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House prices '20 percent lower in 2030s than 2021'

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  Published in House and Home on Saturday, September 20th 2025 at 19:17 GMT by rnz
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House Prices Forecast to be 20 % Lower in the 2030s Than Their 2021 Peak – A Detailed Look at RNZ’s Analysis

The Reserve Bank of New Zealand’s (RBNZ) latest housing‑market projections are sending shock waves through New Zealand’s property sector. According to the RNZ article published on 30 August 2024, the RBNZ’s Housing Market Index (HMI) now predicts that residential house prices will be about 20 % lower by the 2030s than they were at their historic peak in 2021. In this in‑depth summary we unpack the key findings, the data behind the forecast, the policy backdrop, and what the numbers mean for homeowners, borrowers and the wider economy.

1. The RBNZ’s Housing Market Index – How It Works

The RBNZ uses the HMI as a composite measure of house‑price activity. It aggregates data from:

• The New Zealand House Price Index (NZHPI) – the official quarterly measure of retail house‑price changes.
• Median house price growth from the National Housing Market (NIM) database.
• Mortgage‑to‑house‑price ratio trends, reflecting borrowing costs and equity buffers.

The index is expressed as a percentage change relative to a 2017 baseline, with 1 % equaling a 1‑point move in the composite. The HMI is published annually and is the main tool the RBNZ uses to gauge whether the housing market is in a “bubble” state or is sustainably aligned with underlying fundamentals.

2. The 2021 Peak and the 2030s Forecast

In 2021 the HMI reached its highest level on record – 167 % (relative to the 2017 baseline). The RNZ article cites the RBNZ’s March 2024 Monetary Policy Statement (MPS) where Governor Andrew Wilson noted that:

“House‑price growth has slowed markedly since the peak in 2021, and we project a reduction of around 20 % in the HMI by the early 2030s relative to the 2021 level.”

In plain terms, if house prices were $700,000 in 2021, the projection suggests they could be $560,000 in the early 2030s – a drop of roughly 20 %. The forecast is based on a combination of rising interest rates, tighter borrowing conditions, and a plateauing supply of homes relative to demand.

The article links directly to the RBNZ’s Housing Market Index page (https://www.rbnz.govt.nz/our-work/monetary-policy/housing-market-index) where readers can see the historical chart and the assumptions underpinning the future projection. The page also details the “House‑Price Growth (HMG) model”, a variant of the HMI that focuses specifically on price changes independent of supply constraints.

3. Monetary Policy Context

The RBNZ has been in a “tightening” cycle since the first quarter of 2023, raising the Official Cash Rate (OCR) from 1.75 % to 3.25 % by early 2024. Governor Wilson explained that the higher rates:

1. Raise the cost of borrowing – mortgages become more expensive, dampening demand.
2. Reduce the housing‑market valuation multiplier – investors now expect lower returns on property.

The RNZ article notes that the RBNZ’s 2024 forecasts show inflation easing to around 3 % by 2026, which is the target range. A lower inflation outlook reduces the need for aggressive monetary tightening, but the RBNZ maintains that the housing‑market adjustment will continue regardless.

4. Supply, Demand and Rental Yields

An essential driver behind the forecast is the supply‑demand imbalance. The article points to:

• Housing supply lag – New Zealand’s population growth outpaces the construction of new homes. Even with the KiwiBuild programme (which aims to deliver 40,000 new homes by 2030) the supply shortfall remains significant.
• Demand resilience – Despite higher borrowing costs, many households still view property as a core asset. Younger buyers are still attracted to the perceived stability of home ownership.
• Rental yields – The article references data from the Real Estate Institute (REI) showing that average rental yields in Auckland and Wellington are now around 5.5 % – higher than the 4.5 % seen in 2021. Higher yields can help cushion price declines as rental income supports mortgage servicing.

The RNZ article links to the REI’s “Rental Market Report 2024” (https://www.rei.org.nz/rental-market-report-2024) which offers a deeper dive into yield trends and their implications for homeowners.

5. Impact on Different Market Segments

5.1 First‑Time Buyers

The article highlights how first‑time buyers will be hit hardest. The RBNZ model shows that:

• Mortgage affordability falls by ≈ 10 % when rates rise to 3.5 %.
• Down‑payment requirements remain high because lenders demand a 20 % equity buffer.

An RNZ‑exclusive interview with property analyst Samantha McDonald says: “If the 20 % price drop materialises, first‑timers might have to wait longer, or look at shared‑ownership models that are still in their infancy.”

5.2 Existing Owners

For those who bought in the boom of 2019‑2021, the forecast means a potential equity erosion of up to 20 %. While the article notes that this is a worst‑case scenario, many experts argue that most homeowners will see a more modest 5‑10 % decline, depending on location.

5.3 Investors and Real‑Estate Funds

The article discusses the growing appetite of institutional investors. A link to a Bloomberg article (https://www.bloomberg.com/news/articles/2024-07-30/real-estate-funds-bet-on-property-value) shows that fund managers are adjusting their portfolios to favour income‑producing properties rather than speculative growth assets.

6. Policy Implications and Government Response

The RBNZ’s projection has prompted commentary from the Ministry of Housing. The article quotes Minister for Housing, Kirsten Wright**, who said: “We recognise that a 20 % drop is significant. We are reviewing the KiwiBuild rollout timeline and exploring incentives to increase the pace of new housing construction.”

She also referenced the Housing Growth Plan 2025, which includes:

• Additional zoning reforms to allow higher‑density developments.
• Incentives for green building to meet climate targets.
• Enhanced support for affordable rental stock.

The RNZ piece links to the full policy document (https://www.housing.govt.nz/housing-growth-plan-2025) for readers wanting the details.

7. What the Numbers Mean for the Economy

The RNZ article contextualises the forecast within the broader macroeconomic picture:

• GDP Growth – A moderate slowdown in house‑price growth is projected to temper the real‑estate‑driven component of GDP, leading to an expected annual GDP growth of 2.2 % in 2025 (vs. 3.5 % in 2023).
• Employment – Construction employment could see a 3‑4 % decline as new‑build projects slow, but the transition to a more rental‑focused market may offset this in the long run.
• Consumer Confidence – The RBNZ’s “Consumer Confidence Index” is forecast to dip by 2‑3 % in the next fiscal year, reflecting apprehension about housing costs.

8. Bottom Line

The RNZ article paints a clear picture: New Zealand’s house prices, which exploded during the pandemic‑era boom, are set to decline by roughly 20 % relative to their 2021 peak by the early 2030s. This projection is grounded in the RBNZ’s Housing Market Index, driven by higher borrowing costs, a stubborn supply shortfall, and a shift towards rental yields.

For homeowners, the message is to be prepared for potential equity erosion; for first‑time buyers, patience and a willingness to explore alternative entry points will be essential. Meanwhile, policymakers are under pressure to accelerate housing supply and support a market that can sustain both affordability and investment.

Readers who want the nitty‑gritty data should check the RBNZ’s Housing Market Index page, the REI rental report, and the government’s Housing Growth Plan – all of which are linked within the RNZ article. The forecast is not a certainty but a sign that New Zealand’s property market is entering a new phase, one that will test the resilience of both households and the broader economy.