I remember hearing Xenophon present the superannuation-as-deposit for first home buyers proposal a couple of years ago and thinking it was a great idea. I'm not as convinced now, but I think it's got some merit.
Obviously there are some solid arguments against it, the biggest of which being that it's again another band-aid to the demand-side of housing rather than fixing the supply issue. But I don't some of the other arguments.
Firstly, I don't understand the idea that it would negatively impact superannuation savings in the long term (like Keating was arguing in the SMH today). The money is still going into an asset. And my Super is already invested in property. Just in this case, it means I'd also get to live in property.
Sure, the property market could experience a downtown, and having a chunk of savings in one area is a risk, but the same can be said of any investment area. And with the proper safeguards in place, i.e. a limit of $50k or something that then has to be paid back into the fund once the property is sold, a lot of that risk is reduced.
It would be interesting to see some statistics on length of first home ownership and the rate of growth over that time, and how it compares to superannuation growth over the same time. I've had a quick google but I can't find any stats. I'd have to imagine it would be fairly low - most people would upgrade at some point in their lives. So the chance of the money never being paid back into super would have to be pretty low.
So I don't buy the argument that it would have a negative impact on superannuation savings. It seems like the group that would be impacted the most are the commercial superfunds because it would take a significant chunk of money out of their managed funds and they wouldn't be able to extract fees from it.
The argument that it simply wouldn't have any impact on the affordability of housing because it would just push up prices to an equivalent degree is something that makes more sense. And that's where that Canadian article makes some good points - but there seems to be some major differences in their scheme that wouldn't apply to us:
- Their definition of a first home buyer is simply someone who hasn't purchased a home in the last five years. So you can use the scheme more than once (as long as the first debt is paid back to the savings account).
- They didn't put any cap on the purchase price of the home to be eligible for the scheme. It stands to reason that if you're buying a million dollar home for your first home, you probably could just save up the deposit yourself.
- From what I can see, they don't have forced retirement savings. They money they withdraw comes from a Registered Retirement Income Fund, which from what I can tell is entirely optional savings plan - it's more equivalent to a 401k in the US than a Superfund here. I think this is important because let's say I'm a 27 year old who takes part in the scheme - I've still got 40 years of forced contributions into a superfund. So it's not exactly going to destroy my long term savings to take out say, $30k to go to a deposit.
You could also tie it in with limits on the leverage of the mortgage. Let's say in order to qualify for the scheme, you have to have a total of a 15% deposit (including the money borrowed from super). So you can push people away from these stupid 95% mortgages.
Everything I wrote may be completely flimsy because I basically just wrote it down as soon as I though of it, and I'm no economics expert, but I think the idea is worth discussing rather than just using it like Keating did, an ideological bandwagon to jump on to say the LIberals hate superannuation rah rah rah.