Thursday, October 10, 2013

High housing prices in Kathmandu (most can’t afford)

A new study, as reported in The Kathmandu Post, shows that the average price (in Kathmandu, Lalitpur and Bhaktapur) of a housing unit is Rs 12.3 million and an apartment unit Rs 9.2 million.

This is beyond the reach of most of the Nepalese people. The existing demand and price is likely fueled by easy bank credits to developers and prospective buyers. The prices are unsustainable and a further downward correction is warranted to ensure that the prices set during the ‘bubble’ time are not persistently sticky at a high level even during the slowdown in this particular sector. Hopes of rebounding of the real estate and housing prices, which are still high even after about 30% reduction from its peak level around 2010, are not reasonable as this point of time. A majority of Nepalese still cannot afford housing and apartment units prices beyond their lifetime income.

The housing and apartment markets appear to have plateaued as (i) NRB has imposed a 25% cap on lending to real estate and housing sectors; and (ii) the number of customers that the BFIs thought creditworthy (at least in the books!) have pretty much maxed out (unless they broaden their horizon and come up with innovative, affordable stuffs).  

Excerpts from the news piece:


  • 82 percent of housing and 72 percent of apartment projects sold had price range of Rs 5-10 million.
  • Of the 858 housing units with a price value between Rs 5-10 million, 702 were sold. Likewise, 829 out of the 1,147 apartment units in the same price category were also sold.
  • A higher demand for low end, ready to move in and instant ownership transferable units, the report entitled, ‘Real Estate Market Outlook 2013’, states.
  • The average price for housing units stands at Rs 12.3 million, while the price of an apartment unit is Rs 9.2 million. A total 3,708 units of housing and apartments projects, out of 6,282, have so far been sold. This means 41 percent of units are yet to be sold.
  • Even between the housing and apartment projects, there is a higher demand for housing units. The study showed that 76 percent of housing projects have already been sold, while only 51 percent of apartment projects have been sold as of July 2013.
  • There are a total of 1975 housing units and 4307 apartment units in the valley.
  • The real estate sector has recorded a total average investment value worth Rs 64.4 billion, including Rs 24.25 billion in housing projects and Rs 39.75 billion in apartment projects.
  • The total investment value in housing projects is 37 percent, while 63 percent is in apartment projects.
  • The report has attributed factors such as preference for owner built houses, lack of buyer confidence, change in customer preference and lack of flexible financial plans towards the selling of total units and accomplished projects as major challenges.
  • The highest number of housing and apartment projects had been registered and launched in 2007-08, these numbers declined by 52 percent and 50 percent respectively in the next year.

Monday, October 7, 2013

No blogging for a week more

A short break from blogging. Traveling around India. Blogging may commence from next week.

Monday, September 23, 2013

12 post-2015 development agenda relevant to Asia and the Pacific

Below are the 12 post-2015 development agenda (relevant to Asia and the Pacific) proposed in a new joint study by ESCAP, ADB and UNDP:

1. Zero income poverty – The region should build on its recent achievements in poverty reduction and set an ambitious goal of ‘zero poverty’.

2. Zero hunger and malnutrition – The aim should be universal food security, through among other things, much more attention to agriculture.

3. Gender equality – Gender will need to be assessed comprehensively, with more indicators on empowerment and on violence against women.

4. Decent jobs for everyone of working age – This would require full and productive employment and government commitment as an ‘employer of last resort’ translated into an explicit recognition of employment goals and targets in all policies and programmes.

5. Health for all – Priority should go to maternal, newborn and child health, universal access to sexual and reproductive health, including family planning, and to reducing the prevalence of communicable diseases and controlling the spread of non-communicable diseases.

6. Improved living conditions for all – Everyone should have access to safe and sustainable drinking water and sanitation, as well as basic energy services.

7. Quality education for all – This should start with early childhood care and education, followed by higher quality education at all levels, including adult literacy and lifelong learning, and providing learning and life skills for young people and adults.

8. Liveable cities – The poorest city dwellers should have effective shelter and secure tenure along with essential social infrastructure. They should also have access to affordable, safe and energy-efficient mass transport.

9. Environmental responsibility and management of natural resources – This will mean protecting critical ecosystems while reducing resource intensity and avoiding overexploitation of natural capital. At the same time countries will need to address climate change.

10. Disaster risk reduction – The region has witnessed natural disasters that have wiped out long-term development efforts. Any new development agenda should help mainstream disaster risk reduction in national budgets and development programmes.

11. Accountable and responsive governments – There is a call for more accountable, transparent and effective government at both national and local levels for more capable and efficient management of public resources and service delivery.

12. Strong development partnerships and reformed global governance – Countries in Asia and the Pacific will benefit from global and regional partnerships to manage global public goods, particularly in finance, health, trade, technology transfer, environment, and climate change. The reform of global governance should reflect the Asia-Pacific ascendance in the global economy. The prospect and scope of financial and economic crises and commodity price volatility must be minimized in order to protect development gains.

Saturday, September 21, 2013

Linking smallholders to markets

A majority of farmers are smallholders and supporting them is the key to a sustained structural transformation and poverty reduction. Linking them with markets would do a great deal in moving forward in that direction.

It would require (according to to a new report by ODI—Leap & Learning: Linking Smallholders to Markets):
  • Business case for smallholders and their partners in supply chains (enabling rural investment climate and provision of public goods)
  • Good linking approaches (facilitation, learning, flexibility, clear exit strategies)
  • Organizing the links (private sector participation, contracting, cooperatives)

Necessary condition:
  • An enabling investment climate (peace, security, macroeconomic stability, property rights, rules pertaining to standard and measurement)
  • The provision of rural public goods provisioned by the state (roads, power, education, healthcare, drinking water, agriculture R&D)
Also, enhancing access to inputs, technical advise, insurance, credit and other financial services is required.

Wednesday, September 18, 2013

Nepalese economy in FY2013: External sector

[This blog post is adapted from Nepal’s Macroeconomic Update, August 2013, published by the ADB. Here is a previous blog post on real sector, fiscal sector and monetary sector.]


EXTERNAL SECTOR

Exports

Export performance has continued to be sluggish. Merchandise exports (fob) registered a decline of 2.9% in FY2013 in US dollar terms, down from a growth of 6% in FY2012.[1] Exports in FY2013 totaled $981 million, down from $1 billion in FY2012, reflecting weak export demand as well as the continued decline in competitiveness arising from the rising costs of production, power shortages, and political uncertainties. Overall, merchandise exports declined to 5.1% of GDP in FY2013 from 5.3% of GDP in FY2012.

The top five exports to India were pulses ($64.1 million), raw jute ($56.5 million), rice barn oil ($32.8 million), stone and sand ($46.9 million), and polyester yarn ($43.9 million. Meanwhile, the top five exports to other countries were woolen carpets ($69.3 million), readymade garments ($35.2 million), pulses ($30.5 million), pashmina ($18.9 million), and tanned skin ($11.5 million). While the export of agriculture and processed goods is increasing, garments and manufacturing are decreasing (Figure 29).

Figure 1: Top five exports to India and third countries ($ million)

Source: Nepal Rastra Bank

Imports

Merchandise imports (cif) in dollar terms grew by 10.8%, up from 4.5% in FY2012. Of the total imports of $6.2 billion in FY2013, 19.6% was oil imports. In US dollar terms this is equivalent to $1.2 billion, higher than value of the country’s total exports. In FY2012, oil imports accounted for 20.3% of total imports. The high quantity of oil imports reflects the rising demand for petroleum products largely due to the persistent and long hours of power cuts and the depreciating Nepali rupee. Overall, merchandise imports increased to 32.2% of GDP in FY2013 from 29.6% of GDP in FY2012.

The five top imports from India were petroleum products ($1,222.3 million), vehicle & spare parts ($300 million), steel billets ($254.5 million), medicine ($152.2 million), and other machinery and parts ($137.1 million). Top imports from other countries were gold ($297.9 million), telecommunication equipment ($153.9 million), crude soya oil ($121.2 million), silver ($100.2 million), and other machinery and parts ($92.8 million).

Figure 2: Top five imports from India and third countries ($ million)

Source: Nepal Rastra Bank.

Remittances

Remittance income has continued to grow with increased labor migration reaching $4.9 billion (25.5% of GDP) in FY2013, from $ 4.4 billion (23.4% of GDP) in FY2012. Growth of labor migration (those who obtained permits from the Department of Foreign Employment) was 17.9%, higher than the 8.4% growth in FY2012. However, remittance inflow growth decelerated to 11.3% from 26.6% in FY2012. The country received $4.9 billion in workers’ remittances in FY2013, up from $4.4 billion in FY2012. Despite the growth of migrants, the growth of remittance inflows declined partly because: (i) the relatively high wage offering countries such as South Korea and Japan slashed demand for Nepali workers by 24.8% and 17.1%, respectively; and (ii) the demand for Nepali workers in Israel, Lebanon, Afghanistan, Bahrain and Qatar, among others, also fell.

Figure 3: Remittances (% of GDP) and number of labor migrants

Source: Department of Foreign Employment and Nepal Rastra Bank.

A total of 453,543 migrants left to work overseas in FY2013 (daily average of 1,243 migrants), up from 384,665 in FY2012 (daily average of 1,054 migrants). Malaysia, Qatar, Saudi Arabia and the United Arab Emirates have remained the top destinations for Nepali migrants. These destinations combined account for over 85% of total overseas labor migration (Figure 32). As a share of total migration, labor migrants to Malaysia increased from 25.6% in FY2012 to 34.6% in FY2013, largely because of the relatively attractive pay packages offered by Malaysian companies, especially in the industrial and plantation sectors. Consequently, the growth of remittance inflows is expected to be higher in FY2014.[2] In FY2013, the surge in workers’ migration to Malaysia and other countries more than offset the decline in the number of migrants to the countries listed above.

Figure 4: Destination-wise distribution of labor migrants

Note: Migrants to India are not included as they do not require employment permits.

Source: Department of Foreign Employment.

Balance of Payments

Although the country’s external situation continues to be stable, it weakened somewhat in FY2013. Overall, the balance of payments surplus declined to $786.5 million (4.1% of GDP) in FY2013 from $1.6 billion (8.6% of GDP) in FY2012. The year saw a widening of the trade deficit to $5.3 billion (27.1% of GDP) from $4.6 billion (24.3% GDP) in FY2012. The surge in the trade deficit coupled with the deceleration of remittance inflows (growth of 11.3% in FY2013 as against 26.6% in FY2012) sharply lowered the current account surplus of $941.3 million (4.9% of GDP) in FY2012 to $651 million (3.4% of GDP) in FY2013. Both the capital account and financial account registered a significant decline (by 30.8% and 47.8%, respectively) in FY2013. Foreign direct investment registered a decline of 9%, totaling $103.6 million, down from $113.9 million in FY2012. Gross foreign exchange reserves increased from $5.0 billion in FY2012 to $5.6 billion in FY2013, sufficient to cover 10.1 months of import of goods and non-factor services.

Figure 5: External sector (% of GDP)

Source: Nepal Rastra Bank; NRM staff estimates.

Exchange Rate

The Nepali rupee has been continuously depreciating against the US dollar since October 2012, closely following the currency movement of the Indian rupee, to which it is pegged (Figure 34). Overall, the Nepali rupee depreciated by 25.7% between 15 July 2011 and 15 July FY2012 and a further 7.2% between 15 July 2012 and 15 July 2013.

The concerns over the economic slowdown in India, its large current account deficit, and the continued economic woes in the Euro Zone along with concerns over the curbing of quantitative easing by the US Federal Reserve Bank have triggered the weakening of the Indian rupee. The NRB has little traction on exchange rate movements. The sharp depreciation of the Nepali rupee has a number important macroeconomic implications: (i) weaker financial health of Nepal Oil Corporation due the persistent gap between its import costs and selling price, (ii) increased overall import bill as Nepal’s imports are relatively price inelastic, leading to a wider trade deficit; (iii) increased inflation as higher import prices get reflected in retail prices; (iv) increase in Nepal Electricity Authority’s payments to independent power producers whose prices are denominated in foreign currency, and (v) increase in debt service payments. On the positive side, remittance inflows will increase as migrant workers will have more incentives to remit money back home.[3] Similarly, exports could rise to some extent (but subject to recovery of external demand and increase in domestic industrial capacity utilization, which stands at around 60%).

Figure 6: Daily nominal exchange rate (NRs per $)

Source: Nepal Rastra Bank.


 
Notes:

[1] The exchange rate used is the average of monthly rates. It was NRs 72.1, NRs 80.7 and NRs 87.7 per dollar in FY2011, FY2012 and FY2013, respectively.

[2] Note that it could still be lower than the 26.6% growth in FY2012.

[3] It may be noted that almost 80% of remittances flowing to households is used for daily consumption and just 2.4% in capital formation.

[Presentation] Remittances in Nepal: Boon or Bane?

Fore more, see an earlier blog post on the same issue.

Tuesday, September 17, 2013

Nepalese economy in FY2013: Monetary sector

[This blog post is adapted from Nepal’s Macroeconomic Update, August 2013, published by the ADB. Here is a previous blog post on real sector and fiscal sector.]


MONETARY SECTOR

Inflation

Although inflation (year-on-year average CPI) moderated to 8.3% in FY2012 from 9.6% in FY2011, it climbed to 9.9% in FY2013, higher than the 9.5% revised target set during the mid-term review of the FY2013 monetary policy. It consistently remained above 10% till mid-December 2012, declined to 9.8% in mid-January 2013, increased to double-digits for the two subsequent months, and then moderated during the last four months of FY2013. Overall, inflation remained higher in all the months of FY2013, except for the last two months, compared to the level in the corresponding months in FY2012 (Figure 1). The high prices reflected the low agriculture harvest, high prices in India, cost escalation due to the depreciation of Nepali rupee, upward adjustment of administered fuel prices[1], power shortages and persistent supply-side constraints.

Figure 1: Year-on-year inflation (% change) Source: Nepal Rastra Bank.

Overall, both food and non-food inflation rates increased in FY2013. While food and beverage prices increased by 9.7% from a rate of 7.7% in FY2012, non-food and services prices continued the increasing trend, reaching a rate of 10.1% in FY2013 from 9% in FY2012 and 5.4% in FY2011 (Table 1). The increased food prices reflects the low agriculture harvest, rise in transport cost transmitted to retail prices[2], and the higher import prices of agriculture products. Meanwhile, the high non-food and services prices, which has a 53.2% weight in the overall CPI index, reflects the price increase of imported goods due to higher external prices as well as the depreciation of the Nepali rupee. On the domestic side, persistent structural bottlenecks and supply-side constraints have contributed to keeping prices at a higher level. Structural bottlenecks include low quality human resources and deficient skills, weak backward and forward linkages, fragmented value chains, negligible research and development (R&D) investment, distorted labor market characterized by high minimum wages and low productivity, and policy inconsistencies, among others. Furthermore, supply-side constraints include the lack of adequate supply of electricity, transport bottlenecks, lack of raw materials leading to high import content of manufactured goods, inadequate supply of key inputs to boost productivity, and strikes, among others.

Table 1: Average annual inflation (% change)

Year

Overall

Food

Non-food

FY2010

9.6

15.1

4.9

FY2011

9.6

17.7

5.4

FY2012

8.3

7.7

9.0

FY2013

9.9

9.7

10.1

Source: Nepal Rastra Bank.

Compared to prices in FY2012, food and beverage inflation remained higher in FY2013 in all months except in mid-October 2012 and the last two months of FY2013 (Figure 2). Non-food and services inflation remained higher till mid-January 2013 when compared to the prices in the corresponding months in FY2012 (Figure 3).

Figure 2: Year-on-year food inflation (% change)

Source: Nepal Rastra Bank.

Figure 3: Year-on-year non-food inflation (% change)

Source: Nepal Rastra Bank.

FY2014 Outlook

Despite the expected improved agriculture harvest, considering the wage pressures, persistently high price level in India, the rise in administered fuel prices, and the continued depreciation of the Nepali rupee, CPI inflation in FY2014 is forecast at 10.5%, higher than the government’s target of 8%. Civil service salaries were increased by 18% and allowances by NRs 1,000 per month in the FY2014 budget. Meanwhile, the non-agriculture sector workers’ minimum wage was revised up by 29% (Figure 4). Petroleum fuel prices were revised upward on 11 August 2013. While the good harvest will help lower food price pressures (which has a 46.8% weight in the CPI), the overall impact might be lower because the domestic supply is insufficient to meet total domestic demand, making Nepal a net food importing country. For instance, according to the Trade and Export Promotion Center, import of agricultural goods was over NRs 100 billion (about 20% of total imports) in FY2013.

Figure 4: Minimum wage, inflation and wage growth

Source: ILO Global Wage Report 2012-13; NRM staff estimates.

Money Supply

As a result of the slowdown in the growth of net foreign assets[3] of the banking sector— the difference between the value of assets owned abroad and the value of domestic assets owned by non-residents—money supply (M2) growth declined to a rate of 16.4% in FY2013 (NRs 185.1 billion) from 22.7% in FY2012 (NRs 209 billion). Net foreign assets grew by only 18% (NRs 68.9 billion), down from a 59.5% growth rate (NRs 131.6 billion) in FY2012 (Figure 5). The significant rise in imports, the deceleration of remittance inflows, and lower foreign grants led to the slow growth in holdings of net foreign assets.

Figure 5: Monetary sector (% change)

Source: Nepal Rastra Bank.

Net claims on government[4]— direct loans and government securities held by the central bank— fell by 5.2% (minus NRs 8.4 billion), a further decline from the 0.3% fall recorded in FY2012. Following surplus liquidity especially during the beginning of the fiscal year, the banking sector’s credit to private sector rebounded with a growth of 20.2% (NRs 163.2 billion) from 11.3% growth (NRs 82.5 billion) in FY2012.

Deposit and Credit

The BFIs mobilized NRs 176.3 billion (reaching a total of NRs 1,188 billion) in deposits in FY2013, lower than NRs 188.6 billion mobilized in FY2012. This translates into a growth of 17.4%, down from 22.9% in FY2012. While commercial banks and development banks increased deposit mobilization by 17.9%, and 27.1%, respectively, finance companies saw a decline in deposit mobilization by 9.6% (Figure 6). The modest acceleration of government expenditure in the last few months due to the delayed full budget and the low deposit interest rates (due to adequate liquidity in the banking sector) resulted in the low deposit growth. The reduction in the number of finance companies from 70 in FY2012 to 59 in FY2013 also contributed to reduced deposits.

Figure 6: Growth of deposits (% change)

Source: Nepal Rastra Bank.

Total credit (loans and advances) from BFIs increased by 18.6% (NRs 180.2 billion), up from a rate of 13.2% in FY2012 (NRs 112.8 billion). However, loans and advances of non-commercial bank BFIs decreased in FY2013. Credits from commercial banks grew by 19.1% in FY2013, up from a rate of 17% in FY2012. However, credit from development banks decreased by 13.1%, down from 23.6. Similarly, credit from finance companies decreased by 5.8%, down sharply from its earlier rate of 23.3% in FY2012 (Figure 7). Credit to the private sector (by category A, B and C BFIs) increased by 20.8% (NRs 161.9 billion) from a rate of 12.2% (NRs 84.9 billion) in FY2012, with commercial banks, development banks, and finance companies registering growth rates of 21.6%, 28.3% and 1.3%, respectively. Reflecting the NRB’s push to increase credit to productive sectors, there was increased lending to industrial, agriculture, energy, and construction sectors. Credit flows to agriculture and energy sectors were 6.7% and 3.3% of total loans by BFIs in FY2013, respectively.

Figure 7: Growth of credits (% change)

Source: Nepal Rastra Bank.

Liquidity Management

The NRB mopped up NRs 8.5 billion through open market operations (outright sale auction), which has traditionally been one of the monetary tools to manage liquidity in the banking sector.[5] This amount was slightly lower than that transacted (NRs 8.4 billion) in FY2012. NRB mopped up NRs 3.5 billion in mid-September 2012 (at weighted average interest rate of 1.01%) and NRs 5 billion in mid-October (at a weighted average interest rate of 0.94%) of 2012. The higher remittance inflows[6] and periodic liquidity injection through open market operations and Standing Liquidity Facility (SLF) addressed initial concerns, arising from the low government expenditure, over liquidity shortage. The BFIs utilized NRs 55 billion of SLF (with 8% interest rate) in FY2013, up sharply from NRs 5.6 billion in FY2012.

Meanwhile, the central bank injected NRs 285 billion into the banking sector in FY2013, up from NRs 258.3 billion in FY2012, by purchasing $3.2 billion from the commercial banks. To finance the burgeoning imports from India, NRB sold $3.1 billion in the Indian money market and purchased Indian currency equivalent to NRs 274.4 billion in FY2013. In FY2012, the NRB had sold $2.7 billion to purchase Indian currency equivalent to NRs 213.9 billion.

Interest Rates

Although the short-term interest rates were lower in the first six months of FY2013 compared to those in the same period in FY2012, they rose in later months due to the tightening of liquidity in the banking sector as a result of the low government expenditure (Figure 8). The 91-day treasury bills weighted average rate was lower in the first five months of FY2013 and higher in the rest of the months of FY2013 when compared to those in the corresponding months in FY2012. Similarly, the inter-bank weighted average interest rate among commercial banks was lower throughout the first six months of FY2013 than what was seen in the same period in FY2012. It started to increase from the second half of FY2013, reflecting the apprehension of the banks over the liquidity shortage arising from deceleration of remittance inflows (and hence demand deposits) and low capital expenditure (along with significant government budget surplus). In FY2013, after the introduction of the full budget in the ninth month, short term interest rates started to fall. Overall, the weighted average annual short term interest rate (interbank and 91 day T-bills rates) was higher in FY2013 than in FY2012.

Figure 8: Year-on-year interbank and 91-day treasury bills rate (% change)

Source: Nepal Rastra Bank.

In FY2013, the weighted average deposit rate of commercial banks was around 5% and the weighted average lending rate was around 12%, resulting in the interest rate spread of around 7%. The spread rate sharply dropped from 8.8% in October 2012 to 6.8% in July 2013, suggesting the gradual improvement in banking sector efficiency. In the meantime, the average base rate of commercial banks was 9.8%, slightly higher than in January 2013 when the central bank mandated commercial banks to publish their base rates. The mandatory provision to publish base rates is expected to make lending rates more transparent and competitive.  

Securities Market

As investor’s confidence rebounded following the formation of a new election government, the stock market turnover sharply increased to NRs 22 billion from NRs 10.3 billion in FY2012 and NRs 6.7 billion in FY2011. As a share of market capitalization, the turnover amounted to 2.1%, 2.8% and 4.3% in FY2011, FY2012 and FY2013, respectively (Figure 9). Of the total turnover, the commercial banks’ share was 64% in FY2013 (NRs 14.1 billion), up from 54.6% in FY2012 (NRs 5.6 billion). A higher share turnover indicates more liquid shares of a listed company. Note that Nepal’s stock market is still developing and does not always respond meaningfully to policy changes and political developments.

Figure 9: Stock market turnover (NRs billion)

Source: Nepal Stock Exchange.

The Nepal Stock Exchange (NEPSE) index increased sharply by 33% (518.3 points) in FY2013 from an increase of only 7.4% (368.3 points) in FY2012. Similarly, stock market capitalization surged by 39.7% to NRs 514.5 billion (30.2% of GDP) in FY2013, following a much lower growth rate of 13.8% in FY2012 (market capitalization NRs 368.3 billion, 24% of GDP). The total number of listed companies increased to 230 from 216 in FY2012, indicating the willingness of more companies to go public, raise capital and trade shares in the secondary market (Figure 10).

Figure 10: Stock market performance

Source: Nepal Stock Exchange


 
Notes:

[1] Fuel prices were increased in September 2012.

[2] Following the rise in administered fuel prices, insurance and maintenance cost, transport fares were increased by at least 9% and 16% for general transport and trucks (freight), respectively.

[3] The balance sheet of monetary authorities is composed of assets and liabilities. Assets consist of net foreign assets and net domestic assets (net claims on government and claims on the private sector). Liabilities consist of currency issued and deposits. Both net foreign assets and net claims on government affect reserve money and hence the money supply. A decline in net foreign assets, denominated in local currency in the monetary survey, and the banking sector’s net credit to government reduces the money supply. Net foreign assets are associated with the fluctuations in foreign exchange reserves (in the balance of payments account).

[4] To facilitate the analysis of the central bank’s financing of government operations, claims on the government are recorded in net basis. The net credit to the government means creation of high-powered money, i.e. monetary base (currency in circulation plus reserves of banks in the central bank).

[5] However, it may be noted here that in Nepal it is increasingly being used to sell T-bills and bonds in order to raise funds to finance government expenditure rather than to manage liquidity in the banking sector. Furthermore, the liquidity injection by purchasing dollars from the commercial banks is used to manage liquidity in the banking sector.

[6] Note that despite the decline in the growth rate of remittance inflows, total remittance inflows continued to increase.