Showing posts with label Real Estates. Show all posts
Showing posts with label Real Estates. Show all posts

Wednesday, May 27, 2020

Finance 201: Different asset classes and their performance in different economic climates



Hi friends,

Welcome to the first part of my Finance 201 series. In the articles that are labeled under this series, I will assume that you already have a basic understanding of different financial instruments (bonds, stocks, ETFs, hedge funds). If not, do take a look at my Finance 101 series.


As the first part of this "higher level" series, I plan to at a closer look at the different portfolios of famous investors and I will be talking about their respective investment approach and their backtested investment returns. To do that, I felt that it is important for us to understand the performance of different asset classes in different economic climates (like recession, bull, or bear market). 


To do that, I will be looking at the correlation coefficient of their returns. For those that don't know what is a correlation coefficient, it is a statistical measure of the strength of the relationship between the relative movements of two variables.  Essentially, if I increase by 10%, you increase by 5%, and if I increase by 5%, you increase by 2.5% and if I decrease by 10%, you decrease by 5%, we would be positively correlated. When I change by a certain percentage, you would also change by a certain percentage. A negative correlation would just mean that if I increase, you decrease, if I decrease, you increase. This correlation coefficient is also a measure of a linear relationship.


The values of the correlation coefficient are from -1 to 1. -1/+1 would mean a negative/ positive perfect correlation. While 0 would indicate no correlation. 


First off, we will be taking a look at the long-term correlations between the assets (1960 to 2017), then we will take a look at the correlations in different specific economic climates. For the bull market climate, we shall look at 2010 to 2019. For the bear market climate, we shall look at 2007 to 2009 (Great Financial Crisis anyone?). I was hoping to find more data for the other recessions like the dotcom bubble and all that, but I can't seem to find it. Do let me know if you have access to any studies on it. 



Long-term correlation (1960-2017):


Across the board, with no distinction between upmarket and downmarket: 

Looking at the highlighted portion for Table 3 Part A,
Real Estates (Global Real Estates, Commercial, Residential, etc) has quite a strong positive correlation (0.73) with equities (stocks). 
Non-government bonds (think commercial bonds) has a mild positive correlation (0.52) with stocks Government bonds have a weak positive correlation (0.27) with stocks 
Commodities (Rare metals like Gold, Silver, Platinum) have no correlation (-0.04) with stocks

Looking at the downmarket (Where the price of the asset ends the year lower than the start of the year) highlighted in red, table 3 part B:

Real Estates have a strong positive correlation (0.76) with stocks
Non-government bonds have a weak positive correlation (-0.36) with stocks 
Government bonds have a weak negative correlation (-0.15) with stocks
Commodities have a mild negative correlation (-0.46) with stocks 

Hence, we can see that "safe haven" assets like bonds and commodities do exhibit different behavior in a downmarket compared to the average performance. They move into more negative correlations with stocks

Looking at the upmarket (Where the price of the asset ends the year higher than the start of the year) highlighted in blue, table 3 part B:

Real estates have a mild positive correlation (0.58) with stocks
Non-government bonds have a mild positive correlation (0.48) with stocks
Government bonds have a weak positive correlation (0.31) with stocks
Commodities have no correlation (-0.07) with stocks 

Hence, we can see that in an upmarket, the assets are more in line with long-term behaviors in table 3 part A. Except for Real estates, which moved towards a more negative correlation with stocks. 

Summary for this part (+ means more positive correlation with stocks, - means more negative correlations with stocks and 0 means almost no change):

                                   |Upmarket | Downmarket|
Real estates                 |       -       |         0         |
Nongovernment bonds  |      0        |         -         |
Government bonds       |      0        |         -         |
Commodity                  |      0        |         -         |

#ADMIRE MY GHETTO TABLE#

These are the long-term performance of these assets. 



Here we can see that the 20-years overlapping average correlation between the different asset classes with stocks and bonds.

We will now look at the bull-market correlations from 2010-2019:




We can make the following observations:
Investment-grade bonds have a weak negative correlation (-0.22) with US stocks
Commodities have a mild positive correlation (0.57) with US stocks
Global (All stocks in the world) stocks have a strong positive correlation (0.97) with US stocks
International (All stocks in the world except the US) stocks have a strong positive correlation (0.87) with US stocks
REITs have a mild positive correlation (0.65) with US stocks

Here we can see that this is in contrast with our previous data. This is where I will need to clarify that the 2010 - 2019 is actually an anomaly, as it was the longest bull-market that we have ever seen. So you will need to take note of this observation. Furthermore, an upmarket year in the first part means that a rise of 0.1% would still constitute as an upmarket. While 2010-2019 was upmarket on steroids, with consecutive upmarkets. Hence, I felt a need to look specifically at a bull-market period rather than an upmarket year

Let us take a look at the performance in turbulent times (2007-2009) during the Great Financial Crisis (This is different from the down market, as it represents a significant downmarket. This is in contrast to part one where a 0.1% drop in market price between the start and the end of the year would mean a downmarket)


We can make the following observations: 
International stocks have a strong positive correlation with US stocks
Emerging market stocks have a strong positive correlation with US stocks
REITs have a strong positive correlation with US stocks
Commodities have a mild positive correlation with US stocks
High yield bonds have a strong positive correlation with US stocks
International bonds have a mild positive correlation with US stocks

Hence, we can see this dragging effect of stocks for the majority of the financial instruments especially in times of volatility, with all of them having a positive correlation with stocks. 

I honestly did not expect this behavior. However, there is a limitation as there are no correlations between stocks and US bonds... 

With that, I hope that you can have a good understanding of the different correlations of different assets in different economic conditions. It was certainly beneficial to me. hahaha

With that, 
I end today's topic. 

Stay vested, Stay frugal my friends,

Dionysius

Sources:
https://www.guggenheiminvestments.com/mutual-funds/resources/interactive-tools/asset-class-correlation-map
https://www.vanguard.co.uk/documents/adv/literature/dynamic-correlations.pdf
https://academic.oup.com/raps/advance-article/doi/10.1093/rapstu/raz010/5640504

Wednesday, May 13, 2020

Finance 101: What is a Real Estate

Hi friends, 

Today I will be writing about something that is on a lot of our minds in Singapore. Similar to REITs, just that it is something on a personal level and not managed by anyone. It is real estate. 

So...... just some fun facts:
1. Almost half of Singaporeans (2.18 million out of 5 million) are in the world's richest 10%, 226,000 (5%) people are in the 1%
2. For the year 2019, the average Singaporean has US$300,000 in their name, with US$150,000 in real estates
3. The median has about US$100,000. 

As you can already infer, with our small land-size, if we were to include the house that we are living in into our asset calculations, a lot of Singaporeans would be classified as rich on a global standard. The average price of private property in the city is US$874,372. The average of public housing (3-rooms) is around US$200,000. Hence, it would be correct if I were to say that majority of our wealth is locked up in properties. 

But, I would say something that goes against what you believe in. You can only treat something as an asset if it brings you income (by increasing in value and you selling it or by renting it out). Hence, if you are not going to sell/rent the house that you are currently staying in, it is not an asset. That is your personal property.

For subsequent parts of this post, I will be treating real estate/properties as an asset, that means, you are renting it away or planning to sell it. These can be commercial properties (like those shop units that you can rent/sell to shops/offices) or residential properties (those that you rent out to tenants or sell) or industrial properties (warehouses, factories)

So.. What is a real estate?
Investment real estate is real estate that generates income or is otherwise intended for investment purposes rather than as a primary residence. It is common for investors to own multiple pieces of real estate, one of which serves as a primary residence while the others are used to generate rental income and profits through price appreciation. - Investopedia

So essentially:
1. Real Estate is an investment only if you are selling it or to rent it out 
2. If you are using it for residential purposes, it is not an investment.

So now that we know what a real estate is, let us take a look at the advantages and disadvantages of it and compare it to REITs as well:

Advantages of owning real estates:
1. Leverage (Purchasing a Real Estate would often mean that you can borrow money from the bank. For example, a property is valued at $1,000,000, you would just need to pay the downpayment of 10% to own it.)
2. Stability (This is especially evident in Singapore. Due to our small size and relatively dense populations, it would be safe to assume that there will always be a demand for housing. Hence, the prices of properties in Singapore have been steadily increasing. Even for public-housings)
3. Cashflow (Imagine just sitting there and receiving rent payment from your tenants. Quick passive income)
4. Diversification (Historically, real estates have shown to be negatively correlated to other financial instruments)

Disadvantages of owning real estates:
1. Taxes and transactions cost (Property taxes, stamp duties, income taxes from rents, ABSD)
2. Liquidity (It takes a while for properties to be liquidated. This is especially significant if you require money in a short span of time.)
3. Tenants and ongoing expenses (People that you rent to may default on their rents due, plus you are responsible for the maintenance cost of the property)
4. Fluctuations in market (Economic conditions would affect the market demands and hence prices of your properties)
5. High entry barrier  (You can't buy Real Estate with a $1000 capital, but you can buy other financial instruments with that sum of money) 

Now you would question: Wow, Real Estates sounds like REITs. So let's compare the two of them. 

Real Estates better than REITs:
1. You make your own decisions on where or what properties to invest (REITs decide on what properties to invest in)
2. Higher leverage compared to REITs (In Singapore, REITs are only able to have a leverage ratio of 50%)
3. Better cashflow (You receive rent every month, rather than the quarterly dividends paid by REITs
4. No management fees (You have to pay for the professional management of the properties)

REITs better than Real Estates:
1. Better liquidity (REITs are traded on stock exchanges, hence, liquidation is within a day)
2. More diversification (REITs normally owns more than one property. This higher number of holdings would mean a better diversification.)
3. Lower barrier to entry (REITs cost lesser than Real Estates to own)
4. Professional management (There are people managing the properties for you)

Criteria to look for in a good real estate:
1. Location (This is important if you wish to rent out your properties)
2. The future prospects of the property area (Are there going to be amenities, malls, business development, that are going to build in that area? If you can foresee that the area has a high demand in the future, it has high appreciation potential)
3. Timing (This is important for properties, as property prices are still tied to economic conditions)

Thoughts and comments:
I believe that Real Estates do play a significant portion in our financial portfolio. Especially in Singapore where we have such a small land supply. However, due to the high barrier of entry and the property taxes, I am unable to afford them in my portfolio at the moment. I believe that as I get old and want a conservative approach to my investments, I would move more portions of my portfolio to real estate.  

Personal Portfolio:
$0 in real estates

With that, 
I end today's topic. 

Stay vested, Stay frugal my friends,
Dionysius























































































Sources:
https://www.statista.com/statistics/785044/singapore-number-of-millionaires/
https://www.businessinsider.sg/half-of-singapore-is-in-the-worlds-richest-10-and-226000-people-are-among-the-elite-1
https://www.todayonline.com/singapore/singapore-worlds-second-most-expensive-housing-market-cbre-report
https://www.hdb.gov.sg/cs/infoweb/residential/buying-a-flat/resale/resale-statistics#pdurrentresalestatsmedianresalepricesforregisteredresaleapplications13838002997481
https://www.investopedia.com/terms/r/realestate.asp
https://www.investopedia.com/articles/investing/072314/investing-real-estate-versus-reits.asp