H o u s i n g M a r k e t I n f o r m a t i o n Housing Market Outlook Kingston CMACanada Mortgage and Housing Corporation Table of ContentsDate Released: Spring 2012 1 Market at a GlanceMarket at a Glance Kingston’s existing home sales will moderate in the next two years to levels that 2 Resale Market are considered more sustainable and in line with historical norms. Kingston’s existing home average price to increase by 3.4 per cent in 2012 and 2.0 per cent in 2013. This growth rate is less than the average seen in pre- 2 New Home Market recession years, as the number of new-listings outpaces the number of sales. At 715 units in 2012 and 670 units in 2013, Kingston’s total housing starts 3 Local Economy are expected to fall gradually to a level consistent with changes in household formation. Rising mortgage carrying costs and reduced spill-over demand from the existing home market will dampen residential construction activity. 3 Mortgage Rate Outlook 5 Forecast Summary Figure 1 Kingston Existing Home Sales Back to Historical Norms Sales Average Price 4,000 $280 $260 3,500 Avg MLS® Price ($000s) $240MLS® Sales (units) 3,000 $220 $200 2,500 Subscribe Now! $180 Access CMHC’s Market Analysis 2,000 $160 Centre publications quickly and $140 conveniently on the Order Desk at 1,500 www.cmhc.ca/housingmarketinformation. $120 View, print, download or subscribe to 1,000 $100 get market information e-mailed to you on the day it is released. CMHC’s 1998 2000 2002 2004 2006 2008 2010 2012(f) electronic suite of national standardized Source: CREA (MLS®); f = CMHC forecast products is available for free.* The forecasts included in this document are based on information available as of April 27, 2012. Housing market intelligence you can count on
Housing Market Outlook - Kingston CMA - Date Released: Spring 2012Resale Market characterized by steady demand, increase slightly relative to the actual increasing new-listings, slow price income for the average household.Existing home sales back to growth and balanced conditions. As a Consequently, a modest deteriorationhistorical norms result, Kingston’s average resale price in homeownership affordability is is expected to increase modestly by projected for 2012 and 2013.In recent months, Kingston 3.4 per cent in 2012 and 2.0 per centhouseholds have been acceleratingtheir home purchase decision by in 2013. This projected price growth is New Home Market lower than historic norms.entering the market in early 2012. The Total housing starts to mirrorprospects of tighter mortgage markets Worthy of note is that house prices in household formationencouraged more first time buying Kingston have grown at a sharp paceactivity. Consequently, the second in recent months. Therefore, higher Kingston’s total housing starts arehalf of 2012 will see less growth in mortgage carrying costs will lead to projected to fall gradually to a levelsales activity. Nevertheless, the drag a gradual decline in homeownership consistent with changes in householdon sales from fewer first-time buyers demand. Generally, first-time buyers formation. The pulled-forward housingwill be partially offset by improving are more sensitive to a rise in demand seen in recent monthslabor market conditions. In essence, mortgage carrying cost. should dissipate by the second half ofKingston’s annual existing home sales 2012. Consequently, this may reduceare projected to return to a more Nonetheless, household income the spill-over effect from the resalesustainable level and in line with growth will continue to sustain market into the new home markethistorical norms. healthy consumer spending and will – particularly for more expensive partially offset the impact of increased single-detached dwellings. In essence,Existing home average price to mortgage carrying costs. On balance, single-detached starts will weakengrow at sustainable pace and according to the latest CMHC from last year’s level, despite a strong calculation, required income1 to buy performance in the first three monthsIn the next two years, the existing a home in Kingston is anticipated tohome market in Kingston will be of 2012. Meanwhile, developers in Kingston Figure 2 are expected to scale back apartment Kingstons Required vs. Actual Income starts in 2012 and 2013, given the increased number of rental structures that are currently under $100,000 construction. More specifically, as of Required Income Actual Income $80,000 the first quarter 2012, the number of apartment units under construction Household Income (Current Dollar) $60,000 reached 368 – up approximately 94 per cent from the same period $40,000 a year earlier. As well, during the corresponding period, about 56 rental $20,000 units were completed and not yet $0 absorbed into the market – suggesting a potential increase in supply for 2012. 2010f 2011f 2012f 2013f 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 Souce: CMHC, Statistics Canada, CREA1 Required income is mortgage carrying costs divided by 0.32 to reflect the usual 32 per cent gross debt service ratio. Mortgage carrying costs are calculated based on 10 per cent down payment, the fixed five-year mortgage rate and the longest available amortization for a mortgage loan. Canada Mortgage and Housing Corporation 2
Housing Market Outlook - Kingston CMA - Date Released: Spring 2012 Figure 3 Local Economy Kingstons Total Housing Starts to Moderate Kingston’s employment growth 1,200 to slow but remain positive 1,100 Apartment 1,000 Semi & Row Almost midway through the first half Single-Detached of 2012 there are some clear signals 900Total Starts (Units) that prospects for job creation in 800 Kingston are more positive, despite 700 the lingering concern about the 600 potential impact of the Federal and 500 Provincial deficit reduction plan. 400 Meanwhile, the current renovations 300 to expand the Collins Bay, Pittsburgh, 200 Bath and Frontenac facilities should 1998 2000 2002 2004 2006 2008 2010 2012(f) help mitigate the impact from theSource: CMHC (Starts Survey); f = CMHC Forecast potential closure of the Kingston penitentiary. Basically, theseRow starts to continue current momentum through the remainder of 2012 and into 2013 as demand shifts renovations could absorb displacedmomentum labour that may be affected by the in favour of smaller dwellings. As well,Single-detached dwellings are most semi-detached starts are projected new deficit reduction initiatives.popular among home buyers in to increase in the next two years. Even as the public administrationKingston due to the demographic Currently, the inventory levels of row sector continues to shrink, thecomposition. On the other hand, some and semis are below historical average. local economy has been creatingfirst-time buyers will be more likely This should result in higher starts for jobs since April 2011 – the longestto settle for a less expensive home as these types of structures at least in uninterrupted post-recessionmortgage carrying costs are expected the short-run. employment gains. This consistentto rise in late 2012 and into 2013, job creation has been accompaniedthough at a gradual pace. Accordingly, by solid gains in full-time positions,row starts will continue the current suggesting stable business confidence Figure 4 in the economic recovery. Looking ahead, the sustained improvement Employment Growth to Slow but Remain Positive in private sector employment 85 9 should continue to make a healthy Unemployment Rate Employment contribution to growth in Kingston’s 80 economy through 2013. More 8 Unemployment Rate (%) Employment (000) specifically, employment in Kingston 75 7 is projected to increase marginally 70 by 0.6 per cent in 2012 and 1.0 per cent in 2013. Essentially, the velocity 6 65 of employment growth is expected to outpace the level of labour 5 60 force increase, pulling down the unemployment rate in the next two 55 4 years. 1998 2000 2002 2004 2006 2008 2010 2012(f) Source: Statistics Canada; f = CMHC Forecast Canada Mortgage and Housing Corporation 3
Housing Market Outlook - Kingston CMA - Date Released: Spring 2012Health care sector to remain a modest urban lifestyle. According interest rates are not expected tokey source of job creation to data from Statistics Canada, rise until at least later in 2012, but will in the past four years, Kingston remain low by historical standards,With an aging population and a has been benefiting from positive thus supporting the Canadian housinglonger life expectancy, the health care inter-provincial and intra-provincial market.industry has one of the best growth migration. A high proportion of theseprojections of any sector. As evidenced According to CMHC’s base case migrants come from the 45 to 64 scenario, posted mortgage rates willby the recent labour force data from age group. Given the upward trend increase near the end of 2012. ForStatistics Canada, this sector created in Kingston’s migration activity, net 2012, the one-year posted mortgageabout 1,200 additional jobs in March migration in the CMA is projected to rate is expected to be in the 3.1 to2012. During the same period, the add on average approximately 1,000 3.6 per cent range, while the five-yearhealth care sector accounts for new residents annually for the next posted mortgage rate is forecast toapproximately 16 per cent of total five years. be within 5.0 to 5.4 per cent. Foremployment in Kingston. 2013, the one-year posted mortgage Mortgage Rate Outlook rate is expected to rise with interestKingston to attract baby- rates and be in the 3.5 to 4.1 perboomers CMHC uses publically available cent range, while the five-year posted information and the consensus among mortgage rate is forecast to be withinIn the next two years, Kingston will major Canadian forecasters as a basis 5.1 to 5.6 per cent.continue to experience population for its interest rate forecast. Althoughgrowth fuelled by baby boomers that there is significant uncertainty,are moving into the CMA to enjoy consensus forecasts suggest that Canada Mortgage and Housing Corporation 4
Housing market intelligence you can count on FREE REPORTS AVAILABLE ON-LINE CMHC’s Market Analysis n Canadian Housing Statistics Centre e-reports provide a wealth of detailed local, n Housing Information Monthly provincial, regional and national n Housing Market Outlook, Canada market information. n Housing Market Outlook, Highlight Reports – Canada and Regional Forecasts and Analysis – n Housing Market Outlook, Major Centres Future-oriented information n Housing Market Tables: Selected South Central Ontario Centres about local, regional and n Housing Now, Canada national housing trends. n Housing Now, Major Centres Statistics and Data – n Housing Now, Regional Information on current housing market activities — n Monthly Housing Statistics starts, rents, vacancy rates n Northern Housing Outlook Report and much more. n Preliminary Housing Start Data n Renovation and Home Purchase Report n Rental Market Provincial Highlight Reports Now semi-annual! n Rental Market Reports, Major Centres n Rental Market Statistics Now semi-annual! n Residential Construction Digest, Prairie Centres n Seniors’ Housing Reports Get the market intelligence you need today! Click www.cmhc.ca/housingmarketinformation to view, download or subscribe. Are you interested in housing research? Stay up-to-date with the latest housing research findings and events65450_2012_B01 related to sustainable housing and communities, housing conditions and trends, housing finance and more. Subscribe Today to CMHC’s Housing Research E-Newsletter!