Showing posts with label propaganda. Show all posts
Showing posts with label propaganda. Show all posts

Sunday, July 05, 2026

World Bank's Philippine Upper-Middle-Income Upgrade: Benchmarkism in Action

  

The Philippines’ most important economic problem is that poverty and hunger have been high for several years now, and are still unrecovered to their historically low levels prior to the COVID-19 pandemic—Mahar Mangahas 

In this issue: 

World Bank's Philippine Upper-Middle-Income Upgrade: Benchmarkism in Action

Part I: The Threshold and the Managed Reality

I.1. Benchmarkism

I.2. The Managed Visibility of the Economy

I.3. Why the Upgrade Matters

Part II: The Anatomy of Intervention-Driven Growth

II.1. From Savings to Debt

II.2. Growth and Fragility Are Two Sides of the Same Process

II.3. The Missing Dimension

Part III: Benchmarkism in Action

III.1. From Measurement to Mechanism

III.2. The Benchmark Effect

III.3. Cui Bono?

III.4. On the Question of Coordination

III.5. The Accountability Gap

IV. Conclusion: Beyond the Benchmark 

World Bank's Philippine Upper-Middle-Income Upgrade: Benchmarkism in Action 

When statistical upgrades become instruments of economic narrative management

Part I: The Threshold and the Managed Reality 

World Bank Blog: The Philippines achieved its reclassification through broad-based expansion. GDP grew at an average of 5.8% per year over five years, reflecting gains across all major industries, not a single sector boom, but an economy-wide shift. 

The World Bank has reclassified the Philippines as an upper-middle-income economy after its Gross National Income (GNI) per capita reached approximately US$4,850, surpassing the US$4,636 threshold under the Atlas method. 

On its face, the upgrade is presented as objective statistical recognition of economic progress. Government officials immediately framed it as validation of stronger economic fundamentals, improved investor confidence, and enhanced access to international capital markets. 

But the timing—and more importantly, the economic regime that produced the numbers—matter far more than the threshold itself.


Figure 1 

First, the choice of the measurement window matters. The World Bank highlights average GDP growth of 5.8% from 2021 to 2025. 

Yet that period begins immediately after the deepest economic contraction in modern Philippine history, making it heavily influenced by base effects. Extending the window produces a markedly different picture. Including 2020 lowers the average GDP growth to 3.2%, while extending the comparison back to 2015 reduces it to about 4.7%. (Figure 1, upper window) 

GNI exhibits a similar pattern: approximately 7.1% when measured from 2021, 4.1% from 2020, and roughly 5.0% when measured from 2015. The choice of benchmark materially shapes the narrative. (Figure 1, lower graph) 

In short, the elevated GNI growth figures the World Bank highlights are largely a product of base effects — the 2021 starting point follows the deepest contraction in modern Philippine history, mechanically inflating the measured average. Whether the window was chosen deliberately or by convention, the effect on the narrative is the same. 

Second—and far more importantly—the World Bank's narrative omits the policy regime that generated these outcomes. 

The years feeding into the classification window were defined by an unprecedented macroeconomic configuration: historic monetary expansion, unparalleled fiscal deficits, extraordinary regulatory accommodation, and pandemic-era financial support measures that never fully reverted to their pre-crisis settings. 

Between 2020 and 2021, the Bangko Sentral ng Pilipinas injected a record Php 2.3 trillion into the financial system through liquidity facilities, aggressive monetary easing, and various crisis-response measures designed to stabilize output and financial markets. 

Those interventions were introduced as temporary, countercyclical responses to an extraordinary crisis. 

What followed, however, was not a return to the pre-pandemic policy framework, but the gradual institutionalization of an intervention-heavy economic regime. 

It must be emphasized that the World Bank's Atlas GNI is not a production-based measure of real economic output. 

It is a smoothed, dollar-converted aggregate that combines nominal income, exchange-rate movements, and the effects of credit-supported expansion into a single statistical measure. 

It does not distinguish whether rising income originates from productivity gains, liquidity creation, fiscal stimulus, financial leverage, or some combination thereof. It records the outcome, not the mechanisms that produced it.


Figure 2

The same intervention-heavy macroeconomic regime that elevated measured GNI also coincided with substantial increases in concentrated private wealth. Using the World Bank's own 2021–2025 benchmark period, the combined net worth of the Forbes Philippines 50 Richest grew by roughly 8 percent annually. (Figure 2, upper pane) 

This was not a parallel coincidence but an interconnected consequence of the same policy regime. 

Liquidity expansion, credit creation, fiscal stimulus, and extraordinarily accommodative financial conditions supported corporate earnings, business valuations, and financial asset prices, all of which contributed to the accumulation of private wealth. 

Rising GNI and rising billionaire wealth thus emerged not as independent developments, but as interconnected expressions of the same underlying monetary-financial process. 

Seen this way, the benchmark records only one observable consequence of the policy regime while remaining largely silent about the parallel accumulation of wealth and financial claims generated by the same causal forces. 

Nor does its per-capita average reveal how income is actually distributed across households. 

The threshold itself illustrates how sensitive the classification can be. 

Last year, believe it or not, the Philippines missed upper-middle-income status by only US$26 per person—underscoring how the World Bank's classification rests almost entirely on estimated quantitative outcomes. 

In other words, the period being measured is precisely the period during which emergency intervention evolved into a permanent feature of the Philippine development model. 

I.1. Benchmarkism 

This is where what I have termed benchmarkism begins to operate. 

Benchmarkism is not simply the use of statistical indicators. It is the transformation of statistical and market benchmarks into instruments of narrative management designed to influence expectations, stimulate confidence—or what Keynes famously called animal spirits—and shape market behavior in ways that reinforce an existing political-economic order. 

In practice, the process unfolds through a self-reinforcing feedback loop: 

  • intervention-driven expansion supports nominal income growth;
  • income growth feeds into standardized international benchmarks;
  • benchmark upgrades improve investor confidence and credit perception;
  • improved confidence lowers financing costs;
  • cheaper financing sustains the same intervention-dependent growth model. 

What begins as emergency stabilization gradually becomes institutional structure. 

What begins as temporary policy support evolves into the governing logic of economic development. 

At that point, the benchmark no longer merely measures reality

It becomes one of the mechanisms through which that reality is sustained. 

I.2. The Managed Visibility of the Economy 

This phenomenon is not confined to income statistics. 

Across the same period, other indicators pointed in very different directions beneath the aggregate numbers: 

  • persistent inflation above the BSP's target range;
  • slowing growth momentum even before the latest oil shock and external uncertainties;
  • rising leverage among corporations and major conglomerates;
  • the BSP Financial Stability Coordination Council's warnings over concentrated exposures in real estate, power, energy, and expanding household credit;
  • rising self-rated poverty exceeding 50 percent in national surveys, alongside widening inequality; and (Figure 2, lower chart)
  • Fitch Ratings and Moody's both revised their outlooks on the Philippine banking sector to negative/deteriorating, citing weaker growth, elevated inflation, and rising credit-quality risks. 

These are not anomalies existing outside the system. They are operating realities revealed through different analytical lenses than aggregate income.


Figure 3

Think of it: the Philippines was upgraded to an UPPER-middle-income economy after GNI per capita reached about US$4,850 (roughly Php 290,000 per person on average at USDPHP 60). Yet more than half of Filipinos continue to describe themselves as poor! A 2021 PIDS study suggests that only about 4.9% of the 2015 population fell within the upper-middle-income category (though this share may be higher today).  The same label—"upper-middle income"—thus describes two very different concepts: a national average and the distribution of household incomes. (Figure 3) 

In effect, the income profile of a relatively small segment becomes the statistical basis for relabeling an entire economy! 

This is precisely why SWS founder Mahar Mangahas recently argued that attaining "upper middle income" under the World Bank's standards has no more bearing on the economic well-being of Filipinos than gross national product (GNP) itself, nor does the re-classification indicate the growth of the Filipino middle class. 

His observation underscores the central weakness of benchmark-based classifications: they elevate national aggregates while obscuring the underlying distribution they purport to represent. 

That narrative matters because it influences capital allocation, sovereign risk assessments, financing conditions, and ultimately public perceptions of politically driven economic success.

I.3. Why the Upgrade Matters 

The World Bank's reclassification does not merely describe the Philippine economy. It repositions the country within the global financial architecture. 

Like a sovereign credit-rating upgrade, upper-middle-income status functions as a positive signal. It suggests lower development risk, strengthens perceptions of macroeconomic stability, and improves access to cheaper domestic and international financing

More importantly, it helps validate the existing development model

Governments gain external affirmation of their policies. Large borrowers—particularly the state, banks, and major conglomerates—benefit from lower financing costs and easier access to capital. The benchmark itself becomes part of the financing mechanism

This is precisely how benchmarkism operates. 

The benchmark does not simply measure economic performance. 

It helps manufacture the confidence that facilitates cheaper money

Cheaper money, in turn, reinforces the same intervention-dependent political-economic structure that produced the benchmark in the first place. 

Theoretically, the process becomes self-reinforcing. 

Part II: The Anatomy of Intervention-Driven Growth 

If the World Bank measured the outcome, the more important question is what produced it. 

The answer lies not simply in higher output, but in a transformation of the Philippine economy's financing structure. 

The pandemic response did far more than stabilize economic activity. It altered the relationship between savings, investment, credit, and government spending. Instead of allowing the economy to adjust through market liquidation and the rebuilding of private savings, policy increasingly relied on liquidity creation, deficit spending, and regulatory accommodation to sustain aggregate demand.


Figure 4

Growth therefore became progressively less dependent on internally generated savings and increasingly dependent on policy induced balance-sheet expansion. 

Record domestic claims-to-GDP and the persistence of elevated M2-to-GDP ratios since the pandemic expose the economy's drift toward financialization: a growing dependence on credit expansion and liquidity creation that has made growth increasingly vulnerable to financial fragility. (Figure 4, upper diagram) 

The paradox is that as the economy has become more financialized, growth has steadily slowed since 2022, exposing the diminishing returns of intervention-driven expansion. 

II.1. From Savings to Debt 

One of the least discussed consequences of the post-pandemic policy regime has been the widening savings-investment gap (SIG). Official or GDP based saving-investment gap reached a record Php 3.9 trillion in 2025 (Figure 4, lower image) 

Traditionally, investment is financed by accumulated private savings. Under the intervention regime, however, an increasing share of investment has been financed through government deficits, bank credit, and expanding corporate leverage. 

In effect, policy induced balance-sheet expansion substituted for capital accumulation. 

This distinction is largely invisible in aggregate income statistics. Gross National Income records the resulting income flows, but not whether they were financed through rising productivity or through increasing indebtedness. 

That difference is fundamental because both paths can generate higher measured income in the short run while producing very different long-term outcomes. 

II.2. Growth and Fragility Are Two Sides of the Same Process 

The Bangko Sentral ng Pilipinas' own 2025 Financial Stability Report offers a different perspective on the same expansion. 

Rather than focusing on income, it focuses on balance sheets.


Figure 5

Its latest assessment warns of approximately Php 4.8 trillion in leveraged exposures among non-financial corporations, equivalent to 60.0% of total NFC debt and 21.2 % of nominal GDP, largely concentrated in real estate, power, energy, ICT, construction, manufacturing, and other conglomerate-dominated industries. 

Notably, these are substantially the same sectors that the World Bank cites as evidence of "gains across all major industries." What appears in the World Bank's framework as broad-based sectoral progress is, from a political economy perspective, also the expansion of highly leveraged, elite conglomerates that dominate those industries. 

These sectors have also been among the principal channels through which post-pandemic credit expansion has been transmitted. 

San Miguel Corporation provides a concrete illustration of this balance-sheet expansion at the firm level. According to its SEC filings (17-Q and 17-A), outstanding debt reached approximately Php 1.668 trillion in Q1 2026, up from Php 1.587 trillion in Q4 2025. (Figure 5, lower chart) 

While this figure is not directly comparable to the BSP’s aggregate estimate of corporate leverage, it reflects the scale of debt-financed expansion within one of the country’s largest conglomerates operating inside the same macro-financial environment. 

This is not a contradiction.

It is the other side of the same process. 

Credit-supported expansion can simultaneously produce higher income and higher systemic vulnerability. 

Measured growth and financial fragility are therefore not competing explanations. 

They are complementary outcomes generated by the same intervention regime. The benchmark records the expansion in output; the balance sheet reveals the leverage that helped produce it. Looking only at the former mistakes one dimension of the process for the whole. 

II.3. The Missing Dimension 

None of this appears in the World Bank's Atlas GNI. 

Nor is it intended to. 

The Atlas methodology answers a narrow question: 

Has national income crossed a specified statistical threshold? 

It does not ask:

  • how that income was financed;
  • whether national income reflected productivity gains or leverage;
  • whether debt increasingly replaced private savings;
  • whether intervention became permanent policy;
  • whether balance-sheet risks accumulated alongside growth; or
  • whether rising income translated into broad improvements in household welfare. 

Those questions belong to political economy and financial stability—not to the construction of an income benchmark. 

Yet they are precisely the questions that determine whether today's measured prosperity proves durable tomorrow. 

The World Bank's upgrade therefore captures only one dimension of the Philippine economy.

The BSP's Financial Stability Report, Savings-Investment gap, BSP’s liquidity conditions, SWS survey, Top 50 Forbes net worth captures another. 

But taken together, they describe an economy in which rising income and rising fragility have emerged from the same underlying development model. 

Part III: Benchmarkism in Action 

III.1. From Measurement to Mechanism 

Benchmarkism does not end with the publication of a statistic. Its operative function begins when that statistic is accepted as a proxy for economic reality in policy and financial decision-making. 

This is not limited to income classification. 

Across the same period in which the World Bank highlighted the Philippines’ broad-based expansion, other indicators pointed to a more complex underlying structure: persistent inflation above target, slowing economic momentum, rising corporate leverage, concentrated exposures flagged by the BSP Financial Stability Coordination Council, and continued self-rated poverty among a majority of households. These are not anomalies outside the system. (This pattern has been examined in greater detail in the author's earlier stagflation series.) 

They are different manifestations of the same economy observed through non-aggregate lenses. 

Yet the Atlas GNI ultimately presents these diverse developments through a single aggregate benchmark. Once accepted as a signal of economic progress, that benchmark becomes the language through which policymakers, investors, lenders, and the public increasingly interpret the economy. 

III.2. The Benchmark Effect 

The World Bank’s reclassification does not merely describe the Philippine economy. It alters how the economy is interpreted in financial markets and policy discourse. 

The response was immediate. President Marcos Jr.'s administration, the Bangko Sentral ng Pilipinas, and the Department of Economy, Planning, and Development presented the reclassification as external validation of the country's economic management, reinforcing the narrative of policy success.  Like a stroke of luck, the UMIC upgrade arrived just as the administration faced record-low popularity ratings and only weeks before the President's State of the Nation Address (SONA). 

Like a sovereign credit-rating upgrade, upper-middle-income status signals reduced development risk, strengthens perceptions of macroeconomic stability, and supports access to cheaper financing. 

This is reflected in market outcomes--the Philippine government’s US$2.5 billion sovereign bond issuance and more than US$1 billion in World Bank financing for the energy sector happened just days before the UMIC upgrade announcement. 

Whether coincidental or not, the sequencing highlights the functional role of benchmarks: statistical upgrades shape perceptions of risk, and perceptions of risk influence financing conditions. 

  • Confidence lowers perceived risk.
  • Lower perceived risk reduces borrowing costs.
  • Cheaper financing extends the policy space of the existing economic model. 

In turn, favorable economic benchmarks also reinforce political legitimacy. They furnish incumbent policymakers with externally certified evidence of success, strengthening the credibility of existing policies and improving the prospects for advancing their political and legislative agenda. 

Confidence, therefore, is not the endpoint. It is the transmission mechanism. 

Cheap money is the immediate financial outcome. Political reinforcement is its institutional counterpart. Together, they help sustain the intervention regime that produced the benchmark in the first place. 

III.3. Cui Bono? 

Political economy asks a simple question: who benefits? 

Governments benefit from external validation of economic performance. The narrative shifts from inflation pressures, rising leverage, and structural constraints toward international recognition of progress

Sovereign borrowers gain improved access to global capital markets. Large conglomerates—among the most credit-dependent actors in the economy—benefit from lower funding costs and easier refinancing conditions. Financial markets receive reinforcement of the prevailing development narrative. 

The distributional effects are uneven. Gains are concentrated among state-linked financial actors and large corporate borrowers, while adjustment costs are diffuse across households facing persistent inflation, structural debt accumulation, and constrained real income growth

Benchmarkism does not eliminate these conditions. It reorganizes how they are perceived and politically processed.

III.4. On the Question of Coordination 

It is important to recognize that benchmark institutions do not operate in political isolation. They function within broader political and diplomatic environments where engagement between sovereign governments and international organizations is continuous and multifaceted, involving formal reporting, technical consultations, policy dialogue, and high-level interactions. Of course, there are also informal dialogues and interactions that can take place. 

Benchmark outcomes may be grounded in standardized statistical methodologies, but their interpretation, framing, and policy significance are shaped within this broader institutional ecosystem. Consequently, formally independent classifications can acquire political and strategic importance when they reinforce the interests, objectives, or narratives of multiple stakeholders. 

None of this, by itself, demonstrates explicit coordination or political bargaining, nor should such claims be presented as established fact. It does suggest, however, that benchmark systems cannot be understood solely as technical exercises divorced from the political economy in which they operate. 

Whether one describes the resulting alignment as coordination, convergence, or mutually reinforcing incentives, the practical consequence is similar: favorable benchmark outcomes strengthen confidence in the prevailing development model at moments when that confidence carries tangible political and financial value.

III.5. The Accountability Gap 

If the underlying fragility — conglomerate leverage, the savings-investment gap, persistent inflation above target — resolves badly in the coming years, there is no mechanism by which the World Bank bears any cost for having certified resilience at the peak of the imbalance (no skin in the game)

The Philippines bears the full cost either way. Balisacan himself conceded as much in the same breath as the celebration: income disparities persist, many still face economic difficulty

Of course, the classification can be revised. The narrative can be updated. 

Benchmarkism can shape expectations. But it cannot absorb economic consequences. 

IV. Conclusion: Beyond the Benchmark 

The Philippines' upgrade to upper-middle-income status is more than a statistical event. In practice, it becomes a political and financial one

Governments present it as external validation of economic management, financial markets interpret it as a positive signal, and institutional confidence is reinforced far beyond the narrow question of national income. 

An aggregate measure of national income thus becomes more than a statistical classification. It becomes a signal of economic success. That signal shapes confidence. Confidence influences the price of risk. Lower perceived risk facilitates cheaper financing, reinforcing the same political-economic structure that generated the benchmark in the first place. 

That is the central proposition of benchmarkism. Benchmarks are not merely passive measures of economic conditions. Once embedded in policy, finance, and public discourse, they become institutional mechanisms that shape expectations, influence the allocation of capital, and reinforce existing political-economic arrangements. 

Whether the Philippines' recent gains ultimately reflect durable productivity and genuine capital formation or an economy increasingly sustained by intervention, leverage, and confidence management remains to be seen. Time—not statistical thresholds—will render that judgment. 

Benchmarks can shape narratives. They can influence incentives. They can buy confidence. 

They cannot repeal economic reality. 

____

Notes

See the author's Stagflation series, Parts 1–11, for a more detailed examination of the interaction between slowing growth, persistent inflation, and intervention-driven expansion.

 


Sunday, July 13, 2025

The Confidence Illusion: BSP’s Property Index Statistical Playbook to Reflate Property Bubble and Conceal Financial Fragility

 

Fake numbers lead to a phony economy, with fraudulent policies, chasing a mirage—Bill Bonner 

In this issue 

The Confidence Illusion: BSP’s Property Index Statistical Playbook to Reflate Property Bubble and Conceal Financial Fragility

Part I. The BSP’s Statistical Magic: From Crisis to Boom Overnight

I. A. Statistics as Spectacle — The Real Estate Index Makeover

I. B. The Tale of Two Indices: Deflation and Vacancies Erased: RPPI’s Parallel Universe of Price Optimism

I. C. Multiverse Economic Logic, Pandemic Pricing Without Mobility

I. D. BSP’s Statistical Signaling as Policy: Reflation by Design

Part II: The Confidence Transmission Loop and Liquidity Fragility

II. A. Confidence as Catalyst: BSP’s Keynesian Animal Spirits Playbook

II. B. Benchmark Rate Cuts and the Wealth Effect Mirage

II. C. Developer Euphoria: Liquidity, Debt, and Overreach

II. D. Affordability Fallout: Mispricing New Entrants

II. E. Vacancy vs. Real Demand: The Phantom of Occupancy, Market Hoarding and the Developer Divide

II. F. The Squeeze on Small Property Owners: Valuation Taxes and Hidden Costs

II. G. Sentiment Engineering: Policy Windfalls, Redistribution, Inequality

Part III: Policy Transmission: Consumer Debt, Market Dispersion, and the Mounting Fragility

III. A. Capital Market Transmission: Where Confidence Becomes Signal

III. B. Price Divergences and Latent Losses: Fort Bonifacio & Rockwell

III. C. Liquidity Spiral: From Losses to Liquidation Risk

III. D. Concentration Risk in Consumer Lending

III. E. Credit-Led Growth: Ideology and Fragility

III F. Employment Paradox and Inflation Disconnect

III G. Fragile Banking System: Liquidity Warnings Flashing

IV. Conclusion: The Dangerous Game of Inflating Asset Bubbles 

The Confidence Illusion: BSP’s Statistical Playbook to Reflate Property Bubble and Conceal Financial Fragility 

How benchmark-ism and sentiment engineering are used to buoy real estate and stock prices to back banks amid deepening stress. 

Part I. The BSP’s Statistical Magic: From Crisis to Boom Overnight 

I. A. Statistics as Spectacle — The Real Estate Index Makeover 

In a fell swoop, the real estate industry’s record vacancy dilemma has been vanquished by the BSP. 

All it took was for the monetary agency to overhaul its benchmark—replacing the Residential Real Estate Price Index (RREPI) with the Residential Property Price Index (RPPI). (BSP, July 2025) 

And voilà, prices have been perpetually booming, and there was never an oversupply to begin with! 

Regardless of the supposed “methodological upgrade”—anchored in hedonic regression and presented as aligned with global best practices—the index is built on assumptions and econometric modeling vulnerable to error or deliberate manipulation. 

Let us not forget: the BSP is a political agency. Its goals are shaped by institutional motives, and there’s no third-party audit of its inputs or underlying calculations. The only true litmus test for the data? Economic logic. 

I. B. The Tale of Two Indices: Deflation and Vacancies Erased: RPPI’s Parallel Universe of Price Optimism


Figure 1

Under the original RREPI, national price deflation was recorded during the pandemic recession: Q3 2020 (-0.4%), Q1 2021 (-4.2%), Q2 2021 (-9.4%). Deflation returned in Q3 2024 at -2.3%. (Figure 1, upper visual) 

But under RPPI? No deflation at all. 

Instead, the same quarters posted gains: Q3 2020 (6.3%), Q1 2021 (4.1%), Q2 2021 (2.4%), and Q3 2024 (7.6%). Not even a once-in-a-century health and mobility crisis could dent the official boom narrative. 

The new RPPI also shows a material deviation from the year-on-year (YoY) price changes in residential and commercial prices in Makati reported by the Bank for International Settlements (BIS). Figure 1, lower pane) 

The BSP’s narrative: “Property prices rise in Q1 2025, highest in the NCR.” 

Yet media sources paint a starkly different picture—perhaps reporting from another universe—or even permanently bullish analysts observed that the vacancy woes were intensifying. 

Just last April 29th, BusinessWorld noted

"The vacancy rate for residential property in Metro Manila will likely hit 26% by the end of this year, with condominium developers reining in their launches to dispose of inventory, according to property consultant Colliers Philippines." (italics added) 

On April 8th, GMA News also reported: 

"The oversupply of condominium units in Metro Manila is now estimated to be worth 38 months, as the available supply has continued to increase while there have been 9,000 cancellations, a report released by Leechiu Property Consultants (LPC)." (italics added) 

LPC reported last week that due to prevailing ‘soft demand,’ the NCR condominium oversupply slightly decreased to 37 months in Q2 2025. 

And in a more sobering global perspective, on July 10 BusinessWorld cited findings from the 2025 ULI Asia-Pacific Home Attainability Index: 

"The Philippine capital was identified as one of the most expensive livable cities in the Asia-Pacific region. Condominium prices in Metro Manila are now 19.8 times the median annual household income, far exceeding affordable levels. Townhouses are even more unattainable at 33.4 times the average income." (bold added) 

More striking still, price inflation has persisted amid record oversupply. 

I. C. Multiverse Economic Logic, Pandemic Pricing Without Mobility


Figure 2

The old RREPI captured the downturn in NCR condo units—four straight quarters of deflation in 2020–2021 and again in Q3 2024. But the new RPPI virtually erased this distress. According to its logic, speculative frenzy thrived even during ECQ lockdowns. (Figure 2, topmost graph) 

But real estate isn’t like equities. Its transactions require physical inspection, legal documentation, and bureaucratic transfer procedures. To suggest booming prices during lockdowns implies buyers magically toured properties, exchanged notarized documents, and signed title transfers—while under mobility restrictions. 

Only statistics can conjure such phenomena. 

When vacancies surged again in Q3 2024, RPPI recorded a +5.3% gain. One quarter of mild contraction in Q4 2023 (-4.8%) is the lone blemish on its multiverse logic. 

RPPI now behaves as if oversupply has nothing to do with prices—either the law of supply and demand has inverted, or RPPI reflects a speculative parallel reality 

I. D. BSP’s Statistical Signaling as Policy: Reflation by Design 

This isn’t just mismeasurement. It’s perceptional distortion

The BSP’s policy appears aimed at hitting “two birds with one stone”: rescue the real estate sector—and by extension, shore up bank balance sheets. 

Via rate cuts, RRR adjustments, market interventions, and benchmark-ism, statistics have been conscripted into policy signaling. 

Part II: The Confidence Transmission Loop and Liquidity Fragility 

II. A. Confidence as Catalyst: BSP’s Keynesian Animal Spirits Playbook 

Steeped in Keynesian orthodoxy, the BSP continues to lean on “animal spirits” to animate growth. Confidence—organic or manufactured—is viewed as a tool to boost consumption, inflate GDP, and quietly ease the government’s debt burden. 

Having redefined its benchmark index, the BSP now uses RPPI not just as data, but as a signaling instrument

It projects housing resilience at a time of monetary easing, giving shape to a narrative of strength amid systemic stress. RPPI becomes a cornerstone of "benchmark-ism"—targeting real estate equity holders, property developers, and households alike. 

II. B. Benchmark Rate Cuts and the Wealth Effect Mirage 

The timing is telling. 

This narrative engineering coincides with the underperformance of real estate equities. With property stocks dragging the Philippine Stock Exchange, "benchmark-ism" functions as a tactical lifeline to inflate valuations, revive confidence, and activate the so-called "wealth effect." 

Rising property prices are meant to induce consumption—not only among equity holders but among homeowners who perceive themselves as wealthier. But this is stimulus by optics, not fundamentals. 

II. C. Developer Euphoria: Liquidity, Debt, and Overreach 

This ideological windfall extends to property developers. Easier financial conditions could boost demand, sales, and liquidity—justifying their ballooning debt loads and encouraging further capital spending. 

Or, developers, emboldened by statistical optimism, may pursue growth despite structural weakness, compounding risks already embedded in their debt-heavy balance sheets. 

For example, the published debt of the top five developers (SM Prime, Ayala Land, Megaworld, Robinsons Land and Vista Land) has a 6-year CAGR of 7.88%, even as their cash holdings grew by only 2.16% (Figure 2, middle image) 

Additionally, the supply side real estate portfolio of Universal-commercial bank loans has accounted for 24% of production loans, total loans outstanding 20.68% net of Repos (RRP) and 20.28% gross of RRPs. This excludes consumer real estate loans, which in Q1 2025 accounted for 7.54%.  (Figure 2, lowest chart) 

But this is where the Keynesian blind spot emerges: artificially inflated prices distort economic signals. 

II. D. Affordability Fallout: Mispricing New Entrants 

In equities, inflated valuations misprice capital, leading to overcapacity and overinvestment in capital-intensive sectors like real estate or malinvestments

In housing, speculative price increases distort affordability, widening the gap not only between renters and owners, but also between incumbent homeowners and prospective buyers—including those targeting new project launches by developers. 

As developers capitalize on inflated valuations, pre-selling prices rise disproportionately to income growth, pushing ownership further out of reach for middle-income and first-time buyers. 

This dynamic not only excludes a growing segment of the population, but also risks creating inventory mismatches, where units are sold but remain unoccupied due to affordability constraints. 

The ULI Asia-Pacific Home Attainability Index pointed to such price-income mismatches 

II. E. Vacancy vs. Real Demand: The Phantom of Occupancy, Market Hoarding and the Developer Divide 

Vacancies extrapolate to an oversupply. 

Even when a single buyer or monopolist absorbs all the vacancies, this doesn’t guarantee increased occupancy. 

Demographics and socio-economic conditions—not speculative fervor—drive real demand. 

Meanwhile, rising property prices also translate to higher collateral values, encouraging further credit expansion and balance sheet leveraging in the hope of stimulating consumption. 

But this cycle of debt-fueled optimism risks compounding systemic fragility. 

Rising prices also create friction between small developers and elite firms, the latter leveraging cheap capital and financial heft to dominate the industry. 

Owners of large property portfolios can afford to hoard inventories, allowing prices to rise artificially while sidelining smaller players. 

II. F. The Squeeze on Small Property Owners: Valuation Taxes and Hidden Costs 

Beyond affordability, rising property prices carry compounding burdens for small-scale owners. 

As valuations climb, so do real property taxes, which are pegged to assessed values and can reach up to 2% annually in Metro Manila. 

Insurance premiums and maintenance costs—from association dues to repairs—rise in tandem. These escalating expenses disproportionately impact small owners, who lack the financial buffers of large developers or elite asset holders. 

The result is a quiet squeeze: ownership becomes not just harder to attain, but harder to sustain. 

II. G. Sentiment Engineering: Policy Windfalls, Redistribution, Inequality 

Governments reap fiscal windfalls via inflated valuations, using funds to back deficit spending. But these redistributions often fund projects detached from systemic equity or real productivity.

Despite the optics, only a sliver of the population truly benefits

Aside from the government, the other primary beneficiaries of asset inflation are the elite of the Forbes 100, not the broader population 

This "trickle-down strategy", rooted in sentiment and asset inflation, risks deepening inequality and fueling balance sheet-driven malinvestments. 

Part III: Policy Transmission: Consumer Debt, Market Dispersion, and the Mounting Fragility 

III. A. Capital Market Transmission: Where Confidence Becomes Signal 

Here is how the easing-benchmarkism policy is being transmitted at the PSE.


Figure 3

The PSE’s property index sharply bounced by 8.2% (MoM) in June 2025, while the bank-led financial index dropped 4.9%. This divergence reveals that asset reflation via statistical optics has buoyed developers—but failed to restore investor confidence in the banking sector. (Figure 3, topmost window) 

During the first inning of the ‘propa-news’ campaign that “Easing Cycle equals Economic Boom” in Q3 2024, both indices had surged—property by 16.41% and financials by 19.4%. But Q2 2025 tells a different story: while property stocks outperformed the PSE again, financial stocks weighed it down. (Figure 3, middle diagram) 

This magnified dispersion reflects the imbalance at play. As a ratio to the overall PSE, property stocks are gaining market cap dominance. At the same time, the free float market capitalization of the PSEi 30’s top three banks have declined—mirrored by the rising share of the two biggest property developers. (Figure 3, lowest visual) 

Unless bank shares recover, gains in the property sector will likely be capped. After all, property developers remain the biggest clients of the Philippine banking system. 

Put another way: whatever confidence boost the BSP engineers through easing and revised benchmarks, markets eventually push back against artificial gains

Signal may dominate short-term sentiment—but fundamentals reclaim price over time. 

III. B. Price Divergences and Latent Losses: Fort Bonifacio & Rockwell 

There is more.


Figure 4

The widening divergence in pre-selling and secondary prices of condominiums in Fort Bonifacio and Rockwell Center signifies a deeper signal: the BSP’s implicit rescue of banks via the property sector is being tested on the ground. (Figure 4, topmost window) 

The widening price gap implies mounting losses for pre-selling buyers—early investors who are now exposed to valuation markdowns in the secondary market.

So far, these losses have not translated into Non-Performing Loans (NPLs). Continued financing, sunk-cost inertia, buyer risk aversion, and an economy growing more through credit expansion than productivity have suppressed the impact.

But if these losses scale—or if the economy tips into recession or stagnation—underwater owners may surrender keys. This leads to cascading vacancies and NPLs, raising systemic risk. 

III. C. Liquidity Spiral: From Losses to Liquidation Risk 

Losses, once translated into constrained liquidity, spur escalating demand for liquid assets. This pressure breeds forced liquidations—not just by individual buyers of pre-selling projects, developers but among holders of debt-financed real estate. 

Banks, as financial intermediaries, face direct exposure. When collateral values fall, they may issue a ‘collateral call—requiring borrowers to post more assets—or a ‘call loan,’ demanding immediate repayment.

If rising NPLs escalate into operational or capital deficits, banks themselves become sellers—dumping assets to raise cash. This synchronized selloff in a buyer’s market fuels fire sales and elevates the risk of a broader debt crisis.

III. D. Concentration Risk in Consumer Lending

Last week, the Inquirer cited a Singaporean fintech company which raised concern about the extreme dependence on credit card usage in the Philippines, noting: “The 425-percent debt-to-income ratio in the Philippines—the worst in the region—indicates a ‘severe financial stress.’” (Figure 4, middle image)

Downplaying this, an industry official clarified that since the total credit card contracts were at 20 million, credit card debt averaged 54,000 pesos per contract. Since the number of individuals covered by the contracts was not identified, a person holding multiple credit card debt contracts could, collectively, contribute to a debt profile resembling the 425% debt-to-income ratio (for contract holders).

Based on BSP’s Q4 2023 financial inclusion data, only a significant minority—just 8.1% of the population as of 2021 (World Bank Findex)—carry credit card debt. Even if this figure has doubled or tripled, total exposure remains below 30%, highlighting mounting concentration risks among debt-laden consumers. (Figure 4, lowest table)

III. E. Credit-Led Growth: Ideology and Fragility

The seismic shift toward consumer lending has been driven not only by interest rate caps on credit cards, but by ideological faith in a consumer-driven economy.

Universal and commercial bank consumer credit surged 23.7% year-on-year in May. Credit card loans alone zoomed by 29.4%, marking the 34th consecutive month of 20%+ growth.


Figure 5

From January 2022 to May 2025, consumer and credit card loan shares climbed from 8.8% and 4.4% to 12.7% and 7.5%, respectively. Last May, credit card debt represented 59% of all non-real estate consumer loans. (Figure 5, upper chart) 

Yet how much of credit card money found its way into supporting speculative activities in the stock market and real estate? 

What if parts of bank lending to various industries found their way into asset speculation? 

Once disbursed, banks and the BSP have limited visibility on end-use—adding opacity to the cycle they’re stimulating. 

III F. Employment Paradox and Inflation Disconnect 

Interestingly, this all-time high in debt coincides with near-record employment rates. The May employment rate rose to 96.11%, not far from the all-time highs of 96.9% in December 2023 and 2024, and June 2024. The employed population of 50.289 million last May was the second highest ever. (Figure 5, lowest graph) 

Yet CPI inflation remains muted. Despite collapsing rice prices driven by the Php 20 rollout, inflation ticked up only slightly in June—from 1.3% to 1.4%. 

With limited savings and shallow capital market penetration, the Philippines faces a precarious juncture. What happens when credit expansion and employment reverses from these historic highs? 

And this won’t affect only residential real estate but would worsen conditions of every other property malinvestments like shopping malls/commercial, ‘improving’ office, hotel and accommodations etc. 

III G. Fragile Banking System: Liquidity Warnings Flashing 

Beneath the surface, bank stress is already visible.


Figure 6

Even as NPLs remain officially low—possibly understated—liquidity strains are worsening:

-Cash and due from banks posted a modest 3.4% MoM increase in May—but fell 26.4% YoY

(Figure 6, topmost image)

-Deposit growth edged from 4.04% in April to 4.96% in May

-Cash-to-deposit ratio bounced slightly from 9.68% to 9.87%, yet remains at its lowest level since at least 2013

-Liquid assets-to-deposit ratio fell from 48.29% in April to 47.5% in May

-Bank investment growth slowed from 8.84% to 6.5% (Figure 6, middle diagram)

-Portfolio growth dropped from 7.82% to 5.25% 

Despite these constraints, banks continued lending. 

Interbank lending (IBL) surged, pushing the Total Loan Portfolio (inclusive of IBL and Reverse Repos) from 10.2% to 12.7%, sending the loan-to-deposit ratio to its highest level since March 2020. 

Beyond Held-to-Maturity (HTM) assets, underreported NPLs—particularly in real estate lending—may be compounding the liquidity strain and masking deeper fragility. The surge in HTMs has coincided with a steady decline in cash-to-deposit ratios, signaling stress beneath the statistical surface. (Figure 6, lowest visual) 

IV. Conclusion: The Dangerous Game of Inflating Asset Bubbles 

Despite the Q3 2024 surge in the Property Index—helping power the PSEi 30 upward—combined with a 6.7% rebound in the old real estate index in Q4, vacancy rates soared to record highs in Q1 and remain near all-time highs as of Q2 2025

This unfolds amid surging consumer and bank credit, all-time high public liabilities fueled by near-record deficit spending, and peak employment rates. 

Ironically, the distortions in stock markets—and the engineered statistical illusions embedded in the old property index—have barely moved the needle against real estate oversupply, as measured by vacancy data.  

Not only has the BSP sustained its aggressive easing campaign, it is now amplifying statistical optics to reignite animal spirits—hoping to hit two birds with one stone: rescuing property sector balance sheets as a proxy for bank support. 

Yet inflating asset bubbles magnifies destabilization risks—accelerating imbalances and expanding systemic leverage that bank balance sheets already betray. 

Worse, the turn toward benchmark-ism and sentiment engineering in the face of industry slowdown signals more than strategy—it reeks of desperation.

When monetary tools fall short, propaganda steps in to fill the gap—instilling false premises to manufacture resilience.

And the louder the optimism, the deeper the dissonance. 

____

References 

Bangko Sentral ng Pilipinas BSP's new Residential Property Price Index more accurately captures market trends June 27, 2025 bsp.gov.ph