Vietnam’s boom looking like a property bust

HANOI – Vietnam’s once-thriving real estate sector is under stress as developers default on their bonds, a market downtrend set in motion last year by a government crackdown on dubious property deals. That, in systemic turn, is putting new strains on the banking sector.

With economic growth projected to fall from 8% in 2022 to 6.3% this year – a figure that could be optimistic with rising economic uncertainty in Vietnam’s top global export markets – property sector troubles could deteriorate before they ameliorate in the months ahead. 

The property market clampdown was launched in part to curb land speculation and slow the rampant construction of luxury condominiums, where the returns are higher for developers but largely out-of-reach to average Vietnamese investors and buyers.

The market turned last October when Ho Chi Minh City-based property tycoon Truong My Lan, chairwoman of the Van Thinh Phat Holding Group, was arrested on charges of bond market fraud. Her arrest sparked a run on the Saigon Commercial Bank (SCB), where Truong allegedly has a close lending relationship.

A State Bank of Vietnam (SBV) intervention, which guaranteed to cover all SCB deposits, prevented a potential systemwide run on banks. But the central bank intervention did not, however, stop an eventual rout on Vietnam’s nascent, property-oriented bond market.

The central bank turned back a run on Siam Commercial Bank deposits. Image: Facebook

Truong was arrested due to her company’s alleged abuse of a bond issue, which banking sources say diverted funds away from its designated capital-raising purpose for land speculation.

Truong was not the only high-profile victim of last year’s anti-corruption drive, which saw the sacking of former state president Nguyen Xuan Phuc and two now ex-deputy prime ministers.

The timing of the clampdown couldn’t have been worse. The SBV was forced to raise interest rates by 200 basis points shortly after Truong’s arrest, a monetary tightening that sought to contain galloping inflation, bolster the falling dong currency, and replenish sagging foreign exchange reserves.

The interest rate hikes were a further blow to property developers and buyers and added pressure on banks. Local banking sources say there was near zero credit growth in the first three months of 2023, a reflection of enduring trouble in the property sector.   

Faced with declining sales and uncertainties about the legal status of several projects (the corruption campaign targeted questionable deed titles for urban land where several high-rise, luxury condominiums were built), property companies have defaulted on their bonds as cash flows have dried up.

In February, Novaland Investment Group, Vietnam’s second-largest property group, defaulted on a 1 trillion dong (US$43 million) bond issue.

According to a S&P Global Ratings report, as of March 17, 2023, at least 69 Vietnamese bond issuers were unable to meet their debt obligations on maturity, with a total default value of 94.43 trillion dong, representing 8.15% of the bonds’ outstanding value.

“By sector, 43 issuers are enterprises in the real estate industry with a total value of defaulted corporate bonds at 78.9 trillion dong, accounting for 83.6% of the total default value,” said the report.

Unless the tide somehow turns on the property sector, many more defaults could be on the horizon. “The real estate sector has the largest outstanding bond value of 396.3 trillion dong, which accounts for 33.8% of the total outstanding bond value,” noted S&P.

The bond market slump – new bond issues fell more than 90% year-on-year in the first quarter and there were none issued in May – has hit Vietnam’s stock market, which has underperformed the region. There are some 20 listed private property firms on the two stock exchanges, some among Vietnam’s top companies.

Novaland Investment Group is among the Vietnamese developers to default on their bonds. Image: Twitter

To be sure, credit rating analysts see upside to the government’s actions.

“Government policies were to discourage property speculation and support the affordable segment of the market,” said Fiona Chan, an assistant-director at S&P Global Ratings.

“This approach may help the Vietnam property market progress towards a more sustainable growth in the long term, but the market will need to sustain some short-term pain. For pre-sales, we estimate that aggregate sales will decline by 15-20% this year,” Chan told a recent webinar

The wave of defaults also reflects regulatory failings in the bond market, which has only taken off in the past five years, driven to a great extent by the fast-expanding property sector. All bonds are sold domestically in dong currency to mostly private investors and local banks.

“I think the bond market got ahead of the regulators, a bit,” said Barry Weisblatt, an investment strategist at SSI Asset Management Company. “They hadn’t really developed the rules so people were gaming the system,” he said.

Realizing they had been too lax on bond issuances, authorities last September issued Decree #65, which suddenly tightened regulations and required more disclosure for the private placement of corporate bonds.

The result was dramatic with a more than 90% reduction in bond issuances thereafter. In March this year, authorities essentially retracted Decree #65 and replaced it with Decree #8, which postponed the tighter regulations for at least a year. 

While the delay was welcome, in the longer term authorities will need to more vigilantly regulate the bond market, analysts say.

“The government has responded in a way which I think is conducive for the long-term development of the bond market,” said Xavier Jean, senior director/corporate sector for S&P Global Ratings. “It is a process that can take years, but I think it is a necessary first step,” he added.

Meanwhile, Vietnam’s corporate sector and small and medium-sized enterprises (SMEs) have over time become even more reliant on banks, which are suffering from their own constraints this year.

Vietnamese banks have grown their assets at 15-30% over the past decade, with a high percentage of the system’s loans going to real estate – one of the few business sectors in which the local private sector has taken off in a still largely communist-controlled economy.

“Exposure of state banks to real estate is about 27% of their books, compared to 37% for private banks – developers, construction companies and residential mortgages,” said Tamma Pebrian, an analyst for Fitch Credit Ratings in Singapore.

Vietnam’s four largest state-owned banks, which account for more than 40-45% of the banking system’s assets, have the advantage of being the exclusive source of funding for the country’s still numerous and powerful state-owned enterprises (SOEs).

Many of the more successful private banks have cultivated close ties with private property developers over the years, which allowed them to grow their books and profits in tandem with the property boom.

As developers sought more funding, and because banks face strict single-client lending ceilings, banks and their affiliated security firms helped many developers issue debt on the bond market, acting both as buyer and agent for selling the issuances to the public. There are no institutional investors such as endowments, funds or insurance companies in communist-run Vietnam.

The banks then helped real estate companies by issuing mortgages to investors interested in buying their condominiums and other property developments. This bank-client relationship was a win-win until the government intervened last year.    

In March, Moody’s Credit Ratings downgraded its outlook on Techcombank, one of Vietnam’s most profitable private banks, from “stable” to “negative.” Moody’s said the downgrade reflected an expectation that negative impacts from the real estate market will affect the bank’s “independent credit strength.”

Vietnam’s banks are highly exposed to the property sector. Image: Facebook

Techcombank is one of the main creditors to VinGroup, whose affiliate Vinhomes is the largest property group in Vietnam with developments in over 40 cities across the country. VinGroup has not defaulted on any of its bonds, yet.

SBV, instead of forcing defaulted bond issuers to pay up or go bankrupt, leaving the public out of pocket and the banks with massive non-performing loans in the form of bad bonds on their books, has taken a softer approach.

Issuers and holders have been encouraged to restructure bond repayment periods, or in some cases accept condominium units in lieu of payment.

Earlier this year, the central bank also allowed banks to lower their interest rates by 100 basis points while raising the system’s credit growth ceiling to 16%, which is still low by Vietnam’s historical standards.

After years of rapid growth and impressive profits, this year is expected to be a comedown for Vietnam’s banks. That said, most analysts do not foresee a systemic collapse in the cards.

“Vietnam’s domestic banks benefit from their external net asset position, with still-limited linkages to global markets,” S&P said in a May press release.

“However, thin capital buffers, elevated indebtedness in the economy, cross-ownerships, connected lending, and the current property market, including the wider impact on upstream construction and downstream services, could affect the banks’ asset quality,” S&P said.

Many of the better-run private banks boosted their capital adequacy ratios during the boom times, and while the big state banks still need to do so, they are in little to no danger of going under, analysts say.

“Last year the banks saw 30% profit growth, so it was a real boom period,” said Fitch’s banking analyst Pebrian. “This year we are expecting about 13% profit growth for the sector,” he said – a fallback, to be sure, but not a collapse.

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Why Japan’s stock market boom won’t last

TOKYO — Japanese stocks are having quite a moment as waves of foreign capital drive the benchmark Nikkei index to 30-year highs.

The common explanation for this year’s 30% gain is that a decade of efforts to tighten corporate governance are finally gaining traction.

There are signs indeed that companies from Canon to Toshiba to Citizen Watch are showing signs of actually listening to shareholders’ demands.

Add the fact that Japan Inc has been comparatively cheap valuation-wise during that decade and it’s not hard to understand why Tokyo shares are on a winning streak. Just ask Warren Buffett, whose 2020 bet in five Japanese trading houses is paying off handsomely.

Yet some sobriety is warranted, lest punters allow irrational exuberance to get the better of them once again. The question is whether government reforms are keeping sufficient pace with the bulls racing around Tokyo. The answer: not by a long shot.

An argument can be made that Japan Inc’s return to favor is as much a reflection of global events and domestic liquidity levels as bets on a renaissance in corporate attitudes.

Take the Bank of Japan, which is the ultimate outlier among top monetary authorities. As the US Federal Reserve, European Central Bank and Bank of England hit the brakes, the BOJ continues to gun the monetary engine.

For now, “the economic backdrop remains fragile,” says Stefan Angrick, senior economist at Moody’s Analytics. “Although Japan’s belated recovery has found some better footing, GDP is still below its pre-pandemic peak. Industrial production and exports have struggled as the global economy has flirted with recession.”

From a liquidity-differential standpoint, Japanese stocks — long undervalued by global investors — are gaining converts. Japan, meantime, looks like a welcome haven from the US-China trade tensions that are unnerving global markets.

Trouble is, it’s highly unclear that the underlying state of Japan’s economy warrants continued rapid stock gains. It follows that Japan, circa 2023, is a more complicated calculation than meets the eye.

In a nutshell, the market remains vulnerable to a macroeconomic backdrop less conducive to surging shares than many punters might realize.

Not to dismiss the ways in which corporate boardrooms are modernizing. They are indeed. The common analysis — and frankly the lazy one — is that the supposed reform Big Bang that then-prime Minister Shinzo Abe launched in 2013 deserves all the credit.

The late Abe deserves certain kudos, of course. In 2014, his Liberal Democratic Party enacted a UK-like stewardship code to encourage companies to give shareholders a bigger voice. The LDP prodded companies to add more outside directors, increase returns on equity and boost dividends.

Former prime minister Shinzo Abe was a so-so economic reformer. File Photo: The Yomiuri Shimbun / Kunihiko Miura via AFP

Credit where it’s due, those upgrades are playing a role in today’s Nikkei rally. But the bigger catalyst here is China.

It was just before Abe took power in 2013 that China surpassed Japan in gross domestic product (GDP) terms. And it was around that time that Japan Inc chieftains realized that circling the wagons was no longer an option.

A similar pattern played out a decade earlier, when Japanese banks finally addressed the bad loan hangover from the 1990s.

Pundits rushed to credit then-prime minister Junichiro Koizumi for fixing the mess. In reality, it was the realization that China was remaking the financial playing field in Asia that sparked reform — and the urgency for Japan to get back in shape.

In both the early 2000s and early 2010s, there was nothing new or innovative about policy shifts under Koizumi and Abe. Other than Koizumi’s bold privatization of Japan Post, most steps by their governments were obvious ones Tokyo should’ve taken decades earlier.

This gets us back to today’s stock surge. At some point, stocks long deemed as “cheap” will cease to be considered as such.

As the market becomes less cheap, investors will begin scrutinizing a macroeconomic backdrop that’s far less vibrant than to be expected after 10 years of so-called “Abenomics.”

Already, “the gains of the past month have taken Japanese equities from cheap to neutral,” says strategist Luca Paolini at Pictet Asset Management.

When Fumio Kishida rose to the premiership in October 2021, a year after Abe resigned, he called for a “new capitalism.” Kishida did so cautiously, knowing that the still-powerful Abe was looking over his shoulder.

The thrust of Kishida’s plan was to increase innovation and do a better job of spreading the benefits of growth. It was, at its core, an admission that Abenomics was less a Big Bang than a series of modest pops.

The more Kishida talked of plans to loosen labor markets, reduce bureaucracy, increase innovation and productivity, empower women and restore Tokyo’s status as a global financial center, the more he was admitting that Abe hadn’t got the job done during his nearly eight-year reign.

It was the worst-kept secret in Nagatacho, Japan’s Capitol Hill, that Abe was seething at the implication — and mulling a return to power for a third time (he was assassinated in July 2022). Now, Kishida is mulling calling an early snap election to consolidate power.

Chatter that Kishida might announce an election this week didn’t pan out. But with his approval rating in the mid-40s, Kishida could call an election at any moment.

Pundits agree Kishida’s sudden rediscovery of economic reform buttresses the early election talk. In recent days, Kishida’s government unveiled a wide-ranging package of measures to reverse a falling birthrate in the developed nation with the globe’s worst debt burden. The plan is to double childcare expenditures.

A busy shopping area in the center of Osaka. Japan’s demographics are in terminal decline. Photo: AFP / Kazuhiro Nogi

Here, too, when Kishida says “the low birthrate is a massive problem that concerns our country’s society and entire economy and can’t be put off,” it’s a tacit reminder of the to-do lost Abe’s 2012-2022 reign ignored.

This burst in childcare spending comes as Kishida is also angling to hike military spending by more than 50% over five years to around 43 trillion yen ($307 billion) to keep pace with China. The daunting bill for all these outlays will entail tax increases, including on Japan’s biggest corporations.

Another complicating factor for Nikkei bulls is that the BOJ’s decades-long quantitative easing (QE) policy is on borrowed time. Though new BOJ governor Kazuo Ueda’s team demurred this week, the clock is ticking as the worst inflation in decades becomes more ingrained.

At just over 4%, Japan’s inflation rate has been well above the 2% target. The BOJ hasn’t ended QE in part because upward price pressures reflect rising import costs of energy and raw materials, not strong demand trends. These supply-side price pressures are best addressed with steps to increase competitiveness.

Ueda’s team is in do-no-harm mode with regard to the macroeconomic scene and corporate profits. In the past, premature BOJ tightening derailed economic recoveries. One example: two rate hikes in the 2006-2007 period that had to be reversed when national growth faltered.

The legacy of such episodes might prevent Ueda from taking steps to keep inflation from embedding itself in the economy. At the same time, this year’s 3.8% average wage gain — the highest since the early 1990s — is less than the inflation rate.

“This,” argues economist Carlos Casanova at Union Bancaire Privée, “puts a damper on domestic consumption via negative real wage growth. Therefore, the BOJ will be in no rush to tweak settings.”

Of course, it’s more complicated than that. As Casanova explains, Ueda’s team at the BOJ has “flagged that a shift in corporate price-setting behavior was showing changes that could work to push up inflation, suggesting the economy was making steady progress toward hitting” preferred pace of price gains.

Yet the US Fed’s failure to act quicker to tame prices is a cautionary tale — and a warning against BOJ complacency.

As Kelvin Wong, analyst at Oanda, sees it, “overall, the improving economic backdrop in Japan with accelerating sticky inflation coupled with a buoyant stock market that is supported by foreign net inflows has opened a window of opportunity for BOJ to normalize its ultra-easy monetary policy.”

Wong notes that it would mean “at least via a further widening of the yield curve control band in the first step, perhaps in July when it publishes its latest quarterly outlook report that comes with its latest projections of inflation and economic growth trend.”

For now, though, the BOJ’s ultra-loose policies are a giant tailwind for stocks.

New Bank of Japan Governor Kazuo Ueda hasn’t touched QE yet. Image: Twitter / Screengrab

Strategist Yunosuke Ikeda at Nomura Holdings adds that “we see the recent strength of Japanese equities as arising from a combination of an accumulation of longer-term bullish stories, the evaporation of some short-term worries, and buying by nonresident investors.”

Goldman Sachs strategist Kazunori Tatebe notes that recent corporate earnings trends provide “additional fuel for investors’ bullish stance on Japanese stocks, providing some reassurance on the earnings outlook.”

Low price-to-book ratios continue to turn heads Tokyo’s way, Tatebe argues. “If progress is made in accordance with investor expectations,” Tatebe says, “Japanese stocks could see a prolonged advance over the medium term, and we continue to see risk to the upside.”

Nicholas Smith, strategist at CLSA Japan, agrees. “Japan went from bubble to anti-bubble. Its superior earnings-per-share growth and bargain-basement valuations over the last decade went unnoticed” into earlier this year.

That, Smith notes, “prompted massive buybacks that cash-bloated Japan can easily afford. That, in turn, woke up foreign investors who remain heavily underweight.”

Yet there is a risk that the BOJ might stop acting like a 24/7 no-limit ATM for global investors, which would be a devastating blow to Nikkei bulls.

“Japan is in its own virtuous economic cycle, with GDP growing solidly thanks to healthy domestic demand,” says Paolini at Pictet Asset Management. But, he adds, “the Bank of Japan might, however, start to temper this if, as we expect, it winds up its ultra-accommodative monetary stance.”

As such, “Japan is the only developed government bond market in which we hold an underweight,” Paolini says.

Stocks are another story, of course, as the bulls run Tokyo’s way from all directions. For now, at least, as the BOJ keeps filling the proverbial punchbowl as peers drain liquidity. The question is whether government upgrades catch up with enthusiasm about Japanese shares – and that’s anyone’s guess.

Follow William Pesek on Twitter at @WilliamPesek

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China’s new monetary stimulus will lure foreign investors

China’s central bank has just set out a series of monetary stimulus measures aimed at reviving its slowing economy, which has been plagued by a weakening property market, declining business investment, and alarming levels of youth unemployment. 

These proactive steps will hold significant appeal to international investors, as they not only address the internal challenges faced by China, but also create a more favorable environment for foreign investments. 

International investors are drawn to China’s monetary stimulus measures because of the potential for revitalizing the country’s economy. 

By addressing these challenges head-on, the Chinese government demonstrates its commitment to maintaining economic stability and growth. International investors are likely to view this as an opportunity to participate in China’s recovery, making it an attractive prospect for capital deployment.

The People’s Bank of China’s decision to lower the interest rate on its one-year loans, or medium-term lending facility, is a critical component of the monetary stimulus package. 

The 10-basis-points reduction, the first since August, is expected to prompt commercial banks to lower their lending rates as well. This move indicates a shift to an easing mode after the economy lost momentum following the initial post-pandemic surge in the first quarter.

International investors are likely to be enticed by China’s easing monetary policy. Lower interest rates provide favorable conditions for investment, making it more attractive for foreign businesses and individuals to access credit. 

The reduction in borrowing costs encourages capital flow, driving economic activity and increasing the potential returns on investments. This shift to an easing mode signals China’s commitment to creating a more foreign-business-friendly environment.

In addition, the economic challenges faced by China present opportunities for global investors to enter the market at potentially advantageous prices. 

The weakening property market, for example, could present attractive opportunities for real estate investments or acquisitions. Additionally, the slump in business investment may create openings for foreign investors to provide much-needed capital and expertise to struggling sectors, fostering long-term partnerships and growth.

Overseas entities are also likely to appreciate China’s commitment to job creation and addressing youth unemployment within the nation’s vast workforce.

It won’t go unnoticed by the global investment community that China’s central bank is now showcasing its commitment to economic stability and growth. The reduced lending rates and easing monetary policy provide an attractive investment environment, and will further pique international interest in participating in China’s recovery. 

The PBOC’s announcement follows Beijing’s new, bold plans to bolster China’s economic growth and international relations that were set out in December’s Central Economic Work Conference (CEWC).

Back then, I wrote for Asia Times that “we fully expect that they are now positioning themselves to seek out opportunities to create and build wealth by increasing exposure in their portfolios to the People’s Republic and its US$17 trillion economy – many perhaps for the first time since the beginning of 2020.”

These measures by the central bank further support this assumption and not only present investment opportunities, but also facilitate long-term partnerships and contribute to China’s economic resilience on the global stage.

Nigel Green is founder and CEO of deVere. Follow him on Twitter @nigeljgreen.

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China retail sales growth slow, job markets shaky

China’s post-Covid economic recovery is slower than expected at a time when many consumers reportedly are suffering from pay cuts and growing child-raising and elderly care costs. 

The year-on-year growth rate of total retail sales of consumer goods fell from 18.4% in April to 12.7% in May, the National Bureau of Statistics (NBS) said Thursday.

In the first five months of this year, China’s total retail sales of consumer goods grew 9.3% to 18.76 trillion yuan ($2.63 trillion) from a year ago. However, the increase was mainly due to a low base when many Chinese cities were locked down in March-May last year. The figure’s growth rate was actually 7.6% from 2021 to 2023, compared with 8% from 2019 to 2021.

While the official statistical updates don’t highlight the problem, the internet is buzzing with claims that workers already are suffering or soon will be suffering wholesale pay-slashing.

Commentators see pay-cuts trend

A Henan-based columnist surnamed Wu published an article entitled, “An era of salary deduction may be coming soon. Keep your jobs. Cash is king.”

Wu says in the article that many people are not willing to spend money as they are either having their pay cut or at risk of redundancy.

“As the unemployment rate among the young people continues to grow, many job seekers may ask for lower pay,” he says. “Most people who are already at work will face a salary cut this year.”

He says people tend to save more money these days as it is likely that China’s inflation will keep growing in the rest of this year.

A columnist at Lanjinger.com, a financial news website, writes in an article published Thursday that many employees of investment banks and brokerages have recently been told that they will receive reduced salaries and bonuses this year.

A Hunan-based writer says many medical staff have faced pay cuts this year as hospitals are receiving fewer patients but bearing higher operational costs. A Chinese vlogger says some IT workers are also experiencing 30-50% pay cuts.

Official statistics lack industry-by-industry breakdowns on pay and don’t quantify the pay cut situations described by netizens.

According to the NBS, per capita disposable income in urban areas rose 4% to 14,388 yuan in nominal terms in the first quarter of 2023 from a year ago, or up 2.7% in real terms. Disposable income in rural areas surged 6.1% to 6,131 yuan, or up 4.8% in real terms.

Media reports said last year that civil servants and teachers could not get their year-end bonuses. But still, the NBS said China’s per capita disposable income gained 5% year-on-year to 36,883 yuan in 2022 in nominal terms, or up 2.9% in real terms. 

A Chinese writer notes that people’s disposable income is squeezed by rising child-raising and elderly care expenses. Citing research published by the YuWa Population Research, he says in order to bring up a child in China, a family has to spend about 627,000 yuan, a very big amount. Besides, he says, due to China’s aging population, there’s one elderly person for every pair of other adults (2.3 people to be more precise) to support financially.

An elderly Chinese man in a file photo. Image: Agencies

How accurate are employment figures?

In its report Thursday the NBS said the jobless rate in urban areas remained unchanged at 5.2% in May from April. The unemployment rate of people aged between 16 and 24 was 20.8% while that of those aged between 25 and 59 was 4.1% last month.

Some commentators said the figures are seriously distorted as people are not considered as “jobless” if they work at least an hour per week, return to the rural areas or rely on financial support from parents.

They said some unemployed graduates have to pretend to have assured prospects in order to get their diplomas: Their schools require graduates to submit proof that they have job offers before school certificates are issued; some graduates ask friends and relatives to provide “offers” they can show to meet the requirement.

The NBS insisted that the official jobless figures have accurately reflected the job market situations.

“We have continuously improved and perfected our country’s labor force survey system since its establishment,” NBS spokesperson Fu Linghui said in a media briefing on Thursday. “The unemployment rates are scientific and standardized, in line with international standards, and can objectively reflect our country’s urban employment situation.”

Fu said anyone who works at least one hour per week, or who leaves a job temporarily due to holidays or suspension, is classified as “employed.” He said it is an international practice to exclude anyone who doesn’t have the intention to work from the labor force survey.

He said there are 96 million people aged between 16 and 24 in the country, but only 33 million of them have entered the labor market while the remaining are still studying. He said only about six million of these young people are still searching for jobs.

“Our country’s urban surveyed unemployment rate will not underestimate the nation’s jobless situation,” he said. “ From a historical perspective, the figure had objectively reflected changes in urban employment. For example, due to the epidemic in early 2020, the urban employment pressure had increased at that time.”

It is rare that the NBS feels the need to elaborate the methodology of its survey during the monthly media briefing.

Consumption patterns

Last December, the Chinese government announced that it would end all its Covid rules from January this year.

A supermarket in Shenzhen. File photo

To avoid being confused by the low base in the January-May 2022 amid city lockdowns, one can compare the Jan-May figures in 2023 and 2021 to see the impact of the cancellation of Covid rules on the retail sales.

According to the NBS, catering revenue rose to 2 trillion yuan in the first five months of this year, up 22.6% from a year earlier but up only 12.2% from the same period of 2021.

In the first five months of this year, sales of jewelry were 13.2% above the 2021 level. Sales of cosmetics rose 4.2% while sales of telecommunication devices grew 2.4%. Sales of clothing, shoes, hats and textiles rose 1.4%.

Sales of automobiles were still down 2.8% while sales of electric appliances and audio and video equipment fell 5.9%. Sales of furniture dropped 15.4% while sales of building decoration materials slumped 18.4%.

In January, the China Banking and Insurance Regulatory Commission said in a meeting that supporting China’s economic recovery and boosting domestic consumption are its top-priority among all tasks in 2023. Banks are expected to provide more loans to consumers and cut rates to encourage people to spend more.

Read: More US firms looking elsewhere: AmCham China

Follow Jeff Pao on Twitter at @jeffpao3

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US Fed’s epic inflation fight likely already over

The Federal Reserve’s decision to hold rates steady signals that central bankers believe it is time to hit pause, at least temporarily, on their aggressive campaign to tame runaway inflation.

The latest data, not to mention several other factors, however, suggests it’s time for a full stop.

On June 14, 2023, the Fed chose not to lift rates for the first time in 11 meetings, leaving its target interest rate – a benchmark for borrowing costs across the global economy – at a range of 5% to 5.25%. Over 10 consecutive hikes beginning in March 2022, the Fed had raised rates a whopping 5 percentage points.

“Holding the target range steady at this meeting allows the committee to assess additional information and its implications for monetary policy,” the central bank said in a statement. The Fed indicated it still expects to raise rates two more times by the end of the year.

As an economist who follows the central bank’s actions closely, I believe there’s good reason to think the Fed’s brief hiatus is likely to turn into a permanent vacation.

Inflation is lower than it appears

The fastest rate of inflation since the 1980s is what prompted the Fed to hike interest rates so much. So it makes sense that inflation would be a key indicator of when its job is complete.

The latest consumer price index data, released on June 13, showed core inflation – the Fed’s preferred measure, which excludes volatile food and energy prices – falling to an annual rate of 5.3% in May 2023, the slowest pace since November 2021. That’s down from a peak of 6.6% in September 2022.

While the data shows inflation remains well above the Fed’s target of around 2%, there’s good reason to believe that it will continue to fall regardless of what the Fed does.

Shelter, a measure of the cost of owning or renting a home, is the largest component of the consumer price index, accounting for more than one-third of the total. In its latest report, the Bureau of Labor Statistics reported shelter costs rose 8% from a year ago. After stripping that out, inflation was up just 2.1%.

The thing is, the data reported by the bureau doesn’t reflect the reality of what’s happening in the current housing market.

The Bureau of Labor Statistics relies on a survey that gauges rental prices from 50,000 leases, many of which were signed during the rental bubble in 2021 and 2022. A better measure of current market rents is the Zillow Observed Rent Index. That index suggests rates are declining – rents rose 4.8% year over year in May, aligning with pre-pandemic rates.

Comparing the two measures suggests the official consumer price index data lags behind the market by four to six months. Using current rents would put inflation much closer to where the Fed wants it to be.

Jason Furman, former chair of the government’s Council of Economic Advisors, created a modified version of core inflation – which uses a market-based measure of shelter prices – at 2.6%.

A man stands before a podium in front of U.S. and fed flags at a press conference
Federal Reserve Chair Jerome Powell wants to assess the data before making his next move. Photo: AP via The Conversation /Jacquelyn Martin

The risk of more rate hikes

Moreover, it is likely that further rate hikes will do more harm than good – particularly to the banking sector – and without helping lower inflation below its current trajectory.

Several regional lenders, including Silicon Valley Bank and First Republic, collapsed earlier this year following bank runs. Combined, they had over a half-trillion dollars in assets.

While there were several factors behind the banks’ demise, an important one was the Fed’s aggressive rate hikes, which caused the value of many of their assets to fall.

The banks catered to depositors with accounts that exceeded the US$250,000 threshold protected by the Federal Deposit Insurance Corporation. These depositors ran for the hills when they learned about the extent of the bank losses.

This turmoil, in tandem with higher rates, is also cooling business activity. This means the Fed doesn’t need to go as high on rates as it otherwise would have.

Further troubles loom over the banking sector. In recent days, notable figures in the finance industry, such as Goldman Sachs CEO David Solomon and former US Treasury Secretary Larry Summers, have warned that nearly $1.5 trillion in commercial real estate loans will require refinancing over the next three years.

The combination of already high interest rates and low office occupancy rates will likely force banks to absorb hundreds of billions of dollars in loan losses, inevitably putting more banks on the brink of failure.

And if the Fed keeps raising rates, the situation is likely to get a lot worse.

Don’t make the same mistakes

The Fed was behind the curve in 2021 and 2022 in realizing inflation was getting out of control, and it has been historically slow in recognizing the impact of rental rates on inflation.

The June pause in raising rates should give the Fed time to take a break, look at the data and, I hope, realize inflation is closer to its target than it appears.

But if it continues to raise rates, I believe the central bank will be repeating the same mistakes it made in the past.

Ryan Herzog is Associate Professor of Economics, Gonzaga University

This article is republished from The Conversation under a Creative Commons license. Read the original article.

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New Zealand: Economy slips into recession after interest rate hikes

File photograph of child shopping for apples in a grocery store.Getty Images

New Zealand’s economy has fallen into a recession after the country’s central bank aggressively raised interest rates to a 14-year high.

Its gross domestic product (GDP) fell by 0.1% in the first three months of the year, official figures show.

That followed a 0.7% contraction in the previous quarter, which means the economy is in a “technical recession”.

The Reserve Bank of New Zealand (RBNZ) has raised rates sharply since October 2021 to a 14-year high.

New Zealand was one of the first countries to start raising rates in the wake of the pandemic and has outpaced the US Federal Reserve. Last month, the RBNZ increased its main interest rate to 5.5%.

Many New Zealanders, who were already facing rising prices, are now feeling the impact of higher rates as mortgage repayments and the cost of other loans jump.

Central banks around the world increased the cost of borrowing as they tried to curb price rises that were triggered as economies opened up after the Covid lockdowns.

Inflation was also driven higher by the rising cost of everything from fuel to food, due to the Ukraine war.

In the first three months of this year, New Zealand’s economy was also impacted by Cyclones Hale and Gabrielle and teachers’ strikes.

“The adverse weather events caused by the cyclones contributed to falls in horticulture and transport support services, as well as disrupted education services,” Jason Attewell, economic and environmental insights general manager at Statistics New Zealand said in a statement.

A technical recession is defined by an economy shrinking for three-month periods, or quarters, in a row.

Earlier, the RBNZ signalled that it had no further plans for further hikes. The contraction adds to expectations that the central bank will not raise rates again in the foreseeable future.

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Sasana Symposium 2023: Malaysia's real-time payment system 'robust and reliable' and 'second to none', but not hitting max capacity

E-payment use in M’sia has surged to 291 transactions per capita, targeting 400 by 2026
Bank-fintech collaboration crucial, combining trust and security with fintech’s innovation

“What Malaysia has is the benefit of having a real-time payment system that is second to none.” Farhan Ahmad, Group CEO of PayNet who was speaking at the Sasana Symposium 2023 (SS2023)…Continue Reading

China’s surprise rate cut may be just the beginning

Tuesday’s surprise People’s Bank of China (PBOC) interest rate cut signaled the depths of Beijing’s concerns about the slowdown in Asia’s biggest economy.

Governor Yi Gang’s team lowered its seven-day reverse repurchase rate by 10 basis points to 1.9%, the first such move since August 2022. The swift reaction in global markets is a reminder that the global spotlight is on the PBOC as rarely before as three data points converge.

One is a slowing economy with factory-gate inflation trends falling even faster. Two, a cratering property sector crying out for monetary support. Three, news in the last five days that six state-owned banks cut their deposit rates under policymakers’ guidance. Put it all together and traders can begin to understand why the PBOC cut rates so unexpectedly.

Already, the debate is shifting to when might the PBOC ease again. It could be a while.

There are two different arguments here. One is that, sure, China’s financial system could possibly do with another official rate cut. The other is that, no, Governor Yi doesn’t want to go there if he can avoid opening the monetary floodgates anew.

It’s true that demand for credit is low and unevenly distributed. It’s true, too, that there are concerns as disinflationary trends might morph into full-blown deflation.

As a weaker-than-expected Covid-19 reopening trade weighs on manufacturing, China’s factory gate prices plunged 4.6% in May, the most precipitous decline in seven years.

Yet strategist Alvin Tan at RBC Capital Markets speaks for many when he warns that rate cuts alone won’t solve the biggest headwind — a “troubled property sector” that’s keeping households “under pressure.”

Goldman Sachs economist Wang Lisheng says a stumbling real estate sector is an increasing drag on China’s 2023, not least its ability to reach the government’s 5% gross domestic product (GDP) growth target.

The trouble, Wang says, is “falling demographic demand, a shift in policy focus to support strategically important sectors, and weaker housing affordability.”

The problem, in other words, is of a long-term structural nature, not something that adding yuan to the system can fix. This puts the onus less on Yi’s PBOC than Premier Li Qiang’s reform team, which is reportedly gearing up to recalibrate growth engines.

China’s Premier Li Qiang takes an oath after being elected during the fourth plenary session of the National People’s Congress (NPC) at the Great Hall of the People in Beijing, China on March 11, 2023. Image: Pool / Twitter / Screengrab

One important pivot that Li set in motion since March is stepping away from Beijing’s draconian tech crackdown. The fallout from President Xi Jinping’s maneuver, one that started with sidelining Alibaba Group founder Jack Ma, continues to cast a cloud over China’s appeal as an investment destination.

Look no further than the yuan trading well past 7 to the US dollar. It’s a sign, in part, that global investors are taking a trust-but-verify approach to Li’s insistence that China is once again open for business.

As Li said in late March: “We will align with international economic and trade rules that are of very high standards, expand our opening-up in a steady and systematic way, and strive to create a first-class business environment that is market-oriented, rule-of-law-based and internationalized. No matter how the international situation changes, China will unswervingly keep expanding our opening up.”

One example of that opening: the new “Swap Connect” program between China and Hong Kong. On top of earlier stock and bond connect arrangements, this new framework opens the way for overseas funds to access derivatives vital to hedging bets in China’s bond market. The dearth of hedging tools has long turned off the biggest of the big money.

That scheme also enables traders to deal in key money-market rates tied closely to PBOC policies. It deepens institutional investors’ involvement in China markets. And it’s a notable step toward fulfilling a pledge to open mainland capital markets to international funds.

Rose Zhu, chief China country officer at Deutsche Bank, calls it “a huge leap forward in developing the domestic derivatives and bond markets.”

If executed well, the capital pulled in via such connect dynamics could help to turn the page, to some extent, from the regulatory crackdowns of 2020 and 2021. It reminds top investment banks that the geopolitical turbulence and dueling sanctions between Beijing and Washington isn’t completely derailing market reforms.

However, that doesn’t mean the PBOC won’t be adding liquidity in the short-to-medium term. After all, as economists at Maybank warned last week, “there’s immense concern for the country’s economy especially given there appears to be limited sources of growth.”

As strategist Kelvin Wong at OANDA points out, the recent move by six state-owned banks to cut deposit rates proved the point. “These measures,” Wong says, “are made to stimulate consumer confidence and increased credit supply so that there will be lesser funds inflow into the banks’ fixed deposit products and lower the cost of funding for banks, which in turn can incentivize a reduction in lending rates.”

Economist Carlos Casanova at Union Bancaire Privée is in the camp that has been expecting stronger PBOC actions. “Weak May inflation reinforces the case for stronger policy support,” he says, adding that “although subdued inflation is good news for consumption, excessive deflation is also problematic, as it entails smaller profits for companies and slower job creation.”

Casanova says “we think the PBOC could also consider additional reserve requirement ratio cuts as well as continued support via liquidity operations and faster credit growth.” Monetary support, he adds, “will have to be accompanied by bottom-up policies” to boost demand for, say, electric vehicles and other big-ticket items like household appliances.

“Macroprudential support for the housing sector,” Casanova says, “is already underway on a province-by-province basis and could be expanded. We also expect measures to address youth unemployment over the summer months.”

Residential buildings in Beijing. The average price last year for second-hand housing in China's capital was 60,925 yuan per square meter, down 3.3% from a year earlier. Photo: iStock
Residential buildings in Beijing. Photo: iStock

Casanova views large state-owned domestic banks trimming deposit rates as a step in the right direction. “This should help to improve profit margins,” he says, “allowing more room to extend credit to key sectors” such as small-and-medium-sized enterprises.

Economist Li Chao at Zheshang Securities also sees good odds that the PBOC will be more active in the second half of the year — both through rate cuts and RRR reductions.

Add analyst Ming Ming at Citic Securities Co to the China-needs-a-rate-cut camp. “June is a key window of policy to stabilize economic growth,” Ming notes. “That, combined with some recent activity and financial indicators as well as market sentiment, has led to a clear increase in the necessity for an interest rate cut.”

Economist Zhiwei Zhang at Pinpoint Asset Management worries that the “risk of deflation is still weighing on the economy. Recent economic indicators send consistent signals that the economy is cooling.”

Yet things on the ground in China are rather complicated. Case in point: don’t rule out a rebound in consumer prices.

“We still think a tightening labor market will put some upward pressure on inflation later this year,” says economist Julian Evans-Pritchard at Capital Economics. Odds are, he says, mainland inflation “will remain well within policymakers’ comfort zone.”

Evans-Pritchard adds that the “government’s ceiling of around 3% for the headline rate is unlikely to be tested and we doubt inflation will become a barrier to increased policy support.”

Yet easier PBOC policies won’t easily resurrect China’s property sector. Though a cornerstone generator of mainland GDP didn’t collapse amid three years of Covid pain, it’s displaying telltale signs of stress. In May, for example, its post-pandemic resurgence slowed to just 6.7% from a 29%-plus pace in the previous two months.

Goldman’s Wang notes that Beijing policymakers are likely to loosen the availability of credit to new homebuyers. That could take the form of targeted lowering of mortgage rates and down-payment ratios and easing up on curbs on home purchases.

Yet Wang doesn’t expect to see Beijing moving to “engineer an up-cycle” that kicks off a “repeat of the 2015-2018 cash-backed shantytown renovation program.”

Rather, Wang sees Premier Li’s team favoring a non-PBOC “endgame for the property sector policy” that lowers the sector’s pivotal role in driving growth.

Along with fixing cracks in the property sector, Li’s team also must accelerate efforts to build wider and deeper social safety nets. Economists agree this is the key to prodding mainland households to save less and spend more over time to increase the role of domestic demand-led growth.

The “prioritization of spending on households over investment would also deliver larger stabilization benefits,” notes International Monetary Fund economist Thomas Helbling.

“For example, means-tested transfers to households would boost aggregate demand 50% more than an equivalent amount of public investment. To ensure consistency across policies, fiscal policy should be undertaken within a medium-term fiscal framework.”

China needs more domestic spending and less savings to stimulate growth. Photo: Facebook

Helbling argues for “an ambitious but feasible set of reforms [that] can improve these prospects, importantly in a way that is inclusive by raising the role of household consumption in demand.”

“Reforms such as gradually lifting the retirement age to increase labor supply, strengthening unemployment and health insurance benefits, and reforming state-owned enterprises to close their productivity gap with private firms would significantly boost growth in coming years,” he says.

Even so, the PPOC has limited ability to counter headwinds bearing down on China’s economy. Tuesday’s surprise rate move could be a confidence booster for global investors. But it also seems the central bank’s way of signaling that it’s time for the government to take the lead in safeguarding and stimulating growth.

Follow William Pesek on Twitter at @WilliamPesek

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ATMs that dispense lessons instead of money among financial literacy initiatives for children by banks

Ms Evelyn Choo, manager at Hougang Sheng Hong Student Care Centre, said: “The children actually have to go through scenarios and also make choices, gaining a deeper understanding of their personal finances, and also learning about the opportunity costs.”

For instance, they have to decide whether to spend S$2 (US$1.49) on a cold drink or medicine for their grandparents.

However, some children forget what they learnt after a month, said Ms Choo. Parents could get involved by helping to reinforce these concepts at home daily, she added.

Moving forward, UOB also wants to ensure children continue receiving more relevant information. 

Ms Lilian Chong, UOB’s head of group brand and corporate social responsibility, noted that given the rising number of scams related to digital payments, children need to know how to identify any potential scams and be alert to the threats.

It will also be training its own staff to conduct financial literacy workshops.

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"Hong Kong to emerge as stock exchange of choice” – Dealmaking experts | FinanceAsia

Former Securities and Futures Commission (SFC) senior director, Roger Cheng, is set to join UK-headquartered law firm, Linklaters, at its Hong Kong base from August.

The move follows his nearly five years of experience at the special administrative region’s (SAR) financial regulator, where Cheng oversaw the operations of the Takeovers Team. The law firm’s announcement pointed to the instrumental role that he played during this time, developing Hong Kong’s takeovers and mergers policy, as well as driving forward other listing-related progress.

Prior to his tenure with the SFC, Cheng spent 13 years at Slaughter and May.

Offering some thoughts around trends affecting dealmaking in Hong Kong and China, Betty Yap, Linklaters partner and global co-head of the firm’s Financial Sponsor Group shared that there had been a noticeable rebound of M&A activity in the region post-pandemic, though activity has not yet returned to pre-pandemic levels.

“Inbound investment into mainland China is still somewhat marred by geo-politics and recent regulatory changes,” she told FinanceAsia, adding that her team is optimistic around sectors less affected by national security concerns, such as the consumer segment.

“Interest from Middle Eastern investors in M&A opportunities in China has increased as relations between [both] continue to strengthen.  We are also seeing a number of sales by private equity (PE) sponsors in the market, as investments made in prior years mature,” she continued.

Her colleague, Hong Kong-based partner, Xiaoxi Lin, noted that recent financial stress in the Chinese real estate market has presented interesting M&A opportunity in Hong Kong, through the sale of prime commercial and residential properties to generate cashflow and service restructuring debts.

“A cocktail of factors including the distress in the PRC real estate sector, rising interest rates, and regulatory restrictions have meant that commercial banks are reducing their exposure to the real estate sector, including loans secured by residential and commercial properties,” Yap said.

“Credit funds – who are not subject to the same regulatory restrictions – are stepping into this funding gap,” she added, highlighting that while the current elevated interest rate environment means that borrowing costs are higher, credit funds are able to provide financing on the back of higher loan-to-value (LTV) ratios and can offer swift deal execution.

IPO dynamics

In terms of the IPO landscape ahead, Lin told FA, “Market participants are cautiously expecting a stronger HK IPO market this year with more companies listed than in 2022”.

Corporate partner, Donnelly Chan, added that Hong Kong’s recent introduction of the Chapter 18C regime – which reduces the listing requirements threshold for firms operating in new economy industries – together with recent China Securities Regulatory Commission (CSRC) reforms, is likely to support the market’s advancement.

“The track record and proven success of the pre-revenue Biotech listing regime and the weighted voting rights (WVR) listing regime since their introduction in 2018, coupled with the concession route for Greater China companies to secondary list on the main board has demonstrated the Hong Kong market’s flexible approach and readiness to evolve and explore opportunities,” he told FA.

Chan added that, as a result, it is hoped Hong Kong’s bourse will become “the stock exchange of choice” compared to other regional fundraising hubs.

Opportunity elsewhere

However, Yap is bullish on opportunity across the full breadth of Asian markets.

“For the remainder of 2023, we believe there will be continued interest in M&A opportunities in Asia,” she told FA.

“As inbound investment interest in China remains mixed given geo-politics, other single jurisdiction markets in Asia that can provide scale will be of interest to financial sponsor investors looking for efficiency in the deployment of capital.”

She pointed to markets such as India and Japan as benefitting from investor appetite – with the latter offering attractive costs “because of the lower yen”.

Yap added that Southeast Asia will continue to draw capital: “in particular Indonesia, with its relatively young demographics and the consumption power of its growing middle class.”

In terms of sectors, she noted that energy transition will remain of utmost importance “with interest in targets from renewables to electric vehicles to batteries to de-carbonising assets,” while digital infrastructure and data centre investment will continue to support the rise of e-commerce.

In the Linklaters release, head of Corporate, Sophie Mathur shared, “We are delighted to welcome Roger to our corporate practice. We are confident that his insights into takeovers and mergers regulations and policy matters will be of immense value-add to our clients when navigating take-privates and other public market transactions.”

Unlike the typical structure of a corporation, Linklaters employs a limited liability partnership which enables the firm’s partner leadership-base to make long-term strategic decisions for the business together.

Cheng’s appointment follows other key hires in Asia in recent months, including the appointment of Yoshiyuki Asaoka as corporate partner in Japan. In June 2021, William Liu was appointed as regional managing partner for Asia Pacific.

 

¬ Haymarket Media Limited. All rights reserved.

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