Fear and frustration: Europe’s wealthy keep wallets closed

The island of Chrysi, south of Crete. Travel is one of the sectors affected as coronavirus cases rise, with spending data showing that fear of infection is deterring many wealthier consumers from splashing out. (AFP)
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Updated 12 September 2020
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Fear and frustration: Europe’s wealthy keep wallets closed

  • High-income consumers are spending less on travel, retail, luxury goods and leisure in general
  • We thought about going to Greece — in a way it’s so appealing when you know there aren’t many tourists — but honestly, I’d feel pretty stupid if I died

LISBON: By this time of year, Ilene Steele, 63, would usually have several trips behind her: One to visit family in the US, a holiday in Italy, and a few day excursions in London, where she lives with her retired therapist husband Mike.

She’d be meeting friends for drinks and dinners, and enjoying manicures and pedicures with her daughter.
But not this year, even after lockdowns to counter the COVID-19 pandemic eased.
“We hardly go out, really,” the retired jeweller said. “We haven’t travelled. We thought about going to Greece — in a way it’s so appealing when you know there aren’t many tourists — but honestly, I’d feel pretty stupid if I died.”
As coronavirus cases rise again across Europe, spending data shows that fear of infection is deterring many wealthier consumers from splashing out. That spells trouble for retailers, luxury goods and leisure firms desperate to make up lost ground.
Between the risk of contracting the virus and the hassle of safety measures — from needing to put on paper socks before trying on trainers, to plastic screens dividing customers at the hairdresser — the fun of going out is lost, Steele feels.
“It’s like being at an operating table,” she said of images that she’d seen of restaurants with barriers between diners. “I just wouldn’t enjoy that.”
Consumer transaction studies in countries including Britain, Denmark, France and Sweden show a pattern also seen in the US: Even as shops reopened, high-income consumers kept their wallets zipped up.
British consumers earning £40,000 ($51,250) or more after tax accounted for about 35 percent of spending in 2019, but 45 percent of the decline in the second quarter of 2020, a study of card transaction data by London Business School professor Paolo Surico and others showed.
“High-income groups spend in areas with a so-called ‘multiplier effect’ — non-essential services which employ lower-income groups,” Surico explained. “We want to engineer a situation where the young and the poor can save a bit more, and the older spend. But it’s happening the wrong way around.”

HIGHLIGHTS

● Wealthier Europeans hold off discretionary spending.

● Cash set aside on health fears even without lockdowns.

● Retail sector faces more pain as furloughs wind down.

A comparative study by economist Asger Lau Andersen and others analysed spending from March to May by 860,000 consumers in Denmark, which imposed heavy coronavirus restrictions, and Sweden, which did not, but saw more infections.The data showed spending in Denmark falling by just 4 percent more than in Sweden, and the elderly in Sweden actually cutting back more than the same age group in Denmark.
“Our interpretation is that the higher COVID incidence in Sweden made this high-risk group more cautious, despite stronger formal restrictions in Denmark,” Andersen said.
The resurgence of the virus, coupled with the winding down of furlough schemes in some countries, could further dampen demand on the lower-income side of the spectrum, particularly in sectors such as grocery which until now have proved resilient.
Data scraped by analytics firm StyleSage from online clothing companies’ websites including Zara, Asos, Mango, Net-A-Porter and New Look in August showed 6-10 percent more products on discount than last year at 2-4 percent lower prices, as retailers pre-empt a fall in purchasing power.
Surico’s study of the UK, where a furlough scheme is being gradually phased out, showed those receiving government benefits returned to 2019 spending levels in June, while those not on government support remained 30 percent below last year’s levels.
Still, card transaction data from analytics firm Fable Data shows UK retail sales rose in August, recovering to just above 2019 levels by the end of the month.
Consumers shifted spending from entertainment, leisure and transport towards cars, car maintenance, home improvements and sporting goods, it showed.
Grocery retailers are for now still benefiting from people eating in, rather than out. Sales of fresh fruit and vegetables in Germany at Aldi, Europe’s second largest grocery retailer, continue to be higher than usual, a spokeswoman said.
But in Portugal, where a steady rise in cases since June has led to partial lockdowns and a plunge in tourism threatening thousands of jobs, August figures already point to a contraction in grocery sales, according to Portuguese grocery network APED. “Consumption doesn’t only go down because people are scared of going to shops,” head of APED Goncalo Lobo Xavier said. “It’s also their finances they are worried about.”


Billion-dollar returns: Could build-to-rent take Saudi properties to new heights? 

Updated 6 sec ago
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Billion-dollar returns: Could build-to-rent take Saudi properties to new heights? 

RIYADH: Over only 12 months, Australia’s build-to-rent market jumped 35 percent, reaching a capital value exceeding $30 billion, according to a report by the Property Council of Australia in August. 

Prior to this period, the market was valued at $21 billion, offering 29,000 housing units — compared with nearly 30,000 apartments today. 

The model, which Saudi Arabia’s Ministry of Housing previously announced it would implement in partnership with National Housing Co., or NHC, along with other developers to launch a program aimed at increasing supply, is estimated to have a global market value of around $670 billion, according to British consultancy Addleshaw Goddard, which advises more than 5,000 clients worldwide. 

Speaking to Al-Eqtisadiah, real estate experts describe the build-to-rent model as an economic and organizational shift that could reshape the Saudi housing market toward greater balance, professionalism, and sustainable growth. 

How it all started 

The build-to-rent system emerged as a modern concept in 2008 amid the global financial crisis, responding to shifting housing market dynamics. It gained momentum in the early 2010s, with the UK establishing the Build-to-Rent Fund in 2012. 

Last year, the UK’s build-to-rent housing market hit a record $5.2 billion, up 11 percent year on year, capturing 13 percent of the overall housing market. 

In the US, data from global real estate firm Cushman & Wakefield shows build-to-rent sales rose 40 percent in 2023 compared with 2019. 

Hamoud Saud Al-Subaie, founder of property platform HissaTech, told Al-Eqtisadiah that UK build-to-rent projects helped address the rental crisis. 

“This model enabled the construction of high-quality residential complexes at relatively stable prices and allowed the government to reduce average rents by more than 12 percent in some areas,” he said. 

How institutionalization affects rents 

Al-Subaie expects the model to increase institutional rental supply, reducing reliance on fragmented individual markets and promoting professionalism in unit management. 

In addition to improving tenants’ quality of life, the expert said the model mitigates rental volatility and opens long-term investment opportunities for developers and investment funds.

In Saudi Arabia, the Ministry of Housing and NHC aim for the program to expand housing supply and offer more options to citizens and investors, focusing on large-scale rental developments. 

Al-Subaie described the initiative, targeting thousands of units, as “a confident step toward developing the rental housing market and a long-awaited strategic leap.” 

Will it succeed in Saudi Arabia? 

Al-Subaie stresses that the success of the build-to-rent approach requires genuine partnerships with the private sector to ensure it delivers results, “with the developer being part of the solution, not just an executor.” 

He added that the model also needs government support, including access to affordable, subsidized land — especially in high-demand cities — and financial and regulatory incentives to encourage investors to participate. 

“In Australia, the government offered incentives to developers to build rental units, which helped stabilize market pricing and encouraged investors to adopt a long-term yield model rather than short-term speculation,” he said. 

The real estate expert also highlighted the importance of full digital integration with platforms such as Ejar, Balady, and Sakani to enhance transparency and pave the way for hybrid ownership models in the future, such as rent-to-own or partial ownership through licensed real estate funds or platforms. 

Ridha Al-Matrafi, founder of real estate platform Thki, called the program a qualitative step reflecting the maturity of Saudi Arabia’s housing market. 

“Government rental units ease price pressure, creating a balance long awaited by both tenants and investors,” Al-Matrafi said, adding that in the short term, this may curb excessive daily rent fluctuations. 

Over the long term, Al-Matrafi expects it to encourage more stable annual contracts. 

Success, he added, requires clear regulations and effective management to ensure units remain sustainable and serve citizens at a high quality. 

The most notable impact, he said, would be strengthening confidence in the rental market, turning it from a temporary solution into a viable housing option on par with ownership. 

Could the program turn into a speculative tool? 

While Omar Sabbour, an investor, highlighted the model’s benefits — increasing supply, lowering prices, improving quality, and stabilizing contracts — he stressed the need for mechanisms to define target groups and prevent the program from being used for speculative purposes. 

“Success depends on clear legislation, private sector partnership, and strict monitoring of quality and prices,” he said. 

Sabbour cited international examples, including Germany, where developers build long-term rental units, stabilizing prices thanks to abundant supply, supported by tax exemptions and low-interest financing. 

In Singapore, the government builds and rents housing at subsidized rates to ensure quality construction and fair distribution, helping reduce housing poverty and promote social stability. 

In France, municipalities provide rental units at affordable rates for middle- and low-income groups, partially funded by taxes and managed transparently under the social housing system, known as Logement Social, Sabbour noted.