Posts Tagged ‘US House Prices’

Is the USA about to become the next Japan?

Wednesday, January 18th, 2012

Japan had a massive housing bubble in the 80′s which then crashed in 1990, and since then they have had 20 years of deflation. Will the same thing happen to the USA? House prices are continuing to fall in the US some five years or so since they peaked in mid-2006. The question has to be asked – will the USA also suffer 20 years of deflation in asset prices?

Check out the below chart of US house prices vs Japan, New Zealand and Britain since 1990. The red line is the Japanese house price index. It shows the massive devaluation that has happened in Japan since the real estate bubble burst there in 1990. It is interesting to see that New Zealand has had the smallest correction since the global housing bubble burst, which is surprising considering that it has some of the most expensive real estate in the world comparative to earnings.

US, Japan, UK and NZ house prices since 1990

US, Japan, UK and NZ house prices since 1990

Now look at the below chart showing the Japanese stock market from 1984 until Jan 2012. Look at the massive bubble that formed in the 80′s that is still imploding, twenty years after its peak in 1990.

Japanese stock market

What both these charts show is the massive devaluation in asset prices that have occured in Japan since 1990 as a result of the huge real estate and stock bubble they experienced in the 1980′s. Right now in 2012 we have a situation where the US federal gross debt is now approaching 100% of GDP, and despite two rounds of QE the US has been unable to stimulate the economy significantly, and still looks a long way away from being able to run surpluses. There are significant parallels with the picture now in the USA and the picture in 1990 for Japan.

Japan also tried to use its own form of QE to stimulate inflation in the 1990s but only succeeded in expanding the total public debt which currently stands at around 200% of GDP. There are huge parallels here but then again the USA has a different culture and population demographic to Japan, which also faces an ageing population problem and is known for its savings culture.

I do not think that the USA will experience quite the same level of deflation in asset values as Japan did, but it is looking like we are going to be in low growth mode now for many years to come. The Western world has a lot of work to do to climb its way out of this mess. Unless the US economy can start growing significantly very soon, the US government debt will simply keep climbing. Their only recoruse will be to keep interest rates at near zero (just have Japan has done), and hope that inflation starts to erode the real value of the nation’s debt.

Perhaps the US will succeed where Japan failed, by either inflating away their debt or growing their way out of their current malaise. Only time will tell.

New Zealand house prices more expensive than UK, USA

Tuesday, May 18th, 2010

How do NZ House Prices compare with the USA and UK?

Everyone generally accepts that NZ homes are highly unaffordable. But how unaffordable? I set out to find out – and uncovered the shocking truth. Not only do New Zealanders pay more for their homes than their UK/USA counterparts in terms of House-Price-to-Income multiples, but the average NZ house price is actually higher than both the UK and USA when you price these nation’s house prices into New Zealand Dollars (at the given exchange rate at the time of writing). This sounds almost unbelievable, but it is true – as the data below shows.

Average NZ House Price  NZD $405,235 (3.9% below the Q4 2007 peak ) – from Quotable Value as at 18th May 2010

Average US House Price USD $258,000 (18% below July 2006 peak) – from US Census Dept

Average UK House Price £167,802 (10% below Oct 2007 peak) – from Nationwide Building Society

Current Fx rates as at 18th May 2010

NZD/USD = 0.6976
NZD/GBP =
0.4822

Current house prices coverted into NZ dollars:

NZ Avg Price in NZD = $405,235
US Avg Price in NZD = $369,839
UK Avg Price in NZD =
$347,992

Differences in % between NZ house prices and the US/UK

US House Prices cost 8.73% less than NZ house prices (priced into NZD)
UK House Prices cost 14.12% less than NZ house prices (priced into NZD)

OK so let’s look at average salaries in NZ vs the UK/USA

NZ annual average salary = $43,836 (source Statistics NZ as at June 2009)
US average annual wage =
USD $41,334 (source Social Security Online mid-2008 )
UK median annual salary = £25,428 (source National Statistics Online April 2009)

Again let’s convert wages in the US and UK into $NZD

NZ average annual wage = NZD $43,836
US average annual wage = NZD $59,251
UK average annual wage = NZD $52,733

And now let’s calculate House Price to Income ratios:

NZ House-Price-Income-Multiple = 9.2
US House-Price-Income-Multiple = 6.2
UK
House-Price-Income-Multiple = 6.6

Conclusion

Based on the House Price to Annual Average Income ratio, NZ house prices are 48% more expensive than US homes and 39% more expensive than UK homes. The USA has the most affordable housing of the 3 nations.

New Zealand must address this huge imbalance in the economy. Let’s hope that the 2010 Budget from the National government goes some way towards restoring some normality into the NZ housing situation. There is an excellent explanation about how NZ house prices became so unaffordable by Rodney Dickens here .

Peter Waring

There is no Housing Bubble to save the markets this time

Tuesday, November 11th, 2008

There is a lot of speculation at present that we have seen the bottom of this bear market, and because the markets are forward looking, even though the news is terrible we are going to see a rebound any time soon. Is this the case? Are we really at the bottom? Let’s take a look at some key fundamental and technical data.

Last week we saw the S&P500 undercut a key resistance level (838) hitting a low of 818, and then staged a dramatic rebound hitting an intra-day high of 913, which promptly faltered the next day, to close at 873. The volatility in the markets at present is extreme with the S&P500 moving around 10% intra-day. The fundamentals of the US, and world economy are terrible, at best, so the most likely explanation for the rebound on Thursday is that there were a lot of triggers set to go off if the key resistance level of 838 on the S&P500 was breached.

Since most traders think alike – an obvious place to put a buy order would be somewhere below the previous low of 845 set on the 27th October. As I have said in my previous posting, the 838 level is a key resistance area, marking the 50% Fib retracement of the 1982-2007 bull market, but it has more significance than that, it also marks the low set in March 10 2003, at the point at which the tech-wreck bear market of 2000-2002 bottomed out before staging a dramatic recovery.

The fundamentals of the US economy look appalling, with umemployment over 6% and expected to rise to 9-10% in 2009, GDP growth close to 0% and expected to turn negative in 2009, and US house prices are around 15% from their peak and falling rapidly, with the US consumer stretched to breaking point. There is not one single asset class (if you don’t count Treasuries) that is rising, with stocks, commodities and housing all in a tail-spin.

Still, the optimists are saying, that we are at the bottom of the market, that when all the news turns negative, when sentiment is at an all-time low, that is when the market turns upwards, as the market is forward looking. But there is a key difference between this market today, and the market we saw after the dot-com bust, or even the early 90′s recession. In fact the only other time that the market has behaved as it is today, is the Great Crash of 1929-1932. The key difference between now and 2002 is – there is no housing bubble for people to jump on to rescue the consumer and generate additional spending.

We are now seeing the downside of years and years of excess leverage and debt being unwound. In fact there is no bubble in anything right now, no easy bull market for the public to jump on and ride to pull the market out of it’s downward slide. The reverse wealth-effect of falling house prices is going to be a huge pyschological effect on the consumer, forcing people to tighten their belts and change their spending habits.

Since the consumer has not quite woken up to that fact yet (look at the increase in credit card debt since mortgage-equity-withdrawals were taken off the market), this adjustment is painful and is going to take a number of years. I am not ruling out a rebound in stocks, in fact the market is due a rebound having fallen so far so fast, but this will be nothing other than a bear market rally, which when it falters will probably plunge lower than the current lows. We could see this rebound any time in the next 6 months. I am expecting the market to fall another 20-30% from it’s current levels by the end of 2009. It’s going to be a wild ride though, hang onto your seats!!