housing


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Auckland house prices have been rising since 2001. This is not peculiar to only Auckland, there has been a number of cities so affected.

This has been fuelled from three main drivers (a) low interest rates and (b) low housing stock relative to immigration and (c) a belief that somehow, it’s different this time.

The average salary of a two person household in Auckland, could be $100K, possibly slightly more, the average house price is now $1M. That is 10X your average salary. Given that interest rates are/have been at all time historical lows, an increase in interest rates could trigger massive losses and/or foreclosures.

It is a bubble, I’m curious as to how much further it can inflate.

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Some creative, wacky people out there.

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With interest rates low, close to all time lows, the mortgage default levels are near all-time highs? You just know something is hideously wrong with the economy.

What is it?

Residential Mortgage Delinquencies measure delinquency percentages for residential real estate loans secured by one- to four-family properties. It includes home-equity lines of credit.

Delinquent loans represent those loans that are past due 30 days or more and are still accruing interest, as well as loans in non-accrual status.

Why is it important?

We believe a higher than average mortgage delinquency rate is a key factor in the continuing housing crisis and also as it relates to the broader economy.

How do we interpret it?

Rising delinquency rates are an after-the-fact reflection of challenging economic climates.

Since mortgage payments are less discretionary than general consumer expenditures, increases in this indicator are more likely to occur during times of economic difficulty.

Typical historical range

As of December 2011, 90% of observations for the mortgage delinquency rates

fall between 1.47% to 10.30%.

I haven’t written about housing for a while. With the talk around blogoland with regard to housing bottoming – really? What drives house prices? Interest rates, specifically mortgage rates.

Now with mortgage rates here, which is more likely over time: a significant lowering of mortgage rates, or a significant rise? Obviously, rates really don’t have that much further to fall. An increase, will, however, decimate house prices. Absolutely fucking crush them.

Housing prices, and by extension, stocks associated with them, are hardly screaming bargains on a valuation basis. Sure the homebuilders have been hot recently, and trading them, hey no issues, but calling a bottom in the housing market is really, really, a bad call.

New Zealand pretty much follows Australia. Our house prices have been falling, although not as much as one might expect, especially considering how shite the wages are over here.

Apartment prices in the luxury beachside Australian town of Noosa Heads have tumbled by a fifth since 2008 as cracks emerge in a housing market that’s so far escaped the rout seen in the U.S., U.K. and Ireland.

The median apartment price in the tourism and retiree town 150 kilometers (93 miles) north of Brisbane has slumped 21 percent in three years to A$570,000 ($594,000), according to the Real Estate Institute of Queensland. Sales have more than halved across Queensland state’s Sunshine coast, home to “Crocodile Hunter” Steve Irwin’s Australia Zoo, and the Gold Coast, known for its surfing beaches and casinos.

“We have a very overvalued housing market and even a small adverse shock can be magnified by a large adverse impact on property values,” said Gerard Minack, Sydney-based global developed markets strategist at Morgan Stanley (MS), who asserts Australian home prices are as much as 40 percent overvalued. “We’re seeing that now in parts of Queensland.”

Economists and analysts at organizations including RP Data, Australia & New Zealand Banking Group Ltd. (ANZ) and Westpac Banking Corp. (WBC) have said the weakness in home prices along Queensland’s southeastern coast is unlikely to spread as low unemployment and a shortage of homes underpins prices.

“A lot of sellers are cutting prices and are preparing to meet the marketplace,” said John Newlands, Gold Coast spokesman for the real estate institute and principal at an LJ Hooker franchise in Surfer’s Paradise, a northern Gold Coast suburb that’s home to the world’s tallest residential tower. “In 2011, more investors will start to come back into the marketplace as prices fall.”

Only another 20yrs of housing price declines to go, if you base your analysis on the government reaction to the crisis, viz. inflation.

Having said that, Japan is a very different economy to the US, and the times were very different. Thus all and any comparisons to Japan need to be looked at carefully.

The upshot of all the above is this: housing, and any nascent recovery is not tightly correlated to the height of interest rates, rather, it is more closely correlated to employment. After all, if you have no job, you are unlikely to want, nor qualify for a mortgage.

As such, Obama’s, and his advisors are barking up the wrong tree. They would love to see an improvement in the housing market, and the employment market: low interest rates accomplish nothing in either market.

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