India’s shadow banks fear credit crunch will deepen
The skyline of Mumbai’s fashionable Worli district has in recent years become increasingly cluttered with partially built luxury apartment blocks, promoted with huge roadside billboards. Such developments in Mumbai and greater Delhi were financed largely with loans from India’s fast-growing non-bank financial companies (NBFCs), which in turn funded much of that lending through short-term bonds.
Now, a sudden liquidity squeeze in the debt market is prompting concerns about a serious hit to economic growth – and there are growing fears that distress in the high-end property sector, which has suffered stark shortfalls in demand, could trigger a crisis. “If the NBFCs continue to face liquidity problems, they may need to recall some of these loans,” said Sanjeev Prasad, co-head of Kotak Institutional Equities. “And the developers don't have the cash to repay the money immediately. They are sitting on a huge pile of semi-completed projects.”
The problems for Indian shadow banks began in earnest in September after the first in a series of missed loan repayments from entities within IL&FS, a large unlisted infrastructure and finance group. This brought a crunch in the short-term corporate debt market – a key funding source for NBFCs, with IL&FS among the largest issuers. Over the past two years, India’s relatively small corporate debt market enjoyed a surge of investment from debt-focused mutual funds, which have faced a huge wave of redemptions since the IL&FS defaults.
Assets under management at Indian money market funds fell by 35 per cent in September, with net outflows of Rs2.1tn ($28.8bn). The squeeze in the debt market is a major blow to the NBFCs, with bonds and commercial paper accounting for about 60 per cent of their total borrowings at the end of March, according to Moody’s. Within Mumbai’s financial sector, concern is strongest for non-bank lenders that have extensive exposure to real estate developers.
With Indian banks, hamstrung by bad corporate loans, showing little appetite for real estate lending in recent years, non-banks enthusiastically filled the breach. Their total outstanding loans to real estate developers stand at about Rs2tn, Mr Prasad estimates – a nearly threefold increase in three years. But the developers were hit by disappointing demand for their high-end projects – in part, analysts say, because of government measures such as the shock demonetisation of larger banknotes, which made it far harder to launder money through real estate investments.
Overly extravagant property designs also played a role, said Anuj Puri, founder of property consultancy Anarock. “Many of these developers built very large apartments that really became unaffordable,” he said. As developers struggled to service their loans, some shadow banks came to each other’s aid by refinancing the loans, said Saurabh Mukherjea, founder of Marcellus Investment Managers. “It was a case of pass the parcel – and now the music has stopped,” he said.
Recommended The FT View The editorial board The precarious autonomy of India’s central bank While NBFC loans to real estate developers amount to less than a tenth of the sector’s total assets, they are heavily concentrated in a few relatively large, high-profile companies. Shares in Dewan Housing Finance, for example, have fallen by 65 per cent since the start of September. There could be more serious problems for those highly exposed to developers now struggling to service their loans, which cannot be covered by cash flow from apartment sales.
“I'm not convinced that this is entirely a liquidity problem. I think there is also a solvency problem brewing somewhere,” said Kotak’s Mr Prasad. The pressure on the NBFCs will intensify in November and December, when they will need to pay out about Rs1.6tn on debt held by mutual funds, according to Kotak Securities. NBFCs have already stepped up their pace of asset sales, turning to the huge government-controlled banks from which they have aggressively taken market share in housing and consumer lending.
State Bank of India, the country’s largest lender, last month said it would buy up to Rs300bn of loans from NBFCs in the next six months. The RBI has taken steps to encourage banks’ support for NBFCs, on November 2 announcing that they would be allowed to provide partial guarantees for bonds issued by NBFCs. It has also taken measures to boost liquidity, including a government bond-buying programme worth Rs560bn over the past two months.
Such measures, however, have fallen far short of satisfying the government, which is pushing the central bank to pursue bolder measures. The pressure has prompted a thinly veiled public protest from one of the RBI’s deputy governors, and speculation that governor Urjit Patel could resign after its next board meeting on November 19.
Whatever the outcome of the current crisis, the momentum of the NBFCs has taken a severe blow, says Prabodh Agarwal, chief financial officer of IIFL, one of the largest companies in the sector. “Against the 35-40 per cent loan growth we were looking at, that will be down to 10-15 per cent for the next two quarters,” Mr Agarwal said. “There is a sense of cautiousness, and growth will slow down considerably.” Even stronger NBFCs have been forced to dramatically scale back their growth targets, he added – a blow to economic momentum, with the banking sector showing little sign of picking up the slack.
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