In the U.K., average housing prices divided by
average earnings now stand at over three standard
deviations above trend line (measured over the
last 50 years); as recently as 1995, the ratio was
one standard deviation below the average! Today
the variance in home prices to household earnings
in England is even larger than the standard
deviation imbalance of U.S. equities in March
2000, which represented the most conspicuous
overvaluation in modern U.S. equity history. In
order to move back to the historic trend line,
home prices in England would have to fall by 38%.
More from Doug Kass
In Boston -- a good example of the red-hot coastal
U.S. housing markets -- median home prices stand
at 2.5 standard deviations above the historical
distribution. Twenty years ago, home prices were
1.5 standard deviations below the average
experienced over the last half-decade.
In a recent CNBC special on housing, The Real
Estate Boom, I mentioned that the price-earnings
ratio of homes in the U.S. (average home prices
divided by rental prices attainable) now
approaches 34 -- eerily reminiscent of the bubble
multiple on the S&P 500 Index in early 2000. If
that ratio were to decline back to 20 (the average
over the last 50 years), home prices would drop by
40%.
According to The Economist (March 3, 2005), based
on the value of house rentals today, the housing
market is roughly 30% overpriced in the U.S.
Another way to look at house price vulnerability
is to call upon the speculative rise in London
home prices in the 1982-88 period (when it peaked
at two standard deviations above trend), and was
deflated in the early 1990s. During that time
frame, the ratio of home prices to average
earnings fell from 5 times to under 3 times,
signifying a meaningful drop in home prices!
It is important to note that although the break in
the real estate markets was responsible for a
considerable amount of damage in the world
recession of the early 1990s, improving real wages
buffeted its overall impact. In contrast, today's
low inflation and lower income growth will likely
be less of a cushion to a housing price decline
than in the previous cycle.
Every single two-sigma event (a.k.a., bubble) in
economic history has ultimately been broken, and
with the piercing of an important asset class'
bubble (like real estate) invariably comes lower
consumption and lower investing intentions,
regardless of monetary or fiscal policy responses