Moody’s warns on Erdogan’s interference in Turkish monetary policy

Turkey president, Recep Tayyip Erdogan recently announced that he would be taking greater of the country's economy
Updated 15 May 2018
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Moody’s warns on Erdogan’s interference in Turkish monetary policy

  • The centralization of power and interference in monetary policy concerns the rating agency.
  • Moody’s downgraded Turkey by one notch to Ba2 in March. However the move had little impact on markets at the time.

LONDON: Turkey is increasingly vulnerable to economic shocks, with President Recep Erdogan’s determination to interfere with interest rates impacting the country’s creditworthiness, according to rating agency Moody’s.

The Turkish lira touched a record low against the dollar on Tuesday, hours after President Erdogan said he could exert more influence on monetary policy if re-elected in June.

“What is a worry to us is that some of the anchors of Turkey’s creditworthiness have been eroded over time. The centralization of power and interference in monetary policy is a concern to us,” Matt Robinson, associate managing director with responsibility for the Middle East at Moody’s, told Arab News.

“This could provide for a more toxic mix than in the past.”

President Erdogan’s monetary meddling threatens to compound the impact of macro-economic headwinds impacting Turkey’s economy, including rising interest rates, the increasing strength of the dollar, and rising commodities prices.

“That’s all credit negative for Turkey,” said Robinson.

Next month’s snap presidential and parliamentary elections — called by President Erdogan in April — will clear the way for a more presidential style of government rather than a parliamentary one, which has drawn criticism at home and abroad.

Robinson, who was speaking at a Moody’s forum on emerging markets said: “We are monitoring the situation there. We will see what policies are adopted, particularly post-election.”

He added: “It is quite easy to compare Turkey with Russia, where there are also geopolitical ambitions. But the foundations for Russia (one of the world’s top oil producers) are much firmer than in Turkey. With Turkey, our concerns are much more pronounced from a credit perspective.”

The Turkish lira has lost around 15 percent of its value since the start of the year amid fears about rising Turkish debt levels.

In an interview on Tuesday with Bloomberg Television in London, President Erdogan indicated he would be more pro-active in setting interest rates if reelected next month.

“When the people fall into difficulties because of monetary policies, who are they going to hold accountable? They’ll hold the president accountable. Since they’ll ask the president about it, we have to give off the image of a president who is influential on monetary policies,” he said.

The president recently described interest rates as the “mother of all evil” and called for their lowering, despite widespread calls for an emergency rise at a time when Turkey’s central bank is fighting to stem a flight away from the country’s currency.

“The president is not entirely on board with the only policy anyone imagines will help: much higher rates,” said Paul McNamara, an emerging-markets fund manager at GAM, in an interview with the Financial Times.

Erdogan told Bloomberg that his frequent interventions on interest rates influenced the central bank, and stated his intention to continue.

“Of course, our central bank is independent,” he said. “But the central bank can’t take this independence and set aside the signals given by the president, who’s the head of the executive.”

Moody’s downgraded Turkey by one notch to Ba2 in March, plunging its credit rating deeper into junk territory. It said at the time: “The government appears still to be focused on short-term measures, to the detriment of effective monetary policy and fundamental economic reform.”

The agency said that set against a negative institutional backdrop, Turkey’s external position, debt and rollover needs had continued to deteriorate.

The downgrade was shrugged off by financial markets at the time, and dismissed by Turkey’s government, which flagged up strong economic recovery after a brief dip after the failed coup in 2016.

GDP surged 7.4 percent in 2017, helped by a government stimulus package.


UAE’s residential real estate market to see softer home sales

Updated 21 February 2026
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UAE’s residential real estate market to see softer home sales

  • Moody’s sees mild softening of prices over the next 12 - 8 months as rising completions add supply

RIYADH: The UAE’s residential real estate market is expected to see a modest decline in developer sales and a mild softening of prices over the next 12 to 18 months as rising completions add supply, Moody’s said.

Despite near-term easing, the credit ratings agency noted that developers are supported by strong revenue backlogs and solid financial positions, while regulatory measures have reduced banks’ exposure to the construction and property sectors, helping to preserve robust solvency and liquidity buffers across the financial system.

The broader trend is reflected in the UAE’s real estate market, which recorded a strong performance during the first three quarters of 2025, according to Markaz.

In Dubai, transaction values increased 28.3 percent year on year to 554.1 billion Emirati dirhams ($150.88 billion), while Abu Dhabi recorded total sales of 58 billion dirhams, up 75.8 percent year on year. The number of transactions in Abu Dhabi rose 42.3 percent to 15,800.

The report said: “After five years of extraordinary growth in the UAE’s residential real estate market, particularly in Dubai, we expect developer sales to decline modestly and some price softening over the next 12 to 18 months as rising completions add supply. 

“From 2026 to 2028, around 180,000 new units will be completed in Dubai, a significant increase from prior years that is likely to weigh on demand and slow price growth. 

“However, fundamentals remain supportive, underpinned by continued population growth and an influx of high-net-worth individuals. Rated developers’ credit quality will remain resilient, supported by strong revenue backlogs, front-loaded payment plans and solid financial positions.”

Munir Al-Daraawi, founder and CEO of Dubai-based Orla Properties, told Arab News the Moody’s report underscores what the firm is seeing on the ground, namely “a market that is successfully transitioning from a period of extraordinary growth to one of sustainable stability.”

He added: “While a mild softening of prices and a modest decline in sales are anticipated over the next 12 to 18 months, these are natural adjustments for a maturing global hub like Dubai.” 

Al-Daraawi believes the the projected delivery of 180,000 units between 2026 and 2028 is not a cause for concern, but “a reflection of the UAE’s long-term appeal to high-net-worth individuals and a growing population.”   

The CEO added: “The report rightly points out that fundamentals remain supportive, underpinned by Dubai’s 2040 Urban Master Plan and a significant influx of global talent.” 

He went on to note that the resilience of the sector is further bolstered by the solid financial positions of developers and the strong regulatory measures that have shielded the banking sector from excessive exposure.

“This creates a robust ecosystem where credit quality remains high, even as we navigate a more competitive landscape. For boutique and luxury-focused developers, the current environment emphasizes the importance of quality, execution, and strategic capital allocation — factors that will continue to define the UAE’s real estate success story,” said Al-Daraawi. 

The current environment emphasizes the importance of quality, execution, and strategic capital allocation.

Munir Al-Daraawi, Founder and CEO of Orla Properties

Riad Gohar, co-founder and CEO of BlackOak Real Estate, told Arab News that while Moody’s is correct to say that supply is rising, the conclusion of a broad slowdown ignores the structure of this current economic cycle.

He added: “First, this is not a debt-fueled market. Around 83 percent of Dubai residential transactions in 2024 and 2025 were non-mortgaged. That means the market is equity-driven, not credit-driven. When cycles are not built on leverage, corrections are typically shallow and segmented, not systemic. “

He added that the macroeconomic backdrop is stronger than in past cycles, driven by sustained non-oil gross domestic product increase, structural reforms, population growth, and capital inflows aligned with long-term national plans.

“Demand is not purely speculative; it is driven by migration, business formation, and wealth relocation,” the CEO said.

“Third, prime vs. non-prime must be separated. Any pressure from increased completions is more likely to affect marginal locations, not established prime areas supported by global HNWI inflows. Historically, prime assets in Dubai have shown resilience even during broader market pauses,” Gohar added.

He continued to clarify that for smaller developers, some may feel margin compression if sales moderate, but this becomes a consolidation phase, not a systemic risk.

“Banks’ real estate exposure has already declined to around 12 percent of total loans — from 19 percent in 2021 — and NPLs (non-performing loans) are low at 2.9 percent, meaning financial contagion risk is limited. Regulatory escrow structures and stricter oversight further reduce spillover,” the CEO said.

“We are in a capital-rich, cash-driven cycle, regulated market with strong GDP and population growth. If anything, weaker fringe players exiting would strengthen the core not destabilize it,” he said.

The Moody’s report highlighted that while most developers it rates will generate “substantial excess cash” over the next two to three years, there will be fewer opportunities to make significant investments, especially within the Dubai real estate market.

As well as prompting a shift toward corporate governance and, in particular, how developers deploy their rising liquidity, some firms are looking to diversify beyond their core business models.

“For instance, Binghatti has recently launched its first master-planned villa community, marking a departure from its historical focus on single-plot high-rise developments, as demand for villas continues to outperform that for apartments,” said the report.

It continued: “Others are looking beyond Dubai and the UAE for growth, whether through geographic diversification or expansion into unrelated sectors.

“For example, Damac’s owner, Hussain Sajwani, has announced significant planned investments in data center development across the US and Europe.

“Emaar continues to develop actively in Egypt and India and is evaluating potential entry into China and the US. Aldar has started development projects in the UK and Egypt, while Arada has begun building in Australia and the UK and Sobha is expanding into the US.”