The average Auckland house is rising in value by more than $400 a day. How is that market not a bubble?
It's an affordability issue, not necessarily a bubble. More and more people are finding it difficult to get the right deposit together because with the restrictions on above 80 per cent lending now you've to have a 20 per cent deposit and that's increasingly out of the reach of ordinary, young New Zealanders. The signs that you would normally suggest a bubble, apart from price increases, would be excessive speculative buying, or that fundamentals aren't driving the market. Sadly, in a way the fundamentals are driving the market. We're really tight on supply and we've got probably five to seven years of pent up demand for housing. That's going to keep pushing house prices up. We're already starting to see a bit of moderation in house price rises. I think that's a result of more supply coming on and also a little bit of a slowdown in offshore buyers.
Many people would say banks are at least partly responsible for Auckland's heated housing market. Do you think that's a fair comment?
I think there's probably 15 or 20 different factors that feed into the issues we have with the housing market here. The most fundamental are clearly supply and demand. When you think about whether banks are contributing with the cost of home loans being too low, if you look at bank margins they've been pretty stable. What's really driven lower servicing costs for loans has primarily been the fact that cash rates have dropped and wholesale [lending] rates from offshore have dropped. Bank margins have sat for five to 10 years between 1.5 and 2 per cent. You don't see dramatic changes in margins. There's just so much liquidity around the world because central banks are printing money and you've got record low interest rates. We're always looking to deliver deals that are attractive to customers, but I think that is a very small factor when you add up all the other much more fundamental factors that are affecting the housing market here.
How well prepared is BNZ to deal with a sudden downturn in the housing market?