Investment-grade tenants, junk-grade bonds
The bond market is already saying these leases are not the same credit as the tenants signing them.
Four data-centre financings surfaced in this week's reporting, and the pricing is the story. QTS Realty sold a $3.9bn bond against a Microsoft-linked campus in Georgia at what one account calls "junk-like yields". Eagle Point Credit Management extended roughly $1.3bn of private credit against a Texas AI data centre tied to Anthropic, inside a $16bn project-finance package for Nexus Data Centers. Zenith Arc raised $2.25bn against a facility leased to Jane Street. Nebius upsized its own debt sale — reported at $4.5bn of convertibles split 2030 and 2034 in one account and $5bn in another; the two figures cannot be reconciled from what has been published (CNBC sweep). The mechanism to hold onto: in a single-asset project financing, the bond is a claim on one building and one lease. If the tenant is Microsoft, the credit should price close to Microsoft. It does not. Meta's Hyperion vehicle priced $27bn at 6.58% with an A+ rating; the El Paso deal came wider than a comparable 2025 structure. The spread between the tenant's own cost of funds and the project's is the market's price for everything the lease does not cover: the residual value of a purpose-built shell full of depreciating accelerators, the enforceability of the lease if the tenant restructures, and the fact that nobody has re-let one of these buildings yet. That is a real risk premium, honestly quoted. What is less comfortable is who is absorbing it. Not banks. Pimco took roughly $18bn of Hyperion. Blue Owl-led investors reportedly hold 80% of the equity. Eagle Point is a credit fund. This is the migration thesis in its purest form: a new, untested, long-dated asset class landing almost entirely outside the regulated banking system.