Market Economics | Interest Rate Strategy - BNP PARIBAS ...
Market Economics | Interest Rate Strategy - BNP PARIBAS ...
Market Economics | Interest Rate Strategy - BNP PARIBAS ...
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notice construction activity as far as the eye can see.<br />
In downtown Hong Kong, real estate is selling for<br />
EUR 5000 per square foot, driving house prices<br />
relative to income to unrealistic levels. However,<br />
lending restrictions have been introduced that limit<br />
the leverage relative to the cost of the real estate<br />
project to 75%; this will provide the housing market<br />
with a good cushion. Hence we do not envisage the<br />
Hong Kong real estate market undergoing a Dubaistyle<br />
crash.<br />
However, we wish to highlight the impact of a<br />
booming real estate market on consumer price<br />
inflation. Unlike Dubai, Hong Kong’s real estate<br />
boom is only moderately leveraged and is funded by<br />
Chinese real money. Nonetheless, real estate prices<br />
rising out of all proportion to income will squeeze<br />
low-income groups out of the cities. As low-income<br />
groups tend to be service providers, it should not be<br />
a surprise to see Hong Kong’s real estate boom<br />
leading to a period where inflation is an issue.<br />
Rising bills<br />
Each time I go to Asia, my bills are higher than on<br />
previous visits. There is a lot of anecdotal evidence<br />
suggesting Asia is inflating its relative<br />
competitiveness away. Official data may understate<br />
real inflation by a substantial margin and the Chinese<br />
administration’s endorsement of 20% wage<br />
increases may be viewed as a move to calm the<br />
population’s anger as real incomes are eroded by<br />
rising prices.<br />
The motivation behind the PBoC’s current policy<br />
mix<br />
Last Friday, the PBoC again increased its minimum<br />
reserve requirements with the aim of reducing the<br />
velocity of money and credit in the Chinese<br />
economy. This policy has become known as<br />
quantitative tightening. There has been a lively<br />
discussion on why China has largely been refraining<br />
from using the traditional interest rate tool to fight<br />
inflation. An argument often deployed is that higher<br />
RMB money market rates could trigger an inflow of<br />
unwanted hot money, pushing currency reserves up<br />
even up rapidly. Indeed, absorbing incoming<br />
reserves by selling sterilization bonds has become<br />
an increasingly costly business for the PBoC given<br />
the negative spread between the yield from foreign<br />
currency reserves and the yield offered by the<br />
sterilisation bonds.<br />
Nonetheless, the main reason why China is using the<br />
interest rate tool only reluctantly is the highly<br />
leveraged “state-owned” corporate sector. Here,<br />
higher interest rates could burst the leverage bubble.<br />
China’s households have on average saved 35% of<br />
their income on average over the past decade. As<br />
authorities run a closed capital account and<br />
50.0<br />
49.0<br />
48.0<br />
47.0<br />
46.0<br />
45.0<br />
44.0<br />
43.0<br />
Chart 3: US Wages Relative Output have<br />
Declined<br />
42.0<br />
Sep-75Jun-79 Mar-83 Dec-86Sep-90Jun-94 Mar-98Dec-01Sep-05Jun-09<br />
Source: Bloomberg, <strong>BNP</strong> Paribas<br />
Percent<br />
6<br />
5<br />
4<br />
3<br />
2<br />
1<br />
-1<br />
US Wages are a proportion of GDI<br />
US CPI (y/y, RHS)<br />
Chart 4: USD Vs CNY 3m Bill <strong>Rate</strong>s<br />
USD 3m bill yield<br />
households have saved for pension and rainy-day<br />
purposes, savings were accumulated into bank<br />
deposits. Domestic banks have only been allowed to<br />
lend domestically, which in a booming economy is<br />
relatively unproblematic. However, Chinese bankers<br />
(as everywhere else in the world) are paid to ride the<br />
yield curve and convert deposits into vast amounts of<br />
credit. China’s household savings relative to GDP<br />
have reached 100% but state-owned corporate<br />
liabilities are now a multiple of that.<br />
China’s national accounts data are not yet as<br />
comprehensive enough as those provided by<br />
Western statistics offices. However, given the closed<br />
capital account and huge private household savings,<br />
either the corporate or sovereign sector must be<br />
deeply in the red. In China, it is the state-owned<br />
corporate sector which is highly leveraged and thus<br />
sensitive to changing funding costs. The Chinese<br />
authorities know that, explaining why they have been<br />
reluctant to use the interest rate tool.<br />
12.0<br />
10.0<br />
Nov May Aug Nov Feb May Aug Nov Feb May Aug Nov Feb May Aug Nov Feb<br />
06 07<br />
08<br />
09<br />
10 11<br />
Source: Reuters Ecowin Pro, <strong>BNP</strong> Paribas<br />
CNY 3m bill yield<br />
8.0<br />
6.0<br />
4.0<br />
2.0<br />
0.0<br />
-2.0<br />
-4.0<br />
-6.0<br />
-8.0<br />
Hans Redeker 20 January 2011<br />
<strong>Market</strong> Mover, Non-Objective Research Section<br />
60<br />
www.Global<strong>Market</strong>s.bnpparibas.com