Expert insight on trends shaping the luxury residential real estate market from Christie’s International Real Estate’s 2016 white paper, Luxury Defined
The global prime property market continued on a steady growth trajectory in early 2015 after several post-global-crisis years of price appreciation and booming sales.However, shifting economic dynamics and financial-market volatility created a paradigm shift in the second half of the year and into 2016 across many luxury housing markets internationally.
Skyrocketing home prices and record-breaking luxury sales volumes that captured headlines worldwide in recent years were abated somewhat in 2015 and 2016. After starting 2015 at the same breakneck speeds that characterized 2014, volatile financial markets and related geopolitical uncertainty caused international luxury real estate market growth rates to finally begin to slow.
Many of the world’s prime property markets plateaued in late 2015 as a result of macroeconomic factors that caused softening across the world’s financial markets: the slowdown in China’s economy, the drop in oil and commodity prices, and the unrest in Russia/Eastern Europe and the Gulf regions. The confidence and buying power of many high-net-worth individuals (HNWIs) were impacted. Despite these factors, meaningful pockets of the world’s most affluent continue to turn to luxury real estate as a safe and tangible wealth-storage asset. The volatility of real estate is, indeed, substantially lower than that of the stock market as observed in a 14-year comparison of the S&P 500 and the Case-Shiller Home Price Index. HNWIs are likely to continue to invest in property because it can weather changing economic cycles, creating long-term value and superior risk-adjusted returns.
Luxury Housing Sales Return to Historic Norms
Global economic issues resulted in a small contraction in the number of billionaires, according to Forbes (1,810 billionaires, down from a record 1,826 in early 2015), the first drop in this ultra-affluent population set since 2009. Some of this shift in international wealth can be attributed to the impact of the strong US dollar and the concurrent drop in other more commodity-tied currencies, which had both a positive and negative impact on different markets, hampering inbound investment in some and attracting new interest in others. “The greatest impact in the luxury real estate market has been the fluctuation in global financial markets over the last year,” says Alex Head of First Team Real Estate in Orange County, California. “In our market this is having a positive effect as foreign buyers are seeking the tangible investment real estate allows, with the added benefit of the security of the U.S. dollar.”
Second-home resort markets saw on average a 10% increase in year-on year luxury home sales
Despite a slowdown in the second half of the year, the 2015 international prime property market was characterized by steady overall growth. Across our more than 100 surveyed luxury housing markets worldwide, million-dollar-plus home sales grew by eight percent over 2014, a decline on the 16 percent jump recorded in the prior 12-month period, yet still solid levels of overall growth.
Luxury property sales in the world’s top global economic hubs—Hong Kong, New York, and London—plateaued in 2015 and into 2016, despite several outlier top sales. While prices have continued to increase, demand at the top end of the market has begun to level off but without pointing toward an overall collapse or lack of confidence in the luxury market. On the contrary—as evidenced by Hong Kong’s record-breaking $194 million top sale, ultra-affluent investors continue to recognize the longterm value in the purchase of prime property in prized international cities.
Beyond the big three, many top-ranking US housing markets experienced more normal levels of growth in luxury home sales as compared to prior years. San Francisco, which recorded explosive growth in year-on-year luxury home sales of 62 percent and 19 percent in 2013 and 2014 respectively, saw a 12 percent jump in 2015. California’s flourishing economy also resulted in stable gains across many of the state’s other luxury housing markets. Million-dollar-plus sales in Los Angeles grew by five percent annually, with transaction volumes soaring at mid and low luxury price points, and remaining consistent at the upper echelons (82 sales above $10 million in both 2015 and 2014). Despite a drop in Canadian buyers due to exchange rate pressures, “Coachella Valley’s high-end market inspires optimism,” says Harvey Katofsky of HK Lane Real Estate in Palm Springs, adding that his firm’s sales for 2015 were better than 2014.
Low interest rates, a weaker euro, and lower-than-peak property prices prompted many HNWIs to consider the purchase of a second home in prime European destinations. “The strong US dollar has brought Americans back into the market,” explains Michael Baynes of MaxwellStorrie-Baynes in Bordeaux. In Paris, luxury sales jumped by more than 20 percent in 2015, the first significant uptick in three years. Much of the resurgence has been fueled by American and Middle Eastern buyers, who comprise 27 percent of overseas buyers, up from 16 percent in 2012. “The sales increase was due to the return of newly confident buyers attracted by prices at 2011 levels, down 20 percent from their peak,” says Charles-Marie Jottras of Daniel Féau Conseil Immobilier, who adds that Paris is now one of the least expensive European economic hubs for luxury property.
Luxury housing markets worldwide recorded an 8% annual increase in million-dollar-plus home sales
Despite much media attention on the reduced buying power of HNWIs in oil-money-dependent markets, many astute Middle Eastern buyers continue to purchase prime property overseas, transferring a portion of their equity into illiquid assets in safer currencies and thereby leveraging against any devaluing of their own currency. Much like savvy Asian investors who were “saved” by their geographically diversified equity and property portfolios during the 1997/1998 Asian financial crisis, the acquisition of prime property abroad remains an important portfolio strategy for many ultra HNWIs based in turbulent home-country markets. Geographical diversification for these affluent individuals is more important than ever.
Australia and Canada—both commodity-dependent countries that experienced rapid declines in their respective currencies over the past 12-24 months—have witnessed brisk growth in their major prime property markets. Sydney’s million-dollar-plus sales were up by 15 percent and Toronto’s by a whopping 48 percent in 2015. Growth was not consistent countrywide, however. The differences can be attributed to two key variables— affluent buyer demand and inventory levels—that strengthened sales in some cities and obstructed growth in others. In Canada for example, cities with strong international appeal, most notably Victoria, Vancouver, and Toronto, continued on an upward trajectory, whereas luxury property sales in oil-money-dependent Calgary slowed. “Strong governmental, banking and investment systems, favorable migration trends, leading educational institutions, and stable employment have all caused our market to defy the impact on other marketplaces that are experiencing declines in sales volume and average prices,” observes Chris Kapches of Chestnut Park Real Estate in Toronto.
Compounded by the challenges posed by global financial market turmoil, growth in several prime property markets is also being stymied by local market issues. Many prime property buyers in London postponed purchases due to concerns of a mansion tax proposed by the Labour Party in the lead up to the UK’s General Election (May 2015). Despite Labour’s defeat, the anticipated post-election rebound in sales failed to materialize. Although prices remained relatively steady, London’s prime property sales ended down four percent year-on-year. Changes to stamp duty land tax for properties above £1.5 million that took effect in late 2014 along with a further three percent stamp duty on additional properties are among the causes. “These changes have understandably impacted the luxury London market at every level as people take stock and take longer to make decisions,” says Lulu Egerton of Strutt & Parker. “However, they have not stopped buyers purchasing our very highest quality properties as London remains a fabulous city to invest in and a very attractive place to live. Prices have gradually been adjusting to absorb the extra taxation and are now at a stable level.”
Commodity dependent countries Canada and Australia have both witnessed brisk growth in their major prime property markets
Other markets that saw significant annual sales declines were also burdened by imposing factors led by government intervention in the market. Cooling measures introduced between 2011-2013 in Hong Kong to curb price speculation continue to impact prime property sales. Luxury property transactions in 2015 dropped by more than 12 percent in total during the year and have continued on their downward slide in early 2016, registering their lowest month since 1991 this January.