Bad loans at Korean banks and non-bank financial institutions hit a decade high last year but what does it mean when I get more calls from every major bank in March than ever before? Maybe it’s part of a rush to give out loans before the government restores mortgage lending limits in April? All this after housing sales have already almost ceased entirely too. I smell fear and pain coming.






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Housing at over capacity in Seoul, and a lot of it is really overpriced + the banks not lending + threat of interest rate hikes is not a good sign. We were lucky to get a bit of a bargain last year. Not my dream house, but adequate and no significant debt on it. I think we got a bargain as the ajumma we bought it from was desperate to sell before the market got even worse. Our investment might not pay off financially in the short term, but we’re renovating and making it nicer so when we come to sell it it’ll be a first time buyers dream home.
I’ve noticed work has pretty much stopped on a lot of the apartment complexes they’re building in northern Seoul. Some of them still have a few workers on site and concrete trucks going in, but a lot of those sites don’t seem to have much activity going on at all.
The only earthquake I worry about here is the one that is going to shake the banks and economy here when all of these years of juggling numbers finally fails. I’ve divested much and put extra liquidity into property that I know will be there the morning after. The government has finally started to clamp down on the credit card companies who were acting as lenders, in place of the banks that would not lend to the riskier creditors. IMHO, this is the real news at this time.
Keith I would only renovate for your tastes since renovation almost never affects the price of one’s property here in Korea.
Over the past few years I’ve been pretty close to the public releases of a lot of Korean banks. A lot of things are only hinted at, and I have no audit authority to dig for deeper disclosure. That said, I’m just going to say what I think is going on.
Since the start of the financial crisis, the Korean government has given the banks money to distribute to average people who have fallen on hard times. Although some banks are wholly or largely owned by the government, it seems that all of the banks get in on the windfall to some degree. The money counts as bank capital, so it does bolster the balance sheets of the banks. There are strings attached, though, in that the banks have to supply a significant part of the money to: old people living alone, low-income families, multicultural families (the iconic rural farmers with Vietnamese brides), and teen heads of households. In other words, these ‘loans’ are irrecoverable from the moment they’re written. They are not, however, recorded as bad debt – they’re carried as normal retail loans in good standing. Another good chunk of money is distributed to the SME/SOHO sector (that is, small and mid-size companies, and small office/home office self-employed people). These count as business loans, although since the value is usually between $500 and $5000, they’re essentially personal loans to individuals. Again, this isn’t really about capital lending to finance expansion of small businesses, so much as it’s about keeping everyday people afloat. For one of the large banks, the total of these operations would come to less than $100million per year. Across the whole banking sector I’m guessing – totally guessing – that it’s been under $5billion since the start of the financial crisis, but it would be hard to draw a clear line between charity and genuinely rational small business loans in many cases.
Now, when I look at what the banks are reporting as their bad debt ratios, these amounts are ludicrously small, less than 1%. Either the bad debt has been packaged and taken off balance sheet (unloaded to the government), or else it’s just being carried on balance sheet, without the banks’ being forced to recognize uncollectible loans – yet. Theoretically, as long as a company still exists or a person is still alive you could keep extending the maturity of their loans. My guess is that the only ones being recognized now are dead construction projects where the debtor is a property development company that has literally ceased to exist, and no other company has purchased the project rights, leaving no way any accounting magician could possibly classify the loan as ‘current’.
What strikes me about this system is how much sense it makes. Sure, the banks are weak, everyone’s banks are weak. What did the US do when its banks were weak? Give them a blank check for $12 trillion, about $36,0000 per American. No strings attached and no prosecutions for fraudulent representations. Also note that US banks don’t really do anything tangibly productive with their money – they keep it all in the financial markets where they just bid against each other to force up the prices of stocks, bonds and financial instruments, playing chicken with one another until someone realizes that the asset price inflation isn’t actually tied to any productive enterprise, and prices crash. No problem – the Fed will pump endless capital back into the banks to let them do it all over again.
In Korea, no doubt, the banks extend a lot of loans to the chaebol. But – and this is important – the chaebol actually make shit. Say what you want about their governance, they have real factories and real R&D labs and they make stuff that the rest of the world is willing to buy. That’s why the Korean won is strong. America, on the other hand….smoke and mirrors. Oh, sorry. And Detroit automobiles.
Yes, there was bubble-popping in Korea, too, and the Korean government has allowed its banks not to recognize some losses – just like America. The Korean gov’t has pumped capital into banks, just like America. But the Korean government has made the banks earn it – it has used their infrastructure, their branch networks, sales staff, credit evaluation experts and loan review officers to help distribute a few billion dollars to everyday people. If my guess is right, that operation has cost about $100 per Korean citizen.
For a cost of $100 per person, the Korean government has provided support to the whole economy, helping to keep your neighborhood dry-cleaner going, with all the tiny little trickle-down effects that has. For a cost of $34,000 per person the American government has given verifiably criminal enterprises the right to continue manipulating markets in such a fashion as to concentrate profits, concentrate risk, and offload losses onto the people they have chained into debt peonage.
Korea’s solution just makes so much more sense. Losses cannot be covered up forever, though, and there’s only two ways to resolve them: recession or inflation. For the US, I’m betting on a long recession. For Korea, there’s no reason to go into recession as long as they can keep exporting. I think they can – so I’d say don’t be shy about demanding raises. Inflation is a long-time partner of the Korean economy: there’s a reason Korean money has so many zeros behind it, what’s a couple more?
Yup, a Korean bank even loaned me (a feckless foreigner) some money this winter, and that to me is a sign that loans are now much too easy to get — a solvency crisis and popping of the bubble can be expected this year.
Anyone have any predictions for what’s going to happen to the housing market down here in Bundang?
“jd” if I were trying to sell, I would be hurting even now. The banks are betting that the government will back them thus they are on a unprecedented loan frenzy. This might be the time that their optimism is unjustified. The savings banks are already shaky as it is.
The BOK Governor Kim Choong-su is optimistic about all of this:
I will be anxiously watching to see how “authorities” manage this problem but I expect the unexpected could cause them more trouble than Kim anticipates.
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