3/8/15: Greek Manufacturing PMI: In the Land of Imaginary Numbers

Markit Manufacturing PMI for Greece is outright disastrous.

Euro area Manufacturing PMI for July came out with a slight decrease on June 2015 reading, still beating (marginally) flash estimate:

Looking at countries ranked by PMI reading, Italy showed a surprise rise, while Austria posted a surprise fall:

But the real story is Greece:

One wonders, just how much more the Greek economy is going to contract before the Bailout 3.0 is finalised and just what new wondrously well-working structural reforms will be needed to get it out of the new hole?

2/8/15: Five Years In: Judging Dodd-Frank Reforms

My blog post for @LearnSignal assessing the first 5 years of the Dodd-Frank Wall Street Reform and Consumer Protection Act: Part 1
http://blog.learnsignal.com/economics/five-years-after-the-dodd-frank-act-part-1-consumer-protection-and-derivatives-regulation

2/8/15: Credit and Growth: A Marriage Not Made in Haven

My recent post for @LearnSignal on the OECD report on the role of banks-intermediated credit in economic growth: http://blog.learnsignal.com/economics/oecd-credit-is-bad-for-your-economy.

2/8/15: Global Trade: Welcome to the Economic ICU

An interesting, if short, note on woeful state of global trade flows from Fitch (link here).

The key point is that:

1. Subject to all the talk about the Global recovery gaining momentum; and
2. Under the conditions of unprecedented past (and ongoing) monetary policy accommodation around the world'

global trade remains severely compressed from mid-2011 forward.

Most importantly, the rot is extremely broad - across all major regions, with no base support for trade flows.

One of the drivers - EMs lack of internal demand:

However, the EMs are just one part of the picture. Per Fitch, "Since 2012, global export volumes have consistently grown by less than 5%. Performance by value has been even worse due to the fall in global trade prices, again led lower by commodities. In April 2015, global export prices were down 16% year on year."

"There are several structural explanations for the continued weakness in global trade in addition to the GFC’s cyclical effects":

• Shift toward domestic growth in China - previously thought to be a catalyst for growth in trade via stimulating demand for imports - has had an opposite effect: Chinese producers and consumers are now increasingly sourcing goods and services internally. This was not predicted by the analysts, though I have been warning that this will be a natural outcome of the continued maturing of the Chinese economy away from producing low value added goods toward producing higher value added output. Thus, reliance of Chinese economy on capital and investment goods and services imports from Advanced Economies has declined. And we are witnessing an ongoing emergence of higher value added consumer goods manufacturing in China, which will further compress imports demands by Chinese markets. More significantly, over time, this will lead to even more complex regionalisation of trade, with trade flows becoming increasingly locked within the Asia-Pacific region, leaving more and more producers in the Advanced Economies facing an uncomfortable choice: shift production to the region or witness decline in imports demand. In line with this, there will be losses of jobs in the Advanced Economies and gains of activity in Asia-Pacific. 
• Fitch points to a policy driver for global trade slowdown: "According to the World Trade Organisation, the use of trade restrictions has been rising since the crisis and trade liberalisation initiatives have slowed relative to the 1990s. Together, these developments may be contributing at the margin to the reduction in elasticity of trade with respect to GDP." Nothing new here, as well. The world is amidst continued debt deflation cycle, with debt-linked protectionism on the rise. This is not just about currency wars, but also about financial repression and structural decline in overall growth.
• Fitch notes a third driver for trade decline: "There has been a change in the relative weights of domestic demand components, with investment falling compared with consumption and government spending… As investment spending is the most pro-cyclical and import-intensive component of domestic demand, a decline in investment tends to have a larger effect on trade." Again, I wrote before extensively on investment collapse in the Advanced Economies, and the fact that the main drivers for this are not a business cycle nor the Global Financial Crisis, but rather a structural decline in long-term growth (secular stagnation). You can read on this more here: http://trueeconomics.blogspot.ie/2015/07/7615-secular-stagnation-double-threat.html.

Fitch note, while highlighting a really big theme continuing to unfold across the global economy, misses the real long-term drivers for the collapse of trade: the world is undergoing deleveraging cycle in terms of Government and private debt, reinforced by the structurally weaker growth environment on both demand and supply sides of the growth equation. The result is going to be much more painful that Fitch (and majority of analysts around) can foresee.

1/8/15: Ireland: No Country for Entrepreneurs?

Ah, the heady days of campaigning and promising are about to befall Ireland once again… soon… In the mean time, let us recall our Dear Leader's Enda "Business Dynamo" Kenny promise of the recent past:

On January 27, 2011, our pro-business Leader uttered the following: “I will seek the trust of the Irish people to implement Fine Gael’s plan to get Ireland working again… I firmly believe that by 2016, Ireland can become the best small country in the world in which to do business, the best country in which to raise a family and the best country in which to grow old with dignity and respect.”

Let's leave the family and old dignity bits to the softer side of the Coalition and focus on the first promise, squarely relating to economics.

On October 8, 2011, Mr Kenny repeated the said promise: "Since coming into office 7 months ago I have told nearly all audiences that by 2016 I intend to make Ireland the best small country in the world in which to do business…"

And then again, on February 28, 2013 the "Dynamo" spun again: "Those of you from Ireland will have heard me say many times that my ambition is for Ireland to become the best small country in the world for business by 2016. It is an ambition I believe we will achieve. The scale of reform and action across Government to improve our competitiveness is unyielding until we reach our goals."

There are many things going on here, perhaps unbeknownst to Mr. Kenny. But one thing is pretty darn clear - Ireland is nowhere near being a half-decent place to become an entrepreneur. Why? Read this: "The reality is that there is no incentive tax-wise for Irish entrepreneurs" http://www.independent.ie/business/the-reality-is-that-there-is-no-incentive-taxwise-for-irish-entrepreneurs-31396747.html. Authored by an entrepreneur and an investor.

Those of you who follow my work have known for ages that I advocate complete reform of our tax codes in relation to:

1. Employee share ownership plans and options; 
2. Capital gains taxation, especially linked to subsequent reinvestment of business sale proceeds; 
3. Self-employment taxation system; and
4. Employees, directors and owners system of reimbursement, with a direct link to their investments in business.

Those of you who are entrepreneurs in Ireland known that none (in contrast to Mr Kenny's assertions) of these (and other) key areas of Ireland's competitiveness have been reformed or improved by the current Government. I repeat: none.

Instead of creating a culture of real enterprise and entrepreneurship, Mr. Kenny is confusing pro-business (incumbent MNCs) agenda for real enterprise agenda. Thus, he continues to pile mile high various investment schemes, grants, incentives that create political subsidies to favoured entrepreneurs and companies at the expense of normal entrepreneurs and companies, that distort rates of return on investment, and incentivise rent seeking. Meanwhile, real entrepreneurs are faced with huge tax demands, tax uncertainty and legal bills to plan for these.

1/8/15: Irish 1Q 2015 Growth: Recovery on Pre-Crisis Peak

In previous posts, I have looked at:

• Sectoral growth contributions for 1Q 2015;
• Trends in annual (y/y) growth rates in GDP and GNP;
• Quarterly (q/q) growth rates; and
• Domestic Demand component of GDP.

So now, let's try to answer that persistent question: has Irish Economy regained pre-crisis peaks of economic activity?

To do so, we need two things:

1. We need 12-months running sum of total activity measured by GDP (mythical metric for Ireland), GNP (increasingly also mythical metric, but slightly better than GDP); and Final Domestic Demand (basically an approximation for the real, domestic economy); and
2. We need population figures to get the per-capita basis for the above metrics.

We can compute all metrics in (1) based on actual CSO data. But we cannot know exactly our population size (CSO only provides estimates from 2011 through 2014 and no estimates for 2015). So I did a slightly cheeky approximation: I assumed that 2015 will see increase in Irish population of similar percentage as 2014. This is cheeky for two reasons: (1) population change can be slightly more or less than in 2014 due to natural reasons; and (2) emigration might be different in 2015 compared to 2014. Specifically, on the second matter, there has been some evidence of slower emigration out of Ireland and there have been some migrants coming into Ireland on foot of MNCs hiring.

Still, this is as good as things get, so here are the numbers, all referencing inflation-adjusted (real) variables:

Irish Personal Consumption per capita (not shown in the chart above) on 12 months total through 1Q 2015 stood at around EUR19,074.79 or 8.4% lower than pre-crisis peak in 4Q 2007. Meanwhile, Final Domestic Demand per capita was some 15.43% below pre-crisis average. Irish GDP per capita was around 2.4% lower than at pre-crisis peak. However, Irish GNP per capita in 1Q 2015 based on 12 months total was 0.2% above pre-crisis peak.

So in simple terms, by one metric of three, we are back at pre-crisis peak levels in per capita, inflation-adjusted terms. This metric is somewhat better than GDP per capita, but not perfect by any means and is getting worse, not better, in terms of measuring the real activity on the ground. Still, after 8 years, the recession cycle is complete in terms of GNP. It is still ongoing in terms of Domestic Demand.

1/8/15: Irish 1Q 2015 Growth: The Real Economy Side

Having previously looked at

• Sectoral growth contributions for 1Q 2015 
• Trends in annual (y/y) growth rates in GDP and GNP, and
• Quarterly (q/q) growth rates

now, let's take a peek at the Domestic Demand component of GDP - the bit that covers Private Consumption, Government Current Expenditures and Gross Fixed Capital Formation.

Looking at real data, not seasonally adjusted:

Personal Expenditure on Goods and Services by Irish households posted 3.78% growth year-on-year in 1Q 2015. This is faster than 4Q 2014 growth of 3.00% and faster than 1Q 2014 y/y growth of 1.56%. The rate of growth is also faster than four-quarters' average of 2.54%. So this is good news. In fact, this is the fastest rate of growth in Personal Expenditure since Q1 2008 and fifth consecutive quarter of y/y growth.

Net Expenditure by Central and Local Government on Current Goods and Services was up 5.91% y/y in 1Q 2015, which is slower than 9.54% y/y growth reordered in 4Q 2014, but faster than 1.46% growth in 1Q 2014. Current rate of growth in Government spending is slightly ahead of the four quarters average of 5.65%.

This is the second fastest rate of Government spending growth since 2Q 2007 and marks 8th consecutive quarter of positive growth in spending, full three quarters longer positive run than for Personal Expenditure. To compare the two series: austerity from 1Q 2013 on implies a rise in Government current (ex-investment) spending of 7.5%, while recovery in the economy means Personal Consumption rising by 5.4% over the same period.

Gross Domestic Fixed Capital Formation (aka a proxy for Investment - proxy because it includes questionable stuff, like aircraft, as well as some of the MNCs-valued investments) was up 4.03% y/y in 1Q 2015 which is miles lower than 20.3% growth registered in 4Q 2014 when scores of punters rushed out to buy property, and when REITs continued to replace vultures in doing the same. Over the last 4 quarters, average rate of growth in Fixed Capital Formation was 12.77% and even back in 1Q 2014 this activity expanded by 10%, so 1Q 2015 was a major slowdown in activity, albeit it remained positive. This might be a healthy sign of structural normalisation in what has been becoming a somewhat overhyped property market, but it can also be a short-term blip. Overall, 1Q 2015 was the slowest y/y growth quarter since the onset of the 'recovery' in the investment markets here in 3Q 2013 and the first quarter in the period when growth rates fell below 10% mark (albeit 1Q 2014 actual expansion was 9.979%).

With the above, Final Domestic Demand (probably the closest we have in the National Accounts to a realist measure of our economic performance) posted a healthy y/y expansion:

As the above chart shows, Final Domestic Demand rose 4.22% y/y in 1Q 2015, slower than 7.51% growth recorded in 4Q 2014 but faster than 3.61% growth in 1Q 2014. Over the last 12 months, average annual rate of growth in the Domestic Demand was 5.31% which makes 1Q 2015 performance relatively less spectacular. Still, 4.22% growth rate is a healthy one.

And it is consistent with the longer term trends:

As chart above shows, upturn in the Final Domestic Demand took place (on trend) around 3Q 2013 and it is gaining some momentum. However, unlike the GDP series - posting full recovery (on rolling 12mo basis) to pre-crisis peak back in Q3 2014, Final Domestic Demand (domestic economy proxy) is still 11% below the pre-crisis peak. So while our MNCs-inclusive economic performance has regained pre-crisis peak, our domestic economy remains quite below the pre-crisis levels of activity.

Table below summarises source of growth in real GNP:

As shown above, single largest contributor to growth in GNP in 1Q 2015 (annual rate of growth) was Net Trade Balance (Exports less Imports) growth in which accounted for 33.81% of the total expansion in GNP. Personal Expenditure was the second largest contributor to growth with 28.83% share. Overall, growth in Final Domestic Demand (domestic economy proxy) was responsible for 55.4% of total growth in GNP over 1Q 2015 compared to 1Q 2014. Interestingly, inventories (Value of Changes in Stocks) accounted for almost 1/5th of total growth in GNP.

31/7/15: Irish 1Q 2015 Growth: Quarterly Growth in GDP and GNP

Having looked at sectoral growth contributions for 1Q 2015 and trends in annual (y/y) growth rates in GDP and GNP, let's take a look at quarterly (q/q) growth rates.

On a quarterly basis:

• GDP at constant prices was up 1.365% q/q in 1Q 2015, which is up on 1.235% growth recorded in 4Q 2014 and on 1.206% growth in 1Q 2014. So we have acceleration in quarterly growth in GDP. We now have five consecutive quarters of positive GDP growth with rates of growth all statistically above zero. Good news.
• GNP, however, posted a decline in q/q growth of -0.762% in 1Q 2015, which contrasts with 3.43% growth q/q in 4Q 2014 and with 1.554% growth q/q in 1Q 2014. This is the first negative growth quarter for GNP after four consecutive quarters of expansion.

Chart above also shows how dramatically higher volatility in GNP growth figures has been in recent years. Over the entire history of the current series (from 1Q 1997), quarterly GDP growth volatility (measured by standard deviation) stood at 2.0076. This fell to 1.42225 over the period from 1Q 2011. So volatility in GDP growth declined over the recent period compered to historical. The opposite happened with GNP, which had historical volatility of 2.24441 and volatility since 1Q 2011 of 2.6658. So volatility increased for GNP.

Let's look at business cycle data. First, chart below shows contractions and expansions based on GDP q/q growth figures alone:

Next, using both GDP and GNP figures:

The two charts above reinforce the argument that we do indeed have a pretty robust recovery, with 4-5 out of the last 5 quarters on solid expansion trend based on both GDP and GNP, five on basis of GDP alone.

So on the net, the results on a quarterly basis are weaker than on the annual basis, with GNP posting an outright contraction. One consolation is that GNP decline of 0.762% q/q in 1Q 2015 is much shallower than Q4 and Q2 2013, as well as all other cases of declines from Q3 2008 on.

However, negative growth in GNP is worth looking closer at, which I shall do in subsequent posts, so stay tuned.

31/7/15: Irish 1Q 2015 Growth: Annual Growth in GDP and GNP

As promised in yesterday's post, I am continuing to cover the latest data on Irish National Accounts for 1Q 2015. In the first post, I looked at GDP at Factor Cost - the sectoral activity feeding into GDP headline numbers.

This time around, let's take a look at real GDP and GNP trends.

First - y/y growth  rates:

• Sectoral activity (measured by the GDP at Factor Cost) added some EUR2.47 billion to the real GDP increase in 1Q 2015 compared to 1Q 2014. This resulted in total real GDP growth of 6.51% y/y in 1Q 2015, up marginally on 4Q 2014 annual rate of growth of 5.98% and significantly higher than 1Q 2014 annual rate of growth of 4.13%.  This is strong performance and the good news. 
• From the top headline number, we now have third consecutive quarter (from 3Q 2014) when 4 quarters cumulative output is in excess of pre-crisis peak levels in real (inflation-adjusted) terms. Which is very good news too. Ironically, on GNP side, we now have four consecutive quarters of cumulated 4Q output in excess of pre-crisis peak. Overall, 1Q 2014 marks the seventh consecutive quarter of positive y/y GDP growth.
• Meanwhile, GNP posted 7.27% growth y/y in 1Q 2015, which was, imagine that, slower than 9.00% expansion recorded in 4Q 2014, but faster than 4.30% growth in 1Q 2014. 
• Normally, we would be exceptionally happy with this rate of GNP growth, but since 2013, GNP figures carry substantial 'pollution' from accelerated tax optimisation schemes known collectively as contract manufacturing. Still, faster growth in GNP than GDP suggests that a lot of growth this quarter is coming from organic, real growth on the ground, although we cannot tell how much exactly.
• Overall, we now have the seventh consecutive quarter of y/y growth in GNP, which is good.

As long-term trends go, the chart below illustrates ongoing recovery in GDP and GNP

As far as the obvious point goes: there is a strong trend recovery in both series, which (sadly, I have to repeat this) is good news. One interesting thing to note is that trend for GNP recovery leads trend for GDP recovery. The reason for this is less pleasant than we like to think: instead of increasing contribution to activity from domestic economy, much of this lead is driven by changes in MNCs tax optimisation schemes, under which:

1. External activity is being booked into Ireland under 'contract manufacturing' schemes; and
2. Many profit-generative activities by MNCs are turning into cost-centre activities (booking higher costs into Ireland).

The latter point can be seen by looking at the relationship between GDP and net factor payments abroad, illustrated below in the form of declining share of GDP accounted for by profits & royalties repatriation abroad. This trend is likely to continue and accelerate as MNCs get to more aggressively use our latest tax 'innovation' - the knowledge development box.

Thus, the chart above gives us some, very indirect, indication of how dodgy are our GNP statistics becoming. Though, more on that in subsequent posts.

In addition to the net income outflows, the chart above shows the trend of declining GDP/GNP gap. Current 1Q 2015 GDP/GNP gap is at 18.07%, against the average over 2013-present of 17.28% and a 3mo average of 15.58%, which suggests two driving factors: higher GDP activity and increased outflow of booked profits, alongside exchange rates effects. The latter factor is important as it further compounds multiple distortions in the data from the MNCs.

In summary, evidence continues to show strong growth performance both in GDP and GNP in real terms, with some lingering questions as to the nature of this growth in relation to the MNCs activities here.

Stay tuned for quarterly growth analysis.

30/7/15: Irish 1Q 2015 Growth: Sectoral Contributions

Some very strong headline figures on Irish growth in 1Q 2015 are out today from the CSO so I will be blogging on these in a number of posts today.

To start with, let's take a look at data on GDP composition at Factor Cost - in other words, contributions of various economic sectors to GDP on output side of the National Accounts. The analysis below references real GDP (adjusted for prices changes).

In 1Q 2015:

• Agriculture, Forestry & Fishing sector posted growth in output of 5.8% y/y. This contrasts with growth of 21.0% recorded y/y in 4Q 2014 and with 16.5% expansion y/y in 1Q 2014. This is the slowest growth in the sector since Q3 2013. Overall, in annual terms, the sector accounted for 2.02% contribution to the overall GDP growth (Factor Cost GDP) or EUR50 million y/y (compared to EUR194 million added by the sector in 4Q 2014). The sector was the second smallest contributor to growth in GDP (at Factor Cost) in 1Q 2015 after Building & Construction. Quarterly growth in the sector was negative: in 1Q 2015 Agriculture et al sector shrunk (on seasonally-adjusted basis) by 30% compared to 4Q 2014 and this contrasts with 25.4% growth q/q recorded in the sector in 4Q 2014.
• Industry (ex-Building & Construction) grew strongly in 1Q 2015, posting y/y expansion of 9.63% compared to 8.71% expansion in 4Q 2014 and 0.56% growth in 1Q 2014. This marks 1Q 2015 as the fastest growth quarter (y/y terms) since Q3 2014 and the second fastest growth quarter (y/y) since Q4 2010. As the result, the sector accounted for 39.1% of all growth recorded in GDP (at Factor Cost) in 1Q 2015. The sector was the single largest contributor to GDP (at Factor Cost) growth in 1Q 2015. A caveat here is that this sector growth is strongly influenced by the MNCs, especially Pharma, Bio and Medical Devices sectors, but more on this when I am covering external sectors performance in subsequent posts. Quarter on quarter growth in Industry (ex-Building & Construction) was much less impressive than annual growth rates. In 1Q 2015, Industry contribution to GDP actually was negative on q/q basis at -0.31% compared to 5.16% growth recorded q/q in 4Q 2014 and 3.35% growth recorded q/q in 1Q 2014.
• Building and Construction sector posted positive y/y growth of 3.26% in 1Q 2015, which contrasts positively with a -0.16% contraction y/y posted in 4Q 2015. However, 1Q 2015 y/y growth was much weaker than 9.66% growth recorded in the sector in 1Q 2014. Overall, Building & Construction sector contribution to growth in GDP (at Factor Cost) stood at 1.38% in 1Q 2015 - the smallest positive contributor to growth in 1Q.
• Distribution, Transport, Software & Communication (DTSC) sector made a strong contribution to growth in 1Q 2015, with activity up 6.5% y/y. The rate of annual growth is relatively steady in the sector, having posted growth of 5.4% in 4Q 2014 and 5.93% growth in 1Q 2014. The sector accounted for 29.1% of total growth in GDP (at Factor Cost) in y/y terms. The caveat applying to these figures is that the sector includes many ICT-related MNCs which have been recently posting growth in tax optimisation-linked activities. Quarterly growth in the sector was also positive, with 1Q 2015 activity up 2.11% on 4Q 2014, after posting growth of 1.05% q/q in 1Q 2014.
• Public Administration & Defence (PAD) sector posted another quarter of annual contraction in activity, shrinking -5.52% y/y in 1Q 2015 after posting -3.09% decline in 4Q 2014. In contrast, the sector expanded by 2.21% in 1Q 2014. Overall, sector made negative contribution of -3.4% to annual GDP (at Factor Cost) growth in 1Q 2015. This marks the largest contraction in annual growth rates in the sector since 2Q 2012.
• Other Services (including rents) sector posted another quarter of steady growth, rising 4.42% y/y in 1Q 2015, having previously posted growth of 4.40% in 4Q 2014 and 4.12% in 1Q 2014. Sector contribution to overall growth in GDP (at Factor Cost) was 30.1% - second largest after Industry ex-Construction.

Chart below summarises sectoral shares of GDP growth in 1Q 2015:

The above clearly shows that the bulk of growth in 1Q 2015 by sector must be compared against growth in exports to attempt to control for MNCs activities before drawing any conclusions about headline growth figures anchoring to the real economy. I will do this in subsequent posts, so stay tuned.

Overall, real GDP at Factor Cost posted growth of 6.1% y/y in 1Q 2015 - a healthy figure compared to 5.28% growth recorded in 4Q 2014 and to 3.87% y/y expansion in 1Q 2014. Thus annual rate of growth accelerated in 1Q 2015 compared to 4Q 2014 and to growth a year ago.  Overall, sectoral activity expanded GDP by EUR2.47 billion in 1Q 2015 compared to growth of EUR2.176 billion in 4Q 2014.

As chart above shows, annual growth rate is currently running above the period average (2012-present) and marks statistically significant rate of annual growth. Which is very good news.

On a quarterly basis, GDP (at Factor Cost) grew by a more modest 0.74% quarterly rate in 1Q 2015, slightly slower than in 4Q 2014 when it expanded 0.79% q/q and much slower than in 1Q 2014 when it grew at 1.57% q/q.  This marks 1Q 2015 as the slowest quarter over the 5 consecutive quarters and the second slowest in 8 consecutive quarters.

Longer-term trends:

Based on annual rates of growth and levels performance, Irish real GDP (at Factor Cost) is on a renewed positive trend. Once again - good news.

Stay tuned for more analysis of the National Accounts figures in subsequent posts.

29/7/15: Retail@Google: Key Trends on Consumer Demand

Google folks made their Retail@Google event publicly available via videos. Worth listening through on key trends in consumer demand and retail services. The full even pages are here:
- Day 1 https://www.youtube.com/playlist?list=PLgIN4fB7J4qWK2np5oNbfW5_HlGUcdy4t
- Day 2 https://www.youtube.com/playlist?list=PLgIN4fB7J4qV_vPmv_T9k7Vpc54b_QDdn

My own contribution to the event is here: https://www.youtube.com/watch?v=XRR4KwtIYuE. I am looking at 7 key themes of the future in consumer demand, driven by geography of growth, technology and consumer demographics.

27/7/15: Irish Property Prices: 2Q 2015

Latest data from CSO for June 2015 shows significant slowdown in house prices inflation across all segments of the market.

Monthly results are summarised in the table below

Using historical data, quarterly figures are pretty poor:

• Dublin residential properties index in 2Q 2015 was 15.4% up on same period in 2014, which marks a major slowdown in growth from 21.9% y/y growth recorded in 1Q 2015.
• Outside Dublin residential property prices rose 10.98% y/y in 2Q 2015, which is faster than 9.39% rise in 1Q 2015.
• National residential prices were up 13.40% in 2Q 2015 compared to the same period in 2014, while 1Q increases were slower at 15.75%.
• Compared to 2Q 2014, y/y growth fell in Dublin and Nationwide, but rose Outside Dublin

Finally, based on the first 6 months of 2015, here is the current residential price index for Dublin compared to long-term fundamentals price trends (at inflation and at ECB target rate):

So what is going on in the markets to drive prices inflation moderation?

1. Poor affordability: wages growth did not keep up with prices inflation in recent years, which means that once the savings pool for downpayment cushions is exhausted, households will be finding it increasingly difficult to secure purchases at current prices. Affordability is also impaired by rising rents - which take larger and larger chunks of household income that could have gone to savings for a downpayment on mortgages.
2. Households' purchasing power in the property market was also reduced significantly by new lending caps introduced by the Central Bank of Ireland back in February this year. Caps restrict mortgages to LTV ratios <80 15="" 85="" all="" be="" can="" for="" in="" issued.="" issued="" loans="" mortgages="" new="" of="" only="" other="" words="">80% LTVs. Additional caps apply to loan-to-income (LTI) ratios, with only 20% of new loans allowed to exceed 3.5x income. Irish house prices are currently at around 5x average / median income nationwide and 6x in Dublin Worth noting that CSO series for house price indices are based on 3mo average, so February changes can be expected to feed through into data from around April on. 1Q effect was largely anticipatory, while 2Q effect is now pricing CBI rules changes.
3. Geographically - the above effects are compounded in Dublin where income ratios are more stretched and rents are higher and rising faster.

In line with the above, transactions volumes are slipping as well: in 1Q 2015 volume of transactions registered in Ireland was up 54% y/y - signalling buyers booking in pre-restriction mortgages. In 2Q 2015 this appears to have fallen (data is still incomplete) to a 17-19% growth rate y/y. Compared to FY 2014 average increase of 45% this rate of transactions growth is low, although in my view, the supply of quality properties in the market has also moderated significantly in recent quarters.

Are we going through another boom-to-bust sub-cycle here? I am not sure. All will depend on what prices will do over the next 12 months or so, with potential trend change (from downside to growth) around 1Q 2016. Too far to call.