Real Estate

Highlights China’s capital spending is likely to gradually recover in the second half of 2020. We project 6-8% growth in Chinese traditional infrastructure investment and a 30-50% increase in tech-related infrastructure investment by the end of 2020. There will not be much stimulus to boost housing demand. Commodities and related global equity sectors as well as global industrial stocks are approaching buy territory in absolute terms. Semiconductor stocks are attractive on a 12-month time horizon but still face near-term risks. Chinese property developer stocks remain at risk. Feature Chart I-1Chinese Growth Is Worse Now Than In 2008 Chinese Growth Is Worse Now Than In 2008 Chinese Growth Is Worse Now Than In 2008 Lockdowns during the Covid-19 outbreak have already caused much larger and more widespread damage to the Chinese economy than what occurred both in 2008 and in 2015 (Chart 1). Even though the spread of Covid-19 looks to be largely under control, China’s domestic economy is only in gradual recovery mode, and Chinese authorities are preparing to inject more stimulus to reinvigorate growth. The important questions are where and how large the stimulus will likely be. Infrastructure development will be the major focus this year, including both traditional and tech-related infrastructure. The former includes three categories: (1) Transport, Storage and Postal Services, (2) Water Conservancy, Environment & Utility Management, and (3) Electricity, Gas and Water Production and Supply. The latter encompasses Information Transmission, Software and Information Technology Services, such as 5G networks, industrial internet, and data centers. The current emphasis of stimulus differs from the 2009 one which was more broad-based and spanned across not only infrastructure but also the property and auto sectors. It also differs from the 2016 stimulus measures, which had a heavy emphasis on the property market. Overall, the scale of combined traditional infrastructure and property market stimulus in 2020 will be smaller than what was put forward in 2009, 2012 and 2015-‘16. We estimate Chinese traditional infrastructure investment will increase by about RMB1 trillion to RMB1.5 trillion (6-8% year-on-year), while tech-related new infrastructure investment will be boosted by RMB 240 billion to RMB400 billion (30-50% year-on-year) (Chart 2).  Together, the infrastructure stimulus will be about RMB1.3 trillion to 1.9 trillion, amounting to 3.2-4.5% of nominal gross fixed capital formation (GFCF) and 1.3-1.9% of nominal GDP (Table 1). The Chinese property market is unlikely to receive much stimulus on the demand side this time as, “houses are for living in, not for speculation,” will remain the main policy mantra. That said, there will be some support for developers, helping somewhat ease extremely tight financing conditions. Chart 2Chinese Infrastructure Investment: A Boost Ahead Chinese Infrastructure Investment: A Boost Ahead Chinese Infrastructure Investment: A Boost Ahead Table 1Projections Of Traditional And Tech Infrastructure Investment In 2020 Chinese Economic Stimulus: How Much For Infrastructure And The Property Market? Chinese Economic Stimulus: How Much For Infrastructure And The Property Market? Restarting The Infrastructure Engine Tech Infrastructure: The authorities recently repeatedly emphasized the importance of “new infrastructure”1 development. This includes 5G networks, the industrial internet, inter-city transit systems, vehicle charging stations, and data centers. Strategic investment in indigenously produced leading technologies, the ongoing geopolitical confrontation with the US and the need to boost growth are behind the government’s aim for an acceleration in “new infrastructure” investment this year. China will significantly boost the pace of its strategic 5G network deployment as well as other tech-related investment. The growth of total tech infrastructure investment was 30-40% during the 4G-network development ramp-up in 2014. As the 5G network is much more costly to build than 4G, we expect growth within tech infrastructure investment to be 30-50% this year. This translates to an increase of RMB 240 billion to RMB400 billion in tech infrastructure investment in 2020, equaling around 0.2% to 0.4% of the country’s 2019 GDP (Table 1 on page 3). Chart 3Components Of Traditional Infrastructure Investment Components Of Traditional Infrastructure Investment Components Of Traditional Infrastructure Investment Traditional Infrastructure: Growth in traditional infrastructure has been weak at around 3% year-on-year in 2019, in line with our analysis last August. However, we are now expecting growth to accelerate to 6-8% by the end of this year, across all three categories of traditional infrastructure (Chart 3). In the past two months, the central government has clearly sped up the pace in reviewing and approving infrastructure projects related to power generation and distribution, transportation (railways, highways, waterways, airports, subways, etc.), and new energy. As the central government enforces increasingly stringent rules on environmental protection, investment in environmental management is likely to accelerate. Public utility management investment, which accounts for a massive 45% of overall infrastructure investment, includes sewer systems, sewer treatment facilities, waste treatment and disposal, streetlights, city roads construction, parks, bridges and tunnels. As the country’s urbanization process continues and more townships and city suburbs are developed, public utility management investment will register solid growth. The 6-8% year-on-year growth in traditional infrastructure investments by the end of this year equals to an increase of RMB1 trillion to RMB1.5 trillion in 2020. Adding up the increase of RMB 240 billion to RMB400 billion for tech-related infrastructure investment, total infrastructure spending will be RMB1.3 trillion to RMB1.9 trillion, or 1.3-1.9% of GDP (Table 1 on page 3). Bottom Line: We project 6-8% year-on-year growth in Chinese traditional infrastructure investment and a 30-50% year-on-year increase in tech-related infrastructure investment. Sources Of Infrastructure Financing Significant increases in special bond issuance, loosening public-private-partnerships (PPP) restrictions and possible Pledged Supplementary Lending (PSL) injections should enable local governments to provide sufficient funding for planned infrastructure investment projects. Net Special Bond Issuance Local government net special bond issuance, which is mainly used to fund infrastructure projects, has been one main source of financing. Last year, the amount of net special bond issuance was about RMB 2 trillion,2 accounting for about 11% of total infrastructure investment (both tech-related and traditional).  This year, the annual quota on local government special bonds is still unknown, as the NPC meeting has been postponed due to the Covid-19 outbreak. Given that last year’s quota was RMB2.15 trillion, RMB 800 billion higher than in the previous year (25% growth over 2018), it is reasonable to expect the quota for 2020 will be set at RMB 3.15-3.65 trillion, a 30-35% increase from 2019. This increase alone will be able to finance 70-80% of the RMB1.3 trillion to RMB1.9 trillion additional funding required for the infrastructure investments planned for this year. Consequently, the share of special bonds in total infrastructure spending in 2020, if these projections materialize, will rise to 15-17% from 11% in 2019. Chart 4Public-Private-Partnerships Financing Will Recover This Year Public-Private-Partnerships Financing Will Recover This Year Public-Private-Partnerships Financing Will Recover This Year   Public-Private-Partnerships (PPP) PPPs involve a collaboration between local governments and private companies. The PPP establishment can allow the local governments to reduce local governments’ burden of financing infrastructure. Due to tightened regulations on PPP projects since late 2017, PPP financing plunged 75% from about RMB 5 trillion in 2017 to RMB 1.2 trillion in 2019. Its share of total infrastructure investment had also tumbled from nearly 30% in early 2017 to 6% in 2019 (Chart 4). However, in recent months, the Chinese government has started to loosen up the restrictions on PPP projects, by releasing three announcements within a month (Box 1). We believe recent government actions will lead to a pickup in PPP financing.             Box 1 The Authorities: Loosening Up of PPP-Related Policies On February 12, the Finance Ministry released a notice demanding local governments “accelerate and strengthen PPP projects’ reserve management.” On February 28, the Finance Ministry released a contract sample of sewage water and garbage disposal projects, aiming to help local governments to more effectively proceed with such projects. On March 10, the website of the National Development and Reform Commission demanded local governments utilize the national PPP project information management and monitoring platform, actively attracting private capital and starting the projects as soon as possible. In addition, the government will likely make efforts to reduce financial and operating costs of some infrastructure projects in order to increase the risk-to-return attractiveness of such projects for private investors. The authorities may order both policy banks and commercial banks to give preferential loans to certain infrastructure projects (i.e., low-interest and long-term loans from policy banks). Moreover, the government can also provide tax breaks, offer land at a reduced cost,  and other supportive policies to certain infrastructure projects. Putting it all together, we expect PPP financing to grow 10-20% and provide additional funding of RMB120 billion to RMB240 billion to China’s infrastructure development in 2020. Pledged Supplementary Lending Chart 5Possible Pledged Supplementary Lending Injections In Infrastructure Projects Possible Pledged Supplementary Lending Injections In Infrastructure Projects Possible Pledged Supplementary Lending Injections In Infrastructure Projects Some Chinese government officials have hinted that policy banks may start using PSL injections to boost domestic infrastructure investment.3  Speculation among China watchers is that the scale of PSL injections will be RMB600 billion this year (Chart 5). In comparison, PSL net lending for the property market ranged from RMB 630 to 980 billion in the years 2015-2018. Bottom Line: Odds are that a significant increase in special bond issuance, loosening PPP restrictions and possible PSL injections will be sufficient to offset the decline in other funding sources. Consequently, a moderate acceleration in traditional infrastructure investment and very strong growth in tech-related infrastructure expenditures is likely. What About Stimulus In The Property Sector? Stimulus for the property sector this time will be less forceful than the ones in both 2009 and 2016. In addition, structural property demand in China has already entered a saturation phase, drastically different from previous episodes when demand still had strong underlying growth. Altogether, the outlook for property sales in China is not promising.  “Houses are for living in, not for speculation” will remain the main policy focus in the Chinese property market. That said, authorities will help ease developers’ extremely tight financing conditions. No stimulus on demand: Three cities (Zhumadian, Baoji, Guangzhou) that had released policies to loosen up restrictions on the demand side (e.g., cutting down payment from 30% to 20%, allowing larger amounts of borrowing for homebuyers) were ordered to retract their announcements within a week. There will be very little PSL lending into the property market in 2020, in line with the government’s goal of curbing speculation in the property market. Some supportive polices for developers: Over 60 cities have released policies on the supply side (e.g., delaying developers’ land transaction payments, waiving fines for breaches of start and completion dates, etc.), mainly helping property developers overcome their extreme funding shortages. Given housing unaffordability and lack of demand, we expect floor space sold to contract slightly in 2020 (Chart 6, top panel). In the meantime, we expect a slight pickup in property starts (Chart 6, middle panel). In order to stay afloat, property developers have to maintain rising floor space starts for presales to gain some funding – a fund-raising scheme for Chinese real estate developers that we discussed in detail in prior reports. In addition, we also expect moderate growth in property completions in the commodity buildings market (Chart 6, bottom panel). The pace of property completion has to be accelerated as property developers are currently under increased pressure to deliver units that were pre-sold about two years ago. This will lift construction activity in the commodity buildings market (Chart 7). Chart 6Commodity Buildings: Divergences Among Sales, Starts And Completions Commodity Buildings: Divergences Among Sales, Starts And Completions Commodity Buildings: Divergences Among Sales, Starts And Completions Chart 7Commodity Buildings: Construction Activities Commodity Buildings: Construction Activities Commodity Buildings: Construction Activities Please note that commodity buildings are a small subset of total constructed buildings in China, and as a subset do not provide a full picture of construction activity. The official data show that commodity buildings account for only 24% of total constructed buildings in terms of floor space area completed. In terms of a broader measure of the Chinese property market, we still expect a continuing contraction – albeit less than last year – in “building construction” floor area started and completed (Chart 8). Bottom Line: There will not be much stimulus to boost housing demand. Yet authorities will ease financial constraints on property developers that will allow them to complete housing currently under construction. Chart 8Building Construction Versus Commodity Housing Building Construction Versus Commodity Housing Building Construction Versus Commodity Housing Chart 9Commodities And Related Equity Sectors Are Approaching A Bottom Commodities And Related Equity Sectors Are Approaching A Bottom Commodities And Related Equity Sectors Are Approaching A Bottom Investment Implications Traditional infrastructure spending in China will post a moderate recovery in 2020, with most gains occurring in the second half of the year. Consistently, we believe the segments of Chinese and global markets leveraged to the infrastructure cycle – commodities and related equity sectors as well as industrial stocks – are approaching buying territory in absolute terms. Prices of segments have collapsed, creating a good entry point in the coming weeks (Chart 9, 10 and 11). Chart 10A Buying Time May Be Not Far For Industrial Stocks… A Buying Time May Be Not Far For Industrial Stocks... A Buying Time May Be Not Far For Industrial Stocks... Chart 11…And Machinery Stocks ...And Machinery Stocks ...And Machinery Stocks China’s spending on itech-related infrastructure will post very strong growth in 2020. Even though global semiconductor stocks have sold off considerably, they have not underperformed the global equity benchmark. In the near term, we believe risks are still to the downside for technology and semi stocks (Chart 12). However, this down-leg will create a good buying opportunity. We are watching for signs of capitulation in this sector to buy. Finally, concerning Chinese property developers, their share prices will likely underperform their respective Chinese equity benchmarks in the next nine months (Chart 13). Meanwhile, the absolute performance of property stocks listed on the domestic A-share market remains at risk (Chart 13, bottom panel). Chart 12Semi Stocks: Final Down-leg Is Possible Semi Stocks: Final Down-leg Is Possible Semi Stocks: Final Down-leg Is Possible Chart 13Chinese Property Developers Are Still At Risk Chinese Property Developers Are Still At Risk Chinese Property Developers Are Still At Risk  Ellen JingYuan He Associate Vice President ellenj@bcaresearch.com   Footnotes   1    To gauge the scale of the “new infrastructure”, we are using the National Bureau of Statistics data of “investment in information transmission, software and information technology service”. This tech-related infrastructure investment measure includes 5G networks, industrial internet, and data centers, while inter-city transit systems and vehicle charging stations may be included in the transportation investment. 2   Please note that the amount of net special bond issuance was the actual amount of funding used in infrastructure projects. It was smaller than the RMB 2.15 trillion quota because a small proportion of issuance were used to repay some existing special bonds due in the year. 3   http://www.xinhuanet.com/money/2020-02/19/c_1125593807.htm

Dear Client, Next week we will be publishing a joint Special Report on the Chinese infrastructure investment outlook with our Emerging Markets Strategy service, authored by my colleague Ellen JingYuan He. Best regards, Jing Sima, China Strategist Feature Chart I-1Chinese Non-Financial Corporations Are Heavily Indebted Chinese Non-Financial Corporations Are Heavily Indebted Chinese Non-Financial Corporations Are Heavily Indebted There are fears that the two-month hiatus in China’s business activities due to the COVID-19 epidemic has sparked acute cash shortages among Chinese companies. In turn, this has increased the danger that the highly leveraged Chinese corporate sector may be pushed into widespread insolvency (Chart I-1). The number of bankruptcies will undoubtedly climb, but small and micro firms are most at risk versus larger companies that have deeper cash reserves and easier access to financing. Our analysis shows that, before the outbreak hit China in January, companies listed in China’s onshore and offshore equity markets exhibited relatively healthy financial statements with adequate operating cash flows to cover debt obligations. This increases the probability that Chinese listed companies will survive the economic and financial shocks from the epidemic, and that their stock prices will rebound along with the expectations of a recovery in the Chinese economy. Chart I-2Both Chinese Economy And Corporate Profits Are Largely Driven By Domestic Demand Both Chinese Economy And Corporate Profits Are Largely Driven By Domestic Demand Both Chinese Economy And Corporate Profits Are Largely Driven By Domestic Demand It also appears that China’s domestic economy is relatively insulated from the global financial market turmoil and impending global recession. China’s corporate profit outlook is dominated by domestic economic conditions rather than external demands. This view is also reflected in the relative performance of Chinese onshore and offshore stocks (Chart I-2). Moreover, the charts in the Appendix illustrate that corporate financial ratios in almost all sectors of China’s onshore and offshore equity markets have somewhat improved from the previous economic down cycle that began in 2014. This underscores our view that if reflationary measures overcompensate for the economic slowdown, as in the 2015/2016 easing cycle, then Chinese stocks will likely rally in absolute terms, as well as outperform global benchmarks. We selected three categories of financial ratios to monitor profitability, leverage and operating cash flow conditions of Chinese domestic and investable listed non-financial companies (Table I-1).1 The financial data in our exercise are from Refinitiv Datastream Worldscope. Its corresponding stock price indexes for China’s overall market and sectors most closely resemble the MSCI China Index and the MSCI China Onshore index. Table I-1 Monitoring Cash Flow Conditions In Chinese Listed Companies Monitoring Cash Flow Conditions In Chinese Listed Companies It is also noted that the Chinese investable index, excluding financial companies, is dominated by large technology companies such as Alibaba, Tencent, and Baidu.2 These tech companies generally have more adequate cash flows and lower debt ratios than the more capital intensive sectors such as industrial and energy. The analysis we present in this report on non-financial companies in the offshore market, therefore, is not indicative of China’s overall corporate financial health. Rather, our findings are indicative of how investors should view the listed companies and their sector performance within China’s investable market. Several observations from our analysis of the listed companies’ financial ratios are noteworthy: Chinese non-financial corporations are highly leveraged, and have not de-levered much despite the financial deleverage campaign that began in late 2017. Contrary to the belief that Chinese corporates’ financial health is significantly weaker than that in developed economies, the leverage ratio, profit margins, and debt-servicing ability among Chinese domestic and investable non-financial companies are actually in the range of their global peers (Chart I-3). Yet, Chinese companies trade at substantial discounts to global benchmarks. This is particularly evident in the offshore market, whereas domestic Chinese stocks were priced at a discount until the recent global market selloffs (Chart I-4). This underpins our view that, when China’s economy and corporate profits recover, Chinese stocks should outperform their global benchmarks on a cyclical time horizon. Importantly, with a stronger aggregate corporate financial health and a large price discount. Chinese investable non-financial stocks have more upside potential than their domestic counterparts. Chart I-3Financial Health Among Listed Chinese Companies Comparable With DMs Financial Health Among Listed Chinese Companies Comparable With DMs Financial Health Among Listed Chinese Companies Comparable With DMs Chart I-4Chinese Investable Stock Prices Remain Deeply Discounted Relative To Global Benchmarks Chinese Investable Stock Prices Remain Deeply Discounted Relative To Global Benchmarks Chinese Investable Stock Prices Remain Deeply Discounted Relative To Global Benchmarks   Utilities, machinery, industrials and construction materials are among the sectors with the lowest cash flow-to-interest expense ratios, in both China’s domestic and investable markets. In particular, machinery, industrials and construction materials are pro-cyclical sectors and their profit growth is positively correlated with economic growth. Their low profitability and high leverage contribute to their poor cash flows. Those sectors have been severely impacted by the stoppages in manufacturing and construction activities due to the COVID-19 epidemic in China, making them vulnerable to cash shortages. However, there is a low risk of a broad-based default among these firms, because state-owned enterprises (SOEs) dominate these sectors in the Chinese equity market. The stock performance in these sectors is also extremely sensitive to shifts in China’s monetary and policy stance, and thus should benefit from the recent loosening in monetary conditions and the push for a substantial increase in infrastructure investment this year. Chart I-5Small Property Developers In China Are Much More Vulnerable To Cash Shortages Than Large Ones Small Property Developers In China Are Much More Vulnerable To Cash Shortages Than Large Ones Small Property Developers In China Are Much More Vulnerable To Cash Shortages Than Large Ones The leverage ratio in the real estate sector has doubled in the past 10 years. The sector’s cash flow-to-total liabilities ratio has also declined sharply since 2017, when the authorities tightened lending standards to property developers. However, the sector’s aggregate cash flow situation is still an improvement from its lowest point in 2014, in both China’s domestic and investable markets. The countrywide lockdowns in January and February will undoubtedly have severe impacts on Chinese property developers’ cash flows. But the real estate sector is perhaps the best example in exhibiting a pronounced divergence in cash flow conditions between larger and smaller firms. Chart I-5 shows that, while the median ratio of cash-to-total liabilities tuned negative among 76 domestic listed real estate developers, the average ratio from total companies in the same sector suggests that the cash situation has actually improved since mid-2018. This divergence indicates that larger developers have more solid financial fundamentals and easier access to liquidity compared with their smaller counterparts, even before the lockdowns. We expect the divergence in cash flow conditions to widen in the coming months, and smaller property developers will face intensifying pressure to consolidate. China’s domestic healthcare companies have a much better cash balance than the investable healthcare sector, which has the lowest ratio of cash-to-interest expenses among all sectors. The poor cash flow conditions in investable healthcare companies are due to high leverage and low profitability, as well as high operating costs and R&D expenses. Chinese domestic healthcare sector has outperformed the broad market since the epidemic broke out in January. While we think the overall Chinese investable stocks have more upside than their domestic peers, domestic healthcare companies’ lower leverage ratio, stronger cash flows, and much higher profit margin make the sector a better bet than investable healthcare stocks on a cyclical time horizon (Chart I-6).  Chart I-6Domestic Healthcare Sector Likely To Continue Outperforming The Broad Market Domestic Healthcare Sector Likely To Continue Outperforming The Broad Market Domestic Healthcare Sector Likely To Continue Outperforming The Broad Market Chart I-7Energy Stocks Will Remain Depressed Until Oil Prices Rebound Energy Stocks Will Remain Depressed Until Oil Prices Rebound Energy Stocks Will Remain Depressed Until Oil Prices Rebound Historically, there has been a strong positive correlation between the energy sector’s profitability, cash flow conditions, stock performance and crude oil prices (Chart I-7). In the past two years, the sector’s leverage ratio has risen, profit margins have thinned and the cash flow situation has sharply deteriorated to the same level as in 2014 when oil prices collapsed. The ongoing oil price rout will generate powerful deflationary forces in the energy sector and will likely further deteriorate energy firms’ profitability and cash flow. While we stay long cyclical stocks versus defensives on both a 0-3 month and a 6-12 month view, we recommend a cautious stance towards energy stocks until the evolving oil price war situation is clarified.   Qingyun Xu, CFA Senior Analyst qingyunx@bcaresearch.com Jing Sima China Strategist jings@bcaresearch.com Appendix Overall Markets Excluding Financials Overall Markets Excluding Financials Sector Overall Markets Excluding Financials Sector Consumer Discretionary Sector Consumer Discretionary Sector Consumer Discretionary Sector Consumer Staples Sector Consumer Staples Sector Consumer Staples Sector Real Estate Sector Real Estate Sector Real Estate Sector Automobile Sector Small Property Developers In China Are Much More Vulnerable To Cash Shortages Than Large Ones Small Property Developers In China Are Much More Vulnerable To Cash Shortages Than Large Ones Machinery Sector Machinery Sector Machinery Sector Industrials Sector Industrials Sector Industrials Sector Construction Materials Sector Construction Materials Sector Construction Materials Sector Telecommunications Sector Telecommunications Sector Telecommunications Sector Technology Sector Technology Sector Technology Sector Healthcare Sector Healthcare Sector Healthcare Sector Energy Sector Energy Sector Energy Sector   Utilities Sector Utilities Sector Utilities Sector   Footnotes 1    We exclude banks and financial institutions from this analysis, due to discrepancy in Chinese banks’ accounting measures from those of non-financial corporations’. 2   Alibaba, Tencent, Baidu, and JD together account for nearly 40% of the non-financial market cap in Chinese investable index. Cyclical Investment Stance Equity Sector Recommendations

Highlights Financial markets have experienced two weeks of wild swings: Following the negative 5-standard-deviation weekly move in the S&P 500 two weeks ago, the index moved at least 2.8% in each of last week’s first four sessions. 10- and 30-year Treasury yields made one all-time low after another. The coronavirus has arrived in the United States: It would appear inevitable that the coronavirus is going to spread across the US; the unknowns are how long it will spread, how deadly it will be, and how much it will impact the economy. Confronted with these unknowns, markets shot first and left asking questions for later. The selling may have gone a little far. The Fed and the Democratic candidates for president were in the news last week, … : The Fed made its first intra-meeting rate cut since the financial crisis was raging, cutting the fed funds rate by 50 basis points instead of waiting for its regularly scheduled March 17-18 gathering. Super Tuesday upended the chase for the Democratic presidential nomination, as our geopolitical strategists foresaw. … and we offer our quick read on their market impact: We expect that the Fed’s rate cut will be modestly positive for markets and the economy, while Joe Biden’s move to the head of the Democratic pack greatly diminished a risk that would otherwise have troubled investors all the way to November 3rd. Feature US equities have endured a rollercoaster ride over the last two-and-a-half weeks. From its all-time intraday high of 3,393.52 on February 19th, to the February 28th intraday low of 2,855.84, the S&P 500 corrected by 15.8% in just seven sessions. The brunt of the decline occurred two weeks ago, when the index lost 11.5% in its fourth worst week in the last six decades. The decline amounted to more than a negative 5-standard-deviation event, and took its place among what we now consider to be landmark episodes in US stock market history (Table 1). Table 1Socialism + Pandemic = History (But Not The Good Kind) Hot Takes Hot Takes The epic rout followed a weekend of distressing news. First, the coronavirus (COVID-19) slipped its Asian bonds, popping up fully formed in Italy and Iran in a sobering demonstration of its global reach. Second, Bernie Sanders had seemingly solidified his grip on the Democratic presidential nomination by trouncing the rest of the crowded field in the Nevada caucuses with nearly twice the share of the vote that he captured in his Iowa and New Hampshire wins. We therefore characterize the February 28th intraday low as the coronavirus/Sanders bottom. The former is still running around freely, but the latter has been largely contained. COVID-19 will surely be with us for a while longer, and may yet push the S&P 500 below its February 28th low, but it will have to do so without help from Bernie Sanders. Joe Biden reclaimed front-runner status following his tremendous Super Tuesday performance, and support for him coalesced with remarkable speed, relieving investors’ acute concern about a Sanders presidency. The primary campaign is still in its early stages, and the gaffe-prone Biden is capable of multiple stumbles between now and the nominating convention, but a general election without a self-declared socialist bent on ending health insurance as we know it will provoke considerably less market anxiety. The Rate Cut Equities had been pining for a rate cut, beginning last week’s surge upon the news that central bankers would be joining the G-7 Finance Ministers on their hastily arranged Tuesday morning conference call. After an immediate 2.5% pop upon the announcement of the intra-meeting cut, however, the S&P 500 sagged and wound up ending Tuesday’s session nearly 2% lower than its pre-cut level. The dismal market reception, and Powell’s own halting, tepid responses to questions at the press conference to discuss the rationale for the move left investors wondering if the Fed had made a mistake. We neither know nor care if it will turn out to be good policy, but we expect that the rate cut will lend support to risk assets over our 12-month investment horizon. Why would the Fed use monetary policy to try to combat a public health crisis, or any supply shock? Monetary policy tools were not made to fight public health crises. They will not speed the development of an antidote, make medical care more widely available, or make up for a lack of preparedness at the public health agencies leading the effort to blunt COVID-19’s spread. They also are not particularly well-suited to combat supply shocks. They cannot resolve global supply bottlenecks, put more people back to work in China, South Korea and Italy, or create and distribute all the test kits and protective clothing that medical professionals sorely need. It is within the Fed’s power, however, to try to keep COVID-19’s second-order economic consequences from taking root. Negative headlines, deserted shopping districts and runs on products like hand sanitizer and face masks can drag down business and consumer confidence. Falling confidence can weigh on consumption and investment, hobbling output, stifling employment growth, and raising the specter of a negatively self-reinforcing dynamic in which layoffs lead to less consumption, which feeds more layoffs, and less investment, etcetera. If the Fed can bolster the spirits of consumers and businesses, it can help to contain COVID-19’s adverse economic impact. Won’t this move leave the Fed with less ammunition down the road? Yes, it surely will, especially if the Fed would prefer to stick to conventional policy tools to combat the next recession. Last week’s cut may postpone the start date of that recession, however, affording the Fed a chance to execute a series of rate hikes before it arrives. For an investor with a timeframe that doesn’t exceed twelve months, it may not matter, provided the increased accommodation successfully reduces near-term recession risk. Do you think this move will be effective? At the margin, yes, we think it will. First of all, it will contribute to the mortgage-refinancing wave that has been building since the beginning of the year (Chart 1). With an average 3.45% 30-year fixed-rate mortgage rate, data provider Black Knight estimates 11 million borrowers could save at least 75 basis points by refinancing their existing loans.1 If the average rate were to fall to 3%, as it would if the spread between mortgage rates and Treasury yields simply eases back to the 2% neighborhood (Chart 2), the pool of potential refinancers would expand to 19 million. Reduced mortgage payments put more money in homeowners’ pockets and will help support consumption at the margin. Chart 1Mortgage Refis Were Already Ramping Up, ... Mortgage Refis Were Already Ramping Up, ... Mortgage Refis Were Already Ramping Up, ... Chart 2... And There Will Be Even More Activity Once Mortgage Spreads Normalize ... And There Will Be Even More Activity Once Mortgage Spreads Normalize ... And There Will Be Even More Activity Once Mortgage Spreads Normalize Lower rates will also increase demand for new-home purchases, which have positive multiplier effects, and other big-ticket consumer goods. They will also support investment at the margin, as hurdle rates fall, and more opportunities are projected to generate a positive net present value. Potential homebuyers may be less prone to attend open houses or conduct home searches if COVID-19 spreads, and skittish managers may be less prone to invest, but easier monetary conditions do promote economic activity. Finally, a Fed that is demonstrably committed to easing monetary conditions to mitigate COVID-19’s potential negative impacts may help shore up business and consumer confidence. It will take confidence to keep gloomy virus headlines from becoming a self-fulfilling recession prophecy. As Figure 1 illustrates, the Fed does have the means to boost demand in financial markets and the real economy. Figure 1Monetary Policy And The Economy Hot Takes Hot Takes What will it mean for markets? It may encourage investors to pay more for each dollar of a corporation’s earnings, helping to cushion equities from falling earnings projections (the Confidence/Risk Taking channel in Figure 1), though we think a surer outcome is that it will keep the search for yield at a fever pitch. Life insurers, pension funds and endowments can no longer rely on highly-rated sovereign bonds to deliver the income to meet their fixed obligations, but have very little leeway to allocate away from fixed income. They have therefore been forced to venture further and further out the risk curve (Figure 1’s Portfolio Balance Effect), which has had the effect of providing an ample supply of funds for less-than-pristine borrowers. Under zero- and negative-interest-rate policy (ZIRP and NIRP, respectively) just about any borrower aside from brick-and-mortar retailers and thinly capitalized oil drillers can attract a line of would-be lenders out the door and around the corner simply by offering an incremental 50-75 bps of yield. Since no borrower defaults, or goes bankrupt, as long as there is a lender willing to roll over its maturing obligations, extraordinarily accommodative monetary policy has had the effect of limiting default rates. We expect that the Fed’s move back in the direction of ZIRP will continue to squeeze spreads and ease financial conditions. That’s far from an ideal fundamental basis for owning spread product, and it won’t keep credit outperforming forever, but we expect it will allow spread product to continue to generate positive excess returns over Treasuries and cash over the next twelve months. Recession Prospects There is no doubt that the probability of a recession is rising. COVID-19 is already exerting intense pressure on the airline and hotel industries, and strapped small businesses will find themselves in its crosshairs soon. It is certainly possible that a recession could sneak up on us while we focus on our assessment of the monetary policy backdrop. But just as COVID-19 survival rates are heavily influenced by a patient’s intrinsic condition, the economy’s prognosis may be a function of its pre-outbreak status. To assess the economy’s vital signs, we begin with housing, the major economic segment with the greatest interest-rate sensitivity. If monetary policy is less accommodative than we’ve estimated, the housing market might be gasping for air, but it appears to be as fit as a fiddle. Permits and starts turned sharply higher in the middle of last year (Chart 3, top panel), following the sales component of the NAHB survey (Chart 3, bottom panel) and purchase mortgage applications (Chart 3, middle panel). Homes are already quite affordable, relative to history (Chart 4, top panel), and they’re bound to get even more affordable as mortgage rates fall. Chart 3Housing Charts Are Up And To The Right Across The Board Housing Charts Are Up And To The Right Across The Board Housing Charts Are Up And To The Right Across The Board Chart 4Homes Are Amply Affordable Homes Are Amply Affordable Homes Are Amply Affordable Nothing in the available data indicates that housing is running too hot. Residential investment’s contribution to GDP has flipped from barely negative to modestly positive (Chart 5), and there are no signs that its current course is unsustainable. Unsold inventories and the share of vacant homes are at 25-year lows (Chart 6), and starts and permits are only just catching up with the multi-year average of household formations, suggesting that the market has been undersupplied since the crisis excesses were worked off. The overall takeaway is that the housing market is in the early days of an overdue recovery that has plenty of room to run. Chart 5Residential Investment's Current Pace Is Easily Sustainable, ... Residential Investment's Current Pace Is Easily Sustainable, ... Residential Investment's Current Pace Is Easily Sustainable, ... Chart 6... And The Housing Market Still Looks Undersupplied ... And The Housing Market Still Looks Undersupplied ... And The Housing Market Still Looks Undersupplied Chart 7The Labor Market Is Strong The Labor Market Is Strong The Labor Market Is Strong Table 2No Sign Of Recession Here Hot Takes Hot Takes February’s employment situation report, ignored by markets in the throes of Friday's selloff, suggests that the labor market, and by extension the economy, was in fighting trim before COVID-19 took root in American soil (Chart 7). February’s net job additions far surpassed consensus estimates, and the figures for January and December were revised appreciably higher (Table 2). With the three-month moving average of net additions coming in one-third higher than expected, the report was nothing short of tremendous. The March release is sure to be worse, and the all-time record streak of expanding monthly payrolls may well come to an end, but the patient was in an awfully robust state before it encountered the virus, and that bodes well for its immediate future. The Democratic Primaries Super Tuesday turned out to be super for US financial markets. With all of the Democratic party’s machinery now at the service of Joe Biden, the probability that frightening left-tail outcomes might emerge from the general election has been dramatically reduced. Markets can live with a Biden-Trump contest no matter how it turns out. Although we thought that markets were exaggerating the potentially negative conditions that would ensue under President Sanders, they would have been subject to rolling bouts of angst every time his general election prospects rose. Though our geopolitical strategists unwaveringly saw the former vice president as the Democratic frontrunner, theirs was a decidedly minority view. Following the Nevada caucus, Sanders was viewed far and wide as the presumptive nominee. Although a Biden administration would presumably be less market-friendly than the current administration, he himself is a card-carrying member of the establishment and wouldn’t do anything that would upset the apple cart. From an investment perspective, Biden is the candidate that would Make America Predictable Again, and even if re-election is markets’ preferred outcome, the prospect of a Biden presidency is hardly frightening. Investment Implications Although our conviction level has fallen in the face of COVID-19 uncertainties, we hold to our view that a soft patch is more likely than a recession, and a correction is more likely than a bear market. We remain constructive on risk assets because we think the selling has gotten overdone. There may well be more of it, and the S&P 500 could reach its 2,708.92 bear-market level before we can publish again next Monday, but we will be buying it in our own account all the way there. We think the most plausible worst-case scenario is a sharp but short recession, produced by a nasty supply shock that frightens households and businesses enough that they cease to consume or invest. The demand strike would imperil indebted businesses that suffered the biggest revenue declines: airlines, hotels, restaurants, retailers, thinly capitalized oil producers and a range of small businesses. They would shrink their workforces and many would default on their loans. That would be bad, as all recessions are bad, but it wouldn’t be a replay of the crisis. Credit extended to the sorts of borrowers listed above, ex-small businesses, is well-dispersed throughout the economy via corporate bonds and securitizations. The exposures the SIFI banks and their large- and mid-cap regional bank cousins have retained will be easily absorbed by the layers of additional capital mandated by Dodd-Frank and Basel 3. It seems to us that markets are pricing in a significant probability of something much worse than a run-of-the-mill recession, and we think that sets up an attractive risk-reward profile for investors in risk assets. We reiterate our risk-friendly recommendations, though we now recommend that fixed-income investors maintain benchmark duration positioning. We failed to appreciate the potential scope for a decline in long yields and are correcting course now.   Doug Peta, CFA Chief US Investment Strategist dougp@bcaresearch.com Footnotes 1 Boston, Claire and Raimonde, Olivia, “A 30-Year Mortgage Below 3%? Treasury Rally Offers Bargain Loans,” Bloomberg, March 5, 2020.

Highlights At the current rate of work resumption, March’s PMI should rebound to its “normal range” from February’s historic lows. If so, our simple calculation, using China’s PMI figures and GDP growth in Q4 2008 as a template, suggests that China's economic growth in Q1 2020 should come in at around 3.2%. Chinese stocks passively outperformed global benchmarks in the last two weeks.  The likelihood of a stimulus overshoot in the next 6-12 months continues to rise, supporting our view that Chinese stocks will actively outperform global benchmark in the coming months. Cyclical stocks have significantly outperformed defensives lately. While this is consistent with our constructive view towards Chinese equities in general, the magnitude of a tech stock rally in the domestic market of late appears to be somewhat excessive. As such, investors should focus their sector exposure in favor of resources, industrials, and consumer discretionary. The depreciation in the RMB against the dollar will come primarily from a stronger dollar rather than a weaker RMB, and the downside in the value of the RMB should be limited. Feature Despite the past week’s plunge in global equities due to the threat of a worldwide COVID-19 pandemic, Chinese stocks have outperformed relative to global benchmarks. This underscores our view that epidemic risks within China are slowly abating, and China’s reflationary response to the crisis will likely overcompensate for the short-term economic shock. Tables 1 and 2 highlight key developments in China’s economy and its financial markets in the past month. On the growth front, both the February official and Caixin PMIs dropped to historic lows as a result of the virus outbreak and nationwide lockdown. On the other hand, economic data from January confirmed that pre-outbreak activity in China was on track to recovery. Daily data also suggests that production in China continues to resume. Moreover, monetary conditions have significantly loosened and fiscal supports have materially stepped up.  Chinese equities in both onshore and offshore markets dropped by 2% and 7% respectively (in absolute terms) from their January 13 peaks. Nevertheless, they have both significantly outperformed global equities, particularly in the past week. Equally-weighted cyclical stocks versus defensives in the onshore market have also moved up sharply, driven by a rally in the technology sector stocks. While the outperformance of cyclical stocks is consistent with our constructive view towards Chinese stocks, the magnitude appears to be excessive. Thus, we would advise investors positioning for a cyclical recovery in China to favor exposure in resources, industrials and consumer discretionary stocks. Table 1China Macro Data Summary China Macro And Market Review China Macro And Market Review Table 2China Financial Market Performance Summary China Macro And Market Review China Macro And Market Review In reference to Tables 1 and 2, we have a number of observations concerning developments in China’s macro and financial market data: Chart 1Inventory And Production Shortages Are A Bigger Near-Term Concern Than Weaknesses In Demand Inventory And Production Shortages Are A Bigger Near-Term Concern Than Weaknesses In Demand Inventory And Production Shortages Are A Bigger Near-Term Concern Than Weaknesses In Demand February’s drop in the official PMI below 40% is reminiscent of November 2008, which was the height of the global financial crisis. The raw material inventory sub-index of the PMI in February fell to a record low, a clear indication of strain in China’s manufacturing sector. While the finished goods inventory sub-index ticked up slightly compared with January, factories will likely run out of existing raw materials to produce goods if transportation logistics do not return to normal soon (Chart 1). A higher number in the new orders sub-index relative to production output also suggests the pressure on the supply side will intensify if the virus outbreak in China worsens and continues to disrupt manufacturing activities. This will in turn undermine the effectiveness of Chinese policy response.   Daily data from various sources suggests Chinese industrial activities continue to pick up. Between February 10 (the first official return-to-work day after an extended Chinese New Year holiday) and February 25 (the cutoff date for responding to PMI surveys), daily coal consumption in China’s six largest power plants was only about 60% of consumption compared from the same period last year (adjusted for the Lunar Year calendar). This is in line with the 35.7 reading in February’s manufacturing PMI, versus 49.2 a year ago. In the last four days of February, however, coal consumption reached nearly 70% of last year’s consumption. This figure is in keeping with a 10 percentage point increase in the rate of work resumption of enterprises above-designated size in China’s coastal regions.1 If energy consumption and work resumption rates reach about 90% by the end of March compared with Q1 2019, then PMI in March should pick up to 45% or higher. A 45% or higher reading in March’s PMI will imply economic impact from the virus outbreak is mostly limited to February. A simple calculation using China’s GDP growth in Q4 2008 as a template suggests that China's economic growth in Q1 2020 should come in at around 3.2% in real terms. This is in line with the estimate from BCA's Global Investment Strategy service.2 As we pointed out in November last year,3 China is frontloading additional fiscal stimulus in Q1 2020 to secure the economic recovery, which started to bud prior to the virus outbreak. The increase in January’s credit numbers confirms our projection. The monthly flow in total social financing in January (with only three work weeks effectively) reached above RMB 5 trillion. This figure exceeded that in January 2019, the highest monthly credit number last year. Local government bond issuance in January was almost double that a year ago, and a total of 1.2 trillion local government bonds were issued in the first two months of this year - a 53% jump from the same period last year. This suggests that fiscal stimulus has indeed stepped up in 2020. Money supply in January was slightly distorted by the earlier Chinese New Year (it fell in January this year instead of February as in most years) and the COVID-19 outbreak.  M1 registered zero growth from a year ago, whereas it grew by 0.4% in January 2019.4 Normally, during the month of the Chinese New Year, households have more cash in deposits whereas corporations have less as they pay pre-holiday bonuses to employees. This seasonality factor causes the growth rate in M0 to rise and M1 growth to fall. The seasonality was exacerbated by the nationwide lockdown on January 20 this year, as many real estate developers reportedly suffered from a significant reduction in home sales and delays in deposits for down payments. Household consumption in the service sector during the Chinese New Year was also severely suppressed. This explains near-zero growth in M1 and a larger-than-expected increase in household deposits in January (Chart 2). We expect the growth in both M0 and M1 to start normalizing in March, as production and household consumption continue to resume. While we do not expect large fluctuations in housing prices, we think growth in home sales may accelerate from Q2 2020. There are early signs that the government is starting to relax restrictions on the real estate sector, on a region by region basis. Land sales remain a major source of local governments’ income, accounting for more than half of total revenues as of last year. Chart 3 shows that as government expenditures lead land sales, a major increase in fiscal stimulus and local government spending means that a significant bump in land sales will be needed in 2020. A strengthening supply of land, coupled with the unlikelihood of large fluctuations in property prices, suggests that there will be more policy supports to the real estate sector and more incentives to boost housing demand. Chart 2Corporates Are Short On Cash Corporates Are Short On Cash Corporates Are Short On Cash Chart 3Land And Home Sales Likely To Pick Up In 2020 Land And Home Sales Likely To Pick Up In 2020 Land And Home Sales Likely To Pick Up In 2020 In the past two weeks, China’s equity market has registered a near-vertical outperformance in both investable and domestic stocks relative to global benchmarks (Chart 4). While this recent outperformance was passive in nature, our policy assessment supports future active outperformance. The recently announced pro-growth policy initiatives increasingly resemble those rolled out at the start of the last easing cycle in 2015/2016. These policy initiatives increase the odds that the upcoming “insurance stimulus” will overcompensate for the short-term economic shock, and will likely lead to a significant rebound in corporate profits in the next 6-12 months.  This supports our bullish view on Chinese stocks. Chart 5 also shows that, unlike during the 2015’s “bubble and bust” cycle, both the valuation and margin trading as a percentage of total market cap in China’s onshore market remain materially lower than 2015. Equally-weighted cyclical sectors continue to outperform defensives in both China’s investable and domestic markets, particularly the latter where stock prices in the technology sector were up 12% within the past month. While the outperformance of cyclical stocks relative to defensives is consistent with our constructive view towards Chinese equities in general, the magnitude appears to be somewhat excessive. Given this, we would advise investors positioning for a cyclical recovery in China’s economy to focus their sector exposure in favor of resources, industrials, and consumer discretionary stocks. Chart 4Chinese Stocks Strongly Outperformed Global Benchmarks Over The Past Two Weeks Chinese Stocks Strongly Outperformed Global Benchmarks Over The Past Two Weeks Chinese Stocks Strongly Outperformed Global Benchmarks Over The Past Two Weeks Chart 5Onshore Market Trading Does Not Seem Overly Leveraged Onshore Market Trading Does Not Seem Overly Leveraged Onshore Market Trading Does Not Seem Overly Leveraged China’s three-month repo rate (the de facto policy rate) has fallen significantly in the past month, roughly 30bps below its lowest level in 2016 (Chart 6). China’s government bond yields have also reached their lowest level since 2016. While corporate bond yield spreads in other major economies have picked up sharply in the past month, the reverse is happening in China. This suggests that the market is pricing in further easing and the notion that policy supports will be effective in preventing a surge in corporate bond default rate. From a global perspective, yield spreads on China’s onshore corporate bonds have been elevated since 2016. This indicates that investors have long either priced in a much higher default rate among Chinese corporate bond issuers, or demand an unjustifiably large risk premium (Chart 7). Since we expect Chinese policymakers to continue easing, risks of a surge in China’s corporate bond default rate remain low this year. As such, until we see signs that the Chinese authorities are reverting to a financial de-risking mode, we will continue to favor onshore corporate versus duration-matched government bonds. Chart 6Monetary Policy Now More Accommodative Than 2015-2016 Monetary Policy Now More Accommodative Than 2015-2016 Monetary Policy Now More Accommodative Than 2015-2016 Chart 7Chinese Corporates Pay High Risk Premium For Their Bonds, Even At A Relatively Low Default Rate Chinese Corporates Pay High Risk Premium For Their Bonds, Even At A Relatively Low Default Rate Chinese Corporates Pay High Risk Premium For Their Bonds, Even At A Relatively Low Default Rate Chart 8The RMB Likely To Continue Outperforming Other EM Currencies The RMB Likely To Continue Outperforming Other EM Currencies The RMB Likely To Continue Outperforming Other EM Currencies As we go to press, the Federal Reserve Bank has just made a 50bps cut to the Fed rate, the first emergency cut since the global financial crisis. The USD weakened against the Euro, the Japanese Yen, as well as the RMB immediately following the rate cut. While this reflects the market’s concerns of a worsening virus outbreak and the rising possibility of an economic slowdown in the US, the USD as a countercyclical currency will likely appreciate against most cyclical currencies as the virus continues spreading globally. Hence, the depreciation in the RMB against the dollar will come primarily from a stronger dollar rather than a weaker RMB, and the downside in the value of the RMB should be limited. The continuation of resuming production in China and the expectations of a Chinese economic recovery in Q2 will support an appreciation in the RMB against other EM currencies (Chart 8).   Qingyun Xu, CFA Senior Analyst qingyunx@bcaresearch.com Jing Sima China Strategist jings@bcaresearch.com   Footnotes 1    http://app.21jingji.com/html/2020yiqing_fgfc/ 2   Please see Global Investment Strategy Weekly Report "Markets Too Complacent About The Coronavirus," dated February 21, 2020, available at gis.bcaresearch.com 3   Please see China Investment Strategy Weekly Report "Questions From The Road: Timing The Turn," dated November 20, 2020, available at gis.bcaresearch.com 4   M1 is mainly made up by cash demand deposits from corporations, whereas M0 is mainly deposits from households Cyclical Investment Stance Equity Sector Recommendations

In lieu of the next weekly report I will be presenting the quarterly webcast ‘What Are The Most Attractive Investments In Europe?’ on Monday 17 February at 10.00AM EST, 3.00PM GMT, 4.00PM CET, 11.00PM HKT. As usual, the webcast will take a TED talk format lasting 18 minutes, after which I will take live questions. Be sure to tune in. Dhaval Joshi Feature The recent coronavirus scare seems to have added a fresh deflationary impulse into the world economy, at a time that central banks are already struggling to achieve and maintain inflation at the 2 percent target. Begging the question: will central banks’ ubiquitous ultra-loose monetary policy ever generate inflation? The answer is yes, but not necessarily where the central banks desire it. Universal QE, zero interest rate policy (ZIRP), and negative interest rate policy (NIRP) have already created rampant inflation. The trouble is that it is in the wrong place. Rather than showing up in consumer price indexes it is showing up in sky-rocketing asset prices. Feature Chart Ultra-Low Bond Yields Have Created The Greatest Asset-Price Inflation Of All Time The Greatest Asset-Price Inflation Of All Time The Greatest Asset-Price Inflation Of All Time Feature ChartUltra-Low Bond Yields Have Created The Greatest Asset-Price Inflation Of All Time The Greatest Asset-Price Inflation Of All Time The Greatest Asset-Price Inflation Of All Time The Greatest Asset-Price Inflation Of All Time Since 2014, ultra-loose monetary policy has boosted the valuation of equities by 50 percent. But that’s the small fry. The really big story is that ultra-loose monetary policy has boosted the value of the world’s real estate from $180 trillion to $300 trillion (Chart I-2).1 Chart I-2Ultra-Low Bond Yields Have Boosted The Value Of The World’s Real Estate By $120 Trillion Ultra-Low Bond Yields Have Boosted The Value Of The World's Real Estate By $120 Trillion Ultra-Low Bond Yields Have Boosted The Value Of The World's Real Estate By $120 Trillion Just pause for a moment to digest those numbers. In the space of a few years the value of the world’s real estate has surged by $120 trillion, equivalent to one and half times the world’s $80 trillion GDP. Moreover, it is a broad-based boom encompassing not just Europe, but North America and Asia too. Now add in the surge in equity prices, as well as other risk-assets such as private equity, corporate bonds and EM debt and the rise in wealth conservatively equals at least two times world GDP. To the best of our knowledge, there is no other time in economic history that asset prices have risen so broadly and by so much as a multiple of world GDP in such a short space of time. Making this the greatest asset-price inflation of all time. Yet central banks seem unmoved. To add insult to injury, Europe’s central banks do not even include surging owner-occupied housing costs in their consumer price indexes. This seems absurd given that the costs of maintaining owner-occupied housing is one of the largest costs that European households face. Europe’s central banks do not include surging owner-occupied housing costs in their consumer price indexes. Including owner-occupied housing costs would lift European inflation closer to 2 percent, eliminating the need for QE and negative interest rates. But its omission has kept measured inflation artificially low (Chart I-3), forcing European central banks to double down on their ultra-loose policies. Which in turn lifts risk-asset prices even further, and so the cycle of asset-price inflation continues. Chart I-3Using The US Definition Of Inflation, The ECB Wouldn't Need Ultra-Loose Policy Using The US Definition Of Inflation, The ECB Wouldn't Need Ultra-Loose Policy Using The US Definition Of Inflation, The ECB Wouldn't Need Ultra-Loose Policy European QE has spawned other major imbalances. Germany, as the largest shareholder of the ECB, now owns hundreds of billions of ‘Italian euro’ BTPs that the ECB has bought. But given the fragility of Italian banks, the Italians who sold their BTPs to the ECB deposited the cash they received in German banks. Hence, Italy now owns hundreds of billions of ‘German euro’ bank deposits. This mismatch between Germans owning Italian euro assets and Italians owning German euro assets combined with other mismatches across the euro area constitutes the Target2 banking imbalance, which now stands at a record €1.5 trillion. It means that, were the euro to ever break up, the biggest casualty would be Germany (Chart I-4). Chart I-4ECB QE Has Taken The Target2 Banking Imbalance To An All-Time High The Greatest Asset-Price Inflation Of All Time The Greatest Asset-Price Inflation Of All Time Meanwhile, the US Federal Reserve, to its credit, does include surging owner-occupied housing costs in its measure of consumer prices. As a result, US inflation has been closer to the 2 percent target enabling the Fed to tighten policy when the ECB had to loosen policy. This huge divergence between euro area and US monetary policies, stemming from different treatments of owner-occupied housing costs, has depressed the euro/dollar exchange rate and thereby spawned yet another major imbalance: the euro area/US bilateral trade surplus which now stands at an all-time high. Providing President Trump with the perfect pretext to start a trade war with Europe, should he desire (Chart I-5).  Chart I-5ECB QE Has Taken The Euro Area/US Trade Surplus To An All-Time High ECB QE Has Taken The Euro Area/US Trade Surplus To An All-Time High ECB QE Has Taken The Euro Area/US Trade Surplus To An All-Time High What Caused The Greatest Asset-Price Inflation Of All Time? Why did the past decade witness the greatest asset-price inflation of all time? The answer is that universal QE, ZIRP, and NIRP took bond yields to the twilight zone of the lower bound (Chart I-6). At which point, the valuation of all risky assets undergoes an exponential surge. Chart I-6The Past Decade Was The Decade Of Universal QE The Past Decade Was The Decade Of Universal QE The Past Decade Was The Decade Of Universal QE Understand that when bond yields approach their lower bound, bonds become extremely risky assets because their prices take on an unattractive ‘lose-lose’ characteristic. As holders of Swiss government bonds discovered last year, prices can no longer rise much in a rally, but they can collapse in a sell-off (Chart I-7). Chart I-7At Low Bond Yields, Bonds Become Much Riskier The Greatest Asset-Price Inflation Of All Time The Greatest Asset-Price Inflation Of All Time The upshot is that all (long-duration) assets become equally risky, and the much higher prospective returns offered on formerly more risky assets – such as real estate and equities – collapses to the feeble return offered on now equally-risky bonds. Given that valuation is just the inverse of the prospective return, this means that the valuation of risk assets undergoes an exponential surge. When bond yields approach their lower bound, bonds become extremely risky assets because their prices take on an unattractive ‘lose-lose’ characteristic.  An obvious question is: which valuation measure best predicts this depressed prospective return offered on equities? Most people gravitate to price to earnings (profits), but earnings are highly problematic – because even if you cyclically adjust them, they take no account of structurally high profit margins. The trouble is that earnings will face a headwind when profit margins normalise, depressing prospective returns. For this reason, price to earnings missed the valuation extreme of the 2007/2008 credit bubble and should be treated with extreme caution as a predictor of prospective returns (Chart I-8). Chart I-8Price To Earnings Missed The 2007/2008 Valuation Extreme Price To Earnings Missed The 2007/2008 Valuation Extreme Price To Earnings Missed The 2007/2008 Valuation Extreme A much more credible assessment comes from price to sales – or equivalently, market cap to GDP at a global level (Chart I-9). This is because sales are quantifiable, unambiguous, and undistorted by profit margins. Using these more credible prospective returns, we can now show that the theory of what should happen to risk-asset returns (and valuations) at ultra-low bond yields and the practice of what has actually happened agree almost perfectly (Feature Chart). Chart I-9Price To Sales (Or Global Market Cap To GDP) Is The Best Predictor Of Prospective Return Price To Sales (Or Global Market Cap To GDP) Is The Best Predictor Of Prospective Return Price To Sales (Or Global Market Cap To GDP) Is The Best Predictor Of Prospective Return Some Investment Conclusions It is instinctive for investors to focus first and foremost on the outlook for the real economy. After all, the evolution of the $80 trillion global economy drives company sales and profits. But the value of the world’s real estate, at $300 trillion, dwarfs the economy. Public and private equity adds another $100 trillion, while other risk-assets such as corporate bonds and EM debt add at least another $50 trillion. So even on conservative assumptions, risk-assets are worth $450 trillion – an order of magnitude larger than the world economy. Now combine this with the overwhelming evidence that risk-asset valuations are exponentially sensitive to ultra-low bond yields. A relatively modest rise in yields that knocked 20 percent off risk-asset valuations would mean a $90 trillion loss in global wealth. Even a 10 percent decline would equate to a $45 trillion drawdown. Could the $80 trillion economy sail through such declines in wealth? No way. Such setbacks would constitute a severe deflationary headwind, and likely trigger the next recession. Hence, though equities are preferable to bonds at current levels, a 50-100 bps rise in yields – were it to happen – would be a great opportunity to add to bonds. Meanwhile, the record high Target2 euro area banking imbalance means that the biggest casualty of the euro’s disintegration would not be Italy. It would be Germany. As all parties have no interest in such a mutually assured destruction, investors should go long high-yielding versus low-yielding euro area sovereign bonds. Finally, the record high euro area/US trade surplus is a political constraint to a much weaker euro versus the dollar. In any case, the ECB is close to the practical limit of monetary policy easing, while the Fed is not. Long-term bond investors should prefer US T-bonds versus German bunds or Swiss bonds. Long-term currency investors should prefer the euro versus the dollar. Fractal Trading System*  This week’s recommended trade is long EUR/CHF. As this currency cross has relatively low volatility, the profit target and symmetrical stop-loss is set at a modest 1 percent. In other trades, short NZD/JPY achieved its profit target, while long US oil and gas versus telecom reached the end of its 65-day holding period in partial loss having reached neither its profit target nor its stop-loss. The rolling 1-year win ratio now stands at 61 percent. Chart I-10EUR/CHF EUR/CHF EUR/CHF When the fractal dimension approaches the lower limit after an investment has been in an established trend it is a potential trigger for a liquidity-triggered trend reversal. Therefore, open a countertrend position. The profit target is a one-third reversal of the preceding 13-week move. Apply a symmetrical stop-loss. Close the position at the profit target or stop-loss. Otherwise close the position after 13 weeks. * For more details please see the European Investment Strategy Special Report “Fractals, Liquidity & A Trading Model,” dated December 11, 2014, available at eis.bcaresearch.com.   Dhaval Joshi Chief European Investment Strategist dhaval@bcaresearch.com Footnotes 1 Source: Savills World Research. The last data point is $281 trillion at the end of 2017, but we conservatively estimate that the value has increased to above $300 trillion in the subsequent two years. Fractal Trading System The Greatest Asset-Price Inflation Of All Time The Greatest Asset-Price Inflation Of All Time The Greatest Asset-Price Inflation Of All Time The Greatest Asset-Price Inflation Of All Time Cyclical Recommendations Structural Recommendations The Greatest Asset-Price Inflation Of All Time The Greatest Asset-Price Inflation Of All Time The Greatest Asset-Price Inflation Of All Time The Greatest Asset-Price Inflation Of All Time The Greatest Asset-Price Inflation Of All Time The Greatest Asset-Price Inflation Of All Time The Greatest Asset-Price Inflation Of All Time The Greatest Asset-Price Inflation Of All Time Trades Closed Trades Asset Performance Currency & Bond Equity Sector Country Equity Indicators Bond Yields Chart II-1Indicators To Watch - Bond Yields Indicators To Watch - Bond Yields Indicators To Watch - Bond Yields Chart II-2Indicators To Watch - Bond Yields Indicators To Watch - Bond Yields Indicators To Watch - Bond Yields Chart II-3Indicators To Watch - Bond Yields Indicators To Watch - Bond Yields Indicators To Watch - Bond Yields Chart II-4Indicators To Watch - Bond Yields Indicators To Watch - Bond Yields Indicators To Watch - Bond Yields   Interest Rate 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  

An analysis on Hong Kong is available below. Highlights The correction in EM risk assets and currencies will be larger than during the SARS outbreak. A number of market indicators that are pertinent for EM assets are sending a disconcerting message. The trouble is that they have relapsed from already low levels. We are closing our long position in EM stocks to manage risk and continue recommending underweighting EM equities and credit versus their DM counterparts. Stay short EM currencies versus the US dollar. A new trade: Go short Hong Kong banks / long Taiwanese banks. Feature Chart I-1Global Equity Correction: SARS- And Coronavirus-Episodes Global Equity Correction: SARS- And Coronavirus-Episodes Global Equity Correction: SARS- And Coronavirus-Episodes It is tempting to compare the potential impact of the current coronavirus outbreak on the global economy and financial markets with that of SARS in the spring of 2003. The correction in global equities due to the SARS outbreak lasted only a couple of days during April 2003, and global share prices sold off by only 2.5% (Chart I-1). During that period, the EM equity index dropped by 4% and emerging Asian bourses by 8% in US dollar terms (Chart I-2). Presently, the drawdowns in global stocks and EM share prices have been 2.5% and 4%, respectively. Thus, the magnitude of the current correction is on a par with what occurred during the 2003 SARS outbreak (Charts I-1 and I-2). Further, in 2003, share prices bottomed when the number of registered new SARS infections – on a rolling fortnight basis – declined (Chart I-3). This was true both worldwide and in the case of Hong Kong. Chart I-2EM And Asian Stock Corrections: SARS- And Coronavirus-Episodes EM And Asian Stock Corrections: SARS- And Coronavirus-Episodes EM And Asian Stock Corrections: SARS- And Coronavirus-Episodes Chart I-3Number Of New Cases And Share Prices: Global And Hong Kong Number Of New Cases And Share Prices: Global And Hong Kong Number Of New Cases And Share Prices: Global And Hong Kong However, such simplistic comparisons between SARS in 2003 and the current coronavirus outbreak are uninformative. There are striking economic differences between these two episodes. The impact on both the Chinese and global economies will be larger today compared with the effects of SARS. This is true even if the spread of the coronavirus is contained soon and the number of infections and deaths peaks earlier and at much lower levels compared to the SARS outbreak. The rationale behind the meaningful impact on Chinese and global growth is two-fold: The safety measures undertaken by the Chinese authorities, including the extension of the Lunar New Year holiday period and imposition of limits on travel – are much greater than their response in 2003. These efforts might contain the spread of the virus and save human lives, but they will likely dampen economic activity in the near term. The importance of the Chinese economy in the world and hence its impact have grown immensely since early 2003. Overall, the current correction in EM risk assets and currencies will be larger than the one during the SARS outbreak. China’s Share Of The Global Economy: Today Versus 2003 Table I-1China’s Importance Now And In 2003 Coronavirus Versus SARS: Mind The Economic Differences Coronavirus Versus SARS: Mind The Economic Differences China’s economy is much more important to global aggregate demand and growth today than it was in 2003 (Table I-1). Specifically: China’s GDP at purchasing power parity accounts for 19.3% of world GDP compared to 8.3% in 2002 before the SARS outbreak occurred. In nominal US dollar terms, the mainland currently accounts for 17% of global GDP versus 4.3% in 2002. We use 2002 because the SARS outbreak occurred in early 2003, so China’s share of world GDP in 2002 is the more accurate measure of the country’s importance in early 2003. Chinese imports of goods and services make up 13.5% of global trade at present, significantly greater than their 4.5% share in 2002. The mainland’s share of consumption of various industrial metals has surged, from between 10-20% in 2002 to 50-60% presently (Table I-1). For copper, it has soared from 18% in 2002 to its current share of 53%. China’s iron ore imports have risen from 21% of the global total in 2002 to 64% presently. The nation’s oil consumption presently accounts for 13.5% compared with 6.6% in 2002. Total semiconductor sales in China currently constitute 34.6% of global semiconductor sales versus 5% in 2002. Personal computer sales in China make up 20% of worldwide sales compared with 2.4% in 2002. Mobile phones sales in China constituted 11% of worldwide sales in 2002. Today, smartphone sales account for 29% of global sales. Finally, in the past 12 months, passenger car sales in China were 21.5 million units, or 34.5% of the global total. In 2002, China’s share in global passenger auto demand was only 7.3%. Other relevant differences between China’s economy then and now include: Chart I-4China's Leverage In 2003 And Now China's Leverage In 2003 And Now China's Leverage In 2003 And Now First, leverage among companies and households was low in 2002 compared with the current debt bubble. Aggregate local currency indebtedness of companies, households and the various levels of government stood at 120% of GDP in 2002, compared with 260% currently (Chart I-4). Even a temporary reduction in cash flows of enterprises due to shutdowns and a plunge in demand will weigh on their ability to service debt. This could in turn temporarily curtail their appetite for new investments and hiring. Second, by 2003 China had just completed a major overhaul of its state-owned enterprises (SOEs) and banks. As a result, the nation was in the early stages of a structural economic boom driven by higher productivity growth. Presently, neither SOE reforms nor deleveraging are meaningfully advanced (Chart I-4, bottom panel). Consequently, China is still in a structural decline in terms of productivity growth. Third, China entered the World Trade Organization in late 2001, and by early 2003 it was enjoying an FDI inflow boom and was on the verge of rapidly increasing its market share in global trade (Chart I-5). Presently, both multinational and Chinese producers are moving their production and supply chains out of China in response to US trade protectionism. Chart I-5China's Global Export Market Share In 2003 And Now China's Global Export Market Share In 2003 And Now China's Global Export Market Share In 2003 And Now Finally, enterprises and organizations were not forced to shut down because of the SARS virus in the spring of 2003. Consequently, the hit to economic activity in the spring of 2003 was mild, as shown in Chart I-6A and I-6B. In contrast, the government today has extended the Chinese New Year holidays by a few days, and some companies will be operating on a part-time basis for a couple of weeks. It is impossible to forecast the evolution of the outbreak, but the odds are that a hit to economic activity in China due to the coronavirus outbreak is likely to be worse than during the SARS episode. Chart I-6AChina: Cyclical Variables During SARS Outbreak China: Cyclical Variables During SARS Outbreak China: Cyclical Variables During SARS Outbreak Chart I-6BChina: Cyclical Variables During SARS Outbreak China: Cyclical Variables During SARS Outbreak China: Cyclical Variables During SARS Outbreak On a positive note, the Chinese authorities will certainly augment their stimulus, especially fiscal spending, to counteract the negative impact of the shutdowns on the economy. However, it remains to be seen how long it will take for these stimulus efforts to filter through the economy and offset the drag from poor sentiment. Market Signals Are Disconcerting There are several financial market signals that are often important in terms of gauging primary trends in EM risk assets and currencies: Chart I-7Industrial Metal Prices Are Back To Their Cyclical Lows Industrial Metal Prices Are Back To Their Cyclical Lows Industrial Metal Prices Are Back To Their Cyclical Lows Base metal prices in general and copper prices in particular have relapsed to their cyclical lows (Chart I-7). In short, industrial metal prices are not confirming a durable recovery in global manufacturing and China/EM domestic demand. Industrial metal prices are leveraged to China’s growth as well as closely correlated with EM ex-China currencies (Chart I-8). This is a bearish signpost for EM exchange rates. Notably, Korea’s bond yields are drifting lower, casting doubt on the sustainability of the nation’s export growth (Chart I-9). The latter is a good barometer of global trade. EM assets are very sensitive to global trade and as such remain at risk. EM small-cap stocks have failed to enter a cyclical bull market, despite investor enthusiasm for EM financial markets following the US-China Phase One trade agreement. Their much-muted rebound is not confirming a broad-based recovery in EM/China growth and improvement in EM domestic fundamentals. Chart I-8EM Currencies: Rebound Has Faded EM Currencies: Rebound Has Faded EM Currencies: Rebound Has Faded Chart I-9Korean Bond Yields And Global Manufacturing Korean Bond Yields And Global Manufacturing Korean Bond Yields And Global Manufacturing Chart I-10EM Risks Are Tilted To The Downside EM Risks Are Tilted To The Downside EM Risks Are Tilted To The Downside Similarly, the rebound in our Risk-On/Safe-Haven currency ratio has faded and this indicator has rolled over (Chart I-10). It correlates well with EM share prices, and presently heralds further downside in the latter.  The disconcerting message from these market indicators is that they – unlike the S&P 500 - are not correcting from very overbought levels, but have relapsed and are gapping down from already low levels. Economic data from China and Asia in the coming months will be weak due to coronavirus-related disruptions. Therefore, investors cannot rely on economic data to gauge the direction of the business cycle, Instead, market signals and market-based indicators might become the predominant tools for gauging financial markets directions.     Investment Strategy Last week we recommended investors consider going long EM volatility. The levels of EM and DM currencies’ implied volatility were at all-time lows (Chart I-11). We are reiterating this recommendation. Notably, the previous historical lows in EM and DM currencies’ implied volatility occurred just before major bear markets in EM share prices (Chart I-11). Hence, the odds of a major drawdown in EM share prices are considerable. We gave the benefit of the doubt to the market action and went long EM stocks on December 19, 2019. Given the latest market action, indicators and uncertainty over the Chinese/Asian business cycle, we are closing the open position in EM equities. This trade has been flat since its initiation. The EM equity index in US dollar terms is hovering above major technical support lines (Chart I-12). If this level is decisively broken, the downside could be substantial. Alternatively, if EM share prices find support around these levels, it would signal a budding major bull market. We will monitor market action and indicators and adjust our strategy accordingly. Chart I-11A Record Low Vol = A Major Top In Risk Assets A Record Low Vol = A Major Top In Risk Assets A Record Low Vol = A Major Top In Risk Assets Chart I-12EM Stocks: Will Long-Term Technical Support Hold? EM Stocks: Will Long-Term Technical Support Hold? EM Stocks: Will Long-Term Technical Support Hold? Although we upgraded our view on the absolute performance of EM stocks in December, we have continued recommending underweighting EM versus DM. In recent weeks, we have been arguing that we will upgrade EM stocks and credit from underweight to overweight relative to their DM peers if EM share prices and currencies demonstrate resilience amid a correction in global risk assets. So far, they have not been resilient – EM equities have sold off more than their DM peers (Chart I-13) and the weakness in EM currencies has been broad-based. For now, investors should continue underweighting EM equities and credit versus their DM counterparts. The odds of a breakdown in EM currencies are rising. Investors should continue shorting a basket of EM currencies versus the US dollar. Our favored shorts are BRL, CLP, COP, IDR, MYR, PHP, KRW and ZAR. Finally, EM local currency bond yields as well as sovereign and corporate credit spreads are either at record lows or at extremely low levels (Chart I-14). EM sovereign credit spreads appear elevated because the index includes de-facto defaulted sovereigns like Argentina, Venezuela, and others. EM currency trends hold the key for these asset classes. If EM currencies break down, as we expect, EM domestic bond yields will rise, and sovereign and credit spreads will widen. Chart I-13EM Equities Versus DM: New Lows Ahead? EM Equities Versus DM: New Lows Ahead? EM Equities Versus DM: New Lows Ahead? Chart I-14Too Much Complacency In EM Local Bonds And Credit Markets Too Much Complacency In EM Local Bonds And Credit Markets Too Much Complacency In EM Local Bonds And Credit Markets     Arthur Budaghyan Chief Emerging Markets Strategist arthurb@bcaresearch.com           Hong Kong: Into Uncharted Waters The Hong Kong economy is in recession and its equity prices – stocks domiciled in Hong Kong and included in the MSCI Hong Kong equity index – have underperformed considerably. Is it time to turn positive on Hong Kong equities? We continue to recommend underweighting Hong Kong-domiciled stocks, because the heavyweight sectors – financials and property – remain at risk. The basis is that Hong Kong’s interest rates will likely creep higher as capital outflows persist. Higher borrowing costs will weigh on this highly leveraged economy. Capital Flows And Interest Rates The currency board system mandates the Hong Kong Monetary Authority (HKMA) to maintain a pegged exchange rate with the US dollar. With an open capital account and a fixed exchange rate, the HKMA has little control over interest rates. Chart II-1Banks Excess Reserves AT HKMA And Interest Rates Banks Excess Reserves AT HKMA And Interest Rates Banks Excess Reserves AT HKMA And Interest Rates Capital outflows exert depreciation pressure on the currency, forcing the monetary authorities to sell their foreign currency reserves to defend the exchange rate peg. This drains commercial banks’ excess reserves at the central bank, thereby tightening interbank liquidity and lifting interest rates (Chart II-1). In brief, interbank rates need to rise to inhibit capital flight. For now, we expect the heightened socio-political uncertainty in Hong Kong to linger. This will hurt economic growth, thereby depressing economic sentiment and return on capital. In turn, this will continue to spur capital outflows. The latter will exert upward pressure on interest rates. Overall, this could unleash a feedback loop of deteriorating growth conditions, capital outflows and higher interest rates. While it is doubtful that Hong Kong will experience a full-blown crisis, the most likely scenario is a slow leakage of capital out of the city and gradually rising interest rates. A mirror image of capital outflows from Hong Kong is foreign capital inflows in Singapore. In particular, foreigners’ Singapore dollar deposits rose by S$6.8 billion from May to November 2019, and foreign currency deposits in Singaporean banks increased by S$9 billion during the same period (Chart II-2). Chart II-2Non-Residents Deposits In Singapore Confirm Capital Flight Out Of HK Non-Residents Deposits In Singapore Confirm Capital Flight Out Of HK Non-Residents Deposits In Singapore Confirm Capital Flight Out Of HK Real Estate Blues Hong Kong’s property market is under stress from both falling income/cash flow and slowly rising interest rates. Odds are that various segments of the Hong Kong property market – especially the retail, commercial and high-end residential – have entered an extended downturn. The protests and the coronavirus outbreak have all but halted tourism, especially from the mainland. Mainland Chinese visitors accounted for 75% of total arrivals a year ago, and their spending accounted for over 10% of personal consumption expenditures in Hong Kong. Tourists from the mainland are not expected to return soon due to both Hong Kong’s protests and the travel limitations due to the coronavirus outbreak. Hong Kong’s domestic demand is also anemic, and will stay so given poor business sentiment and a weakening labor market. In a nutshell, the value of retail sales in November plunged by a record 23.6% from a year earlier (Chart II-3). Contracting consumption has resulted in sharply rising vacancies and pushed retail property rents and prices off the cliff for the first time since 2008 (Chart II-4). Retail sector rents and prices have on average deflated by 10% from last year. Consistently, high-street rents have also fallen by about 18% in 2019. In short, rising vacancy rates of retail properties herald further rent decline. Chart II-3HK: Retail Sales Have Collapsed HK: Retail Sales Have Collapsed HK: Retail Sales Have Collapsed Chart II-4HK Retail Properties: Vacancy, Rents And Prices HK Retail Properties: Vacancy, Rents And Prices HK Retail Properties: Vacancy, Rents And Prices Hong Kong’s office market is also at risk, with vacancy rates climbing (Chart II-5). Office property prices have dropped by 8%, and prime grade A property prices have plunged a whopping 20% from a year earlier (Chart II-5, bottom panel). Multinational companies and financial firms have been relocating to reduce their rental costs. In the third quarter of this year, office vacancies in the center of Hong Kong reached 7.4%, their highest in 14 years. With respect to Hong Kong‘s residential market, it is a mixed bag. On average, home prices have so far declined by only 3% from their peak in 2019. (Chart II-6, top panel). That said, luxury residential prices have already plunged by 27% from a year ago (Chart II-6, second panel).  The residential sector’s resilience in the middle- and low-ends can be explained by strong end-user demand and lack of speculative purchases over the past three years due to the government’s anti-speculative measures. For example, the number of residential transactions involving stamp duties – a proxy for foreign purchases – has fallen sharply since Q4 2016 due to tougher regulations. Chart II-5HK Offices: Vacancy, Rents And Prices HK Offices: Vacancy, Rents And Prices HK Offices: Vacancy, Rents And Prices Chart II-6HK Residential Vacancy, Rents And Prices HK Residential Vacancy, Rents And Prices HK Residential Vacancy, Rents And Prices Chart II-7HK: Retail Yields And Interest Rates HK: Retail Yields And Interest Rates HK: Retail Yields And Interest Rates Even only marginally higher interest rates will be sufficient to hurt real estate. Rental yields on all types of properties are very low and close to borrowing costs (Chart II-7). There is not much of a valuation buffer if borrowing costs rise or rents deflate. In a nutshell, the high-end property market as well as commercial real estate are vulnerable. Importantly, the Hong Kong authorities cannot use lower interest rates to help the economy, leaving fiscal policy as the sole tool. The government has accumulated enormous fiscal surpluses, and it will ramp up spending to stimulate the economy. The authorities have so far announced three tiny fiscal stimulus packages amounting to only 0.8% of GDP in aggregate. This is clearly insufficient to jump start the business cycle amid lingering headwinds. Nevertheless, government expenditures account for only 10% of GDP, and any reasonable jump in spending in the coming months will not be sufficient to preclude a downtrend in the broader economy. Banks Holds The Key Chart II-8HK-Domiciled Banks: Profit Outlook Is Downbeat HK-Domiciled Banks: Profit Outlook Is Downbeat HK-Domiciled Banks: Profit Outlook Is Downbeat Hong Kong-domiciled bank share prices are at risk from a deceleration in loan growth, rising non-performing loans (NPLs) and a drop in their net interest rate margins (Chart II-8). Banks’ domestic loans are concentrated in real estate: About 55% of domestic loans consist of lending to property developers and mortgages. Such a high concentration of real estate lending makes Hong Kong banks vulnerable to a property market correction. If banks begin tightening lending standards, the game will be over. At the moment, bankers might be relaxed as they are comparing the current episode with short-lived corrections in the property market and the economy in 2008, 2013 and 2015. However, odds are that this downturn will be more severe. As the economic stress heightens, banks might begin tightening lending standards. In such a case, property prices and construction activity will sink, feeding back into the economy. Notably, this process seems to have started, as evidenced by bank tightening of credit standards for small businesses (Chart II-9). Importantly, the debt service ratio for Hong Kong’s nonfinancial sectors is among the highest in the world (Chart II-10). Provided all outstanding mortgages are floating-rate, any rise in interest rates will increase borrowing costs. Coupled with shrinking nominal incomes, debtors – both households and companies – will struggle to service their debt. Chart II-9HK Banks Have Been Tightening Credit For Small Businesses HK Banks Have Been Tightening Credit For Small Businesses HK Banks Have Been Tightening Credit For Small Businesses Chart II-10HK Private Sector: Debt-Service Ratio Is the Highest HK Private Sector: Debt-Service Ratio Is the Highest HK Private Sector: Debt-Service Ratio Is the Highest Investment conclusions We continue to reiterate our underweight position in Hong Kong equities within emerging markets, global and Asian equity portfolios (Chart II-11). The Hong Kong currency peg will be maintained for now, even at the cost of rising interest rates and debt deflation in the real economy. We discussed the Hong Kong exchange rate outlook in a special report last June,  and the main points of that analysis remain valid. The HKMA has an enormous amount of foreign exchange reserves to defend the currency peg. However, the cost of defending the exchange rate will be higher interest rates. The latter will hurt Hong Kong’s highly leveraged economy in general and its property market in particular. As a bet on property market travails, we continue to recommend being short Hong Kong property stocks and long Singapore real estate equities (Chart II-12). The macro justification for this trade is the ability of Singapore to drop interest rates and tolerate currency depreciation, and Hong Kong’s inability to do so. Finally, as a new trade, we recommend shorting Hong Kong-domiciled banks relative to Taiwanese banks. As discussed, Hong Kong banks are exposed to rising borrowing costs, weakening real estate and rising NPLs. Chart II-11Continue Underweighting HK Stocks Continue Underweighting HK Stocks Continue Underweighting HK Stocks Chart II-12Stay Short HK Property / Long Singapore Property Stocks Stay Short HK Property / Long Singapore Property Stocks Stay Short HK Property / Long Singapore Property Stocks We chose Taiwanese banks because they are defensive in nature – i.e., they will likely be a low-beta play within the Asia equity universe.   Lin Xiang, CFA Research Analyst linx@bcaresearch.com   Footnotes Equities Recommendations Currencies, Credit And Fixed-Income Recommendations

Highlights Commercial rents have fallen in real terms, revealing that the commercial property price rally has been fueled exclusively by low rates. Limited upside for rents and an upward direction for future rates are two significant headwinds. However, commercial real estate is especially pro-cyclical and inflationary pressures need to work their way into the economy before the risk of a downturn becomes imminent. The good news is that the economy is less vulnerable to slipping commercial property prices. Large banks have shrunk their commercial property loan books and their composition has shifted towards safer categories of commercial loans. While the macroeconomic outlook remains somewhat neutral, CMBS’ risk/reward profile appears reasonably attractive relative to other US bond sectors. Feature Real estate was a bane for markets and the banking system in the last recession, and commercial properties have lately become an increasingly popular source of concern among investors. Average prices have grown by 90% over the past decade, rising well above their pre-Great Financial Crisis peaks. We have made the case that we are heading into the expansion’s last stretch. The study of economic cycles and our relentless quest to identify inflection points ahead of time become more timely as the bull market ages. To this end, current commercial property valuations deserve close scrutiny and we explore whether any underlying excesses could potentially disrupt financial stability or precipitate a recession in the US. We conclude that although commercial property prices have little hope of appreciating significantly from current levels, a reversal is not imminent until inflationary pressure forces rates higher. When prices eventually slip, the impact on the overall economy should be more attenuated than it was in the last recession, as the banking system has become less vulnerable to a downturn in commercial real estate. While the fundamental macro outlook remains neutral, suggesting no imminent pressure on spreads, US bond investors can find relative value in non-agency Aaa-rated CMBS (vs. corporate bonds rated A or higher) and in agency CMBS (vs. agency residential mortgaged-backed securities). A Rate-Driven Rally Chart 1Commercial Rents Have Decoupled From Property Prices Commercial Rents Have Decoupled From Property Prices Commercial Rents Have Decoupled From Property Prices Like all financial assets, commercial property prices are derived from discounting future cash flows to their present value. Since the crisis, a low rate environment, supported by a sluggish inflation backdrop and continuously accommodative monetary policy, has depressed the valuation equation’s denominator. Meanwhile, strong economic fundamentals and demographic trends - such as urbanization and the millennials’ tendency to marry and purchase a home at a later age - have helped boost the numerator for commercial and multi-family residential properties in the past decade. However, with the exception of multi-family residential real estate - for which price appreciation has also been the strongest - real rents have fallen (Chart 1), revealing that low rates have propelled commercial properties’ price appreciation over the past decade. The combination of falling real rents and surging property prices has depressed commercial real estate cap rates1 to cyclical low levels, raising the question of a potential unwind. Mathematically, an increase in cap rates could result, on the one hand, from rent growth outpacing inflation growth, translating into an increase in real rents on the numerator. Alternatively, cap rates could rise from falling property prices, reducing the denominator. On a cyclical horizon, the latter outcome seems more likely than the former. Little Upside Left For Rents First, the fact that rents in real terms have decreased in spite of sluggish inflation is a bad omen for the outlook for future real rents. We have made the case that there is more inflationary pressure than meets the eye beneath the surface of the US economy. The combination of an already very tight labor market and a pickup in manufacturing activity point towards further wage growth. Inflation is a lagging indicator that has more scope to rise than roll-over at this stage of the cycle. All else equal, upward inflationary pressure will depress real rents further. Second, nominal rents themselves are also facing significant headwinds. Office buildings’ and retail shopping centers’ vacancies have barely recovered from the hit they took in the last recession, while new inventory is struggling to get absorbed by new demand (Chart 2). A strong labor market generally supports the demand for office spaces but a tight labor market limits its future upside. The latter, though, increases potential wage gains and consumers’ purchasing power, whose fundamentals are already strong. We have shown that US consumers’ increased savings rates and lower debt levels put them in a good position to spend their incremental income. Chart 2Post-Crisis Office And Shopping Center Vacancies Remain Elevated... Post-Crisis Office And Shopping Center Vacancies Remain Elevated... Post-Crisis Office And Shopping Center Vacancies Remain Elevated... Chart 3...As These Sectors Face Structural Disruptions ...As These Sectors Face Structural Disruptions ...As These Sectors Face Structural Disruptions However, both sectors are facing structural disruptions. Co-working has introduced a new player in the office segment – a sub-lessor who signs long-term leases on space it rents out in short-term chunks. If a sizable sub-lessor like WeWork were forced to shrink its footprint, a lot of office supply would come back on to the market, while demand is shrinking as businesses attempt to reduce the area each employee occupies. Brick-and-mortar retailers continue to be buffeted as e-commerce captures an increasing share of consumer spending, keeping downward pressure on retail rents (Chart 3). The picture looks slightly brighter in the industrial properties space, where vacancies have recovered to healthier levels, though low vacancies have failed to lift rents as demand for properties is being met by new inventory (Chart 4). The revival in global manufacturing activity that we are expecting to occur this year should support industrial property rents in the near term, but the advanced age of the cycle limits future upside. Chart 4A Brighter Picture For Industrial And Apartment Buildings... A Brighter Picture For Industrial And Apartment Buildings... A Brighter Picture For Industrial And Apartment Buildings... Chart 5...Thanks To Rising Renters Income ...Thanks To Rising Renters Income ...Thanks To Rising Renters Income Chart 6Over-Construction Of High-Tier Properties Over-Construction Of High-Tier Properties Over-Construction Of High-Tier Properties Multi-family residential housing is the only sector that has experienced steady real rent growth, fueled by a combination of rising rentership rates and rising household income amongst renters (Chart 5). Homebuilders’ focus on building higher-end units has led to an oversupply of more expensive properties, and their prices have already started to contract on a year-on-year basis (Chart 6). Multi-family residential properties rents should lose momentum as the alternative cost of owning homes falls, especially as homebuilders attempt to right-size their mix of properties to offer more lower-end supply. Exhausted Demand A commercial real estate rally fueled by perpetually falling rates is unsustainable. Although the market sees the potential for an additional rate cut, we think the Fed is done cutting. Labor market strength and a revival in global manufacturing activity argue that no further accommodation or insurance rate cuts are necessary. From current levels, the path of least resistance for rates is upwards (Chart 7). Strong demand from institutional investors has also contributed to fueling prices. Pension funds and insurance companies’ holdings of mortgages and agency-backed securities have nearly doubled since 2010 (Chart 8, first panel) and their allocation as a percentage of total assets is nearing pre-recession highs (Chart 8, second panel). These levels allow them little flexibility to sustain their demand impulse, as there is only so much they can allocate to real estate and other alternative investments. Chart 7Stronger Economic Growth Will Put Upward Pressure On Government Bond Yields Stronger Economic Growth Will Put Upward Pressure On Government Bond Yields Stronger Economic Growth Will Put Upward Pressure On Government Bond Yields Chart 8Saturated Demand From Institutional Investors... Saturated Demand From Institutional Investors... Saturated Demand From Institutional Investors... Demand from yield-hungry investors may also get exhausted if CMBS yields deflate to the point where they lose competitiveness relative to other income-producing investments. CMBS yields have broadly moved with other bond yields since the crisis, though US high-yield corporates have widened somewhat over the last few years, making them a slightly more appealing alternative to CMBS, all else equal (Chart 9). The steady downward pressure on multi-family cap rates since 2010 (Chart 10) reveals that the collateral underlying multi-family loans has become increasingly ambitiously priced, suggesting that losses given default on multi-family backed CMBS without agency backing may be rising, eroding prospective default-adjusted returns. Chart 9...And From Yield-Hungry Investors? ...And From Yield-Hungry Investors? ...And From Yield-Hungry Investors? Chart 10Cap Rates Have Reached Cyclical Lows Cap Rates Have Reached Cyclical Lows Cap Rates Have Reached Cyclical Lows New regulations also have the potential to retract a significant share of demand for commercial mortgages. The severe housing market deterioration during the Great Financial Crisis and the government intervention required to ensure Freddie Mac’s and Fannie Mae’s solvency led the Federal Housing Finance Agency (FHFA) to place these two government sponsored enterprises (GSEs) under conservatorship in 2014 and to cap their holdings of multi-family mortgages to US$ 100 billion for each GSE. A commercial real estate rally fueled by perpetually falling rates is unsustainable. Current holdings of multi-family residential loans far exceed the stated limits (Table 1). GSEs hold nearly half of all multi-family residential loans outstanding. The post-crisis growth in GSE-guaranteed loans is largely attributable to the exclusion from the cap of certain categories of loans such as green energy loans (Chart 11). The FHFA eliminated these exemptions last year, making the US$ 200 billion cap more binding and applicable to all multi-family loans without exception.2 The impact on mortgage originators and investors is yet to be seen but it would naturally follow that demand for multi-family mortgages to bundle into CMBS would decline if the GSEs are forced to take a step back from the space. Table 1Commercial Real Estate Loans By Holder ($US Mn) Commercial Real Estate And US Financial Stability Commercial Real Estate And US Financial Stability Chart 11Multi-Family Mortgage Debt Outstanding By Mortgage Holder Multi-Family Mortgage Debt Outstanding By Mortgage Holder Multi-Family Mortgage Debt Outstanding By Mortgage Holder Late-Cycle Dynamics Commercial mortgages are typically non-recourse (in case of default, the borrower can only recover the value of the collateralized property) making the loss given default a function of property prices. When times are good and property prices rise, borrowers can easily refinance their loans. The opposite holds in bad times. Therefore, commercial real estate prices are especially pro-cyclical. In spite of the headwinds outlined above, a commercial property downturn does not seem imminent. In spite of the headwinds outlined above, a commercial property downturn does not seem imminent. First, the US economy still has momentum, is supported by highly accommodative monetary policy and should get a boost from a global growth revival. Absent any major exogenous shock to the global economy, we expect that a recession is at least eighteen months away. For as long as the economy keeps expanding, commercial real estate prices can remain elevated. Second, sources of financing remain abundant as the emergence of alternative lenders (Chart 12) has offset the banks’ tighter lending standards for commercial properties (Chart 13). The proliferation of non-bank lenders is typically a late-cycle indicator. Chart 12The Proliferation Of Alternative Lenders… Commercial Real Estate And US Financial Stability Commercial Real Estate And US Financial Stability However, when the economy starts contracting, a commercial real estate downturn could have an outsized impact on banks with significant exposure. In the late 1980s, the commercial property downturn induced a recession and the subprime mortgage bust gave rise to the Great Financial Crisis. Healthier Balance Sheets The good news for the economy today is that banks are less vulnerable to a downturn in commercial real estate than they were back then. The good news for the economy today is that banks are less vulnerable to a downturn in commercial real estate. Banks have decreased their overall exposure to commercial property loans to levels below their 2008 and 1989 peaks (Chart 14). It is worth noting, though, that smaller banks have taken an increasingly important role in the commercial property market as they now finance 65% of all commercial property loans. However, a stronger concentration in smaller banks represents a localized rather than systemic risk, as smaller banks tend to have a more concentrated geographic exposure. Conversely, large banks have significantly shrunk their commercial real estate loan books.3 Chart 14Large Banks Have Shrunk Their CRE Books... Large Banks Have Shrunk Their CRE Books... Large Banks Have Shrunk Their CRE Books... Chart 15...And Shifted Away From Speculative-Grade Loans ...And Shifted Away From Speculative-Grade Loans ...And Shifted Away From Speculative-Grade Loans Most importantly, the composition of the commercial property loan book has changed drastically since the Great Financial Crisis. Banks have significantly reduced their exposure to more speculative construction and development loans (Chart 15). Risk appetite typically increases in the latter stages of an expansion, yet construction loans remain at relatively depressed levels. The growth in commercial property loans since 2013 has entirely been explained by the rise in relatively less risky multi-family and non-residential non-farm loans. Investment Implications A commercial real estate downturn is probably not a 2020 event. Inflationary pressures need to make their presence felt across a wide swath of the economy before Fed hikes will give rates the scope to move sustainably higher. In the meantime, bond investors with a mandate to remain exposed to CMBS can reap the benefits of attractive risk/reward profiles relative to other segments of the US bond market. US Bond Strategy’s Excess Return Bond Map measures the number of standard deviations of spread widening a sector would need to experience, before losing 100 basis points relative to a duration-matched position in Treasuries4 (Chart 16). Sectors plotting near the top-right of the Map carry both high expected return and low risk. Sectors plotting near the bottom-left carry low expected return and high risk. Chart 16BCA US Bond Strategy’s Excess Return Bond Map Commercial Real Estate And US Financial Stability Commercial Real Estate And US Financial Stability Chart 17Tighter Standards And Decelerating Prices Tighter Standards And Decelerating Prices Tighter Standards And Decelerating Prices This valuation framework currently suggests that CMBS look reasonably attractive. Non-agency Aaa-rated CMBS’ expected return is more promising than Aaa-and Aa-rated corporate bonds and somewhat similar to the expected return on an A-rated corporate bond. Meanwhile, CMBS exhibit a lower risk of losing 100 bps. Similarly, Agency CMBS offer greater expected return than Conventional 30-year Agency-backed residential MBS, along with a similar risk of losses. Although relative valuations appear attractive, the fundamental outlook remains neutral for CMBS spreads, for now. Periods of tightening commercial real estate lending standards and weakening commercial loan demand have historically coincided with decelerating commercial real estate prices and widening CMBS spreads. The Fed’s Q3 2019 Senior Loan Officer Survey revealed only a small net tightening of lending standards and unchanged demand (Chart 17). Overall, the lack of inflationary pressure suggests that neither a commercial real estate downturn nor a meaningful widening of CMBS spreads is an imminent threat.   Jennifer Lacombe Senior Analyst JenniferL@bcaresearch.com Ryan Swift US Bond Strategist rswift@bcaresearch.com Footnotes 1 A capitalization rate is the ratio of net operating income (rent) to price and measures the expected rate of return on a real estate investment. As such, a property’s price can also be derived by dividing its rent by its cap rate. 2 More information about GSE’s conservatorship can be found on the FHFA’s website (https://www.fhfa.gov/Conservatorship/Pages/History-of-Fannie-Mae--Freddie-Conservatorships.aspx and https://www.fhfa.gov/Media/PublicAffairs/Pages/New-Multifamily-Caps-9132019.aspx). 3 An analysis of the largest banks’ earnings call we carried out last October also revealed that large banks were unanimously shrinking their commercial real estate books. For more details, please refer to US Investment Strategy Weekly Report from October 28, 2019, "What The Biggest Banks See", available at usis.bcaresearch.com. 4 For more details on the methodology behind our Excess Return Bond Map please see US Bond Strategy October 15, 2019 Weekly Report "A Perspective On Risk And Reward", available at usbs.bcaresearch.com.

Underweight 2020 High-Conviction Calls: S&P Real Estate 2020 High-Conviction Calls: S&P Real Estate We would refrain from chasing high yielding real estate stocks higher, and instead we are including them in our high-conviction underweight call list for 2020. The commercial real estate (CRE) sector is a bubble candidate that exemplifies this cycle’s excesses. CRE prices sit at roughly two standard deviations above both the historical time trend and the previous cycle’s peak (not shown). Worryingly, CRE demand is waning. Not only our proprietary real estate demand indicator has sunk recently, but also the latest Fed Senior Loan Officer survey revealed that demand for CRE loans remains feeble. Simultaneously, fewer bankers are willing to extend CRE credit according to the same quarterly Fed survey. Occupancy rates have crested and there are increasing anecdotes of credit quality deterioration. As a result, CRE rents are also failing to keep up with inflation which eats into relative cash flow growth prospects. The supply side build up tilts this delicate balance further into deficit. Non-residential construction shows no signs of abating, with multi-family housing starts still running at an historically high rate of roughly 400K/annum. Finally, interest rate related headwinds will also weigh on this high-yielding sector in coming quarters, especially if the sell-off in the bond market gains steam as BCA expects. The ticker symbols for the stocks in this index are: BLBG – S5RLST – AMT, PLD, CCI, SPG, EQIX, WELL, PSA, EQR, AVB, SBAC, O, DLR, WY, VTR, ESS, BXP, CBRE, ARE, PEAK, MAA, UDR, EXR, DRE, HST, REG, VNO, IRM, FRT, KIM, AIV, SLG, MAC.