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加息,不能够只讲现在,不讲将来

 

汤文亮博士

纪惠集团行政总裁
2015年12月5日

  利息始终是影响楼价最重要因素,官员们在未搞清楚香港楼价飙升是因为供应不足之前,只能苦口婆心对市民说小心加息,直至今年下半年,才以未来三至四年有八万三个单位,用供应充足来代替加息,当官员们减少提醒市民小心加息的时候,美联储局已经准备加息,老实说,耶伦已经推无可推,今年唔加息,美联储局亦会丧失了公信力,所以,加息机会的确很大,连以往一直讲美联储局不会加息,楼价仍然会上升的人,现在他们都改口说,就算加息,都唔会加得几多,对买楼负担影响不会很大,他们这样说,代表信心动摇,大家就更加要小心。

  如果加息,只加一次,就算是加1%都没有问题,但没有人够胆说美联储局只加一次息,亦没有人说,三年后的利息是多少,如果三年后加了3%利息,对借钱买楼的人将会是一个沉重负担,假设现在有人借了500万买楼,分25年,年利率2%,他现在每月供款是22,000元,假如年利率是5%,相当於现在的最优惠利率,其实亦不为过,但他每月的供款就变成30,000元,供款多了8,000元,若果以四成收入作供款计算,就要增加两万元收入才可以支付新的供款,那些供楼的人是否能够负担,评论员都心里有数,他们唯有避而不谈,不过,就算没有人说,那些现在打算买楼的人一定会小心考虑,结果是有意买楼的人减少,而且,他们亦知道,3%并不是一个上限,至於现在有物业的人,基本上已经通过金管局要求的3%压力测试,如果加息在3%以下,他们仍然可以支撑,3%以上就难说,还有,除非耶伦还有办法唔加息,否则,当加息这个程序启动之后,将会运行一段长时间,如果听到有人说加息唔会加得太多,就问一问那人,三年后的利率将会是多少,我相信没有人够胆讲三年内加息不会超过1%。

 
 
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1. 自我陶醉 2015-12-05 10:46:45
昨日睇到一篇不错的文章, 系债王格罗斯Bill Gross所写,关於现在各国央行在玩的把戏, 他把央行都形容为赌场,他们的行为就像在发行一大堆不打算兑现的筹码,赌一把经济会否有起色,08至今已赌了7年多,还未见有胜算,一系市场对呢啲赌场兑现筹码能力失信心,一系他们在输光信心前能反胜。大家也有兴趣赌一把吗?

More breaking news – this time on the investment side: central banks are casinos. They print money as if they were manufacturing endless numbers of chips that they’ll never have to redeem. Actually a casino is an apt description for today’s global monetary policy. There is a well-known “foolproof” system in gambling circles that is sophisticatedly called the “Martingale”.  I used to call it “double up to catch up” at my fraternity’s poker table where I was consistently frustrated (loser) – not because I used Martingale but because I wasn’t a good bluffer. Today’s central bankers use both tactics to their success – at least for now. They bluff or at least convince investors that they will keep interest rates low for extended periods of time and if that fails, they use Quantitative Easing with a Martingale flavor. Martingale theorizes that if you lose one bet, you just double the next one to get back to even, but if you lose that one you do it again and again until you win. Given an endless pool of “chips”, the theory is nearly mathematically certain to succeed, and in today’s global monetary system, central bankers are doing just that. Japan for years has doubled down on its QE and Mario Draghi’s statement of several years past, “Whatever it takes” – is a Martingale promise in disguise. It vows to get the Euroland economy back to “even” and inflation up to 2% by increasing QE and the collateral it buys until the Euro currency declines, the EZ economy improves, and inflation approaches target. Currently the ECB buys nearly 55 billion Euros a month, and this Thursday they will up the ante – Martingale or bust!

How long can this keep going on? Well, theoretically as long as there are financial assets (including stocks) to buy. Practically the limit is really the value of the central bank’s base currency. If investors lose faith in a reasonable range for a country’s currency, then inflation will quickly hit targets and then some. Venezuela, Argentina, and Zimbabwe are modern day examples. Germany’s Weimar Republic is a great historical one. Theoretically, if the whole developed global economy did this at the same relative pace and stopped at the right time, they could successfully reflate and produce a little bit of inflation and a little bit of growth and save the globe from the dreaded throes of deflation. That is what they are trying to do – Quantitative Easing, Martingale style – and so far, so good, I guess – although no rational observer would call these post Lehman efforts a success.

That they haven’t really succeeded is a testament to what I and others have theorized for some time. Martingale QE’s and resultant artificially low interest rates carry distinctive white blood cells, not oxygenated red ones, as they wind their way through the economy’s corpus: they keep alive zombie corporations that are unproductive; they destroy business models such as insurance companies and pension funds because yields are too low to pay promised benefits; they turn savers into financial eunuchs, unable to reproduce and grow their retirement funds to maintain expected future lifestyles. More sophisticated economists such as Kenneth Rogoff and Carmen Reinhart label this “financial repression”. Euthanasia of the saver is the result if it continues too long.

But this is theorizing much like Schrödinger’s cat. How many people care about the existence of a quantum feline? (A few, thankfully, but not many.) Market observers say “show me the money” and when they look inside the box, they want to see some, so let’s get down to business.

How does all this play out? Timing is the key because as gamblers know there isn’t an endless stream of Martingale chips – even for central bankers acting in unison. One day the negative feedback loop on the real economy will halt the ascent of stock and bond prices and investors will look around like Wile E. Coyote wondering how far is down. But when? When does Martingale meet its inevitable fate? I really don’t know; I’m just certain it will. Doesn’t help you much, does it. Except to argue that much like time is relative to the speed of light, the faster and faster central bankers press the monetary button, the greater and greater the relative risk of owning financial assets. I would gradually de-risk portfolios as we move into 2016. Less credit risk, reduced equity exposure, placing more emphasis on the return of your money than a double digit return on your money. Even Martingale casinos eventually fail. They may not run out of chips but like Atlantic City, the gamblers eventually go home, and their doors close.

-William H. Gross
2. 望东楼 2015-12-05 10:57:33
香港经济发展(可以话包括楼市)其中一个最大隐忧系本港对本身利率及汇率嘅无力。MA只可以好似只狗咁跟响伦姨后面,港元利率由本地央行对本地经济落嘅固本培元特效药变成一定要服食伦姨比美国佬食嘅唔知乜药。结果系本港经济周期波动可能更加波动,因为我哋要食镇静剂个阵可能俾人质两年伟哥。
3. 自我陶醉 2015-12-05 10:59:46
好同意PN兄嘅讲法,香港嘅病源,一直都系联滙, 相信人民币入SDR,有机会将此结解开。
4. 历史长河 2015-12-05 11:15:01
陶醉兄,

Not sure if you fully understand what you posted, at the end of his analysis, he dismissed equity and financial assets. Then where can he put his money? Is he suggesting real estate? I can't think of anything else.

As for Martingale, I am sure he doesn't understand, neither does you. To understand Martingale, you need to know time series. In short, Martingale assumes random walk which basically says future outcomes don't depend on past outcomes. So his "double up to catch up" is a fool's strategy, violating Martingale's concept.

Lot of guys here say "HK property has gone up more than 10 years, it's time to go down". I say HK property is a Martingale game, what is going to come is independent of what happened in the past.

My 2 cents.
5. 望东楼 2015-12-05 12:00:05
醉兄,呢方面要等脱联汇至得。
6. 自我陶醉 2015-12-05 12:04:24
长河兄,

Not sure if you fully understand what I posted too.  I am not surprised you CANNOT think of any other alternatives apart from real estate.  The reason is you have never ever got your mind and eyes opened wide enough.

If you have time, you may want to take a look at how other experts are doing on portfolio allocation should you have a portfolio size as you claimed to have.  There is one example below.  But everyone has a different risk appetite, interests and strength profile. There will never be one quick fix formula that fits all.  The key is deleveraging and diversification. 

I never have said don't invest in properties, I just say don't blindly invest in it at whatever costs it takes.  Hope you can get it this time!

~~~

Jim Rickards Personal Portfolio for reference only

My personal portfolio is a blend of cash, fine art, gold, silver, land and private equity. I do not own any publicly traded stocks or bonds, partly due to restrictions under various regulatory requirements applicable to my role as a portfolio strategist and newsletter writer.

The mix in my portfolio changes from time to time based on valuations of the particular asset classes. My recommended mix is 10% precious metals, 10% fine art, 30% cash, 20% land and 30% alternatives such as hedge funds, private equity and venture capital.

Currently, my personal allocation is overweight land, fine art and private equity and underweight cash and precious metals. However, this will change, because the fine art fund is currently making profit distributions, which are being reallocated to gold, at what I consider to be a good entry point, and to cash.

All investors should be able to purchase precious metals and land and hold cash without difficulty. Alternatives such as hedge funds, private equity and venture capital are not open to all investors, because they are frequently traded as private funds limited to accredited investors with high minimum subscription amounts.

There are also publicly traded equities such as high-quality bond funds and companies holding hard assets in energy, transportation, natural resources and agriculture.
7. 引刀一快 2015-12-05 12:41:20
长河san

Lot of guys here say "HK property has gone up more than 10 years, it's time to go down". I say HK property is a Martingale game, what is going to come is independent of what happened in the past.

咁你又成日引经据典?
8. 打工仔 Andy 2015-12-05 12:59:34
加息 ! 扣好安全带!
9. 真真薯片 2015-12-05 14:07:21
12月加唔加息都系难讲, 不过加左第一次之后, 市场又会为第二次加定唔加拗到面红耳热

如果12月就加息, 距离8月大选中间最起码要决定。我次加唔加第二次息, 所以可能3月先加第一次较好, 第二次留比下一任总统慢慢研究
10. 舍神 2015-12-05 14:39:03
如果要加早三个月就是更好时间加。
既然早几个月冇胆加,我个人看不到12月会加!

但我重伸,加不到绝不是好事。
11. 历史长河 2015-12-05 14:47:55
欧洲唔系刚刚帮美国加咗息咩?仲在讨论12月加息?

不过我认同舍神兄所讲,唔加息绝对唔系好事,加则是好事。资金一直在等,谋定而后动,一日唔加,一日唔敢轻举妄动。欧洲减息后欧元不跌反升也是异曲同工。

看不到长期低息的事实,妄谈资产配置。
12. 神算 2015-12-06 12:02:36
欧央行没有加大量宽,看来是配合美本月加息。毕竟而家唔系有间世界央行,你加我减就了事,只会关乎自身经济。
13. Sugar 2015-12-06 14:35:54

神算兄:

同意分析!

本想请教你风水命理,无奈你贵人事忙,缘悭一面.....可惜可惜^^

14. 神算 2015-12-06 21:55:59
Sugar 姐,

老套一句,有缘千里能相会,哈哈!