Forum Replies Created
- APerry wrote:
Where did you get this little pearl? Interest rates don't automatically go up because there is inflation (that's what would happen in a market not being manipulated by Government or central banks). Further, inflation will help the Japanese Government pay its debts, which is largely denominated in Yen, as it represents a reduction in the value of the money they owe.
C'mon Al I thought you understood this stuff.
Inflation drives savings/capital to look for a better return. Japan then has to compete at higher rates to sell bonds. 60% of income will go on debt this financial year. Much of that debt is near 0%. If debt costs rise even 0.25% as it rolls over bonds and raises new ones Japan is all but gone.
It's what the likes of Bass and others are saying. The risk is increasing over time that as Japan is forced to look to external sources of funding for financing its debt and deficits it will eventually go belly up. Bass has upped his time line to 12 – 18 months. He expects to see the first signs of this as downside changes in margins on swaps if I understand him correctly.
Simple rule of economics as I understand it (and maths for that matter) – you can't inflate your debt away at 0%. What's the other saying; You can't have your cake and eat it too.
Japan is struggling with collapsing export volumes. Given that it is a value adder then if exports fall it follows that imports must fall also. If it succeeds in devaluing it's currency that is also an inhibitor to imports. Australian exports to Japan make up something like 16% of Australia's total exports.
The wider connotation is that Japan is the 3rd largest economy and that if it falls could it start a domino affect.
2013 should be extremely interesting. Global economies have only gotten weaker since 2008. That's led to economies becoming considerably more hypersensitive to shifts in foreign economic policy.
Tourism was also expected to rise:
Can't for the life of me see tourist numbers rising under these conditions.
Interesting. I suspect the hotspotters and industry commentators actually facilitate growth in these 'left behind suburbs' simply because the primary drivers of suburb resurgence are investors following popularised opinion. This offers investors a way to look at and analyse such burbs given there are many precedents. For example you would only need to look at this suburb and measure the likely lower value versus comparative value difference to see where the potential might be. This kind of analysis should enable a high vs low probability. You can then figure out what the growth (if any) curve over time might look like.
Once you had a model you would need to actually do some serious DD to confirm model outcomes.
BigCubez wrote:I've read that Redcliffe is tipped as a strong growth area over the coming years. Especially if your home is close to the water. I believe it is seen as an undervalued suburb at present.Reference???
QLD has a rising unemployment rate (6.2%) and is only topped by TAS at 7%. QLD is loosing jobs at the rate of 65/day. The Qld govt is broke and shedding public sector jobs in an attempt to get their budget under control, coal is still shedding jobs and is struggling to remain competitive globally, gas is running into a brick wall put up by conservationists and farmers.
Newman govt claims it will be back in the black in 2 years and will try to recover its AAA rating. I don't see any big infrastructure spends in the near future (if at all). It looks like Qlds pop growth is slowing as well. Its early days yet but this study shows some interesting trends for different age groups
http://www.ipswich.qld.gov.au/documents/business/oesr_pop-growth-highlights-trends-qld-2012.pdf
Ok back for a few hours.
So lets address your complaint(s). Basically I ignore your supporting points.
Lets look at the magnitude of the problem first and I'll denominate this in USD terms so we can all get our head around it. Japan, like others, has a fundamental problem. It spends more than it earns. I'll repeat that …. JAPAN SPENDS MORE THAN IT EARNS. And again for clarity..JAPAN SPENDS MORE THAN IT EARNS.
It's done this for so long now (decades) that it's managed to accumulate the biggest debt in the world compared to income. It has a $14T debt serviced by a $5.8T income (and declining as of recent times). It spends 40% of revenue just servicing that debt and its one of the cheapest debts in the world (virtually zero interest).
Exports enable Japan to survive economically. It has no real tangible resources. It makes its living importing raw materials, value adding these and then selling its good into the worlds markets. Its a good business plan while the world is buying from you. Especially if global markets are growing in size (emerging economies) and value.
So a little perspective. In 89 the Nikkei fell over taking property prices with it. That decline continued for over a decade and got a helping hand from the Asian Crises in 97. Things couldn't have been worse for Japan a triple wammy in many ways, property, stocks and then exports all got hit. The rest of the world was pretty much booming along on a credit fueled binge but poor old Japan just couldn't take a trick. The reality is though that if the rest of the world had been struggling Japan may well have fallen over then.
The end result was lots of debt and week balance sheets. Japan then progressed through what is euphemistically called the lost decade. Japan's problem is that it was never really able to recover its position. Instead of biting the bullet and taking some pain it chose what appeared to be the easy way out.. extend and pretend… kick the can. The theory then and still is today is that growth solves all problems eventually. Well Japan never really grew that much. GDP growth was always fairly anemic and inflation was held at sub 1% for the most part to reflect zero interest rates.
So to summerise, Japan has huge debts, declining income and diminishing capacity to service its growing debt. In anybody's book that's a recipe for disaster.
So what has precipitated this thread is the fact that Japan's exports have taken a hit to the extent they now have export deficits. First time in 35 years. For an export dependent economy like Japans that a serious problem. The result of that is GDP contraction of -3.5% annualised over the last 2 quarters of 2012. That's not a contraction its a collapse in income. You rarely see contractions exceed -1% so -3.5% is about as serious as it gets.
Ziv you think I simply dismiss your suggestions. Not true. I consider them then dismiss them as either insuficient or ultimately unworkable. For example you indicate Japan has a number of initiatives that it is using to resolve these problems and cite renewables as an example.
Heres the factual reality of that initiative. I use the term factual loosely because there are only (political/industry) projected figures and even they are extremely wooly.
Lets put those figures in to context. That's around $75 billion/yr over 20 years
We have a problem here straight away namely subsidies to enable an industry to exist. No where in the world do I know of any subsidised industry that produces a net benefit effect for an economy.
Look at those figures. They are asking companies who now pay 14.59y to jump to as much 42y (depending on energy source). Note Japan is note considered suitable for large scale wind farms and that's the cheapest renewable source of all.
One of the big drivers of solar uptake among households is feeder tariff rates (subsidies really). In Aus they were so popular the state governments' had to stop the programs and then cap the feeder rates then ultimately put a time constraint on the feeder rates because they would have bankrupted the state treasuries.
It's early days but Kyushu has bought 830 MW but at this point only sold 5 MW. Not promising. Every one wants to produce but nobody wants to pay the high prices.
You could have a hundred of these initiatives and at they end of the day they still won't solve Japan's economic problems. The subsidies will add to debts. The economic activity generated may not generate sufficient taxes to cover subsidies. Japan has a problem competing with companies manufacturing equipment and technology in this space. It's a fairly crowded space so unless they had some kind of market advantage little will actually change.
These kinds of initiatives are simply politicians making themselves look like they're doing something constructive to keep the electorate happy. Economic reality is that nothing is changing. The same old causes and practices that preceded this problem still exist.
Japan is in its death throes. There is no real solution on the horizon that will save them. There is no other economy or even collection of economies that can backstop them. Every economic measure has been deteriorating for years ever so slowly. Things have started to accelerate over the last 6 months. You will see over the coming months ever more extreme measures to try and stabilise their position. By the end of 2013 I expect to see them on the ropes. It is not going to be pretty. They're going to throw another $225 billion into the pot. Australia will get a good dollop of that Japan will get zip ultimately. The idea that this stimulas package will generate 600 000 jobs is pure fantasy.
Japan approves $224bn stimulus package
The new measures approved by the cabinet aim to lift the economy out of recession and create 600,000 new jobs.
I'll leave it there for now. Next post I'll discuss your view that the Japanese are strong, resilient and capable of working their way back to prosperity and why that isn't really so.
Youch!!! Ziv chill man you'll pop an artery. I'll catch you later… taking the old girl for Mexican shortly so I'll probably spot you tomorrow maybe if I get time Moding the ute and a trailer to take one of these babies…
Wahoooo!!!
Nadeem Walayat (The Market Oracle) published this rather comprehensive article on the US housing market which I found quite interesting although I don't all together believe he has it nailed.
It's an extremely optimistic report but not outside the bounds of reality. Where things may go wrong though are Obama Care (OC) and the impact that is having on unemployment especially U6 rates. U6 has been falling but I expect to see it start to rise towards the 2H 2013 as OC nears implementation.
QE 3 and QE – ∞ are largly targeted at the mortgage market. If QE was to be wound back (and there is talk of this) then my guess is that could affect house price expectations.
Fannie and Freddie. There was talk of them being wound up and my guess is sold off to the private sector. Not sure how that may pan out for new borrowers and current borrowers who are underwater.
The biggest threat to the housing market would be another crises and I think that probability is quite high.
We live in interesting times.
PS: US Vs Au housing market…. chalk and cheese
Nigel Kibel wrote:However do not be afraid to get rid of a non performing asset. You have to look at the opportunity cost,
Ditto.
Entry + Hold + Exit + Hold for 4 more years. My guess is you're looking around the $100k mark. Now work out at what rate a property would have to appreciate at to get you to break even. In a best case scenario you could be looking at another 5 years. Total is now in the 15 year time frame and all you've achieved is a property that has in the main held its inflation adjusted value.
If it where to rise then were are the drivers for growth in property values in that area. Discount infrastructure. It never seems to get built in ones lifetime especially by broke state governments.
I see nothing on the horizon (or for that matter the next 5 – 8 years at least) anything that could potentially lift the economic dynamic for the Brisbane region. There will be exceptions as some suburbs get a lift for obscure reasons but picking them with any amount of certainty will be near impossible. The roulette table would have better odds.
mattsta wrote:Won't it be a little bit crowdy? I, for instance, do not like to live too close to another house,It's now the norm Matty. Here in Mandurah WA all the new subdivision like to build houses almost on top of each other. I rent a 5yr old 4//2/2. If I stick my tongue out the window I can lick the boundary fence.
Claustrophobic to say the least. If you want space you have to rent an old banga.
Ziv you are extraordinarily one eyed and parochial with regards to Japan. You counter fact with opinion and little else then defer to debunked economists like Krugman and chit-chat in the comments section of articles as somehow supportive of your position.
I don't dispute your investing strategy nor the fact cash flow and PM are optimal in a Japanese markets compared to others. A deteriorating or stagnant capital gains profile over the years and associated FX risk diminish this market in my opinion but everyone has their comfort zone and long game specific to their own circumstances. Everyone to their own in other words.
I retain an interest in property from an academic point of view but don't invest time, money or energy simply because the returns are pitiful. I learnt a long time ago that you'll earn (within reason) the kind of income you target. If you think $1000/wk is good money and target jobs in that bracket that's what you'll earn. While targeting $20k/wk may be unrealistic $5k/wk isn't. And so it goes with investing. Small deposits, minimal if any liquidity, 10 x leverage and long payoff times with aggregate returns around 5-8% just don't get me excited.
I invest in small business and the basic rules are;
- No more than $50k at a time
- capital back within 12 weeks from start of operations.
- Overhead limit is 20% of gross.
- Income growth must be exponential to expense growth
- max 2 people to operate
- hours must not average more than 30/wk
- annual returns of at least $200k/yr
Learning how to do this took a lot of blood sweat and tears over the years. What I've learnt over the last 35 years is relevant to most forms of investing so in this forum I try to pass on a little of that knowledge.
Humanity, human civilisation is entering a watershed moment. Population growth over the next 40 years will approach 9B, food demand is set to soar, water is already in short supply and forecast to become even more scarce, global warming is challenging food production along with water shortages and the most challenging of all will be the cost of energy as demand rises and supply contracts. That impinges upon a countries economic ability to cope as the cost of energy ripples through the supply chain and magnifies the problems.
We are at a cross roads now where these things are starting to be felt. GFC 2008 was a foretaste of things to come if we don't get our house in order and theres no real sign of that. If you think technology will save us then you're either uninformed or delusional. Technology has slowed our arrival at the inevitable not solved the problem as many would have hoped. Virtually all credible experts indicate we are behind schedule in our efforts (and falling further behind) to transition to a less energy dependent civilisation.
Now I know you're thinking "He's all doom and gloom". Not so. The problem with most people out there and many on this forum is they look at the world as if the next 20 years will reflect the last 20 years more or less. They strategise about investing with that mindset in place when they really need to be thinking about what challenges we face and how can I take advantage of those changes/opportunities while avoiding the pitfalls.
Now given that property is considered a long term investment I have a problem with property as the most useful asset to be holding over this period when there are probably better options out there. As a percentage of an investment portfolio I have no problems but definitely not all ones eggs in one basket.
The future I see looks something like Japan. It's the poster boy for economic failure. 20 years of no growth in a booming global economy fueled by easy credit. If you can't correct your imbalances in times of plenty then what chance in times of global difficulty. We are in an era where we are stumbling from crises to crises but refusing to address the fundamental problems within our economies which lead to structural weakness and waste the few resources we have to correct the problems. Add food, energy and population challenges to the mix and the world is in for a tough time especially those in the bottom half socio economically.
So my preference is to stay as liquid as possible (I hold no assets other than personal items) and any asset I buy must be able to generate substantial ROI. I also stay as geographically mobile as possible. I can pick up sticks and move a household within a week if I need. I suppose I prefer to be cash rich asset poor as a means to cope with any challenges that may come my way.
The only thing coming with me when I die are memories. I spend my money accumulating those in preference to tangibles and I'll be highly disappointed if I haven't consumed every cent of my accumulated earnings (and some of the banks if possible) by the time I kick the bucket.
Definitely not a brilliant discussion in my book just a collection of miscellaneous comment with little context and partial truths.
For a start in 1997 the Asian Crises almost crippled Japan. It's banks were exposed and several large corporates where facing bankruptcy. One can argue the toss till the cows come home about how it was handled but Hashimoto was probably on the right track. Japan set the game plan on how to kick the proverbial can down the road. No one was prepared to take their medicine instead the corporates and banks would be allowed to suck the tax payer dry for the next few decades through bail outs and stimulus.
For the best part of 20+ years Japans economic health has progressively deteriorated as credit expansion (debt) has been the preferred solution to cutting spending and living within their means.
Whether Japan likes it or not austerity will eventually be imposed upon it by the markets. If 1997/98 was painful the next dose will be excruciating by comparison.
As an aside the AUD/JPY is correcting. Last chance to buy Yen (at these prices) by the looks of it. Correction initially looks strong and if breaks through 88 it could run to 84. My guess is the market sees the JPY as cheap and it'll be mostly about traders pushing the market. Have to wait and see.
Your link was an anonymous reprint and retitling of 'Japan Steps Out' (New York Times)
PK is the village idiot of economics. Obama has Nobel for peace as does the EU.
PK thinks minting trillion dollar platinum coins are a good idea and if you have a debt problem more debt is the solution
There's quite a few in the world of economics who tend to agree
http://austrianeconomists.typepad.com/weblog/2008/10/you-cannot-be-s.html
Be careful about using opinion pieces from anonymous journo's whose work ranks along side that of the local village idiot. That has to be one of the worst pieces I've ever read. Column stuffer if ever I saw one.
Dubstep wrote:Hi Freckle,
Jamie has admitted he's been smuggling her in for ages !
Wot my mom!!!
Can my mom come over and sunbake occasionally.
I need my space.
look I have standards alright!
I like Andy Xie's analysis for the most part. He's in a group of China experts who are probably some of the best and frankly honest brains in the business. Judging how Australia fairs will be relative to everyone elses predicament.
Australia is overpriced by global standards in every respect from currency to wages to property and anything related to productivity. The world's a big see saw and we're at the top of our trajectory. 2013 doesn't seem to be an unrealistic call as the end of that trajectory. It matches the system stresses in other economies. The only question is who will set it off and when.
A challenge for Australian leaders. Will the descent to equilibrium be steep or a gentle glide path? Interesting times and opportunity ahead for those not leveraged up to the gills.