Sectors

Highlights The Fed’s hawkish shift over the past six months has caused a sharp increase in US interest rates. In this report we examine the US housing market for signs of an imminent recession, given the housing sector’s strong interest rate sensitivity. In addition to a severe contraction in real home improvement spending, there are several other housing-related indicators that are ostensibly pointing in a bearish direction. The growth in total home sales and the MBA mortgage application purchase index are already in negative territory, housing affordability has deteriorated meaningfully, and the National Association of Home Builders’ (NAHB) housing market index is falling sharply. However, the breadth of house prices and building permits, consumer surveys, housing equity sector relative performance, and the fact that mortgage rates have likely peaked for the year point to a more optimistic outlook for housing. At a minimum, they do not yet suggest that the current slowdown in housing-related activity is recessionary. Structural factors are also supportive of the pace of housing construction in the US. While a slowdown in the housing market is clearly underway, it is not occurring after a period of excessive housing construction. The opposite is true: the US and several other developed market economies have underbuilt homes over the past decade. This should limit the drag on economic growth from housing-related activity, and reduces the odds that a housing market slowdown will morph into a housing-driven US recession. Feature Chart II-1The Fed's Hawkish Shift Has Caused An Extremely Sharp Rise In Interest Rates The Fed's Hawkish Shift Has Caused An Extremely Sharp Rise In Interest Rates The Fed's Hawkish Shift Has Caused An Extremely Sharp Rise In Interest Rates The Fed’s hawkish shift over the past six months has caused US interest rates to rise at an extremely rapid pace. Panel 1 of Chart II-1 highlights that the spread between the US 2-year Treasury yield and the 3-month T-bill yield reached a 20-year high in early April of this year. Panel 2 shows that the two-year change in the 30-year mortgage rate will reach the highest level since the early 1980s by the end of this year if mortgage rates remain at their current level. Over the longer run, it is the level of interest rates that matters more than their change. However, changes in interest rates and other key financial market variables are also important drivers of economic activity, especially when they happen very rapidly. Given the speed of the recent adjustment in US interest rates, and the fact that the Fed funds rate will have likely reached the Fed’s neutral rate forecast by the end of this year, investors have understandably become concerned about the potential for a recession in the US. In this report we examine the US housing market for signs of an imminent recession, given the housing sector’s strong interest rate sensitivity. We conclude that while a slowdown in the housing market is clearly underway, several signs suggest that this slowdown is not recessionary. Investors should remain laser-focused on the pace of housing-related activity over the coming 6-12 months, but for now our assessment of the housing market is consistent with a modest overweight stance towards stocks within a multi-asset portfolio. A Brief Review Of The Housing Sector’s Contribution To Growth Table II-1 highlights the importance of the housing sector as a driver/predictor of US recessions. This table highlights that real residential investment is not a particularly important contributor to real GDP growth during nonrecessionary quarters, but it is the only main expenditure component exhibiting negative growth on average in the year prior to a recession.1 Table II-1Real Residential Investment Tends To Contract In The Year Prior To A Recession June 2022 June 2022 When examining the contribution to economic growth from the housing sector, investors and housing market analysts often fully equate real residential investment with housing construction. In fact, while direct construction of housing units accounts for a sizeable portion of the contribution to growth from housing, it is just one of four components. This is an important point, as one of the often-overlooked elements of real residential investment has strongly leading properties and is currently providing a very negative signal about the housing sector. Chart II-2 breaks down what we consider as aggregate real “housing-related activity”, and Chart II-3 presents the contributions to annualized quarterly growth in housing activity from the four components. For the sake of completeness, we include personal consumption expenditures on furnishings and household equipment as part of housing-related activity, alongside the two main components of real residential investment: permanent site construction (including single and multi-family properties), and “other structures.” In reality, “other structures” is not predominantly accounted for by the construction of different types of residential properties; it is almost entirely composed of spending on home improvements and brokerage commissions on the sale of existing residential properties. Chart II-2Housing Construction Is An Important Part Of Residential Investment, But There Are Other Contributing Factors June 2022 June 2022 Chart II-3Home Improvement Spending And Brokerage Commissions Also Drive Residential Investment June 2022 June 2022     Aside from the link between existing home sales and the general demand for newly-built homes, the prominence of brokerage commissions in other residential structures investment helps explain why existing home sales are strongly correlated with real residential investment (Chart II-4, panel 1). Given that a distributed lag of monthly housing starts maps closely to permanent site construction (panel 2), starts and existing home sales explain a good portion of the contribution to growth from housing-related activity. Of the two remaining components of housing-related activity, Chart II-5 highlights that personal consumption expenditures on furniture and household equipment generally coincide with the pace of housing construction and new home sales. We take this to mean that the consumption component of housing-related activity is typically a derivative of the decision to build a new home or sell an existing one. Chart II-4Existing Home Sales Explain Commissions, And Housing Starts Explain Permanent Site Construction Existing Home Sales Explain Commissions, And Housing Starts Explain Permanent Site Construction Existing Home Sales Explain Commissions, And Housing Starts Explain Permanent Site Construction Chart II-5The Pace Of Contraction In Home Improvement Spending Is Worrying The Pace Of Contraction In Home Improvement Spending Is Worrying The Pace Of Contraction In Home Improvement Spending Is Worrying   What is not coincident with construction and existing home sales is residential home improvement: Panel 2 of Chart II-5 highlights that it has strongly leading properties, and is currently contracting at its worst rate since the 2008 recession. Data on real home improvement spending is only available quarterly from 2002, so the ability to compare the current situation to previous housing market cycles is limited. But the pace of contraction is worrying and underscores that investors should be on the lookout for corroborating signs of a major contraction in the housing market. Is The Housing Data Sending A Recessionary Signal? In addition to the severe contraction in real home improvement spending shown in Chart II-5, there are several other housing-related indicators that are ostensibly pointing in a bearish direction. In particular, Chart II-6 highlights that both the growth in total home sales and the MBA mortgage application purchase index are already in negative territory, that housing affordability has deteriorated meaningfully, and that the National Association of Home Builders’ (NAHB) housing market index is falling sharply. However, there are also several signs pointing to a more optimistic outlook for housing, or at least indicating that the current slowdown in housing-related activity is not recessionary. We review these more optimistic indicators below. The Breadth Of House Prices And Building Permits In sharp contrast to previous periods of serious housing market weakness and/or recessionary periods, there is no sign yet of a major slowdown in US house price appreciation including cities with the weakest gains. In fact, Chart II-7 highlights that house prices have recently been reaccelerating on a very broad basis after having slowed in the second half of last year, which hardly bodes poorly for new home construction. Chart II-6A US Housing Sector Slowdown Is Certainly Underway A US Housing Sector Slowdown Is Certainly Underway A US Housing Sector Slowdown Is Certainly Underway Chart II-7No Sign Yet Of A Major Deceleration In House Prices No Sign Yet Of A Major Deceleration In House Prices No Sign Yet Of A Major Deceleration In House Prices   It is true that US house price data is somewhat lagging, so it is quite likely that price weakness is forthcoming. However, there has been no sign of a major slowdown in prices through to March 2022, by which point 30-year mortgage rates had already risen 200 basis points from their 2021 low. More importantly, Chart II-8 highlights that a state-by-state diffusion index of authorized housing permits has done a very good job at leading the growth in permits nationwide, and is currently not pointing to a contraction in activity. Chart II-9 presents explanatory models for the growth in US housing starts and total home sales based on our state permits diffusion index, pending home sales, the change in mortgage rates, and housing affordability. The chart underscores that a contraction in housing activity is not what these variables would predict, even though starts and sales should be growing at a much more modest pace than what has prevailed on average over the past two years. Chart II-8Our Building Permits Diffusion Index Leads Housing Construction Activity, And Is Not Pointing To A Major Slowdown Our Building Permits Diffusion Index Leads Housing Construction Activity, And Is Not Pointing To A Major Slowdown Our Building Permits Diffusion Index Leads Housing Construction Activity, And Is Not Pointing To A Major Slowdown Chart II-9Reliably Leading Indicators Of Construction And Home Sales Do Not Point To A Recessionary Outcome Reliably Leading Indicators Of Construction And Home Sales Do Not Point To A Recessionary Outcome Reliably Leading Indicators Of Construction And Home Sales Do Not Point To A Recessionary Outcome     Consumer Surveys The University of Michigan consumer survey shows that consumers feel it is the worst time to buy a home since the early-1980s (Chart II-10), which seems like a clearly negative sign for the housing market and an indication of the likely impact of tighter policy on housing-related activity. And yet, panel 2 highlights that this is the result of the fact that house prices in the US have surged during the pandemic, not that mortgage rates have risen too high. It is true that the number of survey respondents citing “interest rates are too high” is rising sharply, but this factor as a share of all “bad time to buy” reasons given is not meaningfully higher than it was in 2018, 2011, or 2006. It is clear that high prices are also the culprit for why consumers report that it is a bad time to buy large household durables and not that large household durables are unaffordable or that interest rates are too high (Chart II-11). Chart II-10Nearly The Worst Time To Buy A Home, Mostly Due To Prices (Not Interest Rates) Nearly The Worst Time To Buy A Home, Mostly Due To Prices (Not Interest Rates) Nearly The Worst Time To Buy A Home, Mostly Due To Prices (Not Interest Rates) Chart II-11Same Story For Large Household Durables Same Story For Large Household Durables Same Story For Large Household Durables   It may seem counterintuitive for investors to see Charts II-10 and II-11 as in any way positive for the housing market. But, to us, the notion that elevated house prices are the main source of poor affordability supports the idea that a normalization of the housing market will occur through a combination of marginally lower demand, a slower pace of house price appreciation, and a sustained pace of housing market construction. This implies that existing home sales may be weaker than housing construction over the coming year, but the latter will help to support the contribution to overall economic growth from housing-related activity. Housing Sector Relative Performance Despite the significant slowdown in real home improvement spending and the recent decline in the NAHB’s housing market index, Chart II-12 highlights that home improvement retail and homebuilding stocks have not exhibited significantly negative abnormal returns over the past year – as they did in 1994/1995 and in the lead up to the global financial crisis. The chart, which presents a rolling 1-year “Jensen’s alpha” measure for both industries, attempts to capture the risk-adjusted performance of the industry versus the S&P 500. While the chart shows that both industries have generated negative alpha over the past year, the magnitude does not appear to be consistent with a recession. In the case of homebuilder stocks in particular, negative abnormal returns over the past year should have been meaningfully worse given the year-over-year change in mortgage rates. Chart II-13 highlights that homebuilder performance has not been cushioned by a deep valuation discount in advance of the rise in mortgage rates. Chart II-12Housing-Related Equity Sectors Are Not Warning Of A Housing-Driven Recession Housing-Related Equity Sectors Are Not Warning Of A Housing-Driven Recession Housing-Related Equity Sectors Are Not Warning Of A Housing-Driven Recession Chart II-13Homebuilders Were Not Excessively Cheap Before Mortgage Rates Spiked Homebuilders Were Not Excessively Cheap Before Mortgage Rates Spiked Homebuilders Were Not Excessively Cheap Before Mortgage Rates Spiked   In short, the important takeaway for investors is that the relative performance of housing-related stocks is not yet consistent with a housing-led US recession. Mortgage Rates Are Not Restrictive, And Have Likely Peaked As we highlighted in Chart II-1, the two-year change in the US 30-year conventional mortgage rate will be the largest in history by the end of this year, save the Volcker era, if the mortgage rate remains at its current level. However, it is not just the change in interest rates that matters for economic activity, but rather also the level. Encouragingly, Chart II-14 highlights that the level of mortgage rates has not yet risen into restrictive territory relative to the economy’s underlying potential rate of growth. In addition, it appears that mortgage rates have overreacted to the expected pace of monetary tightening – and thus have likely peaked for this year. Two points support this view: First, panel 2 of Chart II-14 highlights that the 30-year mortgage rate is one standard deviation too high relative to the 10-year Treasury yield, underscoring that the former has overshot. And second, Chart II-15 highlights that the mortgage rate is still too high even after controlling for business cycle expectations, current coupon MBS yields, and bond & equity market volatility. Chart II-14Mortgage Rates Are Not Yet Restrictive, But Have Likely Peaked For The Year Mortgage Rates Are Not Yet Restrictive, But Have Likely Peaked For The Year Mortgage Rates Are Not Yet Restrictive, But Have Likely Peaked For The Year Chart II-15No Matter How You Slice It, US Mortgage Rates Are Stretched No Matter How You Slice It, US Mortgage Rates Are Stretched No Matter How You Slice It, US Mortgage Rates Are Stretched   Structural Factors Supporting Housing Construction Chart II-16The US And Several Other DM Countries Have Underbuilt Homes Since The Global Financial Crisis The US And Several Other DM Countries Have Underbuilt Homes Since The Global Financial Crisis The US And Several Other DM Countries Have Underbuilt Homes Since The Global Financial Crisis Our analysis above points to a scenario in which the housing market slows in a nonrecessionary fashion, supported by relatively buoyant construction activity. Structural factors, which are mostly a legacy of the global financial crisis, are also supportive of the pace of housing construction in the US and other developed market economies. We presented Chart II-16 in our June 2021 Special Report, which shows the most standardized measure of cross-country housing supply available for several advanced economies: the trend in real residential investment relative to real GDP over time. These series are all rebased to 100 as of 1997, prior to the 2002-2007 US housing market boom. The chart makes it clear that advanced economies generally fall into two groups based on this metric: those that have seen declines in real residential investment relative to GDP, especially after the global financial crisis (panel 1) and those that have experienced either an uptrend in housing construction relative to output or a flat trend (panel 2). The US, along with the euro area, the UK, and Japan, all belong to the first group, with commodity-producing and Scandinavian countries belonging to the second group. The point of the chart is that the US and most other major DM economies have seemingly experienced a chronic undersupply of homes in the wake of the global financial crisis, which should continue to support housing construction activity even if demand for housing is slowing because of a sharp increase in mortgage rates. Given that the trend in real residential investment to GDP is a somewhat crude metric of housing supply, Chart II-17 presents a more precise measure for the US. It shows the standardized trend in permanent site residential structures investment (both single- and multi-family) relative to both the US population and the number of households. The chart makes it clear that the US vastly overbuilt homes from the late-1990s to 2007, but also vastly underbuilt since 2008. Relative to the number of households, real permanent site residential structures investment is still half of a standard deviation below its long-term average – even after the surge in construction that occurred in 2020. Chart II-18 highlights a similar message: it shows that the US homeowner vacancy rate (the proportion of the housing stock that is vacant and for sale) was at a 66-year low at the end of the first quarter. Chart II-19 shows that the monthly supply of existing one-family homes on the market is also at a multi-decade low, but that the supply of new homes for sale spiked in April. Chart II-17More Precise Home Supply Measures Underscore That The US Needs To Build More Houses More Precise Home Supply Measures Underscore That The US Needs To Build More Houses More Precise Home Supply Measures Underscore That The US Needs To Build More Houses Chart II-18The Homeowner Vacancy Rate Is Extremely Low The Homeowner Vacancy Rate Is Extremely Low The Homeowner Vacancy Rate Is Extremely Low     At first blush, this spike in the monthly supply of new homes relative to sales is quite concerning, as it has risen back to levels that prevailed in 2007. One point to note is that the increase in new home inventory relates to homes still under construction; the inventory of completed homes for sale remains quite low. In addition, from the perspective of a homebuilder, a rise in the monthly supply of new homes relative to home sales is only concerning if it translates into a significant increase in the amount of time to sell a completed home, as has historically been the case (Chart II-20). Chart II-19Existing Home Inventories Remain Low Relative To Sales... Existing Home Inventories Remain Low Relative To Sales... Existing Home Inventories Remain Low Relative To Sales... Chart II-20...And Higher New Home Inventories Are Not Affecting Time-To-Sale Of Completed Homes ...And Higher New Home Inventories Are Not Affecting Time-To-Sale Of Completed Homes ...And Higher New Home Inventories Are Not Affecting Time-To-Sale Of Completed Homes   Chart II-20 highlights that a fairly significant divergence between these two series has emerged over the past decade. Despite roughly five-six months’ supply of new home inventory on average since 2012, the median number of months required to sell a new home rarely exceeded four. In early-2019 the monthly supply of new homes also spiked, and a relatively modest and nonrecessionary slowdown in housing starts was sufficient to prevent any meaningful rise in the amount of time required to sell a newly completed home. Notably, the models that we presented in Chart II-9 led the slowdown in total home sales and starts in late-2018/early-2019, and they are not pointing to a major contraction today. The key point for investors is that while a slowdown in the housing market is clearly underway, it is not occurring after a period of excessive housing construction. In fact, the opposite is true: despite a surge in construction during the pandemic, it remains below its historical average relative to the population and especially the number of households. This should act to limit the drag on economic growth from housing-related activity, and therefore reduces the odds that a housing market slowdown will morph into a housing-driven US recession. Investment Implications We noted in our May report that the inversion of the 2-10 yield curve has set a recessionary tone to any weakness in US macroeconomic data, and that a recession scare was likely. Recent negative housing market data surprises underscore that a slowdown in the US housing market is clearly underway, and that this will likely feed recessionary concerns for a time. Investors should continue to be highly focused on the evolution of US macro data when making asset allocation decisions over the coming 6-12 months, as the current economic and financial market environment remains highly uncertain. This should include a strong focus on the housing market, as consumer surveys highlight that the overall impact of falling real wages and high house prices could cause a more pronounced slowdown in housing-related activity than we expect – and that the change and level of interest rates would imply. Nevertheless, our analysis of the historical predictors of housing construction and sales points to the conclusion that the ongoing housing market slowdown is not likely to be recessionary in nature. This, in conjunction with the factors that we noted in Section 1 of our report, support maintaining a modest overweight towards stocks within a multi-asset portfolio over the coming 6-12 months. Jonathan LaBerge, CFA Vice President The Bank Credit Analyst   Footnotes 1     This is aside from the contribution to growth from imports, which mechanically subtract from consumption and investment when calculating GDP.

Chart 1 From Hero To Zero From Hero To Zero The S&P Media & Entertainment (M&E) index remains under fire due to its exposure to high beta names like GOOG(L), NFLX, FB, and DIS. These four companies dominate the industry group, comprising nearly 80% of the market cap. Initially, the group pulled back as a victim of stretched valuations, unreasonable growth expectations, and a broad ruckus within Big Tech on the back of the swift tightening of financial conditions (see chart). Notably, the M&E index’s forward P/E multiple contracted by nearly 50% moving from 30x to 16.7x in absolute terms, and now trading on par with the S&P 500. It may appear that these stocks have sold off, technicals are attractive, and valuations are no longer a concern. However, we are concerned that the M&E stocks are actually more expensive than they appear: Earnings are likely to come under more pressure. Netflix and Disney are consumer stocks, with entertainments falling under the discretionary column of a family budget.  With American families struggling with rising prices and negative real wage growth, discretionary spending may be curtailed. As for the other media companies, like FB, Alphabet, and their less famous brethren, SNAP earnings have just flashed a warning sign: Advertising spending is highly economically sensitive and is often one of the first expenses companies cut back on when tightening the belt. Therefore, it appears, that the M&E industry group is not out of the woods yet and is likely to face even more challenges over the next several months.  As such, we recommend using the next bear market rally to lighten the allocation. Sell the rip! Bottom Line: The sector's high exposure to discretionary spending and high economic sensitivity of advertising expenditures point to continued earnings disappointment. Today, we downgrade the S&P Media & Entertainment industry group from overweight to neutral, with an eye on eventually taking the allocation to underweight.

Executive Summary Credit Demand Collapsed Credit Demand Collapsed Credit Demand Collapsed Business activity data from April showed a broad-based contraction in China’s economy. Credit growth tumbled as demand collapsed. Bank loan expansion slowed by the most in nearly five years and annual change in new household loans declined to an all-time low. Exports decelerated sharply in April. China’s export sector faces headwinds from Omicron-related supply chain disruptions and weakening global demand for goods. Export growth will rebound following the resumption of business activity in China’s major cities, but is set to decelerate from 2021 as external demand for goods weakens. The PBOC lowered the 5-year loan prime rate (LPR) by 15bps last Friday, following a cut in the floor rate of first-home mortgages to 20bp below the benchmark. These moves will help to arrest the ongoing deep contraction in the property market. However, these policies alone will not generate strong recovery in housing demand, amid near-term Covid-related disruptions and dampened household income growth. Barring major lockdowns, China’s economy will likely bottom around mid-2022. We expect a muted recovery in the second half of the year, despite an acceleration in policy easing. From a cyclical perspective, we continue to recommend a neutral allocation to Chinese onshore stocks in a global portfolio. Bottom Line: China’s economy has been hit by a relapse in demand and Covid-induced production disruptions. The economy will likely bottom by mid-year, but the ensuing recovery may be subdued. A Subdued Recovery In 2H 2022 A broad-based contraction in China’s economy in April reflects hit by a combination of slumping domestic demand and Covid-related disruptions. Growth in retail sales and industrial production contracted from a year ago and home sales shrunk further. Economic activity will rebound when the current Covid wave is under control and lockdown restrictions are lifted. However, we expect a much more muted recovery in the second half of this year compared with two years ago when China’s economy staged an impressive V-shaped recovery as it emerged from the first wave of lockdowns in spring 2020. Presently, reported virus cases have steadily declined in cities in the Yangtze River region, including Shanghai which aims to lift its lockdown on June 1st. The number of regions and cities under stringent confinement also fell. However, China firmly maintains its dynamic zero-Covid policy, which means tight mobility restrictions and some forms of lockdowns will occur across the country on a rolling basis going forward.  China’s leadership has stepped up its pro-growth policy measures, such as a 15bps cut in the 5-year LPR last week. Given the pace of credit expansion collapsed in April and private-sector sentiment remains in the doldrums, a recovery will not be imminent or strong despite this rate cut (Chart 1). In the near term, the poor economic outlook in China, coupled with jitters in the global equity market, will continue to depress the performance of Chinese stocks in absolute terms (Chart 1, bottom panel). From a cyclical perspective, we maintain our neutral view on China’s onshore stocks and underweight view on China’s investable stocks within a global equity portfolio. China’s economy is set to underwhelm investor expectations and stock prices probably are unlikely to outperform their global counterparts (Chart 2). Chart 1Weak Economic Fundamentals Undermine Stock Performance Weak Economic Fundamentals Undermine Stock Performance Weak Economic Fundamentals Undermine Stock Performance Chart 2Too Early To Upgrade Chinese Stocks In A Global Portfolio Too Early To Upgrade Chinese Stocks In A Global Portfolio Too Early To Upgrade Chinese Stocks In A Global Portfolio Qingyun Xu, CFA Associate Editor qingyunx@bcaresearch.com   Credit Growth Slowed Notably As Loan Demand Slumps Credit expansion in April relapsed, as lockdowns exacerbated the weakness in business activity and further depressed the demand for credit. Bank loan growth plummeted to its worst level in almost five years (Chart 3). Notably, annual change in new household loans origination contracted the most since data collection began because Covid lockdowns and the property market slump sapped consumers’ willingness to borrow (Chart 4). In addition, household propensity to spend declined to an all-time low, highlighting that bleak sentiment will continue to curb demand for loans (Chart 4, bottom panel). Moreover, a rapid deceleration in corporate medium-and long-term loans versus soaring short-term bill financing indicates corporates’ weak demand for credit and investment (Chart 5). The deterioration in corporate sentiment is also reflected in business condition surveys (Chart 6). Chart 3Subdued TSF Growth Due To Collapsed Loan Demand Subdued TSF Growth Due To Collapsed Loan Demand Subdued TSF Growth Due To Collapsed Loan Demand Chart 4Annual Change In New Household Loans Contracted The Most In April Annual Change In New Household Loans Contracted The Most In April Annual Change In New Household Loans Contracted The Most In April Chart 5Corporate Demand For Credit Remains in The Doldrums … Corporate Demand For Credit Remains in The Doldrums... Corporate Demand For Credit Remains in The Doldrums... Chart 6... And Unlikely To Turn Around Soon Despite Accommodative Monetary Conditions ...And Unlikely To Turn Around Soon Despite Accommodative Monetary Conditions ...And Unlikely To Turn Around Soon Despite Accommodative Monetary Conditions Chart 7Early Signs Of Authorities Loosening Their Grip On Shadow Banking Early Signs Of Authorities Loosening Their Grip On Shadow Banking Early Signs Of Authorities Loosening Their Grip On Shadow Banking Local government bond issuance unexpectedly moderated in April after most of the front-loaded local government special purpose bonds (SPBs) was issued in Q1. In the January-April period this year, the amount of SPBs issuance was RMB 1.41 trillion. The SPBs quota for 2022 is 3.65 trillion, along with 1.1 trillion of SPB proceeds that can be carried over from last year. Given that most of the planned SPBs will be issued by the end of June, we will likely see a peak in SPB issuance in Q2.This entails about RMB 3 trillion of SPBs will be issued in May-June. The intensified SPB issuance will underpin total social financing (TSF) growth in the next two to three months. However, barring an increase in the SPB quota or an approval to issue Special Treasury bonds as occurred in 2H 2020, the support from government bonds issuance to TSF will likely decline sharply in the second half of this year. Notably, there has been stabilization in shadow bank financing growth, although it remains below zero (Chart 7). It may be an early sign that China’s leadership is allowing some shadow banking activity; a meaningful relaxation of local governments’ shadow banking activity would be positive for infrastructure investment. Exports: Weaker Than Last Year China’s exports growth softened sharply in April, led by an extensive reduction in shipments to major developed markets (Chart 8). In addition, exports by product group also indicate a wide ranging slowdown in both exports of lower-end consumer goods and tech products (Chart 9). The softness in China’s exports reflects Omicron-related supply chain and logistical disruptions along with a weakening external demand for goods. Chart 8China's Exports To Developed Markets Fell China's Exports To Developed Markets Fell China's Exports To Developed Markets Fell Chart 9A Broad-Based Decline Among Categories of Exported Goods A Broad-Based Decline Among Categories of Exported Goods A Broad-Based Decline Among Categories of Exported Goods Chart 10Weakening Global Demand For Goods Weakening Global Demand For Goods Weakening Global Demand For Goods South Korean exports, a bellwether for global trade, have also been easing in line with Chinese exports, which indicates dwindling global demand for manufacturing goods (Chart 10). In addition, the sharp underperformance of global cyclical stocks versus defensives heralds a worldwide manufacturing downturn (Chart 11). Falling US demand for consumer goods corroborates diminishing external demand (Chart 12). China’s exports will likely rebound from its April levels when manufacturing production resumes in Shanghai and supply-chain interruptions subside in the Yangtze River Delta region. Nonetheless, we expect a contraction in exports this year, as global consumer demand for goods dwindles. Chart 11Global Manufacturing Sector Is Heading Into A Downturn Global Manufacturing Sector Is Heading Into A Downturn Global Manufacturing Sector Is Heading Into A Downturn Chart 12External Demand For Chinese Export Goods Is Dwindling External Demand For Chinese Export Goods Is Dwindling External Demand For Chinese Export Goods Is Dwindling Recovery In China’s Manufacturing Sector Will Be Muted In 2H 2022 Manufacturing production growth contracted in April at the fastest rate since data collection began. The contraction was due to Covid-induced production troubles and weak demand (Chart 13). Chart 13Manufacturing Output Growth Contracted The Most Since Data Reporting Began Manufacturing Output Growth Contracted The Most Since Data Reporting Began Manufacturing Output Growth Contracted The Most Since Data Reporting Began Chart 14Mounting Product Inventory Mounting Product Inventory Mounting Product Inventory Chart 15Chinese Manufacturing Output And Capacity Utilization Face Headwinds From Weakening Exports Chinese Manufacturing Output And Capacity Utilization Face Headwinds From Weakening Exports Chinese Manufacturing Output And Capacity Utilization Face Headwinds From Weakening Exports The inventory of finished products soared to the highest point in the past 10 years due to port closures and domestic logistical issues (Chart 14).  Even when the impact of the current Covid wave wanes in the second half of this year, destocking pressures will dampen manufacturing production. In addition, Chinese manufacturing output and capacity utilization face headwinds from decelerating exports (Chart 15). While upstream industries, such as the mining, resources and materials sectors, benefit from strong pricing trends, profit margins for middle-to-downstream manufacturers remain very subdued (Chart 16). The large gap between prices for producer goods and consumer goods is a reflection of the inability of manufacturers to pass on higher input costs to consumers (Chart 17). Elevated input cost pressures and, hence, disappointing corporate profits, will continue to curb manufacturing investments and production in 2H 2022. Chart 16Manufacturing Sector's Profit Margins Are Further Squeezed Manufacturing Sector's Profit Margins Are Further Squeezed Manufacturing Sector's Profit Margins Are Further Squeezed Chart 17Manufacturers Are Under Rising Cost Pressures Manufacturers Are Under Rising Cost Pressures Manufacturers Are Under Rising Cost Pressures Housing Market Outlook Remains Gloomy The PBOC lowered the 5-year LPR by 15bps from 4.6% to 4.45% on May 20, the largest LPR rate cut since 2019. The easing measure followed a reduction in first-home mortgages to 20bps below the benchmark announced on May 15. The national-level mortgage rate floor and benchmark rate drops are clear signals that policymakers are ramping up policy easing measures in the property sector, given the failure of previous efforts to revive housing demand. Historically, mortgage rates tend to lead household loans and home sales by two quarters, suggesting that the housing market may see some improvement by year-end (Chart 18). However, as we pointed out in previous reports, without large-scale and direct fiscal transfers to consumers to boost household income, these housing measures will unlikely generate a strong rebound in household sentiment and home purchases (Chart 19). Chart 18Mortgage Rates Tend To Lead Consumer Loans And Home Sales By Two Quarters Mortgage Rates Tend To Lead Consumer Loans And Home Sales By Two Quarters Mortgage Rates Tend To Lead Consumer Loans And Home Sales By Two Quarters Chart 19Housing Market Sentiment Shows Little Signs Of Revival Housing Market Sentiment Shows Little Signs Of Revival Housing Market Sentiment Shows Little Signs Of Revival Lockdowns in April exacerbated the slump in all housing market indicators, with the exception of a moderate improvement in floor space completed (Chart 20). Home prices, which tend to lead housing starts, decelerated even more in April following seven consecutive month-to-month declines. Moreover, our housing price diffusion index suggests that home prices on a year-on-year basis will contract in the next six to nine months, a further drop from the current 0.7% growth (Chart 21, top panel). Falling home prices will curb housing starts and construction activity (Chart 21, bottom panel). In addition, real estate developers’ financing conditions have not improved because the “three red lines” policy is still in place and home sales have collapsed (Chart 22). Chart 20A Further Deterioration In Housing Market Indicators In April A Further Deterioration In Housing Market Indicators In April A Further Deterioration In Housing Market Indicators In April Chart 21Housing Prices Are Set To Contract In 2H 2022 Housing Prices Are Set To Contract In 2H 2022 Housing Prices Are Set To Contract In 2H 2022 Chart 22Slumping Home Sales Exacerbate Real Estate Developers’ Funding Woes Slumping Home Sales Exacerbate Real Estate Developers' Funding Woes Slumping Home Sales Exacerbate Real Estate Developers' Funding Woes   A Collapse In Household Consumption Due To Covid Confinement Measures City lockdowns have taken a heavy toll on China’s household consumption. Both retail sales and service sector business activity experienced their deepest contractions since March 2020 (Chart 23). Notably, the growth of online goods sales slipped under zero in April, below that recorded in early 2000 and the first contraction since data collection began. Furthermore, both core and service consumer prices (CPI) weakened again in April, reflecting lackluster consumer demand (Chart 24). Chart 23Chinese Retail Sales Contracted The Most Since March 2020 Chinese Retail Sales Contracted The Most Since March 2020 Chinese Retail Sales Contracted The Most Since March 2020 Chart 24Weak Core And Service CPIs Also Reflect Lackluster Household Demand Weak Core And Service CPIs Also Reflect Lackluster Household Demand Weak Core And Service CPIs Also Reflect Lackluster Household Demand Labor market dynamics went downhill rapidly. The nationwide urban unemployment rate rose to its highest level since mid-2020, while the unemployment rate among younger workers climbed to an all-time high (Chart 25). Meanwhile, sharply slowing wage growth since mid-2021 has contributed to a deceleration of household income (Chart 26). The gloomy sentiment on future income also impedes a household’s willingness to consume (Chart 27). Chart 25Labor Market Situation Is Dramatically Worse Labor Market Situation Is Dramatically Worse Labor Market Situation Is Dramatically Worse Chart 26Household Income Growth Has Been Falling Household Income Growth Has Been Falling Household Income Growth Has Been Falling All in all, China’s household consumption will be hindered not only by renewed threats from flareups in domestic COVID-19 cases, but also by a worsening labor market situation and depressed household sentiment in the medium term. Chart 27Poor Sentiment On Funture Income Contributes To Consumers' Unwillingness To Spend Poor Sentiment On Funture Income Contributes To Consumers' Unwillingness To Spend Poor Sentiment On Funture Income Contributes To Consumers' Unwillingness To Spend Table 1China Macro Data Summary A Subdued Recovery In 2H 2022 A Subdued Recovery In 2H 2022 Table 2China Financial Market Performance Summary A Subdued Recovery In 2H 2022 A Subdued Recovery In 2H 2022   Strategic Themes Cyclical Recommendations

Executive Summary Real Estate Is A Poor Inflation Hedge The Real Estate Sector Deep Dive The Real Estate Sector Deep Dive The real estate sector is experiencing a robust post-pandemic recovery fueled by easy monetary and fiscal policy, with vacancy rates falling, earnings growing, and balance sheets looking healthy.  Despite being a real asset, our in-depth analysis shows that the sector appears to be a poor inflation hedge and underperforms the market when inflation is elevated. There is a great dispersion within the sector – correlations across REIT segments are low. Residential REITs offer solid protection against inflation: Rent growth outpaces inflation thanks to chronic housing underbuilding and a recent rebound in new household formation.  Likewise, we expect the Industrial REITs segment to offer inflation protection.  Following recent supply disruptions, companies are shifting away from the “just-in-time” to “just-in-case” model, spurring strong demand for warehousing, fulfillment, and logistics centers, and pushing up rents.  Office and Retail REITs segments will be the two industry laggards due to structural shifts in consumer and worker behavior. Bottom Line: Today we downgrade the S&P Real Estate sector from overweight to neutral while keeping a granular intra-sector allocation. Specifically, we recommend investors overweight Specialized, Industrial, and Residential REITs, while underweighting Office and Retail segments. Feature Related Report  US Equity StrategyHave US Equities Hit Rock Bottom? The last few months have been marred by a violent sell-off in US equities, with stubbornly high inflation, and the Fed’s well-telegraphed hawkishness being front and center of the market rout. While this is a toxic brew for most equity sectors, Real Estate finds itself in a crosscurrent of two opposing trends. It is a high-yielding real asset that, at least in principle, is well-positioned to withstand inflation (most landlords are able to raise rents at least in line with inflation). However, tightening monetary policy and rising mortgage rates present unique challenges for the sector, suppressing demand for real estate and compressing the present value of future cash flows, thus handicapping capital appreciation. The recent downside surprise in the NAHB housing market reading is a case in point: 69 reported while the consensus range was 75 -77, signaling a sharp deceleration in house price growth. There is also a pronounced turn in sales activity (Chart 1). However, just as the real economy is not the stock market, the housing market is only one of the segments of the Real Estate sector. In this report, we will provide an overview of the entire sector, including valuations and fundamentals, and will consider the effects of inflation and rate regimes on sector performance. We will also take a look at the various segments of the REIT equity sector and the key drivers of their performance in our quest for the best inflation hedge. Chart 1Real Estate Sales Have Turned Down Real Estate Sales Have Turned Down Real Estate Sales Have Turned Down The US REIT Overview The REIT Sector Has Experienced Strong Growth Over The Past Decade There are more than 225 REITs in the US registered with the SEC, 175 of which trade on the NYSE. The ever-expanding cohort of NYSE-traded REITs has experienced explosive growth over the past 10 years, as a result of investors' search for yield, and this cohort now has a combined equity market capitalization of more than $1.4 trillion (Chart 2). These are mostly equity REITs – trusts that own and operate income-producing assets and earn income mostly through rents. Thirty of these equity REITs comprise the S&P 500 Real Estate sector. The Real Estate sector is small at 3% of S&P 500 market capitalization but its share has been growing steadily over time (Chart 3). Chart 2Equity REITs Have Gained Popularity Over The Past Decade The Real Estate Sector Deep Dive The Real Estate Sector Deep Dive Chart 3Real Estate Is A Small Sector But Its Share Has Been Growing Steadily Real Estate Is A Small Sector But Its Share Has Been Growing Steadily Real Estate Is A Small Sector But Its Share Has Been Growing Steadily REITs Are Equities, But Not Quite The business model of most REITs is rather simple: Lease space and collect rent on the properties, then distribute income as a dividend to shareholders. There are a number of IRS provisions that REITs have to comply with, of which the following are most relevant to investors: Invest at least 75% of total assets in real estate, cash, or US Treasuries; Derive at least 75% of gross income from rents, interest on mortgages that finance property, or real estate sales; and Pay a minimum of 90% of taxable income in the form of shareholder dividends each year.1 REITs are total return investments as they provide income as well as capital appreciation. Sector Composition The S&P 500 Real Estate sector consists of two industries – REITs, which represent roughly 98% of the sector, and Real Estate Management and Development, which is about 2% of the sector. We will focus on the REITs. The S&P 500 REIT industry is comprised of eight broad categories (Chart 4), of which Specialized REITs are by far the largest, at 45% of the sector market capitalization. The composition of the REIT market has changed over the years. While the traditional retail and residential segments dominated the market in the first years of the millennium, structural changes have shifted the balance towards specialized segments such as infrastructure, data centers, as well as industrial REITs (Chart 5). The pandemic and a shift toward remote work have accelerated many of the existing trends, such as a decline in the office segment. Consolidations of health care facilities and hospitals have reduced the Health Care REIT segment. Chart 4The S&P 500 REIT Industry Composition The Real Estate Sector Deep Dive The Real Estate Sector Deep Dive Chart 5REITs Composition Is Changing Over Time The Real Estate Sector Deep Dive The Real Estate Sector Deep Dive Sector Performance Since 2010, in the aftermath of the GFC, the Real Estate sector has underperformed the S&P 500 by 20% (Chart 6). However, within the sector, there is a wide divergence in relative performance, with Industrial REITs beating the index by 10%, while Office, Hotels, and Health Care REITs lagging by some 50%. More recently, the Real Estate Sector has performed more or less in line with the S&P 500 (Table 1), in contrast to the wild swings in relative performance experienced by other sectors. Like their corporate brethren in the Health Care sector, defensive Health Care REIT performance was stellar, beating the S&P 500 by 10% over the past 12 months. Hotel REITs bounced back strongly after a prolonged period of underperformance because of a nascent post-pandemic recovery in travel. Clearly, there is significant dispersion in both long- and short-term performance within the sector – correlations across segments are low (Chart 7). It is important to understand the key drivers of each segment for better asset selection. Chart 6In The Aftermath Of The GFC, The Real Estate Sector Has Underperformed In The Aftermath Of The GFC, The Real Estate Sector Has Underperformed In The Aftermath Of The GFC, The Real Estate Sector Has Underperformed Chart 7Correlations Across REIT Segments Are Low Correlations Across REIT Segments Are Low Correlations Across REIT Segments Are Low Table 1Performance Relative To The S&P 500 The Real Estate Sector Deep Dive The Real Estate Sector Deep Dive REIT Dividend Yield And TINA One of the main attractions of REITs is their IRS-mandated high dividend payout. Indeed, currently, the Real Estate sector dividend yield is 2.9%, a whole 130 bps higher than for the S&P 500. In fact, all REIT sectors and subsectors (with the exception of the lodging/resorts sector) currently have dividend yields higher than those of public equities (Chart 8). However, for many investors, yield comparison goes beyond equities alone. For multi-asset investors, the REIT yield is usually competing with the yield on other fixed-income instruments (Chart 9). Currently, REITs offer yields on par with investment-grade bonds, but arguably they are more attractive thanks to capital appreciation potential. Chart 8Almost All REIT Segments Yield More Than The S&P 500 The Real Estate Sector Deep Dive The Real Estate Sector Deep Dive Chart 9REIT Yield Is Attractive The Real Estate Sector Deep Dive The Real Estate Sector Deep Dive Performance Of The Real Estate Sector In Different Inflation And Rate Regimes Real estate is a real asset and resilience to inflationary pressures is literally embedded in its name. Unfortunately, empirical analysis of the performance of Real Estate sectors during periods of high inflation disappoints. Chart 10 demonstrates that Real Estate is quite simply not a good inflation hedge. The sector tends to have the strongest performance when inflation is in the 2-3.5% range, beating the S&P 500 54% of the time. As inflation rises, RE tends to lag the broad market. This result is surely confounding. The likely explanation is that rising inflation is literally an invitation to tighter monetary policy. As rates rise, Real Estate underperforms (Chart 11). Higher interest rates decrease the value of real estate assets by discounting future cash flows at a higher rate, thus impairing the capital appreciation component of the Real Estate total return. As such, cap rates and interest rates move in lockstep (Chart 12). Chart 10Real Estate Is A Poor Inflation Hedge The Real Estate Sector Deep Dive The Real Estate Sector Deep Dive Chart 11REITs Tend To Underperform When Rates Are Rising The Real Estate Sector Deep Dive The Real Estate Sector Deep Dive   Thus, when inflation is high and rates are on the rise, the sector is caught in the crosscurrents: While overall, the ability to raise rents insulates the sector from the adverse effects of inflation, higher rates dampen capital appreciation. Hence, it is not surprising that high inflation and the rising rate regime are unfavorable for the sector (Chart 13), with the sector’s median three-month performance in this regime since 1970 lagging the S&P 500 by 1.8%. In this regime, RE beats the market only 38% of the time. Chart 12Cap Rates And Interest Rates Move In Lockstep Cap Rates And Interest Rates Move In Lockstep Cap Rates And Interest Rates Move In Lockstep Chart 13High Inflation And Rising Rates Are Unfavorable For Real Estate The Real Estate Sector Deep Dive The Real Estate Sector Deep Dive While the S&P 500 Real Estate Sector is a poor inflation hedge, for investors with the ability to be more granular in REIT allocations, drilling down to sub-categories of the market might be beneficial. The real estate market is diverse and different segments do not react the same way to rising interest rates or inflation. Bottom Line: It appears that in a battle between inflation (favorable for the sector yield) and rising rates (unfavorable for capital appreciation), rates have the upper hand. Fundamentals And Valuations Even though REITs are technically equities, their analysis requires different metrics. Whereas equity investors rely on multiples such as price-to-earnings (P/E) or price-to-book (P/B), for REITs price-to-funds from operations (P/FFO) is a more important valuation tool. FFO is favored over earnings since it adds back depreciation and amortization expense. FFO also adds any gains (or subtracts any losses) from sales of underlying assets to net income. REITs traded at a steady 17x FFO between the end of the GFC and the start of the pandemic. FFO fell by 30% in the first two quarters of 2020 compared to Q4 2019, pushing the P/FFO multiple to 24.7 – a level that appears to be an expensive “post-pandemic normal” (Chart 14). The risk premium for REITs (calculated as the FFO yield minus the real 10-year Treasury yield) – currently at 5.4% – remains higher than the pre-GFC bottom of 3.5%. Consider Chart 15: On this basis, REITs are attractive. Chart 14REITs Are Trading At An Easy Money Post-Pandemic High REITs Are Trading At An Easy Money Post-Pandemic High REITs Are Trading At An Easy Money Post-Pandemic High Chart 15Risk Premium Is Still Reasonable Risk Premium Is Still Reasonable Risk Premium Is Still Reasonable In terms of profitability, the sector appears to be thriving: Occupancy rates are rising (Chart 16) and FFO is growing. However, it is important to note that US economic growth is slowing, and that may reverse the fortunes of the sector, weakening demand for properties, and lifting vacancy rates. Bottom Line: Earnings continue to rise, and cap rates – while declining – remain high compared to the risk-free rate. A post-pandemic recovery is underway. However, slowing economic growth has a potential to reverse these favorable trends. Chart 16Occupancy Rates Are Rising Again Occupancy Rates Are Rising Again Occupancy Rates Are Rising Again REIT Balance Sheets Are Healthy The real estate sector has historically been seen as risky due to its high leverage, but leverage has been on the decline. Over the past decade, REIT reliance on equity capital has increased, with the equity/asset ratio rising from 32% in 2008 to 45% in 2022. The ratio of debt-to-book assets stands at around 48% , much lower than 58% during the GFC (Chart 17). REITs have also extended the average maturity of their debt from five years in 2008 to over 7.5 years today. The fall in interest rates over the past two decades has benefited equity REITs: As rates fell, so did the interest they paid on their debt. Liquidity ratios also improved, with coverage ratio (earnings relative to interest expense) rising to a solid 6.5x. Bottom Line: REIT balance sheet health has improved significantly as the share of equity financing continues to grow. Also, a downward trend in interest rates has made existing debt more manageable. Chart 17A Shift Towards Equity Financing And Falling Rates Have Fortified REIT Balance Sheet A Shift Towards Equity Financing And Falling Rates Have Fortified REIT Balance Sheet A Shift Towards Equity Financing And Falling Rates Have Fortified REIT Balance Sheet REIT Segments And Their Economic Drivers The pandemic has accelerated some existing trends in the real estate sector and established new ones. Some sectors will struggle in this new environment, while others will flourish. There is a broad dispersion across the REIT segments in terms of yield vs capitalization, and the ability to withstand inflation and rising rates. REIT Segments In Charts – Residential and Industrial Appear Most Attractive Vacancy Rates are declining across all segments. The industrial segment has the lowest vacancy rate at 4.1%, followed by residential at 4.9%. Offices have the highest vacancy rates at 12.2% (Chart 18). Rents are rising. Apartments have experienced the steepest increase from 1.3% growth in 2020 to 11.3% in Q1-2022. Industrial rent growth has accelerated from 5.3% to 11%. Office rent growth is decelerating (Chart 19). Chart 18Vacancy Rates Recovered For All Segments But Office The Real Estate Sector Deep Dive The Real Estate Sector Deep Dive Chart 19Residential And Industrial Rent Increases Outpace Inflation The Real Estate Sector Deep Dive The Real Estate Sector Deep Dive Acquisitions are increasing at a robust pace with apartments experiencing the most activity (Chart 20). Sales Prices are also increasing (Chart 21). Industrial sales prices on average were up 15% from one year ago, while multifamily property prices rose 10.5%. Both these assets are earning rental income and returns that are higher than the current inflation rate, which makes them attractive assets to hold at a time of high inflation. Chart 20Sales Activity Is Robust The Real Estate Sector Deep Dive The Real Estate Sector Deep Dive Chart 21Industrial And Residential Properties Are Most Popular Among Investors The Real Estate Sector Deep Dive The Real Estate Sector Deep Dive The Cap Rate is experiencing compression (Chart 22) as higher rents boost sales prices, making properties more expensive. As a result, multi-family properties, which boast the highest rent growth and the lowest occupancy rate, have the lowest cap rate at 3.2%. Low demand for office space due to the pandemic has pushed the cap rate to 4.9%. Total Return is a combination of the rising value of a property and its yield, which moves in the opposite direction. As of April, Apartments had the highest total annual return of 12.7%, followed by Industrial at 10.7%. The total return of all commercial segments, except for Office, has exceeded the rate of inflation. Furthermore, we will comment on each of the segments to explain the trends observed in the charts (Chart 23). Chart 22Cap Rates Are Relatively Low Across The Board The Real Estate Sector Deep Dive The Real Estate Sector Deep Dive Chart 23Industrial and Residential Produced The Highest Total Returns The Real Estate Sector Deep Dive The Real Estate Sector Deep Dive Specialized REITs Are A Play On The Digitalization Of The Economy While other segment names are self-explanatory, Specialized is a little trickier. The specialized REITs segment accounts for properties not classified elsewhere. These REITs own and manage a unique mix of property types such as movie theaters, farmland, and energy pipelines. Also, a REIT that consists of, say, both office and retail properties, would also be classified as Specialized. This is the broadest and most diversified category, and it is not surprising that it accounts for nearly half of the sector by market cap. It is also the highest-yielding category with a dividend yield of 4.7%. The specialized category is particularly attractive as it includes many high-tech geared categories, such as communication networks and data centers. Properties that support the digital economy have attracted a lot of demand over the past couple of years, and FFO growth is strong (Chart 24). With a host of new technologies in the wings, demand for data centers is expected to continue to grow. Due to the high and complex technical set-up specifications, leases are usually longer (upwards of five years). Since lease terms are long, owners can’t reset rent to keep up with inflation. On the other hand, strong demand for data centers is pushing new rents up. Fundamentals for the segment are supportive: The cap rate, at 4.4%, is in line with the REIT benchmark (Chart 25). Chart 24Strong Demand For Data Centers Strong Demand For Data Centers Strong Demand For Data Centers Chart 25Data Center Cap Rate Is In Line With The Benchmark Data Center Cap Rate Is In Line With The Benchmark Data Center Cap Rate Is In Line With The Benchmark   Bottom Line: We favor the Specialized REIT segment. It is well diversified and resilient to market swings. It also has significant exposure to the technology sector and benefits from a shift towards a more digitalized economy. This should also immunize the sector over the economic cycle as dependence on data increases structurally. Key tickers for this segment are: AMT, CCI. Retail REITs Are Battling Headwinds From E-commerce The “death of retail” is not a new phenomenon – consumer spending continues to shift from in-store to online. Over the past two decades, non-store retail sales in the US have grown at an annualized 9.5%, compared to 3.1% for in-store sales. E-commerce has risen to almost 14% of total retail sales. This shift is reflected in the halving of the weight of retail REITs in the Real Estate sector over the past decade. The headwinds facing the sector – particularly shopping centers – have not abated. The retail REIT occupancy rate is among the lowest in the CRE: 96% as of Q4-2021. However, with little construction underway, rent growth is not likely to decline, and will rise to mid-3%. With rents not keeping up with inflation, retail properties are a poor inflation hedge. Bottom Line: We recommend investors underweight the retail sector within their broad real estate exposure. The structural headwinds are not likely to disappear, while inflation will remain a major headwind. Key tickers for this segment are: O, SPG. Office REITs – Workers Are Not Coming Back There has long been a close link between office demand and employment. As the labor market tightens, demand for offices increases, and rents rise. However, “this time is different” due to the tectonic shift brought about by the pandemic. According to the NAR, not all workers are returning to the office (Chart 26): 17% of office employees are still telecommuting. Worse yet, there is an ongoing decline in small business formatting, impairing demand for new office space. As a result, the sector is currently flush with supply, and the occupancy rate is down from 94% to 89% (Chart 27). Yet, asking rents continue to recover, albeit slowly, and lag the rate of inflation: As of April 2022, the average year-over-year growth was 1.3%.2 Given the ongoing construction of about 150 MSF, the vacancy rate will likely remain above 10%, but rents will continue to increase modestly as more workers return to the office.3 Chart 26Many Workers Are Not Returning To The Office The Real Estate Sector Deep Dive The Real Estate Sector Deep Dive Chart 27The Pandemic Has Changed Office Demand Dynamics The Pandemic Has Changed Office Demand Dynamics The Pandemic Has Changed Office Demand Dynamics Bottom Line: Underweight the office sector within broad real estate exposure. A shift to remote work, elevated vacancy rates, and ongoing construction are likely to put the brakes on rent growth. Real rent growth is expected to be negative – this segment is a poor inflation hedge. Key tickers for this segment are: ARE, BXP. Residential REITs – Housing Shortages Are A Tailwind Residential REITs are primarily focused on apartments, but single-family homes and mobile homes fall under the same category (Chart 28). This segment is the closest proxy to the US housing market. The housing sector has been undersupplied for decades: The ratio of annual housing starts to the total number of households is 1.2 – 0.7 percentage points below its pre-GFC average (Chart 29). Chart 28Apartments Make Up The Majority Of Residential REITs Apartments Make Up The Majority Of Residential REITs Apartments Make Up The Majority Of Residential REITs Chart 29Housing Undersupply Is Not A New Issue... Housing Undersupply Is Not A New Issue... Housing Undersupply Is Not A New Issue...   This has pushed up prices, increasing unaffordability, particularly for first-time buyers (Chart 30). This increased the percentage of US housing inventory occupied by renters rather than owners (Chart 31). Chart 30...Making Home Prices Unaffordable ...Making Home Prices Unaffordable ...Making Home Prices Unaffordable Chart 31Pushing More People Towards Renting Pushing More People Towards Renting Pushing More People Towards Renting Recently, housing shortages have been further exacerbated by a post-pandemic rebound in new household formation (Chart 32). Rising mortgage rates tend to further increase the demand for rental units. Vacancy rates are bound to fall further, leading to sustained double-digit rent and price growth.  As of April, multi-family rents are up 9.4% year-over-year, higher than this inflation rate of 8.5%. Bottom Line: Chronic underbuilding and a recent rebound in new household formation have spurred demand for housing, putting upward pressure on rents, making the category an excellent inflation hedge. Key tickers for this segment are: AVB, EQR. Chart 32Household Formation Has Rebounded Household Formation Has Rebounded Household Formation Has Rebounded Industrial Property Industrial REITs manage industrial facilities, with the logistics segment being a key growth driver thanks to high exposure to e-commerce. Industrial properties include warehouses, fulfillment centers, and last-mile delivery and distribution. Research by Prologis shows that e-commerce requires more than 3x the logistics space of brick-and-mortar sales. That is why occupancy rates have been rising over the past decade, and are currently at an all-time high, four percentage points higher than their 20-year average (Chart 33). The pandemic has also revealed how vulnerable current supply chains are and has accelerated a trend BCA Research has highlighted for years: The decline of globalization. Going forward, companies will move to re-shore some of their production to gain greater control over supply chains transitioning from “just-in-time” to “just-in-case” inventory management to minimize supply disruptions. This shift will amplify the need for industrial space. As a result, Industrial REIT rent growth has been robust, with rents up 11% year-over-year, with 37% of 390 markets posting double-digit rent growth. Rent growth lower down the value chain closer to the end-consumer has been particularly strong: Asking rents for logistics space are up on average 12.4% year-over-year mostly due to the scarcity of permittable land (Chart 34). Chart 33Increase Demand For Warehouses Pushed Up Occupancy Rates Increase Demand For Warehouses Pushed Up Occupancy Rates Increase Demand For Warehouses Pushed Up Occupancy Rates Chart 34Logistics Rent Growth Is The Fastest Due To Scarcity The Real Estate Sector Deep Dive The Real Estate Sector Deep Dive Bottom Line: We expect the Industrial sector to continue to outperform the broad REIT market, supported by strong demand for fulfillment and logistics centers which is pushing rents up. Industrial REITs are an excellent inflation hedge. Key tickers for this segment are: PLD, DRE. Investment Implications The real estate sector is experiencing a robust post-pandemic recovery fueled by easy monetary and fiscal policy, with vacancy rates falling, earnings growing, and balance sheets looking healthy. However, despite being a real asset, the sector appears to be a poor inflation hedge, underperforming the market when inflation is elevated. High inflation is often accompanied by rising rates, which reduce the value of future cash flows, impair capital appreciation, and offset income gains brought about by rent increases. Further, slowing growth may become a significant headwind, reversing gains in occupancy rates. Out of an abundance of caution, we are downgrading Real Estate from overweight to equal weight. However, Real Estate is a diverse sector, with segments almost uncorrelated to each other. As such, we recommend a granular allocation within the sector. Overweight Specialized, Industrial, and Residential segments which benefit from positive long-term trends, enjoy low vacancy rates, and positive real rent growth. We also recommend underweight allocations to Office and Retail segments, which suffer from adverse trends brought about by changes in consumer behavior, that translate into elevated vacancy rates and negative real rent growth. Bottom Line: The Real Estate sector is sensitive to rising rates and is a poor inflation hedge. We are downgrading the sector from overweight to equal weight. However, the sector is diverse, and commercial real estate sectors have a low correlation to each other. Within the sector, we favor Specialized, Industrial, and Residential segments that benefit from favorable long-term trends, and offer strong wage growth and potential for capital appreciation. These segments are likely to be strong inflation hedges.   Irene Tunkel Chief Strategist, US Equity Strategy irene.tunkel@bcaresearch.com     Footnotes 1     Investopedia 2     Commercial Market Insights, April 2022, National Association of REALTORS® Research Group 3    Ibid   Recommended Allocation Recommended Allocation: Addendum  The Real Estate Sector Deep Dive The Real Estate Sector Deep Dive

Inflation continues to put pressure on the US consumers. Negative real wage growth (Chart 1) and soaring prices of food and energy are pushing many low and middle-class Americans to shift spending away from discretionary items toward necessities (Chart 2). We have written about this here.  Chart 1CHART 1 CHART 1 CHART 1 ​​​​​​ Chart 2 On The US Consumer, Powell, And Retailers Carnage On The US Consumer, Powell, And Retailers Carnage ​​​​​​ Table 1 On The US Consumer, Powell, And Retailers Carnage On The US Consumer, Powell, And Retailers Carnage The recent earnings commentary from Walmart and Target are attesting the trend. Both noted that consumers are switching from the high-margin items (non-necessities) to the lower-margin necessity items like food. Both companies have also commented on the ongoing supply chain challenges and rising costs of both goods (COGS) and wages. Target reported a 430bps contraction in gross margins. Peak margins for the sector are surely in the rear-view mirror. Both Walmart and Target provided negative guidance. As a result, a retail “carnage” has ensued, WMT is down 20%, COST 15%, and TGT 30% over the past three days.  The sell-off was exacerbated by the Powell’s comments that combating inflation is likely to incur economic pain, hinting at a possibility of a recession on the back of the Fed’s actions. These comments have reiterated the Fed’s hawkish stance, and have removed any hope of the Fed’s put, i.e., the Fed coming to the rescue of the spluttering equity market.  What’s next? We believe that the markets can continue to fall. A few conditions of our Equity Capitulation scorecard have not been yet met (Table 1).  Rate stabilization – The Fed’s hawkish stance and a plan to front-load a rate hiking cycle suggest that monetary conditions will continue to tighten (-1)  Economic growth expectations do not yet reflect the deteriorating economic backdrop. US GDP forecasts will be further downgraded (-1)  Earnings growth expectations need to come down to reflect supply disruptions, raging input prices, and the stronger dollar (-1)  Oil prices have somewhat stabilized (+1)  Valuations have retraced, signaling that the market is reasonably priced. However, earnings downgrades will push forward multiples higher (0)  Technicals signal that the market is oversold (+2)  “Black swans” – headwinds from the war in Ukraine and lockdowns in China (-2)  Bottom Line: On balance, risks for US equities slightly outweigh the upside opportunity. A market bottom is still a few weeks, or even months, away.   

Executive Summary Indian Voter’s Economic Miseries Are Ascendant Indian Voter's Economic Miseries Are Ascendant Indian Voter's Economic Miseries Are Ascendant India has a strong strategic geopolitical position but is likely to face turbulence in the short term. This is because India remains expensive, and investors worry if the record political stability shown by India since 2014 can last. We highlight that the ruling Bhartiya Janata Party (BJP) may lose some seats in the near term. India’s most populous states could witness a few cases of social conflict as economic miseries grow. India may also temporarily resort to a degree of fiscal populism. But the BJP will be able to hold power for a third consecutive term in 2024, that too with a simple majority. The burst of fiscal populism will be temporary. Moreover, the next tier of India’s most populous states are well-positioned to drive India’s growth story in the long run. We urge investors to tactically short India / long Brazil financials given that India may see some turbulence in the short run. Strategic investors should consider long India tech / short China tech. Trade Recommendation Inception Date Return SHORT INDIA / LONG BRAZIL FINANCIALS 2022-02-10 12.5% Bottom Line: The ruling political party in India may face some political setbacks in the short term. It could even resort to fiscal populism. But the ruling party in a base case, should be able to retain power for a third term in 2024. On a tactical timeframe we advise caution on India but remain constructive on a strategic horizon. Feature The woods are lovely, dark and deep, But I have promises to keep, And miles to go before I sleep, And miles to go before I sleep. – Robert Frost, Stopping By Woods On A Snowy Evening (New Hampshire, 1923)   The protagonist in this famous poem is overwhelmed by the beauty of the wintry woods, but then must stay vigilant about the here and now. The situation that confronts an investor into India today, is surprisingly similar. India has a strong strategic geopolitical position, a position that has strengthened following the Ukraine war. However, Indian markets might face turbulence in the short term. This is because India remains expensive and its ability to keep promises (about high degrees of political stability or about its fiscal discipline) could be tested on a tactical time horizon. In specific, investors with exposure to India worry about three politico-economic challenges: The Anti-Incumbency Challenge Related Report  Geopolitical StrategyIndia's Politics: Know When To Hold 'Em, Know When To Fold 'Em 13 September 2013 is a key date in India’s modern history. On this day the Bhartiya Janata Party (BJP) announced Narendra Modi as BJP’s prime ministerial (PM) candidate just a few months ahead of the 2014 general elections. From 13 September 2013 till date, MSCI India has incidentally outperformed MSCI EM by a resounding 94.8%. In 2013, markets celebrated the rise of the Modi-led BJP government since such a dispensation was new, and it promised to deliver structural reform. But now when general elections will be held in 2024, the BJP must deal with a middling report card on reforms and a two-term anti-incumbency to boot. Given this clients worry if 2024 could see India go back to an era of coalition governments? The Fiscal Challenge India under BJP has displayed impressive degrees of fiscal discipline. With rising inflation now adding to Indian voters’ miseries and with a loaded state election calendar due in 2023, investors ask if India’s notable streak of fiscal fortitude can last? The Demographics Challenge As China’s weak demographic future becomes clearer, India’s youthful demographics keep attracting paeans. This is partially responsible for the fact that India has traded at a five-year average premium of 54.5% to China on forward price to earnings. With increasing reports of communal violence and inflation-related protests breaking out in India, investors also worry about India’s so-called demographic dividend and how best to play the game? In a foundational GPS Special Report published in 2018 we had made the point that, “Predicting political outcomes is difficult, but to generate geopolitical alpha investors should focus on ‘beating the spread’ not predicting the match winner”. At a time when there is much uncertainty about India’s immediate future, we highlight three key base case predictions with respect to India. By highlighting these key predictions, we hope investors can position themselves for generating geopolitical alpha. We conclude the report with actionable investment recommendations. India’s High Political Stability, Likely To Stay In 2024 Chart 1Bhartiya Janata Party’s (BJP) Win In India In 2014 Was Historic Indian Politics: The Woods Are Lovely... Indian Politics: The Woods Are Lovely... The Bhartiya Janata Party (BJP) stormed into power in 2014. Its assumption of power under PM Modi’s leadership was historic. This is because this was the first time since 1984 that a single political party had managed to secure a simple majority on its own steam (Chart 1). The rise of BJP in this resurrected avatar marked a structural break from the past, in three distinct ways: End To Instability Of Nineties: The rise of BJP 2.0 in 2014 marked an end to the political instability seen in the nineties when governments struggled to complete their full five-year terms. This is a problem that India’s South Asian neighbors like Sri Lanka and Pakistan are yet to overcome. End Of Coalition Politics Of Early 2000s: BJP’s rise in 2014 also marked an end to the coalition politics of the early 2000s. While three coalition governments in India managed to complete their five-year terms from 1999-2014, the reform agenda over this period was often held at ransom by smaller coalition partners. India’s ability to break away from coalition governments back in 2014 was commendable given that several developing countries as well as developed countries still have coalition governments at the helm. Regime Continuity: The BJP’s rise in 2014 and their re-election in 2019 meant that the same political party was able to hold power in India (that too with a simple majority) for a decade. Other EMs have not seen this quality of continuity over the last few years.  Owing to this streak of unprecedented political stability that India has been able to offer since 2014, India has attracted a high premium relative to democratic EM peers (Chart 2). But with India’s general elections due in 2024, investors into India are keen to know if India will continue to attract this high political stability premium. This worry is justified for two sets of reasons: (1)    The last time any government in India was able to pull off three consecutive full five-year terms, was way back in the sixties. There is no recent precedent to BJP’s pursuit for a third consecutive term in India. (2)   The most recent election held in India’s largest state i.e., Uttar Pradesh saw the BJP retain power but saw its seat count fall by 18%. This, investors worry could be an indicator of BJP losing traction in the politically critical region of northern India. Reading the tea leaves left behind after all recent elections suggests that India is most likely to see a single political party maintain a simple majority for a third consecutive term in 2024. BJP’s footprint northern in India will be dented owing to anti-incumbency. But despite this, the BJP should be able to maintain a simple majority at the national level in 2024. This is because the BJP appears to be working on deploying a crucial strategy i.e., to offset declines in north India with gains elsewhere. India’s northern states account for 45% of India’s population. Whilst the BJP’s rise in 2014 was pivoted on this geography, its ability to retain power beyond a decade will be dependent on its ability to offset losses in India’s sprawling north with gains in other large states. Interestingly, the BJP’s predecessor i.e., the Congress party had to deal with the reciprocal of this problem. The Congress party stayed in power for a decade (from 2004-14) owing to support from southern and western Indian states. But then the Congress party’s reign could not last beyond a decade because it failed to break into northern India (Chart 3); at a time when it was losing popularity in India’s west and south. Chart 2India Has Been Trading At A Premium To EM Democracies India Has Been Trading At A Premium To EM Democracies India Has Been Trading At A Premium To EM Democracies ​​​​​​ Chart 3Congress Party-Led UPA Alliance Could Not Break Into North India Indian Politics: The Woods Are Lovely... Indian Politics: The Woods Are Lovely... ​​​​​​ The fact that the BJP is now working to straddle both i.e. (1) its traditional base in the north and west as well as (2) new geographies in the east and south is evident from the recent election results: 2019 General Elections: Even as BJP’s seat count in the north Indian states of Uttar Pradesh and Bihar fell in 2019 (Chart 3) it managed to offset this decline by increasing presence in India’s east (in states like West Bengal and Orissa) and in India’s south (in states like Karnataka and Telangana). Consequently, the share of BJP’s seats accounted for by major states outside north India notably increased in 2019 from 2014 (Chart 4). Recent State Elections: The BJP has evidently been able to offset losses in its core northern base (in states like Uttar Pradesh), by increasing its presence in India’s east (in states like West Bengal and Bihar) (Chart 5). Chart 4BJP Is Growing Its Influence Outside North India Indian Politics: The Woods Are Lovely... Indian Politics: The Woods Are Lovely... ​​​​​​ Chart 5BJP Is Offsetting Losses In North With Gains In East Indian Politics: The Woods Are Lovely... Indian Politics: The Woods Are Lovely... ​​​​​​ Chart 6In a Base Case, BJP Should Cross The Halfway Mark At 2024 General Elections Indian Politics: The Woods Are Lovely... Indian Politics: The Woods Are Lovely... In fact, it is critical to note that state elections are due in Gujarat in December 2022, where the BJP is highly likely to lose seat share as it faces a five-term anti-incumbency. Given that Gujarat as a region too is part of BJP’s core voter base, BJP’s seat losses in Gujarat could trigger a wave of selling on India’s bourses. If this leads India’s expensive valuations to be driven down, then this could present a buying opportunity because as long as the BJP keeps compensating for losses in traditional constituencies with inroads into newer realms (like say Karnataka where state elections are due in May 2023 or in Rajasthan and Madhya Pradesh where elections are due in end-2023); BJP’s standalone seat count in 2024 is highly likely to cross the half-way mark (Chart 6). To conclude, we re-iterate our constructive outlook on India on a strategic horizon, in view of the high probability of regime continuity lasting in this EM beyond a decade. In a worst-case scenario, we expect a BJP-led coalition to assume power in India in 2024 but this coalition too will be stable and should need the support of a maximum of two regional parties. Bottom Line: The BJP will lose seat share in parts of north and west India but should be able to retain power in 2024 by offsetting these losses with gains in India’s east and south. Most recent election results confirm that the BJP is working meticulously to make this formula work. If BJP’s political losses in its traditional constituencies triggers a market correction, then this should be used as a buying opportunity by strategic investors. Fiscal Risks In India Are Not Dead; They Will Surface, Before Receding Again In 1952 when India’s first national assembly was formed, left-leaning parties were the mainstay of India’s national politics. Back then a left-of-center party i.e., the Congress Party was in power with +70% seats in the national assembly. Then, the leftist Communist Party of India (CPI) was the second largest political party. As the decades went by left-leaning policies kept losing importance in India but the left-of-center national parties influenced Indian politics in a big way right up until 2014. Cut to 2014, the rise of the Bhartiya Janata Party (BJP) meant that the mainstay of Indian politics now became right-of-center politics. Left-leaning parties became too insignificant to matter at the national level with the Congress Party and the Communist Party of India (M) now cumulatively accounting for only about 11% seats in the national assembly. India’s political pendulum swinging to the right was accompanied by another key development i.e., India’s fiscal management became more prudent (Chart 7). Doles and transfer payments were restrained, and efforts were also made to shore-up tax revenues. But does the BJP-led transition to right-of-center politics mean that left-of-center politics in India are dead, as are the associated risks of fiscal populism? The Indian bond market seems to think so. India’s 10-year bond yield is up only 85 bps since 1 Jan 2020 to date, which is lower than a 106 bps increase seen in the US or 573 bps increase seen in a large emerging market like Brazil. Notwithstanding the superior fiscal discipline maintained by BJP-led governments so far, it is worth asking if this streak of fiscal resilience can last over the next two years? We highlight that even as the right-of-center BJP will remain a force to reckon with, we expect the BJP’s fiscal policy to temporarily swerve to the left owing to three sets of reasons: Miseries Breed Populism: It is true that recent BJP-led governments have maintained superior fiscal discipline (Chart 7). However high levels of inflation are known to feed populist tendencies of governments globally. India will be no exception to this trend because economic miseries of India’s median voter have worsened over the last six months (Chart 8). Chart 7BJP Led Governments Have Maintained Tighter Fiscal Deficits In India Indian Politics: The Woods Are Lovely... Indian Politics: The Woods Are Lovely... ​​​​​​ Chart 8Economic Miseries Of India's Median Voter Have Been Worsening Economic Miseries Of India's Median Voter Have Been Worsening Economic Miseries Of India's Median Voter Have Been Worsening ​​​​​​ Chart 9Government Spends Tend To Pick Up In The Run-Up To General Elections Indian Politics: The Woods Are Lovely... Indian Politics: The Woods Are Lovely... Political Cycle: History also suggests that there is a cyclical element to fiscal laxity in India. Populism as a theme tends to become more defined in the two years leading to a general election (Chart 9). This cyclicality in fiscal expansion could also be driven by the fact that India tends to have a loaded state election calendar in the year just before a general election. Competition: As the BJP’s reign matures, it will increasingly face competition from regional parties (Chart 10). Given that most major regional political parties in India operate on the segment between the center and the left of political spectrum (Chart 10), BJP may see sense in metamorphosizing its fiscal policy into one which is closer to the left, albeit temporarily. Chart 10Regional Parties Like SP And AAP Could Grow Their National Footprint Indian Politics: The Woods Are Lovely... Indian Politics: The Woods Are Lovely... Chart 11India’s Debt Levels Are High And Rising Indian Politics: The Woods Are Lovely... Indian Politics: The Woods Are Lovely... It is worth noting that as compared to major EMs, India’s debt levels are high today (Chart 11). Against this backdrop an expansion of India’s fiscal deficit could result in turbulence in Indian markets. Bottom Line: The BJP is highly likely to temporarily switch to an expansive fiscal policy stance in the run up to the 2024 general elections. This shift will be driven by the need to retain power in the face of rising miseries of its median voter and to overcome competition from influential regional players. Most Populous Regions, May Not Necessarily Be Drivers Of India’s Growth The ‘demographic dividend’ narrative is often used to justify a bullish stance on India. But such a narrative oversimplifies India’s investment case and may even yield poor investment outcomes. India’s demographics power its consumption engine, but the same demographics can also be a liability sometimes. This is because while India is young, its populace is also poor and large. The combination of a massive population (that creates pressure on limited resources) and nascent institutions (that are yet to ensure a fair use of resources) is at the heart of corruption in India. For instance, the coming to light of the 2G-spectrum scam a decade ago on 16 November 2010 saw Indian markets correct by 6% over the next ten days. Hence ‘corruption’ is one of the ways in which India’s demographics can end-up being a drag on India’s investment returns. Chart 12Six Indian States Account For India’s Political Nucleus Indian Politics: The Woods Are Lovely... Indian Politics: The Woods Are Lovely... With China’s population likely to have peaked last year, India’s population which is likely to peak in the 2040s - keeps attracting investor interest. In this report we peel the onion around India’s demographics in a way that allows investors to make the most of its demographics, whilst avoiding pitfalls associated with the same. We highlight that paradoxically; India’s most populous states may not be the main drivers of India’s growth over the next decade. On the other hand, investing in the ‘next eight’ most populous states, could present a superior opportunity to profit from India’s demographics. Six Indian states account for more than half of India’s population (Chart 12) and each of these states are larger than Germany or Turkey in terms of population (Map 1). Despite being populous, these states could emerge as flashpoints of social conflict over the next decade. This is because it is possible that these states’ economic growth fails to be brisk enough to meet aspirations of its vast populace. Early signs of this phenomenon are evident from the fact that these states’ share in India’s population has been rising, but their share in national income has fallen (Chart 13). Today these six states account for more than half of India’s population but generate less than half of its national GDP (Chart 14). Map 1India’s Most Populous States, May Not Necessarily Lead On Growth Indian Politics: The Woods Are Lovely... Indian Politics: The Woods Are Lovely... Chart 13Most Populous States Of India, Are Not Necessarily Leading On Growth Indian Politics: The Woods Are Lovely... Indian Politics: The Woods Are Lovely... ​​​​​​ Chart 14Next Eight Largest States Of India Are Economically Dynamic Indian Politics: The Woods Are Lovely... Indian Politics: The Woods Are Lovely... ​​​​​​ Despite accounting for the lion’s share of India’s population, these six states’ growth potential could be compromised by: Economic Weakness: Primary sectors account for an unusually large share of the local economies of the most populous states today (Chart 15). Social Complexity: Most of the populous states are also characterized by greater social complexity as compared to other Indian states (Chart 16). In other words, their populations are young but are also poor and more heterogenous, which in turn exposes these states to a higher risk of social conflict. Chart 15Primary Activities Account For A Large Chunk Of Populous States’ GDP Indian Politics: The Woods Are Lovely... Indian Politics: The Woods Are Lovely... ​​​​​​ Chart 16The Risk Of Social Conflict Is Higher, In The More Populous States Indian Politics: The Woods Are Lovely... Indian Politics: The Woods Are Lovely... ​​​​​​ ​​​Leverage: The debt to GDP ratio of the more populous states often tends to be higher too (Chart 17).​​​​​​​ Now contrary to the situation in India’s most populous states, India’s ‘next eight’ largest states (by population) could emerge as hubs of economic dynamism (Map 1). This is because: Faster Growth: These states' share in national GDP is growing faster than the pace at which their share in India’s population is growing (Chart 13). As of today, the next eight states account for less than a third of India’s population but more than a third of India’s national income (Chart 14). Fewer Constraints: The next eight most populous states have more modern economic structures (Chart 15), lower risk of social conflict (Chart 16) and mildly superior public finances (Chart 17). Last but not the least, the ‘next eight’ states are poised favorably from a political perspective as well. This is because the Bhartiya Janta Party (i.e., BJP) has a weak footprint in these states (Chart 18) and will be keen to offer supportive economic policies to win over their median voter. Chart 17More Populous States, Also Can Be More Leveraged Indian Politics: The Woods Are Lovely... Indian Politics: The Woods Are Lovely... ​​​​​​ Chart 18Next Eight Most Populous States Likely To Attract More Political Attention Going Forward Indian Politics: The Woods Are Lovely... Indian Politics: The Woods Are Lovely... ​​​​​​ Bottom Line: While the demographic dividend that India enjoys is real, its benefits will not be spread uniformly across India’s geographies. For instance, some of the most populous states of India could lag on the growth front. To profit from India’s demographics and yet mitigate risks associated with the same, we urge investors to build portfolios that maximize exposure to the second tier of populous states in India. Investment Conclusion The Bhartiya Janta Party (BJP) in India appears set to emerge as the first party in India’s modern history to retain power beyond a decade with a simple majority. But to pull off this rare feat, it will have to metamorphosize and may exhibit some changes such as: Develop a focus on regions that are outside its core constituency, in a bid to offset anti-incumbency in its core constituencies. Sharpen its policy focus on the next tier of populous states, given that some of these states have greater growth potential and given that the BJP’s footprint in the second tier of populous states has room to grow. Adopt an expansive fiscal policy in the run up to the 2024 elections, to combat the rising economic miseries of India’s median voter. To play these dynamics, we urge clients to consider the following trades: Strategic Trades For clients with a holding period mandate of more than 12 months, we urge such investors to go strategically long Indian tech / short Chinese tech (Chart 19). The trade allows investors to play the unique and high degrees of political stability that India will offer on a strategic horizon. Chart 19Strategic Trade: Long Indian Tech / Short Chinese Tech Strategic Trade: Long Indian Tech / Short Chinese Tech Strategic Trade: Long Indian Tech / Short Chinese Tech ​​​​​​ Chart 20Tactical Trade: Short India / Long Brazilian Financials Tactical Trade: Short India / Long Brazilian Financials Tactical Trade: Short India / Long Brazilian Financials ​​​​​​ Moreover, it is notable the Indian tech industry’s key bases are concentrated in Karnataka, Andhra Pradesh and Telangana. All three states fall within the next tier of populous states of India. Thus, this trade allows investors to maximize exposure to both an economically vibrant region and sector of India. Tactical Trades For investors with a holding period mandate of less than 12 months, a trade that can be activated to profit from India’s short-term geopolitical risks is to short India / long Brazilian Financials (Chart 20). This allows investors to profit from the cyclical risks that will affect India (1) as commodity prices stay high and (2) as rising economic miseries fan fiscal risks.​​​​​​​   Ritika Mankar, CFA Editor/Strategist ritika.mankar@bcaresearch.com   Strategic Themes Open Tactical Positions (0-6 Months) Open Cyclical Recommendations (6-18 Months) Regional Geopolitical Risk Matrix

Listen to a short summary of this report.         Executive Summary The US Inflation Surprise Index Has Rolled Over Goldilocks: A Skeptical Q&A Goldilocks: A Skeptical Q&A Global equities are nearing a bottom and will rally over the coming months as inflation declines and growth reaccelerates. While equity valuations are not at bombed-out levels, they have cheapened significantly. Global stocks trade at 15.3-times forward earnings. We are upgrading tech stocks from underweight to neutral. The NASDAQ Composite now trades at a forward P/E of 22.6, down from 32.9 at its peak last year. The 10-year Treasury yield should decline to 2.5% by the end of the year, which will help tech stocks at the margin. The US dollar has peaked. A weakening dollar will provide a tailwind to stocks, especially overseas bourses. US high-yield spreads are pricing in a default rate of 6.2% over the next 12 months, well above the trailing default rate of 1.2%. Favor high-yield credit over government bonds within a fixed-income portfolio.   Bottom Line: The recent sell-off in stocks provides a good opportunity to increase equity allocations. We expect global stocks to rise 15%-to-20% over the next 12 months. Back to Bullish We wrote a report on April 22nd arguing that global equities were heading towards a “last hurrah” in the second half of the year as a Goldilocks environment of falling inflation and supply-side led growth emerges. Last week, we operationalized this view by tactically upgrading stocks to overweight after having downgraded them in late February. This highly out-of-consensus view change, coming at a time when surveys by the American Association of Individual Investors and other outfits show extreme levels of bearishness, has garnered a lot of attention. In this week’s report, we answer some of the most common questions from the perspective of a skeptical reader.   Q: Inflation is at multi-decade highs, global growth is faltering, and central banks are about to hike rates faster than we have seen in years. Isn’t it too early to turn bullish? A: We need to focus on how the world will look like in six months, not how it looks like now. Inflation has likely peaked and many of the forces that have slowed growth, such as China’s Covid lockdown and the war in Ukraine, could abate.   Q: What is the evidence that inflation has peaked? And may I remind you, even if inflation does decline later this year, this is something that most investors and central banks are already banking on. Inflation would need to fall by more than expected for your bullish scenario to play out. A: That’s true, but there is good reason to think that this is precisely what will happen.  Overall spending in the US is close to its pre-pandemic trend. However, spending on goods remains above trend while spending on services is below trend (Chart 1). Services prices tend to be stickier than goods prices. Thus, the shift in spending patterns caused goods inflation to rise markedly with little offsetting decline in services inflation. To cite one of many examples, fitness equipment prices rose dramatically, but gym membership fees barely fell (Chart 2). Chart 1Total US Consumer Spending Is Almost Exactly At Its Pre-Pandemic Trend, But The Composition Of Spending Remains Skewed Total US Consumer Spending Is Almost Exactly At Its Pre-Pandemic Trend, But The Composition Of Spending Remains Skewed Total US Consumer Spending Is Almost Exactly At Its Pre-Pandemic Trend, But The Composition Of Spending Remains Skewed Chart 2Asymmetries Matter: Firms Manufacturing Sports Equipment Jacked Up Prices, But Gyms Barely Cut Prices Asymmetries Matter: Firms Manufacturing Sports Equipment Jacked Up Prices, But Gyms Barely Cut Prices Asymmetries Matter: Firms Manufacturing Sports Equipment Jacked Up Prices, But Gyms Barely Cut Prices As goods demand normalizes, goods inflation will come down. Meanwhile, the supply of goods should increase as the pandemic winds down, and hopefully, a detente is reached in Ukraine. There are already indications that some supply-chain bottlenecks have eased (Chart 3). Q: Even if supply shocks abate, which seems like a BIG IF to me, wouldn’t the shift in spending towards services supercharge what has been only a modest acceleration in services inflation so far? A: Wages are the most important driver of services inflation. Although the evidence is still tentative, it does appear as though wage inflation is peaking. The 3-month annualized growth rate in average hourly earnings for production and nonsupervisory workers slowed from 7.2% in the second half of 2021 to 3.8% in April (Chart 4). Assuming productivity growth of 1.5%, this is consistent with unit labor cost inflation of only slightly more than 2%, which is broadly consistent with the Fed’s CPI inflation target.1 Image Chart 4Wage Pressures May Be Starting To Ease Wage Pressures May Be Starting To Ease Wage Pressures May Be Starting To Ease Image Moreover, a smaller proportion of firms expect to raise wages over the next six months than was the case late last year according to a variety of regional Fed surveys (Chart 5). The same message is echoed by the NFIB small business survey (Chart 6). Consistent with all this, the US Citi Inflation Surprise Index has rolled over (Chart 7).   Chart 6... Small Business Owners Included ... Small Business Owners Included ... Small Business Owners Included Chart 7The US Inflation Surprise Index Has Rolled Over The US Inflation Surprise Index Has Rolled Over The US Inflation Surprise Index Has Rolled Over   Q: What about the “too cold” risk to your Goldilocks scenario? The risks of recession seem to be rising. A: The market is certainly worried about this outcome, and that has been the main reason stocks have fallen of late. However, we do not think this fear is justified, certainly not in the US (Chart 8). US households are sitting on $2.3 trillion excess savings, equal to about 14% of annual consumption. The ratio of household debt-to-disposable income is down 36 percentage points from its highs in early 2008, giving households the wherewithal to spend more. Core capital goods orders, a good leading indicator for capex, have surged. The homeowner vacancy rate is at a record low, suggesting that homebuilding will be fairly resilient in the face of higher mortgage rates.   Q: It seems like the Fed has a nearly impossible task on its hands: Increase labor market slack by enough to cool the economy but not so much as to trigger a recession. You yourself have pointed out that the Fed has never achieved this in its history. A: It is correct that the unemployment rate has never risen by more than one-third of a percentage point in the US without a recession occurring (Chart 9). That said, there are three reasons to think that a soft landing can be achieved this time. Image Chart 9When Unemployment Starts Rising, It Usually Keeps Rising When Unemployment Starts Rising, It Usually Keeps Rising When Unemployment Starts Rising, It Usually Keeps Rising First, increasing labor market slack is easier if one can raise labor supply rather than reducing labor demand. Right now, the participation rate is nearly a percentage point below where it was in 2019, even if one adjusts for increased early retirement during the pandemic (Chart 10). Wages have risen relatively more at the bottom end of the income distribution. This should draw more low-wage workers into the labor force. Furthermore, according to the Federal Reserve, accumulated bank savings for the lowest-paid 20% of workers have been shrinking since last summer, which should incentivize job seeking (Chart 11). Chart 10Labor Participation Has Further Scope To Recover Labor Participation Has Further Scope To Recover Labor Participation Has Further Scope To Recover Chart 11Depleted Savings Will Force More Lower-Wage Workers Into The Labor Market Depleted Savings Will Force More Lower-Wage Workers Into The Labor Market Depleted Savings Will Force More Lower-Wage Workers Into The Labor Market Second, long-term inflation expectations remain well contained, which makes a soft landing more likely. Median expected inflation 5-to-10 years out in the University of Michigan survey stood at 3% in May, roughly where it was between 2005 and 2013 (Chart 12). Median expected earnings growth in the New York Fed Survey of Consumer Expectations was only slightly higher in April than it was prior to the pandemic (Chart 13). Chart 12Consumer Long-Term Inflation Expectations Have Risen But Remain Relatively Low Consumer Long-Term Inflation Expectations Have Risen But Remain Relatively Low Consumer Long-Term Inflation Expectations Have Risen But Remain Relatively Low Chart 13US Consumers Do Not Expect Wages To Grow At A Much Higher Rate Than In The Pre-Pandemic Period US Consumers Do Not Expect Wages To Grow At A Much Higher Rate Than In The Pre-Pandemic Period US Consumers Do Not Expect Wages To Grow At A Much Higher Rate Than In The Pre-Pandemic Period A third reason for thinking that a soft landing may be easier to achieve this time around is that the US private-sector financial balance – the difference between what the private sector earns and spends – is still in surplus (Chart 14). This stands in contrast to the lead-up to both the 2001 and 2008-09 recessions, when the private sector was living beyond its means.   Q: You have spoken a lot about the US, but the situation seems dire elsewhere. Europe may already be in recession as we speak! A: The near-term outlook for Europe is indeed challenging. The euro area economy grew by only 0.8% annualized in the first quarter. Mathieu Savary, BCA’s Chief European Strategist, expects an outright decline in output in Q2. To no one’s surprise, the war in Ukraine is weighing on European growth. The Bundesbank estimates that a full embargo of Russian oil and gas would reduce German real GDP by an additional 5% on top of the damage already inflicted by the war (Chart 15). Chart 14The US Private-Sector Financial Balance Remains In Surplus The US Private-Sector Financial Balance Remains In Surplus The US Private-Sector Financial Balance Remains In Surplus Chart 15Germany’s Economy Will Sink Without Russian Energy Goldilocks: A Skeptical Q&A Goldilocks: A Skeptical Q&A While such a full embargo is possible, it is not our base case. In a remarkable about-face, Putin now says he has “no problems” with Finland and Sweden joining NATO, provided that they do not place military infrastructure in their countries. He had previous threatened a military response at the mere suggestion of NATO membership. In any case, there are few signs that Putin’s increasingly insular and dictatorial regime would respond to an oil embargo or other economic incentives. The wealthy oligarchs who were supposed to rein him in are cowering in fear. It is also not clear if Europe would gain any political leverage over Russia by adopting policies that push its own economy into a recession. It is worth noting that the price of the December 2022 European natural gas futures contract is down 39% from its peak at the start of the war (Chart 16). It is also noteworthy that European EPS estimates have been trending higher this year even as GDP growth estimates have been cut (Chart 17). This suggests that the analyst earnings projections were too conservative going into the year. Chart 16European Natural Gas Futures Are High But Below Their Peak European Natural Gas Futures Are High But Below Their Peak European Natural Gas Futures Are High But Below Their Peak Chart 17European And US EPS Estimates Have Been Trending Higher This Year European And US EPS Estimates Have Been Trending Higher This Year European And US EPS Estimates Have Been Trending Higher This Year Chart 18Chinese Property Sector: Signs Of Contraction Chinese Property Sector: Signs Of Contraction Chinese Property Sector: Signs Of Contraction Q: What about China? The lockdowns are crippling growth and the property market is in shambles. A: There is truth to both those claims. The government has all but said that it will not abandon its zero-Covid policy anytime soon, even going as far as to withdraw from hosting the 2023 AFC Asian Cup. While the number of new cases has declined sharply in Shanghai, future outbreaks are probable. On the bright side, China is likely to ramp up domestic production of Pfizer’s Paxlovid drug. Increased availability of the drug will reduce the burden of the disease once social distancing restrictions are relaxed. As far as the property market is concerned, sales, starts, completions, as well as home prices are all contracting (Chart 18). BCA’s China Investment Strategy expects accelerated policy easing to put the housing sector on a recovery path in the second half of this year. Nevertheless, they expect the “three red lines” policy to remain in place, suggesting that the rebound in housing activity will be more muted than in past recoveries.2  Ironically, the slowdown in the Chinese housing market may not be such a bad thing for the rest of the world. Remember, the main problem these days is inflation. To the extent that a sluggish Chinese housing market curbs the demand for commodities, this could provide some relief on the inflation front.   Q: So bad news is good news. Interesting take. Let’s turn to markets. You mentioned earlier that equity sentiment was very bearish. Fair enough, but I would note the very same American Association of Individual Investors survey that you cited also shows that investors’ allocation to stocks is near record highs (Chart 19). Shouldn’t we look at what investors are doing rather than what they’re saying? A: The discrepancy may not be as large as it seems. As Chart 20 illustrates, investors may not like stocks, but they like bonds even less. Chart 19Individual Investors Still Hold A Lot Of Stock Individual Investors Still Hold A Lot Of Stock Individual Investors Still Hold A Lot Of Stock   Image Chart 20B... But They Like Bonds Even Less ... But They Like Bonds Even Less ... But They Like Bonds Even Less Chart 21Global Equities Are More Attractively Valued After The Recent Sell-Off Global Equities Are More Attractively Valued After The Recent Sell-Off Global Equities Are More Attractively Valued After The Recent Sell-Off Global equities currently trade at 15.3-times forward earnings; a mere 12.5-times outside the US. The global forward earnings yield is 6.7 percentage points higher than the global real bond yield. In 2000, the spread between the earnings yield and the real bond yield was close to zero (Chart 21). It should also be mentioned that institutional data already show a sharp shift out of equities. The latest Bank of America survey revealed that fund managers cut equity allocations to a net 13% underweight in May from a 6% overweight in April and a net 55% overweight in January. Strikingly, fund managers were even more underweight bonds than stocks. Cash registered the biggest overweight in two decades.   Q: Your bullish equity bias notwithstanding, you were negative on tech stocks last year, arguing that the NASDAQ would turn into the NASDOG. Given that the NASDAQ Composite is down 29% from its highs, is it time to increase exposure to some beaten down tech names? A: Both the cyclical and structural headwinds facing tech stocks that we discussed in These Three High-Flying Equity Sectors Could Come Crashing Back Down To Earth and The Disruptor Delusion remain in place. Nevertheless, with the NASDAQ Composite now trading at 22.6-times forward earnings, down from 32.9 at its peak last year, an underweight in tech is no longer appropriate (Chart 22). A neutral stance is now preferable.   Chart 22Tech Stock Valuations Have Returned To Earth Tech Stock Valuations Have Returned To Earth Tech Stock Valuations Have Returned To Earth Q: I guess if bond yields come down a bit more, that would help tech stocks? A: Yes. Tech stocks tend to be growth-oriented. Falling bond yields raise the present value of expected cash flows more for growth companies than for other firms. While we do expect global bond yields to eventually rise above current levels, yields are likely to decline modestly over the next 12 months as inflation temporarily falls. We expect the US 10-year yield to end the year at around 2.5%.   Q: A decline in US bond yields would undermine the high-flying dollar, would it not? A: It depends on how bond yields abroad evolve. US Treasuries tend to be relatively high beta, implying that US yields usually fall more when global yields are declining (Chart 23). Thus, it would not surprise us if interest rate differentials moved against the dollar later this year. Chart 23US Treasuries Have A Higher Beta Than Most Other Government Bond Markets US Treasuries Have A Higher Beta Than Most Other Government Bond Markets US Treasuries Have A Higher Beta Than Most Other Government Bond Markets It is also important to remember that the US dollar is a countercyclical currency (Chart 24). If global growth picks up as pandemic dislocations fade and the Ukraine war winds down, the dollar is likely to weaken. Chart 24The Dollar Is A Countercyclical Currency The Dollar Is A Countercyclical Currency The Dollar Is A Countercyclical Currency Image A wider trade deficit could also imperil the greenback. The US trade deficit has increased from US$45 billion in December 2019 to US$110 billion. Equity inflows have helped finance the trade deficit, but net flows have turned negative of late (Chart 25). Finally, the dollar is quite expensive – 27% overvalued based on Purchasing Power Parity exchange rates.   Q: Let’s sum up. Please review your asset allocation recommendations both for the next 12 months and beyond. A: To summarize, global inflation has peaked. Growth should pick up later this year as supply-chain bottlenecks abate. The combination of falling inflation and supply-side led growth will provide a springboard for equities. We expect global stocks to rise 15%-to-20% over the next 12 months. Historically, non-US stocks have outperformed their US peers when the dollar has been weakening (Chart 26). EM stocks, in particular, have done well in a weak dollar environment Chart 26Non-US Stocks Will Benefit From A Weaker US Dollar Non-US Stocks Will Benefit From A Weaker US Dollar Non-US Stocks Will Benefit From A Weaker US Dollar Chart 27The Market Is Too Pessimistic On Default Risk The Market Is Too Pessimistic On Default Risk The Market Is Too Pessimistic On Default Risk Within fixed-income portfolios, we recommend a modest long duration stance over the next 12 months. We favor high-yield credit over safer government bonds. US high-yield spreads imply a default rate of 6.2% over the next 12 months compared to a trailing 12-month default rate of only 1.2% (Chart 27). Chart 28Falling Inflation Will Buoy Consumer Sentiment Falling Inflation Will Buoy Consumer Sentiment Falling Inflation Will Buoy Consumer Sentiment Our guess is that this Goldilocks environment will end towards the end of next year. As inflation comes down, real wage growth will turn positive. Consumer confidence, which is now quite depressed, will improve (Chart 28). Stronger demand will cause inflation to reaccelerate in 2024, setting the stage for another round of central bank rate hikes.   Peter Berezin Chief Global Strategist peterb@bcaresearch.com Follow me on           LinkedIn Twitter       Footnotes 1    The Federal Reserve targets an average inflation rate of 2% for the Personal Consumption Expenditures (PCE) index. Due to compositional differences between the two indices, CPI inflation has historically averaged 30-to-50 basis points higher than PCE inflation. This is why the Fed effectively targets a CPI inflation rate of 2.3%-to-2.5%. 2    The People’s Bank of China and the housing ministry issued a deleveraging framework for property developers in August 2020, consisting of a 70% ceiling on liabilities-to-assets, a net debt-to-equity ratio capped at 100%, and a limit on short-term borrowing that cannot exceed cash reserves. Developers breaching these “red lines” run the risk of being cut off from access to new loans from banks, while those who respect them can only increase their interest-bearing borrowing by 15% at most. Global Investment Strategy View Matrix Goldilocks: A Skeptical Q&A Goldilocks: A Skeptical Q&A Special Trade Recommendations Current MacroQuant Model Scores Goldilocks: A Skeptical Q&A Goldilocks: A Skeptical Q&A

Executive Summary Increase In Chinese Ag Prices Has Been Much More Muted Than Globally Increase In Chinese Ag Prices Has Been Much More Muted Than Globally Increase In Chinese Ag Prices Has Been Much More Muted Than Globally China’s food price inflation accelerated in April. The rising cost of global agricultural goods and domestic COVID-related disruptions in the supply-chain contributed to a sharp bump in food prices last month. China is not overly reliant on food imports. The country is also well stocked with grain reserves and should weather ongoing global food supply shortages, particularly wheat, better than most emerging economies.  However, China will still be impacted by escalating prices of global agricultural products and energy. Some imported goods (e.g. soybeans and related products) that China relies on, coupled with higher energy costs and a bottoming in China’s pork prices, will continue to push up food prices and headline inflation. Higher reading in headline inflation will not change the direction of the PBoC’s monetary policy. However, more expensive food will dampen Chinese households’ spending power on non-food consumer goods, especially as income growth slows. The food and beverage sector in China’s onshore stocks will benefit from higher food costs. We are initiating a new trade: long domestic consumer staples/broad A-share market. CYCLICAL RECOMMENDATIONS (6 - 18 MONTHS) INITIATION DATE RETURN SINCE INCEPTION (%) COMMENT LONG DOMESTIC CONSUMER STAPLES/BROAD A-SHARE MARKET 05/18/2022     Bottom Line: Despite China’s solid self-sufficiency in food supplies, its food price inflation is not immune from the mounting prices of global agricultural products.   Is China’s Food Price Inflation Transitory? The food component of China’s consumer price index (CPI) increased by 0.9% in April compared with the previous month, a sharp reversal from a 1.2% month-over-month decline in March. Higher food and energy prices pushed headline CPI to 2.1% in April, the fastest year-on-year growth since August 2020. China is not overly reliant on food imports and has abundant grain reserves.  The country is in a better position to weather ongoing global supply shortages in grain compared with other emerging economies, such as the Middle East and North Africa. Moreover, agricultural product prices in China have been structurally higher than those traded in the global commodity market. Large margins in China’s bulk agricultural pricing provide a cushion from escalating global food prices. Nonetheless, China remains at risk for higher food prices this year. Elevated oil prices and the war in Ukraine will further lift the price of fertilizers, adding to input costs for agricultural products. A strong USD will add to the price of USD-denominated commodity imports, particularly soybeans. In addition, China’s domestic pork price may have reached its hog cycle bottom and will pick up in the second half of this year. Food Prices Are Driving Up Inflation China’s headline CPI accelerated to 2.1% in April, on a year-on-year basis, from 1.5% in the previous month. Even though pork prices plunged by 33% in April from a year ago, food prices grew by 1.9% and have been boosted by a jump in the cost of fresh food, such as vegetables (+24% year-on-year), fruit (+14%) and eggs (+12%). Prices in other food categories, such as grains and edible oil, also rose, albeit more modestly (Chart 1A and 1B). Chart 1ALarge Jump In Fresh Food Prices In April Large Jump In Fresh Food Prices In April Large Jump In Fresh Food Prices In April Chart 1BOther Food Prices Also Picked Up, But More Modestly Other Food Prices Also Picked Up, But More Modestly Other Food Prices Also Picked Up, But More Modestly China’s strict COVID-19 containment measures have had a broad-based impact on food supplies. Mobility restrictions, roadblocks and risk-averse truck drivers introduced significant challenges in food supplies and transportation. Lockdowns in some large urban areas also led to panic buying and stockpiling among consumers, pushing up demand. Chart 2Increase In Chinese Ag Prices Has Been Much More Muted Than Globally Increase In Chinese Ag Prices Has Been Much More Muted Than Globally Increase In Chinese Ag Prices Has Been Much More Muted Than Globally Meanwhile, higher global food and energy prices have likely both directly and indirectly contributed to food price inflation in China. The UN Food and Agriculture Organization (FAO) Food Price Index in April this year leapt to its highest level since its inception in 1990; it is 30% higher than last year and nearly double from its trough in mid-2020. Although price increases in China’s domestic agricultural products have been more moderate, the country’s agricultural wholesale prices have jumped by 10% from a year ago (Chart 2). Bottom Line: Food accounts for about 20% of China’s CPI basket (Chart 3).  Climbing food, along with energy, prices are driving up China’s headline inflation. Chart 3Food Accounts For 20% Of Chinese Household Budgets Is China’s Food Price Inflation Transitory? Is China’s Food Price Inflation Transitory? China Is In A Good Position To Weather Global Food Supply Shocks … Chart 4Ex-China Food Inventories Haven’t Been Built Is China’s Food Price Inflation Transitory? Is China’s Food Price Inflation Transitory? China is well stocked with food reserves and does not rely on imports for most of its agricultural supplies. Thus, the country should weather ongoing global shortages in the food supply better than most emerging economies (Chart 4).  China’s food inventories are significantly higher than levels in the 2006-2008 and 2010-2012 global food price hikes (Chart 5). The nation’s inventories have been steadily building up in the past decade to avert potential food supply shortages. Corn and rice stocks are sufficient to cover consumption for nearly three quarters of a year and wheat stocks are at nearly a year’s worth of consumption. Chart 5China Has Been Building Up Inventories To Buffer Against Supply Shortfalls Is China’s Food Price Inflation Transitory? Is China’s Food Price Inflation Transitory? Chart 6China Is Not Overly Dependent On Ag Imports Is China’s Food Price Inflation Transitory? Is China’s Food Price Inflation Transitory? Furthermore, with the exception of soybeans, China is not overly dependent on imports for agricultural supplies (Chart 6). The country is self-sufficient in supplying rice, wheat, and corn, three major staples in China’s grain consumption basket. Less than 5% of China’s total consumption of the three staple grains comes from imports. Bottom Line:  China is well stocked with agriculture products and is not overly dependent on imports for its food supplies. … But Not Immune To Food Price Hikes Worldwide Chart 7Ag Products Are Traded At Higher Prices In China Than In The Global Market Ag Products Are Traded At Higher Prices In China Than In The Global Market Ag Products Are Traded At Higher Prices In China Than In The Global Market Rising global agricultural and energy prices could still push up the country’s food price inflation. In USD terms, prices of China’s domestic agricultural products have been structurally higher than those traded on global commodity markets (Chart 7). The government heavily regulates and subsidizes its agricultural procurement prices as an encouragement to domestic farmers.  When global food supply shocks sharply pushed up agricultural prices worldwide, China’s domestic agricultural prices, with their large buffer versus global food prices, rose more moderately.  Nonetheless, China’s domestic food prices are not insulated from worldwide price hikes. China is facing higher inflation in food prices this year for the following reasons: Pork prices, which account for 13% of China’s CPI food basket, have likely bottomed. Although pork prices remain in a deep contraction year-over-year, they rebounded sharply in April on a month-on-month basis (Chart 8). The number of sows peaked in mid-2021 and has been declining for the past 10 consecutive months. Falling sow numbers have historically led to rising pork prices (Chart 9).   Chart 8Pork Prices May Have Bottomed Pork Prices May Have Bottomed Pork Prices May Have Bottomed Chart 9Pork Prices Will Likely Increase In 2H22 Is China’s Food Price Inflation Transitory? Is China’s Food Price Inflation Transitory? Nearly 90% of China’s soybean consumption relies on imports, making the country vulnerable to external price fluctuations. Soybean prices have jumped sharply this year. A stronger USD will also add to the price of USD-denominated commodity imports. About 80% of Chinese soybeans are crushed to produce meal to feed China’s massive pork industry, which means higher soybean prices will indirectly lead to rising pork prices by boosting input costs. Given that pig output is approaching its cyclical bottom, an increase in pig livestock would mean more demand for soybeans.  Chart 10Edible Oil Prices Reached Their Highest In Decades Edible Oil Prices Reached Their Highest In Decades Edible Oil Prices Reached Their Highest In Decades Growing prices in soybeans and corn will lift the cost of cooking oil, which represents about 8% of China’s food CPI basket (Chart 10). Ukraine supplies 30% of China’s corn imports, and Russia and Ukraine together account for nearly 20% of China’s soybean oil imports. China ramped up corn imports from Ukraine through March despite the war and snapped up large volumes of US corn in April after supplies from Ukraine were cut off. Nonetheless, prices of soybeans and corn will likely remain elevated with no end in sight to the Russia-Ukraine war and supply shortages globally. In addition, as global travel becomes more popular and oil prices remain elevated, the demand for corn-based ethanol, which is blended with gasoline, will also expand. Wheat prices will continue to experience upward pressure in the global market, mainly due to reduced production and exports from Ukraine and Russia (these countries account for 30% of world’s wheat exports). The World Bank forecasts that wheat will be 40% more expensive this year, reaching an all-time high in nominal terms.1 Although China is about 96% self-sufficient in wheat, the upsurge in global prices has boosted China’s domestic cost for wheat; it climbed by 15% in May from a year ago (Chart 11). Higher shipping and input costs, especially for fertilizers, will exacerbate the upside price pressures on agricultural goods. China is the world’s largest exporter of phosphate fertilizer, but its domestic fertilizer prices are heavily subsidized and much cheaper than exported ones (Chart 12). However, the domestic cost of fertilizer will likely follow the lead of rising global prices for fertilizers and agricultural products. Chart 11Chinese Wheat Prices Jumped Against The Backdrop Of Global Supply Shortages Chinese Wheat Prices Jumped Against The Backdrop Of Global Supply Shortages Chinese Wheat Prices Jumped Against The Backdrop Of Global Supply Shortages Chart 12China's Domestic Fertilizer Prices Will Likely Trend Up China's Domestic Fertilizer Prices Will Likely Trend Up China's Domestic Fertilizer Prices Will Likely Trend Up The relationship between agricultural prices and the dollar broke down early last year (Chart 13). Historically, a strong USD would weigh down agricultural prices by encouraging ex-US producers to raise exports and boost global supplies. However, the COVID pandemic and war in Ukraine have triggered a global surge in government controls on food exports. Such broad enforcement of protectionist measures will continue to exacerbate worldwide inflationary pressures on food. Chart 13The Inverse Relationship Between Global Ag Prices And The Dollar Has Broken Down The Inverse Relationship Between Global Ag Prices And The Dollar Has Broken Down The Inverse Relationship Between Global Ag Prices And The Dollar Has Broken Down Bottom Line: China’s food prices face upward pressure. Strengthening global prices in a wide range of agricultural products, coupled with higher energy costs and a bottoming in China’s pork prices, will all contribute to higher food price inflation in the country. Investment Conclusions Chart 14Core CPI Remains Subdued Core CPI Remains Subdued Core CPI Remains Subdued Food price inflation should not constrain the PBoC from further easing monetary policy. As mentioned in previous reports, China’s monetary policy framework has shifted away from headline CPI and has been anchored in core CPI, which has remained subdued  (Chart 14). However, China’s accelerating food and energy prices, as household income growth is slowing, will lower households’ purchasing power and curb their demand for non-food consumer goods and services.  While China’s overall consumption and economy will suffer from higher food price inflation, soaring food prices will help to widen the profit margins among food processing firms (Chart 15).  Furthermore, food and beverage companies in China’s onshore equity market have one of the highest ROAs and the lowest financial leverages (Chart 16). We are initiating a new trade: long Chinese onshore consumer staples/short broad A-share market. Chart 15Long Chinese Onshore Consumer Staples... Long Chinese Onshore Consumer Staples... Long Chinese Onshore Consumer Staples... Chart 16...As The Sector Will Benefit From Rising Food Prices ...As The Sector Will Benefit From Rising Food Prices ...As The Sector Will Benefit From Rising Food Prices   Jing Sima China Strategist jings@bcaresearch.com   Footnotes 1     The World Bank’s Commodity Markets Outlook Report, April 2022.     Strategic Themes Cyclical Recommendations

Executive Summary UK Stocks Are Close To A Bottom UK Stocks Are Close To A Bottom UK Stocks Are Close To A Bottom The UK economic outlook has greatly deteriorated. Weak global growth and punishing energy inflation will cause activity to contract over the next 12 months. Cost-push pressures will drag inflation above 10% in 2022. Moreover, demand-pull inflation highlights problems with the supply-side of the economy. UK yields have downside relative to those in the Euro Area. GBP/USD will bottom once global stock prices find a floor. EUR/GBP possesses more upside. UK stocks will enjoy a structural tailwind relative to their Eurozone counterparts as a result of a secular bull market in commodity prices. Nonetheless, UK equities are likely to underperform in the second half of 2022. UK small-cap stocks are massively oversold compared to large-cap shares; however, a peak in energy inflation must take place for small-cap equities to stage a rebound. TACTICAL INCEPTION DATE RETURN SINCE INCEPTION (%) COMMENT Overweight UK Gilts Within European Fixed-Income Portfolios 05/16/2022   Cyclical Buy European Healthcare Equities / Sell UK Healthcare Equities 05/16/2022   Tactical Buy European Financials Equities / Sell UK Financials Equities 05/16/2022   Tactical Bottom Line: British Gilts will outperform because of the weakness in UK economic activity, but the trade-weighted pound will remain under pressure. The performance of UK large-cap names is mostly independent from the state of the British economy. The commodity secular bull market will create a potent tailwind for this market. However, a better entry point lies ahead.       The Bank of England’s (BoE) latest policy meeting was a cold shower for market participants and their aggressive interest rate pricing in the SONIA curve. Money markets expected a peak in the Bank Rate of 2.7% in 2023, but the BoE’s new Market Participants Survey is calling for it to peak at 1.75% before easing off to 1.5% in 2024. The UK economy is in trouble. Inflation is high and broad-based, which explains why investors are pricing in such an aggressive path for the Bank Rate. Yet, economic activity is weakening and could even contract in early 2023. The BoE clearly puts more weight on growth than investors do. What are the implications of the inflation, growth, and policy outlook for British assets? BCA has upgraded its view on UK bonds to overweight within global fixed income portfolios. We expect more softness in the pound versus the euro. UK large-cap stocks will continue to trade in line with energy dynamics, which means it is still too early to buy British small-cap equities. In the meantime, UK financial and healthcare names will underperform their Euro Area counterparts. Growth To Weaken Further The -0.1% month-over-month GDP contraction in March underscores that UK economic activity has already decelerated sharply. However, the deterioration is only starting. Most sectors of the economy show ominous signs for the quarters ahead. Consumer Sector The biggest hurdle facing UK consumers, like most of their European neighbors, is the surge in inflation, particularly energy and food prices. Safety nets are looser than on the continent, and UK households’ real disposable income are contracting sharply. The impact of this weakening of activity is already visible. UK consumer confidence is falling in line with the knock to real disposable income (Chart 1, top panel). Moreover, real retail sales have already slowed sharply, and the BRC Like-For-Like Retail Sales measure is contracting on an annual basis (Chart 1, bottom panel). As a result, the outlook for consumption is worsening. Ofgem, the UK gas and electricity market regulator, lifted its energy price cap by 54% on April 1st and plans to increase it again by an expected 40% in October. Consequently, the BoE anticipates the share of households’ disposable income spent on energy to hit 7.7% by the end of the year — its highest level since the early 1980s (Chart 2). Chart 1Falling Real Incomes Hurt Falling Real Incomes Hurt Falling Real Incomes Hurt Chart 2Intensifying Energy Drag Intensifying Energy Drag Intensifying Energy Drag The savings cushion developed during the pandemic will not be enough to prevent weaker retail sales. More than 40% of households plan to dip into their existing savings and curtail their savings rate; however, UK excess savings skew heavily toward the richer households. Poorer households with low savings are the ones who spend the largest share of their income on energy (Chart 3), and they are also the ones with a higher marginal propensity to consume. Thus, the knock to these households portends further weakness in consumption volumes. Chart 3The Poor Are Hit Harder Is UK Stagflation Priced In? Is UK Stagflation Priced In? Chart 4No Salvation From Housing No Salvation From Housing No Salvation From Housing Housing is unlikely to save the day. While house prices and housing transactions are robust (Chart 4, top panel), mortgage approvals are declining rapidly and average sales per chartered surveyors are also softening (Chart 4, bottom panels), which suggests housing activity will slow. Rising mortgage rates are a problem. Since January, the quoted rates on mortgages with 90% LTV and 75% LTV are up 65bps and 70bps, respectively, which is hurting housing marginal demand. Moreover, 20% of the UK’s mortgage stock carries variable rates, which further hurts aggregate demand. Business Sector The business sector is also feeling the crunch from rapidly rising energy and input costs. It also dreads the deterioration in consumer sentiment and its implication for future final demand. Chart 5Dwindling Capex Outlook Dwindling Capex Outlook Dwindling Capex Outlook Business confidence is falling abruptly. The CBI Inquiry Business Optimism measure has fallen to its lowest level since the beginning of the pandemic in 2020, when the UK GDP was contracting at a 21% annualized rate (Chart 5). Unsurprisingly, the collapse in business confidence prompted a rapid slowdown in CAPEX. The BoE’s Agents Survey reports that 40% of UK firms have unsustainably low profit margins because of rising input prices and partial pass-through. As a result of financial stress, further capex weakness is likely in the coming quarters. The impact on overall activity of these expanding worries is evident. UK industrial production has slowed very sharply and is now a meager 0.7% on an annual basis. The situation will degrade. Export growth remains strong, which is helping the business sector; however, the rapid slowdown in global industrial production indicates that UK exports will follow suit (Chart 5, second panel). This will have a knock-on effect on corporate profits (Chart 5, bottom panel), which will depress capex further. Other Considerations Chart 6No Offset From The Government No Offset From The Government No Offset From The Government The problems of the private sector may be encapsulated in one indicator. After a surge that boosted GDP, the UK’s nonfinancial private sector’s credit impulse is rapidly contracting (Chart 6), which confirms that risks to activity are building. The public sector will not provide an offset. According to the IMF Fiscal Monitor’s projections, the UK’s fiscal thrust will equal -3.3% of GDP in 2022 and -1.4% in 2023, even after the small giveaways from Chancellor Rishi Sunak’s Spring Statement (Chart 6, bottom panel). Together, these developments confirm our view that UK GDP may also flirt with a recession in the coming 12 months. Bottom Line: The UK economy is facing potent headwinds and activity is set to contract over the coming quarters. Surging energy costs are hurting household consumption and businesses are cutting investment. This time around, government spending is unlikely to come to the rescue, at least not until further pain is inflicted on the UK’s private sector. The BoE expects output to contract in early 2023, with which we agree. Inflation: The Worst Of Both Worlds UK headline inflation is likely to move into double digits territory before year-end. Worrisomely, it will also be more stubborn than that of the Eurozone, because it goes beyond higher food and energy input costs. Essentially, the UK suffers from both the cost-push inflation plaguing the rest of Europe and the demand-pull inflation witnessed in the US. Chart 7Continued Pass-Through Is UK Stagflation Priced In? Is UK Stagflation Priced In? The UK’s cost-push inflation will worsen in the second half of the year and could lift headline CPI above 10% by Q4 2022. Its main driver will be the Ofgem’s second energy cap increase scheduled for October, which is expected to increase household energy costs by 40%. Companies will also try to pass through a greater proportion of their rising costs to their consumers to protect their depleted margins. So far, the BoE’s Agents Survey reveals that on average, UK firms have passed through 80% of their non-labor input cost increases (Chart 7, top panel). In all the sectors surveyed, expected price increases are set to accelerate compared to the past 12 month and may even reach 14% in the manufacturing sector and 8% in the consumer goods sector (Chart 7, bottom panel). Demand-pull inflation is also present in the UK, unlike the rest of Europe, with core CPI at 5.7%, high service inflation, and rapidly rising wage growth. The key problem is an overheating labor market exacerbated by labor supply problems. By the end of 2021, the UK recorded 600 thousand inactive people more than before the pandemic, or individuals who are of working age but outside of the labor force and not seeking a job. This has compressed the labor participation rate to 63%, or the lowest level since the 2011-2012 period (Chart 8). So far, not even rapid wage gains have incentivized these persons to seek employment. The impact of Brexit further curtails the supply of labor. Since the pandemic began, the size of the working age population has decreased by 100 thousand as EU citizens have moved back home (Chart 8, second panel). Labor demand, however, is not weak. Job vacancies have surged to an all-time high of 1.3 million, or a ratio of one job vacancy per unemployed worker. Moreover, according to the BoE’s Agents Survey, the proportion of firms reporting recruitment difficulties is extremely elevated (Chart 8, third panel). As a result of weak labor supply but strong labor demand, wages are rising rapidly (Chart 8, bottom panel), with the KPMG/REC Indicator of pay higher than 6%. Chart 8Labor Market Tightness Labor Market Tightness Labor Market Tightness Chart 9Poor Productivity Weighs On Trend GDP Poor Productivity Weighs On Trend GDP Poor Productivity Weighs On Trend GDP Rapidly increasing wages and underlying inflation are indicative of a greater malaise. UK GDP is still 3.6% below its pre-COVID trend, while US GDP has already moved past its previous peak. Yet, wages and underlying inflation are just as strong in both economies. This suggests that the UK trend GDP has slowed more than in the US and that aggregate demand is colliding more rapidly with the constraint created by a weaker potential GDP. Labor supply is not the only culprit behind the slowdown in UK’s trend GDP. Since Brexit, UK capex has been particularly weak, which has depressed productivity growth and suppressed trend GDP further (Chart 9). Bottom Line: The BoE expects UK headline CPI inflation to move above 10% before the end of the year. We agree with this assessment. Cost-push inflation will remain strong in response to additional increases in regulated energy prices this fall and greater pass-through from businesses. Meanwhile, the labor market is overheated because of weak labor supply and surging job vacancies. The UK core inflation is likely to be sticky as Brexit weighs on the country’s trend GDP, which causes aggregate demand to surpass aggregate supply easily. Investment Implications The investment implications of the UK’s weak growth and strong inflation outlook are far reaching. Fixed Income Implications BCA’s Global Fixed Income Strategy service upgraded UK government bonds to overweight from underweight in their global fixed income portfolios. We heed this message and move to overweight UK Gilts relative to German Bunds within European fixed income portfolios. Chart 10The BoE's Dovish Justification The BoE's Dovish Justification The BoE's Dovish Justification The BoE’s forecast calls for a deeply negative output gap as well as a rising rate of unemployment in 2023 and 2024. According to the BoE’s model, these dynamics will weigh on headline CPI next year (Chart 10). We take the BoE at its word when it communicated a gentler pace of rate hikes than was anticipated by the SONIA curve. The BoE believes that the weakness in the UK’s trend GDP growth weighs on the country’s neutral rate of interest. Thus, there is a limited scope before higher interest rates hurt economic activity. Since the BoE already foresees a poor growth outcome and weaker inflation next year, this view of the neutral rate logically results in a shallow path of interest rate increases. In other words, the BoE is not the Fed. This view prompts our fixed income colleagues to expect the SONIA curve to move toward the gentler rhythm of interest rate hikes proposed by the BoE. As a corollary, it implies that Gilt yields have more downside. More specifically, BCA sees room for UK-German yields spreads to narrow. Investors have expected the BoE to be significantly more hawkish than the European Central Bank (ECB), and a partial convergence in expected interest rate paths is likely. Moreover, UK yields have a higher beta than German ones. As a result, the current wave of risk aversion driven by global growth fears should cause an outperformance of UK government bonds compared to German ones. Currency Market Implications The outlook for GBP/USD depends on the evolution of overall market conditions. If risk assets remain under pressure, so will Cable. Chart 11Cable And EM Stocks Cable And EM Stocks Cable And EM Stocks A durable bottom in GBP/USD will coincide with a rebound in EM equities (Chart 11). The correlation between these two assets most likely reflects the UK’s current account deficit of 2.8% of GDP in 2021. Large external financing needs render the currency very sensitive to global liquidity conditions and thus, to the dollar’s trend and global risk aversion, as is the case with EM assets. Peter Berezin, BCA Chief Global Strategist, expects global stocks to rebound in the near future, which will lift EM equities in the process. Interestingly, GBP/USD does not correlate with the relative performance of EM shares. Thus, a rebound in Cable does not contradict BCA’s Emerging Market Strategy service’s view that EM stocks are likely to underperform further in the coming months. Chart 12A Big Handicap For the GBP vs the EUR A Big Handicap For the GBP vs the EUR A Big Handicap For the GBP vs the EUR BCA’s Foreign Exchange strategy team sees further upside in EUR/GBP, toward the 0.9 level. 2-year yield differentials between the UK and Germany are likely to narrow in response to the downgrade of the SONIA curve. Importantly, the wide UK current account deficit necessitates higher real interest rates to prop the pound against the euro because the Eurozone current account surplus stands at 2.3% of GDP. However, neither the 2-year nor 10-year real rates are higher in the UK than they are in the Euro Area (Chart 12). Additionally, even the nominal yield premium of UK bonds vanishes once they are hedged into euros. UK hedged 2-year bonds yield 50bps less than their German counterparts, and 10-year Gilts offer 80bps less than Bunds, which limits continental inflows into the UK. Equity Market Implications UK stocks are pro-cyclical, and their absolute performance will bottom in tandem with global equities. The near-term outlook for global equities remains clouded by the confluence of global growth fears, a weaker CNY, and tighter monetary policy around the world. Meanwhile, UK stocks are very cheap, trading at a forward P/E ratio of 11. They are tactically oversold and are lagging forward earnings (Chart 13). Relative to global equities, the performance of UK stocks will continue to track that of global energy firms compared to the broad market. The heavy exposure of UK large-cap indices to oil and gas stocks has been a major asset since energy shares have become market darlings (Chart 14). Chart 13UK Stocks Are Close To A Bottom UK Stocks Are Close To A Bottom UK Stocks Are Close To A Bottom Chart 14UK Large-Caps Are About Oil UK Large-Caps Are About Oil UK Large-Caps Are About Oil At the time of writing, Sweden and Finland have yet to officialize their membership application to NATO, but BCA’s Geopolitical Strategy team assigns a high probability to this outcome. Russia will not stand idly by, especially as the EU threatens to cut their oil imports. Consequently, a deeper energy embargo is increasingly likely, which should prompt a temporary but violent rally in oil and natural gas prices. This process should sustain a few more weeks of outperformance from UK large-cap shares relative to the rest of the world. Chart 15The UK vs The Eurozone: Cheap But Overbought The UK vs The Eurozone: Cheap But Overbought The UK vs The Eurozone: Cheap But Overbought Structurally, UK equities are likely to remain well supported. A pullback in relative performance later this year is possible once oil prices ease off as BCA’s Commodity and Energy team expects. However, the oil market will stay tight for years to come because of the investment dearth observed since 2014-2015, when OPEC 2.0 started its market-share war. According to Bob Ryan, BCA’s Chief Commodity Strategist, it will take years of high returns in the sector to attract the capital needed to lift energy capex enough to line up supply with demand. Thus, energy remains a structurally favored sector, which will boost the cheap UK market’s appeal. UK stocks enjoy a structural tailwind relative to Euro Area shares. They remain cheap, because they still trade at a significant historical discount (Chart 15). Moreover, relative earnings are moving decisively in favor of UK stocks, something that is unlikely to change, even if the UK economy contracts. Ultimately, UK large-cap names derive the bulk of their profits from overseas and the structural tailwind of a secular commodity bull market will continue to assert itself on relative profits. Nevertheless, UK shares have also become extremely overbought, which raises the risk of a pullback in the second half of the 2022 (Chart 15, third and fourth panel). The recent outperformance of UK stocks relative to those of the Eurozone has been larger than what sectoral biases explain. An equal-sector weights version of the UK MSCI has outperformed a similarly constructed Euro Area index by 9.6% year-to-date. Chart 16Waiting For Catalysts To A Eurozone Rebound Waiting For Catalysts To A Eurozone Rebound Waiting For Catalysts To A Eurozone Rebound A tactical rectification of the overbought conditions in the performance of UK equities relative to those of the Euro Area will require an ebbing of stagflation fears in the Euro Area (Chart 16, top panel). This implies that investors looking to buy Eurozone equities are waiting for a stabilization in the energy market (that is, waiting for clarity about Sweden’s and Finland’s NATO decision as well as Russia’s response). It also means that the Chinese economy must stabilize, since Eurozone equities are more sensitive to the evolution of the Chinese credit impulse than UK ones (Chart 16, second panel). Nonetheless, BCA’s Global Fixed Income Strategy team’s view on UK-German spreads is consistent with an eventual tactical pull back in the relative performance of UK stocks vis-à-vis Euro Area ones (Chart 16, bottom panel). Two pair trades make attractive vehicles to bet on an underperformance of UK stocks relative to those of the Euro Area in the second half of 2022. The first one is to sell UK financials at the expense of Euro Area financials. Historically, a decline in UK Gilt yields relative to their German equivalent strongly correlates with an underperformance of UK financials (Chart 17). The second one is to sell UK healthcare names relative to those in the Eurozone. The relative performance of healthcare shares has greatly outpaced relative earnings and is now hitting a critical resistance level (Chart 18). Moreover, UK healthcare firms are exceptionally overbought relative to their Euro Area competitors. Importantly, those two trades display little correlation to the broad market trend. Chart 17Challenges To UK Financials Challenges To UK Financials Challenges To UK Financials Chart 18UK Healthcare: Running Ahead Of Itself UK Healthcare: Running Ahead Of Itself UK Healthcare: Running Ahead Of Itself Finally, UK small-cap stocks are becoming attractive relative to their large-cap counterparts, although the timing remains risky. Unlike the internationally focused large-cap indices, small-cap shares are a direct bet on the health of the UK domestic economy. Hence, small- and mid-cap names have massively underperformed the FTSE-100 as market participants sniffed out the poor outlook for UK economic activity (Chart 19). They are now extremely oversold relative to large-cap names and their overvaluation has been corrected. The main problem with small-cap shares is the lack of a catalyst to rectify their oversold conditions. The most likely candidate for such a reversal would be a peak in energy inflation, considering it stands at the crux of the headwinds that UK consumption and growth face. However, energy CPI will not peak until later this fall and thus, the pain on UK households will build until then. As a result, wait for a clear sign that energy inflation recedes before entering a long UK small-cap / short UK large-cap contrarian trade (Chart 20). Chart 19Bombed Out Small-Caps... Bombed Out Small-Caps... Bombed Out Small-Caps... Chart 20…Need A Peak In Energy Inflation ...Need A Peak In Energy Inflation ...Need A Peak In Energy Inflation Bottom Line: In line with our expectations that UK growth will worsen significantly in the quarters ahead, we follow the BCA Global Fixed Income team and move to overweight UK government bonds within European fixed income portfolios. While we expect GBP/USD will bottom once global risk assets find a floor, BCA’s Foreign Exchange Strategy team also anticipates Sterling to depreciate further relative to the euro. Because of their large energy and materials exposure, UK large-cap equities will enjoy a structural outperformance relative to Euro Area large-cap indices on the back of a secular bull market in commodities. However, a temporary pullback in the UK’s relative performance is likely in the second half of 2022. Selling UK financials and UK healthcare stocks relative to their Eurozone counterparts offers a compelling approach to implement this view. Finally, UK small-caps are oversold relative to large-caps, but we recommend investors wait until energy CPI peaks when a relative rebound may emerge.   Mathieu Savary, Chief European Strategist Mathieu@bcaresearch.com Tactical Recommendations Cyclical Recommendations Structural Recommendations

Executive Summary China’s Property Market: Signs Of Improvement? China’s Property Market: Moderate Recovery Ahead China’s Property Market: Moderate Recovery Ahead The slump in China’s property market is nearing its cyclical end. The accelerated policy easing in the housing sector should lift the sector out of deep contraction and put it on its recovery path in the second half of this year. Policy easing had supported a quick and strong recovery in Chinese property demand during 2H2020, following the first COVID wave to hit China.  This time, however, with the “three red lines” policy still in place and depressed household income growth, we expect only a moderate year-on-year growth (4-6%) in property sales during 2H2022. Chinese construction activity will also revive slightly, based on a mild recovery in project completions in 2H2022. Chinese property developers’ stocks could still have some downside in absolute terms before the pandemic situation in China stabilizes. Bottom Line: Chinese real estate market is still facing downside risks in the near term. However, accelerated policy easing from both the central government and local governments may result in a moderate recovery in Chinese property market in 2H2022. Feature Chart 1China Property Sector Woes China’s Property Market: Moderate Recovery Ahead China’s Property Market: Moderate Recovery Ahead China’s aggressive housing-sector deleveraging campaign since late 2020 has triggered turmoil in the country’s property market, while this year’s COVID-induced lockdowns have exacerbated the slump. Property sales, starts, completions as well as home prices are all in deep contraction (Chart 1).  Is a demand recovery on the way and how strong will it be? Compared with the 2020 episode, we believe that this time it will take longer to restore homebuyer confidence and the strength of the recovery will be considerably weaker. In 2H2020, to stimulate a pandemic-hit domestic property market, the Chinese authorities announced a set of supportive policies to encourage housing demand as well as to help domestic home developers overcome their extreme funding shortages. This led to an 11% year-on-year (YOY) growth in property sales during 2H2020. Although this year housing-sector policies have loosened more than they did in 1H2020, demand for housing has been sluggish and real estate developers’ propensity to take on more leverage and to invest has fallen to a multi-year low. The “three red lines” policy applied to property developers as well as the lending constraints imposed on banks remain in place. Furthermore, China’s zero-COVID policy will likely lead to rolling lockdowns and frequent disruptions to the economy, depressing household income growth, which has fallen over the past two years. Hence, assuming that the COVID-induced full lockdowns in China’s large cities are lifted before the end of May (COVID cases in China have gradually come down in the past couple of weeks), we expect only a moderate pickup in home sales in the second half of this year – about 4-6% YOY growth –about half of that in 2H2020. In terms of China’s housing-related construction activity, we believe it will only recover slightly in 2H2022, in line with our projection of a modest rebound in home completion. Chart 2China’s Housing Demand: Structural Headwinds China’s Property Market: Moderate Recovery Ahead China’s Property Market: Moderate Recovery Ahead As we discussed in previous reports, China’s housing demand is facing major structural headwinds, as demand for properties in China has already entered a saturation phase and the country’s working-age population (15-64 years of age) is shrinking (Chart 2). Despite short-term measures to stabilize the property market, China’s top leadership will likely stick to their overarching “housing is for living not for speculation” policy mantra and continue to make efforts to reduce the housing sector’s share in the economy. As such, our longer-term view on the Chinese property market remains negative. A Mild Recovery In Home Sales Chart 3The Recovery of Chinese Property Market Relies On Home Sales China’s Property Market: Moderate Recovery Ahead China’s Property Market: Moderate Recovery Ahead Home sales, which contributed to at least 50% of Chinese property developers’ funding, hold the key to the recovery of the Chinese property market (Chart 3). The core of the ongoing crisis in China’s housing market is Chinese property developers’ increasingly constrained financing due to rapidly falling home sales as well as stringent deleveraging policies. We expect a 4-6% annual growth in Chinese property sales (i.e. floor space sold in square meters) in the second half of this year. While this is a significant improvement from the 15% contraction in the past two quarters, the projected rebound will be much more muted than the 11% growth in 2H2020 and the 23% rebound in the 2016 housing-market recovery. In 2020, Chinese property sales tanked 40% YOY during January-February. After a flurry of supportive policiestook effect in March-April, the growth in home sales on a YOY basis turned positive in May 2020 and jumped to 11%YOY for the period of July-December 2020. Chart 4Slowing Household Disposable Income China’s Property Market: Moderate Recovery Ahead China’s Property Market: Moderate Recovery Ahead While we think an acceleration in housing-market stimulus1 may be able to spur some rebound in demand for housing in the second half of this year, notably, economic fundamentals and household sentiment have both turned much less favorable this year than in 2020. COVID-related restrictions have exacerbated matters and have weighed heavily on the demand for housing. The growth rate of national disposable income per capita slowed by more than two percentage points (in nominal terms) in Q1 this year from the pre-pandemic era (Chart 4). Moreover, the PBoC’s quarterly urban depositor survey in Q1 showed subdued confidence in future household income (Chart 5). Household willingness to save also hit a record high and this sentiment is even more elevated than it was in early 2020; on the other hand, the propensity to invest has dropped to a multi-year low (Chart 6). Chart 5Subdued Confidence In Future Household ##br##Income China’s Property Market: Moderate Recovery Ahead China’s Property Market: Moderate Recovery Ahead Chart 6More Chinese Households Intend To Save Rather Than Invest China’s Property Market: Moderate Recovery Ahead China’s Property Market: Moderate Recovery Ahead There are some early signs that demand for housing, including pent-up demand that has been curbed by the ongoing COVID-induced full and partial lockdowns in China’s major cities, may see some modest rebound in 2H2022: Chart 7Banks Can Moderately Loosen Up Their Lending To The Property Sector China’s Property Market: Moderate Recovery Ahead China’s Property Market: Moderate Recovery Ahead First, banks may be slowly increasing their lending to the real estate sector while complying with the real estate loan concentration management regulations (Chart 7). Second, household willingness to buy homes, although still significantly lower than a year ago, is improving somewhat. According to the Survey And Research Center For China Household Finance, the proportion of households planning to buy a house has been increasing, albeit moderately for two consecutive quarters (Chart 8). Third, we expect local governments to roll out more aggressive measures to stimulate housing demand. Land sales account for the lion’s share of the local government’s revenue but the developers’ land purchase has contracted (Chart 9). Against this backdrop, local governments will likely accelerate the implementation of supportive policies. Chart 8More Households Plan To Buy A House China’s Property Market: Moderate Recovery Ahead China’s Property Market: Moderate Recovery Ahead Chart 9Local Governments Will Likely Push For More Supportive Policies To Boost Land Sales China’s Property Market: Moderate Recovery Ahead China’s Property Market: Moderate Recovery Ahead Bottom Line: Property sales are likely to grow by 4-6%YOY during 2H2022. Will Developers’ Funding Conditions Improve? Real estate developers’ funding conditions are likely to improve modestly in the rest of 2022 , mainly due to improved property sales, from what was an extremely dire situation in 2H21 (Chart 3 on page 4). Property development is an asset-heavy and capital-intensive business, and the government-led deleveraging mandate and depressed home sales have massively curtailed cash flows to homebuilders. Chart 10Chinese Real Estate Investment: A Breakdown Of Funding Source China’s Property Market: Moderate Recovery Ahead China’s Property Market: Moderate Recovery Ahead Chinese homebuilders generally have several ways to finance themselves. Chart 10 shows a breakdown of the source of Chinese real estate investment funding, with 12% of the total funding from domestic and foreign loans, 33% from a self-raised fund through bond and equity issuances, or retained earnings, 37% from deposits and advanced payments (e.g., down payments), and 16% from homebuyers’ mortgages in 2021. Other than some modest rebound in home sales, property developers’ alternative cash flows – which account for the other 50% of their funding – will remain under constraint for the following reasons: Regulations on leveraging among property developers have not loosened much. The “three red line" policy, implemented in July 2020, has limited Chinese property developers’ borrowing capacity and has so far remained firmly in place. Under this policy, homebuilders who breach none of the three red lines can only increase their interest-bearing borrowing by 15% at most, while failing to meet all three “red lines” may result in them being cut off from access to new loans from banks. The lending ceilings imposed on banks − the real estate loan concentration management system– which came into effect on 1 January 2021, also remain in place. Due to these stringent rules, Chart 11 shows the year-on-year growth of loans to real estate developers had dropped to zero in Q3 2021 from the 25% growth in Q3 2018. As these rules are critical to containing the high leverage of the Chinese property market from evolving into a systemic risk, the Chinese authorities are unlikely to radically change them (Chart 12). Chart 11More Loans To Property Developers, Albeit Capped By A Lending Ceiling China’s Property Market: Moderate Recovery Ahead China’s Property Market: Moderate Recovery Ahead Chart 12Chinese Homebuilders’ Leverage Is Still High China’s Property Market: Moderate Recovery Ahead China’s Property Market: Moderate Recovery Ahead Chart 13The Increase In Self-raising Funds Will Be Limited This Yea China’s Property Market: Moderate Recovery Ahead China’s Property Market: Moderate Recovery Ahead Self-raised funds through bond and equity issuance also account for a large share of the Chinese real estate investment funding source. The recent riot in China’s stock market and the crisis in the offshore corporate bond market made such methods of raising fund less favorable. Indeed, self-raised funds have been in contraction since last September when the Evergrande default shocked investors (Chart 13). We do not see a sizeable increase in self-raised funds this year. Bottom Line: Developers’ funding conditions are likely to improve only moderately in 2H2022 as property sales see a mild rebound. The other sources of funding will continue to be constrained by the deleveraging policy.   What About Housing-Related Construction Activity? China’s housing-related construction activity will revive slightly in 2H2022. Property developers may accelerate completion of their existing projects, while the deep contraction in housing starts will likely narrow in 2H22. Chart 14Homebuilders Need To Deliver Their Unfinished Projects China’s Property Market: Moderate Recovery Ahead China’s Property Market: Moderate Recovery Ahead In recent years, Chinese real estate developers have raised funds by selling more newly started buildings instead of completed properties. This resulted in a divergence between property sales and completions, suggesting that there is a considerable inventory of pre-sold but unfinished projects (Chart 14). With more funding available, mainly from property sales, and to a lesser extent from bank lending, property developers will likely speed up the construction of those pre-sold but unfinished buildings. We expect property completions to grow 2-4% YOY in 2H2022, based on the following observations: The authorities repeatedly emphasized that property developers should meet their obligations by finishing and delivering their pre-sold but unfinished properties on time. They also have fine-tuned policies to support building completions by developers. New policies announced in February 2022 stated that property developers must prioritize those properties from which they have received pre-sale funds such as down payments. Meanwhile, odds are that the growth rate of property starts will stop falling in 2H2022. However, it will remain in contraction. Once property developers have some financing from property sales, they will tend to purchase land and start construction of new properties in order to generate revenue from presold properties. However, with deleveraging polices still in place, homebuilders can only increase their property starts to some extent. Some early signs of bottoming in land sales may be emerging (Chart 15). The uptick in land sales, although very small, may suggest that the deep contraction in the indicator has come to an end. Since late last year, state-owned property developers have been the main land buyers as private property developers were in a severe shortage of financing. This year, improving home sales and increasing bank lending may allow these private developers to return to the land acquisition market. Land sale transactions are highly correlated with housing starts (Chart 16). The improvement in land sales, if sustained into the coming months, suggests housing starts will improve somewhat in 2H2022.  Chart 15Land Sales May Be Bottoming China’s Property Market: Moderate Recovery Ahead China’s Property Market: Moderate Recovery Ahead Chart 16Land Sales Are Highly Correlated With Housing Starts China’s Property Market: Moderate Recovery Ahead China’s Property Market: Moderate Recovery Ahead Chart 17Housing-related Construction Activity Will Likely Revive Moderately In 2H2022 China’s Property Market: Moderate Recovery Ahead China’s Property Market: Moderate Recovery Ahead Bottom Line: Housing-related construction activity will likely revive moderately on a mild recovery in project completions (Chart 17). Investment Implications Given the negative forces from rolling lockdowns and low homebuyer confidence in the property market, property developers’ stocks (both investable and A-share) could have more downside in the near term (Chart 18). In relative terms, property developers’ stocks (both investable and A-share) have outperformed their respective benchmarks (Chart 19). We are doubtful that this outperformance in property developers’ stocks will develop into a cyclical or structural bull markert since our overall outlook for the real estate sector remains downbeat beyond next 6-9 months. Chart 18Chinese Property Developers’ Stocks: No Bottom Yet Both In Absolute Terms… China’s Property Market: Moderate Recovery Ahead China’s Property Market: Moderate Recovery Ahead Chart 19…And Relative To Benchmarks China’s Property Market: Moderate Recovery Ahead China’s Property Market: Moderate Recovery Ahead Chart 20Neutral On Prices Of Construction-related Commodities For Now China’s Property Market: Moderate Recovery Ahead China’s Property Market: Moderate Recovery Ahead Commodity prices have already been rising significantly across the board. Even though we expect a slight pickup in China’s real estate construction activity in the remainder of this year, the improvement will be only marginally positive for the country’s demand for construction-related commodities. As such, our view on the price of construction-related commodities (steel, cement, and glass) in the rest of 2022 remains neutral (Chart 20). Ellen JingYuan He Associate Vice President ellenj@bcaresearch.com   Footnotes 1     By April 29, nearly 100 cities had rolled out favorable policies such as lowering down payment ratio, relaxing curbs on home purchases or offering subsidies or even giving out cash to homebuyers. In addition, banks in more than 100 cities have cut mortgage rates ranging between 20 basis points and 60 basis points. Strategic Themes Cyclical Recommendations