Download - Erwin Rode on Prospects for Property
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Moneyweb Seminar
Hyatt Regency Oubaai, George
5 October 2011
Erwin Rode
www.rode.co.za
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World prospects
1. Financial crisis has resumed
2. And: USA and European growth
prospects must be poor for many
years — think 10 years
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ANYTHING THAT CAN’T GO ON FOREVER WILL END
- Herb Stein
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Medium-term prospects for SA economy
1. Lower growth in the wake of low world
growth and infrastructure constraint in SA
2. But, China factor
3. Taxes and tariffs set to rise to catch up
with backlogs
4. Thus, disposable income under some pressure
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60
80
100
120
140
160
180
65 70 75 80 85 90 95 00 05 10 15
House prices
Office renta ls
Fo
re
ca
st
Real property cycle
Johannesburg office rents vs national house prices
Deflated by BER BCI
Index (
19
90
=1
00
)
(lo
g s
cale
)
Source: Absa; BER; Rode forecasts
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0
20
40
60
80
100
120
140
160
180
1950
1953
1956
1959
1962
1965
1968
1971
1974
1977
1980
1983
1986
1989
1992
1995
1998
2001
2004
2007
2010
Index (2000=
100)
Source of data: Irrational Exuberance, Robert Shiller
Real U.S. home values
Compound growth rate of trendline: 0,6% p.a
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0
50
100
150
200
250
300
1966
1968
1970
1972
1974
1976
1978
1980
1982
1984
1986
1988
1990
1992
1994
1996
1998
2000
2002
2004
2006
2008
2010
Index (2000=
100)
Source of data: Absa; Stats S.A
Real S.A. home values
Compound growth rate of trendline: 0,4% p.a
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-5
0
5
10
15
20
07:01 07:07 08:01 08:07 09:01 09:07 10:01 10:07 11:01 11:07
Growth in S.A. house prices
Gro
wth
(%
,y-o
-y)
Source of data: Absa
+5%
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90
100
110
120
130
140
150
160
2005 2006 2007 2008 2009 2010 2011
George
Cape Town tota l
Flat rentalsGeorge vs Cape Town total
Smoothed
Index (
20
05
q1
=1
00
)
Log s
cale
Source of data: Rode's database
+4%
+4%
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80
100
120
140
160
180
200
220
240
75 80 85 90 95 00 05 10 15
Real house prices
Real flat rentals
Real house prices vs real flat rentals
(Deflated by Haylett)In
dex (
1990=
100)
(log s
acle
)
Source of data: Rode; Absa; Stats SA
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40
50
60
70
80
90
70 75 80 85 90 95 00 05 10
Perc
enta
ge (
%)
Ratio of household debt
to disposable income
78%
Source of data: SARB
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-10
-5
0
5
10
15
04 05 06 07 08 09 10 11
Growth in
real retail sales
Source of data: Stats SA
Gro
wth
(%
; y
-o-y)
Smoothed
2%
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0
2
4
6
8
10
95 96 97 98 99 00 01 02 03 04 05 06 07 08 09 10
RegionalNeighbourhood
9%
3%
Shopping-centre
vacancy rates
Vacancy rate
(%
)
Source of data: I.P.D. Annual Digest
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0
4
8
12
16
20
00 01 02 03 04 05 06 07 08 09 10 11
Cape Town dec.
Cape Town CBD
Office vacancies
Cape Town CBD vs Cape Town decentralized
(Grade A and B combined)V
acancy r
ate
(%
)
Source: SAPOA
10%
7%
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20
40
60
80
100
94 96 98 00 02 04 06 08 10
Cape Town CBD (+5%)
Cape Town dec. (+3%)
Nominal grade-A office rentals
Cape Town CBD vs Cape Town decentralizedR
/m² (
log s
cale
)
Source of data: Rode's Time Series
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1.0
1.5
2.0
2.5
3.0
3.5
4.0
4.5
00 01 02 03 04 05 06 07 08 09 10 11
Central WitwatersrandCape Peninsula
Industrial vacancies
Central Witwatersrand vs Cape Peninsula
2.1 (4%)
3.2 (7%)
Vacan
cy s
cale
( 0
- 9
)
Source of data: Rode's Time Series
Smoothed
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10
20
30
40
90 92 94 96 98 00 02 04 06 08 10
Cape Peninsula (+8%)Central Witwatersrand (+2%)
Nominal prime industrial rentals (500m² units)
Cape Peninsula vs Central WitsR/m
² (l
og s
cale
)
Source of data: Rode's Time Series
Smoothed
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7
8
9
10
11
12
13
14
90 92 94 96 98 00 02 04 06 08 10
Regional shopping centres
Industrial leasebacks
Decentralized offices
National capitalization rates
by property type
Source of data: Rode's Time Series
%
Smoothed
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4
6
8
10
12
14
16
18
20
00 01 02 03 04 05 06 07 08 09 10 11
BondsPLSs
Long-bond yields
vs
PLS yieldsYie
lds
(%
)
Source of data: Rode's Time Series; Bond Exchange of SA
r² = 0,68
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1. The American locomotive has run out of steam
2. Expect below-average economic growth in SA for many years to come
3. Residential property is still overpriced
4. Shopping-centre cash flows will remain under pressure, especially the smaller ones
5. Nationally, quality non-residential properties are moderately oversupplied but not overpriced
6. Taking a 3-year view, listed funds’ distributions will decelerate to … say, 4% p.a. and a negative rerating may take place in tandem with long bonds
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Rode’s products
1. Valuations
2. Rode’s Growth Points (annually)
3. Rode’s Sales (monthly)
4. Rode’s Report (quarterly)
5. Rode’s SA Property Trends (semi-annually)
6. Rode’s Retail Report (quarterly)
7. Ad hoc consultancy