Saturday, January 8, 2011

Turkey's Audacious Experiment In "Post Modern" Monetary Policy

by Edward Hugh: Barcelona

The recent decision of the Turkish Central Bank to lower rather than to raise interest rates in an risky attempt to quench the inflation flames that many feel are threatening to engulf what some call an "overheating" economy (or here) has lead to a good deal of heart-searching and consternation in the economic and financial press of late. After all, at the end of the day aren't they doing exactly the opposite of what the text book says they should? Well, as is usual in the realm of the dismal science, all is not exactly what it seems to be.

To put the issue in some sort of context, the background to this decision is undoubtedly Ben Bernanke's move in early November to extend US monetary easing, by going one bridge further in his assault on the housing deflation and continuing high unemployment which weigh down the economy by introducing what effectively amounts to a second round of exceptional policy measures (known coloquially as QE2). The leading objective behind this move was to increase the amount of liquidity available in the US economic and financial system, although a more covert consideration was cleary to weaken the dollar in an attempt to boost exports and use the strength of external demand to tow the US consumer back towards growth territory. Joining up the dots, we find that the key link between these two otherwise seemingly unrelated central bank decisions (after all one is concerned with an economy which is growing too slowly, while the other is working with one which may be growing too quickly) is to be found in the fact that the US economy is already saturated with as much liquidity as it can handle (in terms of the capacity for absorbtion of the domestic sector) and as a result the funding made available works its way through to more attractive, and more profitable outlets across the developing world.

So what has happened in practice is that large quantities of liquidity have been been seeping out of the back door, some of it undoubtedly heading over to Europe in the search for the reasonably safe but still quite attractive pickings which have become available due to the Sovereign Debt Crisis, but the lions share is surely making its way towards those, seemingly "risky" rapidly growing emerging economies.

This has lead to a certain amount of angst and confusion among developed economy political leaders, with Angela Merkel, among other European politicians, voicing the complaint that the financial markets are effectively "mispricing" risk. Personally, I don't claim to have any special insight into whether or not the markets are pricing risk well, or badly. I would have thought that that was exactly why we had markets in the first place (rather than a centrally planned pricing mechanism): to put a price on risk. But that being said, the systematic downgrading of the ageing developed world and the systematicup grading of the youthful "growth" economies in the third world has a certain logic to it.

Obviously, in a world which is as rapidly changing as ours is, markets need time to adjust. And market participants are evidently a vulnerable as anyone else is to the human failing of getting things wrong. Markets are not superhuman entities, their outcomes are the aggregated product of a very large number of individual human decisions. But I think it is important here that all concerned recognise their own limits and limitations. It is either an extremely bold or an extremely foolish politician who feels equipped to move to a higher level to pass judgement on a process whose outcome is still remains an open question. Post hoc, as we have seen in the wake of the recent financial crisis, there is no shortage of critical voices, and all and sundry have a notable facility to point the accusing finger to tell the markets "you got it wrong"! But telling them you have it wrong before the event, well that takes gall! And if you are really so sure, then put your money where your mouth is, and buy up all that debt the markets evidently don't want.

In fact, markets are neither omniscient, nor omnipotent, and often move as much behind the curve as they do in front of it, correcting to changing undelying realities in a herd-like fashion and even then only after a time lag. Yet, as I say, there is a certain logic behind the most recent trend, which involves repricing risk in the developed economies (due to their ageing populations, and large uncovered obligations with the future, issues whose importance was not sufficiently appreciated and accounted for in the pre-crisis world ), at one and the same time that risk in the developing world is also repriced, since emerging market "risk" may not be quite so risky as the "old normal" mindset used to think it was.

As a result, a number of key emerging economies find themselves in the pleasant position of enjoying the benefits of a win-win dynamic, since far from struggling with ever higher elderly dependency ratios, the proportion of their population in the labour force (and also in employment) is now rising constantly, while both inflation and interest rates (including ones related to country risk) are trending downwards in the longer run. Turkey is, in fact, one of these fortunate economies, which is why I think the latest move from the Turkish central bank needs serious consideration, and should be understood not as just one more piece of "midwinter madness", but rather seen as part of a much more calculated and comprehensive strategy which comes from a modern and continually evolving tool set. New problems need new remedies, so let's leave small open (and even large open) economies where they belong: in the unreal world of the academic textbook. In today's world interest rates are not set locally, and excessive domestic inflation is often produced more by the dynamics of global capital flows than by the irresponsible spending decisions of local politicians. Which is not to say that the Turkish central bank have the balance right (or wrong), but simply to state that global problems require global solutions, and in the meantime, national leaders will have to adapt their policy mix to confront new problems, problems which but a few short years ago would have seemed almost unimaginable.

Complex Problem Set With A Positive Outlook



As Erdem Basci, deputy governor of the central bank recently argued, strong capital inflows (see chart below), fuelled by quantitative easing in developed economies, are in danger of producing the undesireable outcome of distorting economic development in emerging economies and potentially fuelling asset bubbles in the longer run. According to Basci, as argued in a posting on the central bank website, the best policy response to this thoroughly modern problem is to try to make these countries less attractive to short-term investors by cutting interest rates in a step-by-step process (a move which would also make the country more attractive to longer term investors - think FDI), while making extensive use other tools to attack the excess liquidity problem and restrain domestic credit growth.



And so it was to be, since the central bank's monetary policy committee voted at its most recent meeting to cut the reference lending rate by 0.5% (to 6.5%). This move was rapidly followed by the second of the steps advocated by Basci, since the bank then announced that the required reserve ratios (RRRs) for Turkish banks would be lifted to 8%, a move was expected to drain an estimated 7.6 billion Turkish lira (or $4.9 billion) from the economy in one foul swoop, with the objective of reducing the amount available for Turkish banks to lend to their clients.

Now in order to make sense of this decision, the key point to grasp is that Turkey's economy is not, in fact, currently overheating. At the present time, the very opposite is happening, since the economy has been slowing, with the quarter-on-quarter growth rate falling in the third quarter to a "mere" 1.1%, down from the sweltering "China like" pace of 3.7% clocked up between April and June. Now a 1.1% quarterly GDP growth rate (or a 4.4% one annualised) is not exactly small beer by present developed economy standards, but it certainly is not overheating territory for an economy in the process of making the shift from underdeveloped to developed status in the way that Turkey's is.

Nor is inflation showing signs of getting out of hand. True, at around 7% it is still stubbornly high, but it has been stabilised, and shows no sign of getting out of hand, while the core inflation rate has been falling steady, and is now around 3%. So while the situation signals caution, it hardly cries out for drastic monetary tightening.

So what the recent decision was really about was not an attempt to conform with the objectives of conventional monetary policy, rather the move was intended to dissuade and deter speculative investments looking for higher yields from continuing to pour into Turkey and magnifying the economy’s key weakness: the mushrooming current-account deficit. The idea was to reduce the yield differential with lending rates in the quagmired developed economies.

So the problem facing Turkey's policy makers is not the economy isn't growing, or that it is growing too quickly (there is plenty of spare capacity left out there), rather the problem is that it is growing in an unbalanced way. The high yield differtial, and the funds inflow which it is producing, means that the currency is appreciating even while inflation remains excessively high (now stuff that in yourtext book and smoke it), and this combination is a sure fire way for the export sector to lose competitiveness. And this is in fact what is happening, as imports (driven by the consumer credit boom) surge, while exports fail to keep pace, with the result that the trade balance deteriorates, and along with it the current account one.

But as Erdem Basci among others, including some IMF economists, argue, hiking interest rates could be totally counterproductive in the current climate since it might well serve to make the country even more attractive (by increasing that key yield differential) to precisely the kind of funds they want to deter. Turkey, as many analysts constantly point out, has become over-dependent on the wrong kind of funding to finance its current account deficit. What Turkey needs is to attract longer term investment finance, and while reducing the volume of short term speculative finance which is currently distorting prices in the country's equity markets. This argues for lower, not higher, interest rates, since bringing the longer run cost of borrowing down should make the country more attractive to the kind of investor it needs.

So the bank have decided to adopt a monetary experiment based on a resort to other measures, and the first of these is an attempt to withdraw some liquidity from the banking system. One of the principal worries is that the rapid expansion in the volume of domestic credit has triggered a rise in imports and thus aggravated the deterioration in the current account deficit. But the problem is not only a current account deficit one. The following chart (prepared by staff at the Turkish economicresearch institute TEPAV) shows that the credit expansion is also associated with a rise in the systematic risks of the banking sector, since much of the lending is evidently being financed by short term fund flows.



[Please Click on Image to View More Clearly]

Net foreign financing of Turkey's banking sector hit US$17 billion in the last quarter of 2008. Subsequently the level fell rapidly, but with the economic recovery foreign funding has once more been on the increase, an as of October 2010 it was in the region of US$22.5 billion. One important characteristic of the foreign funding the Turkish banks have been accessing since the advent of the recovery is that something like 98 percent of the funds are short term. This sharp rise in short term funding is not only unprecedented, it is also highly dangerous, since were there to be a sudden change in risk sentiment (due to factors which had nothing directly to do with Turkey itself), such funding might not be renewed, leading to a maturity mismatch between the banks' borrowing and lending which could severely strain the Turkish financial system.

The central bank is therefore pretty concerned to slow the rate of credit expansion, and with this in mind it has also introduced a second bloc of measures involving steps to contain the rate of expansion in consumer credit - credit card restrictions, increased loan to value ratios in house purchase, etc. Due to the endless ability of those who are smart enough to find ways to get round such rules, none of these are perfect, but they are a lot better than nothing, and nothing, some will remember, was those responsible for managing the Spanish and Irish economies did when their credit and indebtedness ratios were obviously on the verge of getting out of control, and when the relevant central bank seemed to see no inconvenience at all in applying negative interest rates to their already credit-bloated economies. So by all means criticise the Turkish central bank, but let's be clear what (and who) we are comparing them with.

Obviously additional measures could and should now come from the Turkish government. Measures which involve the judicious (and even aggressive) use of fiscal policy to drain in the most direct fashion excess demand from the system. In this context it is pleasing to be able to note (see below) that this year's strong rise in tax revenues is not being matched by an equivalent increase in spending. Indeed the country is now running a quite strong primary budget surplus. More of the same, and then some, is what we need to see, but with elections looming it is doubtful decisive steps will be taken until the new government is formed.

And it isn't only rapidly growing credit that is a concern, a lot of the money has gone into Turkish stocks which are now not far off their 2008 pre-crisis highs. In fact foreign purchases of Turkish financial assets rose to around $15.5 billion in the first 10 months, from $730 million a year earlier, according to central bank data. In October alone, international investors bought $969 million in shares and $1.5 billion in government bonds.



Summing up, it is hard to say at this point whether the Turkish central banks attempt to operate what some have called a "post modern" monetary policy will work exactly as intended, especially since the outcome is not directly in the hands of the central bank, and very much depends on the determination of the government to take the necessary measures on the fiscal side. But whatever the outcome, of one thing we can be sure: doing something always has to better than doing nothing. After all, who else would knowingly and willingly wish to end up in the kind of unfortunate situation Spain and Ireland now find themselves in?


The Economy Has Surpassed Pre-Crisis Levels, And Is Now In Full Recovery Mode



Turkey's economy slowed in the third quarter, and the pace of GDP growth slipped back to a calendar adjusted 6.4% year on year in the third quarter, down from the China like 10.2% pace registered in the second one. The key to the slowdown was the deterioration in external trade: exports dropped by 2% year on year, the sharpest contraction since the third quarter of 2009, while import growth remained in double-digits for a fourth consecutive quarter (albeit slowing marginally to an annual increase of 16.9% from 18.8% in the second quarter).

Final domestic demand growth, on the other hand, strengthened to 11.2%, its fastest pace of advance in more than four years. Private consumption growth was strong, and surged by 7.6%, but the heavy lifting seems to have been done by investment (much of it in construction), with an increase in gross fixed capital formation of 31.3%. Even if the underlying housing boom offers the explanation for much of this growth, capital goods investment was also strong, as shown by the fact that the import of capital goods rose by an annual 31.3%.




In fact, the most worrying part of the Q3 performance was not the fall in exports, it was the surge in imports, and the impact this is having on the trade and current account balances. Correcting this disturbing trend must now be one of the most important policy priorities for Turkish decision makers. Consensus forecasts now suggest Turkey could well grow by an annual 7% this year (up from an earlier expectation of 6%) and this does not seem to be at all unreasonable,

Whatever the weaknesses, the big picture story is that Turkey’s economy is once more growing dynamically and reaching new highs. Real economic gains are being made and we now are seeing increasing evidence of a true recovery which goes well beyond the confines of a simple statistical rebound.



But a dose of realism is called for. Despite the fact that the economy will in all probability now grow by at least 7% in 2010, in 2011 Turkish growth rates will undoubtedly continue to drop back from the very high level seen in the first half of this year, but if this weakening in headline GDP numbers is simply the result of a deteriorating net trade position then we will have the worst of both worlds, as debt driven consumption growth will be faster than desireable, while the export sector will continue to weaken, even as import substitution undermines the domestic industrial sector. Unchecked this could lead to the same sort of manfuacturing industry job loss we have seen across Southern Europe over the last two decades.

On the other hand, the Turkish economy is likely to continue turning in an impressive performance, one which will stand out among regional peers since sustainable trend growth in Turkey remains high. If adequate steps aretaken to rein-in the current account deficit, and to attract more in the way of job-creating FDI, 6% growth could well remain a realistic target for 2011, even if there is a deterioration in the external environment and a weakening in the level of external demand.

One factor which makes Turkey stand out from many of its regional peers is that it is not overly export-dependent and has a dynamic domestic economy which complements the export sector. This means that the Turkish economy basically stands upright, and on both feet, and that, despite the recent loss of export competitiveness the impetus behind GDP growth is much more broadly-based than in the other, heavily-indebted countries which can be found in the surrounding region. In addition, the underlying strength of domestic demand means the Turkish government has a far broader, and ever-growing, potential tax base. This makes it much easier to attain longer term fiscal stability, and means that the country does not have to continually stagger forward on the basis of a series of “one off” measures to keep the deficit undercontrol.

To some extent the slackening in Turkey's growth performance is only to be expected, since, in terms of external demand (and as in many other economies) all the "low lying" fruit has now been picked as exports have steadily attained their previous level. Reaching out for the rest will now become more and more difficult, especially with so much "deleveraging" going on in the neighbourhood, and so many export dependent economies in the region, which is why the export competitiveness issue needs to be so strongly stressed.

Thus, while Turkey turned in an 11.7% annual growth rate in the first three months of the year, and then followed up with an impressive 10.3% in the second three – a rate only equalled by China among the major economies – the calendar adjusted 6.4% rate registered between July and March is better read as a return to normality rather than the commencement of a serious slowdown. Quarter on quarter the economy grew by a seasonally adjusted 1.1%, and output was still up by 8.2% in the first nine months of the year over the equivalent period in 2009.

On top of this, the economy is now reaping the long run fruits of major macro economic restructuring in the early years of this century, while in addition the country faces a very favourable demographic evolution. The result of this very fortunate combination is that the dollar denominated value of Turkish GDP is now very substantially above where it was ten years ago, and now that the recession is behind us it should continue to rise rapidly.



Current Account Woes


Throughout this year the negative balance on Turkey’s current account has steadily worsened, and the trailing 12 month deficit total in October was around $40 billion, or 5% of GDP. This underlying deterioration in parts reflects the country’s energy dependence and the impact of rising fuel costs, but it also gives a measure of the strength of the domestic consumer rebound coupled with the impact of the inflation-driven real exchange rate appreciation.


Turkey has had a long history of persistent current account deficits, and as might have been expected while the problem eased during the recession, the arrival of the recovery slammed issue straight back onto the table. During last year’s sharp contraction, Turkey’s current account deficit fell back to 2.3% of GDP, and the topic moved quietly off everyone's radar. But last year's reduction was due to very exceptional circumstances (the sharp contraction in domestic demand during the global financial crisis), so this years widening of the deficit to a level which could eventually be as high as 6% of GDP (or even slightly over) is essentially a reversion back to type. Which does not make it any the less problematic.



When thinking about competitiveness, as well as simple exchange rate movements it is also important to take inflation differential's into account. Indeed the Turkish currency has been weakening recently on the back of the European Sovereign Debt Crisis, and the lira fell to a five-month low against the dollar following the central bank announcement of the latest measures. But even prior to the rate reduction the lira had been falling, and is now down around 7.5% against the US dollar since November 4 as concern has grown about potential economic spillovers to Europe's trading partners from the growing problems in countries like Ireland, Spain and Portugal. Weakening European demand is not good news for Turkey, since Europe is Turkey's main trading partner.

Thus while the lira rose by something like 9% against the euro last year the net 2010 gain against the dollar (before the post-November 4 slide) was only about 4 percent. However, given the much closer trade ties that Turkey has with the EU, it was the Euro rate which mattered for the export performance.




Although Turkey's exports were up sharply in October (to $11 million), after several months stuck around the $9 million mark, the improved performance was not sustained, and in November they fell back again to around $9.4 billion.



But of course, in the complete picture we would have to note that imports (and with them the trade deficit) have also continued to rise steadily, although at $17.1 billion in November, they were still some considerable way below the July 2008 high of $20.5 billion.



The seasonally adjusted trade deficit has continued to deteriorate steadily since the recovery started in late 2009.




Domestic Activity Also Rises

The recent recovery in manufacturing activity continued at full pace in October, with industrial output posting an annual increase of 9.8%, well above the 6.1% market consensus expectation. Following a tame performance in September, where seasonally adjusted output stayed flat at the August level, production surged again in October, and by an eye-catching 3.1% on the month. It is worth noting that industrial production has now returned to pre-crisis levels, implying that (even though overheating is not an issue at this point) the output gap may be narrowing faster than central bank projections anticipate.

The better-than-expected increase is largely due to a strong performance in both capital and consumer-durable goods. Capital goods were up by an annual 25.6%, and consumer durables by 21.7%. While the numbers for consumer durables reflect the expansion in consumer credit, the ongoing strong performance in capital goods suggests that the investment activity also continues apace.



And the continuing strong performance registered in December's manufacturing PMI suggests the short term outlook for the Turkish industrial sector remains positive.



Commenting on the Turkey Manufacturing PMI survey, Dr. Murat Ulgen, Chief Economist for Turkey at HSBC said:

““The Turkish manufacturing sector maintained November’s impressive performance in December, expanding at its fastest rate since May. The pace of output and new order growth moderated slightly from the previous month, though still remained impressive. New export orders, on the other hand, showed the fastest improvement since October 2009. More encouragingly, this bright picture supported employment creation with conditions reaching their best level ever in the survey history. Backlogs of work increased marginally in December, while manufacturers continued to slash their finished goods inventories to meet order demand. In the meantime, this stellar performance also led to some price and margin pressures. Input prices soared at a very high rate, reminiscent of 2008 Q1 with rampant global commodity prices, whilst suppliers’ delivery times lengthened at a close to record rate. As such, manufacturers continued to reflect this in output prices that rose at the fastest pace in eight months.””


Surprisingly, while retail sales continue to grow steadily, up to now they have not been one of the leading drivers of the current expansion, as indicated by the fact that the third quarter increase was only 7.5% over a year earlier. Not bad by developed economy standards, but well short of the level of construction investment increase, for example.

Unemployment Falls Even As The Labour Force Grows and Grows

Still, the outlook on domestic sales continues to improve, and one of the principal reasons for this is the continuing fall in the seasonally adjusted unemployment rate, which was down to 11.8% in September. In fact unemployment peaked (on a seasonally adjusted basis) at 14.8% in April 2009, and has since been falling steadily, while the seasonally adjusted level of employment continues to rise. Such strongly positive co-movements in employment and unemployment evidently lead households to have an increased sense of job security and purchasing capacity.




The country has been creating and continues to create jobs in large numbers. When compared with September 2009 the number of those employed rose by nearly a million (to around 23 million), with the share of those occupied in the industrial sector (around 20%) rising significantly.

Under the impact of the global financial crisis, Turkey’s unemployment hit a record high of 16.1% in February 2009. A year and a half later, and in sharp contrast with most of its regional peers, the country has achieved an impressive drop in its jobless rate. Even more significantly, Turkey has achieved this improvement at a time when the size of the labour force has been rising sharply, from 51.3 million to 52.7 million. This is yet another example of how Turkey is in a very different position to its regional peers, most of whom face ageing and declining labour forces due to their negative demographic trends.



In its bid to achieve ultra-fast "catch-up" economic and employment growth without generating excessively high inflation Turkey is able to benefit from the phenomenon known as the “demographic dividend.” Cutting aside the rigmarole, what this idea basically implies is that as fertility falls ever higher proportions of the population are to be found in the working age category, initially boosting employment and output, and then, in a second wave, fuelling productivity, credit and consumption growth. This is what sets the Turkish case apart, for example, from the recent experiences in places like the Baltics and Bulgaria.





As the country's median age rises, Turkey is rapidly approaching that demographic “sweet spot” where sustainable rapid catch-up growth is totally realistic and achievable. However, it is important to bear in mind that this process is far from automatic, and depends for its effectiveness on continuing and deep structural reforms. The Turkish economy still fails to make satisfactory use of its existing labour resources, and the country’s employment rate, at just above 40%, remains the lowest in the OECD area. Deep-rooted socio-cultural factors, combined with the steady drift from rural to urban areas, mean that many Turkish women continue to withdraw from the labour force on marriage, which leaves the employment rate for women stuck around the 20% level, 40 percentage points lower than the equivalent rate for men.

Turkey's population has been growing rapidly, and will continue to grow quite rapidly for at least the next two decades. This will mean there will be an internal market with a strong growth dynamic, and that the country faces a more stable population pyramid in terms of pension and health care systems, and sovereign debt sustainability. This outlook also implies improving credit ratings and lower risk evaluation on the part of investors, with consequently lower interest rates for investment projects.



As I say, Turkey's median age is also rising, although the country is still very young, with a median age of just 28.5 and 30 per cent of the 74 million population under 18. The demographic "sweet spot" of median ages between 30 and 40 is thus set to last for some considerable period of time.




Rising median ages, and growing proportions of the population in the working age group are a product of two distinct forces, declining fertility and rising life expectancy. Turkey's fertility has been falling steadily for the last thirty years, and is now around the critical 2.1 replacement level. The key driving force behind the change is female emancipation and rising education levels. The difficult thing for the country now will be to arrest the fertility decline and maintain the birth rate around the replacement level. Unfortunately, absent a serious and sustained change in the policy approach it is far more likely that Turkey will follow the pattern already seen in Southern and Eastern Europe, and head towards very low (and therefore unsustainable in the long run) fertility levels.



Rapid Growth With Low Inflation?

Given the controversial nature of the new monetary policy experiment, it is highly the country's inflation rate will come under increasing scrutiny. After keeping its benchmark interest rate unchanged at 7% since November 2009, the central bank has now lowered the rate to 6.5%, even as the economy continues to show signs of strong growth in credit driven consumer demand.




The bank have justified their decision by highlighting the fact that core inflation rate is falling, and in fact came in under their year-end target for the first time since the central bank introduced an inflation targeting regime. They also strongly draw attention to the potential negative consequences of raising rates in an environment where this may only accelerate the inflow of short-term, speculative funding. Given that one of the key objectives of the central bank has to be reducing the level of interest rates in order to make it easier and more attractive to invest, the bank is likely to show great reluctance in moving towards monetary tightening and will most probably continue to rely on other tools to keep inflation in check, such as increasing reserve requirements to control credit growth.

Since the start of the crisis the central bank have lowered rates 14 times from their October 2008 high of 16.75%. The Bank’s stated objective is to bring the level of interest rates permanently down to well below their long term historic levels. Their ability to do this, however, is conditional on their success in reducing the endemically high levels of inflation which have continually plagued the economy.

Certainly Turkey’s inflation rate is now extremely low compared with levels considered typical only a decade ago, but it is still an upside outlier in comparison with regional peers, and in recent months it has been showing renewed signs of an uptick.



Despite the country’s secular disinflationary tend, inflation has remained stubbornly high in recent months, although it did fall for the third consecutive month in December, registering a 12 month low of 6.4%, and down from the 9.3% seen in September. Nevertheles this level is still way too high for comfort, and especially in the context of an appreciating currency. The December inflation drop was largely due to a fall in volatile food prices, which were down 2.7% from November. The ex-fresh-food-and-energy core reading has been falling all year, and stood at 3.18% in December.



This core inflation is one of the central bank’s preferred measures of underlying inflation, so they will have drawn some comfort from downward rend, but they will also have noted that producer prices rose by an annual 7.73% in December (as compared with 4.16% in December 2009), a detail which may not alarm them at this point, but which will certainly give them food for thought if the rate remains high as 2011 advances.






Public Indebtedness Is Not A Serious Problem


After many years of extremely high government deficit, Turkey has been remarkably prudent since the turn of the century . The country’s fiscal deficit has remained low since the implementation of the IMF programme, and this despite the recent crisis-generated increase. As a result, with low deficits, strong growth and high inflation debt to GDP has fallen steadily (don't start letting your mouth water Greece, this combination is impossible in a currency union). Driven up by the recession, the deficit hit 5.6% of GDP in 2009, and according to IMF projections it is expected to fall back again to 3.4% in 2011. Gross debt peaked at 45.5% of GDP in 2009, and is in the process of falling back steadily, although we shoudn't get too excited about this, since it is what you should expect to see in a country with such a comparatively young population: real pressure on the sovereign will only start as and when the population median age rises to current EU levels .





So there is little room for complacency. The recent decision by the Turkish government to shelve the proposed Fiscal Rule legislation (a measure which would have permenently committed the government to target a 1% fiscal deficit) has come in for a lot of criticism, most notably from the IMF. But caution is called for here, since the decision most likely reflects the government’s concern not to prematurely tie its hands in the face of what might be a quite closely contested election in 2011. So a wait and see attitude might be more appropriate before passing any kind of definitive judgement.

Certainly the data we have to date show quite a strong fiscal performance throughout 2010, with the government posted a primary budget surplus of TRY4.6 billion in November compared with a TRY1.2 billion deficit in the same period of 2009. Central government revenues rose by an impressive 42.4% YoY in November, while expenditures rose by 22.9%. In fact November’s results bring the year-to-date general budget deficit to TRY23.5bn – almost half of the budget deficit in January-November 2009 – and the primary surplus to TRY 23bn (Jan-Nov 2009: TRY 5.8bn), which means last years budget deficit may well come in at under the EU limit of 3%, and will in any event be significantly below the government target of 4% So despite credibility slippage, in the short term the strong economic expansion may well assuage concerns about longer term sustainability. What really matters is what happens this year, and in the years which follow. The government has budgeted for a 2.8% fiscal deficit in 2011, and given the credibility issues involved I wouldn't be surprised to see them keep to this, despite the coming election.



However, in taking what seems to be the easier path now and postponing the watertight commitment to fiscal stability for some moment in the future, the government may be storing up trouble for itself or its successor. Spending excess tax revenues is only stimulating an economy which is not in need of stimulation, whereas saving them would not only be building a cushion for the future, it would also help reduce pressure on the current account deficit by draining some demand from the economy.

Private Sector Debt Not A Problem At This Point Either


Nor is the level of private sector debt a problem, since even though it has been rising rapidly of late, the level (at around 35% of GDP) is still quite low, and relatively sustainable for a rapidly developing country.




Household debt which has been rising at rates close to 40% this year should be brought under greater control, since while current levels are not worrysome, letting these growth rates continue is not desireable.



The same goes for housing loans. The current boom in construction activity and household mortgage lending is fine, but it does need to be kept in check.




Outlook: Steady Growth, Falling Long Term Interest Rates and A Round Of Credit Rating Upgrades

So 2011 looks like it will be a pretty good year for Turkey. Of course, not everyone is convinced by the new monetary policy initiative, and the IMF have been quick to warn of the dangers. In particular they warn about the continuing practice of unsterilsed purchasing of foreign currencies. The answer here is not too difficult: sterilise, that is withdraw liquidity to compensate, which is what the bank seems intent on doing via the increase reuqired reserves.

However the IMF also warned of the danger that, even if sterilised, large purchases by the central bank could become unsustainable, given the aggressive nature of the liquidity withdrawals which would be required to maintain the stance. Undeterred by the davice, on 21st December 21st Bank Governor Durmus Yilmaz announced that the Bank was not only set on continuing its policy of carrying out forex purchases, it was actually going to increase them, taking the amount of its daily foreign-exchange purchases (as of January 3rd 2011) from US$40m to US$50m. It is quite possible the IMF have a serious point here, and the bank may do well to consider more actively their proposal that the Bank apply the increased reserve requirements on both TRY and forex denominated accounts, and that they also extend coverage of the requirements to other credit providers and instruments in an attempt to rebalance the maturity profile of their borrowing, ie reduce their dependence on short term borrowing.



On the other hand, while one EU sovereign after another finds itself facing ever increasing borrowing costs, the process in Turkey moving in the opposite direction. Just last week Turkish bond yields extended a record low, registering their steepest two-day decline in almost eight months on speculation inflation will continue to slow, thus allowing the central bank to cut its interest rates even further. The Turkish lira depreciated to its weakest levl in six months last week, touching 1.5683 per dollar at one point last Friday. The yield on the benchmark two-year lira bond closed the week at 6.98 percent after the two-year debt yield fell below 7 percent for the first time ever on Wednesday.



So far, then the policy is working, even if it is early days yet. Lower bond yields may also be favoured by forthcoming credit upgrades. Fitch Executive Edward Parker stated last month that while the Central Bank faced many challenges in 2011, Turkey’s sovereign credit rating would be positively affected if the new policy proves successful. Fitch currently has a local and foreign-currency bond rating for Turkey of BB+, one level below investment grade.

He also noted that Turkey’s sovereign rating would be positively affected if Turkey’s debt to GDP ratio continued to decline and if there were no change in political stability following the general elections. In effect it is not likely that Turkey will become an investment grade country until after the June general elections since the rating agencies will want to see the results of the revised monetary policy stance, the fiscal performance ahead of the general elections and the political landscape following them before making this kind of rating upgrade. That being said, it is perfectly possible that both Moody’s and S&P's (which currently rate Turkey at Ba2 and BB, respectively, that is more than one notch below investment grade) could make an initial upgrade in Turkey’s sovereign rating (by one notch say) even before the general elections are held.

The outlook for Turkey is thus extremely positive, even if there are concerns about the short term bias in bank funding, and longer term worries about structural distortions from the current account deficit. On the fiscal side the government is likely to have reduced the budget deficit to below 4% of gross domestic product in 2009 from 5.5% in 2009, and is quite likely to fulfil its targe of 2.8% this year, making it one of the very few countries in the EU orbit to come in with a deficit within the 3% official target level. So while there are no guarantees that the latest initiative from the Central Bank will work, there are grounds for hope and expectation that both they and the government will make changes and search for solutions even if they don't.

Tuesday, January 4, 2011

The Verdict on US Bond Yields?

By Claus Vistesen: Hull


Just before we turned the clock on 2010 I commented on the recent increase in US yields and noted the following simple issue;

How investors perceive and interpret this will [rising yields] determine great many things; is it a reflection of higher growth in the future and thus a sooner than expected normalisation by the Fed. Or is it a result of supply concerns and the continuing double digit budget deficit by the Fed and thus the bond vigilantes attempt to go for the biggest prey in the park.

Obviously, interpretation, animal spirits and sunspots can never be entirely disconnected from real economic activity on the ground, but the underlying point is important.

If rising yields are seen as a reflection of growing concerns over the US authorities' ability and willingness to control to the deficit it could hamper ability to maneuver for the Fed and the Treasury. If on the other rising yields are seen as a reflection of policy makers' success in reviving back growth through QE and an extension of tax cuts, it goes together with an altogether more benign narrative about how the deficit will pay for itself as higher growth leads to higher income and more leeway in managing public finances.

So which is it?

Well, a recent piece by Bloomberg's Daniel Krueger suggests that the latter discourse is emerging and thus that whoever playing the part as bond vigilante these days, he or she has failed in their attempt to drive the conversation (so far).

Quote Bloomberg

The worst performance by Treasuries since the second quarter of 2009 reflects prospects for faster U.S. economic growth rather than concern that rising budget deficits will drive investors away from government debt.

(...)

Even as deficits remain at almost record highs, the bond market is giving the U.S. time to address structural budget imbalances. A Bloomberg News survey of the 18 bond dealers that serve as counterparties to the Federal Reserve in its open market transactions show they forecast the 10-year Treasury yield to rise to 3.65 percent from 3.30 percent on Dec. 31, below its average of 4.33 percent since 2000. Two-year yields will climb to 1.05 percent from 0.59 percent, holding below the average of 3.03 percent since the beginning of 2000.

(...)

“The market is starting to believe the Fed will be successful in creating growth,” said Ray Humphrey, who manages inflation-indexed bond portfolios in Hartford, Connecticut for Hartford Investment Management Co., which has $161.7 billion in assets. “Nominal bonds are frankly reflecting those higher growth rates.”

This is interesting for a host of reasons. First of all, with an estimated budget deficit of 10-11% of GDP in 2011, it seems that the old adage that the US economy is indeed different still holds true. Consequently, and local government debt/muni ghosts notwithstanding it appears the US economy is getting all the leash other economies in the OECD are not.

Looking at the charts, I would not hold it against you if you thought that this was much ado about nothing though.

(click for larger image)

In general, the US yield curve has steepened considerably since the infamous March-09 low in risky assets mainly as a result of the fact that although short term yields have been kept tightly in check by the Fed's policies, yields on longer dated bonds slowly crept upward in 2009 with both the 10y2y and 20y2y increasing notably. This in turn, albeit with a lag, has sparked comment from both Fed officials and prominent analysts that the Fed would use additional QE measures to massage the long end of the yield curve especially as it is the long end which determines the rate on mortgages which is a gauge strongly watched by the Fed.

In 2010 and much contrary to the talk about rising yields; both long term and short term yields have actually declined on the year. From December to January it is pretty much status quo on the yield curve measured by the 2y10y though with 2 year nominal yield declining 31.3 basis points and 10 year nominal yields declining 44 basis points.

The action and talk on rising yields come from the fact that in Q4 yields have increased across the board with longer dated bonds taking the worst hit as the curve steepened across all spreads. 10 year yields rose the most from October to December rising 75 basis points while 2 year yields increased by a mere 24 basis points in comparison. As such, what turned out to be a good year for bond investors has turned sour right at the end.

The real important thing going forward is how long US policy makers can benefit from the win-win discourse of rising yields and a strenghtening economy. One would be tempted to say that if only the Fed came out openly and targeted a level of the SP500 then the world would be much more transparent. What I am basically saying is that one key part of the Fed's current policies is the explicit targeting of equity prices and the subsequent positive wealth effect perceived as well as real.

Fundamentally, it is bit of tighthrope walk since the main condition for the good days to continue is a very fine balance epitomized by the notion of a "mild-goldilocks" scenario. In short, yields can go up as long as they want except if it translates into the actual expectation of an interest rate hike by the Fed. As such, the economy should continue growing but not so strong as to force the Fed's hand into a more hawkish discourse.

Monday, November 29, 2010

Another Lesson In How Not To Go About Things From The EU Commission

by Edward Hugh: Barcelona

The present generation of European leaders will doubtless be remembered for many things, but somewhere high up there on the list will be the appauling sense of bad-timing they seem to have when making critical announcements. The confusion caused by certain ill-considered remarks from Angela Merkel about how private sectors bondholders would need to participate in future EU bailout processes is evidently one good example. Another, without doubt is going to be the decision by EU Commissioner Olli Rehn to appear before the world's press today (yes, today of all days, one day after the sensitive announcement of the Irish Bank Bail-out plan and the decision to create the European Financial Mechanism), and inform the assembled throngs that as far as the EU Commission could see Spain will not be sticking to its 6% of GDP fiscal deficit committment next year, simply because according to EU calculations the deficit is going to be 6.4% - unless, of course - there is another round of fiscal reduction measures.

I think Spanish has a suitable word for this kind of persistent badtiming: "gafƩ". But the thing is, if Europe's leaders insist on continually showing the markets just how "gafƩ" they all are, then we are never going to find our way out of this hole we have all dug for ourselves.

And so it was, that by 16:30 this afternoon the yield on 10 year Spanish bonds hit 5.5% (up from around 5.2 at Friday's close), and the spread over equivalent German Bunds hit a Euro-era record high of 273 basis points. These sort of numbers were totally unimaginable at the start of 2010.



The root of the problem comes from the fact that the EU Commission had identified today as the day when their economic forecasts for national economies were to be published, and so it was. As part of the forecast the commission fractionally lowered its 2011 growth outlook for Spain, to 0.7% from an earlier expectation of 0.8%. Hardly earth-shattering news, and not normally the sort of thing to send bond yields off into a "death spiral", but given the times we live in, markets are extraordinarily sensitive to any such revision. In fact, a downward revision of 0.1 percentage point is well within the bounds of any reasonable margin of error, and no one really has the foggiest idea of what Spanish growth will actually look like next year beyond the most approximate of approximate guesses. This is because the degree of uncertainty is unusually high in the external environment, and the impact of the very strong fiscal correction that is planned (from this years 9.2% deficit, to next years 6% one) is very hard to evaluate. Personally I think it will be very hard for Spain to get positive GDP growth at all next year given all we are seeing, but I certainly don't want to engage in a Dutch auction with the Spanish authorities on this point.

But in fact the potential difficulties for Spain to achieve the 6% target for 2011 were already reasonably well known. I had already written about it in this post, were I pointed out the difficulty Spain's regional and local governments were having this year in meeting targets, and how important it was going to be to stick by the letter of next years budget plan if the administration did not wish to face the wrath of the markets.

My points were backed up the day after by Bank of Spain Governor Miguel Angel Fernandez Ordonez, who told a Spanish parliamentary committee that:

“Recent budget data point to the achievement of objectives for 2010, at least for the central government.... but (as far as the regional governments go) my impression is that the measures [they've announced] are far from sufficient”

The Bank of Spain governor reinforced this point by adding that in a highly decentralized Spain, where the central government directly controls less than a third of spending, and lacks sufficient means to supervise the fiscal policies of regional and local administrations, it was extremely difficult for the central government to get an exact result. His opinion was that these august bodies be required to publish budget data in a more timely fashion and be given an annual spending ceiling. In fact, these days the Spanish government cannot afford to ignore what the Governor of its Central Bank says, and so the administration has gone some way to putting such controls in place, but whether they are sufficient to do the job or not still remains to be seen.

Mafo's point was backed up later the same week by former Bank of Spain deputy governor and current IMF Official JosĆ© ViƱals, who stated "Spain should be willing to carry out additional fiscal adjustments to achieve a budget deficit of 6 percent of gross domestic product by 2011 because markets have “zero tolerance” for failure to meet stated targets."

So these issues are already known, Spain may well need to formulate a plan "B" if the governments hand is forced, but it was a pity to unsettle the markets just one more time by raising them again precisely today.

Not everything in the report was bad news for Spain, however, since the commission did improve its forecast for this year. The EU now expects the country's GDP to contract by 0.2% in 2010, compared with the 0.4% contraction it had projected in the spring forecast, giving a little more power to the elbow of a struggling Elena Salgado who has recently been belabouring the point that her forecasts are better than those of the EU and the IMF. But next year will be the "test of fire" on this front, since it is starting next year that all those rather optimistic expectations on domestic consumption start to lock-in.

Having said that, the EU now predicts that annual average unemployment will rise again next year, and hit 20.2% (above Salgado's forcecast). In fact this may well be an underestimate, since the September figure was 20.8%, and at the present time unemployment is still rising, and not falling. Indeed Olli Rehn himself stressed that there were "significant but balanced risks to the baseline scenario." And in particular he pointed out that further drops in house prices could lead to a "deeper-than-expected adjustment in construction, dent household wealth and sap consumer confidence." And yet that is just what Spain seems to continue to be facing, a slow drop-by-drop downward trickle in house prices.



So what can the Spanish government do to stop the rot? Basically at this point very little. The ammunition has nearly all been fired off, and most of it has been wasted. And yet one more time we all seem to be in agreement. When asked what Spain and Portugal should do to stop the so-called contagion, I was quoted by the Financial Times as saying: “Not do anything wrong..... The only thing you can advise these people to do at this stage is to be absolutely frank and stick absolutely to what they say.” “From this point on, the more you do fiscal austerity, the more you contract and the less you can pay".

The following day Manuel Campa, Spain's deputy finance minister for the economy was quoted by Bloomberg in a similar vein as saying that the best thing “to generate credibility in the Spanish economy is to execute the measures we have announced at the time and in the way they were announced, and that implies not taking additional measures.”

And as luck would have it Miguel Angel Fernandez Ordonez was back before the Spanish senate the following day (his timing, unlike that of Olli Rehn, seems to be impeccable), telling all those senators that “We have to convince people that we’re going to do exactly what we said we were going to do.” Seems logical, doesn't it, I mean whyever would they imagine you might not do what you say you are going to do? Whatever put that wicked thought in their heads?

And Mafo was also on this occasion perfectly frank about the growth situation: "The outlook for a gradual recovery is surrounded by uncertainties," he told the senators."In an environment where financing conditions will foreseeably remain restrictive and in which the public and the private sector have a pressing need to clean up their financial position, we can expect the pace of recovery in household consumption to slow versus the first half of the year."

I couldn't have put it better myself.

So, summing up. Spain is suffering from the serious restrictions imposed on trying to make a major economic correction while participating in a monetary union (Paul Krugman is once more making similar points in today's New York Times). In particular this means that not only does the country not have a currency to devalue, it does not have a central bank with capacity to print money and buy its bonds. It also has a very substantial exposure in terms of the external position (ie debt) that makes it dependent on international financial markets for funding in a way that means that the extremely low interest rates that are on offer at the ECB are not really (beyond some limited non standard liquidity measures) passed on to the countries banks, her citizens, her companies or her government.

Spain has the benefits of neither expansionary fiscal or monetary tools in the midst of a huge output slump, where the underlying contractionary tendencies in the economy are still substantial. Given all of this, and given that Spain's leaders have at last shown some signs that they are aware of the seriousness of the situation that faces the country, I think it is being cruel beyond belief to haggle over whether the deficit next year will be 6% or 6.4%, let alone send Spanish bond values into a suicidal downward spiral that risks destroying what is still left of the countries banks over the issue.

Spain needs to stick to its deficit reduction targets, but it also needs more help from those who are running the system by which it is trapped and which it is struggling hard to defend. Pile the pressure on and the country is only going to crack. What Spain needs is to get back to growth, and to put people back to work, then the deficit problems will sort themselves out almost on their own. And in this sense it is the authors of the latest EU forecast, and not those who run the Spanish administration who are the unrealistic ones. Spain is in a corner which it can't get out of alone. She needs help, and that help is going to have to come from the top.

As Krugman says:

If Spain still had its own currency, like the United States — or like Britain, which shares some of the same characteristics — it could have let that currency fall, making its industry competitive again. But with Spain on the euro, that option isn’t available. Instead, Spain must achieve “internal devaluation”: it must cut wages and prices until its costs are back in line with its neighbors.

And internal devaluation is an ugly affair. For one thing, it’s slow: it normally take years of high unemployment to push wages down. Beyond that, falling wages mean falling incomes, while debt stays the same. So internal devaluation worsens the private sector’s debt problems.


Internal devaluation is coming, there is now no avoiding it. When I advanced the idea for Spain some three years ago it wasn't some sort of contribution to a collective brainstorming session, it wasn't just one option on offer together with a whole series of others. What I was saying was if we don't go down this path then would would inevitably end up where we are now. But as Krugman points out, seeing it through means the private sector debt problem will only deteriorate, which is why we need help, to share the burden. The other alternative, of seeing the Euro fall apart, is in the interests of no one. Not even the Germans, who would soon see the current record growth in their exports shifted into reverse gear as the new DeutscheMark was quoted at values (as is happening to the Japanese yen right now) which robbed the country of all semblance of competitiveness.

Well, today we have a new government in Catalonia. So maybe its time to change. Maybe finally we could now start to address the problems of the Spanish economy head-on, and put the future of the country on a sound and sustainable footing. It's certainly worth a try, and, at least, as the English saying goes: where there's life, there's hope.

Greece Is Almost Certainly "On Track" - But Towards Which Destination Is It Headed?

by Edward Hugh: Barcelona

"There is a difficulty that is widely recognized that the amount [of debt] to be repaid is high in 2014 and 2015," Giorgios Papaconstantinou (the Greek Finance Minister).

"We are confident that Greece will be able to return to the markets. But whether it will be able to return to the markets on a scale that allows Greece to pay off its European partners and the IMF, that is a question."..."We have a number of options. If paying off the €110 billion loan proves to be a question, we stand ready to exercise some of those options" - Poul Thomsen, head of the IMF team in the ECB-EU-IMF troika delegation.

"In the rushed last-minute deal to forestall certain bankruptcy, everyone missed one very important fact. That the memorandum created an unrealistic and immense borrowing squeeze on the feckless Greek state for the next five years."
Nick Skrekas - Refusing Greek Loan Extensions Defies Financial Reality, Wall Street Journal

Get On The Right Track Baby!

According to the latest IMF-EU report Greece’s reform programme remians “broadly on track” even if the international lenders do acknowledge that this years fiscal deficit target will now not be met and that a fresh round of structural measures is needed if the country is to generate a sustained recovery. My difficulty here must be with my understanding of the English lexemes "remains" and "sustainable", since for something to remain on track it should have been running along it previously (rather than never having gotten on it), and for something - in this case a recovery - to be sustained, it first needs to get started, and with an economy looking set to contract by nearly 4% this year, and the IMF forecasting a further shrinkage of 2.6% next year, many Greeks could be forgiven for thinking that talk of recovery at this point is, at the very least, premature. A more useful question might be "what kind of medicine is this that we are being given", and "what are the realistic chances that it actually works". Unfortunately, in the weird and wonderful world of Macro Economics, witch doctors are not in short supply.

As the representatives of the so-called `troika`mission (the IMF, the ECB, and the EU) told the assembled journalists in last Tuesday's press conference “The programme has reached a critical juncture." Critical certainly (as in, in danger of going critical - just look at the 1,000 basis point spread between Greek and German 10 year bond yields, or the 4% contraction in GDP we look set to see this year), but the question we might really like to ask ourselves is what are the chances of the patient surviving the operation in one piece?

The statement came at the end of a 10-day mission visit to Athens to review the extent to which the country was complying with the terms of the country’s €110bn bail-out package and take a decision on whether or not to authorise the release of the third tranche of the agreed loan.

In the event the decision was a foregone conclusion, with the rekindling of the European Sovereign Debt Crisis as a background, and the very survival of the common currency in the longer term in question, this was no time to tell the markets the tranche was not being forwarded. But still, the expression "on track" continues to fall somewhat short of expectation with the lingered issues like the recent upward revision of the Greek deficit numbers (up to 15.4% for 2009), the failure to increase revenue as much as anticipated, and the need for a further round of “belt tightening” measures in 2011 to try to attain the agreed objective of a 7.4% deficit as a backdrop. The upward revision in the deficit numbers only added to all the doubts many economists have about the long term payability of the Greek debt, which the IMF now expect to peak at around 145% of GDP in 2013, although again, many analysts put the number much higher.

Independent analyst Philip Ammerman who is based in Greece, and whose expectations about the evolution of Greek debt have proved to be reasonably realistic, now expects debt to GDP to come in much higher than anticipated in 2010, due largely to 10 billion euros in debt from the train company OSE being added to the total and downward revisions in 2009 GDP from the Greek statistics office.

The key to payability is of course a resumption of economic growth, which at the present time looks even more distant than ever. The IMF is arguing for another round of structural reforms – like opening up “closed-shop” professions, or simplifying administrative procedures and modernising collective wage bargaining, and while many of these are necessary, none of these are sufficiently “short sharp shock” like to restart the economy, and in general don’t target the main issue which is how to restore competitiveness to the country’s struggling export sector.

Just One More Moment In Time!

Doubts about how Greece was going to start financing its debts in the market after the expiry of the loan programme in 2013 had only been adding to market nervousness in recent days, since in addition to the fact that loan repayments to the EU and the IMF would need to start in 2014. Most critical are the first two years, when the bulk of the debt to the EU and IMF falls due. Under current repayment schedules, In fact, as things stand now, Greece's gross borrowing needs for 2014 and 2015 (when most of the EU-IMF debt falls due) will balloon to over 70 billion euros a year from around 55 billion euros a year in 2011-2013. This represents having to finance about 40% of GDP each year. Not an easy task. The difficulty presented by this looming repayment mountain lead the FT’s John Dizard to speculate that the Greek parliament might be tempted to go for the rapid passage of a law allowing for the application of “aggregate collective action” on bondholders – using the reasoning that, since the money being borrowed at the moment is basically being used to pay off existing bondholders (who are relatively easy to haircut) while the new lenders (the IMF and the EU) are (at least on paper) not. As John says, “Greece is exchanging outstanding debt that is legally and logistically easy to restructure on favourable terms with debt that is difficult or impossible to restructure. It’s as if they were borrowing from a Mafia loan shark to repay an advance from their grandmother”.

What a (retroactive) aggregate collective action clause would mean is that if a specific fraction, say 80 per cent or 90 per cent, of existing Greek bondholders agree to a restructuring that lowers the net present value of Greek debt by, say, half, then the remaining “holdout” bondholders would be forced into accepting the same terms. It is the consideration that the Greek Parliament might be tempted to go down just such a road that possibly lies behind this weekends Reuters report that The EU and the IMF could extend the period in which Greece must repay its bailout loans by five years, to make it easier for it to service its debt. According hot the agency Poul Thomsen, the IMF official in charge of the Greek bailout, stated in an interview with the Greek newspaper Realnews "We have the possibility to extend the repayment period ... from about six years to around 11," This follows earlier reported statements from Mr Thomsen the the IMF “could provide part of the funding on a longer repayment period, or give a follow-up loan.” Indeed the announcement of the Irish Bailout details seems to suggest there has been a general change of position here, since the Irish loan is initially to be for seven and a half years (which certainly does suggest we are all trying hard to kick the can further and further down the road), while - in what you might think was a token nod in the direction of John Dizard's argument, aggregate collective action clauses are now to be written into all bond agreements after 2013. It will be interesting to see how the existing bondholders themselves respond to this proposal when the markets open tomorrow (Monday) morning.

So now we know that in fact Greece is likely to be able to extend its dependence on the IMF all the way through to 2020, the only really major question facing us all is: just how small will the Greek economy have become by the time we reach that point.

To start to answer that question, let’s take a look at some of the macro economic realities which lie behind the “impressive start” the Mr Thomsen tells us the Greek economy has made.

Austerity Measures Provoke Sharp Economic Contraction

The IMF-EU-ECB austerity measures have - predictably - generated a sharp contraction in Greek GDP, with falling industrial output, falling investment, falling incomes, falling retail sales, and rising inflation and unemployment. The big issue dividing Macro Economists at this point is whether countries forming part of a currency union which have a competitiveness problem are best served by their fiscal difficulties being addressed first.

Arguably countries which do not have the luxury of implementing a swift and decisive devaluation to restore their competitiveness would be best served by receiving fiscal support from other part of the monetary unionion to soften the blow as they implement a comprehensive programme of internal devaluation to reduce their price and wage levels. That is to say the current approach has the issue back to front, and will undoubtedly lead the countries concerned into even more problems as slashing government spending at a time when no other sector is able to grow is only likely to create a vicious spiral which leads nowhere except towards eventual and inevitable default. To date Greek GDP has fallen some 6.8% from its highest point in Q1 2008, yet far from bottoming out, the contraction seems to be accelerating under the hammer blows of ever stronger fiscal adjustments, and the downard slump still has a long way to go.



The Greek economy contracted by 1.1% quarter-on-quarter in the third quarter of 2010, making for the eighth consecutive quarter of contraction. And evidently there are still have several more quarters of GDP contraction lying out there in front of us.



Year on year the Greek economy was down by 4.5% on the third quarter of 2009. This is the fastest rate of interannual contraction so far. Far from slowing the contraction seems to be accelerating at this point.





Domestic Consumption In Full Retreat


Looking at the chart below, it is clear that Greece enjoyed quite a consumption boom in the first years of the Euro's existence, a boom which is in some ways reminiscent of those other booms in Ireland and Spain, and a boom which came roundly to an end when the credit markets started to shut down. As in other countries, the government stepped in with borrowing to try to keep the boom going, with the major difference that deficitfinance went to levels well beyond those seen in other European countries in 2009, as did the efforts the Greek government went to to try to cover its tracks.




One of the clearest indications that the party is now well and truly over is the way in which the level of new car registrations is slumping.




Retail sales have now fallen by something over 15%.




And With It The End Of The Credit Boom

The Greek consumption boom came to an end, just as it did in Spain and Ireland, when the credit crunch started to bite in 2008. Pre-crisis household borrowing was increasing at the rate of around 20%, the interannual rate of change has now fallen more or less to zero, and will stay there for some time to come. Since in a mature modern economy aggregate demand (whatever you do in the way of supply side reforms) can only grow in a sustained way as a result of either credit expansion or exports, export growth is going to have to give the Greek economy what little demand growth it can eventually get.



Along with the general stagnation in household credit, lending for mortgage borrowing has also ground to a sharp halt.



And credit to companies has also become pretty tight if we look at the next chart.



Asin many other heavily indebted countries (the US, the UK, Spain) the only sector which is still able to leverage itself is the public one, or at least which was still able to drive demand by leveraging itself, but now, with the IMF EU adjustment programme, increases in government borrowing are also going to suddenly come to an end, with the evident consequencethat the economy goes into reverse gear. I can't help feeling that people aren't using enough emotional intelligence here. Obviously people are outraged by the level of fiscal fraud that was going on in Greece. But outrage and demogogic press headlines seldom form the basis of sound policy. Arguably the competitiveness issue is more important at this point than the fiscal deficit one, since the position is asymmetric - solving the competitiveness issue will automatically open the door to solving the fiscal deficit one, while addressing the fiscal deficit does not necessarily resolve the competitiveness problem, and does not return the country to growth - only a strong supply side dose of ideology can lead you to (mistakenly) think that.



The Best Way Not To Restore Competitiveness: Raise VAT


In fact, the fiscal adjustment programme contains two components, reducing spending, and increasing taxes. Of these the most damaging measure as far as growth and competitiveness goes is without doubt the decision to raise VAT by 5%. Not only (as we shall see) does this increase not raise the extra money anticipated (in an economy which is increasingly export dependent the tax base for a consumption tax weakens by-the-quarter in relative terms), it also sharply raises the domestic inflation rate, effectively ADDING to the competitiveness problem. I would say this obsession of the IMF with raising VAT in these economies which are effectively unable to devalue is just plain daft, frankly. And it doesn't impress me how many times respected micro economists describe raising VAT as the most benign of measures: all this does is convince me that they don't really have an adequate understanding of how economies work from a macro point of view, and especially not export dependent economies.



As we can see in the chart below, the VAT rise not only adds to the consumer price index, it also affects producer prices, and even export sector producer prices, which are sharply up.



I would say that policymakers have fallen into two "Econ 101 simpleton" type errors here. The first is to think that since part of the objective is to raise nominal GDP to reduce debt to GDP, and since GDP is falling, raising the price level might help (I would call this the "fools gold" discovery), and the second is to imagine that since exports don't attract VAT, the impact is relatively benign, without stopping to think the the VAT hike also acts on inputs, and especially in an economy which suffers from chronic price and wage rigidity issues like the Greek one.

If a first year student had sent me these kind of arguments in a term essay, aside form awarding a "fail", I think would recommend to the person that they would perhaps be better off studying another topic, physics maybe, since the demonstrated aptitude for applied macro economics would be very low indeed. Could it be that bondholders who normally understand quite a lot more than many imagine about how economies work are also noticing this, hence their growing nervousness.

The incredible result of the application of this very short sighted policy is that in addition to the fact that Greece started out with a serious competitiveness issue with its most competitive EuroArea peers, like Germany.....



it has even hadits virtual currency revalued against the EuroArea average since entering the IMF sponsored programme, which is the exact opposite of what we need to see.




Export Lethargy Feeds The Industrial Output Slump

As a result we are seeing no evidence of a Germany-type resurgence in export activity.



And in fact even though the trade deficit has reduced somewhat, it still remains a trade deficit.



Given the fact that domestic demand is falling, while exports stagnate, Greece's industrial sector is still in a sharp and continuing contraction.



A contraction which continued and even accelerated slightly in October, according to the most recent PMI reading.



Construction activity is in "freefall", as can be seen from the drop in cement output.



and the decline will surely continue, as new building permits continue to fall.



And private construction activity continues to drop.




The net result of the economic contraction and a credit crunch is, of course, that while other consumer prices rise, house prices are now falling, giving us just one more reason why Greeks are starting to feel a lot less wealthy than they used to feel. Evidently, to kick start the economy again the fall in land and property prices needs to be brought to a halt. This is where the traditional devaluation strategy helped a lot, since you could stop the fall in nominal prices at a stroke, but the Greeks are helpless in this case, and it is rather alarming to find that there is no discussion of this key issue at the policy level, and just talk about how structural reforms will put everything right.




Employment Falls And Unemployment Surges

The man and woman power is there to rebuild the economy, as ageing hasn't yet reached the point where the labour force will start to shrink. Indeed at this point it is still rising.



But, of course, employment is now falling.



And thus, logically, unemployment is rising, and is currently something over 12%.



And With The Fall In Employment Revenue Comes Under Pressure

And with the rise in unemployment, there is a fall in incomes, and thus income tax revenue is falling, putting yet more pressure on the deficit.



At the same time, and despite a 5% increase in VAT rates, returns on the tax are also not rising as hoped.




A Contraction Which Feeds On Itself?

The Greek fiscal deficit is now falling, but after the huge upward revision in the 2009 figure, getting it down towards this years 9.4% target is a more or less Herculean task, which will involve far more fiscal effort than was previously anticipated, and with the fiscal effort more economic contraction. In addition, the finance ministry recently reported that while Greece's central-government deficit narrowed by 30% in the first 10 months of this year, this still fell short of the targeted narrowing of 32% due to lower than anticipated revenue returns.

Finance ministry data show that the Greek central government took in 41.0 billion euros in revenue in the first 10 months of 2010, just 3.7% more than it did in the same period of 2009. The deficit-reduction plan hammered out with the EU and the IMF in May called for 13.7% growth in such revenues for 2010 as a whole. This implies that to meet the target, Greece must receive 14.1 euros billion in November and December, which is highly improbable given that to date this year the Greek government has only once had monthly revenue above €5 billion, and that was in January.

On the spending side things have gone better, and targets are being met. Indeed over the summer the Greek government put forward a revised plan that compensates for the lower revenue with deeper spending cuts. But even meeting the lowered target of €52.7 billion would require a 30% jump over last year's revenue for the last two months of the year, and this is well nigh impossible.

As a result of the revenue shortfalls and the revision in the 2009 deficit, Greece still looks to be well short of the 7.8% of GDP deficit originally aimed for. Current estimates are for a shortfall this year of something like 9.4% of GDP. In order to try to soothe market fears in this unsettled environment the Greek government last week unveiled a further austerity plan for 2011 involving an addition 5 billion euros in cuts, with the objective of cutting public deficit to 7.4% of GDP by the end of next year. Apart from the fiscal effort involved the new budget will almost certainly involve a stronger economic contraction than previously anticipated - and indeed the Greek government have already revised their forecast to 3% from the previous expectation of a 2.6% shrinkage.

The problem is, that Greece is in danger of a counterproductive downward spiral here, since the revenue shortfall is at least partially the result of the existing budget austerity, which has simply helped to squeeze an already weak economy. The expected sharp contractions in GDP this year and next, will weighing heavily on revenue from income and sales taxes. Cuts to public-sector paychecks that went into affect this summer, for instance, have certainly helped contribute to a fall of about 10% in retail sales in August and September, and continuing unemployment rising above 12% will only add to the banking sectors bad debt problems.


You Need To Attack The Competitiveness Issue, And Not Just The Fiscal Deficit One

In my opinion the IMF are making a fundamental mistake in relying almost exclusively on structural reforms. "It has to come through structural reforms," Mr. Thomsen said, adding that he expected those reforms to be discussed at the next visit by the delegation early next year. "It cannot come through higher tax rates, that's not good for the economy, and it cannot come from more wage cuts because that is not fair."

The are right that more taxes and less salaries without corresponding price reductions don't solve the problem, but Greece needs to do something radical (like a sharp internal devaluation) to restore competitiveness rapidly. Pushing the issues out to 2020 is no solution, and it is hard to imagine Greek civil society will accept the levels of unemployment and social dislocation that are being produced for such a lengthy period of time.



Estimates of the future path of Greek debt vary a lot, and their is considerable uncertainty involved in any estimate. The IMF currently forecast that the debt will peak at just under 145% of GDP in 2013, but I think we can regard that as an estimate at the lower end of the range.

Despite the fact that George Papandreou's government has been widely praised for enforcing draconian austerity measures, the country still has the largest debt-to-GDP ratio in the EU, which involves a debt mountain of something like 330 billion euros - only 110 billion of which will be funded by the EU-IMF rescue programme. That is to say, private sector bondholders will still have something like (at least) 220 billion euros of exposure to Greek debt come 2013.



Greece's whopping current account deficit has reduced to some extent since the 2008 15% of GDP high, but the level is still quite large.



More importantly the IMF do not forsee Greece running a current account surplus at least before 2015. Indeed they imagine that Greece will still have a current account deficit of 4% of GDP come 2015. Which means that far from paying down their external debt, Greek indebtedness (absent restructuring) will continue to rise over the whole period. According to Greek central bank data, the country had a net external investment position of 199 billion euros in 2009, or put another way, net external debt was something like 110% of GDP.



At the end of last week, risk premiums on 10-year Greek bonds over their German equivalents were still timidly nosing above 1,000 basis points, a level many consider to be the market signal that default is likely. And this despite the International Monetary Fund having announced the same day that the Greek reform programme is “broadly on track”.

And then there is the return to the financial markets issue. Finance Minister George Papaconstantinou has repeatedly said the country would return to bond markets when the time was right sometime in 2011. This looks increasingly like wishful thinking, especially since the 2009 deficit revision by Eurostat, while the less than anticipated revenue performance means that Greece has already missed its first fiscal consolidation target. Such a lapse may convince inspectors from the EU and the IMF, but it is unlikely to cut too much ice with ultra conservative fixed income market participants.

And, as Nick Skrekas points out in the Wall Street Journal, the numbers simply don’t add up. Greece has to raise €84 billion to repay interest and principle over the next three years, even assuming the force of the economic contraction doesn't mean even more missed deficit targets . Add to that an additional €70 billion for each of 2014 and 2015 in repayment of EU-IMF loans, and the calculation equals an unavoidable default, which is what the markets are signalling with there 1,000 to the sky is the limit spread on Greek 10 year bonds over bunds.

Even in the pre-crisis days, Greece couldn’t realistically raise more than about €50 billion a year from markets that trusted it. And market participants know the ‘troika’ is being unrealistic in its expectations. Lack of conviction in the bond markets that Greece can survive without a default is creating a vicious cycle that keeps prospective borrowing costs elevated and thus makes eventual repayment even more unlikely. And round and round and round and round we go.

In this sense the troika’s earlier inflexibility over the repayment postponement issue has been entirely self-defeating. The delay in letting the markets know that extension was a possibility is rumored to have been in part due to the German government's worries about what the reaction inside Germany would be to the news. Evidently borrowers are going to be able to kick the can a lot harder and a lot further down the road than previously imagined. Indeed only today Ireland is seemingly to get money over a nine year term, which makes it hard to see how exactly the European Financial Stability Facility can be wound up in 2013 as previously planned - indeed the way things are shaping up it looks like 2013 could be the year when it really gets going.

Which, as John Dizzard notes in the Financial Times, would seem to create a new potential moral hazard problem, which is that if the funds in the pot are going to be limited, and if potential costs going forward are likely to be high, then we could see a rush to get in (before the funds are all used) with few in any hurry at all to leave. Giving Spain the prospect of 350 billion euros (or thereabouts) over seven and a half years mights seem very tempting, but it is unlikely that those in Rome would be happy to pay rather than join the queue standing next to the soup pot.

So, what this all boils down to is, that along with the EU and IMF we can be in no doubt: the reform programme evidently is on track. The only issue which seems to divide everyone - and especially those office-bound Fund employees from their more financially savvy market-participant peers - concerns the exact name of the station towards which the train in question is heading.

Thursday, October 28, 2010

Has the Market Finally Gotten it on the Eurozone Periphery?

By Claus Vistesen: Hull

Update: I was so caught up with Ireland today that I didn't notice how Greece also wants its part of the limelight. But fear not; Joseph Cotterhill from Alphaville delivers the goods as Greek spreads to the German benchmark rose above 10%. Basically, it is a mess at the moment in Greece with one of the biggest risks that the political balance is also shifting. Most remarkably however was the comments made by the Finance Minister Papaconstantinou that growth rate this year would be -4.0 and -2.5 to -3.0 in 2011. Add to this ongoing deficits (which will of course be smaller due to the contraction) and you are looking at an overall debt level that does not look too nice at all. Basically, the 2009 deficit is likely to be revised to 15% of GDP by the EU commission according to Alphaville and the IMF puts the 2010 deficit to around 7%. Now, figures are scarce here but wikipedia puts debt to GDP at 115% in 2009. So, with let us say a 5% deficit in 2011, a nominal growth rate of -2.5% and an initial debt level of 115% (just to play nice) my calculations suggest that Greece will be facing a debt to GDP level of some 130% at the end of 2011, a number which naturally will grow as we move on.

---

Popular wisdom has it that markets are always right or, more appropriately; that if you find your self on the wrong side of the market consensus the best cause of action is to join the ranks less you want to be rolled over by steamroller. However, it may take some time before the market corrects to the underlying fundamentals or so, at least, I will argue.

Last time I wrote on Ireland I noted how the country's latest move to emphasize its strong cash position (as well as the fact that it announced the intention not to go to market to seek financing) was a wink to EU policy makers that either the current plan works or Ireland will need funding help. Private market funding at current and future expected rates is not an option and the really important question is whether the interest rates charge by some form of European SPV would also be consistent with a recovery or simply another debt spiral. I have my doubts here.

Indeed; with a the running deficit to GDP of 32% in 2010 it is absolutely necessary that Ireland addresses this as a first priority. No matter how much cash you have lying around or how much you expect to be able to get from a coordinated relief program (essentially borrowing with low rates and long maturity), the failure to react now would mean that the time path of public debt would prove instantly unsustainble as we moved into 2011 and 2012

However, markets don't seem to be very comfortable with the prospects of very strong austerity measurse in Ireland.

Quote Bloomberg

Bond investors are losing faith in Ireland’s plan to lower the deficit as spending cuts threaten to undermine economic growth, reducing government revenue. Irish 10-year bond yields climbed within 50 basis points of the 454 basis-point record spread, set Sept. 29, relative to similar-maturity German bunds. Portugal’s spread fell about 1 percentage point against the German benchmark in the past month, the Greek-German yield gap narrowed 102 basis points and the Spanish spread was close to the lowest level since Aug. 10.

It is important to understand the underlying message here. What drives the worry is not so much the debt and deficit itself, but more so that the severe austerity measures needed to restore the evolution of debt will derail the economy and thus become counterproductive. Indeed, this is the main issue which most OECD economies grapple with at the moment.

But surely, it is not easy being Ireland at the moment. On one day, spreads climb because you are trying to plug the hole in the budget as you try to salvage a broken financial sector and the next spreads climb on growth fears as you introduce austerity measures in an attempt to correct the deficit incured in the first place.Look up the old proverb of being stuck between a rock and a hard place and you will find the European Periphery as a chief example.

What is interesting in particular are the comments extracted by Bloomberg from various fixed income portfolio managers across Europe. They seem to me to be getting closer to a does not compute moment of their own (all quotes are gathered by Bloomberg). Firstly, Dermot O’Leary, chief economist at Goodbody Stockbrokers simply turns the focus upside down and argues that now, surely, growth is the most important goal for Ireland.

“With the scale of consolidation now known, the department’s strategy for returning the economy to growth” could “now be described as more important than the consolidation measures,”

I wonder whether he would change his mind if the black hole of Anglo Irish takes the 2010 deficit/GDP figure to 40% (or perhaps 50%?). But there are other much more fundamental issues being raised; for example by John Fitzgerald a member of the central bank board.

The risk is “the medicine is too severe so that, like chemotherapy, it puts the patient into decline,”

Indeed, this is a risk and one which I (and others) have been banging on about the last 2 years, but the one I really liked was the comment by Ralf Ahrens from Frankfurt Trust and the simple yet crucial question;

“There is this central question of where does growth come from.”

Well, well. Aren't we coming full circle here?

Allow me to repeat three questions I posed recently in relation to the ongoing efforts to solve the the crisis in many European economies.

  • How do you correct external competitiveness deficiency from within a currency union at the same time as implementing fiscal austerity without risking debt levels to spin out of control?
  • How long should Southern Europe and Ireland endure deflation relative to the core to restore external competitiveness (will Germany accept a lower external surplus as result)?
  • How might a sovereign restructuring in a Eurozone economy play out?

The first question is really the main issue at hand. In the absense of nominal currency devaluation you need to impose wage restraint and deflation in order to correct a large external balance. As this large external imbalance is reflected in a large domestic debt level there is a real risk that if the entire correction must come from the domestic price level, the level of debt in itself will spin out of control which then manifests itself in either large scale private sector defaults or default on the sovereign level.

The main message here is simple macroeconomics. If you combine deflation and negative nominal growth rates over a prolonged period of time and given an already elevated debt level; your overall level of debt relative to the value of your activities (GDP) quickly become unsustainable.

So how do correct then? Well, not without a little help from your friends which brings us to the second question.

Consequently, this is not only about the European periphery suffering, it is about them suffering more than everyone else. Indeed, the recent ascent of the Euro is no good for them in so far as goes competitiveness outside the Eurozone and even inside Europe, it is starting to look like everybody's race to the bottom in terms of on whose back intra-Eurozone imbalances are supposed to correct. Naturally, a steady depreciation of the Euro would, strictu sensu, be welcome news for Greece, Ireland et al. Yet, this seems far off at the moment with the Fed doing the printing and the ECB reluctant to add further stimulus. On the concrete question of time, you just need to slice up the effects of say, a 30 % nominal devaluation (e.g. against the Euro or USD) which is the likely alternative scenario, I think, if any of the most troubled Eurozone economy had their own currencies. It then means that we would need to see a prolonged period of relative deflation to Core europe.

This however would in itself be problematic since 5-10 years of slow pain would almost certainly result in a Japan type lost decade, but also be almost impossible from within the Eurozone (i.e. politically). So by proof of elimination we reach question three. Indeed, PIMCO's El-Erian recently argued that Greece is likely to default within 3 years and that this need not be cataclysmic. I fully agree.

It is impossible to do any form of calculation here since we don't have any numbers that are coherent, but surely I would think that something along the lines of a 30% haircut on the principal and a notable extension of maturity is a likely result (but really, I have no idea!). The alternative would be that the rest of the periphery follows Ireland's example and simply leave the private market (although China et al. have indeed been fishing lately) and thus, they would have to be capitalised slowly from within an intra Eurozone structural fund (or through outrigth monetization by the ECB, but this is not going to happen I think).

In the event of restructuring, big the question of the hole left on the balance sheet of Eurozone debt holders of peripheral bonds (let us think about foreign holders later). A couple of potential solutions have already been put forward.

Leaving aside the Structural Fund which is not supposed to recapitalise private entities (at least not yet) it would mean that those banks either would have to enter the market to recapitalise, be recapitalised by their domestic governments (a deal which could form part of the default), or simply tranfers bonds at par to the ECB which tend would have to take the hair cut on its balance sheet.

At the end of the day, this kind of rhetoric is still seen as fearmongering and disruptive in the Eurozone collective since there is still a strong sense of resolve around the fact that no sovereign in the Eurozone may be allowed to default/restructure on its debt. As such, you could argue that one glaring omission in my analysis is that I don't consider the costs of default. Well, they would naturally be substantial not only for the individual economies but for the Eurozone itself. However, when you run even a rudimentary simulation of the likely numbers it is pretty easy to see how this cannot go on. There is no exogenous source of economic growth that will help the periphery move in to a virtuous circle, there is only one big vicious one in which more austerity brings lower growth and deflation which in turn affects the level of debt to GDP.

I admire resolve and I even believe that it is merited, but this is only to the extent that Germany (and France) are willing to assume their part of the bill (which will be very big) or to the extent that the ECB decides to employ wholly new and Fed-like policy tools.

Absent this and leaving aside the question of whether Germany and France realistically would be able to foot the bill at all, the only question is if the markets are starting to get it, when will the shoe drop on the level of macroeconomic policy making?

Sunday, October 17, 2010

Mr Zapatero Said What..........?

by Edward Hugh: Barcelona

Spain's Tinsa Price Index was out last week, and showed Spanish property prices fell again in September, and at an accelerating rate. As Tinsa point out in their report, both "Metropolitan Areas and municipalities on the Mediterranean Coast," whose rates experienced a significant drop from the previous month, have contributed decisively to this steep decline".



In fact, looking at the chart the other way round, prices have now fallen some 18% from their December 2007 peak.



The strange thing is that the latest Tinsa data contrast sharply with the most recent finding of Spain's National Institute of Statistics (INE) on the subject, since they suggest in their latest report that Spanish property prices actually rose in the second quarter (quarter-on-quarter) (and for the first time in the best part of 3 years), but this finding rather than reassure us that all is well (and as it should be) only serves to cast further doubt on the ability of the INE to maintain adequate statistics on the state of the Spanish economy, or at least to interpret the data they collect. This latest piece of statistical wizzardry lead Spanish property expert (and author of Spain Property Insight blog) Mark Stucklin to say "If you believe that, you’ll believe anything". Frankly, I'm inclined to agree with him.

Of course, it has become rather fashionable to question INE data interpretation of late (and I personally have had my problems with the seasonally adjusted employment numbers - in fact see these collected screenshots of the the backward revisions that were going on in the data as evidenced by Eurostat monthly reports) but this latest "faux pas" does make you want to ask "can't they get anything right"? In fact the Statistics Office house-price-data, is full of incredible and eye catching details, like the suggestion that new build sale prices only peaked in the third quarter of 2008, following which they only fell back 7.77% from peak, before taking off again, if we are to accept the official data version of things. So this must have been the "bottom" that Mr Zapatero refered to in his CNBC interview (see below). And this, as Mark Stucklin notes "despite a glut of up to 1 million newly-built homes, and discounts of up to 20pc or more on any developer’s price list you care to look at". So is this how one of the greatest housing busts in living history ends, with a whimper and not a bang? Somehow I doubt it.





Naturally, I'm sure its a pure coincidence that this latest "surprise price reversal" data came out just before Jose Luis Rodriguez Zapatero went to New York to kindly inform all concerned that the Spanish property market is now on the mend. In an interview with CNBC (see this official Moncloa transcription of the interview if you have any doubt), Prime Minister Zapatero repeated the INE claim, stating that house prices are beginning to rise in some areas, though not, he admitted, in the case of holiday homes. “In fact, in the last 2 to 3 months, we have seen that prices are not only not falling, but even rising in certain parts of Spain, where people buy their first home,” he told CNBC's Maria Bartiromo. This, he argued, shows that “demand appears to be on the rise.”

MS. BARTIROMO: Are you expecting real-estate prices to continue coming down? Have they hit the bottom or not yet?

PRIME MIN. ZAPATERO: I think that the price of housing has hit the bottom. It won't go down any more. For the past two or three months, what we see is that not only has it not dropped. But in certain parts of Spain, the price of housing has gone up. This is especially the case in those areas of -- not where people are buying their second house, if you like, with the prices there have still gone down a bit, but rather where they're buying their first, there the prices have gone down in the housing sector. So in general the prices have been stable recently, and they've even been increasing. So demand seems to be ticking up again.


Now, as that posse of irate INE defence vigilantes who may come chasing after me on this will no doubt tell you, the methodology they use is different from the Tinsa one, since it based on registered Notarial transaction prices, while the Tinsa index is based on asking prices, but come on, house prices rising again in Spain? Which world are we living in?

Of course, there could be another explanation for this seeming discrepancy (apart from fudging the numbers that is) and that would be that many of the actually new build transactions are not real transactions at all, but rather paperwork ones, as the banks move over the developers unsold property onto the books of their special purpose subsidiaries, and don't mark down the price since they prefer not to show losses. Then, of course, the very same subsidiary offers the property for sale at a sizeable discount (and it shows up with the Tinsa index as an asking price), but since there are very few real new-build sales at the moment, these number never show up back in the notaries office, where all is quiet and orderly.

Sure, the data show that new house sales "seem" to have bottomed, and even picked up a bit (see chart below), but talking to developers and estate agents out on the street, this doesn't seem to be the result of any real pick up in end user demand. It is more a question of banks responding to pressures from the Bank of Spain by moving their properties "out of sight" (if not out of mind). Meanwhile, the typical Spanish buyer is adopting a watch-and-wait approach, and will need a lot of convincing that they really have stopped falling before they move back in. Even the "experts" employed by the EU Commission are not convinced either, since they just published a report stating that Spanish property prices were still 17% too high.


But if you want one, there is something more like a smokin gun out there which should tell us that this whole Spain property market recovery story is a bit strange, and that is the Bank of Spain data for total mortgage lending. This has hardly moved since the start of 2009 (see chart below) so it is far more easily reconcilable with the properties being transfered over to bank subsidiaries (complete with their "developer" mortgages) story, than it is with one of rising sales and rising prices.



More than the house price story itself, which is hardly pleasing to the eyes, what I find most worrying is the way the Spanish administration seems to be boxing itself into a corner with its use of data. During the interview. Mr Zapatero also said the following in a response to a question about the outlook for the Spanish economy: "Well, our estimate is that we won't have any more quarters where growth will go down. We think that growth will continue to improve, and this will also improve confidence in the Spanish economy". But none other than Bank of Spain Governor Miguel Angel Fernandez OrdoƱez recently asserted that the Spanish economy had visibly weakened in the third quarter, and the data we have certainly seem to back him up. And the fourth quarter outlook looks even worse. So which is it, will Mr Zapatero be able to eat humble pie, or will an army of bank analysts and hedge fund investors end up spending the whole xmas period going through all the Spanish data with a fine toothcomb? Mr Zapatero also says: "What's happening is that our plans are being fulfilled to the letter". This reminds me of other statements from other national leaders in other times. Would that those beyond the confines of his own small closed inner circle could find themselves able to agree with him when he makes such an assertion!