Current developments and prospects of the Greek property market
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1 Current developments and prospects of the Greek property market Mitrakos T., Akantziliotou C. and Vlachostergiou V. Real Estate Market Analysis Section Bank of Greece 6-7 October 2014
2 Outline Characteristics and recent developments of the Greek real estate market Property Prices and rents Transactions Developments in construction activities, employment and investment Financing of the real estate market and financial stress Taxation on property Recent reforms, risks and pending issues Prospects for stabilization and recovery
3 Characteristics and recent developments in the real estate market in Greece
4 Specific features of the Greek housing market High rate of home ownership (80%) Low mobility and trading volume over the stock Fragmented construction industry (particularly in the residential market) Difficulties in monitoring the real transaction prices Non-homogeneous product (residential and commercial property) Significant impact of fiscal measures
5 Residential Property Prices and Growth Rate Residential Property Price Index (2007=100) Annual % change of house prices - rhs House Price Index (nominal) - lhs House Price Index (real) - lhs Annual % Change of house prices -6 Ι ΙΙΙ Ι ΙΙΙ Ι ΙΙΙ Ι ΙΙΙ Ι ΙΙΙ Ι ΙΙΙ Ι ΙΙΙ Ι ΙΙΙ Ι ΙΙΙ Ι ΙΙΙ Ι ΙΙΙ Ι ΙΙΙ Ι ΙΙΙ Ι Cumulated adjustment of -41.6% in real terms and -36.4% in nominal terms since the current financial crisis (2008 Q Q2) Source: BoG, data collected from credit institutions
6 Indices of apartments prices by age and geographical area (Annual average percentage changes) Indices of apartments prices by age and geographical area Annual average percentage changes Q Q Q3 up to 2014 Q2 All apartments (Greece) a1. New (up to 5 years old) a2. Old (5 years old and above) b1. Athens b2. Thessaloniki b3. Other cities b4. Other areas c1. Urban areas Gradual decline in price resilience during the current crisis Stronger decline in the two major urban centers (Athens and Thessaloniki) and older An even greater price reductions based on real estate agents Source: BoG, data collected from credit institutions 1 Data collected from real estate agencies
7 House price-to to-rent ratio Average annual change in the house price index (lhs) Average annual change in the price index of rents (lhs) Price-to-rent ratio (2007=100, rhs) I II III IV I II III IV I II III IV I II III IV I II III IV I II III IV I II III IV I II III IV I II III*IV* I II III IV I* II* In some extent a correction of overvaluation has already taken place House price-to-rent ratio: -31.9% lower from its peak (2006-Q4) Sources: House Price Index (BoG), Price Index of Rents (ELSTAT)
8 Construction cost indices of (new) residential buildings (Annual average percentage changes) Total Cost Materials Cost Labour Cost Categories weights Overall cost index Material cost index Labour cost index I III I III I III I III I III I III I III I III I III I II III I I II Despite the recession, construction costs and particularly construction materials remained positive up to 2012 The high cost of replacement of old residential buildings with new impedes a further decline in prices. Source: ELSTAT
9 Number of transactions in the real estate market (in thous.) Number of transactions (in thous.) Total Greece (lhs) Athens (lhs) Turnover* (rhs) Percentage *Turnover: Ratio of transactions to stock of housing units (%) Source: ELSTAT ( ), BoG estimates (2013)
10 Real Estate Agencies Survey: : Q1 results Annual percentage changes of residential and commercial property prices Annual % Change in prices 10% 5% 0% -5% -10% -15% -20% Offices Retail Warehouses - Industrial Residential Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q % -30% : Decline in residential property prices on average (y-o-y) by 50% and in commercial properties by approx. 54% (Offices:-53.0%, Retail:-55.1% and Warehouses Industrial:-53.8%). Source: BoG, data collected from real estate agencies
11 Commercial property market overview BoG commercial property data base Sources: REICs, Credit Institutions, Property Consultants, Developers, Real Estate Agents Data set comprised by prime and secondary commercial properties Coverage: entire Greece Provisional results Cumulative average change (beginning of crisis up to 2013 H2)* OFFICES Market Values ~ 40% Rents ~ 35% Yields ~ 30% RETAIL Market Values ~ 52% Rents ~ 40% Yields ~ 36% LOGISTICS Yields ~ 35% * Provisional data, incorporating REICs and Credit Institutions data
12 Developments in Construction
13 Private construction activity (Annual average percentage changes) Number of Building Permits Floor Space of Buildings (in square meters) Volume of Buildings (in cubic meters) Cement Production Volume H Sharp decline in construction activity during the current crisis An even greater reduction in the Athens area Source: ELSTAT
14 Employment in construction (thousand people) Family workers Employees Self-employed person without employees Self-employed person with employees Employment in Construction Total employment Self-employed person with employees Self-employed person without employees Employees Ι ΙΙ ΙΙΙ ΙV Ι ΙΙ ΙΙΙ ΙV Ι ΙΙ ΙΙΙ ΙV Ι ΙΙ ΙΙΙ ΙV Ι ΙΙ ΙΙΙ ΙV Ι ΙΙ ΙΙΙ ΙV Ι ΙΙ ΙΙΙ ΙV Ι ΙΙ ΙΙΙ ΙV Ι Total employment in construction decreases dramatically Source: ELSTAT, Labour Force Survey
15 Distribution of constructions, average days of employment per month 250 Number of insured individuals (in thous.) 70 Number of constructions (in thous.) Average days of employment per month Source: IKA-Social Insurance Institute
16 Total construction and residential investment (at constant prices) as % of GDP and real house prices Investment in construction as % of GDP Residential (lhs) Construction (lhs) Construction other than residential (lhs) Real House Price Index (2007=100, rhs) Q2 Strong decline in residential investment as % of GDP (2007: 12.4%, 2014 Q2: 1.4%) 50 Sources: House Price Index (BoG, Real house prices deflated with HICP), Residential and Construction Investment, HICP and GDP (ELSTAT)
17 Financing of the real estate market and financial stress
18 Domestic MFIs credit to households 40 Year Total Loans Housing Loans % Change y-o-y Total Loans Housing Loans Aug Mar May Jul Sep Nov Jan Mar May Jul Sep Nov Jan Mar May Jul Sep Nov Jan Mar May Jul Sep Nov Jan Mar May Jul Sep Nov Jan Mar May Jul Sep Nov Jan Mar May Jul Sep Nov Jan Mar May Jul Sep Nov Jan Mar May Jul Sep Nov Jan Mar May Jul Continuous deceleration of credit expansion to households The rate of decline in the outstanding balances of housing loans slowed down after 2013 Reluctant house buyers and cautious banks to extend new mortgages Source: BoG
19 Financial stress and high rate of non-performing loans Total loans 31.9 Housing loans H1 Continuous increase in households financial stress during the current crisis Source: BoG
20 Taxation on immovable property
21 Tax revenues on immovable property (in milllions of euro) 3500 (in millions of euro) Tax revenues on property transactions Total tax revenues on property * Source: Ministry of Finance General Accounting Office (MoF-GLK), * 2014 forecast, BoG estimates (excl. 2 instalments of ENFIA )
22 Taxes on immovable property as a % of GDP (Year: 2012) Source: OECD (data for 2012 and * indicates data for 2011) United Kingdom France Belgium Canada United States Israel Korea Italy Luxembourg Japan Iceland Australia* New Zealand Spain Switzerland Greece Ireland Denmark OECD-Total* Netherlands* Portugal Norway Finland Poland* Turkey Sweden Germany Hungary Chile Slovenia Austria Czech Republic Slovak Republic Estonia Mexico*
23 Taxes on immovable property as a % of GDP in the European Union (Year: 2012) Other Source: DG Taxation and Customs Union and Eurostat
24 Greece, EU-28 and a d EA-18E 18: : Recurrent taxes of properties as % of Total Taxation Greece EU-28 EA Source: DG Taxation and Customs Union and Eurostat EU28 and EA-18: weighted average
25 In a few words.. BoG: Residential Property Prices (2008Q3-2014Q2) -36.4% BoG - Real Estate Agencies: Residential Property Prices ( ) -50.0% BoG: House price-to-rent ratio: (2006Q4-2014Q2) -31.9% ELSTAT: Number of transactions in real estate market ( ) -78.4% ELSTAT: Private construction activity Volume of Buildings (m 3 ) ( ) -89.0% ELSTAT: Employment in construction Self-employed person with employees ( ) -70.0% IKA: Employment in construction Number of insured individuals ( ) -83.0% ELSTAT: Production Index in Construction ( ) -70.2% ELSTAT: Residential investment ( ) -72.2%
26 Recent reforms, risks and pending issues (1/2) Negative short-term expectations remain (economic, employment, taxation, etc.) despite the recent improvement in business expectations Low number of property transactions and heavy taxation on property ownership From transfer to recurrent taxes on properties Red tape in the Greek real estate market is an additional factor that discourage demand Notable efforts for the development of public real estate assets but revenues remained low. Rent prices decline and renegotiations of lease contracts Cautiousness in developing new investment projects and general shift to more affordable commercial properties Expectations of further adjustment in prices
27 Recent reforms, risks and pending issues (2/2) Important pending issues: prohibition of auctions for primary residence? requirement to disclose the origin of the funds to purchase/build real estate property? urban planning regulations? land uses? etc adjustment of objective values? Stress test and npls
28 Prospects for stabilization and recovery The recovery of the property market is linked directly to: improving the expectations reducing the prevailing uncertainty reducing the tax burden and establishing a constant real estate taxation system financing the market by the banking system the overall prospects for dealing with the problems of the Greek economy (fiscal, structural, etc.)
29 Visit our website in Real Estate Market Analysis Section
30 Bank of Greece Thanks for your attention! Contact Details For any queries, please contact: Bank of Greece Economic Analysis and Research Department Real Estate Market Analysis Section 21, E.Venizelos Avenue, GR Athens, Greece Telephone: , 3837, 2436, 2373 Fax: , sec.realestate@bankofgreece.gr Bank of Greece: 21, E.Venizelos Avenue, GR Athens, Greece
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8th RED Business Forum Return Of Investment Urban Codes of Tomorrow Current developments and prospects of the Greek property market * C. Akantziliotou, V. Vlachostergiou and T. Mitrakos Real Estate Market
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