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Showing posts with label Asset Inflation. Show all posts
Showing posts with label Asset Inflation. Show all posts
Thursday, March 5, 2020
How Crazy is the Philippine Real Estate Market? Prices have Climbed Over 63% Since Duterte Took Office!
Philippine house prices have gone parabolic. They have climbed 63.33% since President Duterte took office in the second half of 2016. Year-on-year price increase as of the 4th Qtr 2019 is an astounding 26.28%. Prices have outpaced inflation by a wide margin, 169.37 percentage points.
How long can this go on? Not long, considering sales volumes dropped by more than 25% in 2018, indicating that more and more people cannot afford the high price levels.
Wednesday, November 13, 2019
How Crazy is the Philippine Real Estate Market? Prices have Climbed Almost 50% Since Duterte Took Office!
Philippine house prices have gone parabolic. They have climbed 49.30% since President Duterte took office in the second half of 2016. Year-on-year price increase as of the 3rd Qtr 2019 is an astounding 21.20%. Prices have outpaced inflation by a wide margin, 139.88 percentage points.
How long can this go on? Not long, considering sales volumes dropped by more than 25% in 2018, indicating that more and more people cannot afford the high price levels.
Tuesday, October 1, 2019
While Philippine House Prices Rose Sharply in 2018, Sales Volumes Fell. Is this the Start of the Real Estate Crash?
In a classic technical analysis indicator, Philippine Home Prices rose by 15.40% in 2018 while sales volumes fell by a startling 25.55% over the previous year, indicating that fewer and fewer people could afford the higher prices.
Despite this, House Prices, at least in the Makati CBD, continued to rise even further, by 10.07% as of the second quarter of 2019.
Today, the BSP reported that its Residential Real Estate Price Index (RREPI) fell by 2.08% on a Philippine-wide basis and across all types. Prices in areas outside the National Capital Region (Ex-NCR) fell while real estate prices in the National Capital Region (NCR) stayed about flat.
Although this is only a slowdown and a very marginal one at that, it could lead to a crash as the market clears.
This is Even Nuttier! When's the Crash? Philippine Home Prices Have Gone Even More Parabolic!
Despite this, House Prices, at least in the Makati CBD, continued to rise even further, by 10.07% as of the second quarter of 2019.
Today, the BSP reported that its Residential Real Estate Price Index (RREPI) fell by 2.08% on a Philippine-wide basis and across all types. Prices in areas outside the National Capital Region (Ex-NCR) fell while real estate prices in the National Capital Region (NCR) stayed about flat.
Although this is only a slowdown and a very marginal one at that, it could lead to a crash as the market clears.
This is Even Nuttier! When's the Crash? Philippine Home Prices Have Gone Even More Parabolic!
Thursday, September 12, 2019
This is Even Nuttier! When's the Crash? Philippine Home Prices Have Gone Even More Parabolic!
Philippine Home Prices have gone parabolic. Home prices are now 125.63% above their inflation-adjusted basis.
On a year-over-year basis, home prices have increased almost 20% year-on-year since the second quarter of 2018. Since the third quarter of 2016, home prices have climbed 43.39%. This pace is unsustainable and will not last.
On a year-over-year basis, home prices have increased almost 20% year-on-year since the second quarter of 2018. Since the third quarter of 2016, home prices have climbed 43.39%. This pace is unsustainable and will not last.
Tuesday, August 20, 2019
This is Nuts. When's the Crash? Philippine Home Prices Have Gone Parabolic!
Philippine Home Prices have gone parabolic. Home prices are now 116.03% above their inflation-adjusted basis.
Thursday, February 22, 2018
BSP's Reserve Requirement Ratio Cut Is Undeniably Very Procyclical at the Top of the Business Cycle
On February 15, 2018, the BSP said that it would lower bank's reserve requirement ratio from 20% to 19%, a move that is projected to inject at least Php 80 billion (US$ 1.53 billion) into the financial system.
This move was ostensibly done to mitigate the effects of global market volatility in the first two weeks of February 2018. But it is easy to get the impression that BSP panicked because the announcement was a surprise and was made after an unscheduled policy meeting.
This move is also undeniably pro-cyclical, coming near the top of the business cycle:
To boost real returns, investors will have to pile into physical and financial assets which are already at record high prices.
To wit, the Philippine Stock Market is already at or near record highs:
And so is the real estate market:
It is no coincidence that the greatest increases in asset inflation took place at a time when real interest rates were profoundly negative - as much as 2.3% during a four year period from 2011 to 2014 and in the last two years (beginning in 2016 to present).
To seek yield, investors will have to pile into even more economically marginal investments. When the business cycle turns, as it always does, expect the NPLs to pile up and put our banking system and the Philippine economy on the brink of collapse once again. A pro-cyclical macro policy taking place at the top of the business cycle will only make the bottom of the cycle that much worse. Policy makers should consider macro policies that moderate the top of the economic cycle: counter-cyclical at the top and pro-cyclical at the bottoms. In this way, the tops are less overheated and the bottoms are not as traumatic for the economy as a whole.
This move was ostensibly done to mitigate the effects of global market volatility in the first two weeks of February 2018. But it is easy to get the impression that BSP panicked because the announcement was a surprise and was made after an unscheduled policy meeting.
This move is also undeniably pro-cyclical, coming near the top of the business cycle:
"Such an infusion of funds would risk adding to inflationary pressures in the booming economy. Some market watchers fear it is already at risk of overheating..."It will also serve to boost asset inflation even further. Philippine interest rates are already negative as it is and have been for some time. Since 2010, anyone investing in Philippine T-Bills would have seen negative to marginal real returns after accounting for inflation. As of January 2018, the real interest rate on the 364 day T-Bill was a negative 1.12%. Increasing the money multiplier by 5.3% will only serve to lower negative real interest rates even further - at least in the short run.
To boost real returns, investors will have to pile into physical and financial assets which are already at record high prices.
To wit, the Philippine Stock Market is already at or near record highs:
And so is the real estate market:
It is no coincidence that the greatest increases in asset inflation took place at a time when real interest rates were profoundly negative - as much as 2.3% during a four year period from 2011 to 2014 and in the last two years (beginning in 2016 to present).
To seek yield, investors will have to pile into even more economically marginal investments. When the business cycle turns, as it always does, expect the NPLs to pile up and put our banking system and the Philippine economy on the brink of collapse once again. A pro-cyclical macro policy taking place at the top of the business cycle will only make the bottom of the cycle that much worse. Policy makers should consider macro policies that moderate the top of the economic cycle: counter-cyclical at the top and pro-cyclical at the bottoms. In this way, the tops are less overheated and the bottoms are not as traumatic for the economy as a whole.
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