"MORTGAGE" MARKET STEAMS FORWARD EVEN AS NEW LAW

UNCLAS SECTION 01 OF 03 ISTANBUL 000798 SIPDIS SENSITIVE STATE FOR EUR/SE AND EB/IFD TREASURY FOR INTERNATIONAL AFFAIRS - CPLANTIER E.O. 12958: N/A TAGS: EFIN ECON TU SUBJECT: "MORTGAGE" MARKET STEAMS FORWARD EVEN AS NEW LAW LAGS REF: ISTANBUL 392 Sensitive but unclassified. Not for internet distribution. This message was coordinated with Embassy Ankara. ¶1. (SBU) Summary: Turkey's newfound macroeconomic stability and failing interest rates have brought a boom in consumer lending, including especially a dramatic increase in "mortgage" financing for home purchases. Housing loans grew four fold over the course of 2005, from $1.8 billion to $7.5 billion, and registered a more tempered though still healthy growth rate of 36 percent through the first quarter of 2006, as Turkish banks have aggressively sought to expand their market share. The rapid loan growth has fueled a boom in Turkey's construction sector, but has preceded long-awaited reform legislation, as the country's draft mortgage law has not yet been approved by parliament. Experts at the Capital Markets Board in Ankara predict passage before parliament's summer recess, though they concede that a number of important issues, including a tax deduction for mortgage interest, remain unresolved. The explosive growth in home loans raises the question of how well banks will manage the risks. On the other hand, the sharp increase in home loans is another sign of the normalization of the Turkish economy and of the deepening of its stunted financial markets. End Summary. -------------- Housing Finance Boom... -------------- ¶2. (U) Recent figures highlight continued, albeit more tempered, growth in Turkey's fast growing market for home finance. (Note: experts stress that until the draft mortgage law passes parliament (see below),such finance cannot technically be considered "mortgages" though it operates on the same principles. End Note.) After increasing four-fold over 2005 from $1.8 billion to $7.5 billion, mortgage loans increased a further 36 percent in the first quarter of 2006. Capital Markets Board Chairman Dogan Cansizlar recently predicted total housing loans could reach $19 billion by the end of 2006. Low interest rates (generally around 1.1 - 1.2 percent per month) and the availability of long-term loans (up to 25 years by some banks) have encouraged high demand for real estate, especially in major metropolitan areas like Istanbul, Ankara and Izmir. Despite the availability of long maturities, however, most Turks have preferred to limit their horizon: Central Bank data shows the preferred loan term is 5-10 years (some 45 percent of the total),with an additional 28 percent of loans for only a 3-5 year term. The expanded availability of credit has fueled a construction boom: the sector led the economy in 2005 with 19.7 percent growth. 1.362 million housing units were sold in that year, and licenses were obtained for an additional 511,000, up 55 percent from 2004. Total investment in real estate units reached $26.6 billion. ¶3. (U) Experts differ on whether there is a housing deficit in Turkey. While the Association of Real Estate Investment Companies (GYODER) argues that nationally there is no such deficit, the head of Turkey's public housing authority last year cited a shortfall of 2.5 million housing units. Even GYODER sees large growth opportunities for the construction sector, however, based on the fact that 38 percent of Turkey's existing 13.6 million houses were built without a building license. In Istanbul, that percentage is even higher at 52%. With mortgages, experts believe, will come the opportunity to satisfy demand for housing that is up to code. -------------- ...but still room for expansion -------------- ¶4. (SBU) Our banking contacts note that though it has come a long way, Turkey has far to go before it approaches mortgage levels typical of developing countries, much less developed Western European markets. They note that mortgage debt in most developing countries averages 10-15 percent of GDP, which for Turkey would translate into a $40-50 billion market. In the 25 EU countries, housing loans are 40 percent of GDP. Turkey's current level translates to 2.5 - 3 percent of GDP. They also note that at current interest rates, only the top 10 percent of the population is able to afford home finance. One senior banker at Kocbank/Yapi Kredi explained to us that to date the mortgage market extends only to the affluent "A" part of the population, which has an income of above $25,000. Rates will have to drop significantly, he estimated, before the more marginal "B" (above $12,500) and "C-plus" (above $7,500) segments of the population enter the market. Experts at the Capital Markets Board agreed, arguing that interest deductibility could play an important role in making home finance available to a larger proportion of the population. With deductibility and long term finance, they argued, the "middle class" of civil servants and middle management would be able to afford property. -------------- A Loss-leader for Banks -------------- ¶5. (SBU) Though still expensive for most Turks, home finance rates have declined dramatically over the past year, as banks have engaged in a contest for market share that has brought returns down to near and in some cases even below the bank's cost of financing. Market leaders Isbank and Akbank, for instance, are currently offering mortgages at 14 percent per year, while they pay large depositors up to 18 percent on their Turkish lira deposits. Our contacts agree that the current situation is not sustainable, though they note it is cushioned by the fact that mortgages are not financed by such deposits but via syndicated loans. They predict that as interest rates continue to decline, the banks' positions will become more sustainable. For now, banks are counting on the fact that once they have a mortgage customer, that customer typically also takes on other more profitable product lines, including credit cards and auto loans. ¶6. (SBU) Industry contacts also note that the fact that the relatively short maturity of Turkish housing loans also limits the banks' exposure, though even with the short 5-7 year term there is a maturity mismatch with the syndicated loans and other assets (particularly savings deposits--which have an average maturity of only two months) with which mortgages are financed. That risk will increase as mortgage maturities lengthen, they note, and will require increasing attention to risk management by Turkish banks, particularly as they reach down into segments of the population that hitherto were not considered "bankable." Experts also see some exchange rate risk, given the dependence on financing via syndicated loans. Banking Regulators should pay close attention to this issue, one industry expert told us, while banks need to become more sophisticated in using hedging strategies to limit their exposure. ¶7. (SBU) Even with the recent market expansion, bankers note that defaults have not been an issue, with the NPL ratio for mortgages hovering at an anemic .02 percent, far below the 6 percent rate for credit cards. (Privately, some speculate the increase in mortgage lending may explain some part of the recent rise in credit card defaults.) Culturally, they note, like others Turks will forego any other expenditure in order to pay their mortgage, as the title to their property is the last thing they want to give up. Shorter terms and focus on top echelons of society have also limited defaults. -------------- A Regulatory Vacuum -------------- ¶8. (SBU) The rapid expansion of housing loans has preceded the adoption by the Turkish parliament of changes in the law that the industry considers essential for creation of a stable and sustainable mortgage market. Among the changes the law would introduce are the possibility of offering variable rate mortgages (banned since the 1994 crisis),the ability to charge a fee for early payment, and in the case of default, the ability for lenders to go directly after the underlying property, without first seeking a bankruptcy judgment against the borrower. The new law is also expected to play an important role in helping Turkey deepen its still shallow capital markets, by enabling the securitization and resale of mortgagees via either covered bonds or mortgage-backed securities, and by creating rules governing secondary market institutions. Creation of such a market is critical, our SPK contacts tell us, because Turkish capital alone is insufficient to finance the sector. International capital is needed as well. Recent conferences, including this month's "Summit on Turkish Real Estate," show that international investors are ready to move, provided the legal framework is completed. ¶9. (SBU) In recent meetings in Ankara, SPK experts, who wrote the draft mortgage law, told Emboffs that it had reached the Parliament's Plan and Budget Commission in late April, and that they expected its passage before Parliament's summer recess. A number of issues remain unresolved, however, including particularly whether or not mortgage interest will be tax deductible. The SPK originally proposed such a deduction, but the government, fearing a loss of tax revenue (and with the IMF's encouragement),removed the provision. Parliament has since reintroduced it. Our SPK experts argue that the deduction would be tax neutral, since it would encourage more accurate reporting of sale values and thereby bring home sales out of the "shadow economy." Some Istanbul economists are skeptical of this claim, however, noting that they deduction is likely to be capped at some level, and thus will not bring accurate reporting of home sales and their values. The IMF Resrep told Emboffs that the IMF is generally opposed to the tax-deductibility of mortgage interest as not in keeping with international best practice. In Turkey's specific case, the Fund believes this provision would reduce collections by providing an offset to existing taxable income. ¶10. (SBU) Another issue relates to Turkey's withholding tax, which has caused concern in some financial circles, even though until recently its larger market has been minimal (reftel). The SPK is pressing for exclusion of mortgage-backed securities from the tax, fearing that otherwise the desired foreign investment will not materialize, or at the very least investors will demand higher returns to compensate for the 15 percent tax. In its view, this would be at cross purposes with the law's overall goal of encouraging more affordable housing finance. Industry experts agree. Former SPK Deputy Department Head Bahadir Teker, now an Istanbul consultant, told the May 2006 Istanbul Real Estate Summit that this issue is "critical," in that if it remains on the books, there will "not be enough liquidity" in the secondary market. -------------- Comment: -------------- ¶11. (SBU) The emergence of mortgage lending is yet another sign of the increasing "normalization" of the Turkish economy. Its continued spread will play an important role, together with still developing private pension schemes, in the deepening and widening of the country's hithertoo quite shallow financial markets. It will also allow development of a dramatically wider housing market and renewal of the country's often inadequate housing stock. End Comment JONES