Australia Is The Lucky Country
Certainly when backed by the property market – but what of risk and the shadow of rumoured rate rises?
4 min
OPINION
The end of financial year normally marks an annual ritual of self-assessment.
Which really means a financial appraisal of one’s investment portfolio performance relative to the market, as well as creating financial goals for the next 12 months.
A key takeaway from living through the extraordinary circumstances due to Covid-19 is, of course, to expect the unexpected.
According to Credit Suisse, Australians have become financially the wealthiest people in the world. This has been driven by the ongoing performance of our two principal sources of wealth – housing and financial assets, underpinned by robust GDP growth.
With record-low interest rates, asset prices have essentially experienced a boom — house prices being the largest contributing factor by adding an extra 7 trillion dollars to Austraila’s net wealth.
Whilst still within the epicentre of the pandemic, Australia has performed remarkably well, notwithstanding international border closures and associated lack of tourism and international students.
Remarkably, the construction industry and certain property types, such as units, have not faltered despite limited international immigration and a substantial exodus of temporary residents from Australia.
In fact, due to record iron ore prices and an increase in demand for mining products in combination with an elevated Australian dollar, we are one of only three countries in the world with GDP now higher than pre-pandemic levels. Again, Australians have collectively fared much better compared to the rest of world.
As a result, the extraordinary V shape recovery is placing pressure on supply chain constraints and the combination of labour shortages resulting in ‘inflation bells’ sounding the alarm.
In line with my last article, inflation confidence, the current debate over inflation is becoming the number one “hot” economic topic, as the risk to the economy and its stability is based on interest rates remaining low in the medium term.
We are presently operating under the Reserve Bank’s proclamation that interest rates will remain unchanged until 2023. Ultimately, interest rates may need to rise earlier to combat inflation if required. This will inevitably deflate most asset classes modestly at best, or, at worst, will result in a crash and economic recession. As the market grapples with the two opposing views on whether inflation is transitionary or not, we should anticipate more volatility and heated debate on this topic.
It is Msquared’s view that inflation is indeed transitionary and that the government will intervene in the investment property market if or when required to ensure the market does not overheat.
We believe that if the government is unable to open international borders at the end of the year — and manage the vaccination rollout more effectively — there is a real risk and impact to both economic fundamentals and our overall business consumer confidence.
In considering the current economic environment and the uncertainty created by Covid-19. How can investors continue investing with confidence?
The collective wisdom of the greatest and most successful investor’s such as Warren Buffet, Jack Bogle, George Soros and Ray Dalio, just to name a few, put it down to a simple formula of the following:
- Understanding risk.
- Diversification across asset classes.
- Ensuring that you are constantly invested in the market irrespective of the current market cycles.
Put simply, the understanding of risk is the appreciation of the loss of capital relative to the reward. Most investors’ attention is drawn to the promises of return rather than an assessment of any downside risk, such as the possibility of losing capital.
Ultimately, once an investor experiences capital losses one of two behaviours emerges:
- The fear of investing
- Taking an even greater risk on future investments in an attempt to recoup the loss.
Either strategy is essentially a disaster long-term.
Understanding and appreciating risk is a learnt skill and you can now tap into the acquired knowledge which suggests:
- To pause the temptation of trying to predict the market.
- Not to follow fads and trends.
- Not be swept up in the emotion of the moment.
As a result, we are experiencing structural changes to the investment market, there is excess capital and higher asset prices result in yield compression across all the markets. Demand for mortgages and alternative investment has never been higher. Investors are seeking higher returns due to favourable economic market conditions with disregard to the higher risks, which is a clear danger to investors if not managed appropriately.
Paul Miron has more than 20 years experience in banking and commercial finance. After rising to senior positions for various Big Four banks, he started his own financial services business in 2004.
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The government in Switzerland has waived residency requirements in a handful of locations, including one that’s growing fast.
3 min
While golden visa schemes proliferate, Switzerland remains famously protective about buying property in the country.
Rules known as Lex Koller, introduced in 1983, prohibit foreigners from buying homes in cities like Geneva and Zurich. And in the few locations where foreigners can buy, purchase permits come with rules around size and occupancy.
But non-Swiss buyers who have coveted an Alpine home now have a pathway to ownership, and it’s likely to come with financial upside. The Swiss government has waived residency requirements in a handful of locations where developers have negotiated exemptions in exchange for billions of dollars of investment in construction and improvements.
Andermatt, a village 4,715 feet above sea level in the centre of the Swiss Alps, is the largest municipality to open up to foreign buyers.
Its main investor, Egyptian magnate Samih Sawiris, “believed Andermatt could become a full-town redevelopment when he first visited in 2005, but the key was to offer real estate to people outside of Switzerland,” said Russell Collins, chief commercial officer of Andermatt-Swiss Alps, Sawiris’s development company.
“We became the only large-scale real estate development in Switzerland with an exemption from the Lex Koller regulations.”
In the ensuing decades, Andermatt has become a major draw for high-net-worth buyers from around the world, said Alex Koch de Gooreynd, a partner at Knight Frank in London and head of its Swiss residential sales team.
“What the Andermatt-Swiss Alps guys have done is incredible,” he said. “It’s an impressive resort, and there is still a good 10 years’ worth of construction to come. The future of the resort is very good.”
Andermatt’s profile got another boost from the 2022 acquisition of its ski and resort operations by Vail Resorts, which runs 41 ski destinations worldwide.
“Vail has committed to 150 million Swiss francs (US$175 million) in investments, which is another game-changer,” de Gooreynd said.
“If you’d asked me about Andermatt 10 years ago, I would have said the ski areas weren’t good enough of a draw.”
Along with the five-star Chedi Andermatt hotel and residences, which opened in 2013, residential offerings include the Gotthard Residences at the Radisson Blu hotel; at least six branded residences are planned to open by 2030, according to Jeremy Rollason, director for France, Switzerland, and Austria at Savills Ski.
“Most of these are niche, boutique buildings with anywhere from eight to 14 units, and they’re releasing them selectively to create interest and demand, which has been a very successful approach,” he said.
“Andermatt is an emerging destination, and an intelligent buy. Many buyers haven’t heard of it, but it’s about building a brand to the level of Verbier, Courchevel or Gstaad.”
The Alpinist, Andermatt’s third hotel residence, is slated to open in 2027; with 164 apartments, the five-star project will be run by Andermatt-Swiss Alps, according to Collins.
Other developments include Tova, an 18-unit project designed by Norwegian architects Snohetta, and La Foret, an 18-apartment building conceived by Swiss architects Brandenberger Kloter.
Prices in Andermatt’s new buildings range from around 1.35 million francs for a one-bedroom apartment to as much as 3.5 million francs for a two-bedroom unit, according to Astrid Josuran, an agent with Zurich Sotheby’s International Realty.
Penthouses with four or more bedrooms average 5 million-6 million francs. “Property values have been increasing steadily, with an average annual growth rate of 7.7% in the last 10 years,” she said.
“New developments will continue for the next 10 years, after which supply will be limited.”
Foreign buyers can obtain mortgages from Swiss banks, where current rates hover around 1.5% “and are declining,” Josuran said.
Compared to other countries with Alpine resorts, Switzerland also offers tax advantages, said Rollason of Savills. “France has a wealth tax on property wealth, which can become quite penal if you own $4 million or $5 million worth of property,” he said.
Andermatt’s high-end lifestyle has enhanced its appeal, said Collins of Andermatt-Swiss Alps.
“We have three Michelin-starred restaurants, and we want to create a culinary hub here,” he said. “We’ve redeveloped the main shopping promenade, Furkagasse, with 20 new retail and culinary outlets.
And there is a unique international community developing. While half our owners are Swiss, we have British, Italian and German buyers, and we are seeing inquiries from the U.S.”
But Andermatt is not the only Swiss location to cut red tape for foreign buyers.
The much smaller Samnaun resort, between Davos and Innsbruck, Austria, “is zoned so we can sell to foreigners,” said Thomas Joyce of Alpine property specialist Pure International.
“It’s high-altitude, with good restaurants and offers low property taxes of the Graubunden canton where it’s located.”
At the Edge, a new 22-apartment project by a Dutch developer, prices range from 12,000-13,500 francs per square metre, he said.
As Andermatt’s stature grows, this is a strategic time for foreigners to invest, said Josuran of Sotheby’s.
“It might be under the radar now, but it’s rapidly growing, and already among Switzerland’s most attractive ski locations,” she said. “Now’s the time to buy, before it reaches the status of a St. Moritz or Zermatt.”
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