Aidan Bailey blog. September 3 2010. UK property market outlook.

September 3rd, 2010

Although somewhat simplistic, with the help of Savills Research below, one can get an idea of what the future might hold in store for the UK property market.

Savills property outlook 0810

Aidan Bailey blog. August 23 2010. The 10 most distrusted professions.

August 23rd, 2010

In a recent study by The Co-operative Bank, they have revealed the top 10 most distrusted professions in the UK. Despite increasingly stringent standards that have to be met by advisers nowadays, there are still plenty of bad financial advisers out there so I was quite prepared to see IFAs on this list somewhere. Thankfully, we aren’t anywhere to be seen – an indication that the industry has adopted professionalism more seriously? So, in reverse order:

10. Footballers
9. Car Mechanics
8. Builders
7. Plumbers
6. Electricians
5. Estate Agents
4. Car Salesmen
3. Journalists
2. Bankers
1. Politicians

You can see the full article here.

Aidan Bailey blog. August 23 2010. UK interest rates at 8%!?

August 23rd, 2010

With all the talk of double-dip recessions, Japan style deflation and the real possibility of further quantative easing (ie: money printing), I did a double take when I saw an article in The Telegraph today referring to research by Policy Exchange think tank that points to the possibility of base rates at 8% and inflation at 10% within the next two years.

Personally, I think that is very unlikely and, indeed, it was only last month that the Ernst & Young ITEM Club predicted that UK base rates may have to stay at historic lows till 2014. You can see both articles through The Telegraph below:

Interest rates may hit 8% in two years time
Interest rates will stay low till 2014

These differences of opinion are becoming more and more common and, unless you have a very strong opinion either way (or have a reliable crystal ball), I am pointing people increasingly in the direction of absolute return vehicles. To use an analogy, traditional equity funds can be likened to F1 cars; when the road is smooth and straight, these are the best vehicles to be in. When the ground is a little more uneven, however, F1 cars really don’t perform very well. Instead, an absolute return fund is akin to a rally car; pretty good on tarmac and off road alike. So the theory goes, no matter what is coming up on the road, an absolute return fund ought to perform. An anonymous example of what I mean is provided below.

Absolute return example

As this shows, by maintaining a diversified spread of assets and only holding those assets that you think will make a profit (easier said than done), a relatively consistent return is possible.

Aidan Bailey blog. August 6 2010. Commodities – rising prices – how do you profit?

August 6th, 2010

As you may have seen on the news, wheat prices are rising fast in reaction to drought and brush fires in Russia which has cut back production. Russia has also recently taken the unprecedented step of banning grain exports, at least until the end of the year.

Where Russia is traditionally one of the largest producers of wheat, it is hardly surprising to see that prices have inflated and that will translate to a hike in cost of your daily breakfast.

So what does this mean for inflation – and your investments?

With consumer price index inflation (CPI) already well above the Bank of England’s target of 2% and with these further inflationary forces in the pipeline, it would be easy to assume that the Bank of England will look to raise interest rates to dampen things down.

But I suspect nothing will happen.

It comes down to understanding the source of the inflation. The sort of price inflation that is worrisome for policymakers is inflation driven by wages. If there is excess demand for goods over supply, prices will rise to meet that demand. In turn, workers will demand higher wages to compensate, and then companies raise prices again to make up for the higher wage bill. This in turn leads to demands for higher wages again and, pretty soon, you get into a vicious circle.

That isn’t the sort of inflation that we have at the moment. Average wage growth has actually slowed in recent months and, hardly surprising, as unemployment is so high.

The inflation we have at the moment is being driven by a hike in raw material costs such as energy and food. Significantly, these are all the things we need and find hard to cut back on. So, if you can’t cut back on these essentials and your wages aren’t rising as fast as your costs, that means you have to cut back on other things. So in this case, rising costs act a bit like a tax. A further drag on the economy.

So, for the time being, I suspect the Bank of England will continue to remain more worried about another slump rather than an inflationary spiral and that means that interest rates ought to remain low for the foreseeable future.

How to make a profit?
Low interest rates will continue to encourage investors to seek out yield elsewhere and that should be generally supportive of markets. However, in terms of profiting directly from growing demand for food, how should you go about that?

Personally, I am wary about investing into commodities directly. The volatility is too great and high commodity prices almost automatically create the conditions for their own destruction – people spot the opportunity to profit, so they plant more, they work on more efficient ways to grow things, they turn more land over to agriculture. In turn, this increases supply and prices drop.

A much more effective and relatively safer way is to invest in the companies that will make money by helping us to meet this demand. There are plenty of funds in this sector that will manage the commodity mix for you, retreat into cash when the time is right and use appropriate hedging to limit price volatility.

New Podcast – Working with The Fry Group

July 27th, 2010

Listen to Graham Barnes, International Director at The Fry Group, talk to Hannah Beecham, a well respected financial journalist and editor of The Expat Money Channel about how The Fry Group works and what we do for clients.

Click here for the podcast.

Global Market Outlook – from Miton Asset Management

July 16th, 2010

Global Overview

Sovereign debt has created a large cloud of uncertainty over world markets during the course of 2010 and it promises to be an important factor in market performance during the rest of 2010 and beyond. The concerns over sovereign creditworthiness have seen an increase in risk aversion, with Government bonds in the US, Japan and Germany rallying.

We remain concerned that global recovery may well disappoint during the remainder of 2010 and into 2011. The massive amount of deleveraging that is taking place coupled with the demise of quantitative easing will mean that high levels of unemployment are maintained for some time and will be accompanied with lower working hours and reduced incomes due to pay freezes. This coupled with the austerity measures now being implemented in many countries mean we expect low/no growth, combined with low inflation or even deflation. In addition we foresee a continuation of the market volatility that has been witnessed during the first half of 2010. The divergence between countries and sectors in 2010 will mean that careful selection by managers will be crucial to returns. The disparity of returns between countries will bring with it a currency risk via increased volatility.

Consumer spending is currently more buoyant in emerging economies, China’s retail sales are still increasing but the picture is less healthy in developed economies, until global consumer spending and business investment becomes more consistent across regions the recovery appears less sustainable. Tighter fiscal policies and reduced credit will make it more difficult for developed countries to grow whilst countries such as China are focusing on infrastructure developments. The Chinese however, are nervous about the global economy and inflationary pressures at home, policymakers are conscious of asset price bubbles being created in certain sectors, they will need to change from a heavily export driven economy to a more domestically driven economy as part of their rebalancing process.

As companies and stock markets become more global in their composition and exposure it will be important to ascertain the level of returns derived from overseas compared to potentially slower domestic growth for those in Western economies. It seems that the second half of 2010 and beyond could be a time of opportunity, but one that certainly comes with considerable risk.

US

Valuations in the US appear relatively attractive as more companies return to profitability and easier monetary and fiscal policies are supportive in the US. Whether this is maintained once the impact of Government support is withdrawn remains to be seen. One of the major threats is the unemployment rate at 10%, largely a result of cut backs in the construction, leisure and manufacturing sectors. Data has been conflicting during the first half of 2010 and house sales have recently declined in quite sharp manner over 30% in May, far more than estimated and millions of homes face foreclosure that until now has been postponed meaning that the US property market is still in turmoil. The Fed is likely to focus on the labour market before deciding on the exact timing of an exit strategy. However, sales figures have just increased at the fastest pace in 4 years indicating that consumers have overcome unemployment fears. We remain cautious about investment bearing in mind the volatility and the yet to be seen effects of the withdrawal of Government stimulus but the opportunities for investment into large cap, internationally diversified US companies paying an attractive dividend are one’s that we will be watching for as the rest of the year unfolds.

UK

The arrival of the coalition Government has been relatively smooth and the measures unveiled in June as to how they propose to cut the deficit have been welcomed by markets and both sterling and Government Gilts have strengthened as a result. Unemployment is a key issue the UK and whilst rates didn’t increase as much as once feared due to improved corporate finance, unemployment and consumer spending remain two significant threats to an improvement in the UK economy. It’s going to be critical how the government achieves a correction of the financial situation whilst being supportive of economic recovery and high unemployment around the 8% level is likely to be the norm for a prolonged period. Whilst low interest rates are supportive, rising food and energy prices coupled with unemployment will make it difficult for policymakers to strike the right balance. As spending from fiscal measures end and the austerity measures take effect the end of 2010 and 2011 look like producing low growth at best. Once again, we will be looking for large cap, internationally diversified companies paying an attractive dividend into which to invest on bad days.

Europe

Sovereign Debt has dominated the Euro zone during 2010 and has raised considerable alarm over not only individual countries abilities to service their debt levels but also concerns over the euro zone as a whole. There has even been talk of a two speed euro. The Germans have underwritten a massive E720bn support package for the euro zone and that in itself has caused large political fallout in Germany where the measures are unpopular and where Angela Merkel has now lost her majority in the upper house. This massive support package also failed to stem concerns about the euro and both Greece and Spain had their debt levels downgraded and Portugal’s has been placed under review. As a result the Euro has weakened considerably with speculation that parity with the Dollar will occur before the year is concluded. On the flip side this has strengthened export competitiveness. The Sovereign debt issues combined with the weakening euro leave the euro zone in a volatile place with a number of different conclusions. The unilateral imposition of a ban on short selling by the Germans has only confirmed in some investor’s minds that the euro zone conflict is intensifying. Once again this level of volatility is of concern to us and for the time being we are happy to sit on the sidelines and watch the drama unfold.

Japan

Japan was the laggard of the developed markets in 2009 as a result of a strong yen and an export driven economy, add to this some disappointing domestic data and the outlook for Japan is far from optimistic. Although the financial sector has been stronger than many Western counterparts, profit margins are a concern and the policy responses have been nowhere near as supportive as in other countries. Japan desperately needs to see the return of inflation, reducing the value of the yen and therefore improving the potential for exports. The country has a number of structural weaknesses such as a declining workforce and aging population and the increasing government debt is likely to attract the unwelcome attention of investors if nothing is done to remedy this ailing economy.

However, Japan is no longer the ‘ugliest belle of the ball’ economic news this year has been mixed but mainly positive. Exports have remained strong, up over 30% in May Year on year for example albeit these numbers should fall during the rest of the year as the base is wider. GDP growth should be in the region of 2.5% to March 2011 and 2% to March 2012. Negative influences are the remaining strength of the Yen and the concerns over the euro zone, which has since a move to risk aversion. On the positive side valuations are very low and whilst there will be volatility there is scope in our opinion for growth in Japan and in particular in the small to medium cap area that is more domestically focused.

Asia

The Chinese have recently started to look more fearful of the recent expansion of credit and inflation concerns seem to be firmly on the agenda. Those economies benefiting from strong Chinese growth such as Hong Kong should offer attractive rewards. Consumption hasn’t been hit as hard in Asia where investors usually have higher savings and low levels of debt. Increasing levels of domestic consumption reducing the reliance on exports will prove positive for emerging economies. However, bubbles could be forming in some markets and valuations may be stretched so there is a risk to investors to ensure they are selective when evaluating the potential for further growth in this region. Whilst inflation and interest rate increases are a concern for the region policy, fiscal tightening by the Chinese could produce volatility in global asset prices due to their influence on global demand and consequently more of a far reaching effect.

Property

With our belief that we are in a low/no growth environment combined with low/no inflation means that yield will be a key driver in obtaining returns during this post credit crisis/post government stimulus era. As a result we are positive toward high quality commercial property. There is still good demand for this type of asset and we believe it will continue to offer attractive yields based upon solid foundations and we currently hold weighting to some UK REITS and believe that this asset holds potential for further growth.

Whilst we believe that property is still overvalued in Hong Kong & China we are looking for opportunities in this asset class should there be a setback in valuations.

Summary

The world economy remains in a very fragile state and caution is the watchword as 2010 progresses and we then enter 2011. We believe growth will slow more than people are expecting and that inflation will also be very low. As a result we are keen to examine opportunities that exist where an attractive yield is matched to an asset with genuine value.

Source : Miton Asset Management

UK Property Outlook – from IP Global

July 16th, 2010

On the 22 June, George Osborne announced the highly anticipated emergency budget. A combination of expenditure cuts and tax hikes to reduce the enormous £135 billion budget deficit, the largest in Britain’s post war history, within 4 years. On the whole, the budget has been well received by critics despite severe cuts in public spending, with many specialists regarding the budget as the best possible strategy given the current economic environment. (1)

The emergency budget unveiled several amendments to the current taxation scheme. These included a 1% annual reduction in the corporation tax rate and a 20% tax rebate for companies recording a profit of up to £300,000. This amounts to a £1 billion reduction in business tax per annum. (2) Amendments to income tax included a reduction for basic tax payers equating to £200 per annum. A number of tax hikes were revealed including an increase in VAT to 20% and an increase in the Capital Gains Tax (CGT) from 18% to 28% for high net worth individuals (40,000 per annum), CGT is to remain at 18% for basic income earners.

Osborne announced severe cuts in public spending with the 25% cut in budget of Department of Communities and Local Government being of most importance to the property market.

Another important measure is the bank levies, with stricter controls imposed on the banking sector. These include an increase in the bank levy to 0.07% which will come into effect from January 2011. This is expected to raise over £2 billion annually.

How Does This Affect You As a Property Investor?

Two out of three people feel worse off after hearing about the increase in VAT. According to Benham and Reeves, the increase in VAT scheduled for the 1 January 2011 will encourage property owners to renovate homes and purchase big ticket items before the 20% rate is introduced next year. The increase in VAT will primarily affect middle to low income groups eroding their disposable income and spending power. This may result in lower income groups no longer able to purchase their own properties thereby driving up rental demand. Furthermore, this may force landlords to reduce rent or find new tenants as current tenants might be unable to afford rent. The increase in VAT will also drive up management costs thereby increasing the cost of investment properties.

Many speculated that the Capital Gains Tax (CGT) would rise to 40 – 50%. However after the budgetary announcement investors were pleasantly surprised, with a modest increase for high net worth individuals (£40,000 per annum) from 18% to 28% with the rate remaining at 18% for basic tax rate payers. The amended CGT took immediate effect, a smart move by the coalition government to prevent a flurry of property sales. (3) Although the new CGT is a 10% increase on the prior rate it is nevertheless far below the 40% CGT set at the market’s peak. The 40% CGT was not a deterrent when the market was at its peak and therefore the current rate of only 28% is unlikely to have a substantial impact. (4)

According to Bill Dowell, tax partner of Deloitte, “individuals will need to consider the April 2011 bundle of tax cuts and tax rises together. Basic rate taxpayers will see a tax cut of up to £200 pa, due to the increase in personal allowances of £1,000.” (5) For property investors this translates to £200 less tax per annum on your rental income thereby improving the return on your investment. The increase in personal tax allowances raised from £1,000 to £7,475 is expected to have a positive impact on the property market with investors enjoying less tax on their gains.

According to Benham and Reeves, the 25% cut in the budget of the Department of Communities and Local Government is to have a positive impact on the property market. This is expected to halt several housing projects, aggravating the lack of supply in the UK market, which will in turn result in rising demand in the private residential sector from those who are unable to find social-sector home to rent or buy.

The stringent controls to be imposed on the banking sector are set to have the greatest impact on the property market. Analysts predict the supply of mortgage financing to shrink over the next three months, making access to financing difficult over the medium term.

Outlook

The outlook for the UK Economy is positive with the new budget expected to increase business confidence and market stability in the long term. (6) According to David Riley, head of sovereign ratings at Fitch, “if delivered upon, (the UK budget) will materially strengthen confidence in UK public finances and its ‘AAA’ credit rating.” (7)

The Bank of England is expected to maintain a loose monetary policy with robust GDP growth rates expected in 2011 and 2012. As a result low interest rates are expected to remain in the long term, which coupled with strong rental demand and low supply levels, will continue to support property prices. (8)

The 28% CGT is likely to be off set by increasing rents and property prices, especially among investors who have purchased in central London, who will continue to experience strong rental demand. As a result the CGT is expected to have a nominal effect on the housing market as returns on property investment remain historically higher than other investment classes. (9)

Over the medium term, the stringent controls to be implemented on the banking sector are set to have the greatest impact on the property market, by making it increasingly difficult for people to access financing. However costs of borrowing are expected to remain relatively low as the interest rate is expected to increase to only 1%.

On the whole the UK Emergency budget is set to have a positive impact on the economy and therefore the property market with the new measures ensuring that the UK will not follow in Greece’s footsteps. As a result, UK property is expected to remain and safe bet and good investment over the medium term.

(1) http://www.time.com/time/business/article/0,8599,1999268,00.html
(2) Deloitte – UK Budget
(3) http://www.marketoracle.co.uk/Article20512.html
(4) http://www.whathouse.co.uk/News/Emergency-Budget-2010-Property-Industrys-Response-156
(5) Bill Dowell – Tax Partner of Deloitte
(6) http://www.reuters.com/article/idUSLDE65L0RQ20100622
(7) http://www.tax-news.com/news/OECD_Hails_Courageous_UK_Budget____43955.html
(8) http://www.whathouse.co.uk/News/Emergency-Budget-2010-Property-Industrys-Response-156
(9) http://www.whathouse.co.uk/News/Emergency-Budget-2010-Property-Industrys-Response-156

Source : IP Global

Aidan Bailey blog. July 8 2010. Bank bonuses are limited.

July 8th, 2010

[From the BBC July 8th, 2010]

The European Parliament has approved a deal placing new limits on bankers’ bonuses from next year.

Under the deal agreed by the EU members in June, bankers will receive no more than 30% of their bonus immediately and in cash, a limit that falls to 20% for larger bonuses.
Remaining payments will be deferred and linked to long-term performance.

Hedge funds will also be covered by the new rules. But there will be no cap on what bankers can be paid.

In the wake of the bailout of banks across Europe, MEPs have taken aim at the huge bonuses paid to top performers, the BBC’s Dominic Hughes in Strasbourg reports.
Some blamed the bonus culture for encouraging risky behaviour which in turn led to the financial crisis, our correspondent adds.

Under the new scheme, 40% of a bonus must be deferred for between three and five years.

Half of the total bonus will be paid in the form of what is called “contingent capital”. This is a kind of IOU from the bank that can then be turned into shares if it runs into trouble, our correspondent says.

As a result, bankers’ bonuses become much more closely tied to the health and actual performance of banks, he adds.

‘End to risk-taking’

The new rules have been agreed by EU member states and the European Parliament, though MEPs now need to hold a formal vote.

The agreement includes proposals to link bonuses more closely to salaries and the long-term performance of the bank.

Large severance packages for departing executives will also be limited.

“These tough new rules on bonuses will transform the bonus culture and end incentives for excessive risk-taking,” says Arlene McCarthy, one MEP involved in negotiating the deal.

The limits will apply to all 27 EU members, although similar rules are already in place in countries including the UK.

However, the rules do not limit the size of bonuses that can be paid to bankers, only the proportions that must be paid in cash and shares, and the timing of those payments.
That reflects the agreement reached by the G20 countries last year, which fell short of imposing caps on the amounts bankers could be paid in bonuses.

The inclusion of hedge funds in the new European rules is likely to alarm many in the City of London, where 80% of European funds are based.

Last month EU finance ministers agreed tougher regulation for the industry, despite objections from the UK government.

The EU’s plans are the latest sign of a tightening of global regulation of the financial industry since the catastrophic financial crisis in the autumn of 2008.

Aidan Bailey blog. July 6 2010. Double dip recession?

July 6th, 2010

The FTSE 100 is back below 5,000, its lowest level since September 2009.

The basic problem is that the recovery is running out of steam. Without the government stimulus, there is plenty of evidence to suggest that the private sector is still not strong enough to get up and stand on its own two feet.

So, why not throw a bit more stimulus into the mix? That would be a mistake which would potentially weaken sterling and also the UK’s AAA sovereign status. However, it might not stop governments from trying.

In short, economic conditions look set to go from “tense but benign” to “increasingly unpleasant” as the year progresses. This is all happening at a time when governments across most of the world, are proclaiming the new religion of austerity. And nowhere more than Britain.

Certainly, some measure of austerity is a good idea and pulling the state out of areas where it isn’t needed is sensible. So is simplifying the system overall, making it easier for entrepreneurs to set up and thrive. Cutting our debt pile makes the UK less vulnerable to fluctuations in market sentiment so, we are all agreed that getting debt under control is a good thing.

But it is a fine balancing act. If the cuts bite too deep then we risk a “double dip” recession. However, that is because the original problems were never fully resolved in the first place. Many commentators are pointing out that we aren’t really in a capitalist society anymore – if we were then those banks that made bad investment decisions would have been left to go to the wall. Instead, the banks were bailed out but are still insolvent and the economic ‘rally’ since march last year has been based on stimulus and money printing. So, austerity measures won’t make the process any easier and, because a potential double-dip will coincide with these austerity measures, that will give its critics all the space they need to blame them for the fresh slump.

Cameron and Osborne are saying and doing all the right things at the moment, but will they stick to their guns if the FTSE 100 falls back to 4,000? Or lower? How will their approval ratings look if house prices start to slide again?

If history is anything to go by then, if it comes down to ‘popularity’ or ‘austerity measures’ and one has to go, my guess is that it will be austerity. The next slump will give governments (around the world, not just the UK) all the political authority they will ever need to hit the printing presses even harder. In that event, although we are still talking about slow down and recession at the moment, ultimately, the stimulus will translate into inflation and so, for the long term, I remain a fan of real assets which offer protection against inflation such as property, gold, commodities etc.

Aidan Bailey blog. July 1 2010. A quick update.

July 1st, 2010

Further to my commentary yesterday, it was interesting to see that banks only took up €132bn of ECB loans that were on offer as part of the refinancing of €442bn ECB loans made this time last year. Markets had been braced for applications for as much as €300bn and so, this much lower amount comes as very welcome news – a sign that banks are stabilising. Certainly, we aren’t out of the woods yet and this is still the largest three-month operation ever, surpassing the post-Lehman tender of €103bn in October 2008. However, most commentators referred to this result as “reassuring”.