No asset bubble, said Malaysian Central Bank governor

Malaysia has addressed many issues, risks 

Zeti:‘There is confidence in the financialsystem.’- EPA  

KUALA LUMPUR: There is no reason to believe that Malaysia has seen the formation of an asset bubble that is about to burst, as the country has addressed many of the issues and risks related to it, says Bank Negara governor Tan Sri Dr Zeti Akhtar Aziz.

She said three series of macro prudential measures had been introduced this year to avoid the very risk of the formation of such a bubble asset.

She was responding to a question on whether Malaysia was experiencing an asset bubble that would burst if China’s economy tumbled and as global interest rates rose, as reported recently by the foreign media.

“Conditions between now and in 1997/1998 are different. We are now on a growth path,” she told a press conference in conjunction with the South East Asian Central Banks (Seacen) 30th Anniversary Conference on Greater Financial Integration and Financial Stability and launch of the Seacen Financial Stability Journal.

Zeti said domestic demand was driving Malaysia’s economic growth and the country was not at the epicentre of the recent global financial crisis.

“Our financial intermediaries remain resilient and the supply of credit was never disrupted,” she added.

She said financial intermediation was continuing and financial markets continued to function.

“There is confidence in the financial system. This is the result of the focus over the last decade on financial reforms that have strengthened the foundation of our financial system.

“We believe that credit growth has moderated to a sustainable pace that supports the growth of the economy. In this regard, we continue to monitor conditions,” Zeti added.

Meanwhile, in her opening address at the conference, Zeti said the modernisation of the Asian financial system had been accompanied by a significant strengthening of the regulatory and supervisory frameworks.

She said it had also been accompanied by improved financial safety nets, a more effective surveillance of financial stability risks and stronger legal underpinnings.

“These reforms supported the transition towards more market-oriented financial systems that are anchored in stronger institutions, risk management capacity and governance,” she added.

“Our financial institutions are supported by stronger financial buffers to withstand adverse developments and shocks.

“Significant strides also continue to be made in strengthening consumer protection frameworks, promoting financial inclusion, and enhancing market discipline,” she said.

She also said these developments continued to support the region through the recent episodes of turbulence in the global financial markets.

“The region has also made important strides in enhancing monetary and financial cooperation arrangements to address regional financial stability issues and global policy spillovers.

“Much has been accomplished in the areas of surveillance arrangements, financial safety nets and crisis prevention, management and resolution,” she added.

On the Asian financial integration model for the ten Asean economies, Zeti said it was focused on strengthening pre-conditions through collective capacity building to promote more open market access.

“It also focuses on progressively reducing barriers to facilitate cross-border trade, developing the market infrastructure and an enabling environment to promote the efficient and effective intermediation of cross-border financial flows.

“It also focuses on establishing appropriate safeguards for the stability of the financial system,” she added.

Meanwhile, Bank Negara and the Bank of Korea jointly announced the establishment of a bilateral local currency swap arrangement. It is designed to promote the use of local currencies for bilateral trade and strengthen financial cooperation between Malaysia and South Korea, Bank Negara said in a statement.

This arrangement allows for the exchange of local currencies between the two central banks of up to five trillion Korean won or RM15bil.

The effective period of the arrangement is three years, and could be extended by mutual agreement between the central banks. - Bernama

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Bank Negara revises downwards Malaysia's GDP to 4.5~5.0% for 2013, Currency volatility manageable, Current account slumps

KUALA LUMPUR: Malaysia’s economy in the second quarter of the year grew at a slightly faster pace, but below market expectations, as prolonged weakness in the external environment remains a drag to domestic economic activity.

Gross domestic product (GDP) for the three months to June grew 4.3% year-on-year (y-o-y), sustained by domestic demand, as compared with market expectations of a 4.7% y-o-y growth for the period in review, and a GDP growth of 4.1% y-o-y in the first quarter of the year.

“While domestic demand in the Malaysian economy has remained strong, the overall growth performance has been affected by the weak external sector,” Bank Negara governor Tan Sri Dr Zeti Akhtar Aziz said at a press conference.

She noted that the phenomenon was not unique to Malaysia, as growth in several economies in Asia, particularly those that were export-oriented, had also moderated in the second quarter, as the prolonged weakness in the external environment had started to affect the countries’ domestic economic activities.

“For the Malaysian economy, the prolonged weakness in the external environment has affected the overall growth performance of the economy, going forward,” Zeti said.

“While domestic demand is expected to remain firm, supported by sustained private consumption, capital spending in the domestic-oriented industries and the ongoing implementation of infrastructure projects, the weak external in the first half of this year would affect our overall growth performance for the year,” she added.

Consequently, Bank Negara has revised downwards the overall GDP growth target for Malaysia in 2013 to 4.5%-5.0% from its earlier target of 5%-6%.

“We are expecting a challenging environment, with little improvement in the second half of this year,” Zeti said, adding that domestic demand was expected to remain on its steady growth trajectory and would continue to be supported by an accommodative monetary policy.

Meanwhile, Malaysia’s current account surplus for the second quarter of the year narrowed to RM2.6bil from RM8.7bil in the preceding quarter. This was due to lower goods surplus as well as sustained services deficit and outflows in the income accounts.

Zeti said Malaysia would likely remain in a surplus position through the year, as the expected recovery in external demand, albeit at a moderate pace, would help improve the country’s current account balance.
In addition, Zeti said the Government was considering various options to improve Malaysia’s current account balance. These include scaling back some large projects that had high import content, increasing the country’s economic competitiveness and diversifying its export markets.

She said that Malaysia continued to enjoy a steady flow of foreign direct investment, which could contribute positively to the country’s current account balance.

Zeti and other Bank Negara officials during the Second Qtr 2013 GDP press conference in Kuala Lumpur on Wednesday. - Sia Hong Kiau/The Star 

On another note, Malaysia’s inflation, as measured by the increase in consumer price index (CPI), remained modest in the second quarter of the year. The CPI grew 1.8% y-o-y, compared with 1.5% y-o-y in the preceding quarter, due to price increases in the food and non-alcoholic beverages and housing, water, electricity, gas and other fuels categories

-  Contributed by CECILIA KOK  cecilia_kok@thestar.com.my

Malaysia can manage currency volatility 

KUALA LUMPUR: Malaysia had the capacity to manage its currency volatility, Bank Negara said, as it brushed off concerns of an Asian contagion risk.

“We had demonstrated our ability to handle such a weakness at the height of the global financial crisis in 2008/09, and therefore, would be able to do the same in the current environment,” the central bank governor Tan Sri Dr Zeti Akhtar Aziz said at a press conference.

In highlighting Malaysia’s strengths that would enable it to deal with the present volatility, Zeti said: “Firstly, we have strong intermediaries, and a well-developed financial market.

“Our bond market is one of the largest in South-East Asia, and we have a strong presence of institutional investors who can absorb any selling of our Malaysian Government securities. In addition, our reserves level currently is at its strongest ever and we have a low level of external indebtedness.”

In line with the performance of some regional currencies, Malaysia’s ringgit has weakened against the currencies of major economies in recent months.

Year-to-date, for instance, the ringgit has fallen around 7.7% against the US dollar to close at 3.2947 per US dollar yesterday, compared with 3.0580 per dollar at the start of the year.

Said Zeti: “We are seeing highly destabilising capital flows and this is within our expectations because we had earlier seen huge inflows into our financial system, as experienced by most emerging markets, when quantitative easing (by major developed countries) took place. We received something like RM70bil in inflows in search of higher returns.

“Now that there are discussions on tapering the quantitative easing, some of these funds would return to their respective economies, in particular, the United States. We expect that there would be reversals (of capital).

“This is not the first time we are seeing this phenomenon. Previously, at the height of the financial crisis in 2008/09, we also saw huge surges of capital flows. But then, deleveraging set in (as major developed nations attempted to reduce their indebtedness), which resulted in a significant reversal of funds, and that precipitated a depreciation in our currency and a significant decline in our reserves.

“But we demonstrated during that time that our financial system was able to cope with this (volatile condition), and therefore, we would be able to do the same in the current environment,” Zeti said.

She added that when global economic recovery improved further, the country’s financial markets would eventually move to reflect fundamentals.

“Our domestic economic fundamentals are strong. We have been able to have strong and resilient domestic demand, which grew at 7.2% year-on-year during the second quarter of this year.

“The private-sector investment is still growing at double-digit rates and investment activities are still holding up well. We have low price pressure in this environment and our labour market conditions remain stable,” she said.

- Contributed by CECILIA KOK  cecilia_kok@thestar.com.my 

Malaysia's Current Account Slumps In Q2, GDP Growth Picks Up 

KUALA LUMPUR: Malaysia's current account surplus plunged in the second quarter on weakening exports, overshadowing a slight acceleration in economic growth and highlighting the country's vulnerabilty to market selloffs that have rocked several other Asian economies.

The Indian rupee hit record lows this week and Indonesia's stock market and currency plunged on concerns that their worsening current account deficits left them exposed to an expected withdrawal of U.S. super-loose monetary policy.

Fears that Malaysia and Thailand could join that club have pushed their currencies to multi-month lows in recent days, raising concern that the market contagion could spread to economically healthier countries in Southeast Asia.

Data on Wednesday confirmed that Malaysia's current account surplus is evaporating fast, falling to 2.6 billion ringgit ($790 million) in the second quarter from 8.7 billion ringgit in the first three months and 22.9 billion ringgit before that, reflecting plunging exports and solid imports.

Still, the decline was not as much as some economists had fears.

Economic growth accelerated slightly to 4.3 percent in the April-June period from a year earlier, helped by pre-election government spending and a pick-up in activity after the May polls, but fell well short of economists' expectations of 4.9 percent.

In a nod to the deteriorating growth prospects, the central bank cut its forecast for full-year growth to 4.5-5.0 percent from 5-6 percent.

Malaysia, which is heavily dependent on its exports of commodities such as palm oil, could soon be recording its first current account deficits since the 1997 Asian financial crisis.

"I think the era of strong double-digit current account surpluses is over," said Lee Heng Guie, an economist at CIMB Investment Bank in Kuala Lumpur.

"Unless an export recovery materialises and is supported by a revival in commodity prices, the surplus will still be narrowing for the next two years."

CAPITAL OUTFLOWS

Central bank Governor Zeti Akhtar Aziz said that Malaysia was expected to maintain a current account surplus this year, and could cope with the current "highly destabilising" capital flows.

"This is not a new phenomenon. We coped with it before," she said, adding that the economy was expected to remain supported by strong domestic growth.

Sales of Malaysian bonds by foreigners, who hold almost half of the country's government debt, could be absorbed by Malaysian institutions including the insurance industry, she said.

Other data on Wednesday showed that inflation ticked up to 2.0 percent in July from 1.8 percent in June, in line with market expectations.

Manufacturing output rose 3.3 percent in the second quarter after subdued growth of 0.3 percent in the first, while mining activity picked up 4.1 percent after shrinking in the first three months of the year.

Many businesses put investment plans on hold in the first quarter ahead of the tense national election in May that was narrowly won by the long-ruling National Front coalition.

Investment has been rising strongly as Prime Minister Najib Razak pushes through his $444 billion Economic Transformation Programme aimed at doubling per capita incomes by 2020, but that has also pushed up imports, undermining the current account.

While economists note that Malaysia has a much stronger external position than Indonesia, its weaknesses include a stubborn fiscal deficit, a relatively high government debt of 53 percent of GDP and one of Asia's highest household debt levels.

Najib faces a possible leadership challenge from within his ruling party in October, raising uncertainty over his pledge to cut the budget deficit of 4.5 percent of GDP. He has pledged to announce steps to improve the fiscal position in his budget address in October.

Malaysia's ringgit has tumbled more than 7 percent this year to three-year lows around 3.3 to the dollar and is among Asia's worst performers this year. On Wednesday, it weakened further ahead of the data, falling 0.2 percent to 3.2940.

"It is just a liquidity event that hurt everyone," Abdul Farid Alias, the chief executive of Malayan Banking Bhd (Maybank), Malaysia's biggest bank by assets, told reporters on Wednesday.

"The fundamentals of the economy in Malaysia, of our organisation, remain strong."

The Malaysian data follows Thai gross domestic product figures released on Monday that showed a surprise contraction in second-quarter growth, partly due to weakening exports.

Regional economies have built up hefty foreign reserves and sharply reduced foreign currency debt since they were devastated by the Asian financial crisis in 1997, making them less vulnerable to flighty foreign capital.

Data from the Bank for International Settlements shows Malaysia has enough reserves to cover four times its short-term external debt, while Thailand has 6.8 times. Indonesia has only 1.7 times.

Kelvin Tay, regional chief investment officer Wealth Management Southern Asia-Pacific, said that while Asian debt levels had risen since the 2008 financial crisis, they were mostly sustainable because of higher growth rates.

"We have actually gone up (in debt) but don't forget the economies here are at growing at 6.5-7 percent as a whole," he said. "If you have growth of that kind of level you can certainly sustain the debt levels. If your growth falls to 4-4.5 percent then, yeah, you are in trouble."

Malaysia's central bank left its key policy rate unchanged at 3.0 percent at its last meeting in July, but warned that the weak global environment may hurt growth prospects. However, a pick-up in inflation and further weakness in the currency could prompt it towards a tightening bias- Reuters 

Malaysia-Market Factors To Watch On Aug 21

NEW YORK: Following is a list of events in Malaysia as well as news company-related and market news which could have an influence on the Malaysian market. 

GLOBAL MARKETS-U.S. bond yields retreat from 2-year peaks; Wall St recovers SE Asia Stocks-Indonesia near year-low; Thai stocks drop 2 pct WHAT IS HAPPENING IN MALAYSIA, IN TIMES LOCAL FOLLOWED BY GMT: Statistics Department releases July 2013 Consumer Price Index at 1700pm (0900). * Bank Negara Malaysia releases second quarter 2013 GDP at 1800pm (1000). Central bank governor Zeti Akhtar Aziz holds press conference earlier at 1545pm (0745). Malaysia Airlines' Business Plan update, Malaysia Airlines Academy, Kelana Jaya, 1200 pm (0400). Maybank Group half-year financial results announcement, Menara Maybank, Kuala Lumpur, 1300pm (0500).
MARKET NEWS
Nikkei tumbles to 7-week low on Fed uncertainty, emerging mkt fears US STOCKS-Wall St bounces to end four-day skid; retailers gain TREASURIES-Yields fall as buyers step in, emerging markets roiled FOREX-Dollar slides against euro and yen ahead of Fed minutes; PRECIOUS-Gold turns higher as dollar down ahead of Fed minutes; U.S. oil drops on pipeline outage, contract expiration; VEGOILS-Palm oil eases after rally, export demand caps losses.
MALAYSIA IN THE NEWS: PREVIEW-Malaysia Q2 GDP seen growing but current account in focus Malaysian planter Kulim's offer blocked for London-listed New Britain Malaysia's Aug 1-20 palm oil exports up 12.3 pct -SGS Malaysian Airline posts Q2 net loss of 175.98 million ringgit Muslim Rohingya asylum seekers escape Thai detention centre Malaysia's Aug 1-20 palm exports up 10.3 pct -ITS - Reuters

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Fitch downgrade bad for Malaysian stockmarket

People in the market are aware of the issue revolving around Fitch Ratings’ downgrade, hence it did not result in any immediate implication.

The situation, however, is a temporary hiccup, say market observers 

THIS week was a rough one for Malaysia. The stock market fell the most in seven weeks, the ringgit dropped to the lowest in three years and the yield of Malaysian government’s 10-year debt paper increased to the highest point since January 2011. That reaction stems from Fitch Ratings downgrading its outlook for Malaysia’s credit rating.

Market observers agree that the revised outlook is bad news for the stock market, but they also agree that the situation is a temporary hiccup.

The FTSE Bursa Malaysia KL Composite Index (KLCI) closed 1.25% or 22.46 points lower at 1,7772.62 on Wednesday. But on Thursday, the local bourse rebounded to close 0.3% or 5.2 points higher to 1,777.82. It continued its uptrend yesterday, advancing 0.26% or 4.69 points to 1,782.51 yesterday.

Inter-Pacific Research Sdn Bhd head of research, Pong Teng Siew tells StarBizWeek over the phone that there was a massive “knee-jerk” pullout by foreign funds in the equity market the day after the revised outlook by Fitch Ratings.

“On Wednesday, RM436.5mil foreign selling took place and it continued on Thursday at RM262.1mil,” he says.

He explains while foreign investors are prone to a cash out their positions in the market, the situation is instead cushioned by the local investors.

Yet, the sell-off could represent a temporary hiccup because Malaysia’s public finance (the reason for Fitch Ratings to downgrade its outlook) is considered old news, Pong notes.

He adds that people in the market are aware of the issue, hence it did not result in any immediate implication. “It would not hold the market from advancing”.

Areca Capital chief executive officer Danny Wong says that the stock market will bounce back again because the country’s strong economic fundamentals and corporate earnings are still robust.

“Those factors will drive the stock market to recovery,” he adds.

He notes that the foreign investors may use the downgrade as a reason to exit Malaysia.

“There is a concern that the downgrading may affect foreigners to exit Malaysia in a big way,” he says, noting that the impact could be minimal in the stock market but a greater concern for the bond market.

Public Finance

High debt levels have been a growing concern in recent years for the country, as the government’s debt-to-GDP ratio is among the highest in South-East Asia.

Malaysia debt-to-GDP ratio is almost touching its ceiling limit of 55%.

The country’s budget deficit had widened to 4.7% of GDP in 2013 from 3.8% in 2011, Fitch notes. It said the downgrade in its outlook was because it feels Malaysia’s public finances are its “key rating weakness”.

“I believe that the Government will pursue its target to reduce the budget deficit by 4% this year, or at least show a sign of reduction,” says RAM Holdings Bhd chief economist Dr Yeah Kim Leng.

The ringgit has depreciated further to RM3.25 against the US dollar as the greenback strengthens.

CIMB Research in a report says the depreciation of the ringgit benefits exporters, such as plantation, rubber glove and semicon players, as well as those with foreign currency revenues.

“Malaysia’s current account balance is expected to narrow to around 3% of GDP or lower this year,” its chief economist Lee Heng Guie tells StarBizWeek.

Since the first quarter, the current account surplus had narrowed to 3.7% of GDP. In 2012, current account surplus stood at 6.1% of GDP compared with 14.4% of GDP in 2005 to 2010.

He adds that the downward pressure on the current account is due to the slowdown in export growth and an increase in imports as the domestic demand grows.

“Going forward, we expect two developments in the balance of payments to influence the direction of Malaysia’s current account, which includes export earnings volatility and private investment growth picking up as a result of the Economic Transformation Programme implementation and import of investment capital goods for the construction, oil & gas and service sectors.

“The sustained inflows of private capital and a large war chest of foreign reserves will provide a strong buffer against the weakness in the current account,” he says.

He notes a deterioration in the balance of payments should not be a cause for alarm. “It is the speed, magnitude and cause of deterioration that should warrant a pre-emptive action”.

“Nevertheless, further erosion of the current account surplus and given that Malaysia also incurs persistent years of budget deficit, the emergence of ‘twin deficits’ if they materialise could flag investors’ concerns about their sustainability and net external financing issues to bridge the gap. This underscores the urgency for the government to take remedial action to contain the budget deficit,” he explains.

Response

On Thursday, Fitch Ratings head of Asia-Pacific sovereign Andrew Colquhan over a conference call said that a downgrade in Malaysia’s credit rating is “more likely than not” over the next 18 months and 24 months, after cutting the Malaysia’s outlook, highlighting a concern over the Government’s commitment for fiscal consolidation and budget reforms step.

“It is difficult to see the Government pressing forward any of those steps after the general election,” he says, adding that the rating could reverse if action was taken to address the fiscal issue.

Meanwhile, on Thursday, Prime Minister Datuk Seri Najib Tun Razak gave his assurance that the Government would address the concerns over the Fitch Ratings outlook in his budget speech this year.
“We have already put in place a fiscal committee, which is looking into some of this challenges that we face, and all these will be addressed shortly, especially in the forthcoming Budget,” he said yesterday.
Budget 2014 is expected to be tabled on Oct 25.

Bank Negara governor Tan Sri Dr Zeti Akhtar Aziz says Malaysia has the capacity and capability to address its fiscal vulnerabilities in a gradual and sequenced manner.

“Malaysia still has time to do it, but of course it is now more urgent because the global environment has become more challenging,” she said, adding that policymakers were putting emphasis on increasing national resilience and boosting its potential to sustain economic growth.

The Government has targeted to reduce budget deficit to 4% this year, 3.5% in 2014 and 3% by 2015.

Bond yields

The revised outlook by Fitch also pushed up the yield on the 10-year Malaysian Government Securities (MGS) to the highest since January 2011.

On Wednesday, the yield increased to 4.13% and remain above 4% on Thursday.

“The pullout by foreign funds started in June 2012 judging from the decrease in the foreign holdings in MGS to RM137.9bil in June from RM144.5bil in May.

“The downgrade of Malaysia’s outlook by Fitch Ratings has compounded the impact as local bond market is still digesting what had transpired in the US Treasuries (UST) market on possible tapering of assets purchase programme by the US Federal Reserve,” said Bond Pricing Agency Malaysia chief executive officer Meor Amri Meor Ayob in an email reply.

He says that the local bond market is sensitive to the spread between UST and MGS. “The UST yields have spiked up substantially for the past two months, so have the MGS yields”.

“That being said, in the longer-term perspective, the MGS yields will depend on the health of the economic fundamentals, such as GDP growth, inflation outlook, current account balance as well as fiscal and monetary policy,” he notes.

Zeti says there is not reason to overreact over the recent sell-off of Malaysian bonds.

She adds Malaysia is a highly open market and that it could cope with such volatility because its financial market is one of the most developed among emerging economies.

By INTAN FARHANA ZAINUL - The Star/Asia News Network

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Malaysia's Tax Budget 2013: politically savvy for general election? Housebuyers may struggle to pay!

Beyond the statistics of Budget 2013, it is clear that the government is well aware that the middle income group has found itself in a sandwich position.

FOR some in the Malaysian middle class, especially those in the upper income bracket, there is not much to cheer about Budget 2013.

But this is a group that is not easy to please. If they have their way, they would want to have personal taxes reduced. I would want to pay less to the taxman too, but it is also about time that we wake up to the reality of having the consumption-based goods and services taxes (GST) implemented.

It may not be politically savvy to introduce the GST prior to the general election but the fact is the current tax base is simply too narrow. Just over a million people are now paying personal income tax in a country of over 27 million people.

Through the GST, the tax net would be wider and those who spend on more pricey items would just have to pay for them. An ordinary wage-earner buying economy rice or roti canai won’t have to pay GST, for sure.

But if you buy a Louis Vuitton bag in KL, then it’s only right that you pay a hefty GST bill, and help the government raise its tax revenue. If we want to encourage tourism, we just have to follow what other countries are doing – limiting GST only to our citizens. Tourists, even if they are rich sheikhs, can apply for tax refunds at the airport.

That’s how GST works, but there is a general election ahead. The government does not want to be in a defensive mode, where it has to explain how GST works.

We are always looking to pay less while we expect the government to spend more to boost the economy, or even give away monetary goodies to spur spending.

When the government spends, it has to look for money. Currency speculator George Soros is surely not a good option.

Reducing by one percentage point for those with chargeable income between RM2,500 and RM50,000, as proposed in the Budget, plus the other tax reliefs, also mean that only 1.7 million people will now pay taxes compared with the workforce of 12 million.

Beyond the statistics, it is clear that the government is well aware that the middle income group has found itself in a sandwich position. They are the ones who feel the rising cost of living the most, and any effort to reduce their tax burden should be lauded.

It is this group that the Budget wants to target. The rich can take care of themselves and the poor has been taken care of.

The higher income group would still benefit, in some way, as regardless of how much one earns, the existing tax relief for their children’s education has been increased to RM6,000 from RM4,000 per child.

But it is the financially distressed wage earners, especially those in the lower earning bracket, who are doing their best to stretch the ringgit. After paying for their home rentals, car or motorbike loans and food expenses, there is nothing left, really. Saving itself is difficult, let alone finding the downpayment for the first home.

The affordable houses scheme would be essential to allow this group of urbanites to believe that they can own houses. The government must make it work.

Another measure that is targeted at this group is the 50% discount on KTM fares for Malaysians earning RM3,000 and below monthly. I would have preferred the government to just provide a blanket free KTM ride during peak hours in the mornings and evenings.

I am curious to see how KTM plans to carry out the registration of commuters who qualify and give them the special discount cards. If it is not effectively carried out, due to practical logistic issues, this scheme is definitely open to abuse. So the government might as well just provide free rides.

The whining upper middle class won’t be joining the queues at the crowded KTM stations, that’s for sure. It will still be the same KTM passengers who want to cut down on their financial expenses because they live in the outer city zones or even in Negri Sembilan but travel daily to Kuala Lumpur to work or to study.

The 70 new 1Malaysia Clinics will surely be welcomed as they would be a great help to the urban poor. Furthermore, 350 clinics would be upgraded and an additional 150 dialysis machines will be made available in government haemodialysis centres nationwide. All measures to improve healthcare facilities for the masses are surely welcomed.

But there is one area where the whining from the Malaysian middle class is legitimate – the crime problem.

We have repealed laws such as the Emer­gency Ordinance because the intelligentsia in urban areas demanded it. But the reality is that many of the Simpang Renggam graduates are now on the streets and the police cannot find these crooks because their hands are tied.

Budget 2013 has allocated for 496 CCTV cameras to be installed in 25 local authorities nationwide to prevent street crime in urban areas. This is like a drop in the ocean and surely insufficient.

We should have thousands, if not hundreds of thousands, of these cameras put up, as in London, to keep an eye on potential criminals.

As I write this, I have just been informed that my colleague had his new car hijacked by two men while he was on his way home with his wife and son in Subang Jaya. Incidents like this point to the necessity of having more of our policemen out on patrol.

The proposal to increase the number of police personnel for patrolling and combating crime is in the right direction. The police also have to review how police reports are made so that a person making a simple report about a car accident, or a lost handbag, does not have to compete with people making reports for serious offences. We need to put our policemen on the streets, not behind desks.

Let us consider making Rela, the civil service group, and volunteer policemen take over simple tasks like crowd and traffic control. The Budget has proposed an additional 10,000 officers for the Police Volunteer Reserve force. This is not something new but it will definitely reduce the unnecessary burden on the police.

On the Beat By Wong Chun Wai

 

HBA: Housebuyers may struggle to pay

Among the goodies were the building of 123,000 affordable homes at a cost RM1.9bil in key locations such as Kuala Lumpur, Shah Alam, Johor Baru, Seremban and Kuantan. The houses will cost between RM100,000 and RM400,000 each.

THE National Housebuyers Asso­ciation (HBA) has warned that house-buyers may struggle to service monthly loan payments if they buy homes under the My First Home scheme.

An applicant with a household income of RM5,000 a month, or a couple with a combined income of RM10,000, will not be able to afford the monthly repayments of a RM400,000 housing loan based on a 30-year repayment period after taking into account other household expenses and mandatory tax payments, said its secretary-general Chang Kim Loong.

Chang said applicants who commit to housing loans of RM400,000 with an average interest rate of 4.75% would end up having to pay RM2,086 each month.

“Based on Bank Negara Malaysia (BNM) guidelines, a single loan repayment cannot exceed one third of the applicant, or joint applicant’s gross income.

“It would also be a potential disaster for a household which cannot afford to fork out the 10% down payment from their savings to commit to a RM400,000 loan,” he said.

He said house buyers should always match the repayment period with the number of remaining years they expect to work.

Otherwise, he said, the applicants would not be able to retire, or end up committing their children to continue paying the loan.

On PR1MA, he said, the price cap of RM400,000 for homes was too high.

“PR1MA should be pricing their properties below RM300K, preferably in the range of RM150K to RM300K to cater to a wider base of the middle-income and lower-income groups,” he said.

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Credit-tightening cooling down property market

 Loan approvals for home purchase decline

The banks' tighter lending rules have slightly diminished the actual sales in the residential property market, according to real estate consultants as well as Bank Negara Malaysia data.

Bank Negara's website revealed that the percentage of loan approvals for houses have declined to 46.8 percent in 1H2012 from 50.1 percent over the same period last year.

The amount of mortgage applications for home purchases rose by 2.9 percent year-on-year to RM96.7 billion in 1H2012. However, the value of loans that were approved fell from RM47 billion to RM45.26 billion.

Paul Khong, Executive Director of CB Richard Ellis Malaysia (CBRE), noted that residential property prices could be affected if the mortgage approval rate continues to decline.

"In order to conclude transactions, residential property sellers may now need to realistically adjust their selling prices as many of the buyers cannot get their loan applications approved," added Khong.

CBRE's recent report on Kuala Lumpur's housing market also noted a decline in the percentage of loan approvals in Q2 2012. The report revealed that the rate "was as high as 60.5 percent during the first five months of 2008, and has declined steadily since."

The report also highlighted that the lower rate could be due to the central bank's new lending guidelines.

Anthony Chua, Director of KGV International Property Consultants, commented that although the demand for homes continues to be high, the tougher lending measures have somehow cooled the market.

"We are still monitoring the situation. There is less transactional activity in the market this year for both new property launches and the secondary market compared with last year," said Chua.

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 Actual sale of residential properties declining

PETALING JAYA: The residential property market may be cooling down in terms of actual sales due to credit-tightening measures by banks, according to real estate consultants and Bank Negara data.

Bank Negara's website showed loan approvals' percentage for residential properties in the country declined to 46.8% in the first half of this year from 50.1% during the same period in 2011.

The number of loans applied for purchases of residential properties increased by 2.9% year-on-year in the first half of this year to RM96.7bil.

However, the number of residential property loans approved during the six-month period declined to RM45.26bil from RM47bil in the same period in 2011.

It is also worth noting that the loan approval percentage for non-residential properties was stable at 52.3% in the first half of this year, compared with 52.4% during the same period in 2011.

The number of loans applied (RM50.35bil) and approved (RM26.35bil) for purchases of non-residential properties was also stable in the first half of this year.

CB Richard Ellis (Malaysia) Sdn Bhd executive director Paul Khong said if the housing loan approval rate continued to decline, it will affect residential property prices.

“In order to conclude transactions, residential property sellers may now need to realistically adjust their selling prices as many of the buyers cannot get their loan applications approved,” he said.

KGV International Property Consultants director Anthony Chua said although the demand for residential properties continued to be high, the credit-tightening measures by banks had resulted in the market “cooling somewhat”.

“We are still monitoring the situation. There is less transactional activity in the market this year for both new property launches and the secondary market compared with last year,” said Chua.

Property consultancy CB Richard Ellis (M) Sdn Bhd had, in its recent report on the Kuala Lumpur residential market for the second quarter of 2012, also noted that there was a significant decline in the loan approval percentage this year.

“The loan approval rate was as high as 60.5% during the first five months of 2008, and has declined steadily since,” said the report.

The CBRE report said that the lower rate of loan approvals this year could be attributed to the implementation of new lending guidelines by Bank Negara.

Effective this year, banks have started using net income instead of gross income to calculate the debt service ratio for loans.

“Anecdotal evidence from real estate agents suggests that transactional activity has also declined as a result.”

The property consultancy also pointed out that despite the lower loan approval rates, buyer interest in new property launches, typically of smaller housing units in secondary locations, during the second quarter remained strong with developers continuing to offer attractive incentives to the purchasers such as the developer interest bearing scheme (DIBS), early bird discounts, free built-in cabinets and free legal fees.

“We expect 2012 to be a period of stabilisation especially within the luxury residential market, with transactional activity depressed by uncertain economic conditions and the reduction in loan approval percentage, which remains well below 50%.”

The CBRE report also said speculative property purchases were expected to be reduced for the rest of this year, as a result of tighter lending conditions, uncertain economic outlook, and concerns about the outcome of the upcoming general election.

Meanwhile, another property consultant said the tighter lending conditions had taken a visible toll on the secondary residential property market.

“Newly-launched properties are selling well thanks to better financing access, especially with the DIBS offered by many property developers.”

The consultant said slower sales activities in the secondary residential property market had resulted in innovative offers from marketing agents.

“This includes transactions where buyers sign the sales and purchase agreement but take the bank loans only a year or twolater. In effect, the buyers lock in the unit price now (perhaps in anticipation of further increases in market prices) and defer payment until much later. This works just like an informal DIBS,” he said.

In a recent report, Kenanga Research also said based on its channel checks, the secondary market appeared to be very weak and prices of secondary and primary products have diverged further.

The research unit opined that buyers were more focussed on new launches due to financing and promotional schemes.

“From a bank's perspective, we think there is a preference to lend to the primary market as it means better asset quality whilst banks can get all-in' deals with developers (for example, end-financing to bridging to land financing) to ensure a more balanced systems loans growth.”

Kenanga Research also opined that as a result, property developers can continue to grab greater market share and chalk-up high sales, although it expected Malaysia's overall residential transaction value growth to be relatively unexciting at 5% year-on-year.

It was noted that despite the tighter lending criteria, Malaysia's total residential transaction values have remained stable in the first quarter of this year.

It said buying interest remained strong, due to residential property buyers hedging against inflation and the lack of alternative investments, but this will be reigned in by more prudent lending criteria and the banking system's fear of real-estate tightening measures such as higher real property gains tax.

By THOMAS HUONG huong@thestar.com.my/Asia News Network

Financial Times hails Malaysia’s economic boom

KUALA LUMPUR: It is not always that emerging economies get favourable remarks from hard-boiled foreign media practitioners but Malaysia is getting more laudatory remarks from foreign journalists these days.

Take Jeremy Grant's article on Kuala Lumpur's soon-to-be-developed new financial centre, the Tun Razak Exchange, and the state of the Malaysian economy in the Financial Times Friday, for example.

He wrote: “With much of the world economy experiencing anaemic growth at best, it is hard to believe that any country would contemplate a project on this scale.

“Yet Malaysia's economy is enjoying a gravity-defying boom that is confounding sceptics. Second-quarter gross domestic product figures out this week showed the economy grew by 5.4%, way above consensus expectations of 4.6%, and the 4.9% recorded - after an upward revision - for the previous quarter.”

Grant attributed this development to big-ticket government spending, lending to business by well-capitalised banks, and robust consumer demand, fuelled by pay rises for civil servants and cash handouts that have even seen taxi drivers receive vouchers for free replacement tyres.

“Malaysia's stock market has been among the best performers in the world, buoyed by big flotations including Felda, a state-controlled palm oil producer, which was the second-largest initial public offering after Facebook when it raised over USD2bil last month. Bankers are cashing in with a parade of further IPOs expected within months,” he added.

“Much of the impetus behind the growth comes from the “economic transformation programme” initiated by Prime Minister Datuk Seri Najib Tun Razak when he came to power in 2009.

This involves dozens of government-backed projects designed to boost per capita income to USD15,500 by 2020, from USD9,600 last year and lift Malaysia out of its “middle-income trap”, Grant wrote.

Over spending: Analysts say one nagging concern for Malaysia is the rising household debt caused by the rapid growth in credit card usage.

The Financial Times also quoted Christian de Guzman, an analyst at Moody's, a rating agency, who admitted he was sceptical about the programme's ability to spur private sector development when it was launched. De Guzman is more convinced now, adding that “The proof of the pudding is in the eating but so far they are on track. In aggregate there are just so many things going on [in the economy].”

Grant wrote that “Not only has Malaysia experienced strong domestic demand offsetting its vulnerability to weakening demand for its exports - much of them electronics destined for Europe; it has also benefited from deeper ties with economies in Asia.

Moody's says that in 2006 the United States was Malaysia's largest trading partner, absorbing 18.8 per cent of its exports, while Asia Pacific accounted for 60 per cent. By last year the US share had dwindled to 8.3 per cent while Asia Pacific jumped to 69 per cent.

Malaysia's healthy economy - and the resulting “feel good” factor - stands in contrast to growing anxiety among Malaysia's neighbours in south-east Asia as the global downturn has tarnished their economies.

Analysts point out one nagging concern for Malaysia: rising household debt, caused by rapid growth in credit card usage.

As the transformation programme's projects take root, Grant wrote that Bank Negara Malaysia is forecasting full-year growth at the upper end of its 4-5 per cent.

Amidst this scenario, the Financial Times also quoted Rahul Bajoria, an anaylst at Barclays, as saying that: “We expect momentum to remain underpinned as the project-based nature of these investments means that it is unlikely to be halted abruptly.” - Bernama

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Putting things into perspective - investment in Malaysian property

Is this anti-foreign investment sentiment justified? Currently, 98% of residential properties are owned by Malaysians while foreigners own only 2% in Malaysia. 

SHOULD Malaysia follow suit just because of Singapore's recent moves to stabilise its property market by increasing stamp duties and stopping rich foreigners from becoming permanent residents?

Singapore's situation is very different from Malaysia. Firstly, in terms of size Singapore is smaller than Perlis, Malaysia's smallest state but its population is 20 times bigger. This is in contrast to Malaysia which has a low population density but large land size.

Secondly, Singapore has been very successful in attracting talents and expatriates for the last 30 years, a route that Malaysia has only started to embark upon.

Foreign interest: The foreigners who are buying properties in Malaysia are no l onger the British but from countries in the region including Singapore, Indonesia, China and South Korea.

 

Between 1970 and 1980, the size of the non-resident population in Singapore doubled.

The trend has continued and non-residents constituted 26.8% and permanent residents 10.2% of the population in 2011, reflecting the highest proportion of foreign workers in Asia.

This small island has already increased its population from four million to 5.2 million in 2011 in just a decade. While there are plans to raise this to 6.5 million within the next 20 years, this may be stalled.

Singapore has managed to increase its share of knowledge workers from 51% in the 1960s to 59% in 1990s through liberal immigration policies, affordable yet comfortable accommodations and house ownership.

Anti-foreigner sentiment began to build up as one in every three persons living in Singapore is a foreigner.

The Government is now able to pull the brakes on foreign property buyers given their past successes. Prime Minister Lee Hsien Loong expected a slower 1% to 3% growth in the Singapore economy and said that “admitting fewer workers means forgoing business opportunities and slower growth.”

Malaysia, on the other hand, is a long way from achieving the 10 million population it plans to attract to Greater Kuala Lumpur from the present six million by 2020. The country has only started to embark on this high income path two years ago.

Lowest paid

According to the Economic Planning Unit (EPU) statistics, expatriates have been falling at a compound annual growth rate of -9% per annum from 2000 to 2008. Expatriates working in Malaysia are among the lowest paid compared with regional peers, according to a HSBC Bank survey.

Is this anti-foreign investment sentiment justified? Currently, 98% of residential properties are owned by Malaysians while foreigners own only 2% in Malaysia.

Statistics show that there is an overhang of property priced below RM150,000 for the past three years.

The foreigners who are buying properties in Malaysia are no longer the British but from countries in the region including Singapore, Indonesia, China and South Korea.

Similarly, Malaysians are snapping up properties, companies and banks in the region as well as in the United Kingdom.

Bank Negara statistics show that there is more money leaving the country than entering in 2011. Through fostering friendlier ties with Asean and Asean+3, Malaysia wants to enter foreign markets in Asean, China, South Korea and Japan.

Malaysian companies want to be regional players. If that is so, we also have to tread carefully on policies when others are entering Malaysian territory.

Who are the real culprits behind the rise in property prices?

If speculation among locals account for rising property prices, then Bank Negara's move to place restrictions on loans and net income instead of gross income would sufficiently contain the price increase.

Bank Negara has been very effective in curbing volatile rise in property prices as seen in the steady and gradual rise in prices of Malaysian versus Singapore house price index. (See chart)

Why are expatriates good for the country? Ultimately, every Malaysian wants to enjoy a higher income per capita.

High-income nation

As Malaysian wages are no longer competitive to China, India and emerging Asean member countries like Vietnam and Indonesia, the only route for the future of the country is to embark on a path towards a high-income nation.

In order to do this, Malaysia needs sizeable talent pool to attract multi-national companies to relocate their outsourcing industries here.

Malaysia needs to attract both returning diaspora and foreign talents because of our very small number of highly-skilled population in contrast to those available in China and India.

Expatriates can provide skills that our local population may not have. If we want our universities and research to be ranked anywhere within the top 50 globally, we need foreign talents. Foreign businessmen create jobs when they invest here.

The nation has made the right moves in reducing the cost of doing business, liberalising equity requirements for listed stocks as well as property. All these have gradually made an impact on foreign investors. Last year, Malaysia moved into the international investors' radar and the nation's foreign direct investment hit an all-time high of RM33bil.

To backtrack on its more liberal policies now would simply douse the renewed foreign interest in Malaysia.

Historically, every time Malaysia tightens its property policies, it triggers a downturn in property values. “When Malaysia removes restrictions, investments take a spike. When Malaysian reinstates restrictions on foreign investments, the market will over-correct,” said a Singapore analyst.

Look out for Malaysia Property Incorporated's (MPI) solutions to increasing residential property in the price range of RM500,000 to RM1mil in next week's column.

COMMENT By KUMAR THARMALINGAM - Kumar Tharmalingam is the CEO of MPI. MPI is a public-private initiative set up by the EPU to promote and facilitate foreign investment in Malaysian real estate. MPI's raises Malaysia's profile in the international investment radar through constantly updating foreign investors on Malaysia and real estate information.

Penang to raise price cap for foreigners

By HAN KAR KAY hankk@thestar.com.my

GEORGE TOWN: The Penang Government has proposed to raise the cap for foreign purchases on all properties in the state.

Chief Minister Lim Guan Eng said the current limit of RM500,000 would be raised to RM1mil, except for landed properties on the island that would be raised to RM2mil.

He added that the RM500,000 imposed on permanent residents would be retained.

Lim said this is to give locals priority to purchase cheaper properties, and to stop speculation.

“The state hopes to implement the new ruling by June or July. There will be exceptions and avenues for appeal which must be submitted to the state government on a case-by-case basis.

“We are willing to listen to the Federal Government’s objections, and at the same time, get feedback from and opinions from non-governmental organisations, property developers, foreigners and the public,” he told reporters yesterday.

Lim said the state was the first to come up with such a proposal.

Real Estate and Housing Developers’ Association (Penang) chairman Datuk Jerry Chan when contacted said the proposal was a drastic move but good as it would protect local interests.

On April 14, StarBiz reported that the Government was considering raising the minimum floor prices of houses foreigners are allowed to buy to RM1mil.

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Reining in household debt by Bank Negara Malaysia

The responsible lending guidelines, among the pre-emptive measures by Bank Negara to contain surging household debt, have made a strong impact on most people. Will the guidelines be effective to control the alarming levels of household debt and put the brakes on loan growth? 

THE responsible lending guidelines, which came into effect on Jan 1, created quite a stir in the banking industry with leading indicators signalling further signs of loan growth slowing in the coming months.

There is some discontent among consumers in terms of having their loans approved based on net income compared with gross income previously, in addition to which is the need for more documentation.

Some automotive players and property developers are not too happy either as they feel the move will be a dampener to their business moving forward. Loan growth for January was lower at 12.1% year-on-year (y-o-y), probably the slowest since 2010, compared with 13.6% y-o-y in December last year mainly due to slower growth in the household and business segments.

Total application and approval for loans in January was down almost 3% from a year ago although those disbursed rose by 5.6% y-o-y.

Loans in the household sector, which has a high level of indebtedness, was dragged down by slower growth in auto, mortgage and personal loans. But some quarters argue that this could be attributed to shorter working days in January due to the Lunar New Year break and other holidays.

Officials say that a loan growth in the region of 12% appears to be fine and much stronger growth may be a problem if left unchecked.

Indications are that loan growth to households, which was lower in 2011 than 2010, will normalise in February this year after the dip in January.

Whatever the arguments are, this trend, if it does continue, can be seen by some quarters as worrisome. Will loan growth then continue to slide? Some industry observers and analysts think so.

Loan growth mixed signals

Under the guidelines, banks are, among others, required to apply the net-income calculation method instead of gross income when computing the debt-service ratio for potential borrowers. The lending guidelines cover housing, personal and car loans, credit cards, receivables and loans for the purchase of securities.

Malaysian Rating Corp Bhd chief economist Nor Zahidi Alias says based on indicators, the rating agency feel that loan growth will likely moderate this year to a single-digit figure compared with a 13.6% growth recorded last year.

Nor Zahidi says the stricter guidelines is a step in the right direction.

This is due to the fact that some potential borrowers will no longer be eligible for certain types of loans, he says. This, he adds, is evidenced by a steep drop in the volume of passenger cars sold in January by 25% compared with the same period last year following stricter hire-purchase loan processes.

Total vehicle sales, however, rebounded by 9% in February with industry sales hitting 44,013 units from 40,387 units in February 2011.

Going forward, Zahidi says he foresees further decline in the banking sector loan growth as banks continue to be extra prudent in their lending practices, adding that there are also declines in loan applications for cars, credit card and residential properties based on latest indicators.

Loan applications for purchases of passenger cars contracted by 15.5% in January from 7.8% growth in December 2011. Another significant drop was the application for the amount given to the credit card segment which fell by 50.9% in January from a decline of 10.2% in December 2011. Applications for loans for the purpose of purchasing residential properties contracted 6.3% from a growth of 11.3% in December 2011.

Approvals for loans categorised for “personal uses” declined by 29.8% compared with a 42.4% growth in December 2011 while the amount of loans approved for the purchase of passenger cars and residential properties contracted by 18.4% and 20.9% respectively in January (December 2011: 0.3% and 1.8% respectively).

The Association of Banks in Malaysia (ABM) says the implementation of the guidelines will not have a direct relation to its member banks' loan growth. Factors like global economic conditions and its impact on the regional economy as well as developments on the external and domestic front will be the more pertinent factors that will have an effect on loan growth, it says.

“The guidelines merely set out to better define the expectations of banks to act responsibly and transparently when lending. The policies and practices envisaged are not entirely new as they underscore the existing approach taken by our members. While it will ensure that the debt commitments of individuals and households are within their repayment capabilities, customers who can afford to repay will not be denied access to financing,” it says.

A robust retail finance market, ABM says, cannot be measured by loan growth alone as the obligations (financial and contractual) to repay, sound personal financial management skills and responsible financing practices are more important to the stability and sustainability of the market in the long run.

Weaker numbers

The occurance of non-performing loans and loans in arrears appear to be falling, and they are what bankers and regulators are paying close attention to. That will indicate that the responsible lending guidelines, even though they may crimp the longer-term trend, is not having an impact on the quality of existing loans.

Wong expects loan growth to taper to 8%-9% after clocking in a strong 14% last year.

 

CIMB Research says in one of its notes that it expects a slowdown in loan growth this year due to weaker numbers from all major loan segments including residential mortgages and auto loans.

RHB Research Institute considers that on the whole, the new guidelines will have some impact on household loan growth, but the extent of the impact remains to be seen.

As for demand for loans from the household segment, the research outfit does not think the growth will fall off the cliff, but rather will be at a more moderate pace relative to recent years.

Jupiter Securities head of research Pong Teng Siew feels that with the strict adherence to the lending guidelines, loan growth may hit 8% or less sometime later in the year but may pick up in some months.

OSK Research is maintaining its loan growth projection for this year at 9% despite the guidelines which it says will play a part in slowing loan growth. The projection was underpinned by Economic Transformation Programme (ETP) projects.

RAM Ratings head of financial institution ratings Wong Yin Ching expects loan growth to taper to 8%-9% after clocking in a strong 14% last year.

This, she says, will be supported by expectations of a real gross domestic product growth of 4.6% in 2012 (2011: 5.1%) and a more moderate household loan growth due to various prudential measures introduced since late-2010. Loans growth is said to be correleated to economic growth and with the Government seeing growth to come in at 4%-5% this year, expectations are that the pace of loans given out will accelerate at a slower pace.

Wong says the loan growth will be partly balanced by stronger financing demand from the corporate and commercial sector in anticipation of the rollout of projects under the ETP and 10th Malaysia Plan gaining momentum.

Meanwhile, Maybank IB Research, with a neutral call on the banking sector, says it expects domestic loan growth of 10.5% this year, up from its previous forecast of 9.4%, adding that mortgage lending is expected to hold up better than anticipated.

According to Bank Negara's Financial Stability and Payment Systems Report 2011, the growth of household debt to gross domestic product (GDP) increased last year but the pace was slower with outstanding household debts expanding by 12.5% to 76.6% for the year compared to 2010 when debt grew 13.7% to 75.8%.

It adds that signs of stabilisation in household debt relative to GDP was seen from the second half of last year after a continued upward quarterly trend observed since 2009 with borrowing continuing to be concentrated on residential properties and motor vehicles, which together account for 64% of total household debt.

The report states that bank lending to individuals earning more than RM3,000 per month accounted for about 80% of total loans to households by the banking system.

Choo says the guidelines will not have any adverse impact on those with genuine capacity to repay.

It adds that bank exposure to borrowers with monthly incomes of RM3,00 or less was relatively low representing less than 13% of total banking system loans. “Based on historical experience on the level of impairment and provisioning, any impairment losses to banks are not likely to exceed RM2bil or less than 8% of pre-tax profits of commercial and Islamic banks,” it notes.

The growth in household debts had also been accompanied by a corresponding expansion in household financial assets, it says, adding that stronger growth in household deposits which expanded by 12.2% balanced the slower increase in financial assets.

Timely move?

Despite the brouhaha surrounding the pre-emptive measure, many feel the introduction of the guidelines is timely and justifiable.

RAM's Wong views it as one of the many measures to contain the growth of household debt.

The banking system's household financing has been rising steadily over the last five years and currently constitutes about 55% of the system's total financing, she says, noting that the growth has stemmed mainly from home and personal loans.

As a result, she says, Malaysia's household debt-to-GDP ratio has trended upwards from 69% in 2006 to 77% in 2011. Compared to other countries in the region, this figure is considered high especially when looked at in relation to GDP per capita, she adds.

Some of the other pre-emptive measures which Bank Negara had earlier imposed to control rising household debt include tighter criteria for residential property financing, such as a 70% loan-to-value (LTV) cap on a borrower's third housing loan and beyond, as well as raising the income eligibility criteria for credit cards.

Some analysts concur that the lending guidelines are vital to ensure quality loan growth and some form of control is necessary. With ringgit deposits slowing, analysts expect banks to start pulling back on lending even in the absence of the guidelines.

Zahidi says the guidelines are introduced to ensure that the consumer segment will not be overstretched for too long. While it will take a few years before Malaysia's household debt can be reduced to below 60% of GDP, the stricter guidelines is a step in the right direction, he says.

However, he adds that this will have some adverse effects on the banking sector's loan growth as well as on private consumption.

OCBC Bank (M) Bhd country chief risk officer Choo Yee Kwan says credit assessments under the guidelines are done holistically by taking into account the total debt obligations of an individual borrower and will not have any adverse impact on those with genuine capacity to repay.

At the same time, he says, it will help to deter borrowings for speculative purposes and align debt burden more closely with repayment capacity.

 

Cavale says the long-term impact on banks is yet to be determined.

“While the guidelines are relatively prescriptive on the lending approach, they are really complementary when viewed from the vantage of a bank with more advanced risk assessment tools and portfolio screening and early warning triggers for sustainable loan portfolio health,” Choo explains.

A banking analyst from MIDF Research, on the other hand, thinks that while the guidelines on the whole are good, some details are vague and not properly spelt out. For example, there is no mention of specific details on liability as well as on debt servicing ratio, and is left to individual banks to assess the risk appetite of loan applicants.

Citibank Bhd managing director for cards and consumer lending Anand Cavale feels that while the guidelines will strengthen the control for lending, the long-term impact on banks is yet to be determined.

Although it will help reduce the level of household debt, this will depend on the state of the economy, as household debt is directly linked to the performance of the country's economy, he says.

While the guidelines will strengthen the overall ability to lend prudently, Cavale believes there should be proper infrastructure in place. For example, banks having accessible ways to the customer income information will help the process to implement the guidelines more smoothly, he points out.

Other areas of focus

Some analysts feel the stringent lending guidelines may cause banks to shift their focus to other areas to boost their bottomlines.

The MIDF Research analyst says banks may, for example, look to increase high net worth individuals or affluent customers for their credit cards as in the case of Malayan Banking Bhd. This, he adds, will include cross selling of cards to this segment.

For the mortgage side, banks may look into issuing more financing for landed properties in selected locations and for the auto business, they may source for stronger dealership, the analyst says.

Choo says OCBC Bank's objective is to derive 30% of its income from non-interest income sources, noting that it is keen to diversify and strengthen its deposit base to ensure it is not overly concentrated in any one specific segment.

According to Cavale, it is likely that banks will add other products or services that will support additional streams of income to mitigate potential reductions in the lending area.

Another area which banks are aggressively pursuing currently is the small and medium enterprise (SME) segment. This segment, according to an analyst with an investment bank, will provide better margins and probably make up for the shortfall in slower loan growth from the stringent guidelines.

Those banks which were not focusing on the SME segment will now have to employ strategies to capture this growing segment, he adds.
  
By DALJIT DHESI daljit@thestar.com.my

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