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Executive Summary Bull Markets In Malaysian Stocks Are Fully Dependent On Profit Growth Bull Markets In Malaysian Stocks Are Fully Dependent On Profit Growth Bull Markets In Malaysian Stocks Are Fully Dependent On Profit Growth The conditions for a major rally/outperformance in Malaysian equities are absent. Profits have been the primary driver of Malaysian equity prices historically, and the corporate earnings outlook is mediocre. Domestic demand is facing headwinds from tightening fiscal policy as well as from impaired credit channels.  Muted wage growth and deflating house prices are sapping consumer confidence. This will dent domestic demand going forward. This backdrop is bullish for bonds. Malaysian bonds offer value, as real bond yields are among the highest in Emerging Asia. The yield curve is far too steep given the growth and inflation outlook.  The Malaysian ringgit is cheap and has limited downside. Bottom Line: We recommend equity investors implement a neutral stance toward Malaysia in overall EM and Emerging Asian equity portfolios. Absolute return investors should avoid this bourse for now. Fixed-income investors, on the other hand, should stay overweight Malaysia in both EM domestic (local currency) and sovereign credit portfolios. In the rate markets, investors should continue receiving 10-year swap rates or bet on yield curve flattening. Feature Chart 1Malaysian Equity Underperformance May Be Late, But It’s Not Yet Time To Overweight Malaysian Equity Underperformance May Be Late, But It's Not Yet Time To Overweight Malaysian Equity Underperformance May Be Late, But It's Not Yet Time To Overweight Malaysian stocks are still in search of a stable bottom in absolute terms. Relative to their EM and Emerging Asian counterparts however, a bottom has been forming over the past year (Chart 1). So, could Malaysia’s prolonged underperformance be coming to an end?  Our analysis suggests caution. The underlying reasons behind this market’s substantial and protracted underperformance – dwindling earnings both in absolute terms and relative to its peers – are yet to show any signs of a reversal.  While cheap, the ringgit is also negatively impacted by the meager corporate profits generated by Malaysian firms. Investors would do well to stay neutral on this bourse for now in EM and Emerging Asian equity portfolios. Fixed income investors, however, should continue to stay overweight Malaysia in both EM domestic (local currency) and sovereign credit portfolios. Also, Malaysia’s yield curve is too steep and offers value given the sluggish cyclical growth outlook. It’s All About Profits Chart 2 shows that the bull and bear markets in Malaysian stocks have been all about the rise and fall in earnings per share (EPS). Stock multiples, the other possible driver of the equity prices, have been remarkably flat over the past two decades, with only brief periods of fluctuations around the GFC and COVID-19 pandemic. The same can be said about Malaysia’s relative performance vis-à-vis EM and Emerging Asian stocks. The trajectory of the relative stock performance was set by the relative earnings (Chart 3). Chart 3Malaysia’s Relative Performance Is Also Dictated By Relative Corporate Profits Malaysia's Relative Performance Is Also Dictated By Relative Corporate Profits Malaysia's Relative Performance Is Also Dictated By Relative Corporate Profits Chart 2Bull Markets In Malaysian Stocks Are Fully Dependent On Profit Growth Bull Markets In Malaysian Stocks Are Fully Dependent On Profit Growth Bull Markets In Malaysian Stocks Are Fully Dependent On Profit Growth Thus, it is reasonable to expect that for this bourse to usher in a new bull market in absolute terms, Malaysian firms need to grow their earnings sustainably. And in order to outperform the rest of the EM stocks, Malaysian earnings need to grow at a faster clip than their peers. The question therefore is, are there signs of profit recovery in Malaysian companies in absolute and relative terms? The short answer is no. Bottom-up analysts do not expect any change in the downward trend in Malaysia’s relative profits over the coming 12 months. This outlook is corroborated by our macro analysis, as is outlined below. Sluggish Growth  Malaysian profits are languishing in large part because of subdued topline growth. While profit margins are returning to pre-pandemic levels – thanks to cost cutting – subdued sales are causing the corporate profits to stay low. Chart 4Malaysian Domestic Demand Is Subdued Malaysian Domestic Demand Is Subdued Malaysian Domestic Demand Is Subdued Malaysian gross output as of Q4 last year was barely at pre-pandemic levels. The weak recovery is most evident in the dismal level of capital investments. Gross fixed capital formations – in both real and nominal terms – are still a good 15% below their pre-pandemic levels (Chart 4, top two panels). Apathy among businesses in ramping up productive capacity indicates a lack of confidence in consumer demand going forward. Consumption is indeed weak: Unit sales for passenger vehicles continue to be sluggish, and commercial vehicle sales are not faring any better. Consumer sentiment has ticked down in the latest survey indicating retail sales might decelerate (Chart 4, bottom two panels) Consistently, industrial production in consumer goods-related industries is struggling to surpass previous highs, even though strong export demand has provided a fillip to sales. In more domestic-oriented industries such as construction goods, the weakness is palpable (Chart 5). Meanwhile, unemployment rates have fallen marginally, but are still higher than they were before the pandemic. As a result, wages remain subdued. The resulting weak household income is contributing to depressed consumption. With mediocre household income growth, demand for houses has also slowed meaningfully. This is reflected in dwindling property unit sales. The advent of the pandemic and the resulting loss of household income have further aggravated the situation. In fact, prices of certain types of dwelling units, such as semi-detached houses and high-rise apartments, are deflating outright (Chart 6, top panel). Falling house prices weigh on consumer sentiment and discourage future consumption. Chart 6Contracting House Prices Is Hurting Real Estate Sector And Denting Consumer Confidence Contracting House Prices Is Hurting Real Estate Sector And Denting Consumer Confidence Contracting House Prices Is Hurting Real Estate Sector And Denting Consumer Confidence Chart 5Weak Domestic Demand Is A Headwind To Industrial Production Weak Domestic Demand Is A Headwind To Industrial Production Weak Domestic Demand Is A Headwind To Industrial Production What’s more, the housing sector does not expect an early recovery in sales and prices either. This is evident in the very depressed level of new construction starts (Chart 6, bottom panel). As such, this sector is likely to remain a drag on Malaysia’s post-pandemic recovery. Fiscal And Credit Headwinds Going forward, the recovery will face other headwinds worth noting. One of them is a restrictive fiscal policy. This is because the “statutory debt” ceiling of the government – at 60% of GDP – has already been reached (Chart 7, top panel). This ceiling for statutory debts was fixed by lawmakers as part of a stimulus bill (COVID-19 Act) passed in 2020; and leaves little room for additional fiscal stimulus. Indeed, the IMF estimates that the ‘fiscal thrust’ this year will be negative at 2% of GDP (Chart 7, bottom panel). The country’s credit channel is also compromised. The reason is that Malaysian banks are still saddled with unresolved NPLs. These NPLs are a legacy of a very rapid expansion of bank loans following the GFC. In just five years (2009 -2014), bank credit doubled in nominal terms to 1500 billion ringgit or from 95% of GDP to 125% (Chart 8, top panel). Such fast deployment of credit was bound to cause significant misallocation of capital. And yet banks were averse to recognize impaired loans in any good measure. In fact, during the years of rapid credit growth, banks were recognizing ever fewer amounts in absolute terms as impaired loans. They were also setting aside ever lower amounts as loan loss provisions (Chart 8, second panel). Chart 7Fiscal Policy Will Stay Constrained As Statutory Debt Has Hit The Ceiling Fiscal Policy Will Stay Constrained As Statutory Debt Has Hit The Ceiling Fiscal Policy Will Stay Constrained As Statutory Debt Has Hit The Ceiling Chart 8Both Demand And Supply Of Bank Credit In Malaysia Remains Compromised Both Demand And Supply Of Bank Credit In Malaysia Remains Compromised Both Demand And Supply Of Bank Credit In Malaysia Remains Compromised While bad debt recognition and provisions have risen modestly over the past year, Malaysia’s reported NPL ratio remained under 1.5% of loans (Chart 8, third panel). Loan loss provisions have been equally meager. This indicates that banks’ balance sheets are far from clean. In reality, Malaysian borrowers never went through any deleveraging process following their last credit binge. The bank credit-to-GDP ratio remains at around the same level as it was in 2015 (125% of GDP). By comparison, during Malaysia’s previous deleveraging phase, bank credit was shed from 150% of GDP to 90% (1998 - 2008). Borrowers already saddled with large amounts of debt are much less likely to borrow more to invest and/or consume. This is therefore going to cap credit demand. Chart 9Banks Are Piling Up On Government Securities By Shunning Loans Banks Are Piling Up On Government Securities By Shunning Loans Banks Are Piling Up On Government Securities By Shunning Loans As for banks, an increase in impaired loans makes them reticent to engage in further lending. Instead, they seek to accumulate safer assets such as government bonds. In fact, this is what Malaysian banks have been doing. They have ramped up their holdings of government securities materially since 2015 at the expense of loans and advances (Chart 9, top panel).   After the pandemic-related slowdown in the economy, banks’ loan books are now probably more encumbered with impaired loans.  As such, banks are even less likely to ramp up their loan books in any major way. That will be yet another headwind to economic recovery (Chart 9, bottom panel).    Value In Fixed Income The headwinds to growth do not entail a bullish outlook for Malaysian equities. The outlook for Malaysian local currency bonds, however, is promising. A tightening fiscal policy amid weak domestic demand and subdued inflation is a bullish cocktail for domestic bonds. There is a good chance that Malaysian bond yields will roll over. At a minimum, they will rise less than most other EM countries or US Treasuries. Notably, Malaysia offers one of the highest real yields (nominal yield adjusted for core inflation) in Emerging Asia (Chart 10, top panel). Given the country’s mediocre growth outlook, odds are high that Malaysian local bonds will outperform their EM / Emerging Asian peers (Chart 10, bottom panel). Chart 10Malaysian Bonds Offer One Of The Best Values In Emerging Aisa Malaysian Bonds Offer One Of The Best Values In Emerging Asia Malaysian Bonds Offer One Of The Best Values In Emerging Asia Chart 11Steep Yield Curve Indicate Value In Bond Space; But Spell Trouble For Bank Stocks Steep Yield Curve Indicate Value In Bond Space; But Spell Trouble For Bank Stocks Steep Yield Curve Indicate Value In Bond Space; But Spell Trouble For Bank Stocks The Malaysian swap curve is also far too steep given the country’s macro backdrop. Going forward, the 10-year/1-year swap curve is set to flatten from its decade-steep level of 130 basis points (Chart 11, top panel). That means investors should continue receiving 10-year swap rates. On a related note, a fall in bond yields will not augur well for Malaysian stocks in general, and bank stocks in particular. The middle panel of Chart 11 shows that bank stocks struggle in absolute terms whenever bond yields decline. Incidentally, at 38% of total, banks are by far the largest sector in the MSCI Malaysia Index. And in recent months bank stocks have been propelling the Malaysian market (Chart 11, bottom panel). Should the bourse begin to miss the tailwind from rising bond yields, Malaysian equity performance will be hobbled.    Finally, investors should stay overweight in Malaysian sovereign credit. The country’s orthodox fiscal policy has accorded a defensive nature to this market. As such, periods of global risk-off witness Malaysian sovereign spreads fall relative to their EM counterparts, as they did in 2015 and again in 2020. In the months ahead, rising US inflation and a slowdown in Chinese property markets could cause another such period. That will lead Malaysian sovereign US dollar bonds to continue outperforming their EM peers. What’s With The Ringgit? Chart 12Malaysia Has Not Been Able To Benefit From A Cheap Currency Malaysia Has Not Been Able To Benefit From A Cheap Currency Malaysia Has Not Been Able To Benefit From A Cheap Currency The Malaysian currency is cheap, both in nominal and real terms (Chart 12, top panel). As such, it will likely be one of the most resilient currencies in EM this year. That said, the ringgit has been cheap for a while now (since 2015), and yet the Malaysian economy does not seem to have benefitted much all these years. The inability to take advantage of a cheap currency points to a fundamental malaise in the Malaysian economy: Loss of manufacturing competitiveness, as explained in our previous report on Malaysia. Perhaps equally worryingly, the country has not been able to attract much in the way of capital inflows. What this implies is that global investors did not find Malaysian assets attractive enough despite the benefits of a significantly cheaper currency (Chart 12, bottom panel). A major reason investors have not found the country attractive is because the return on capital on Malaysian assets has continued to deteriorate relative to the rest of the world. The upshot of the above is that, should Malaysian firms be able to improve their profits going forward, Malaysian stocks’ relative performance would get a boost from both higher relative earnings and a stronger currency. However, given the sluggish business cycle outlook as explained above, a sustainable rally in Malaysian stocks or currency is not imminent. Investment Conclusions Chart 13Malaysian Relative Stock Valuations Are On The Cheaper Side Malaysian Relative Stock Valuations Are On The Cheaper Side Malaysian Relative Stock Valuations Are On The Cheaper Side Equities: Malaysian stocks have cheapened. Both in terms of P/E ratio and P/book ratio, they are at the lower end of the spectrum relative to their EM counterparts (Chart 13). Yet, given the mediocre growth outlook, we recommend that dedicated EM and Emerging Asian equity portfolios stay neutral on this market for now. Absolute return investors should stay on the sidelines in view of the worsening risk outlook in global markets, and wait for a better entry point later in the year. For local asset allocators in Malaysia, it is too early to overweight stocks relative to bonds over a cyclical horizon. Even though the equity risk premium in general has been much higher since the advent of the pandemic, stocks have struggled to outperform bonds in a total return basis over the past two years. That will likely be the case for several more months given the country’s growth outlook and rising global risks. Fixed Income: Malaysian domestic bonds will outperform their overall EM / Emerging Asian peers. So will Malaysian sovereign credit. Fixed income investors should overweight them in their respective EM / Emerging Asian portfolios. In the rate markets, investors should continue receiving 10-year swap rates. Finally, Malaysian yield curves are set to flatten. Investors should position for a narrowing of the 10-year/1-year yield curve, which is at a decade-high level of 180 basis points. Rajeeb Pramanik Senior EM Strategist rajeeb.pramanik@bcaresearch.com

Executive Summary Macroeconomic Backdrop Favors Defensive Consumer Staples Macroeconomic Backdrop Favors Defensive Consumer Staples Macroeconomic Backdrop Favors Defensive Consumer Staples Markets now expect five-to-six rate hikes in 2022  The rate of change in rates as opposed to their level has triggered the fast and furious repricing of long-duration assets.  However, rising rates are a temporary headwind to equities The repricing of the equity market came through the P/E as opposed to the “E” Demand is clearly shifting from goods to services. Supply disruptions are clearing Earnings were strong, but investors expected more We are upgrading Consumer Staples, which is a “deep” defensive sector that offers downside protection in an environment of heightened volatility and slowing economic growth   Bottom Line: While it is impossible to time the market, we believe that the worst is behind us. US equities are outright oversold, and valuations are much more reasonable. However, we recommend investors be cautious in sector selection: For now, stay away from Tech, and add to Consumer Staples to reduce portfolio volatility. Feature Performance Hit Undo 2021 January had a nasty shock in store for equity investors: At the lowest point, the S&P 500 was down 12% from its peak, and NASDAQ was down 20%, officially entering correction territory. January market moves were a partial reversal of the 2021 gains (Chart 1A), with some of the hottest investment themes, such as clean energy, fintech, and Cathie Wood's innovation ETFs hit the hardest (Chart 1B). Investors were rushing to monetize their super-charged gains before the Fed starts draining liquidity off the market. Chart 1APerformance: Sectors And Styles Chartbook: Sector Chart Pack Chartbook: Sector Chart Pack Chart 1BPerformance: Investment Themes Chartbook: Sector Chart Pack Chartbook: Sector Chart Pack Post-Mortem A post-mortem of the sell-off shows that the stocks that have pulled back most, were trading at extended valuations and had long duration, i.e., companies that are not very profitable now but expect to grow earnings at a robust pace far into the future. These companies are akin to lottery tickets – a small payment now may result in a low-probability event of a high gain in the future. Small-cap growth stocks are down 30% from their peak. Over time, the sell-off of small-cap growth has spread to other areas of the market and has hit all sectors but Energy, almost indiscriminately. Overall, the S&P 500's multiple has contracted by over 10% (Chart 1C). Chart 1CJanuary Correction Was Down To Multiple Contraction Chartbook: Sector Chart Pack Chartbook: Sector Chart Pack Valuations And Technicals Pullbacks are responsible for equity market hygiene, cleansing the market of overextended valuations, taking the froth off the names that got ahead of themselves, and offering a reset for a new leg of upward moves, fueled by inflows into oversold names and cash deployed by new market entrants. Forward multiples of the S&P 500 have come down from 21.7x to a more reasonable 19.5x (Chart 2A). Now, 8 out of the 11 sectors have a forward PE below 20x (Chart 2B). Chart 2AMultiples Have Come Down A lot From The Peak Multiples Have Come Down A lot From The Peak Multiples Have Come Down A lot From The Peak Chart 2BValuations Moderated Across All Sectors But Energy Chartbook: Sector Chart Pack Chartbook: Sector Chart Pack By many technical metrics, such as the bull/bear ratio (Chart 2C), market breadth, and RSI, the market appears oversold. Many investors may consider this a good entry point. Chart 2CRetail Investors Have Capitulated Retail Investors Have Capitulated Retail Investors Have Capitulated Macroeconomic Backdrop Six Is The New Four This correction was triggered by a market surprised by the grave tone of Fed officials, acknowledging their concern about the intransigent, as opposed to transient, inflation. While monetary tightening has been on the cards for a while now, what a difference a month makes! In December, the market was pricing in three rate hikes in 2022, while currently, the probability of five rate hikes stands at over 90%, and of six rate hikes at over 80% (Chart 3A). The 10-year Treasury yield moved from 1.5% at the end of December to 1.87% at its January peak. It is important to note that monetary policy is still easy and it was the rate of change in rates as opposed to their level that triggered the fast and furious repricing of long-duration assets. Chart 3AInvestors Expect Five-To-Six Hikes In 2022 Investors Expect Five-To-Six Hikes In 2022 Investors Expect Five-To-Six Hikes In 2022 Is Monetary Tightening A Death Knell For US Equities? Historically, equities wobbled two-to-three months prior to the first rate hike, and then took a breather for another couple of months for the dust to settle (Chart 3B). January and now February volatility and pullbacks are textbook behavior of equities at the cusp of a new monetary regime. However, in three of the four tightening cycles since 1990, the stock market was higher a year later. The same is true for long-term rates: In all but one of the episodes of a sharp rise in the 10-year Treasury yield since 1990, the stock market rose (Table 1). Chart 3BEquities Wobble Around The First Rate Hike Chartbook: Sector Chart Pack Chartbook: Sector Chart Pack Table 1Equity Performance Around Periods Of Rising Treasury Yields Chartbook: Sector Chart Pack Chartbook: Sector Chart Pack Economic Growth: Supply (Finally) Meets Demand Of course, the best antidote to higher rates is strong economic growth. So far, everything is in order on that front, with economists projecting solid 2022 nominal GDP growth of around 7.6%. Economic growth is slowing but off high levels. At last, global supply chains are gradually unclogging, and shipping bottlenecks are starting to clear. Even automakers are now saying that auto chips are becoming more readily available. However, part of the reason that supply and demand are getting closer to each other is that demand for goods is waning, dampened by both saturation and higher costs. The latest ISM PMI reading shows that both new orders and the backlog of orders are falling (Chart 4, top panel). Prices paid have also turned, heralding that the worst of price increases may be behind us (Chart 4, bottom panel). Will this contain inflation enough to appease the Fed? Possible, but not highly likely. Chart 4Demand Is Weakening Demand Is Weakening Demand Is Weakening Earnings: Good But Not Good Enough With economic growth slowing, earnings and sales growth are also rolling over (Chart 5A). As investors are trying to decipher the state of the American economy, they are increasingly focused on corporate guidance. So far 12 companies offered positive guidance vs 28 with negative guidance. The Negative/Positive ratio for Q4-2021 currently stands at 2.3, compared to 0.8 in the prior four quarters. Price action in response to projected lower growth has been brutal. And while 78% of companies have beaten earnings expectations, this is a smaller share than during the other pandemic recovery quarters. The magnitude of the earnings surprise has also fallen (Chart 5B). Chart 5AEarnings And Sales Growth Are Slowing Chartbook: Sector Chart Pack Chartbook: Sector Chart Pack Chart 5BThe Magnitude Of Earnings Surprises Has Fallen Chartbook: Sector Chart Pack Chartbook: Sector Chart Pack This earnings season has also seen some of the largest moves on the back of companies’ reports. Positive surprises by Google, Microsoft, and Amazon have soothed investors' fears and led to broad-based next-day rallies, while skimpy results from PayPal and Meta, not only have sent these companies down more than 20%, erasing billions in market capitalization, but also have dragged down their nearest competitors (Square, Snap, etc.). Also, many companies are complaining about rising input and labor costs cutting into their profitability. This is hardly a surprise. According to our analysis of the NIPA accounts, in the US labor costs constitute 55% of sales. With wages rising at the fastest pace in years, their effect on corporate profitability can be meaningful (Chart 6A). To make things worse, input costs are also soaring – the latest PPI reading is 9.7%. Chart 6AMargins Are Contracting As... Chartbook: Sector Chart Pack Chartbook: Sector Chart Pack However, companies are more and more constrained in their ability to pass on their cost increases to customers, although the elasticity of demand varies across industries. Many companies can no longer afford to raise prices without suppressing demand for their products. Corporate pricing power has turned decisively lower (Chart 6B). As a result, profit margins have contracted across all sectors, except Energy. Bottom-line – earnings are good so far, but they have failed to allay investor fears of waning profitability. Chart 6B...Corporate Pricing Power Is Declining ...Corporate Pricing Power Is Declining ...Corporate Pricing Power Is Declining Sector Positioning Revenge Of The Nerds – Be Granular While we believe that equities are poised for another leg up, as economic growth remains strong and corporate earnings are decent, we recommend that investors be granular in their sector selection: Avoid areas most adversely affected by a tighter monetary regime and slowing growth. Per our previous analysis, we recommend underweighting the Technology sector on a tactical basis, but within Tech, stay overweight more defensive Software and IT Services. We also like Banks and Insurers that benefit from rising rates and prefer Value and Small over Growth. We are also constructive on Industrials, which are the primary beneficiaries of the new Capex cycle and the US industrial renaissance. Consumer Services Are Finally Rebounding In the meantime, with Omicron finally receding, consumer spending is shifting from consumer goods to services (Chart 7A). Consumers are flush with cash, and still have $2.2 trillion in their coffers. We have been overweight the Travel complex (Hotels, Restaurants, Cruises) since October. However, performance was derailed in the late fall as many consumers chose to stay at home and wait for the variant to pass. Also, many of the industries in the Travel complex have been challenged by the sheer number of staff quarantining or on sick leave. We upgraded Airlines at the beginning of January and remain optimistic about the outperformance of the Consumer Services sector. Upgrading Consumer Staples We are also upgrading Consumer Staples, which is a “deep” defensive that offers downside protection in an environment of heightened volatility and slowing economic growth (Chart 7B). Moreover, consumer confidence is down as Americans are disheartened by prices in the supermarket and at the gas station. However, demand for consumer staples is inelastic and should be inflation-proof. The sector is trading at 21x forward multiples and is expected to grow earnings at 6% over the next 12 months, bettering the S&P 500. Chart 7AWaning Demand For Goods Is Replaced By Demand For Services Waning Demand For Goods Is Replaced By Demand For Services Waning Demand For Goods Is Replaced By Demand For Services Chart 7BMacroeconomic Backdrop Favors Defensive Consumer Staples Macroeconomic Backdrop Favors Defensive Consumer Staples Macroeconomic Backdrop Favors Defensive Consumer Staples Investment Implications The market correction is still running its course, and while it is impossible to time the market, we believe that the worst is behind us. US equities are outright oversold, and valuations are much more reasonable. Rising rates are a temporary headwind. However, we recommend investors be cautious in sector selection: For now, stay away from Tech, and add to Consumer Staples to reduce portfolio volatility.   Irene Tunkel Chief Strategist, US Equity Strategy irene.tunkel@bcaresearch.com     S&P 500  Chart 8Macroeconomic Backdrop Macroeconomic Backdrop Macroeconomic Backdrop Chart 9Profitability Profitability Profitability Chart 10Valuations And Technicals Valuations And Technicals Valuations And Technicals Chart 11Uses Of Cash Uses Of Cash Uses Of Cash Communication Services Chart 12Macroeconomic Backdrop Macroeconomic Backdrop Macroeconomic Backdrop Chart 13Profitability Profitability Profitability Chart 14Valuations And Technicals Valuations And Technicals Valuations And Technicals Chart 15Uses Of Cash Uses Of Cash Uses Of Cash Consumer Discretionary Chart 16Macroeconomic Backdrop Macroeconomic Backdrop Macroeconomic Backdrop Chart 17Profitability Profitability Profitability Chart 18Valuations And Technicals Valuations And Technicals Valuations And Technicals Chart 19Uses Of Cash Uses Of Cash Uses Of Cash Consumer Staples Chart 20Macroeconomic Backdrop Macroeconomic Backdrop Macroeconomic Backdrop Chart 21Profitability Profitability Profitability Chart 22Valuations And Technicals Valuations And Technicals Valuations And Technicals Chart 23Uses Of Cash Uses Of Cash Uses Of Cash Energy Chart 24Macroeconomic Backdrop Macroeconomic Backdrop Macroeconomic Backdrop Chart 25Profitability Profitability Profitability Chart 26Valuations And Technicals Valuations And Technicals Valuations And Technicals Chart 27Uses Of Cash Uses Of Cash Uses Of Cash Financials Chart 28Macroeconomic Backdrop Macroeconomic Backdrop Macroeconomic Backdrop Chart 29Profitability Profitability Profitability Chart 30Valuations And Technicals Valuations And Technicals Valuations And Technicals Chart 31Uses Of Cash Uses Of Cash Uses Of Cash Health Care Chart 32Sector vs Industry Groups Sector vs Industry Groups Sector vs Industry Groups Chart 33Profitability Profitability Profitability Chart 34Valuations And Technicals Valuations And Technicals Valuations And Technicals Chart 35Uses Of Cash Uses Of Cash Uses Of Cash Industrials Chart 36Macroeconomic Backdrop Macroeconomic Backdrop Macroeconomic Backdrop Chart 37Profitability Profitability Profitability Chart 38Valuations And Technicals Valuations And Technicals Valuations And Technicals Chart 39Uses Of Cash Uses Of Cash Uses Of Cash Information Technology Chart 40Macroeconomic Backdrop Macroeconomic Backdrop Macroeconomic Backdrop Chart 41Profitability Profitability Profitability Chart 42Valuations And Technicals Valuations And Technicals Valuations And Technicals Chart 43Uses Of Cash Uses Of Cash Uses Of Cash Materials Chart 44Macroeconomic Backdrop Macroeconomic Backdrop Macroeconomic Backdrop Chart 45Profitability Profitability Profitability Chart 46Valuations And Technicals Valuations And Technicals Valuations And Technicals Chart 47Uses Of Cash Uses Of Cash Uses Of Cash Real Estate Chart 48Macroeconomic Backdrop Macroeconomic Backdrop Macroeconomic Backdrop Chart 49Profitability Profitability Profitability Chart 50Valuations And Technicals Valuations And Technicals Valuations And Technicals Chart 51Uses Of Cash Uses Of Cash Uses Of Cash Utilities Chart 52Macroeconomic Backdrop Macroeconomic Backdrop Macroeconomic Backdrop Chart 53Profitability Profitability Profitability Chart 54Valuations And Technicals Valuations And Technicals Valuations And Technicals Chart 55Uses Of Cash Uses Of Cash Uses Of Cash Recommended Allocation Footnotes

Feature Chart 1Weak Economic Fundamentals Undermine Stock Performance Intensified Monetary Policy Easing, Unresponsive Underlying Demand Intensified Monetary Policy Easing, Unresponsive Underlying Demand Monetary policy easing has intensified in the past two months. The PBoC reduced one-year loan prime rate (LPR) by 10 bps and five-year by 5 bps following last week’s 10bps cut in policy rates1 and December’s 50 bps drop in the reserve requirement rate (RRR). Nonetheless, the onshore financial market’s response to the monetary policy actions has been muted. China’s A-share market price index fell by 3% in the past month. Credit growth has bottomed, but there is no sign of a strong rebound despite recent rate decreases (Chart 1, top panel). The impaired monetary policy transmission mechanism will likely delay China’s economic recovery, which normally lags the credit cycle by six to nine months. Moreover, the marginal propensity to spend among both corporates and households continues to decline, highlighting a lack of confidence among real economy participants, and will in turn dampen the positive effects of policy stimulus (Chart 2).  The poor performance of Chinese onshore stocks (in absolute terms) is due to a muted improvement in credit growth and deteriorating economic fundamentals (Chart 1, bottom panel). Our model shows that China’s corporate profits are set to contract in next six months, implying that the risk-reward profile of Chinese stocks in absolute terms is not yet attractive (Chart 3). Therefore, investors should maintain an underweight allocation to Chinese equities for the time being. Chart 2Lack Of Confidence Dampens Corporate Earnings Outlook Lack Of Confidence Dampens Corporate Earnings Outlook Lack Of Confidence Dampens Corporate Earnings Outlook Chart 3China's Corporate Profits Set To Contract In Next Six Months China's Corporate Profits Set To Contract In Next Six Months China's Corporate Profits Set To Contract In Next Six Months   Qingyun Xu, CFA Associate Editor qingyunx@bcaresearch.com Improving Liquidity, Weakening Credit Demand The modest uptick in December’s total social financing (TSF) growth largely reflects a significant increase in government bond issuance, while bank loan growth continued on a downward trend (Chart 4). Corporate loan demand remained sluggish, which dragged down aggregate bank credit growth (Chart 5). Downbeat business confidence suggests that corporate demand for credit will take longer to turn around, and therefore will reduce the effectiveness of current easing measures. Chart 4Monetary Easing Since Q3 Has Failed To Boost Credit Growth So Far Monetary Easing Since Q3 Has Failed To Boost Credit Growth So Far Monetary Easing Since Q3 Has Failed To Boost Credit Growth So Far Chart 5Corporate Demand For Loans Weaker Than Suggested By Headline Data Corporate Demand For Loans Weaker Than Suggested By Headline Data Corporate Demand For Loans Weaker Than Suggested By Headline Data Meanwhile, corporate bill financing has risen rapidly in recent months and now accounts for almost 40% of new bank loans, the highest level since 2010 (Chart 5, bottom panel). The high share of short-term lending to the corporate sector highlights the underlying weakness in both loan supply and demand.  Banks are risk averse and reluctant to approve longer-term credit to the corporate sector, while corporates are unwilling to take on more debt.  As a result, banks have had to issue short-term bills in order to meet their lending quota. Proactive Fiscal Policy Will Have A Limited Impact On Infrastructure Investments Chart 6Local Government SPBs Will Be Frontloaded In 2022 Intensified Monetary Policy Easing, Unresponsive Underlying Demand Intensified Monetary Policy Easing, Unresponsive Underlying Demand Fiscal policy will likely be frontloaded in Q1 this year, but the impact of a proactive fiscal policy on boosting infrastructural investment may be limited. According to a statement by the Ministry of Finance last December, around RMB1.46 trillion in the quota for local government special purpose bonds (SPBs) has been frontloaded for 2022. If we assume that all of the SPBs will be issued in Q1, the amount will be higher than SPBs issued during the same period in 2019, 2020 and 2021 (Chart 6). We expect a total SPBs quota of RMB 3.5 trillion for 2022, roughly the same as 2021.  This implies a zero fiscal impulse on SPBs in 2022 compared with 2021. However, there were an estimated 1.2 trillion in SPB proceeds in 2021 that local governments failed to invest and this amount could be deployed in 2022. If we add last year’s SPB carryover to this year’s quota, there may be a 30% increase in the available funds to invest in infrastructure projects in 2022. Chart 7Higher LG Bond Issuance Does Not Mean Substantial Boost In Infrastructure Spending Higher LG Bond Issuance Does Not Mean Substantial Boost In Infrastructure Spending Higher LG Bond Issuance Does Not Mean Substantial Boost In Infrastructure Spending However, a 30% jump in SPB proceeds does not suggest an equal boost in infrastructure spending this year (Chart 7). As noted in previous reports, SPBs issued by local governments only account for around 15% of total funding for infrastructure spending. Bank loans, which remain in the doldrums, are a much more significant driver in supporting the sector’s investment.  Secondly, infrastructure spending has structurally downshifted since 2017 due to a sweeping financial deleveraging campaign to rein in shadow banking activity by local government financing vehicles (LGFVs). Shadow banking activity, which is highly correlated with infrastructure investment growth, is stuck in a deep contraction with no signs of an imminent turnaround (Chart 7, bottom panel). Thirdly, land sales play a prominent role in local government financing, accounting for more than 40% of local government aggregate revenues2 compared with about 15% from SPBs (Chart 8). Local government fiscal spending power will be constrained due to a significant and ongoing slowdown in land sales and regulatory pressures on LGFVs (Chart 8, bottom panel).    Therefore, we expect that infrastructure spending will only moderately rebound in 2022. At best, it will return to its pre-pandemic rate of around 4% (year-over-year) in 2022 (Chart 9, top panel). Notably, onshore infrastructure stocks have priced in the recent favorable news about proactive fiscal policy support in 2022 (Chart 9, bottom panel). Given that infrastructure investment will likely only improve modestly this year, on a cyclical basis the sector’s stock performance upside will be capped and renewed weakness is likely. Chart 8Government Funds Face Headwinds From Falling Land Sales Government Funds Face Headwinds From Falling Land Sales Government Funds Face Headwinds From Falling Land Sales Chart 9Infrastructure Investment Will Likely Recover To Its Pre-Pandemic Growth Rate Infrastructure Investment Will Likely Recover To Its Pre-Pandemic Growth Rate Infrastructure Investment Will Likely Recover To Its Pre-Pandemic Growth Rate More Policy Fine-Tuning Is Underway, But Housing Policy Reversal Remains Doubtful Last week’s 5bp reduction in the 5-year LPR, which serves as a benchmark for mortgage loans, was positive for the housing market. However, the cut is insufficient to revive the demand for housing. Moreover, the asymmetrical rate reductions - a 10bps drop in the 1-year LPR versus a 5bps reduction in the 5-year - signals that the authorities are reluctant to decisively reverse housing policies. Sentiment in the housing sector remains downbeat. A survey conducted by the PBoC shows that the willingness to buy a home has plunged to the lowest level since 2017 (Chart 10). Medium- to long-term household loan growth, which is highly correlated with home sales, decelerated further in December (Chart 10, bottom panel). Given that home prices continue to decline, buyers may be expecting more price discounts and refrain from making purchases despite slightly cheaper mortgage rates. Although there was a modest pickup in medium- to long-term consumer loan growth in November, it was mainly driven by pent-up mortgage applications delayed by the banks in Q3. Moreover, advance payments for real estate developers remained in contraction through end-2021. The prolonged weakness in the demand for mortgages and homes highlights our view that it will take more than a minor mortgage rate cut to revive sentiment (Chart 11). Chart 10Sentiment In Housing Market Has Plummeted To A Multi-Year Low Sentiment In Housing Market Has Plummeted To A Multi-Year Low Sentiment In Housing Market Has Plummeted To A Multi-Year Low Chart 11Funding Among Real Estate Developers Has Not Improved Funding Among Real Estate Developers Has Not Improved Funding Among Real Estate Developers Has Not Improved Without a decisive improvement in home sales, real estate developers will continue to face funding constraints, which will weigh on new investment and housing projects (Chart 12). We expect the contraction in real estate investment and housing starts to be sustained through at least 1H22 (Chart 13). Chart 12Policymakers Will Have To Allow Significant Re-leveraging To Revive Housing Demand Policymakers Will Have To Allow Significant Re-leveraging To Revive Housing Demand Policymakers Will Have To Allow Significant Re-leveraging To Revive Housing Demand Chart 13Real Estate Investment And Housing Starts Will Remain In Contraction Through 1H22 Real Estate Investment And Housing Starts Will Remain In Contraction Through 1H22 Real Estate Investment And Housing Starts Will Remain In Contraction Through 1H22 Chinese Export Growth Will Converge To Long-Term Growth Chart 14Vigorous Exports Provided Crucial Support To China's Economy In 2021 Vigorous Exports Provided Crucial Support To China's Economy In 2021 Vigorous Exports Provided Crucial Support To China's Economy In 2021 China’s exports grew vigorously in 2021, providing critical support to the economy.  Net exports contributed 1.7 percentage points to the 8.1% rate of real GDP growth in 2021, the highest growth contribution since 2006. China’s share of global exports expanded to more than 15%, about 2 percentage points higher than the pre-pandemic average from 2015 to 2019 (Chart 14). The export sector probably will not repeat last year’s strong performance. The widening divergence of exports in value and in volume suggests that the solid aggregate value of exports has been mainly buttressed by soaring export prices since July 2021 (Chart 15). The price effect will likely gradually abate in 2022 due to easing global supply chain constraints, softer global economic growth and a high base factor from 2021. Indeed, export prices from China and other industrialized countries may have already peaked (Chart 16). Chart 15Robust Exports Growth Since 2H21 Driven By Soaring Export Prices Robust Exports Growth Since 2H21 Driven By Soaring Export Prices Robust Exports Growth Since 2H21 Driven By Soaring Export Prices Chart 16Export Prices May Have Peaked Export Prices May Have Peaked Export Prices May Have Peaked Services spending worldwide will likely normalize and lead global demand growth in 2022. Meanwhile, goods spending will moderate, implying weaker demand for China’s manufactured goods (Chart 17). Furthermore, China’s strong exports to emerging markets (EM) since Q2 2021 reflected supply shortages due to production interruptions in the EMs (Chart 18). We expect supply chain disruptions in these economies to ease in 2H22 when Omicron-induced infections subside and antiviral treatments become available worldwide. As such, China’s exports to those regions may gradually return to pre-pandemic levels. Chart 17US Household Consumption Will Likely Rotate From Goods To Services In 2022 US Household Consumption Will Likely Rotate From Goods To Services In 2022 US Household Consumption Will Likely Rotate From Goods To Services In 2022 Chart 18Rising Exports To EMs In 2021 May Not Continue Into 2022 Rising Exports To EMs In 2021 May Not Continue Into 2022 Rising Exports To EMs In 2021 May Not Continue Into 2022 China’s manufacturing utilization capacity reached a historical high in 2021, supported by hardy external demand for goods. However, profit margins in the manufacturing sector have been squeezed due to surging input costs (Chart 19). Manufacturing investment growth has been falling, reflecting the reluctance by manufacturers to expand their business operations amid narrowing profit margins (Chart 20). The profit outlook for the manufacturing sector will be at risk of deterioration when the growth in both export volumes and prices moderate in 2022.  Chart 19Manufacturing Sector's Profit Margins Have Been Squeezed Manufacturing Sector's Profit Margins Have Been Squeezed Manufacturing Sector's Profit Margins Have Been Squeezed Chart 20Manufacturing Investment Growth And Output Volume Both Rolled Over Manufacturing Investment Growth And Output Volume Both Rolled Over Manufacturing Investment Growth And Output Volume Both Rolled Over Rising Import Prices Mask The Weakness In Chinese Domestic Demand Chinese import growth in value remained resilient through December, but has increasingly been driven by rising import prices. Import growth in volume, which is a truer picture of China’s domestic demand, decelerated at a faster rate in 2H21 (Chart 21). Credit impulse, which normally leads import growth by around six months, only ticked up slightly. The minor improvement in the rate of Chinese credit expansion will provide limited support to the country’s imports in 1H 2022 (Chart 22).  Chart 21Rising Import Prices Masked The Weakness In China's Domestic Demand Rising Import Prices Masked The Weakness In China's Domestic Demand Rising Import Prices Masked The Weakness In China's Domestic Demand   Chart 22Modest Rebound In Credit Impulse Will Provide Limited Support To Chinese Imports Modest Rebound In Credit Impulse Will Provide Limited Support To Chinese Imports Modest Rebound In Credit Impulse Will Provide Limited Support To Chinese Imports Chart 23Chinese Imports Of Key Commodities Rebounded Aimed Easing In Production Constraints Chinese Imports Of Key Commodities Rebounded Aimed Easing In Production Constraints Chinese Imports Of Key Commodities Rebounded Aimed Easing In Production Constraints The volume of Chinese-imported key commodities, such as iron ore and steel, rebounded in the past three months, but its growth remains in contraction on a year-on-year basis (Chart 23). The improvement in Chinese commodity imports, in our view, reflects an easing in production constraints rather than escalating demand. Recently released economic data, ranging from manufacturing PMI, industrial production, fixed-asset investment and construction activity, all point to an imbalanced supply-demand picture in China’s economy (discussed in the next section).    Sluggish Quarterly Economic Growth At End Of 2021 China’s economy expanded by 8.1% in 2021 or at a 5.1% average annual rate in the past two years.  However, quarterly GDP growth on a year-over-year basis slowed further to 4% in Q4 from 4.9% in the previous quarter. On a sequential basis, seasonally adjusted GDP growth in Q4 was 1.6 percentage points above that of Q3, but slightly below its historical mean (Chart 24). Chart 24Subdued GDP Growth In Q4 Subdued GDP Growth In Q4 Subdued GDP Growth In Q4 Chart 25Investment And Consumption Have Been Poor Economic Links Investment And Consumption Have Been Poor Economic Links Investment And Consumption Have Been Poor Economic Links Chart 26Softness In Investment And Consumption More Than Offset Robust Exports Softness In Investment And Consumption More Than Offset Robust Exports Softness In Investment And Consumption More Than Offset Robust Exports Although industrial production accelerated somewhat in December, it reflects a catch-up phase following a period of constrained output amid last fall’s energy crisis (Chart 25). On the other hand, lackluster domestic demand and a further slowdown in the housing market significantly dragged down China’s economic expansion in Q4. Both fixed-asset investment and consumption decelerated significantly in 2021 Q4, more than offsetting an improvement in net exports (Chart 26, top panel). Notably, year-over-year growth rates in construction and real estate components of real GDP fell below zero in Q4 (Chart 26, bottom panel). In light of the subdued credit growth through end-2021, China’s economic activity will not regain its footing until mid-2022.  Slow Recovery In Household Consumption Likely Through 1H22 The household consumption recovery was sluggish in 2021 and it will face strong headwinds at least through 1H22. China’s consumption recovery has been hindered by a worsening labor market situation, depressed household sentiment and renewed threats from flareups in domestic COVID-19 cases. China’s labor market situation shows a mixed picture. The urban unemployment rate has dropped to pre-pandemic levels and stabilized at 5.1% in December. It remains well within the government’s 2021 unemployment target of “around 5.5%”. However, urban new job creations plunged sharply and the number of migrant workers returning to the cities remains far below the pre-pandemic trend (Chart 27). China’s imbalanced economic recovery in the past two years led to a substantially slower pace of job creation in labor-intensive service sectors (Chart 28). Moreover, wages have been cut and the unemployment rate among younger workers have climbed rapidly in sectors suffering from last year’s regulatory crackdowns in real estate, education and internet platforms. Even though policies have recently eased at margin, it will take time for labor market dynamics (a lagging indicator) to improve. Chart 27Labor Market Situation Is Worsening Labor Market Situation Is Worsening Labor Market Situation Is Worsening Chart 28Imbalanced Economic Recovery Led To A Mixed Picture In The Labor Market Imbalanced Economic Recovery Led To A Mixed Picture In The Labor Market Imbalanced Economic Recovery Led To A Mixed Picture In The Labor Market Chinese household expenditures have lagged disposable incomes since the outbreak of the pandemic (Chart 29). The propensity to consume has declined since 2018 and the downward trend has been exacerbated by the pandemic since early 2020 along with a soaring preference to save (Chart 30). Chart 29Chinese Household Expenditures Have Lagged Disposable Income Growth Chinese Household Expenditures Have Lagged Disposable Income Growth Chinese Household Expenditures Have Lagged Disposable Income Growth Chart 30Poor Sentiment On Future Income Contributes To Consumers' Unwillingness To Spend Poor Sentiment On Future Income Contributes To Consumers' Unwillingness To Spend Poor Sentiment On Future Income Contributes To Consumers' Unwillingness To Spend Household consumption also faces renewed threats from increases in domestic COVID-19 cases. Since Q3 last year, more frequent city-wide lockdowns and inter-regional travel bans have had profound negative effects on the country’s service sector and retail sales (Chart 31 & 32). Omicron has also spread to China, triggering new waves of stringent countermeasures. China will not abandon its zero-tolerance policy towards COVID anytime soon, thus we expect the stop-and-go economic reopening to continue to weigh on the country’s service sector activity and consumption at least through 1H22. Chart 32Service Sector Activities Struggle To Return To Pre-Pandemic Trends Service Sector Activities Struggle To Return To Pre-Pandemic Trends Service Sector Activities Struggle To Return To Pre-Pandemic Trends Chart 31China's Stringent COVID Countermeasures Will Curb Service Sector Recovery In 2022 China's Stringent COVID Countermeasures Will Curb Service Sector Recovery In 2022 China's Stringent COVID Countermeasures Will Curb Service Sector Recovery In 2022   Table 1China Macro Data Summary Intensified Monetary Policy Easing, Unresponsive Underlying Demand Intensified Monetary Policy Easing, Unresponsive Underlying Demand Table 2China Financial Market Performance Summary Intensified Monetary Policy Easing, Unresponsive Underlying Demand Intensified Monetary Policy Easing, Unresponsive Underlying Demand   Footnotes 1     The 7-day reverse repo and the 1-year Medium-term Lending Facility (MLF) rates. 2     Including local government budgetary and managed funds revenues.   Strategic View Cyclical Recommendations Tactical Recommendations

Highlights We introduce a novel concept called the ‘wealth impulse’, which describes the counterintuitive relationship between wealth and economic growth. To the extent that GDP growth is impacted by wealth, the impact comes not from the level of wealth or from the change in wealth, but from the change in the increase in wealth – which we define as the wealth impulse. The global wealth impulse has entered a downcycle, which tends to last 1-2 years. Previous downcycles in the wealth impulse in 2010-11, 2013-14, and 2018-19 all coincided with US economic growth falling to, or remaining at, below-trend. A similar pattern could emerge through 2022-23. Previous downcycles in the wealth impulse also coincided with strong down-legs in the 30-year T-bond yield. This supports our view that while the long bond yield could rise by a further 40-50 bps, the recent spike in yields is simply a tactical countertrend move within a broader structural downtrend, which remains intact. Fractal trading watchlist: Bitcoin, the euro, EUR/CZK, semiconductors, and Polish 10-year bonds. Feature Feature ChartThe 'Wealth Impulse' Has Peaked The 'Wealth Impulse' Has Peaked The 'Wealth Impulse' Has Peaked The post-pandemic synchronized boom in global house prices and global stock markets has caused an unprecedented windfall in household wealth. Albeit, it is a windfall that is highly concentrated in the top fraction of the world’s households. Many commentators claim that this unprecedented wealth windfall will boost economic growth in 2022-23 through the so-called ‘wealth effect’. However, these claims belie a basic misunderstanding about how wealth impacts economic growth. In this short Special Report, we introduce a novel concept called the ‘wealth impulse’, which describes the true relationship between wealth and economic growth. Using this concept of the wealth impulse we explain why, somewhat counterintuitively, wealth will be a headwind rather than a tailwind to growth in 2022-23 (Chart I-1). It Is The ‘Impulse’ Of Wealth That Drives Growth, And The Impulse Has Peaked In accounting terms, wealth is a stock. By contrast, GDP is a change in a stock, or flow, meaning that GDP growth is a change in a flow. It follows that, to the extent that GDP growth is impacted by wealth, it must also come from the change in the flow of wealth: in other words, not from the level of wealth and not from the change in wealth, but from the change in the increase in wealth. We define this as the ‘wealth impulse’ (Charts 1-2-Chart 1-5) Chart I-2The Level Of Real Estate Wealth Has Surged… The Level Of Real Estate Wealth Has Surged... The Level Of Real Estate Wealth Has Surged... Chart I-3…But The Impulse Is Fading ...But The Impulse Is Fading ...But The Impulse Is Fading Chart I-4The Level Of Stock Market Wealth Has Surged… The Level Of Stock Market Wealth Has Surged... The Level Of Stock Market Wealth Has Surged... Chart I-5...But The Impulse Is Fading ...But The Impulse Is Fading ...But The Impulse Is Fading To be clear, your stock of wealth will also generate a flow through dividends, rents, and interest income. And the higher the level of your wealth, the larger this flow will be – Bill Gate’s flow is much larger than Joe Sixpack’s flow. But given that these income flows are dwarfed by the capital gains flows, they will play second fiddle for all-important spending growth. If all of this sounds somewhat convoluted, let’s illuminate the concept with a simple example. Say that your starting wealth of $1000 increased by $100 in 2020, and by another $100 in 2021. In this case, you have effectively gained a constant additional ‘capital gain’ flow to your income flow. Let’s say you spent a constant tenth of these capital gain flows. What would be the growth in your spending? The counterintuitive answer is zero. As there is no change in these capital gain flows, the wealth impulse would be zero, and there would be no growth in your spending: it would be $10 in 2020 and $10 in 2021. To get economic growth from the wealth effect, the increase in your wealth in 2021 would have to be greater than the $100 increase in 2020. Let’s say the increase was $150. In this case, the wealth impulse would be 50 percent and your spending would grow from $10 to $15.1 Now let’s say that after this $150 increase in 2021, your wealth increased by $200 in 2022. Given that the 2022 increase was greater than the 2021 increase, the wealth impulse would be positive, and your spending would grow. But what about the rate of growth? The counterintuitive answer is that economic growth would slow, because the wealth impulse has declined to 33 percent (200/150) in 2022 from 50 percent (150/100) in 2021. To the extent that GDP growth is impacted by wealth, it must come from the change in the increase in wealth, which we define as the ‘wealth impulse’. Finally, let’s say that your wealth increased by a further $150 in 2023. In this case, the wealth impulse would turn negative, to -25 percent (150/200). The counterintuitive thing is that, despite an increase in wealth, your spending would contract. In fact, this is precisely what is happening in the real world. The wealth impulse peaked in the second half of 2021, and has entered a downcycle. Significantly, downcycles in the wealth impulse tend to last 1-2 years, and end up in deeply negative territory. Hence, contrary to what the commentators are claiming, the ‘wealth effect’ tailwind to growth is already fading, and is highly likely to become a headwind through 2022-23. Creating A Composite Wealth Impulse By far the largest component of household wealth is real estate, meaning the value of our homes. Significantly, through the past decade, global real estate prices have become highly synchronized and correlated. Hence, we can derive a real estate wealth impulse from a reliable monthly US house price index, such as the S&P/Case-Shiller Home Price Index. One rejoinder is that real estate wealth should be measured net of the mortgage debt that is owed on our homes. However, as the wealth impulse is a change of a change in wealth, and the mortgage debt changes very slowly, it does not really matter whether we calculate the impulse from gross or net real estate wealth. Either way, the impulse is fading. The wealth impulse peaked in the second half of 2021, and has entered a downcycle. The other significant component of household wealth comes from the exposure to equities. Hence, we can derive an equity wealth impulse using a broad equity index such as the MSCI All Country World. Significantly, the equity wealth impulse also peaked in 2021 and has already fallen to zero. We can then create a ‘composite’ wealth impulse which combines real estate and equities in the three to one proportion that households hold these two main assets. Unsurprisingly, this composite wealth impulse is also fading fast (Chart I-6). Chart I-6The Composite Wealth Impulse Has Peaked The Composite Wealth Impulse Has Peaked The Composite Wealth Impulse Has Peaked One final issue relates to the periodicity of calculating the wealth impulse. All the analysis so far has related to the 1-year impulse: that is, the 1-year change in the 1-year increase in wealth. This periodicity should match the time that it takes for wealth changes to impact household behaviour. Based on theoretical and empirical evidence, the optimal periodicity is indeed around a year – especially as we also assess the change in our incomes and taxes over a year. But what if households react faster to the change in their wealth? We can address this by looking at the 6-month wealth impulse: that is, the 6-month change in the 6-month increase in wealth. These 6-month impulses for both real estate wealth and composite wealth are already deeply in negative territory (Chart I-7 and Chart I-8). Chart I-7The 6-Month Real Estate Wealth Impulse Has Turned Negative The 6-Month Real Estate Wealth Impulse Has Turned Negative The 6-Month Real Estate Wealth Impulse Has Turned Negative Chart I-8The 6-Month Composite Wealth Impulse Has Turned Negative The 6-Month Composite Wealth Impulse Has Turned Negative The 6-Month Composite Wealth Impulse Has Turned Negative What Does A Wealth Impulse Downcycle Mean? There are several drivers of economic growth and the wealth impulse is a marginal player amongst these drivers. Still, while the wealth impulse may not be the overarching cause of growth, it does have the potential to amplify the growth cycle in either direction.  Downcycles in the wealth impulse have coincided with strong down-legs in the 30-year T-bond yield. In this regard, it is notable that in the post-GFC era, upcycles in the wealth impulse have coincided with accelerations in US economic growth. Whereas downcycles in the wealth impulse through 2010-11, 2013-14, and 2018-19 have all coincided with growth falling to, or remaining at, below-trend. A similar pattern could emerge through 2022-23, in stark contrast to what many commentators are predicting (Chart I-9). Chart I-9Wealth Impulse Downcycles Coincide With Fading Or Sub-Par Growth Wealth Impulse Downcycles Coincide With Fading Or Sub-Par Growth Wealth Impulse Downcycles Coincide With Fading Or Sub-Par Growth Unsurprisingly, the post-GFC downcycles in the wealth impulse have also coincided with strong down-legs in the 30-year T-bond yield. This supports our view that while the long bond yield could rise by a further 40-50 bps, the recent spike in yields is simply a tactical countertrend move. The broader structural downtrend in the long bond yield remains intact (Chart I-10). Chart I-10Wealth Impulse Downcycles Coincide With Down-Legs In The 30-Year T-Bond Yield Wealth Impulse Downcycles Coincide With Down-Legs In The 30-Year T-Bond Yield Wealth Impulse Downcycles Coincide With Down-Legs In The 30-Year T-Bond Yield Fractal Trading Watchlist From this week, we are pleased to introduce a new section: a fractal trading ‘watchlist’, which will highlight investments that are approaching, but not yet at, points of fractal fragility that presage upcoming turning points. This will help to prepare future trades. In the starting watchlist, we highlight potential upcoming buying opportunities for bitcoin, the trade-weighted euro, and EUR/CZK, and an upcoming selling opportunity for semiconductors versus technology. Catching our eye this week though is the very aggressive sell-off in Polish government bonds relative to their peers. Inflation has surged everywhere, including in Poland, but the inflation rate in Poland remains below that in the US. This means that the massive underperformance of Polish bonds seems overdone, confirmed by an extremely fragile 260-day fractal structure (Chart I-11). Chart I-11The Underperformance Of Polish Bonds Is Overdone The Underperformance Of Polish Bonds Is Overdone The Underperformance Of Polish Bonds Is Overdone Accordingly, the recommended trade would be to overweight Polish 10-year bonds versus US 10-year T-bond (or German 10-year bunds), setting the profit-target and symmetrical stop-loss at 8 percent. Fractal Trading Watch List Fractal Trading Watch List Fractal Trading Watch List Fractal Trading Watch List Fractal Trading Watch List Fractal Trading Watch List Fractal Trading Watch List Fractal Trading Watch List Fractal Trading Watch List   Dhaval Joshi Chief Strategist dhaval@bcaresearch.com Footnotes 1  In practice, your income flow might also rise slightly. Assuming a yield of 2 percent on your $1000 initial wealth, and a 10 percent growth rate, your income flows would evolve from $20 to $22 (in 2020) to $24.2 (in 2021), equalling a $2.2 rise in 2021. But these would be dwarfed by the capital gain flows of $100 and $150, equalling a $50 rise in 2021. Admittedly, the propensity to spend income flows is higher than the propensity to spend capital gain flows, but assuming we spend half our income flow versus a tenth of our capital gain flow, the increase in the capital gain flow would still drive the growth in spending ($5 versus $1.1). Fractal Trading System Fractal Trades Image 6-Month Recommendations Structural Recommendations Closed Fractal Trades Indicators To Watch - Bond Yields Chart II-1Indicators To Watch - Bond Yields - ##br##Euro Area Indicators To Watch - Bond Yields - Euro Area Indicators To Watch - Bond Yields - Euro Area Chart II-2Indicators To Watch - Bond Yields - Europe Ex Euro Area Indicators To Watch - Bond Yields - Europe Ex Euro Area Indicators To Watch - Bond Yields - Europe Ex Euro Area Chart II-3Indicators To Watch - ##br##Bond Yields - Asia Indicators To Watch - Bond Yields - Asia Indicators To Watch - Bond Yields - Asia Chart II-4Indicators To Watch - Bond Yields - Other Developed Indicators To Watch - Bond Yields - Other Developed Indicators To Watch - Bond Yields - Other Developed   Indicators To Watch - Interest Rate Expectations Chart II-5Indicators To Watch - Interest Rate Expectations Indicators To Watch - Interest Rate Expectations Indicators To Watch - Interest Rate Expectations Chart II-6Indicators To Watch - Interest Rate Expectations Indicators To Watch - Interest Rate Expectations Indicators To Watch - Interest Rate Expectations Chart II-7Indicators To Watch - Interest Rate Expectations Indicators To Watch - Interest Rate Expectations Indicators To Watch - Interest Rate Expectations Chart II-8Indicators To Watch - Interest Rate Expectations Indicators To Watch - Interest Rate Expectations Indicators To Watch - Interest Rate Expectations  

Dear Clients, This is the final publication for the year, in which we recap some of the key economic developments this month. Our publishing schedule will resume on January 6, 2022. The China Investment Strategy team wishes you a very happy and safe holiday season and a prosperous New Year! Best regards, Jing Sima China Strategist   Feature Recently released data show China’s economy is weakening despite easing monetary policy and power-supply constraints. Our credit impulse – measured by the year-on-year change in total social financing as a share of GDP – inched up in November (Chart 1, top panel).  Given that the indicator leads economic activity by about six to nine months, we maintain the view that China’s economy will not bottom until Q2 next year. Chinese stocks, driven by business cycle, will remain under downward pressures in the next three to six months (Chart 1, middle and bottom panels). On the policy front, the PBoC announced a 50bps cut in the reserve requirement ratio (RRR) rate taking effect in mid-December. Last week’s Central Economic Work Conference (CEWC) signaled that stabilizing the economy will be the government’s core policy objective for 2022. However, we believe that policymakers will be data dependent and will only allow an overshoot in credit growth when the slowdown in the economy gathers pace in early 2022. Thus, investors should maintain an underweight allocation to Chinese equities relative to global stocks, at least for the next three to six months, until credit growth significantly improves.   Chart 1Downside Risks Remain High For Chinese Stocks Until The Econmomy Troughs Downside Risks Remain High For Chinese Stocks Until The Econmomy Troughs Downside Risks Remain High For Chinese Stocks Until The Econmomy Troughs Chart 2Chinese Internet Stocks Are Not Cheap Chinese Internet Stocks Are Not Cheap Chinese Internet Stocks Are Not Cheap Chinese investable stocks, particularly internet companies, will continue to face geopolitical and regulatory headwinds in the next 12 months. Chinese tech stocks sold off this year, but they are not cheap (Chart 2). Economic weakness in the onshore market in the next three to six months may trigger more selloffs and further multiples compressions in Chinese investable stocks.   Qingyun Xu, CFA Associate Editor qingyunx@bcaresearch.com   Cuts To The RRR And Relending Rates: Not Game Changers Chart 3RRR Cut Is Not A Game Changer RRR Cut Is Not A Game Changer RRR Cut Is Not A Game Changer Following the RRR cut announcement in early December, the PBoC announced a 25bps decrease in the relending rate targeting agriculture and small businesses (Chart 3). The measures sent an easing signal in response to mounting downside risks in the economy. However, their impact on credit growth will likely be limited for the following reasons: First, the PBoC indicated that the RRR cut will release around RMB1.2 trillion in liquidity to the banks. From that amount, RMB950 billion will be used to replace maturing Medium-term Lending Facility (MLF) this month, which leaves only RMB250 billion for new liquidity injection. Chart 4Business Conditions For SMEs Deteriorated Faster Than For Larger Businesses Business Conditions For SMEs Deteriorated Faster Than For Larger Businesses Business Conditions For SMEs Deteriorated Faster Than For Larger Businesses Secondly, the PBoC is trying to prevent a jump in market-based rates in the next two quarters.  Demand for liquidity is usually high due to tax season by year-end plus a front-loading of local government bond (LGB) issuance. Moreover, the Chinese New Year in Q1 2022 will further boost demand for liquidity. Thirdly, the targeted relending rate drop is intended to lower the borrowing costs of small-medium enterprises (SMEs) whose profitability has been challenged by rising input costs and sluggish consumer demand (Chart 4). Loan demand from small enterprises, as shown in the PBoC survey, peaked much earlier and tumbled more rapidly than their larger peers (Chart 4, bottom panel). The rate cut has decreased the possibility of a broadly based decline in interest rates in the near-term. China’s Credit Growth May Have Bottomed, But The Rebound Is Moderate  Chart 5Below-Expectation Credit Growth In November Below-Expectation Credit Growth In November Below-Expectation Credit Growth In November China’s aggregate credit growth ticked up slightly in November. The modest advance mainly reflects an acceleration in LGB issuance. Chart 5 highlights that excluding LGB financing, China’s credit impulse remains on a downward trend. LGBs will be frontloaded in Q1 2022 before the March National People’s Congress sets the full-year quota for LGBs.  However, without a meaningful rebound in bank loan growth, the effects of LGB issuance on infrastructure investment will be limited and short-lived, as occurred in Q1 2019 (Chart 6). Shadow banking, which historically has had a tight correlation with infrastructure investment, continued to slide in November to an all-time low. Infrastructure project approval also does not show any signs of strengthening (Chart 7). Chart 6Improvement In Infrastructure Investment Will Be Limited Without An Acceleration In Loan Growth Improvement In Infrastructure Investment Will Be Limited Without An Acceleration In Loan Growth Improvement In Infrastructure Investment Will Be Limited Without An Acceleration In Loan Growth Chart 7Key Indicators Show Weak Signs Of Revival In Infrastructure Spending Key Indicators Show Weak Signs Of Revival In Infrastructure Spending Key Indicators Show Weak Signs Of Revival In Infrastructure Spending Weak demand for bank loans from corporations dragged down credit growth in November as evidenced by softening growth in medium- and long-term corporate loans (Chart 8). Both corporate financing needs and investment willingness continued to wane, implying that corporate demand for bank lending may not turn around soon despite recent monetary easing (Chart 8, bottom panel). In addition, marginal easing measures in the property market have not worked their way into the sector. Bank loans to real estate developers plummeted to all-time lows last month, while trust loans contracted significantly in November, which indicates that financing conditions for real estate developers have not improved (Chart 9). Chart 8Loan Demand Remains Weak And Unlikely To Turn Around Imminently Loan Demand Remains Weak And Unlikely To Turn Around Imminently Loan Demand Remains Weak And Unlikely To Turn Around Imminently Chart 9Deepening Contraction In Trust Loans Indicates Deteriorating Financing Conditions For Real Estate Developers Deepening Contraction In Trust Loans Indicates Deteriorating Financing Conditions For Real Estate Developers Deepening Contraction In Trust Loans Indicates Deteriorating Financing Conditions For Real Estate Developers Easing Of Property Restrictions Will Marginally Benefit The Housing Market Last week’s Politburo meeting and the CEWC both proposed to promote affordable rental housing and support reasonable housing demand. Loan growth to government-subsidized social welfare housing has been decelerating since 2018 and started to contract this year (Chart 10). It will likely strengthen next year amid policy support, but from a very low level and at a modest rate. In addition, although social welfare housing loans account for around 40% of bank loans to real estate developers, they are only about 6% of developers’ total source of funding as of 2020. We expect more policy finetuning in the coming months, which may help slow the pace of deterioration in real estate developers’ financing conditions. Real estate developers’ financing from banks may bottom on the back of government’s intervention, but the improvement in total funds to developers will be gradual without mortgage rate cuts and a pickup in home sales (Chart 11). Meanwhile, the downward trend in housing completion will be sustained in the coming months (Chart 11, top panel). Chart 10Bank Loans To Social Welfare Housing Will Likely Improve Modestly Amid Policy Support Bank Loans To Social Welfare Housing Will Likely Improve Modestly Amid Policy Support Bank Loans To Social Welfare Housing Will Likely Improve Modestly Amid Policy Support Chart 11Less Funding = Reduced Completions And Investments Less Funding = Reduced Completions And Investments Less Funding = Reduced Completions And Investments Housing prices in most Tier-one and Tier-two cities continued to move down through November. Data for high-frequency floor space sold show that housing demand continued to abate last month despite a modest uptick in household mortgage loans (Chart 12). Home sales will remain depressed as buyers expect more discounts in housing prices and real estate tax reforms loom. Falling prices and constraints in developers’ financing will continue to weigh on housing starts, given the strong positive correlation between property starts and housing prices (Chart 13). Chart 12Demand For Housing In November Showed Little Signs Of Revival Demand For Housing In November Showed Little Signs Of Revival Demand For Housing In November Showed Little Signs Of Revival Chart 13Housing Starts Are Highly Correlated With Prices Housing Starts Are Highly Correlated With Prices Housing Starts Are Highly Correlated With Prices   The Rebound In November’s PMI Does Not Signal A Bottom In China’s Economy Chart 14China's PMI Rebounds Amid Supply-Side Improvement China's PMI Rebounds Amid Supply-Side Improvement China's PMI Rebounds Amid Supply-Side Improvement The NBS manufacturing PMI returned to above the 50-expansionary threshold in November, but the rise reflects a near-term supply-side improvement related to the power shortage rather than a demand-driven recovery (Chart 14). China’s overall business conditions and domestic demand are still worsening, indicating that the rebound in the manufacturing PMI may be short-lived. The production subindex jumped by three and half percentage points in November from October, reflecting re-started operation of heavy-industry enterprises that were halted amid electricity shortages in September and October. Robust global demand for China’s manufactured goods supported a strong reading in November’s new export orders subindex. However, domestic demand remains lackluster. A proxy for the new domestic orders derived from the PMI reached its lowest level since February 2020 (Chart 14, bottom panel). In addition, service PMI weakened last month. A sharp resurgence in domestic COVID cases curbed service sector activity last month. Given uncertainties surrounding the Omicron variant and China’s zero-tolerance policy towards COVID, the service sector’s recovery will likely remain below-trend into 1H 2022 (Chart 15 and 16). Chart 15Lingering COVID Effects Will Continue To Impede Service Sector Activity In 1H22 Lingering COVID Effects Will Continue To Impede Service Sector Activity In 1H22 Lingering COVID Effects Will Continue To Impede Service Sector Activity In 1H22 Chart 16Service Sector Recovery In China Has Lagged Service Sector Recovery In China Has Lagged Service Sector Recovery In China Has Lagged Inflation Passthroughs Ongoing Producer price index (PPI) inflation may have peaked. Meanwhile, the consumer price index (CPI) shows another upturn in November. Despite the peak in PPI inflation, it will likely remain above trend through at least 1H22, supported by elevated commodity and energy prices (Chart 17). Chart 17PPI May Have Peaked, But Will Remain Elevated In The Near Term PPI May Have Peaked, But Will Remain Elevated In The Near Term PPI May Have Peaked, But Will Remain Elevated In The Near Term Chart 18Ongoing Inflation Passthroughs Ongoing Inflation Passthroughs Ongoing Inflation Passthroughs A synchronized rise between PPI consumer goods and non-food CPI, and a narrower gap between PPI and CPI inflation, suggest an ongoing inflation passthrough from producers to consumers (Chart 18). Price increases in some key sectors of manufactured consumer goods sped up in November (Chart 19). However, we do not think China’s consumer price inflation will prevent policymakers from further policy easing. Consumer goods prices are lightly weighted in China’s CPI. An acceleration in inflation passthroughs in this component is unlikely to significantly push up the CPI aggregates. Headline CPI may gather steam next year if food prices rise while energy prices remain at current levels. Nonetheless, in recent years China’s monetary policymaking has been more tightly correlated with the PPI and core CPI, and not headline CPI (Chart 20). Chart 19Manufactured Consumer Goods Prices On The Rise Manufactured Consumer Goods Prices On The Rise Manufactured Consumer Goods Prices On The Rise Chart 20Monetary Policy Is Tightly Correlated With Core CPI And Not Headline CPI Monetary Policy Is Tightly Correlated With Core CPI And Not Headline CPI Monetary Policy Is Tightly Correlated With Core CPI And Not Headline CPI Surging Prices Underpin China’s Exports, While The Rebound In Imports Is Unsustainable Chart 21Surging Export Prices Underpinned Strong Growth In The Value Of China's Exports Surging Export Prices Underpinned Strong Growth In The Value Of China's Exports Surging Export Prices Underpinned Strong Growth In The Value Of China's Exports Chinese exports in volume tumbled in November, however, surging export prices underpinned the strong growth in the value of exports (Chart 21). Demand from the US drove Chinese exports this year and the moderation in volume growth was more than offset by escalating prices (Chart 22). China’s export prices have caught up with the global average (Chart 23). Chart 22Strong Demand From US Has Driven Up China's Exports Strong Demand From US Has Driven Up China's Exports Strong Demand From US Has Driven Up China's Exports Chart 23Chinese Export Prices Have Caught Up With The Global Average Chinese Export Prices Have Caught Up With The Global Average Chinese Export Prices Have Caught Up With The Global Average We expect China’s export growth to slow in the new year on the back of softer global growth and a rotation in US household consumption from goods to services  (Chart 24). However, while slowing, global economic growth is projected to remain above trend. The low level of industrial inventories will also provide support to the demand for goods, which will help to sustain strong growth in Chinese exports (Chart 25). China’s imports surprised to the upside in November, boosted by imports of commodities such as coal and crude oil. November’s acceleration in imports reflects a higher demand for primary commodities from Chinese producers, who recovered some production capacity from the power shortages in the previous few months. Chart 24US Household Spending Will Shift From Goods To Services US Household Spending Will Shift From Goods To Services US Household Spending Will Shift From Goods To Services Chart 25Inventory Restocking In The US Will Support Chinese Exports Next Year Inventory Restocking In The US Will Support Chinese Exports Next Year Inventory Restocking In The US Will Support Chinese Exports Next Year Furthermore, the increase in import prices in November outpaced the very modest uptick in the volume of imports, indicating that domestic demand remains sluggish (Chart 26). Credit growth, which normally leads import growth by about six months, only climbed moderately in November and will provide limited support to imports in the coming months (Chart 27). Chart 26Rising Import Prices Masked Weakness In China's Domestic Demand Rising Import Prices Masked Weakness In China's Domestic Demand Rising Import Prices Masked Weakness In China's Domestic Demand Chart 27Modest Rebound In Credit Impulse Will Provide Little Support To Chinese Imports Modest Rebound In Credit Impulse Will Provide Little Support To Chinese Imports Modest Rebound In Credit Impulse Will Provide Little Support To Chinese Imports Chart 28Chinese Demand For Industrial Metals Remains In Deep Contraction Chinese Demand For Industrial Metals Remains In Deep Contraction Chinese Demand For Industrial Metals Remains In Deep Contraction China’s imports of industrial metals, such as copper and steel, improved a little in November, but their year-on-year growth remains in deep contraction (Chart 28). Weakening construction activity amid a continued downtrend in China’s property market will likely reduce the demand for industrial metals. Therefore, the rebound in November’s import growth may be short-lived. The RMB Faces Headwinds In 2022 Regardless Of A Rise In FX Deposit RRR The RMB has climbed about 2% against the dollar since late July despite broad-based dollar strength. In trade-weighted terms, the RMB is at its strongest level since late 2015 (Chart 29). A rapidly appreciating RMB does not bode well for China’s industrial sector profits, and thus not at the PBoC’s best interests (Chart 30). Under this backdrop, last week the PBoC announced that it will raise the banks’ foreign exchange (FX) deposit reserve requirement ratio (RRR) to 9% from 7%, effective December 15. This is the second increase this year aimed at easing the RMB’s pace of appreciation. The RMB fell slightly against the US dollar following the announcement last week. Chart 29The RMB Has Strengthened Despite A Strong USD The RMB Has Strengthened Despite A Strong USD The RMB Has Strengthened Despite A Strong USD Chart 30Strengthening RMB Does Not Bode Well For Corporate Profit Growth Strengthening RMB Does Not Bode Well For Corporate Profit Growth Strengthening RMB Does Not Bode Well For Corporate Profit Growth The RMB appreciation against dollar this year was mainly enhanced by China’s record current account surplus and favorable interest rate differentials between China and the US (Chart 31 and 32). Although the increase in the deposit RRR rate will force banks to hold more foreign currencies and lift the cost of RMB speculation, the RRR hike itself has little impact on altering the existing path in RMB exchange rate. Moreover, the balance of FX deposits stands at US$1 trillion as of November this year. The 200bps increase in the FX deposit reserve ratio will only freeze about US$20 billion in FX liquidity, which is negligible compared with the US$580 billion in China’s trade surplus so far this year. Chart 31Current Account Surplus Will Likely Shrink Next Year Current Account Surplus Will Likely Shrink Next Year Current Account Surplus Will Likely Shrink Next Year Chart 32Interest Rate Differentials Will Narrow Further Interest Rate Differentials Will Narrow Further Interest Rate Differentials Will Narrow Further However, looking forward the conditions favored RMB this year are at risk of reversing in 2022. China’s weaker economic fundamentals and a slower pace in trade surplus next year, as well as narrowed interest rate differentials between the US and China due to falling long-duration bond yields in China, will provide headwinds to RMB. Therefore, investors should closely follow these key factors and to be cautious to bet on continued RMB appreciation. Table 1China Macro Data Summary More Slowdown To Come Before More Easing More Slowdown To Come Before More Easing Table 2China Financial Market Performance Summary More Slowdown To Come Before More Easing More Slowdown To Come Before More Easing Footnotes Market/Sector Recommendations Cyclical Investment Stance

Highlights As investors’ hunt for yield continues, REITs emerge as an attractive asset class. Characterized by an attractive risk-adjusted return (comparable to public equities), and high dividend yields, REITs can add value to investors’ portfolios. The macro backdrop is supportive: Moderate levels of inflation and rising rates have historically been positive for REITs’ performance. Valuations, albeit currently looking frothy, are reflective of a recovery that was broad-based and swift. REITs’ risk premium is attractive, currently 540 basis points. Fundamentals remain supportive of a positive outlook on REITs. Even though cap rates (which historically have moved in lockstep with interest rates) could rise given our macro outlook, the cap-rate spread remains close to its historical average. The pandemic has accelerated some existing trends in the real-estate sector and established new ones. Those will create opportunities for investors. For example, the decline of retail and rise of e-commerce, working from home, and migration away from city centers are observable patterns with investable opportunities. Accordingly, the Global Asset Allocation (GAA) service upgraded the Real Estate sector to Overweight in its July 2021 Quarterly Outlook. In the near-term – given current elevated levels of inflation – we prefer REITs with short-term leases (such as self-storage and residential REITs) over those with long-term leases (such as retail and office) since the former can adjust rents more quickly. Structurally, we favor sectors supported by the growth of the digital economy. The post-pandemic environment should be positive for sectors such as data centers and industrial REITs. Feature In today’s environment of accommodative monetary policy, low interest rates, unattractive valuations and poor return prospects for income-generating assets, investors have been forced to dial up their risk appetite. Real estate stands out as a particularly attractive alternative. The Global Asset Allocation (GAA) service turned positive on real estate in July given the favorable macro backdrop in which: Inflation – while likely to come down from current elevated levels – will be higher in future than in recent decades; There is tight supply in some segments of commercial real estate (CRE); Rental growth is accelerating. This Special Report focuses on REITs, which are the simplest way for most investors to get liquid exposure to the real estate market.  The report is structured as follows. We first look at the broad US REITs market (mainly equity REITs) and analyze its historical risk-return characteristics, fundamentals, and valuations. We then assess how REITs fared in previous environments of rising rates and inflation. In the second section, we analyze various sectors of the REITs market, identifying likely losers and winners from our base-case expectations for inflation and growth, and based on our views of how long-term demand for real estate will shift following the pandemic. While we have concerns about potential weaknesses in some segments of commercial real estate (e.g., retail), we highlight opportunities in more technology-driven segments of CRE. Introduction The REITs market in the US as of Q3 2021 has a market value of close to $1.5 trillion. The bulk of this is equity REITs – trusts that own and operate income-producing assets and earn income mostly through rents. The remaining are mortgage REITs which lend money directly to real-estate owners or indirectly by purchasing mortgages or securitized securities such as mortgage-backed securities (MBS) and earn income on those investments. While technically considered equities, the business model of mortgage REITs makes them more like bonds than equities. The composition of the REITs market has changed over the years. While the traditional retail and residential segments dominated the market in the first years of the millennium, structural changes have shifted the balance towards segments such as infrastructure, data centers and industrial (Chart 1). The pandemic accelerated trends that were already in play: For example, the rise of e-commerce, digitalization of services, increased teleworking, and reshoring of manufacturing and supply chains. These have had adverse effects on traditional real estate segments such as retail. Chart 1 Historical Risk And Return, Valuations, Fundamentals & Correlations Since 1973, US all-equity1 REITs have outperformed both public equities and fixed-income assets (both government bonds and investment-grade corporate bonds) on an absolute basis, providing investors with an 11.9% annualized return versus 10.8%, 6.8%, and 7.6% respectively. On a risk-adjusted basis however, REITs’ performance was equal to that of their public equity counterparts, but lower than fixed-income assets because of REITs’ higher volatility. The negative skewness and excess kurtosis also indicate a high probability of large negative returns.  Mortgage REITs (split between Home Financing and Commercial Financing), on the other hand, have returned only 5.2% on an annualized basis, while racking up annualized volatility 3.5 percentage points higher than their all-equity counterparts (Table 1). Table 1Historical Risk-Return Characteristics Are REITs Still Attractive? Are REITs Still Attractive? In order to generate the sort of yields investors expect, mortgage REITs resort to leverage (about 6-8 times) which increases volatility (Chart 2). For example, REITs focusing on residential/home financing buy low credit-risk securities (with almost zero default risk), add leverage, and hedge changes in interest rates via derivatives. Mortgage REITs focusing on commercial financing use less leverage, but take on additional credit and default risk embedded in their underlying assets. Both types of REITs remain highly exposed to the economic cycle and financial conditions. Despite disappointing returns (mainly stemming from narrowing net interest spreads), mortgage REIT investors have been entranced by the high dividend yields. These have averaged 11.3% over the past four decades and are still close to 8% today, much higher than the yields of their all-equity counterparts and other assets (Chart 3). Chart 2Mortgage REITs Are Volatile... Mortgage REITs Are Volatile... Mortgage REITs Are Volatile... Chart 3...And Have High Dividend Yields ...And Have High Dividend Yields ...And Have High Dividend Yields   Table 2Attractive Dividend Yields Across Sectors Are REITs Still Attractive? Are REITs Still Attractive? Dividend yields for all-equity REITs are also attractive in today’s low-yielding investment environment, even though they are at all-time lows – currently they average 2.9%, 150 basis points higher than for public equities. In fact, all REIT sectors and subsectors (with the exception of the lodging/resorts sector) currently have dividend yields higher than those of public equities (Table 2). Even though REITs are considered equities, analyzing them requires different indicators. Whereas equity investors rely on multiples such as price-to-earnings (P/E) or price-to-book (P/B), for REITs price-to-funds from operations (P/FFO) is a more important valuation tool. FFO is favored over earnings since it adds back depreciation and amortization expenses, and adds to net income any gains (or subtracts any losses) from sales of underlying assets. REITs traded at a steady 17x FFO between the end of the Global Financial Crisis (GFC) and the start of the pandemic. FFO fell by 30% in the first two quarters of 2020 compared to Q4 2019, pushing the P/FFO multiple to 24.7 – an all-time high.  But FFO as of Q3 2021 has inched back above its pre-pandemic level (Chart 4). The risk premium for REITs (calculated as the FFO yield minus the real 10-year treasury yield) – currently at 5.4% – remains higher than the pre-GFC bottom of 3.5%. (Chart 5). Chart 4Valuations Reflect A Swift Recovery Valuations Reflect A Swift Recovery Valuations Reflect A Swift Recovery Chart 5REITs Risk Premium Is Still Elevated REITs Risk Premium Is Still Elevated REITs Risk Premium Is Still Elevated     With the exception of the lodging/resorts sector, REITs’ FFO as of Q3 2021 is higher than one year ago. The occupancy rate for major sectors of the REITs market is starting to rise. Overall net operating income (NOI) for Q3 2021 was 4.5% higher than its pre-pandemic (Q4 2019) level (Chart 6). Chart 6Occupancy Rates Are Rising Again Occupancy Rates Are Rising Again Occupancy Rates Are Rising Again This however is the result of a large year-on-year increase in inorganic or non-same-store net operating income (NOI) – income from assets owned for less than 12 months (either recently acquired or developed) (Chart 7). M&A activity has been increasing, and amounted to almost $47 billion over the past four quarters – driven by activity in the infrastructure, self-storage, and free-standing2 segments (Chart 8). Chart 7 Chart 8...As M&A Activity Rose ...As M&A Activity Rose ...As M&A Activity Rose Chart 9REITs Have Low Leverage... REITs Have Low Leverage... REITs Have Low Leverage...   The real-estate sector has historically been seen as risky due to its high leverage, but leverage has been on the decline. Over the past decade, REITs’ reliance on equity capital has increased, with the equity/assets ratio rising from 32% in 2008 to 43% in 2021. The ratio of debt to book assets stands at around 49%, much lower than the 58% during the GFC (Chart 9). REITs have also extended the average maturity of their debt from 5 years in 2008 to over 7.5 years today. The fall in interest rates over the past two decades has benefited equity REITs: As rates fell, so did the interest they paid on their debt. Liquidity ratios also improved, with REITs’ coverage ratio (earnings relative to interest expense) at 6x, cash levels and undrawn lines of credit relative to interest expense close to 2x and 7x, respectively (Chart 10).  In summary, REITs are an attractive asset class, since leverage is lower, earnings continue to rise, and cap rates – while declining – remain high compared to the risk-free rate. REITs, however, remain highly correlated to public equities: The current 3-year rolling correlation between REITs and public equities is above its historical average of 0.57 (Chart 11). This high correlation undermines the diversification benefit of REITs to investors’ portfolios. Moreover, investors should note that the correlation between REITs and direct real estate (DRE) has averaged only 0.1 over the past four decades. Even when DRE is lagged to account for its appraisal-based methodology, correlation does not rise. Chart 10...And Ample Liquidity Buffers ...And Ample Liquidity Buffers ...And Ample Liquidity Buffers Chart 11REITs Remain Highly Correlated To Equities REITs Remain Highly Correlated To Equities REITs Remain Highly Correlated To Equities In a previous Special Report we showed however that, while both direct and indirect real estate exposure can add value to investors’ portfolios on a risk-adjusted basis, direct real estate should be favored given its low correlation to other financial assets (such as equities and bonds) as well as the illiquidity premium that investors with no need for immediate liquidity can harvest. The Macro Outlook Our base case is that interest rates will inch higher over the next 12 months and that inflation will moderate but remain higher than during the past decade. How would such an environment affect the outlook for real estate – and REITs in particular? Interest rates and cap rates tend move in lockstep (with the exception of a divergence from mid-2003 until the GFC). This implies that rising rates could lead to higher cap rates, and thus lower property values (Chart 12, panel 1). The current cap-rate spread (the difference between the cap rate and the 10-year Treasury yield) is close to its long-term average of 365 basis points. This should help mitigate downward pressure on property values and act as a buffer when rates rise (Chart 12, panel 2). As long as rising rates are reflective of strengthening economic growth – and we expect US growth to remain above trend for the next two years at least (Chart 13) – and do not hurt the health of corporate tenants or increase defaults, demand for real estate should rise. Chart 12Interest Rates And Cap Rates Tend To Move In Lockstep Interest Rates And Cap Rates Tend To Move In Lockstep Interest Rates And Cap Rates Tend To Move In Lockstep Chart 13Above-Trend Growth Should Bolster Demand For Real Estate Above-Trend Growth Should Bolster Demand For Real Estate Above-Trend Growth Should Bolster Demand For Real Estate Historically, rising rates coincided with strong performance from REITs. On average, REITs returned 25.4% during episodes of rising interest rates, even higher than the return from equities of 24.5%. However, that figure is distorted by some outliers:  REITs returned over 100% between 1976 and 1980, and in 2003-2007 (Table 3). The median return of REITS was only 7.1% versus 22.5% for equities. Excluding those two periods lowers REITs’ mean return to 9.4%. Valuation data begins only in 2000, but we can see that REITs were attractively valued in 2003, trading at about 9x P/FFO. By the peak of the market in Q1 2007, they were trading at more than 17x P/FFO. Table 3REITs Fared Well In Previous Periods Of Rising Interest Rates Are REITs Still Attractive? Are REITs Still Attractive? Chart 14 REITs however fared poorly in periods of rising inflation. In a Special Report published in mid-2019, we showed that REITs were a poor hedge against very high inflation and that, much like equities, once the economy overheats and inflation rises sharply (which we define as CPI above 3.3%), REITs produced negative excess returns over cash (Chart 14 and Table 4). For investors able to be more granular in REIT allocations, drilling down to sub-categories of the market might be beneficial, particularly given the low correlation between REIT sectors (Chart 15). Table 4REITs Are Not A Good Inflation Hedge (II) Are REITs Still Attractive? Are REITs Still Attractive? Chart 15Low Correlation Between REIT Sectors Low Correlation Between REIT Sectors Low Correlation Between REIT Sectors The real estate market is diverse. Each sector is driven by different dynamics, reacts differently to the business cycle and changes in consumer behavior, and therefore has different return characteristics. Annual returns by sector have ranged from 4% to 19% since 1994 (Table 5). Moreover, sectors do not react in the same way to rising interest rates or inflation. Properties with short-term leases, such as hotels, storage, and apartments, can reprice and adjust rents as prices rise. On the other hand, those on the other end of the lease spectrum, e.g., retail and healthcare, have less flexibility to do so (Diagram 1). REITs with shorter-term leases (an equally-weighted basket of lodging, self-storage, and residential) outperfomed those with longer-term leases (an equally-weighted basket of healthcare, industrial, retail, and office) during periods of rising interest rates (Chart 16). Table 5REIT Sector Historical Returns Are REITs Still Attractive? Are REITs Still Attractive? Diagram 1Short-Term Leases Outperform... Are REITs Still Attractive? Are REITs Still Attractive?   Chart 16...During Periods Of Rising Interest Rates ...During Periods Of Rising Interest Rates ...During Periods Of Rising Interest Rates Bottom Line: The REITs market has recovered after the slump early in the pandemic. Current multiples appear expensive. However, they may just reflect a recovery that has been broad-based and swift. Cap rates historically have moved in lockstep with rising rates. If rates rise, as we expect, cap rates are likely to rise in tandem, putting downward pressure on property prices. The cap rate spread however remains close to its historical average and this should act as a buffer when rates rise. Moderate levels of inflation and rising rates are usually a positive for REITs’ performance. However, just like equities, once inflation rises too high (historically above 3.3%), REITs’ returns fall. We prefer REITs with short-term leases compared to those with long-term leases, as the former can reprice and adjust rental pricing more quickly. The Post-Covid Environment The pandemic has accelerated some existing trends in the real-estate sector and established new ones. Some sectors will struggle in this new environment, while others will flourish. In this section, we describe the likely post-pandemic world and how it will impact various segments of the real-estate market. We also assess where there are opportunities that investors can capitalize on.   Retail The “death of retail” is not a new phenomenon. As technological advances led to the rise of e-commerce, consumer spending shifted from in-store to online. Over the past two decades, non-store retail sales in the US have grown at an annualized 9.5%, compared to 3.1% for in-store sales. E-commerce has risen to almost 14% of total retail sales (Chart 17). This shift is reflected in the halving of the weight of retail REITs in the REITs index over the past decade. The composition of the sector has also changed and is no longer dominated by regional malls and shopping centers but by free-standing properties: These include restaurants, theaters, fitness centers, pharmacies, etc.  (Chart 18). Chart 17The Rise Of E-Commerce... The Rise Of E-Commerce... The Rise Of E-Commerce... Chart 18...Had An Adverse Impact On The Retail Sector ...Had An Adverse Impact On The Retail Sector ...Had An Adverse Impact On The Retail Sector   The headwinds facing the sector – particularly shopping centers –  have not abated. The size of vacant shopping center space has increased to 220 million square feet, approximately 11% of total retail space available: This is close to its post-GFC high. Private multi-retail capex continues to decline and is below its post-GFC low (Chart 19). Retail REITs’ occupancy rate is among the lowest among CRE: 94% as of Q3 2021, although it is higher than during the past two recessions. Funds from operations (FFO) and net operating income (NOI) have been declining over the past few years, with the exception of free-standing properties which saw low but positive growth (Chart 20). Chart 19Plenty Of Vacant Inventory In Shopping Centers... Plenty Of Vacant Inventory In Shopping Centers... Plenty Of Vacant Inventory In Shopping Centers... Chart 20...But There Could Be Opportunities In Free-Standing Properties ...But There Could Be Opportunities In Free-Standing Properties ...But There Could Be Opportunities In Free-Standing Properties   The pandemic exacerbated some other underlying trends and threats. Smaller in-store retailers have shifted to an online presence, aided by companies like Shopify, which saw the numbers of merchants on its platform grow from 1.07 to 1.75 million in 2020. Consumers are also likely to favor shopping in smaller-scale, local shops as they find convenience in stores close to home. Additionally, given the positive correlation between household density and retail space, as households migrate from city centers to the suburbs there will be less need for retail space within city centers. Bottom Line: We recommend investors underweight the retail sector within their broad real estate exposure. The structural headwinds are not likely to disappear. Within retail, we would favor free-standing properties over shopping centers and regional malls.   Office There has long been a close link between office demand and employment. As the labor market tightens, demand for offices increases and rents tend to rise (Chart 21). Investors in office REITs have earned 9.6% annualized returns, 90 basis points annualized below the overall return of the all-equity REITs index, over the past two decades. The sector is currently flush with supply. Estimates show that almost 18% (close to 800 million square feet) of total office space is vacant, yet capex has continued to increase over the past decade (Chart 22). Chart 21The Pandemic Has Changed Office Demand Dynamics The Pandemic Has Changed Office Demand Dynamics The Pandemic Has Changed Office Demand Dynamics Chart 22...Leaving The Sector With Empty Space ...Leaving The Sector With Empty Space ...Leaving The Sector With Empty Space   The pandemic, however, might be the catalyst for change. After social restrictions were imposed and offices shut down, the BLS estimates that in May 2020 as many as 35-40% of US employees were telecommuting, strictly because of the pandemic (Chart 23). Since then, as restrictions were lifted and vaccination rates rose, this number has come down to 12%,3 as more employees returned to some sort of pre-pandemic normalcy. The US Household Pulse survey (published by the US Census Bureau), however, shows close to 40% of employees working at home as of the end of September (Chart 24). Chart 23 Chart 24 Chart 25Mobility Data Showing No Full Return To Offices Mobility Data Showing No Full Return To Offices Mobility Data Showing No Full Return To Offices The true number of employees who telework likely lies in between the BLS’s 15% and the Census Bureau’s 40%. A study by Jonathan Dingel and Brent Neiman estimated, based on job characteristics,4 that 37% of jobs in the US can be done entirely from home (46% if weighted by wages). Whether employees will favor a work-from-home versus a return-to-office environment is still unclear. Most surveys show a 50-50 split. High-frequency data such as the Google Mobility Trends show that the number of people going to their workplace has not yet returned to normal (Chart 25). It is likely however that office utilization rates will not return to pre-pandemic levels. This might incentivize firms to search either for offices with flexible leases or co-shared space. Chart 26Are Employers Leaving City Centers With Their Employees? Are Employers Leaving City Centers With Their Employees? Are Employers Leaving City Centers With Their Employees? Companies face the choice of downsizing and so reducing business costs, or keeping the same premises which would allow for lower office density and enable social distancing between employees who return to the office. Estimates by CBRE suggest that office demand will not fall by as much as the reduction in the time employees will be in the office. CBRE argues that, while the average US employee is likely to spend 24% less time in an office, demand for office space will fall by only 9%. This calculation factors in more space per employee to allow for social distancing and collaborative working. Additionally, as more employees move away from inner cities, employers could move with them. This trend is reflected in suburban office prices which have risen by 15.1% since the beginning of 2020, compared to those in central business districts (CBD) which have risen by a mere 0.2% (Chart 26). Bottom Line: Investors in office space should be wary of corporates which are unwilling to return to offices operating at full capacity, and instead focus on single-tenant assets with long-term leases.   Healthcare Chart 27Like Equities, Healthcare REITs Are A Defensive Play Like Equities, Healthcare REITs Are A Defensive Play Like Equities, Healthcare REITs Are A Defensive Play REITs within this sector are focused on hospitals, senior and nursing homes, and laboratories. Since 1994, healthcare REITs have returned 10.7% annualized, with 21.1% annual volatility. These numbers, however, mask the underlying reality. Healthcare, being a defensive sector, outperformed the broad REITs market only during the dot-com recession and the GFC. In the short-lived pandemic-driven recession in 2020, healthcare REITs underperformed the broad index by 15%. On the other hand, during bull markets, particularly post the GFC, healthcare REITs significantly underperformed the broad market (Chart 27). The sector also has a high dividend yield, which has averaged 6.7% over the past 25 years, 160 basis points higher than the broad index’s historic average (Chart 28). In a Special Report published last year, we explained the structural reasons for our longstanding overweight position on Healthcare equities. We expect demand for healthcare services to continue to rise as life expectancy increases, populations age, and retiring baby boomers spend their accumulated wealth (mainly on healthcare) (Chart 29). Chart 28Healthcare REITs Have High Dividend Yields Healthcare REITs Have High Dividend Yields Healthcare REITs Have High Dividend Yields Chart 29An Aging Population Will Support Demand For Healthcare An Aging Population Will Support Demand For Healthcare An Aging Population Will Support Demand For Healthcare Elder care facilities will play a major role in supporting the increasingly aging population over the coming years. The pandemic has emphasized the need for high-quality senior housing: In our previous report, we highlighted that lack of funding and mismanagement – particularly in for-profit nursing homes – were reasons why they had almost four times as many Covid infections as those run by the government or non-profits. Chart 30...Increasing Investment In Healthcare Facilities ...Increasing Investment In Healthcare Facilities ...Increasing Investment In Healthcare Facilities Chart 31Healthcare REITs' Fundamentals Are Recovering Healthcare REITs' Fundamentals Are Recovering Healthcare REITs' Fundamentals Are Recovering The private sectors has already began to step in to meet this demand: Healthcare private construction expenditure has risen over the past few years and is likely to rise further (Chart 30). Cap rates continue to inch lower, but still have a decent spread over 10-year Treasurys (Chart 31, panel 1). Fundamentals have also began to improve: FFO and NOI growth seem to have bottomed, after dipping into negative territory as a result of the pandemic (panels 2 & 3). The sector has been going through a phase of consolidation: There have been significant acquisitions over the past few quarters, particularly of distressed operators (panel 4). Bottom Line: There is a structural long-term case to favor REITs in this sector, particularly an aging population with ample savings to spend on healthcare. Federal support and oversight have helped bolster confidence (for both occupants of care homes and investors) during the pandemic, and are likely to continue.   Lodging/Resorts Chart 32Income Has Been The Only Source Of Return For Lodging REITs Income Has Been The Only Source Of Return For Lodging REITs Income Has Been The Only Source Of Return For Lodging REITs Chart 33The Travel Industry Has Not Yet Recovered The Travel Industry Has Not Yet Recovered The Travel Industry Has Not Yet Recovered Lodging REITs have been the worst performing sector over the past 27 years. Since 1994, they have returned only an annualized 4.1%, 640 basis points lower than the all-equity REITs index, with annual volatility 14 percentage points higher. They have steadily underperformed the market since 1997. Property prices within the sector have consistently declined, and income has been the only source of return (Chart 32). Lodging demand is closely linked to travel, which has been deeply impacted by the pandemic. The number of US domestic airline passengers is still only half that of the pre-pandemic period (Chart 33). With vaccines rolled out and most pandemic restrictions likely to be lifted eventually, the travel sector is set to rebound, albeit not equally across segments. Chart 34Personal Travel Likely To Recover Before Business Travel Personal Travel Likely To Recover Before Business Travel Personal Travel Likely To Recover Before Business Travel Chart 35The Hotel Industry's Recovery The Hotel Industry's Recovery The Hotel Industry's Recovery Personal and leisure travel is likely to return first: More people are now comfortable about going on vacation and want to make up for the “lost travel” of the past two years (Chart 34). Hotel occupancy rates, while still below 2019 levels, continue to rise, and revenue per available room (RevPAR) is close to 2019 levels (Chart 35). Business travel, on the other hand, might not recover as fast. The shift to remote working and videoconferencing is likely to push companies to review travel budgets. Business travel, which halved between 2019 and 2020, is forecast to return to its pre-pandemic level only in 2024/2025. This is likely to have a larger adverse impact on higher-end, major-city hotels. Chart 36The Pandemic's Effect On The Lodging Sector The Pandemic's Effect On The Lodging Sector The Pandemic's Effect On The Lodging Sector The industry has been facing other headwinds for the past few years. The threat from online lodging platforms, such as Airbnb, has put downward pressure on occupancy rates, which have been declining recently after having hovered around the mid-60% level over the past 30 years. Bottom Line: Real spending on hotels and motels remains 26% below trend (Chart 36). A revival in leisure travel, the easing of restrictions, and pent-up demand will support the sector in the short-term. However, domestic business travel and international tourism might be slow to recover. Investors in lodging and resorts should reduce exposure to major-city assets and focus instead on rural or resort-based getaways.   Residential Residential REITs are primarily focused on apartments, rather than single-family homes or manufactured (mobile) homes  – although the share of apartments has been declining over the past few years (Chart 37). Since 1994, residential REITs have outperformed the broad market by an annualized 1.8 percentage points. More recently, since the single-family homes segment was added to the sector (in December 2015), residential REITs have continued to outperform the broad market, driven by a 21.4% annualized return from the manufactured homes segment, 19.4% from single-family homes, and 12.3% from apartments. The sector’s outperformance should not come as a surprise. The housing sector has been undersupplied for decades: The ratio of annual housing starts to the total number of households is 1.2% –  0.7 percentage points below its pre-GFC average (Chart 38). This has pushed up prices, increasing unaffordability, particularly for first-time buyers (Chart 39). This increased the percentage of US housing inventory occupied by renters rather than owners (Chart 40). Chart 37Apartments Make Up The Majority Of Residential REITs Apartments Make Up The Majority Of Residential REITs Apartments Make Up The Majority Of Residential REITs Chart 38Housing Undersupply Is No New Issue... Housing Undersupply Is No New Issue... Housing Undersupply Is No New Issue...   Chart 39...Making Home Prices Unaffordable... ...Making Home Prices Unaffordable... ...Making Home Prices Unaffordable... Chart 40...Particularly For Young Adults ...Particularly For Young Adults ...Particularly For Young Adults   Chart 41The Pandemic Pushed Renters Outside Of Major Cities The Pandemic Pushed Renters Outside Of Major Cities The Pandemic Pushed Renters Outside Of Major Cities The pandemic, and its impact on shopping and work, has pushed city residents to the suburbs. This is reflected in the gap between the rental vacancy rate in large cities versus that in the suburbs (Chart 41). It is also noticeable in REITs’ performance: Ones dominated by suburban housing have outperformed those focused on city centers over the past year. Home prices, appreciating faster than rental growth, will remain a tailwind for residential REITs (Chart 42). Supply shortages will keep prices high. Fundamentals also remain supportive of a positive outlook on the sector: The cap rate on residential REITs is about 260 basis points over the 10-year Treasury yield, and both FFO and NOI growth seem to have troughed (Chart 43). Chart 42Rising Home Price Will Be A Tailwind For Residential REITs Rising Home Price Will Be A Tailwind For Residential REITs Rising Home Price Will Be A Tailwind For Residential REITs Bottom Line: Investors should favor the residential sector within the REITs market, favoring single-family homes and manufactured homes over apartments, and out-of-city over downtown properties. Chart 43Improving Fundamentals For The Residential Sector Improving Fundamentals For The Residential Sector Improving Fundamentals For The Residential Sector   Data Centers Data centers are facilities that provide space for customers’ servers and other network and computing equipment. Due to the high and complex technical set-up specifications, leases are usually longer (upwards of five years). Properties that support the digital economy have attracted a lot of demand over the past few years. New technologies such as artificial intelligence, virtual reality, and autonomous vehicles will prove a tailwind over the coming years. Since data first became available (January 2016), data centers have outperformed the REITs benchmark by almost 60 percentage points (Chart 44). The pandemic has accelerated those trends, as social restrictions led offices, schools, and stores to close. This led to an increase in internet traffic and data creation. Estimates by OpenValut show that broadband usage increased by 51% in 2020 compared to 2019, partly due to remote learning and teleworking. Demand for data centers is expected to continue to grow. Fundamentals for the sector remain supportive: The cap rate – albeit now lower than post the GFC– is still near that of the broad benchmark (Chart 45, panel 1) and both NOI and FFO continue to grow (panels 2 & 3). Chart 44Sectors Supporting A Digitalized Economy Will Be Long-Term Outperfomers Sectors Supporting A Digitalized Economy Will Be Long-Term Outperfomers Sectors Supporting A Digitalized Economy Will Be Long-Term Outperfomers Chart 45...Supporting Fundamentals' Growth ...Supporting Fundamentals' Growth ...Supporting Fundamentals' Growth     Bottom Line: Internet traffic remains the primary driver of the performance of data-center REITs. The move towards a more digitalized economy is likely to prove a tailwind for the sector. This should also immunize the sector over the economic cycle as dependence on data increases structurally. A new normal in remote working and learning, as well as continued investment in new technologies, support an allocation to the sector.     Industrial Technological advances, particularly the rise of e-commerce, have also helped the industrial sector, increasing the need for logistics and fulfillment centers. Research by Prologis shows that e-commerce requires more than 3x the logistics space of brick-and-mortar sales. That is why investment in the sector has been rising over the past decade (Chart 46). Demand shows no signs of cooling: The occupancy rate of industrial REITs is at an all-time high, 4 percentage points higher than its 20-year average (Chart 47). Rental growth for industrial properties – particularly down the value chain closer to the end-consumer – has been robust due to the scarcity of permittable land. Chart 46Increased Demand For Warehouses Has Translated Into More CAPEX... Increased Demand For Warehouses Has Translated Into More CAPEX... Increased Demand For Warehouses Has Translated Into More CAPEX... Chart 47...And Pushed Up Occupancy Rates ...And Pushed Up Occupancy Rates ...And Pushed Up Occupancy Rates   The pandemic has also revealed how vulnerable current supply chains are and has accelerated a trend BCA Research has highlighted for years: The decline of globalization. Going forward, companies will move to reshore some of their production to gain greater control over supply chains (Chart 48). This will amplify the need for industrial space. Bottom Line: We expect the industrial sector to continue to outperform the broad REITs market, supported by continued investment in fulfillment and logistics centers. Fundamentals remain strong: Same-store NOI is growing at over 6% a year, and acquisitions have increased, with more than $5.5 billion over the past four quarters (Chart 49). The industrial sector has been one of the quickest to revive projects put on hold during the pandemic, with the development pipeline as of Q3 2021 34% higher than in Q4 2019. Chart 48The End Of Globalization, And Supply Chain Reshoring Will Increase The Need For Industrial Space The End Of Globalization, And Supply Chain Reshoring Will Increase The Need For Industrial Space The End Of Globalization, And Supply Chain Reshoring Will Increase The Need For Industrial Space Chart 49Increased M&A Activity In The Industrial Sector Increased M&A Activity In The Industrial Sector Increased M&A Activity In The Industrial Sector Amr Hanafy Senior Analyst Amrh@bcaresearch.com Footnotes 1  All-equity REITs refer to equity REITs plus infrastructure and timberland REITs. 2  Free-standing REITs own stand-alone properties away from malls and are a subsector of the retail sector. 3 This does not include those whose telework was unrelated to the pandemic, such as those who worked entirely from home prior to the pandemic. 4 Jonathan I. Dingel and Brent Neiman, "How Many Jobs Can Be Done At Home?" NBER Working Paper No. 26948, April 2020.

Dear Clients, Next week, in addition to sending you the China Macro And Market Review, we will be presenting our 2022 outlook on China at our last webcasts of the year “China 2021 Key Views: A Challenging Balancing Act”. The webcasts will be held Wednesday, December 15 at 10:00 am EDT (English) and Thursday, December 16 at 9:00 am HKT (Mandarin). Best regards, Jing Sima China Strategist   Highlights China’s policymakers are balancing between staying the course with structural reforms and stabilizing the economy. This carefully calibrated approach means that Beijing will only initiate piecemeal policy easing in the near term. China will ramp up investment in the new economy, which is too small to fully offset the drag on the aggregate economy from weakening old economy sectors. In the next three to six months, the economy will deteriorate further, but Beijing will only press the stimulus accelerator harder if their pressure points are breached. A zero-tolerance policy towards COVID will be maintained for the foreseeable future. Uncertainties surrounding the Omicron variant will reinforce this approach. The common prosperity policy initiative will likely accelerate ahead of the 20th National Congress of the Chinese Communist Party (NCCCP) in the fall of 2022. While the plan will ultimately benefit income and consumption for the majority of Chinese households, the uncertainties surrounding impending tax reforms will curb demand for housing and luxury goods in the short term. We remain underweight Chinese stocks. Prices for onshore stocks will likely fall in the next three to six months when the market starts to price in lower-than-expected economic growth and disappointing stimulus. Selloffs in the first half of 2022 may present an opportunity to turn positive on onshore stocks in absolute terms. We will turn bullish on Chinese stocks relative to global equities only when credit expansion overshoots weakness in the economy, which has a low likelihood. We continue to favor onshore stocks versus offshore within a Chinese equity portfolio. Tensions between the US and China may intensify leading up to the political events next year. Chinese offshore stocks, highly concentrated in internet companies, still face the risks of being caught in both geopolitical crossfires and domestic regulatory pressures. Feature China’s economy slowed significantly in 2H21, with the extent of policy tightening and magnitude of the decline in growth much larger than global investors expected. As we forecasted in our last year’s Key Views report, 2021 marked the beginning of a new era in which policymakers would switch gears from building a "moderately prosperous society" to becoming a "great modern socialist nation”.The pivot means that officials would tolerate slower economic growth, implement tougher financial and industry regulations, and accelerate structural reforms. On the cusp of 2022, we are cautious about the willingness of China’s top leadership to initiate large-scale policy easing. Even though policy tone has shifted to a more pro-growth bias, authorities are still trying to replace old economic drivers with the new economy sectors. Furthermore, they are struggling to maintain a delicate balance between boosting short-term growth and maintaining long-term reforms goals. As a result, their policies are sending mixed signals. As seen in 2018 and 2019, the policymakers’ reluctance to activate a full-scale stimulus does not bode well for global commodity prices. Chinese onshore stocks underperformed their global counterparts during the 2018-19 period.  Chinese stocks will face nontrivial headwinds in the coming months and warrant a cautious stance until more stimulus is introduced and the macro picture begins to meaningfully improve. The main themes in our outlook for 2022 are discussed below. Key View #1: Balancing Between The Old And New Economies Despite a recent pro-growth bias in the policy tone, the speed of easing has been incremental and the magnitude piecemeal. Moreover, authorities are telegraphing policy support in new economy sectors (such as high tech and clean energy), while only somewhat loosening restrictions in old economy sectors (mainly property and infrastructure).  Chart 1Current Easing Path Is Looking A Lot Like In 2018/19 Current Easing Path Is Looking A Lot Like In 2018/19 Current Easing Path Is Looking A Lot Like In 2018/19 China’s policy framework has shifted since late 2017 as we noted in previous reports. The top leadership is more determined to stay the course with reforms and tolerate slower growth in the old economy. Our BCA Li Keqiang Leading Indicator highlights policymakers’ carefully calibrated policy actions to avoid a dramatic overshoot of credit growth; these actions are consistent with 2018/19 and starkly contrast with policy frameworks in 2012 and 2015. Monetary conditions have meaningfully eased, but the rebound in money supply and credit growth has lagged and is muted due to heightened regulatory oversight (Chart 1).  Investors should keep low expectations about the policymakers’ willingness to boost growth in old economy sectors. The easing of restrictions in property sector – from prompting banks to resume lending to qualified homebuyers and developers, to allowing funding for developers to acquire distressed real estate assets – are steps to alleviate an escalating risk of widespread bankruptcies among real estate developers. However, regulators have not changed the direction of their structural policies. Funding constraints placed on both developers and banks since last August remain intact. Banks still need to meet the “two red lines” that set the upper limit on the portion of their lending to the property sector, while developers must bring their leverage ratios below the “three red lines” by end-2023. Maintaining these binding constraints on developers and banks will continue to weigh on the housing market in the coming years. The recent easing may reduce the intensity of funding constraints, but the banks will be extremely cautious to extend lending to a broad range of developers. Aggressive crackdowns on property market speculation in the past 12 months has fundamentally shifted both developers’ and consumers’ expectations for future home prices. Growth in home sales and new projects dropped to their 2015 lows, while current real estate inventories are comparable to 2015 highs (Chart 2). Therefore, unless regulators are willing to initiate more aggressive policy boosts, such as cutting mortgage rates and/or providing government funds to monetize inventory excesses in the housing market, the current easing measures probably will not revive sentiment in the property market. Thus, odds are that the property market downtrend will extend through 2022 (Chart 3). Chart 2Downward Momentum In Property Market Comparable To 2015 Downward Momentum In Property Market Comparable To 2015 Downward Momentum In Property Market Comparable To 2015 Chart 3Policymakers Will Have To Allow Significant Re-leveraging To Revive The Market Policymakers Will Have To Allow Significant Re-leveraging To Revive The Market Policymakers Will Have To Allow Significant Re-leveraging To Revive The Market Chart 4Key Indicators Show Weak Signs Of Revival In Infrastructure Spending Key Indicators Show Weak Signs Of Revival In Infrastructure Spending Key Indicators Show Weak Signs Of Revival In Infrastructure Spending We expect some modest increase in infrastructure spending next year from the meager 0.7% growth in 2021, but we are skeptical that policymakers will allow any substantial rebound. Shadow banking activity and infrastructure project approval, two key indicators we monitor for signs of a meaningful easing in infrastructure spending, show little improvement (Chart 4). Our outlook for infrastructure investment is based on the following: Since 2017 policymakers have assumed a much more hawkish approach toward reducing investment in the capital-intensive and unproductive old economic sectors. Next year’s 20th NCCCP will not fundamentally change this policy setting. The 19th NCCCP in late 2017 deviated from the past; infrastructure investment growth downshifted following the event, whereas significant spending boosts had followed previous NCCCPs (Chart 5). Beijing adhered to its structural downshift in infrastructure spending even during the 2018/19 US-China trade war and after last year’s pandemic-induced economic contraction. Chart 5Infrastructure Investment Shifted To A Lower Gear Following The 19th NCCCP Infrastructure Investment Shifted To A Lower Gear Following The 19th NCCCP Infrastructure Investment Shifted To A Lower Gear Following The 19th NCCCP Chart 6 Secondly, government spending since 2017 has tilted towards social welfare over building “bridges to nowhere”, a meaningful change from the past and in keeping with President Xi Jinping’s political priorities (Chart 6). The trend will likely continue next year because local governments need to maintain large social welfare budgets to counter the economic impact of the prolonged domestic battle against COVID. Local government revenues, on the other hand, will be reduced due to slumping land sales. Thirdly, there has been strong policy guidance by the central government to shift investment to the new economy sectors and away from traditional infrastructure projects. The PBoC in early November launched the carbon emission reduction facility (CERF) to offer low interest loans to financial institutions that help firms cut carbon emissions. Chart 7 China’s new economy sectors have experienced rapid growth in recent years, but in the short-term, infrastructure spending in those sectors will not fully offset a reduction in traditional infrastructure (Chart 7). The combined spending in tech infrastructure (including information transmission such as 5G technology and services) and green energy stood at RMB1.6 trillion last year, compared with the RMB19 trillion investment in traditional infrastructure and RMB14 trillion in the real estate sector. Bottom Line: Beijing will continue to push for investment in new economy sectors since the leadership is determined to reduce dependency on unproductive segments of the economy. Even as the economy slows, they will be reluctant to ramp up leverage and channel capital to the old economy sectors. Unfortunately, the small size of the new economy’s sectors versus the old economy will inhibit their ability to stabilize and accelerate economic growth via these policies. Key View #2: The Pressure Points We do not think Beijing will allow the economy to freefall past the “point of no return”.  The economy still needs to grow by 4.5-5.0% per annum between 2021 and 2035 to achieve the target of doubling GDP by 2035 (Chart 8A and 8B). Chart 8AThe Structural Downshift In Chinese Growth Will Continue… The Structural Downshift In Chinese Growth Will Continue… The Structural Downshift In Chinese Growth Will Continue… Chart 8B...But A 5%+/- Rate Of Growth Will Keep China Well On Track Of Doubling Its GDP By 2035 ...But A 5%+/- Rate Of Growth Will Keep China Well On Track Of Doubling Its GDP By 2035 ...But A 5%+/- Rate Of Growth Will Keep China Well On Track Of Doubling Its GDP By 2035 Investors should watch the following pressure points to assess whether China’s leaders will feel the urgency to turn policy to outright reflationary: A collapse in onshore financial market prices. China’s economic fundamentals will weaken further in the next three to six months and the risks to Chinese equity prices are on the downside. However, the odds are still low that the onshore equity, bond and currency markets will plunge as in 2015. Onshore stocks are cheaper than during the height of their 2015 boom-bust cycle, margin trading remains well below its 2015 level and economic fundamentals are stronger (Chart 9). Selloffs by global investors in China’s offshore equity and high-yield bond markets have not triggered much panic in the onshore markets and, therefore, will not drive Beijing to change its macro policy (Chart 10). Chart 9Valuations In Chinese Stocks Are Not As Extreme As In 2015 Valuations In Chinese Stocks Are Not As Extreme As In 2015 Valuations In Chinese Stocks Are Not As Extreme As In 2015 Chart 10Onshore Markets Have Been Relatively Calm Onshore Markets Have Been Relatively Calm Onshore Markets Have Been Relatively Calm Chart 11China/US Growth Rates In 2022 Will Be Uncomfortably Close, Based On IMF Forecasts China/US Growth Rates In 2022 Will Be Uncomfortably Close, Based On IMF Forecasts China/US Growth Rates In 2022 Will Be Uncomfortably Close, Based On IMF Forecasts Narrowing growth differentials between China and the US. In the IMF’s October World Economic Outlook, economic growth in 2022 for China and the US is projected at 5.6% and 5.2%, respectively. The forecast suggests that next year the growth differential between the two largest economies will be narrowed to less than one percentage point, rarely seen in China’s post-reform history (Chart 11). Notably, the most recent Bloomberg consensus estimate for the 2022 US real GDP growth is much lower at 3.9%, whereas China is expected to grow by 5.3% and in line with the IMF forecast. We do not suggest that Beijing will make its policy decisions based on these growth projections. Rather, we expect that if China’s growth in 1H22 falls behind that in the US, Chinese policymakers will feel an urgency to stimulate the economy and show a better economic scorecard ahead of the all-important 20th NCCCP next fall.  Rising unemployment. Current data shows a mixed picture. Unemployment rates have been falling in all age groups (Chart 12). Demand for labor in urban areas, on the other hand, has been shrinking (Chart 13). The employment subindex in China’s service PMIs has also been dropping. Our view is that the resilient export/manufacturing sector has provided strong support to employment this year, while the labor supply in urban areas has been sluggish due to tighter travel restrictions and frequent regional lockdowns. The combination of strong manufacturing demand for labor and a lack of supply has reduced excesses in the labor market and the urgency to stimulate the economy (Chart 13, bottom panels). However, the picture could change if China’s exports start to slow into next year. Chart 12China's Unemployment Rate Is Falling... China's Unemployment Rate Is Falling... China's Unemployment Rate Is Falling... Chart 13...But Demand For Labor Is Also Falling ...But Demand For Labor Is Also Falling ...But Demand For Labor Is Also Falling Bottom Line: In the coming year, investors should watch for three pressure points that may trigger more forceful growth-supporting actions from policymakers: the onshore financial markets, economic growth differentials between the US and China, and labor market dynamics. Key View #3: The Exit Strategy Chart 14Service Sector Activities Have Been Restricted By Domestic Covid Cases And Frequent Lockdowns Service Sector Activities Have Been Restricted By Domestic Covid Cases And Frequent Lockdowns Service Sector Activities Have Been Restricted By Domestic Covid Cases And Frequent Lockdowns China will not completely lift its zero-tolerance policy toward COVID in the coming year. We will likely see tightened domestic preventive measures leading to the Beijing Olympics in February and the NCCCP in October. The zero-tolerance policy cannot be sustained in the long run; China’s stringent counter-COVID measures have created a stop-and-go pattern in China’s service sector, which has taken a toll on household consumption (Chart 14). As such, Chinese policymakers will face a trade-off between hefty economic costs from its current counter-COVID measures, and the potential social costs and risks if there is a dramatic increase in domestic COVID cases. China is estimated to have fully vaccinated more than 80% of its citizens and is close to launching its own mRNA vaccine next year to be used as a booster shot. However, the inoculation rate will likely matter less to Beijing’s decision to relax its draconian approach towards COVID given the emergence of the virulent Omicron variant. Recent statement by China's top respiratory experts suggests that China will return to normalcy if fatality rate of COVID-19 drops to around 0.1%, and when R0 (the virus reproduction ratio) sits between 1 and 1.5. A more important factor that could influence Beijing’s decision is the development and effectiveness of anti-viral drug treatments. Pfizer recently announced that its anti-viral oral drug Paxlovid can reduce the hospitalization and death rates by 89% if taken within three days of the onset of symptoms. The drug-maker has announced its intention to produce enough of the medication to treat 50 million people in 2022. China’s Tsinghua University has also developed an antibody combination drug that may reduce hospitalization and mortality by 78% and is expected to be approved by Chinese regulators within this year.  Beijing’s decision to abandon its zero-tolerance policy, therefore, will be based on the combined effectiveness of both vaccines and treatments. If clinical trials prove that the new antiviral drugs are effective in treating COVID patients, combined with China’s aggressive rollout of booster shots, then Beijing may incrementally relax its COVID containment measures by late 2022 or early 2023.  Bottom Line: China will not loosen its zero-tolerance policy until a combination of vaccines and treatments proves to be effective against COVID. Key View #4: Common Prosperity Will Gather Steam We expect the notion of common prosperity espoused by President Xi Jinping to gain momentum ahead of the 20th NCCCP. Beijing will likely roll out measures to support consumption, particularly for low-income households. At the same time, there is a high possibility that policymakers will introduce taxes on luxury goods and accelerate the legislative process on real estate taxes. Chart 15The Slump In Property Market Will Likely Be An Extended One The Slump In Property Market Will Likely Be An Extended One The Slump In Property Market Will Likely Be An Extended One The property market will remain in a limbo in 2022. In the near term, potential homebuyers will likely maintain their wait-and-see attitude before details of real estate taxes are disclosed. Home sales will remain in contraction despite improved mortgage lending conditions (Chart 15). Consumption taxes are expected to increase, targeting consumer discretionary and/or luxury goods. Chinese consumption of luxury goods benefited from government pro-growth measures last year, flush liquidity in the market and global travel restrictions. Meanwhile, growth in aggregate household income and consumption has been lackluster. President Xi Jinping’s common prosperity policy initiative is intended to narrow the income and wealth gap between the rich and poor. Moreover, empirical studies show that the marginal propensity to consume among lower- and middle-income groups, which account for more than 80% of China’s total population, is significantly higher than that of high-income groups. We expect more support for lower income groups as Beijing looks to stabilize the economy and narrow the wealth gap. Bottom Line: There is a high probability that policymakers will introduce taxes on the consumption of luxury goods and initiate the legislative process on real estate taxes in the next 12 months. Investment Conclusions Chinese stocks in both the onshore and offshore markets have cheapened relative to global equities. However, in absolute terms onshore stocks are not unduly cheap and offshore stocks are cheap for a reason (Chart 16). We remain defensive in our investment strategy for Chinese stocks in the next two quarters, given the headwinds facing the onshore and offshore markets. We do not rule out the possibility that China’s authorities will stimulate more forcefully in the next 12 months. However, for Chinese policymakers to ramp up leverage again, the near-term dynamics in the country’s economic cycle will have to significantly worsen. Chinese stocks will sell off in this scenario, but the selloff will provide investors with a good buying opportunity in the expectation of a more decisive stimulus (Chart 17). Chart 16Chinese Onshore Stocks Are Not Particularly Cheap, While Offshore Stocks Are Cheap For A Reason Chinese Onshore Stocks Are Not Particularly Cheap, While Offshore Stocks Are Cheap For A Reason Chinese Onshore Stocks Are Not Particularly Cheap, While Offshore Stocks Are Cheap For A Reason Chart 17Selloff Risks Are High Before The Economy Stabilizes Selloff Risks Are High Before The Economy Stabilizes Selloff Risks Are High Before The Economy Stabilizes Chart 18A Deja Vu Of 2018-2019? A Deja Vu Of 2018-2019? A Deja Vu Of 2018-2019? If the economy slows in an orderly and gradual manner, then there is a slim chance that policymakers will allow an overshoot in stimulus. The Politburo meeting on Monday sent a stronger pro-growth message, the PBoC cut the reserve requirement ratio (RRR) rate by 50bps, and regulators will likely allow a front-loading of local government special-purpose bonds in Q1 next year. However, based on the lessons learned in 2019, regulators can be quick to scale back policy support if they see there is a risk of overshooting in credit expansion (Chart 18). The measured stimulus during the 2018-2019 period did not bode well for Chinese stocks or global commodity prices (Chart 19A and 19B). Meanwhile, we do not think the recent selloff in offshore stocks provided good buying opportunities. In the next 6 to 12 months, any tactical rebound in Chinese investable stocks will present a good selling point. Chart 19AChina's Measured Stimulus In 2018-2019 Did Not Bode Well For Global Commodity Prices China's Measured Stimulus In 2018-2019 Did Not Bode Well For Global Commodity Prices China's Measured Stimulus In 2018-2019 Did Not Bode Well For Global Commodity Prices Chart 19BChinese Stocks Underperformed In 2018-2019 Chinese Stocks Underperformed In 2018-2019 Chinese Stocks Underperformed In 2018-2019 Investable stocks, highly concentrated in China’s internet companies, are caught in domestic regulatory clampdowns and geopolitical crossfires. We expect tensions between China and the US to intensify in 2022 in light of next fall’s 20th NCCCP in China and mid-term elections in the US. Furthermore, Didi Global’s decision to delist from the New York Stock Exchange last week highlights that both China and the US are unanimous in their efforts (although for different reasons) to remove Chinese firms from US bourses. Risks associated with future delisting of Chinese firms will continue to depress the valuations of Chinese technology stocks.   Jing Sima China Strategist jings@bcaresearch.com Market/Sector Recommendations Cyclical Investment Stance

Highlights Financial markets in both mainstream EM and China are undergoing an adjustment that is not yet complete. EM equity and currency valuations are neutral. When valuations are neutral, the profit and liquidity cycles become the key drivers of share prices. Both these factors are currently headwinds to equity prices. Our investment strategy is to remain defensive going into the new year. Yet, the longer-term outlook is brighter. We see with high odds that the first half of the year will present an opportunity to turn positive on EM assets in absolute terms, and upgrade EM versus DM within global equity and fixed-income portfolios. Our checklist of fundamental factors that will cause us to turn bullish on EM and China include: (1) significant stimulus in China leading to a strong recovery in its credit impulse; (2) a rollover in Latin America’s core inflation that will open the door for monetary policy easing in these economies; and (3) the Fed abandoning its plans to hike rates, creating conditions for durable US dollar weakness. Feature Introduction: Beyond Omicron There is low visibility regarding the Omicron variant of the COVID-19 virus’s impact on societies and economies. We do not pretend to be experts in virology and on pandemics. So, in this 2022 outlook, we will focus on the macro fundamentals that go beyond Omicron. If the latter proves to be very disruptive for many economies, EM risk assets will sell off materially in the coming weeks. If Omicron proves to be a non-issue, macro fundamentals will prevail. In this case (and if our analysis is correct) EM risk assets will still fare poorly, at least in the early months of 2022. Chart 1The EM Selloff Has Been Occurring Since February 2021 The EM Selloff Has Been Occurring Since February 2021 The EM Selloff Has Been Occurring Since February 2021 Notably, the cross rate between the Swedish krona and Swiss franc correlates well with EM share prices and both had already been falling well before Omicron arrived (Chart 1). Overall, our investment strategy is to remain defensive going into the new year. Nevertheless, odds are significant that in H1 2022 there will be a buying opportunity in EM assets in absolute terms, and a better entry point to upgrade EM relative to DM within global equity and fixed-income portfolios. China’s Business Cycle And Macro Policy Will China ease policy substantially? It depends on how bad the economy, financial markets and business/consumer sentiment get. Beijing has already initiated piecemeal monetary and fiscal easing. However, if the growth slowdown is gradual and orderly, and financial markets do not panic, then policy easing will be measured. On the contrary, if growth tumbles sharply, business and consumer confidence deteriorate markedly and onshore share prices sell off hard, then policymakers will accelerate the stimulus. In a nutshell, substantial policy easing is not likely unless Chinese onshore stocks experience a meaningful deterioration. In the meantime, the Mainland economy will continue disappointing, and the path of least resistance for China-related plays is down: The annual change in excess reserves – that PBOC injects into the banking system – leads the credit impulse by six months (Chart 2, top panel). The former has stabilized but has not yet turned up. Hence, in the near term, the credit impulse will be stabilizing at very low levels but will not revive materially until spring 2022. This entails more growth disappointments in China’s old economy (Chart 2, bottom panel). In turn, the average of the manufacturing PMI’s new orders and backlog of orders series heralds more downside in EM non-TMT share prices (Chart 3). Chart 2China: An Economic Revival Is Not Imminent China: An Economic Revival Is Not Imminent China: An Economic Revival Is Not Imminent Chart 3EM Non-TMT Stocks Remain At Risk EM Non-TMT Stocks Remain At Risk EM Non-TMT Stocks Remain At Risk Property construction will not recover quickly. Marginal easing of real estate regulations and restrictions will not be sufficient to revive animal spirits among property developers and buyers. As we argued in a recent special report on the property market, real estate in China benefited from the biggest carry trade in the world over the past decade. With borrowing costs below the pace of house price appreciation, property developers in China have done what any business would do: they borrowed as much as they could and accumulated real estate assets in the forms of land, incomplete construction, and completed but unsold properties. Chart 4The Carry Trade In China's Real Estate The Carry Trade In China's Real Estate The Carry Trade In China's Real Estate The top panel of Chart 4 illustrates that developers have been starting many more projects than they have been completing. As a result, their unfinished construction has ballooned (Chart 4, bottom panel). Such a business model was profitable since developers’ borrowing costs were below the pace of real estate asset price appreciation. This dynamic will reverse going forward: real estate asset price appreciation will be below developers’ borrowing costs. Thus, property developers have every incentive to shed their assets as quickly as possible. This will discourage new land investment and new construction. In brief, odds are rising that the property market downtrend will be an extended one. In 2015, when property inventories swelled (Chart 4, bottom panel), it took outright monetization of residential properties by the PBOC through the PSL program1 to revive real estate demand and construction. Currently, anything short of aggressive monetization or a very large policy boost will be insufficient to reignite property market sentiment. Thus, the real estate market will continue to struggle. Chart 5 illustrates that real estate developer financing has dried up, heralding a significant contraction in floor space completion, i.e., construction activity. This will weigh on industrial commodities (Chart 5, bottom panel). Even if the government approves a larger special bond quota for local governments, traditional infrastructure spending is unlikely to accelerate meaningfully (Chart 6). The basis is that local governments will continue facing financing constraints from an ongoing slump in their land sales. The RMB 3.65 trillion special bond issuance quota in 2021 accounted for only 18% of local government on- and off-budget revenues. Meanwhile, land sales by local governments account for 40% of their on- and off-budget revenues. As the property market travails continue, local governments will not be able to materially increase traditional infrastructure spending.  Chart 5Less Funding = Less Completions = Less Commodity Demand Less Funding = Less Completions = Less Commodity Demand Less Funding = Less Completions = Less Commodity Demand Chart 6China: Traditional Infrastructure Has Been Weak China: Traditional Infrastructure Has Been Weak China: Traditional Infrastructure Has Been Weak In sum, the Chinese economy has developed formidable downward momentum that will not be easy to reverse. That said, authorities will likely begin injecting more stimulus in 2022 to secure a stable economy and financial markets in the second half of 2022, ahead of the important Party Congress. Bottom Line: The slowdown in the Chinese old economy will continue for now with negative ramifications for China-related financial markets. A buying opportunity for China plays leveraged to its old economy is likely sometime in 2022. Chinese Internet Stocks Chart 7Chinese Internet Stocks Are Not Cheap Chinese Internet Stocks Are Not Cheap Chinese Internet Stocks Are Not Cheap The outlook for Chinese TMT stocks remains uninspiring. We maintain that the regulatory changes affecting Chinese internet stocks are structural rather than cyclical in nature. There could be periods when the pace of regulatory clampdown eases, but these regulations will not be rolled back in any meaningful way. While Chinese platform companies’ equity valuations have already de-rated, these stocks are not cheap: their trailing and forward P/E ratios stand at 35 and 30, respectively (Chart 7). Their multiples will compress further for the following reasons: Their business models have to change because of regulatory requirements. Higher uncertainty about their future business models currently entails a higher equity risk premium. Authorities will cap these companies’ profitability like regulators do with monopolies and oligopolies, which heralds a lower return on equity. In addition, in line with the common prosperity policy, these companies will perform social duties – redistributing profits from shareholders to the society. All these will lower their profitability, warranting permanently lower multiples than those in the past 10 years. Beijing’s involvement in their management and the prioritization of national and geopolitical objectives over shareholder interests will lead foreign investors to dis-invest from these companies. Some large companies face non-trivial risks of delisting from the US. Last week, Beijing reportedly asked Didi to delist from the US due to concerns over its data security. For very different reasons, US and Chinese authorities do not want Chinese companies to be listed in the US. And when Chinese and US authorities do not want to see some of these stocks listed in the US, they will not be. Odds are rising that a few of them might be delisted in the coming years. In such a scenario, US institutional investors will offload their holdings of these companies. Chart 8China: Online Retail Sales Have Slowed Down China: Online Retail Sales Have Slowed Down China: Online Retail Sales Have Slowed Down In addition to the risk to multiples, these internet companies’ profits are also under threat. Chart 8 shows that online retail sales of goods and services have been lackluster compared to their torrid pace in the past 10 years. Bottom Line: The path of least resistance for Chinese internet/platform share prices remains down. Mainstream EM Economies In the majority of EM economies ex-China, Korea and Taiwan (herein referred to as mainstream EM), domestic demand will remain in the doldrums in H1 2022: Monetary policy has tightened in Latin America and Russia while real interest rates are elevated/restrictive in the ASEAN region. In countries where central banks have been hiking rates, domestic demand is bound to decelerate (Chart 9, top panel). In fact, domestic demand remains below pre-pandemic levels in many mainstream EMs (Chart 9, bottom panel). Rate hikes and/or high borrowing costs in real terms will continue to weigh on money and credit growth. The annual growth rates of broad money and bank loans have already reached record lows in both nominal and real terms (Chart 10). These are equity market-weighted aggregates for EM ex-China, Korea and Taiwan. Chart 9Mainstream EM: Domestic Demand Is At Risk Of A Relapse Mainstream EM: Domestic Demand Is At Risk Of A Relapse Mainstream EM: Domestic Demand Is At Risk Of A Relapse Chart 10Mainstream EM: Tepid Money And Credit Growth Mainstream EM: Tepid Money And Credit Growth Mainstream EM: Tepid Money And Credit Growth Chart 11Mainstream EM: No Fiscal Reprieve In 2022 Mainstream EM: No Fiscal Reprieve In 2022 Mainstream EM: No Fiscal Reprieve In 2022 For the same universe, the fiscal thrust in 2022 will be around -1% of GDP (Chart 11). Chart 12 illustrates the 2022 fiscal thrust – defined as the yearly change in the cyclically adjusted budget deficit – for individual countries. Only Turkey is projected to have a small positive fiscal thrust next year. Chart 12 The slowdown in China’s old economy will weigh on Asian economies and commodity producers elsewhere. Table 1 demonstrates that China is the top destination for Asian and commodity producing economies’ exports. Finally, political uncertainty and volatility will remain high in Latin America while geopolitical tensions will linger and escalate from time to time around Russia and Taiwan. We do not think political and geopolitical risks are fully reflected in these financial markets. This leaves these bourses vulnerable to these risks. Bottom Line: Economic growth in mainstream EM economies will disappoint, at least in H1 2022. What We Are Looking To Turn Bullish On EM Assets? Equities: A combination of the following will make us consider issuing a buy recommendation on EM equities: Significant stimulus in China leading to a strong recovery in its credit impulse (shown in Chart 2 above). A rollover in Latin America’s core inflation that will open the door for monetary policy easing in these economies. Regarding indicators, we would need to see all three of the following: EM M1 growth accelerates (Chart 13) Analysts’ net EPS expectations drop to their previous lows (Chart 14) Investor sentiment on EM equities declines to its previous lows (Chart 15). EM equity valuations are neutral in absolute terms. When valuations are neutral, share prices could rise or fall. In these cases, the profit cycle is the key driver of share prices. EM equity market cap-weighted narrow money (M1) growth suggests that EM EPS growth will decelerate well into 2022 (Chart 13 above). Such a profit slump is not yet priced in according to Chart 14. Chart 13An EM Profit Slump Is Imminent An EM Profit Slump Is Imminent An EM Profit Slump Is Imminent Chart 14Analysts Are Not Pricing In An EM Profit Slump Analysts Are Not Pricing In An EM Profit Slump Analysts Are Not Pricing In An EM Profit Slump Chart 15Investor Sentiment On EM Stocks Is Not Downbeat Investor Sentiment On EM Stocks Is Not Downbeat Investor Sentiment On EM Stocks Is Not Downbeat Chart 16Mainstream EM Currencies: Spot And Total Return Indexes Mainstream EM Currencies: Spot And Total Return Indexes Mainstream EM Currencies: Spot And Total Return Indexes Exchange Rates: The mainstream EM equity market cap-weighted currency spot rate versus the US dollar is not far from its 2020 spring lows. On a total return basis – when carry is taken into account – mainstream EM currencies are still above their March 2020 lows (Chart 16). Chart 17Mainstream EM: Real Effective Exchange Rates Mainstream EM: Real Effective Exchange Rates Mainstream EM: Real Effective Exchange Rates Critically, EM currencies are not particularly cheap (Chart 17). Given the lingering headwinds, they are likely to depreciate further. The mainstream EM aggregate real effective exchange rate will likely drop to one or two standard deviations below its mean before these currencies find a bottom (Chart 17). Barring a scenario in which the Omicron variant becomes a major drag on the US economy, the Federal Reserve will maintain its recent hawkish rhetoric due to rising core US inflation. This will support the US dollar and weigh on EM currencies. If Omicron produces a major selloff in financial markets, EM currencies will depreciate. In a nutshell, weak domestic demand and return on capital, political volatility, a slowdown in China and potentially lower commodity prices will all continue depressing EM currencies in the early months of 2022. In the following section about local rates, we list signposts that will make us turn positive on EM currencies Local Rates: EM local rates have gone up a great deal and they offer good value. However, as long as EM currencies do not find a floor, interest rates in high-yield local bond markets will not decline. Critically, US dollar returns on EM local currency bonds are primarily determined by exchange rates. Hence, a buying opportunity for international investors in EM high-yield local bonds will coincide with a bottom in their currencies. We recommend turning positive on mainstream EM currencies versus the US dollar if two out of these three conditions are met: The Fed abandons its intention to hike rates. Significant stimulus in China leading to a strong recovery in its credit impulse Mainstream EM’s aggregate real effective exchange rate drops more than one standard deviation below its mean (Chart 17). Chart 18EM Credit Spreads Are Driven By The EM Business Cycle And Currencies EM Credit Spreads Are Driven By The EM Business Cycle And Currencies EM Credit Spreads Are Driven By The EM Business Cycle And Currencies Credit Markets: As we discussed in a report published earlier this year titled A Primer on EM USD Bonds, the two key drivers of EM sovereign and corporate credit spreads are economic growth and the exchange rate (Chart 18). A positive turn on the EM/China business cycles and their currencies will make us immediately bullish on EM sovereign credit. As for high-yield Chinese USD property developers’ bonds, they are not a buy given their extremely high indebtedness and the dismal outlook for real estate. Investment Strategy Odds are that there will be a buying opportunity in EM equities, fixed income and currencies in 2022. The checklists we highlighted above outline what we will be monitoring to make us turn positive on EM equities, local rates, exchange rates and credit. Our current investment stance is as follows: There is likely to be more downside in EM equities in absolute terms. They will also continue underperforming their DM peers. We downgraded EM equities from neutral to underweight on March 25, 2021 and this strategy remains intact. Within the EM benchmark, our overweights are Korea, Singapore, China (favoring A shares over investable stocks), Vietnam, Russia, central Europe and Mexico. Our equity underweights are Brazil, Chile, Peru, Colombia, South Africa, Turkey and Indonesia. We recommend a neutral allocation to all other bourses in mainstream EM. A word on India, Korea and Mexico is warranted. We will publish a report on India next week. Concerning our overweight in the Korean bourse, lower DRAM prices and China’s slowdown have weighed on its performance in 2021 (Chart 19). However, weakness in semiconductor prices will prove to be short lived as the semiconductor industry is in a structural upswing. Besides, Korea and Mexico are two countries in the EM universe that will benefit from the US industrial boom – one of our major multi-year themes. Chart 20 shows that Korea’s relative equity performance versus the overall EM benchmark closely tracks global industrials relative share prices versus global non-TMT stocks. Chart 19A Soft Spot In The DRAM Industry A Soft Spot In The DRAM Industry A Soft Spot In The DRAM Industry Chart 20Overweight The KOSPI Within The EM Equity Space Overweight The KOSPI Within The EM Equity Space Overweight The KOSPI Within The EM Equity Space The path of least resistance for EM currencies versus the US dollar is presently down. We continue to recommend shorting the following basket of EM currencies versus the US dollar: BRL, CLP, COP, PEN, ZAR, KRW, THB and PHP. Last week, we recommended adding the Indonesian rupiah to this list and today we are booking profits on the short position in TRY. The currencies that we currently favor are CNY, INR, MYR, SGD, TWD, RUB, CZK and MXN. In local rates, we have been betting on the yield curve flattening in Mexico and Russia, have been recommending receiving 10-year swap rates in China and Malaysia as well as paying 10-year rates in the Czech Republic. In the EM credit space, we continue to recommend underweighting EM versus US corporate credit, quality adjusted. As with equities, we downgraded this allocation from neutral to underweight on March 25, 2021. Within the EM credit space, we favor sovereign versus corporate credit, quality adjusted. For EM sovereign credit and domestic bond portfolios, our recommended allocations across various countries are shown in the tables enclosed below. Finally, today we are closing our volatility trades: long EM equity volatility and EM currency volatility. Both positions were initiated on February 4, 2021 and have been profitable.   Arthur Budaghyan Chief Emerging Markets Strategist arthurb@bcaresearch.com     Footnotes 1Pledged Supplementary Lending was in effect in 2014-2018: The PBOC lent at very low interest rates to the three policy banks who in turn re-lent to local governments and regional property developers (mainly in tier-2 and smaller cities). These entities then bought slums from their owners, putting cash in their hands to purchase new and better properties. Equities Recommendations Currencies, Credit And Fixed-Income Recommendations

Dear Client, We will be working on our 2022 Outlook for China, which will be published on December 8. Next week we will be sending you BCA Research’s Annual Outlook, featuring long-time BCA client Mr. X, who visits towards the end of each year to discuss the economic and financial market outlook for the year ahead. Best regards, Jing Sima China Strategist Feature In meetings with our North American clients this past week, we expressed the view that China’s economic growth is on a downward trend and easing measures have been gradual and modest in scope. Most clients agreed that China’s economy faces tremendous headwinds, however, some investors were more optimistic about the outlook for Chinese stocks in the next 6 to 12 months. Valuations in both China’s onshore and offshore equity markets have dropped to multi-year lows and macro policies have started to ease. Cheaply valued Chinese stocks should have more upside in the wake of policy support. Policy tone recently pivoted to a more growth supporting bias, but the existing easing measures will not offset the deceleration in both credit growth and domestic demand. China’s economic activity may worsen before it stabilizes in mid-2022. Moreover, China’s financial markets do not seem to have priced in the economic weakness. Therefore, in the next one to two quarters, risks to Chinese stocks are tilted toward the downside. Chart 1Chinese Stocks Will Truly Bottom When The Economy Troughs Chinese Stocks Will Truly Bottom When The Economy Troughs Chinese Stocks Will Truly Bottom When The Economy Troughs Below are some of the main questions from our meetings and our answers. Q: Policies have started to be more pro-growth. Why do you still underweight Chinese stocks? A: There are two reasons that we maintain a cautious view on Chinese stocks for at least the next six months, in both absolute terms and relative to global equities. First, we do not think that the magnitude of existing easing measures is sufficient to offset the economy’s downward momentum. Secondly, China’s business cycle lags credit growth by about six to nine months. The timing of a turnaround in the economy and stock prices may be later than investors have priced in. In short, we need to see more reflationary measures and a rebound in credit growth to have a legitimate macro fundamental basis to overweight Chinese stocks (Chart 1). Credit growth on a year-on-year basis stopped falling in October. The underlying data in credit creation, however, points to a weakening in demand for corporate loans (Chart 2). Loans to the housing sector are well below a year ago (Chart 3). Chart 2Weakening Loan Demand Weakening Loan Demand Weakening Loan Demand Chart 3Bank Loans To The Housing Sector Have Not Turned Around Bank Loans To The Housing Sector Have Not Turned Around Bank Loans To The Housing Sector Have Not Turned Around Chart 4It Will Take Time For Policy Easing To Restore Confidence In The Corporate Sector It Will Take Time For Policy Easing To Restore Confidence In The Corporate Sector It Will Take Time For Policy Easing To Restore Confidence In The Corporate Sector Despite an acceleration in local government bond issuance in October and RMB300 billion in additional bank loans to support small and medium enterprises, growth in medium- to long-term corporate loans peaked (Chart 4). In previous cycles, a rollover in corporate demand for longer-term bank lending on average lasted more than nine months, suggesting that any policy adjustments will take a while to restore confidence in the corporate sector. Without a decisive pickup in credit growth, corporate earnings growth will be at risk of deteriorating. Moreover, policy tightening since earlier this year is still working its way through the economy and major economic indicators in China continue to decline (Chart 5). We think that China’s economy is set to decelerate even more in the next several months, suggesting that earnings uncertainty will likely rise. This, combined with reactive policymakers, already slowing earnings momentum, and a downward adjustment in 12-month forward earnings, suggests that investors have not yet reached the maximum bearishness for Chinese stock prices (Chart 6). Chart 5No Signs Of Improvement In The Economy No Signs Of Improvement In The Economy No Signs Of Improvement In The Economy Chart 6The Earnings Adjustement Process Is Only Beginning The Earnings Adjustement Process Is Only Beginning The Earnings Adjustement Process Is Only Beginning   Q: What is the impact of China’s property market slowdown on the economy? Will recent policy easing stop deterioration in the real estate sector? A: Policy has been recalibrated by relaxing restrictions on mortgage lending and rules for land sales.1 However, the negative financing loop among developers, households and local governments may take longer to improve. Meanwhile, the market may underestimate the downside risks in housing-related activity in the next 6 to 12 months. Chart 7Households' Home Buying Intentions Have Plummeted Households' Home Buying Intentions Have Plummeted Households' Home Buying Intentions Have Plummeted Our view is based on the following: Home sales will likely remain in contraction in the next two quarters. Aggressive crackdowns on property market speculation in the past 12 months have fundamentally shifted consumers’ expectations for future home prices. The impending pilot property tax reform2 (details yet to be disclosed) will only encourage the wait-and-see sentiment of potential buyers. Home sales contracted by 24% in October from a year ago. In previous cycles, contractions in home sales normally lasted for more than 12 months. Moreover, the proportion of households planning to buy a house dropped to only 7.7% in Q3 2021 from 11.6% in Q4 2020 (Chart 7). Real estate developers have slashed new projects and land purchases to preserve liquidity for debt servicing (Chart 8, first and second panels). Policymakers may succeed in prompting banks to resume lending to developers in order to alleviate the escalating risk of widespread defaults. However, so far the marginal easing has failed to reverse the downward trend in bank credit to developers along with home sales (Chart 8, third and bottom panels). Funding constraints for real estate developers will probably be sustained for another six months, despite the recent easing measures. Construction activity, housing starts, and real estate investment will likely remain in doldrum at least through 1H22 (Chart 9). Chart 8Housing Activities Are Still Falling Housing Activities Are Still Falling Housing Activities Are Still Falling Chart 9Less Funding = Less Investment And Completions Less Funding = Less Investment And Completions Less Funding = Less Investment And Completions The marked reduction in land sales will impede local governments’ revenues and weigh on infrastructure investment (Chart 10). Real estate and infrastructure financing contributed 50% of the increase in total Chart 10Local Government Revenues Largely Depend On The Housing Sector Local Government Revenues Largely Depend On The Housing Sector Local Government Revenues Largely Depend On The Housing Sector social financing in 2020. Given that local governments face funding constraints from a slump in land sale incomes, policies on leverage from local government financing vehicles (LGFVs) will have to meaningfully loosen up to allow a rise in bank lending to support infrastructure investment. As discussed in previous reports, an acceleration in local government special-purpose bond issuance can only partially offset weak credit growth. Furthermore, shadow banking activity, which comprises LGFV borrowing and is highly correlated with China’s infrastructure investment growth, remains in contraction and indicates that growth in infrastructure investment is unlikely to rebound strongly (Chart 11). The sharp weakening of real estate construction activities will drag down the demand for building materials, machinery, home appliances and automobiles. Real estate accounts for about 60% of Chinese households’ wealth, thus any substantial drop in home prices will further weaken households’ propensity to consume (Chart 12). Chart 11More Easing Needed For A Meaningful Pickup In Infrastructure Investment More Easing Needed For A Meaningful Pickup In Infrastructure Investment More Easing Needed For A Meaningful Pickup In Infrastructure Investment Chart 12Falling Demand For Commodities And Consumer Goods Falling Demand For Commodities And Consumer Goods Falling Demand For Commodities And Consumer Goods Chart 13AOn The Surface Housing Inventories Are Lower Than Six Years Ago... On The Surface Housing Inventories Are Lower Than Six Years Ago... On The Surface Housing Inventories Are Lower Than Six Years Ago... There are nontrivial risks that the real estate slowdown will evolve into a downturn similar to that of 2014-15. Although the existing housing inventory is more modest than the start of the 2014/15 property downturn, developers have accumulated more debt and unfinished projects in this cycle than in the past (Charts 13A & 13B). Policymakers will have to relax property sector policies much more forcefully to prevent the downturn from intensifying. In the interim, we will likely witness more deterioration in the sector. Chart 13B...But Developers Have Built Up Massive Leverages And Hidden Inventories In The Past Three Years ...But Developers Have Built Up Massive Leverages And Hidden Inventories In the Past Three Years ...But Developers Have Built Up Massive Leverages And Hidden Inventories In the Past Three Years   Q: If the property market accounts for such a big portion of local governments’ revenues, why hasn’t the waning housing market forced policymakers to loosen restrictions? A: We think regulators have been slow to backtrack property market reforms because this year China’s fiscal deficit has narrowed from last year due to lower government spending and improved income from corporate taxes. In previous property market downturns, such as 2011/12, 2015/16 and 2019, property policy restrictions were lightened following major declines in government revenues (Chart 14). However, in 2021 China’s fiscal balance sheet has been stronger than in previous cycles; central and local governments have collected much more taxes, particularly corporate taxes, than in 2020 (Chart 15). Meanwhile, government expenditures so far this year have been lower, resulting in a large improvement in the country’s fiscal deficit (Chart 16). Chart 14Falling Gov Revenues Forced Policymakers To Backtrack Reforms In The Past... Falling Gov Revenues Forced Policymakers To Backtrack Reforms In The Past... Falling Gov Revenues Forced Policymakers To Backtrack Reforms In The Past... Chart 15...But This Year Gov Tax Revenues Have Been Strong ...But This Year Gov Tax Revenues Have Been Strong ...But This Year Gov Tax Revenues Have Been Strong Chart 16Fiscal Deficit Improved This Year Despite Falling evenues From Land Sales Fiscal Deficit Improved This Year Despite Falling evenues From Land Sales Fiscal Deficit Improved This Year Despite Falling evenues From Land Sales As discussed above, slightly loosened restrictions on land purchases by some regional governments will not restore developers’ confidence and boost the demand for land. The sharp increase in government's corporate tax collection will also start to ebb as economic growth slows and corporate profits decline. As such, even if government expenditures remain the same next year, the fiscal deficit will grow because revenues will be under substantial downward pressure. We expect that Chinese policymakers will have to take more actions to stabilize fiscal conditions. Forecasting exactly when this will occur is difficult, but a benign government balance sheet in much of this year is delaying policymakers’ response to the flagging housing market. Meantime, both policymakers and investors may be complacent about the state of the economy until the full scale of the property sector spillover risk becomes clear.   Q: Rates are low and industrial profit growth has been strong this year. Why has capex been so sluggish? A: Investment growth in the manufacturing sector has been lackluster because their profit margins have been squeezed by rising input costs. On the other hand, investment in the mining industry has been constrained by policy restrictions. An acceleration in China’s de-carbonization efforts this year has likely constrained investment in the mining sector. Even though industrial profit growth has been concentrated among the upstream industries such as mining which profits grew by a stunning 100% this year, investment in the sector was mostly flat from a year ago (Chart 17). During the first half of the year, mid- to downstream firms were caught between rising input prices and a weak recovery in domestic consumption. Manufacturing investment grew faster than the mining sector, but manufacturing profit growth only increased by about 30% year to date (Chart 18). However, we think manufacturing investment growth may improve slightly into 2022 as the sector continues to gain pricing power. Chart 17Mining Sector's Profit Growth Way Outpaced Investment Mining Sector's Profit Growth Way Outpaced Investment Mining Sector's Profit Growth Way Outpaced Investment Chart 18Manufacturing Sector Profit Growth Has Been Much More Muted Than Upstream Industries Manufacturing Sector Profit Growth Has Been Much More Muted Than Upstream Industries Manufacturing Sector Profit Growth Has Been Much More Muted Than Upstream Industries   Q: The RMB has been strong against the dollar, despite China’s maturing business cycle. What is your outlook for the RMB next year? A: The RMB exchange rate has been boosted by China’s record current account surplus, wide interest rate differentials and speculation that tension between the US and China will abate. However, all three favorable conditions supporting the RMB are in danger of reversing next year. Chart 19The RMB Has Been Appreciating Despite A Strong USD The RMB Has Been Appreciating Despite A Strong USD The RMB Has Been Appreciating Despite A Strong USD Chart 20The RMB's Appreciation Deviates From Economic Fundamentals The RMB's Appreciation Deviates From Economic Fundamentals The RMB's Appreciation Deviates From Economic Fundamentals Despite broad-based dollar strength, the CNY/USD has appreciated by 4.5% year to date (Chart 19). The RMB’s appreciation deviates from China’s economic fundamentals (Chart 20).       Strong global demand for goods has boosted Chinese exports while travel restrictions curbed foreign exchange outflows by domestic households (Chart 21). China-US real interest rate differentials have been in favor of the CNY versus USD, bringing net foreign inflows to China’s onshore bond market (Chart 22). Additionally, the recent meeting between President Joe Biden and President Xi Jinping has prompted speculation that the US will lessen tariffs on Chinese imports. Chart 21Large Current Account Surplus Large Current Account Surplus Large Current Account Surplus Chart 22Favorable Interest Rate Differentials And Strong Fund Inflows Favorable Interest Rate Differentials And Strong Fund Inflows Favorable Interest Rate Differentials And Strong Fund Inflows Chart 23China's Extremely Robust Export Growth Unlikely To Sustain In 2022 China's Extremely Robust Export Growth Unlikely To Sustain In 2022 China's Extremely Robust Export Growth Unlikely To Sustain In 2022 Chart 24A Strong RMB Does Not Bode Well For Chinese Exporters' Profits A Strong RMB Does Not Bode Well For Chinese Exporters' Profits A Strong RMB Does Not Bode Well For Chinese Exporters' Profits These factors will likely turn against the CNY next year. First, export growth will moderate as the composition of US consumption rotates from goods to services (Chart 23). Secondly, it would not be in the PBoC’s best interests to let the RMB strengthen too rapidly because an appreciating currency would be a deflationary force on China’s export and manufacturing sectors (Chart 24). While we expect policymakers to maintain their preference for a gradual approach to stimulus, we assign a high probability to a reserve requirement ratio (RRR) cut in early 2022. In this environment, Chinese bond yields will decline, which would narrow the China-US interest rate differential. Finally, while there may be some changes to US tariffs on China, it is doubtful that there would be a broad-based removal of tariffs. Chart 25The CNY/USD Will Likely Fall And Converge To Chinese Stocks' (Under)performance The CNY/USD Will Likely Fall And Converge To Chinese Stocks' (Under)performance The CNY/USD Will Likely Fall And Converge To Chinese Stocks' (Under)performance The CNY’s outperformance stands out as it marks a break from its correlation with China’s relative equity performance vis-à-vis the US (Chart 25). The signal from the currency suggests that either global equity investors are overly pessimistic about economic and regulatory risks in China, or overly optimistic about the value of China’s currency. The latter option is more likely at the moment, and the CNY/USD exchange rate is at the risk of converging to the underperformance of Chinese investable stocks next year.   Jing Sima China Strategist jings@bcaresearch.com Footnotes 1  China Cities Ease Land Bidding Rules as Property Stress Spreads - Bloomberg 2  China’s Pilot Property Tax Reforms Benefit Markets Despite Short-Term Pain, Analysts Say - Caixin Global Market/Sector Recommendations Cyclical Investment Stance