Showing posts with label Henderson. Show all posts
Showing posts with label Henderson. Show all posts

Wednesday, November 22, 2017

Hong Kong Property: Record Price Per Square Foot Smashed...Twice...By The Same Buyer

Two weeks ago, we discussed Algebris Investments’ analysis of the world’s biggest asset bubbles. Portfolio manager, Alberto Gallo, noted that “It’s not just about valuation, it’s about irrational behaviour” and used variety of measures to identify the latter including ”Sky is the limit”, “Bidding wars” and “The trend is your friend”. Gallo listed what in his opinion were the fourteen biggest bubbles across the globe which included Hong Kong property, obviously.


In the global league table, Hong Kong held on to the dubious accolade of being the world’s most expensive place to live for the seventh year in succession in 2017, as Forbes noted, quoting work by Oxford Economics.


Holding on to its rank as the most expensive housing market in the world for the seventh year in a row is Hong Kong.


 


The median home price was 18.1 times the median annual pretax household income last year, according to a recent annual report from Demographia. Though a small improvement from the year before when home prices were 19 median household income, Hong Kong still ranks as "severely unaffordable" the report said.


 


The city"s housing prices have skyrocketed in recent years, driven by low interest rates and mainland Chinese buyers. Lack of affordable housing has become a top social issue as the city"s poor crowd into "cage homes" and dangerous, subdivided apartments.



To cement its leadership position in the realm of obscene property valuation, the South China Morning Post (SCMP) notes that the record price per square foot for a residence in Hong Kong has just been smashed…twice…by the same buyer…for two apartments in exclusive “The Peak” district. 


Mount Nicholson, the luxury housing development atop Hong Kong’s highest elevation, has clinched the crown as the priciest address in the most expensive residential market on earth, selling two apartment units for HK$1.16 billion (US$149 million) to a single buyer.



A buyer paid HK$600 million, or HK$131,000 per square foot, for a property measuring 4,579 square feet at Mount Nicholson, according to Wheelock Properties, which oversees sales of the joint project between Wheelock & Co. and Nan Fung Development, without divulging the buyer’s identity.



The same buyer splurged another HK$560 million on the same day on a second flat measuring 4,242 sq ft, or about HK$132,000 per sq ft. In square footage terms, the second property is the most expensive residence in Asia.



“From the perspective of an ordinary Hong Kong resident, we’ll never understand why” the city’s wealthiest people pay such sums for homes, said Knight Frank’s head of valuation and consultancy Thomas Lam.




As the SCMP laments, Hong Kong’s new Chief Executive is facing a losing battle in providing affordable housing and containing the bubble.


The prices of Hong Kong’s private housing advanced in September for the 18th consecutive month to a record, underscoring the challenges facing Chief Executive Carrie Lam Cheng Yuet-ngor, as she puts housing front and centre as the most important policy priority in her four-month-old administration. In her maiden policy address to the city, she pledged to create a “Starter Home” scheme to increase home ownership in the city for first-time buyers.



The transactions at Mount Nicholson, comprising 19 detached houses and 48 flats over three phases, broke the city’s previous price record, when a buyer paid HK$105,000 per sq ft for a HK$522 million duplex penthouse at Henderson Land Development’s 39 Conduit Road project at the Mid-Levels.



Hong Kong’s private home prices have increased by 430 per cent since 2003, making it the world’s most expensive urban centre among 406 cities to buy a home in, according to the Demographia International Housing Affordability Survey.




For the time being, Carrie Lam’s plan has about as much chance as that of King Canute.
 









Sunday, October 22, 2017

Tillerson Demands Iran "Militias" Leave Iraq As Fighting Against ISIS "Comes To A Close"

One week after we reported that the head of Iran"s elite Revolutionary Guard (which two weeks ago was designated by the US as a terrorist organization), Qassem Soleimani, was observed in Erbil last Sunday where he met with Kurdistan regional president Barzani to "discuss" the growing crisis - the latest indication of Iran"s surging influence in the region - and just days before Iraq sent in troops assisted by Iranian militia into Iraq"s Kurdish region, which promptly regained control over the oil-rich Kirkuk region, on Sunday Secretary of State Rex Tillerson said that Iranian "militias" need to leave Iraq as the fight against Islamic State militants was coming to an end.


“Certainly Iranian militias that are in Iraq, now that the fighting against (the Islamic State group) is coming to a close, those militias need to go home,” Tillerson said during a press conference in Riyadh, where the U.S. diplomat is holding talks with top Gulf officials. "All foreign fighters need to go home,” he added hopefully, quoted by NRT.


Tillerson"s Gulf visit came as part of concerted efforts to curb Iran"s rapidly expanding influence in the region, including boosting the clout of Sunni-ruled Saudi Arabia in Shiite-majority Iraq, where Iran backs Shia militias fighting in the north - part of a wider regional battle for influence that extends from Syria to Yemen - even as there was scant hope of a breakthrough in attempts to reconcile Saudi Arabia and Qatar.


In further attempts to limit Iranian influence, Tillerson called on European governments to join a U.S.-led sanctions regime against Iran’s Revolutionary Guard Corps, saying that countries doing business with the Islamic Republic’s force do so at their own risk.  The Revolutionary Guards “foment instability in the region and create destruction in the region,” Tillerson told reporters in Riyadh on Sunday quoted by Bloomberg, after talks with King Salman of Saudi Arabia and other top officials. European countries and companies that do business with the IRGC “really do so at great risk,” he said.



Rex Tillerson is received by Saudi King Salman prior to their meeting in Riyadh


Saudi Arabia and other Sunni Gulf states are engaged in their own efforts to roll back Shiite-led Iran’s expanding sway in the region, including in Iraq, where Shiite parties have dominated politics since the U.S. toppled the Sunni-dominated regime of Saddam Hussein in 2003. In a reference to Shiite militias in Iraq, Tillerson said “those fighters need to go home - any foreign fighters need to go home" adding that “we are facing in our region serious challenges in the form of extremism, terrorism as well as attempts to destabilize our countries,” Saudi King Salman said at the event. “These attempts require our full attention.”
* * *


Tilleron"s visit takes place just one week after President Donald Trump refused to certify the Iran nuclear deal, leaving its fate to the US Congress, and laid out an aggressive new strategy against Tehran in a bellicose speech. As well as talks with senior Saudi officials in Riyadh including King Salman, Tillerson attended a landmark meeting between Saudi Arabia and Iraq aimed at upgrading strategic ties between the Arab neighbours.


"This event highlights the strength and breadth as well as the great potential of the relations between your countries," Tillerson said at the first meeting of the joint Saudi-Iraqi coordination council in Riyadh.


Following years of tensions with Riyadh, Iraqi Prime Minister Haider al-Abadi hailed the meeting as an "important step toward enhancing relations", while King Salman warned of the dangers of "extremism, terrorism, as well as attempts to destabilise our countries." As part of his Saudi visit, Tillerson is also seeking more money for reconstruction in Iraq, after U.S.-backed forces ousted Islamic State from its key strongholds in the country.


Meanwhile, the question of growing Iranian influence - which has been underscored by strong diplomatic relations with Russia and Turkey  - has also been at the heart of the diplomatic conflict between Saudi Arabia and Qatar, with Tillerson headed to Doha later Sunday for talks on defusing the crisis between two key US allies, which however looks unlikely. After initially appearing to support the effort to isolate Qatar, Trump called for mediation and recently predicted a rapid end to the crisis. But before he arrived at Riyadh"s King Salman air base on Saturday, Tillerson indicated there had been little progress.


"I do not have a lot of expectations for it being resolved anytime soon," he said in an interview with Bloomberg. "There seems to be a real unwillingness on the part of some of the parties to want to engage."


Aside from the Gulf dispute and Iran, the conflict in Yemen and counter-terrorism will also figure in his talks, the State Department said. On the Gulf crisis, the goal will be to try to persuade the two sides to at least open a dialogue. Simon Henderson, a veteran of the region now at the Washington Institute of Near East Policy, said the disputing parties do not want to lose face.


"Tillerson will say: "Come on kids, grow up and wind down your absurd demands. And let"s work on a compromise on your basic differences"," he said.


Kuwait has tried to serve as a mediator, with US support, but the parties have yet to sit down face-to-face.


During his trip, Tillerson will also visit Pakistan, India and Switzerland: in New Delhi Tillerson will try to build what he said in a recent speech could be a 100-year "strategic partnership" with India. Tillerson will stop in Islamabad to try to sooth Pakistani fears about this Indian outreach, but also pressure the government to crack down harder on Islamist militant groups.









Thursday, October 5, 2017

Macquarie Identifies The Winners And Losers Of MiFID II

Macquarie"s equity research team has just offered up a valuable economics lesson which seems to perfectly, if inconveniently, explain why their business model is doomed by the upcoming implementation of MiFID II. 


So what happens when you compete in a "slightly" fragmented market (see below) to sell a highly commoditized product to a customer that places so little value on the product that it has historically only existed courtesy of subsidies from trading revenues...then a regulatory body suddenly comes along and says you have survive as an independent operation?



Well, as Macquarie notes today, almost everyone, particularly those in an equity research group, loses.





As equity research analysts, we can’t close the review of MiFID II implementation without discussing the implications of research unbundling, by which asset managers will have to pay separately for execution and trading. Here are a few points that have emerged as consensual on a number of white papers and articles:



  • P&L method over RPA. An increasingly large number of leading asset managers already announced they will internalise the cost of research in their P&L instead of charging it separately to investors via Research Payment Accounts that are seen as overly cumbersome to implement. The list includes, in alphabetical order, Allianz Global, Aviva, Axa IM, BlackRock, Deutsche AM, Franklin Templeton, HSBC AM, Invesco, Janus Henderson, JPMorgan AM, M&G, Robeco, Schroders, Standard Life, T Rowe Price, UBS and Union (please see live list here).

  • Research budget cuts. A McKinsey report estimated a 10-30% reduction in buy side’s external payment for research over the next three years, while an S&P survey indicates a 10-15% increase in internal research budget.

  • Run to the bottom on pricing – a number of FT articles indicate bulge brackets demanded a minimum payment of up to £300-400k/year for access to written research, but that has decreased significantly. JPMorgan is reportedly offering entry level access for $10k/year and Jefferies will offer its research for free, not to jeopardise banking revenues.

According to the S&P survey mentioned above, asset managers’ EBIT may decline by 15%/ 30% as a result of the shift to P&L accounting for external research. In any case it is clear that both buy side and sell side are involved in the consumption and production of research will see a decrease in profitability and may seek cost savings, continuing the gloomy trend in headcount decline highlighted in Fig 5-6.



Meanwhile, Macquarie highlights the fact that the upcoming implementation of MiFID II will only add to the complete decimation of the financial industry that has already lost 1,000"s of jobs over the past 6 years.





According to a recent report by Coalition (Fig 5), front office headcounts declined 21% since 2011, in spite of a generally supportive macro environment. The data show a much harder decline in FICC (-32%) compared to -12% to -14% for Equity and Advisory. Part of the decline may be explained with business cycle, but we believe an acceleration in the shift to electronic trading is also at play.



Lastly, data compiled specifically by McKinsey on the Equities segment of the top 9 investment banks show that sales and trading headcount declined three times faster than research since 2011 (Fig 6). For example, Goldman Sachs’ US cash equities business moved from 600 traders in year 2000 to only 2 traders in 2016, plus 200 programmers.




Finally, for those who have managed to avoid this particular distraction and have no idea what MiFID II is, the global equity research industry is in the midst of a major disruption which has been brought on by the European Union’s MiFID II regulations, enforced from Jan. 3, which aim to tackle conflicts of interest by requiring asset managers to separate the trading commissions they pay from investment-research fees.


Of course, the biggest problem with such a regulation continues to be that literally no one knows the true "value" of equity research, not even the investment banks that are selling it.  Meanwhile, we"re almost certain that hedge funds don"t feel the need to buy 50 different versions of a research report on the same company that can all be summarized in four words:  "Buy The Fucking Dip."

Friday, September 15, 2017

Keynes: A Master Of Confused And Confusing Prose

[This article is a selection from Where Keynes Went Wrong]


Paul Samuelson, professor of economics at MIT after World War II and author of a best-selling economics textbook, was one of Keynes’s most ardent American disciples. Here is what he has to say about the latter"s General Theory:



It is a badly written book, poorly organized. . . . It is ar­rogant, bad-tempered, polemical, and not overly gener­ous in its acknowledgements. It abounds in mare’s nests and confusion.... 



In reading this, one recalls Keynes’s infatuation with paradox. Samuelson, the ardent disciple, is telling us that the master’s book is good because it is bad.



We do not, however, have to take Samuelson’s word about the bad writing, poor organization, and general confusion of The General Theory. Following publication in 1936, many lead­ing economists pointed to the same problems, although some of them hesitated to criticize or quarrel with Keynes and thus chose their words carefully.





Frank H. Knight, a leading American econ­omist, complained that it was “inordinately difficult to tell what the author means. . . . The direct contention of the work [also] seems to me quite unsubstantiated.”



Joseph Schumpeter noted Keynes’s “technique of skirting problems by artificial definitions which, tied up with highly specialized assumptions, produce paradoxical-looking tau­tologies. . . .”



 British economist Hubert Henderson privately stated that: “I have allowed myself to be inhibited for many years . . . by a desire not to quarrel in public with Maynard . . . . But. . . I regard Maynard’s books as a farrago of confused sophis­tication.”



French economist Etienne Mantoux added that the whole thing simply appeared to be “rationalization of a policy ... long known to be . . . dear to him."



In The General Theory itself, Keynes has a good word to say about clarity, consistency, and logic.He is quick to pounce on what he considers the errors of others. But he then leads us down a rabbit hole of convolution, needless and misleading jar­gon, mis-statement, confusion, contradiction, unfactuality, and general illogic.


It is not that Keynes is entirely opaque. It is quite feasible to make out what he seems to be saying, but it is worth taking a moment to focus on the particular rhetorical devices and obfuscations that Keynes employed.


Device One: Obscurity


A typical sentence from The General Theory:



We have full employment when output has risen to a level at which the marginal return from a representa­tive unit of the factors of production has fallen to the minimum figure at which a quantity of the factors suf­ficient to produce this output is available.



This means, in essence, that we have not reached full employ­ment until all factors of production are fully employed. We will recall that, per Keynes, only at this point do we have to worry about inflation.


Keynes took exception when other economists wrote in this convoluted way. For example, in a 1931 letter to the editor of The New Statesman and Nation, he charged Lionel Robbins with the same sin, even though Robbins was, on the whole, a very clear writer:



Professor Robbins wants “increased elasticity of local wage costs” . . . which means in plain English, I sup­pose, a reduction of average wages.



Given this stab at Robbins, can we at least assume that Keynes will avoid the term “elasticity” in The General Theory? No, not at all, he uses (and misuses) it repeatedly.


Device Two: Misuse of Technical Language


In the example above, Lionel Robbins was at least using standard economist’s jargon. Keynes liked to make up his own jargon, or worse, use standard jargon in a non standard way. This led to a scolding by economist Frank H. Knight in the review of The Gen­eral Theory that we have already cited: “Familiar terms and modes of expression seem to be shunned on principle.”


The only legitimate reason to use technical language is to make a sentence clearer, if not to the average reader, at least to the pro­fessional reader. Keynes habitually uses technical language to confuse, and as we shall shortly see, this may have been a deliber­ate strategy.


Device Three: Shifting Definitions


Keynes tells us in The General Theory that economists have not clearly defined the jargonish term “marginal efficiency of capi­tal” (which roughly means return on capital). He then proceeds throughout the book to use the term in many different ways, at least seven by Henry Hazlitt’s count. Another slippery word in The General Theory is wages, which can mean an hourly rate or total employee pay or something else. Keynes does not seem to notice the difference, which leads him into serious logical errors.


Once again, Keynes criticized the same lapse in others. In a book review early in his career, he took an author to task for



us[ing] the [same] expression some thirty times in some apparently eight different senses.



Device Four: Misuse of Common Terms


In some cases, Keynes stretches the meaning of a commonly used word beyond recognition without explicitly redefining it. For example, he tells us that for every commodity there is an implicit rate of interest, a wheat rate of interest, a copper rate of interest, a steel plant rate of interest, and so on. This confuses commodity options and futures pricing with interest rates, a clear case of mix­ing apples and bananas. We have already seen that Keynes uses the word equilibrium to describe what is actually disequilibrium.


Device Five: Reversing Cause and Effect


Keynes says that entrepreneurs calculate how much revenue they will earn from x employees. But they do not. They calculate how many employees they can afford from x revenue. Keynes says that prices are low if production is low. In actuality, it is the reverse: production is low if prices are low. Keynes seems to like these reversals, perhaps because they dress up the ordinary with a gloss of novelty, even of profundity. But it is really no more than a parlor trick, and just piles error on error.


Device Six: False Determinism


Keynesian economist Alvin H. Hansen, whose book A Guide to Keynes attempted to de-mystify the master, tells us that “Keynes’s most notable contribution was his consumption function.” The so-called marginal propen­sity to consume (consumption function) tells us that people tend to save more as their income rises. Stated as such, it is a common­place, certainly nothing new. But Keynes calls it a “fundamen­tal psychological law,” which it certainly is not. We can nei­ther predict with certainty that people will always save more as their income rises, nor can we work out a forecastable schedule of increased saving, as Keynes assumed.


In the Keynesian model, the marginal propensity to consume is also treated as an independent variable. (It is supposed to deter­mine other variables, not be determined by them.) This is clearly false. As Benjamin Anderson, economist and early Keynes critic, pointed out, “The so-called independent Keynesian variables (1. The marginal propensity to consume, 2. The schedule of the mar­ginal efficiency of capital, and, 3. The rate of interest) are all influ­enced by each other. They are interdependent, not independent. Keynes even forgets himself and admits at one point that #2 is influenced by #1.” 


Device Seven: Slipping Back and Forth between Mutually Inconsistent Categories


Keynes uses the word “wages” to mean either a wage rate or total wages. He is also prone to move back and forth between physical commodities and services and money prices for commodities and services, another case of mixing up apples and bananas.


Device Eight: Unsupported Assertion


In the entirety of The General Theory, there are only two refer­ences to statistical studies, one of which Keynes partly dismisses as improbable:



Mr. Kuznet’s method must surely lead to too low an estimate.



Even when he discusses a subject that especially lends itself to statistical analysis, such as a suggested relationship between agri­cultural harvests and the business cycle, he simply takes a posi­tion without bothering to search for relevant data.


Device Nine: Misstatement


Keynes mischaracterizes the purpose of corporate sinking funds. How could he make such an elementary error? Probably because he had said the same thing many times when speaking on his feet, and, being busy, did not take sufficient time to check his written work.


Sometimes Keynes seems too busy even to think. He says that if a lender lends money to a business owner, this doubles the risk of a business owner using his own money, which doubled risk is reflected in the interest rate. This makes no sense, as Henry Hazlitt noted. Risk is not doubled when a lender enters the pic­ture. The lender and the business owner share what is still the same risk of failure.


Device Ten: Macro or Aggregative Economics


Keynes is usually credited with “inventing” macroeconomics, which looks at economy-wide flows rather than the micro-eco­nomics of specific firms or industries. This is not entirely accu­rate. Other economists adopted an economy-wide perspective, although they often extrapolated from the firm or industry to the economy as a whole, which Keynes wrongly criticized. Ironi­cally, Keynes attacked Say’s Law which is, itself, an example of macroeconomics. It is certainly fair to say that Keynes developed his own type of macroeconomics, which his followers developed into the macroeconomics of today. It is also true that a macroeconomic viewpoint makes it easier for a skilled casuist to mislead and confuse, and that Keynes fully exploited this opening.


Device Eleven: Misuse of Math


Keynes refers to sales in one of his equations, but it is expected sales, not actual sales. Expectations by definition are not verifiable and thus do not belong in an equation.


As Henry Hazlitt has pointed out,



A mathematical statement, to be scientifically useful, must, like a verbal statement, at least be verifiable, even when it is not verified. If I say, for example (and am not merely joking), that John’s love of Alice varies in an exact and determinable relationship with Mary’s love of John, I ought to be able to prove that this is so. I do not prove my statement—in fact, I do not make it a whit more plausible or “scientific”—if I write, solemnly,






  • let X equal Mary’s love of John,

  • and Y equal John’s love of Alice,

  • then Y = f (X)

—and go on triumphantly from there. Yet this is the kind of assertion constantly being made by mathemat­ical economists, and especially by Keynes.



Given the Alice in Wonderland quality of The General Theory, it should not surprise us that Keynes interrupts his own misuse of math to tell us that he (apparently) agrees with Hazlitt:



To say that Queen Victoria was a better queen but not a happier woman than Queen Elizabeth [is] a propo­sition not without meaning and not without interest, but unsuitable as material for the differential calculus. Our precision will be a mock precision if we try to use such partly vague and nonquantitative concepts as the basis of a quantitative analysis.28



He also warns of



symbolic pseudo-mathematical methods . . . of eco­nomic analysis.



After some of his own algebra he adds that:



I do not myself attach much value to manipulations of this kind.



It is quite typical of Keynes now to attack, now to disarm, now to shout, now to whisper, now to qualify his mathematical claims, now to ignore, even blatantly ignore, the same qualifications. On occasion, Keynes was even capable of a crude bluff. Writing a pri­vate letter to Montagu Norman, Governor of the Bank of Eng­land, he said that his theories (the same theories that would later appear in The General Theory) were a



mathematical certainty, [not] open to dispute.



Keynes certainly knew better. Some of his disciples did not. Economist Wilhelm Röpke noted in 1952 that



The [Keynesian] revolutionaries [take a stance of] . . . vehement self-assertion and barely veiled contempt, such as are habitual to the “enlightened” in dealing with those who remain in the dark. They seem to re­gard themselves as all the more superior in that they can point with obvious pride to the difficulty of their literature and to the use of mathematics, which lifts the “new economics” almost to the lofty heights of physics.



One could go on, almost indefinitely, citing Keynes’s obscuri­ties, convolutions, inconsistencies, factual or logical lapses,and so on, but it is time to ask the obvious question: why did he write The General Theory this way? Keynes could be orderly, orga­nized, consistent, relevant, clear, complete, and factual, in addi­tion to being playful and witty, when he wanted to be. This is apparent from the earlier books and many of the shorter pieces. There are some snippets from The General Theory that also reflect these characteristics. So why is most of The General Theory so different?


There are many possible answers. Historian Paul Johnson has said, unrelated to Keynes, that “In financial matters, the object of complexity is all too often to conceal the truth, to deceive.” The French economist Étienne Mantoux, reviewing The General Theory shortly after publication, quoted an earlier English econo­mist, Samuel Bailey, from 1825: “An author’s reputation for the profundity of his ideas often gains by a small admixture of the unintelligible.”


This may be part of the explanation, that Keynes intended to deceive or impress. But we must bear in mind that Keynes was a salesman. He was trying to sell a particular type of economic policy, and he was prepared to utilize any rhetorical device, from crystal clarity and wit all the way to complete unintelligibility, in order to make the sale.


Why would unintelligibility help to make the sale? Not just because it can be used to impress. Equally important, it can be used to intimidate. Keynes liked to make people feel, as his very intelligent friend Bob Brand said, like “the bottom boy in the class.”


Keynes probably developed obscurity as one of his speaking styles. He obscured, confused, and scrambled the mental “chessboard,” because he felt confident that he could always keep the position of the “chess pieces” in mind, and combine them as he saw fit for an attack in any direction, whereas his opponents could not. This is a very impressive skill indeed, especially when one is speaking extemporaneously. No wonder that Sir Josiah Stamp, a very respected economist who often partnered with Keynes on BBC broadcasts, said on the air that “I can never answer you when you are [verbally] theorizing.”


Whether this was a deliberate style on Keynes’s part, or just a habit, we cannot know. But it was natural for him to fall into the same scrambling, intimidating style when writing The Gen­eral Theory. The problem is that it does not work as well in print as in conversation or debate. When confined to print, it can be examined, and all the myriad flaws, the errors of fact or reasoning, the rhetorical tricks, the pseudo originality, may be revealed.


A few prominent economists, notably Ludwig von Mises, Friedrich Hayek, Wilhelm Röpke, Jacques Rueff, and Henry Hazlitt, among others, saw through it completely. Others per­ceived that something was wrong, but hesitated to say so out of fear of Keynes’s position and powers of retaliation. Regrettably, no major economist published an immediate book-length ref­utation, so that the influence of The General Theory spread and spread, notwithstanding its all too apparent flaws.


Today many people - economists, financiers, investors, busi­ness owners, and managers - say that Keynes is their intellectual hero. Have they actually read The General Theory? Have they read more than the few clear and witty passages so widely quoted?

Friday, September 8, 2017

Robert Murphy: 3 'Good' Things About "Price-Gouging"

As so often happens in the wake of a natural disaster, government officials in Texas are currently investigating claims of “price gouging,” which the office of the Attorney General reminds residents is illegal after the governor declares a disaster. This is a classic example of the ostensible contrast between greed and altruism, capitalism and charity.


Economists who favor the free market know the standard arguments for letting the price skyrocket to “clear the market” when there are supply shortages and demand spikes. These are important arguments, and indeed I will review them below.


At the same time, I think in our zeal to lecture the public on the efficient allocation of resources, we economists often forget to stress an important aspect of private morality when disaster strikes. Specifically, if certain individuals experience a genuine “windfall gain” simply because they happen to be holding goods that suddenly become very scarce, then these individuals can donate their windfall to support relief efforts. In this way, there is no question of them profiting from their neighbors’ suffering. Market prices are still able to perform their valuable function of communicating information about supplies and demands to everyone in the system, while the losses imposed by nature are more evenly distributed because of charitable assistance given from the lucky to the unlucky.


The Standard Arguments for Letting Prices Clear the Market


After a natural disaster, the supplies of certain items — such as bottled water, gasoline, flashlights, and canned goods — become much more rigid, while the demand for these items goes through the roof. Consequently, the “market-clearing price,” at which the quantity supplied equals the quantity demanded, also may rise quite significantly. (There were reports of a convenience store in Houston charging $99 for a case of bottled water and $20 for a gallon of gasoline.)


It’s obvious why most people would find this outcome horrendous, and that government officials would reassure the public that such behavior won’t be tolerated.


Even so, free market economists stress the social benefits of allowing the price to rise in this scenario. We can break these benefits into those emanating from the supply side and those emanating from the demand side. (For an excellent discussion, listen to David R. Henderson’s recent appearance on the Tom Woods Show.)


Benefit 1: Calling in More Supplies 


On the supply side, a much higher price acts as a loudspeaker telling the rest of the world: “Houston wants a lot more bottled water and gasoline!” Even though we might casually say that after a natural disaster, the supply of these items is fixed, strictly speaking that isn’t correct. Except in the most outrageous circumstances (such as an avalanche or radiation leak), outsiders can bring in additional amounts of these precious items.


It’s certainly true that morality comes into play here. For example, a convenience store owner who lives only an hour from Houston, and who has a big van, might decide to cancel his golf plans to instead make a few trips to either donate or sell “at cost” whatever supplies he has, in order to do his part in relieving suffering. Most Americans would probably say that was “the right thing to do” for somebody who found himself in that situation, when the news reported just how bad the flooding was.


But what about a convenience store owner who lives six hours from Houston? Is it acceptable for him to charge a bit more than “cost” or even “normal retail price” in order to recoup some of the sacrifice he would have to make — not just counting the gas in his vehicle but also the opportunity cost of missing work — if he were to make one or more round trips?


As we change the circumstances, Americans would begin to disagree about the exact moral obligations of various people who happened to have access to much-needed goods. But we can certainly agree that in practice more people would end up deciding to help move water, gasoline, flashlights, and other items into Houston, the more we allowed them to charge for these items once they unloaded them in the beleaguered city.


Also keep in mind that this “upward sloping supply curve” — meaning that as the price rises, there are more units of bottled water (say) in Houston — doesn’t just operate geographically, but it also operates temporally.


Benefit 2: Storing Up Goods for Emergency Use 


For example, suppose the manager of a grocery store hears on the news that a hurricane is approaching. If she believes the authorities will let her charge whatever the market will bear, then she might decide to stock the warehouse with extra cases of water, flashlights, batteries, generators, etc. She knows that if the storm turns out to be a nothingburger, she will have to run a big sale the following week, in order to clear out the excess inventory. (After all, she presumably already had the optimal amount of inventory before the impending hurricane made her bulk up the warehouse.)


However, so long as our hypothetical grocery store manager knows she will be legally allowed to charge (say) quadruple the normal price in the event of flooding, then she will probably err on the side of loading up the warehouse with more units, compared to her decisions if she knows that the authorities will punish her for “gouging” her customers.


Similar reasoning holds for gas station owners, who might have the ability to load up on unusually large amounts of inventory — perhaps by having extra trucks come in, and remain on their property — but would only be willing to incur this extra expense, if they thought there were a possibility the market price of gasoline would break (say) $10 and that the authorities would allow them to charge such prices.


As these examples illustrate, the amount of bottled water, gasoline, batteries, etc. “on hand” in Houston when the hurricane struck is itself influenced by the attitude of the authorities toward “price gouging.” Business owners and pure speculators didn’t ship in as much of these goods as they would have done, in an environment in which voluntary transactions were sacrosanct legally.


In his interview with Tom Woods, Henderson also made a very subtle point about high prices inducing owners to carry goods forward in time. I’ll illustrate his point with a hypothetical story: In the current legal environment, with prohibitions against “gouging,” a Houston store owner sitting on a few pallets of bottled water would probably just unload them all on Day 1 and leave town, because there would be nothing else for him to do. However, if the authorities and the public didn’t condemn owners for charging the true market price, such a person might reason, “Right now bottled water is selling for $10 per case in this neighborhood. But if the rain doesn’t stop and it takes longer than people expect for the streets to clear, it’s entirely possible that I could hold back 50 of my remaining cases in the back storeroom, and then sell them for $50 each in a few days. The prospect of getting an extra $2000 totally makes it worth my while to sleep here in the store for a few days, rather than leaving Houston.”


This type of analysis shows that we want high prices not simply to tell businesses in Arkansas that they should sell some of their bottled water in Houston, rather than unloading it all in Little Rock, but also to tell businesses in Houston that they should sell some of their bottled water on Day 5 after the hurricane rather than unloading it all on Day 1.


Benefit 3: Encouraging Conservation 


In the previous section we outlined the social benefits of high prices coming from the increased quantity supplied of the crucial items. On the flip side, letting prices rise will also encourage conservation among the end users, so that any given supply of items is “rationed” among people more uniformly.


Consider bottled water. Once the storm hits and a particular family knows they will be stuck in Houston for several days with flooded streets, the first inclination might be to run to the store and stock up on needed items. At the normal retail price, a mother might buy 10 cases of bottled water, not only for drinking but also in case they need to use it for (say) boiling pasta. After all, who knows how long the utilities might be knocked out? She reasons that she can store the cases in her pantry and draw the water down over the next two months, if it turns out that things go back to normal sooner rather than later. There’s no harm in stocking way up on water, just in case.


But of course, this is exactly what we don’t want people to do, in a situation where there are only (say) 3 cases of bottled water per stranded family in the city. We want the people who hit the stores before their neighbors to be very judicious in how much they buy, because they need to leave other units on the shelves for the next families who show up.


This is exactly what an “unconscionable” price will do. If the store is charging $20 for a case of water that normally retails for $4, our hypothetical mother won’t so casually load 10 cases into her SUV. After that sticker shock, suddenly boiling pasta with bottled water won’t seem as appealing. Maybe she’ll only buy 3 cases of water, and get some cans of tuna fish and protein bars instead.


When it comes to gasoline, there is a particular perversity of anti-gouging rules in the case of an impending storm. Imagine yourself as a military commander, who has thousands of vehicles you need to move away from the coast, and you only have a limited amount of fuel on your coastal base. However, there are plenty of refueling depots a few hours inland. What do you do?


The obvious solution is to only allow your troops to put enough fuel in their vehicles to make it to next refueling station. This spreads the available fuel around so that you can evacuate as many vehicles as possible.


Now back to the real world: In the path of an incoming storm, where thousands of people want to evacuate the coast, depending on refinery interruptions and other bottlenecks, it’s possible that some local stations will run out of gas if they don’t raise their prices significantly. The people who are lucky enough to get to the stations first will naturally fill the tank up, before getting on the interstate to get out of Dodge. Then the unlucky followers will see the gas station is empty, and may end up stalling on the interstate. The authorities then have a problem of dealing with stranded motorists who are stuck not because of flooding, but because they ran out of fuel during their escape.


In contrast, if the few relevant station owners charge $15 per gallon, then people who had (say) a half-tank in their car when the storm hit, will say, “That’s outrageous!” and get back on the highway, to see if prices are any better in another 50 miles. At a price of $15, only people who are about to run out of gas will buy any, and even they will only purchase enough to give them some breathing room. They too will probably take their chances and hope that gas is cheaper if they move away from the storm. Just as our hypothetical military commander, the decentralized price system allocates the scarce fuel among the vehicles to allow as many as possible to evacuate.


Is It Moral to Profit While Others Suffer?


Some people on social media heard these familiar economist arguments, but pushed back. “Yeah, we get your points about ‘efficiency,’” they said. “But let’s face it: During a disaster, plenty of heroes rise to the challenge, putting themselves in harm’s way in order to do what they can to help people in need. It is simply wrong for some convenience store owner who had just coincidentally gotten in a shipment of bottled water the day before, to effectively hit the lotto while his neighbors lose their house.”


I am sympathetic to this point, and I agree that typical libertarian economists often come across as coldhearted and seem detached from this everyday morality. (Indeed, this was the position I took in my concluding essay to the Independent Institute’s new book, Pope Francis and the Caring Society.)


Yet rather than prohibit owners from charging “what the market will bear,” I think a better way to avoid personally profiting from the tragedy of others is to suggest that they donate their genuine “windfalls” to relief efforts.


For example, consider a convenience store owner who happens to be sitting on 100 cases of bottled water that he normally sells for $4. (Assume he didn’t take any special measures to bulk up before the storm hit; this is the inventory he would have been holding in any case.) Because of the flooding, he realizes he could probably charge $14 and still sell out. So there is a potential $1,000 ( = $10 margin of “gouging” x 100 cases) in pure windfall profit he could make.


The conventional moralists would say no, he should keep his price at $4. But they have in mind that he would otherwise take that $1,000 and pocket it.


Suppose instead, however, that the owner charges the full $14, but then donates his $1,000 windfall to a local relief effort that is handing out free packets of food and dry clothes to families who were flooded out of their homes and have literally nothing (including wallets). Or to make the point even more clearly, suppose he donates the $1,000 windfall to a local organization that uses the money to buy bottled water and hand it out to desperate people?


Once we go down this path, we see that the insistence on charging only $4 for the cases of water really just means that our hypothetical store owner is concentrating his $1,000 worth of charity on the particular Houstonians who happen to walk into his store and pull out their credit card to make a big purchase. What are the odds that these people are the ones in Houston most in need of his implicit $1,000 charitable donation that day?


Conclusion


As economists in the Austrian tradition stress more than others, market prices act as signals that allow humans to communicate valuable information with each other.


Just as it would stymie relief efforts if rescue workers couldn’t use cell phones or walkie talkies in a disaster area, by the same token government officials hamper humanity’s ability to recover from a crisis when they prohibit market prices from letting producers and consumers talk to each other.

Sunday, August 20, 2017

Here Is The WSJ Article That Jeff Gundlach Has Been Raging Against

Well, the "fake news" article that Jeff Gundlach has been quietly - and not so quietly - raging against for weeks on Twitter, is finally out.


Readers will recall that DoubleLine"s Jeff Gundlach has been engaging in an odd subtweeting campaign on Twitter over the past month with what until recently had been an unnamed media outlet that was allegedly being used by a similarly unnamed Doubleline competitor to accuse Gundlach"s fund of doing poorly and suffering outflows, something the "bond king" has said is "false news" to borrow a Trumpism...



... and then last week, Gundlach finally revealed that the "fake news" publication with the imminent hit piece in question was the WSJ:





Meanwhile, Gundlach - having recently turned quite bearish and predicting, accurately, last weeks volatility surge, had done everything in his power to take preemptive damage control and publicize that DoubleLine is in no way in peril, in need of funding, or worried about outflows. In a recent interview with Bloomberg"s Erik Shatzker, Gundlach said that he is content with the size of his fund, which he does not want growing too large, and may soon turn new money away:





“Gundlach is taking a similarly conservative approach to building his eight-year-old firm. While some competitors embrace the mantra “size matters,” he believes there’s a limit to how much DoubleLine can manage well and says the firm may stop marketing altogether once assets reach $150 billion, up from about $110 billion today.



‘I’ve actually been turning money away in our institutional business,’ Gundlach said. ‘I don’t want to manage $500 billion. I don’t really want to manage $200 billion.’... “I don’t want one $150 billion fund, I want 10 $15 billion funds. A diversified business,” Gundlach said in the interview. “We lose business because our fees are too high and I say, ‘Fine, that’s a way of regulating growth.’”



“Bill Gross once managed a single fund with $293 billion in assets, the Pimco Total Return Fund. By comparison, Gundlach, who co-founded DoubleLine in 2009, said he’s debated whether to close the $54 billion DoubleLine Total Return Bond Fund, the firm’s largest, to new money.”



The statement echoed what Gundlach said in a tweet from August 2: "DoubleLine Facts: All time high AUM, revenue, headcount. Returns good-to great across funds. CEO never berates employees. Boycott fake news!"


Then, as we reported two weeks ago, we suggested that the reason for the recent din over DoubleLine - or rather Total Return Bond Fund - AUM is that Gundlach was anticipating the latest Morningstar fund flow data, reported by Reuters, according to which investors pulled another $200 million from Jeffrey. Gundlach"s flagship Total Return Bond Fund in July, extending the outflow streak that began in November to nine consecutive months. So far this year, the fund has posted outflows of $3.6 billion, leaving it with $53.6 billion in AUM as of the end of


As Reuters wrote "the withdrawals are notable given that other bond funds are swimming in new cash from investors and at a time when the DoubleLine fund"s performance has been strong.





Some $203 billion flowed into bond funds in the first half of 2017, and bond funds overall have not recorded a single week of outflows all year, according to the Investment Company Institute, a trade group.



The outflows are odd in the context of TRF"s YTD outperformance: "DoubleLine Total Return Bond Fund"s lower-cost institutional shares were up 3.2 percent this year through Tuesday, beating its benchmark, according to data from Thomson Reuters" Lipper research unit." Preempting the news, Gundlach in a tweet early Wednesday said that DoubleLine is a top-ranked fund company by net cash inflows this year through July.


Sure enough, while TRF is seeing outflows, the broader DoubleLine continues to take in cash: overall, the firm pulled $253 million into its mutual funds and ETFs during July and $2.5 billion this year, ranking 24th of 405 fund families, according to Morningstar data. A recent interview with Reuters may explain this discrepancy: Gundlach said DoubleLine was "trying to focus on our strategy: growing our other funds." He was referring to the SPDR DoubleLine Total Return Tactical ETF, DoubleLine Core Fixed Income Fund, DoubleLine Shiller Enhanced CAPE, DoubleLine Low Duration Bond Fund, DoubleLine Infrastructure Income Fund and DoubleLine Flexible Income Fund. Those six funds have attracted $5.8 billion this year, according to Morningstar.


"We are marketing our other funds and not DBLTX," Gundlach said. "We are accomplishing exactly what we planned."


As we concluded two weeks ago, "it remains to be seen if there is anything more structural within DoubleLine to explain the outflows, or the explanation for Gundlach"s recent odd tweeting behavior."


* * *


And with all that in mind, fast forward to Sunday morning when the long-awaited and much-(pre)publicized WSJ article was finally released. In it, the WSJ"s Greg Zuckerman picks up on what we, Reuters and Morningstar previously noted, namely the 9 consecutive months of outflows from DoubleLine"s flagship bond fund:





Jeffrey Gundlach built one of the most successful new bond funds ever, amassing $61.7 billion of assets at the DoubleLine Total Return Bond Fund over just six years. But during the past year something else happened: Some customers began to leave. Assets under management at the fund dropped 13% from their peak last September to $53.6 billion as of July 31. 



Investors have pulled $8.5 billion from the fund in that period, Morningstar Inc. says, while funds in the same category took in net inflows of 7.2%. The fund has had outflows in each of the past nine months.




Naturally, the WSJ was delighted to take advantage of the massive publicity Gundlach"s own tweeting had generated in recent weeks for the coming piece:





As performance has slipped and the fund has shrunk, Mr. Gundlach, 57 years old, has turned combative, taking on the media and continuing to taunt a rival. Meanwhile, some within the firm are bracing for what could be a more challenging environment.



And here are the "dots" that one can finally connect based on Gundlach"s aggressive subtweeting since the start of August:





Late last year and earlier this year, some at DoubleLine Capital’s offices in downtown Los Angeles say, they were told bonuses might drop in 2017, according to people close to the matter. The firm says the guidance was aimed at creating a “pragmatic assessment” of 2017 after a big year in 2016.



Mr. Gundlach’s fund’s performance has been solid. But some investors say they are leaving because the fund has cooled from its previously white-hot pace.



Total Return Bond Fund topped 90% of peer funds over the past three- and five-year periods. In 2017, though, it is besting 59% of competitors, with a 3.15% gain through Aug. 17, Morningstar says.



That said, in the the article"s weakest link, and rather bizarre argument, one is somehow expected to extrapolate from the behavior of a few investors (in this case a retired orthodontist), what billions in capital will do momentarily.





"Among those bailing are individual investors, who helped fuel the fund’s growth but can be quicker than institutions to pull their funds when performance lags. Barney Rothstein, a retired orthodontist in Tucson, Ariz., withdrew $250,000 from the fund over the past 18 months and shifted the money to individual bonds that carry similar yields but can be held to maturity, unlike a bond fund, potentially giving an investor more cushion if the market turns down.



“The extra return wasn’t there anymore,” he said."



Well, Barney, the only "extra return" these days is if you buy tech stocks on leverage... or Ethereum and Bitcoin, of course. Furthermore, it appears that the WSJ"s entire "outflows" thesis is based on the assumption that once a fund reaches a "normalized return"inflection point, investors will flee. We are hardly convinced, especially in a time when 90% of hedge funds can"t outperform the S&P:





Some investors in Pimco’s once-giant Total Return fund left it in 2013 and 2014 when the fund, led at the time by Bill Gross, stopped trouncing rivals. A spokeswoman for Mr. Gross’s current firm, Janus Henderson Investors, said he outperformed his benchmark during that period.



“This is part of having exceptional returns—at some point there will be less-than-exceptional returns,” said A. Michael Lipper, who advises investors in mutual funds. Mr. Gundlach, he said, “wouldn’t like the comparison, but the same thing happened to Bill Gross.”



Now investors like Castle Financial & Retirement Planning Associates Inc. in Hazlet, N.J., are shifting to Pimco from DoubleLine. “Performance has been waning,” said Al Procaccino II, president of the firm, which pulled money from the DoubleLine fund this year.



Doubleline"s response was well-telegraphed, the bond manager said it isn’t troubled by the outflows or the performance of the fund, which is nearly $45 billion larger than DoubleLine’s next biggest fund.


“Many well-known, actively managed bond funds that have been around long enough go through periods of net outflows, some far more dramatic than Mr. Gundlach’s fund has experienced,” a DoubleLine spokeswoman said. "There are only so many opportunities for actively managed funds. DoubleLine stopped marketing the fund two years ago, and the firm is pleased with where the asset level is.”


Of course, whether DoubleLine"s outflows are "controlled" will become obvious shortly: ultimately the single best predictor of future capital flows is today"s performance, and for now DoubleLine has nothing to worry about. Perhaps the only interesting aspect in the entire WSJ piece is the additional insight into why Gundlach"s twitter account has recently become rather more... colorful:





One former employee says Mr. Gundlach aims to stir debate and focus attention on his fund.



“Even if the inner Jeffrey is truly composed and collected, the outer Jeffrey is the actor—he’s a rational creation who understands how to rattle the cage,” says Claude Erb, a former portfolio manager at DoubleLine and TCW. “He’s seen client enthusiasm ebb and flow. When it’s waning, you have to redouble your efforts to get the message out.”



René Bruer, the co-chief executive at Smith Bruer Advisors, which manages $80 million, withdrew all of his clients’ money from the fund in 2015 partly because of concerns about its reliance on the outspoken manager. “He can create controversy. If that’s what floats his boat, great,” Mr. Bruer says. “But for my clients and for me, I can’t take much of that.”



Quoted by the WSJ, Jordan Edwards of Avier Wealth Advisors in Bellevue, Wash., which keeps about 10% of clients’ bond allocation in the fund, cited Mr. Gundlach’s investing skills and said, “I would prefer that he would not be as provocative as he is.” 


And yet, Jordan - and most other investors- will gladly keep their funds with Gundlach as long as he continues to outperform, which is why the whole point behind this "fake news" article is quite lost on us.

Lord Rothschild: "Share Prices Are At Unprecedented Levels, This Is Not A Time To Add Risk"

One year ago, the financial world was abuzz when the bond manager of what was once the world"s biggest bond fund had a dire prediction about how "all of this" will end (spoiler: not well).



Two months later, it was the turn of another financial icon - if from a vastly different legacy and pedigree - that of Rothschild Investment Trust Chairman himself, Lord Jacob Rothschild, who echoed Bill Gross with an unexpectedly gloomy warning in his 2016 half-year financial report, saying that central bankers are continuing "what is surely the greatest experiment in monetary policy in the history of the world. We are therefore in uncharted waters and it is impossible to predict the unintended consequences of very low interest rates, with some 30% of global government debt at negative yields, combined with quantitative easing on a massive scale."


His outlook was just as gloomy: "the geo-political situation has deteriorated with the UK having voted to leave the European Union, the presidential election in the US  in November is likely to be unusually fraught, while the situation in China remains opaque and the slowing down of economic growth will surely lead to problems. Conflict in the Middle East continues and is unlikely to be resolved for many years. We have already felt the consequences of this in France, Germany and the USA in terrorist attacks."


One year later, the scion of the most (in)famous name in all of finance, is back and in his latest letter to RIT Capital Partners investors,  Lord Jacob Rotschild has released what is perhaps his gloomiest outlook ever; here are the highlights:





We do not believe this is an appropriate time to add to
risk. Share prices have in many cases risen to
unprecedented levels at a time when economic growth is
by no means assured. The S&P is selling at 25 times
trailing 12 months’ earnings, compared to a long-term
average of 15
, while the adjusted Shiller price earnings
ratio, which averages profits over 10 years, is
approximately 30 times.  



The period of monetary
accommodation may well be coming to an end.
Geopolitical problems remain widespread and are proving
increasingly difficult to resolve. We therefore retain a
moderate exposure to equity markets and have
diversified our asset allocation towards equity
investments where value creation is driven by some
identifiable catalyst or which are exposed to longer-term
positive structural trends.



Furthermore, Rothschild continued the shift away from US capital markets exposure announced one year ago, noting that "we have a particular interest in investments which will benefit from the impact of new technologies, and Far Eastern markets, influenced by the growing demand from Asian consumers." What is surprising is how aggressively Rothschild has cut its allocation to US-denominated assets in just the past 6 months.



Not surprisingly, RIT"s investment portfolio continues do quite well, and has now returned over 2,200% since inception



Below is a snapshot of where every hedge fund wants to end up: the Rothschild investment portfolio.





Finally, for all those wondering where the Rothschild family fortune is hiding, here is the answer.


Friday, June 16, 2017

Demand For Hong Kong Micro Apartments Surges As Buyers "Downgrade Expectations"

The surge in Hong Kong housing costs has lifted home prices well beyond the bounds of affordability for most local families and young professionals, leading to long lines at housing sales that were sometimes oversubscribed by as much as 15x. But while home prices have risen for every type of home, Bloomberg notes that the intensifying demand for micro-apartments - some of which are as small as 128 square feet (about the size of a garden shed) - has caused prices for this segment of the housing market to climb more quickly than normal-sized homes. Why? Because they’re practically all Chinese buyers can afford.





“The pool of buyers for small flats is getting bigger and bigger because people have to downgrade their expectations of the size of flats they can live in,” said Nicole Wong, regional head of property research at CLSA Ltd. in Hong Kong.



One 161 square foot micro apartment sold by property giant Henderson Land Development Co. was bought for just under $500,000. For that amount, buyers would be better off sleeping in their cars. Specifically, a Tesla Model X, which, as Bloomberg notes, is about 160 square feet, the same size of the above-mentioned apartment. Bizarrely, this is one instance where a Tesla Model X might be considered a bargain: They start at $150,000 in Hong Kong.



Indeed, the intensifying demand for smaller apartments has caused their prices to rise much more quickly than those of larger homes. The average micro apartment price has increased by 99% between 2010 – when they comprised just 5 percent of the Hong Kong market – and 2016 – when they jumped to 27 percent of the total. According to government figures, micro apartments are forecast to comprise 43 percent of new housing stock next year.


Here’s Bloomberg:





“The higher cost of smaller units is demonstrated by the square footage price: At a Kowloon City development, a 181 square foot apartment on a high floor sold in May for HK$25,897 ($3,321) a square foot, or HK$4.69 million. A larger apartment that’s similarly positioned sold two days later for HK$23,047 a square foot — a HK$2,183 difference.



The trend reflects the unintended consequences of government policies meant to cool the property market, which are instead driving demand for the smallest apartments. Developers, looking to help the government achieve supply targets while aiming to lower the buyer’s price threshold, need to recover the record prices they’re spending at land auctions — so they’re squeezing more units into a single plot of land.



Even Hong Kong"s actual parking spaces cost more than homes in much of the developed world. One in a prime building of Hong Kong sold for the equivalent of $664,300 in April, local newspaper Ming Pao reported this week.



Incoming Chief Executive Carrie Lam, who takes over on July 1, the 20th anniversary of Hong Kong’s return to Chinese rule, has promised to increase the home ownership rate by providing government help for people too wealthy for public housing and too poor to afford an apartment of their own.”



The state of Hong Kong’s housing market has changed dramatically since early 2016, when prices were down as much as 10% from a recent peak. Compounding the misguided policies of the Hong Kong Monetary Authority, which Bloomberg alluded to above, the massive credit injection authorized by Chinese financial authorities has also contributed to the giant run-up in HK home prices, which have tripled over the past decade.



According to the latest data from Hong Kong"s Centaline Property Centa-City Leading Index of existing homes, prices in Hong Kong have risen an unprecedented 23% in the past year. Prices have increased by as much as 2% per day, and it seems that nary a week passes without home prices on the island setting some new record.


But what makes this particular bubble different is that this time, it is obvious to everyone. An editorial in The Standard newspaper published last month was surprisingly accurate: “successive moves by the government in recent memory to cool the property market only resulted in it becoming crazier. The result is a sea of madness.”


Yet these warnings have failed to deter local buyers, who have turned up in droves at each new property sale, where snaking queues of would-be homeowners line up in the hope of being the winning bidder for one of several properties for sales. At the Victoria Skye, a luxury project at the former airport site of Kai Tak and at the Ocean Pride development by Cheung Kong Property Holdings people were lining up days ahead of time for their chance to buy a home at all time high prices.



It is also obvious to the local central bank, which, like Vancouver and Toronto, appears powerless to halt the tsunami of hot mainland money spilling over the border. The Hong Kong Monetary Authority has been tightening rules for lenders, Bloomberg writes, including restricting levels of lending to developers, as it tries to limit financial risks and take some of the heat out of the market.


Speaking at a Legislative Council meeting last month, Hong Kong"s central bank chief, HKMA Chief Executive Norman Chan, said levels of demand were reminiscent of 20 years ago, just before Hong Kong suffered a property bust.


Chan expressed concern that people with limited financial resources were buying just because they thought prices would only keep going up, just like in a bubble. He said that while the global economy has improved, uncertainties remain and warned that when the property cycle reverses, "the impact will be serious.”



Bloomberg noted that the Hong Kong government, which champions the free market, has no immediate plans to prevent housing sizes from growing ever smaller, preferring to leave flexibility in the market so that developers can respond to demand as needed.


While Carrie Lam’s promises to raise home ownership rates sounds noble, similar thinking helped fuel the subprime bubble in the US. The US government created Freddie Mac and encouraged banks to try and help every willing borrower buy a home, even if they clearly couldn’t afford one. With this in mind, we ask: what’s the point of owning a home if, when the crash comes, banks foreclose, and buyers are put out - often in worse financial circumstances than they were in beforehand?

Wednesday, May 17, 2017

Paul Craig Roberts Fears "The Exponential Growth Of Global Insecurity"

Authored by Paul Craig Roberts,


There is no such thing as cyber security. The only choice is more security or less security, as the recent hack of the National Security Agency demonstrates.


Hackers stole from NSA a cyber weapon, which has been used in attacks (at time of writing) on 150 countries, shutting down elements of the British National Health Service, the Spanish telecommunications company Telefonica, automakers Renault and Nissan, Russia’s Interior Ministry, Federal Express, the energy company PetroChina, and many more.


The news spin is to not blame NSA for its carelessness, but to blame Microsoft users for not updating their systems with a patch issued two months ago. But the important questions have not been asked: What was the NSA doing with such malware and why did NSA not inform Microsoft of the malware?


Clearly, NSA intended to use the cyber weapon against some country or countries. Why else have it and keep it a secret from Microsoft?


Was it to be used to shut down Russian and Chinese systems prior to launching a nuclear first strike against the countries? Congress should be asking this question as it is certain that the Russian and Chinese governments are. As I previously reported, the Russian High Command has already concluded that Washington is preparing a nuclear first strike against Russia, and so has China.


It is extremely dangerous that two nuclear powers have this expectation. This danger has received no attention from Washington and its NATO vassals.


Microsoft president Brad Smith likened the theft of the NSA’s cyber weapon to “the US military having some of its Tomahawk missiles stolen.” In other words, with cyber weapons, as with nuclear weapons and short warning times, things can go wrong in a big way. http://www.bbc.com/news/technology-39915440


What if the hackers had successfully attacked the Russian Ministry of Defense or radar warning systems, would the Russian High Command have concluded that the cyber attack was Washington’s prelude to incoming ICBMs?


The fact that no one in Washington or any Western government has stepped forward to reassure the Russian government and demand the removal of the US missile bases surrounding Russia indicates a level of hubris or denial that is beyond comprehension.


In my May 12 posting I wrote: “The costs of the digital revolution exceed its benefits by many times. The digital revolution rivals nuclear weapons as the most catastrophic technology of our time.” In response, Robert Henderson wrote to me from England that he had addressed the enormous costs of the digital revolution in 2010. Here is the link to his article, “Men and Machines: Which is Master Which is Slave?” 


Reading his article will raise your awareness. When you add up the vast financial costs, the depersonalization of human relationships, and the complete loss of individual privacy and security, the benefit of being connected is vastly outweighed by the costs.


Paper files are far more secure. Malware cannot be introduced into them. To steal a person’s information required knowing the location of the information, breaking into the building, searching file cabinets for the information, and copying the information. To intercept a voice communication required a warrant to wiretap a specific telephone line.


People born into a world where the ease of communication comes at the price of the loss of autonomy never experience privacy. They are unaware that a foundation of liberty has been lost.


In our era of controlled print and TV media, the digital revolution serves for now as a check on the ruling elite’s ability to control explanations. However, the same technology that currently permits alternative explanations can be used to prevent them. Indeed, efforts to discredit and to limit non-approved explanations are already underway.


The enemies of truth have a powerful weapon in the digital revolution and can use it to herd humanity into a tyrannical distopia. The digital revolution even has its own Memory Hole. Files stored electronically by older technology can no longer be accessed as they exist in an outdated electronic format that cannot be opened by current systems in use.


Humans are proving to be the most stupid of the life forms. They create weapons that cannot be used without destroying themselves. They create robots and free trade myths that take away their jobs. They create information technology that destroys their liberty.


Dystopias tend to be permanent. The generations born into them never know any different, and the control mechanisms are total.


And the digital screen serves as Soma.