.6	%

Segment operating profit attributable to non-controlling interests (1)	$	697			$	580			1,372				3,070
Segment operating profit attributable to CBRE Group, Inc. (1)	$	273,821			$	153,463			$	440,198			$	214,040

Three Months Ended June 30, 2022 Compared to the Three Months Ended June 30, 2021

Revenue increased by $33.9 million, or 13.9%, for the three months ended June 30, 2022 as compared to the three months ended June 30, 2021, primarily driven by an increase in real estate sales, primarily in the United Kingdom. Investment management fees increased which benefited from appreciating asset values. Foreign currency translation had a 6.8% negative impact on total revenue during the three months ended June 30, 2022, primarily driven by weakness in the British pound sterling and euro.

Cost of revenue increased by $17.3 million, or 30.4%, for the three months ended June 30, 2022 as compared to the three months ended June 30, 2021. Cost of revenue as a percentage of revenue was 26.8% as compared to 23.4% last year. This was primarily due to the timing of increased real estate sales in the quarter as well as increased construction costs as a result of inflation in Telford Holmes business. The gross increase in cost of revenue from Telford was subdued by an increased revenue from the investment management line of business, which has no associated cost of revenue. Foreign currency translation had a 10.0% positive impact on total cost of revenue during the three months ended June 30, 2022.

Operating, administrative and other expenses increased by $71.2 million, or 30.3%, for the three months ended June 30, 2022 as compared to the same period in 2021, primarily due to an increase in overall compensation and profit share in our development services and investment management line of business consistent with higher revenue growth as well as the

provisions related to Telford's building and fire safety remediation work. Foreign currency translation had a 4.9% positive impact on total operating expenses during the three months ended June 30, 2022.

Our equity income from unconsolidated subsidiaries declined by $25.2 million, or 12.7%, and gain on disposition of real estate increased by $176.3 million during the three months ended June 30, 2022 as compared to the same period in 2021. This is primarily due to the composition of the portfolio, deal structures (consolidated versus unconsolidated deals) and timing of the recognition where we had some large unconsolidated deals that generated higher equity earnings in second quarter last year as compared this quarter. We also had certain major consolidated asset sales, primarily land sales, that generated substantial gain upon disposition with minimal such activity last year.

A roll forward of our AUM by product type for the three months ended June 30, 2022 is as follows (dollars in billions):


	Funds		Separate Accounts		Securities		Total
Balance at March 31, 2022	$	61.6	$	73.1	$	12.1	$	146.8
Inflows	6.0		1.7		0.9		8.6
Outflows	(2.5)		(2.0)		(0.4)		(4.9)
Market depreciation	(0.4)		(1.4)		(1.8)		(3.6)
Balance at June 30, 2022	$	64.7	$	71.4	$	10.8	$	146.9

AUM generally refers to the properties and other assets with respect to which we provide (or participate in) oversight, investment management services and other advice, and which generally consist of real estate properties or loans, securities portfolios and investments in operating companies and joint ventures. Our AUM is intended principally to reflect the extent of our presence in the real estate market, not the basis for determining our management fees. Our assets under management consist of:

the total fair market value of the real estate properties and other assets either wholly-owned or held by joint ventures and other entities in which our sponsored funds or investment vehicles and client accounts have invested or to which they have provided financing. Committed (but unfunded) capital from investors in our sponsored funds is not included in this component of our AUM. The value of development properties is included at estimated completion cost. In the case of real estate operating companies, the total value of real properties controlled by the companies, generally through joint ventures, is included in AUM; and
the net asset value of our managed securities portfolios, including investments (which may be comprised of committed but uncalled capital) in private real estate funds under our fund of funds investments.

Our calculation of AUM may differ from the calculations of other asset managers, and as a result, this measure may not be comparable to similar measures presented by other asset managers.

Six Months Ended June 30, 2022 Compared to the Six Months Ended June 30, 2021

Revenue increased by $106.5 million, or 23.4%, for the six months ended June 30, 2022 as compared to the six months ended June 30, 2021, primarily driven by an increase in real estate sales, primarily in the U.K. and an increase in our development and construction management fees in our development services line of business globally. Investment management fees increased supported by strong market appreciation driving up asset fees. Foreign currency translation had a 5.1% negative impact on total revenue during the six months ended June 30, 2022, primarily driven by strength in the British pound sterling and euro.

Cost of revenue increased by $46.4 million, or 47.3%, for the six months ended June 30, 2022 as compared to the six months ended June 30, 2021. Cost of revenue as a percentage of revenue was 25.7% for the six months ended June 30, 2022 as compared to 21.6% for the six months ended June 30, 2021. This was primarily driven by the timing of increased real estate sales in the quarter as well as increased construction costs due to inflation in our Telford Holmes business. We also experienced a change in composition of revenue for this period. Revenue from global development services, which has an associated cost of revenue in the Telford business increased to 45.1% of total segment revenue as compared to 40.3% last year. Revenue from investment management, which have no associated cost of revenue, contributed 54.9% to total segment revenue as compared to 59.7% last year. Foreign currency translation had a 7.7% positive impact on total cost of revenue during the six months ended June 30, 2022.

Operating, administrative and other expenses increased by $137.0 million, or 32.9%, for the six months ended June 30, 2022 as compared to the same period in 2021, primarily due to an increase in overall compensation, bonuses and profit share in our development services and investment management line of business consistent with higher revenue growth. We also recorded approximately $37.5 million of estimated provision related to fire and building safety remediation work that our Telford business will undertake based on the local government mandate. These increases are partially offset by decreases in certain operating expenses, such as occupancy costs, legal fees, and technology related expenses. Foreign currency translation had a 3.6% positive impact on total operating expenses during the six months ended June 30, 2022.

Our equity income from unconsolidated subsidiaries increased by $75.4 million, or 29.5%, during the six months ended June 30, 2022 as compared to the same period in 2021. Gain on disposition of real estate increased by $197.7 million during the six months ended June 30, 2022 as compared to the same period in 2021. This was primarily due to the composition of the portfolio, deal structures, and timing. In the prior year our sales activity was almost entirely sales of our equity interests to our JV partners whereas in the current year we had sales of equity interests as well as significant assets sales, primarily land sales.

A roll forward of our AUM by product type for the six months ended June 30, 2022 is as follows (dollars in billions):


	Funds		Separate Accounts		Securities		Total
Balance at December 31, 2021	$	56.6	$	73.6	$	11.7	$	141.9
Inflows	9.8		4.0		1.8		15.6
Outflows	(3.1)		(5.6)		(0.7)		(9.4)
Market appreciation (depreciation)	1.4		(0.6)		(2.0)		(1.2)
Balance at June 30, 2022	$	64.7	$	71.4	$	10.8	$	146.9

We describe above how we calculate AUM. Also, as noted above, our calculation of AUM may differ from the calculations of other asset managers, and as a result, this measure may not be comparable to similar measures presented by other asset managers.

Corporate and Other

Our Corporate segment primarily consists of corporate overhead costs. Other consists of activities from strategic non-core non-controlling equity investments and is considered an operating segment but does not meet the criteria for presentation as a separate reportable segment and is, therefore, combined with Corporate function and reported as Corporate and other. The following table summarizes our results of operations for our core Corporate and other segment for the three and six months ended June 30, 2022 and 2021 (dollars in thousands):


	Three Months Ended June 30, (1)				Six Months Ended June 30, (1)
	2022		2021		2022		2021
Elimination of inter-segment revenue	$	(2,131)	$	(4,457)	$	(7,019)	$	(10,602)
Costs and expenses:
Cost of revenue	(18,330)		(1,654)		(22,447)		(8,448)
Operating, administrative and other	112,990		85,046		212,593		167,775
Depreciation and amortization	8,466		6,846		16,786		14,281


Operating loss	(105,257)		(94,695)		(213,951)		(184,210)
Equity (loss) income from unconsolidated subsidiaries	(54,923)		11,394		(180,111)		37,526
Other (loss) income	(7,029)		6,914		(22,886)		8,952
Add-back: Depreciation and amortization	8,466		6,846		16,786		14,281

Adjustments:


Costs incurred related to legal entity restructuring	10,245		—		11,921		—
Segment operating loss	$	(148,498)	$	(69,541)	$	(388,241)	$	(123,451)

(1)Percentage of revenue calculations are not meaningful and therefore not included.

Three Months Ended June 30, 2022 Compared to the Three Months Ended June 30, 2021

Core corporate

Operating, administrative and other expenses for our core corporate function were approximately $114.3 million for the three months ended June 30, 2022, an increase of $29.2 million or 34.4% as compared to the three months ended June 30, 2021. This was primarily due to an increase in general compensation and related benefits, a provision associated with transfer taxes and costs related to previous legal entity restructures, and outside services, partially offset by a relatively lower stock compensation expense as compared to the prior period when we recorded a catch up related change in estimate due to better than expected company performance.

Other loss was approximately $7.0 million for the three months ended June 30, 2022 versus a net pick up of $6.9 million same period last year. This is primarily comprised of net unfavorable activity related to unrealized and realized gain/loss on equity and available for sale debt securities owned by our wholly-owned captive insurance company. These mark to market adjustments were in a net favorable position compared to the same period of the prior year.

Other (non-core)

Equity loss from non-core non-controlling equity investments (unconsolidated subsidiaries) was approximately $54.9 million for the three months ended June 30, 2022, a decrease of $66.3 million or 582.0% as compared to the three months ended June 30, 2021. This was primarily due to unfavorable fair value adjustments on certain of our non-core non-controlling investments.

Six Months Ended June 30, 2022 Compared to the Six Months Ended June 30, 2021

Core corporate

Operating, administrative and other expenses for our core corporate function were approximately $211.7 million for the six months ended June 30, 2022, an increase of $43.9 million or 26.2% as compared to the six months ended June 30, 2021. This was primarily due to an increase in general compensation and related benefits, a provision associated with transfer taxes and costs related to previous legal entity restructures, and outside services, partially offset by a relatively lower stock

compensation expense as compared to prior period when we recorded a catch up related change in estimate due to better than expected company performance.

Other loss was approximately $13.9 million for the six months ended June 30, 2022 versus a net pick up of $9.0 million same period last year. This is primarily comprised of net unfavorable activity related to unrealized and realized gain/loss on equity and available for sale debt securities owned by our wholly-owned captive insurance company. These mark to market adjustments were in a net favorable position compared to the same period of the prior year.

Other (non-core)

Equity loss from non-core non-controlling equity investments (unconsolidated subsidiaries) was approximately $180.1 million for the six months ended June 30, 2022, a decrease of $217.6 million or 580.0% as compared to the six months ended June 30, 2021. This was primarily due to an unfavorable adjustment of $159.6 million recorded on our investment in Altus coupled with other insignificant mark to market adjustments for investments where the fair value option has been elected. Such adjustments generated on our non-core portfolio generated a positive mark to market adjustments of $37.5 million last year.

Liquidity and Capital Resources

We believe that we can satisfy our working capital and funding requirements with internally generated cash flow and, as necessary, borrowings under our revolving credit facility. Our expected capital requirements for 2022 include up to approximately $292 million of anticipated capital expenditures, net of tenant concessions. During the six months ended June 30, 2022, we incurred $92.5 million of capital expenditures, net of tenant concessions received, which includes approximately $12.2 million related to technology enablement. As of June 30, 2022, we had aggregate commitments of $106.5 million to fund future co-investments in our Real Estate Investments business, $19.2 million of which is expected to be funded in 2022. Additionally, as of June 30, 2022, we are committed to fund additional capital of $75.4 million and $67.8 million, respectively, to unconsolidated subsidiaries and to consolidated projects within our Real Estate Investments business. As of June 30, 2022, we had $3.0 billion of borrowings available under our revolving credit facilities and $1.2 billion of cash and cash equivalents available for general corporate use.

We have historically relied on our internally generated cash flow and our revolving credit facility to fund our working capital, capital expenditure and general investment requirements (including strategic in-fill acquisitions) and have not sought other external sources of financing to help fund these requirements. In the absence of extraordinary events or a large strategic acquisition, we anticipate that our cash flow from operations and our revolving credit facility would be sufficient to meet our anticipated cash requirements for the foreseeable future, and at a minimum for the next 12 months. Given compensation is our largest expense and our sales and leasing professionals are generally paid on a commission and/or bonus basis that correlates with their revenue production, the negative effect of difficult market conditions is partially mitigated by the inherent variability of our compensation cost structure. In addition, when negative economic conditions have been particularly severe, we have moved decisively to lower operating expenses to improve financial performance, and then have restored certain expenses as economic conditions improved. We may seek to take advantage of market opportunities to refinance existing debt instruments, as we have done in the past, with new debt instruments at interest rates, maturities and terms we deem attractive. We may also, from time to time in our sole discretion, purchase, redeem, or retire our existing senior notes, through tender offers, in privately negotiated or open market transactions, or otherwise.

As noted above, we believe that any future significant acquisitions we may make could require us to obtain additional debt or equity financing. In the past, we have been able to obtain such financing for material transactions on terms that we believed to be reasonable. However, it is possible that we may not be able to obtain acquisition financing on favorable terms, or at all, in the future if we decide to make any further significant acquisitions.

Our long-term liquidity needs, other than those related to ordinary course obligations and commitments such as operating leases, are generally comprised of three elements. The first is the repayment of the outstanding and anticipated principal amounts of our long-term indebtedness. If our cash flow is insufficient to repay our long-term debt when it comes due, then we expect that we would need to refinance such indebtedness or otherwise amend its terms to extend the maturity dates. We cannot make any assurances that such refinancing or amendments would be available on attractive terms, if at all.

The second long-term liquidity need is the payment of obligations related to acquisitions. Our acquisition structures often include deferred and/or contingent purchase consideration in future periods that are subject to the passage of time or achievement of certain performance metrics and other conditions. As of June 30, 2022, we had accrued deferred purchase consideration totaling $565.5 million ($90.3 million of which was a current liability), which was included in “Accounts payable and accrued expenses” and in “Other liabilities” in the accompanying consolidated balance sheets set forth in Item 1 of this Quarterly Report.

Lastly, as described in our 2021 Annual Report, in February 2019, our board of directors authorized a program for the repurchase of up to $500.0 million of our Class A common stock over three years (the 2019 program). During the first quarter of 2022, we fully utilized the remaining capacity and repurchased 615,108 shares of our Class A common stock with an average price of $101.88 per share using cash on hand for $62.7 million.

In November 2021, our board of directors authorized a new program for the company to repurchase up to $2.0 billion of our Class A common stock over five years, effective November 19, 2021 (the 2021 program). During the three months ended June 30, 2022, we repurchased 7,510,123 shares of our common stock with an average price of $81.39 per share using cash on hand for $611.2 million. During the six months ended June 30, 2022, we repurchased 11,073,401 shares of our common stock with an average price of $84.83 per share using cash on hand for $939.4 million. As of June 30, 2022 and July 31, 2022, respectively, we had $975.0 million and $898.4 million of capacity remaining under the 2021 program.

Our stock repurchases have been funded with cash on hand and we intend to continue funding future repurchases with existing cash. We may utilize our stock repurchase programs to continue offsetting the impact of our stock-based compensation

program and on a more opportunistic basis if we believe our stock presents a compelling investment compared to other discretionary uses. The timing of any future repurchases and the actual amounts repurchased will depend on a variety of factors, including the market price of our common stock, general market and economic conditions and other factors.

On April 28, 2022, Telford Homes signed the UK government’s Fire Safety Pledge (the Pledge), which states that Telford Homes will (1) take responsibility for performing or funding self-remediation works relating to life-critical fire-safety issues on all Telford Homes-constructed buildings of 11 meters and above in England and (2) withdraw Telford Homes-constructed buildings from or reimburse the government for Telford Homes-constructed buildings covered in the government-sponsored Building Safety Fund (BSF) and Aluminum Composite Material Funds. CBRE believes that a risk of loss attributable to past events, including retroactive changes in building fire-safety regulations, is probable under the Pledge. The estimated potential remediation costs for buildings within the required scope of the remediation is subjective, highly complex and dependent on a number of variables outside of Telford Homes’ control. These include, but are not limited to, the time required for the remediation to be completed, the size and number of buildings that may require remediation, cost of construction or remediation materials, potential discoveries made during remediation that could necessitate incremental work, investigation costs, potential business disruption costs, potential changes to or new regulation and regulatory approval. As a result of signing the Pledge, during the three months ended June 30, 2022, CBRE accrued $37.5 million for the potential liability, primarily representing amounts the UK government has already paid through the BSF for remediation of Telford-constructed buildings. Given the significant unknowns and multiple variables described above, CBRE is not able to estimate a reasonable range of costs in excess of the amount recorded as of June 30, 2022. CBRE continues to assess its potential liability and believes it could be material to the company.

Historical Cash Flows

Operating Activities

Net cash provided by operating activities totaled $60.9 million for the six months ended June 30, 2022, a decrease of $166.2 million as compared to the six months ended June 30, 2021. The primary drivers that contributed to the increased usage were as follows: (1) the net cash outflow associated with net working capital deteriorated in the current period as compared to same period last year by approximately $727.0 million. This was primarily due to timing of certain cash tax payments and refunds, increased issuance of incentive compensation in the form of producer based loans, lagged collection of receivables, higher outflow related to net bonus payments, compensation and other employee benefits, and net outflow related to real estate held for sale and under development. This change in working capital was partially offset by lower outflow this quarter as compared to prior period related to settlement of accounts payable and other accrued expenses, and (2) stronger operating performance, supplemented by add backs of higher net non-cash charges, such as impairments.

Investing Activities

Net cash used in investing activities totaled $328.9 million for the six months ended June 30, 2022, a decrease of $15.5 million as compared to the six months ended June 30, 2021. This decrease was primarily driven by lower contributions to our unconsolidated investments, offset by $5.8 million in higher distributions received from unconsolidated subsidiaries. We also had an increase of capital expenditures compared to 2021 to support various growth initiatives. We spent less on strategic in-fill acquisitions during this period as compared to six months ended June 30, 2021.

Financing Activities

Net cash used in financing activities totaled $760.5 million for the six months ended June 30, 2022 as compared to net cash provided by financing activities of $379.0 million for the six months ended June 30, 2021. The increased usage during the quarter was primarily due to $993.8 million used to repurchase shares as compared to $88.3 million in prior period. In addition, the cash flow benefited from the issuance of the 2.500% senior notes in the prior period. This was partially offset by $310.0 million in net proceeds from our revolving credit facility received this quarter whereas no such proceeds were received in the prior period.

Indebtedness

Our level of indebtedness increases the possibility that we may be unable to pay the principal amount of our indebtedness and other obligations when due. In addition, we may incur additional debt from time to time to finance strategic acquisitions, investments, joint ventures or for other purposes, subject to the restrictions contained in the documents governing our indebtedness. If we incur additional debt, the risks associated with our leverage, including our ability to service our debt, would increase.

Long-Term Debt

We maintain credit facilities with third-party lenders, which we use for a variety of purposes. On March 4, 2019, CBRE Services, Inc. (CBRE Services) entered into an incremental assumption agreement with respect to its credit agreement, dated October 31, 2017 (such agreement, as amended by a December 20, 2018 incremental loan assumption agreement and such March 4, 2019 incremental assumption agreement, is collectively referred to in this Quarterly Report as the 2019 Credit Agreement), which (i) extended the maturity of the U.S. dollar tranche A term loans under such credit agreement, (ii) extended the termination date of the revolving credit commitments available under such credit agreement and (iii) made certain changes to the interest rates and fees applicable to such tranche A term loans and revolving credit commitments under such credit agreement. The proceeds from a new tranche A term loan facility under the 2019 Credit Agreement were used to repay the $300.0 million of tranche A term loans outstanding under the credit agreement in effect prior to the entry into the 2019 incremental assumption agreement. On July 9, 2021, CBRE Services entered into an additional incremental assumption agreement with respect to the 2019 Credit Agreement for purposes of increasing the revolving credit commitments available under the 2019 Credit Agreement by an aggregate principal amount of $350.0 million (the 2019 Credit Agreement, as amended by the July 9, 2021 incremental assumption agreement is collectively referred to in this Quarterly Report as the 2021 Credit Agreement). On December 10, 2021, CBRE Services and certain of the other borrowers entered into an amendment of the 2021 Credit Agreement which (i) changed the interest rate applicable to revolving borrowings denominated in Sterling from a LIBOR-based rate to a rate based on the Sterling Overnight Index Average (SONIA) and (ii) changed the interest rate applicable to revolving borrowings denominated in Euros from a LIBOR-based rate to a rate based on EURIBOR. The revised interest rates went into effect on January 1, 2022.

The 2021 Credit Agreement is a senior unsecured credit facility that is guaranteed by us. As of June 30, 2022, the 2021 Credit Agreement provided for the following: (1) a $3.15 billion revolving credit facility, which includes the capacity to obtain letters of credit and swingline loans and terminates on March 4, 2024 and (2) a €400.0 million term loan facility due and payable in full at maturity on December 20, 2023. On November 23, 2021, we repaid our $300.0 million tranche A term loan facility under the 2021 Credit Agreement.

On March 18, 2021, CBRE Services issued $500.0 million in aggregate principal amount of 2.500% senior notes due April 1, 2031 (the 2.500% senior notes) at a price equal to 98.451% of their face value. The 2.500% senior notes are unsecured obligations of CBRE Services, senior to all of its current and future subordinated indebtedness, but effectively subordinated to all of its current and future secured indebtedness. The 2.500% senior notes are jointly and severally guaranteed on a senior basis by us and any domestic subsidiary of CBRE Services that guarantees our 2019 Credit Agreement. Interest accrues at a rate of 2.500% per year and is payable semi-annually in arrears on April 1 and October 1.

On August 13, 2015, CBRE Services issued $600.0 million in aggregate principal amount of 4.875% senior notes due March 1, 2026 (the 4.875% senior notes) at a price equal to 99.24% of their face value. The 4.875% senior notes are unsecured obligations of CBRE Services, senior to all of its current and future subordinated indebtedness, but effectively subordinated to all of its current and future secured indebtedness. The 4.875% senior notes are jointly and severally guaranteed on a senior basis by us and any domestic subsidiary of CBRE Services that guarantees our 2019 Credit Agreement. Interest accrues at a rate of 4.875% per year and is payable semi-annually in arrears on March 1 and September 1.

The indentures governing our 4.875% senior notes and 2.500% senior notes contain restrictive covenants that, among other things, limit our ability to create or permit liens on assets securing indebtedness, enter into sale/leaseback transactions and enter into consolidations or mergers.

On May 21, 2021, we released all existing subsidiary guarantors from their guarantees of our 2021 Credit Agreement, 4.875% senior notes and 2.500% senior notes. Our 2021 Credit Agreement, 4.875% senior notes and 2.500% senior notes

remain fully and unconditionally guaranteed by CBRE Group, Inc. Combined summarized financial information for CBRE Group, Inc. (parent) and CBRE Services (subsidiary issuer) is as follows (dollars in thousands):


	June 30, 2022		December 31, 2021
Balance Sheet Data:
Current assets	$	14,838	$	8,604
Non-current assets (1)	7,341		34,711
Total assets (1)	$	22,179	$	43,315

Current liabilities	$	331,838	$	17,610
Non-current liabilities (1)	1,342,949		1,083,584
Total liabilities (1)	$	1,674,787	$	1,101,194


	Six Months Ended June 30,
	2022		2021 (2)
Statement of Operations Data:
Revenue	$	—	$	—
Operating loss	(1,112)		(986)
Net income	7,875		15,847

(1)Includes $258.3 million of intercompany loan payables and $25.3 million of intercompany loan receivables from non-guarantor subsidiaries as of June 30, 2022 and December 31, 2021, respectively. All intercompany balances and transactions between CBRE Group, Inc. and CBRE Services have been eliminated.

(2)Amounts include activity related to our subsidiaries that were still listed as guarantors for the period presented.

For additional information on all of our long-term debt, see Note 11 of the Notes to Consolidated Financial Statements set forth in Item 8 included in our 2021 Annual Report and Note 9 of the Notes to Consolidated Financial Statements (Unaudited) set forth in Item 1 of this Quarterly Report.

Short-Term Borrowings

We maintain a $3.15 billion revolving credit facility under the 2021 Credit Agreement and warehouse lines of credit with certain third-party lenders. As of June 30, 2022, $310.0 million was outstanding under the revolving credit facility, as well as letters of credit totaling $2.0 million. As of August 4, 2022, $220.0 million was outstanding under the revolving credit facility. In addition, Turner & Townsend maintains a £120.0 million revolving credit facility under the March 31, 2022 credit agreement, with an additional accordion option of £20.0 million. For additional information on all of our short-term borrowings, see Notes 5 and 11 of the Notes to Consolidated Financial Statements set forth in Item 8 included in our 2021 Annual Report and Notes 4 and 9 of the Notes to Consolidated Financial Statements (Unaudited) set forth in Item 1 of this Quarterly Report.

Off –Balance Sheet Arrangements

We do not have off-balance sheet arrangements that we believe could have a material current or future impact on our financial condition, liquidity or results of operations. Our off-balance sheet arrangements are described in Note 11 of the Notes to Consolidated Financial Statements (Unaudited) set forth in Item 1 of this Quarterly Report and are incorporated by reference herein.

Cautionary Note on Forward-Looking Statements

This Quarterly Report contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, or the Securities Act, and Section 21E of the Securities Exchange Act of 1934, as amended, or the Exchange Act. The words “anticipate,” “believe,” “could,” “should,” “propose,” “continue,” “estimate,” “expect,” “intend,” “may,” “plan,” “predict,” “project,” “will” and similar terms and phrases are used in this Quarterly Report to identify forward-looking statements. Except for historical information contained herein, the matters addressed in this Quarterly Report are forward-looking statements. These statements relate to analyses and other information based on forecasts of future results and estimates of amounts not yet determinable. These statements also relate to our future prospects, developments and business strategies.

These forward-looking statements are made based on our management’s expectations and beliefs concerning future events affecting us and are subject to uncertainties and factors relating to our operations and business environment, all of which are difficult to predict and many of which are beyond our control. These uncertainties and factors could cause our actual results to differ materially from those matters expressed in or implied by these forward-looking statements.

The following factors are among those, but are not only those, that may cause actual results to differ materially from the forward-looking statements:

disruptions in general economic, political and regulatory conditions and significant public health events or the outbreak of war, 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 U.S.;
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;
disruptions to business, market and operational conditions related to the Covid-19 pandemic and the impact of government rules and regulations intended to mitigate the effects of this pandemic, including, without limitation, rules and regulations that impact us as a loan originator and servicer for U.S. GSEs;
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 CBRE Capital Markets to periodically amend, or replace, on satisfactory terms, the agreements for its warehouse lines of credit;
declines in lending activity of U.S. GSEs, 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 certain conflicts and 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;
variations in historically customary seasonal patterns that cause our business not to perform as expected;
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, as well as data privacy and protection regulations, 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;
the performance of our equity investments in companies we do not control; and
the other factors described elsewhere in this Quarterly Report on Form 10-Q, included under the headings “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Critical Accounting Policies,” “Quantitative and Qualitative Disclosures About Market Risk” and Part II, Item 1A, “Risk Factors” or as described in our 2021 Annual Report, in particular in Part II, Item 1A “Risk Factors”, or as described in the other documents and reports we file with the Securities and Exchange Commission (SEC).

Forward-looking statements speak only as of the date the statements are made. You should not put undue reliance on any forward-looking statements. We assume no obligation to update forward-looking statements to reflect actual results, changes in assumptions or changes in other factors affecting forward-looking information, except to the extent required by applicable securities laws. If we do update one or more forward-looking statements, no inference should be drawn that we will make additional updates with respect to those or other forward-looking statements. Additional information concerning these and other risks and uncertainties is contained in our other periodic filings with the SEC.

Investors and others should note that we routinely announce financial and other material information using our Investor Relations website (https://ir.cbre.com), SEC filings, press releases, public conference calls and webcasts. We use these channels of distribution to communicate with our investors and members of the public about our company, our services and other items of interest. Information contained on our website is not part of this Quarterly Report or our other filings with the SEC.

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