Turkish lira in freefall: What triggered the sharp decline?

A merchant counts Turkish lira banknotes at the Grand Bazaar in Istanbul, Turkey, March 29, 2019. (Reuters)
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Updated 08 August 2020
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Turkish lira in freefall: What triggered the sharp decline?

  • While dollar/lira parity was just 1.31 in 2008 and 2.83 in 2016, it reached 7.31 on Friday morning, passing beyond the psychological threshold
  • According to experts, Turkey has already run out of ammunition for defending the lira, apart from buying gold to diversify its portfolio

ANKARA: On Thursday, two years after the historic currency crisis of August 2018, the Turkish lira hit a new record low against the US dollar and the euro despite the months-long failed interventions of state banks and Turkey’s Central Bank (CBRT) to prop up the currency and keep it pegged.

While dollar/lira parity was just 1.31 in 2008 and 2.83 in 2016, it now reached 7.31 on Friday morning, passing beyond the psychological threshold.

The CBRT announced that it is set to use “all available instruments to reduce the excessive volatility in the markets.”

According to experts, Turkey has already run out of ammunition for defending the lira, apart from buying gold to diversify its portfolio.

Last month, the CBRT overtook Russia as the world’s largest purchaser of gold. Turkey’s annual inflation reached about 12 percent according to the official figures.

Erinc Yeldan, an economy professor at Ankara Bilkent University, said that financial investors were leaving the Turkish market after seeing that the CBRT’s reserves reportedly went negative for a couple of weeks.

“They now believe that the king is naked,” he told Arab News, adding that the sharp currency fluctuations might have already benefited some rent-seeking pro-government companies in saving dollars and paying their debts.

For Yeldan, however, such a fixed exchange rate system is like a ship without a rudder — simply unsustainable.

“The reconversion of the Hagia Sophia museum into a mosque despite international warning and the newly adopted restrictions in social media law have been all political operations to divert attention from the economic challenges in the country,” he said.

Regarding macro fundamentals, Nikolay Markov, senior economist at Pictet Asset Management, thinks that Turkey is highly vulnerable given its strong reliance on foreign capital flows to finance its chronic current account deficit.

“Within the Emerging Markets’ space, it is currently the country most at risk after Argentina,” he told Arab News. 

According to Markov, the recently renewed depreciation of the lira reflects investors’ growing concerns about a likely balance of payments crisis, the lack of appropriate economic policy measures and, lately, somewhat higher geopolitical risks.

“The significant decline of the CBRT’s foreign currency reserves due to higher currency market interventions is clearly a trigger, as is the lack of decisive monetary policy actions. To contain the lira depreciation, the CBRT should sharply hike rates now to show its decisiveness and restore investors’ confidence,” he told Arab News.

Pictet Asset Management suggests that the key policy rate should be set now at 14 percent instead of remaining unchanged at 8.25 percent.

Markov also noted that the current depreciation of the lira is not sustainable for a long period given that the CBRT has already lost a sizable part of its reserves and that this has not been helpful in restoring investors’ confidence.

“This actually generates expectations of future CBRT foreign currency interventions, in which case the endgame is for its reserves to be completely depleted,” he said.

For Markov, the best remedy in the short term would be to hike rates aggressively but only for a short period of time to contain the negative impact on domestic demand, which is already largely impacted by the pandemic shock; to reverse the lira depreciation trend; and to restore investors’ confidence and, as a consequence, receive foreign capital inflows into the country.

Nigel Rendell, a senior analyst at Medley Global Advisers in London, thinks that the pattern in the Turkish lira reflects a lack of credibility over economic policy.

“The CBRT is attempting to meet a number of mutually exclusive policy objectives: maintain low interest rates, reduce inflation, promote economic growth and keep the lira broadly stable. Intervening in the foreign exchange (FX) market to try and support the currency and using ‘borrowed’ money from the commercial banks and overseas sources is not sustainable,” he told Arab News.

Rendell noted that many investors began to question the wisdom of the CBRT’s actions when the lira even managed to lose ground against a weakening dollar and concluded that the CBRT was throwing good money after bad to try and keep the lira at an artificial level.

“The problem now is that a weaker currency will quickly feed into higher inflation and threatens to leave the current policy rate looking even further out of line at 8.25 percent. The case for hiking official interest rates is hindered by political constraints,” he said.

“President Erdogan believes in ‘voodoo economics,’ bizarrely arguing that higher interest rates somehow lead to higher inflation,” Rendell said.

Last year, the head of the CBRT was dismissed in an overnight presidential decree over his disagreements with President Erdogan in keeping monetary policy tight.

“So, a rate hike now, at a time when the government is desperate to underwrite the real economy, would be met with political fury. Doubtless, the current CBRT Governor Murat Uysal fears for his job,” Rendell said.

Despite the sharp decline and lira meltdown, the Turkish government still opposes increasing interest rates to prevent a deeper crisis, rejecting the claims that the CBRT’s FX reserves are depleted.

However, according to the official data, the bank’s gross FX reserves decreased from $81 billion to $51 billion this year following the moves to stabilize the currency.

News agency Reuters claimed that the CBRT and state lenders have sold about $110 billion since early last year to fix the lira.

Rendell thinks that, ideally, interest rates should be raised by a couple of hundred basis points, but this looks very unlikely until all other options — like changes in reserve requirements and moderating credit growth further — have been tried, exhausted and inevitably found to have failed.

Sergey Dergachev, senior portfolio manager at Union Investment, believes that the geopolitical challenges in Turkey have been also influential over the free fall and selloff of the Turkish lira over recent days.

“There are still open conflicts with Greece and Libya. Turkey is closely following the Azerbaijan-Armenia conflict, and the situation in Syria is also ongoing. And there are still various open political hotspots between the US and Turkey, like the Russian S-400 missile system and the state-run Halkbank trial,” he told Arab News. 

Dergachev thinks that what investors need would be some signals from the CBRT to calm down markets, maybe by gradually signaling some reversion to a more orthodox monetary policy mix.

“The option to combat this situation with a one-off huge rate hike is there, but political resistance for this ‘ultima ratio step’ is there as well. I do not think that this will calm the situation down fully. Should a rate hike happen, there will be some short-term relief for the Turkish lira and Turkish assets, but investors are looking for more stabilizing macroeconomic and monetary policy-related steps to reduce volatility,” he said.


Rafal to develop 4 hotels in Riyadh, Tilal Khuzam units accessible from $1,867 monthly, CEO says

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Rafal to develop 4 hotels in Riyadh, Tilal Khuzam units accessible from $1,867 monthly, CEO says

RIYADH: Rafal Real Estate Development Co, a Saudi developer, plans to advance its expansion strategy, with investments in Riyadh reaching about SR6.5 billion ($1.73 billion) by 2025.

The company aims to strengthen its presence outside the capital starting next year, Elias Abuo Samra, CEO of Rafal, told Al Eqtisadiah in an exclusive interview.

Abuo Samra said the firm has begun investing in the hospitality sector through a partnership with the hotel brand Rove to develop four new hotel projects ready to serve Expo Riyadh 2030.

He added that the company is also presenting a $1 billion initiative to “tokenize” a real estate portfolio, aimed at bringing small investors into the sector, underscoring that the undeveloped land fee decision has had a significant positive impact by increasing development opportunities and reducing market monopolies.

How much has Rafal invested in Saudi Arabia to date?

The company has been operating in the market for 18 years. Our investments in Riyadh in 2025 total about SR6.5 billion, divided across three main areas: revenue-generating projects; the Tilal Khuzam project in northern Riyadh, in partnership with the National Housing Co.; and a newly established urban services division that includes surface parking, storage projects, and others.

Are your investments limited to Riyadh?

Currently, our focus is on Riyadh. Starting next year, we plan to expand through exclusive brands we work with to develop four premium hotels in the city, and from there we will extend to other regions in Saudi Arabia.

What monthly income does an individual need to own property in Rafal projects?

An individual can start ownership with support from the Ministry of Housing with a monthly income of SR7,000. This allows ownership in Tilal Khuzam, where units start from SR500,000, with an area of 60 to 70 sq. meters, overlooking Khuzam Park, the second-largest park in Riyadh.

Tell us about your key upcoming projects.

Our flagship initiative is an exclusive partnership with Rove Hotels, which owns around 14,000 rooms in Dubai. Through this partnership, we have launched four hotel projects with more than 1,000 rooms across central, northern, and eastern Riyadh.

Two of these projects began in the fourth quarter of 2025, while the other two will start in the first quarter of 2026. All four are scheduled to open in 2027 in time for the Saudi Expo.

Are there plans to list Rafal on the Saudi market?

We are focused on achieving sustainable returns from our projects, especially as the real estate market experiences fluctuations.

Our plan is to achieve this sustainability within two to three years, whether through returns from the Rove project or our five residential developments near Riyadh metro stations. Once these projects reach operational sustainability, we will be ready for a local market listing.

You said you focus on innovation and urban living in your projects, what does that mean?

Innovation and urban living mean addressing Riyadh’s urban challenges. We monitor the city’s social, demographic, and economic evolution to launch projects that meet the expectations of youth and visitors.

For example, we have projects designed to support public transportation, with 1,200 hotel rooms located within five minutes of metro stations. This provides functional housing solutions for young people, helps address traffic issues, and creates a high-quality urban lifestyle. 

We also focus on hotels in strategic locations to ensure visitors can stay at an average rate of no more than SR500 per night throughout the year, in prime locations close to services and the metro.

You launched a tokenization initiative for your portfolio in Riyadh. What is your objective?

Yes, we launched a $1 billion tokenization initiative. This approach, common globally, converts real estate into units that can be traded and owned by small investors, under the supervision of regulatory bodies like the Capital Market Authority.

The main aim is to involve Saudi youth in real estate investment, limit speculation, distribute wealth more broadly, and enable foreign investors to participate, starting from $1,000 to $ 50,000.

Tell us about your financing collaborations with banks.

We rely on smart financing closely linked to our projects. We work with strategic financiers focused on areas such as green finance, housing finance, or technology-driven funding. This approach gives us better terms and incentives to complete projects efficiently.

How has the Tilal Khuzam project performed?

Tilal Khuzam was our first collaboration with NHC. It includes 385,000 residential units, some of which will become revenue-generating rental apartments.

The project has more than 50 six-story buildings, targeting annual returns of 8 percent. Unit prices range from SR500,000 to SR1.5 million.

The project is divided into four phases, originally planned to be sold over four years. By the end of last November, around 1,500 apartments had been sold, representing approximately 45 percent of the first phase.

You have announced projects worth SR4bn. Can you tell us about them?

Yes, these investments are distributed across key areas: SR1.5 billion is allocated to hospitality projects, around SR2 billion for the new phase of the Tilal Khuzam project, and in the coming weeks, we will announce a new logistics project in the heart of Riyadh.

How did the fee decision on undeveloped lands affect your projects in Riyadh?

We do not engage in land hoarding or resale; instead, we acquire land and develop it immediately to improve and accelerate returns.

Two-thirds of our revenues come from development services, not land trading. Therefore, the decision had a very positive impact on us, increasing our development opportunities fivefold compared with before.

This demonstrates that the decision stimulated the market, reduced monopolies, and we expect a significant increase in supply over the next two years, which will benefit both Saudi families and foreign investors.

What are your market expectations for the next phase?

The real estate market cannot be assessed in isolation from the flow of life; it is not like gold, iron, rice, or other commodities. It is an integral part of every person’s life, and location, price, and product are influenced by various supply and demand factors.

Speaking of the residential sector, the numbers are clear: Riyadh will need 300,000 housing units annually over the next five years due to the significant migration from other cities and provinces to the capital.

The economic reality is that the more job opportunities there are in Riyadh, the stronger the demand. The market cannot be evaluated without considering the successful attraction of global company headquarters. Today, Riyadh hosts more than 500 international companies, and we see their impact on demand for office spaces and educational services.

We have also noticed changes in our projects: we have sold four residential units to executives from four global Chinese companies that relocated their offices to Riyadh, and we are increasingly seeing purchases by residents of various nationalities living in Saudi Arabia.