I had a similar feeling regarding housing market (in Paris) :
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I could have started buying an appartment in the mid 00's, but the price seemed bullish to me back then, with extremely low returns compared to the second half of the 20th century. I finaly bought one in 2017... and I'm in the process of buying a second one. The problem is that we're in uncharted territories, negative interest rate and they
keep going down. There's no telling when this madness will stop, it could very well go on for a decade or more... On that second appartment I'm buying, the IRR would be around 3% if I was buying it without leverage. But since interest rate are at 1% over 25 years, and that I can borrow about 90% of the investment, the IRR I'm actually computing is between 12% and 25%...
I did some due diligence with large companies a few years ago, and one had stopped computing their IRR based on cashflows but did it on their EBITDA because they could finance their shit 100% with under 1% interest rate, so most of their projects would have an infinite IRR...
That is the world we are living in, and it's really difficult to say when that shit is going to crash, but people have been saying it's going to crash soon for up to two decades now, but it could very well last another two, look at Japan. Assets values are really out of whack compared to post WW2 average, but we really live in a strange world.
I agree with you though, I've been also playing defensively, favoring companies that are currently making large profits rather than those growing only thanks to the free money, if a crash happen, these are going to crash a lot harder.