This one number suggests that the real estate bubble may be fizzling out

India-Real-Estate-Market
Every time I write a piece on real estate I am asked: “when will the real estate bubble burst?” This proverbial question remains very difficult to answer because of several reasons.
First and foremost we have almost no data on real estate. For something as simple as what is the going price in an area, one has to trust the brokers operating in that area. One may make that leap of faith and trust the broker, but how does one figure whether there are any transactions happening at that price? The broker has no incentive to be honest.
Further, there is no clear way of figuring out whether prices are rising or falling even at the aggregate city level. The
National Housing Bank(NHB) through the Residex index tracks prices in 26 Indian cities. But the index works quarterly. Further, the NHB takes way too much time to put out the data. Currently, the data is available upto the period between July and September 2014. We are in May 2015. Basically whenever the next data set of October and December 2014 will come out, it will be many months late, making even his broad indicator practically useless.
Also, the index possibly doesn’t take the black money component into account. Black money forms a substantial part of the real estate transactions in India. Further, any evidence of prices falling that come in is at best anecdotal. Typically, the way this works is that the journalist covering real estate calls up a few brokers he is close to, and they tell him that prices in such and such area are falling.
Given this, lack of numbers on the real estate sector in India, it remains very difficult to say when the prices will start to fall or have prices started to fall, for sure. Nevertheless, there remains one data point that one can take a look at and make some broad inferences out of it.
The Reserve Bank of India(RBI) puts out the sectoral deployment of credit data at the end of every month. The latest data for the one year period ending March 20, 2015, shows that lending to the commercial real estate sector by banks grew by 8.9% to Rs 1,68,000 crore. The overall lending by banks on the other hand grew by a very similar 8.6%.
What this tells us is that lending to the real estate sector during the last one year grew almost as fast as the overall lending by banks. This hasn’t been the case for a while. For the period of one year ending March 21, 2014, lending to commercial real estate by banks had grown by 22.4% to Rs 1,54,400 crore. During the same period overall lending by banks had grown by a much smaller 14%.
So what does this tell us? Bank lending to real estate companies had been growing at a faster pace than overall lending. This despite the fact that real estate companies were sitting on a huge amount of unsold inventory (As I have written on a
number of previous occasions). Also, the number of new launches that the real estate companies were coming up with had also come down significantly over the years.
Then why was lending by banks to real estate companies going up? What explains this possible disconnect? There is no straight forward answer to this question. To make a definitive statement on this, one would need the break up of the amount of lending to real estate comapnies by public sector banks and private sector banks. It would be interesting to see the growth in lending to this sector by public sector banks.
My guess is that over the years the lending by public sector banks to real estate companies has grown at a much faster pace than their overall lending. As I have mentioned in the past most Indian real estate companies are fronts for the ill-gotten wealth of politicians. And given this, a possible explanation for the lending to real estate companies growing at a faster pace than overall bank lending, is that the politicians have been forcing public sector banks to continue to lend to real estate companies.
And this has had several repercussions. As I mentioned earlier in the piece, lending to real estate companies continued to grow despite unsold homes piling up and a fall in new launches. So what were real estate companies using the borrowed money for?
This continued lending helped real estate companies to continue repaying their old loans to banks. Hence, new debt allowed real estate companies to pay off old debt. A perfect Ponzi scheme. It also allowed real estate companies to not cut prices on their unsold homes. If bank loans had not been so forthcoming, the real estate companies would have to sell off their existing inventory to repay their bank loans. And in order to do that they would have to cut prices.
The latest data from the RBI points out that this trend may now be coming to an end. As mentioned earlier the lending to commercial real estate over a one year period has grown by 8.9% whereas overall lending has grown by 8.6%. A possible reason could be the change in regime at the centre with the BJP led NDA government replacing the Congress led UPA government.
If this trend sustains in the months to come, and the lending to the real estate companies grows slower or around the same pace as overall lending by banks, then real estate companies will have to start selling their unsold homes at lower prices.
Further
as a recent report in The Economic Times points out: “Home sales plunged 17% in top six markets last year and unsold inventory level rose to 647,484 units, according to property consultant Knight Frank India.” This inventory has to start hitting the market at some point of time. The real estate companies cannot keep sitting on it endlessly. The only question is when.

(Vivek Kaul is the author of the Easy Money trilogy. He tweets @kaul_vivek)

The column originally appeared on Firstpost on May 5, 2015

Five questions for Rahul Gandhi on his sudden love for distressed home buyers

RAHUL GANDHI SHASHI THAROORVivek Kaul

Rahul Gandhi is on a learning spree these days. Yesterday he learnt that Indian middle class also has a problem. A report in The Indian Express points out Rahul as saying: “Mujhe aaj kuch seekhne ko mila. Meri soch thi ki zameen ke mamle pe kisan ko, mazdoor ko, adivasiyon ko dabaya jaata hain. Magar aaj mujhe seekhne ko mila, zameen ke mamle pe middle class logon ko bhi dabaya jaata hai. (I learnt something today. So far, I used to think that only farmers, labourers and tribals are suppressed in land matters. But today I learnt that the middle class is also suppressed).”
The Gandhi family scion said this after meeting distressed home buyers in the National Capital Region. That he did not know that the issue of “land” also impacts the country’s middle class, after having been an MP for more than a decade, is a clear indicator of how well connected he has been with issues that concern the people of this country. But yes he is trying and it’s never too late.
Rahul also said: “They are told that you will get the flat on a particular day but for years they don’t get the flat. They are told the super duper area of the flat would be so much but what is delivered is different.”
There are multiple questions that crop up here. The situation that these home buyers are in currently, did not crop up over the last one year of the Narendra Modi government. It has been work in progress since 2008. So why has Rahul woken up to it now? The answer is fairly straightforward. This sudden concern for the middle class home buyer is a part of the Rahul relaunch.
The second question is how have all these builders managed to get away with taking money from the buyers and not delivering homes even many years later. Rahul met distressed home buyers from the National Capital Region. The Congress party was in power in Haryana (parts of which come under the National Capital Region) for an extended period of time. What did this government do for distressed home buyers in the city of Gurgaon, which is a part of the National Capital Region?
The third question is how have real estate builders in this country managed to have a free run for all these years. When almost every form of investment in this country is regulated, be it mutual funds, stocks, insurance, derivatives and so on, how has real estate managed to be given a free run for so long? The Congress party has been in power at the centre in every decade since independence. Why did it do nothing on this front all these years? Why was the Real Estate (Regulation and Development) Bill introduced only as late as 2013? This after the Congress led UPA government had been in power in Delhi for nine years. Maybe, Rahul can explain all this to the people of this country as well, the next time he decided to speak to the media.
The fourth question is that when opening something as simple as a savings bank account requires multiple documents, why can real estate be almost be bought over the counter, as long as the buyer is willing to pay in cash? How did the system evolve in the way it has? Guess, Rahul can speak to his seniors in the Congress party and maybe they can give him an answer.
The fifth question is what has Rahul’s Congress party done to control the amount of black money being generated in the country, in all the years that it has been in power. As per the Global Financial Integrity report titled
Illicit Financial Flows from Developing Countries: 2003-2012, around $439.6 billion of black money left the Indian shores, between 2003 and 2012. If this was the amount of black money that left the Indian shores, imagine the kind of black money that must have been generated during the period.
The Congress led UPA government was in power for much of this period. A substantial portion of the black money that is generated finds its way into real estate, driving up prices and making things very difficult for genuine home buyers who want to buy homes to live in them.
This has led to a situation where the real estate market has totally become investor driven. What did the Congress led UPA government do about this in the ten years that it has been in power?
To conclude, since Rahul Gandhi is in a learning phase, it’s time he saw Yash Chopra’s 1965 classic
Waqt. And in it he should concentrate on a dialogue written by Akhtar-Ul-Iman and spoken by Raj Kumar in the movie, which goes like this: “Chinoi Seth…jinke apne ghar sheeshe ke hon, wo dusron par pathar nahi feka karte(Chinoi Seth…those who live in glass houses don’t throw stones at others).”

(Vivek Kaul is the author of the Easy Money trilogy. He tweets @kaul_vivek) 

The column originally appeared on DailyO on May 4, 2015

Rahul Gandhi’s latest jai kisan rhetoric doesn’t quite work

rahul gandhiRahul Gandhi 2.0 is angry-and this anger is making him take ‘potshots’ at the Narendra Modi government almost every other day. Okay, I know it is politics. And I know that he is not angry. And I know that he is trying to rediscover himself. And I know that he is trying to ensure that the party of his ancestors doesn’t become totally irrelevant in the days to come.
Rahul’s latest jibe at the Modi government came yesterday when he said in Punjab: “Does the farmer not make in India?…Your government did nothing when hailstorms destroyed their crop?”
This after he had told a farmers’ rally in New Delhi earlier this month that: “We[i.e. the Congress led UPA government] increased the MSP of wheat from Rs 540 to Rs 1400…The MSP has not changed, no benefit to farmers.”
These statements are in line with the dole based politics and economics practised by the Congress party over the years. The trouble is the country has had to pay a huge cost for this. Allow me to explain. 

The MSP is the price at which the government buys rice and wheat from the farmers, through the Food Corporation of India (FCI) and other state government agencies. The MSP of rice was increased rapidly by the Congress led UPA government starting in 2007.
Between 2007 and 2014, the MSP of rice jumped up from Rs 580 per quintal to Rs 1310 per quintal, an increase of 12.34% per year. In case of wheat, the MSP started increasing from 2006 onwards. Between 2006 and 2014, the MSP of wheat jumped up from Rs 650 per quintal to Rs 1400 per quinta, an increase of around 10.1% per year.
The Table 1 shows the buffer stocks and the strategic reserves that the FCI needs to maintain at various points of time during the course of the year. 

Table 1


Now look at Table 2 which shows the stocks that FCI maintained at various points of time in 2014. A comparison of both the tables clearly tells us that FCI is stocking significantly more rice and wheat than what it is required to do. Interestingly, after the Narendra Modi led NDA government came to power, FCI has been going slow on procurement. In the earlier years the FCI was stocking even more than what it currently is. 

Table 2

As on 

Rice

Wheat

Total (in lakh tonnes)

Jan 1, 2014

146.98

280.47

427.45

April 1, 2014

202.78

178.34

381.12

July 1, 2014

212.36

398.01

610.37

Oct 1, 2014

154.22

322.63

476.85

Source: www.fciweb.nic.in


What the comparison of the two tables clearly tells us is that as the MSP prices have been increased, more and more rice and wheat have landed up with the government than what is required by it to run its various food programmes. In fact, the data clearly shows that before 2008 FCI bought as much rice and wheat as was required to maintain a buffer as well as a strategic reserve.
During and after 2008, the purchase of rice and wheat simply exploded. The reason for this is fairly straightforward. In the financial year 2008, the MSP of wheat was raised by 33.3%. In the financial year 2009, the MSP of rice was increased by 31.8%. And this led to farmers producing more rice and wheat in the years to come. This rice and wheat landed up with the government. FCI did not have enough space to store these grains and that explains why newspapers regularly carried pictures of rice and wheat rotting in the open, even though food inflation was rampant
The MSP policy run by the Congress led UPA government has now led to a situation where Indians farmers are producing more rice and wheat than what is required. In fact, influenced by this steady increase in the price of rice and wheat states like Punjab and Haryana, which have a water problem, are growing huge amount of rice and wheat. These crops are huge water guzzlers. Further, farmers are not growing enough of vegetables and fruits, where the prices have increased at a fast pace.
Also, when the government becomes dole oriented that leaves little money for it to do other things. At the end of the day there is only so much money that even a government has. As an editorial in The Financial Express points out: “This year, the government plans to spend around Rs 2.3 lakh crore on the food economy, including the food subsidy, and a very small fraction of this is for either crop insurance (imagine what that would do for farmers right now) or for creating irrigation facilities (imagine what that would do when the monsoon fails).”
Rahul Gandhi yesterday talked about the government not doing anything for the farmers after the hailstorms destroyed their crops. His government was in power for ten years what did they do on the crop insurance front? Why was the entire focus of the Congress led UPA government in making the farmer dependant on the government?
Interestingly, Rahul’s mother Sonia has written to the food minister Ram Vilas Paswan seeking a relaxation in the quality of wheat that the government buys from the farmers. As per the current regulations FCI does not buy wheat with a moisture content of greater than 14%. The Times of India reports Paswan as saying that: “permitting more moisture content beyond this level would mean the grain would be unfit for human consumption.” The newspaper also reports a food ministry official as saying: “There is no procurement of grains with more moisture content than the permitted limit. The procurement is being done as per the food safety standard law.”
This is a fair point. The government can’t be procuring wheat which is unfit for human consumption. Also, there is something majorly wrong in the state of the nation, where more than 65 years after independence, the main opposition leader suggests that the government buy wheat which is essentially not fit for human consumption.
This scenario would have never arisen if a crop insurance policy that covered a major section of the farmers had been in place. Who is to be blamed for this? Narendra Modi who came to power only 11 months back? Or the Congress party run by the Gandhi family which has been in power in each of the decades since independence? The answer is obvious.

The column originally appeared on The Daily Reckoning on Apr 30, 2015

1.2 crore vacant homes – This one number tells us all that is wrong with Indian real estate



Vivek Kaul

Anshuman Magazine, chairman and managing director of CBRE South Asia Pvt. Ltd., in a recent article writes that “around 1.2 crore completed houses” are “lying vacant across urban India”. This one number tells us all that is wrong with Indian real estate.
Even though there is a huge housing shortage in urban India, 1.2 crore completed homes are lying vacant. As the latest Economic Survey points out: “At present urban housing shortage is 1.88 crore units.”
So, we have this situation where 1.2 crore completed homes are lying vacant even though there is a housing shortage of 1.88 crore in urban India. What explains this discrepancy? “95.6 per cent [of housing shortage] is in economically weaker sections (EWS) / low income group (LIG) segments,” the Economic Survey points out.
What the huge number of vacant homes also tells us is that real estate companies have been building and selling homes at price points at which there are few takers. Why is that? The answer for that lies in the fact that homes are being built essentially for those who want to invest and speculate.
Hence, investors control the real estate market in India instead of those who want to buy and live in homes. These investors are more comfortable keeping the homes empty and not put them on the rental market. The rental yield (i.e. annual rent dividend by the market price of the home) currently varies between 2-4% depending on which part of the country you live in. Hence, the return is not good enough to compensate for the risks involved in letting the house out on rent. Given this, a lot of homes are bought and then stay locked.
The next question that crops up is why is there so much investment demand for homes? The simple answer is that the amount of black money that is being generated has gone up tremendously over the years. Global Financial Integrity estimates that between 2003 and 2012, the total amount of black money leaving the country jumped from $10.1 billion to $94.8 billion, a jump of more than 9 times.
No reliable estimates are available for the total amount of black money that would have been generated during the same period.
But what this tells us is that the amount of black money being generated has grown up manifold over the years. It is safe to say that a lot of this black money has found its way into real estate, where it is very easy to park black money. And this has pushed up real estate prices to levels at which most people cannot afford to buy a home to live in. The buying and selling of real estate is now a game played majorly between the black money wallahs.
As a recent study by the business lobby FICCI titled A Study On Widening Of Tax Base And Tackling Black Money published in February 2015 points out: “The Real Estate sector in India constitutes for about 11 % of the GDP15 of Indian Economy, as these transactions involve high transaction value. In the year 2012-13, Real Estate sector has been considered as the highest parking space for black money.”
And this has led to a situation where we have more than a crore homes where no one is living. AkhileshTilotia, makes a similar point in his book The Making of India—Gamechanging Transitions. As he writes: “Thanks to its love for real estate investments, India is in a curious position of having more houses than it has households.”
This becomes clear from the Census 2011 data. “India’s households increased by 60 million to 247 million from 187 million between 2001-2011. Reflecting India’s higher ‘physical’ savings, the number of houses went up by 81 million to 331 million from 250 million. The urban increases is telling: 38 million new houses for 24 million new households,” writes Tilotia.
Unless the black money menace is brought under control, homes will continue to remain locked and unaffordable for most Indians. Further, renting has to be made an attractive option for those owning homes. As Magazine of CBRE points out: “The Rent Control Act 1992 is slightly skewed towards tenant protection, and is aimed at controlling rent. It tries to protect tenants from eviction and from having to pay more than a fair/standard rent amount. The Act may need to be revisited to make rental housing attractive enough for landlords as well.”
If more homes at affordable price points do not become available in the years to come, more and more of our cities will become slums. As the Economic Survey points out: “Nearly 30 per cent of the country’s population lives in cities and urban areas and this figure is projected to reach 50 per cent in 2030.”
Now that is something worth worrying about.

(Vivek Kaul is the author of the Easy Money trilogy. He tweets @kaul_vivek)

The column originally appeared on Firstpost on Apr 30, 2015 

Mr Chidambaram, falling inflation is not deflation

P-CHIDAMBARAM
The former finance minister P Chidambaram writes a weekly column for
The Indian Express newspaper. The latest column published on April 26, 2015, was headlined Across the Aisle: Inflation is bad, but is deflation good?.
Normally I never read economic columns written by politicians for the simple reason that you can never expect them to take a line which is different from their party line. And given that one knows what the party line is on most occasions, there is no point in reading the column. In most cases the politician tries to come up with reasons in order to defend the party line, irrespective of the fact whether that makes good economics or not.
But on this occasion I did read Chidambaram’s piece because the word ‘deflation’ caught my attention. The headline of the piece suggests that deflation is not good. Deflation is the opposite of inflation. Inflation is a situation in which prices are rising. Deflation is a situation in which prices are falling. Why is deflation not good? Once people figure out that prices are falling, they are likely to keep postponing their consumption in the hope of getting a better deal in the days to come.
If this happens, business revenues will most likely fall and so will economic growth. As business revenues fall, companies may try and maintain profits by firing people, among other things.
Those who get fired will spend money only on the most important things. Further, the firings will also have an impact on others who will fear that they might also get fired and in the process postpone expenditure. And so the deflationary cycle will work.
Hence, deflation is bad.
The only thing is that Chidambaram does not define deflation as a scenario of falling prices. As he writes: “Deflation and its consequences: The decline in the rate of inflation could be attributed to many reasons.”
Chidambaram essentially talks about a fall in the rate of inflation and defines that as deflation. A fall in the rate of inflation means that prices are rising, only that they are rising at a slower rate than they were earlier. This is very different from prices falling. The term Chidambaram should have used is disinflation, which essentially refers to a fall in the rate of inflation.
A former finance minister and a Harvard MBA to boot, should not be making a mistake in the usage of these terms. This is Economics 101.
In his column Chidambaram goes on to defend the economic policies followed by the Congress led UPA government between 2004 and 2014. Chidambaram writes that the current government has added to the woes of the farmer by “a paltry increase in Minimum Support Price (MSP), inefficient procurement, increase in prices of fertilisers, poor compensation for lost crop etc.” He goes on to suggest that the UPA tried to help the farmer in different ways: “introduction of MGNREGA in 2006 to supplement farm income/wages; farm loan waiver in 2008 to give partial relief from past debt; and generous increases in MSP between 2004 and 2014.”
Let’s look at these points one by one starting with the debt waiver which was made in 2008. The total amount of debt waived off to farmers was Rs 71,680 crore. While this one time waiver did not bring down any bank, it built in a huge moral hazard into the system. Economist Alan Blinder writes in
After the Music Stopped that the: “central idea behind moral hazard is that people who are well insured against some risk are less likely to take pains (and incur costs) to avoid it.”
The message that was sent to farmers was that in the future there was no need to repay your loans because eventually the government would waive it off. In a country where the banking penetration is low and that remains starved of credit, this was a very short sighted measure aimed at the May 2009 Lok Sabha elections.
Mahatma Gandhi National Rural Employment Guarantee Act(MGNREGA) was launched in 200 of the most backward districts of the country on February 2, 2006. It was extended to all rural districts from April 1, 2008. The scheme aims at providing at least 100 days of guaranteed employment in a financial year to every household whose adults are willing to do unskilled manual work.
The trouble was that MGNREGA essentially became another scheme where money was simply given away without any substantial assets being created.
As T H Chowdhary wrote for The Hindu Business Line in December 2011 “Villages cannot sustain so many unskilled labourers and not-so-literate labour. By creating useless “work” we are promoting dependency among the unfortunate rural, illiterate and unskilled population…An example of the village Angaluru in Krishna district will illustrate how good money is being thrown away for bad results. Out of 1,000 families, 800 had registered themselves as BPL, seeking work under NREGA. So far, it was 100 days at Rs. 100 per day. Even at this, 80,000 mandays of useful work in a year is impossible in a village and that too, year after year.”
Hence, MGNREGA essentially became an exercise of giving away money without any comparable increase in production and this led to high inflation.
These moves didn’t help the Congress led UPA government win many votes either. As Swaminathan Aiyar
wrote in a recent column in The Times of India: “The Congress claimed that its farm loan waiver and MGNREGA (its rural job scheme) won it the 2009 election. Really? Congress won only nine of 72 seats in three very poor states where these schemes should have helped most — Bihar, Chhattisgarh and Odisha.”
Chidambaram also wrote about the generous increase in the minimum support price or wheat and rice between 2004 and 2014. The
MSP is the price at which the government buys rice and wheat from the farmers, through the Food Corporation of India(FCI) and other state government agencies.
Between 2005-2006 and 2013-2014, the MSP of wheat was increased at an average rate of 14% per year.
In 2005-2006, the MSP for common paddy(rice) was Rs 570 per quintal. By 2013-2014 this had shot up to Rs 1310 per quintal, an increase in price of around 11% per year.
This rapid increase in the MSPs led to very high inflation in general and food inflation in particular, between 2008 and 2014.
 As economist Surjit Bhalla put it in a November 2013 column in The Indian Express “For each 10 per cent rise in previous years’ procurement prices, there is a predicted 3.3 per cent increase in the current year CPI…When the government raises the MSP, the prices of factors of production involved in the production of MSP products — land and labour — also go up.” Food inflation hurts the poor the most. Half of the expenditure of an average Indian family is on food. In case of the poor it is 60% (NSSO 2011).
To conclude, if the policies of the Congress led UPA were so pro-farmer, why did the lose the 2014 Lok Sabha election, so badly? Guess, Chidambaram’s next column can try answering that question as well. 

The column originally appeared on The Daily Reckoning on Apr 28, 2015