FINA1109 Lecture Notes - Lecture 5: Human Capital, Stamp Duty, Market Price

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16 May 2018
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Monday, 28 August 2017
LECTURE 5
HOME OWNERSHIP
-Rent or buy decisions, generally
How many of the things you use do you own?
Do you:
-Own outright
-Own but buying back
-Use, for a payment, but not own
Renting or buying residential property
Consumer leases… renting
-“Offering interest free deals on their products but in some cases are selling the items as a
consumer lease contract”
-“Crucial difference is that customers do not own the product at the end of the consumer lease
contract and they can end up paying four times the regular retail value of the products.”
-Consuming your house?
Two things you do with a house:
-Consume it:
Provides a service: shelter
When you buy a house you’re paying a lump sum ahead for all future service
-As an investment
-Human capital and owning a home
When young human capital is most valuable asset
Family home is next most valuable “asset”
-“Consumption and Investment”
Prepaid cost of shelter?
-Buying a house prepays future rental costs
-But, consumption decision is hard to reverse out of it
The ranking will change with age, may flip
More people are renting nowadays
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Monday, 28 August 2017
-People also tending to buy a house later in life
Perhaps related to marriage occurring later nowadays
-Older cohorts remain relatively steady
-Is residential property risky?
Location
-Somebody else can externally come in and degrade the value of your asset
-Very difficult to liquidate and reduce the cost
Over the past ten years in Perth, nominal value of houses has gone up about 7%, but real value of
houses has gone down by about 10%
What is ahead for housing prices?
-Concerns for Sydney and Melbourne house prices dropping
Is housing overvalued?
-RBA economists’ view on home ownership:
If real house prices grow at their historical average pace, then owning a home is about as
expensive as renting
If prices grow more slowly, the average home owner would be financially better off renting
-If you want it, can you Afford it
Affordability: are mortgage/rent payments manageable?
30% of gross income (before tax) is often used as benchmark
-Not obvious why that number?
30% of $100,000 vs 30% of $1mil - leftover 70% is a big difference
-Linked to US financial aid legislation
-But ignores much complexity
Sometimes a 30/40 rule is used
-30% more meaningful for lowest 40% of income distribution
What makes housing more affordable?
-Buying/borrowing?
-Renting?
-LVR = Loan to Valuation Ratio
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Document Summary

Rent or buy decisions, generally: how many of the things you use do you own, do you: Use, for a payment, but not own: renting or buying residential property, consumer leases renting. Offering interest free deals on their products but in some cases are selling the items as a consumer lease contract . Crucial difference is that customers do not own the product at the end of the consumer lease contract and they can end up paying four times the regular retail value of the products. Consuming your house: two things you do with a house: Consume it: provides a service: shelter, when you buy a house you"re paying a lump sum ahead for all future service. Human capital and owning a home: when young human capital is most valuable asset, family home is next most valuable asset . Buying a house prepays future rental costs.

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