Last week the RBA Governor Glenn Stevens focused on Australia’s relatively favourable economic performance in a much published speech titled “The Lucky Country”.
I’ve summarised some of his thoughts in this blog and today I’d like to reprint his comments on Australia’s property markets.
Here’s what he had to say:
Scaled to measures of income, Australian dwelling prices on a national basis have in fact declined and are now about where they were in 2002 (Graph below).
Housing has become more affordable
That is, housing has become more ‘affordable’. Four or five years ago we supposedly had a housing affordability ‘crisis’.
Now it seems that the problem some people fear is that of housing becoming even more affordable.
Are dwelling prices overvalued?
It’s very hard to be definitive on that question. There are two aspects to the claim that they might be.
The first is that prices relative to income are higher than they were 15 or 20 years ago. If this ratio is somehow mean-reverting, then either incomes must rise a lot or prices must fall.
It could be that this analysis is correct, but the problem is that there is no particular basis to think that the price to income ratio 20 years ago was ‘correct’.
There are reasons that might be advanced for why the ratio might be expected to be higher now than then – that the mean has shifted – though again there is little science to any quantification for such a shift. In any event, arguments that appeal to historical averages for such ratios lose potency the longer the ratio stays high.
In Australia’s case the ratio of prices to income on a national basis has been apparently at a higher mean level – about 4 to 4½ – for about a decade now.
The second support for the claim that dwelling prices are overvalued is the observation that they seem high in comparison with other countries.
In seeking to make such comparisons, though, there are serious methodological challenges.
The key difficulty is in sourcing comparable data on the level of prices across countries. Such data are, at best, pretty sketchy. With that caveat very clearly in mind, consider the following two charts.
Simply comparing Australia and the United States, it is hard to avoid the impression that gravity will inevitably exert its influence on Australian dwelling prices.
But if we put these two lines on a chart with a number of other countries with which we might want to make comparisons, the picture is much less clear (Graph 6 below)
To the extent that we can make any meaningful statements about international relativities, the main conclusion would be that Australian dwelling prices, relative to income, are in the pack of comparable countries. In this comparison, the United States seems the outlier.
None of this can be taken to say definitively that Australian dwelling prices are ‘appropriate’, or that there is no possibility they will fall. It is a very dangerous idea to think that dwelling prices cannot fall.
They can, and they have.
The point is simply that historical or international comparisons, to the extent they can be made, do not constitute definitive evidence of an imminent slump. At the very least, the complexity of making these comparisons suggests we ought to look at some other metrics in thinking about the housing market.
One would be the performance of the associated mortgages. Here, the main story is that not much has changed. Arrears remain low and if anything have been edging down over the past year.
It has to be said that the housing market bubble, if that’s what it is, seems to be taking quite a long time to pop – if that’s what it is going to do. The ingredients we would look for as signalling an imminent crash seem, if anything, less in evidence now than five years ago.
Most Australians I encounter who return from overseas remark how good it is to be living and working here. We are indeed ‘lucky’ in so many ways, relative economic stability being only one of them.
But what matters more is what we do with what we have. Not every good aspect about recent performance is down to luck.
By the same token there are things we can do to improve our prospects – or, if you will, to make a bit of our own future luck. Some of the adjustments we have been seeing, as awkward as they might seem, are actually strengthening resilience to possible future shocks.
Higher – more normal – rates of household saving, a more sober attitude towards debt, a re-orientation of banks’ funding, and a period of dwelling prices not moving much, come into this category.
The years ahead will no doubt challenge us in various ways, including in ways we cannot predict. But what’s new about that?
Even if the pessimists turn out to be right on one or more counts, it doesn’t follow that we would be unable to cope. Acting sensibly, with a long-term focus, has as good a chance as ever of seeing us through whatever comes our way.
Source: This is an edited version of a speech given by Reserve Bank Governor Glenn Stevens at the Annika Foundation Luncheon on July 24.
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