READING THE SIGNS

Alberta housing market most affordable in Canada: RBC
Resale activity picking up in Calgary
By Mario Toneguzzi
Calgary Herald May 29, 2012

CALGARY — Housing market activity in Alberta is showing increasing signs of strength as it benefits from attractive affordability and nation-leading economic growth, according to the latest Housing Trends and Affordability Report released Tuesday by RBC Economics.

RBC’s housing affordability measures for Alberta, which capture the province’s proportion of pre-tax household income needed to service the costs of owning a home at market value, remained among the lowest, if not the lowest, in the country in the first quarter of this year.

And RBC said the “long-awaited resurgence” of the Calgary-housing market appears to have been launched in recent months as home resales advanced by a “sizable” 7.4 per cent in the first quarter relative to the fourth quarter of last year, and April activity showed even greater strength.

In fact, Calgary bucked the national trend and showed improved affordability in the first quarter.

“Homebuyers in the Calgary area are motivated by a booming provincial economy, strong job creation, and attractive housing affordability,” said the report. “Despite higher resales lately, home prices so far have remained flat for the most part, with some weakness observed in condominium apartments. This has kept housing affordability in check at some of the better levels among Canada’s largest cities.”

It said affordability improved modestly in the first quarter in Calgary. RBC housing affordability measures show the proportion of median pre-tax household income that would be required to service the cost of a mortgage payment. RBC said that in Calgary measures compared with a year ago edged lower for condominium apartments (0.4 per cent) and two-storey homes (0.3 per cent), and stayed unchanged for detached bungalows.

“We expect the market resurgence to continue for the remainder of this year,” it said.

According to the Calgary Real Estate Board, MLS sales in Calgary so far this month from May 1-28 are up 27.90 per cent from the same period a year ago with 2,104 transactions and the average residential sale price in the city has increased by 3.03 per cent to $445,120.

Ann-Marie Lurie, CREB’s chief economist, said the city has experienced positive economic growth with the expansion in jobs, full-time jobs in particular.

“And this really has encouraged some demand into housing. We’ve had low interest rates . . . We’ve had a signficantly strong spring season compared to other years,” she said. “It’s also important to note that we’ve been pretty slow to recover in the first place. So there was a lot of hesitation out there.

“But as things have started to improve in the economy, people are starting to re-invest.”

Lurie said she doesn’t expect to see any change in the demand for housing in the city in the near future.

Robert Hogue, senior economist with RBC, said attractive affordability and a strong provincial economy are playing significant roles in driving Alberta’s home resale activity, up 11.5 per cent year-over-year in the first quarter and showing no sign of easing in April.

“We expect that, going forward, Alberta’s housing market will remain on this bright path, particularly as the province continues to lead the country in economic growth,” he said.

The measure for benchmark detached bungalows in Alberta rose by 0.1 percentage points to 32.2 per cent, while the measure for condominium apartments marked a small improvement, decreasing 0.3 percentage points to 20.2 per cent. The two-storey home category was the only measure that remained unchanged at 35.3 per cent.

RBC’s housing affordability measure for the benchmark detached bungalow in Canada’s largest cities is as follows: Vancouver 88.9 per cent (up 3.1 percentage points from the previous quarter), Toronto 53.4 per cent (up 1.2 percentage points), Ottawa 41.8 per cent (up 0.9 percentage points), Montreal 41.4 per cent (up 1.2 percentage points), Calgary 36.7 per cent (unchanged) and Edmonton 32.4 per cent (down 0.4 percentage points).

The following are average prices in the first quarter of this year, affordability measure, and year-over-year change in the affordability measure:

Detached Bungalow

Canada, $360,500, 43.1 per cent, 1.5 per cent.

Alberta, $347,900, 32.2 per cent, 0.1 per cent.

Calgary, $423,000, 36.7 per cent, 0.2 per cent.

Standard Two-Storey

Canada, $403,600, 48.7 per cent, 1.2 per cent.

Alberta, $372,800, 35.3 per cent, 0.2 per cent.

Calgary, $418,200, 37.5 per cent, 0.1 per cent.

Standard Condominium

Canada, $235,800, 28.8 per cent, 0.3 per cent.

Alberta, $212,300, 20.2 per cent, — 0.6 per cent.

Calgary, $248,100, 22.2 per cent, — 0.4 per cent.

Photo By: woody1778a

A GOOD BUY IN CALGARY?

Calgary housing among most affordable
By Mario Toneguzzi
Calgary Herald August 23, 2011

Owning a home in Calgary may be expensive for many people but a report suggests housing affordability in the city is among the lowest in the country for major centres.

And with interest rates now expected to remain at a low level, Calgary's affordability will continue to be remain that way, say industry experts.

A report by RBC Economics, released Monday, said Calgary's housing affordability actually deteriorated in the second quarter of this year compared with the previous quarter but affordability in the city is better than the national average for detached bungalows, standard two-storey homes and standard condominiums.

Sano Stante, president of the Calgary Real Estate Board, said prevailing negative economic conditions will restrain any increases in interest rates for awhile.

"Those are increases that we fully expected prior to these events and they've now been abated," said Stante. "That was our biggest risk of deteriorating affordability.

"With an assurance that interest rates are going to stay low for the next 12 months anyway - and there's somewhat of an assurance of that - then it really looks like we're going to lead the nation in affordability especially when we start to get increased employment and in-migration towards the end of this year. That should really lend to a more robust real estate market."

Robert Hogue, senior economist with RBC, said he too expects Calgary's affordability to remain about the same.

"Previous to a few weeks ago we expected higher interest rates would start really putting more and more pressure across the board in Canada including in Calgary on the monthly costs of home ownership," he said. "Now we've pushed everything out to the middle of next year. "

The RBC Housing Affordability Measure, which has been compiled since 1985, shows the proportion of median pre-tax household income that would be required to service the cost of mortgage payments (principal and interest), property taxes and utilities. The higher the measure, the more difficult it is to afford a house. For example, an affordability measure of 50 per cent means that home ownership costs take up 50 per cent of a typical household's pre-tax income.

In the second quarter, Calgary's measures were 37.1 per cent for a detached bungalow, 38.5 per cent for a standard two-storey, and 23.0 per cent for a standard condominium. The measures increased by 0.6 per cent (bungalow), 1.1. per cent (twostorey) and 0.4 per cent (condo).

However, they are lower than a year ago by 3.1 per cent for a bungalow, 2.9 per cent for a two-storey and 1.6 per cent for a condo.

Housing Affordability Q2 2011

Detached bungalow

Legion Avg. price YoY chg. Affordability* Q/Q chg.

Canada $347,600 5.2% 43.3% 1.7%

Alberta $339,500 -2.6% 32.8% 0.7%

Calgary $411,700 -2.0% 37.1% 0.6%

Standard two-storey

Canada $393,100 5.0% 49.3% 1.8%

Alberta $370,300 -1.1% 36.4% 1.3%

Calgary $415,200 -1.6 % 38.5% 1.1%

Standard condominium

Canada $230,000 3.4% 29.2% 0.8%

Alberta $216,200 1.0% 21.3% 0.5%

Calgary $249,000 -1.1% 23.0% 0.4%

*Shows the proportion of median pre-tax household income that would be required to service the cost of mortgage payments (principal and interest), property taxes and utilities. Source: RBC Housing Trends and Affordability report

GROWTH OUTLOOK

The Bank of Canada leaves overnight rate unchanged and 2011 growth outlook revised modestly higher


As was almost universally expected, the Bank of Canada left the overnight rate unchanged at 1.00% for the third meeting in a row and followed a string of three meetings where it opted to raise rates 25 basis points each time from a recessionary trough of 0.25%. Steady policy was largely a reflection of little change in the economic outlook. As expected, growth for 2011 was revised up although by a minimal 0.1 percentage point (pp) to 2.4%. Inflation expectations were characterized as remaining “well-anchored”.

With no move on interest rates expected coming out of this meeting, attention was more focused on the statement issued following the meeting to provide clues as to any eventual shift in policy. What was most widely expected was a likely upward revision to growth in the wake of some aggressive stimulative measures in the US that are expected to boost growth in that economy. In the statement, the Bank of Canada acknowledged that “private domestic demand in the United States has picked up and will be reinforced by recently announced monetary and fiscal stimulus.” In the end, however, the Bank of Canada opted to notch up 2011 growth only 0.1 pp to 2.4% from 2.3% previously. Growth in 2012 was raised to 2.8% from 2.6%.

The release on Wednesday (January 19, 2011) of the Monetary Policy Report (MPR) will provide more details of the revised outlook. Of interest will be the extent that U.S. 2011 growth has been revised up relative to a current forecast of 2.3%. On the surface, the upward revision to Canada implies growth in the US has only been revised to around 2.5%. This amount implies a fairly modest effect from the fiscal and monetary policy stimulus recently introduced. Our current U.S. growth this year is 3.4% with recent consensus numbers indicating expected growth of 3.2% for 2011.

The upward revision to Canadian growth this year and next did not alter the central bank’s view on the output gap closing by the end of 2012. The offset was “a little more excess supply in the near term.” This statement is likely a reference to growth in the second half of 2010 coming in below the Bank’s forecast of 1.6% and 2.6% in third and fourth quarters of 2010, respectively. The actual third-quarter 2010 growth rate was 1.0%, and we are currently monitoring a fourth-quarter gain of 2.3%. Tomorrow’s MPR will provide further clarification of the source of this addition of near-term excess supply.

The stronger U.S. outlook contributed to global growth improving slightly faster than the Bank of Canada had anticipated; however, this also reflected stronger growth in Europe although the central bank cautioned that sovereign and bank balance sheet issues in the region continue to be a source of uncertainty. With respect to emerging markets, it was noted that more restrictive policy measures were being introduced in the region implicitly to counter stronger than desired growth.

The description of the Canadian economy was marginally more upbeat as it acknowledged “the beginning of the expected rebalancing of demand.” This statement referred to the increased role of business investment to support growth near term as fiscal stimulus unwinds and household spending continues to be constrained by overextended balance sheets.

Comments on the currency were limited to a reference to its “persistent strength” that was restraining the recovery in net exports.

As expected, the Bank of Canada opted to hold the overnight rate steady at 1.00%. This result occurred despite an acknowledgement of slightly stronger growth in both the US and globally along with some optimism about the “beginning of the expected rebalancing of demand” in Canada. The Canadian growth outlook was revised up as a consequence although by a minimal 0.1 pp this year and 0.2 pp for 2012. These minimal changes to growth did not alter the expected closing of the output gap by the end of 2012 because of weaker growth in the second half of 2010 and thus provided the strongest justification for unchanged policy. Our view, however, is that growth will likely come in stronger than expected this year. As it becomes more evident in the data, we assume a return to tightening mode by the second quarter of 2011. Low inflation will not prevent further tightening, yet it will keep the pace of tightening gradual with the overnight rate rising to only 2.00% by the end of 2011.

Paul Ferley, Assistant Chief Economist, RBC Economics

RBC & BNS R AOK

BNS and RBC expected to be winners in next decade
Financial Post
John Greenwood 
November 16, 2010
Canadian banks are at a crossroads. Faced with tougher regulatory rules, a difficult economy and a host of other challenges, players are scrutinizing their crystal balls as they plot their way forward in an environment quite unlike anything they have experienced.

According to UBS analyst Peter Rozenberg, the best way to pick winners of the coming decade is with traditional yardsticks of past performance.

After reviewing 10 years of historical data, Mr. Rozenberg found that while its helpful to look at measures such as provisions for credit losses and product mix, more important contributors to future performance are likely to be growth in earnings per share and return on equity.

“We also used ‘reported’ data as opposed to our usual convention of ‘core’ data, which excludes one-time items,” he said in a note to clients. “While core data is better for establishing trend earnings and valuation, we think reported data provides a better measure of real returns and capital management, over a long period of time.”

The winners? Bank of Nova Scotia and Royal Bank of Canada are best positioned to come out on top, Mr. Rozenberg said.

BNS is at the top of the list because of its geographic diversification and focus on emerging markets in Asia and South America, providing “the best opportunities for capital deployment.”

The Royal comes a close second due to its track record of “superior organic growth,” lower costs and dominant business position.