UK government bond yields continue to rise – February update

I continue to monitor the 10 year government bond yields of three countries (Australia, United Kingdom and the United States) to try and understand when interest rates may start to rise with my datasets shown in today’s chart.

Since June of 2009 the 10 year Australian bond prices have actually fallen by a relatively small 0.5%. In contrast the US 10 year has risen by 7.4% and the UK 10 year by 13.8% to be 4.20% today.

I’m going to update why I think the United Kingdom bond (gilt) yields continue to rise:
Reason 1. The Bank of England have now made clear that they are going to hold interest rates at 0.5% even though inflation is well above target. They have even mentioned that they could yet perform more quantitative easing (QE) which must be inflationary. In the letter to the Chancellor the Bank of England claims that ‘the direct effect of the short-run factors on inflation should be only temporary’ and that ‘although it is likely to remain high over the next few months, inflation is more likely than not to fall back to target in the second half of the year...’. I can’t help but feel that the Bank will ignore their inflation target of 2% and that it’s a case of do as I do not as I say given that the Bank of England’s pension fund has 88.2% of its assets devoted to Index-linked gilts. The market is starting to think the same thing and so to ensure a sensible real (after inflation) yield the prices have to fall and yields rise.

Reason 2. Alistair Darling has forecast government borrowing to be £178 billion. On Thursday last week yet another record was set when it was announced that in a month when tax receipts usually flood in the government still had to borrow £4.34 billion. This is the first time since 1993 that the government has had to borrow in a January. Punters are now starting to suggest taht at current trends the government deficit could be £10 billion more than forecast. Supply and demand principles should hold. More supply of debt for purchase should reduce the price of debt.

Reason 3. The UK government are still yet to explain how they are going to reduce the levels of borrowing. The levels of borrowing are heading to 13% of GDP and may even exceed that of Greece which we have seen so much of in the press lately. How long until the credit worthiness of the UK is downgraded. This will depress prices meaning yields will have to rise.

Reason 4. Those who already own government bonds and can see what’s happening will start to sell their holdings. This combined with the Bank of England now out of the market and no longer buying debt through QE has to reduce the number of buyers. Again supply and demand should prevail pushing yields higher.

So what does this mean for my retirement investing strategy? Exactly where I was last month. If I owned gilts I’d be considering selling. I don’t own fixed interest gilts so I’m ok here. I do own index linked gilts but with inflation kicking off I’m comfortable with this and following the Bank of Englands pension fund.

I also will continue watching house prices carefully. The interest rates on mortgages have to rise as those wanting to borrow for a house will effectively be competing with the UK government for funds. I can’t see how house prices can continue to rise with increased borrowing costs and this could turn out to be the catalyst that brings on a reduction in house prices.

As always DYOR.

Assumptions:
- All yields are month end except February which is 18 February 2010

UK Inflation – February 2010 Update

Yesterday the Office of National Statistics reported the January 2010 UK Consumer Price Index (CPI) as 3.5% up from 2.9% and the UK Retail Price Index (RPI) as 3.7% up from 2.4%. It seems the records just keep being broken. Last month we had “the increase in the CPI annual rate of 1.0 per cent between November and December 2009 is the largest ever increase in the annual rate between two months” and this month we have an ”increase in VAT rate leads to record CPI monthly movement for a December to January period.”

The first chart is tracking the CHAW Index which is the RPI including All Items. I focus on the RPI as my National Savings and Investments Index Linked Savings Certificates use the RPI to index from. The current level of the Index remains above the trend line however what is interesting is that the index is actually starting to fall. In December ’09 it stood at 218 and it is now at 217.9, a fall of 0.1. At first glance this might suggest that the Bank of England has it all under control and inflation is going to start falling towards their 2% CPI target. I’m not convinced as let’s look at what’s happened for the same period over the previous 10 years:
- December ’08 to January ’09, -1.8
- December ’07 to January ’08, -1.1
- December ’06 to January ’07, -1.1
- December ’05 to January ’06, -0.7
- December ’04 to January ’05, -1.0
- Then in order of the previous 5 years -0.4, -0.1, -0.1, -1.1 and -0.7

The second chart is again based on the CHAW Index. This chart shows annual figures based on the previous 3, 6 and 12 month’s worth of data. As of December the 12 month figure is 3.7% (as published by the ONS), the 6 month figure is 4.2% and the 3 month figure is 3.5% annualised. It will be interesting to see what happens next month as I still think the Bank of England are looking for all the excuses to sweet talk the market but are chasing a “little inflation”. This will ease the pain on those who are in debt. That is the government and the public who on average have over extended themselves. Those prudent savers (like myself) will of course be punished as the value of their assets is reduced.

The fact that CPI is so far above the 2% target prompted the Bank of England to write a letter to the Chancellor. What a read. Firstly the excuses:
- “the restoration of the standard rate of VAT to 17.5% is raising prices relative to a year ago.” I think it’s a little hypocritical to use this excuse. When the rate went from 17.5% to 15% a little over a year ago I don’t remember anyone using this effect to help explain why we were seeing deflation. Instead it was quick, panic, drop the Official Bank Rate to record lows and Quantitative Ease (QE). Now the boots on the other foot and we just ignore it.
- “oil prices have risen by around 70%.” Why no mention of the fact that they and the government managed to engineer a currency devaluation knowing that import prices will rise, causing the average punter to pay more for fuel, which feeds into CPI.
- “the effects of the sharp depreciation of sterling in 2007 and 2008 are continuing to feed through to consumer prices.” As mentioned above all engineered by the Bank and government and now it’s all oh well too bad at least we have an excuse.
Secondly, it is clear we should not worry as the Bank of England knows what it is doing [sic]. Inflation is well above target but the “low level of Bank Rate, will continue to provide a substantial boost to nominal spending for some time to come.” In case that wasn’t inflationary enough “it will continue to monitor the appropriate scale of the asset purchase programme and further purchases would be made should the outlook warrant them.”
Finally, “equally, if at some point in the future, the medium term outlook for inflation threatened to rise above the 2% target, the Committee would tighten monetary policy.” To me it looks like we are well above the 2% target and that’s why the Bank of England are writing the letter in the first place. The Bank of England next meets on the 04 March however this letter makes it clear. Interest rates won’t be raised and we still have the chance of yet more Quantitative Easing to come. How much more do they want to distort markets and force up asset prices through low interest rates. I hope the bond market soon stops all this nonsense and takes the decisions away from them.

It’s interesting to parallel this with another developed economy central bank. The Reserve Bank of Australia seems to have CPI in control at 2.1% after raising rates a number of times. They are clearly committed to their inflation target as the latest minutes show that the decision to hold rates last month was a close call and that rates would continue to rise in 2010 if the economy continued to grow.

One only has to look at the exchange rate between the countries today to see the attitudes of both banks demonstrated by the markets.

As I stated last month, all I can say is that I’m glad I own Index Linked Savings Certificates and Index Linked Gilts.

As always DYOR.

The Bank of England holds the Official Bank Rate at 0.5%

The Bank of England made two decisions today.

Firstly the bank decided to stop quantitative easing as they were happy with the £200 billion of government bonds that they already own. What is now going to be interesting to watch is what happens to government gilt prices and yields now that the government have lost a key buyer of their debt. In December alone the UK government needed to borrow £15.7 billion and I look forward to seeing where the buyers of all this debt are going to come from. The other thing that I look forward to is seeing if the Bank of England is ever going to be able to sell the government debt that they have already bought.

Secondly the bank decided to keep the official bank rate on hold at 0.5% for the twelfth month in a row as I suggested they would on Tuesday. This is the lowest rates have been even if I look back to the year 1694. Even during the Great Depression the Bank Rate only went as low as 2%. My chart today shows the relationship between the official bank rate, the consumer price index (CPI) and the retail prices index (RPI). Normally, as you would expect, the correlation between the official bank rate and inflation is quite high. However currently the bank seem to have lost all interest in controlling inflation so while it heads skyward the bank rate flat lines. I’d really like to know their justification for this when the Monetary Policy Framework under which they operate includes “...Price stability is defined by the Government’s inflation target of 2%. The remit recognises the role of price stability in achieving economic stability more generally, and in providing the right conditions for sustainable growth in output and employment.” I guess we’ll know Mervyn King’s thoughts when he writes a letter to Alistair Darling next month following the CPI heading over 3%.

UK Mortgage Approvals – February 2010 Update

On Saturday I discussed why I might have been early in my call that we had potentially reached the ‘Return to “normal”’ phase of the UK house market. I would like to revisit this again as I continue seeing data that is potentially starting to point towards a further housing market correction.

The first chart is a repeat of that shown on Saturday. I described how the new interest rates secured on dwellings are still very low at 4.5% compared to the peak of 6.3% and have likely had a big effect on the market. What is of interest however is that this 4.5% increase is 7% more than the low of June 2009 and is trending in an upwards direction with no assistance from the Bank of England.

The second chart today also shows another interesting piece of data. The olive line is the most interesting which shows seasonally adjusted monthly mortgage approvals decreasing for the first time in 13 months dropping from 60,045 to 59,023 in December which is a decrease of 2%.

Rising mortgage interest rates will put pressure on those who have variable rates or are coming off fixed rates. It will also decrease the level of borrowing possible for a new person trying to enter the housing market. Additionally falling mortgage approvals suggests less competition in the market for each house that is for sale.

Could the rules of supply and demand finally start to work in the near future?

A tale of two Central Banks – Reserve Bank of Australia vs Bank of England

The Reserve Bank of Australia (RBA) announced today that they were keeping interest rates on hold at 3.75% after raising rates by 0.25% a month for 3 months in a row. According to the Financial Times this surprised most economists.

In my opinion the RBA seem to have timed their increases well. In September of 2009 the Australian Consumer Price Index (CPI) saw a low in this cycle of 1.26% and even though this was the case they started raising rates in October. We have now seen the RBA increase rates by 20% from their lows. It doesn’t seem unreasonable to me for them to take a pause to see what effect this is having given CPI is still only 2.1% and given the inflation target for the RBA is as follows:

“The Governor and the Treasurer have agreed that the appropriate target for monetary policy in Australia is to achieve an inflation rate of 2–3 per cent, on average, over the cycle. This is a rate of inflation sufficiently low that it does not materially distort economic decisions in the community. Seeking to achieve this rate, on average, provides discipline for monetary policy decision-making, and serves as an anchor for private-sector inflation expectations.”

This target was introduced in mid 2003 and since that time the arithmetic average has been 2.7% so to me as a simple Average Joe they seem to be doing a reasonable job.

Now to the contrast which is the Bank of England. They have kept the Official Bank Rate at a record low of 0.5% now since March 2009. The Bank of England also saw the UK Consumer Price Index (CPI) reach a low in this cycle in September of 2009 at a rate of 1.1%. However instead of following the lead of the RBA they have sat on their hands allowing CPI to reach 1.5% in October, 1.9% in November and we now have the CPI at 2.9% (with last month being the largest month on month increase in history) and the Retail Prices Index (RPI) at 2.4%. I can’t see how they can allow this to occur given the Monetary Policy Framework under which they operate includes:

“The Bank’s monetary policy objective is to deliver price stability – low inflation – and, subject to that, to support the Government’s economic objectives including those for growth and employment. Price stability is defined by the Government’s inflation target of 2%. The remit recognises the role of price stability in achieving economic stability more generally, and in providing the right conditions for sustainable growth in output and employment. The Government's inflation target is announced each year by the Chancellor of the Exchequer in the annual Budget statement.”

I think the Bank of England have now shown their hand and think they can control the inflation genie and allow “just a little bit of inflation”. I’m backing that they don’t raise interest rates this week. I guess only time will tell.

UK Property Market – January 2010 Update

I am yet to buy myself a flat or house even though the ownership of one is important to my retirement investing strategy in the longer term. The reason for this is that in my opinion UK house prices are still overvalued by a huge margin. Yesterday the Nationwide reported that average house prices had risen from £162,103 to £163,481, a rise of 0.8%, in a single month pushing house prices to yet more highs of un-affordability.

Chart 1 shows the Nationwide Historical House Prices in Real (ie inflation adjusted) terms. The Real increase is much less than that reported by the Nationwide with prices rising from only £163,140 to £163,481 as the UK Retail Prices Index (RPI) also increased by a high of 0.6% in a single month.

This chart also demonstrates that compared to average earnings property is very expensive when a ratio is created of the Nationwide Historical House Prices to the Average Earnings Index (LNMM) and it is for this reason I have yet to buy. In 1996 this ratio was as low as 607 and today the ratio stands at 1,172. If we were to return to that number the average house using the Nationwide Index would be £84,670. Will we ever get that low again?

Last month I questioned whether we may have been at the point of the ‘Return to “normal”’ phase kicking in. Chart 2 today highlights why I may have been early in my call. The red line shows the monthly average of UK resident banks interest rate of new loans secured on dwellings to households. I have taken the average of five data sets which are the floating rate, fixation <=1year, fixation >1year<=5years, fixation >5year<=10years and the fixation >10years. This interest rate had been as high as 6.3% in September 2008 (before the Bank of England panicked and lowered the Official Bank Rate to a record low of 0.5%) and then had reduced to a low of 4.2% by June 2009.

This has meant for new loans the average interest payable has reduced by a 1/3. So when a typical person walks in to a bank and asks for the maximum they can borrow the low interest rate is going to mean they can borrow more principle which will then push up house prices. The good news however is that even though the Bank of England has not moved, the Official Bank Rate the interest paid on loans is starting to increase from the low of 4.2% to 4.5% in November 2009. This will reduce affordability which unless peoples earnings start to increase should start to push house prices back down again and there is little the Bank of England can do unless they completely ignore inflation and drop interest rates even further or perform more Quantitative Easing. They clearly won’t be able to do this without risking a bond strike or hyperinflation however personally I do think they won’t raise interest rates even though inflation is rising quickly when they meet in a few days.

Chart 3 shows the annual change in Nationwide property prices and compares this with the change in the average earnings index extrapolated a couple of months to match the Nationwide time period as LNMM is still only released to November 2009. It shows that the annual change in earnings is now around 1.4% which is significantly less than the Retail Prices Index (RPI) and the increases being seen in house prices.

So in summary house prices are increasing in nominal and to a lesser extent in Real inflation adjusted terms. However in my opinion I suggest that these increases will be short lived. Salaries are increasing at a rate which is less than both inflation and house prices. Bank mortgage rates are starting to increase from their lows which will reduce the level of principle that can be borrowed. The Bank of England and government are powerless to do anything about it without risking the country as a whole. The only fear I have now is that the Bank of England holds interest rates allowing inflation to rise quickly (I think they will) resulting in nominal house price increases but stagnation in Real inflation adjusted house prices. This will be dependent on whether salaries start to increase in line with inflation. The private sector doesn’t seem in a position to do this however while government borrowing is at record highs I fear the government will listen to the Unions requests for big increases as they have an election win to try and buy.

For now I’m staying out of the housing market.

As always DYOR

Assumptions:
LNMM data is extrapolated for December ’09 and January ’10.

How can banks be back to big profits and big bonuses so quickly?

One method the banks are clearly using is to widen the margin between what they borrow at compared to what they lend at as can be clearly seen in my chart today. This means that any interest earning cash that I am holding as part of my retirement investing strategy is losing out over the potential interest rate that I could have once expected with the extra hair cut being used for banks earnings and bonuses.

The blue line shows the monthly average of UK resident banks interest rates of new time deposits with a fixed original maturity from households. I have taken the average of three data sets which are the maturity <=1year, maturity >1year<=2years and the maturity >2years.

The red line shows the monthly average of UK resident banks interest rate of new loans secured on dwellings to households. I have taken the average of five data sets which are the floating rate, fixation <=1year, fixation >1year<=5years, fixation >5year<=10years and the fixation >10years.

The average interest rate paid to households between 2004 and 2007 was 4.81% with the average borrowing rate being 5.47%. That gave the banks a margin of 0.67%. In the last year the average rate paid has been 3.13% with the average borrowing rate being 4.53%. The banks have widened their margin to 1.41%. Finally, in the last month of the data set (November 2009) the banks have been able to further widen their margin to 1.69% with the average rate paid to households being a low 2.84%.

Bank of England datasets used:
Time deposits – CFMBI84, CFMBI85, CFMBI86
Loans – CFMBJ39, CFMBJ42, CFMBJ43, CFMBJ44, CFMBJ45

The Recession and Global Financial Crisis is Over. Back to the Boom in House Prices.

You’d be forgiven for thinking that it’s all over if you caught page 19 of the London Evening Standard which has the headline ‘London house prices surge past the pre-recession peak of 2007’. Apparently the suburbs of Mayfair, Knightsbridge, Belgravia, Pimlico, Chelsea, Kensington, Holland Park, Notting Hill and Regent’s Park have risen in price by 51% from their lowest point in March of 2009. As an added bonus they are now 3% above the previous high.

Can you spot a theme with the suburbs? It’s amazing what bailing out the banks, the Bank of England dropping the Official Bank Rate to 0.5% and around £200 billion of Quantitative Easing can achieve. It’s certainly helped some however I don’t think we’re out of the woods yet. Let me provide some further evidence.

I don’t have to look far. Firstly, page 31 leads with ‘More bank losses feared after SocGen writedown’. Society Generale have issued a surprise profit warning stating they have to write down a further EUR1.5 billion on is Collateralised Debt Obligations on residential Mortgage Backed Securities after deciding to take a “stricter assessment” on their value. Now where have I heard those words before?

Until banks face up to their losses and clear their balance how can we move onto the next business cycle. At this rate we’re going to end up just like Japan. A further sobering thought is that this is all still going on and the peak of the Alt-A resets in the US are just starting now.

Secondly, page 33 tells us that ‘Flat manufacturing triggers talk of recession’s return’. Manufacturing output has failed to grow for a second month in a row leaving manufacturing output 5.4% lower than a year earlier.

That doesn’t sound like a boom to me. To me it sounds like it’s going to get worse before it gets better.

Government Bond Yields are Rising

I monitor the government bond yields of three countries (Australia, United Kingdom and the United States) and they are all rising. My chart today shows the month end (except the last point which is the 08 January 2010) 10 year bond yields since 2007.

Why are they rising? Comparing Australia and the UK I think for different reasons.

As an outsider I think Australian bond yields are rising because the country is being run relatively prudently by the Reserve Bank of Australia and is raising interest rates as they are serious about keeping inflation at 2-3% over the cycle. The cash rate set by the RBA is now 3.75%. Savings account interest rates are also rising and without too much difficulty it is easy to find an instant access bank account paying 4.25%. So it makes sense for Bond yields to be rising to the 5.76% today.

I think United Kingdom bond (gilt) yields are rising for very different reasons:

Reason 1. I have shown previously that inflation is rising and it appears to me as though the Bank of England is going to hold interest rates at 0.5%, ignore their inflation target of 2% and start to let debts be inflated away which I discussed here. This seems to be reinforced by the Pension Fund of the Bank of England who have 88.2% of assets devoted to Index-linked gilts and other government guaranteed index-linked securities and 10.9% to fixed-interest gilts and other government guaranteed fixed-interest securities. This is up from 70.7% and 22.3% respectively in 2008. Buyers of government debt will however expect a real (after inflation) return on their investment and so if inflation rises then gilt yields must also rise.

Reason 2. The 2009 pre-budget report stated that UK government borrowing would be 12% of gross domestic product (GDP) in 2010/2011 and still a crazy 9.1% in 2011/2012. The Office for National Statistics reported on the 22 December that Q3 2009 GDP was £315.5 billion. Extrapolating this indicates that borrowing in 2010/2011 will be £150 billion and in 2011/2012 will still be £110 billion. To find buyers for all this debt (particularly if the Bank of England stops quantitative easing) you are going to have to attract them with increased yields.

Reason 3. The UK government are yet (and for that matter the Conservatives also) to explain how they are going to reduce the levels of borrowing. So far they have done nothing more than rearrange the deck chairs on the Titanic. If this continues the credit worthiness of the UK is going to be downgraded meaning yields will have to rise.

Reason 4. Those who already own government bonds and can see what’s happening will start to sell their holdings putting yet more gilts onto the market. This issue is real with the world’s biggest bond investor , Pimco, has started to sell off its holdings of gilts. More gilts coming to the market will mean gilt prices falling which will then mean rising gilt yields.
So what does this mean for my retirement investing strategy?

Firstly, if I owned gilts I’d be considering selling. As I’ve described previously I don’t own fixed interest gilts so I’m ok here. I do own index linked gilts but with inflation kicking off I’m comfortable with this.

Secondly, I’ll be watching house prices carefully. The interest rates on mortgages will have to rise as those wanting to borrow for a house will effectively be competing with the UK government for funds. I can’t see how house prices can continue to rise with increased borrowing costs and this could turn out to be the catalyst that brings on a reduction in house prices.

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The Bank of England Decides – Punish the Prudent

For the eleventh month in a row the Bank of England decided to keep the Official Bank Rate at 0.5%. This is the lowest rates have been even if I look back to the year 1694. Even during the Great Depression the Bank Rate only went as low as 2%. My first chart today shows the rates going back to 1948 showing just how low the Bank have set rates compared with recent history. Additionally, the Bank also decided to continue with its £200 billion quantitative easing program with £7 billion left to spend.

To me it looks as though the Bank of England decided today to punish the prudent and to reward the reckless. Who are the reckless? Well they are those who maxed out on as much credit as they could, whether to buy houses or plasma televisions. Who are prudent? Well they are those who didn’t extend themselves and decided to save for their future. I put myself into this category as I’ve decided to save for my retirement by investing with money I have earned.

What makes me think the bank has made this decision? As I’ve already identified previously inflation is starting to take off. Annualised UK Consumer Price Index (CPI) is currently 1.9% and the UK Retail Price Index (RPI) is currently 0.3%. The second chart however shows the true inflation story. As of November while the 12 month figure is 0.3% (as published by the ONS) disturbingly the 6 month figure is 3.6% and the 3 month figure is 4.1%.

By keeping the Bank Rate at record lows, quantitative easing and other factors like the return of VAT to 17.5% can only push inflation higher. I think the Bank has decided to take the inflation route. Allow those with debts to have them magically inflated away while those with assets see them devalued.

Why did I decide to take responsibility for my own future?