In case anyone still wants to somehow debate whether the Liberals will deliver affordable housing.
“Housing needs to retain its value,” Mr. Trudeau told The Globe and Mail’s City Space podcast. “It’s a huge part of people’s potential for retirement and future nest egg.”
I’d say that would be fine in theory, if “retain its value” meant that housing would follow very closely local inflation. That won’t happen though. As long as “housing needs to retain its value” ideology runs the country, housing will be viewed as an investment and scarcity will cause it to push inflation upwards. Even trying really hard to quell these prices it might beat inflation, and even if it were a success it would take decades of nominal-growth with negative-real-returns to bring those prices to parity with incomes.
So no, even if “technically maybe?” the answer is still no.
totally agree on most points (see my earlier reply in this thread). However dissuading “investment” into property (aka taxation on non-primary dwellings) and keeping returns below inflation will divert investors from the real estate market over time. They will HODL however if not presented with exit strategy. If they are allowed time to divest and exit - they will IMO
There are multiple types of Real Estate investors. We want to attract investors who build, who finance land development, infill, retrofits and so on. These will keep coming because the goal is to sell the labor of construction, and that can still be profitable. We don’t want to attract land speculators or rent-seekers, these provide little value to the market.
Investors (i.e. institutional/professionals, not amateurs) don’t hold on to investments because they lack an exit strategy. It’s the exact opposite. Investors get rid of assets as soon as there’s enough information to say a loss is likely.
I know that the biggest chunk of real estate investors are amateur shops, people hoarding homes as their retirement plan, and these might hold on despite bad performance yeah. This happens all over the world because in most markets Real Estate is a bad investment, yet people are addicted to it.
But in any case, we’re operating in the hypothesis that home prices are following inflation, so the hypothesis includes the assumption that there’s enough market transactions to put those prices under control.