U.A.E. Takes Over Mortgage Lenders Amlak, Tamweel (Update4)
By Haris Anwar and Shaji Mathew
Nov. 23 (Bloomberg) --
Amlak Finance PJSC and
Tamweel PJSC, Dubai's two-largest mortgage lenders, will be taken over by a government-owned bank as the global financial crisis squeezed their access to credit and slowed the regional property market.
Amlak and Tamweel, whose stocks have fallen more than 80 percent this year, will "merge under" Abu Dhabi's state- owned Real Estate Bank, the United Arab Emirates' Ministry of Finance said late yesterday in a statement. The transaction has the "blessing" of Dubai ruler
Sheikh Mohammed bin Rashid al- Maktoum. No terms were disclosed, though the deal will be based on "international best practices," the statement said.
"It seems to be a direct federal intervention to support the struggling entities," said Dubai-based
Raj Madha, senior banking analyst at EFG-Hermes Holding SAE, the largest Arab investment bank by market value. "The move will provide substantial federal support to these lenders and access to cheap funding."
Dubai residential property prices have surged fourfold in the last five years, fueled by borrowing, high oil prices and as foreigners were for the first time allowed to own property in the emirate. That bubble now appears to be bursting. Dubai and Abu Dhabi house prices fell for the first time in October, after credit markets seized up, banks tightened mortgage criteria and developers started to scale back projects, according to HSBC Holdings Plc.
'Not Sustainable'
Amlak and Tamweel's "business plans are not sustainable and have to be changed,"
Nasser bin Hassan Al Shaikh, Amlak's chairman said Nov. 19. The mortgage industry "as a business model has been challenged all over the world." Amlak and Tamweel in October said they started "exploratory discussions" about a possible merger. Both mortgage lenders had also applied to the central bank for a banking license.
Dubai, home to the world's tallest building and man-made palm-tree shaped islands, may be the most vulnerable place in the Persian Gulf to lower crude prices as real-estate and debt financing pose risks,
Citigroup Inc. said Nov. 18. Dubai may need help from Abu Dhabi and the U.A.E. to fund a surge in borrowing, according to Moody's Investors Service.
"Usually, when companies merge it doesn't come with a government guarantee,"
Eckart Woertz, chief economist at the Gulf Research Center in Dubai, wrote in an e-mail. "It shows some kind of support from Abu Dhabi that they're ready to put their weight behind it."
Cheap Funding
Amlak, the U.A.E.'s biggest mortgage lender by market value, said Nov. 19 it temporarily suspended offering new home loans. HSBC Holdings Plc and Lloyds TSB Group Plc, two of the largest U.K. banks operating in the U.A.E., said Nov. 11 they would tighten mortgage lending criteria in the Gulf state.
Borrowers from Dubai have lost access to cheap international funding this year as the perceived risk of Dubai companies as measured by default swaps rose. Credit-default swap contracts covering the debt of Dubai Holding LLC, the emirate's holding company, were last quoted at 1,100 basis points on Nov. 21, according to CMA Datavision prices. That compares with 245 basis points in March. The increase signals a decline in the perception of credit quality.
Amlak borrowed $381 million in Islamic loans this year, while it suspended a bond offering citing market conditions.
Tamweel raised about $600 million this year by selling Islamic bonds, data compiled by Bloomberg show.
'Funding Needs'
The merger is an "example of U.A.E. authorities coming together and addressing short-term funding needs as well as long term structural challenges faced by the mortgage market," said
Mohieddine Kronfol, who helps manage about $1 billion in assets at Algebra Capital Ltd. in Dubai.
In Kuwait, the government is taking steps to recapitalize Gulf Bank KSC after the lender last week reported 375 million dinars ($1.4 billion) of losses in derivatives trading.
Amlak and Tamweel shares were suspended from trading in Dubai today, pending the announcement of merger details.
Amlak has a market value of 1.53 billion dirhams ($417 million) after its shares sank 80 percent this year.
Tamweel, whose stock has tumbled 86 percent, has a market value of 990 million dirhams.
"This a very positive development for their share prices," said Madha. "The government may also decide to delist the two lenders by buying the existing shares at a better price." The
Dubai Financial Market General Index has dropped 68 percent since the beginning of the year.
Real Estate Bank
Dubai property prices, including villas and apartments, fell 4 percent in the month to October, while in Abu Dhabi they declined 5 percent, according to HSBC. Outstanding mortgage loans in the U.A.E. almost doubled in the year through June as property prices soared to a record. Mortgage loans leaped 92 percent to 87.6 billion dirhams ($23.8 billion), compared with annual growth of 55 percent in March, according to the central bank.
Real Estate Bank, a unit of the U.A.E. Ministry of Finance, was formed in 1999 to "support real estate and provide housing for U.A.E. nationals through Sheik Zayed housing program" and currently has more than 7,000 customers, the Finance Ministry's statement said.
The new company will serve as the "cornerstone" of the mortgage market, which has "significant growth potential," an unidentified Ministry of Finance official said in the announcement of the transaction. The combination will "further strengthen investor confidence in the financial and property sectors in the U.A.E.," Tamweel Chairman Sheikh Khaled bin Zayed bin Saqer al-Nehayan said.
The planned merger comes a year after the combination of Dubai's two biggest banks that created Emirates NBD PJSC, now the biggest Gulf Arab lender by assets. That merger, spurred by Dubai's ruler Sheikh Mohammed, was meant to take on competition from the local units of Citigroup Inc. and HSBC Holdings Plc.