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Canadian housing market cooling off but still hot

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Canadian house prices will come off the boil next year, rising only modestly after a mini-boom in the middle of the pandemic, according to a Reuters poll of property market analysts who still expect affordability to worsen in the coming years.

What may accelerate the slowdown already in train is the impending shift in monetary policy now the country is emerging well-vaccinated from the pandemic and the economy is expanding strongly again.

Strong prospects for the Bank of Canada to raise interest rates as early as next year from record lows have analysts convinced the market isn’t necessarily cooling yet, but the worst of the heat is starting to disperse.

“The dramatic fall in interest rates created a sense of urgency to get into the market, so in many ways people borrowed activity from the future, and now it seems the future has arrived,” said Benjamin Tal, deputy chief economist at CIBC Capital Markets.

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“Never before has the housing market been so sensitive to the risk of higher rates. A lot of debt has been taken on, in a very low rate environment, so even a modest increase in rates can have a notable impact on housing demand.”

Home prices have soared about 25% since the pandemic began and around 200% in the last 16 years, according to Canadian Real Estate Association data.

After an expected 16.0% rise this year, average house prices nationally will increase just 3.2% next year, the August 11-19 poll of 16 economists showed. That was a downgrade from 3.7% predicted three months ago.

Around three-quarters of respondents expected demand for housing to ease across the country this year, including in hot spots like Toronto and Vancouver, while nearly 60% predicted that the chill would linger at least a little while longer.

Higher interest rates were identified as the biggest downside risk to the Canadian housing market over the next 12 months, according to over 45% of respondents, 7 of 15, who responded to an extra question.

Over 25% said it was the potential spread of new coronavirus variants.

NOT ENOUGH HOMES TO BUY

A supply-demand imbalance, which was already heavily skewed before the pandemic began, has pushed home prices out of reach for most first-time buyers. Consumer price inflation at a decade high has only made it worse.

“The supply shortage issue is also related to the affordability issue, which is, are Canadians building the types of homes that are best suited to the whole population?” asked Brendan LaCerda, senior economist at Moody’s Analytics.

“First-time homebuyers will feel the pain more acutely in particular. Saving up for the down payment is much more difficult when you are chasing rising prices.”

About 70% of respondents, 11 out of 16, expected affordability to worsen over the next two to three years.

The broad trend of double-digit price gains this year followed by a moderate rise next year is likely to be the case for major Canadian cities as well.

In Toronto, the poll predicted they will rise just under 15% in 2021 and 4.0% next. In Vancouver, they are expected to increase 13.2% and 4.0%, respectively.

Poll respondents rated those two cities a 9 on a scale of 1 to 10 for expense, where 10 is the most expensive, compared with a median of 7 for the country as a whole.

Although Canadian housing starts are high by historical standards, hitting a new record earlier this year, they are far short of strong demand, even during the pandemic when immigration has been limited.

Asked how long it would take for the shortage to ease, 60% of respondents, or 9 out of 15, said it will be over two years.

“There is no end to the supply shortage in sight in the Canadian housing market, even beyond a two-year horizon,” said Jean-Francois Perrault, senior vice-president and chief economist at Scotiabank.

(For other stories from the Reuters quarterly housing market polls:)

 

(Polling by Swathi Nair; Editing by Ross Finley and Jan Harvey)

Economy

Biden's Hot Economy Stokes Currency Fears for the Rest of World – Bloomberg

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As Joe Biden this week hailed America’s booming economy as the strongest in the world during a reelection campaign tour of battleground-state Pennsylvania, global finance chiefs convening in Washington had a different message: cool it.

The push-back from central bank governors and finance ministers gathering for the International Monetary Fund-World Bank spring meetings highlight how the sting from a surging US economy — manifested through high interest rates and a strong dollar — is ricocheting around the world by forcing other currencies lower and complicating plans to bring down borrowing costs.

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Economy

Opinion: Higher capital gains taxes won't work as claimed, but will harm the economy – The Globe and Mail

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Open this photo in gallery:

Canada’s Prime Minister Justin Trudeau and Finance Minister Chrystia Freeland hold the 2024-25 budget, on Parliament Hill in Ottawa, on April 16.Patrick Doyle/Reuters

Alex Whalen and Jake Fuss are analysts at the Fraser Institute.

Amid a federal budget riddled with red ink and tax hikes, the Trudeau government has increased capital gains taxes. The move will be disastrous for Canada’s growth prospects and its already-lagging investment climate, and to make matters worse, research suggests it won’t work as planned.

Currently, individuals and businesses who sell a capital asset in Canada incur capital gains taxes at a 50-per-cent inclusion rate, which means that 50 per cent of the gain in the asset’s value is subject to taxation at the individual or business’s marginal tax rate. The Trudeau government is raising this inclusion rate to 66.6 per cent for all businesses, trusts and individuals with capital gains over $250,000.

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The problems with hiking capital gains taxes are numerous.

First, capital gains are taxed on a “realization” basis, which means the investor does not incur capital gains taxes until the asset is sold. According to empirical evidence, this creates a “lock-in” effect where investors have an incentive to keep their capital invested in a particular asset when they might otherwise sell.

For example, investors may delay selling capital assets because they anticipate a change in government and a reversal back to the previous inclusion rate. This means the Trudeau government is likely overestimating the potential revenue gains from its capital gains tax hike, given that individual investors will adjust the timing of their asset sales in response to the tax hike.

Second, the lock-in effect creates a drag on economic growth as it incentivizes investors to hold off selling their assets when they otherwise might, preventing capital from being deployed to its most productive use and therefore reducing growth.

Budget’s capital gains tax changes divide the small business community

And Canada’s growth prospects and investment climate have both been in decline. Canada currently faces the lowest growth prospects among all OECD countries in terms of GDP per person. Further, between 2014 and 2021, business investment (adjusted for inflation) in Canada declined by $43.7-billion. Hiking taxes on capital will make both pressing issues worse.

Contrary to the government’s framing – that this move only affects the wealthy – lagging business investment and slow growth affect all Canadians through lower incomes and living standards. Capital taxes are among the most economically damaging forms of taxation precisely because they reduce the incentive to innovate and invest. And while taxes on capital gains do raise revenue, the economic costs exceed the amount of tax collected.

Previous governments in Canada understood these facts. In the 2000 federal budget, then-finance minister Paul Martin said a “key factor contributing to the difficulty of raising capital by new startups is the fact that individuals who sell existing investments and reinvest in others must pay tax on any realized capital gains,” an explicit acknowledgment of the lock-in effect and costs of capital gains taxes. Further, that Liberal government reduced the capital gains inclusion rate, acknowledging the importance of a strong investment climate.

At a time when Canada badly needs to improve the incentives to invest, the Trudeau government’s 2024 budget has introduced a damaging tax hike. In delivering the budget, Finance Minister Chrystia Freeland said “Canada, a growing country, needs to make investments in our country and in Canadians right now.” Individuals and businesses across the country likely agree on the importance of investment. Hiking capital gains taxes will achieve the exact opposite effect.

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Economy

Nigeria's Economy, Once Africa's Biggest, Slips to Fourth Place – Bloomberg

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Nigeria’s economy, which ranked as Africa’s largest in 2022, is set to slip to fourth place this year and Egypt, which held the top position in 2023, is projected to fall to second behind South Africa after a series of currency devaluations, International Monetary Fund forecasts show.

The IMF’s World Economic Outlook estimates Nigeria’s gross domestic product at $253 billion based on current prices this year, lagging energy-rich Algeria at $267 billion, Egypt at $348 billion and South Africa at $373 billion.

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