Metro Edmonton Home Price Forecast - Apr 2021
HIGHLIGHTS
House and apartment values have been trending gently upward.
Mortgage rates are rising from historic lows, and unemployment is still high.
Current demand and price increases appear to be primarily driven by the effects of pandemic-related restrictions - people are desperate for more living space. Often buyers are moving away from the cities so they can afford a larger home. It is unclear if this will persist after the pandemic is over.
We are in the midst of the third wave of infections, but luckily this is probably the last wave.
This article covers:
What is the current state of the property market?
Where are prices headed?
Should investors sell?
Is this a good time to buy?
1. What is the current state of the Edmonton property market?
Home Price Overview
Metro Edmonton has a population of roughly 1.2 million and was ranked 76 of the best 100 cities in the world.
Homebuyers are happy that prices haven’t changed much in the past year. Over the past three years, more buyers have been ‘priced into the market.’
During the pandemic, people upsizing were the first wave of buyers. They needed more space to work from home and segregated spaces for two parents to work and kids to learn. Following the acceleration of house prices (and weakness of condo values), many renters began to fear missing out on another home price rally. First-time homebuyers wanting to build equity have jumped into the apartment market.
A recent CIBC survey found that more than 20% of people currently working from home will be returning to the office. As well, we expect the vast majority of students to return to their schools full-time. This points to a possible bounce back to the migration to the outer suburbs, exurbs, and cottage country. An important question raised by the current demand is:
If work-from-home and school-from-home are temporary market drivers, what will happen when the pandemic is over?
This uncertainty is a core component of risk, and we delve into this later.
People currently planning to sell a home will take heart because home values are at all-time highs, and they want to push ahead and sell during the pandemic.
People planning to buy a home could wait for a possible market correction, but there’s no guarantee that prices will be lower by the end of 2021.
The recession, high unemployment, and the eventual lifting of restrictions are now the primary sources of uncertainty for home values. Some pundits predict consumer behaviour similar to the ‘roaring twenties’ post-pandemic. Canadians who prioritize newfound freedom, nightlife, and travel will feel less hurry to go home shopping.
Metro Edmonton Detached House Prices
The Edmonton benchmark house price has recently begun to accelerate.
We believe politicians are hoping to guide the market toward a typical annual real estate cycle with price growth in the range of 1 to 3% annually – in line with income growth.
The recent aggressive and accelerating price growth across Canada has triggered government intervention. In April, the bank regulator proposed to increase the mortgage stress test by roughly 0.5%. The change would go into effect in June.
Skyrocketing house purchases are a testament to Canada’s passion for real estate, but the demand is not driven by higher population growth. As 2021 progresses, we may consume the pool of qualified homebuyers, particularly in a rising interest rate environment and the potential for a tougher stress test.
Metro Edmonton New Construction Home Prices
Edmonton pre-sale and new construction prices accelerated toward the end of 2020. If you’re negotiating a pre-sale purchase scheduled to be built in one year, this reduces the risk of buying a pre-sale.
Our examination of the five factors driving Alberta home prices leads us to conclude it is unlikely that current home values will be sustained through the next 12 months.
Market Risk
Overall, according to the CMHC, there is a moderate risk of a major price correction in Edmonton.
Metro Edmonton Condo Apartment Prices
Metro Edmonton apartment values have been trending downward over the long run. In the summer of 2020, they had a boost. The median value rose much more than the benchmark value, and this implies that condo buyers have chosen to buy more space (livable square feet).
Condo apartments haven’t fallen out of favour. Prices haven’t risen as much as with houses because there is more condo supply.
With more people working from home, we expect developers will begin marketing larger (i.e., 2 and 3 bedrooms) apartments to meet buyer preferences. As the supply of more generous floor plans comes to the market, it may depress the values for small floor plan condos.
At Mortgage Sandbox, we would like developers to build 4 and 5 bedroom condos because:
Not everyone can afford to buy a house for their family.
Canadians who now work from home need more room to segregate workspace from living space within their homes.
Many Canadians with longer working hours find it challenging to stay on top of necessary house upkeep (i.e., mowing lawns, clearing eaves, shovelling sidewalks).
Many people prefer to live in higher-density neighbourhoods with all the essential amenities within walking distance.
2. Where are Edmonton prices headed?
There is a lot of uncertainty in the forecasts for 2021 and 2022. Many of the forecasters we've surveyed have different expectations for:
How long will the third wave of COVID-19 infections and associated restrictions last?
Will Canadians be able to fully return to their offices and classrooms in September or December 2021?
Will the federal government succeed in achieving its aggressive immigration targets during a pandemic and with high unemployment?
Since the mortgage payment deferrals expired in October, will the anticipated distressed home sellers appear in the housing market?
As a result of their varying assumptions, some forecasters expect prices to continue rising, while others expect are more likely prices to drop.
For example:
RE/MAX expects Calgary values will rise by 2%
A survey of Royal LePage real estate brokers predicts a roughly 1.5% rise in Calgary prices.
The highest forecast in a September Reuters poll of 16 economists was price growth of 10% in 2021, while the lowest prediction called for a 10% drop.
Moody’s Analytics, which develops mortgage risk software for Canadian banks, predicts a 10% drop in Calgary and Edmonton.
Moody’s didn’t attempt to pinpoint the timing of the decline in values. However, our research shows that most past declines in Canadian home values have begun between May and July. Traditionally, there is less supply (fewer listings) between February and May, which puts upward pressure on prices.
CMHC, the government housing agency, predicts a peak-to-trough drop of between 6% and 19%. They expected government aid and mortgage deferrals would cushion the blow in 2020 and that the market would be impacted in 2021 with a 2022 recovery.
There is no consensus among economists. Market sentiment and government stimulus have led to price acceleration and record home purchases even though most economic fundamentals have faltered.
CMHC sells insurance to banks to help limit their losses if a mortgage goes bad, and Moody’s Analytics sells software to banks to help them assess the risk of their mortgage portfolios. These two forecasts help paint the worst-case scenario. There is downside risk in the market - see the latest report.
Curious how we arrive at our forecast range? Check out our full assessment of the five factors that drive these forecasts. These five forces help explain why several forecasters are anticipating price drops.
READ REPORT: 5-FACTORS DRIVING ALBERTA PRICES
At Mortgage Sandbox, we provide a price range rather than attempting a single prediction because many real estate risks can impact prices. Risks are events that may or may not happen. As a result, we review several forecasts from leading lenders and real estate firms, and we then present the most optimistic estimates, the most pessimistic predictions, and the average forecast. Want to learn more about real estate risk? We've written a comprehensive report that explains the level of uncertainty in the Canadian real estate market.
Our forecast inputs:
3. Should Edmonton investors sell?
From a seller’s perspective, there are more changes in the market that influence prices downward, so now may be a better time to sell than in two years, and the seasonal real estate cycle usually favours sellers in the first half of the year.
Sellers should always consult a mortgage broker early to prioritize flexible loan conditions and reduce the risk of mortgage cancellation penalties. Find out more about the benefits of a mortgage broker.
Planning to Sell? Check out our Complete Home Seller’s Guide.
4. Is this a good time to buy a home in Edmonton?
It’s hard to say, prices have been rising, but there is a downside risk. It seems unlikely that prices will be lower in December than they are today.
Regardless, the annual real estate cycle usually favours buyers in late summer.
If you are in a hurry to buy because you’ve recently expanded your household (Congratulations!), try to drive a hard bargain and pay less than the recent prices for a comparable home in the area. Of course, this is easier in the condo market than in the house market.
As well, when it comes to financing, don't bite off more than you can chew.
Are you planning to Buy? Check out our Complete Home Buyer’s Guide so we can walk you through the end-to-end process and get you ready to buy your new home!
Here are some recent headlines you might be interested in:
The scorching real estate market has resulted in buyers sacrificing home buying rights (CTV , Apr 17)
Booming real estate market has many retirees looking to sell sooner than expected (CTV , Apr 17)
Bank regulator proposes higher mortgage stress test level, making it harder to qualify for home loan (CBC, Apr 9)
Edmonton housing market warms up after rocky start to pandemic (CBC, Apr 3)
Calgary housing market sees best monthly sales since 2007, says real estate board (CBC, Apr 2)
Federal policies need to avoid hurting Alberta real estate when addressing heated markets elsewhere (Calgary Herald, Apr 1)
From first time buyers to luxury homes, Canada's real estate market is on fire (CTV, Mar 30)
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