Sunday, January 12, 2025

Philippines December 2024 CPI: A Possible Turning Point for the Third Wave of the Current Inflation Cycle?

 

The second mischief is that those engaged in futile and hopeless attempts to fight the inevitable consequences of inflation — the rise in prices — are disguising their endeavors as a fight against inflation. While merely fighting symptoms, they pretend to fight the root causes of the evil. Because they do not comprehend the causal relation between the increase in the quantity of money on the one hand and the rise in prices on the other, they practically make things worse—Ludwig von Mises 

In this issue

Philippines December 2024 CPI: A Possible Turning Point for the Third Wave of the Current Inflation Cycle?

I. A Closer Look at the Flawed Foundations of the CPI

II. Does December’s CPI Mark the Turning Point for the Third Wave of the Current Inflation Cycle?

III. A Brief Look at Inflation Era 1.0; Key Questions

IV. Divergent Sentiments: Government Data vs. SWS 21-Year High in Self-Rated Poverty

V. Demand Side Inflation: Record 11-Month Public Spending 

VI. More Demand Side Inflation: BSP’s Easing Cycle Designed to Rescue the Struggling Real Estate Sector and the Banking System

VII. Demand-Side Inflation: The Impact of the USD-PHP Soft Peg and Rising US Treasury Bond Yields

VIII. Conclusion: Strengthening Signs of an Emergent Third Inflation Wave

Philippines December 2024 CPI: A Possible Turning Point for the Third Wave of the Current Inflation Cycle?

A sharp increase in liquidity conditions last November, driven by BSP measures and bank activities, has likely spilled over into prices. Could December’s CPI signal the start of a third wave in the current inflation cycle?

I. A Closer Look at the Flawed Foundations of the CPI

Before we proceed with our exegesis of the Philippine Consumer Price Index (CPI) from last December, it is essential to clarify our position, which diverges from the mainstream acceptance of the inflation benchmark.

We argue that the CPI is structurally flawed for the following reasons:

1. Subjective Nature of Personal Utilities

Because people engage in exchanges to improve their well-being, prices reflect the subjective evaluations of individual economic participants.

As such, comparing personal utilities is inherently impossible because they are subjectively determined, depending on the specific circumstances of an individual, including their operating environment, preferences, values, and hierarchy of needs.

As we explained in 2022 (bold original):

Yet, the thing is, the most substantial argument against the CPI comes from its essence: it is impossible to quantify or average the spending activities of individuals. Everyone has different 'inflation.' The consumption basket varies from one individual to another. And the composition of an individual's consumption basket is never static or constant because it is subjectively determined; it is dynamic or consistently changes. 

Therefore, because the assumption used to generate an estimated CPI is fallacious, the CPI is structurally flawed. (Prudent Investor 2022) 

2. CPI as a Political Statistic 

The CPI is not merely an economic measure; it is, arguably, the most significant political statistic.  

From the Philippine Statistics Authority (FAQ): CPI allows individuals, businesses, and policymakers to understand inflation trends, make economic decisions, and adjust financial plans accordingly. The CPI is also used to adjust other economic series for price changes. For example, CPI components are used as deflators for most personal consumption expenditures in the calculation of the gross domestic product.  Moreover, it serves as a basis to adjust the wages in labor management contracts, as well as pensions and retirement benefits. Increases in wages through collective bargaining agreements use the CPI as one of their bases.

In this context, the political objectives of the administration may influence the calculation of economic indicators, rather than reflecting actual estimates. 

For example, the Consumer Price Index (CPI) plays a significant role in determining bond market rates and interest rates. By understating the CPI, the government can effectively engage in "financial repression," which entails the implicit and artificial lowering of interest rates to subsidize government debt.  

Moreover, beyond facilitating government borrowing, an artificially suppressed CPI also inflates GDP figures, creating a perception of stronger economic performance. 

The periodic (six-year) base year adjustments used for calculating the CPI—intended to reflect the most current composition of goods and services—are inherently biased toward reducing inflation rates. Consequently, CPI figures would likely be higher if calculated using the previous base year of 2006 compared to the current base year of 2018. 

3. The CPI Data and Official Narrative on Inflation 

CPI data and the official narrative often portray inflation as an inherently supply-side-driven phenomenon. 

The sectoral composition of the CPI baskets appears biased, fostering the perception that price increases (inflation) are predominantly caused by supply-side factors. This perspective is consistently reinforced by official explanations, which highlight supply disruptions as the primary drivers of inflation. 

Ironically, however, the Bangko Sentral ng Pilipinas (BSP)’s policy responses have been predominantly demand-side in nature. These responses include interest rate adjustments, reserve requirement ratio (RRR) changes, and regulatory relief measures such as the credit card interest rate cap, as well as quantitative easing or liquidity injections. On rare occasions, political interventions, like the Rice Tariffication Law, address supply-side issues directly. 

In reality, if prices were allowed to function freely, supply-side imbalances would typically resolve themselves in the short term. 

Moreover, with a fixed money supply, an increase in demand for specific goods or services, leading to higher prices, would naturally result in reduced demand for other goods or services, causing their prices to decline. This dynamic reflects changes in relative prices (increases and decreases), which do not equate to a general rise in overall price levels. For example, households operating within fixed budgets and without access to credit exemplify this principle. 

However, when prices for most goods and services rise simultaneously, it indicates a condition of "too much money chasing too few goods." In other words, a generalized price increase arises when the growth of money supply (via credit expansion) outpaces the growth in goods and services. 

In the immortal words of Nobel Laureate Milton Friedman in an interview: (bold mine) 

It [Inflation] is always and everywhere, a monetary phenomenon. It's always and everywhere, a result of too much money, of a more rapid increase in the quantity of money than an output…

If you listen to people in Washington and talk, they will tell you that inflation is produced by greedy businessmen or it's produced by grasping unions or it's produced by spendthrift consumers, or maybe, it's those terrible Arab Sheikhs who are producing it. Now, of course, businessmen are greedy. Who of us isn't? Trade unions are grasping. Who of us isn't? And there's no doubt that the consumer is a spendthrift. At least every man knows that about his wife. 

But none of them produce inflation for the very simple reason that neither the businessman, nor the trade union, nor the housewife has a printing press in their basement on which they can turn out those green pieces of paper we call money. (Friedman, Heritage Foundation)

This underscores the reality that inflation is driven by excessive monetary expansion rather than purely supply-side factors.

Figure 1

Aside from this author, has anyone pointed out the deepening reliance of GDP on money supply growth? (Figure 1, topmost graph)

4. The CPI as a Tool for Narrative Control

The BSP and the government’s approach to inflation management often involves shaping public perception through strategic "narrative control." A clear example of this is the establishment’s "pin-the-tail-on-the-donkey" CPI forecasting exercise:

-At the close of each month, the BSP releases a forecast range for the monthly inflation rate, usually spanning a margin of approximately 80 basis points.

-"Establishment experts" then publish their single-point predictions, which the media aggregates into a "median estimate."

-When the Philippine Statistics Authority (PSA) announces the official inflation rate, it almost always falls within the BSP’s forecast range—except during anomalous periods, such as the CPI spikes in 2022-2023.

This practice reinforces the establishment narrative and helps frame the public’s understanding of inflation within a constrained Overton Window, limiting alternative interpretations of its causes and dynamics.

As I elaborated in 2024 (bold and italics original): 

In essence, they blame the supply side for inflation, but use demand-side instruments to manage it. This disconnect is often lost on the lay public, who are unfamiliar with the technical details surrounding the mechanics of inflation

The general idea is that distortions from the supply side are seen as representing market failure, namely greed, and that the BSP is considered immaculate, foolproof, and practices Bentham's utilitarianism (for the greater good) when it comes to its demand-side policies. Therefore, it would be easier to sell more interventions when the authorities are perceived as saints.  

Ironically, the BSP has been advocating for the "trickle-down theory" in its policies: subsidize demand while controlling or restricting supply (Kling,2016) 

More importantly, the public is unaware of the entrenched "principal agent syndrome" in action: the BSP regulates these mainstream institutions. As such, the BSP indirectly controls the narratives or dissemination of information on inflation.   

Make no mistake: the structural flaws of the CPI arise not only from a critical economic perspective but, more significantly, from a political dimension designed to shift the blame for price instability onto the market economy.  

II. Does December’s CPI Mark the Turning Point for the Third Wave of the Current Inflation Cycle?

Our dialectic of the CPI’s critical flaws serves as the foundation for examining December’s CPI data. 

Let us explore the issue from the perspective of the mainstream viewpoint.

Reuters, January 7: Philippine annual inflation quickened for a third straight month in December due to the faster pace of increases in food and utility costs, the statistics agency said on Tuesday. The consumer price index (CPI) rose 2.9% in December, higher than the 2.6% forecast in a Reuters poll, and was above the previous month's 2.5% rate. December's inflation print brought average inflation in 2024 to 3.2%, well within the central bank's 2%-4% target for the year, marking the first time since 2021 that the Philippines has achieved its inflation goal. 

Though December marked the third consecutive monthly YoY increase, boosting the month-on-month (MoM) change, the upward momentum has not been strong enough to signal a decisive breakout from its year-on-year (YoY) downtrend. (Figure 1, middle image) 

Typically, a MoM rate exceeding 1% is required to achieve this. 

However, while food prices continue to play a significant role in driving up the headline CPI, their influence has been diminishing. This shift indicates broader sectoral contributions, primarily driven by housing, utilities, and transport in December. (Figure 1, lowest diagram)

Figure 2

The uptrend has been most pronounced in the transport sector, while momentum in housing and utilities has recently gained strength. (Figure 2, topmost chart)

The broadening increase in prices has also led to an expansion in the non-food and energy CORE CPI. Both the CORE and headline CPI appear to have made a turn reminiscent of patterns seen in 2015 and 2022. (Figure 2, middle pane) 

If this momentum persists, the headline CPI may be transitioning into the third wave of the current inflation cycle, which has now entered its tenth year.

III. A Brief Look at Inflation Era 1.0; Key Questions

Should the third wave, characterized by the current series of increases, be confirmed, the headline CPI is likely to surpass its 2022 high of 8.7%. 

This inflation cycle is not an anomaly; it mirrors historical precedent, specifically the secular inflation era (1.0), which spanned three inflation cycles from 1958 to 1986. (Figure 2, lowest graph) 

This brings us to several critical questions:

>How do supply-side (cost-push) factors contribute to driving an inflation cycle or even a prolonged era of inflation?

>Does the current inflation cycle mark the beginning of an "Inflation Era 2.0"?

>Which mainstream experts have anticipated and explained this phenomenon?

IV. Divergent Sentiments: Government Data vs. SWS 21-Year High in Self-Rated Poverty

A striking contrast exists between the government's data on the bottom 30% of income earners and the Social Weather Stations (SWS) self-rated poverty survey.


Figure 3

The Consumer Price Index (CPI) for the bottom 30% income group presents one of the most fascinating – and somewhat contradictory – data points in CPI coverage. (Figure 3, topmost window) 

It indicates that the food CPI for this income group has decreased at a faster rate than the overall headline CPI, resulting in a negative spread for the first time since at least 2022. This suggests that the bottom 30% has benefited from easing food inflation, ostensibly leading to ‘reduced inequality.’ 

This assumption appears to be based on the notion that stores have provided price discounts to this income group or that conditions have improved due to assistance from food banks

Conversely, a private poll reported that instances of self-rated poverty surged to their highest level since 2003, reaching a 21-year high

SWS Report, January 8 2025: The December 2024 percentage of Self-Rated Poor families of 63% was 4 points up from 59% in September 2024, rising steadily for the third consecutive quarter since the significant 12-point rise from 46% in March 2024 to 58% in June 2024. This was the highest percentage of Self-Rated Poor families in 21 years, since 64% in November 2003. (Figure 3, middle visual) 

If this poll is accurate, it implies that a vast majority of households continue to suffer from the erosion of the peso’s purchasing power. 

The recent decline in the CPI rate, far from indicating relief, might instead signify a “boiling frog syndrome”—a slow, almost imperceptible build-up of economic hardship. This is evidenced by deteriorating consumption patterns and increasing pessimism, despite near-record employment rates. 

In November 2024, employment rates reached their third-highest level, continuing a trend of near-full employment since Q4 2023. (Figure 3, lowest chart) 

Still, despite this robust employment dynamic, inflation has continued to decline. 

Does this mismatch between self-rated poverty levels and employment gains highlight productivity improvements that are not reflected in wage and income growth?  

Alternatively, could this gap reflect potential manipulation or "padding" of labor data for political purposes ahead of upcoming elections? 

As I noted back in October 2024: (bold and italics original) 

All these factors point to the SWS Q3 data indicating an increase in self-rated poverty, which not only highlights the decline in living standards for a significant majority of families but also emphasizes the widening gap between the haves and the have-nots.  

As a caveat, survey-based statistics are vulnerable to errors and biases; the SWS is no exception. 

Though the proclivity to massage data for political goals is higher for the government, we can’t discount its influence on private sector pollsters either. 

In any case, we suspect that a phone call from the office of the political higher-ups may compel conflicting surveys to align as one. 

Apparently, that phone call to influence the self-rated poverty survey has yet to occur. 

Furthermore, the multi-year high in self-rated poverty could also be symptomatic of government policies involving "financial repression" or an "inflation tax," which redistributes finances and resources from the private sector to the government to subsidize its political spending.

This raises an important question: Whose sentiment truly reflects the public's conditions?  

On one hand, government data suggests a vague improvement for low-income households due to easing food prices.  On the other hand, SWS data indicates a historic rise in self-rated poverty.  

The divergence between these two perspectives underscores the complex economic realities faced by different segments of society as they confront inflation.

V. Demand Side Inflation: Record 11-Month Public Spending

Let us now shift our focus to the demand side of the inflation cycle.


Figure 4

The first and most significant demand-side driver of inflation cycles is public debt-fueled deficit spending. (Figure 4, topmost image)

Thanks to robust tax collections, the 11-month fiscal deficit has fallen to its lowest level since 2020, despite reaching a historic high in public spending over the same period. 

However, while current tax revenues have supported fiscal health, they are subject to the variability of economic conditions and the efficiency of tax administration, whereas government spending is determined by Congressional appropriations. 

Still, diminishing returns and the crowding-out effect could slow GDP growth—or even trigger a recession—leading to reduced tax revenues. This could drive deficits back to record-high levels. 

In any case, public spending at an all-time high inevitably fosters heightened competition with the private sector for resources and financing. This competition—the crowding out syndrome—serves political objectives but disrupts economic allocation, production, and pricing. 

The Philippine budget is set to grow by 9.7% to Php 6.326 trillion in 2025, reinforcing its long-term upward trend in public expenditures. 

Unsurprisingly, this accelerating trend in public spending has closely correlated with the first inflation cycle. 

Also, this is in seeming response to the Q3 2024 GDP slowdown and a deflationary spiral in real estate prices, 'Marcos-nomics' stimulus measures have only intensified. 

That’s in addition to the administration’s positioning for this year’s elections.

VI. More Demand Side Inflation: BSP’s Easing Cycle Designed to Rescue the Struggling Real Estate Sector and the Banking System 

Despite the CPI gradually rising, the BSP cut interest rates twice in Q4 2024, supported by a significant reduction in the bank’s reserve requirements

When similar measures were implemented during the pre-pandemic and pandemic phases (2018–2020), they fueled the first leg of the second wave of the inflation cycle. Is history repeating itself? (Figure 4, middle diagram)

After an 11-month plateau, the banking system’s net claims on the central government (NCoCG) surged to a record-high Php 5.31 trillion in November 2024! (Figure 4, lowest window) 

Banks may have responded to an implicit directive from the BSP, which has contributed to the growth of the money supply. 

Additionally, the BSP’s ‘easing cycle’ prompted a surge in bank lending, particularly to the struggling real estate sector and consumers.

Universal-commercial (UC) bank lending grew by 11.34% in November, driven largely by a 10.11% increase in lending to the real estate sector, which reached a record-high Php 2.57 trillion. 

Meanwhile, UC consumer bank lending (excluding real estate) jumped 23.3% to a historic Php 1.54 trillion.


Figure 5

Overall, systemic leverage—defined as UC bank loans plus public debt—expanded by 11.1%, reaching an all-time high of Php 28.44 trillion.  (Figure 5, topmost chart) 

This growth drove a sharp increase in M3 money supply, from 5.43% in October to 7.7% in November. 

Despite BSP claims of ‘restrictive’ financial conditions, growth rates of systemic leverage have been rising steadily since its trough in September 2023. 

The BSP’s easing measures in the second half of 2024 have undoubtedly contributed to this systemic expansion in leverage. 

The combination of liquidity injections through NCoCG and surging systemic leverage has also driven growth in M1 money supply, which again rose 7.7% in November—reaching levels seen in October 2023. 

If history offers any guidance, reminiscent of 2014 and 2019, the current surge in cash circulation—which accounted for 30.83% of November’s M1—has likely contributed to the broadening increase in non-food and non-energy core inflation, supporting the notion that the headline and core CPI have already bottomed out. (Figure 5, middle graph) 

Notably, M1’s influence on price pressures occurs with a time lag. This means that certain price increases, due to increased spending in sectors benefiting most from credit expansion—such as real estate and their principal lenders, the banks—eventually percolates into the broader economy. 

This clearly reflects the BSP’s implicit backstop for the real estate sector and its key counterparties—the banking system. 

VII. Demand-Side Inflation: The Impact of the USD-PHP Soft Peg and Rising US Treasury Bond Yields 

Another factor that appears to be providing a behind-the-scenes support to inflation is the BSP’s US dollar Philippine peso USDPHP exchange rate cap. 

As we previously noted,

Widening Trade Deficit: First, the cap widens the trade deficit by making imports appear cheaper and exports more expensive. An artificial ceiling exacerbates imbalances stemming from the historical credit-financed savings-investment gap. (Prudent Investor, 2024)

Although November’s trade deficit narrowed to USD 4.77 billion due to a 4.93% decline in imports and an 8.7% slump in exports, it remains within the record levels seen in 2022. (Figure 5 lowest window)


Figure 6

The risk of a sudden devaluation grows as the persistent trade deficits erode the BSP's ability to defend the USDPHP ceiling magnifying inflation risks. (Figure 6, topmost diagram) 

Additionally, the recent shift in the Philippine treasury yield curve—from a flattening, belly-inverted slope to a steepening curve driven by surging bond rates—has further underscored this vulnerability. (Figure 6, middle image) 

Besides, rising yields on US Treasury bonds could influence upward pressure on Philippine rates. (Figure 6, lowest chart) 

US inflation can indirectly impact the Philippines through global trade, commodity prices, and capital flows.  For example, rising US inflation may lead to higher prices for imported goods, thus contributing to increased inflation domestically in the Philippines. 

Additionally, US Treasury yields act as a global benchmark for interest rates. When US yields rise, typically due to higher inflation expectations or tightening monetary policy by the Federal Reserve, it can exert upward pressure on bond yields in other countries, including the Philippines. 

This dynamic occurs as foreign investors may seek higher returns, which in turn can push up domestic yields. The influence of rising US bond rates on Philippine yields underscores the interconnectedness of global financial markets and reflects the broader impact of US economic conditions on emerging market economies. 

Furthermore, if the BSP insists on continuing its ‘easing cycle’ under such conditions, it risks stoking the embers of inflation, which could further weaken the USD-Philippine peso exchange rate. 

Sure, while it’s true that the structural economic conditions of the Inflation Era 1.0 differ from today’s—marked by advances in technology, globalization, and other factors—the political landscape remains strikingly similar. Authorities are still using leverage both directly (through deficit spending) and indirectly (through asset bubbles) to extract resources from the private sector. As such, the outcome—an Inflation Era 2.0—seems increasingly likely to echo its predecessor. 

VIII. Conclusion: Strengthening Signs of an Emergent Third Inflation Wave 

To wrap things up, December’s CPI has shown signs of a potential bottom and has laid the groundwork for the third upside wave of this inflation cycle. 

Aside from the turnaround in the CORE CPI, which indicates a broadening of price increases across the economy, the record quantitative easing by banks in support of record public spending and all-time highs in public debt have injected substantial liquidity into the system

This, combined with the accelerating growth in bank lending, has intensified liquidity growth. As a result, this increased liquidity tends to diffuse into the economy with a time lag, eventually leading to higher prices.

___

References: 

Prudent Investor, The President and the Markets "Disagree" on the CPI; Global Financial Crisis Icebreaker: The Collapse of Sri Lanka July 11, 2022

Philippine Statistics Authority Consumer Price Index and the Inflation Rate, Frequently Asked Questions 

Milton Friedman, The Real Story Behind Inflation, The Heritage Foundation 

Prudent Investor, Has the May 3.9% CPI Peaked? Are Filipinos Really Spending More On Non-Essentials? Credit Card and Salary Loan NPLs Surged in Q1 2024! June 10 2024  

Prudent Investor, Has the Philippine Government Won Its Battle Against Inflation? SWS Self-Poverty Survey Disagrees, Unveiling Its Hidden Messages October 13, 2024  

Prudent Investor, How the BSP's Soft Peg will Contribute to the Weakening of the US Dollar-Philippine Peso Exchange Rate, January 2, 2025

 


Sunday, January 05, 2025

Q3 2024: Philippine Real Estate Enters Deflationary Spiral Post-Pandemic Recession!

 

The total wealth of a country is the total value of goods and services it produces. When real estate prices rise much faster than this value, there has effectively been a large wealth transfer from those who don't own real estate to those who do—Michael Pettis 

In this issue: 

Q3 2024: Philippine Real Estate Enters Deflationary Spiral Post-Pandemic Recession!

I. Q3 2024: Philippine Real Estate Sees First Deflationary Spiral Since the Pandemic Recession! 

II. A Brief Insight into the Differences Between Pandemic-Recession Real Estate Deflation and Today’s Economic Landscape 

III. Despite Declines in New Housing Loans, Total Real Estate Consumer and Supply-Side Loans Surge, Unaffected by High Cap Rates 

IV. Real Estate’s Falling GDP Contribution and Increased Bank Lending Share Point to Heightened Concentration Risks 

V. Q3 2024 Real Estate Deflation Means Lower Sectoral and National GDP; Slower Retail Sales Amidst Greater Supply Side Expansion Translates to More Vacancies 

VI. Real Estate Deflation Amidst Near Full-Employment? What Happens When Unemployment Soars? 

VII. Property Sector Woes: From Price Deflation to Income Losses and Increased Debt Loads 

VIII. Property Sector Woes: From Liquidity Strains to Soaring Bank NPLs? 

IX. Will the BSP Launch QE 2.0 Soon? 

X. Conclusion: Two Ways to Bankruptcy: Gradually, then Suddenly

Q3 2024: Philippine Real Estate Enters Deflationary Spiral Post-Pandemic Recession! 

Philippine real estate prices experienced their first deflationary spiral in Q3 2024 since the pandemic recession, highlighting worsening imbalances in the sector. We explore the potential economic implications and possible policy responses. 

I. Q3 2024: Philippine Real Estate Sees First Deflationary Spiral Since the Pandemic Recession!

The Philippine consumer economy is hurting—and hurting badly. 

This pain is being reflected across several fronts, including the country’s most popular investment: real estate. 

Businessworld, December 30: HOUSING PRICES nationwide declined in the third quarter, the first contraction in over three years, data from the Bangko Sentral ng Pilipinas (BSP) showed. The Residential Real Estate Price Index (RREPI) fell by 2.3% year on year in the July-to-September period. This was a reversal of the 2.7% growth in the second quarter and 12.9% expansion in the same period a year ago. This was also the first time the RREPI posted a decline since the 9.4% drop recorded in the second quarter of 2021. (bold added)

And more news excerpts (all bold mine)

GMANews.com December 12, 2024: The oversupply of condominium units has shot up to an equivalent of 34 months as of November amid the sudden increase in availability of units, according to data released by Leechiu Property Consultants (LPC)… There were 4,971 new units launched in October and November, versus the 4,375 units sold during the period. Year-to-date, condominium take up was recorded at 25,565 units, equivalent to 63% of that recorded in the comparable period of 2023 while project launches stood at 13,226 or half of the previous year. Golez earlier also noted that the oversupply was due to a mix of high interest rates and external concerns, as well as a shift in preference to single-detached homes and properties in nearby provinces. 

Inquirer.net November 16, 2024: Vacancies in Metro Manila’s prime and grade A office market hit a 20-year high as of the end of the third quarter this year, with rental rates declining for the fourth straight quarter. A report from global commercial real estate services firm Cushman and Wakefield puts the average office vacancy rate at 18.2 percent, the highest since the second quarter of 2004. “The Metro Manila office market is exhibiting a slower-than-expected recovery in Q3 2024,” Cushman & Wakefield director and head of tenant advisory group Tetet Castro said in a statement.

Businessworld, November 12, 2024: DEMAND for office space outside Metro Manila has been “less robust” as office occupiers now have smaller space requirements, real estate services firm JLL Philippines said. “After the pandemic, I think the demand has weakened in general because for the key cities outside Metro Manila like Cebu and Iloilo, we’re still seeing a bit of takeup, but for the other peripheral areas, it’s not as robust anymore,” JLL Philippines Head of Research and Strategic Consulting Jan-Loven C. de los Reyes said at a briefing last week…

Businessworld, October 30, 2024: THE OFFICE VACANCY rate in Metro Manila is projected to reach 20.5% by the end of the year, driven by the influx of new office space and the departure of Philippine offshore gaming operators (POGOs), according to property consultancy firm Colliers Philippines…As of the end of the third quarter, Colliers data showed that office space vacancy rose to 18.6% from 18.3% the previous quarter due to space resulting from POGO lease terminations and non-renewal of pre-pandemic leases.

My Initial Insights: 

1. Polls indicate that the challenges faced in Q3 are likely to extend throughout the rest of 2024 and beyond. 

2. Mounting mismatches between weakening demand and rising supply have led to either increasing vacancies or a glut

3. Even the most bullish industry advisors have been forced to admit or confront the harsh reality facing the sector. However, they often put on a cosmetic face or a polished façade, promoting hope of recovery with little explanation beyond reliance on GDP growth. 

4. While real estate prices may seem "sticky," they are actually sensitive to liquidity and interest rates. Consequently, price declines reflect intensifying liquidity strains. In other words, vacancies have drained liquidity from many leveraged landlords and real estate owners, forcing them to sell properties at lower prices

5. The inflationary boom has morphed into a deflationary bust, where fear has replaced greed. 

6. Mainstream thinking has consistently overlooked the root of the issue: trickle-down policies that foster a "build-and-they-will-come" ideology, relying on the assumption of perpetual credit-driven demand fueled by low inflation and interest rates-or an everlasting regime of easy money.

Although we have been addressing this topic for some time, I will be quoting extensively from my May 2023 article: (bold and italics original)

There has been little realization that the industry has invested primarily in the foundation of the so-called "integrated community structure," anchored on urbanization and its extension of "satellite communities." 

Espousing the contortion of Say's Law, "supply creates its own demand," through "build and they will come," the race to build became the industry’s bedrock. 

Yet, the dynamic preference of consumers became one of the challenges of this model. 

And so, influenced by digitalization and pandemic policies, the transformation to hybrid/remote work has rendered a massive "sunk cost" or capital decumulationsignified by oversupply.  

… 

The thing is, though office spaces are the concern here, all other segments of the property sector constitute part of such "integrated communities," which therefore extrapolates to interconnection.  

By extension, it also means that the paradigm of "integrated community" is codependent not only on the vibrancy of the office properties but also residential, shopping malls, hotels, logistics and commercial hubs, and other related structures.   

Indeed, the dilemma of the office segment, the weakest link of the commercial real estate sector (CRE), should spread to other areas. 

Aside from the misallocation of capital, financing these imbalances through debt signifies a double whammy or the acceleration of capital consumption. 

The point having been made, these clusters of entrepreneurial errors are products of the distortion of money via the BSP's easy money regime. 

II. A Brief Insight into the Differences Between Pandemic-Recession Real Estate Deflation and Today’s Economic Landscape

Here’s a deeper dive into this developing seismic event.

The first article noted: "This was also the first time the RREPI posted a decline since the 9.4% drop recorded in the second quarter of 2021."

Figure 1

The last time deflation plagued the BSP’s Real Estate Price Index was in Q3 2020 (-0.4%), Q1 2021 (-4.2%), and Q2 2021 (-9.4%).  (Figure 1, upper window)

However, the difference between then and now is that policymakers responded to the pandemic-induced economic shutdown that led to five consecutive quarters of GDP contraction—a full-blown recession with aggressive measures.

Authorities reacted to this unprecedented disruption with a record fiscal deficit. Simultaneously, the BSP flooded the banking system with a historic Php 2.3 trillion of liquidity, aggressively cut interest rates to historic lows (2% from November 2020 to April 2022), significantly reduced the banking system’s Reserve Requirement Ratio (RRR) from 14% to 12%, implemented unprecedented capital, operational, and regulatory relief measures and subsidies, and placed a cap on the US dollar-Philippine peso exchange rate. The Finance Chief even ordered the SSS and GSIS to buy stocks and support the PSEi 30

All these collective actions were taken to prevent credit deflation and support collateral values—which back bank-issued loans—by reflating the bank-dominated financial system.

Fast forward to today, there has been no recession yet. Despite elevated interest rates, bank credit flows have been oozing.

III. Despite Declines in New Housing Loans, Total Real Estate Consumer and Supply-Side Loans Surge, Unaffected by High Cap Rates

Still, the RREPI fell into deflationary territory, led by properties in Metro Manila, which posted a 14.6% contraction—the second-largest decline since the 18.3% shrinkage in Q2 2021. (Figure 1, lower chart)

Areas outside the National Capital Region (AONCR) have experienced a sharp slowdown but remain on a growth path. 

Importantly, AONCR was barely affected by deflation during the pandemic era. Given the recent dynamics, it might not be exempt this time.

Figure 2

The BSP tacitly attributed this turn of events to the shrinking demand for new housing loans. (Figure 2, topmost table)  

In Q3 2024, the number of residential real estate loans (RRELs) granted for all types of new housing units in the Philippines contracted by 15.7 percent y-o-y. Specifically, loans granted in the NCR and AONCR decreased by 20.3 percent and 13.0 percent, respectively. Notably, the double-digit y-o-y contraction in RRELs in the Philippines, NCR, and AONCR in Q3 2024 was significant, yet not as severe as the decline in housing loan availment observed during the pandemic, which began in Q2 2020. (BSP, 2025) [bold added] 

However, a mere lack of demand for new loans is insufficient to cause a contraction. 

Nevertheless, theoretically, since real estate prices are duration-sensitive and influenced by changes in long-term interest rates, these shifts also impact capitalization rates (cap rates), which in turn affect property values.

Rising interest rates typically lead to higher cap rates, as investors demand a higher return to compensate for the increased cost of borrowing and the higher risk associated with interest rate changes. 

Consequently, higher cap rates generally lead to lower property values, as expected returns must adjust to match the new rates. Therefore, the adverse impact of higher cap rates on property values translates to diminished demand from investors. 

Notwithstanding the contraction in new property consumer loans, aggregate real estate consumer loans hit a record high of Php 1.061 trillion in Q3, although its growth rate fell from 13.5% in Q2 2024 to 8.07%. (Figure 2, middle graph) 

On the supply side, real estate bank loans reached a record Php 2.686 trillion in Q3 2024, with quarterly YoY growth accelerating from 3.86% in Q2 2023 to 13.9% in Q3 2024. 

In aggregate, total bank loans (net of interbank lending) rose to a record Php 13.24 trillion, with quarterly YoY growth also accelerating over the past five quarters. 

Thus, higher cap rates were hardly a factor; instead, the vibrant growth in supply-side bank lending likely contributed to more "build-and-they-will-come" supply. 

IV. Real Estate’s Falling GDP Contribution and Increased Bank Lending Share Point to Heightened Concentration Risks 

Furthermore, reports like this can be misleading: "Banks’ real estate exposure ratio dropped to 19.55% at end-September from 19.92% at end-June and from 20.55% at the end of September 2023—the lowest real estate exposure ratio recorded in five years, or since the 19.5% level as of September 2019." 

This is because the data on Real Estate Loans (REL) as a share of the Total Loan Portfolio (TLP) can signify many things. In this instance, the decline in REL/TLP is not primarily due to banks lending less to the sector or becoming more judicious or cautious. Rather, banks have been lending more aggressively to other sectors, particularly consumer credit cards and salary loans. 

In the realm of consumer loans, the share of real estate loans fell from a record high of 45.06% in Q4 2021 to 36.4% in Q3 2024, despite record peso real estate consumer loans. The 8.6% gap was filled by credit cards, which increased their share from 22.3% in Q4 2021 to 29% in Q3 2024. (Figure 2, lowest diagram) 

Meanwhile, the share of salary loans jumped from 8.3% to 13.22% over the same time frame. 

In statistics, there are many ways to "skin a cat." 

Unless funds are designated through escrow accounts, banks have virtually no control over how loan proceeds are spent. Some of the credit card and salary loans—or even loans declared for production purposes—could have been diverted to real estate mortgage payments, property purchases, or even stock investments. 

The fact that real estate credit growth remains buoyant suggests that most of the borrowed money may have been used for refinancing, with modest amounts allocated to acquiring second-hand properties (for consumer loans) and for property development expansion (supply-side loans). 

This also tells us that while new buyers played a smaller role in borrowings, more experienced buyers and property developers significantly contributed to the sector’s bank borrowings

On this note, despite lackluster growth, the real estate sector’s relative strength—compared to the overall weaker performance of other sectors—prompted a surge in its share of GDP in Q3 2024. 

The value-added contribution of the sector, which posted a 5.4% real GDP growth, amounted to 5.9% of national GDP. 

In the meantime, the real estate sector’s share of Universal-Commercial bank portfolios amounted to 20.46% in Q3.

Figure 3

Thus, a sector contributing 5.9% of GDP holds a 20.5% share of UC bank portfolios—representing significant concentration risks. (Figure 3, topmost chart)

Notably, this is based on the official definition of the banks’ real estate portfolios, whose actual exposure may already be understated. 

V. Q3 2024 Real Estate Deflation Means Lower Sectoral and National GDP; Slower Retail Sales Amidst Greater Supply Side Expansion Translates to More Vacancies

Of course, we’d also argue that the price deflation in Q3’s RREPI, which indicates slower spending across the industry, means less than the advertised GDP. Again, the sector reported 8.8% nominal GDP and 5.4% real GDP. (Figure 3, middle image) 

A lower real estate GDP should shave off a few more percentage points from Q3’s GDP of 5.2%. 

But here’s another potential discrepancy: According to the BSP, buyers of new properties have been less influential in driving demand for real estate. 

In particular, condominium prices plummeted by 9.4% in Q3 2024—the third largest of the five quarterly contractions from 2020 to the present. 

However, as a proxy, the performance of the top five listed developers (SM Prime, Ayala Land, Megaworld, Robinsons Land, and Vista Land) tells a different story. Their Q3 2024 real estate sales surged by 19.76% YoY, suggesting no signs of retrenchment in new property sales

This raises a critical question: Were the BSP numbers inaccurate, or have property developers been overstating their real estate sales? (Figure 3 lowest graph) 

As a side note, the property sales of the top five developers are not limited to residential condos; however, the comparison provided is for estimation purposes only.

Figure 4

But there’s more. 

The slowing rental income growth of the top four developers (SM Prime, Megaworld, Robinsons Land, and Vista Land) appears to align with the moderating revenue growth of the top six non-construction retail chains (SM Retail, Puregold, Robinsons Retail, Metro Retail, SSI Group, and Philippine Seven).  (Figure 4, topmost diagram)

In Q3, rental income for developers increased by 7.12%, while retail chains saw 6% growth. Both figures peaked in 2022 (Q2 and Q3, respectively) and have been on a downtrend since. 

This slowdown also reflects the growing mismatch between sales growth rates and the expansion of selling areas for retail chains and shopping malls, which has resulted in increasing vacancies

VI. Real Estate Deflation Amidst Near Full-Employment? What Happens When Unemployment Soars?

Intriguingly, despite unprecedented consumer bank borrowing rates and levels, the data signals intensifying signs of strained consumers—despite the supposedly near-full employment rate. (Figure 4, middle window) 

This also suggests that either the government’s labor data has been significantly stretched, or that consumers are increasingly burdened by the sustained loss of purchasing power in their wages and incomes, or by escalating balance sheet leverage

Worst of all, it could be both. 

What happens when the employment rate falls? 

Even more important, what happens when consumer credit slows or even retreats?

VII. Property Sector Woes: From Price Deflation to Income Losses and Increased Debt Loads 

Of course, deflation in the industry translates to weakened demand.

While property firms may attempt to mask this through possible overstatements of sales, internal pressures—such as diminishing liquidity, rising debt burdens, and increasing servicing costs—are likely to result in the eventual emergence of losses

When deflation gripped the industry in 2020–2021, the top five developers recorded net income losses over four quarters.(Figure 4, lowest chart) 

Currently, while net incomes are at all-time highs, their growth rate has been eroding.

Figure 5

Furthermore, debt levels continue to climb to record highs, accompanied by rising interest rate expenses. On the other hand, cash reserves have recently dropped and stagnated. (Figure 5, topmost and middle graphs) 

Coming down the pike, the likelihood of income deficits combined with a drain in business liquidity may result in even greater reliance on debt financing to sustain operations—even as collateral values deteriorate. 

If these developments have already impacted the top five developers, what more for marginal industry players—the mom-and-pop operators? 

VIII. Property Sector Woes: From Liquidity Strains to Soaring Bank NPLs?

Considering that banks hold significant exposure to real estate, the next phase will likely result in a surge in non-performing loans (NPLs). 

When deflation engulfed the sector in 2020-2021, real estate consumer NPLs surged and continued to rise even when the RREPI index peaked at 14.1% in Q2 2023. (Figure 5, lowest chart) 

NPLs hit a record Php 21.7 billion in Q2 2024 but slightly declined to Php 21.28 billion in Q3 2024. 

Due to credit expansion outpacing NPL growth, these numbers have been obscured as a function of ratios. They will likely become more prominent once credit expansion materially slows. 

Or what is likely to follow, after mounting losses and the depletion of liquidity, is a rise in NPLs—starting with smaller players and gradually affecting larger industry participants, in a "periphery-to-core" dynamic

IX. Will the BSP Launch QE 2.0 Soon?

In addition to surging public debt, the RREPI Q3 2024 deflation provides context for the BSP’s recent actions, which mirror a shadow of the pandemic recession playbook. These include the reduction of the Reserve Requirement Ratio (RRR) from 9.5% to 7%, effective October 2024, and the ongoing easing cycle, marked by the second and third interest rate cuts in the ONRRP in Q4 2024.

Furthermore, it explains the record-high 11-month public expenditures, reflecting the "Marcos-nomics" fiscal stimulus aimed at offsetting the decline in private sector demand.

Figure 6 

These policies have combined to momentarily bolster liquidity, which had been eroding from 2021 to 2023, as reflected in the YoY changes in M1. (Figure 6, topmost visual) 

Lastly, the Php 2.3 trillion injections by the BSP were partly channeled through its net claims on the central government (NCoCG). 

Interestingly, despite the supposed economic normalization, the BSP’s NCoCG remains elevated, prompting the IMF to request that the BSP become more transparent about its "balance sheet strategy." 

For instance, notes Inquirer.net, "the IMF said the BSP may want to publish more information about the size of its portfolio of government securities (GS), which remains 'substantial' despite declining since the central bank’s large purchases of state bonds during the COVID-19 pandemic." 

The BSP’s NCoCG stood at Php 650 billion as of November 2024, which is vastly above its 2002-2019 monthly average of Php 32.7 billion. (Figure 6, middle chart)

The BSP also holds Php 1.178 trillion worth of domestic securities (as of September 2024), accounting for 14.6% of its total portfolio. (Figure 6, lowest graph) 

The essence here is that by partly maintaining its quantitative easing (QE), the BSP remains heavily involved in controlling liquidity conditions in the banking system, where the real estate industry represents a significant counterparty.

This signifies the 'ratchet effect theory' in action, where temporary solutions to address specific problems become a permanent part of the legal landscape. (Matulef, 2023)

The Php 64 trillion question is: should current developments in the real estate sector deteriorate, would the BSP launch QE 2.0?

X. Conclusion: Two Ways to Bankruptcy: Gradually, then Suddenly

All told, despite the profusion of liquidity and the embrace of easy money policies, deflation in the Philippine real estate industry has emerged and could worsen.

This highlights the widening mismatch between vigorous debt-financed supply-side growth and weakening consumer demand—primarily driven by the erosion of the peso's purchasing power and the extended balance sheet leverage resulting from trickle-down policies, including the crowding-out effect. 

Although the challenge for policymakers would be to allow market forces to take command—cleansing household, corporate, and government balance sheets while rebuilding savings through productive undertakings—this would translate to a vastly diminished GDP and, more importantly, reduced political boondoggles. As such, this route is unlikely to occur. 

Nonetheless, authorities are likely to "fight the last war" by pursuing path-dependent, free-money policies aimed at boosting aggregate demand and GDP, while ignoring all other factors

Lastly, because the consensus believes these trends represent a temporary phenomenon, isolated from the pandemic's events and previous easy money policies, the "build-and-they-will-come" mentality is likely to prevail, driving an even greater debt-financed "race-to-build supply"—thereby exacerbating existing imbalances. 

As American novelist Ernest Hemingway wrote in The Sun Also Rises:

"How did you go bankrupt? Two ways. Gradually, then suddenly."

___

References: 

Prudent Investor, Philippine Real Estate:Mainstream Expert Worried Over Increasing Demand-Supply Gap; Q1 2023 Data ofTop 5 Listed RE Firms and the Property Index, May 28, 2023  

Bangko Sentral ng Pilipinas, Residential Real Estate Prices Decline in Q3 2024, December 27, 2024, bsp.gov.ph  

Michael Matulef, Beyond Crisis: The Ratchet Effect and the Erosion of Liberty August 18, 2023, Mises.org  

Ernest Hemingway, The Sun also Rises Chapter 13, 1926 Project Gutenberg Canada