UNSTABLE ECONOMIC ENVIRONMENT & BEGINNING OF A PRICE DROP: ARE WE HEADING TO A NEW EQUILIBRIUM IN THE MARKET?
|
|
- Horatio Walton
- 6 years ago
- Views:
Transcription
1 Resid entia l F r a nce MarketView April 2013 CBRE Gobal Research and Consulting SALES IN SECOND HAND - 22% PRICES FOR SECOND HAND - 1.7% CONSTRUCTION STARTS % SALES IN NEW - 18% LENDING RATE 3.07% Annual trends, most recent data at the date of publication UNSTABLE ECONOMIC ENVIRONMENT & BEGINNING OF A PRICE DROP: ARE WE HEADING TO A NEW EQUILIBRIUM IN THE MARKET? Highlights Production of new mortgages for housing down (p. 1-2) New housing: construction slow (p. 2-3) A year of adaptation for the Duflot measures (p. 3) The government unveils an investment plan for housing (p. 4) Second hand housing: moderate fall in prices (p. 5-6) Close up of unit sales (p. 6) Investors still attracted to acquisitions of multihousing (p. 7-8) High-end markets also affected (p. 8) Economic Context In 2012, production in France stagnated with GDP shrinking by 0.3% in the last quarter. The risk of falling into recession (defined as two consecutive quarters of falling GDP) has not been ruled out because in first quarter 2013 growth is estimated at 0%. In the best case scenario, GDP will be just slightly positive in 2013 due to the extremely weak economic environment. Consumer spending in 2012, burdened by the 0.4% fall in purchasing power, decreased by 0.1% (the second fall since 1950). This year it may rise very slightly, notably due to lower inflation of 1.7% compared to 2% last year. Increasing unemployment looks set to continue in 2013: it stood at.2% at the end of 2012 in metropolitan France, and is expected to rise to.6% halfway through the year. Ile-de-France, with an unemployment rate of 8.8% at the end of 2012, appears less affected, but it will also see a rise in As expected, 2013 got off to a feeble start. This is clearly illustrated by the general morale of consumers and businesses alike, which remained low for the first three months of the year (about 15% below their long-term average). Consumers are generally pessimistic about the evolution of their personal finances and believe the current context is not conducive to making large purchases. Production of new mortgages for housing and trends in average borrowing rates (for the whole market) % 5.0% 4.5% 4.0% 3.5% 3.0% 2.5% Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q Amount of new mortgages for housing Borrowing rates (in billions of euros) Source: Observatoire du Financement des marchés Résidentiels - Crédit Logement / CSA SALES TO HOMEOWNERS The production of mortgages falls sharply in 2012 The weak economic environment and the higher degree of caution required of banks hindered, as expected, the production of mortgages in Approximately 98.7 billion in new mortgages were granted to homebuyers, which is a 32% decline since 2011 when the total was 144 billion. There was, however, a slight upturn in mortgage production at the end of the year as mortgages totalled 26.8 billion in the final quarter compared to 25.1 and 20.3 billion in previous quarters.
2 April 2013 Residential MarketView 2 While banks have tightened their conditions for granting mortgages by being more demanding with respect to the level of deposit expected and the tolerated debt to income ratio of applicants, the principal reason behind the fall in the production of mortgages is due to the slump in demand from homebuyers (Observatoire du Crédit Logement). Lending rates very low: demand for mortgages seems to have improved slightly at the start of 2013 The all-time low lending rate 3.23% on average in fourth quarter 2012 across the market was not enough to bolster demand from homebuyers. Meanwhile the average reimbursement period shortened as mortgages of more than 25 years accounted for 18.1% of production in 2012 compared to 24.5% in Households, concerned by the economic climate and unemployment, are relatively pessimistic about improvements in their future spending power. Understandably they have taken on board these market conditions that are less favourable to buying and the number of transactions concluded since February 2012 has fallen considerably. Many potential buyers expected prices to drop but sellers have been reluctant to adjust their prices. Since the end of 2012, the production of new mortgages for homebuyers has rallied slightly ( 19.5 billion in mortgages were granted in January and February 2013), interest rates having fallen to settle at a very low average of 3.07% in March NEW HOUSING A worrying situation for construction Following a very good 2011 when 420,900 new homes were built (houses, blocks of flats, social housing, residences), there was a brutal downturn in 2012 due to the fall in the home-buying market and the financing difficulties facing developers and builders. The amount of new construction starts dropped by 18% from 2011, with building starting on 346,500 new homes (the same level as in 20). Recent opinion polls of developers suggest that construction is unlikely to pick up again in 2013 and the government s objective of 500,000 homes a year appears unattainable. Nevertheless, the volume of planning permission remained high, at 495,500 houses in 2012, even if potential activity seems compromised considering the mounting number of projects that have been abandoned. The most productive regions for housing were again Ile-de- France, Rhône-Alpes and PACA with respectively 50,600, 40,900 and 31,600 developments started in Markets did, however, follow contrasting trends (up 15% in Ile-de-France, down 12% and 20% in PACA and Rhône-Alpes). In the first quarter 2013, there was an 11.2% year-on-year fall in new construction starts to 83,900 units was a tricky year for developers In 2012, 86,200 new units were reserved or acquired from private developers (in schemes composed of at least 5 homes). This is 18% lower than in Investors, who accounted for less than half of buyers in 2012 compared to 60% from 2009 to 2011, saw letting returns fall due to the lowering to 13% of the level of tax reduction under the Scellier regime, prices under pressure and possible ceiling limits on rents. Sales to homeowners, by contrast, have remained stable for the moment despite the generally poor buying context for households. Breakdown of the length of mortgages granted to homeowners 0% 80% 60% 40% 20% 600, , , , ,000 0, > 25 years years years < 15 years Source: Observatoire du Financement des marchés Résidentiels - Crédit Logement / CSA Construction starts and planning permissions in France (all types of housing) 175, , ,000 0,000 75,000 50,000 25, Construction starts Planning permissions Source: CGDD: SOeS /Sit@del2 Housing for sale, sales and pipeline of new housing in France (development channel, schemes with at least 5 units) Housing for sale Sales Pipeline Source: CGDD: SOeS, ECLN
3 A YEAR OF ADAPTATION FOR THE DUFLOT MEASURES How does the Duflot incentive work? The Duflot tax incentive for letting investment in new developments was introduced 1 January 2013 to replace the Scellier scheme that was phased out at the end of March The provision allows for a reduction in tax worth 18% of the price of the house or flat (limited at 300,000) spread over 9 years (compared to 13% for the Scellier provision in force in 2012). The main difference is that rents are capped at 20% below the limit fixed for the zone and that the tenant s income must also be below a fixed limit. The Duflot provision applies to zones where housing is under pressure, ranked as zone A bis (Paris and the inner suburbs where the rent is capped at per sq m per month), A (part of Ile-de-France, the Hyères-Menton section of Côte d'azur, and French Geneva where the rent is capped at per sq m) and zone B1 (cities with more than 250,000 inhabitants, the outer suburbs of Paris, other sections of Côte d'azur, Annecy, Bayonne, Cluses and Saint-Malo, where the rent is capped at 9.88 per sq m per month). Towns in zone B2 may be allowed the tax reduction until 30 June 2013, and thereafter will be conditional upon an approval being issued by the Préfet de région. The price ceiling limit for the acquisition to be granted a tax reduction is set at 5,500 per sq m, a level that is unattainable in Paris and in some of the inner suburbs given the price of land and construction costs. Advantageous, yes, but of limited interest The advantages of the measure could prove limited as it falls within the scope of a cap set on a range of tax incentives in France of,000 per tax household in 2013 compared to 18,000 in It is also restricted by a ceiling limit put on the rents for these homes that is below the market value. The tax reduction can thus be considered compensation for lost rental income rather than a real incentive. In addition, once the period of the initial agreement is over, the landlord cannot increase the rent to market values. There is, however, a coefficient adjusting the rent depending on the floor area of the apartment to allow for the fact that small apartments tend to have higher rents per square metre than large ones (the ceiling limit is progressively reduced for apartments above 64 sq m). At the end of the day, investors will have to be extremely selective in their acquisitions so as to take into account all the constraints. Sales to investors may stabilize in 2013 and the falling trend observed in 2012 will probably come to an end. It is hard to imagine an upturn occurring soon; players will need time to adapt so the success of the measures will only be visible at the end of the year. Sales reported in 2012 were below the level seen the preceding year in every region except Nord-Pas-de-Calais. In the three largest markets, Ile-de-France saw a slight fall (down 2%), PACA and Rhône-Alpes saw sharper falls (of 14% and 22%). In the house market, a sharp drop in sales was also seen. According to the Markémétron indicator published by Union des Maisons Françaises, 126,600 houses were sold in stand-alone schemes in 2012, a 12% fall on 2011 s figure. Sales fell in all regions and particularly in Languedoc-Roussillon, the west, PACA and Ile-de-France. New developments: supply rises and selling periods lengthen In 2012, 9,300 new homes were put on the market by developers; this is a year-on-year fall in volume of 11.4%. As the number of sales was substantially (21.1%) lower than the number put on the market in 2012, the available supply of new units at the end of the year stood at 89,900 (of which 79,800 were apartments). This is an annual rise of 23.3%, despite the slight decline in the fourth quarter. The average marketing period for houses on the market therefore lengthened to more than a year compared to 9 months the preceding year. The regions of Pays de la Loire, Aquitaine and Upper Normandy saw the most significant increases in supply. In Ile-de-France the market was under pressure despite the rise in supply to 14,600 units, with an average selling period of about 9 months compared to 6 months the preceding year. Will prices stabilise for new homes in 2013? The average price for new apartments in France continued to rise but at a slower rate: 3,872/sq m in 2012, a 2.3% increase in a year. This rise is mainly linked to the rising cost of land in areas where there is pressure on the market and to increased building costs generated by more stringent low-energy standards for builders. Given the extension of marketing times and the rise in supply, most developers have started including commercial incentives when selling homes such as offering equipment or transfer costs or both. Prices are not expected to rise further and could even fall in some markets in 2013, especially in areas where there is a high supply of unsold properties. April 2013 Residential MarketView Volume of new housing sales in France (in thousands, development channel, schemes with at least 5 units) 150 Average prices of new apartments in France 4,000 12% 120 3,000 9% 90 2,000 6% 60 52% 55% 57% 53% 49% 64% 63% 57% 1,000 3% 30 32% 37% 41% 44% 44% Sales to investors Sales to privates Annual average price (in /sq m) Annual variation (in %) Source: CGDD: SOeS, ECLN Source: CGDD: SOeS, ECLN et FPI
4 April 2013 Residential MarketView CLOSE-UP Measures introduced to support the construction industry presented in the housing investment plan The French president recently unveiled 20 measures that are intended to boost the house construction industry in France and to encourage people to make energy-saving improvements on their homes. At the end of April, the government presented to parliament enabling legislation, which makes use of orders associated with regulations that will enter into force as soon as they are published. The housing investment plan has three main aims. The government is hoping to clamp down on appeals considered "malicious" in order to make it easier for urban development and construction projects to go ahead. Therefore procedural periods for dealing with disputes on urban matters will be shortened for major developments and unjustified appeals will be sanctioned more severely. The government also intends to make it easier to build housing in zones under pressure while fighting against the sprawl of urban areas by optimizing land resources available. Dispensations to urban planning rules may be granted, with particular attention being paid to projects involving the conversion of offices into housing in Ile-de-France (see below). Measures to stimulate the construction of new developments are the government's priority with the application in 2014 of a reduced 5% VAT rate on the construction and renovation of social housing. The government wants to abolish tax incentives for holding onto building land. In the matter of energy-saving improvements, the State has agreed to a grant of 1,350 for renovation works carried out by the middle classes. Helping the construction of intermediary housing in zones under pressure by defining a clearer legislative and regulatory framework Unlike social housing that is clearly mapped out within a legislative and regulatory framework, intermediary housing does not benefit from any specific status distinguishing it from letting accommodation in the free-market sector. This situation explains the absence of an intermediary market. Yet it is clear that the development of a stock of housing with rents between that of social housing and the open market rent is badly needed in zones under pressure. Two criteria are taken into consideration to define intermediary housing: the ceiling limit on rents and the ceiling limit on the tenant's income both of which were fixed in an order dated 29 July 2004 pertaining to intermediary letting loans. The ceiling limits are, naturally, higher than those required for social housing. Housing to let for the middle market was mentioned in the housing investment plan. A suitable tax framework is now being considered so that corporate investors can invest massively in the intermediary market although nothing has been settled for the moment. The Duflot provision, aimed at encouraging investment in new constructions for the letting market, was introduced recently, however. Given the level of rents allowed, the provision focuses on the intermediary letting market. 4 Converting offices to housing: what are the real issues? In the 5 th measure of the housing investment plan, the government sought to make it easier to convert offices into housing. At the moment there are some 3.6 million sq m of vacant office buildings in Ile-de- France, 55% of these are second-hand and some no longer meet the latest specifications required by businesses. Owners have no choice when letting their asset other than to carry out expensive renovation works or reduce the rent considerably. Some landlords may therefore envisage the conversion of the office buildings into housing. But to do so involves major financial, technical and regulatory constraints so that in most cases conversions cannot be envisaged. The main barrier is the financial profitability of the operation. Making the conversion worthwhile is difficult, if not impossible. The rental income gap between offices and housing, to which one must add the cost of works, is prohibitive for owners, especially as not all offices can be easily converted. Offices are, effectively, buildings designed with very specific standards for a certain use. As such they are difficult to adapt. Windows, flooring and ceilings must be overhauled. It may also be necessary to create stairwells and lifts, redesign water circuits, plumbing and heating and ventilation circuits so that the building complies with housing regulations. Offices built in business districts and enterprise zones do not benefit from ideal surroundings for housing because there are no schools, services and public amenities, and often there are few local shops. Moreover some buildings, located next to main roads, motorways and railway lines, have excellent visibility for business purposes but are not adapted to residential use. The alternative is demolishing then rebuilding on the site. This may avoid some of the difficulties and technical obstacles, but making the operation profitable could prove impossible. The conversion of offices into housing is conceivable for period Haussmann buildings, which were residences originally anyway, but there are not many empty buildings in Paris like this that owners believe will not be let. In conclusion, the conversion of offices into housing is not really a solution to the production of housing in zones under pressure. Such conversions will remain oneoff events unless tax measures and new construction rules are introduced by local authorities that will enable investors to make the conversion financially viable.
5 Number of sales of second-hand housing in France (in thousands) Source: CGEDD according to DGFiP (MEDOC) and data from notaires Annual variation in the price index for second-hand housing (at period end) 20% 15% % 5% 0% - 5% Paris Ile-de-France Regions - 0.6% - 1% - 1.6% Sources: INSEE and Notaires de France Average prices of second-hand apartments in France at Q (in /sq m, year-on-year variation) Key: Rennes 2,300 Nantes 2,6 >+ 6% between + 3% and+ 6% between - 1% and + 3% < -1% Bordeaux 3,000 Caen 1,960 Tours 2,080 Orléans 1,970 Lille 2,980 Paris 8,270 Clermont-Ferrand Lyon 1,720 3,230 Toulouse 2,540 Montpellier 2,6 Dijon 2,200 Metz 1,840 Grenoble 2,290 Marseille 2,420 Toulon 2,200 Strasbourg 2,330 Nice 3,680 SECOND-HAND HOUSING Sales fall in 2012 The number of sales in the second-hand market dropped substantially in 2012, precipitated by a combination of several factors. Households with modest incomes or small deposits or both are concerned by the economic situation and tend to postpone or scrap their house-buying plans while other potential buyers are waiting for prices to fall, something that sellers are having difficulty accepting. Both buyers and sellers are standing their ground therefore many transactions are prevented from going through. The fall in interest rates did encourage some sellers to maintain their asking price and made negotiations with buyers harder, the latter being even more selective. Generally speaking, potential homebuyers in large cities are confronted with very high prices in the housing market. In addition, some tax incentives that had spurred on the market in recent years have been cut back or axed altogether, for example the zero-rate loan for the purchase of second-hand homes by firsttime buyers. Some 350,000 loans of this kind were granted in 2011 but the zero-rate loan is now only applicable to new housing, except in the case of acquisitions of social housing by tenants in place. In the buy-to-let and secondary residence markets, the introduction of new tax bands on capital gains and the announcement of a new law introducing a ceiling limit on rents have curbed potential buyers. Given how high prices are, potential letting yields are becoming less and less attractive. Nevertheless, despite more constraints, private investors are still interested in investing in bricks-and-mortar as the underlying wish to constitute an estate is still strong, but investors are more and more attentive to the location and the quality of assets. Notaires de France and CGEDD reported 709,000 transfers of property in 2012, a 12% fall on The market was very active in January 2012 as sales were pushed through before the introduction of the new tax framework for capital gains. The number of sales then went on to decline, standing at 657,000 between March 2012 and February 2013, a fall of 22%. In Ile-de-France, 130,050 property transfers were reported in 2012, % lower than in The slowdown in sales was particularly noticeable in the second and third quarters when the general elections in France were taking place (down 21% in a year). Slight fall in prices seen For a long time prices resisted the decline in market activity and the deterioration in the general economic climate before what appeared to be an inevitable, but was an ultimately reasonable, fall. In fourth quarter 2012, changes in the price index for second-hand housing drawn up by INSEE and the Notaires de France indicated that prices fell moderately, by 1.7%, compared to 2011 (down 1% for flats and 2.1% for houses). The wait-and-see approach of very cautious potential buyers resulted in them being more selective: properties with intrinsic drawbacks were difficult to sell and suffered the greatest price reductions. In regional France, prices fell by 2.1% in a year (1.6% for apartments and 2.3% for houses). April 2013 Residential MarketView 5 Source: Chambres des Notaires de France
6 April 2013 Residential MarketView 6 In Ile-de-France, prices fell steadily from the second half of the year to stand at an average of 5,520/sq m for apartments (down 0.6% in a year) in the fourth quarter, while on average the price of houses fell by 1%. In Paris, prices fell slightly to 8,270/sq m in the fourth quarter (down 1% in a year). Structurally, demand was still high in Paris and the inner suburbs and supply was limited, but buyers were no longer willing to outbid each other. Quality apartments were sold easily but properties with imperfections took longer to sell. Prospects for 2013: will prices fall gradually? Although the volume of sales fell rapidly from fourth quarter 2011 (except in January 2012), prices resisted the deterioration in the general economic climate before heading downwards. Nevertheless, factors propping up demand from house buyers (good demographics, the wish to become a homeowner, families splitting up and so on) feed a structurally high demand for housing in large cities. And interest rates are expected to remain low. The volume of property transfers is not expected to slump again in 2013 after the significant drop in After having falling by 1.7% on average in France, prices will continue to fall in 2013, probably by about 5%. Sellers will have to start lowering their prices if they wish to find a buyer rapidly. And unless sellers adjust their prices to the current economic slump, some will have to withdraw their property from the market. THE LETTING MARKET Clameur, a property observatory, reported that the mobility rate of tenants in the private sector (the proportion of tenants that move in the year) shrank from the start of 2012 and is unlikely to pick up again in The general economic climate is of concern and curbing the moving plans of tenants. Market rents posted an annual rise of 2.2% in 2012 (INSEE estimated consumer price increases to be 2%); nationwide the average rent stood at 12.6/sq m. At the start of 2013, Clameur reported a fall in rents, related to the fall in the number of moves in January and February, thereby slightly reducing market pressure. The amount of maintenance and improvements made to housing also declined in The decree of 26 August 2012, which bans rent increases when tenants change, does not apply to properties that have been renovated. But the type and extent of works that have to be carried out are raising questions amongst investors and may result in a status quo. Two exceptions to the no-increase rule are allowed in the decree: if the works carried out by the owner are equal to half the previous year's rent or if the rent is below market values. Substantial variations in rents exist between Ile-de-France and large cities in regional France. In Paris, the average market rent was 23.7/ sq m at the start of Average rents in large regional cities including Lyon, Marseille, Lille, Toulouse, Bordeaux, Nantes, Strasbourg and Rennes are approximately 12 to 13/sq m. Split sales of apartment blocks: the behaviour of sellers and buyers reflects the economic situation In Ile-de-France the market for splitting then selling units in apartment blocks was affected by the indecisiveness of potential buyers, much like the behaviour of buyers in general in the rest of the market. Potential buyers were extremely watchful of market conditions in general and were particularly hesitant. Many were expecting prices to fall, something that sellers were not quite so willing to enact, whether by conviction or obligation (depending on the seller). Objections to buying have multiplied, progressively forcing a certain number of owners to envisage extra light renovations, or even to revise their grid of values to stimulate the interest of potential buyers who, convinced it is a buyers' market, are increasingly demanding. The momentum of the residential market was interrupted by the defensive behaviour of buying candidates. The majority of tenants having received a notice for sale postponed their decision to buy until the last possible moment (if several notice periods are accumulated following the application of collective agreements, tenants have almost 6 months from the start of the selling period - the general information meeting - to decide whether or not they wish to buy their home). Factors curbing acquisitions included not just the price but the lack of visibility and, for a decision that requires some degree of long-term assurance, uncertainty about the future. Reduced confidence impacted two aspects underlying the intention and capacity to carry out an acquisition: one linked to the economic situation of the buyer (employment, tax, access to credit) and the other linked to the intrinsic qualities of the house compared to its price (property fundamentals). In 2013, split sales of apartment blocks have been put on hold pending future parliamentary bills that are currently being discussed including the possibility of revising notice periods that have to be given before a sale and the way commonholds are set up. However getting corporate investors back into the residential market will not be possible if the amount of red tape increases too much. Keeping a degree of rotation of assets in the market through tools such as split sales will always be important. Market rents observed in February 2013 (in /sq m, annual variation) Key: Rennes % Nantes % Greatest fall Greatest rise Bordeaux % Caen % Rouen % Limoges % Orléans % Lille % Paris % Reims % Clermont-Ferrand % Dijon.6-0.4% Lyon % Grenoble % Toulouse % Montpellier Marseille % - 0.3% Metz % Strasbourg % Nice % Source: Clameur
7 Prime yields by product 6% 5% 4% 3% 2% 1% April 2013 April 2012 Offices Paris CBD 4.25% % 4.75% % Offices La Défense 6.25% % 6.00% % Offices in regional France 5.75% % 5.95% % Class A logistics space 7.50% % 7.15% % Industrial premises 8.50% -.00% 8.75% -.50% Shopping centres 4.75% % 4.75% % N 1 retail pitches 4.00% % 4.25% % Retail parks 5.75% % 5.75% % Residential 3.30 % % 3.30% % *Well located assets, let at market conditions. As references do not systematically exist for each category, some values are estimates provided by market specialists (Capital Markets, Valuation, Research). Source: CBRE Net immediate residential prime yields Apr- Oct- Apr-07 Oct-07 Apr-08 Oct-08 Apr-09 Oct-09 Apr- Oct- Apr-11 Oct-11 Apr-12 Oct-12 Apr-13 Source: CBRE "Duflot" SCPIs The level of investment in Scellier SCPIs collapsed to 82.1 million in 2012 compared to million in 2011 and million in 20. Less attractive tax packages, combined with higher prices for new housing, automatically reduced the profitability of investments, so SCPIs tended to switch investment from residential to commercial real estate. Investment in SCPIs under the Malraux regime virtually doubled to 60 million last year, and they are expected to attract more funds in 2013 because allowances under this provision are not included in the,000 cap on tax allowances in general. Uncertainty surrounds SCPIs under the Duflot regime. Management companies do not appear to be convinced by the advantages of this new provision and for the moment, no SCPI of this type has been established. But many players have pointed out that any tax incentive mechanism is a good thing, even if ceiling limits on rents may appear too restrictive for the profitability of the operation. The government is currently examining the possibility of revising the set of measures to give them a slight boost. The Duflot SCPI tax regime may thus benefit from an extra 1% deduction for three years, that is a total reduction of 21% for 12 years. The government clearly wants to spur on this new investment product but no decision has been taken for the moment, a fact which has generated more uncertainty among management companies. As observed for the Scellier SCPI, time is needed for investors to adapt to any new mechanism and the initial results can only really be judged at the end of the year. INVESTMENT BLOCK SALES A market that still appeals to buyers... The appeal of the residential market was confirmed in this difficult period. It is a constant feature of this market that benefits from a great deal of interest from buyers who have increasingly diversified profiles. Apartment blocks are viewed as safe investments that protect capital at a time when there is pressure on other investment assets, such as bonds and euro funds, which for many years were considered risk free. In 2012 and in first quarter 2013, activity in the market for multi-housing properties was very strong despite a structural supply deficit especially for prime properties. Although the sale of two large portfolios (including that of Caisse de Retraite des Mines composed of 9 assets to several buyers) marked 2012, the market remained buoyant due to transactions on buildings sold at prices between 5 and 20 million. These assets were particularly popular with private buyers such as property traders and managed funds even though they faced drastic financing conditions. Uncertainty linked to future price movements generated a degree of caution among buyers but there were still many potential buyers compared to the few properties on the market. Quality buildings on the market were sold rapidly and did not fall in price.... but behaviour subdued by the general economic situation Institutional investors were the main players in the market for second-hand housing, mainly as sellers but also as buyers. Some investors were really interested in housing, motivated by the secure, albeit low, returns that residential investment provides. Prime yields were between 3.3% and 3.8% in April A few insurance companies, banks and mutual funds took advantage of their capacity to mobilize funds to buy more housing than they have until recently. The government also gave them strong incentives to buy and is looking into the possibility of introducing tax incentives to encourage more acquisitions. Even if financing conditions were more demanding, brokers were still in the buying market. Their activity is now overshadowed by a possible hardening of the legal framework governing the creation of commonholds in multi-tenant properties. Thus brokers are tending to wait before making decisions and are considering the possibility of including conditions precedent in future acquisitions. Landlords in the social sector have been minor players in the market for second-hand housing and have focused on renovating and maintaining current assets. They are the main players in the market for sales off plan even though finding finance and grants from local authorities proved difficult. Their acquisitions mainly involved properties in development zones, in locations where prices are controlled by the local authorities and in regional markets. Landlords in the social sector may be more active in 2013 as bills currently being discussed tend to focus on the sector of social housing. At the end of the day, SCPIs dedicated to housing were not very active in the off plan market. Many were waiting to see what was going to happen, expecting a fall in prices despite their need to invest the mass of capital collected, especially in the second half of A clearer picture of the practical implications of the Duflot regime will emerge in the months ahead. April 2013 Residential MarketView 7
8 April 2013 Residential MarketView In 2013, owners may decide to sell some of their properties to take advantage of prices that are still high and obtain a maximum value for their assets. Although uncertainty arising from possible legislative and regulatory changes tends to make players hesitant, activity in the multi-housing property market should be comparable to that in 2012 because there are still many potential buyers. Possible avenues being examined to incite institutional investors to enter the intermediary market The housing investment plan announced by the French president at the end of March includes a measure that the government wants to focus its efforts on: improving the tax framework for institutional investors so they return to the housing market, in particular houses to let at affordable rents. For several months, a working group composed of directors from developers, insurance companies and representatives from the ministry of housing and finance is examining leverage mechanisms that could be introduced to redirect some of the savings put into life-insurance companies to finance the construction of intermediary housing. While developers are highlighting levers that could potentially reduce construction costs, life insurance companies are examining conditions which could encourage them to reinvest a set amount of their funds in the construction of housing. High-end housing also affected by the economic climate Signs of a slowdown have steadily multiplied in the high-end market, which for a time was spared the turbulence in the economy but has finally been hit by the general climate of instability. Potential buyers have carefully followed general market conditions (financial and tax environment, price movements) and have been very demanding as to the quality of properties visited. They make reasonable proposals and are very cautious, particularly in the market for properties between 2 and 5 million. The high end of the market (prestigious homes sold above 5 million or for more than 20,000/sq m), which for a long time attracted very wealthy French and above all foreign buyers, slowly came to a halt in 2012 due to new tax measures, not only affecting income and capital but also non-residents. The tax on capital gains was 19%, but the government has also made sales by non-residents liable to social contributions (15.5%) and added an extra tax of 2% to 6% on the highest capital gains. This brutal increase in tax has dissuaded many foreign investors from buying in France and more and more rich French people are considering moving abroad. As for the rest of the Paris market, prices stopped rising in 2012 but they have not fallen for properties in perfect condition in contrast to ones with some kind of drawback that are now subject to fierce negotiation. High-grade and prestigious properties are now on the market at prices that are more in line with the reality of the economy. CONTACTS Research Residential Aurélie LEMOINE Head of Research Research t: 33 (0) f: 33 (0) e: aurelie.lemoine@cbre.fr David TRAN Residential Research Analyst Research t: 33 (0) f: 33 (0) e: david.tran@cbre.fr Françoise HERAUD Capital Markets - Residential Block Sale Director t: 33 (0) f: 33 (0) e: francoise.heraud@cbre.fr Renaud CAPELLE Global Private Solutions Unit Sale Director t: 33 (0) f: 33 (0) e: renaud.capelle@cbre.fr + FOLLOW US TWITTER FACEBOOK GOOGLE+ 8 Information herein has been obtained from sources believed reliable. While we do not doubt its accuracy, we make no guarantee, warranty of representation about it. It is your responsibility to independently confirm its accuaracy and completeness. The reproduction of the whole or any part of this report is only authorised if its source is credited. CBRE Ressources - Economic Interest Group Head office: , rue de Courcelles PARIS - Siren: RCS Paris
Economy. Denmark Market Report Q Weak economic growth. Annual real GDP growth
Denmark Market Report Q 1 Economy Weak economic growth In 13, the economic growth in Denmark ended with a modest growth of. % after a weak fourth quarter with a decrease in the activity. So Denmark is
More information3 November rd QUARTER FNB SEGMENT HOUSE PRICE REVIEW. Affordability of housing
3 November 2011 3 rd QUARTER FNB SEGMENT HOUSE PRICE REVIEW JOHN LOOS: HOUSEHOLD AND PROPERTY SECTOR STRATEGIST 011-6490125 John.loos@fnb.co.za EWALD KELLERMAN: PROPERTY MARKET ANALYST 011-6320021 ekellerman@fnb.co.za
More informationARLA Survey of Residential Investment Landlords
Prepared for The Association of Residential Letting Agents & the ARLA Group of Buy to Let Mortgage Lenders ARLA Survey of Residential Investment Landlords March 2010 Prepared by O M Carey Jones 5 Henshaw
More informationLANDLORDS CAUTIOUS AHEAD OF TAX CHANGES
FEBRUARY 2017 Q4 2016 LANDLORDS CAUTIOUS AHEAD OF TAX CHANGES Despite turbulence in the Private Rented Sector (PRS) dating back to the Government s 2015 Summer Budget, Paragon Mortgages latest PRS Trends
More informationDETACHED MULTI-UNIT APPROVALS
HIA New Home Sales DETACHED MULTI-UNIT APPROVALS SALES MULTI-UNIT DETACHED A monthly update on the sales of new homes December 217 TAX BURDEN TAKES TOLL ON New Home Sales during 217 Sales still post modest
More informationVesteda Market Watch Q
Vesteda Market Watch Q1 2018 7.6 Housing Market Indicator 1 Housing Market Indicator The Housing Market Indicator in the first quarter of 2018 hits a level of 7.6. This score clearly reflects the positive
More informationHouse prices in the latest three months (March 2014 May 2014) were 2.0% higher than in the preceding three months (December February2014).
PROPERTY REPORT JULY 2014 House Prices Rightmove Not a huge jump this month according to Rightmove. Key points New seller asking prices at virtual standstill, up by just 0.1% (+ 272) this month More regions
More informationARLA Members Survey of the Private Rented Sector
Prepared for The Association of Residential Letting Agents & the ARLA Group of Buy to Let Mortgage Lenders ARLA Members Survey of the Private Rented Sector Fourth Quarter 2010 Prepared by: O M Carey Jones
More informationLuxury Residences Report First Half 2017
Luxury Residences Report First Half 2017 YEAR XIV n. 1 October 2017 1 Luxury Residences Report: First Half 2017 Introduction Introduction and methodology 2 Luxury Residences Report: First Half 2017 Introduction
More informationFull speed at year end
PROPERTY TIMES Full speed at year end Paris CBD Q4 215 27 January 216 Contents Economic climate 2 Take-up and rental values 3 Supply 4 Author Paris CBD witnessed an excellent end to the year with a final
More informationHousing as an Investment Greater Toronto Area
Housing as an Investment Greater Toronto Area Completed by: Will Dunning Inc. For: Trinity Diversified North America Limited February 2009 Housing as an Investment Greater Toronto Area Overview We are
More informationBüromarktüberblick. Market Overview. Big 7 3rd quarter
Büromarktüberblick Office Market Overview Big 7 3rd quarter Deutschland Gesamtjahr 2017 2016 Erschieneninim Published October April 2017 2017 Will the office lettings market achieve a new record volume?
More informationREAL ESTATE REFORMS: THE UK S MOST POPULAR PROPERTY POLICY IDEAS MFS
REAL ESTATE REFORMS: THE UK S MOST POPULAR PROPERTY POLICY IDEAS MFS Real Estate Reforms: The UK S Most Popular Property Policy Ideas On 24 June 2016, the UK awoke to the news that it would be leaving
More informationMarket Insights & Strategy Global Markets
Market Insights & Strategy Global Markets UAE Real Estate Review 2016 Q2 Please find below a quick snapshot of the key topics covered in this note: Pricing trends - Sales In June 2016, monthly average
More information16 April 2018 KEY POINTS
16 April 2018 MARKET ANALYTICS AND SCENARIO FORECASTING UNIT JOHN LOOS: HOUSEHOLD AND PROPERTY SECTOR STRATEGIST FNB HOME LOANS 087-328 0151 john.loos@fnb.co.za THULANI LUVUNO: STATISTICIAN 087-730 2254
More informationBy several measures, homebuilding made a comeback in 2012 (Figure 6). After falling another 8.6 percent in 2011, single-family
2 Housing Markets With sales picking up, low inventories of both new and existing homes helped to firm prices and spur new single-family construction in 212. Multifamily markets posted another strong year,
More informationCOMPARISON OF THE LONG-TERM COST OF SHELTER ALLOWANCES AND NON-PROFIT HOUSING
COMPARISON OF THE LONG-TERM COST OF SHELTER ALLOWANCES AND NON-PROFIT HOUSING Prepared for The Fair Rental Policy Organization of Ontario By Clayton Research Associates Limited October, 1993 EXECUTIVE
More informationFindings: City of Johannesburg
Findings: City of Johannesburg What s inside High-level Market Overview Housing Performance Index Affordability and the Housing Gap Leveraging Equity Understanding Housing Markets in Johannesburg, South
More informationHousing Markets: Balancing Risks and Rewards
Housing Markets: Balancing Risks and Rewards October 14, 2015 Hites Ahir and Prakash Loungani International Monetary Fund Presentation to the International Housing Association VIEWS EXPRESSED ARE THOSE
More informationEconomic Forecast of the Construction Sector
Economic Forecast of the Construction Sector March 2018 Economic Forecast of the Construction Sector Page 2/8 Introduction This economic forecast of the construction sector focuses on 2018 and 2019. The
More informationTHE IMPACT OF RESIDENTIAL REAL ESTATE MARKET BY PROPERTY TAX Zhanshe Yang 1, a, Jing Shan 2,b
THE IMPACT OF RESIDENTIAL REAL ESTATE MARKET BY PROPERTY TAX Zhanshe Yang 1, a, Jing Shan 2,b 1 School of Management, Xi'an University of Architecture and Technology, China710055 2 School of Management,
More informationPORTFOLIO VALUES PEAK
John Heron Managing Director Mortgages, Paragon HIGHLIGHTS Average market value of property portfolio reaches 1.7 million Average portfolio now 6% higher than pre-crisis peak Landlords expect portfolio
More informationRents for Social Housing from
19 December 2013 Response: Rents for Social Housing from 2015-16 Consultation Summary of key points: The consultation, published by The Department for Communities and Local Government, invites views on
More informationResidential Commentary Sydney Apartment Market
Residential Commentary Sydney Apartment Market April 2017 Executive Summary Sydney Apartment Market: Key Indicators 14,200 units are currently under construction in Inner Sydney with completion expected
More informationMoscow Industrial Big Box MarketView H1 2013
Moscow Industrial Big Box MarketView H1 213 CBRE Global Research and Consulting NEW SUPPLY 137,22 SQ M PRIME RENTAL RATES $14 / SQ M / YEAR VACANCY 1,6% HOT TOPICS More than 7, sq m of class A warehouses
More informationOFFICE MARKET ANALYSIS:
OFFICE MARKET ANALYSIS: DAVID WEST RMLS Fellow Certificate of Real Estate Development Student Masters of Urban and Regional Planning Candidate While the Portland office market continues the slow recovery
More information1 February FNB House Price Index - Real and Nominal Growth
1 February 2017 MARKET ANALYTICS AND SCENARIO FORECASTING UNIT JOHN LOOS: HOUSEHOLD AND PROPERTY SECTOR STRATEGIST 087-328 0151 john.loos@fnb.co.za THEO SWANEPOEL: PROPERTY MARKET ANALYST 087-328 0157
More informationState of the Housing Market in Bristol 2013
State of the Housing Market in Bristol 2013 Housing Stock Bristol has 190,000 homes, and plans to increase this by around 13,000 by 2026. Currently 15% of stock is owned by the city council, 6% by housing
More informationLANDLORDS AND LENDERS ADAPT THEIR APPROACH
John Heron Managing Director Mortgages, Paragon HIGHLIGHTS Landlords resize property portfolios Portfolio gearing falls to all-time low Specialist lenders take on growing role LANDLORDS AND LENDERS ADAPT
More informationBusiness, Energy and Industrial Strategy Committee Energy Efficiency Inquiry Written Submission from ARLA Propertymark January 2019
Business, Energy and Industrial Strategy Committee Energy Efficiency Inquiry Written Submission from ARLA Propertymark January 2019 Background 1. ARLA Propertymark is the UK s foremost professional and
More information9M 2012 REVENUE AND BUSINESS ACTIVITY
9M 2012 REVENUE AND BUSINESS ACTIVITY Paris La Défense, Wednesday, 24 October 2012 Good business performance Residential real estate: 7,336 net new home and 1,382 subdivision reservations, i.e. a total
More information6 Central Government as Initiator: Housing Action Trusts
6 Central Government as Initiator: Housing Action Trusts The Housing Act 1988 sets up a framework within which the Secretary of State will be able to appoint Housing Action Trusts to take over council
More informationFilling the Gaps: Active, Accessible, Diverse. Affordable and other housing markets in Johannesburg: September, 2012 DRAFT FOR REVIEW
Affordable Land and Housing Data Centre Understanding the dynamics that shape the affordable land and housing market in South Africa. Filling the Gaps: Affordable and other housing markets in Johannesburg:
More informationCOMPARATIVE STUDY ON THE DYNAMICS OF REAL ESTATE MARKET PRICE OF APARTMENTS IN TÂRGU MUREŞ
COMPARATVE STUDY ON THE DYNAMCS OF REAL ESTATE MARKET PRCE OF APARTMENTS N TÂRGU MUREŞ Emil Nuţiu Petru Maior University of Targu Mures, Romania emil.nutiu@engineering.upm.ro ABSTRACT The study presents
More informationARLA Members Survey of the Private Rented Sector
Prepared for The Association of Residential Letting Agents ARLA Members Survey of the Private Rented Sector Second Quarter 2014 Prepared by: O M Carey Jones 5 Henshaw Lane Yeadon Leeds LS19 7RW June, 2014
More informationWAREHOUSE MARKET REPORT
H1 2017 WAREHOUSE MARKET REPORT HIGHLIGHTS The total warehouse stock delivered in H1 2017 fell by one half to 135,500 sq m year on year. The Q2 vacancy rate came up to 11.7% about 1.5 million sq m in absolute
More informationAsking Price Index Released 14/03/17 March 2017
EMBARGOED UNTIL 14/03/17 HOME.CO UK ASKING PRICE INDEX March 2017 Released: 14/03/2017 1 of 6 Asking Price Index Released 14/03/17 March 2017 Demand Heads North as London Slumps Headlines A dose of spring
More informationSpring Budget Submission to HM Treasury From the Association of Residential Letting Agents (ARLA) January 2017
Spring Budget Submission to HM Treasury From the Association of Residential Letting Agents (ARLA) January 2017 Background 1. ARLA is the UK s foremost professional and regulatory body for letting agents;
More informationMultifamily Outlook 2018
Multifamily Outlook 2018 Page 1 Canada Multifamily From strength to strength The Canadian commercial real estate sector continues its steady upward performance amid a silently moving economic engine. Owners,
More informationSECTOR REPORT HOUSING MARKET
SECTOR REPORT HOUSING MARKET UPDATE NOVEMBER 2017 www.colliers.nl 28 DEMAND The number of residential property transactions remained virtually unchanged in the third quarter compared to last year. This
More informationResearch. A Capital Value production. An analysis of the Dutch residential (investment) market 2018
Research A Capital Value production An analysis of the Dutch residential (investment) market 2018 Summary Never before has so much capital been invested in Dutch rented housing. In 2017, a total of 5.5
More informationRESIDENTIAL MARKET REVIEW
RESIDENTIAL MARKET REVIEW S E P T E M B E R Q U A R T E R 2 0 1 8 RPM REAL ESTATE GROUP IS VICTORIA S MOST SUCCESSFUL RESIDENTIAL DEVELOPMENT SALES, MARKETING AND ADVISORY AGENCY. WE SPECIALISE IN SALES
More informationHamilton s Housing Market and Economy
Hamilton s Housing Market and Economy Growth Indicator Report November 2016 hamilton.govt.nz Contents 3. 4. 5. 6. 7. 7. 8. 9. 10. 11. Introduction New Residential Building Consents New Residential Sections
More informationHigh-priced homes have a unique place in the
Livin' Large Texas' Robust Luxury Home Market Joshua G. Roberson December 3, 218 Publication 2217 High-priced homes have a unique place in the overall housing market. Their buyer pool, home characteristics,
More informationRECENT DEVELOPMENTS IN HOUSING FINANCE IN LITHUANIA
HOUSING AND URBAN DEVELOPMENT FOUNDATION RECENT DEVELOPMENTS IN HOUSING FINANCE IN LITHUANIA Eduardas Kazakevičius 1 SUMMARY! Macro environment conducive of housing finance development: GDP, prices, interest
More informationUK Office Market Report
UK Office Market Report Winter 21 211 will remain challenging for some cities, however, the muted development pipeline will help underpin rents. Prime yields have continued to harden, albeit at a slower
More informationLuxury Residences Report 2nd Half 2016
Luxury Residences Report 2nd Half 2016 YEAR XIII No. 2 March 2017 1 Luxury Residences Report 2 nd Half 2016 Introduction Introduction and methodology 2 Luxury Residences Report 2 nd Half 2016 Introduction
More informationPrices to fall gradually over the longer term
Quarterly no. 36 April 213 Prices to fall gradually over the longer term Prices are starting to fall. The scale of the adjustment is modest, on average, at -1.7 in the 12 months to end-212 in existing
More informationPOLAND BELGIUM LUXEMBOURG FRANCE PUSHING THE BOUNDARIES
BELGIUM POLAND FRANCE LUXEMBOURG PUSHING THE BOUNDARIES ANNUAL REPORT 2017 MARKET ANALYSIS: BELGIUM I. OFFICE MARKET IN BELGIUM A. BRUSSELS 2017 was an interesting and pivotal year for the Brussels office
More informationYoung-Adult Housing Demand Continues to Slide, But Young Homeowners Experience Vastly Improved Affordability
Young-Adult Housing Demand Continues to Slide, But Young Homeowners Experience Vastly Improved Affordability September 3, 14 The bad news is that household formation and homeownership among young adults
More information2015 Spring Market trends report
2015 Spring Market trends Report National Summary Low inventory in Vancouver and Toronto continue to drive prices as buyers find themselves in competition over the low supply of single-family homes. The
More informationResponse to Communities and Local Government Committee Inquiry into capacity in the homebuilding industry
Response to Communities and Local Government Committee Inquiry into capacity in the homebuilding industry Page 1 of 7 1. Introduction This paper is LendInvest s response to the review by the Communities
More informationBankwest Future of Business: Focus on Real Estate
Bankwest Future of Business: Focus on Real Estate 2018 Contents Key insights Industry overview What s driving industry growth? Spotlight on Australia Spotlight on Western Australia What does the future
More informationHousing and Property Market in Lithuania
Housing and Property Market in Lithuania Kestutis SABALIAUSKAS, Lithuania Key words: real property, housing market, housing loans, credit market, Lithuania. SUMMARY The real property market in Lithuania
More informationProperty Report. South Australia
Property Report South Australia National overview Looking back over 2011 it s clear that the Australian property market was and in early 2012, still is far from homogenous. Cooler market conditions in
More informationBRISBANE HOUSING MARKET STUDY
BRISBANE HOUSING MARKET 2018 STUDY Executive Summary Brisbane s residential market, especially the detached houses segment has risen steadily over the last year due to the rise in population, falling unemployment
More informationCONSUMER CONFIDENCE AND REAL ESTATE MARKET PERFORMANCE GO HAND-IN-HAND
CONSUMER CONFIDENCE AND REAL ESTATE MARKET PERFORMANCE GO HAND-IN-HAND The job market, mortgage interest rates and the migration balance are often considered to be the main determinants of real estate
More informationTwentyCi Property & Homemover Report Q Information embargoed until Wednesday 10th January 2017 at 00:01
TwentyCi Property & Homemover Report Q4 217 Information embargoed until Wednesday 1th January 217 at :1 Welcome to the latest edition of the TwentyCi National Property & Homemover Report, a comprehensive
More informationReleased: February 8, 2011
Released: February 8, 2011 Commentary 2 The Numbers That Drive Real Estate 3 Recent Government Action 10 Topics for Home Buyers, Sellers, and Owners 13 Brought to you by: KW Research Commentary Gradual
More informationQ BUSINESS ACTIVITY AND REVENUE WEBCAST 25 APRIL 2018
BUSINESS ACTIVITY AND REVENUE WEBCAST 25 APRIL 2018 DISCLAIMER The information contained in this document has not been independently verified. No representation, warranty or undertaking, express or implied,
More informationFrequently Asked Questions: The Social Housing Rent Settlement from 2015
Updated 15 November 2013 Frequently Asked Questions: The Social Housing Rent Settlement from 2015 1. Introduction Following the 2013 Spending Round announcement on the social housing rent settlement from
More information3 October 2017 KEY POINTS
3 October 2017 FNB HOME LOANS: MARKET ANALYTICS AND SCENARIO FORECASTING UNIT JOHN LOOS: HOUSEHOLD AND PROPERTY SECTOR STRATEGIST 087-328 0151 John.loos@fnb.co.za THEO SWANEPOEL: PROPERTY MARKET ANALYST
More informationPOLICY BRIEFING.
High Income Social Tenants - Pay to Stay Author: Sheila Camp, LGiU Associate Date: 2 August 2012 Summary This briefing covers two housing consultations; the most recent, the Pay to Stay consultation concerns
More informationNon-Profit Co-operative Housing: Working to Safeguard Canada s Affordable Housing Stock for Present and Future Generations
Co-operative Housing Federation of Canada s submission to the 2009 Pre-Budget Consultations Non-Profit Co-operative Housing: Working to Safeguard Canada s Affordable Housing Stock for Present and Future
More informationMember briefing: The Social Housing Rent Settlement from 2015/16
28 May 2014 Member briefing: The Social Housing Rent Settlement from 2015/16 1. Introduction On Friday 23 May Government issued the final policy for Rents for Social Housing from 2015/16, following a consultation
More informationHOUSING MARKET OUTLOOK: SAN LUIS OBISPO, CA AND SURROUNDING AREA
HOUSING MARKET OUTLOOK: SAN LUIS OBISPO, CA AND SURROUNDING AREA GABE RANDALL SCOTT KELTING April15, 2009 National Market Overview April 15, 2009 2008: A Year in Review Starting between 1999 and 2000,
More informationLSL New Build Index. The market indicator for New Builds March Political events
LSL New Build Index The market indicator for New Builds March 2018 In the year to end February 2018 new build house prices rose on average by 9.7% across the UK which is up on last year s figure of 5.3%
More informationHousing Bulletin Monthly Report
October 21 1 Housing Bulletin Monthly Report Housing Starts show Slight improvement in September CANADA Housing Starts 2, 15, 1, 5, Sep 8 Oct 8 Nov 8 Dec 8 Preliminary Housing Starts in Alberta and Canada
More informationWhite Paper of Manuel Jahn, Head of Real Estate Consulting GfK GeoMarketing. Hamburg, March page 1 of 6
White Paper of Manuel Jahn, Head of Real Estate Consulting GfK GeoMarketing Hamburg, March 2012 page 1 of 6 The misunderstanding Despite a very robust 2011 in terms of investment transaction volume and
More informationHigh Level Summary of Statistics Housing and Regeneration
High Level Summary of Statistics Housing and Regeneration Housing market... 2 Tenure... 2 New housing supply... 3 House prices... 5 Quality... 7 Dampness, condensation and the Scottish Housing Quality
More informationNATIONAL ASSOCIATION of REALTORS RESEARCH DIVISION. Prepared for Florida REALTORS
NATIONAL ASSOCIATION of REALTORS RESEARCH DIVISION Prepared for Florida REALTORS NATIONAL ASSOCIATION OF REALTORS RESEARCH DIVISION Page 1 Page 3 Page 4 Page 6 Page 7 Page 8 Page 9 Page 10 Page 11 Page
More informationECONOMIC CURRENTS. Vol. 5 Issue 2 SOUTH FLORIDA ECONOMIC QUARTERLY. Key Findings, 2 nd Quarter, 2015
ECONOMIC CURRENTS THE Introduction SOUTH FLORIDA ECONOMIC QUARTERLY Economic Currents provides an overview of the South Florida regional economy. The report presents current employment, economic and real
More informationResidential Real Estate, Demographics, and the Economy
Residential Real Estate, Demographics, and the Economy Presented to: Regional & Community Bankers Conference Yolanda K. Kodrzycki Senior Economist and Policy Advisor Federal Reserve Bank of Boston October
More informationKTI Market Review Autumn
KTI Market Review Autumn Transactions market remains quiet Demand is targeted at prime properties in both investment and rental markets Office vacancy rates will increase due to new development Increase
More informationLANDLORDS DOWNBEAT DESPITE STRONG RENTAL MARKET
John Heron Managing Director Mortgages, Paragon HIGHLIGHTS Rental market fundamentals strong Fewer landlords optimistic about portfolio prospects Buying intentions at lowest level ever LANDLORDS DOWNBEAT
More informationResearch report Tenancy sustainment in Scotland
Research report Tenancy sustainment in Scotland From the Shelter policy library October 2009 www.shelter.org.uk 2009 Shelter. All rights reserved. This document is only for your personal, non-commercial
More informationStatements on Housing 25 April Seanad Éireann. Ministers Opening Statement
Statements on Housing 25 April 2018 Seanad Éireann Ministers Opening Statement Overall Context I d like to thank the House for this important opportunity to update you on housing and related matters to-day.
More informationImpact of the Housing Market on the Economy and the Challenges Surrounding Access to Homeownership
Impact of the Housing Market on the Economy and the Challenges Surrounding Access to Homeownership February 1, 2017 The impact of the housing market on the economy and the challenges surrounding access
More informationBuy-to-Let Index England & Wales
Buy-to-Let Index England & Wales Under embargo until 00:01 Friday 20 th November 2015 October 2015 Rental reprieve in October but property prices boost landlord returns October sees rents dip on a monthly
More informationCommonhold: A Call for Evidence Summary
Commonhold: A Call for Evidence Summary 22 February 2018 INTRODUCTION 1.1 The Law Commission has launched a call for evidence to find out why commonhold (a way of owning property in England and Wales)
More informationHow low can it go? MARCH A study on the price trends and the impact of various government policies on the Executive Condominium market
P ROP ERT Y HERALD How low can it go? A study on the price trends and the impact of various government policies on the Executive Condominium market Introduction Executive Condominium (EC) is a hybrid of
More informationSUMMARY. Christian Donner THE END OF AUSTRIAN "WOHNBAUFÖRDERUNG" Outlines for a Comprehensive Housing Policy
SUMMARY Christian Donner THE END OF AUSTRIAN "WOHNBAUFÖRDERUNG" Outlines for a Comprehensive Housing Policy 1 Present Situation Austrian housing conditions correspond to those prevailing in highly developed
More informationOntario Rental Market Study:
Ontario Rental Market Study: Renovation Investment and the Role of Vacancy Decontrol October 2017 Prepared for the Federation of Rental-housing Providers of Ontario by URBANATION Inc. Page 1 of 11 TABLE
More informationPROPERTY BAROMETER Residential Property Affordability Review The recently improving Housing Affordability trend stalled in the 1 st quarter of 2017
21 June 2017 MARKET ANALYTICS AND SCENARIO FORECASTING UNIT JOHN LOOS: HOUSEHOLD AND PROPERTY SECTOR STRATEGIST FNB HOME LOANS 087-328 0151 john.loos@fnb.co.za LIZE ERASMUS: STATISTICIAN 087-335 6664 lize.erasmus@@fnb.co.za
More informationHousing Bulletin Monthly Report
January 21 1 Housing Bulletin Monthly Report Most new homes built in second half of 29 25, 2, 15, 1, 5, Dec 7 Jan 8 Feb 8 mar 8 apr 8 Alberta s 29 housing starts increased 72.8 per cent over 28, suggesting
More informationUDIA WA PROPERTY MARKET STATISTICS
UDIA WA PROPERTY MARKET STATISTICS OCTOBER 217 1 IN THIS ISSUE KEY TRENDS INDUSTRY UPDATE 3 4 ECONOMY RESIDENTIAL LAND DEVELOPMENT RESIDENTIAL PROPERTY SETTLEMENTS RESIDENTIAL PROPERTY MARKET RESIDENTIAL
More informationResearch. A Capital Value production. An analysis of the Dutch residential (investment) market 2017
Research A Capital Value production An analysis of the Dutch residential (investment) market 2017 Summary In 2016, the development of the housing market was turbulent. Key events included a historic residential
More informationSolutions to Questions
Uploaded By Qasim Mughal http://world-best-free.blogspot.com/ Chapter 7 Variable Costing: A Tool for Management Solutions to Questions 7-1 Absorption and variable costing differ in how they handle fixed
More informationFrench real estate: Slight improvement in new-build in 2015
Quarterly No.42 October 214 French real estate: Slight improvement in new-build in 21 The housing market continues to correct itself slowly. The fall is modest, and is far more limited than in most other
More informationLandlords Report. Changes, trends and perspectives on the student rental market.
Landlords Report Changes, trends and perspectives on the student rental market. Summer 2015 2 Landlords Report Executive Summary 3 Letting Success 5 Rent price & portfolio changes 9 Attitudes about the
More informationAn Introduction to Social Housing
An Introduction to Social Housing This is an introductory guide to social housing and the role of housing providers in England and Scotland (where Riverside has stock). It focuses on the following key
More informationFilling the Gaps: Stable, Available, Affordable. Affordable and other housing markets in Ekurhuleni: September, 2012 DRAFT FOR REVIEW
Affordable Land and Housing Data Centre Understanding the dynamics that shape the affordable land and housing market in South Africa. Filling the Gaps: Affordable and other housing markets in Ekurhuleni:
More informationReleased: May 7, 2010
Released: May 7, 2010 Commentary 2 The Numbers That Drive Real Estate 3 Recent Government Action 9 Topics for Home Buyers, Sellers, and Owners 11 Brought to you by: KW Research Commentary The economic
More informationQ compared to Q from expert s point of view OVERVIEW
CBRE MarketView Office Market Hamburg www.cbre.de Q4 211 OVERVIEW Q4 211 compared to Q3 11 Q4 1 Take-up Vacancy Prime rent Prime yield Completions Q4 211 from expert s point of view Heiko Fischer, Head
More informationBuy-to-Let Index Scotland
Buy-to-Let Index Scotland Under embargo until 00:01 Wednesday 24 th February 2016 January 2016 Scotland s tenants move back into the black Six-month low for late rent, with only 11.1% of January rent falling
More informationReal Estate Market Study
Real Estate Market Study 2012 Dear Clients and Friends, We would like to thank you for your trust over the past 2 years for working with our team. 2012 was a crucial year for our company s development.
More informationMarket Commentary Brisbane CBD Office
Market Commentary Brisbane CBD Office May 2016 Executive Summary There was a relatively soft start to the year for the CBD office leasing market with net absorption of 2,614 sqm recorded in 1Q16. Just
More informationSan Francisco Bay Area to Marin, San Francisco, and San Mateo Counties Housing and Economic Outlook
San Francisco Bay Area to 019 Marin, San Francisco, and San Mateo Counties Housing and Economic Outlook Bay Area Economic Forecast Summary Presented by Pacific Union International, Inc. and John Burns
More informationECONOMIC CURRENTS. Vol. 4, Issue 3. THE Introduction SOUTH FLORIDA ECONOMIC QUARTERLY
ECONOMIC CURRENTS THE Introduction SOUTH FLORIDA ECONOMIC QUARTERLY Vol. 4, Issue 3 Economic Currents provides an overview of the South Florida regional economy. The report presents current employment,
More information17 th January 2014 RENT RISES SLOW BY HALF OVER COURSE OF 2013
17 th January 2014 RENT RISES SLOW BY HALF OVER COURSE OF 2013 Rents rise 1.5% annually, down from 3.2% rise twelve months ago After a 1% monthly fall, average rent in England and Wales now stands at 745
More information