CoreLogic data shows that of those homes bought by first-home buyers between October 2021 and March 2022 that are now worth less than they were purchased for, 42 percent are in Auckland. Photo: 123rf
CoreLogic的数据显示，在2021年10月至2022年3月期间首次购房者购买的房屋中，42%位于奥克兰。照片：123rf
More than 8500 first-home buyers who bought their homes during the market peak have properties that are worth less than they paid for them – and in a significant number of cases, that could be adding to the squeeze on their budgets.
【澳纽网编译】超过8500名在市场高峰期购买房屋的首次购房者拥有的房产价值低于他们支付的价格 – 在很多情况下，这可能会增加他们的预算压力。
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CoreLogic data shows that 81 percent of homes bought by first-home buyers between October 2021 and March 2022 have dropped in value from the time of purchase.
CoreLogic的数据显示，在2021年10月至2022年3月期间，首次购房者购买的房屋中有81%的价值从购买时开始下降。
About 18 percent, or 2000 first-home buyers, now have properties that are worth more than 20 percent less than they were bought for, indicating that any equity they had in the deal would probably have been wiped out.
大约18%，即2000名首次购房者，现在拥有的房产价值比购买时低20%以上，这表明他们在交易中拥有的任何房产净值都可能被抹去。
Of those that are worth less than they were purchased for, 42 percent are in Auckland, which made up 36 percent of all sales over that period, and 10.8 percent in Wellington.
在价值低于购买价格的房屋中，42%在奥克兰，占同期所有销售额的36%，惠灵顿占10.8%。
Of those that are still more than 20 percent below their purchase price, two-thirds are in Auckland and 18.8 percent in Wellington.
在那些仍然比购买价格低20%以上的房屋中，三分之二在奥克兰，18.8%在惠灵顿。
CoreLogic head of research Nick Goodall said it was a higher figure than he might have expected.
CoreLogic研究主管尼克·古道尔（Nick Goodall）表示，这个数字比他预期的要高。
But he said, while prices had lifted off the bottom, the momentum seen building in the housing market during the latter part of last year had petered away.
但他表示，虽然价格已经从底部回升，但去年下半年房地产市场形成的势头已经逐渐消失。
“We haven’t seen much growth from the trough of the market, there hasn’t been much opportunity for those properties to gain back lost value.”
“从市场低谷来看，我们没有看到太大的增长，这些房产没有太多机会恢复失去的价值。
Goodall said it should not be a problem for buyers to have lost money on their homes unless there was a change in their circumstances.
古道尔说，除非他们的情况发生变化，否则买家在房屋上赔钱应该不是问题。
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He said it was estimated that 1 percent of people would go through something that might force them to move, each year – such as a death in the family, divorce or job loss.
他说，据估计，每年有1%的人会经历一些可能迫使他们搬家的事情，例如家人去世，离婚或失业。
“It will affect relatively few people but that’s scant consolation if you’re going through this.”
“这将影响相对较少的人，但如果你正在经历这件事，那是一种安慰。
He said most people would have bought with the intention to hold for a longer-term.
他说，大多数人购买时会打算长期持有。
“As long as they’re not in a position where they can’t keep up with the mortgage they should be able to ride it out and wait for value growth. The lessons learned from previous cycles are that it can take upwards of five to seven, if not longer, years to get back to the peak. If you really did buy at the peak it could take some time to get back to that position.”
“只要他们没有处于无法跟上抵押贷款的状态，他们就应该能够度过难关并等待价值增长。从以前的周期中吸取的教训是，可能需要五到七年甚至更长的时间才能恢复到峰值。如果你真的在高峰期买入，可能需要一些时间才能回到那个位置。
But for some buyers, the value drop could make their mortgages harder to service for longer.
但对于一些买家来说，价值下降可能会使他们的抵押贷款更难更长时间偿还。
Banks usually apply a low-equity fee or margin to borrowing when a borrower has a deposit of less than 20 percent – and also often do not allow them to access cheaper “special” interest rates.
当借款人的首期低于20%时，银行通常会对借款收取低房产净值费用或保证金，而且通常也不允许他们获得更便宜的“特殊”利率。
A margin might add another 0.75 percentage points to an interest rate if someone had bought with a deposit of between 5 and 10 percent, or another 0.5 percentage points to someone who bought with between 10 percent and 15 percent deposit.
如果有人以 5% 到 10% 的存款购买，保证金可能会使利率再增加 0.75 个百分点，或者如果有人以 10% 到 15% 的存款购买，则保证金可能会增加 0.5 个百分点。
Goodall said that could mean that some people were paying even higher interest rates in an environment where rates were already high and other costs were squeezing people’s incomes.
古道尔表示，这可能意味着在利率已经很高、其他成本正在挤压人们收入的环境中，一些人正在支付更高的利率。
When the market was hot, many borrowers took out loans with these margins expecting to be able to have the properties revalued and the margin removed before long.
当市场火热时，许多借款人以这些利润率贷款，希望能够在不久的将来重新评估房产并取消保证金。
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“If you were hoping to get rid of that and now you have to pay it longer while you’re paying greater costs on everything else it will continue to sting your income. You could have higher interest rates on top of higher insurance bills and rates, it could get to the point when even though you’re not forced to sell in a mortgagee sale and there’s no change in your circumstances it might get to the point where it’s costing too much.”
“如果你希望摆脱它，现在你必须支付更长的时间，而你在其他所有事情上支付更多的成本，它将继续影响你的收入。除了更高的保险账单和费率之外，您还可以获得更高的利率，即使您没有被迫在抵押权人出售中出售并且您的情况没有变化，它也可能达到成本过高的地步。
Kiwibank said it would take a customer with a 30-year loan term and 10 percent deposit just over eight years to build up 20 percent equity in a property assuming the price stayed the same.
Kiwibank表示，假设价格保持不变，拥有30年贷款期限和10%存款的客户将需要八年多的时间才能在房产中建立20%的房产净值。
CoreLogic’s Mapping the Market tool data, out on Thursday, showed 221 of 938 suburbs had experienced a drop in values of at least 1 percent over the past three months and 10 had had values drop at least 5 percent.
CoreLogic周四公布的Mapping the Market工具数据显示，在过去三个月中，938个郊区中有221个的房价下跌了至少1%，10个房价下跌了至少5%。
Another 253 suburbs had gains of at least 1 percent and eight were up by at least 5 percent.
另有253个郊区至少上涨了1%，8个郊区上涨了至少5%。
CoreLogic’s data showed Herne Bay remained the most expensive suburb in the country with a median value of $3.41 million.
CoreLogic的数据显示，赫恩湾仍然是该国最昂贵的郊区，中位数为341万纽币。
“The more recent loss of momentum tends to reflect continued affordability pressures and high mortgage rates, the rise in listings on the market, and a turning point for unemployment,” Goodall’s colleague Kelvin Davidson said.
Goodall的同事Kelvin Davidson表示：“最近势头的丧失往往反映了持续的负担能力压力和高抵押贷款利率，市场上上市数量的增加以及失业的转折点。
“Tax cuts and looser LVR rules may not boost activity or prices very much in an environment where mortgage rates remain high, although the removal of first-home grants and the introduction of DTI limits might not necessarily undermine the market greatly either,” Davidson said.
戴维森说：“在抵押贷款利率居高不下的环境下，减税和更宽松的LVR规则可能不会极大地提振经济活动或价格，尽管取消首次住房补助金和引入DTI限制也不一定会极大地破坏市场。
“All in all, the latest suburb-level figures confirm the market’s recent loss of momentum, and 2024 remains on track to be a pretty subdued year.”
“总而言之，最新的郊区数据证实了市场最近失去动力，2024年仍将是相当低迷的一年。”
来源：RNZ
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