With best wishes to all my readers for the holiday season.
With best wishes to all my readers for the holiday season.
Macro Letter – No 88 – 08-12-2017
China – leading indicator? Stocks, credit policy, rebalancing and money supply
Chinese 10yr bond yields have been rising steadily since October 2016. They never reached the low or negative levels of Japan or Germany. 1yr bonds bottomed earlier at 1.76% in June 2015 having tested 1% back in 2009.
The pattern and path of Chinese rates is quite different from that of US Treasuries. Last month rates increased to their highest since 2014 and the Shanghai Composite index finally appears to have taken notice. The divergence, however, between Shanghai stocks and those of the US is worth investigating more closely.
The chart below shows the yield on 10yr Chinese Government Bonds since 2007 (LHS) and the 3 month inter-bank deposit rate over the same period (RHS):-
Source: Trading Economics
From a recent peak in 2014, yields declined steadily until October 2016, since when they have begun to rise quite sharply.
The next chart shows the change in yield of Government bonds and AAA Corporate bonds across the entire yeild curve:-
The dates I chose were 29th September – the day before the People’s Bank of China (PBoC) announced their targeted lending plan. The 22nd November – the day before the Shanghai index reversed and 6th December – bringing the data set up to date.
The general observation is simply that yields have risen across the maturity spectrum, but the next chart, showing the change in the spread between government and corporate paper reveals some additional nuances:-
Spreads have generally widened as monetary conditions have tightened. The widening has been most pronounced in the 30yr maturity. The widening of credit spreads may be driven by the prospect of $1trln of corporate debt which is due to mature between now and 2019.
Another factor may be the change in policy announced by the PBoC on September 30th. Bloomberg – China’s Central Bank Unveils Targeted Lending Plan to Aid Growth provides an excellent overview:-
Banks will enjoy 0.5 percentage point RRR cut if eligible lending exceeds 1.5 percent or more of their new lending in 2017
Deduction will be 1.5 percentage point if eligible lending reaches 10 percent or more of new lending in 2017, or if “inclusive finance” loans take up 10 percent of total outstanding loans in 2017
Rural commercial banks who meet an earlier requirement that at least 10 percent of new lending is local can receive a 1 percentage point reduction
The RRR is the Reserve Requirement Ratio. This is a targeted easing of lending requirements aimed at directing credit to small and medium sized enterprises (SMEs) rather than state owned enterprises (SOEs) and encouraging lending to the agricultural sector. It also favour banks over the shadow banking sector. This policy shift was a rapid response to a trend which has been evident this year. Whilst credit continues to expand the percentage of credit directed to SMEs dropped from 50% in 2016 to 30% in 2017 – this policy aims to rebalance the supply of credit.
Despite expectations that the first half of 2017 would be strongest, the Chinese economy continues to grow above official forecasts, Q3 GDP came in at 6.8%. M2 money supply growth, by contrast, was only 8.8% in October versus 9.2% in September. The chart below shows the declining pattern over the past five years:-
Source: CEIC, PBoC
8.8% M2 growth still looks high when compared with the US (6%) the EU (5.1%) or Japan (3.9%) but with GDP increasing by 6.8% it does not look excessive. It is worth noting, however, that the PBoC target for M2 growth in 2017 is 12% down from 13% in 2016.
What impact has this had on stocks? Not much, so far, is the answer:-
Source: Trading Economics, Shanghai SE
Chinese stocks, as I have mentioned previously, do not look excessively expensive by several measures, however, this is not to suggest that they will not fall. According to Star Capital, at the end of September the PE ratio for China was 7.6 but the CAPE ratio was a much higher 17.3. The Dividend yield (3.9%) offers some comfort nonetheless.
Conclusions and Investment Opportunities
Chinese economic growth remains spectacular but the authorities are interested in promoting inclusive growth rather than encouraging individual speculation. Official interest rates have been 4.35% since October 2015, which is the lowest they have ever been, however, the reverse repo rate was increased in January from 2.25% to 2.45% and the standing loan facility rate increased in March from 3.1% to 3.3%. The bond market expects this mild tightening bias to continue. Meanwhile, inflation, which was 1.9%, up from 0.8% in February, is hardly cause for concern.
Chinese stocks can be divided into SOEs and Non-SOEs. Since the beginning of 2017 the sectors have diverged sharply, as this chart of the WisdomTree China ex-State-Owned Enterprises Fund (CXSE) versus the MSCI China Index (NDEUCHF), indicates:-
Source: WisdomTree, MSCI
Even since the end of November, when stocks fell abruptly, the outperformance of, what some are calling new-China, has been maintained. This is not to suggest that PBoC policy is deliberately designed to support the new-China economy, but when the interests of the Chinese people and that of enterprises align it can be a winning combination.
It is still too soon to predict the end of the rise in Chinese stocks, the authorities, however, are determined not to allow a repeat of the speculative bubble of 2015. The combination of a continued decline in the pace of money supply growth and higher bond yields, may see Chinese stocks decline in response to monetary tightening before those of developed nation countries. Chinese stocks trade differently to those listed in more open markets, nonetheless, the importance of China should not be underestimated: it might even be the leading indicator for world markets.
Macro Letter – No 87 – 24-11-2017
Bull market breather or beginning of the end?
Stock markets have finally taken a breather over the last fortnight, although the S&P 500 has made a new, marginal, high this week. Cause for concern has been growing, however, in the bond markets where 2yr US bonds have seen a stately rise in yields. The chart below shows the constant maturity 2yr (blue) and 10yr (red) Treasury Note since January 2016:-
Source: Federal Reserve Bank of St Louis
The flattening of the yield curve has led many commentators to predict an imminent recession. Looking beyond the Treasury market, however, the picture looks rather different. The next chart shows the spread of Moody’s Aaa and Baa corporate bond yields over 10yr Treasuries:-
Source: Federal Reserve Bank of St Louis, Moody’s
Spreads have continued to tighten despite the rise in short-term rates. In absolute terms their yields have risen since the beginning of November but this is from record lows. The High Yield Index (purple) shows this more clearly in the chart below:-
Source: Federal Reserve Bank of St Louis, Moody’s, Merrill Lynch
A similar spike in yields was evident in November 2016. I believe, in both cases, this may be due to position squaring ahead of the Thanksgiving holidays and the inevitable decline in liquidity typical of December trading. There are differences between 2016 and this year, however, the strength of the high-yield bond bull market was even more pronounced last year but Treasury 2yr Note yields had only bottomed in July, it was too soon to predict a bear market and the Federal Reserve were assuming a less hawkish stance. This year the rising yield of 2yr Notes has been more clear-cut, which may encourage further liquidation over the next few weeks, however, with economic growth forecasts being revised higher, rating agencies have upgraded many corporate issuers. Credit quality appears to be improving even as official interest rates rise and the US Treasury yield curve flattens.
In Macro Letter – No 74 – 07-04-2017 – US 30yr Swaps have yielded less than Treasuries since 2008 – does it matter? I examined the evolution of the interest rate swap (IRS) market over the last few years. I’ve updated the table showing the spread between T-Bonds and IRS across maturities:-
Source: Investing.com, The Financials.com
At the 10yr maturity the differential between IRS and Treasuries has barely changed, but elsewhere along the yield curve, compression has occurred, with maturities of less than 10 years narrowing whilst the 30yr IRS negative spread has also compressed, from nearly 40 basis points below Treasuries to just 20 basis points today. In other words, the flattening of the IRS yield curve has been much less dramatic than that of the Treasury yield curve – 2yr/30yr IRS has flattening by 36 basis points since early April, whilst 2yr/30yr Treasuries has flattened by 76 basis points over the same period.
It is important to note that while the IRS curve has been flattening less rapidly it still remains flatter than the Treasury curve (IRS 2’s/30’s = 0.67% Treasury 2’s/30’s = 1.00%). One interpretation is that the IRS curve has been reflecting the weakness of economic growth for a protracted period while the Treasury curve has been artificially steepened by the zero interest rate policy of the Federal Reserve.
Conclusions and Investment Opportunities
Many commentators have pointed to the flattening of the Treasury yield curve as evidence of an imminent recession, the IRS curve, however, has flattened by far less, partly because it was flatter to begin with. Perhaps the IRS curve reflects the lower trend growth of the US economy since the great recession. An alternative explanation is that it is a response to investment flows and changes in the regulatory regime (as discussed in Macro letter – No74). One thing appears clear, the combination of unconventional central bank policies, such as quantitative easing (QE) and the relentless, investor ‘quest for yield’ over the last decade has distorted the normal signalling power of the bond market.
Economic growth forecasts continue to be revised upwards, prompting central banks to begin reducing the quantum of QE in aggregate. Corporate earnings have generally been rising, credit quality improving. We are nearer the end of the bull market than the beginning, but it is much too soon to predict the end, on the basis of the recent rise in corporate bond yields.
An overview on financial and commodity markets for last month
Macro Letter – No 86 – 03-11-2017
Global Real Estate and the end of QE – Is it time to be afraid?
During the past two months two of the world’s leading central banks have begun the process of unwinding or, at least, tapering the quantitative easing which was first initiated after the great financial recession of 2008/2009. The Federal Reserve FOMC statement for September and their Addendum to the Policy Normalization Principles and Plans from June contain the details of the US bank’s policy change. The ECB Monetary policy decision from last week explains the European position.
Whilst the Federal Reserve is reducing its balance sheet by allowing US treasury holdings to mature, the US government has already breached its debt ceiling and will need to issue new bonds. The pace of US money supply growth is unlikely to be reversed. Nonetheless, 10yr US bond yields have risen from a low of 1.35% in July 2016 to more than 2.6% earlier this year. They currently yield around 2.4%. Over the same period 2yr US bond yields have risen from 0.49% to a new high, this week, of 1.60% – their highest since October 2008.
Back in April I wrote about the anomaly in the US interest rate swaps market – US 30yr Swaps have yielded less than Treasuries since 2008 – does it matter? What is interesting to note, in relation to global real estate, is that the 10yr Swap spread over US Treasuries (which is currently negative) has remained stable at -8bp during the recent rise in yields. Normally as interest rates on government bonds declines credit spreads tighten – as rates rise these spreads widen. So far, this has not come to pass.
In the US, mortgages are, predominantly, long-term and fixed rate. US 30yr mortgage rates has also risen since July 2016 – from 2.09% to 3.18% at the end of December. Since then rates have moderated, they now stand at 2.89%, approximately 1% above US 30yr bonds. The chart below shows the spread since July 2016:-
Source: Federal Reserve Bank of St Louis
Apart from the aberration during the US presidential elections the spread between 30yr US Treasuries and 30yr Mortgages has been steadily narrowing despite the tightening of short term interest rates and the increase in yields across the maturity spectrum.
Mortgage finance costs have increased since July 2016 but by less than 50bp. What impact has this had on real estate prices? The chart below shows the S&P Case-Shiller House Price Index since 2006, the increase in mortgage rates has failed to slow the rise in prices. The year on year increase is currently running at 5.6% and forecasters predict this rate to increase to 5.8% when September data is released:-
Source: Federal Reserve Bank of St Louis, S&P Case-Shiller
At the global level house prices have not taken out their pre-crisis highs, as this chart from the IMF reveals:-
Source: IMF, BIS, ECB, Federal Reserve, Savills
The latest IMF – Global Housing Watch – report for Q2 2017 is sanguine. They take comfort from the broad range of macroprudential measures which have been introduced during the past decade.
The IMF go on to examine house price increases on a country by country basis:-
Source: IMF, BIS, ECB, Federal Reserve, Savills, Sinyl Real Estate
The OECD – Focus on house prices – looks at a variety of different metrics including changes in real house prices: the OECD average is more of less where it was in 2010 having dipped during 2011/2012 – here is breakdown across a selection of regions. Please note the charts are rather historic they stop at January 2014:-
The continued fall in Japanese prices is not entirely surprising but the steady decline of the Euro area is significant.
Similarly historic data is contained in the chart below which ranks countries by Price to Income and Price to Rent. Portugal, Germany, South Korea and Japan remain inexpensive by these measures, whilst Belgium, New Zealand, Canada, Norway and Australia remain expensive. The UK market also appears inflated but the decline in Sterling may be a supportive factor: international capital is flowing into the UK after the devaluation:-
Bringing the data up to date is the Knight Frank’s global house price index, for Q2 2017. The table below is sorted by real return:-
Source: Knight Frank, Trading Economics
There is a saying in the real estate market, ‘all property is local’. Prices vary from region to region, from street to street, however, the data above paints a picture of a global real estate market which has performed strongly in response to the lowering of interest rates. As the table below illustrates, the percentage of countries recording positive annual price changes is now at 89%, well above the levels of 2007, when interest rates were higher:-
Source: Knight Frank
The low interest rate environment has stimulated a rise in household debt, especially in advanced economies. The IMF – Global Financial Stability Report October 2017 makes sombre reading:-
Although finance is generally believed to contribute to long-term economic growth, recent studies have shown that the growth benefits start declining when aggregate leverage is high. At business cycle frequencies, new empirical studies—as well as the recent experience from the global financial crisis—have shown that increases in private sector credit, including household debt, may raise the likelihood of a financial crisis and could lead to lower growth.
These two charts show the rising trend globally but the relatively undemanding levels of indebtedness typical of the Emerging Market countries:-
As long ago at February 2015 – McKinsey – Debt and (not too much) deleveraging – sounded the warning knell:-
Seven years after the bursting of a global credit bubble resulted in the worst financial crisis since the Great Depression, debt continues to grow. In fact, rather than reducing indebtedness, or deleveraging, all major economies today have higher levels of borrowing relative to GDP than they did in 2007. Global debt in these years has grown by $57 trillion, raising the ratio of debt to GDP by 17 percentage points.
According to the Institute of International Finance Q2 2017 global debt report – debt hit a new all-time high of $217 trln (327% of global GDP) with China leading the way:-
Household debt is growing in China but from a relatively low base, it is as the IMF observe, the advanced economies where households are becoming addicted to low interest rates and cheap finance.
Conclusions and investment opportunities
Source: The Economist
The chart above shows a few of the winners since 1980. The real estate market remains sanguine, trusting that the end of QE will be a gradual process. Although as a recent article by Frank Shostak – Can gradual interest rate tightening prevent shocks? reminds us, ‘…there is no such thing as “shock-free” monetary policy’:-
Can a gradual tightening prevent an economic bust?
Since monetary growth, whether expected or unexpected, gives rise to the redirection of real savings it means that any monetary tightening slows down this redirection. Various economic activities, which sprang-up on the back of strong monetary pumping, because of a tighter monetary stance get now less real funding. This in turn means that these activities are given less support and run the risk of being liquidated. It is the liquidation of these activities what an economic bust is all about.
Obviously, then, the tighter monetary stance by the Fed must put pressure on various false activities, or various artificial forms of life. Hence, the tighter the Fed gets the slower the pace of redirection of real savings will be, which in turn means that more liquidation of various false activities will take place. In the words of Ludwig von Mises,
‘The boom brought about by the banks’ policy of extending credit must necessarily end sooner or later. Unless they are willing to let their policy completely destroy the monetary and credit system, the banks themselves must cut it short before the catastrophe occurs. The longer the period of credit expansion and the longer the banks delay in changing their policy, the worse will be the consequences of the malinvestments and of the inordinate speculation characterizing the boom; and as a result the longer will be the period of depression and the more uncertain the date of recovery and return to normal economic activity.’
Consequently, the view that the Fed can lift interest rates without any disruption doesn’t hold water. Obviously if the pool of real savings is still expanding then this may mitigate the severity of the bust. However, given the reckless monetary policies of the US central bank it is quite likely that the US economy may already has a stagnant or perhaps a declining pool of real savings. This in turn runs the risk of the US economy falling into a severe economic slump.
We can thus conclude that the popular view that gradual transparent monetary policies will allow the Fed to tighten its stance without any disruptions is based on erroneous ideas. There is no such thing as a “shock-free” monetary policy any more than a monetary expansion can ever be truly neutral to the market.
Regardless of policy transparency once a tighter monetary stance is introduced, it sets in motion an economic bust. The severity of the bust is conditioned by the length and magnitude of the previous loose monetary stance and the state of the pool of real savings.
If world stock markets catch a cold central banks will provide assistance – though not perhaps to the same degree as they did last time around. If, however, the real estate market begins to unravel the impact on consumption – and therefore on the real economy – will be much more dramatic. Central bankers will act in concert and with determination. If the problem is malinvestment due to artificially low interest rates, then further QE and a return to the zero bound will not cure the malady: but this discussion is for another time.
What does quantitative tightening – QT – mean for real estate? In many urban areas, the increasing price of real estate is a function of geography and the limitations of infrastructure. Shortages of supply are difficult (and in some cases impossible) to alleviate; it is unlikely, for example, that planning consent would be granted to develop Central Park in Manhattan or Hyde Park in London.
Higher interest rates and weakness in household earnings growth will temper the rise in property prices. If the markets run scared it may even lead to a brief correction. More likely, transactional activity will diminish. A price collapse to the degree we witnessed in 2008/2009 is unlikely to recur. Those markets which have risen most may exhibit a greater propensity to decline, but the combination of steady long term demand and supply constraints, will, if you’ll pardon the pun, underpin global real estate.
Linear Talk – Macro Roundup – 17th October 2017
Financial market liquidity returned after the thin trading which is typical of August. Stocks and crude oil were higher and the US$ made new lows. But a number of individual markets are noteworthy.
The S&P 500 and the Nasdaq 100 both achieved record highs last month (2519 and 6013 respectively). In the case of the S&P this is the sixth straight month of higher closes, even as flow of funds data indicates a rotation into international equity markets.
The Eurostoxx 50 took comfort from the US move, closing the month at its high (3595) yet it remains below the level seen in May (3667) tempered, no doubt, by the strength of the Euro.
German Elections, showing a rise in support for the nationalist AfD and the prospect of an unconstitutional independence referendum in Catalonia, made little impression on European equity markets. The DAX also closed at its high (12,829) but, it too, failed to breach its record for the year of 12,952 witnessed in June.
Spain’s IBEX 35 was more susceptible to the political fracas in its north eastern region, but with other markets rising, it traded in a narrow range, closing at 10,382 on the eve of the referendum, having actually begun the month lower, at 10,329.
The Japanese Nikkei 225 remained well supported but still failed to breach resistance, making a high of 20,481 on the 18th. It has since taken out the old high. This move is supported by stronger economic data and revised growth forecasts from the IMF (released after month end).
Currency markets have been dominated by the weakness of the US$ since January. Last month was no exception. The US$ Index made a new low for the year at 90.99 on the 8th but swiftly recovered, testing 93.80 on the 28th. Technically, this low breached the 50% correction of the move from the May 2014 low of 78.93 to the January 2017 high of 103.81. Further support should be found at 88.43 (61.8% retracement) but price action in EURUSD suggests that we may be about to see a reversal of trend.
EURUSD made a new high for the year at 1.2094 on the 8th, amid rumours of ECB intervention. By month end it had weakened, testing 1.1721 on 28th. This has created a technical ‘outside month’ – a higher high and lower low than the previous month. For this pattern to be negated EURUSD must trade back above 1.2094.
EURGBP also witnessed a sharp correction the initial Sterling weakness which was a feature of the summer months. From an opening high of 0.9235 Sterling steadily strengthened to close at 0.8819. Nonetheless, Sterling remains weaker against the Euro than in 2013, amid fears of a ‘No Deal’ on Brexit and continued expectations of an economic slowdown due to the political uncertainty of that exit.
US 10yr Treasuries made a new low yield for the year at 2.02% on 8th. This is the lowest yield since the November 2016 election, however, expectations of another rate hike and the announcement of a planned balance sheet reduction schedule from the Federal Reserve, tempered the enthusiasm of the bond bulls. By month end, yields had risen 32bp to close at 2.34%.
In Germany 10yr Bund yields followed a similar trajectory to the US. Making a low of 0.29% on 8th only to increase to 0.52% by 28th. Increasing support for the AfD in the election, was largely ignored.
A trade which has been evident during 2017 has been the convergence of core and peripheral European bond yields. The larger markets such as Italy and Spain have mostly mirrored the price action of Bunds, their spreads widening moderately in the process. The yield on Portuguese and Greek bonds, by contrast has declined substantially, although there was a slight widening during September. Greek 10yr bonds, which yielded 8.05% at the end of January, closed the month at 5.67%. Over the same period 10yr Bunds have seen yields rise by 6bp.
UK 10yr Gilts also had an interesting month. From a low of 0.97% on 7th they reached 1.42% on 28th amid concerns about Brexit, the recent weakness in Sterling (which appears to have been temporarily reversed) and expectations that Bank of England Governor, Carney, will raise UK interest rates for the first time since June 2007. It is tempting to conceive that either the rise in Gilt yields or the recent rise in Sterling is wrong, these trends might both continue. Long Sterling and Short Gilts might be a trade worthy of consideration.
Perhaps anticipating the IMF – World Economic Outlook – October update, in which they revised their world growth forecasts for 2017 and 2018 upwards, the price of Brent Crude rallied to a new high for the year on 26th – $59.49/bbl. Aside from expectations of an increase in demand, the effect of two hurricanes in the US and a strengthening of resolve on the part of OPEC to limit production, may be contribution factors.
Copper also hit a new high for the year, trading $3.16/lb on 4th. Technically, however, it made an outside month (higher high and lower low than August) a break above $3.16/lb will negate this bearish formation. I remain concerned that Chinese growth during 2017 has been front-loaded. Industrial metal markets may well consolidate, with a vengeance, before deciding whether increased demand is seasonal or structural.