Thursday, January 12, 2012

RLP PREDICTS RISE IN 2012


Expect home prices to keep rising in 2012: Royal LePage
By Derek Abma
National Post Jan 12, 2012

OTTAWA — Canada’s housing market will continue to be strong this year, with rising property values expected in all major markets, real estate brokerage firm Royal LePage said Thursday.

The company’s forecast called for prices across to country to rise 2.8% by the end of 2012, after stronger gains last year.

It said in the fourth quarter of 2011, the average price of a standard two-storey home was $375,427, up 4.2% from a year earlier. The average rate of a detached bungalow was up 6.1% to $344,392, while condominiums gained 3.6% to $234,680.

“Widespread calls for a major real estate correction in 2012 simply can’t be justified,” Royal LePage CEOPhil Soper said in a statement. “The industry has significant momentum entering the year, and buoyed by the stimulative effect of very low interest rates, we expect the market to continue to expand — albeit at a slower pace.”

Statistics Canada reported Thursday that its new housing price index rose 0.3% in November, following on a 0.2% increase in October, and was up 2.5% year-over-year.

Price increases in Toronto, Oshawa and Montreal offset declines in Calgary, Vancouver and the Ontario metropolitan regions of Sudbury and Thunder Bay, the agency said. Builders in all four areas reported lowering prices in order to stimulate sales and remain competitive, while price increases elsewhere were attributed to higher material and labour costs.

The Canada Mortgage and Housing Corp. has forecast the average price of a listed homes for resale to be $363,900 this year, up 1.2% from 2011. The Canadian Real Estate Association predicted that the average price would be relatively flat at $362,700. Both forecasts were made in November.

Royal LePage said even pricey housing markets in Vancouver and Toronto — where standard two-storey homes averaged $1.1-million and $629,188, respectively, in the last quarter — will see continued price appreciation in 2012.

However, it said stronger gains will be seen in cities benefiting from commodity-based economies, such as Calgary, Regina and Winnipeg, where price gains will be in the range of four to five per cent.

Photo by: Nkuku Fairtrade

Wednesday, January 4, 2012

COMPARATIVE DATA


Calgary MLS sales in 2011 top 2010: CREB
Eight per cent hike year over year
By Mario Toneguzzi
Calgary Herald January 3, 2012

CALGARY - Calgary residential MLS sales in 2011 increased by eight per cent over the previous year, says the Calgary Real Estate Board.

In releasing its December data on Tuesday, CREB said total sales reached 18,568 for 2011 compared with 17,267 in 2010.

“Recovering from tepid sales activity in the first half of 2011, early improvements in employment and migration resulted in a pickup in housing demand in the second half of the year,” said the board in a news release. “By the end of June 2011, year-to-date sales activity had only increased by two per cent compared to the second half of the year, where residential sales improved by 15 per cent.”

Sano Stante, president of CREB, said sales activity remained 17 per cent below the long-run average but monthly figures point toward the trend of this gap narrowing.

In the single-family home market, there were 13,186 sales in 2011, a nine per cent increase over the previous year.

Meanwhile, the condominium market recorded declining sales for nearly half of the year, but favourable pricing and improved economic conditions pushed sales up by double-digit rates for the second half of the year, said CREB.

Condo sales totalled 5,382 in 2011, a four per cent increase over the previous year.

“The demand recovery in the condominium market lagged the single-family market, as price adjustments in both the single-family and condominium markets resulted in more selection for consumers,” said Stante. “For the first time in several years, consumers had additional selection of single-family homes at a lower price range, which directly competed with the condominium market.”

The single-family average price in 2011 reached $466,402, a one per cent increase over the previous year. The average price for condos of $287,172 remained one per cent lower than the previous year.

“Throughout 2011, elevated levels of inventories have limited price growth as consumers benefited from sufficient supply of housing to choose from. However, as these inventories drop to levels more consistent with a balanced market, we can expect some moderate price growth moving forward,” said Stante.

Wednesday, December 28, 2011

ALBERTA...THE REVIVAL


Energy revival fuelling boom
Province set to regain status as national leader
By Tamara Gignac
Calgary Herald December 27, 2011

Albertans know all about the B-word: boom.

For much of the past decade the economic pace was blistering, led by massive projects in the oilsands. The result was scores of high-paying jobs, a red-hot real estate market and an influx of thousands of new migrants.

The party was good while it lasted.

But in 2008, Albertans were blindsided by another B-word: bust.

A collapse in energy prices, the result of the U.S. financial crisis, took the steam out of Alberta's once-buoyant economy.

The oilpatch shelved or cancelled billions of dollars worth of projects, jobs evaporated virtually overnight and ordinary Albertans struggled to pay their mortgages.

But after sputtering for much of the past three years, Alberta appears poised to regain its position as Canada's economic juggernaut.

All signs suggest prosperity is sweeping the province. Unemployment is low, cash registers are ringing and the energy sector is once again on a hiring spree.

It begs the question: is Alberta headed for another overheated economy?

Economists are certainly bullish when it comes to the province's prospects.

The Royal Bank of Canada predicts Alberta's rate of growth - four per cent this year and 3.9 per cent in 2012 - will outpace all provinces except Saskatchewan.

"Oilsands megaprojects will continue to generate tremendous economic activity and will be a boon to Alberta's economy for years to come," says RBC chief economist Craig Wright.

"The boom entirely emanates from the private sector - the source of an astounding 116,000 new jobs this year," Wright said.

Improved employment prospects have translated into a record quarter for Sharlene Massie's local recruiting firm, About Staffing.

Alberta is bucking the national trend, a welcome relief from the hiring freezes of recent years.

As long as there's continued growth in oilsands production and Alberta's unemployment rate holds steady at about five per cent, the good times should continue, Massie says.

But she admits the spectre of an overheated economy could spoil the party and usher in a labour shortage similar to that of 2006.

In the worst-case scenario for employers, Alberta's jobless rate would return to levels seen in the last boom, driving skilled and unskilled wages to unprecedented levels.

"We're not there right now. We're comfortable," Massie says. "There's enough jobs out there and every-body's happy. Let's hope we can stay this way."

A report this year warned that a looming labour shortage is the Achilles heel of the provincial economy and that industry should brace for a chronic scarcity of workers in the years ahead.

It comes as Calgary's oilpatch, and the rest of the natural resources sec-tor, is set to lead the nation with the highest projected salary increases in the year ahead.

But boom or bust, Alberta's shifting demographics will probably require a new approach to labour issues in the coming years, suggests Calgary Chamber of Commerce CEO Adam Legge.

The province has repeatedly looked to the federal government to change immigration policies so Alberta can hire the workers it needs.

There's expected to be a short-age of everything from tradespeople and health-care workers to financial service employees, retail staff and public-service jobs.

"We're going to face a labour shortage whether we have a strong economy or not because there aren't enough workers to backfill the retiring baby boomers," says Legge.

He says he believes inflation pressure associated with rising labour costs could prove troublesome for Alberta.

"As soon as you see wages being driven up - as they are right now - people have more spending power and are able to bid up prices on everything from houses to goods and services," Legge says.

"The Bank of Canada will want to keep an eye on Alberta because we will have stronger inflation in our economy than the rest of Canada."

A heated labour market is only one indicator of Alberta's changing economic fortunes.

Figures from Statistics Canada show a three per cent increase in retail sales in October compared with the month before - the largest increase in Canada.

It comes as more Albertans purchase new vehicles, electronics and clothing - a welcome prospect for retailers, who saw cash register receipts dwindle during the recession.

Discretionary spending is also on the rise in the province.

Recent reports suggest people are choosing to dine in restaurants more frequently, purchase a morning latte or even fly away on a holiday.

Alberta's housing industry also got a much-needed boost in 2011.

"The strength in our economy, combined with affordability levels that outperform most major centres, will continue to attract migrants to the city and spur further growth," says Sano Stante, president of the Calgary Real Estate Board.

But along with an economic boom comes social challenges, as cities and smaller communities struggle to meet infrastructure pressures caused by an influx of new workers.

Todd Hirsch, senior economist with ATB Financial, says he doesn't expect to see a repeat of 2006, when "people lived in tents by the river" due to lack of affordable housing.

"I think you can call this a 'mini-boom,' at least relative to everywhere else in the country and even the industrialized world," Hirsch said.

"(But) if we did see a major collapse in Europe or a real calamity, that could knock the stuffing out of oil prices pretty quickly."

Hirsch is keeping an eye on developments with the Keystone XL project. The $7-billion Alberta-to-Texas pipeline proposed by TransCanada Corp. has been held up by a political battle in Washington.

The fate of Keystone XL could be a "harbinger of a more challenging environment" for Alberta's energy industry, he says.

"My feeling is this is not just one project we're talking about. It indicates we are in a whole new world in which putting pipelines in the ground is not going to be as easy or straight-forward as it was in the past."

So far, the province's fortunes have been mostly insulated from global economic turmoil relative to other regions.

But some observers, like Leonard Waverman, wonder if sluggish growth for Alberta's biggest trading partner - the United States - will eventually hit home.

The dean of the University of Calgary's Haskayne School of Business chooses a weather analogy to characterize Alberta's economic prospects in 2012.

"I'd suggest we have an economic chinook," Waverman says. "One must remember that chinooks are very capricious. They come in and move out very quickly."

But even as Alberta prepares for a new round of prosperity and good times, some still struggle to make ends meet after the recession.

During the past three years, Alberta recorded the country's second-highest increase in food bank usage, according to a recent HungerCount survey.

Talk of an economic boom is probably meaningless for the many house-holds still trying to find a way out of the last economic bust, says Kathryn Sim, a spokeswoman for the Calgary Inter-Faith Food Bank.

"We're seeing people bouncing back and they are coming to us as donors, which is lovely to see," she says.

"But it's hard to dig out of the hole. It's taking a longer time for people to get out of the situation they found themselves in when the economy crashed."

Photo By: Larry He's So Fine

THAT'S OUTRAGEOUS!


The 15 most outrageous home sales of 2011
By Morgan Brennan
Forbes Dec 25, 2011

The U.S. housing market is still in the pits, closing another year marked by falling prices, lackluster sales volumes and a steady stream of foreclosures. For the rich and famous, though, it’s been a year of record-breaking purchases.

We sorted through the biggest, splashiest home sales of the year to bring you a recap of the 15 we deem the most outrageous.

One of the biggest purchases of the year just closed: an US$88-million penthouse condo in New York City’s billionaire-coveted 15 Central Park West. The 6,744-square-foot apartment, which hit the market in November, sold less than six weeks later to Ekaterina Rybolovleva, the 22-year old daughter of Russian billionaire Dmitriy Rybolovlev, reportedly for the full US$88-million asking price.

It is the highest individual transaction in Big Apple history and the second-largest transaction in the U.S. for 2011. Jonathan Miller, chief executive of Miller Samuel, a New York City-based real estate appraisal firm, explained to my colleague Luisa Kroll recently, “This sale is an outlier. It works out to be about $13,000 per square foot, the highest on record, for anything, that has ever occurred.”

The pricey pad belonged to former Citigroup chairman Sandy Weill, who purchased it with his wife in 2007 for US$43.7-million — less than half of what it just sold for. The Weills plan to donate the proceeds to charity and Rybolovleva plans to reside there while attending university in the area. Despite Miller’s insistence that the gargantuan 15 CPW sale is an anomaly, there were two other pricey purchases in New York City this year, both for US$48-million apiece.

California’s real estate market welcomed several huge sales as well. The year’s largest individual transaction was the US$100-million purchase in March of a 25,500-square foot Silicon Valley mansion called Palo Alto Loire Chateau. Russian venture capital billionaire Yuri Milner reportedly plans to use the nine-figure compound as a secondary residence. The Levi Strauss estate, with its humble 2,050-square foot abode, in nearby Atherton sold to an unknown buyer for a hefty US$53-million in September.

The Spelling Manor, a Los Angeles manse formerly known as America’s most expensive home for sale, secured a buyer this summer after nearly three years on the market. The hulking 56,500-square foot Holmby Hills estate was listed for $150 million, and ultimately sold to yet another 22-year-old billionaire heiress, Petra Ecclestone, the daughter of Formula One founder Bernie Ecclestone, for a more reasonable US$85-million. Like Milner, Ecclestone has no plans to reside there full-time, and will split time between the palatial crash pad and one in London.

But while US$85-million may seem like an exorbitant sum to throw down on what essentially will be a pied a terre, David Kramer, the Hilton & Hyland agent who represented Ecclestone for her L.A. purchase, says the wealthy British family consider it a good investment. “If you say to someone who has billions of dollars, ‘Hey I’ll get you 43% off of a landmark home that in a good market really would be a US$100-million or more home, they will say let’s do it.”

Many real estate experts, Kramer and Miller included, chalk up increased interest in the home market among the big-money set to the same thing: perceived bargains. The weak dollar coupled with depreciated home prices (even at the high end) have translated into investment opportunities, particularly for rich foreigners looking to hedge fortunes in brick and mortar assets.

All of the headline-grabbing sales that have transpired this year have led to even more high-profile properties hitting the sale block. A plethora of trophy homes are available like Manhattan’s US$90-million Woolworth Mansion, Guess co-founder Armand Marciano’s US$63-million Beverly Hills compound, a US$60-million private resort in Indian Creek, Fla., and the less expensive but equally noteworthy US$12.5-million former Sinatra estate called Farralone. A US$175-million ranch in Jackson, Wyo. also came to market this year.

“I am seeing unique, special properties that no one ever would have thought would come on the market,” says Kramer. “These are properties that, like a piece of art, can and will never be duplicated. They can be considered part of people’s collections.”

South Florida’s luxury market has welcomed big spenders, too. Miami clocked four transactions priced at roughly US$20-million or higher this year. The most recent, the sale of the Setai South Beach’s palatial penthouse for US$21.5-million, is believed to be the highest price ever paid for a Miami Beach condo unit. The Thai-inspired apartment, which had belonged to Netscape founder Jim Clark, had been listed for $27 million. Another Russian billionaire, Roustam Tariko, coughed up US$25.5-million for a Star Island estate, the highest price paid in Miami since 2006.

“We have had an influx of rich people that have come to the city recently,” says Farid Moussalem, a ONE Sotheby’s International Realty agent who represented the buyer of Sunset Island’s Villa Tranquilla estate. The property was sold by American billionaire George Lindemann for US$19.8-million this summer, about 34% off the initial 2009 asking price of US$30-million. “I don’t think this is over; I think next year we will see more of these kinds of high-end sales,” says Moussalem.

Some ritzy residences didn’t find buyers this year until their asking prices were drastically cut. Oracle’s Larry Ellison, No. 3 on the Forbes 400 list of the richest Americans, picked up Porcupine Creek in Rancho Mirage, Calif., for US$42.9-million, 43% off the initial US$75-million asking price; fertilizer billionaire Alexander Rovt scooped up New York City’s Sloane Mansion an hour before its foreclosure auction for roughly US$33-million, or about 48% off the initial US$64-million ask price. Perhaps the biggest high-end discount sale of the year was Le Reve, a massive Versailles-like compound just north of Atlanta, Ga., that finally sold this summer for US$9.5-million. It had been originally listed at US$45-million.

Also making our roundup were two infamous foreclosures, both repossessed by lender Bank of America. Patricia Kluge’s Albemarle estate in Charlottesville, Va., once listed for US$100-million, was taken by the bank in February for US$15.26-million; and San Francisco’s St. Regis penthouse, once listed for US$70-million, earned the title of most expensive bank-owned property when it was sold back to the bank by former owner-developer Victor MacFarlane in lieu of foreclosure. That penthouse found a buyer just recently for US$28-million.

Thursday, December 22, 2011

CORE VALUES


Downtown office space fills up at record rate
Central core vacancy drops to 5.7 per cent
By Mario Toneguzzi
Calgary Herald December 22, 2011

Demand for Calgary downtown office space reached new heights in 2011 with record leasing activity.

A report by CBRE Ltd., published Wednesday, says the downtown market saw net absorption - the change in occupied space - of close to 2.6 million square feet in Calgary in 2011. That pushed the overall central core vacancy rate down to 5.7 per cent in the fourth quarter of this year from 7.0 per cent in the third quarter.

A year ago, the downtown office vacancy rate was 13.0 per cent.

"The fourth quarter capped a stellar year for Calgary," said Greg Kwong, executive vice-president and regional managing director for Alberta for CBRE. "The delivery of The Bow in 2012 will mark the continuation of our momentum and will symbolize the bright future that lies ahead for Calgary.

"Office demand was high again this year for the same reasons as 2010. The oilsands sector is booming again and related companies are leasing space to accommodate expansion. . . . We should get at least one more new building announced next year."

The Bow and its nearly two million square feet of office space will be home to energy giants Encana and Cenovus.

On Tuesday, the owners of Eighth Avenue Place announced they were going ahead with the second tower on the downtown site, a 40-storey, 850,000squarefoot office building that should be ready for occupancy in 2014. A 49-storey, 1.1 millionsquare-foot office tower exists on the site of the old Penny Lane complex.

Oxford Properties is in the pre-leasing stage for a proposed 25-storey, 615,000-square-foot tower.

Susan Thompson, business development manager of real estate for Calgary Economic Development, said the downtown office market is primarily driven by the oil and gas industry. "And we've seen fairly strong growth in that category this year. They're obviously growing and looking for more space," Thompson said.

"Every indication is there that it will continue to grow in the new year."

In its report, CBRE said the overall Calgary office market, including the suburban category, saw its vacancy rate drop to 7.1 per cent in the fourth quarter from 8.0 per cent in the previous quarter and 13.2 per cent in late 2010.

CBRE said the Calgary industrial market added 900,000 square feet of space this quarter, the most since the fourth quarter of 2008 as developers look to take advantage of economic growth in the region.

The overall availability rate in Calgary's industrial real estate market rose to 4.9 per cent in the fourth quarter from 4.3 per cent in the third quarter.

In its National Office and Industrial Trends Fourth Quarter 2011 Summary Report, CBRE said total absorption of office space across the country was just under eight million square feet, up from five million square feet in 2010.

The vacancy rate for Canadian downtown offices fell from 6.3 per cent last quarter to 6.1 per cent in the fourth quarter. The suburban market, however, saw vacancy rise by 10 basis points to 10.7 per cent, the second quarterly increase this year.

"Despite the apparently never-ending problems in Europe, the Canadian commercial real estate market continues to move forward, albeit slowly," said John O'Bryan, vice-chairman of CBRE.

88 BIG ONES


22-year-old buys $88-million apartment in New York City
Agence France-Presse
Dec 21, 2011

NEW YORK — The daughter of a Russian billionaire has broken New York real estate records by paying $88 million for a huge Manhattan apartment, Forbes magazine reported.

Yekaterina Rybolovleva, daughter of former fertilizer magnate Dmitry Rybolovlev, paid full asking price for the multiroom spread at 15 Central Park West, the magazine reported Monday, saying this was a record for an individual transaction in a city renowned for pricey property.

The record was previously owned by Sanford Weill, a former chairman of Citigroup.

Forbes quoted a representative for Rybolovleva, 22, saying she had “signed a contract to purchase an apartment at 15 Central Park West… Ms. Rybolovleva is currently studying at a US university. She plans to stay in the apartment when visiting New York.”

She is a resident of Monaco and has lived in the principality and in Switzerland for the last 15 years, the statement said.

Rybolovlev is one of the small group of Russians who became fabulously wealthy during the post-Soviet privatization of the economy and are known as oligarchs. He is the former owner of fertilizer business Uralkali.

Friday, December 16, 2011

CLIMBING HIGHER!




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.

Photo By: Travis Atwood