Homes selling up to 60 per cent more than RV in Lower Hutt property boom
Lower Hutt property buyers are being priced out of the market as the boom reaches levels not seen since the 1980s.
A modern home in Avalon with a rateable value of $565,000 sold at auction for $784,000 last week while a villa with an RV of $510,000 went for $704,000 in Alicetown.
Hutt City Professionals managing director John Ross said a "once-in-35-year phenomenon" in market confidence had followed the lows of the recent economic downturn, similar to that seen after a slow-down in the 1970s.
With the wider Wellington market flat since 2008 the sizzling market was a natural correction for years lacking capital growth.
That confidence had been strengthened by record low interest rates and a lack of housing stock.
Figures provided by the Real Estate Institute of NZ revealed the average house price in the Hutt Valley rose 19 per cent from $332,500 in July 2011 to $397,000 in May this year.
The average house price in Upper Hutt Central rose from $304,000 to $407,500.
Quotable Value figures showed Upper Hutt's 1970s subdivision Totara Park had been driven up by intense competition between home buyers and investors by 7.2 per cent to $328,950 between October and May.
Ray White Lower Hutt managing director Rupert Kemeys said residents were "going back to the tried and true investment of bricks and mortar".
"The market should continue this way for a few more years at the minimum with our current low interest rates, which experts picking they will drop again this year.
"Make no mistake this is not a housing crisis like some claim, this is just another property cycle hitting its straps."
Kemeys said Petone had become a hot spot built on the development of Jackson St.
A house there recently sold for $750,000, almost 60 per cent more than its RV.
 
 
 
新西兰房市的“风云涌动”
由于高数量的移民、低房贷利率等因素的推动，在过去三个月，新西兰全国房价上涨5.6%，创下12年以来增速最快的记录。全国平均房价已达$590,909。而惠灵顿地区房价上涨4.4%，已经达到了$610,102。房产市场现状是：房市仍存在短缺现象，物业成交量迅速上涨。大量投资购房行为已经引起新西兰联储的重视，可能在今年晚些时候推出进一步的措施，遏制房市投资活动。
惠灵顿Lower Hutt 房价高涨
最近Lower Hutt房屋成交价屡创新高。一栋Alicetown的房屋RV（rateable valuable）51万纽币，成交价是70万4千纽币（高出RV38%）。而一栋Avalon RV 56万5千纽币的房子，最终以竞拍价78万4千纽币成交（高出RV38.76%）。有专业人士指出，出现高出RV很多成交价的现象主要都是受到银行贷款低利率和房源紧张的影响。
新西兰房地产协会的统计数据显示，Hutt Valley地区平均房价从2011年7月份的$332,500增加19%，达到了2016年5月份的$397,000。Upper Hutt中心的平均房价也从$304,000上升到了$407,500。就连之前不太热的Naenae, Stokes Valley 和Wainuiomata地区的房价都不同程度地上涨。最新成交了一个75万纽币的房产，整整高出其RV60%。
RBNZ（新西兰联储）：未来调息方向的“迷雾”
不断增加的房价，已经引起了新西兰联储的重视。联储下一步经济政策（OCR变动）却因市场的反应变得不那么明晰。6月份的MPS中的数据显示，市场有了一定的起色。于是市场上就出现了两种不同的声音：一种是继续下调OCR，以刺激市场通胀率的上升。另一种是维持，甚至上调OCR，来控制房贷的高借贷，从而抑制高房价。
具体8月份联储是否会调息，不能简单而定。市场实际情况才是联储真正采取决策的最主要的因素。经济学家们都预期未来新西兰联储可能会和全球其它国家政府一样继续采取更宽松的经济政策，下调OCR。只不过具体时间，下调多大的幅度还需要看市场的情况而定。
投资者的新选择：非银行贷款
目前，投资者被普遍认为了炒热房产市场的主要推手。新西兰几大主要银行对于投资者的银行利息采用了更高的还贷利率。而且有消息称，联储可能会针对投资者采用更严格的贷款比例（LVR）和贷款收入比政策。
Mortgage Supply公司主管Jenny Campbell表示，未来出台的更多针对投资者的限制条件，主要影响的是银行关于投资者的限制。投资尝试新的选择：非银行贷款。像财务公司等非银行借贷机构则是不受限制政策影响。他们对于投资者的还贷利率没有和自住房利率有所不同。同时从财务公司贷款的安全性也不用担心。一般财务公司的资金都十分雄厚足以保证整个贷款的安全。投资者唯一需要考虑就是一般非银行机构的利率都会比银行利率高。只不过相差的利率也不到3%左右。绝对是投资者可以在银行“碰壁”之后，不错的新选择。