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Growth is taking hold in the euro area and gradually building up a head of steam
Recent developments
This analysis examines the recent evolution of the European residential market and explores differences between countries in a context where housing has become the main concern among Europeans. What we see is a cycle marked by successive shocks and an insufficient supply, which is now emerging as the main source of tension.
Analysing European consumers’ saving patterns at this time is key, since a revival of consumption will serve as one of the pillars that will support the economic recovery after the coronavirus.
The new CaixaBank Research Dossier, dedicated to «An analysis of European productivity», aims to explore the recent dynamics in the EU’s productivity, focusing on its territorial dispersion and the differentiating factors between the best and worst performing regions. In this first article, we provide some context by outlining the main trends.
If Europe only moves forward in times of crisis, as has become apparent in the last 15 years, then the current opportunity is unequalled, given the scale of the challenges in the international geopolitical context. The alternative is a return of the Hamlet-like avatar that has represented the EU many times throughout its history.
There is increasing pressure on the ECB to start raising interest rates, something that has not happened since 2011. However, in the current context of an economic slowdown with a multitude of downside risks, is it desirable for the ECB to begin to normalise its monetary policy in the coming months? Would it be better to wait for economic growth to recover?
Last November the European Commission presented a proposal to reform the fiscal rules with a view to their re-implementation in 2024. The proposal does not change the debt and deficit targets of 60% and 3% (they are laid down in the EU treaties and changing them is rather infeasible); instead, it establishes them as medium-term targets and focuses on reforming the system to steer us towards them.
Temporary employment adjustment schemes, including the ERTE in Spain, are being widely used throughout Europe to cushion the impact of COVID-19 on the labour market.
The outbreak of the pandemic has changed the scenario for investment in retail-related property. On the one hand, severe mobility restrictions and social distancing measures have lowered prices and rents for commercial premises, reducing investor interest. On the other hand, COVID-19 has brought about a change in the habits of Spanish consumers that has benefited supermarkets, where investment reached record highs in 2020, and has accelerated the penetration of online commerce in the retail sector, boosting investment in the logistics required to support this sales channel.
The initiation of the ECB’s monetary policy normalisation process has led to an acceleration in house prices, especially in markets with a significant mismatch between insufficient supply and dynamic demand. The economies in which real prices have increased the most in the last year and a half, and where the residential markets are showing signs of more significant overvaluation, include Portugal, Bulgaria, Hungary, the Netherlands and Estonia. In contrast, the markets of large economies such as Germany, Sweden, France and Luxembourg remain overvalued, but have corrected the strong price growth they experienced in the decades leading up to the pandemic, reducing signs of overheating.
Investment in the commercial real estate market fell sharply in 2023 as a result of the rise in interest rates. However, as 2024 progresses we can expect to see a revival in transactions, thanks to the anticipated fall in interest rates and an improvement in the fundamentals that determine the behaviour of the different segments. On the one hand, greater buoyancy in consumption will support the retail segment and the continued penetration of e-commerce will continue to require investments in the logistics segment. On the other hand, housing will consolidate its position as the segment attracting the most investment, and the hotel sector will continue to improve thanks to the strength of tourism in Spain. Finally, offices will continue to adapt to the new demands in terms of sustainability and the new forms of work that emerged after the pandemic.
The full recovery of international tourism spending in Spain hides major changes in the structure of demand by region of origin. Using data on payments made with foreign cards on CaixaBank POS terminals, duly aggregated and anonymised, we see that Western Europe remains the main issuer of tourists, and that North America and Latin America significantly increased their share of foreign spending. In contrast, the recovery of tourism from the Middle East and Asia and Oceania has been more disparate, affected by geopolitical and economic factors. Overall, a stable but robust growth outlook for 2024-2025 indicates that international tourism in Spain will remain in good shape.
Tourism ended this year’s summer season in great shape with international tourist arrivals coming very close to the records set in 2019, a year that was extremely positive for the industry. Domestic tourism has also continued to post very good figures. However, the macroeconomic scenario represents a risk for the trend in tourism activity over the coming quarters due to high inflation and the economic slowdown in Europe. Nevertheless, we believe that tourism demand still enjoys significant levers for growth in the coming year and we therefore expect the sector to complete its recovery in 2023.
The pandemic has altered the commercial real estate investment landscape, creating different types of assets according to the degree of disruption caused by the travel restrictions imposed to tackle the health crisis. Assets that have benefited include residential property, logistics assets and data centres, as well as a large proportion of retail assets. Among the most disadvantaged are offices and hotel assets, weighed down by the rise in teleworking and slump in international tourism.
Foreign purchases in Spain have made a surprisingly strong recovery after the pandemic-induced restrictions were lifted. Indicators related to purchase intent suggest that this positive trend will continue in the short term, especially among the German and Nordic populations. The long-term outlook for foreign demand is also promising considering the demographic trends in Europe: the imminent retirement of a large generation of Europeans points to a significant increase in potential demand, especially between 2026 and 2030. Although Spain has considerable strong points to attract this demand, such as the high competitiveness of its tourism industry and the country’s perceived safety, the importance of creating an attractive regulatory and fiscal environment, whilst also adopting appropriate housing policies to mitigate its impact on the local population, should not be underestimated.