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Author Topic: An Even Uglier 2009 and onwards  (Read 10079 times)
Kubes.SG
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« on: 02 January 2009, 23:15:12 pm »
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Article from Australia this week, providing a very bearish view of the global outlook, and touches on the deal for AU.  Does not mention Singapore, but given SG is even more dependent on exports, finance sector, tourism and real estate, plus the fact that per capita, Singaporeans carry the world's highest level of debt (property, cars, credit cards), the story here will be particularily dire.  Really hard to see how the wealth that the SG Govt manages will make a difference,  it certainly has not helped so far. 

I also fear that the shock for Singaporeans will be severe as they have been feed a constant message that SG is #1 in everything, their poiticicans are #1, and that SG has the #1 level of wealth.  Complacency, denial and arrogance rules.  Just look at Orchard Road.

Prepare for a year that is unlikely to be happy
David Hirst
January 2, 2009

IN DECEMBER 2007, essentially I predicted, on the world front, a collapse of US financial houses due to the continuing collapse in house prices. That, I suggested, would most severely affect Australians in the field of superannuation.

It wasn't rocket science and still isn't. Today those who hold hope for recovery — and most seem to believe that will start with a recovery of stocks — now are left arguing there is so much money waiting in the wings that it must go somewhere and so will go into undervalued stocks.

That assumes two things. One is that stocks actually are undervalued, and the other is that investors are no longer risk-averse. The opposite is true.

First, however, there will be good news. Australian goldminers will reap a rich bounty from the instability ahead. That will be so considerable that the Australian dollar will find support. Likewise, our farmers (while carrying the weight of the fertiliser monopoly, a national scandal) will give the nation a handy boost, for nature has been unusually kind in this time of coming darkness and need. Otherwise the darkness prevails.

Australia is not keenly aware of its dependence on broad trade, free markets, goodwill and international credit. The year 2009 is when the chickens come home to roost.

We are also in the bind of a banking system that is now so dubious that The Independent is suggesting all British banks may be wholly or partly nationalised.

So by year's end, the "economic" shock will have replaced the "toxic shock" of the mortgage-backed securities that were offered by the US back in the dreamtime.

Some more good news. Subprime is behind us. Almost. The bad news? Alt-A mortgages have yet to hit home and US prime is looking wobbly.

Why? Back to square one. Housing.

Look again, if you can, at Case-Schiller's latest figures on US housing. The latest, for November, are ghastly beyond belief. The chart shows values peaking at a medium $US484,000 ($A686,000), early in 2007 to fall by 46.1 per cent to $US258,000. But those figures are based on data collected between July and September, before the broader economy joined housing in "cliff diving". Current figures, which will reflect huge employment and wage losses, are likely to add something like 9 percentage points, making the losses some 55 per cent.

But the downside of the real economy is yet to really hit home. The worst is ahead. For now the US enters a spiral where unemployment chases prices and values downhill. While the figures from Case-Schiller fall towards the average price of housing, which that organisation has calculated since 1889, that does not mean we are near the long-sought bottom.

A severe recession will see values fall below that mean ,which means they may fall much further, taking US financial institutions, not to mention home owners, deep into negative wealth territory, just as the baby boomers look to retirement. Even social security and Medicare are potentially under threat. That prospect is truly unthinkable.

The 2009 stage of the crisis will be the impact of the broader economy hitting the financial economy. What we have seen to date is a financial crisis, which is devastating jobs and the value of almost everything (except gold and silver).

Jump the Atlantic to Britain, where banks will need to raise more capital but where there is none, outside the public purse, because the market is starved of investors.

"Investment bankers are preparing for a second round of capital raising by UK lenders on top of the £65 billion ($A134 billion) already declared," The Independent reports. "Having rebuilt their balance sheets after toxic debt write-downs, the banks face an increasingly dire economic outlook under the worst-case conditions … impairment charges at the domestic banks — Barclays, Royal Bank of Scotland and the combined Lloyds Banking Group could hit £60 billion" in 2009.

This scenario may well apply to much of the world's banking system.

The Japanese might be, or have been, a nation of savers, but they are not the world's best bankers. But who is? Iceland, Ireland?

The real problem takes us back to the US, which will be needing more money, as usual, to fund not just the financial system but Obama's tax cuts for the middle class and the $US1 trillion infrastructure program.

Brad Setser, the best of the US-Sino specialists, at least in the US, suggests America will be hard pressed to get a "red" cent from the Chinese in the coming year for they are now, as predicted in this column weeks ago, confronting negative growth, and the sovereign investment funds are under harsh criticism for extending funds to the US last year.

The US will desperately stave off default on its financial obligations. It will print more and more money, and the spectre of hyperinflation is beginning to edge out the horror of deflation.

As the housing crisis deepens, the weekly newsletter Credit Writedowns, which has called this nightmare with aplomb for some years, predicts the banking systems of the US, Britain and Ireland will suffer "horrific" losses, especially as the once-affluent citizens default on their mortgage obligations. We are all subprime now.

And the fallout in commercial real estate has yet to hit with its full fury.

Add credit card and car loan defaults and we have quite a cocktail to consume as the world's financial institutions carrying those securities face devastation.

Europe will be hammered as the Baltic states and "new Europe" become weights around the throat of "old Europe", which in brotherly kindness lent so heavily to the former Soviet states. Obama will bring some steel to the US administration. Failure and incompetence will not be rewarded as it has been in the past eight years. Watch for the retirement of Supreme Court justices, especially Stevens and Ginsberg, who will be replaced by ultra-liberals. But ugly rumours, including the possible nationalisation of US 401k pension plans, are drifting like gunsmoke across the screen.

The global imbalances spell calamity for Australia. Our political leadership appears to be betting on a return to days gone by, times that may never return. Our prosperity has been so closely linked to international confidence and goodwill, it has become assumed. But all bets are now off. Indeed, if the emerging patterns outlined become set, Australia faces a grim future. The pace of the breakdown has shown policymakers unprepared and therefore the nation exposed.

We, like the rest of the West, have not countenanced the possibility of these events, blinded by affluence and unprepared for the lean years ahead. An urgent national appraisal should immediately begin. What international clout we have should be marshalled in the name of reason. We too must consider the implications of protectionism and a trade war and do all to halt the slide in that direction. But there is little a nation of Australia's scope and influence can do but watch and hope.

For Australia, the perils are acute.

David Hirst is a journalist, documentary maker, financial consultant and investor. His column, Planet Wall Street, is syndicated by News Bites, a Melbourne-based sharemarket and business news publisher.

« Last Edit: 02 January 2009, 23:39:17 pm by Kubes.SG » Logged

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« on: 02 January 2009, 23:15:12 pm »
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Ugly Singapore
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« Reply #1 on: 02 January 2009, 23:29:48 pm »
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Its been the headline news all today in the papers, TV, internet, etc.....that Singapore's economy will contract by as much as 2% this year in a deepening recession in the trade-dependent country.

With prices of private residential properties falling 5.7% in the Q4 of 2008, we will see massive job losses in Jan 2009 alone as gov bodies have been informed of companies slashing the workforce by the thousands.

"China's manufacturing sector is close to a technical recession after output contracted at a record pace in December" which means bad news for the world economy and that statement of "decoupling" from the west is plain dumb and ignorant.

Time to short the stocks again, I'm afraid.
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Lumber One
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« Reply #2 on: 03 January 2009, 7:52:00 am »
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We are lumber one loh nothing will affect us...our well paid politicians will take care of everything. No storm clouds. Just a "minor blip"
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Even...
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« Reply #3 on: 04 January 2009, 15:35:13 pm »
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the press here is at least now mentioning 09 is likely to be the worst recession Singapore has ever seen.

At last the newspapers are reflecting what most people have been thinking for many months already..... that this is not something to gloss up.

The government have had to revise their GDP forecast so often it makes them look incompetent. Even now, predictions are too "nice" and i feel don't represent what will actually happen.
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Vulcanl
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« Reply #4 on: 04 January 2009, 19:50:14 pm »
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Even,

Where have you been?  Singapore was the first country in the region to announce they are in recession.  I haven't seen that SG has been revising its GDP forecasts any more than any other country.  If anything it tells me it's doing its best to be as open as possible. 

These are unique circumstances to say the least.  No one knows what happens next, we are all feeling our way through as not many people alive today have experienced something like this.

Also, I would not categorize the announced expected 2% contraction in GDP as 'nice' by any stretch.

Bitching and moaning about the Singapore system is par for the course here but in this one has to admit the gov't has been very open about things.
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SGD Bear
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« Reply #5 on: 04 January 2009, 22:31:50 pm »
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to PP:  The Singapore government has not been transparent.  If you call announcing a 2% contraction in 2009 GDP transparent, then you're being a patsy (or maybe like other posters have suggested, a chump).  They announce their forecast because they have to, for two reasons:

1) They can't deny the downturn for ever.
2) They are setting lower expectations for the market, which is a healthy move.

Personally, 2% contraction is a lot smaller than I would forecast.  Export is falling off of a cliff.  I suspect government is going to massively spend money on infrastructure in order to even come close to a 2% drop, or else the situation is going to be much worse. 
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Vulcanl
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« Reply #6 on: 05 January 2009, 7:50:52 am »
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"They are setting lower expectations for the market, which is a healthy move"

Agreed and sounds like that is precisely what government should do, unlike the USA where for almost a year (Dec 07 to Oct 08) denial that the country was in recession was the official line.

"I suspect government is going to massively spend money on infrastructure in order to even come close to a 2% drop, or else the situation is going to be much worse"

Well yes, of course! USA is going to do the same (to the tune of trillions of dollars there).

But back to the point I am questioning, which is that the local media/SG gov't has not been forthcoming about the economic situation - I recall reading local newspapers a year ago, and the gist then was that 2008 was not going to be a good year. 

It is very easy to disprove this notion - just go back and pull last year's government budget (announced in Feb 2008, I believe).
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« Reply #7 on: 05 January 2009, 9:16:41 am »
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When a price fall isn't a price fall - SISV Services is fixing problem with caveats lodged for some subsale deals. By Kalpana Rashiwala

Business Times, The (Singapore) - Saturday, January 3, 2009
PRIVATE home prices have fallen but in some cases, the drop may not be as much as suggested by SISV Services' Realink database.

Savills Singapore has spotted more than 60 instances of 'duplicate caveats' listed at different prices for the same transaction and which give the impression of a unit changing hands within a span of a few months at a significantly lower price, when in fact it hadn't.

The common thread running through these cases is that they involved subsale deals transacted in the past six months for projects which either received Temporary Occupation Permit in 2008 or are nearing TOP.

For example, Realink shows a caveat for a 47th floor unit at The Sail @ Marina Bay sold in the subsale market in September for $508,024 or $858 psf, when actually the unit was sold for $1.45 million or $2,450 psf and which was caveated three months earlier (and also shown in Realink). The lower price was the price at which the developer first sold the unit back in 2005.

In another instance, Realink shows a caveat for a unit at Park Infinia at Wee Nam in November for $1.16 million or $868 psf, one-third lower than the $1.77 million or $1,325 psf caveat lodged for the same unit two months earlier. Actually, both caveats were lodged by the same buyer, who paid the higher price.

Rodyk & Davidson LLP partner Tang Woon Ee told BT that it was 'good practice' to advise clients who buy in the subsale market to lodge two caveats. The first is when the buyer exercises his subsale option and has to fully pay up the initial 5 per cent deposit; this caveat will reflect the actual transacted price.

Then, two or three months later, when this subsale transaction is completed and the buyer enters into a fresh sale and purchase agreement (SPA) with the developer, the buyer should lodge another caveat to protect his interest in the unit. This fresh SPA will reflect the original price at which the developer sold the unit, since this is the price it is entitled to collect.

'So if the developer originally sold the unit to Buyer 1 for $1 million and Buyer 1 later sells to Buyer 2 in the subsale market for $1.2 million, the fresh SPA issued by the developer to Buyer 2 will still reflect the $1 million price; the profit (or loss) made by Buyer 1 from his subsale transaction is not relevant to the developer,' Ms Tang explained.

As a result, the original sale price of the unit gets reflected in the second caveat lodged by the purchaser in the latest subsale deal. In this instance, two caveats will be lodged by Buyer 2 for the same transaction - the first at $1.2 million followed by another a few months later at $1 million.

SISV's Realink database, by listing both caveats, gives the impression that the price of the unit has fallen about 17 per cent in the past three months.

Said Ms Tang: 'A caveat is a legal claim against a property. When the developer issues a fresh SPA to a buyer who picked up his unit in the subsale market, it establishes a relationship between the buyer and the developer - that's a caveatable interest.'

SISV Services is in the midst of rectifying the problem, which has been caused by the service provider not eliminating 'duplicate caveats' lodged for subsale transactions which show the original price at which the developer sold the unit a few years ago (and which is listed in the fresh Sale & Purchase Agreement issued by the developer to the latest subsale buyer).

An SISV Services spokesman attributes the problem in Realink to an increase in subsale cases involving projects originally sold on deferred payment schemes (DPS) as the original buyers who may have picked up their units from developers a few years ago are now feeling the pinch from the economic downturn and facing difficulty getting bank loans.

This has led to an increase in subsales being registered and duplicate caveats showing up, according to him.

To fix the problem, SISV Services has added a 'history' button, next to transactions with two or more caveats lodged, for the professional version of Realink. 'Users can view the caveats' history and if they see the latest price is identical to the initial transaction in the primary market say a couple of years ago, they can disregard the latest caveat as being a 'duplicate',' the spokesman said.

'For the free version of Realink available to the public, we are in the process of devising a computer programme to help us identify the duplicates, so we may remove them.

'We didn't remove the duplicate caveats earlier because we could not determine readily that they were 'duplicates' as we do not have the buyers' names in the raw caveats data that we buy from SLA (Singapore Land Authority).'

Savills Singapore compiled a list of over 60 subsale transactions covering projects like The Sail, Cosmopolitan, The Esta, Park Infinia at Wee Nam, The Sea View, The Azure, Watermark, The Calrose and Parc Emily where Realink's database showed latest caveats at significantly lower prices than caveats lodged for the same units just a few months earlier. Typically, the latest caveated price was also the original transacted price for the unit a few years ago.

Savills did individual searches for a few of these cases using Singapore Land Authority's Inlis system and, in each instance, found two caveats being lodged for the property by the same buyer, just a few months apart - and with the second caveat at a lower price than the first.

Raw caveats data that SISV Services purchases from SLA does not contain information on the buyers' or sellers' identities to protect privacy.SLA confirmed that it provides identical data to both SISV Services and the Urban Redevelopment Authority.

Interestingly, URA 's Realis system does not list these 'duplicate caveats' that do not reflect the latest transacted prices.

When asked how it sifts out caveats lodged when developers issue a fresh SPA based on original sale price, a URA spokeswoman said: 'If a caveat is lodged against a developer, we will ascertain whether it is a new sale or a fresh agreement arising from a subsale.

'We do this by checking whether a caveat for the same unit has been lodged against the sub-seller, whether a previous caveat has been lodged for the unit when it was originally sold and also against our database on new sales compiled from monthly surveys of developers. If the caveat is lodged against a developer arising from a sub-sale, we will not show the record in Realis.'

On the duplicate caveats in SISV Services' Realink database, Savills Singapore director for investment sales and prestige homes Steven Ming said: 'Analysts who do not distil the information carefully can come to very wrong conclusions of the market, thus further aggravating the already weak market conditions.

'Had end-users, investors and property owners relied on such data without first seeking a professional opinion, they can easily be making a misinformed decision as a result.'

There may also be a minority of rogue agents who may use such erroneous low-priced caveats to their advantage in convincing less savvy owners to close on low offers given market conditions, he added.
« Last Edit: 05 January 2009, 9:31:43 am by BoardManager » Logged
SGD Bear
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« Reply #8 on: 05 January 2009, 10:59:57 am »
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this article is misleading and tries to use a couple of examples to suggest that the whole market is this way.  Just check the data - EVERY project is coming down in price.  Orchard projects are already down 30% (probably even more now since data has a lag).  the Sail is going for $1,200 now, not $2,400.  Icon is the same.  But i guess we need a couple of credulous fools to generate some market activity. To PP:  how can i reach you regarding selling my property at a premium?  Grin
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Kubes.SG
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« Reply #9 on: 05 January 2009, 11:14:04 am »
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This article is joke as it infers that this practice has only just started to happen in the last few months.  Like it never ever happened prior to mid-2008 when the prime property prices collapse started.  Absolutely desperate.
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« Reply #10 on: 05 January 2009, 11:40:36 am »
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this article is misleading and tries to use a couple of examples to suggest that the whole market is this way.  Just check the data - EVERY project is coming down in price.  Orchard projects are already down 30% (probably even more now since data has a lag).  the Sail is going for $1,200 now, not $2,400.  Icon is the same.  But i guess we need a couple of credulous fools to generate some market activity. To PP:  how can i reach you regarding selling my property at a premium?  Grin

instead of checking the data, i talk to the agents. yes, has come down some 30% from the peak.
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« Reply #11 on: 05 January 2009, 12:29:45 pm »
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Yes, remember the big news that the Luma development announced a 30% discount for their property but that was not enough to entice buyers.

I went to a open day at Newton Edge in Dec and they announced price cuts of 30% but they said that it was a special offer by the developers for special invited guests (well the whole of Singapore turned up.....). The agents said that lots of expats like Newton (next to a canal), stay in a tiny studio or 1-bed shoebox paying upwards of $5k monthly rental each.

It was supposed to be sold out on that weekend but they still keep calling me every other week as there are still "some apartments available" even though I have said "no" 3 times but each time, its a different agent.
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« Reply #12 on: 05 January 2009, 12:39:59 pm »
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Yes, remember the big news that the Luma development announced a 30% discount for their property but that was not enough to entice buyers.

I went to a open day at Newton Edge in Dec and they announced price cuts of 30% but they said that it was a special offer by the developers for special invited guests (well the whole of Singapore turned up.....). The agents said that lots of expats like Newton (next to a canal), stay in a tiny studio or 1-bed shoebox paying upwards of $5k monthly rental each.

It was supposed to be sold out on that weekend but they still keep calling me every other week as there are still "some apartments available" even though I have said "no" 3 times but each time, its a different agent.

Newton Edge is not technically in Newton or in Dist 11. IT is equivalent to Merasprings across the other side where prices are now going for around 850 - 900psf. Newton Edge's price of 1100psf is 2007 peak prices. People are easily fooled thinking that they are getting a big discount.
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leveraged
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« Reply #13 on: 05 January 2009, 22:28:05 pm »
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at least they are honest with the name.
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Spillover effect
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« Reply #14 on: 05 January 2009, 23:51:55 pm »
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Now that the USA are trying to dig themselves out of a long deep hole, the UK & Europe are now getting deeper into trouble with news that Waterford Wedgwood, Woolworths, Whittards and lots of other retailers have collapsed. No one is spending any money.

UK banks will need another multi-billion bailout as their balance sheets and profit/loss accounts are showing large loan losses. UK's version of sub-prime and high unemployment hitting the shores.

It will hit Asia esp. China where overseas orders are now down to single figures. Singapore, Japan and Hong Kong will be hit again with waves of retrenchments in 2009 as more bad news are on the horizon.

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