Interpretable Deep Learning for REIT Return Forecasting: A Comparative Study of LSTM, TVP–VAR Proxy, and SHAP-Based Explanations

Forecasting returns in Real Estate Investment Trust (REIT) markets remains challenging because REIT performance is shaped by nonlinear and time-varying interactions with macro-financial conditions. This study evaluates the forecasting performance of Long Short-Term Memory (LSTM) neural networks relative to a TVP–VAR proxy implemented as an expanding window VAR for weekly U.S. U.S. REIT returns. All models are assessed within a harmonized experimental framework that applies consistent data preprocessing, feature construction, and strictly time-ordered out-of-sample evaluation. The results indicate that the baseline LSTM model delivers modest but more stable error-based performance than the TVP–VAR proxy, with improvements concentrated in RMSE and MAE, while evidence for directional predictability is weak and not consistently distinguishable from benchmark performance. To enhance transparency, SHapley Additive exPlanations (SHAPs) are used to interpret the LSTM forecasts. The attribution analysis highlights recent REIT returns, global equity indicators—particularly the Hang Seng Index—and crude oil prices as influential predictors, and shows that their contributions vary across volatility regimes, consistent with time-varying spillovers and changing risk transmission. Overall, the study positions LSTM forecasting combined with SHAP-based interpretation as a transparent and reproducible framework for comparative evaluation and driver analysis in weekly REIT returns, rather than as a strong directional timing tool.