The Law of One Price in Unfamiliar Places: The Case of International Real Estate∗ Thomas Rufy Maurice Levi University of British Columbia University of British Columbia October 27, 2011 Abstract International commodity market arbitrage and its corollary, the law of one price, are generally based on moving the commodity between markets to exploit price differences, making allowance for prevailing exchange rates. This form of arbitrage is clearly impossible for services and immobile objects such as real estate. However, there is the possibility of another form of arbitrage when the buyer can move to the object instead of the object moving to the buyer. Such a situation is possible for the market for international real estate such as recreational properties in exclusive mountain ski resorts and oceanfront estates. By constructing repeat sales indices for several such markets, we find that the price dynamics of international properties differs from local properties in terms of the impact of exchange rates. We show there is a significant long-term equilibrium relationship between the levels of relative prices and exchange rates. Rising values of a country's currency dampen local currency prices of internationally-traded properties relative to domestic properties, and vice versa. Lastly, we provide direct evidence in support of the law of one price for the case of international real estate. (R32, F31) Keywords: exchange rates; international real estate; law of one price; one-way arbitrage ∗Sauder School of Business, University of British Columbia, 2053 Main Mall, Vancouver BC, Canada V6T 1Z2 (Ruf:
[email protected]; Levi:
[email protected]).