LyrArc Article Gist
Land prices went up by 500% during the last decade and developers went on a building spree in Spain. 800,000 units were built in 2007 alone. Many of these developed areas are now ghost towns. Coastal villages were turned into residential areas for vacationing Spaniards and for retired people from other parts of Europe. At the peak of the boom in real estate the construction sector accounted for 12% of GDP, double the level in Britain and France. Spain's deputy finance minister, Jose Campa,says that the adjustment in housing prices has already taken place. Yet housing prices are down a modest 12.8% from the peak according to the Bank of Spain. And that leaves plenty of skeptics. The estimates of the central bank, the Bank of Spain, are that banks in Spain have $280 billion in "problematic exposure," on their books, out of $580 billion invested in real estate and construction. With the lack of adequate disclosure it is hard to estimate the real exposure of Spanish banks. To improve investor confidence, the Bank of Spain is forcing banks to make more disclosures and to acknowledge bad assets faster....

LyrArc Article Gist
Spain's residential real estate mortgages are expected to be more stressed in the future as unemployment continues above 20%, and with the austerity policies of the government. Experts say that the 2.6% of residential mortgages that are 90 days past due - down from 3.1% last year- does not reflect the true condition of borrowers. Banks have encouraged low interest deals with borrowers and found ways to keep them from becoming delinquent by working with borrowers. Most loans are on first homes and on average for 60% of the value of the property. Even if a debtor defaults he keeps the mortgage debt for 15 years, which discourages default. Unemployment is lower than the 20% figure because of jobs in agriculture and services that are not reflected in the statistics. These factors have mitigated the extent of residential mortgage defaults. But a continued downturn in the economy, experts say, will show up in higher number of residential mortgage defaults in the future.