There is No Longer a UK Housing Market for the Average Joe

The latest Land Registry monthly release tells us that in March 2013 there were 52,090 house sales in England and Wales.  In March 2012 the volume was 61,334 a difference of -15% in 12 months.  Volumes are also only 38% of the peak volume seen in May 2002 and 64% of the long run average of this dataset.  Meanwhile house prices seem to be doing not much more than the dance of a damped sine wave since 2007.  So even with plenty of market manipulation including the Funding for Lending Scheme (FLS) and Quantitative Easing (QE), which have driven mortgage rates to record lows, this is the best that the Bank of England and UK Government can muster in terms of a market.  This is all shown in my first chart today.

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This all looks pretty bad but it wasn’t until I read the Land Registry May 2013 HPI Statistical Report that I realised for normal people there no longer really even seems to be a market.  The table below shows the sales volumes by price range.  Look at the volumes for houses priced between £100,001 and £250,000.  They’re down between 17% and 27%.  In stark contrast volumes for properties greater than £1,000,000 are up between 15% and 24%.

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Jump to London and its insane house prices and the market is even more finished for all the Average Joe’s out there.  Between £100,001 and £250,000 volumes are down between 38% and 46%.  In comparison if you’re looking to spend over £1,000,000 then you have some competition with other would be “wealthy” future house owners with volumes up between 20% and 29%.

The FTSE 100 Cyclically Adjusted Price Earnings Ratio (FTSE 100 CAPE) Update - June 2013

Ever since Bernanke opened his mouth about potentially easing back (not stopping) on the amount of Quantitative Easing he is undertaking each month we've seen the price of many asset classes fall.  This has included the FTSE100.  Am I worried about it?  Well as a person who is investing large amounts every month into the markets the answer is no.  I hear you ask why.  Well if I use the FTSE100 as an example I’ll show today that both company earnings and dividends  are rising.  Therefore a falling price combined with rising earnings and dividends simply means a higher dividend yield and earnings yield.  That means that I'm simply buying the market at better value.

Let’s now run the numbers.  The last time we looked at this dataset was on the 30 April 2013.

FTSE 100 Price

In early morning trade today the FTSE 100 was priced at 6,160.  That is a fall of 4.5% when compared with the 01 May 2013 Price of 6,451.  It’s still 17.1% above the 01 June 2012 Price of 5,260.  How this pricing compares with history can be seen in the chart below.

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This is a similar chart to that which you will see in many places within the mainstream media.  Let’s now remove the sensationalism by:

• Correcting the chart for the devaluation of the £ through inflation.  For this dataset I use the Consumer Price Index (CPI) to devalue the £.
• Plotting the Pricing on a logarithmic scale as opposed to a linear one.  By using this scale percentage changes in price appear the same.  

Looking at the chart this way reveals the FTSE 100 in a very different light.  That light shows that the compound annual growth rate (CAGR) in today’s £’s has only been 1.7%.  Correct it by the Retail Prices Index (RPI) and that falls to 1.0%.

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FTSE 100 Earnings

As Reported Nominal Annual Earnings are currently 504, up from 481 on the 01 May 2013.  They are down 10.4% on last year and down 19.8% on October 2011’s peak of 628.  Or course this looks better than it really is as inflation flatters the result.  I therefore plot a chart below, again on a logarithmic axis, showing Real (inflation adjusted) Earnings performance over the long term.

A Sobering Income Drawdown Demonstration

If when you retire you:

• aren't fortunate enough to have a defined benefit pension from your employer coming at some point;
• decide against buying an annuity;
• don’t have any non-investment income streams such as part time work;

then after allowing for whatever State Pension is due your way, you’ll be living off whatever wealth you have accrued during your working life (plus whatever return you can achieve on that wealth).

We've previously looked at how you might calculate how much wealth you need to build before retirement.  Today I'm going to run a sobering simulation that demonstrates just how important it is firstly give yourself some contingency in those retirement calculations but then secondly monitor your progress once in retirement, adjusting where necessary (just as you did during the accrual stage), to prevent yourself from running out of investments.

Before we run the simulation let’s define the assumptions:

• Our retiree decides to pull the retirement trigger on the 31 December 2006. On that date the FTSE100 was 6,220, it peaked the following year and today it sits at 6,308.  That’s a nominal rise of only 1.4% in around six and half years.  You've probably guessed our retiree retired just before the Global Financial Crisis (GFC) took hold. 
• Our retiree removes his income for the following year on the 31 December of each previous year.  That income is placed in a safe place where a derisory amount of interest is earned.
• All calculations are conducted in real (inflation adjusted) terms meaning that a £ in 2006 is equal to a £ today.  The inflation measure used to correct for sterling devaluation is the Retail Prices Index (RPI).
• 6 Simple UK Equity / UK Bond Portfolio’s are simulated for our retiree.  The mix includes our retiree being conservative (25% UK Equities : 75% UK Bonds),  standard (50% UK Equities : 50% UK Bonds) and aggressive (75% UK Equities : 25% UK Bonds) when it comes to portfolio risk.  Two different bond types will also be used in the simulation.
• The UK Equities portion is always the FTSE 100 where the iShares FTSE 100 ETF (ISF) is used as the proxy.  
• For the bonds portion a simulation is run against UK Gilts (FTSE Actuaries Government Securities UK Gilts All Stock Index) where the iShares FTSE UK All Stocks Gilt ETF (IGLT) is used as the proxy.  We also run a simulation with the bond type I prefer in my own portfolio, UK Index Linked Gilts (Barclays UK Government Inflation-Linked Bond Index), where the iShares Barclays £ Index-Linked Gilts ETF (INXG) is used as the proxy.
• Our retiree rebalances to the target asset allocation on the 31 December of each year to manage risk.
• Only fund expenses are included.  Trading commissions, wrapper fees, buy/sell spreads or taxes are not.
• The wealth accrued at retirement (the 31 December 2006) is £100,000.  To simulate a larger or smaller amount of wealth just multiple by a constant. For example if you want our retiree to have £600,000 just multiply all the subsequent pound values by 6.

The S&P 500 Cyclically Adjusted Price Earnings Ratio (S&P500 CAPE) Update - June 2013

This is the monthly review of the S&P500 including a couple of S&P 500 valuation metrics.  Last month’s review can be found here.

S&P500 Price

At market close on Friday the S&P500 was Priced at 1,627.  That is a fall of 0.8% when compared with 1,640, which is the average closing Price of each trading day last month.  It is 22.9% above last year’s June monthly Price of 1,323.  Note that for this index I only look at monthly average Prices as opposed to hourly or daily as I’m a very long term investor and just don’t need the noise associated with more granularity.  I’ll leave that for the traders out there.

We can then look at how this Price compares to history which is shown in the chart below.

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This is a similar chart to that which you will see in many places within the mainstream media when displayed over a long term.  It looks sensational and in my opinion isn’t very helpful.  Let’s therefore adjust it to the chart below where I try to show what is really going on with Prices.  I make two adjustments:

• Correct the chart for the devaluation of the US Dollar through inflation.  
• Show the Pricing on a logarithmic scale as opposed to a linear one.  By using this scale percentage changes in price appear the same.  For example let’s say we have two historic prices of 10 and 100.  If they both increase in price by 10% then they increase by 1 and 10 respectively.  On a linear scale it would appear as though the second has increased by a factor of 10 more than the first where on a logarithmic scale they will appear to have changes the same.  Less sensational but more correct. 

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S&P500 Earnings

As Reported Nominal Annual Earnings (using a combination of actual and estimated earnings) are currently $90.96.  That compares with this time last year at $87.92 implying earnings growth of 3.5% year on year.  Or course this looks better than it really is as inflation flatters the result.  I therefore plot a chart below, again on a logarithmic axis, showing Real (inflation adjusted) Earnings performance over the long term.

The Regional House Prices of England & Wales

The Land Registry House Price dataset uses repeat sales regression on houses which have been sold more than once to calculate an increase or decrease in price.  As it analyses each house and compares the latest buying price to the previous buying price it is by definition mix adjusting its data also.  This is then combined with a Geometric Mean price which was taken in April 2000 to calculate the index.  It is seasonally adjusted and covers properties from England and Wales.  It covers buyers using both cash and mortgages.

If we look at April 2013 for all of England & Wales it tells us that house prices were £161,458 which month on month is an increase of 0.4% and year on year is an increase of 0.7%.  If this was published in the mainstream media readers would think house prices are still rising.

The chart below then plots the complete Land Registry dataset for England & Wales since January 1995.  Analysis of this chart would make readers think that prices weren't in fact rising but had actually been stagnant for a number of years now.

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This however really doesn't tell the full story.  Cutting the data by Regional House Prices reveals the chart below.

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To enable some analyse of this regional dataset let’s convert each region into an Index that starts at 100 on January 1995. Now we’re getting somewhere.  England & Wales House Prices can now be characterised by 3 distinct regional variations.  London is a law unto itself with prices up 400% since January 1995.  They also look to be continuing to head northward.  The House Prices of the South East, South West and East Anglia have stagnated with prices up 280-290% since January 1995.  House Prices are then falling, and have been for some time, if you’re in the North, North West, Yorks & Humber, East Midlands, Wales or the West Midlands.