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Saturday, 21 January 2012

The natural evolution of markets

THINK ASIAN By ANDREW SHANG 

 

Market change: A general view of ebay headquarters in San Jose, California. Websites like ebay and Alibaba has eliminated geographical space by allowing transactions in rural markets to be done online. —Reuters
Man is a social animal. The 19th century sociologist and philosopher Georg Simmel argued that trade and exchange is “one of the purest and most primitive forms of human socialisation.” Last month, while travelling through remote parts of West Timor, in Indonesia, I was able to study first-hand how rural markets operate. I could not help wondering why so-called primitive markets such as these work so well when complex financial markets can be so dysfunctional?

Rural markets in East Timor are wonders of trade. Men and women in tribal costume converge on different villages on different days of the week. Everyone knows when to go to which village for these markets, which typically start at dawn when produce is fresh and often finish by 11am. Economists would surely call this scene of bustling rural commerce a “concentration of liquidity.”

As the late Stanford economist John McMillan argued, the market is a human construction- a tool. The market has features to make it work smoothly: mechanisms to organise buying and selling; channels for information flow; laws that define property rights, and self-regulating rules that govern behaviour.

Most rural markets are much more complex than they appear. They sell everything needed for daily life and have their own hierarchies. The stalls of wealthier, established traders are sheltered and in the best locations, while poorer traders just spread their wares on the ground. Specialisation is evident even in this basic setting there are designated places to buy textiles, fresh meat or fish, vegetables or household goods. These markets also function efficiently as information exchanges. Prices differ depending on who you are and what you know. Tourists pay more because they do not know the local language or rules, while locals bargain vigorously.

In these basic markets, you can observe the entire range of business evolution, from simple production, to wholesaling to final sale. Everything is designed for convenience and to reduce transaction costs. For instance, there are no roadside petrol pumps. Instead, petrol is sold in small bottles because the most common transport are motorbike taxis that carry as many as three passengers plus the occasional chicken or bag of rice.

The permeation of technologies like mobile phones and the internet even into these remote rural areas has accelerated the speed at which information travels through these markets. This means even lower transaction costs between business, between consumers, and from businesses to consumers. In some instances, use of websites like eBay and Alibaba have eliminated geographical space by allowing transactions in such markets to be done online.

With technology ending the isolation of rural markets and linking them to global markets, the production and marketing game is changing beyond recognition. A similar phenomenon occurred in the airline industry. Budget airlines use the internet to sell forward excess capacity at below average cost, thus filling their planes to capacity and maximising profits. This created a new market because before, many people could not afford to fly.

You see the effect of high transportation costs clearly in rural markets. Here, locally produced goods are ludicrously cheap, but imported good are very expensive.

The study of modern, sophisticated supply chains enables us to appreciate the fact that producers do not necessarily make most of their money in the product-to-consumer chain. The rule of thumb is that if a product costs US$1 to make, the distribution and transportation costs may account for US$3 of the US$4 final sale price to the consumer. Common conceptions of innovation still focus largely on creating new products, whereas services or process innovation are probably much more profitable and add more value than is generally understood.

To illustrate, the global trade regime still has a “hardware” focus, concentrating on physical trade rather than the more complex and less measured services trade. Apple innovated not in manufacturing, but in design and lifestyle. This means that it can sell a product at much higher prices than its competitors. Once it has captured a market, value creation comes from downloading new apps for the iPhone and iPad.

Financial services have emerged as one of the most profitable businesses, certainly until the last financial crisis. For a time before the 2007 crisis, the turn on capital in the financial sector was 20% per annum, significantly higher than for manufacturing and other real sector businesses.

With the benefit of hindsight, we now know there were two major reasons for the large profits in finance. The first is that the physical cost of creation of a financial derivative is almost zero, as it is an abstract product of its creator's imagination. For many, the reason to buy a derivative is to hedge and reduce risk. If a buyer believes that the hedge is useful, which it can be under specific circumstances then he or she will be willing to pay a premium for that hedge. A second reason is leverage. The greater the leverage, the larger the profits are for both lender and borrower. But there is a catch it adds systemic risk to the entire market and can be fatal to the over-leveraged borrower.

The FX Accummulator is a good example. It is a financial product that looks and feels like a wonderful foreign exchange hedge that yields good profits for the speculator. However, many were not aware that at certain price levels, the amount of margin called by the lender could be greater than the total assets held by the speculator. Thus, what appears to be a “safe” hedge can turn out to be toxic, particularly when markets are volatile.

This raises the question whether financial markets have evolved beyond the limits of social safety. University of Southampton Professor Richard Werner is one of the first to point out that there are two aspects of credit creation one that contributes to real value creation and one that does not. Financial markets have evolved into highly complex systems that consumers, financial experts or regulators do not fully understand. Increasingly, they contribute less to social utility and become systemically fragile.

As McMillan presciently pointed out, “markets are not miraculous. There are problems they cannot address. Left to themselves, markets can fail. Viewed as tools, markets need be neither revered nor reviled just allowed to operate where they are useful.”

Rural markets arise from communities that have organised their commerce in such a way that reinforces social utility and stability. The Holy Grail of financial theory and practice in the world's advanced economies is to identify at what level of complexity financial markets exceed the limits of social stability.

Andrew Sheng is President of Fung Global Institute.

Friday, 20 January 2012

Auditing in hard times

Malaysian Institute of Accountants

OPTIMISTICALLY CAUTIOUS By ERROL OH

HOW bad will things be this year? Everybody has some thoughts on that, but nobody really knows, of course. But if you're thinking of turning to the accountants and auditors for some reassurance and optimism amid the gloom, you're definitely barking up the wrong tree.

The fact is, this fraternity is already bracing for the worst and is calling upon members to be on the lookout for signs of trouble as they carry out their work.

On Dec 28, the International Auditing and Assurance Standards Board (IAASB), the New York-based independent standard-setting body, issued a press release to draw attention to the challenges that accounts preparers and auditors currently face.

The global economy continues to experience difficult conditions as the effects of the financial crisis for example, on corporate cash flows and access to credit persist. Volatility in capital markets, and issues including measurement and disclosure of exposures to sovereign debt of distressed countries, continue to create uncertainty,” says the board.

“The impact of these issues and uncertainty has wide-ranging financial reporting implications that often extend beyond national borders.”

The IAASB points out that such conditions make it challenging for management of entities, those charged with governance, and auditors to do their jobs.

According to the board, among the tough aspects of this groups' responsibilities are assessing an entity's ability to continue as a going concern and making relevant disclosures in the financial statements and auditor's report.



(In accounting, the going-concern concept assumes that an entity will continue operating indefinitely. Therefore, its accounts are prepared accordingly and there's no need to reflect the possibility that the entity will soon grind to a halt and its assets sold off.)

The board reminds auditors of the requirements of the International Standards on Auditing (ISAs). It adds that in every assignment, an auditor must weigh whether it's appropriate for the management to use the going-concern assumption.

Said IAASB chairman Professor Arnold Schilder: “Difficult economic conditions give rise to many important audit considerations, but none more important or more difficult than evaluating management's assessment of an entity's ability to continue as a going concern and determining the appropriate auditor reporting in the circumstances.”

What's interesting is that the board has asked auditors to refer to a three-year-old document titled Audit Considerations in Respect of Going Concern in the Current Economic Environment.\

“While this Audit Practice Alert was released in context of the 2008-2009 credit crisis, many of the matters addressed in it are equally relevant today,” said Schilder.

“For example, an entity may be experiencing a decline in its financial health, or may have material uncertainties arising from direct or indirect exposures to sovereign debt of distressed countries. Auditors are therefore encouraged to review the Alert and, importantly, the relevant requirements in the ISAs.”

On Wednesday, the Malaysian Institute of Accountants (MIA) came out with a circular that's largely based on the IAASB press release.

Says MIA executive director Ho Foong Moi in the circular: “Auditors in Malaysia similarly should take cognisance of the currently-challenging global economy and accordingly must remain alert throughout the audit to identify and critically examine evidence of events or conditions that may exist nationally or globally which may cast significant doubt on an entity's ability to continue as a going concern.

“Auditors must continue to exercise professional scepticism and judgment in evaluating financial-statement disclosures and the implications for the auditor's report when a material-uncertainty exists relating to events or conditions that, individually or collectively, may cast significant doubt on the entity's ability to continue as a going concern.”

So, the message is clear these days, auditors have to be more questioning about the standard-management assumption that a business is in a position to go on and on. After all, which management will readily admit that the entity is reaching the end of the road?

The truth is, many businesses fail, even in the best of times. And when the economies and industries go through rough patches, it's harder to hide flaws in business models and weaknesses in how businesses are run. And when this happens, many people depend on the accountants and auditors to raise the red flags.

Therefore, the huge economic uncertainties we're experiencing now are as much a test of the profession's alertness and integrity as they are a test of the businesses' strength and resilience.

Executive editor Errol Oh didn't like tests when he was in school and that hasn't changed. But now he at least recognises that testing serves a purpose.

Here is the Dragon, the best to come?

The Dragon is here and the best is yet to come

BRICKS AND MORTAR By TEH LIP KIM

COME midnight tomorrow, as we usher in the Year of the Dragon, most of us will not help but stop to wonder what the next 12 “moons” of the lunar calendar have in store for us.



The Dragon the fifth and incidentally the only mythical animal of the 12 animal signs in the Chinese zodiac is a symbol of power and good fortune.

Those born under this sign are considered to be dynamic, flamboyant, colourful and vibrant. People born under the sign of the Dragon include historical figures Joan of Arc and Martin Luther King Jr, author Pearl S. Buck and artiste John Lennon.

This year is the year of the Water Dragon and astrologers believe will be a year of many opportunities for growth and expansion.

But astrology aside, what exactly can we expect in the year ahead for the property sector? If one is to listen to the rumblings on the ground, it sounds like it's a mixed bag up ahead.

Built quality: A worker inspects a dragon lantern decoration made from recycled materials and energy-saving LED lights at a temple in Jenjarom, Selangor. The Chinese year of the Dragon ushers mixed feelings about the property sector but with the right design concept like this environment-conscious dragon lantern, homebuyers will still make that commitment. -AFP

For many in the business from those who are building and selling or just analysing its investment climate there still is room for growth in the Malaysian property market, at least in the next few years.

Initiatives by the government, such as the proposed high-speed rail link from Kuala Lumpur to Johor Baru and the MRT project, are expected to give the property sector a boost.

Areas that currently are not nearly as easily accessible will soon be easily reached by rail or MRT, and this will certainly be a boost for the value of property in these areas.

Take a look at the route for the first phase of the MRT between Sungai Buluh and Kajang and you will see that major residential centres will soon be linked by rail to popular commercial and entertainment centres.

Of course the finer details such as where all the stations will eventually be located are still being worked out.



On the other hand, some players in the property market are painting a rather gloomier picture, citing conditions in Europe and the United States as reasons for caution. The European debt crisis does not seem any closer to resolution and, some analysts fear, export driven economies such as China, Brazil and Malaysia, are not likely to come off the turmoil unscathed.

Across the Atlantic, the US economy is, as some economists there put it, “still messed-up”. In Japan, hit by the mega earthquake and tsunami of 2011, the economy is still experiencing long-term problems that are considered even worse than that in the United States.

Back home, some players in the property market are expecting a more moderate growth in 2012. In some areas, there may even be a price correction, going by what these people are saying.

According to them, commercial properties as well as high-end residential units are likely to be most susceptible to a market downturn. These are the first to be hit when confidence in the market ebbs.

Nevertheless, there is a bright spot of sorts in the midst of this gloomy outlook. A bubble is unlikely in the Malaysian property market.

So what do we think? Do we see a boom or bust, or something in between? Predicting what will come is a game of chance. Who really knows what the future holds for us anyway?

On the other hand, we can always analyse our own experience in the preceding 12 months to find hope in the corresponding period ahead.

As we have seen, Malaysian property prices are still among the lowest in the Southeast Asian region. As I wrote in this column sometime last year, Kuala Lumpur is only the sixth most expensive city in this region to invest in property, behind Singapore, Phnom Penh, Bangkok, Jakarta and Manila.

That means there still is room for upward price movement. Of course other factors will come into play. As most property investors will tell you, location is a prime consideration.

Areas that are well served by public transportation facilities will certainly be preferred over those that are not and, logically, will command higher demand and thus fetch higher prices.

Entry price is, of course, another factor. Take a look around you and you will see that many new launches, even in the Klang Valley, have remained unsold. These mostly luxury homes have unfortunately been priced way above most investors' affordability.

At RM3mil to RM4mil a unit, even for landed property, landing a buyer is a tall order.

Of course this does not mean that million-ringgit homes are no longer in demand. Our experience shows that anything priced between RM1mil and RM1.75mil, and in the right location can still find buyers.

At that price, such properties still meet the needs of those who purchase with the intention to occupy as well as those who hope to see their property appreciate in value. At the same time, the repayment amount is still within the means of a fair number of Malaysians, especially those in their 30s or 40s and who are already fairly established in their careers.

For instance if a couple were to purchase a home at RM1.75mil, they are likely to be able to get a loan of up to 80% of the cost of the property or about RM1.4mil.

At an interest rate of 4.35% (BLR-2.25%) for a repayment period of 20 years, their monthly repayment amounts to RM8,744 a sum that a fair number of working couples can afford.

The right designs and concepts also add to the value of such properties. Many property purchasers today do not have the time and some not even the inclination to fuss over how to spruce up an apartment before moving in.

To meet their needs, developers also provide many fixtures and appliances so one can move in with just clothes and perhaps a new bed.

Overall, I think there still is room for growth in the Malaysian property sector. There will certainly be many more new launches whatever the doomsayers say. At the right price, in the right location and with the right design concept, homebuyers will still make that commitment.

Our economy is expected to grow about 5% or more and unemployment is at a low 3%. The outlook remains positive, as reflected in the stock market.

So if you are still looking to invest in property, the Year of the Dragon may be as good as any year to make that commitment. Remember, it is supposed to be a year when there will be many opportunities for growth and expansion.

Teh Lip Kim is the MD of SDB Properties Sdn Bhd, a lifestyle property company. Bouquets and brickbats are welcomed. Send by email to md@sdb.com.my