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Archive for the ‘Media commmentary’ Category

9

The future of journalism – gifted amateurs or serious professionals?

Posted on: August 25th, 2010 | Filed in Featured, Media commmentary

Newspapers and onlineThis was not the title of the lecture given yesterday by Gavin Ellis, the former Editor-in-chief of the NZ Herald, as part of the Winter lecture series hosted by the University of Auckland – a series titled “The end(s) of journalism”. Gavin’s lecture was titled “Paying the Piper“. I chose the title for this blog post to reflect I guess, what I saw as the challenge raised within the lecture and representative of the challenges facing the broad media industry in general, of how to deal with the changes wrought by the explosion of self-publishing facilitated by the medium of the social web and the blog.

The lecture provided an excellent and compelling insight into the background to the current state of the newspaper industry globally (more of this later) and then moved on to examine the challenges of how to separate the function of the newspaper – to inform; from the role of the newspaper – to make money. Gavin outlined the Trust models established under governing charters which set out to protect the democratic integrity of journalism as verifiers of the truth in news. Great examples exist – most notably The Guardian in the UK and The Irish Times.

However when it came to the often-debated issue as to the credibility of blogs vs serious professional journalists – the analogy Gavin used of feathers vs. lead shot whilst making the point, did not resonate with me. His argument was that serious professional journalists have a natural advantage in having significant inertia in political influence – and collectively a ton of lead (as the analogy of the collective weight of a group of serious professional journalists) can exert that influence through the media to hold politicians to account. However he then went on with his analogy to liken bloggers and their individual influence to that of a feather, and even when aggregated as a ton of feathers does not have the same attacking impact as a ton of lead. This analogy sadly seeks to generalise bloggers as lone individuals with tiny audiences. This is far from the truth.

There are many bloggers with far greater, more engaged and loyal audiences than many journalists and whole media vehicles. These are not uninformed amateurs,  rather they are more often than not serious journalists who are breaking the news – take Bernard Hickey of Interest.co.nz for example. He has the critical audience to be respected as a serious journalist and can unnerve the odd politician, and yet he is not a cog in a giant media empire. He is not alone here in NZ or overseas there are many other examples – the  Huffington Post being a most notable one.

The point with blogs is that they allow specialisation – empowering experts in tight niche areas to have a voice and engage an audience, yes there are many very amateurish ones, but the beauty of the web is that audiences find and share what they like and the cream always rises. So I would have to challenge the notion of the lecture that the only way to ensure the safety of our democracy (for that was the alarmist view) solely lies in the protection through Trust structures within media organisations where serious professional journalists can operate unsullied by the commercial reality of business. There is a place for this model, but it is important to allow the democratic medium of the web and its aggregation of specialist bloggers to add their capability to the future of news in a new dispersed and open manner which allows it to be pushed to those that wish to receive it.

Returning to the research background of the lecture. I was enlightened and impressed by the analysis of the self generated issues that the newspaper industry has collectively got itself into over the past decade presented in the lecture. Paying respect to Gavin Ellis for his extensive research, let me share a summary of his perspective.

The seeds for the demise of newspapers in the western world and especially the English speaking world were sewn in the 1950’s – a time of rapid rise in newspaper circulation. In the US circulation broke through 60 million by 1964 and in NZ it grew from 785,000 to 1,000,000 in the late 50’s / early 60’s. As circulation grew so did advertising revenue – the era of mass market advertising was in its heyday as Madison Avenue splurged on newspaper advertising. Between 1950 and 2000 advertising revenue in print in the US grew by 2251%.

This booming business of newspapers in the 70’s and 80’s saw the stock exchange listing of many newspapers given the fixed cost nature of the industry which was leading to very high profit margins. With every growing revenue and strong circulation their collective stock values rocketed in the 1980’s. This then sparked a round of acquisitions as media empires were built.

However with the start of the 1990’s newspapers began to loose circulation as alternative media appeared. the US circulation peaked in 1993 and fell below 60 million and has been falling since then. In NZ peak circulation at 1,050,000 fell to 727,000 by 2005. Interesting at the same time newspapers began to quote readership rather than circulation – hoping to bolster the data.

The 1990’s also exposed a fundamental flaw in the industry which Gavin Ellis describes as the “service gap” – as circulation fell, newspapers steadily increased advertising rates – endeavouring to sell a scarce resource, however this was always going to come back to bite the industry as it has done in the last 10 years. However to shore up this broken business model the industry consolidation which began in the 1990’s accelerated with the created safety of  powerful monopolies and duopolies as we have effectively had in NZ. This helped support the industry right up until the Great Recession.

The past 4 years has been the worst of times for newspapers globally. Saddled with enormous debt borne of the aggressive acquisitions of the past decades and hyper inflated stock valuations, matched to declining advertising markets, have destroyed balance sheets and lead to aggressive cost cutting. In the US many newspapers have folded and many more may well yet fold.

Now barely limping back from the effects of the recession, newspapers are challenged by the online world of instant access to all the news – no longer needing to wait for the daily print version when news is truly 24/7 and pushed to individual devices rather than being found. Gavin’s prediction for the future of newspapers (which I could see) would be the elimination of the daily printed newpaper, replaced by a online subscription model wrapped up with a weekend print edition. Personally I could buy (and would buy) this concept – as long as quality content is consistently provided – that quality content could come from serious professional journalists or alternatively the aggregation and curation of the collective wisdom of professional bloggers. Ideally a mix of the two.

Gavin Ellis is the former Editor in Chief of the NZ Herald and is currently completing his doctoral thesis in political studies at the University of Auckland. The notes on his lecture are published by the NZ Herald.
9

Facts on the volume of property sales

Posted on: August 9th, 2010 | Filed in Buying / Selling a home, Featured, Media commmentary

Global Economy and Housing Meltdown around the WorldThe headlines today were focused to what is variously called a “stalled housing market” or the “Do nothing” housing market. However as is often the case, it is really important to look beyond the headline and rhetoric, and examine the facts.

The housing market has slowed enormously in the past year as measured by sales volumes. The trusted and consistent statistics for property sales come from REINZ. The Real Estate Institute collect sales data from all licensed real estate agents across the country on a monthly basis to provide their monthly report. Somewhere around 90% of all properties sold in NZ are managed by licensed agents giving the Real Estate Institute a very accurate representation of the current market transacted in the past month.

The latest data to hand from REINZ is for June 2010. In that month 4,575 property sales were recorded – down 24% from June 2009, however up 6% on the June 2008 sales results. For the first 6 months of 2010 a total of 29,844 properties were sold, as compared to 34,169 in the same period of 2009, a fall of 13%.

REINZ sales data

Clearly the table above shows the market in a very low state of activity, and potentially July sales figures could show a further year on year decline when the July figures are published on the 13th August, however what was most interesting in the articles on the market today was the quote by QV.co.nz Research Director Jonno Ingerson

“The number of house sales in recent months has dropped around one third from the same time last year, and is also around one third below the long term average. We are now approaching similar levels of sales as during 2008 at the height of the recession”

The quote is very interesting as it was not backed up with any factual sales data, nor has QV in the past referred to sales data. QV undertake their analysis of property prices based on Land Transfer documentation, this data clearly includes sales stats, however as the data set of these recorded sales is based on settlements rather than unconditional transaction records the data tends to cover an extended period which may span a couple of months given variable settlement terms.

To enable people to make informed decisions as to the state of the property market requires accurate information, if QV has a more accurate and up to date insight into the property market it would be great to see this information, especially if it does highlight sales down by 33%. I will naturally be very keen to anlayse and share this new transaction data on Unconditional, so I look forward to a response from QV to help provide insight if this data.

2

Auckland property prices – not quite the increase portrayed in the media

Posted on: April 19th, 2010 | Filed in Buying / Selling a home, Featured, Media commmentary, REINZ Monthly data

Auckland Property prices in March 2010 Realestate.co.nz

There was a sense of deja vu about the article in the NZ Herald over the weekend.

“Booming Auckland house sales jump $709 each day”

Are we back in the boom years of 2002 or 2007 when headlines of “Homeowners riding a $500-a-day rocket” or “Auckland homes rise $540 a day” were published?

Whilst the specific statistics quoted in the article were accurate (median price increase), I would judge that the inference that property is appreciating by $709 per day is not valid.

The headline used as its source the REINZ monthly median price data for the Auckland region which showed that between February and March the median price had risen by $22,000 from the February figure of $453,500 to the March figure of $475,500.

These median figures are accurate. Taking the total data set of 2,187 properties sold in March 2010 – the midpoint of that range ranked by price will be a single house sold for $475,500. Equally taking the total data set of 1,578 properties sold in February 2010 – the midpoint of that range ranked by price will be a single house sold for $453,500. However it is not accurate to state that by inference that all properties in Auckland have risen in the month, nor that in fact property prices on average have risen by $709 each day.

The issue with these statistics is that median price is a volatile measure and is susceptible to changes in the composition of property being sold. If there are more properties being sold at the higher price end of the market, then median prices will be reported as higher. That is likely to be the case at this time. The chart below sourced from the regional property sales by price band provided as a subscription service from REINZ – Residential Housing Facts displays the make up of all sales in each of the two months set out by price range along the horizontal axis. The red line represents the percentage of sales in February by price range, with March in blue.

REINZ Auckland price range analysis Feb March 2010

The very clear picture shown by the chart is that for property sales below the median in March represented less than for February, whilst sales above the median in March represented more of the sales. This supports the view that the composition of sales changed significantly and therefore impacted the median price.

Let’s look for a moment at the broader picture for the whole of NZ. For the whole of NZ the composition of sales by price segment is very telling. In the month of March total sales increased by 22% from the February figure of 5,029 to 6,161. In the lower price segment of properties sold at prices below $400,000 sales volumes increased by just 17%; properties sold at prices between $400k and $600k, sales increased by 25% – slightly ahead of the total. However for properties sold at prices between $600k and $1m sales increased 38% and the sales of properties over $1m increased by 55%. This clearly shows a skew towards higher priced properties selling in March.

The Real Estate Institute (REINZ) does produces a more accurate measure of property prices published in its monthly report. In collaboration with the Reserve Bank REINZ publishes the monthly Stratified House price index specifically to minimise the impact that changes in the composition of sales has on price.

The Stratified price of Auckland property sold in March was $479,438 – this was down very slightly on the February figure of $479,975. The chart below tracks the stratified sales price in Auckland over the past 5 years.

Auckland stratified house price March 2010 Realestate.co.nz

As the chart shows the fact is that property prices are not booming. Auckland property prices peaked in July 2007 at $510,197, it then fell to a low point some 16 months later of $435,700, a total fall of just under 15%; subsequently prices have crept back up towards the peak but currently are still some 6% below that peak.

The chart of stratified prices for the whole of NZ as detailed below equally show that despite the peak of property prices being reached some 28 months ago, nationally prices as measured by the stratified price are still some 3.3% below that peak.

New Zealand stratified house price March 2010 - Realestate.co.nz

28

Selling your home? – auction marketing reaches new high

Posted on: March 21st, 2010 | Filed in Buying / Selling a home, Media commmentary, Online marketing

iStock_000009029079XSmallWith the level of homes on the market reaching new highs the extent of auctions is also reaching new highs as reported in the Sunday Star Times today.

In February of the 15,129 new properties coming onto the market, 1,904 of them were being marketed as auctions. That is 1 in every 8 of these new listings. The total is an all time high – surpassing the 1,410 properties marketed as auctions in August last year.

The chart below tracks the percentage of all new properties listed on Realesatate.co.nz in the past 3 years that are being marketed as auctions. The data is adjusted in this chart to exclude mortgagee properties (which predominantly are marketed as auctions as the lender usually is more keen on auctions).

Auctions of new listings

The February total represents 12.6% of all new listings. The chart does clearly show the fact that compared to both 2007 and 2008 auctions have become far more popular as a method of marketing properties. As a point of note the percentage of properties listed in August last year marketed as auctions was actually slightly higher than the February figure at 13.2%.

2

Auckland property – facts on the state of the market

istock_000006996157xsmallRecent data published in the media seems to be pointing to a impending bubble in the Auckland market – described in the NZ Herald as “a bubble that will burst and cause a painful property recession”.

I confess that our own NZ Property report for November contained a component of this speculation stating as it did that

The price rise in Auckland (asking price expectation) of 4.1% (Nov ‘09 vs. 3 month average) is a direct result of the tightness of the market with inventory levels remaining tight as the flow of new listings seems to be being met by a steady demand

As ever any analysis of a market in order to be able to establish trends requires access to the most comprehensive data. It is appropriate to gather this data and undertake some detailed analysis.

The chosen data I have analysed for the Auckland region is the REINZ sales figures and the new REINZ / Reserve Bank Stratified House price index. Both of these sets of data are geographically defined as being the compete Auckland Region comprising the current 7 local authorities. The sales data is sourced from all of the licensed real estate offices selling properties which are in this region.

To this data I have analysed the realestate.co.nz data of property listings which uses the same geographical boundaries as the REINZ data and is compiled from the listings of licensed real estate offices for properties listed in the region. The website is the most comprehensive source of property listings of real estate agents with over 94% of all offices loading listings to the website.

As a point of note the NZ Herald article made its assertion based on data from Barfoot & Thompson sales data as representative of the Auckland market. There is potentially some error in this assumption as B&T operate extensively in Auckland as well as Northland and down through the middle of the North Island – of the current 7,568 listings on their website 17% (1,322) are for properties outside of the Auckland region.

Taking sales data first. The fact is that sales in Auckland are back from the extreme lows of 2008. At that time average monthly sales were around 1,406, the most recent 6 months in Auckland have seen an average of 2,059 up 46%; however the average through 2007 (albeit clearly recognised as a heady peak of the market) was 2,537.

The chart below details sales over the last 3 years with the respective months of Aug / Sep / Oct / highlighted in red. The key thing to note is how the sales level appears to be relatively stable over the period since March 2009 at a consistent level similar to 2008 albeit 50% higher.

Auckland property sales 2007 to 2009 REINZ Realestate.co.nz

Turning to pricing which is naturally the key concern to most people as most people only want to buy or sell one house.

The Real Estate Institute have with the assistance of the Reserve Bank produced a very credible Stratified House Price Index which stands up to the extreme scrutiny of economists and academics as it is not impacted by the externalities that affect average or median price as a function of the performance of house sales within differing price bands.

The data for this House Price Index goes back to 1992 and the Auckland data is presented in the chart below:

Auckland Property Price - Stratified House Price Index REINZ Realestate.co.nz

The striking rise through the last decade is most evident from the graph as is the fall from the peak and the subsequent resurgence. However what is also very clear from the graph is the fact that using this credible house price index the market price in Auckland has not as yet returned to the peak level seen in July 2007 – the current price index is still 5.8% below the peak.

In terms of actual stratified median price from the same data the current (Oct 09) price in Auckland is $480,510 and the peak in July 2007 was $510,197. This does contradict the article which stated that Auckland prices had “recovered all the losses experienced over the past two years“.

It is useful to match side by side the sales across the Auckland region with the sale price as the chart below does. There is a recognised fact, in that prices tend to follow sales volume trends and the rise and subsequent decline in volumes and price through 2007 and into 2008 would attest to that, as would the volume rise and price rise in early 2009. The key issue now though is the trend of price rises extending whilst sales volumes have moderated – this could foretell a softening of prices in the coming months.

Auckland property sales and price Realestate.co.nz

As a further support to the view that the Auckland market is stabilising and not about to create an inflated bubble is the additional data set of listings. The chart below tracks the number of new listings added in the market in the Auckland region matched to sales. What is interesting is how conspicuous is the rising level of new listings which is leaving a fair gap from the monthly sales – this would indicate that the market has a growing stock of houses for keen buyers.

A growing inventory of new listings takes pressure off prices and buyers feel less pressured to have to “grab a property” in the fear of missing out which was the symptom so conspicuously seen back in the peak of the bubble through 2006 & 2007.

Auckland property market new listings and sales 2009

Overall I believe that in analysing this comprehensive and robust set of data there is more than enough evidence to take the view that the Auckland market is fairly well balanced and therefore unlikely to suffer a “painful property recession” – however forecasting the property market is never an exact science and only time will tell, after all this data is all historical – telling us what happened, nothing for certain ever tells us what will happen!

3

Will the new law change the way homes are sold?

Posted on: November 29th, 2009 | Filed in Buying / Selling a home, Media commmentary, Other interesting reads:

istock_000004343314xsmallAn article in the Herald on Sunday makes the assertion that the changes to the Real Estate Agents Act 2008 will change the way properties are sold.

I would hold that the new law will not change the way that homes are sold.

The article states that :

A property lawyer is tipping more sellers could opt to sell privately to get around new rules making real estate agents disclose defects in the home to potential buyers.

What I interpret this statement as saying is “if you (the seller) want to hide known defect in your home, then don’t use an agent and sell privately so you don’t have to disclose defects”. I find this surprising coming from a lawyer, after all, the seller always bears a responsibility to provide factual information regarding a property when questioned. More importantly any half-smart buyer contemplating parting with over $350,000 for a median priced property is surely going to get expert reports on the condition of the property.

To think that in some way private sales of houses would be judged by the buyer to be a less risky purchase or to think they can approach it in a more relaxed manner is staggering.

The new Act certainly places a greater responsibility on the agent. This is good. The principle of the Act is to bring greater transparency and greater safeguards for buyer and sellers. The real estate industry has embraced the new Act and sees these added responsibilities as further evidence of the professional service they wish to provide buyers and sellers.

To provide some clarity to this issue the Act details the professional standards of conduct expected and required of agents in section 6 of the Code of Professional Conduct and Client Care.

6. Standards of professional conduct

6.1 An agent must comply with the fiduciary obligations to his or her client arising as an agent.

6.2 A licensee must act in good faith and deal fairly with all parties engaged in a transaction.

6.3 A licensee must not engage in any conduct likely to bring the industry into disrepute.

6.4 A licensee must not mislead a customer or client, nor provide false information, nor withhold information that should by law or fairness be provided to a customer or client.

6.5 A licensee is not required to discover hidden or underlying defects in land but must disclose known defects to a customer. Further, where it appears likely, on the basis of the licensee’s knowledge and experience of the real estate market, that land may be subject to hidden or underlying defects, the licensee must either-

(a) obtain confirmation from the client that the land in question is not subject to defect; or

(b) ensure that a customer is informed of any significant potential risk so that the customer can seek expert advice if the customer so chooses

6.6 A licensee must not continue to act for a client who directs that information of the type referred to in rule 6.5 be withheld.

It is important to recognise that these are rules and whilst they need to be read in conjunction with the Act the fact is that such rules are never cut and dry as to the exact manner of their application. The article in the paper states that

“for example, an agent should be able to tell of a house is at risk of being a leaking building based on when it was built or what it is made of.”

If this was to be taken literally it would mean that every agent would tell every buyer that every home built over the past 25 years using a timber frame with a cladding system which is not adequately ventilated is potentially a leaky building! The fact is the only way to identify a leaky home is to undertake a professional survey by a professional company who, using testing equipment can establish the likelihood that the property has become effected by internal frame damage. This is exactly what a building report undertaken by the buyer should tell the buyer. There is no way a real estate agent can provide this service. They are not qualified on such matters nor put themselves out in the market to be surveyors and building inspectors.

Having said that the new responsibilities placed upon the real estate profession are there to safeguard the interests of the buyer and the seller, and this is where this issue becomes really interesting.

In the vast majority of cases involving a property transaction a property buyer is at the same time a seller and visa versa. So to think that sellers are not going to want as much professional disclosure as buyers is illogical. This is why the code of professional conduct and care speaks to the agent providing that to both sides. How the view that private sellers will somehow be happy with that when they are also buyers is hard to believe.

Overriding this issue in the context of private sales is the fact that the consideration in choosing to sell privately or through an agent is in the main not purely around the amount of disclosure or even the fee. The fact is negotiating a property purchase is a complex and time consuming activity which surprises the many people who think they can sell privately, and who then end up employing an agent. That is why still with all the greater access to open marketing on the web the number of private sales continues to be around 10% – very similar to most other countries internationally – selling a property is far more than just advertising, and equally should not be shrouded in attempts to deceive or hide key facts.

8

Are “Boom Times” back for real estate?

Posted on: November 12th, 2009 | Filed in Buying / Selling a home, Media commmentary

Today Westpac released a report on the property market foretelling a double digit property price inflation in the near term. A bold call when we are still only just 12 month post the lowest point in the property market for many a decade.

The article on interest.co.nz headlines with a provocative title “Boom Times are back for housing” and will certainly generate a vast amount of comment.

I make no claim to be an economist and do not wish to challenge the assertions of the Westpac economists as to the probability of near term property price inflation or a subsequent tail off in late 2010. I do however wish to highlight some challenges to the data used as a substance to the claim – specifically around sales levels and listing levels in the market.

The opening paragraph of the report states:

New Zealand housing is displaying all the symptoms of a bull market. House sales have risen sharply, and now stand around their long term average. The time taken to sell has shortened. The number of houses listed on the market has fallen. All indicators are typical of a market upturn, and point to a significant price increase.

Let’s look at the facts behind these statements:

1. Property sales have risen – true. The sales for September were 6,464 this was 44% up on September 2008, just 15% up on September 2007, but was down 25% on September 2006. On an annualised basis the current 12 months reflect sales of 65,575 – the average 12 month moving average sale during the period 2002 to 2008 was 99,277. Therefore sales are picking up but stand well below long term average.

2. The long term average sale is best judged by the % of sales per year of the total inventory of all houses. There are currently around 1.53 million dwellings in NZ, over the past 10 years this inventory has risen by 180,000 new homes. The chart below shows the monthy sales of property tracked as a % of all dwellings in that month (Census NZ data).

NZ Property sales matched to dwelling numbers to Sep 2009 REINZ Realestate.co.nz

This clearly shows that current sales are well short of long term average.

3.  The number of houses listed on the market has fallen – not true. The latest NZ Property Report published 11 days ago show that new listings are rising. However not quite as fast as expected by seasonal rise but still rising. What is more important and is as shown below the available inventory of property on the market is not falling.

NZ Property Report Oct 2009 Realestate.co.nz Inventory levels

Inventory as measured in the number of weeks of available sales is a true measure as reflective of sales volumes and whilst no where near the heady peaks of 12 months ago the current level of 34.4 weeks is up from the lows of 6 months ago. The trend line is actually rising.

I think the important matter here is not the prediction of future prices; as many different people will have many different interpretations and predictions as the blog comments on interest.co.nz will clearly show. The important thing is exposing the primary data in an open and transparent manner so people can make their own judgement as to where they think prices will go.

16

Property searching online vs offline

Posted on: October 28th, 2009 | Filed in Media commmentary, Website searching

The recent debate on this blog centered around claims by Property Press regarding the validity of research methodology would again appear to closely resemble a discussion around the seating arrangements on the Titanic, as the latest readership survey from Roy Morgan looms large as an iceberg.

The data of readership of NZ newspapers and magazines has been neatly presented by Lance Wiggs to show what amounts to in the main a pretty depressing picture of the printed media industry. When it comes to New Zealand newspapers analysing the 12 months to August 2009 as compared to a year earlier 19 newspapers showed declining readership with just 5 showing increased readership. When it comes to magazines 91 magazines showed declining readership with 50 showing gains.

In regard to the specific area of real estate the performance of the 2 key magazines of Property Press and Real Estate (regional Wellington magazine) were pretty much in line with industry trends, showing declines.

The weekly readership of Property Press fell by 38,000 from 273,000 to 235,000 over the past 12 months; the Real Estate magazine falling by 25,000 from 132,000 to 107,000.

These figures as presented in the chart below are matched to the visitor sessions experienced by online real estate websites as measured by Nielsen Online. The data shows the average weekly sessions hosted by each website over the same tracking period as the Roy Morgan readership survey.

So whilst the Property Press readership has fallen by close to 14% over the past year to a weekly average readership of 235,000; total web traffic to a group of 8 real estate listings sites has grown by over 20% to reach a weekly session total of 912,919.

The largest total sessions for real estate is recorded on the property pages of Trade me with a weekly average of 557,816 a year-on-year increase of 22.8%; realestate.co.nz comes in with a weekly average of 127,190 sessions per week an increase of 27.1% and then the largest company website of Harcourts had an average of 70,180 sessions per week an increase of 18.1%.

Further objective reinforcement of the shift from print to the web.

10

What value research when staring reality in the face!

Posted on: October 16th, 2009 | Filed in Media commmentary, Website searching

istock_000000839419xsmallThe recent debate with Property Press over the value of different methodologies of research are, on reflection a complete waste of time!

We could continue an online slagging match quoting every conceivable piece of research that can be dusted off and used to justify a position – as is often the case with research.

After all quantitative research is only the ability to extrapolate based on sample groups. However extrapolation is not an accurate science. You can never say with 100% confidence that what 1,000 people say they will do will be exactly what 4 million people actually do.

So instead of quoting research let’s for a moment consider facts:

In the last week (w/c 5 October) the following numbers represent facts (what actually happened) – not research extrapolation:

  1. A total of  4 million unique browsers from within NZ visited a total of over 350 websites monitored by Nielsen – this is the unique total many of these visitors will have visited many of these sites
  2. A total of 475,866 unique browsers in NZ visited one of the 25 real estate websites monitored by Nielsen – these are unique users who may have visited a number of the websites – but are not counted twice
  3. A total of 86,912 unique browsers in NZ visited the website of realestate.co.nz viewing 2.2 million pages and spending a total of 85.6 million seconds on the site during those 7 days

These are audited actual events and activity, they are not extrapolations based on the words “would you”. They are based on the facts of what people actually did.

One year ago, the week commencing the 6th October 2008 these were the facts:

  1. A total of  3 million unique browsers from within NZ visited a total of over 350 websites monitored by Nielsen – this is the unique total many of these visitors will have visited many of these sites
  2. A total of 361,032 unique browsers in NZ visited one of the 25 real estate websites monitored by Nielsen – these are unique users who may have visited a number of the websites – but are not counted twice
  3. A total of 58,298 unique browsers in NZ visited the website of realestate.co.nz viewing 1.5 million pages and spending a total of 54.2 million seconds on the site during those 7 days
These people using these computers made a positive decision in the case of those visiting realestate.co.nz to enter this website in an effort to search property.
I think these facts tell a very simple story – more and more people; more and more of the time; turn to the web to search for everything from flight tickets to books; to hotel reservations; to news and naturally and not surprisingly property information. This trend has one path.
  • To stand and deny it is to try and stand against a hurricane.
  • Here endeth this debate!
17

Beware the cashcow in the coalmine!

Posted on: October 14th, 2009 | Filed in Media commmentary, Online marketing

istock_000002421561xsmallThis headline is taken from the excellent book ‘What would Google do?‘ by Jeff Jarvis. It speaks to the danger lurking in industries that blindly continue to milk a cashcow of the old economy, without realising the oncoming possibility of failure driven by the game-changing impact of the web. As Jeff so eloquently puts it “They (those companies hell bent on protecting their cashcows) lost their destinies because they wanted to save their pasts. Protection is not a strategy for the future.”

It was clearly with this in mind that I read a somewhat surprising press release issued last week by the Property Press with the eyecatching headline

“Real estate survey – flawed, useless”!

The press release set out to discredit and challenge the Nielsen Online survey undertaken in May and June of this year (of which Realestate.co.nz was a major sponsor) which provided insight into the attitudes and behaviour of property searchers in NZ. The results of the survey have been shared on this blog under the title of “Newspapers big losers as property searchers stampede online” as well as being printed in the REINZ monthly journal RE Magazine.

The survey was undertaken by Nielsen Online as it has been in each of the past 3 years.

Being completely open and transparent about the survey I can confirm that it was what is called an intercept survey. This type of survey will probably be familiar to many of you reading this blog post. You go to a site and a pop up appears inviting you to participate in the survey, naturally being the web the targeting can be made with pin-point accuracy in regard to targeting those people on a certain page.

In this regard the survey was not as the press release from the Property Press seems to imply, simply a survey “asking people online if they use online for searching for real estate“. The survey was far more comprehensive and credible than that. The methodology, sample size and error rate are detailed here.

One key question which the Property Press seeks to establish as being ‘flawed’ is the question regarding the selection of media consulted for real estate research in the past week. The chart below represents these results.

Nielsen real estate market survey - June 2009

The key fact here is that the question was not simply a yes/no – (did you use the web to search for real estate?) – rather, the question allowed for multiple answers reinforcing its value, as it allowed for greater insight into the mix of media used by property searchers.

The credibility of the research in general and this question specifically is not justified as the research methodology is sound.

In addition the fact that the research has been undertaken in each of the 3 preceding years utilising the same methodology only strengthens its inherent value. Presented below are the results of this same question in each of the prior surveys.


Nielsen real estate market survey 2006 - 2009

As can be clearly seen from the chart, that, although there are variances from year to year, the trends are patently clear.The usage of the web based options – specialist real estate websites / company website & search engines are growing

Print publications – specialist real estate magazines / community, local newspapers / metropolitan newspapers are declining. The one exception is company magazines.

I therefore stand by the assertion that “Newspapers are the big losers as property searchers stampede online” – to that I now add specialist real estate magazines. My view is that they are trapped as part of the cashcow in the coalmine syndrome!

I respect that this is how I interpret the findings of the Nielsen research, I also recognise that Property Press hold a different perspective and therefore I welcome them to engage in the debate here by posting a comment or response to which I am more than happy to debate and would naturally welcome others contribution and comments.

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