urban luxury homes are back in demand, aided by new foreign buyers from Russia, China and Brazil, The market for luxury goods is in full-fledged revival mode, and that includes high-end city real estate -- apartments and townhouses in the $5 million-plus range. After plunging 30% from peak to trough, luxury-home prices in many big urban markets are back on the rise. Unit sales in Manhattan, Miami and San Francisco are up as much as 50% since 2009, as new buyers have come into the market from China, India, Russia and Brazil. Prices are up 15% or more.
"Buyers at every price point smell value and, at the high end, they are in a position to do something about it," says Brian K. Lewis, executive vice president of Halstead Properties in New York.
Some sellers are even making money. Scott Bommer, founder of the hedge fund SAB Capital, couldn't have bought his $28.5 million 5,800 square-foot apartment on the 29th floor New York's Ritz-Carlton Tower on New York's Central Park South at a less propitious time: July 2008. He relisted the apartment four months later at $35 million, but not surprisingly found no takers. In late August, he finally closed a sale for $30 million, according to Leighton Candler, senior vice president at the Corcoran Group. Bommer declined to comment.
Southby's Interntional RealtyBuyers prefer townhouses, like this one off New York's Sutton Square, over co-ops because there are no stringent rules attached to ownership.
While this kind of story is the exception -- prices in Manhattan are about 20% off their highs -- news of profits on pricey digs has been circulating through the real-estate community, raising hopes that this could be the big comeback year for the high-end market.
Indeed, the choppy stock market of the past several months has had a much more muted impact on the luxury market than some property brokers feared.
"We saw some escrows canceled, but it was a small ripple," says Jeff Gibson, vice president and brokerage manager of Sotheby's International, who covers San Francisco and the nearby wine country. "People with a broad vision of what's going on," he says flatteringly of his clients, "realize what would have sold for $10 million can now be picked up for $7 million or $7.5 million."
It used to be that when the stock market was down 500 points, "it would put the real-estate market into paralysis," says Pamela Liebman, CEO of Corcoran, a Manhattan real-estate firm. "But people are becoming accustomed to wild rides, and making decisions not based on the markets."
Even as concerns about a double-dip recession mounted in the second quarter, some brokers reported that both unit sales and prices were up. In Manhattan, for example, the average sale price for the top 10% of properties rose almost 12%, to $5,776,825, according to Prudential Douglas Elliman. And the average discount to the listing price has shrunk steadily, to 2.3% from 6.3% a year ago.
In other markets, such as Miami, Houston and Chicago, prices haven't risen notably, but unit sales have ticked up significantly. In Miami, while prices are still about 35% below their highs, the number of $5 million-plus condos sold this year through June was up over 50% since 2009, according to Esslinger-Wooten-Maxwell Realtors in Miami and Fort Lauderdale. The numbers are still small, 13 properties, compared with eight in the period two years ago, but it's headed in the right direction. Single-family home sales above the $5 million level have more than doubled, from 10 to 23.
One of the biggest drivers in the urban luxury market has been an increase in foreign buyers. While Russians, Indians and Europeans continue to have a strong presence, Chinese and Brazilians are the newer foreign entrants to the U.S. market. A growing wealthy class in China is looking for new places to invest, as are Brazilians, who are enjoying a big currency benefit from the real, which is up 35% against the dollar since January 2009. "We've had more Brazilians wanting to see mega homes," Halstead's Lewis says. "They're gobbling up New York, Miami and Nevada."
Not all urban luxury markets are reviving. Prices for high-end condos in Las Vegas, for example, have fallen as much as 50% and show no sign of stabilizing, says Michael Simonsen, CEO of Altos Research, a real-estate market-analysis firm based in Mountain View, Calif.
Nikki Field, senior vice president of Sotheby's International Real Estate in New York, says that foreign buyers started swarming the luxury Manhattan market in February after the release of the Knight Frank/Citi Private Bank 2010 Wealth Report, which showed that the New York luxury market was significantly undervalued relative to London, Moscow, Hong Kong and other major cities. The price per square foot for a luxury property in New York was $1,500, compared with close to $3,600 in London, the report found.
"After that, our phones started ringing and haven't stopped," she says, adding that Sotheby's predicts that one-third of all luxury sales will be by foreign buyers in 2012. "These are savvy-minded buyers. There's nothing emotional about their purchase–if the numbers make sense, they pull the trigger," Field says.
Southeby's International RealtyA new penthouse atop a traditional building in Manhattan's Tribeca.
Recently, one of her clients, a private-equity investor from Europe, bought an $11.4 million condominium in the Trump Tower as an investment. He leased it for a couple of months to a foreign couple for $38,000 a month, who after two months decided they wanted to buy the property. "In less than six months the deal closed for $14.5 million. My guy got a 23% return," Field says, adding that the client then bought a condominium for $14.5 million at 1 Beacon Court, known as the Bloomberg building, which he is now renting out for $50,000 a month.
Foreign and U.S. buyers overwhelmingly favor properties in prime condition with premium features. "People don't want to spend time or money to finish their property," says Stephen McRae, a broker at Sotheby's International in New York. They want mint-condition kitchens and baths, views, space and parking.