| Index | Close | Change |
|---|---|---|
| FTSE 100 | 6076.5 | -10.9 |
| Dow | 12694.3 | 9.4 |
| NASDAQ | 2353.8 | 8.8 |
| Index | Close | Change |
|---|---|---|
| FTSE 100 | 6076.5 | -10.9 |
| Dow | 12694.3 | 9.4 |
| NASDAQ | 2353.8 | 8.8 |
| Rates | Close | Change |
|---|---|---|
| Oil | 99.7 | -2.1 |
| Gold | 957.1 | 0.6 |
| $ to £ | 1.9842 | -0.0022 |
| € to £ | 1.3133 | -0.0114 |
| $ to € | 1.5108 | 0.0113 |
Investors in Google had a fright this week. A report from comScore found that paid-click revenue from Google has seen a sharp fall in growth. Was the miraculous Google growth story coming to an end? Many shareholders in the company thought it was, and shares fell by a third.
Yesterday, though, a ray of light shone down from Mountain View California.
Google maintains that it has been improving its technology in order to try and reduce the number of accidental clicks.
This would mean that revenue would fall in the short-term, but theoretically, as advertisers’ confidence increases, then rise.
Sanford Bernstein analyst Jeff Lindsay wrote in a note to clients, “We acknowledge that Google’s growth in paid search has to decelerate over time, but we do not believe that the current macro-economic conditions are undermining Google’s paid search business.”
We have argued before, that in the world of online retail, position on Google takes on a similar level of importance as position on the High Street for a traditional retailer.
The money then that an online retailer spends on Google, does not just come out of advertising budget, it should come out of the money that would otherwise have been set aside for rent.
This is why we think the Google story has got more chapters of growth yet.
Yesterday was one of those days.
To all intents and purposes it appears that the US consumer has given up the ghost. US confidence just crashed in January, falling to a five-year low – and presumably, in the process, quashing the more-optimistic projections for the US economy that had based their assumptions on the apparent resilience of the US consumer.
Yesterday also saw the release of the latest set of data on US producer prices – and here the news was awful – producer prices shot up by a full percentage point in just one month from December, pushing the annual rate to an alarming 7.4 per cent.
The bad news spread too, with yet more evidence to suggest the US housing market is in freefall, while even in Blighty the Bank of England’s deputy governor Rachel Lomax started talking about the “largest ever peacetime liquidity crisis” and warned that demand could plummet while inflation could rise simultaneously.
And while all that was going on, the price of oil gradually climbed, and this morning, when we took our daily reading, it stood at $101.8, a full $2½ above the highest level we had previously recorded.
Yet markets soared. It was another example of that perverse logic that says “the economic news is so bad that the Fed must cut the rate of interest, so let’s buy.“ So convinced are the markets that more rate cuts will follow, the dollar dropped to a new all-time low against the euro.
So, before we examine what appears to be a US policy with a somewhat kamikaze attitude to the medium-term outlook, let’s take a closer look at that string of awful economic news.
The US consumer confidence index, published by the Conference Board, fell to 75, the lowest level in five years. What makes this especially significant is that many of the more optimistic projections for the US economy have been built on data which, until recently, suggested the US consumer was remaining resilient. For example, in January, the National Institute of Economics and Social Research predicted US growth this year would be around 2.2 per cent, and cited strong US consumer spending in growth last October and November to illustrate this.
Well, consumer confidence gives an indication of where consumer spending will be in the months ahead. Last July, the Conference Board Index hit 111.9, its highest level in many years – which could perhaps explain the strength of consumer spending in the autumn. But a quick gander at the chart below will show that it is as if the index has fallen off the edge of a cliff.
For years, US consumers have provided the main impetus for global economic growth – but it appears that for the next few months at least, but probably much longer, the men and women who used to spend with so much enthusiasm, will be staying at home, pulling a blanket up over their legs, and preparing to sit it out.
And while consumer confidence fell like a rock falling from the northern sky, more evidence emerged to show how anaemic the US housing market is.
The closely-watched Standard Poor’s Case-Shiller index recorded a 5 per cent fall in US house prices in the final quarter of 2007 alone. For the year, it has prices down by 9 per cent, by far the biggest fall ever recorded by the index – which, by the way, goes back to 1987.
Robert J. Shiller, Professor at Yale University and Chief Economist at MacroMarkets LLC, said, “Wherever you look things look bleak, with 17 of the 20 metro areas reporting annual declines and the remaining three reporting flat or moderate growth rates.
Miami was the worst-hit area, seeing a decline of 17.5 per cent, Las Vegas and Phoenix both suffered a 15.3 per cent fall and even San Francisco was not immune, with an annual fall of 10.8 per cent.
Now we all know that a good medicine for dealing with such a decline is a nice big cut in the rate of interest. No doubt the Fed will oblige.
But with US inflation recently hitting 4.2 per cent, the cuts we have already seen do seem to suggest the Fed is playing footloose and fancy free with future prices. Yesterday, more data emerged to show just how bad the inflationary pressures are.
In fact, producer prices jumped 7.4 per cent over the last 12 months, and you would have to go all the way back to 1981 to find the last time they rose by so much.
A part of the reason for the rise in producer inflation is the soaring cost of energy and food. Yesterday, we revealed how the price of wheat has hit new records, and this morning oil hit a new all-time high, so it seems pressures from this quarter will remain for some time.
But actually, even if you strip out food and energy, and just look at core producer prices, they still rose by 0.4 per cent in just one month.
Amazingly, though, the Dow jumped by 114 points on the news. It is now 250 points up on the week, and 580 points upon the year low, set near the end of January.
There is a theory that markets are perfectly rational, so you can’t profit from investing in them because share prices have been discounted for all the information that is available. This week’s rises on the back of such appalling news, coupled with such short-termism from the Fed, just go to show how wrong that theory is.
Will the economy experience a Japanese-style decade of lost growth, or will the impact on the real economy be small and shallow? “History,” said Ms Lomax, “does not give a clear steer.”
Yesterday, she articulated the fear that must be running around in the heads of all central bankers during their waking hours – and maybe when they are dreaming too. Is inflation making a nasty return, in which case interest rates need to be pushed higher, or are we about to experience deflation, in which case it is essential that rates are slashed now to choke the beast of deflation before it can get a foothold.
Ms Lomax put it this way: “Going to the apocalyptic end of the spectrum – if the global macro economy does turn very sour, at what point might falling asset prices and mounting banking losses start to feed on each other to push economies into a deflationary downward spiral?”
“To take two extreme possibilities,” she added “is what we are seeing closer to a repeat of the US Savings and Loans crisis (whose real economy impact was small and shallow) or to Japan in the early 1990s (characterised as a ‘lost decade’ of growth)? Or is it something else again? How much does it matter that this is one of the first crises where a credit boom has died of ‘natural causes’, rather than being choked off by some external macroeconomic or policy shock?”
And just to keep the headline writers happy (including us – Ed), she said, “There have been financial and banking crises before, but not on the present global scale, and this must surely be the largest-ever peacetime liquidity crisis.”
It really seems as if Ms Lomax was actually discussing two problems.
First you have the fallout from US subprime disaster. That is bad, but surely not enough to send the global economy, or indeed even the US, into tailspin.
“Even the most pessimistic estimates of the total losses from sub-prime mortgages” said Rachel, of “around $400 billion – compare with total global financial assets of at least $110 trillion.” In other words, the global economy should be able to shake off this problem.
“But,” she added, “there may be more shocks to come. The focus of current concerns is how far other assets may be impaired, as a result of the broader economic impact of this period of financial stress.”
The second problem she referred to seems to be more serious. It relates to the sharp rises in commodity prices. And this provides the real dilemma.
Ms Lomax warned that the recent rises in commodity prices have not yet fully fed through into consumer prices, but that from next month CPI inflation is likely to rise more sharply.
In the press release accompanying the text of her speech, the Bank of England went to pains to emphasise that Ms Lomax said there is essentially nothing the MPC can do about this, and its remit does not require it to raise interest rates sharply to counteract this rise in inflation.
And that brings us to the nub of the speech, and, more importantly, to the central dilemma facing banks.
Is current inflation a one-off, or could it set in? If it is a one-off, then tight monetary policy could be very dangerous and lead to severe economic shocks down the line. On the other hand, if there is a danger it will set in, and monetary policy is too lax, like arguably it is in the US, then all kinds of problems could occur down the line.
The danger has to be that higher inflation could lead to banks raising rates, which could lead to a crash in asset prices, which could in turn to lead to deflation – do you see the paradox?
There is one massive potential flaw with all this reasoning.
The central assumption to all this handwringing, and problems revealed on central bankers’ sleeves, is that it is all based on one questionable assumption. The assumption that central bankers have made that much of a difference.
The reason why we have had such modest inflation for the last decade or two, goes the argument, is that central bankers know what they are doing now.
But there is a real possibility that, actually, we need to look further afield for the real factors that have led to such happy economic conditions.
Surely it has been improvements in technology leading to greater global capacity, the Internet ceding power to price-conscious consumers over suppliers, and of course cheap imports from developing countries such as China.
Actually, the last few years have seen governments follow all the policies that would normally lead to inflation. Low rates, high government expenditure. This has led to an unsustainable asset bubble, and an economy that has become used to consumer spending growing, even when that spending occurs instead of saving - that the economy just needs more and more growth.
Maybe Government policy, and the short-term targets it has given to central banks, has created a beast of an economy with an insatiable appetite for more spending.
For as long as China, and the Internet and changes in technology had created all those benign conditions referred to above, we could get away with it.
The good news, those benign forces may continue to work. The worry, the consequence of these powerful forces for real growth has been to create a global appetite for scarce natural resources that can not easily be met.
And from one paradox to another. If inspirational first-time-buyers can’t afford to buy a property, how can it be profitable for landlords to buy those properties and rent them to the people who can’t afford to buy them?
The answer lies with the amount of spare equity in a buy-to-let investor’s portfolio. If, say, a 40 per cent deposit is required for rent to cover costs, including mortgage interest, maintenance and voids, and the landlord currently has gearing of, say, 50 per cent, then it arguably makes sense to borrow a little more and invest the money in another property.
This only makes sense, of course, if the investor expects the value of the asset to rise.
Bear that in mind when you hear about the latest findings from the Council of Mortgage Lenders (CML). The number of loans (including remortgages) to buy-to-let landlords in the second half of the year was 179,100, up from 171,800 in the first half of the year and 177,200 in the second half of 2006.
The total number of outstanding buy-to-let mortgages has now passed the million mark, standing at 1,038,000 at the end of 2007 – nearly 23 per cent up on 846,900 a year earlier.
On average, at the end of 2007, lenders had an 85 per cent maximum on the percentage of the value of the property that they were willing to advance, and required rental income to amount to 120 per cent of the required mortgage payment.
CML says, “Arrears remain lower than in the wider mortgage market, with 0.73 per cent of buy-to-let loans in arrears of more than three months at the end of 2007 (up from 0.63 per cent at the end of the first half of the year, and 0.58 per cent at the end of 2006). This compares with 1.1 per cent in the wider mortgage market. The proportion of buy-to-let mortgages taken into possession was also smaller than in the wider market - 0.18 per cent for the year as a whole, up from 0.13 per cent in 2006 but lower than the 0.23 per cent in the wider market in 2007.”
So that’s a pretty rosy outlook for buy-to-let investing then.
Michael Coogan, CML director general, commented:
“Tenant demand for private rented property remains strong, and buy-to-let is fulfilling an important role in helping to deliver an increased flow of high quality homes to rent. Buy-to-let has remained resilient in the face of the funding constraints that have affected the sector and the wider mortgage market.”
Peter Williams, Executive Director of IMLA (Intermediary Mortgage Lenders Association) said, “IMLA members continue to believe that the buy-to-let market will remain well underpinned in 2008 and expect further growth this year. Some further deterioration in credit quality is possible, but the vast majority of landlords will continue to be able to service their borrowings. Indeed, they believe the combination of a slower housing market and rising in tenant demand represents a good opportunity for them to buy additional investment properties on a selective basis.”
Capital Economics, on the other hand said, “Two months have passed since these data were collected. In that time, mortgage lenders have only become more cautious and general economic and housing market sentiment has deteriorated. In our view, house prices will fall this year, and, against that backdrop, we expect a much more subdued BTL sector.”
The key surely lies in what house prices will do. Sure, for buy-to-let investors who are not too heavily geared, it is possible to carry on investing and cover costs – but if house prices then fall a little, or even stay static, what is the point?
It is how property investors react to that key point that will determine the course of house prices this year. If a small fall in prices, which seems quite likely, dampens investors’ enthusiasm, then further falls could follow, ultimately leading to a downward spiral.
The High Street has been busy defying predictions of doom, but yesterday came the first piece of news to suggest she is turning.
A third of respondents to the latest Distributive Trades Survey from the CBI said year-on-year sales volumes rose in the first half of February, while 36 per cent said they were down.
The resulting rounded balance of -3 per cent was the first negative result since November 2006 (-9 per cent).
However, says the CBI, “Despite belt-tightening among increasingly cautious consumers and flat retail sales, the prices of goods in the year to February increased at their fastest rate in over a decade, as many retailers felt the pressures of rising energy, food and raw material costs.”
Fifty-five per cent of respondents said that average selling prices were up on a year ago, while just 6 per cent said they were down, giving a rounded balance of +50 per cent You would have to wind the clocks back all the way to August 1996 to find the last time this balance was higher than that.
It is harder to think of a more-obvious example of the massive dilemma that Bank of England deputy governor Rachel Lomax referred to yesterday – see report above.
| Index | Close | Change |
|---|---|---|
| FTSE 100 | 6087.4 | 87.9 |
| Dow | 12684.9 | 114.7 |
| NASDAQ | 2345 | 17.5 |
| Index | Close | Change |
|---|---|---|
| FTSE 100 | 6087.4 | 87.9 |
| Dow | 12684.9 | 114.7 |
| NASDAQ | 2345 | 17.5 |