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Alexandra Stevenson provides this insightful glimpse into a highly inflated property market. Microflats in Hong Kong of 275 square feet, smaller than a bedroom, sell for $722,000. Smaller flats of 165 square feet are planned by developers. Since 2003 property prices are up 300% in Hong Kong. Experts see another fall in prices similiar to the one in 2003 during the Asian financial crisis. Mainland Chinese investing in Hong Kong flats have never experienced a collapse in prices. Hong Kong mortgage rates are low, about 2%. Experts see a rise in U.S. interest rates affecting buyers, as Hong Kong interest rates are tied to U.S. interest rates. With low rates on savings accounts, savings are going into an highly inflated unsustainable property market. One estimate shows 41% of household wealth in China is tied up in the property market. A downturn in prices could lead to a large decline in consumer spending. Nicholas Lardy of the Peterson Institute of International Economics sees China not immune to the kind of housing price collapse that hit the U.S., Spain and other countries in the last decade....

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The South China Morning Post provides a look a the property prices, real estate bubble in Hong Kong, in this series. The central government in Beijing sees the lack of affordable housing and people cramped in small cramped housing not able to get a decent flat, as a cause of the discontent in Hong Kong. Seventeen weeks of protests, as the 70th anniversary of the Communist Party of China comes up is causing China to rethink how the Hong Kong model has worked. 
The city depends on land sales at high prices for its revenue, the tycoons who control the limited land supply are not releasing enough land to build affordable housing. China depended on Hong Kong as a financial centre, and let these simmering problems continue as the Hong Kong model was seen as a success. The mass demonstrations for the 17th week are calling for new thinking on the way Hong Kong's economy can benefit all its citizens.

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Yellow vest protesters in Paris have a point about the rising cost of living in Paris. Paris now ranks as one of the top 3 most expensive cities inthe world after Hong Kong and Singapore.  This is using 150 items in 133 cities worldwide in the Economist Intelligence Unit's 2019 Worldwide Cost of Living Survey. Other cities that are in top ten include Zurich and Geneva ranked fourth and fifth followed by Seoul, Tokyo. Israel's Tel Aviv entered top ten for first time. New York and Los Angeles rank eight and tenth.

London property prices fell for second year in a row in 2018. No German cities in top ten, Munich overtook Hamburg and Frankfurt moved up three places. In Canada Vancouver is dropping and Toronto is still holding up.

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The effect on Asia of the US Fed's action on November 3, 2010, to buy $600 billion of US Treasury securities. This will create even more inflows of capital into emerging markets. Hong Kong with its currency pegged to the dollar, effectively imports low interest rates from the US, at a time when property prices have risen 50% since early 2009. And with the growth in China, Hong Kong's economy is growing rapidly. This risks a price bubble. The response in Hong Kong is to tighten lending restrictions on property purchases. South Korea is considering imposing controls on the inflow of capital. The Thai baht is up 11% against the US dollar in 2010, the Korean won 6%, and the Philippine peso 8%.

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The Economist looks at real estate markets in the U.S., Canada, Britain, Germany, Hong Kong, India and other countries in May 2013. It looks at price to disposable income and price to rent ratios and sees if these ratios are higher than historical averages to determine if prices are based on sound foundations. Canada's real estate market looks set to face problems of a bubble bursting. The U.S. recovery is seen to be based on firm foundations. Property prices are undervalued in Germany and set to rise.

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Efforts by the Chinese government to control a bubble in housing prices in 2012- 2013 include a 20% capital gains tax on property transactions. Sales volume for real estate developers in Shanghai in the last quarter of 2012 was up 63% over the prior year, according to real estate agency SouFun. Prices increased by 26% for that period. China Overseas Land and Investment shares were up 46% over the prior year on the Hong Kong market.

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Mr Leung, the highly unpopular Chief Executive of Hong Kong, and target of protesters demanding his resignation and universal suffrage in 2017 as originally promised, is a reserved man who does not interact much with the public. His secondary scholing was at Kings School in Hong Kong followed by studies at Hong Kong Polytechnic for a higher diploma in building surveying. He then studied valuation and estate management at Bristol Polytechnic in Britain graduating in 1977. He was a surveyor by training and worked in this field to help China open up its property markets in the 1980's. By 30 he was made head of the JLW real estate firm's Hong Kong branch, and in 1993 formed his own firm DTZ Debenham. Throughout his life he has worked for or had close ties to the authorites in Beijing in the property field, and has little political experience. In 1985 he was elected to the Hong Kong Basic Law Consultative Committee, and later became its Secretary General. This was followed by a position in the Chinese government as a member of the National Standing Committee of the Chinese People's Political Consultative Conference till 2012. His first political campaign in 2012 was itself of a limited nature because he only had to win support from members of a 1200 member pro-China, pro-business Executive Council that currently approves nominees and elects the Chief Executive. Albert Ho, one of three candidates in 2012, says Leung was completely insulated from political pressures, political give and take, and uses a "greenhouse" comparison to describe this isolation from the public. His progressive credentials for providing affordable housing involve ideas to open up housing development in territories near Hong Kong appear to be merely election period ideas. The large gaps between rich and poor, or rich and a struggling middle class in Hong Kong- becoming sharply accentuated in China to the point where China is probably one of the most unequal societies similiar to Brazil- are also keenly present in Hong Kong. How much part this plays in the protests is not clear in media reports, though the "Occupy Central" name for one of the protest groups suggests a connection to social issues as well. Protestors may see democratically elected chief executives as more responsive to voter concerns including social, income, housing and other issues, in sharp contrast to more than 1200 well heeled business executives who have prospered greatly in China's boom years. China's national leadership under Jinping and LiKeqiang appeared to sense this income divide as they focussed on extragavant displays of wealth in the transition, but may still have failed to grasp how big that gap has become and how the political processes of rigid control cannot keep up with the times even with the best of intentions. Especially when growth slows and the problems of the boom years such as hyperinflation in property prices and pollution remain unsolved. Bloomberg quietly let the Occupy Wall Sreet protests fizzle out clearing protestors at times, yet voters could peacefully elect Mr. Blasio as Mayor of New York in response, a level to which Beijing's political system has not evolved and to which Hong Kong offers both a challenge and an opportunity. As one protester quoted in the NYT put it- "we are not the enemy, we are the people."...

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Singapore's tight politcal control which hinders the kind of free expression which is considered normal in advanced economies is raising questions about Singapore's future and the kind of society it sees itself as becoming. Different opinions are coming from within the ruling PAP party and from the public. Issues are immigration, property prices, growing inequality, similiar to those facing native Hong Kong people. Non residents and permanent residents made up 39% of Singapore's population of 5.5 million in 2014. A law professor at Singapore Management University reflects the trend of public opinion saying it is not a question of whether but when Singapore evolves into a two or multi-party system of government.

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Hong Kong's new chief executive, Leung Chun-ying, is intervewed by the WSJ's Te-Ping Chen, Jeffrey Ng, and Robert Thomson. He was elected by 1200 business and political leaders in 2012. The term ends in 2017, by which time China says it will hold direct elections with universal suffrage in Hong Kong. Leung plans pro-growth policies and says Hong Kong's growth rate of about 4% for the last two decades lags too far behind Singapore's over 6% growth rate. No action is planned to reduce property prices by providing new land supply. He sees more room for growth in maritime insurance and ship financing services to complement Hong Kong's development as a global shipping center, citing London as an example. To improve the problem of cramped housing space and small apartments he is looking at ways to build new towns in the New Territories, which are on the border with mainland China. Leung will not change Hong Kong's flat tax structure, and is not going to follow Singapore's example in granting tax holidays. Growth in China will be about 7% in 2012, and future growth will depend on how fast China shifts from export led growth to domestic consumption....

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More proof that China's real estate prices resemble the period of the bubble in real estate prices in Tokyo in the late 1980's. One parking space goes for $760,000 in Hong Kong in a luxury development.

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The authors of this article say 2.4 million excess houses over and above nomal working inventories remain to be sold, and it is this surplus that is a mortal enemy of housing prices. US buyers are too debt ridden and have seen their 401 K's and pensions decline. So they suggest giving permanent resident status to immigrants who will invest in US housing, buy one or more than one house. They did not have to live in them, they also could not rent them, and would have to be above a certain price, so they would be taken off the housing market. They are aware of the effect on Vancouver of letting people from Hong Kong buy into that market, just before the handover to China. About a quarter of Vancouver's population became Chinese, and billions were invested in the housing market. They quote Merrill Lynch that there are 7.1 million households in the world with $1 million in financial assets, with a total of $29 trillion. They figure that 2.4 million excess houses could be sold at a median price of $184,000, and bring in billion sof dollars. If jobs are not impacted, and wealthy people in Asia and the rest of the developing world were to put money into buying houses of above $184,000 as an asset, with a temorary residency attached to it which could be permanent in 5 years, this could be part of the overall solution to the housing excess supply. The fact that values are attractive could make this an investment for affluent foreigners who may not stay in the houses at this time and keep it as a safe haven house, an additional property to use in the USA. It would ease the hosuing price situation in certain cities by bringing in a new buyer with resources into the market. ...

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There are some major problems in the American jobs market which suggest a long drawn out effort to reduce the high unemployment rate. One is the divergence between the vacancies that are developing and the rate at which firms are filling these vacancies. With vacancies remaining, unfilled and firms remaining cautious about the economic outlook and leery of hiring, the increase in economic output or GDP growth of 3% expected on the optimistic side in 2011 is not translating into lower unemployment. Structural problems are causing a great deal of difficulty in reducing the jobless rate. The recession hit manufacturing and construction very hard. And those who worked in these industries are not those with the skills and training to take up jobs in health care and education or other similiar fields- here skill mismatches are the problem. Geographic factors and the property prices drop are creating additional barriers. About 25% of mortgage borrowers owe more than their property is worth, and their are fewer buyers in regions with depressed job prospects like Michigan. There is a large increase in long term unemployment- over 27 weeks. Those out of work for more than 6 months see their skiils, job connections and confidence erode. A Brookings Institution paper estimates that this rise in long term unemployment by itself can cause labor market recovery to take twice as long as after the 1982 recession under Reagan, when unemployment reached a high of 10.8% and took 2 years to get back to 7.5%. Add to this the fact that a lot of jobs were lost in 2008 and 2009, with a six percentage increase in unemployment in a short period unmatched by anything since the Great Depression, with long term unemployed reaching 6.5 millon or nearly half of the total. And the 3% growth rate estimated by the government is anything but certain. It is questioned by the IMF as a stretch. This does not take into account the problems in the banking sector, as home equity loans gone bad show up on their balance sheets in latter part of 2010. According to a CreditSights report (see the US economy in 2010 in Group search for more information on this) with estimated losses of $33 billion. A struggling banking sector and tighter credit will add a structural dimension from the banking sector to the wobbly hiring. The "muddle through" approach to banking problems of the Obama administration in tackling bank's bad debt will continue to pose risks....

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GM's joint venture with Luizhou Wuling Motors has produced a win-win situation for both companies. Wuling was a small, regional manufacturer when the joint venture started. Now Wuling has more than 1 million in unit sales. And GM has benefitted from the rapidly growing sales. Year over year sales were 29% in 2010, and were slowing to 10% in 2011, with the end of government incentives. Wuling vans can now be sold under the GM brand in India, using lower cost manufacturing in China. Looking back this was good for GM. The future however has some twists and turns and could turn out to be different. Wuling joint venture will produce cars at a lower price point under the Baojun brand. These cars were shown at the Shanghai Auto Show, and will be marketed to customers who are looking for affordable cars in the second and third tier cities in China. The Baojun brand joint venture will have one difference. This brand involves intellectual property being held in common with Wuling Motors. This is part of China's new plan for American and European manufacturers in China- the price of access to the Chinese market is greater technology sharing with Chinese partners. In the long run this should enable Chinese manufacturers to be dominant inside China. This process is already underway. According to J.D. Powers, Chinese brands had 32% of the domestic passenger vehicles market in 2010, up from 18% in 2000. Something similiar happened with Japan, where Nissan was making Britain's Austin A40 series in the mid-1950's. By the 1960's the foreign tieups were replaced by Japanese manufacturers dominant in the home market and exporting their own models. ...

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John Cochrane provides a no-nonsense assessment of what is happening in the euro-zone financial crisis. He says Americans should stop swallowing all that talk about "contagion" from Ireland. He puts it in plain language- there is no bailout of Ireland, this bailout is about bailing out of German and British banks that made risky loan to Irish banks and the Irish government. And he says that European governments if they choose to bailout German or British banks should do so frankly and openly and not by covering it up as a country bailout. If they did this he fears the governments and the German and British banks would face some serious questioning about their risky bets on Irish debt and the Irish property bubble. The German insistence that debt-holders would have to take a haircut, or losses on the face value of their bonds, has been diluted by the French inserting a provision that this would be after 2013 and on a case by case basis. Cochrane sees the vagueness of a case by case threat as the worst combination possible. He says this relies too much on the assessments of IMF and EU officials. The result would be for big financial institutions to bet on a bailout and to lobby these same officials hard. Cochrane's says the big culprit in the problem facing the euro-zone is short term debt. If Europeans won't let governments default, then they must insist on long-term financing of government debt. It is the short term debt of these countries that creates a crisis atmosphere. If investors become pessimistic about long-term debt, bond prices can go down temporarily without causing damage. The way a crisis happens is bad news develops, and governments having financed with short term debt need new money to pay off old debts. The way to handle this refinancing crisis is to have a large forced exchange of maturing short-term debt for long-term debt, and this is what occurs in "restructuring." And this kind of restructuring ocurred with the Brady plan that helped Latin American economies recover from a debt crisis in the late 1980's and early 1990's. This is the only viable solution, as it will be virtually impossible to bail out all euro-zone countries- Portugal, Spain, Italy and so on. For the US this is an eye opener to get its own financial house in order. US government debt is also tilted to short-term debt maturities, with the majority rolled over every year. and the Fed's quantitative easing will tilt this further to shorter term debt. And in the US, many states and local governments are in serious financial trouble....

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Harry Markovitz who invented Portfolio Theory and won the Nobel Prize in 1990 on the economic crisis and solutions. His idea in portfolio theory is that you reduce risk by creating a portfolio of uncorrelated assets. Owning GM and Ford together is more risky because they are correlated. The securities owned by banks were not not portfolio type with uncorrelated risk, they were all of one type in the mortgage securties industry. He goes to the heart of the problem saying until all these securities are scrutinized and underlying mortgagesare scrutinized, sorted out down to the individual zip code level, and this is not as complicated as it seems given the amount of resources that can be thrown at this problem, and given what is at stake, and they are striped of their lack of transparency, the country and the global economies that are intertwined with America's problems cannot see a solution to this problem. And this is true for the banks like Bank of America and Chase and the government run banks like the FDIC Indymac bank, where only a small fraction of homeowners can be helped with loan modifications to make monthly payments affordable, as a big part of the mortgage loans they hold or service are in the form of mortgage securtities where they don't make the decisions. Unless mortgage securities are sorted out to restore transparency and the government steps in with help and mandates a direction, the foreclosure process will lead to dropping property prices and further deterioration and economic stagnation similiar to the experience of Japan. Markovitz says it could take a year to do this. He says "the valuation process will take as long as takes, but it is the primary step toward effectively utilizing the very controversial bailout and avoiding the structural problem of a stagnant economy." Writes Gordon Crovitz of WSJ, "to put the issue in probability terms, the odds are very remote and nonexistent that the economy can recover until these basic steps are taken."...

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Research firm Dragonomics says real estate prices fell 4.9% in April from the prior year for nine cities in China. In 2010 prices in these nine cities went up by 21.5%, the increase in 2009 was 10%. Standard Chartered estimates China's second tier cities, such as Dalian and Tianjin, could have 20 months of housing inventory by the end of 2011. Standard Chartered says price declines of 10-20% can be expected. Government data understates the extent of the bubble and the drop in prices say analysts. Beijing real estate consultant, Soufun, confirms the slowdown in price increases, saying its data show average property prices went up by 5.1% in May over the prior year, compared to the jump in prices in 2009 and 2010. Prices of copper and steel are coming down after rapid increases. The price increases in the Chinese real estate market have put housing out of the reach of ordinary couples. In 2006 an average price of a new apartment in Beijing cost $100,000, by 2011 this had gone up to $250,000. It woud take 57 years of saving for an average person to buy the apartment at todays cost. The government's response has been to boost down payments on mortgages for second homes to 60% from 40%, prohibiting state owned enterprises outside the real estate sector from investing in real estate, and raising the reserve requirements of banks....

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Rapidly increasing credit to GDP ratios between 2008 and 2012 in Hong Kong, Singapore, Malaysia, Thailand, and Taiwan.

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Renewed warnings about the bubble in housing prices in China. Earlier warnings came from Krugman, Lardy, John Taylor. This one comes from Nomura economists Zhiwei Zhang and Wendy Chen. Could the government's action to curb rising housing prices not be adequate leading to a financial crisis as early as 2014, is the question posed by Zhang and Chen. They cite the rise of housing prices by 84% from 2001 to 2006, before the financial crisis of 2008 in the U.S., using the Case-Shiller housing price index. One problem- the government statistics may have underestimated the extent of the bubble. China's official index shows housing prices rising 113% in major cities from 2004 to 2012. Zhang and Chen say this is much smaller than the actual rise because it includes older, lower quality housing property. They cite an academic paper that adjusts for this and finds prices jumping by 250% in the period 2004 to 2009. Another problem is that China's housing prices growth slows after government action but then resumes the growth, leaving the risk exposure at the high level as before. Because the local governments are tied up in the housing bubble the problem would hit the banking system. About 14.1% of the outstanding bank loans are to local government financing vehicles, and 6.2% to property developers, according to Nomura economists. The declining potential growth rate in China means there is less room for bad loans to be absorbed by hyper growth levels than in the past. Errors in policy can magnify the risk including loosening monetary policy and exacerbating the bubble at the wrong time. In the absence of errors the risks still remain requiring the sale of public assets to bail out local governments and banks. The argument made by Krugman and other economists has been that China is not immune to the risks of a housing bubble going bad, in any way less than Sweden, the U.S., Spain and other countries, requiring bailouts of banks....

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Expectations of lower inflation in the U.S. for 2012. The Commerce Department showed inflation slowing with consumer prices up 2.5% over the prior year in November, down from 2.7% in October and 2.9% in September. The Labor Department's consumer price index went up by 0.8% annual rate in the last 3 months. Increase in labor costs are also mild. Hourly wages of private sector U.S. workers were up 1.8% in November 2011 over the prior year. Commodity demand in emerging markets is slowing with lower growth, which reduces pressure on commodity prices. The consumer price index is expected to rise by 1.2% in 2012, according to J.P. Morgan economists. The Federal Reserve in its recent statement after a Dec. 13 meeting stated it expects inflation at below 2%.