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Dr V Chandrasekar, Professor, Executive Advisor, ICREI, ISB Gaurang Sanghvi, Research Associate, ISB
Indicators of real estate cycle: Implications for India
Disclaimer
This paper attempts to serve as the background note on the global real estate market and cycles. The paper provides an overview of the real estate cycle and market dynamics therein, and explores the imperative indicators which affect the real estate cycle. The paper also makes an effort to provide general information on dynamics of a real estate cycle. The paper tries to provide information on matters of interest to readers. The implications of indicators can vary widely from case to case, based upon the specific or unique characteristics of a particular macro-economy. Readers are encouraged to consult with professional advisors for advice concerning specific matters before implementing any investment or tax strategies. While due care has been taken during the compilation of this paper to ensure that the information is accurate to the best of the Authors and ISBs knowledge and belief, Author is not responsible for the accuracy or appropriateness of the information in this paper and disclaims responsibility for strategies implemented as a result of any information provided herein. The Author and ISB neither recommend nor endorse any specific products or services that may have been mentioned in this publication and nor do they assume any liability or responsibility for the outcome of decisions taken as a result of any reliance placed on this paper. Neither the Author nor ISB shall be liable for any direct or indirect damages that may arise due to any act or omission on the part of the user due to any reliance placed or guidance taken from any portion of this paper.
Indicators of real estate cycle: Implications for India Indu real estate research chair
Terms of reference
R Square and t Statistic: Given the scope of the paper, we can establish that there is a relationship between house price and income by the exercise of regression, and the respective values of R square and t statistic which comes in the output of the regression. R Square: The estimated value of R square (also known as coefficient of determination), signifies the extent to which the variation in the movement of price could be explained by the income. The value of R square ranges from 0 to 1. We generally express R square as percentage. If the value of R square is closer to 1 or 100%; we conclude that the variation in the price is explained by the movement in income. e.g.: if the value of R square is 0. 95 i.e. 95%, this means that 95% of the variations in the dependent variable can be explained by the independent variable in the regression model. t Statistic: t Statistic indicates that whether or not the given two variables can be related to each other. If the t statistic is higher than 2, than our hypotheses that the variables are related is taken as true.
Indicators of real estate cycle: Implications for India Indu real estate research chair
Approach
The term bubble implies a transient state where a rapidly growing boom is not supported by economic fundamentals but is based on false assumptions and expectations and would eventually prove to become short lived. Dehesh, Pugh (1996) Countries differ in their institutional, structural and economic fundamentals, and any economic phenomena associated with a particular economy would typically have different characteristic features, which can be attributed to geographical diversities and structural differences such as supply responsiveness, housing markets liquidity and mortgage market completeness. Similarly, features of real estate cycle across different economies are supposed to be exhibiting at best a spurious correlation only. However certain macroeconomic indicators such as household disposable income and market specific determinants such as interest rate, debt service ratio, rentals trends, tend to exhibit similar pattern in terms of their impact on the price movements in the real estate sector. Given this backdrop, the report is an attempt at outlining the impact of these indicators on the price trends in different real estate markets. Indian real estate market has been analyzed with the backdrop of the global trends, and a possible trajectory for the Indian market has been examined. Section 1 gives a brief overview of the theory of real estate cyles and the various indicators that affect the real estate cycle. Section 2 studies the real estate cycles in USA, Japan, and UK. The main criterian that have been considered while choosing these case studies have been a) The real estate cycles should have lasted atleast for five years b) The real estate market should have global significance c) Statistical data availability across markets. In this section we would separately analyse the pattern of real estate cycles in the respective economies, and would try to see similarities, if any, in the indicators responsible for the cycle and also in their respective magnitude. Section 3 analyses the Indian real estate cycle under the above select indicators. The opportunities and risks in Indian real estate market have also been analysed. The case of the Mumbai real estate market has been considered for the analysis, since it is believed to be the most burgeoning real estate market in India. Mumbai is also a mature, demand led market, where end users are higher as compared to other speculative markets in the country. We try to establish the presence or possibility of any similarity between the trends in the price movements in the real estate sector in India and the respective trends in the US, UK or Japan. The role of Government vis--vis policies, both fiscal and monetary, in the price movements of real estate sector has also been analysed in this section. An attempt has also been made to forecast the possible trajectory of the Indian real estate, in light of the present demand supply scenario. Section 4 analyses the key findings of the report and also attempts at highlighting the strengths and possible challenges faced by the Indian real estate sector.
Indicators of real estate cycle: Implications for India Indu real estate research chair
Table of contents
List of figures List of tables List of graph List of abbreviations 1. A brief background of Real Estate Global Cycle 1.1 Introduction 1.2 Real estate cycle 2. Real Estate Cycle : Case Studies 2.1 Indicators of the real estate cycle 2.2 United States of America - Real estate cycle 2.2.1 United States real estate cycle 2.2.2 Indicators of the real estate cycle 2.2.3 United States : Inference 2.3 Japan real estate cycle 2.3.1 Japanese real estate cycle 2.3.2 Indicators of the real estate cycle 2.3.3 Japan : Inference 2.4 UK 2.4.1 UK real estate cycle 2.4.2 Indicators of the real estate cycle 2.4.3 UK : Inference 3. Indian real estate cycle 3.1 Indian real estate cycle 3.2 Indicators of the real estate cyle 3.3 Demand supply scenario and policy perspective 3.4 Real estate cycles India v/s global market 4. India Road ahead Reference
Indicators of real estate cycle: Implications for India Indu real estate research chair
List of figures
Figure 1 Phases of a real estate cycle Figure 2 Indicators affecting a real estate cycle Figure 3 Selected indicators and the pattern of their movement during a real estate cycle Figure 4 Timeline of global real estate cycles and macroeconomic events Figure 5 House price changes for United States (1975 2006)
List of tables
Table 1 Timeline of real estate cycle United States Table 2 House price appreciation in United States Table 3 Indicators affecting global real estate cycles Table 4 India v/s global market
List of Graphs
Graph 1 United States real estate cycle (1980 2005) Graph 2 House price (1985 1989) Graph 3 Net rental yield (1985 1989) Graph 4 House price to income ratio (1985 1989) Graph 5 Interest rates (1985 1989) Graph 6 GDP vs disposable income (1985 1989) Graph 7 Demand supply scenario (1985 1989) Graph 8 House price (1995 1999) Graph 9 - Net rental yield (1995 1999) Graph 10 House price to income ratio (1995 1999) Graph 11 Interest rates (1995 1999) Graph 12 GDP vs disposable income (1995 1999) Graph 13 Demand supply scenario (1995 1999) Graph 14 - House price (2000 2005) Graph 15 - Net rental yield (2000 2005) Graph 16 House price to income ratio (2000 2005) Graph 17 Interest rates (2000 2005) Graph 18 GDP vs disposable income (2000 2005) Graph 19 Demand supply scenario (2000 2005)
Indicators of real estate cycle: Implications for India Indu real estate research chair
Graph 20 Japanese real estate cycle (1985 - 1999) Graph 21 House price (1985 1999) Graph 22 House price to rent index (1985 1999) Graph 23 Household debt service ratio (1985 1999) Graph 24 Interest rates (1985 1999) Graph 25 GDP vs disposable income (1985 1999) Graph 26 UK real estate cycle (1986 1991) Graph 27 House Price (1986 1991) Graph 28 Interest Rates (1986 1991) Graph 29 Disposable income vs GDP (1986 1991) Graph 30 Indian real estate cycle (1990 1999) Graph 31 House price (1990 1999) Graph 32 GDP vs disposable income (1990 1999) Graph 33 House price to income (1999 1990) Graph 34 Interest Rates (1999 1990) Graph 35 Housing shortfall in India Graph 36 Demand for new housing (2005 2030) List of Abbreviations CAGR Compound Annual Growth Rate FDI Foreign Direct Investment FII Foreign Institutional Investors GDP Gross Domestic Product INR Indian National Rupee IPO Initial Public Offerings NBO National Building Organization REIT Real Estate Investment Trust UK United Kingdom USA United States of America USD United States Dollar VC Venture Capital
Indicators of real estate cycle: Implications for India Indu real estate research chair
Expansion is accompanied by job and population growth along with high demand on the infrastructure. Equilibrium occurs when prices stabilize. Prices, having reached their maximum limits, less businesses move into, or expand in the area. Recession occurs due to declining job growth, relocation of businesses and depreciating housing demand. During this time, prices become stagnant or even decline as rents and occupancy depreciates. Absorption occurs as prices and occupancy depreciates and the area becomes attractive again to the market. In growing economy, the rising phase dominate the declining phase of the real estate cycle and on an average, there are more years of good times than bad times for investors.
Source Journal of real estate research, Volume 18, No 1, 1999
Indicators of real estate cycle: Implications for India Indu real estate research chair
The above figure illustrates the various indicators affecting a real estate cycle, their corresponding impacts on the real estate cycle and their inter dependency on each other.
2 Indicators of real estate cycle: Implications for India Indu real estate research chair
The markets selected for analysing real estate cycle are United States of America, Japan and the UK. The various macro-economic events that have affected the above mentioned real estate cycle are as follows: 1985: Plaza agreement and Japanese asset boom - The Plaza Agreement was signed by five countries ie France, West Germany, Japan, United States and United Kingdom and it was agreed to depreciate the US dollar in relation to the Japanese Yen by intervening in the currency markets. 1986-1993: Increase in Japanese foreign investment This period was considered as the year of massive Japanese dominance over the world financial market, whereby Japans net long term capital outflow among the G 7 countries appreciated by 90% from 1982 to 1987.
3 Indicators of real estate cycle: Implications for India Indu real estate research chair
4 Indicators of real estate cycle: Implications for India Indu real estate research chair
Table:1: Timeline of real estate cycle United States Year 1985 - 1989 1986 - 1988 1988 - 1989 1995 - 1999 1995 - 1997 1997 - 1999 2000 - 2003 Timeline Real estate cycle - I Real estate boom phase of cycle - I Real estate bust phase of cycle - I Real estate cycle II Real estate boom phase of cycle - II Real estate bust phase of cycle - II Early 2000s recession Real estate cycle III Real estate boom phase of cycle III Real estate bust phase of cycle III
There has been considerable variation in house prices among different regions in the country as shown in figure 5. The West and the Northeast regions have had greater price appreciation than the national average. Within these two regions, the Pacific and Mountain states have had greater percentage increases in real house prices in recent years than they did in the previous episode of rising prices in the 1980s. States such as California, New York, and New Jersey have been identified as having higher price appreciation and more volatility as a result of limitations on new construction.
Table:2: House Price Appreciation in the United States* First Quarter 1995 Second Quarter 2006 Metropolitan Area or Division United States New Jersey Pennsylvania
OFHEO House- price index deflated by CPI Schiller (2006)
Indicators of real estate cycle: Implications for India Indu real estate research chair
1980
1981
1982
1983
1984
1985
1986
1987
Source: www.census.gov
1988
1989
1990
Source: www.census.gov
3.3 3.25
10 5
1980
1981
1982
1983
1984
1985
1986
1987
1988
1989
1990
0 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989
1988
Source: www.census.gov
Source: www.census.gov
1981
1982
1983
1984
Source: www.census.gov
Observed trends in different indicators between 1985 1989: The rise in house prices, as depicted in graph 2, for the same period reflect the negative relationship between the two indicators. {Ref sec 2.2.3} The house price shows a sudden growth of around 16 percent in 1986 from a low of around 2.5 percent in the previous year, only to sink to a negative growth in the year 1989, as indicated in graph 2. The house price to income ratio as shown in graph 4, for the same timeline though shows a depreciating trend, still the movement is not too sharp. The interest rates and mortgage rates as shown in graph 5, both exhibit a down turn starting with 1985, but they pick up by the end of 1989. For the period when price to income ratio shows a upward trend reaching 3.3 percent in the year 1988, major contribution to this trend comes from the rising prices, in light of decelerating growth rate of disposable income as depicted in graph 4 and graph 6 respectively. The decelerating pattern in the growth rate of disposable income, as indicated in graph 6, could be one of the reasons for the widening gap between demand for and supply of the housing units. The gap in the demand for and supply of new housing units for the period between 1985 and 1989, is more than 100%, with supply being greater than the demand. As the speculative pressure seem to settle down, the gap decreases, but the supply still being reasonably higher than the demand.
1985
Source: www.census.gov
1986
1987
1989
1990
Indicators of real estate cycle: Implications for India Indu real estate research chair
Source: www.census.gov
Source: www.census.gov
3.1
3.1
1995
1996
1997
1998
1999
Source: www.census.gov
Source: www.census.gov
4 2 0
Units (000)
1998
1999
1998
1992
1993
1994
Source: www.census.gov
Source: www.census.gov
Observed trends in different indicators between 1995-1999: The rise in the house price as shown in graph 8 has been a bit moderate relative to the rise experienced in the previous cycle as shown in graph 2. But the net rental yield as depicted in graph 9, has shown a steady decline through the period, from a stable 7.2 percent for a consecutive three to four years before the bubble set in. The price to income ratio as indicated in graph 10 has remained stable at 3.1 percent all through the period. The interest rates and mortgage rates as depicted in graph 11, both show a downward trend during the period, but unlike the observed trend in previous cycle, the interest rate actually picks up just before the cycle sets in, and then dips. The demand supply gap, as illustrated in graph 13, has narrowed down in this phase of the cycle, unlike the pattern in the previous cycle. The possible reason could be the moderate rising pattern of disposable income growth rate (graph 12) in this phase which was not the case in the previous cycle.
1995
1996
1997
1999
2000
7 Indicators of real estate cycle: Implications for India Indu real estate research chair
2001
2002
2003
Source: www.census.gov
2004
2005
Source: www.census.gov
Source: www.census.gov
Source: www.census.gov
Disposable income (% )
Source: www.census.gov
Units (000)
Source: www.census.gov
Observed trends in different indicators between 2000 2005: During this period of real estate cycle, almost all the indicators show steady trend. The bubble in this period has been identified primarily due to subprime mortgage crisis and the associated market correction. The remarkable feature of this cycle is the gap between the demand and supply for housing units as depicted in graph 19, which is the lowest among all the three cycles analysed so far. The main reason for this phenomena is the subprime lending in this sector. The subprime lending activity was in part demand driven and in part pushed by the State policies.
8 Indicators of real estate cycle: Implications for India Indu real estate research chair
9 Indicators of real estate cycle: Implications for India Indu real estate research chair
The Japanese real estate boom was a period of skyrocketing land prices and it lasted from 1985 to 1990. It is considered as the most famous of the economic booms. The land prices grew by around 28 percent over the 5 years preceding the peak and it witnessed an equally dramatic drop of approximately 22 percent over 5 years after the peak. Macro economic policies factors viz. an overvalued Yen and aggressive lending policies introduced by the financial institutions resulted in large amounts of capital introduced into the property sector. This led to speculation of land investments resulting in increasing prices. Residential land prices in 1990s in Japans six big city areas were 2.6 times those in 1985 and commercial land was 3.9 times as expensive. The time of the collpase hit the property market particularly hard. Investments were made from largely out of the country. When the prices crashed, commercial land value reduced to half, by 1995. Corporate Japan also lost money due to declining real estate holdings. Businesses cut back their plans to spend on plant and equipment, cut back on working hours and salaries of workers thus snapping economic growth. The average price of a 750 sft condominium in Tokyo rose to more than 70 million Yen (USD 625,000) in 1991 from about 25 million Yen (USD 223,000) in the early 1980s. After crashing in the early 1990s, the average house price hovered around 40 million Yen (USD 350,000).
10 Indicators of real estate cycle: Implications for India Indu real estate research chair
The real estate market followed uninterrupted growth until 1991 except for 1986-1987 due to an overvalued Yen. This was the period of increased investments in real estate due to speculation. For promoting the growth of real estate, large tax reductions were permitted such as real estate acquisition tax, registration tax and transfer tax. Housing loan deductions were extended from six years to fifteen years. The first period from 1992 to 1994 was affected by the economic slowdown with a real GDP growth of only 1.1 percent (from approximately 5 percent in 1990 to 1991). During the period from 1995 to 1997, the Japanese government introduced fiscal stimuli which improved the GDP growth rates to 2.7 percent. The unemployment rates began to increase over this period, (close to 3.5 percent from approximately 2.5 percent during 1992 to 1994). The office workers were the first to be hit due to the economic decline with cuts in the working hours and salaries. Over 1998 to 2000 Japan was at the peak of its crisis with the lowest ever GDP growth of -0.1 percent. This was the period of nation wide decline in disposable incomes and with unemployment rates at an all time high of almost 5 percent.
Y ear
House price to rent index (reciprocal of net rental yield ) The price to rent curve, as shown in graph 22, matches the trend of the real estate cycle. Owner occupied residences have been stable at an average of 60 percent throughout the cycle. The rentals have witnessed a sharp decrease of 22 percent from 1993 to 1998. This must have been due to lack of policies that favored rental buildings. Focus was laid on measures to bring back the asset prices from the slump. House prices to income ratio The house price to disposable income followed the same curve as that of the real estate cycle, illustrated in graph 23. The peak of this cycle was between 1991 to 1992. Though income and house prices grew rapidly during identical time periods until 1990, house prices were eventually surpassed by the income. Interest rates were also lowered during the same time as that of rising incomes. This led to increasing land prices and this meant that the borrower could bid a higher price for a property.
Y ear
2000
11
Indicators of real estate cycle: Implications for India Indu real estate research chair
Interest rates The financial institutions increased their lending activity into the property sector from the late 1980s until the end of 1990. The bust in the economy resulted in large number of non performing loans. In order to remedy this situation the financial institutions were forced to lower the interest rates. The adjoining figure indicates the drop in interest rates on home loans from a high of 5.5 percent in 1990 to the lowest ever drop of 2 percent in 1998.
5 4 3 2 1 0 1985 1986 1987 1988 1989 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000
Year
GDP v/s disposable income Economic growth was triggered due to introduction of monetary policies by the government and due to an overvalued Yen. Real GDP witnessed a growth of 8.6 percent from the mid 1990s to the end of 2000. GDP growth has been negative since 1998 (graph 25). Steep rise in the value of the Yen during the late 1980s contributed to deteriorating employment situation. The unemployment rate rose from 2.1 percent in 1991 to 4.7 percent at the end of 2000 causing a negative growth in the household disposable incomes from 1990 to 1998.
12 Indicators of real estate cycle: Implications for India Indu real estate research chair
The trend from 1980-2005 reveals that the UK witnessed an extraordinary appreciation in the demand for housing followed by a subsequent increase in the house prices. Smaller cities, have an average population of less than 250,000 recorded the largest appreciation in average price per square meter. House prices have appreciated by triple fold in 15 cities and at least doubled in all 62 cities since 1996. The majority of the cities recording the biggest increases are in Southern England, but Salford and Newcastle also feature in the top 10. Brighton (260 percent), Salford (255 percent), London (252 percent) and Bath (236 percent) follow Truro in the top five. (Source Research by Halifax Agents) Scottish cities dominate the list of cities experiencing the smallest increases in house prices on a per square meter basis during the past decade. Three of the bottom five cities are north of the border: Aberdeen (104 percent), Stirling (122 percent) and Glasgow (126 percent). Southampton (132 percent) and Preston (133 percent) are the other cities in the bottom five. (Source Research by Halifax Agents)
13 Indicators of real estate cycle: Implications for India Indu real estate research chair
2,000
1,500
10
1,000
500
0 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006
-5
House Price
Source www.statistics.gov.uk
Interest Rates : The average or effective mortgage rate that UK households pay has steadily declined over the past 20 years. It now stands at 4.65 percent, compared to the 10 percent during the late 1980s and a high of 16.6 percent in the early 1980s. As the graph 28 shows, the effective interest rates have steadily depreciated over a period of time from 1980 to 2005. at a CAGR of 4.69 percent. The trend reveals that interest rates during the cycle-I (1986- 1991) as shown in graph 28 have appreciated and depreciated for the UK i.e. in 1987 the rate was lowest 9.62 percent and then appreciating during the bust phase to 14 percent in 1990. Disposable Income vs Gross Domestic Product (GDP) : The disposable personal income from 1980 to 2005 has appreciated at a CAGR of 6.7 percent. If we observe cycle - I (1986- 1991), the disposable personal income has decreased for the UK i.e. in 1986 the disposable income appreciated to 7.5 percent and subsequently depreciated to 5.1 percent during the bust phase in 1991. On the contrary the GDP during cycle-I (1986-1991) was 4 percent during boom phase, depreciating to .1.4 during bust phase in 1991 as depicted in graph 29.
18 16 14 12 10 8 6 4 2 0
Rate (%)
1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005
Source www.statistics.gov.uk Source www.statistics.gov.uk
14
Indicators of real estate cycle: Implications for India Indu real estate research chair
15 Indicators of real estate cycle: Implications for India Indu real estate research chair
The last decade witnessed a frenzied boom in the residential property prices. This boom was artificially created where it was backed primarily by the boom in the stock market that was kicked off in 1991. The prices appreciated sharply during 1994 to 1995 whereby it witnessed a phenomenal growth of almost 420 percent from 1990 to 1996. The stock market and real estate markets crashed in quick succession just a little after 1995. This was followed by a prolonged period of about 8 years of little or no appreciation in real estate. A reversal in trend has been witnessed over the past 2 to 3 years with real estate prices inching up backed by strong demand. This demand in turn is primarily being driven by strong demographic trends and the emergence of a favorable environment for real estate investment.
16 Indicators of real estate cycle: Implications for India Indu real estate research chair
19 90 19 91 19 92 19 93 19 94 19 95 19 96 19 97 19 98 19 99 20 00 20 01 20 02 20 03 20 04 20 05 20 06 20 07
Average house price grow th rate (left axis) Average house price (INR/sft) (right axis)
10 9 8 7 6 5 4 3 2 1 0
G ro w th rate (in % )
G ro w th rate (in % )
17
Indicators of real estate cycle: Implications for India Indu real estate research chair
T o tal
R ura l
Urba n
According to the National Building Organisation (NBO), the total demand for housing is estimated at 2 million units per year and the total housing shortfall is estimated to be 19.4 million units, of which 12.76 million units is from rural areas and 6.64 million units from urban areas. According to 2001 national statistics as depicted in graph 35, there was a total of about 187,162,172 residential dwelling units nationwide and the gap between supply and demand in residential market is 41 billion sq.ft. The persistent gap between demand for and supply of housing units as pointed out by the NBO study can be explained by the fact that major contribution to the shortfall of housing units comes from rural area. With more emphasis on the supply creation in urban centers, the gap is only going to widen, and thus putting further pressure on the prices. Future demand As per Detusch Bank research approximately 4.7 million housing units would have to be completed up to 2030. This estimated figure is based on additional demand of roughly 2.7 million housing units and annual replacement demand of roughly 2 million dwellings as indicated in graph 36. The housing markets have appreciated considerably from 2003 - 2004. Strong demand stimuli have caused shortages in housing in cities, pushing up residential property prices. The Government on its part is also giving policy incentives (discussed in the next section), towards the movement of capital in the real estate sector. Enabling Policy and Regulatory Environment Government incentives such as favorable reforms ensuring easy project financing, increased fiscal incentives and simplification of government procedures assisted the real estate developers to expand their horizons and improved their risk appetite for large scale projects. Incentives on project financing Policy to permit FDI up to 100% in housing, townships, built-up infrastructure and construction development projects. This paved the way for a significant capital infusion to the capital intensive sector through Foreign Institutional Investors (FIIs), Venture Capital (VCs) funds etc. The Government has also lowered the floor on minimum land area for FDI investment to 25 acres from an earlier 100 acres. This move has triggered a spurt in construction activity especially in urban areas as developers are now able to source foreign funds for developments on smaller parcels of land in congested metros. The Government allowed FIIs to take part in Initial Public Offerings (IPO) and pre-IPO placement of real estate companies. The Government is also evaluating proposal to introduce Real Estate Investments Trusts (REITs). REITs will give international investors a familiar means of investing in real estate, which would provide an impetus to the existing real estate market.
Deutsche Bank Research
18
Indicators of real estate cycle: Implications for India Indu real estate research chair
Fiscal Incentives for supply creation Tax holiday of 100% for profits derived by an undertaking engaged in developing and building housing projects in the country. The new SEZ Act, 2006 has also provided for 100 per cent tax holiday for profits derived by an undertaking engaged in development of a SEZ, exemption from levy of MAT etc. Focus on Urban Infrastructure Development The increased focus of Indian government on urban infrastructure development has led to emergence of newer locations and has significantly induced the real estate activity. Public authorities like housing boards and development authorities are now taking special initiatives for provision of housing, which creates strong competition to the private developers and also provide a wide range of options to the urban consumers.
UK Bust phase
Boom phase
Bust phase
The R square estimate and t statistic between interest rate and price trend, in the case of both the country, is almost the same for the period between 1994 and 2006. In case of the impact of disposable income on the trend in the price of housing units, though there seems to be a valid one to one relationship between the two in the case of both India and USA, but disposable income seems to be having more strong effect on the prices in the case of USA, than in India. Which also holds true, as the trend in the case of India happened more because of the stock market bubble. It is evident that the Indian real estate cycle was an unnatural occurrence whereby property prices were artificially corrected due to a boom in the stock market. After a brief period of stabilization in these prices, a significant boom can be seen over the past few years. There is no significant rise in the prices of residential property over the past six months and these prices are expected to stabilize in the next few years.
19 Indicators of real estate cycle: Implications for India Indu real estate research chair
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