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Viewing cable 09HONGKONG1247, BLOWING A PROPERTY BUBBLE IN HONG KONG
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Reference ID | Created | Released | Classification | Origin |
---|---|---|---|---|
09HONGKONG1247 | 2009-07-08 09:28 | 2011-08-23 00:00 | UNCLASSIFIED//FOR OFFICIAL USE ONLY | Consulate Hong Kong |
VZCZCXRO3166
RR RUEHCN RUEHGH RUEHVC
DE RUEHHK #1247/01 1890928
ZNR UUUUU ZZH
R 080928Z JUL 09
FM AMCONSUL HONG KONG
TO RUEHC/SECSTATE WASHDC 8030
INFO RUEHOO/CHINA POSTS COLLECTIVE
RUEATRS/DEPT OF TREASURY WASHDC
RUCPDOC/DEPT OF COMMERCE WASHDC
UNCLAS SECTION 01 OF 02 HONG KONG 001247
SIPDIS
SENSITIVE
STATE FOR EAP/CM AND EEB/IFD, TREASURY FOR OASIA
E.O. 12958: N/A
TAGS: ECON EFIN EINV HK
SUBJECT: BLOWING A PROPERTY BUBBLE IN HONG KONG
REF: HONG KONG 191
¶1. (U) Summary: After dipping to levels not seen since the
1980s, Hong Kong's property market has rebounded surprisingly
strongly over the past three months. Transaction volumes
have returned to pre-financial crisis levels and residential
property prices, while still down from their 2008 peak, have
increased 25 percent from recent lows. New mortgage interest
rates have fallen to below 2.5 percent (less than half the 5
percent "prime rate" for commercial lending). Speculators
are starting to show more interest, but the large majority of
buyers appear to be local residents trading up as properties
become more affordable. Commercial rents continue to drop,
but sale prices for prime commercial real estate are
increasing, suggesting that property managers are optimistic
about Hong Kong's longer-term prospects. Property analysts
are puzzled by the good news, coming at a time when Hong Kong
economic fundamentals are still weak, and are predicting
another slide in prices and transaction volumes later this
year. End summary.
¶2. (SBU) Comment: Property analysts have touted property
development company stocks, property transactions and prices
as leading indicators for Hong Kong,s economic performance.
We've seen a significant increase in these figures since
March, but without signs of corresponding improvements in
Hong Kong,s real economy. This suggests the run up in the
stock and property markets in Hong Kong is an asset bubble
fueled by the rapidly expanding money supply. The Hong Kong
Monetary Authority (HKMA) has injected billions of dollars
into the banking system since September 2008 to grease the
frozen interbank market. That monetary expansion has been
compounded by roughly US$27 billion in foreign currency
inflows over the past several months effectively doubling
Hong Kong's Monetary Base. Local asset prices are likely to
remain high until a reversal of that process forces Hong Kong
stock and property markets down. End Comment.
================================
Hong Kong Property Bouncing Back
================================
¶3. (U) Property transactions in Hong Kong have surged since
March 2009, returning to pre-financial crisis levels far more
quickly than most local analysts expected. Concerns about
the state of the U.S. banking system in mid-2008 began to hit
Hong Kong property transactions in August and by November,
the local market was almost stagnant, with transactions
falling to levels not seen since the 1980s (reftel). After
several months of moribund volumes and falling prices, Hong
Kong buyers began testing the market again in March 2009.
Transactions increased steadily from February to May, with
sales up 160 percent over those three months. May 2009
transactions were up 28 percent from same period in 2008.
¶4. (U) After falling by as much as 40 percent between
February and December 2008, property prices have also begun
to increase again, according to Centaline Property Agency
statistics. The price recovery extends to all of Hong Kong's
major regions, with property values increasing by an average
of approximately 15 percent from their December 2008 low.
Prices for luxury properties on Hong Kong Island fell
furthest, but have also recovered fastest, with units now
priced at December 2007 levels. Centaline Vice Chairman
Sherman Lai said that many of the luxury property buyers are
investors, not speculators. The return on luxury rentals in
Hong Kong is less than 3 percent, he said, but with banks
paying just 0.01 percent on deposits that is much better than
most other non-equity investments at the moment. Many of
these investors are simply looking for a small return along
with a safe place to keep their cash.
===========================================
Locals, Not Speculators, Driving the Market
===========================================
¶5. (U) Professional Properties and Services (PPS) Chairman
Nicholas Brooke agreed that speculators are not driving the
recent price and transaction increases. Market-wide, he
estimated that only 20 percent of buyers are investors, and
noted that 80 percent of transactions since March 2009 have
been "mass market" properties, i.e., those smaller than 1500
square feet. Many recent buyers are Hong Kong residents,
attracted by relatively low prices and falling mortgage
rates, seeking to "move up" the housing ladder. These buyers
were shut out of the housing market last year when prices
soared, but continue to believe in Hong Kong's long-term
economic prospects. Real estate is still an attractive and
HONG KONG 00001247 002 OF 002
tangible asset and some undoubtedly see the current dip as
their opportunity to buy low before they are priced out of
the market once again, said Brooke. Falling mortgage
interest rates are clearly enticing some buyers. Mortgage
applications have surged since March, with new approvals
growing by 30 percent each month through May. In February,
the majority of mortgages carried interest rates over 3
percent. By May, a sizeable majority of new mortgages
offered adjustable interest rates below 2.5 percent.
¶6. (U) Commercial property transactions and prices lag
residential sales, but are also increasing after falling
fifty percent from last year, said Lim Advisors Director
Peter Churchouse. Prices for premium office space in the
Central business district have returned to July 2008 levels,
though still well below peak prices. This despite increasing
office vacancies and falling rents. Investors continue to
see strong long-term prospects for commercial property in
established areas, he said, and will continue to buy despite
short-term losses. Brooke predicted that residential rents,
particularly in the luxury sector, would also continue to
fall as the school year ends and expatriates who have been
laid off or had their compensation reduced depart Hong Kong.
¶7. (U) Hong Kong property development company shares are
benefiting from Hong Kong's property rebound. Since the
beginning of March 2009, Cheung Kong Holdings share price has
increased 66 percent, Sun Hung Kai Properties is up 79
percent, Henderson Land shares are up 88 percent, Hang Lung
Properties shares have risen 91 percent and New World
Development shares are now up 132 percent. Property and
financial services shares have driven the Hong Kong Stock
Exchange benchmark Hang Seng Index up 64 percent since March.
=================================
Loose Money Fueling Property Boom
=================================
¶8. (SBU) Our interlocutors agreed that property development
company shares, property prices and transaction volumes have
been valuable indicators of Hong Kong economic prospects in
the past, but were puzzled by the recent flurry of activity
in spite of a steady stream of bad economic news. Hong
Kong's GDP in the first quarter of 2009 fell by 7.8 percent
(year on year real terms). Consumption fell 5.5 percent and
investment was down 12.6 percent over the same period.
Exports and imports dropped over 15 percent in Q1 and
continued at that level through April. Unemployment is now
5.3 percent, low by some standards but a level not seen since
in Hong Kong for several years and almost double the rate
just a year ago. Lai argued that the increasing activity in
the property market reflects a reallocation of assets as Hong
Kong investors start looking for higher, but still relatively
safe, returns. Brooke and Churchouse agreed that the
positive market performance was driven by factors other than
Hong Kong's economic fundamentals and predicted that the poor
economic climate will soon force prices and transactions down
again.
¶9. (SBU) The property market and the Hang Seng Index (up 64
percent since March 9) have risen in tandem, perhaps
providing a clue to the cause of their rapid ascent. Since
September 2008, the HKMA has more than doubled the Monetary
Base from US$42.2 billion to US$91 billion. The Monetary
Base is comprised of Certificates of Indebtedness, notes and
coins in circulation, the Aggregate Balance of the Banking
System (the sum of bank clearing and reserve accounts), and
outstanding Exchange Fund bills. In response to extremely
tight interbank liquidity in September 2008, the HKMA in
October began issuing additional Exchange Fund paper to help
banks manage their liquidity needs. Over the past nine
months, the stock of outstanding Exchange Fund paper has
increased from US$19 billion to US$37.7 billion. The
Aggregate Balance increased from just US$606 million to
US$28.1 billion as foreign currency inflows have flooded Hong
Kong, drawn by Hong Kong's easy convertibility and the HKMA's
100 percent bank deposit guarantee. With so much money in
circulation, inflated asset prices are a predictable
response.
DONOVAN