Fear of Rising Interest Rates
Interest rates increase was really a hot topic in last two weeks since US 10 Years Treasury Note hits above 3% for first time since 2014. Market also react negatively with full of comments on interest risk due to this increase.
10-year Treasury yield hits 3% for first time since 2014 from CNN Money.com
Why everyone is stressing about the 10-year Treasury yield from CNN Money.com
“Auto loans, home mortgages, and other loans are tied to the benchmark 10-year yield. Investors fear that higher interest rates could start to eat into corporate profits and also signal that more inflation is coming.” This is why everyone is paying so much attention on the 10 years Treasury Note.
Some even talking about “ Inverted Yield Curve “ ….
Below from Investopedia.com :
What is an 'Inverted Yield Curve'
BREAKING DOWN 'Inverted Yield Curve'
Historically, inversions of the yield curve have preceded many of the U.S. recessions. Due to this historical correlation, the yield curve is often seen as an accurate forecast of the turning points of the business cycle. A recent example is when the U.S. Treasury yield curve inverted in 2000 just before the U.S. equity markets collapsed. An inverse yield curve predicts lower interest rates in the future as longer-term bonds are being demanded, sending the yields down.
Yield and the Economy
< Inverted Yield Curve>
More reading on Inverted Yield Curve :
So, one thing for sure is that we have seen rising interest since last year and is going to continue (in slow and accommodative pace) increase in next two years according to US FED. Economics 101 teach us that rising interest rate will increase our borrowing cost and is bad for those with higher gearing or debts.
One of my friend recently asking me if he should sell off all his REITs as interest rates increase is bad for REIT where their borrowing cost shall increase and worse still if the REITs are not able to increase the rent or operating income to mitigate the higher interest cost.
First of all , I told him that if he is holding all his equity in REITs only , then may be he should consider to diversify some to non-REIT sectors. Readers may know that I have been reducing my exposure to REITs from as high as more than 80% in 2014 to now about 47% in my portfolio.
Well, we also know that rising rate means improving economy situation and some sectors will perform well in rising interest rate environment e.g. Banking and ….
These Sectors Benefit From Rising Interest Rates from Investopedia.com
Obviously, not all REIT will underperform in such a situation if the supply / demand were in their favor where it could fetch a higher rent due to better economy and demand in certain sector ( sub-sector in REITs). Also, the lease structure (e.g longer WALE with fix escalation rent) or percentage of debts in fix rate vs floating etc…which may act as cushion on impact from this cost increase.
How Do Market Interest Rates Affect REIT Returns? From Nareit.com
REFILE-REITs outperform broader market in rising rate environment From Reuters.com
….and most important thing :
Do REITs Have Moats? From Seekingalpha.com
Ultimately, having a more diversify portfolio will let you have a peace of mind although you will not have spectacular return even with 1 or 2 multi-bagger in your portfolio.
My portfolio’s YTD return is only 1.8 % as compared to STI of around 6.1 % but I could sleep well at night.
For some of us , rising interest rate might have impact if we still have outstanding mortgages / car loan / student loan / credit card balance etc , under such circumstance ,one will need to be prudent on your “ balance sheet “ and not to overstretched on your debts.
“It’s not what you own that will send you bust but what you owe.” By Anon