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A Study of the Canadian Property Boom By Shirley Xueer Zhou BCom. Accounting, University of Toronto, 2014 M.B.A. Tsinghua University, 2020 SUBMITTED TO THE MIT SLOAN SCHOOL OF MANAGEMENT IN PARTIAL FULFILLMENT OF THE REQUIREMENTS FOR THE DEGREE OF MASTER OF SCIENCE IN MANAGEMENT STUDIES AT THE MASSACHUSETTS INSTITUTE OF TECHNOLOGY JUNE 2020 © 2020 Shirley Xueer Zhou All Rights Reserved. The author hereby grants to MIT permission to reproduce and distribute publicly paper and electronic copies of this thesis document in whole or in part in any medium now known or hereafter created. Signature of Author_________________________________________________________________________ MIT Sloan School of Management Certified by_______________________________________________________________________________ Roberto Rigobon Society of Sloan Fellows Professor of Management Thesis Supervisor Accepted by________________________________________________________________________________ Jacob Cohen Senior Associate Dean for Undergraduate & Master’s program MIT Sloan School of Management 1 A Study of the Canadian Property Boom By Shirley Xueer Zhou Submitted to the MIT Sloan School of Management on May 8, 2020, in partial fulfillment of the requirements for the degree of Master of Science in Management Studies ABSTRACT Canadian real estate has experienced unprecedented rapid growth since the early 2000s. People are buying homes out of concern and hope that prices may continue to rise. The immediate consequence of this trend is the changes in affordability for Canadian households. Increasing number of individuals have had to shoulder debt burdens that exceed their capacity to pay as a result of the price inflation. This has generated significant risk for the financial system and the strength of the economy. The vulnerabilities due to the housing market performance may undermine economic fundamentals and weaken the economy’s ability to withstand disruptions. In this paper, the present economic conditions are examined to understand the general health of the Canadian economy. A comparison between the housing market boom in Canada and the exuberance of the 2006 US housing is drawn to gauge the degree to which the former market performance is heated. In addition, an analysis of the key variables that has fed into the growth in home prices will be presented to address how these elements contributed to the price appreciation. The optimism around Canada’s housing market is worrying and the impact could be debilitating to the country’s economic well-being. In light of the novel Covid-19 pandemic and its effects on the economy, where home prices will go is ever-more relevant. The paper will discuss the vulnerabilities that undermine Canada’s economic resilience and conclude that the present stability is unsustainable. Thesis Supervisor: Roberto Rigobon Title: Society of Sloan Fellows Professor of Management 2 Acknowledgements First and foremost, I would like to express my sincerest thanks and deepest gratitude to Professor Roberto Rigobon. I am grateful for his patience, guidance, and expertise throughout the writing process. The discussions and insights from his lectures helped me form a better understanding of the current events in different lenses. Professor Rigobon brought this graduate school experience to a human level, bringing meaning to the things we learn and tying them to our own life decisions. He often talked about values, purpose, and community and encouraged us to be bold and question the conventional wisdom. He is a mentor I will continue to look up to and I thank him for the transformative experience. I wish to thank my dearest friend Jeremy Kek for all his support throughout the year. The endless hours of discussions after class helped reinforce the theories and cases I’ve learned. I would like to thank my classmates Alex Yi and Yanna Gong for their unwavering support, always pushing me to stretch beyond my self-imposed limits and helping me trudge through the stresses of grad school. To family who has supported over the course of my graduate school education, thank you for the love and encouragement. And most importantly, I wish to thank my beloved late grandmother for her love and unwavering support throughout this journey. Thank you. 3 Table of Contents Chapter 1: Introduction ........................................................................................................... 5 Chapter 2: Economy and Housing Market Review ................................................................. 6 2.1 Canadian Economy.......................................................................................................... 6 2.2 Comparison with US Housing Crisis ............................................................................ 9 2.2.1 US Housing Bubble and Subprime Mortgage Crisis .................................................... 9 2.2.2 Comparison between US and Canada Property Booms .............................................. 10 Chapter 3: Demand and Supply Factors................................................................................ 15 3.1 Demand Factors ............................................................................................................. 15 3.2 Supply Factors ............................................................................................................... 18 3.3 Concluding Remarks ..................................................................................................... 19 Chapter 4: Implications .......................................................................................................... 20 4.1 Households Resilience ................................................................................................... 20 4.2 Economic Resilience ...................................................................................................... 21 4.2.1 Household Debt ........................................................................................................ 21 4.2.2 Growth Resilience ..................................................................................................... 22 4.2.3 Monetary Policy Resilience ....................................................................................... 23 Chapter 5: Moving Forward .................................................................................................. 25 5.1 Implications on Housing Market .................................................................................. 25 5.1.1 Short-Run Effect ....................................................................................................... 26 5.1.2 Long-Run Effects ...................................................................................................... 27 Chapter 6: Conclusion ............................................................................................................ 29 References ............................................................................................................................... 30 4 Chapter 1: Introduction The expansion of housing markets sounds at first like a beneficial phenomenon, but taking a deeper look at the issue can reveal the darker side of this coin. All over the world, as homeowners rejoice as their property values rise, economists debate whether or not these gains signify the onset of a crisis. In Canada, real estate prices have experienced substantial growth since 2003 and housing has evolved to play an important role in the Canadian economy and economic growth. In fact, Canada’s economic health has grown increasingly tied to the housing market performance and this dependency has generated both prosperity and unease. Housing serves one basic human necessity, which is the offering of a shelter that individuals cannot live without. Owning a home also gives individuals a sense of security both physically and financially. It is an asset that acts both as a home for individuals and a storage of wealth. In many cases, residential homes are often the largest portion of an individual’s asset portfolio. In Canada, the euphoria of the housing boom has created new wealth for households. Many professions such as agents, construction workers, and lawyers are also beneficiaries of the price appreciation and continued investments in residential development. But the stark reality is, much of these home purchases transactions are financed through mortgages, not cash. The accumulation of household debt will add significant stress to the economy. Furthermore, Canadians have become increasingly concerned about the sustainability of the property boom. While the rise in real estate prices and the interactions between asset prices and other important economic indicators is complicated, it is possible to narrow down the largest contributors and their effects on the economy as a whole. This paper will examine some of the inner workings of the Canadian housing market looking at the demand and supply factors that led to the current price inflation. As well, comparisons with the most recent housing crash in America enables assessment the degree to which the Canadian housing market is a heated boom. The situation of the housing market has subsequently weakened the resilience of the Canadian economy in both personal and governmental levels. Resilience in this case meaning the flexibility of the economy to be able to withstand and respond unexpected negative shocks. 5 Chapter 2: Economy and Housing Market Review The Canadian economy and growth have become
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