Showing posts with label Economy. Show all posts
Showing posts with label Economy. Show all posts
Thursday, April 3, 2014
AYE AYE
Buoyant economy fueling Calgary condo growth
Sales and new construction expected to rise in next two years
By Mario Toneguzzi
Calgary Herald April 2, 2014
CALGARY - Calgary’s buoyant economy, healthy population growth and excellent affordability will keep sales of existing condominiums rising over the next few years, says a new housing report released Wednesday.
The latest Conference Board of Canada condo report, released by Genworth Canada, said good demand will also lift condo starts in the city following a pullback in 2013 that was at least partly due to flooding in the summer.
The Winter 2014 Metropolitan Condo Outlook forecast Calgary to see the best growth in prices this year, for eight cities studied, for the resale condo market with median prices rising by 3.2 per cent to $260,523.
The report said they will rise a further 3.4 per cent in 2015 to $269,508.
“A strong economy is first and foremost and everything kind of spins off that,” said Robin Wiebe, senior economist at the Centre for Municipal Studies at the conference board, of the reasons for the optimism in the Calgary market. “When the economy is strong, people come there, come out for work, and that sets in motion the whole housing chain. Starts and resales and all the rest of it.”
The report forecast resale apartment condo sales would be up 2.9 per cent this year to 4,507 units and increase by 2.1 per cent next year to 4,601 units.
Wiebe said affordability in Calgary is a factor. The city has the highest average household income among the report’s eight cities and Calgary’s apartments are not particularly expensive with a median price below Montreal, Toronto, Ottawa, Victoria and Vancouver.
“That makes housing affordability in Calgary excellent,” he said.
The report forecast new condo apartment starts of 2,601 this year, up 6.9 per cent, followed by 2,680 in 2015, up by 3.0 per cent.
It said 2013’s absorptions of 2,772 was the most since 2008 “and likely would have been even stronger were it not for the floods.”
“Accordingly, the inventory of newly completed and unoccupied apartments fell to 244 units - a marked improvement from inventories of nearly 600 units in 2010. Absorptions are forecast to pull back in 2014, but remain strong at nearly 2,400 units,” said the report.
“Modest absorption gains during the medium term are forecast to keep trimming inventories - they will dip below their 20-year average in the projection’s outer years. Falling inventories will give builders the confidence to boost housing starts.”
According to the Calgary Real Estate Board, condo apartment MLS sales in the resale market totaled 1,062 after the first quarter. Sales growth was strongest in this sector due to the availability of listings, it said. New listings after the first quarter totaled 1,722, an 18 per cent increase over the previous year. While demand continued to outpace listing growth, keeping market conditions relatively tight, inventory levels are similar to the previous year, said the board.
“Nearly 50 per cent of new listings in the apartment sector are priced in the range of $200,000 - $299,999, providing options for those looking for affordable product,” said Bill Kirk, CREB’s president.
For the first quarter of this year, the average MLS sale price for condo apartments in Calgary is $317,855, up 9.03 per cent from the same period last year.
“Some easing of the supply pressure in the condominium market is expected as new construction projects are completed,” said Ann-Marie Lurie, CREB’s chief economist. “However, thanks to Calgary’s strong economy, it is expected that most new supply can be absorbed without risk of oversupply and condominium price correction.”
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Tuesday, November 26, 2013
UP AND AWAY
Calgary resale home average prices to balloon to more than half a million dollars
Report says average to hit $517,016 in 2017
By Mario Toneguzzi
Calgary Herald November 20, 2013
CALGARY - The average price for a resale home in Calgary will balloon to more than half a million dollars by 2017, according to a new real estate report released Tuesday.
The Conference Board of Canada’s Autumn Metropolitan Housing Outlook, commissioned by Genworth Canada, said the average price for all residential property in Calgary will grow from $431,760 this year to $517,016 in 2017.
“Calgary is facing a lack of inventory in particular areas,” said Tanya Eklund, a realtor with RE/MAX Real Estate (Central) in Calgary.
“Buyers looking for land for redevelopment and homes for renovation have been in very short supply and have driven up pricing due to multiple offers and low inventory. Low interest rates, strong unemployment rates, low vacancy rates and an overall strong economy have also added to strength in the Calgary market.”
Ben Brunnen, an economic consultant in Calgary, said the city’s population has grown each year for the past four years and this has helped drive residential construction activity and home prices.
“Net-migration can have a big impact on the housing market, as an influx of people and families into our city can often increase housing demand unpredictably,” he said.
“In the current market, vacancy rates are low, rents are high and population growth is strong. Combined with a good economy and favourable job prospects, people are more willing to buy than they were a few years ago. The last time we’ve seen comparable population growth was from 2004 to 2006, when the economy entered a boom. While we won’t see similar house price appreciations due to different global economics at play, Calgary house prices should stay strong for the near future.”
Calgary’s economy and housing demand continue to thrive as energy sector activity remains healthy. Rising GDP is spurring employment growth,” said the report.
“On the resale housing market front, solid sales will lead to sound price gains this year and next. The new housing market is benefitting from strong absorptions, which are trimming unsold stocks of new units and fostering new construction. The medium term also looks decent.
“Ongoing economic growth will continue to produce gains in resale sales and prices and keep housing starts above their 20-year average. Good housing affordability, measured against local incomes, is an ongoing benefit to this market and allows single-family starts to maintain a high market share compared with other cities covered in this report.”
The report said summertime flooding in Calgary will limit Calgary’s GDP to 3.3 per cent growth in 2013, modest by recent standards. Output will rise a slightly faster 3.4 per cent in 2014, spurred by government-funded rebuilding efforts.
The job market will continue to expand, with annual growth of 2.4 per cent this year and 2.8 per cent in 2014 cutting the unemployment rate from 4.9 per cent this year to 4.6 per cent in 2014. Economic health should continue between 2015 and 2017, with GDP expanding roughly three per cent and employment rising about two per cent each year, it said.
“Calgary’s strong economic fundamentals allowed its resale market to largely
shrug off the floods. Seasonally-adjusted sales and the average resale price
actually rose during June, the flood month, and have subsequently advanced,”
said the report.
“Price growth is accelerating, although increases remain far below boom-era advances. We expect the market to remain balanced and price growth to stay healthy in 2014 and over the following few years.”
The report’s forecast for average prices over the next few years and annual growth rate are: 2013, $431,760, 4.7 per cent; 2014, $451,798, 4.6 per cent; 2015, $473,470, 4.8 per cent; 2016, $497,139, 5.0 per cent; and 2017, $517,016, 4.0 per cent.
Forecast for sales in the resale market for the next few years and annual growth rate are: 2013, 28,111, 5.5 per cent; 2014, 28,793, 2.4 per cent; 2015, 29,418, 2.2 per cent; 2016, 30,027, 2.1 per cent; and 2017, 30,620, 2.0 per cent.
“Unsurprisingly, Calgary’s resale prices are rising briskly. Year-over-year growth has averaged a solid 4.6 per cent in the latest four quarters, including a first quarter jump near eight per cent,” said the report. “These increases will lift Calgary’s average price 4.7 per cent in 2013, the largest gain since 2007 and finally exceeding that year’s peak value. Similar price growth is expected between 2014 and 2016, with a slight tapering in growth to four per cent in 2017.
“These increases will slightly erode local housing affordability. Principle and interest charges on Calgary’s average resale home were under 16 per cent of average household income the last two years and are expected to remain there in 2013. But house prices will rise faster than incomes, pushing the ratio to roughly 20 per cent by 2017. This remains decent, as affordability is better only in Edmonton, Ottawa, and Winnipeg among the cities in this report.”
The report said buoyant housing demand is also energizing the new home market. Absorption of new units averaged 11,200 units in the four quarters to the second quarter of 2013, up 25 per cent from a year earlier. This included a surge to an annualized 15,000 units in the second quarter, the most since 2008. This strength will lift absorptions to a full-year total of 12,140 units in 2013, up 25 per cent from 2012. Another increase of nearly six per cent in absorptions is expected for 2014, but still trailing the peak of 13,700 units reached in 2008.
“Healthy new-unit take-up fuelled a big jump in housing starts to 13,186 units in 2012, more than double the recessionary trough in 2009, but well off peak levels of the last decade,” it said. “We expect starts to ease a modest 2.7 per cent in 2013 as an 11 per cent dip in multiple starts slightly outweighs a seven per cent gain in single-detached starts. For 2014, rebounding multiple starts will fuel a five per cent increase in total starts despite relatively unchanged single-detached construction.
“In the medium term, we expect housing starts to ease slightly, as both single-family and multiple construction dip. By 2017, we expect 11,400 units to get under way; this would slightly outpace the 20-year average of housing starts. While multiple starts are expected to increase their market share, they are forecast to make up only 52 per cent of total starts between 2013 and 2017.”
“Price growth is accelerating, although increases remain far below boom-era advances. We expect the market to remain balanced and price growth to stay healthy in 2014 and over the following few years.”
The report’s forecast for average prices over the next few years and annual growth rate are: 2013, $431,760, 4.7 per cent; 2014, $451,798, 4.6 per cent; 2015, $473,470, 4.8 per cent; 2016, $497,139, 5.0 per cent; and 2017, $517,016, 4.0 per cent.
Forecast for sales in the resale market for the next few years and annual growth rate are: 2013, 28,111, 5.5 per cent; 2014, 28,793, 2.4 per cent; 2015, 29,418, 2.2 per cent; 2016, 30,027, 2.1 per cent; and 2017, 30,620, 2.0 per cent.
“Unsurprisingly, Calgary’s resale prices are rising briskly. Year-over-year growth has averaged a solid 4.6 per cent in the latest four quarters, including a first quarter jump near eight per cent,” said the report. “These increases will lift Calgary’s average price 4.7 per cent in 2013, the largest gain since 2007 and finally exceeding that year’s peak value. Similar price growth is expected between 2014 and 2016, with a slight tapering in growth to four per cent in 2017.
“These increases will slightly erode local housing affordability. Principle and interest charges on Calgary’s average resale home were under 16 per cent of average household income the last two years and are expected to remain there in 2013. But house prices will rise faster than incomes, pushing the ratio to roughly 20 per cent by 2017. This remains decent, as affordability is better only in Edmonton, Ottawa, and Winnipeg among the cities in this report.”
The report said buoyant housing demand is also energizing the new home market. Absorption of new units averaged 11,200 units in the four quarters to the second quarter of 2013, up 25 per cent from a year earlier. This included a surge to an annualized 15,000 units in the second quarter, the most since 2008. This strength will lift absorptions to a full-year total of 12,140 units in 2013, up 25 per cent from 2012. Another increase of nearly six per cent in absorptions is expected for 2014, but still trailing the peak of 13,700 units reached in 2008.
“Healthy new-unit take-up fuelled a big jump in housing starts to 13,186 units in 2012, more than double the recessionary trough in 2009, but well off peak levels of the last decade,” it said. “We expect starts to ease a modest 2.7 per cent in 2013 as an 11 per cent dip in multiple starts slightly outweighs a seven per cent gain in single-detached starts. For 2014, rebounding multiple starts will fuel a five per cent increase in total starts despite relatively unchanged single-detached construction.
“In the medium term, we expect housing starts to ease slightly, as both single-family and multiple construction dip. By 2017, we expect 11,400 units to get under way; this would slightly outpace the 20-year average of housing starts. While multiple starts are expected to increase their market share, they are forecast to make up only 52 per cent of total starts between 2013 and 2017.”
Thursday, October 10, 2013
TOO FEW
Lack of inventory fuelling price growth for Calgary housing market
Strong economy and influx of professionals
BY MARIO TONEGUZZI
CALGARY HERALD OCTOBER 10, 2013
CALGARY — A continued lack of inventory is fueling house price growth in Calgary.
The Royal LePage House Price Survey, released Thursday, shows strong year-over-year price increase in all housing types in the city as competition for homes is being driven by a strong economy and the influx of professionals.
The survey said average home prices were particularly buoyant in the third quarter with detached bungalows increasing 7.2 per cent year-over-year to $465,411, standard condominiums increasing 5.6 per cent to $263,087 and standard two-storey homes increasing 3.4 per cent to $446,411.
“A sustained period of low housing inventory coupled with a healthy economy and an influx of corporate sector workers has pushed prices up further,” said Ted Zaharko, broker/owner, Royal LePage Foothills. “For some time now too many homebuyers have been chasing too few properties.”
He said inventory is low in all categories, but particularly in detached bungalows, which are much rarer in Calgary compared to cities like Edmonton.
“Buyers are acting very quickly when homes are put up for sale, which is leading to frequent multiple offer situations on all housing types,” said Zaharko. “The aggressiveness of buyers is making it very difficult for first-time buyers to break into the market.”
He said third quarter activity was the most robust the Calgary market has seen in years, with buyers eagerly making offers on the limited inventory. In addition to normal demand, there was some extra activity coming from flood victims who were looking to move to locations on higher ground.
Nationally, the average price of a home in Canada increased between 1.2 per cent and 4.1 per cent in the third quarter of 2013.
The survey showed a year-over-year average price increase of 3.7 per cent to $418,686 for standard two-storey homes, while detached bungalows rose 4.1 per cent to $381,811. During the same period, the average price for standard condominiums saw a more moderate increase, rising 1.2 per cent to $246,530. Sales volumes surged in a number of regions, as Canadians re-entered the housing market after sitting on the sidelines for more than a year — marking the end of the most significant housing market correction since the 2008-2009 global recession, said Royal LePage.
Early signs in October indicate Calgary’s housing market is continuing its trend of increased sales and prices.
According to the Calgary Real Estate Board, month-to-date up to Wednesday, there have been 624 MLS sales in the city, up 37.14 per cent from the same period last year. The average sale price has increased by 7.82 per cent to $460,509 while the median price is up 6.96 per cent to $415,000.
New listings of 850 have risen by 10.10 per cent but active listings are down by 22.73 per cent to 3,927. Average days on the market to sell have also dropped by 6.52 per cent to 43 days.
“Prices are continuing to climb because of supply and demand. We have significant demand and we have across the board limited supply regardless of the price ranges. There is not a substantial variety to choose from and in some cases, such as in the case of bungalows, there has been a short supply in Calgary and new listings often get multiple offers,” said Rachelle Starnes, a realtor with Royal LePage Foothills in Calgary.
“In support of this statement, we are seeing in the Royal LePage offices more quick sales and multiple offers in the last quarter than previous quarters. The buyers are anxious and know that once a new listing comes onto the market, they need to act quickly. Having said that, there are still good listings sitting on the market that are a puzzle as to why they are not getting the proper activity. We just listed a property in the community of Bel Aire this week that will sell for a minimum of 10 per cent more than before the flooding occurred and may even see multiple offers at the higher price. Prices in the higher ground areas are escalating with the higher demand in the central areas of the City.”
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Friday, September 20, 2013
A SELLERS' MARKET
Calgary area housing market has best price growth expectation
7% and higher forecast for year-over-year hike in short-term
By Mario Toneguzzi
Calgary Herald September 20, 2013
CALGARY — Calgary and area is forecast to lead the country in short-term year-over-year price growth in the housing market, according to a report released Friday by the Conference Board of Canada.
The report said prices in the Calgary region are expected to rise by seven per cent or more.
The board’s report said Calgary is now in a sellers’ market.
The board said the seasonally-adjusted annual rate of sales in Calgary of 33,264 in August was up 6.3 per cent from the previous month and a 26.3 per cent hike from a year ago.
The seasonally-adjusted annual rate of listings at 43,704 was up 2.0 per cent from July and increased by 4.8 per cent from August 2012.
The board said the average price in Calgary of $441,806 in August increased by 0.7 per cent from the previous month and by 8.0 per cent from a year ago.
Scott Bollinger, broker for the ComFree Commonsense Network, said the strong housing market in the city is due to a strong outlook for the economy.
“We’ll outperform most of the country, and that creates significant demand for housing. Interest rates are low, and the Bank of Canada is unlikely to move them till 2015,” he said. “Personal incomes are high and growing. Oil prices are strong and stable. Our growth in the 20-44-year-old demographic is second fastest in the world, behind only India. And our cost of living is lower than Toronto or Vancouver.
“That all adds up to this: More Calgarians can afford to buy a home, and more can afford to move up in the market.”
Bollinger said the strong price growth in the Calgary market is due to confidence — people who are confident about their employment and future wages.
“Confidence in housing is a good investment. Confidence in the city’s economic strengths and the strength of the market, in the face perhaps of news from other cities that a housing bubble is on the horizon. Real estate is local, and Calgarians are smart and savvy enough to realize that,” he said.
“I think we can expect this to continue because of those strong economic fundamentals, and because growth in optimistic buyers is outpacing growth in listings. It’s the old supply-and-demand.”
According to the Calgary Real Estate Board, year-to-date for just the city, there have been 17,933 MLS sales as of Thursday, up 9.33 per cent from the same period a year ago. The average sale price has jumped by 6.93 per cent to $456,779 but new listings are down 0.8 per cent to 25,943.
“The average price in Calgary is forecast to increase almost six per cent this year to $435,000,” said Richard Cho, senior market analyst in Calgary for Canada Mortgage and Housing Corp., about the census metropolitan area. “Part of the gains in the average price thus far is due to the high number of luxury homes sold this year. There has also been more pressure on prices as active listings have moved lower as well as days-on-market. Price growth is expected to continue into 2014 but at a more modest pace.”
Wednesday, September 18, 2013
A FLOOD OF HOPE
Alberta an economic leader despite devastating floods
Real GDP growth forecast to be best in Canada in 2014
By Mario Toneguzzi
Calgary Herald September 17, 2013
CALGARY — Not even the worst floods in memory will be enough to restrain Alberta’s economy this year, according to the latest RBC Economics Provincial Outlook released Tuesday.
The report said post-flood spending will more than compensate for the drop in economic activity related to the natural disaster as RBC is upwardly revising its provincial real GDP growth rate to 3.2 per cent in 2013, up from the 3.0 per cent previously projected due to the anticipated economic boost from post-flood spending.
It will be the second best growth rate in the country this year behind Newfoundland & Labrador at 6.0 per cent.
And RBC is forecasting Alberta growth of 4.1 per cent in 2014 to lead the nation.
“There is no doubt Alberta’s economy took a hit after the floods, however, the province has shown tremendous resiliency, and we expect the economy to spring forward for the remainder of 2013,” said Craig Wright, senior vice-president and chief economist for RBC. “Post-flood spending will more than make up for the short-lived economic challenges Alberta experienced at the beginning of the summer.”
Ben Brunnen, a Calgary economic consultant, said Alberta is well-poised for growth into 2014.
“Oil and gas revenues are at their highest point since 2008, and industry re-investment is comparable to 2011 when we saw five per cent GDP growth,” he said.
“People have confidence in the Calgary economy. Unemployment is low, the residential real estate market is strong, and we are at the front end of a major commercial construction cycle.”
Adam Legge, president and chief executive of the Calgary Chamber of Commerce, is not as optimistic as the RBC report.
“I think Alberta will do moderate growth next year restrained by lack of market access, continued oil price differentials and a shortage of labour. Flood-related spending does hit GDP but should be viewed as a temporary lift that actually will create reduced GDP impacts in the future.”
RBC said that annual GDP statistics will fully capture the additional spending and work required by the reconstruction, repair and replacement that will take place, but will essentially ignore the destruction of or damage to property.
“Even without this perverse lift that the floods will provide to the provincial economy, Alberta continues to demonstrate substantial and sustained economic momentum,” said Wright.
The report is forecasting 1.8 per cent economic growth for Canada this year followed by 2.8 per cent in 2014.
“In addition to the boost from post-flood spending, we expect Alberta’s economy to benefit from stronger capital investment in oilsands now that earlier ‘bitumen bubble’ concerns have largely receded,” said Wright.
Todd Hirsch, chief economist with ATB Financial, said Alberta’s economy is set to pick up a bit of momentum next year after slowing down slightly in 2013.
“Stronger energy prices than a year ago are largely the reason. However, agriculture has quietly but steadily regained a very strong position in Alberta’s economy,” he said.
“Continued inflow of interprovincial migrants in 2014 should also ensure the housing market remains healthy and balanced.”
Photo By: Marc Shandro
Friday, April 12, 2013
A TEXTBOOK MARKET?
What happened to the expected Alberta real estate boom?
Market influencers tempering demand
By Mario Toneguzzi
Calgary Herald April 11, 2013
CALGARY — Several ‘market influencers’ have kept the reins on the expected Alberta real estate boom, says a new report on the housing market.
The report, by Don Campbell, senior analyst and founding partner of the Real Estate Investment Network, said debate is raging about why the market isn’t booming like it did in 2006 and 2007 when the job market and population in the province were growing at the same rates as they are today.
“The real difference this time is hidden in the strong forces of today’s market influencers. It is very true that the market drivers are all in place to support a large growth in housing purchase demand and price increases, in fact it is a textbook market for a boom,” said Campbell.
“In Alberta, the GDP and job growth have driven very strong population growth which has led to low vacancy rates not experienced in this province for many years. Street rents are jumping due to the rental supply/demand inequality. So, on the surface that means Alberta should be experiencing another one of those unsustainable booms. Well why isn’t it? And is there one still in the works?”
He said certain wild cards can throw a market off its prescribed cycle for periods of time.
“So, despite all of the market drivers being in place to push the Alberta real estate market into its next boom cycle the market continues to underperform its economics. Why? Simply, there are market influencers in play and that is why we are not yet seeing the expected rush into the market demand,” he said.
They include the once-bitten, twice-shy attitude equating into a local lack of confidence in the market. Many Albertans made their first home purchases during the previous boom. They were hit hard when the financial crash came. This has tempered enthusiasm for the market now.
Tighter mortgage qualification rules have also tempered market demand.
Overall consumer confidence in real estate is taking a hit with many recent reports and headlines on the state of the Canadian market saying it may be over-priced or overvalued.
A large portion of Alberta population growth is from two key demographics who are less likely to buy a house immediately — immigrants and ‘Echo-boomers’.
According to the Calgary Real Estate Board, total MLS sales year-to-date in the city until April 10 were 5,798 transactions, up 3.72 per cent compared with the same period last year.
The average sale price this year has risen by 8.08 per cent to $451,246 while the median price is up by 5.92 per cent to $397,000.
Ann-Marie Lurie, CREB’s chief economist, said the organization never felt the economy was about to boom, based on several factors.
“The first consideration is the economy,” she said. “In the 2005-2007 period, we had significant growth in both the oil and natural gas sector, economic growth as of late has only been driven by the oil sector. While this has helped support growth, there have been some challenges regarding bottlenecks and price discounts which has impacted employment growth prospects in the province. We also shouldn’t forget that the natural gas market continues to struggle. Our economic growth is progressing but at a slower pace, and forecasters also estimated that employment growth and net migration would ease this year, two factors pointing towards slower demand growth in housing.
“The next consideration is fundamentals in the housing market. Inventory levels were generally more elevated in the resale market, and it has taken some time to absorb some of the excess in the market. While this has occurred primarily in the single-family market, it has only started to spillover into the surrounding areas, the condominium market, and the new home market. When considering all the options available to consumers, there was sufficient choice to prevent any significant shortage in the entire housing market, which was the case in 2006-2007, causing a unsustainable jump in home prices.”
She said she is not surprised that the market didn’t boom, given the economic backdrop and current supply in the market.
Lai Sing Louie, regional economist for the Prairies and Territories for Canada Mortgage and Housing Corp., said market conditions in Alberta’s housing markets today are different from the boom.
“Some of the differences include higher household debt as well as more prudent lending conditions today. Also, some of the transactions in that period were investor driven and we have not experienced that to the same extent today,” he said.
The underlying economics and Market Drivers state that the market should be on fire, just like it was back in 2006 and 2007 – that is unless you begin to factor in these influencers, said Campbell.
“Let us make sure we are analyzing today’s markets with today’s conditions and not compare them to previous boom-bust cycles. Each cycle has its own influencers that either heat up or cool down a market and this current cycle from 2006 until today is the perfect proof of that,” he said.
“As long as the drivers are strong, the market is structurally strong, no matter what the influencers are doing. The concern should arise when the drivers are weak and the influencers are pushing the market upwards with no support. That is not what is happening in Alberta right now; in fact, the drivers remain strong despite the headlines.”
Ben Brunnen, chief economist with the Calgary Chamber of Commerce, said the province is definitely seeing all of the signs of strong economic and potentially housing growth.
“Net inter-provincial migration, population growth is up. Unemployment is low and GDP growth is relatively high,” said Brunnen. “I think we’re seeing probably a bit more of a cautious consumer out there. I do think we’ll see some strong real estate activity happening in Calgary but not like in the boom.
“I think there continues to be some caution in the market for a number of reasons. While Alberta’s economy is good, the global economy continues to be shaky, especially Europe and the United States. So people don’t have that strong confidence per se that this economic activity is going to be sufficiently robust that they should buy a house.”
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Wednesday, March 20, 2013
OUT-PERFORMING IN AB
Calgary listed as an “out-performer” in Canadian real estate market
Pace predicted to be moderately lower for Canada
By Mario Toneguzzi
Calgary Herald March 11, 2013
CALGARY — Canada is expected to embark on a gradual, modest, downward housing market adjustment over the next three years with a “measly” two per cent annual price gain over the next decade, says a study released Monday by TD Economics.
But the bank has also listed Calgary as an “out-performer” in Canada for the long-run rate of return on Canadian real estate. Compared with the national picture, Edmonton, Vancouver, Victoria and Toronto were also listed as out-performers for the future.
“With the slowdown in the Canadian housing market well entrenched, many are worried about the future value of their homes. This is not surprising as real estate is the largest financial asset most Canadians have in their possession,” said TD Economics.
“The housing market is prone to cyclical ups and downs and we should embark on a gradual, modest, downward adjustment over the next three years. We project a 3.5 per cent annual rate of return on real estate to prevail beyond 2015 – this is the long-run rate of increase for home prices in Canada. However, this pace will be moderately lower than they have been historically (5.4 per cent).”
Derek Burleton, vice-president and deputy chief economist with TD Economics, said Calgary had a run-up in prices before the recession and then a sharp decline during the recession.
“I guess prices didn’t come back too much but certainly sales fell back and now you’re getting a bit of a cyclical bounce,” he said, adding a long-term forecast takes into account key economic drivers like population growth and the potential of the economy to generate income.
“Based on some of the key drivers of growth, Calgary ranks right up there at the top and that should stand the housing market good stead. At least continue to drive above average price gains over the long run.”
The average MLS sale price in Calgary was $180,420 in 2000. That climbed to a peak of $423,770 in 2007 before dipping to $394,064 in 2009. From then, it has steadily climbed, reaching an all-time record of $428,644 in 2012.
Becky Walters, president of the Calgary Real Estate Board, said the Calgary market is really strong this year due to the in-migration it has been getting over the past 12 months.
“It’s not maybe as strong this year as it was last year but it’s certainly strong,” said Walters. “We’re seeing a nice steady growth. We’re seeing prices starting to come up a little bit not tons.”
For example, according to CREB, year-to-date until March 10, there have been 3,595 MLS sales in the city, up 4.66 per cent from the same period a year ago, and the average sale price has jumped by 9.23 per cent to $451,189.
However, at the national level, TD said a string of lacklustre performances over the next few years will mean that the annual rate of return for real estate in nominal terms will be a “measly” two per cent over the next decade, meaning home price gains should simply match the pace of inflation.
“Our research at REIN Canada is showing that for the coming five years, outperforming markets will be those based not in speculation or foreign investment, they will be those markets supported by underlying economics,” said Don Campbell, senior analyst and founding partner of the Real Estate Investment Network. “The Canadian real estate market is too broad and too diverse to paint with one story or byline and will become an increasingly regional story. Supporting economics such as increasing jobs, increasing population through migration — especially those areas which are attracting a younger, working age cohort — and increasing incomes will play a larger role in market demand and value than it has in the last five years.
“Despite Calgary and Edmonton’s value moves already experienced, they are both rated in the most affordable major centres in the country because average incomes are also higher than in most other regions. This, along with the younger age of in-migrants to these cities from other parts of the country, will be strong and supporting factors for these market for the coming years.”
Richard Cho, senior market analyst in Calgary for Canada Mortgage and Housing Corp., said in the Calgary region the average price in 2013 is expected to reach $423,000, up 2.6 per cent from 2012.
“The rate of growth is anticipated to be higher here than in many other areas of the country as the average resale price in Canada is forecast to increase by only one per cent in 2013,” he said. “Supply of homes in Calgary’s resale market has come down from a year earlier while sales have been fairly stable. The resale price in 2014 is forecast to continuing rising in Calgary, averaging $434,000.”
BOOM BOOM POW
Alberta economy continuing its 'impressive boom'
By Mario Toneguzzi
Calgary Herald March 19, 2013
CALGARY — Any dark clouds that are currently hanging over Alberta will clear by 2014, paving the way for strong business and consumer activity, says a report by RBC Economics.
The bank’s latest Provincial Outlook, released Tuesday, said the province’s economy will continue its “impressive boom” through 2013, after leading the country’s economic growth in 2012, despite facing challenges.
RBC forecasts a provincial real GDP growth rate of three per cent due to strong crude oil production as well as high levels of capital investment, employment and population growth. This will be second in the country behind the 5.1 per cent growth expected in Newfoundland & Labrador.
RBC is predicting Alberta will lead the country in economic growth of 4.2 per cent in 2014.
In December, RBC forecast growth of 3.5 per cent this year for the province. The forecast for 2014 has remained the same.
“Even though the province recently announced a $2 billion budget deficit, Alberta is unquestionably in the midst of an impressive economic boom – particularly with capital investment fuelling manufacturing and wholesalers’ sales. Attractive employment opportunities are also bringing new migrants to the province, boosting population growth and in turn, consumer spending,” said Craig Wright, senior vice-president and chief economist at RBC. “As the economy continues to thrive across the majority of key industries, Alberta will remain at the top-end of Canada’s economic growth rankings this year.”
Economic growth in the province in 2011 was 5.1 per cent followed by 3.5 per cent last year.
Todd Hirsch, senior economist with ATB Financial, said Alberta’s economy is moderating somewhat.
“So I think we will see probably a slower year for growth than what we saw in 2011 or 2012,” said Hirsch. “A lot of that of course prompted by those softer energy prices and maybe a little bit of pullback by the provincial government. But I think we’re still going to see kind of a nice moderate healthy level of growth of around 2.5 to three per cent.
“Going forward beyond that it gets trickier and we don’t really do forecasts beyond 2013 but I would still see 2014 as a pretty good year ... It’s not going to feel quite like the boom years of 2006, 2007 either. We’re just going to have nice healthy moderate growth.”
RBC said there are a few weak spots in Alberta’s economic outlook. Investment intentions in the oil and gas sector are essentially flat for 2013. RBC said Alberta’s energy developers’ plans are being weighed down by rapidly rising energy production in the U.S., pipeline bottlenecks and the ‘bitumen bubble’, all of which contributed to lower crude oil prices in Canada relative to global benchmarks late in 2012.
“Weaker than expected oil prices put a multibillion dollar hole in Alberta government’s revenues, and led to a 2013 provincial budget that detailed renewed public sector spending restraint,” said Wright. “Still, any pullback in capital spending will be short-lived as pipeline issues are addressed and crude oil price relationships normalize.”
RBC trimmed its real GDP growth forecast for Canada to 1.8 per cent through 2013, following softer-than-expected growth in 2012. For 2014, it is forecasting 2.9 per cent growth across the country. In December, it forecast growth of 2.4 per cent this year and 2.8 per cent in 2014.
“After boasting a relatively strong economic performance over the past several years, Canada’s economy hit a speed bump in late 2012,” said Wright. “That said, financial conditions continue to support growth. As confidence recovers, business spending should accelerate, albeit at a less rapid pace than we saw in the early days of expansion.”
By Mario Toneguzzi
Calgary Herald March 19, 2013
CALGARY — Any dark clouds that are currently hanging over Alberta will clear by 2014, paving the way for strong business and consumer activity, says a report by RBC Economics.
The bank’s latest Provincial Outlook, released Tuesday, said the province’s economy will continue its “impressive boom” through 2013, after leading the country’s economic growth in 2012, despite facing challenges.
RBC forecasts a provincial real GDP growth rate of three per cent due to strong crude oil production as well as high levels of capital investment, employment and population growth. This will be second in the country behind the 5.1 per cent growth expected in Newfoundland & Labrador.
RBC is predicting Alberta will lead the country in economic growth of 4.2 per cent in 2014.
In December, RBC forecast growth of 3.5 per cent this year for the province. The forecast for 2014 has remained the same.
“Even though the province recently announced a $2 billion budget deficit, Alberta is unquestionably in the midst of an impressive economic boom – particularly with capital investment fuelling manufacturing and wholesalers’ sales. Attractive employment opportunities are also bringing new migrants to the province, boosting population growth and in turn, consumer spending,” said Craig Wright, senior vice-president and chief economist at RBC. “As the economy continues to thrive across the majority of key industries, Alberta will remain at the top-end of Canada’s economic growth rankings this year.”
Economic growth in the province in 2011 was 5.1 per cent followed by 3.5 per cent last year.
Todd Hirsch, senior economist with ATB Financial, said Alberta’s economy is moderating somewhat.
“So I think we will see probably a slower year for growth than what we saw in 2011 or 2012,” said Hirsch. “A lot of that of course prompted by those softer energy prices and maybe a little bit of pullback by the provincial government. But I think we’re still going to see kind of a nice moderate healthy level of growth of around 2.5 to three per cent.
“Going forward beyond that it gets trickier and we don’t really do forecasts beyond 2013 but I would still see 2014 as a pretty good year ... It’s not going to feel quite like the boom years of 2006, 2007 either. We’re just going to have nice healthy moderate growth.”
RBC said there are a few weak spots in Alberta’s economic outlook. Investment intentions in the oil and gas sector are essentially flat for 2013. RBC said Alberta’s energy developers’ plans are being weighed down by rapidly rising energy production in the U.S., pipeline bottlenecks and the ‘bitumen bubble’, all of which contributed to lower crude oil prices in Canada relative to global benchmarks late in 2012.
“Weaker than expected oil prices put a multibillion dollar hole in Alberta government’s revenues, and led to a 2013 provincial budget that detailed renewed public sector spending restraint,” said Wright. “Still, any pullback in capital spending will be short-lived as pipeline issues are addressed and crude oil price relationships normalize.”
RBC trimmed its real GDP growth forecast for Canada to 1.8 per cent through 2013, following softer-than-expected growth in 2012. For 2014, it is forecasting 2.9 per cent growth across the country. In December, it forecast growth of 2.4 per cent this year and 2.8 per cent in 2014.
“After boasting a relatively strong economic performance over the past several years, Canada’s economy hit a speed bump in late 2012,” said Wright. “That said, financial conditions continue to support growth. As confidence recovers, business spending should accelerate, albeit at a less rapid pace than we saw in the early days of expansion.”
Thursday, February 21, 2013
Calgary housing market soars to new average sale price record for January
CALGARY — Calgary’s resale housing market had its best January for sales since 2008 as average prices also climbed to their highest level ever for the month.
According to the Calgary Real Estate Board, total MLS sales in the city in January were 1,230, up 15.17 per cent from a year ago while the average sale price rose by 12.34 per cent cent to $439,671.
The previous record high for the average sale price in any January was in 2008 at $413,271.
“In today’s Calgary real estate market there are a number of significant factors that influence our housing sector. The growth within the energy sector is significant along with consumer confidence in the marketplace as well as steady economic performance,” said Kaitlyn Gottlieb, realtor with Century 21 Bamber Realty Ltd. in Calgary. “While these factors continue to increase home sales, should inventory continue to decline, pricing may continue to increase steadily, yet moderately. Although it is early in the year to make market predictions, if 2013 continues to bring good economic activity there is a great possibility that 2013 will exceed our expectations both in the Calgary real estate market and in Calgary’s outlying areas. While 2013 growth may be modest, we can still expect a positive market for this year.
“Alberta continues to fuel growth as a commodity-rich province and is expected to continue to support moderate price growth as we saw in 2012. The increased prices we have seen on single-family homes can partially be attributed to the record number of luxury homes sales we saw last year.”
In the single-family home market in Calgary, sales during January of 879 were up 15.20 per cent from last year and the average sale price rose by 12.74 per cent to $496,579.
The average sale price was the fifth highest ever for any month in the single-family market. The peak was $506,670 set in July 2007.
In the condo apartment category, sales of 204 for January were up 13.97 per cent from a year ago while the average sale price jumped by 13.09 per cent to $280,273. The condo townhouse sector saw sales increase by 16.67 per cent from a year ago to 147 transactions and the average price rise by 7.61 per cent to $320,590.
“Prices have improved in the Calgary market but as always it is important to keep some perspective on this,” said Ann-Marie Lurie, CREB’s chief economist. “While January’s year-over-year increase seems significant, price recovery occurred in the spring months of 2012 under tighter market conditions and home prices leveled off for the remainder of the year.”
CREB also tracks the prices for what it calls typical properties sold. The overall benchmark price in the city rose by 8.35 per cent to $392,000. The single-family home benchmark price jumped by 9.01 per cent to $436,900. It rose by 7.49 per cent in the condo apartment category to $251,300 and it was up by 4.85 per cent in the condo townhouse category to $283,400.
“The employment gains achieved in previous years along with rising income, low mortgage rates and robust net migration levels has sustained demand for housing,” said Richard Cho, senior market analyst in Calgary for Canada Mortgage and Housing Corp. “Many buyers have benefited from Calgary’s growing economy, giving them opportunities to move into homeownership.
“Some of the resale activity will have likely come from renters as well. As the rental market has tightened with average rents moving up, some renters may have decided to purchase a starter home and take on a mortgage instead of paying rent.”
mtoneguzzi@calgaryherald.com
According to the Calgary Real Estate Board, total MLS sales in the city in January were 1,230, up 15.17 per cent from a year ago while the average sale price rose by 12.34 per cent cent to $439,671.
The previous record high for the average sale price in any January was in 2008 at $413,271.
“In today’s Calgary real estate market there are a number of significant factors that influence our housing sector. The growth within the energy sector is significant along with consumer confidence in the marketplace as well as steady economic performance,” said Kaitlyn Gottlieb, realtor with Century 21 Bamber Realty Ltd. in Calgary. “While these factors continue to increase home sales, should inventory continue to decline, pricing may continue to increase steadily, yet moderately. Although it is early in the year to make market predictions, if 2013 continues to bring good economic activity there is a great possibility that 2013 will exceed our expectations both in the Calgary real estate market and in Calgary’s outlying areas. While 2013 growth may be modest, we can still expect a positive market for this year.
“Alberta continues to fuel growth as a commodity-rich province and is expected to continue to support moderate price growth as we saw in 2012. The increased prices we have seen on single-family homes can partially be attributed to the record number of luxury homes sales we saw last year.”
In the single-family home market in Calgary, sales during January of 879 were up 15.20 per cent from last year and the average sale price rose by 12.74 per cent to $496,579.
The average sale price was the fifth highest ever for any month in the single-family market. The peak was $506,670 set in July 2007.
In the condo apartment category, sales of 204 for January were up 13.97 per cent from a year ago while the average sale price jumped by 13.09 per cent to $280,273. The condo townhouse sector saw sales increase by 16.67 per cent from a year ago to 147 transactions and the average price rise by 7.61 per cent to $320,590.
“Prices have improved in the Calgary market but as always it is important to keep some perspective on this,” said Ann-Marie Lurie, CREB’s chief economist. “While January’s year-over-year increase seems significant, price recovery occurred in the spring months of 2012 under tighter market conditions and home prices leveled off for the remainder of the year.”
CREB also tracks the prices for what it calls typical properties sold. The overall benchmark price in the city rose by 8.35 per cent to $392,000. The single-family home benchmark price jumped by 9.01 per cent to $436,900. It rose by 7.49 per cent in the condo apartment category to $251,300 and it was up by 4.85 per cent in the condo townhouse category to $283,400.
“The employment gains achieved in previous years along with rising income, low mortgage rates and robust net migration levels has sustained demand for housing,” said Richard Cho, senior market analyst in Calgary for Canada Mortgage and Housing Corp. “Many buyers have benefited from Calgary’s growing economy, giving them opportunities to move into homeownership.
“Some of the resale activity will have likely come from renters as well. As the rental market has tightened with average rents moving up, some renters may have decided to purchase a starter home and take on a mortgage instead of paying rent.”
mtoneguzzi@calgaryherald.com
Sunday, January 20, 2013
2013 CALGARY REAL ESTATE BOARD FORECAST
CREB® forecasts moderate sales, price growth
Calgary, Jan. 16, 2013 – The resale housing market in Calgary and area will see moderate sales and house price growth in 2013, CREB® said today at its annual forecast.
Sales growth in the city is expected to ease to 2.2 per cent this year, with house prices rising by 2.9 per cent.
“Slower growth trends in employment combined with lower migration estimates will impact sales growth across all resale sectors, and, as listings continue to decline, this will further dampen sales growth, particularly in the single-family market,” Ann-Marie Lurie, CREB®’s chief economist, said at the 2013 CREB® Forecast Conference & Tradeshow. “However, as the overall market remains well supplied, prices will continue to grow but not at the levels seen in 2012.”
In 2012, Calgary’s single-family market recorded sales growth of nearly 15 per cent. With a decline in the level of new single-family listings, that is expected to ease to 1.8 per cent this year. Prices are estimated to rise by three per cent.
Becky Walters, president of CREB®’s 2013 board of directors, said the city and surrounding areas are seeing good resale activity.
“We have a nice, balanced market, and it’s expected to see some growth this year,” Walters said. “Although some big markets in Canada are stumbling, Calgary is hot on the heels of a year of recovery, with the forecast saying the market is going to stay in positive territory.”
In the condominium market, sales are expected to increase by three per cent, with a moderate price appreciation of 2.4 per cent for condo apartments and 2.8 per cent for condo townhouses.
Although the prediction is for a “balanced” resale housing market, Lurie said there are numerous risks in the market.
“The largest risk in our market is related to concerns in the oil sector,” she said. “They are facing pipeline constraints and lack of access to more diverse markets, impacting the price they receive for their oil. If the discounts on our oil persist, this clearly could impact the job sector and, ultimately, the housing market.”
Friday, September 21, 2012
FUEL EXPANSION
Calgary and Edmonton to lead Canadian economic growth
Energy-related investment to fuel expansion
By Mario Toneguzzi
Calgary Herald September 18, 2012
CALGARY — Calgary and Edmonton are forecast to be the fastest growing economies in Canada over the next four years, according to the Conference Board of Canada’s Metropolitan Outlook-Autumn 2012 released Tuesday.
“Energy-related investment in Alberta is expected to stay vibrant throughout the next four years. For instance, about $29-billion worth of energy-related projects are now underway in the province, and nearly $86-billion worth of projects are proposed for the future,” said Mario Lefebvre, Director, Centre for Municipal Studies, for the board.
“All this investment will continue to be a boon to Calgary’s economy, which remains the services hub of the province’s energy sector.”
The board is forecasting Calgary to have the best economic growth in the country over 2013-2016 at an average of 3.7 per cent followed by Edmonton’s average annual real GDP growth at 3.5 per cent during the forecast period.
For this year, the board is predicting Edmonton will lead the country with 4.6 per cent growth followed by Calgary at 3.8 per cent.
“Without a doubt, I expect that Alberta is going to be the envy of the country moving forward into closing out 2012 and into 2013,” said Ben Brunnen, chief economist with the Calgary Chamber of Commerce. “While the growth will be the strongest in the country, particularly for our cities, that doesn’t necessarily mean that we’re in great economic times.
“There are some storm clouds on the horizon. I expect fully we’ll see a recession in Europe. The Chinese economy is slowing substantially. And the U.S. has its election coming forward. What this means is there’s going to be a dampening on economic growth globally and as a consequence it’s going to affect Canada. That said, the investment in the province has been strong to date and should continue to be strong.”
The board said Calgary is coming off a “very strong performance” in 2011 with economic growth at 5.0 per cent. The strong growth expected during the forecast period will be “helped along by strong consumer spending and spinoff benefits from the energy sector.”
Employment growth is forecast for 4.1 per cent this year in Calgary followed by annual growth rates of 1.9 per cent, 2.6 per cent, 2.5 per cent, and 2.1 per cent from 2013 to 2016. And retail sales are forecast to grow by 9.2 per cent this year followed by growth of 6.2 per cent, 5.3 per cent, 5.3 per cent and 4.8 per cent during the forecast period.
Also on Tuesday, a report by TD Economics said Canada will likely experience a shift from household and government-led growth towards exports and investment, but global headwinds appear to have delayed this transition until the first half of 2013.
In the meantime, the report said, the economy will be stuck in neutral and Canada’s economic expansion will be constrained to a pace near two per cent.
“In the first half of 2012, governments constrained their spending while households pared back their rate of borrowing and spent at a miserly pace. While most major housing markets have held up reasonably well, there are signs — most notably in Vancouver — that markets have reached a peak,” said TD Bank Group’s chief economist Craig Alexander. “And in the near term, the slowdown is expected to broaden across the country, following the implementation of tighter rules on insured-mortgage lending this past summer.
“Canada’s economy has turned out a relatively strong performance in recent years, but the growth has not been broadly based and imbalances have amassed. On the plus side, governments and households, which have been pulling Canada’s economy along by the coat-tails for years, have begun to address their debt challenges. Recent changes to mortgage borrowing rules will help to address part of the over-valuation in housing markets. Going forward, it will be equally critical for the economy to transition to more export and investment-led growth.”
Photo By : Bulliver
Tuesday, March 6, 2012
With the new day comes new strength and new thoughts. Eleanor Roosevelt
Calgary’s new condo market emerging from economic downturn
Sales increasing for new projects
By Mario Toneguzzi
Calgary Herald March 6, 2012
CALGARY — Calgary’s new residential condominium market is in the early days of a recovery from the 2008 economic downturn, says a new housing report by AltusGroup.
The report said new condo apartment sales had plummeted in Calgary with the recent economic crisis and stayed low through 2010, but the market turned around in 2011.
New condo apartment sales in Calgary more than doubled in 2011 to just under 2,500 units, up from just over 1,100 units in 2010.
The report said a large number of new project launches boosted the number of units in projects on the market at year-end to about 8,000 units, up 26 per cent from a year earlier, split almost evenly between low-rise and highrise buildings.
“The weakness in the Calgary market in 2008-2010 was at least in part due to the exit of investors,” said the report. “However, improving economic conditions and lower vacancies are attracting investors back into the market.”
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Friday, December 16, 2011
CLIMBING HIGHER!
Canadian house resale prices climb higher
By Eric Lam
Financial Post · Dec. 15, 2011
Canada’s housing market is still chugging along steadily as sales activity nudged higher and prices continued to climb in November, data from the Canadian Real Estate Association said Thursday.
Sales activity rose a seasonally adjusted 0.5% in November, compared with the month before, as about 35,000 houses changed hands.
The national average price increased 4.6%, but that is the smallest increase since January.
Year-to-date sales remained in line with 10-year averages as 432,048 homes have been resold so far in 2011, up 2.1% from year-ago levels.
The sector is showing some signs of slowing down, however, as the number of newly listed homes declined 3.4% between October and November.
That said, actual national home sales figures (not seasonally adjusted) in November actually moved 7% above the 10-year average, the fourth-highest level on record for the month.
“National sales activity picked up late last year, and November’s results suggest that a similar trend may be playing out again this year,” Gregory Klump, chief economist with CREA, said in a release.
Interest rates are expected to remain low for the foreseeable future, so the housing sector will be closely watched for signs of excess, he said.
“That said, current trends for resale housing and new home construction suggest that tightened mortgage regulations are working as intended and fostering economic stability,” he said.
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Monday, December 12, 2011
WIND IT UP!
Luxury home sales spike
By Mario Toneguzzi
Calgary Herald December 10, 2011
Calgary's luxury home market has seen a spike in demand this year, with sales in the upper-end approaching the record levels of 2007.
Brendan Hughes, a realtor with Re/Max Real Estate (Central) in Calgary, said sales in the higher-end market are a sign of a good economy in the city. "It's vibrant and it's growing. Jobs are being created. People are moving here."
According to the Calgary Real Estate Board, so far this year from January to November there have been 25 MLS condo sales over $1 million compared with 19 for the same period in 2010.
Year-to-date, there have been 406 single-family sales at that price point, up from 326 a year ago.
The record number of luxury home sales in the Calgary market took place in 2007 with 431 single-family sales over $1 million and 30 condo sales in that price bracket.
Sano Stante, president of the Calgary Real Estate Board, said there is a lot of confidence in the local real estate market these days.
Many oilpatch executives are showing confidence because of what they see coming up for the future with projects in the energy sector. "Those are the people that are buying these properties. So there's confidence in that realm," said Stante. "There's a fair bit of inventory out there available in that upper range as well. The people who are buying them now are being selective in the upper-end, in the luxury market. There's a lot of good product to choose from and they're selecting only the best deals. So homes in the luxury range have to be priced right to sell in a reasonable amount of time."
According to CREB, the top sale prices for single-family homes in Calgary this year have been $4.525 million in Rideau Park, $3.995 million in Elbow Park-Glencoe and $3.8 million in Aspen Woods.
Top selling condos this year have been $4.1 million in Eau Claire, $2.935 million in Eau Claire and $2.05 million in Victoria Park.
Hughes said one factor in the demand for upper-end product is executives who have been relocated to Calgary. "They like the high-end condo market," said Hughes. "We're also seeing these young professionals - the investment bankers, the lawyers, - they work really hard . . . they're looking at that high end.
"And then there's that investment side of it too. Some people shudder when you mention a million-dollar condo, but compared to a lot of other markets what you get here for $1 million, $2 million, is a lot more than you're getting in some of the other markets. And people see that."
Wednesday, October 19, 2011
A BRIGHT SPOT!
Resale home sales seen as bright spot
Garry Marr, Financial Post
October 18, 2011
Existing home prices in Canada continued to increase last month, although the gains recorded were the smallest since January.
The Canadian Real Estate Association said the average price of a home sold in September was $352,581, a 6.5% jump from a year earlier.
The continued strength of the market in the face of a battered world economy was on display last month as sales rebounded from August, increasing by 2.7% on a seasonally adjusted basis. For the first three quarters of the year, existing home sales are now 1.2% ahead of last year's pace.
The Ottawa-based group, which represents about 100 boards across the country, said new listings have been flat for two months and markets have tightened but all signs indicate most jurisdictions are still in balanced territory.
The group says nationally the sales-to-new-listings ratio was 52.8% in September, up from 51.6% in August. CREA says almost two-thirds of Canadian markets have a sales-to-new-listings ratio of 40% to 60%, which is considered balanced.
"The Canadian housing market remains a bright spot against a backdrop of mixed headline news about the global economy," said Gary Morse, CREA president. "Low mortgage rates continue to draw buyers to the housing market, while recently tightened mortgage regulations are working as intended."
Adrienne Warren, an economist with Bank of Nova Scotia, noted that even as Canadians spend less on retail purchases, those low interest rates are enticing home buyers.
"Continuing uncertainty over the global economic outlook and highly volatile financial markets have yet to contribute to any notable slowing in Canada's housing market," says Ms. Warren.
Last month's numbers were boosted by a strong contribution from the country's largest market. Toronto average sales prices rose 8.9% last month from a year ago to $465,369 while sales activity was up 21.3% during the same period.
"It's pretty clear Toronto is the star of the national real estate scene at least in this act," said Phil Soper, chief executive of Royal LePage Real Estate Services. "The reality is while the world may be on shaky economic footing and there are scenarios where it would cause hardship to business in Toronto, the current reality is we got jobs back from the recession quickly and there has been some slight upward pressure on income and salaries."
The market also appears to finally have adjusted to new mortgage rules. The latest round of changes saw amortization periods lowered to 30 years from 35 years, reduced refinancing limits to 85% of a home's value from 90% and removed government insurance on homeequity lines of credit.
Mr. Soper said those moves, combined with rule changes in 2010 that forced condominium investors to have a minimum 20% down payment, had slowed down the market. "What we didn't want to see was speculative house flippers and that's been tightened up," he said.
Gregory K lump, chief economist for CREA, noted housing has remained stable in face of market volatility, which has contributed to Canadian confidence in the economy.
"Interest rates are expected to remain low for longer, and evidence suggests that recent changes to mortgage regulations are preventing the kind of excesses they were designed to avert. Both of these developments are good news for the housing market," he said.
Photo By: Fiona Katherine
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Friday, May 27, 2011
HIGH-END HEALTH
High-end resale sign of health
By Marty Hope
Calgary Herald May 27, 2011
Overall, Calgary’s housing markets have been struggling to regain ground lost to the economic downturn — and it’s been a tough fight.
The resale industry found itself saddled with a huge inventory when consumers turned fickle and decided the housebuying binge of the early part of this decade was ending.
They went into hibernation and are now gradually coming back into the market.
The economic fundamentals — job creation, migration and salaries — are improving and in general, so is the housing outlook.
A look at one specific segment of the resale sector is proof the economy is coming back.
A few years back, I had a chat with a realtor who told me that as long as the high end of the resale market was active, the economy was in good shape.
People buying in those price categories wouldn’t be spending that kind of money if they had any notion the economy was in trouble.
If figures from the Calgary Real Estate Board are any indication, everything is humming along.
For the first four months of this year, 437 resale properties priced at $700,000 or more changed hands compared with 368 for the same period last year — and were selling faster.
On the heels of these impressive numbers came a report from Re/Max regarding activity at the upper end of housing markets in 12 major centres in Canada.
The report says that improved financial standing among people with high net worth is the major factor driving strong resale activity at the top end of Canadian housing markets.
It found that luxury home sales surged in nearly two-thirds of housing markets from January to April compared to the same period in 2010.
In terms of percentage gain, the largest growth occurred in Greater Vancouver at 118 per cent, followed by Ottawa at 59 per cent and Calgary at 51 per cent.
Greater Toronto was well down the list at nine per cent.
On the new homes front, Calgary builders continue to cater to a growing number of buyers looking for large homes in inner-city communities, estate neighbourhoods in the suburbs, and acreages in rural areas surrounding the city.
“The upper end of the market is vibrant,” says Jim Quinn, president of QuinnCorp Holdings Inc., which is developing Aspen Estates on the west side of the city.
“Calgary has a deep pool of wealth. It’s quiet, reserved and subtle, but it’s there.”
PRICE IS RIGHT
The pace of the resale market is growing for homes with larger price tags, says the Calgary Real Estate Board.
“We are seeing improvements in the sale of homes in the higher price points,” says board president Sano Stante.
“Homes above $700,000 are selling within an average of 41 days. This is consistent with pre-recession levels.”
Tuesday, March 8, 2011
STATS ON STARTS
Housing starts jump in February
Ka Yan Ng, Reuters
Tuesday, Mar. 8, 2011
TORONTO - Canadian housing starts rose a better than expected 6.6% in February from January, thanks to a jump in condominium construction, though analysts warned the strength is unlikely to carry into coming months and could be a mild drag on overall economic growth.
Housing starts climbed to a seasonally adjusted annualized rate of 181,900 units in February from a revised 170,600 units in January, Canada Mortgage and Housing Corp said on Tuesday. January starts were revised up slightly from 170,400.
Analysts, on average, had forecast 173,000 starts in February.
“The details reflected somewhat of a lack of breadth, so we discount the strength on volatility concerns and are not convinced this is a sustainable break from a lower trend,” wrote Scotia Capital economists Derek Holt and Gorica Djeric.
Urban starts rose by 9.4% to 161,000 units, CMHC said, driven by a 14.5% rise in construction of multiple-unit buildings, mainly condominiums, accounting for 94,900 units.
Analysts said strength in the condo market may not continue as there has been a recent drop in building permits issued for the sector.
The closely watched single-family homes segment edged 3.0% higher to 66,100 units in February.
Despite the month-to-month swings in the volatile multi-unit group, the underlying trend suggests housing starts are averaging 176,000 units a month.
“Activity appears to be stabilizing around a level consistent with demographic demand,” said Robert Kavcic, economist at BMO Capital Markets.
Compared with global trends in the face of the financial crisis, Canada’s housing market has been resilient, due mainly to a strong banking system and low interest rates. After a brief retreat during the crisis, the residential housing sector was able to post double-digit price gains in late 2009 and early 2010.
But Canada’s economic recovery is now seen depending less on consumer-driven growth and more on business and export growth. Analysts expect that a rise in interest rates later this year and tighter mortgage rules will combine slow the housing sector.
“We continue to expect a softening in overall housing starts, particularly with the anticipated higher interest rates and a slower second half of the year, keeping home prices under wraps,” said Krishen Rangasamy, an economist at CIBC World Markets.
Atlantic Canada saw the biggest decline in urban housing starts in February with a 24.7% drop, CMHC said, while Quebec followed with a 7.1% fall. British Columbia was down 5.9%.
Urban starts increased by 29.3% in Ontario and by 26.1% in the Prairie provinces.
Rural starts were estimated at a seasonally adjusted annual rate of 20,900 units in February.
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Monday, January 24, 2011
A GROWTH SUPER-CYCLE
Forget Great Recession, growth super-cycle ahead
Simon Kennedy, Bloomberg
Monday, Jan. 24, 2011
For only the third time since the Industrial Revolution, the world may be entering a long-term growth cycle that will lift all economies simultaneously, driving bond yields and commodity prices higher, according to leading economists attending the World Economic Forum in Davos, Switzerland.
The depth and scope of the expansion will be a focus for discussion at this week’s annual meeting of the WEF. Evidence of a broadening global recovery will enable U.S. Treasury Secretary Timothy F. Geithner, investor George Soros and 2,500 political, business and academic leaders to shift their emphasis away from crisis- fighting. Yet doubts remain over how much rich nations will be able to benefit from growth which is increasingly driven by the emerging world.
With the economic and investment outlooks “much better” than in recent years, “people are talking about how to get back to business as normal and what comes next,” said Jitesh Gadhia, a delegate to the conference and the London-based senior managing director at Blackstone Group LP, which runs the world’s largest buyout fund.
Goldman Sachs Group Inc., PricewaterhouseCoopers LLP and London’s Standard Chartered Bank are among the financial companies sending executives to the meeting. Their economists predict a growth spurt in coming decades led by emerging nations that will be strong enough to boost developed countries.
Global gross domestic product will swell to US$143-trillion by 2030, allowing for inflation and market-exchange rates, from US$62-trillion in 2010, with China and other emerging markets accounting for about two thirds of the rise, estimates Gerard Lyons, chief economist and group head of global research in London for Standard Chartered, which generates most of its earnings from Asia.
Lyons and his colleagues predict a “super-cycle” of historically high growth that will last at least a generation and will be led by booming trade, investment and urbanization, according to a report published in November. He reckons such a cycle has occurred only twice since the end of the 18th century: the four decades before the First World War and the three following the Second World War. He’s betting the new phase will contribute to a reversal in the three-decade decline for U.S. bond yields after 10-year Treasury notes lost an average 40 basis points a year since the early 1980s.
Richard Dobbs, a director of the research division at New York-based McKinsey & Co., will use the Davos meeting to highlight a study by the international consulting firm that sees an imminent end to cheap capital. The causes are a building bonanza in developing economies and aging populations who are draining their savings, according to the report, which was released Dec. 9.
“It’s a topic capturing the attention of people who want to think beyond the crisis,” said Seoul-based Dobbs.
While Goldman Sachs Asset Management Chairman Jim O’Neill has found fame for promoting the “BRIC” economies of Brazil, Russia, India and China, he says their rise has positive impact beyond their borders, with Chinese imports totaling about US$400-billion, almost the equivalent of South Africa’s economy last year. That should attract investors to rich-nation companies with links to these markets, and the resurgence in the U.S. economy has prompted O’Neill to predict higher U.S. bond yields in 2011.
“World-trend economic growth is being lifted,” said London-based O’Neill, who helps manage US$840-billion. “The notion that BRICs benefit at the expense of others is increasingly out of date.”
Investors should buy copper, coal and oil to take advantage of the growth of cities in emerging markets, according to Standard Chartered, which says the Chinese yuan, Indian rupee and Korean won will appreciate on strengthening domestic growth.
Developed nations also will benefit as their emerging- market counterparts invest more abroad, hire more of their workers and rely on their expertise in areas such as financial services, said Mr. Lyons, who will be at Davos. He predicts both the U.S. and European Union will enjoy an average trend growth of 2.5% through 2030, compared with the 1.9% and 1.7% he forecasts for this year.
“It’s a win-win situation,” said Mr. Lyons, who concedes growth won’t always be strong and continuous during the entire period.
The increasing integration of China and other developing economies will boost commerce and investment worldwide, agrees Edward Prescott, a senior monetary adviser to the Federal Reserve Bank of Minneapolis who shared the 2004 Nobel Prize for analysis of business cycles and economic policy.
Prescott points to South Carolina, which has benefited from new factories opened by Chinese companies such as appliance maker Haier Group. The International Monetary Fund projects this year will be the first in which Chinese foreign investment outpaces inward flows.
“The whole world’s going to be rich by the end of this century,” Mr. Prescott said.
Such euphoria may not be the only view in Davos, given the European sovereign-debt crisis, fears of a real-estate bubble in China and mounting public-debt burdens, said Nariman Behravesh, chief economist at consultants IHS in Lexington, Massachusetts, who is attending the meeting.
“There’s going to be more optimism but still some worries,” he said.
Talk of a super-cycle gets little support from Joseph Stiglitz, a Davos veteran and 2001 Nobel laureate. He contends that globalization and free trade may be stymied by unemployment in rich nations and the risk that more of these countries’ jobs will be lost abroad. The U.S. jobless rate has remained above 9% since May 2009.
“Standard Chartered works mostly in developing markets, and that shapes its world view,” said Mr. Stiglitz, an economics professor at Columbia University in New York. “If you work in emerging markets, you feel the energy. If you are in the U.S. or Europe, you see the numbers and it’s hard not to feel depressed.”
The difference reflects a “shift in the center of gravity in the world economy, in which the West is struggling to keep up with turbo-charged,” emerging markets, says Stephen King, chief global economist in London at HSBC Holdings Plc and a former U.K. Treasury official. He will outline in Davos what he calls the next phase of globalization: increased trade among emerging countries.
His team calculated this month that by 2050, global output will have trebled and average annual growth will accelerate toward 3% from 2% in the last decade, with emerging markets contributing twice as much to the expansion as the developed world.
Ian Bremmer, president and founder of the Eurasia Group, a political-risk consulting company in New York, is more downbeat as he heads to the Swiss ski resort. He predicts what he calls a “G-Zero” era in which no country has the political or economic leverage to dominate the international agenda and all nations focus on their own priorities. That will reduce economic efficiency and prompt trade conflicts, he said.
The subsequent volatility and uncertainty mean U.S. assets will prove the “comparative safest bet” and the price of gold will stay high, Bremmer said, after touching a record US$1,432.50 an ounce on Dec. 7. Fixed-income securities still may suffer as nations impose capital controls, which Brazil and South Korea have done lately, while companies will continue saving rather than spending, he predicted.
John Hawksworth, the London-based head of macroeconomics at PricewaterhouseCoopers, is confident a so-called zero-sum world isn’t in the cards. His own attempt to see into the future this month generated a projection that a bloc of seven leading emerging markets, including India and China, will be 64% larger than the current Group of Seven by 2050 at market- exchange rates, compared with 36% smaller today.
Even so, average income levels in the G7 countries will rise in absolute terms as new market opportunities open up for their businesses, and consumers will benefit from lower-cost imports, predicts Mr. Hawksworth, who has served as a consultant to the World Bank and whose company will release its annual survey of executives in Davos tomorrow.
“There is a shift in economic power from West to East, but the West can still do well,” Mr. Lyons said.
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Tuesday, October 19, 2010
RESALE PACE TO CLIMB
Resale home pace expected to climb
By Marty Hope, Calgary Herald
October 16, 2010
With a struggling economy and housing sector, anything the least bit positive is a good thing.
So it has been for the past couple of weeks -- a scrap of good news here and there.
Statistics Canada was first out of the chute with news that the Calgary area's unemployment rate for September declined to 6.6 per cent -- down from 6.7 per cent in August and declining even further from the 6.9 per cent in September 2009.
That being said, there were 1,400 fewer jobs created last month compared with August 2010.
But since the first of the year, job creation is still ahead of 2009, says Statistics Canada.
Job creation is good news for the new and resale housing sectors for obvious reasons.
The Calgary Real Estate Board has also chipped in with its good news.
In its latest activity report, the board reported sales of both detached single-family homes and multi-family condos climbed in September compared to August.
In terms of detached homes, 958 changed hands, up from 867 in August.
As for condos, the September sales total was 366, two more than were sold in August.
But compared to the same month last year, sales numbers for September were off.
CREB president Diane Scott took the positive road in her September summary, saying fall sales "should improve slightly" to reflect the latest Statistics Canada report.
"There are signs that September may mark a gradual, if not slight, uptick for Calgary's housing market," she says. "We are seeing a modest improvement since the market's decline that started in April of this year."
In the earlier part of the year, home-buyers -- first-timers for the most part -- decided to move up their purchase dates to beat expected hikes in interest rates and changes to mortgage rules.
When both these factors came into play, people who hadn't bought stepped back from the market, taking a wait-and-see attitude.
There were also those who continued to be concerned about the strength -- or lack of strength -- in the economy.
Here again was a bit of good news. Mortgage rates have not moved dramatically and the average price of used homes is holding fairly steady.
"The Bank of Canada is in no hurry to raise interest rates to any significant level and affordability continues to improve in key segments of the Calgary housing market," says Scott. "These factors, along with great selection, have clearly tipped this market in favour of the buyer."
The average price of detached single-family homes in September within Calgary was $460,278, up three per cent from August but almost unchanged from $459,085 in the same month last year.
The average selling price for condos inside Calgary was $284,028 last month -- down one per cent from August and two per cent from September 2009.
While the market, itself, appears to be undergoing a slight change, the makeup of the buyer is also getting a facelift.
"Clearly, there is a shift in the types of buyers entering the market," says Scott.
"It was first-time buyers who drove the late market recovery last fall and this spring.
"While lower-priced home sales have declined, sales over $1 million have actually increased by two per cent this year compared with the same period last year."
- - -
MILLION SALES UP
For the first nine months of this year, million-dollar-plus sales of used homes totalled 286, up from 229 during the same period last year, says the Calgary Real Estate Board.
But the highest volume of sales of detached single-family resale homes are occurring in Calgary in homes priced between $300,000 and $399,999.
They amount to nearly 38 per cent, a slight improvement over 2009. Meanwhile, the vast majority of condo sales -- more than 47 per cent -- were priced from $200,000 to $299,999.
A year ago, this category accounted for nearly 51 per cent of all condominium sales. "While consumer confidence has strengthened and the unemployment picture has improved, economic jitters will continue to impact Calgary's housing market," says president Diane Scott of CREB. "More and more home buyers will eventually return to the marketplace, but for the moment, they remain moderately cautious."
Photo By: Dave van Hulsteyn
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Tuesday, June 1, 2010
GLOBAL CAUTION
Bank of Canada raises policy rate on the strong domestic economy but cautious about global events
RBC ECONOMICS RESEARCH - DAILY ECONOMIC UPDATE – June 1, 2010
The Bank of Canada boosted the overnight rate by 25 bps to 0.50% this morning, hinting that further reductions in amount of stimulus are forthcoming but providing no concrete timetable for additional rate increases. While the domestic economy is performing in line with the Bank's forecast, the external environment remains volatile, with the Bank pointing to tensions in Europe and the continued deleveraging across the global economy as likely to "temper the pace of global growth." "Given the considerable uncertainty surrounding the outlook, any further reduction of monetary stimulus would have to be weighed carefully against domestic and global economic developments," the Bank said. Additionally, the Bank highlighted that, even with today's rate increase, there remains "considerable monetary stimulus in place.”
The Bank also announced that it is re-establishing its standard operating framework for implementing monetary policy. The 50 bps operating band for the overnight rate was re-established.
The economy posted a solid 6.1% annualized growth rate in the first quarter of 2010 building on an already impressive 4.9% increase in the fourth quarter of 2009. The solid gains during these two quarters provided strong evidence that the stimulative monetary and fiscal measures helped to pull the Canadian economy out of the recent slump. The 0.6% gain in March’s GDP indicated strong momentum late in the first quarter setting up for the strength to be maintained in the second quarter. The surge in payrolls in April also corroborates this view with a smaller, but still positive, report for May expected on Friday, June 4, 2010.
While the global environment presents risks to Canada's economic outlook, the strength in the domestic economy and a core inflation rate that is only marginally below the 2% target took precedence in today's rate decision. Furthermore, the statement indicates that the strength of the domestic economy will see the Bank continue to reduce the amount of stimulus, although the statement did not provide clear guidance about the pace of interest rate increases. So far, the Bank assesses that the effects of external events on Canada's economy have "been limited." On balance, the statement supports our view that the Bank views domestic economic conditions as strong enough that the ultra-low level of interest rates is no longer needed and that the recovery can withstand a gradual rise in interest rates going forward. To that end, we expect that the Bank will raise the policy rate to 1.5% in 2010 and that the tightening will continue in 2011 as the Bank moves the policy rate closer to neutral by the time Canada's output gap is eliminated.
Dawn Desjardins, Assistant Chief Economist, RBC Economics
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