Namibia’s ‘Roadrunner’ Housing Market?
Those who are fans of
cartoons will no doubt recall the
Roadruuner where usually Wiley Coyote would run off a cliff and keeps
running until he finally realized there was nothing underneath and gravity would rapidly take over . In Business
it is now known as the Roadrunner effect, that is when someone or a market
continues to behave as the foundations for the earlier behavior still exist.
Housing bubbles are very much part of this phenomenon and the big question that
is now asked is Windhoek specifically and in Namibia more generally about to
experience a Road Runner effect?
While average asking prices for housing have continued to rise what has happened is that that the volume of turnover has started to
decline quite drastically. But averages disguise huge variations throughout the
economy. In Windhoek for example the FNB(First National Bank) housing price index has continued to
show growth on average but there the volumes of sales that underpin the market
are not there and the volume index has
been dropping sharply. This is one key part of the Road-runner effect. People
are demanding higher prices but the sales are simply not occurring. But as can
be seen below in 2009 when volumes of sales dipped sharply in Namibia prices
continued to grow so a decline in average prices is possible but a cliff is not
inevitable.
According to FNB, the median house price was N$1.3mn in June which is 10.5% higher than
average Windhoek house prices in 2015. High income suburbs have begun to show
signs of decline. In KleineKuppe prices have dropped by 1.0%, while Ausblick
and Olympia prices have declined by 12.1% and 2.2% respectively. Unsurprisingly
as the more expensive suburbs become out of reach to middle income Namibians
there strong price growth in low income
areas such as Okuryangava, Khomasdal, Katutura and Rocky Crest.
Unfortunately the elements that supported the housing bubble in Namibia that peaked in 2014 and saw
Namibia with the world’s fastest growing prices is now well and truly over. Several well known
factors have combined together to create
a market which cannot sustain prices at the top end. The first is the
decline in commodity prices, including oil which effected the local economy
severely. But more importantly than any direct effect this has had on Namibia
the decline in oil prices has removed the Angolan buyer who would come to
Namibia, a buy or rent an expensive property with a suitcase of US dollars.
With the collapse of oil prices Angolans no longer have the petro-dollars to
prop up the market and government
The second factor that has caused the decline in sales is that the
economy has not been growing anywhere near as rapidly as in the past and may be
entering a technical recession with the last quarter registering -1.2% economic growth. A technical recession
(ie two quarters of GDP decline) is unlikely because the exports from the new Hauseb mine are likely to
register shortly which is expected to provide a 5% boost to GDP.
What is also likely to put a severe damper on rising housing prices
is the austerityprogramme that will be
necessary if the government is to rectify its budget deficit of 8.3% of
GDP. Government, as the largest sector
in the economy will cause the greatest impact on other sectors.
The signs of a decline in the housing market are already there in
not just the decline in the volume of sales but also in the rental rates.
According to FNB, the largest decline in volume of transactions emanates from
the high-end market (house prices over N$2.6mn) where volume growth contracted
by 46.0% at the end of May. Prices in this segment, however, haven’t declined
as one would expect with the extended drop in demand. Although in June of this
year high-end property price growth remain 22.4% higher compared to last year June.
Properties are spending significantly more time on the market, giving buyers
the opportunity to negotiate prices down, a trend which was not available a
year ago, when most properties were selling above valuation and top ups were
the order of the day.
Speaking to real estate agents there have been serious declines in rental
rates for not only top end houses but the increasingly over-supplied two-bed
room units where rentals have, according to prominent real estate agent Ms
Nadia Steenkamp have decreased by some
10% over the last year. Declining rental rates tend to get translated into
declining house price eventually. It is
however usually in the middle to upper levels of the housing market where
prices tend to be stable though no sector is immune to temporary over- supply.
But house prices deflation which is a serious phenomena because it
leaves those who have acquired bonds on their homes when prices are high in
positions of having a house where they have negative equity. This is still
unlikely to happen here because the problem that underlies the market is temporary.
There remains a structural shortage of
housing in Namibia that, according to the IMF, is only getting worse with time
and until land is made available is the increase in prices despite the possibility of a price cliff in several
segments of the market.
What is needed is a rethink of land policy in the periurban areas.
Where the private sector is strong enough the government should make the land
available and allow the private sector to get on with the job of construction that will provide much needed
growth and employment for the country rather than having local councils
directly involved in allocation of land for those other than the very poor.
These are the views of
Professor Roman Grynberg and not necessarily those of UNAM where he is
employed.