New Zealand Affordable Housing Dilemma

Introduction

Affordable housing is a growing challenge in New Zealand, particularly in cities like Auckland, Tauranga, and Queenstown, where housing costs significantly exceed affordability thresholds. The housing market has failed to self-correct due to complex economic and regulatory factors, leaving many families struggling to secure suitable homes. This paper explores the causes of unaffordability, emerging solutions, and policy measures aimed at improving housing accessibility for low- and middle-income populations.

The Causes of Housing Unaffordability

Housing unaffordability in New Zealand stems from a combination of strong demand, constrained supply, and stagnant wage growth. Key contributing factors include:

• Population Growth & Migration: A rising population, coupled with strong net migration, has increased housing demand, particularly in Auckland.
• Land and Infrastructure Constraints: Limited access to development-ready land, inadequate infrastructure, and a shortage of large-scale developers have hindered new housing supply.
• Regulatory and Industry Challenges: High construction costs, regulatory inefficiencies, and post-GFC underdevelopment have exacerbated the problem.
• Wage Growth Disparity: While Auckland’s median house price has risen by approximately 264% over 19 years, wages have increased by only 98%, widening the affordability gap.

Government and Private Sector Responses to Affordable Housing Dilemma

To tackle housing unaffordability, both government and private sector initiatives have been introduced:

Kiwibuild Initiative

The government’s ambitious Kiwibuild program aims to deliver 100,000 affordable homes within a decade, with 50,000 planned for Auckland. By underwriting developers and purchasing homes off-plan, the initiative seeks to improve housing feasibility and affordability.

Shared Equity & Rent-to-Buy Schemes

Drawing from successful international models, New Zealand is exploring various ownership and rental affordability schemes:

1. Shared Equity Models:
   • Aimed at first-home buyers who struggle with high market prices.
   • A third-party Shared Equity Provider (SEP) co-invests, reducing the buyer’s upfront cost.
   • Buyers gradually purchase the SEP’s share over time through ‘staircasing.’
   • Pre-qualification criteria ensure financial viability.
2. Rent-to-Buy Schemes:
   • Tenants rent at below-market rates (typically 20% less) for 5–10 years, building savings to transition into homeownership.
   • The purchase price may be fixed at the outset or set at market value at the time of purchase.

Alternative Land Tenure Models

Leasehold and Community Land Trusts (CLTs)

Historically, leasehold arrangements provided affordable entry points to housing, though rising land prices have diminished their viability. CLTs, gaining traction in the U.S. and U.K., offer a modernized leasehold model where households own improvements while leasing land under favourable conditions, preserving long-term affordability.

Cooperative Housing

Cooperatives allow residents to own or lease shares in a collective property, reducing costs through shared facilities and economies of scale. However, securing funding remains a challenge for widespread adoption.

Affordable Housing Dilemma and Development Challenges

Pricing Gaps & Feasibility Constraints

Despite efforts like Kiwibuild, achieving a truly affordable price point remains difficult. For instance:

• A price point of five times the average household income ($460,000) is considered affordable.
• Kiwibuild price caps are:
  • 1-bedroom units: $500,000
  • 2-bedroom units: $600,000
  • 3-bedroom units: $650,000
• However, the market currently delivers family homes at $700,000–$1,000,000, requiring subsidies or alternative funding mechanisms to close the gap.

The Role of Affordable Rental Housing and Affordable Housing Dilemma

Affordable rental housing is essential for low- and middle-income families. However, large-scale, multi-family rental developments—common in the U.S. and Europe—are still emerging in New Zealand.

Build-to-Rent & Residential REITs

• Multi-family housing investments have grown significantly in Asia-Pacific but remain limited in New Zealand.
• Low rental yields (3.75% net return) have deterred large-scale investment, though new models aiming for 5% returns could attract capital and improve rental housing supply.

The Future of Affordable Housing and Addressing Affordable Housing Dilemma

Addressing New Zealand’s housing crisis requires a multifaceted approach, including:

1. Expanding Housing Supply: Encouraging high-density development in well-connected urban areas.
2. Enhancing Wage Growth: Long-term affordability hinges on aligning income growth with housing costs.
3. Reducing Construction Costs: Streamlining regulatory processes and adopting cost-efficient building technologies.
4. Managing Population Growth: Ensuring migration policies align with housing capacity.
5. Promoting Large-Scale Rental Housing: Developing a sustainable build-to-rent sector to enhance rental affordability.

Conclusion

There is no single solution to New Zealand’s housing crisis. A coordinated approach, involving supply expansion, affordability initiatives, and regulatory reform, is essential. In the interim, affordable ownership and rental schemes provide crucial support for families struggling with housing costs. By leveraging international best practices and fostering public-private partnerships, New Zealand can create a more inclusive and sustainable housing market.

For further reading:
Community and Affordable Housing in New Zealand – KPMG

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