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close video Commercial real estate market will worsen if economy slows: Jeff Greene

Real estate entrepreneur Jeff Greene addresses fears of commercial real estate collapse on ‘The Claman Countdown.’

The threat of a commercial real estate market crash is hanging over the already fragile U.S. economy. 

About $1.5 trillion in commercial mortgage debt is due by the end of 2025, but steeper borrowing costs, coupled with tighter credit conditions and a decline in property values brought on by remote work, have increased the risk of default. 

Fitch Ratings already estimated that 35% — or $5.8 billion — of pooled securities commercial mortgages coming due between April and December 2023 will not be able to be refinanced. 

"Commercial real estate is melting down fast," Tesla CEO Elon Musk said in a recent tweet. "Home values next."

WORLD BANK WARNS GLOBAL ECONOMY TO SLOW SHARPLY AMID HIGHER INTEREST RATES

The Amazon HQ2 Met Park campus in Arlington, Va., April 3, 2023. (Nathan Howard/Bloomberg via Getty Images / Getty Images)

Office and retail property valuations could ultimately plummet as much as 40% from peak to trough this year as higher interest rates make it harder for investors to refinance trillions in looming debt, according to Lisa Shalett, chief investment officer for Morgan Stanley Wealth Management.

"MS & Co. analysts forecast a peak-to-trough CRE price decline of as much as 40%, worse than in the Great Financial Crisis," Shalett wrote in a weekly investment note. "More than 50% of the $2.9 trillion in commercial mortgages will need to be renegotiated in the next 24 months when new lending rates are likely to be up by 350 to 450 basis points."

STOCK MARKET RALLY COULD BE DERAILED BY AN EARNINGS SLUMP, MORGAN STANLEY WARNS

Complicating the matter is the fact that small and regional banks are the biggest source of credit to the $20 trillion commercial real estate market, holding about 80% of the sector's outstanding debt. Regional banks were just at the epicenter of the upheaval within the financial sector, and there are concerns that the turmoil could make lending standards drastically more restrictive.

Jerome Powell, chairman of the U.S. Federal Reserve, speaks during a news conference after a Federal Open Market Committee meeting in Washington, D.C., March 22, 2023. (Al Drago/Bloomberg via Getty Images / Getty Images)

During a credit crunch, banks significantly raise their lending standards, making it difficult for businesses or households to get loans. Borrowers may have to agree to more stringent terms like high interest rates as banks try to reduce the financial risk on their end.

Banks were already tightening lending standards before the crisis within the industry began. A quarterly survey of loan officers published by the Fed showed that a growing number of banks tightened lending standards and saw a sharp slowdown in demand during the final three months of 2022.

BANKING CRISIS THREATENS TO IGNITE CREDIT CRUNCH OF US HOUSEHOLDS: WHAT TO KNOW

"Refinancing risks are front and center" for commercial property owners, a separate Morgan Stanley note said. "The maturity wall here is front-loaded. So are the associated risks."

Even before the collapse of Silicon Valley Bank and Signature Bank in early March, the commercial real estate market was struggling with a number of challenges, including higher interest rates and waning demand for office space as more companies allow employees to work from home.

Pedestrians walk by a First Republic Bank April 26, 2023, in San Francisco. (Justin Sullivan/Getty Images / Getty Images)

"Commercial real estate, already facing headwinds from a shift to hybrid/remote work, has to refinance more than half of its mortgage debt in the next two years," Shalett wrote in a weekly report published last month.

The Federal Reserve has raised interest rates 10 times over the past year from near zero to around 5%. Policymakers have indicated that another rate hike could be on the table this year amid signs of underlying inflationary pressures.

Still, others are less pessimistic about the future of the commercial real estate market. Solita Marcelli, UBS Global Wealth Management chief investment officer of Americas, said the headlines regarding office space "are worse than reality."

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"An expected credit crunch on the back of rising cost of funding for banks may further compound its troubles," Marcelli said in a note. "We don’t believe a repeat of the 2008 liquidity crisis is likely — where capital markets essentially closed for financing.

"In our view, the health of the overall banking system and market liquidity conditions are substantially better than they were during the [Great Financial Crisis]."

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Business

Budget 2025: Three things Rachel Reeves’s speech boils down to – and two tricks the chancellor will fall back on

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Budget 2025: Three things Rachel Reeves's speech boils down to - and two tricks the chancellor will fall back on

This is going to be a big budget – not to mention a complex budget.

It could, depending on how it lands, determine the fate of this government. And it’s hard to think of many other budgets that have been preceded by quite so much speculation, briefing, and rumour.

All of which is to say, you could be forgiven for feeling rather overwhelmed.

But in practice, what’s happening this week can really be boiled down to three things.

1. Not enough growth

The first is that the economy is not growing as fast as many people had hoped. Or, to put it another way, Britain’s productivity growth is much weaker than it once used to be.

The upshot of that is that there’s less money flowing into the exchequer in the form of tax revenues.

2. Not enough cuts

The second factor is that last year and this, the chancellor promised to make certain cuts to welfare – cuts that would have saved the government billions of pounds of spending a year.

But it has failed to implement those cuts. Put those extra billions together with the shortfall from that weaker productivity, and it’s pretty clear there is a looming hole in the public finances.

3. Not enough levers

The third thing to bear in mind is that Rachel Reeves has pledged to tie her hands in the way she responds to this fiscal hole.

She has fiscal rules that mean she can’t ignore it. She has a manifesto pledge which means she is somewhat limited in the levers she can pull to fill it.

Put it all together, and it adds up to a momentous headache for the chancellor. She needs to raise quite a lot of money and all the “easy” ways of doing it (like raising income tax rates or VAT) seem to be off the table.

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The Budget Explained – in 60 seconds

So… what will she do?

Quite how she responds remains to be seen – as does the precise size of the fiscal hole. But if the rumours in Westminster are to be believed, she will fall back upon two tricks most of her predecessors have tried at various points.

First, she will deploy “fiscal drag” to squeeze extra income tax and national insurance payments out of families for the coming five years.

What this means in practice is that even though the headline rate of income tax might not go up, the amount of income we end up being taxed on will grow ever higher in the coming years.

Second, the chancellor is expected to squeeze government spending in the distant years for which she doesn’t yet need to provide detailed plans.

Together, these measures may raise somewhere in the region of £10bn. But Reeves’s big problem is that in practice she needs to raise two or three times this amount. So, how will she do that?

Most likely is that she implements a grab-bag of other tax measures: more expensive council tax for high value properties; new CGT rules; new gambling taxes and more.

No return to austerity, but an Osborne-like predicament…

If this summons up a particular memory from history, it’s precisely the same problem George Osborne faced back in 2012. He wanted to raise quite a lot of money but due to agreements with his coalition partners, he was limited in how many big taxes he could raise.

The resulting budget was, at the time at least, the single most complex budget in history. Consider: in the years between 1970 and 2010 the average UK budget contained 14 tax measures. Osborne’s 2012 budget contained a whopping 61 of them.

And not long after he delivered it, the budget started to unravel. You probably recall the pasty tax, and maybe the granny tax and the charity tax. Essentially, he was forced into a series of embarrassing U-turns. If there was a lesson, it was that trying to wodge so many money-raising measures into a single fiscal event was an accident waiting to happen.

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Can the budget fix economic woes?

Except that… here’s the interesting thing. In the following years, the complexity of budgets didn’t fall – it rose. Osborne broke his own complexity record the next year with the 2013 budget (73 tax measures), and then again in 2016 (86 measures). By 2020 the budget contained a staggering 103 measures. And Reeves’s own first budget, last autumn, very nearly broke this record with 94 measures.

In short, budgets have become more and more complex, chock-full of even more (often microscopic) tax measures.

Read more from Sky News:
What tax measures are expected in budget?
The political jeopardy facing Rachel Reeves in budget

In part, this is a consequence of the fact that, long ago, chancellors seem to have agreed that it would be political suicide to raise the basic rate of income tax or VAT. The consequence is that they have been forced to resort to ever smaller and fiddlier measures to make their numbers add up.

The question is whether this pattern continues this week. Do we end up with yet another astoundingly complex budget? Will that slew of measures backfire as they did for Osborne in 2012? And, more to the point, will they actually benefit the UK economy?

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Technology

CNBC Daily Open: Alphabet to omega in AI?

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CNBC Daily Open: Alphabet to omega in AI?

A Google logo is at the announcement of Google’s biggest-ever investment in Germany on November 11, 2025 in Berlin, Germany.

Sean Gallup | Getty Images News | Getty Images

Alphabet on Monday resuscitated the artificial intelligence trade, which had been flagging the previous week. Its stock jumped 6.3%, lifting associated AI names such as Broadcom, Micron Technology and AMD. Major indexes rallied, with the Nasdaq Composite posting its best day in six months.

Investors were particularly enthusiastic about Broadcom because it helps to design and manufacture Google-parent Alphabet’s custom AI chips. In other words, the more market share Alphabet’s AI offerings gain, the greater the benefit to Broadcom — rather like Nvidia and the broader AI sector at the moment. Broadcom shares surged 11.1% on this notion, making it the S&P 500’s top gainer.

But while investors may cheer Alphabet’s leadership on Monday, not everyone wants it to have the last word.

“Some investors are petrified that Alphabet will win the AI war due to huge improvements in its Gemini AI model and ongoing benefits from its custom TPU chip,” Melius Research analyst Ben Reitzes wrote to clients in a Monday note. “GOOGL winning would actually hurt several stocks we cover — so prepare for volatility.”

Approaching the market’s moves from another angle, Melissa Brown, managing director of investment decision research at SimCorp, said it’s a concern when just one stock lifts the market. “That just doesn’t seem to me to be a sustainable force behind driving the market higher over the next however many days,” she added.

Alphabet on Monday may have brought about alpha — in the sense of market outperformance and potentially beginning a new phase of AI enthusiasm — but letting it be the omega as well could pose problems for investors.

What you need to know today

U.S. tech stocks roar back. The Nasdaq Composite popped 2.69%, its best day since May 12, on investors enthusiasm over Alphabet. Other major indexes rose in tandem. Asia-Pacific markets were mostly Tuesday as AI-related stocks ticked up.

Record outflows from BlackRock’s bitcoin ETF. The iShares Bitcoin Trust ETF has seen an exodus of $2.2 billion this month as of Monday stateside, according to FactSet data. That’s almost eight times more in losses than last October, or its second-worst month on record.

Sandisk joins the S&P 500. The flash storage vendor will replace marketing company Interpublic Group in the index before trading begins on Nov. 28 stateside. Shares of Sandisk jumped 7% in extended trading on Monday.

Trump has back-to-back calls with Xi and Takaichi. But the Beijing-Tokyo spat is unlikely to be resolved soon. U.S. President Donald Trump has stayed publicly silent, adding uncertainty for Japan and Taiwan at a tense moment. 

[PRO] The S&P 500’s dividend yield is looking dismal. For investors who are still looking to hold dividend-paying stocks, however, research firm Trivariate Research has a few suggestions on the top performers.

And finally…

MUMBAI, INDIA – OCTOBER 22: Executive chair at the South Korean automaker Hyundai Motor Group Euisun Chung and managing director and CEO at India’s National Stock Exchange (NSE) Ashish Kumar Chauhan and Jaehoon Chang, Chief Executive Officer (CEO) and President of Hyundai Motor Company pose for a photo during the listing ceremony of Hyundai Motor India for its initial public offering (IPO) at the NSE in Mumbai, India on October 22, 2024.

Anadolu | Anadolu | Getty Images

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World

Overnight attacks in Russia and Ukraine as Zelenskyy eyes talks with Trump over peace plan

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Overnight attacks in Russia and Ukraine as Zelenskyy eyes talks with Trump over peace plan

Donald Trump and Volodymyr Zelenskyy are set to hold talks over the Ukraine peace plan.

US and Ukrainian officials have held discussions in Geneva about a controversial 28-point proposal drawn up by America and Russia, which has since been countered by an amended deal drawn up by Kyiv’s European allies.

The White House said there were still a “couple of points of disagreement” as of Monday night, but spokeswoman Karoline Leavitt said there was a “sense of urgency” to strike an agreement.

“The president wants to see this deal come together, and to see this war end,” she added.

Mr Zelenskyy echoed that message, saying “there is still work for all of us to do to finalise the document”.

“We must do everything with dignity,” he said in his nightly video address, adding: “The sensitive issues, the most delicate points, I will discuss with President Trump.”

Karoline Leavitt speaks with reporters at the White House. Pic: AP
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Karoline Leavitt speaks with reporters at the White House. Pic: AP

It comes after Mr Trump, who had accused Ukraine of not being grateful enough for US military support while the Geneva talks were under way, suggested the process could be moving in the right direction.

He had earlier given Kyiv until Thursday to agree to the plan, but US Secretary of State Marco Rubio downplayed the deadline, saying officials could keep negotiating.

Moscow, however, has already signalled its opposition to the European version of the peace plan.

It would halt fighting at present front lines, leaving discussions of territory for later, and also include a NATO-style US security guarantee for Ukraine.

Read more:
Trump’s 28-point peace plan in full…
…and Europe’s 28-point counterproposal

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Russian drones devastate Kharkiv

The talks in Geneva, Switzerland, had begun with Mr Rubio denying the original plan was written by Russia.

It appeared to include a number of longstanding Kremlin demands that have proved impossible for Kyiv, including sacrificing territory Russian forces have not even seized since the war began.

Ms Leavitt has also insisted the US is not favouring the Russians.

Ukrainian troops fire near the frontline town of Pokrovsk. Pic: Reuters
Image:
Ukrainian troops fire near the frontline town of Pokrovsk. Pic: Reuters

Starmer to lead talks of Ukraine’s allies

Ukraine’s allies in the so-called “coalition of the willing” will hold a virtual meeting today, chaired by Sir Keir Starmer.

The British prime minister said the alliance was focused on achieving a “just and lasting peace”.

It “matters for all of us, because the conflict in Ukraine has had a direct impact here in the UK”, he added.

Russia and Ukraine report overnight attacks

The talks will begin hours after the governor of Russia’s Rostov region reported three people had been killed and 10 more injured in a Ukrainian attack overnight.

The Russian defence ministry said 249 Ukrainian drones were downed over Russian regions in total.

Meanwhile, Russian drone strikes in Kyiv left at least two dead and triggered fires on residential buildings – forcing evacuations, and leaving several people injured.

Drone strikes rocked Kyiv in the early hours of Tuesday. Pic: Ukrainian emergency services/Telegram
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Drone strikes rocked Kyiv in the early hours of Tuesday. Pic: Ukrainian emergency services/Telegram

The war was also a topic of discussion in a call between Mr Trump and China’s Xi Jinping on Monday.

Mr Xi urged “all parties” in the conflict to “reduce differences”, according to Chinese state news agency Xinhua.

He reiterated that China supported all efforts conducive to peace.

China has remained a consistent ally of Russia throughout its invasion of Ukraine, and is the top buyer of Russian oil, along with India.

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