8/9/2013: Dublin's 'burgeoning' workforce attracts MNCs? Err... what?..

A quick post. Recent research note from one of the highly regarded property research outfits in Ireland cited the following sources of Ireland's success in attracting nine out of ten largest tech companies to Dublin: "low corporation tax rates and a burgeoning workforce which is young, educated and English speaking." This references not some abstract period of, say, 'since 1990' or even 'since 2000', but the last few years, as the argument is then carried over as a reason / a causal explanation for the reported boom in prime office rents in Dublin in H1 2013.

While I do not want to pick any fights over anything, least of all the 'young' bit (read my Sunday Times column from today on 'demographic dividend') or 'educated' part (see my view of our education system and skills/human capital on this blog) or 'English speaking' (slightly ironic, given tech employers are complaining about the lack of foreign languages skills availability in Dublin), I wonder what this 'burgeoning workforce' references.

Here is data from CSO on Dublin's workforce for Q2 (or H1) in every year on record: 

Can you spot 'burgeoning'? In Q2 2013, there were 555,100 persons aged over 15 in employment in Dublin region. This represents second lowest level of employment (after Q2 2012 when the number was only 7,700 lower at 547,400) since Q2 2004. In other words, our workforce 'burgeoned' into a 10-year slump in terms of employment.

Now, in terms of labour force numbers, in Q2 2013 there were 630,500 in labour force in Dublin. This marked an increase of only 6,200 on Q2 2012 and marked the second lowest level reading since Q2 2006. With all the positive demographics and the tech sector boom cited by the property researchers, the burgeoning we might have experienced in labour force levels terms was consistent with the hitting a 7-year slump. Slightly more 'burgeoning' than employment figures, but still not exactly exciting enough to stir any tech companies rushing into Dublin.

Note: I reference two numbers in relation to the 'workforce' term: labour force and employment. The latter measures those who currently work, the former includes the latter, plus the unemployed, excluding  those in education and training. I seriously doubt US tech giants are coming here for the pool of the unemployed. Which means that the 'workforce' that can be expected to be strongly positively correlated with incentives for the MNCs to locate here would be measured by employment figures, not by general labour force ones.

24/7/2013: CBRE Q2 2013 Irish Commercial Property Report

A very good quarterly report from CBRE on Irish Commercial Property markets in Q2 2013.

Some highlights:

In the above, I added the red line for referencing current yields to other urban locations across the EU. Pretty much suggests current valuations are in line with current macro fundamentals. Also, the chart above shows just how much more dramatic the swing has been from the cycle high to the cycle low in Dublin - wider than anywhere else.

Does this mean the market is now priced about right? Barring any dramatic improvement in the fortunes, I can't see much of an organic upside here. That said, external investment demand and longer-time investment horizons can (and probably will) push prices up. On the downside, there is the pressure of cost of long term funding news acquisitions.

On the shorter end, there are strong signs of market recovery. Per CBRE: "There was a significant improvement in transactional activity in the Irish investment market during the first half of 2013. In total, there were 34 investment transactions of more than €1 million in value completed in the six month period. In total, €603 million was invested in the first half of 2013, compared to a full year spend of €545 million in 35 transactions in the entire year last year."

More on the good news side: " Total returns in the Irish market in Q2 2013 increased by 2.3% while capital values were flat in the period according to the Investment Property Databank (IPD) Irish Index. Indeed, total returns in this index have been positive for seven consecutive quarters now." However, the chart shows continued negative capital returns:

The chart also shows that cumulated total returns over the positive 7 quarters are just about cover total losses cumulated from Q4 2009 -Q1 2010.

The headwinds remaining in the market, in my opinion are:

1. Risk to growth fundamentals in the economy: any further significant compression on current yields will have to be factoring stronger growth than recorded in 2010-2012,
2. Risk to the future long-term interest rates
3. Risk to supply/demand balance: current demand is driven largely by lack of other asset classes with comparable returns, plus surplus cash positions built up by some domestic investors. These are at risk of reversals on foreign demand side and exhaustion of domestic cash reserves. On supply side, there is a risk of NAMA eventually starting to dispose of domestic assets in earnest. 

For now, however, my feeling is that the yields are close to fundamentals-determined equilibrium.