In a research note on Tuesday, ANZ senior economist Daniel Gradwell, argues Australia housing balance — how many houses are to be built versus demand — was “distorted” by the affordability issues.
The problem is what is known as the “line ratio”, or the tendency of the people to the formation of new households, which have fallen steadily since 2011, especially among the 20 – to 34-year-old.
With Sydney and Melbourne prices, younger buyers out of the market, waiting for people to new households, the “reduced artificially,” the demand for housing.
Line ratios in the younger population decline. Image: ANZ
In other words, it’s a Catch-22 — were the prices to more reasonable levels, these hidden households would emerge from the wood and eat.
“This is a strong latent demand (FHBs price is currently support from the market) is likely to prices,” Mr Gradwell writes that it is “difficult to see, the real estate prices are falling”, in the “absence of a sharp interest rates increases”.
“Every jump in prices can also enable the pool of potential participants, which added to an extra demand-and therefore prices.”
Case the end of line ratios imply that on average, there are more people living in each apartment. “Conversely, this means that the implicit demand for apartments is less,” he writes. “We can quantify the impact of the falling line conditions by running the same analysis, but also keeps the line ratios are constant to their 2011 levels.”
ANZ noted that, if line conditions have been sustainably lie on their 2011 levels, the additional demand for apartments means a “much larger shortage” on a national level.
“In the year 2017, the lack of 117,000 homes would be writes, in comparison to the actual result of only 21,000,” Mr Gradwell. “The same is true at the state level, where the NSW and Victoria has a shortage of 40.000, – (instead of 7000) and up to 48,000 (instead of 10,000), homes are.”
What if the line ratio change? Image: ANZ
He argues that there are three consequences from this insight.
Number one is that to keep the “sound level” of the underlying claim is likely, the house prices increased. The second is that Australia’s strong population growth, construction activity should continue on an elevated level.
Thirdly, it is “to assume little to improve the affordability picture for potential first-home buyers in a meaningful way”.
For an average income earner in Sydney, the time it takes to save for a 20 per cent Deposit for an average apartment is sitting on for 10 years, while Melbourne is right behind it on for nine years.
“The Outlook for the FHBs is not encouraging,” said Mr Gradwell writes. “The probability that it will mean a strong growth of population and the presence of many potential FHBs, the market is expected to remain extremely competitive.
“We have previously determined that the stamp tax incentives ideal for a couple happy, but to do such actions little to address the underlying problems. It is difficult to say, Australia is on the supply side, the answer suddenly increasing the availability of affordable housing, so it looks like residential property remains a challenge for the 20 – to 34-year-old.”
It comes as the bank, red flags of a number of high-risk suburb in Brisbane and Perth, where housing loans to be tightened, amid growing concerns that the Bank supervision and the Central Bank over lending to housing.