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QV house price index shows central Auckland holding, Shore & Waitakere down again, extremities rising

Quotable Value Ltd’s monthly house price index, out today, shows a continuing slide in values around some of Auckland in March, but the extremities of Rodney & Franklin still catching up on the growth they’ve missed out on over the last 9 years.

The indexes for the extremities – and for the rest of the country – will turn downward before they do catch up. In the meantime, however, their values have been growing over the last few months while the indexes for Auckland’s main urban areas have softened.

QV produces its monthly house price index on rolling 3-month & 12-month bases.

It’s not all downward on the isthmus – the index for the central area was up 0.7% in February and still showing a 0.1% gain in the 3 months to March. The eastern suburbs were up 1.3% in the 3 months to February, and rose to a 1.5% gain in the latest 3-month period, to March. The southern suburbs lost ground in February, down 1.3%, but regained 0.3% in March.

And the islands, chiefly Waiheke, gained 2.7% in the 3 months to March and increased that gain to 4.4% in the latest period, though those figures need to be assessed against a low volume of data, which can result in exceptional index movements.

North Shore & Waitakere prices weakened in the 3 months to February, and lost further ground in March, except in the North Harbour (Albany) area, where the index was static in March.

Mixed picture around country

Around the country, the price picture is mixed.

The cheapest city in the country, Gisborne, made a 2.8% gain in the latest 3 months, Queenstown Lakes the one place outside Auckland with an average price over $1 million – gained 2%, Wellington 3.7% – and Central Otago 10%.

Over the longer period since the previous price peak, at the end of 2007, Auckland – from the Shore down to Papakura – remains well ahead of the price level 9 years ago. The southern suburbs on the isthmus are 106% ahead of the 2007 level, and the north-west of old Manukau City is 110% ahead.

The Wellington region, left well behind during Auckland’s strongest boom years, is still only 30.7% ahead of the level in 2007, compared to a 60% gain in Rodney and a 69% gain in Franklin over that period.

QV national spokeswoman Andrea Rush said, “The Wellington region continues to see some of the strongest value growth of any area in New Zealand, particularly in more affordable areas outside the central city such as Porirua & the Hutt Valley.”

“Meanwhile, values in parts of Auckland, Hamilton & Christchurch are still seeing a slight downward trend, but values are stabilising and continuing to rise in other parts of these main centres as well. This means the downward trend & dampening in these markets seen since the latest round of loan:value ratio restriction may be shallower than expected.

“It’s possible we may see values start to rise in these main centres in coming months, given that the market is still being driven by a high number of sales to investors, record high net migration, relatively low interest rates, a lack of supply and fewer taxes on property investment than many other countries.”

QV’s index figures around Auckland on the old council boundaries and for the Auckland region. The first percentage is for the 3 months to February, the second is for the 3 months to March, followed by changes over the last 12 months & since the 2007 peak. The dollar figure is the average value for March:

Rodney, $940,701, 1.4%, 1.2%, 13.3%, 60.4%
North, $964,038, 0.8%, 0.7%, 13.4%, 56.7%
Hibiscus Coast, $920,149, 2.6%, 1.8%, 13.3%, 60.5%
North Shore, $1,201,367, -2.2%, -1.4%, 11.5%, 86.2%
Coastal, $1,375,264, -2.7%, -1.5%, 12.6%, 82.5%
Onewa, $952,902, -2.2%, -2.3%, 9.9%, 92.1%
North Harbour, $1,184,914, -1.0%, 0.0%, 11.1%, 95.0%
Waitakere, $828,959, -1.7%, -1.4%, 12.1%, 95.5%
Auckland City, $1,229,715, 0.2%, 0.9%, 12.5%, 97.5%
Central, $1,062,943, 0.7%, 0.1%, 10.8%, 86.6%
East, $1,542,858, 1.3%, 1.5%, 13.3%, 93.6%
South, $1,108,497, -1.3%, 0.3%, 12.2%, 105.9%
Islands (all on low data), $1,066,785, 2.7%, 4.4%, 17.8%, 66.9%
Manukau, $900,324, -0.4%, -0.5%, 12.6%, 96.7%
East, $1,165,890, -0.7%, 0.4%, 13.8%, 95.6%
Central, $681,232, -1.7%, -1.0%, 9.3%, 81.2%
North-west, $775,666, 1.6%, -0.8%, 13.3%, 109.9%
Papakura, $689,859, 0.9%, 1.2%, 12.6%, 91.8%
Franklin, $667,209, 2.4%, 1.1%, 13.1%, 68.7%
Auckland region, $1,045,362, -0.7%, -0.2%, 12.3%, 91.3%

Other places & nationally:

Kaipara (all on low data), $471,203, 0.8%, 20.6%, 18.8%
Hamilton, $532,888, -0.4%, 15.7%, 47.4%
Gisborne, $276,793, 2.8%, 18.0%, -6.9%
Wellington region, $595,501, 3.7%, 21.2%, 30.7%
Queenstown Lakes, $1,042,258, 2.0%, 28.5%, 51.6%
Central Otago, $437,791, 10.0%, 22.8%, 38.1%
Total NZ, $631,432, 0.6%, 12.9%, 52.4%

Attribution: QV tables & release.

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Shore & Manukau housing values drop over last quarter

Housing values on the North Shore, a few spots on the isthmus and in Manukau have slipped in the latest report by Quotable Value, out today.

QV produces its monthly house price index on rolling 3-month & 12-month bases.

The whole of the Auckland region slipped by 0.7% in the last 3 months. The biggest declines in the region were in the old North Shore City boundaries, where the index for the whole the old city fell 2.2%, as did the Onewa area. Coastal property values fell 2.7% on average.

Nationally, values were up 1.1% over the 3 months, 13.5% over the last year.

QV said the index for Auckland was still up 12.8% over the year despite the more recent declines. Adjusted for inflation, Auckland values rose 11.3% over the last year, 61% since the 2007 peak. Nationally, adjusted for inflation, the index rose 12.0% over the year, 28.5% since the 2007 peak.

QV’s index figures around Auckland on the old council boundaries, plus Kaipara, the Auckland & Wellington regions and nationally – the latest average value & index shifts in the last 3 months, last 12 months & since the 2007 peak:

Kaipara, $470,913, 8.1%, 25.3%, 18.7%
Rodney, $936,877, 1.4%, 13.6%, 59.7%
North, $957,228, 0.8%, 13.6%, 59.4%
Hibiscus Coast, $918,495, 2.6%, 13.4%, 56.4%
North Shore, $1,196,987, -2.2%, 11.2%, 85.5%
Coastal, $1,363,263, -2.7%, 11.6%, 80.9%
Onewa, $962,999, -2.2%, 11.0%, 94.1%
North Harbour, $1,176,182, -1.0%, 11.2%, 93.6%
Waitakere, $831,705, -1.7%, 13.8%, 96.2%
Auckland City, $1,224,673, 0.2%, 12.5%, 96.7%
Central, $1,062,336, 0.7%, 11.6%, 86.5%
East, $1,540,731, 1.3%, 13.5%, 93.3%
South, $1,100,193, -1.3%, 11.5%, 104.4%
Islands, $1,057,341, 2.7%, 18.9%, 65.4%
Manukau, $902,477, -0.4%, 14.2%, 97.2%
East, $1,159,890, -0.7%, 14.5%, 94.6%
Central, $685,233, -1.7%, 11.6%, 82.3%
North-west, $785,112, 1.6%, 16.2%, 112.5%
Papakura, $686,465, 0.9%, 13.6%, 90.8%
Franklin, $663,638, 2.4%, 13.3%, 67.8%
Auckland region, $1,043,680, -0.7%, 12.8%, 91.0%
Wellington region, $589,784, 4.3%, 21.5%, 29.4%
Total NZ, $631,349, 1.1%, 13.5%, 52.4%

Link:
QV house price index for February 2017

Attribution: QV release.

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Auckland house index eases again as buyers hunt elsewhere

Quotable Value Ltd’s house price index continued to ease in Auckland, Hamilton & Christchurch in January, while values continued to rise in Tauranga, Wellington & Dunedin.

In many Auckland suburbs, the index declined in the 3 months to January.

The nationwide annual increase of 13.5% dropped to 12.0% when adjusted for inflation, and from 52.4% to 28.5% above the 2007 peak. In Auckland, the annual increase dropped from 12.8% to 12.0% when adjusted for inflation, and from 91.7% to 61.6% above the 2007 peak.

QV national spokesperson Andrea Rush said today: “It’s possible rising mortgage interest rates and the new loan:value ratio (LVR) rules will continue to constrain the rate of value growth during 2017. However, this will be balanced by continued record high net migration and a lack of housing supply, particularly in Auckland. As well as the fact New Zealand property can be bought freehold and has fewer taxes on property compared with many other countries, meaning it remains a highly attractive investment to foreign buyers.”

Growth around outlying centres

Wellington prices have taken off since mid-2015.

In a sweep around the country, Ms Rush said in a release: “We are now seeing a strong trend of value growth in regional centres around the country, particularly those situated within 2-3 hours’ drive of the main centres that have seen very strong value growth recently such as Auckland, Wellington & Queenstown.

“These include the Kaipara District just north of Auckland, where values accelerated 6.4% over the past 3 months and 25.9% since January last year, led by strong growth in places like Mangawhai, now a favourite for those who are selling up and moving out of Auckland.

“Similarly, the Hauraki District south of Auckland, and also commuting distance to Hamilton & Tauranga, accelerated 10.8% over the past 3 months and 30.3% year on year, with towns like Paeroa and& Ngatea in high demand from movers & investors alike.

“Values in regions near Wellington such as the Kapiti Coast, Horowhenua & South Wairarapa have also risen between 5-7% since November, as those priced out of the Wellington market look further out for affordable property.

“The Mackenzie District in the South Island has jumped 9.7% since November and 26.9% year on year as those priced out of Queenstown, Wanaka & the surrounds look to places like Tekapo & Twizel for lakeside property.”

Auckland

In Auckland, the strongest growth over the last 3 months was in Franklin, as buyers looked further out from the city centre for more affordable property.

QV Auckland homevalue manager James Steele said: “Places such as Waiuku, Pukekohe & coastal areas south of Clevedon are experiencing strong demand & value increases due to higher demand from investors & home buyers alike.

“There still is a high demand in this area for new-build dwellings with both land & house packages and design & build packages happening within the new developments of Pukukohe, Patumahoe, Waiau Pa & Kingseat.

“There’s been a similar trend north of Auckland, with Rodney North seeing the strongest growth in the Auckland region over the past year – up by 14.5% year on year. This has been driven by stronger demand in places like Wellsford, Warkworth, Matakana & surrounding areas.

“However, quarterly value growth there has eased from 3.6% quarterly growth last month to 1.6% quarterly growth this month, most likely due to the impact of the LVR restrictions.

“Meanwhile, the Waitakere, North Shore & Manukau housing markets have been slow going, with vendors having to adjust their price expectations down to sell, and open home attendances have been slow from November through January.

“It appears people may be taking a wait-&-see approach until after Waitangi weekend, and it appears people aren’t willing or able with new loan restrictions to pay the premiums that they were in the first half of 2016.”

QV’s index figures around Auckland on the old council boundaries, plus Kaipara, Hamilton, Tauranga, the Auckland & Wellington regions, Christchurch, Dunedin, Queenstown Lakes and nationally – the latest average value & index shifts in the last 3 months, last 12 months & since the 2007 peak:

Kaipara, $463,896, 6.4%, 25.9%, 16.9%
Rodney, $933,456, 1.6%, 13.7%, 59.1%
North, $961,450, 2.3%, 14.5%, 60.1%
Hibiscus Coast, $908,966, 1.3%, 12.8%, 54.8%
North Shore, $1,214,291, -0.5%, 12.5%, 88.2%
Coastal, $1,387,368, -0.3%, 13.2%, 84.1%
Onewa, $971,364, -1.9%, 11.2%, 95.8%
North Harbour, $1,189,924, 0.9%, 12.8%, 95.8%
Waitakere, $836,574, -0.1%, 13.6%, 97.3%
Auckland City, $1,225,096, 1.3%, 12.1%, 96.8%
Central, $1,065,420, 2.4%, 12.0%, 87.1%
East, $1,532,815, 2.4%, 12.3%, 92.3%
South, $1,107,912, -0.4%, 11.9%, 105.8%
Islands, $1,036,288, 0.3%, 14.8%, 62.1%
Manukau, $901,422, -0.5%, 13.7%, 96.9%
East, $1,158,197, -1.3%, 13.9%, 94.3%
Central, $686,567, -1.8%, 11.6%, 82.6%
North-west, $781,110, 1.6%, 15.7%, 111.4%
Papakura, $684,172, 0.2%, 12.6%, 90.2%
Franklin, $660,557, 2.9%, 13.1%, 67.0%
Auckland region, $1,047,699, 0.2%, 12.8%, 91.7%
Hamilton, $531,337, -1.1%, 18.6%, 47.0%
Tauranga, $672,752, 3.2%, 20.7%, 39.7%
Wellington, $702,081, 4.6%, 21.1%, 31.9%
Christchurch, $497,539, -0.2%, 2.8%, 31.1%
Queenstown Lakes, $1,032,560, 6.0%, 30.7%, 50.1%
Dunedin, $359,055, 5.1%, 15.5%, 25.4%
Total NZ, $631,302, 1.4%, 13.5%, 52.4%.

Link:
QV house price index for January 2017

Related story today: Agency says market tight for holiday homes & land

Attribution: QV release.

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Tighter LVR rules bring fourth-quarter house price slowdown

Quotable Value Ltd’s house price index to December, released today, confirms the slowdown that became very evident in auctionrooms once the Reserve Bank introduced new restrictions that took effect from 1 October.

Those restrictions, announced in September, required residential property investors generally to have a 40% deposit for a mortgage loan, and owner-occupiers generally to have a 20% deposit.

A second slowdown cause is the more cautious approach taken by Chinese investors in Auckland towards the end of the year. That caution is likely to be heightened following tightening of capital outflows by China’s State Administration of Foreign Exchange over the New Year.

Auckland real estate agency Barfoot & Thompson’s managing director, Peter Thompson, saw every indication in his agency’s sales & supply figures on Monday that the rise in the residential market had stopped.

The Quotable Value figures for the Auckland region – the driver of price change throughout the country – show declines from November to December in the average price, December $1,047,179 (November $1,051,387), rolling quarterly value change, 1.5% (3.7%), rolling annual change, 12.2% (12.8%), and the increase in values for the region since the previous market peak at the end of 2007, 91.6% (92.4%).

2 places in Auckland index decreases for the last quarter – the Hauraki Gulf islands by 0.9% and central Manukau by 0.3%.

Wellington & Dunedin hold out against trend

QV national spokesperson Andrea Rush said the Auckland price increases were reduced net of inflation to 11.9% for the year, 62.4% since 2007. Nationally, those figures net of inflation were 12.2% for the year, 28.5% since 2007.

Ms Rush said: “December saw a continuation of the trend of a slowing rate of value growth, activity & demand. This trend has been seen in many of the main centres since the introduction of the loan:value ratioss, which require a minimum 40% deposit for investment properties.

“This, coupled with the annual Christmas holiday period slowdown, has led to a decrease in values in some parts of Auckland, Hamilton & Christchurch since November.

“However, in Wellington values continue to rise faster than in Auckland, but at a slightly slower rate than prior to the LVRs being introduced.

“In Dunedin, there has so far been no evident slowing in the housing market because of the new LVRs and value levels continue to increase and sales activity has remained strong throughout the Christmas period.

“This is likely to be due to the fact the Dunedin housing market offers a much lower entry level & price point than the other main centres. Thus it’s easier for investors to find a 40% deposit to purchase there and investors have remained active there.

“A similar trend of plateauing/decreasing values was seen in the Auckland market over the summer period last year following the introduction of the (30%) LVRs for the super-city region only.

“In 2016, the Auckland market then picked up in March, which is usually the busiest month of the year, and it’s possible we may see this happen again.

“However, if interest rates continue to rise during 2017, this may further reduce demand from investors and lead to a longer period of lower value growth.

“But any slowdown will be balanced by the fact the market is still being driven by strong net migration, relatively low interest rates and a lack of supply compared to the demand, particularly in Auckland.”

Mixed picture in Auckland

QV’s Auckland general manager, Jan O’Donoghue, said: “With interest rates set to rise further during 2017, it appears some investors are choosing not to buy more property as they have lower expectations of potential capital gains during 2017. However, properties with subdivision potential under the new unitary plan are still selling well and achieving record prices.

“This includes properties in areas that are close to up-&-coming town centres and have good transport links, in suburbs such as Mt Wellington & New Lynn.

“Units that don’t have subdivision potential are less popular because there is low expectation of achieving capital gains.”

QV’s index figures around Auckland on the old council boundaries, plus Kaipara, Hamilton, Tauranga, the Auckland & Wellington regions, Christchurch, Queenstown Lakes and nationally – the latest average value & index shifts in the last 3 months, last 12 months & since the 2007 peak:

Kaipara, $467,348, 8.0%, 27.8%, 17.8%
Rodney, $929,162, 3.8%, 14.0%, 58.4%
North, $957,501, 4.9%, 15.6%, 59.4%
Hibiscus Coast, $903,672, 3.0%, 12.4%, 53.9%
North Shore, $1,395,709, 1.5%, 12.1%, 88.8%
Coastal, $1,218,254, 0.9%, 11.8%, 85.2%
Onewa, $975,593, 0.0%, 11.1%, 96.7%
North Harbour, $1,184,533, 0.6%, 12.4%, 94.9%
Waitakere, $840,639, 2.0%, 12.4%, 98.3%
Auckland City, $1,218,979, 2.0%, 11.2%, 95.8%
Central, $1,062,115, 4.0%, 11.7%, 86.5%
East, $1,520,349, 2.5%, 10.7%, 90.8%
South, $1,104,779, 0.2%, 11.5%, 105.2%
Islands, $1,021,594, -0.9%, 12.7%, 59.8%
Manukau, $904,516, 1.0%, 13.6%, 97.6%
East, $1,161,823, 0.6%, 13.7%, 94.9%
Central, $688,248, -0.3%, 11.1%, 83.1%
North-west, $781,663, 2.2%, 15.4%, 111.6%
Papakura, $681,953, 2.1%, 13.3%, 89.6%
Franklin, $659,906, 4.9%, 13.8%, 66.8%
Auckland region, $1,047,179, 1.5%, 12.2%, 91.6%
Hamilton, $534,860, 1.1%, 20.4%, 48.0%
Tauranga, $672,197, 4.3%, 24.0%, 39.6%
Wellington region, $574,410, 3.9%, 20.5%, 26.1%
Christchurch, $494,247, -0.3%, 2.5%, 30.3%
Queenstown Lakes, $1,022,214, 6.6%, 31.6%, 48.6%
Total NZ, $627,905, 1.3%, 12.5%, 51.5%.

Earlier story:
6 September 2016: Reserve Bank confirms loan restrictions go nationwide

Attribution: QV release.

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Auckland housing market slows and Queenstown’s jumps

Quotable Value Ltd said yesterday the rise in Auckland’s house values in the 12 months to November, 12.8%, was the slowest rate since January 2015.

Nationally, the 12.4% index rise was the slowest since May.

QV's index for Queenstown to November 2016.

QV’s index for Queenstown to November 2016.

But it’s not all slower. In Queenstown, the QV index has risen 32.2% in the last year, taking the average price there over $1 million.

QV national spokesperson Andrea Rush said nationwide quarterly growth eased back to 2% as the latest round of loan:value ratio restrictions made the spring market weaker than usual.

She said that, while growth was slowing in Auckland, Wellington, Hamilton & Christchurch, values continued to rise elsewhere.

The Auckland rise of 12.8% over 12 months was cut to 12.6% net of inflation, and the 92.4% rise since the 2007 peak was cut to 63.1%. The rise in the last 3 months was 3.7%.

Nationally, the rise of 12.4% over 12 months was cut to 12.1% net of inflation, and the 50.8% rise since the 2007 peak was cut to 27.8%. The rise in the last 3 months was 2%.

The average value in Auckland reached $1,051,387 (up $6180 from October), in Queenstown $1,000,205, and nationally it was $624,675.

QV Auckland general manager Jan O’Donoghue said: “It’s a tale of 2 different markets in Auckland currently. We are continuing to see strong demand in the $1.5 million–plus bracket and the new-build market, which is resulting in high sales prices being achieved for these properties.

“But at the same time there’s been a significant reduction in demand for entry-level investor housing stock, particularly in Manukau, over the past month, and sales prices for this type of property have reportedly dropped back by as much as 20-30% on what was being achieved earlier in the year.

“There has been a late surge of new listings coming on to the market from buyers wanting to sell prior to Christmas, and this increased the sense that it’s currently more of a buyers’ market than it has been since the beginning of the year in some areas.”

QV’s index figures around Auckland on the old council boundaries, plus Kaipara, Queenstown, the Auckland & Wellington regions & nationally – the latest average value & index shifts in the last 3 months, last 12 months & since the 2007 peak:

Kaipara, $435,635, 2.0%, 21.8%, 9.8%
Rodney, $923,594, 6.2%, 15.2%, 57.5%
North, $949,942, 7.7%, 16.6%, 58.2%
Hibiscus Coast, $895,003, 4.2%, 13.3%, 52.4%
North Shore, $1,224,477, 3.5%, 12.5%, 89.8%
Coastal, $1,400,984, 4.1%, 12.6%, 85.9%
Onewa, $984,557, 2.7%, 12.2%, 98.5%
North Harbour, $1,188,075, 3.0%, 13.3%, 95.5%
Waitakere, $845,864, 4.8%, 13.1%, 99.5%
Auckland City, $1,222,371, 3.6%, 11.6%, 96.4%
Central, $1,055,002, 4.2%, 10.9%, 85.2%
East, $1,520,825, 3.7%, 11.2%, 90.8%
South, $1,115,066, 2.7%, 12.1%, 107.1%
Islands, $1,029,854, 0.8%, 14.3%, 61.1%
Manukau, $906,004, 2.8%, 13.7%, 97.9%
East, $1,168,113, 3.1%, 14.6%, 96.0%
Central, $696,784, 2.6%, 11.9%, 85.4%
North-west, $772,913, 2.0%, 14.2%, 109.2%
Papakura, $680,134, 3.4%, 14.2%, 89.1%
Franklin, $647,904, 4.3%, 12.6%, 63.8%
Auckland region, $1,051,387, 3.7%, 12.8%, 92.4%
Wellington region, $565,631, 5.5%, 20.6%, 24.1%
Queenstown Lakes, $1,000,205, 7.5%, 32.2%, 45.4%
Total NZ, $624,675, 2.0%, 12.4%, 50.8%

Link:
QV House Price Index (HPI) for November 2016

Attribution: QV release.

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QV says house price rises slowing

Quotable Value Ltd’s latest monthly house price index shows a slowdown both in Auckland & nationally.

In Auckland, the 13.8% increase in the year to October was the lowest since March 2015.

Nationally, the 12.7% increase was the lowest since May.

QV national spokesperson Andrea Rush said yesterday: “The index is now showing a slight tick to the right, which reflects an easing of 1.6% in the annual rate of growth over the past month as the latest round of loan:value ratio (LVR) restrictions begin to take effect.

“Sales volumes are down by around 12% on the same period last year and mortgage approval rates are also down.

“Home values continue to rise faster in the Wellington region than the Auckland region, and the housing market in the capital appears largely unaffected by the new LVR restrictions, particularly at the more affordable end of the market in areas such as the Hutt Valley, Porirua & the Kapiti Coast.

“Auckland, Tauranga & Hamilton home values are continuing to rise, just at a slightly slower pace than they were prior to the new LVR measures being introduced in late July.

“The Dunedin market also continues to see good levels of activity and demand, while investors are less active in the Christchurch market and home values there continue to show only moderate value growth.
“The new-build market remains strong across the country as the new LVR restrictions for investors do not apply for new homes.

“Less established investors appear to be having difficulty raising finance with the new 40% deposit requirement, while recent CoreLogic buyer classification data shows that 34% of investors with 5 or more properties do not need to raise a mortgage so are not affected by the new LVR rules.

“Those investors shut out of more expensive markets appear to be turning their sights to more affordable markets in relatively close proximity to North Island main centres such as the Western Bay of Plenty, Whangarei, Rotorua & the Waikato District, and all of these areas continue to see very strong value growth.

“It appears that new investors and ‘mum & dad’ investors are the ones most affected as they are reliant on higher loan:equity ratios, and so tend to be more affected by the LVR changes than well established investors.

“There are reports of investors’ having more difficulty raising the extra finance through banks, following the new LVR changes. There are still properties selling, but it is not as easy as it was prior to the new changes coming into play.”

The QV index shows Auckland up 5.3% in the last 3 months, 13.8% for the year, 91.3% since the previous market peak at the end of 2007. Adjusted for inflation, the rises were 13.6% for the year, 62.1% since 2007. QV put the average value for the region at $1,045,207 in October.

Nationally, the rises were 3.3% for the last 3 months, 12.7% for the year, 50.2% since 2007. Adjusted for inflation, the rises were 12.4% for the year, 27.4% since 2007. The average value nationwide was $622,309.

QV’s index figures around Auckland on the old council boundaries, plus Kaipara, the Auckland & Wellington regions & nationally – the latest average value & index shifts in the last 3 months, last 12 months & since the 2007 peak:

Kaipara, $436,144, 3.3%, 20.2%, 9.9%
Rodney, $918,899, 6.9%, 17.1%, 56.7%
North, $940,204, 7.5%, 17.5%, 56.5%
Hibiscus Coast, $896,988, 6.2%, 16.4%, 52.7%
North Shore, $1,220,550, 5.2%, 13.5%, 89.1%
Coastal, $1,391,044, 5.2%, 12.9%, 84.6%
Onewa, $990,038, 5.6%, 13.9%, 99.6%
North Harbour, $1,179,794, 4.8%, 14.4%, 94.2%
Waitakere, $837,300, 7.1%, 13.5%, 97.5%
Auckland City, $1,209,199, 3.9%, 12.0%, 94.2%
Central, $1,040,640, 3.7%, 11.4%, 82.7%
East, $1,497,097, 3.0%, 11.4%, 87.9%
South, $1,112,901, 4.9%, 13.0%, 106.7%
Islands, $1,032,945, 5.1%, 16.5%, 61.6%
Manukau, $906,128, 5.5%, 15.6%, 98.0%
East, $1,173,581, 6.6%, 16.7%, 96.9%
Central, $698,842, 5.5%, 13.9%, 85.9%
North-west, $768,563, 3.6%, 16.0%, 108.0%
Papakura, $683,031, 6.9%, 16.3%, 89.9%
Franklin, $641,668, 4.6%, 13.9%, 62.2%
Auckland region, $1,045,207, 5.3%, 13.8%, 91.3%
Wellington region, $558,886, 6.6%, 21.1%, 22.6%
Total NZ, $622,309, 3.3%, 12.7%, 50.2%

Link: QV full house price index for October 2016

Attribution: QV release & index.

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Multiple owners still highly active as QV Auckland housing index tops $1 million

Auckland’s relentless rise in house values continued in August as the average for the whole region topped $1 million, according to Quotable Value Ltd’s monthly house price index.

Across the northern border the Kaipara average was $427,199, and across the southern border the average in Hauraki was $312,792. Nationally, the average rose 6% in the last 3 months to $612,527.

In July, the average had made it past $1 million in 2 of Auckland’s old cities, Auckland & North Shore, and in 6 sub-districts, and the whole region’s average fell $7800 short of that figure.

In August, the average climbed to $1.18 million in Auckland & North Shore, was above $1 million in 7 sub-districts and the whole region’s average went $13,600 over $1 million.

The index for one part of the region, north-west Manukau, was double the 2007 market peak in July, climbed to 105% in August and was joined by the isthmus southern suburbs at 101.7% of that 2007 peak.

The average in the isthmus eastern suburbs in July was $1.45 million and climbed $22,000 to $1.67 million in August.

The Auckland regional figures adjusted for inflation dropped from 15.9% to 15.4% for the year, and from 85.5% to 57.5% for the period since the 2007 peak.

The nationwide figures adjusted for inflation dropped from 14.6% to 14.2% for the year, and from 47.8% to 25.6% for the period since the 2007 peak.

Around the country

QV national spokesperson Andrea Rush said yesterday: “There was a strong surge of activity in June & July. However, it now appears the new loan:value ratio restrictions for investors adopted by banks towards the end of July have started to have an impact in the housing markets in Auckland, Tauranga & Hamilton during August.

“In recent weeks there has been a drop-off in market valuation requests, auction clearance rates, open home attendees & loan application rates in these centres.

“The Wellington market, however, continues to see strong growth, with values there increasing at a faster rate than the Auckland region over the past year, and the Dunedin market also continues to show strong levels of activity & demand.

“Some regional centres have also seen significant value growth of more than 25.0% over the past year, including Whangarei, Rotorua & Queenstown.

“The Christchurch market, by comparison, is relatively flat with a shortage of listings in the market, resulting in not much activity apart from in the new-build & subdivision part of the market.”

Multiple owners still highly active

Ms Rush said CoreLogic’s latest buyer classification data for the third quarter of 2016 showed multiple property owners continued to be very active across the Auckland region, accounting for 45.9% of sales. “They are even more heavily concentrated in the North Shore & Auckland City, at over 50% of sales for the quarter. Across the rest of New Zealand, multiple property owners accounted for 42.3% of all sales.”

QV's indexes for Auckland on the old local body boundaries.

QV’s indexes for Auckland on the old local body boundaries.

QV’s index figures around Auckland on the old council boundaries, what’s happening at the neighbours & at some other main centres, and nationally – the latest average value & index shifts in the last 3 months, last 12 months & since the 2007 peak:

Whangarei, $429,885, 6.2%, 21.6%, 8.5%
Kaipara, $427,199, 4.0%, 17.5%, 7.7%
Rodney, $869,587, 2.4%, 15.6%, 48.3%
North, $881,846, 2.5%, 15.4%, 46.8%
Hibiscus Coast, $858,729, 2.4%, 15.7%, 46.2%
North Shore, $1,183,443, 6.5%, 14.9%, 83.4%
Coastal, $1,345,327, 6.0%, 14.6%, 78.5%
Onewa, $959,051, 8.0%, 13.4%, 93.4%
North Harbour, $1,153,406, 5.8%, 17.8%, 89.8%
Waitakere, $806,832, 5.5%, 14.7%, 90.3%
Auckland City, $1,180,245, 5.3%, 14.3%, 89.6%
Central, $1,012,112, 3.0%, 13.7%, 77.7%
East, $1,466,887, 4.8%, 14.4%, 84.1%
South, $1,085,631, 7.2%, 14.8%, 101.7%
Islands, $1,021,668, 9.5%, 16.9%, 59.8%
Manukau, $881,628, 6.9%, 19.5%, 92.6%
East, $1,132,626, 7.4%, 18.5%, 90.0%
Central, $679,346, 5.6%, 18.1%, 80.7%
North-west, $758,117, 7.4%, 22.2%, 105.2%
Papakura, $657,767, 7.6%, 20.3%, 82.8%
Franklin, $621,098, 3.5%, 13.7%, 57.0%
Auckland region, $1,013,632, 6.1%, 15.9%, 85.5%
Hamilton, $518,387, 8.4%, 9.3%, 43.4%
Tauranga, $633,638, 7.0%, 28.5%, 31.6%
Wellington, $643,986, 5.6%, 17.7%, 21.0%
Christchurch, $492,766, 0.5%, 3.5%, 29.9%
Dunedin, $333,890, 3.1%, 11.5%, 16.7%
Total NZ, $612,527, 6.0%, 14.6%, 47.8%

Link:
QV full house price index for August 2016

Attribution: QV & CoreLogic release & tables.

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QV index shows some provincial house price catch-up as Auckland steams on

The rises in Auckland residential values have gone beyond 80% since the 2007 peak for the whole Auckland region, and 100% in part of Manukau. On the borders it remains a different story, though the figures for the last quarter show some catch-up – or less of the falling behind.

On the northern border, both Kaipara & Whangarei show a 6.4% gain over those 9 years, but 6% (Whangarei) & 5.1% (Kaipara) in the 3 months to July.

Heading south, the Waikato district’s values have risen 28.6% over the 9 years, 4.2% in the last 3 months. Values in Hamilton have risen 8.9% in the last 3 months, Tauranga 6.6%, but there are still many rural districts where values remain well short of those reached in 2007.

Quotable Value Ltd’s house price index shows much of the North Shore above $1.1 million, all the isthmus above $1 million and some of Manukau at $1.1 million.

The average for the whole Auckland region reached $992,207, up from $975,087 in June. Nationally, the average rose from $590,909 in June to $602,434.

QV said the Auckland index, adjusted for inflation, was up 15.5% in the last year, 54.2% since 2007, and the national index was up 13.7% for the year, 23.5% since 2007.

QV national spokesperson Andrea Rush said yesterday: “The latest QV house price index shows values continue to rise rapidly in many parts of New Zealand, buoyed by low interest rates, strong investor activity & high net migration, with the average value nationwide now topping $600,000.

“Hamilton, Queenstown Lakes & Tauranga have seen some of the highest growth, with Hamilton values rising 31.5% since July 2015, nearly twice as fast as Auckland, which rose 16% over the same period.

“The Auckland market, however, has continued to accelerate – up more than 5% over the past 3 months.

“Meanwhile, the Wellington & Dunedin residential property markets also continue to show strong growth. Christchurch, by comparison, is showing much more moderate value growth and, along with supply meeting demand for homes in the city, there’s now an oversupply of rental properties, which is resulting in a downward trend in rents there.

“It’s too soon to tell what impact the Reserve Bank’s new 40% deposit requirement for anyone purchasing a property they do not intend to live in, will have on the market. However, there are reports the new rules have already led to some offers being withdrawn by investors in parts of the country.”

Severe listings shortage in Auckland

QV homevalue registered valuer James Wilson said of the Auckland index: “Throughout July, the Auckland residential market has been characterised by a severe shortage of listings, which could be due to fewer people listing their properties for sale during the wet winter months & strong value growth.

“This seasonal shortage of listings has further strengthened demand for good quality stock, and homeowners appear to be favouring staying put for the time being and utilising the equity within their property to fund renovations rather than selling to upgrade.

“Increasingly we are witnessing unconditional offers being made in order to secure a property without completing adequate due diligence. This behaviour is driven by a growing fear of missing out, which is rife across the market.

“Whilst it is still too early to have evidence of the market impact of the further strengthening of loan:value ratio (LVR) restrictions announced by the Reserve Bank during July, some investors have said they are entering a ‘wait & see’ holding pattern.

“Given the LVR strengthening, and Reserve Bank rhetoric regarding the potential of debt:income ratios, we would urge investors to conduct adequate analysis of the long-term investment returns that any potential property can achieve.”

Hamilton commuter demand spreads to Raglan

qv ham1608In Hamilton, QV homevalue valuer Stephen Hare said demand was strong and not matched by supply.

“We are continuing to see strong demand for properties in the lower value price bracket ($4-600,000) and increasingly strong demand in the high value bracket suburbs such as Flagstaff, Rototuna & Huntington.

“Hamilton homebuyers & investors continue to purchase in nearby towns within commuting distance to the city, which is driving values up in places such as Te Awamutu, Morrinsville & Ngaruawahia. Raglan is experiencing an increase in property values similar to the rest of the Waikato district & the Hamilton market.”

Some regional & national figures, around Auckland on the old council boundaries, and what’s happening at the neighbours – the latest average value & index shifts in the last 3 months, last 12 months & since the 2007 peak:

Whangarei, $421,750, 6.0%, 19.9%, 6.4%
Kaipara, $422,295, 5.1%, 15.1%, 6.4%
Rodney, $859,303, 2.8%, 16.0%, 46.5%
North, $874,992, 3.4%, 16.9%, 45.7%
Hibiscus Coast, $844,826, 2.2%, 15.0%, 43.8%
North Shore, $1,160,094, 15.1%, 5.3%, 79.8%
Coastal, $1,322,798, 5.5%, 15.2%, 75.5%
Onewa, $937,297, 6.1%, 13.8%, 89.0%
North Harbour, $1,126,152, 3.9%, 16.8%, 85.3%
Waitakere, $782,039, 3.7%, 13.8%, 84.4%
Auckland City, $1,163,464, 5.6%, 14.6%, 86.9%
Central, $1,003,978, 4.8%, 14.9%, 76.3%
East, $1,453,988, 5.5%, 14.8%, 82.4%
South, $1,060,567, 6.4%, 14.0%, 97.0%
Islands, $982,998, 5.6%, 18.1%, 53.8%
Manukau, $859,005, 5.7%, 20.0%, 87.7%
East, $1,100,754, 5.7%, 18.2%, 84.7%
Central, $662,182, 4.5%, 19.4%, 76.2%
North-west, $741,947, 6.5%, 23.6%, 100.8%
Papakura, $638,678, 4.9%, 21.1%, 77.5%
Franklin, $613,696, 3.3%, 15.1%, 55.2%
Auckland region, $992,207, 5.2%, 16.0%, 81.6%
Waikato, $389,220, 4.2%, 27.5%, 28.6%
Hamilton, $513,094, 8.9%, 31.5%, 41.9%
Tauranga, $615,625, 6.6%, 25.7%, 27.9%
Queenstown Lakes, $910,974, 8.1%, 27.0%, 32.5%
Total NZ, $602,434, 6.1%, 14.1%, 45.4%

Link:
The full set of statistics for all New Zealand for July: QV House Price Index (HPI) for July 2016 (note: I run the figures in order of most recent to oldest; QV runs them 12 months, latest 3 months, since 2007 peak)

Attribution: QV release.

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National housing index up more than Auckland’s in last quarter

The national increase on Quotable Value Ltd’s house price index was greater than Auckland’s over the last 3 months – 5.6% nationally versus 4.7% for Auckland.

Over the last year, however, the rise values in Auckland was still ahead at 16.1%, compared to 13.5% nationally. Since the 2007 peak, the national index has risen 42.6% while Auckland’s is up 78.4%.

Adjusted for inflation, the rises were 13% for the year nationally, 15.6% in Auckland, 21.6% since the peak nationally, 52.1% in Auckland.

The average value in the Auckland region over the last 3 months was $975,087 compared to $590,909 nationally.

QV national spokesperson Andrea Rush said the national rise was the fastest rate since 2004: “Many housings markets around the country are continuing to be driven by strong investor demand, low interest rates, rapid price growth in the Auckland market & strong net migration.”

She said areas within commuting distance of the main centres continued to see strong upward pressure on values.

The latest CoreLogic buyer classification data showed the share of Auckland sales to investors had risen from 37% in 2012 to 46% as the Reserve Bank considered further restrictions on investors, and this might have prompted the surge in investor purchases in various housing markets over the last month.

Some regional & national figures, around Auckland on the old council boundaries, and what’s happening at the neighbours – the latest average value & index shifts in the last 3 months, last 12 months & since the 2007 peak:

Whangarei, $411,931, 4.1%, 18.2%, 3.9%
Kaipara, $418,962, 7.2%, 19.4%, 5.6%
Rodney, $854,183, 2.9%, 16.9%, 45.6%
North, $867,065, 2.0%, 17.1%, 44.4%
Hibiscus Coast, $842,575, 3.8%, 16.6%, 43.4%
North Shore, $1,135,868, 5.4%, 15.0%, 76.0%
Coastal, $1,296,298, 6.2%, 14.9%, 72.0%
Onewa, $913,236, 5.3%, 13.7%, 84.1%
North Harbour, $1,107,688, 3.9%, 17.0%, 82.3%
Waitakere, $771,270, 4.3%, 15.0%, 81.9%
Auckland City, $1,146,639, 4.9%, 14.3%, 84.2%
Central, $995,878, 3.8%, 15.4%, 74.9%
East, $1,432,904, 5.2%, 14.2%, 79.8%
South, $1,039,992, 5.2%, 13.5%, 93.2%
Islands, $970,126, 7.2%, 17.5%, 51.8%
Manukau, $842,142, 5.3%, 20.4%, 84.0%
East, $1,083,365, 5.8%, 18.1%, 81.8%
Central, $649,964, 4.3%, 21.7%, 72.9%
North-west, $724,180, 5.8%, 23.7%, 96.0%
Papakura, $626,439, 2.2%, 22.6%, 74.1%
Franklin, $611,898, 3.7%, 17.9%, 54.7%
Auckland region, $975,087, 4.7%, 16.1%, 78.4%
Hamilton, $492,403, 6.9%, 29.0%, 36.2%
Tauranga, $599,915, 4.9%, 23.6%, 24.6%
Total NZ, $590,909, 5.6%, 13.5%, 42.6%

Link: QV house price index for June 2016

Attribution: QV release.

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QV index shows house price momentum picking up again

Quotable Value Ltd’s Auckland house price index continued its relentless climb in May – 91% above the 2007 peak in north-west Manukau (airport territory), and the lowest rise over those 8½ years 42.8% on the Hibiscus Coast.

Or you can cross the northern border into the Kaipara for a 1.3% gain from 2007 until April, rising to 3.6% in May. Or head south-east to Thames Coromandel, where the index is 1.9% below where it was in 2007.

A selection of quotes from Auckland valuer James Wilson in today’s QV report on the monthly index shifts:

“Values are rising rapidly across the city again.…. transacting within short timeframes by property speculators…. Vacant sections within new developments are extremely popular… a growing number of homes are underinsured…. Agents are reporting a shortage of listings… offers are made & accepted without the property reaching the wider market.”

The Auckland index has increased 3.3% in 3 months, 15.4% in a year, the region 74.9% since the start of the global financial crisis at the end of 2007. Adjusted for inflation, the rises are 14.9% over 12 months, 49.1% since 2007. The average value in the Auckland region is now $955,793, compared to a national average of $577,829.

The national picture

The national index shows a 3.9% gain over 3 months, 12.4% gain in a year, 39.5% since 2007. Adjusted for inflation, the 12-month gain was 11.9%, 18.9% since 2007.

QV national spokesperson Andrea Rush said: “Residential property values are rising rapidly across Auckland again and they also continue to accelerate in many other parts of the country, with much of the activity driven by strong demand from investors.

“Tauranga, Hamilton, Wellington, Dunedin & Queenstown values continue to see particularly strong growth, as do many other regional centres & smaller towns located within commuting distance of these main centres.

“The Christchurch market, by comparison, is slow & steady, with normal levels of activity & sales volumes but little value growth as supply is now meeting demand for housing in the city.

“Migration is continuing at the highest levels seen in 100 years and this population growth, coupled with growing demand from investors, means housing supply, particularly in Auckland & Queenstown, is not able to keep up with demand and this is driving values ever higher.

“While it is clear Auckland needs more housing, both within the existing urban metropolitan boundary and on future urban-zoned land, as well as new infrastructure to service it, it appears to be investor demand that’s driving the rapid value growth in Auckland and other parts of the country.”

Auckland valuer picks the issues

QV homevalue registered valuer James Wilson said: “Throughout May we have seen a continuation of the buoyant market conditions experienced during April and values are rising rapidly across the city again.

“We are also seeing numerous examples of properties transacting within short timeframes by property speculators.

“Vacant sections within new developments are extremely popular, with the onselling of vacant sites which have been purchased off plans providing strong capital gains.”

What Mr Wilson didn’t mention was that foreign investors, with tax & company registration in order, are able to make a 10% deposit of under $100,000 on a new subdivision section for potentially large capital gain on the completed off-plans house. Subdivisions have been selling out in weeks to these buyers.

Mr Wilson said there was ongoing concern about the lack of awareness among homeowners following changes to home replacement insurance “and we believe a growing number of homes are underinsured.”

Boomtown Ngaruawahia

QV homevalue Hamilton valuer Stephen Hare said: “The Hamilton market is still seeing strong demand from out-of-town investors and the supply of properties on the market is still not able to keep up with buyer demand.

“We are seeing particularly strong demand for properties in the lower value price bracket between $4-600,000. There’s also a growing trend of first-homebuyers priced out of the market, purchasing more affordable homes in smaller townships within commuting distance of Hamilton.”

“A typical example of this is what we are seeing in the Waikato district town of Ngaruawahia, which is a 15-minute drive north from Hamilton and about an hour and a half drive south of Auckland.
“Growing numbers of Hamilton first-homebuyers are buying in Ngaruawahia, which is also popular with out-of-town investors, and this is resulting in rapidly rising values in the town.

“The rise in demand for housing stock in the town has also now led to a shortage of rental properties, which is driving rents up.”

Some regional & national figures, around Auckland on the old council boundaries, and what’s happening at the neighbours – the latest average value and index shifts in the last 3 months, last 12 months & since the 2007 peak:

Auckland region, $955,793, 3.3%, 15.4%, 74.9%
Wellington region, $504,794, 4.0%, 10.2%, 10.8%
Main urban areas, $688,908, 3.8%, 12.8%, 50.0%
Total NZ, $577,829, 3.9%, 12.4%, 39.5%

Kaipara, $410,918, 9.3%, 19.8%, 3.6%
Rodney, $849,107, 2.9%, 17.6%, 44.8%
North, $860,503, 2.1%, 17.8%, 43.3%
Hibiscus Coast, $838,942, 3.6%, 17.4%, 42.8%
North Shore, $1,110,891, 3.2%, 14.1%, 72.2%
Coastal, $1,268,592, 3.8%, 14.0%, 68.4%
Onewa, $887,738, 2.3%, 12.5%, 79.0%
North Harbour, $1,089,841, 3.1%, 16.7%, 79.4%
Waitakere, $765,019, 4.6%, 16.5%, 80.4%
Auckland City, $1,121,337, 3.0%, 13.0%, 80.1%
Central, $982,427, 3.2%, 14.8%, 72.5%
East, $1,400,219, 3.1%, 12.8%, 75.7%
South, $1,012,577, 2.6%, 12.4%, 88.1%
Islands, $933,331, 4.9%, 11.8%, 46.0%
Manukau, $824,407, 4.4%, 19.6%, 80.1%
East, $1,054,687, 4.1%, 16.5%, 77.0%
Central, $643,369, 4.8%, 22.7%, 71.1%
North-west, $706,122, 4.5%, 22.4%, 91.1%
Papakura, $611,026, 1.1%, 20.7%, 69.8%
Franklin, $599,937, 2.4%, 17.1%, 51.7%

Southern neighbours:

Thames Coromandel, $570,381, 2.5%, 9.3%, -1.9%
Hauraki, $305,046, 9.5%, 19.0%, 9.3%
Waikato, $378,903, 5.8%, 27.0%, 25.2%
Matamata Piako, $335,784, 5.8%, 18.2%, 15.1%
Hamilton, $478,323, 4.9%, 26.2%, 32.3%

Link:
QV house price index for May 2016

Attribution: QV release.

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