Property prices to fall further?

 The distressed nature of the Spanish property market combined with the country’s fragile economy suggests that property prices will fall further, despite the fact that they have tumbled nationwide since the peak of the market in 2007. The Eurozone debt crisis that has already seen three countries, Greece, Ireland and Portugal bailed out is now threatening much bigger economies like Italy and Spain. Furthermore, with unemployment and foreclosure levels in Spain both growing, it is hard to see how further price falls are not inevitable, presenting purchasers with an opportunity to bag an even cheaper priced home in Spain. Fresh research by an association of homeowners facing foreclosure (AFES), reveals that almost 20% of Spanish mortgages signed between the boom years of 2004 and 2008 are or will become delinquent. AFES calculate that over 700,000 families will have had their homes repossessed by 2015, which is a tragedy. But while extremely unfortunate, it does present those in a position to buy property, with an opportunity to secure a home at an even cheaper price, crushing any slim hopes that that market will soon embark on the road to recover. Mark Stucklin of Spanish Property Insight wrote: “Specifically, there were four million home purchases between 2004 and 2008 , the bubble years of the Spanish property boom  of which 170,000 have already been foreclosed, another 170,000 are in process, and another 375,000 are expected to be repossessed by 2015.” “All this at a time when there are more than three million empty homes in Spain,” he added. AFES propose partial or total debt forgiveness by banks, more mortgage lending, and lower property prices to making housing affordable. “The big social drama is that after losing their homes people are saddled with debts they can never afford to pay,” said Carlos Baños, President of AFES. or total debt forgiveness by banks, more mortgage lending, and lower property prices to making housing affordable. “The big social drama is that after losing their homes people are saddled with debts they can never afford to pay,” said Carlos Baños, President of AFES.

Victory in Spanish election to herald a change in Spain’s property market?

People's Party victory in Spain may help property sales in Tenerife

The landslide victory for the People’s Party in Spain’s General Election is hoped to herald an avalanche of change for the country’s property market. The Centre-Right party’s triumph follows elections in Greece, Ireland, Italy and Portugal as Spain becomes the fifth Eurozone country to switch government this year. The real estate industry is now urging the government to act, as thousands of discounted homes across the country remain unsold. Tax cuts and tourism initiatives are two of the measures anticipated by property professionals, as Spain’s appeal to lifestyle buyers remains strong, partially helped by the existing VAT reduction for new homes. “Spain still has arguably the best weather in Europe, is easy to get to and property is relatively cheap,” Spanish agency Mercers commented,  while house builders such as Taylor Wimpey have seen success by slashing VAT altogether. Marc Pritchard, Taylor Wimpey’s Sales Manager, comments: “We initiated the NO VAT policy as a way of assisting potential buyers further especially seeing as buyers have executed caution when committing to Spanish property. Indeed, we have seen considerable interest in our VAT free properties since its introduction and with only weeks to go before this rare time-limited opportunity for investors to purchase their dream home in Spain VAT free ends, we are urging property hunters to invest now before it too late.” As with the UK, unemployment is a central component to Spain’s recession, particularly for under-30s, and tax changes by the PP could create jobs as well as stimulate investor interest. In Motril, for example, an ambitious land development was scrapped when the market crashed. But plans have since been changed to a reworked “sporting and marina complex” that could create 1,000 jobs, as Spanish developers look for new ways to encourage investment. The council’s chief architect Juan Fernando Perez Estevez explains to Reuters: “It is something that will attract high-end customers who will need services. And it will be the catalyst for further activity. We’ve got the infrastructure, the motorway, so this is an important development that will attract investment.” Construction has always been a key source of jobs in Spain. At the peak of the housing boom, construction,when the People’s Party (dubbed the “Pro Property Party”) were last in power, 2.8 million people were employed in the building sector, but this has now dropped to 1.4 million – just 7.8 per cent of the working population. With unemployment high, Spaniards cannot afford new homes and banks continue to repossess property. With many seized assets turning sour, banks are losing out on billions of Euros, yet the Bank of Spain accused them in recent months of “holding back” the best properties until house prices have returned to higher levels. Around 600,000 “bottom of the market bargains” are currently available on the market, according to Property in Spain. And so Spain relies on overseas buyers to boost demand. Hopes reside in the new Spanish government, recognised as taking the problem more seriously, to continue selling off land assets in prime locations and encourage foreign investment. If the Eurozone remains stable, Reuters adds, “Spain can rebuild”. Some, including Property in Spain, are looking for immediate solutions: “The new Government has one month to the start of the New Year buying season to come up with enough incentives and safeguards to get more buyers tempted by the genuine bargains and mortgage deals on offer.” As the industry awaits new incentives to clear the large stock of discounted homes, prime Costa property at cheap prices is expected to eventually bring back international buyers to the country’s sunny coasts. According to a forecast from Bankinter last week, Spain’s supply will last for several years, but houses are predicted to become even cheaper for buyers, with prices falling another 6 per cent by 2013. It is a long road to recovery but in time, the PP’s acronym may stand for “Pro Property” once again. “There won’t be any miracles. We never promised any,” said the Prime Minister-elect Mariano Rajoy, who will be sworn into office in December. “But as we have said before, when things are done properly, the results come in.”

If Spain had kept the Peseta……..

If Spain had kept the Peseta would the property crisis have been as bad?

If Spain had kept the Peseta the bubble would never have been so big, claims Max Otte, an economics professor and fund manager who forecast the crisis in a book published in 2006.

Otte explains that low interest rates that came with Euro-zone membership are the root of the problem. Egged on by the banks, Spaniards binged on cheap mortgage credit and drove the property market into a frenzy, making a traumatic bust inevitable.

Given where we are now, Spain would have been better off with higher interest rates and steady growth outside the Euro-zone, argues Otte in comments reported in the Spanish press. The boom years were no worth this bust.

He also claims it’s only a matter of time before Greece abandons the Euro, and recommends that Spain does so too. The Euro has been a waste of time and money, says Otte.

Spain and Tenerife amonst the property buying destinations for the Indian holiday market

European countries like Spain, Greece and Italy are among the latest property buying destinations for Indians in the holiday home segment after prices have crashed there, according to industry analysts and consultants. Real estate assets in exotic locales around the world are often packaged and marketed as “holiday homes”.

Even as Indians are restricted by the Reserve Bank of India (RBI) ceiling while investing in overseas property, their numbers have risen in the recent past in buying a home away from home. RBI has capped the overseas property investment at $200,000 per person per year.

No concrete data is available to quantify the size of the market as far as Indians going abroad to buy property is concerned, said Anshul Jain, CEO (India), DTZ, an international real estate adviser headquartered in London. Jain, however, said the number of Indians investing in prime property abroad or buying holiday homes overseas has gone up substantially in the recent months.

Spain, Tenerife and the Canary Islands and Greece, which continue to be in the grip of the economic slowdown, have seen 40 to 50 per cent decline in holiday home prices from their peak level, according to Jain. One can acquire a holiday home in these European destinations at ¤250,000-300,000, estimates suggest.

Source: Business Standard

Wages and labour costs up in Tenerife and the Euro zone.

Labour and wage costs up in Tenerife and the Eurozone.

The increase in wages and other labour costs accelerated in Tenerife and the euro zone during the first quarter of 2011, although wages continued to fall in Greece and Ireland—two members that are grappling with fiscal crises.

The European Union’s Eurostat agency  said wages and salaries in the 17 nations that use the euro were up 2.3% from the first quarter of 2010, a pickup from the 1.4% annual increase recorded in the final three months of 2010.

Total labour costs, which include taxes paid by employers, were up 2.6% from the first quarter of 2010, compared with a rise of 1.5% in the final quarter of 2010.

The pickup in wage growth will concern the European Central Bank, which raised its key interest rate in March in order to prevent a second round of price increases in response to higher commodity prices.

Source: Wall Street Journal

Savings banks in Spain are also real estate agents after exposure to property collapse

Banks in Spain have property to offload after the real estate crisis

They are officially banks but they have become Spain’s main real estate agents, according to data from the country’s banking sector which reveals the extent of their risky property assets. The Bank of Spain had asked all 17 of the country’s fragile regional savings banks, which account for about half of all lenders, to supply it with details of their exposure to the collapsed real estate market.

Unsurprisingly, the savings banks held far more risky assets than the main banks, based on a calculation of the figures last week by AFP. The nation’s seven main banks held 45 billion euros ($61 billion) in risky assets and the 15 of the savings banks that have so far published their figures had around double that, or 90 billion euros.

The difference is due to the huge amount of mortgage loans — some 164.9 billion euros worth — that the savings banks handed out during the property bubble, whereas the main banks only issued some 77.5 billion euros. The savings banks are at the heart of market fears that Spain could need a bailout like the ones granted Ireland and Greece last year.

A good estate agent in Tenerife for example will have details of many repossessed property bargains by banks and will be more helpful with details of the location than any savings bank may be  in my opinion.

30% increase in British reservations to Tenerife and Balearics

The troubles in Egypt and Tunisia are Tenerife's gain

Thomas Cook says Spain is benefitting from the troubles in Egypt and Tunisia. It has said that the number of reservations from British tourists for the Baleares has increased by 30% over the last four weeks. The company is putting the rush to book down to the events in Egypt and Tunisia. It seems that Spain in general, and the Canaries and Baleares in particular are the destinations to benefit the most from the unrest, followed by Greece where UK bookings are up 20%. It has even been suggested that the increase traffic to Tenerife has resulted in a number of positive property enquiries and transactions.

Spain and the Canary Isles still the Brits favourite place to buy a home

Spain is still tops for Britons buying homes abroad

Spain is the perennial favourite for Britons looking to buy a home abroad, confirms the latest survey by Channel 4’s A Place in the Sun.

The ranking for 2011 goes as follows (2010 in brackets):

1. Spain (1)
2. France (3)                    
3. Portugal (4)
4. Italy (6)
5. Florida (2)
6. Turkey (5)
7. Greece (8)
8. Cyprus (7)
9. Malta (new entry)
10. Egypt (new entry)

Here is what they had to say about Spain, Tenerife and the Canary Islands:

Once again, Spain remains the most popular destination for Brits to buy abroad and therefore tops our chart of the best places to buy abroad in 2011. After all, it has all the right ingredients – excellent access from the UK, sun, sea, culture and infrastructure. With repossessed properties and distressed sales hitting the market, the home of the Costas, Balearic and Canary Islands still has some great deals for the diligent buyer. Huge discounts on holiday homes mean there’s a multitude of destinations and property options on offer.

As we have been saying for a while now, this really is a great time to buy in Tenerife. In fact it is a great time to buy throughout Spain and its islands.  Check out the latest deals with your estate agent, particularly the discounts available  on prime property in Tenerife.

Spain’s bond auction hoping to follow Portugal’s success

Spain’s first bond auction of 2011 may be buoyed by Portugal’s success selling debt yesterday and European efforts to bolster the region’s sovereign-bailout fund.

Spain plans to sell as much as 3 billion euros ($3.9 billion) of five-year bonds in Madrid. Securities of similar maturity yielded 4.765 percent on the secondary market, up from 3.576 percent at a Nov. 4 auction. Italy, the euro region’s second-most indebted nation, aims to issue as much as 6 billion euros of debt due in 2015 and 2026.

The yield on Spain’s benchmark 10-year bond reached the highest in more than a decade this week on concern Europe’s debt crisis was spreading and Portugal would follow Greece and Ireland in seeking European Union aid. Portugal’s 10-year borrowing costs fell at a sale of 1.25 billion euros of bonds yesterday, as European leaders moved to cobble together a package of new measures to stop the contagion.

Spain works hard to cut deficit

Spain works hard to cut deficit

Spain is cutting its deficit faster than Ireland, Portugal or Greece, seeking to reassure investors that the nation deserves cheaper borrowing costs than its peers. Spain’s central government trimmed the deficit by 42 percent in the first nine months, compared with 31 percent in Greece and a widening budget gap in Portugal. The figures were released yesterday as budget talks broke down in Portugal, and Greece said its shortfall was bigger than reported, pushing up the yield premium investors demand to hold sovereign debt of the so-called euro peripherals over comparable German bunds.

Portuguese 10-year bond yields rose 27 basis points to 5.96 percent, the biggest one-day advance in more than a month. Greece’s yield jumped 73 basis points and Ireland added 32. Spain’s yield gained 9 basis points, leaving the spread over bunds near a 10-week low, reached the previous day.

“Investors seem to be differentiating more between markets as Spain has decoupled in a sense,” said Olaf Penninga, who helps oversee 140 billion euros ($193 billion) at Robeco Group in Rotterdam. He said his view has become more “constructive” on Spanish debt. Spain, which was forced in May to deny speculation that it might follow Greece in seeking an international rescue, slashed public sector wages 5 percent, reduced investment spending and increased value-added taxes in a bid to cut the budget deficit in half in two years. The measures are paying off as the yield difference with Germany has fallen by more than 25 percent from a euro-era high of 221 basis points in June, while spreads for Portuguese and Irish securities rose to records last month.

“Generally the budget seems to be on track and that’s a much better sign than in some countries where this data didn’t show an improvement, so in that sense some of the risks have abated,” Penninga said. The spending plan includes the deepest budget reduction in at least 30 years and aims to slash a deficit of 11.1 percent of gross domestic product last year, the euro region’s third largest, to 6 percent next year. That would leave Spain with a shortfall on par with France.

“There’s more conviction that the 6 percent deficit is achievable,” said Antonio Garcia Pascual, chief southern European economist at Barclays Capital in London. “They’re on track and my sense is they’ll end up a little bit better than 9.3 percent this year.” Prime Minister Jose Luis Rodriguez Zapatero, who leads a minority government, has already mustered enough support in parliament to pass the plan in an initial vote, cutting deals with two regional parties that should assure his government survives until scheduled elections in 2012. By contrast, Portugal’s opposition broke off talks on the minority government’s fiscal blueprint, jeopardizing its passage in a parliamentary vote set for next week and fueling the drop in its bonds. Portuguese Finance Minister Fernando Teixeira dos Santos said yesterday that failure to pass the budget “will plunge the country into a profound financial crisis with very serious consequences for our economy, in which we’ll see the channels of financing for our economy blocked. ”

Spanish tax revenues rose 13.5 percent in the first nine months as the sales tax increase kicked in, according to the government data published yesterday. Spain’s ability to maintain that revenue growth may be hampered by a jobless rate of almost 21 percent that will lead the economy to contract for a second year in 2010, damping tax collection. So far this year, Spanish long-term bonds returned 2.6 percent, compared with the 10.3 percent decline for Portugal and 6.2 percent drop for Irish securities of 10 years or more, data compiled by Bloomberg show. Of the peripheral countries, only Italy, with a deficit of less than half that of Spain, has performed better. Its bonds gained 6.2 percent.

Spain is among the peripherals most vulnerable to rising borrowing costs. Greece accepted a European Union-led bailout that should finance the country for at least two years. Ireland doesn’t need to issue bonds for the rest of this year and Portugal has met 94 percent of its financing needs, compared with 83 percent for Spain, said Chiara Cremonesi, a fixed-income strategist at UniCredit Bank in London.

“We’re still short Spanish bonds because we see the risk of supply not being taken very well over the next four bond auctions,” said Gianluca Salford, a fixed income strategist at JPMorgan Chase Bank in London. “But if things continue as they’ve been over the past few weeks, Spain will continue to tighten gently in line with Italy.”  While the relative risk of Spain has eased relative to the other peripherals, investors still perceive that there is a greater chance of the country defaulting than the Philippines, Thailand or Morocco. Credit default swaps protecting Spanish government cost 206 basis points yesterday, more than the 130.9 for the Philippines, 122.2 for Morocco and 89.3 for Thailand.  “When you look at the figures in Spain, I think we’ve seen the worst,” said Michael Wenselaers, a portfolio manager at KBC Asset Management in Luxembourg, who’s underweight in  Spain and “waiting for the right moment to step back in.”

Source: Bloomberg