European Bank Setting Stress Test for Cajas in Spain

Spain

European bank stress tests will train the spotlight on Spain‘s cajas and Germany’s landesbanks due to opaque finances, political meddling and links to troubled sovereign debt and housing markets.
Large listed euro zone banks such as Santander, BNP Paribas, UniCredit and Deutsche Bank are under constant market scrutiny and their exposure to toxic assets, shaky sovereigns and bad debt is largely known.
But the 45 cajas, or unlisted savings banks, and eight landesbanks are uncharted territory in the European banking sector. The International Monetary Fund devoted extra chapters to both of them it its latest Global Financial Stability Report.
The disclosure of the stress test results this month could show that landesbanks’ problems are not over after several bad investments led to serial multi-billion euro bail-outs.
“Many investors see the public sector (banks) in some countries as posing a potential systemic risk and hence contingent liability for the sovereign,” Goldman Sachs analysts wrote in a recent note.
“A credible stress-test would add to investor understanding and could act as a ‘circuit breaker’ of negative sentiment.”
For the landesbanks, the big unknowns that could be exposed in the stress test are their holdings of peripheral eurozone sovereign debt and parts of their loan books which could turn bad under the assumption of a severe economic crisis.
While Germany still has funds left in its bank stability plan that could be used to backstop banks failing the test, the problem for Chancellor Angela Merkel’s government might rather be how to sell yet another bank bailout to voters.
For the cajas, who skirted U.S. toxic assets and went through the first part of the financial crisis unscathed, the main problem is the homegrown toxic asset they helped create themselves: the real estate bubble that is now deflating.
Analysts estimate that they have on their books two-thirds of the more than 300 billion euros ($367 billion) in Spanish property loans that are turning sour as developers default and prices fall after a decade-long boom.
SERIAL TROUBLEMAKER LANDESBANKS

 
Germany’s landesbanks were originally tasked with helping regional governments to support local business, as well as to offer wholesale services to local German savings banks and cater to large corporate clients on behalf of them.
But many of them went astray when they got access to outsized funding after a rush to bond markets in the early 2000s and were desperately seeking assets, many of which led to losses even before the financial crisis.
Their huge exposure to structured U.S. debt instruments required government cash injections and guarantees for four of them — WestLB, BayernLB, LBBW and HSH Nordbank — last year.But as the crisis affected Germany’s real economy and drove up corporate loan losses and as the eurozone periphery’s debt woes evolved, two new vulnerabilities emerged. Both of them will be in the focus of the new European stress tests.
“We see more risk from Landesbanken”s exposures in foreign securities and loans, partly as they seem slow to recognize price changes in securities, partly as the credit quality deteriorates,” said Deutsche Bank analyst Alexander Hendricks.
The few analysts who have taken a closer look at the banks’ balance sheets say those who were propped up by the government have replenished capital levels enough to tide them over, and do not believe they will need fresh cash.
“Capital measures provided by the owners and the rescue fund Soffin were sizeable, and we do not expect additional capital requirements among the Landesbanks in the near term,” said ratings agency Moody’s analyst Katharina Barten.
However, some experts say that Landesbanken which have so far got through the crisis well, like NordLB or Helaba, could now be affected.
“Given the problems that could arise with corporate and mortgage bonds, it cannot be ruled out that the owners will have to prop up those banks with extra capital,” said one investment banker who has looked at the banks.
CAJAS RESTRUCTURING

 
The Bank of Spain’s announcement that it would release bank-by-bank stress test results for the entire system has been the main driver for the publication of the European stress tests, opposed by European regulators until very recently. With a largely unused 99 billion euro Fund for Orderly Restructuring (FROB) in place to backstop problematic cases, and with restructuring of the cajas almost finished, Spanish authorities appeared to assume that their move would have a similar confidence-boosting effect as U.S. stress tests last year.
Estimates for the cajas’ capital needs range from 17 billion euros, which the IMF predicted in its April report, to 40 billion euros estimated by Morgan Stanley. Citi analysts in their own stress test arrived at 24-34 billion euros.
However, the recapitalization needs of the cajas, which between them make up half of the Spanish banking system, are very diverse, as exposure to troubled housing loans ranges from 6 percent of the book to 50 percent in some cases.
The Bank of Spain’s strategy is therefore to arm-twist strong cajas to take over weaker ones, a process supposed to cut excess capacity and help recapitalize the weaker links. Those deals are backed by capital injections from the FROB fund.
Thirty-nine cajas are already involved in such deals, which overall will cut their number to around 15 to 20. They have so far asked for 10.5 billion euros from the FROB fund to make the mergers possible. The deals mean sweeping changes for Spain’s banking sector as caja Madrid, which jointly with peer Bancaja is taking over five smaller cajas, will become Spain’s third-largest bank by assets through the deal. Many of them are also expected to seek a change in their governance to make it easier in the future to take in outside investors or list on the stock market, something that is also encouraged by regulators.

Property Investment Brazil Has Everything You Could Want

Brazil

If you are involved in the International property industry, even if only reading about it, it is next-to-impossible to avoid reading glorious investment reports about the prospects of Brazil property.

All the reports are heavily focussed on Brazil’s present and likely future economic growth, including that which will be fuelled by the discovery of massive oil reserves off the coast of Brazil as well as the World Cup and Olympics to be held in Brazil in 2014 and 2016 respectively.

However, there is apparently no reason to suggest that the north eastern beach regions should see their property markets grow any quicker than anywhere else. In fact in more emerging markets it is normally the capital where things grow fastest, so why is Brazil different?

The answer to that question, where property investors are concerned at least is the best beaches in the world. Why do people buy in the Caribbean? Well the beaches in Natal region of Brazil are fantastic.

The important thing is that the growth is verifiably happening. According to a recent study by a Brazilian research group, Sao Paulo property prices have grown 30% in the last 6 months. Sao Paulo is of course one of the largest cities in north eastern Brazil.

And so, of course this bodes well for the other cities in the north east, and the north east as a whole. The economic growth will also benefit the north east in the long term, because there is undoubtedly potential for an internal second home market; just as Brits from around the isles buy homes by the beach in Cornwall, so there is sufficient reason to assume that Brazilians will buy homes by the beach in north east Brazil. This is being fuelled by soon to be the best economy in the world. So seriously talk to International Hot Property about property in Brazil.

Qatar To Be Largest Overseas Property Investor in 2010

Real Estate Overseas.

Overseas property Investment

Qatar is expected to be the largest source of International real estate capital during 2010, real estate consultancy Jones Lang LaSalle said in a report published  last Sunday.

The country, which has emerged as “a new global powerhouse,” is expected to rank as the number one global overseas investor in 2010, according to the firm.

“Cash-rich and with a strong appetite for splashy overseas assets, Qatari vehicles have lately outshone their counterparts from the region and are projected to carry on with their rapid expansion across the real estate world,” the report said.

Recent investments — such as the purchase of London department store Harrods in May for around 1.5 billion pounds — are likely to be followed by further investments in other markets across Latin America, Eastern Europe and Asia, it said.

“Qatar is the epitome of energy-rich GCC nations, with a large appetite for real estate investment, fuelled by the rapid growth in oil and gas revenues over recent years,” the report said.

Qatar’s competitive advantage will be helped by the decline in investment from German funds, which were among the major global investors in 2009, the report said.

Qatar, the world’s largest exporter of liquefied natural gas, was one of the fastest growing economies worldwide in 2009.

Its economy grew at an average pace of 17.4 percent over the past five years and it is set to largely outperform fellow Gulf oil producers such as Saudi Arabia and the United Arab Emirates in coming years.

So The Property Recession in Spain is Over – What Next

 

Spain

Spain property

With the news that prices hardly fell at all last month the real question for Spain and its property market is what happens next?

Great news for property Costa del Sol market with the news that average property prices fell by 4% year on year to the end of May according to Tinsa with prices actually only falling a fraction from the previous month and this is Spain as a whole.

Interestingly the Islands and the coasts are fairing the best which isn’t surprising at all in that the market in these areas have been heavily supported by International buyers taking advantage of the fantastic property deals which he have seen first hand in Costa del Sol and Marbella and especially Mallorca which shows the lowest year on year full and we could see prices rise in Mallorca this year.

We could even start to see price rises at the start of next year for Costa del Sol and Costa Blanca. We just hope you come round to our way of thinking and believe our message that 2010 is the year to buy before it’s too late.

Mallorca Investors are seriously having to think about buying or missing the boat completely.

Portugal Property

 

International property

An increasing number of real estate investors in Portugal are looking for homes in northern and central countryside regions, Overseas Property Professional has reported which is different from property for sale in Spain which is tending to go the other way.

According to Jose Luis Borges das Neves, of the Beiraneves property agency, more buyers are looking to move away from the tourist centres of the country and are being drawn to quieter destinations.

“Most people choose to buy existing houses with character … in areas where there are no large new developments,” he told the news provider.

Mr Borges das Neves explained that buyers were looking for “destinations where they can live better in a temperate climate and live cheaper than the Algarve and Silver coasts”.

The news could lead to an increase in the number of people looking for property for sale in Leiria, with the region boasting some more rural destinations.

KBS Property Investments recently claimed that Portugal’s popularity could be attributed to its excellent travel links and great local amenities.

In addition, low prices and an abundance of golf courses are contributing to the country’s appeal as an investment destination.

Luxury Spanish Property in Marbella

Overseas property dreams

Overseas Property dreams have costs

My name is Nick Stuart of Spanish Hot Properties and International Hot Property has asked me for my views on the luxury Spanish property market in Marbella

So what is the state of the Spanish property market here in Marbella and is it really a good time to buy?

So for those of you considering buying Marbella property here in Costa del Sol I thought it would be a good idea to give you an up to date view of Marbella property market.

First things first which is hard for most international people to comprehend is that besides Spain’s economy being in the toilet most of the very best deals were bought in 2009 mainly by Dutch, French and Belgium clients who weren’t effected by the strength of the Euro. The other factor being is Marbella is like the London of Andalucia and Costa del Sol Real Estate markets and as the old saying goes location is everything especially concerning property in Marbella.

So what about prices for Luxury property in Marbella well now you can buy a good luxury apartment for about 460,000 Euros or super Luxurious beach front penthouses for up to 1.8 Million Euros. A good quality Villa will start around the €1M Euro mark rising up to 22M for the palace style villas.

If you’re a serious buyer and seriously interested in buying great value Marbella property why not give me a call at Spanish Hot Properties.

Marbella Property 35% Off

Marbella Deals

Marbella Real Estate

If your looking a great offer in Marbella or Mallorca Taylor Wimpey, formerly Taylor Woodrow the British developer based in Spain selling top quality properties in Spain, is running an unbeatable offer for holiday home buyers in Spain. Reserve one of their fabulous homes before the start of July and they pay your 7% VAT, saving you more than 10,000 Euros.

With Spanish property prices already back to where they were in 2005, buying a top-quality holiday home from one of Spain’s most reputable and reliable builders just got even cheaper. The offer will save more than 10,500 Euros on already heavily discounted prices, making this the best time to buy in years.

But miss the opportunity and you will see prices go up by 8% in a month’s time, as the Spanish government raises VAT on new homes from 7% to 8% from the 1st of July.

It’s not often you come across an offer that saves you more than 10,000 Euros for superb quality design and build in some of Spain’s most desirable locations like Mallorca and now Las Encinas and Los Robles  in Marbella. But like all good things it won’t last, so don’t delay and click the following links for more information on this hot offer from the Taylor Wimpey website:

Los Arqueros does represent fantastic value for Spanish property buyers at the present time. Please call us for more information.

Costa del Sol repossessions Atracting property agents

Costa del Sol Properyt

Costa del Sol Property

increasing number of property agents are taking advantage of the cheap prices available in the Spanish rental property market and buying real estate, Overseas Property Professional has reported with Costa del Sol property being especially sought after.

The news provider, which conducted some research on behalf of Crest Group International, found that repossessed property in the destination was proving to be popular with agents.

Ian Waudby, head of the group, told the news provider: “There is clearly a high level of interest back again.

“There is a lot of demand but several parameters have to be just right for the sale to work, from finance to the legalities of the sale.”

The news comes at a time when the Spanish economy remains in a dire state, with concerns still present about its national debt.

It could lead to an increase in the number of individuals looking at property for sale in Castille-La Mancha, with the region boasting a warm Mediterranean climate.

According to the Association of Independent Tour Operators, Spain is poised to become the top holiday destination for Britons this summer.

Brazil Top for Investment

According to billionaire real estate investor Sam Zell, Brazil could surpass China’s economy in 30 years. Zell, who is regarded as one of the wisest global real estate investors, has frequently touted the benefits of real estate in Brazil.

World property guru Sam Zell is looking to open a real estate financing company in Brazil as record-low interest rates in Latin America’s biggest economy boost demand for alternative investments.

Zell, who declared a couple of months ago that Brazil is the ‘number one country in the world for investments, is looking for a partner for his real estate investment company with a view to grow Brazil’s ‘still nascent’ real estate financing market.
The company’s, chief strategic officer Thomas McDonald confirmed that the move is on the cards and added that it may open its own company to provide financing to real estate developers.

Zell, regarded as one of the wisest voices in the global real estate industry, has spoken extensively about the benefits of investing in real estate in Brazil. He has pointed out that it is a country with a shortage of affordable housing and infrastructures that support foreign investment.

He said recently that Brazil is self-sufficient, has a strong pool of skilled professionals and otherwise unlimited resources. It also offers scale, he said, and described how Equity International-owned malls have seen 12% growth over the past year.’If you look at all of the facts, I don’t think there is a better environment in all the world than Brazil,’ said Zell, who has also suggested that the country could surpass China in economic might in 30 years.

McDonald said that a 5% cut in Brazil’s Selic interest rate this year to 8.75% and a $18 billion housing stimulus plan announced by the government in March have boosted demand for residential and commercial real estate investments.’Real estate specialty financing is a sector that is still nascent in Brazil and there are opportunities here that aren’t being met in a scalable way. We haven’t yet found the right platform to do that. At some point we’ll find the right one or we’ll create it ourselves,’ he declared.

If you are considering investing in Brazil, why not take a look at Ecocity Brasil, an investment opportunity that global agent, Landcorp International is introducing located in stunning Northeast Brazil. For a limited period you can invest from just £6,000 and enjoy potential profits of 174-275% based on comparisons in Brazil

Overseas Property Has Running Costs

Overseas property dreams

Overseas Property dreams have costs

Overseas properties in the sun are becoming a costly nightmare with almost a quarter of holiday homeowners struggling to meet costs of ownership, according to new research.

Some 85% of overseas property owners say the cost of maintaining their property has gone up in the last 12 months and over a fifth, 21%, are struggling to meet the increased costs, according to a report from currency specialists HiFX.

Over a million Brits currently own a property overseas, with France and Spain being the most popular destinations. However the global economic slowdown has hit homeowners not only at home, but also abroad as the cost of maintaining a property has increased.

Whilst mortgage rates may have gone down for many owners, the overall cost of owning a property overseas, including local taxes, utility bills, maintenance costs etc, has continued to grow and the rising costs of ownership have been magnified by sterling’s depreciation and the continued market nervousness of an impending hung parliament following upcoming General Election.

Many property owners are also seeing their rental income from a holiday home hit, as the number of potential tenants decreases with more people opting for stay-cations in their home country, the report says.

HiFX says there are a number of ways property owners can reduce costs including protecting against currency fluctuations. Two years ago the average overseas property owner transferred £10,000 a year to meet maintenance costs, including overseas mortgage payments, and provide spending money when they visit their second home.

However as the pound has taken a beating against all the world’s major currencies, they now have to convert significantly more in order to meet the costs associated with their international property such as maintenance costs, mortgage payments, utility bills and local taxes.

For example, in October 2008, £10,000 would have bought €12,900. To receive the same amount of Euros today, a Brit has to transfer £11,896, almost £2,000 more.

People who bought a property in South Africa hoping to cash in on this year’s World Cup have been particularly hard hit as they are having to transfer an extra £7,000 to achieve the same amount in South African Rand.

‘People making regular currency transfers can set up a Regular Payment Abroad plan with a currency broker that allows you to lock into an exchange rate for up to 12 months ahead so you know know exactly how much is being transferred every month,’ explained Mark Bodega, Director at HiFX.

‘A Regular Payments Abroad plan also saves you forking out on commission and transfer fees. Banks typically charge up to £30 as a transfer fee on each and every transaction, up to 2% commission on the amount being transferred and, depending on the destination bank account, you may also be charged a further 0.5% receiving fee by the overseas bank,’ he added.

Those who are uneasy about fixing the exchange rate and are more bullish about Sterling’s future or those who are making international transfers on an ad-hoc basis should at the very least shop around for better exchange rates and compare the rates offered by their high street bank with a currency specialist, particularly one which offers an online service for smaller amounts of money, Bodega suggests.

Other ways of off-setting costs is to rent out the property and make sure it is tax efficient.