Inmuebles - Cluster Family Office

Types from the North. Types from the South (Part 2)

For those of you who have not yet done so, we recommend that you read the first part of this article, in which we described a future that is much closer than some believe. In that near future, interest rates in the north of the EU could no longer be anchored to interest rates in the south. This break between the price of money in the rich countries and the price of money in the poor countries will inevitably lead to a different exchange rate for the other currencies. And as the old man said, if it walks like a duck, flies like a duck, swims like a duck and quacks like a duck, it is a duck. In other words, if it has different rates, it will have different exchange rates, and therefore the single currency will cease to be single, which means that we will have at least two Euros, if the nomenclature is maintained.

For the most sceptical we bring you today the article prepared by Yves Longchamp's Director of Analysis Yves Longchamp from Ethenea Advisors. In this article Longchamp quantifies the interest rates that economies as disparate as Germany's or Italy's can bear. And it is not just that they can bear different rates but that they must be able to have them, thus adapting them to the needs of each of their economies. No reader should be unaware of the terrible consequences for economies when the price of money does not adjust to the cycle and the needs of the economic machine. And unfortunately, economic convergence ceased to be plausible for northern and southern Europeans years ago.

Thus, Ethenea says that while Germany could currently operate with a rate range of between EUR 1.5 and EUR 1.5 per cent, it would be possible for the EU to operate with a rate range of between EUR 1.5 and EUR 1.5 per cent. 4,8-6,1%, Italy would not be able to withstand rates - at least - higher than 0,6-1,5%. The difference between one economy and another is abysmal, and three quarters of the same could be said about the needs of rates between other countries in the North and the South. I recommend that you read the aforementioned study Longchamp because for more than one person it will be a slap in the face of reality that will, at the very least, give them pause for thought.

The inevitable consequences of such disparate interest rate requirements (and moreover increasing day by day) are the breakdown of the uniformity of the price of the Euro. Germany will not be able to withstand rising inflation for many more years, while in the south of the EU we are mired in debt for many decades, which requires a quasi-free price of money in order to be able to continue paying the interest. Remember that in the south we are still running budget deficits, i.e. we owe more and more money every day, despite having negative interest rates for years! The consequence of this is that in the south it is not materially possible to keep up with the rate hikes that the north of the EU will soon be demanding, following in the footsteps of the US Federal Reserve.

We have warned many times over the last 7 or 8 years. The single currency is doomed to cease to be unique. And investors would do well to prepare their money, their custodian banks, their investment vehicles and of course its investments for such a scenario of different rates and prices, even if the bureaucrats continue to dissemble and come up with a creative euphemism for the break-up of the Euro. Studies such as the one by Ethenea's Director of Analysis can say it louder, but not clearer. And since Cluster Family Office We will never tire of warning of the risk unwittingly taken by investors in the South who do not prepare for their investments to be priced and priced in the North and to be geographically and qualitatively safe. As Longchamp says in his article: «Ignoring a reality does not make it less real».»

The abuse of bricks and mortar in Spanish wealth

It is very curious to see how in Spain there is a very different mentality regarding the allocation of household assets to that of American households. As you can see in the interesting chart published by Inbestia and reproduced below, approx. 80% of Spaniards' assets are allocated to real estate, i.e. the main residence and additional real estate. Therefore, less than 20% are allocated to financial assets, such as shares (listed or unlisted), investment funds, pension funds, life insurance, deposits, etc.

If we compare the allocation between Americans and Spaniards, we will see that the preference for companies in the world's leading economy is much greater than in Spain and most other countries (although it would be interesting to know the figures for the north of the EU, which we suspect must be closer to those of the US). The entrepreneurial culture of North Americans is much greater, and half of their assets are invested in both listed and unlisted shares (mostly in their own businesses or with partners), investment funds, pensions and life insurance.

Why are Americans more inclined to allocate their wealth and savings to companies in general? Do we in the rest of the world not like our money to work for ourselves? Haven't the real estate bubbles affected Americans as much or more than Spaniards? The answers are not simple, but rather an accumulation of factors that make up the difference between one financial allocation and the other. Let's look at some of these reasons:

The financial culture in which American society is growing up has an entrepreneurial tradition and the majority of the population is clear that the only engine that moves the country and that can lead them to well-being is to participate in one way or another in the creation of wealth achieved by companies. Either as employees seeking hierarchical job progression or as small entrepreneurs (franchisees or with small personal businesses). They expect little more financially from their state. By contrast, in Spain and much of the rest of the Western world, there is less of an entrepreneurial culture, and more reliance on state-dependent labour activities, which are generally a little less liberal and a little more interventionist than in the USA.

Another aspect that makes Spaniards more inclined to accumulate our wealth in real estate than Americans is precisely the unpleasantness that the financial sector has been giving us in recent decades. For our banks, even today, volatility is the demon from which they recommend their clients to flee. To this end, they offer them all kinds of products and structured products with the obsession to reduce volatility, a concept that they mistakenly consider to be synonymous with risk. And of course, when volatility is confused with risk, it is much easier for the banking sector to sell low-volatility products than high-volatility ones. What customer will not try to avoid a high-volatility product if they are told about high risk?

Therefore, the general opinion of Spanish savers is that it is much riskier to invest in the stock market than in less volatile banking products or in real estate. And here we come to the second derivative: How have the low-volatility banking products sold by banks in recent years been performing? Well, in the best of cases they have been mediocre, and in the worst of cases they have been abused or have been directly sentenced to court, as in the case of the preference shares. This unhappy end to many of the low volatility products has exacerbated Spanish investors' appetite for real estate, reaching the extremes in Spain that we have seen in the graph: almost 90% in real estate and assets of their own personal business, such as self-employment, etc.

The right balance of wealth should moderate real estate and boost financial investment to levels similar to those seen in the USA (not for nothing is it the society with the leading wealth and GDP per capita on the planet). Families should enjoy financial investments that work to generate wealth for their old age, as the state pension is not going to do this sufficiently (and even less so in Spain). In addition, the US regulator limits more and better the access of retail investors to structured products and other nonsense that Spanish banks sell with impunity to any retiree without financial knowledge. This limitation on the sale of complex products to retail clients in the USA also channels a good part of these small savers to ordinary equity funds, which are less afraid of volatility and more inclined to buy the idea of investing in companies.

And what about real estate - does it not also guarantee the generation of income for our old age? The answer is yes, but with some additional risks that need to be highlighted: By massively concentrating our assets in real estate, we will be at the mercy of geographical risk, local economic risk or country risk, and the risk that the real estate cycle will no longer be favourable to us when its growth becomes saturated. Not to mention the risk of non-payment, maintenance and rising taxes on property owners. The diversification and freedom of movement that comes from acquiring shares in good companies all over the world, creating wealth in the most diverse sectors and countries on the planet, is hard to achieve with real estate investment. And the capacity of the business world to adapt and overcome whatever the future circumstances of the economy may be in the coming decades will never be able to be achieved by the inert brick.

Finally, the common characteristic of new clients who come to Cluster Family Office has always been the overload of properties in their portfolio. A lack of diversification that many paid dearly for with the bursting of the real estate bubble after 2007. And one of the first things we do for new Clients is to replace real estate and rentals with financial investments through versatile and fiscally efficient vehicles. They should make their money work for the family, either by generating alternative income to rents by buying good alternative funds or by seeking to grow portfolios by buying good equity funds from around the world. The volatility - not risk - that can be assumed by each family and professional circumstance in the financial portfolio should determine the proportion of investments in company shares or in alternative strategies that generate more stable income.

Year 2007: An olive tree plus one...

It is almost 10 years since we left the age of financial innocence. That time when indebtedness was not, as it is today, a vital necessity to avoid bankruptcy, but an abused tool to grow and make money out of nothing recklessly. The mirage of bonanza began to fade as early as 2007, although for most mortals the collapse was not evident until the stock markets crashed in 2008. Thinking back to that pre-crash era, a real estate deal we came across in 2007, shortly before the systemic disaster, came to mind. Of course, when we look back at the transaction we are now recalling, we could not have ended up in any other way than plunging into the financial abyss:

The real estate transaction in question was a plot of land to be developed in Andalusia, of very considerable size and price: 58 million €. The negotiation was already focused on the mere interest to be paid for the 50% of the agreed 3-year deferred payment. Up to this point, everything was normal and the previous contacts between buyer and seller were made with the intermediary on duty, an expert professional, one of those who, if you are careless, sells you the Palacio de Versailles as chateau and with a discount for early payment. However, at a certain point in the negotiation, we were able to deal directly with the sole owner of the land, whom we did not yet know: A middle-aged man with a rustic and prudent appearance. But when we started to get down to business, he told us very seriously that the deferred €29 million had to be paid «...".«at the same interest rate as the bank, olive tree plus one«.

We must admit that although we have fought in many bullrings (I would say in almost all of them), it took us a few seconds to react. This was not irony or a joke, or even a metaphor. I was reluctant to believe that someone who confuses the Euro interbank offered rate (Euribor) with the oil yield plus a unit of something I don't even want to imagine, is going to become overnight the owner of 58 million euros: 29 million euros in cash and 29 million euros in 3 years with their corresponding e very interesting olive trees plus one. Comical as well as alarming and scandalous, although many of us envy him from our modest backgrounds.

What will have become of this man and his family after 10 years? Unfortunately we were not able to keep in touch, as his banker-friend (sic) took over, at least for a while. Based on our experiences as asset advisors, I don't think they were any happier than they had been up to the time of the sale. Especially now, after 10 years of covering the mistakes with money that was apparently never going to run out. During these years they will have been manipulated, robbed, swindled, flattered, and squandered in the broadest sense of the word. They will have been the fodder of all those around them, whether they are part of the family or not. Cross hatreds that, with their poor training, have possibly ended or will end tragically. The best thing that could have happened to them was to sell land worth no more than a few million euros. In this way they would have tasted the sweetness of abundance but with fewer enemies, and probably in a few years everything would have returned to «normal», at most some residual and usable property for their children. I hope they have been able to realise their dreams, at least temporarily. But paradoxically They will not have had an easy life after the sale, unless they were just robbed by an honest law firm that took pity on their limitations and cleverly insulated them from their fortune.

At that time (spring 2007) we wrote the following: «It is an aberration that a farming family's land, which has served to feed their ancestors with more than dignity, should overnight be turned into a fortune for which no one has ever prepared them. Perhaps this is an aberration comparable to that which the purchasers of the houses to be built on this land will have to suffer, with mortgages that their children will inherit if they are not repossessed. In the case of the farmer it seems to me to be a creation of wealth against all the laws of capitalist economics. And in the case of the buyers of these flats it is a creation of poverty, curiously enough at the same interest rate: olive tree plus one».

Unfortunately, the financial system could no longer withstand such aberrations, and the nouveau riche rural nouveau riche, the new owners of flats, the construction companies and the banks that financed that nonsense, were caught flat-footed. And the worst thing is that, seen in a decade's perspective, the jungle of the markets and the economy of that time seems like child's play compared to the scenario we face today. Because the collateral effects of dynamiting the price of money to save the unsalvageable have only just begun.

It is now official: Eurozone 1 and Eurozone 2

It is now official. In the covers The inevitable news of a death more than foretold by a few, who branded us as quasi-aliens for predicting the break-up of the Eurozone five years ago, has already been published all over Europe. Hollande and Merkel have chosen the pompous Palace of Versailles to announce that the EU of 27 has no future and that the Eurozone of 19 should at least go at two speeds. And so as not to panic the markets in the face of such an official statement, the announcement was staged with two guests of stone. The two guests with the largest - and therefore most dangerous - economies in the Eurozone: Italy and Spain.

In this way, the statement manages to give the desired image of North-South coordination. I mean coordination as such, not as an image of unity in any case. After all, it would be strange if the announcement of a two-speed Eurozone were staged exclusively with representatives of the first speed, wouldn't it? Moreover, as if the announcement were not already a hot enough potato in itself, it has been taken up by four presidents, three of whom are in precarious positions at the helm of their countries. Hence the precariousness also of the only apparent control of the situation.

Nor is the tone and vocabulary chosen by Hollande in the the interview a chorus of journalists from the media chosen ad hoc to cover the Versailles announcement (Le Monde, The Guardian, La Stampa and Süddeutsche Zeitung). When the journalists asked the French president why he was staging the announcement together with Merkel, Gentiloni and Rajoy, his answer was precisely scripted: «...the French president's answer to the question was: 'I am not a Frenchman, but a Frenchman.«Angela Merkel and I consult each other regularly. Before all European Councils and on all issues. It is in Europe's interest. But it is not an exclusive relationship. With the 60th anniversary of the treaty being celebrated in Rome on 25 March, it seemed logical to us to associate Italy and invite Spain«. In other words, Hollande and Merkel are managing the decisions, and for the staging (to be in the photo) willingly and graciously associate themselves with Italy (as a gesture of respect and recognition of a historical partner of the EU since its creation) and invite generously to Spain. Both as representatives of those of us who do not belong to the hard core of decision-making or to the high-speed economies. A gesture to reassure a periphery that might otherwise reject such a statement outright as totally alien to it if «someone of its own» is not included in the photo.

We are undoubtedly facing the official recognition of the opening of a melon that no one is even remotely sure how to handle. But whose staging, with representatives of the two speeds hand in hand and in apparent agreement (as it could not be otherwise), should open the eyes of all of us who seem condemned, due to our bad head/economy, to the 2nd speed. At this point we must insist once again on the warnings (here, here y here) that we have been making to investors in order to avoidance of asset depreciation (both financial and real estate) that such a broken Eurozone and 2nd speed inherently entail.

Now that it is no longer taboo or politically incorrect to talk openly about a two- or multi-speed Eurozone, political and financial analysts around the world have begun to publish its possible scenarios. Particularly surgical is the analysis of Wishart, Rojanasakul and Fraher from Bloomberg, in which they present 3 scenarios involving the break-up of the Euro. And 3 other scenarios that would allow maintaining a single Eurozone and a status quo as it is today for some time to come. In any case, we are already in a Europe that is somewhat more realistic and very different from the one that has been simulated for so many years. The 2017 ballot boxes will largely decide when the Eurozone breaks up and the future of today's Europe, which is much better than what happened in the old Europe whose destiny has historically been marked by wars. In the meantime, investors in the south should take safety measures and prepare to live in 2nd gear but enjoying 1st gear assets.

Winter is coming...

This is the famous recurring phrase that most of us have heard throughout all the seasons of the hit series «Game of Thrones».

It is always pronounced as a reminder of the hard times the protagonists are going to face, but also as an irrefutable argument for taking measures, which are no less drastic than necessary, in the face of the darkness, severe cold and shortages that are already looming.

Well, we would say that winter is also coming for the financial system.

All that is missing is a catalyst to unleash the tremendous consequences of the distortions to which central banks have subjected their balance sheets and markets. (more…)

The two-speed EU is here.

To put us in perspective, it is worth re-reading the article entitled «The secret Franco-German Super-State project«, in which we highlight the radical change of plans that the leaders at the heart of the Union (sic) have planned for those states that cannot keep up with the economic pace of the more advanced EU countries (read periphery and centre). You can also read the devastating document This was the original text drafted by the French and German foreign ministers last June, in reaction to Brexit, which was leaked very discreetly to some second-tier media outlets. (more…)

The secret project of the Franco-German Superstate.

The foreign ministers of France (Jean-Marc Ayrault) and Germany (Frank-Walter Steinmeier) have bilaterally agreed on a series of proposals that radically contradict the model of the European Union that Euro-bureaucrats have been selling us for decades. The million-dollar question is to whom they are proposing this new Europe, and whether this declaration of intent is just that or rather a full-blown announcement of the new path that the hard core of European countries, starting with the Franco-German axis and adding Benelux and Italy (more for its founding history than its current economic state, obviously), will embark on. (more…)

It is urgent to wait... and to know what to expect.

In today's financial and economic times, as an old friend often says, it is urgent to wait. This is not a time for long-term investment ventures that are susceptible to macroeconomic changes or geopolitical conflicts, which are more uncertain than ever. The steps that investors must take in such a muddy environment must be short, stable and prudent. It is more true than ever that the concept of crisis is synonymous with opportunity, but this does not mean that we should not take ambitious and adventurous steps when a mine-ridden swamp surrounds us. (more…)

China and the Pearl River Delta (PRD).

The Pearl River Delta, also known by its acronym PRD, is a powerful economic zone in southern China. Its main cities are 11: nine of them belong to Guangdong province and account for 54% of its entire population (which is 106 million); and the other two cities are Macau and Hong Kong, which, although not technically part of the Mainland, are also the economic powerhouse of the PRD and provide the area with its specific political and administrative status. In total this zone accounts for no less than 26.2% of China's exports, 9.1% of GDP and «only» 4.2% of the population.

This area is approximately 40,000 km2 in size, about the size of Switzerland, but with a population of about 60 million, the size of the whole of the United Kingdom. The area will soon become a fully-fledged urban mega-metropolitan area, with economic growth exceeding 8% per year in cities such as Guangzhou and Shenzhen. A true economic hub for China, whose planned market economy clearly goes far beyond the Yangtze River Delta hub (Shanghai) or the Tianjin area hub (Beijing). (more…)

Renting or buying?

Many would do well to tinker again with the typical interactive pages, such as the one offered by the NYT («Is it better to rent or to buy».»), to try to find out whether it would be more interesting today to buy or rent a property. As you can see if you do this exercise, the key is in the variables of the evolution of the price and rent of real estate, but above all of the income that we are able to obtain from the money in the coming years. We can also fine-tune by introducing a multitude of variables such as inflation expectations, taxes on the purchase and sale of the property, maintenance and community expenses, real estate agent's commissions, etc. Logically, the structure of this interactive website is based on the costs and format of the North American Real Estate market, but you can adapt it approximately to our real estate market.

It is difficult to foresee where real estate prices will go in Spain 5 to 10 years down the road. But even more difficult to gauge is the inflation - or deflation - to which central banks will lead us in the medium to long term, even they have no idea. And to complicate matters further, we must be aware that, depending on inflation and the price of money, financial repression (the effects of which we explained in detail in 2013) will last, penalising rentiers and other investors, or will give way to an increase in investment returns in general. And as we said, this is perhaps the most important variable in the decision to rent or buy a property at the moment. But beware, because many poorly advised investors, faced with their inability to achieve financial returns, are throwing themselves into the arms of a real estate market that still has a downward path in the medium and long term, despite the much-vaunted rebound in the short term. Especially if the national economy remains in the ICU with a galloping deficit and growing debt. Because both evils are the enemies of sustainable economic growth and hinder job creation and wage increases, which are so necessary to turn around the current downward real estate cycle that began almost a decade ago. In this New Normal, reality is very stubborn and the future is even more uncertain.

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Category: Inmuebles

Types from the North. Types from the South (Part 2)

The abuse of bricks and mortar in Spanish wealth

Year 2007: An olive tree plus one...

It is now official: Eurozone 1 and Eurozone 2

Winter is coming...

The two-speed EU is here.

The secret project of the Franco-German Superstate.

It is urgent to wait... and to know what to expect.

China and the Pearl River Delta (PRD).

Renting or buying?

Shall we help you search?

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(+34) 93 626 47 75

(+34) 91 794 19 82