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又是一个房地产机构玩文字游戏误导人的例子：
2007年1月27日加拿大有名的房地产公司Re/Max real estate发表报告称全加平均房价从1981年的$76,021涨到2006年的$277,000，25年涨了264%！如果用264%除以25 他们得出年平均涨10.6%! 多了不起的投资回报率！！不过不要高兴的太早了。这一投资回报率是不记成本的。如果扣除成本如地产税和房产维修费后，投资回报率又是多少呢。 Canadian Press 的一篇文章对此以Regina为例作了计算，不记成本年增涨3.6%，扣除地产税和房产维修费后年增涨基本为零。这还没有考虑通货彭涨。可根据 Re/Max的不记成本的计算方法得出是涨了140%。
而多伦多从1989年到2006年平均房价从$273，000涨到$352，000。每年仅涨1%多一点。如果扣除地产税和房产维修费后，不但没涨反而亏了不少。
奇怪的是Re/Max不将2006年的房价和2005年相比却和25年前相比。其目的不言自明。
相关报道附于如下：
Metro published january 29, 2007
Do the math: Real estate growth not that exuberant
An impressive 264 per cent rise in Canada’s average home price over 25 years prompted the Re/Max real-estate organization to proclaim an 11 per cent average annual increase.
However, Re/Max made a basic arithmetical error by computing a simple average, without taking account of the compounding effect that annual increases have as they are added on top of one another. Re/Max issued a clarification: "Nationally, the compounded annual rate of return is 5.3 per cent."
The biggest local annual compound growth rate that Re/Max tracked, in Barrie, Ont., was 6.4 per cent, while the smallest was in Regina at 3.6 per cent ― which after property taxes and maintenance costs rounds to something close to zero.
有关Re/Max real estate发表报告的报道:
http://www.thestar.com/Business/article/174414
January 24, 2007
Canadian Press
Residential housing prices have posted double-digit appreciation annually, though substantially less when compounding is taken into account, in almost half of all major Canadian centres since 1981, a Re/Max real estate survey suggests.
Nationally, Re-Max said the average home price appreciated 264 per cent, 11 per cent annually, in the 25-year period, rising from $76,021 to an estimated $277,000 in 2006. After adjusting for compounding, which factors incremental price increases into the calculation of annual prices over time, the annual growth rate was 5.3 per cent.
Leading the pack was Barrie, with a 372 per cent increase in average selling price, from $51,665 to $244,000, over the 25-year period, Re/Max said. It also saw the top compound annual growth rate of 6.4 per cent.
The smallest 25-year urban home appreciation noted by Re/Max was in Regina, up 140 per cent during the period from $54,915 to $131,851. On a compound annual growth rate basis, that's an increase of 3.6 per cent.
During that period, Canada's population rose about 25 per cent to 31 million from 24.8 million.
An analysis of 17 housing markets across the country found that price appreciation topped 240 per cent in seven areas, including Barrie at 372 per cent; St. Catharines, 329 per cent; Hamilton-Burlington,, 325 per cent; Ottawa, 297 per cent; the greater Toronto area, 290 per cent; the greater Vancouver area and Halifax-Dartmouth, 242 per cent.
Victoria reported a 229 per cent increase, London, an upswing of 228 per cent, Calgary 227 per cent and Kelowna, B.C, at 211 per cent.
2007年1月27日加拿大有名的房地产公司Re/Max real estate发表报告称全加平均房价从1981年的$76,021涨到2006年的$277,000，25年涨了264%！如果用264%除以25 他们得出年平均涨10.6%! 多了不起的投资回报率！！不过不要高兴的太早了。这一投资回报率是不记成本的。如果扣除成本如地产税和房产维修费后，投资回报率又是多少呢。 Canadian Press 的一篇文章对此以Regina为例作了计算，不记成本年增涨3.6%，扣除地产税和房产维修费后年增涨基本为零。这还没有考虑通货彭涨。可根据 Re/Max的不记成本的计算方法得出是涨了140%。
而多伦多从1989年到2006年平均房价从$273，000涨到$352，000。每年仅涨1%多一点。如果扣除地产税和房产维修费后，不但没涨反而亏了不少。
奇怪的是Re/Max不将2006年的房价和2005年相比却和25年前相比。其目的不言自明。
相关报道附于如下：
Metro published january 29, 2007
Do the math: Real estate growth not that exuberant
An impressive 264 per cent rise in Canada’s average home price over 25 years prompted the Re/Max real-estate organization to proclaim an 11 per cent average annual increase.
However, Re/Max made a basic arithmetical error by computing a simple average, without taking account of the compounding effect that annual increases have as they are added on top of one another. Re/Max issued a clarification: "Nationally, the compounded annual rate of return is 5.3 per cent."
The biggest local annual compound growth rate that Re/Max tracked, in Barrie, Ont., was 6.4 per cent, while the smallest was in Regina at 3.6 per cent ― which after property taxes and maintenance costs rounds to something close to zero.
有关Re/Max real estate发表报告的报道:
http://www.thestar.com/Business/article/174414
January 24, 2007
Canadian Press
Residential housing prices have posted double-digit appreciation annually, though substantially less when compounding is taken into account, in almost half of all major Canadian centres since 1981, a Re/Max real estate survey suggests.
Nationally, Re-Max said the average home price appreciated 264 per cent, 11 per cent annually, in the 25-year period, rising from $76,021 to an estimated $277,000 in 2006. After adjusting for compounding, which factors incremental price increases into the calculation of annual prices over time, the annual growth rate was 5.3 per cent.
Leading the pack was Barrie, with a 372 per cent increase in average selling price, from $51,665 to $244,000, over the 25-year period, Re/Max said. It also saw the top compound annual growth rate of 6.4 per cent.
The smallest 25-year urban home appreciation noted by Re/Max was in Regina, up 140 per cent during the period from $54,915 to $131,851. On a compound annual growth rate basis, that's an increase of 3.6 per cent.
During that period, Canada's population rose about 25 per cent to 31 million from 24.8 million.
An analysis of 17 housing markets across the country found that price appreciation topped 240 per cent in seven areas, including Barrie at 372 per cent; St. Catharines, 329 per cent; Hamilton-Burlington,, 325 per cent; Ottawa, 297 per cent; the greater Toronto area, 290 per cent; the greater Vancouver area and Halifax-Dartmouth, 242 per cent.
Victoria reported a 229 per cent increase, London, an upswing of 228 per cent, Calgary 227 per cent and Kelowna, B.C, at 211 per cent.
