The Return of Land Investment
The release of the land market journal, The Financial Times (FT), that seeing the housing market plunge to an all-time low in some of the world's biggest countries. The research showed that, in many countries, property prices had dropped by more than a third, not including stamp duty. Prices for the average property across the United Kingdom declined by around twenty percent. That is one of the most severe declines seen over the last thirty years.
The reduction in prices, particularly across the capital markets, has caused some questions as to whether property investment will rise again, and will people choose to buy rather than rent? People, particularly first time buyers, are becoming increasingly wary of property investment, after years of falling prices. At the same time, the recession is having a far-reaching effect on house price prices across the board.
Of course, not everyone will see it as an indicator of the future of the property market. But, by observing the values in countries like Japan, we can see that there has been a marked change in trend in recent times. It is no longer a case of many young families simply buying a home in an attractive location to escape the hardships of the modern world.
The most striking difference in recent years, in particular, is the growth in foreign investment in Japan, despite a series of particularly bad economic blows to that country, both from falling prices and from a particular government policy aimed at reducing the amount of money flowing into the property market. These blows included tax rises on home purchases, combined with cuts in tax allowances. This was coupled with a rise in stamp duty, which took up to forty percent of the value of the purchase price, and a general decline in value of the currency.
This, together with rising house prices, meant that the overall price of the property market fell over a period of three or four years. Property developers found this situation completely unsustainable one and built large numbers of new properties to take advantage of the rising values of land.
But while land values rose dramatically over the last few years, especially in Tokyo, many of the gains were a result of local government legislation. Property developers could have followed the lead of the Japanese in terms of investing their profits into building more housing. Instead, they concentrated their effort on developing the area around Tokyo and other regions to bring the land value up.
The reason for this has less to do with the interest of Japan's government in providing additional housing than it does with the view that the land value will continue to rise. When property values go up, people who already own the land will find it harder to sell, but people who are thinking about purchasing the land will not be affected by the tax changes that brought about the rise in land values.
The actual rise in the land value may have been relatively modest in comparison to what it would have had on the short term, but it is clear that there will be an immediate effect on home-buying activity. Most of the impact has been seen in those areas where developers have increased the value of land, including the south of England and parts of the North East.
Since so much of the country has increased its house prices to reflect the higher value of land, it is not surprising that the housing market is having a rather muted effect on local economies. However, many small towns are already seeing their economies dry up because they have lost people to the housing market.
In many of these places, local businesses have closed down, especially the ones that were started on the basis of selling information and service through online communities. While many of these businesses are now trying to compete with online giants, such as Amazon, some still struggle, and the prospect of losing income and customers to online rivals appears to be a sobering reality.
There will be some social welfare costs, of course, but these are very likely to be minimal given the large numbers of young people looking for affordable accommodation. The cost of finding the right kind of tenant for your property should also be well worth it, when considering the benefits of capital growth, an increase in standard of living and a reduction in the scope for welfare.
As long as property values rise, property investors and property developers will be able to buy up land cheaply, and sell it for a good profit. While this can be a great way to get some quick cash, it is by no means the best way to invest, even if it allows you to enjoy some tax relief.
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