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The Asian Financial Crisis

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It is the tenth anniversary of the Asian financial crisis and we consider, "will it happen again?" First we need to know what happened. The crash itself came fast and furious. But the lead up to it started around 3 years prior and was characterized by a period of exceptional growth and a feeling of economic omnipotence from within Thailand.



The scale of the crisis was not something anyone could foresee in the three years that preceded it. But there was a sense of incredulity as the number of cranes and construction sites in Bangkok grew and grew so that it was possible to count more than 30 of them from most downtown Bangkok office windows in 1995.

The root cause of the crisis was the now defunct Bangkok International Banking Facility (BIBF). Established in 1992, its original purpose was to promote Thailand and its banks as an offshore banking centre.

Few loans though were made overseas. However, Thai banks made foreign currency loans to Thai companies at rates far lower than what they could have achieved onshore. The baht was fixed to the dollar, so companies didn't bother hedging their exposure to foreign currencies and as the loans were in foreign currencies, the Bank of Thailand was unable to use monetary control policies to regulate them.

Many loans were made without due diligence, on friendship and as a result of family connections or political support. The funds were squandered on projects of very poor quality with little chance of success. Banks also made local currency loans, taking advantage of a 300-400 basis point spread. Or funds lent were simply kept on deposit at rates as high as 12% in one of the many non-bank finance companies.

Between 1987 to 1993, bank loans in Thailand grew 26% per year and during the same period, the stock exchange of Thailand rose 400%.

In the three and a half years between its peak and the devaluation, the stock market declined 65%. It might well have slid further, were it not for abundant flow of money that was sloshing through the economy. But because banks had ready access to offshore funds, loans growth from 1994 to 1997 remained high at 25% per year.

Skyscrapers, financed by the borrowed money were shooting up everywhere, and much of the imports that were thought to be to investment turned out to be prestige items. To emphasise this, Thailand was the third-largest importer of Mercedes-Benz cars in the world (half of which, were actually registered as capital goods), during those three years.

In early 1996, a massive graft and corruption scandal at Bangkok Bank of Commerce broke out and was the first real indication of the problems ahead. The bank had lent out USD4bn to politicians and their related businesses and Thana One, a subsidiary of the largest non-bank finance company Finance One, proved unable to make good on a loan from an overseas lender. A run on deposits started at other non-bank finance companies and Moody's downgraded the sovereign debt in 3Q.

The system might have remained liquid and refinancing might have occurred if the money had kept flowing in. But after BIBF loans had multiplied by well over 100% in 1994 and 1995, the authorities realized the level of capital misallocation that was taking place and the BIBF was closed in October 1996.

A serious structural problem also existed in Thailand. China's steady growth and emergence as a leading nation, coupled with its currency devaluation in 1994 resulted in amazing growth in its manufacturing sector, which started to threaten Thailand. Higher prices and inflation were eroding Thailand's export competitiveness, which had traditionally been the engine of GDP growth in Thailand. GDP had risen on average 23% per year since 1987 - 22% in 1994 and 25% in 1995. But in 1996, it suddenly fell 2%.

With this mixture of characteristics in place a number of financial institutions combined forces to take a multi-billion dollar position against the Thai baht, shorting it in May. The Bank of Thailand's USD36bn in foreign reserves were almost entirely wiped out in the defense of the baht, and the currency moved from a fixed to managed float system by July 1997. The currency went from 25 to 55 against the USD by January 1998.

As the economy slowed, many of the companies with loans in a foreign currency could not maintain them. Debt-to-equity ratios for firms with foreign loans went from 280% to 420%. NPLs at the banks increased over 30%.

Thailand spent the next five years in an economic haze. From the devaluation, the stock market dropped another 80% in dollar terms, to its lowest point in September 1998. Since then it has moved up 340%, but is still 65% below the previous high.

Hedge funds had a lot to do with the troubles. The country had exposed itself to attack and when the attack came it was merciless. Had they not broken the currency peg, Thailand's economy probably would have remained in the doldrums, along with Japan's perhaps right up to now.
The Asian Financial Crisis
In a study of prime Orchard Road rents over the last decade, the current rentals in Orchard Road appear to be fast approaching levels in 1996, before the Asian Financial Crisis in 1997. Rents of units on levels with the highest traffic in Singapore's most popular shopping destination registered an average of $35.10 per square foot per month in 1996. This is close to the figures recorded in the second quarter of 2007, where prime Orchard Road rents registered an average of $34.40 per square foot per month. At this level, it is 47 per cent higher than the average $23.40 per square foot per month recorded at the lowest point in 1998.

Executive Director, Retail Services, Mavis Seow said ?The tides have turned in recent years with the strong rebound of the Singapore economy. Efforts to rejuvenate Orchard Road with a lot more vibrancy are beginning to pay off. Landlords are actively seeking out fresh foreign brands to give their shopping centres an international face. Existing brands such as Celine, Chanel and Cartier have also either expanded their range of merchandise or have retrofitted their boutiques. Taken together, these steps are contributing to the buoyancy of the historic shopping belt and a very positive outlook on the part of both retailers and landlords?.

The second quarter of 2007 saw more new brands from Europe, US and Australia setting up shop here. They include Roots from Canada and French brand Promod. Camper will make a come- back with the opening of its new outlet in VivoCity. In recent years Spanish labels have made significant strides in Singapore's fashion arena. New Spanish entrant Cortefiel will join the ranks of Mango, Zara and Massimo Dutti at the end of the year to become part of the fashion retail scene here. Home- grown retailers are also re- branding, with department stores such as Robinsons expanding their fashion range. Episode, Jessica and Danish fashion chain Cottonfield are now retailing in Robinson stores.

This vibrancy follows a period of hiatus, with little or limited activity in the retail scene. Between 1997 and 2005, Orchard Road prime rents dipped to its lowest, at $23.40 per square foot per month in 1998. This is 47 per cent lower than the current $34.40 prime rent for Orchard Road. Prime Orchard Road rents remained relatively resilient during the SARs period in 2003, in the low thirties at $31.60 per square foot per month.

?Looking ahead for the rest of 2007, we expect prime Orchard Road rents to grow between four and seven per cent, given the lack of new supply in Orchard Road for the rest of 2007, as well as the healthy tourist numbers from Indonesia, Australia and the emerging markets of China and India where people are experiencing rising affluence? added Ms Seow.

Indeed, there is a lot going for Orchard Road. For the past two years, tenders for prime retail sites have generated immense interest, going by the number and value of bids for sites such as Somerset Central, Orchard Turn and Orchard Central. A number of retail properties were also recently put up for sale. Apart from local developers, foreign institutional funds and REITs are among the buyers who would be keen to purchase retail properties for the stable return. Within Orchard Road, Tanglin Shopping Centre, Orchard Towers, Orchard Plaza are reportedly being put up for sale. The indicative prices for these properties range between $670 psf/plot ratio and $2,000 psf/plot ratio.

These milestones have given developers more reason to remain optimistic about Orchard Road's potential, prompting the current trend of mall revamps and upgrades. Mandarin Gallery is the latest development to undergo a major revamp. The New Mandarin Gallery is set to be a new icon of prestigious shopping along Orchard Road, offering 200,000 square feet of fresh retail offerings over five levels.

Prime rents in Orchard Road have increased steadily in the last two quarters since January 2007. Average prime rents rose 1.8 per cent to $34.40 per square foot per month in the second quarter of 2007, and have increased 2.4 per cent from the second quarter of 2006.

Elsewhere, rentals for revamped spaces at the malls in the City Hall/Marina Centre precinct brought up the average prime rent in the area by 1.4 per cent to $25.90 per square foot per month. This is 4.4 per cent higher from a year ago in the second quarter of 2006 when prime rents averaged $24.80 per square foot per month. Raffles City is pumping in another 41,000 square feet of retail space by the end of 2007. Suntec City is in the midst of creating new shopping zones with the aim of giving its various profiles of shoppers a total shopping experience. In addition, Suntec Convention Centre has recently incorporated a brand new avant garde food court, operated by Food Republic. The 15,000 square feet eatery is modeled after a gentleman's library from the 19th Century.
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About Author
Both Wolfgang Jaegel & Elaine Wong are contributors for EditorialToday. The above articles have been edited for relevancy and timeliness. All write-ups, reviews, tips and guides published by EditorialToday.com and its partners or affiliates are for informational purposes only. They should not be used for any legal or any other type of advice. We do not endorse any author, contributor, writer or article posted by our team.

Wolfgang Jaegel has sinced written about articles on various topics from Health, Family Travel and Hybrid Cars. provides the offshore investor with
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