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Canada's housing market both vigorous and stable # o7 L8 T" {7 b; F, e
( m% G/ @* j1 A5 ~0 S+ a6 r9 O- Country's market poised to show growth throughout 2006 -6 V$ u. Y& p4 J" T T# i
0 V/ ?6 L4 \, }2 M5 n4 n) { TORONTO, Sept. 28 /CNW/ - For most of Canada, the housing market9 l7 Z+ R y3 S. o
exhibited moderate price increases and stable unit sales during the third& p% W0 d) w' @ k. f% T+ m
quarter. Wide regional variances continued to be the dominant characteristic
1 _! s' O I* A4 Y) J( ]$ a. ]in the market, exemplified by frenzied levels of activity and double digit
3 k6 W6 T. t8 S5 xprice gains observed in the energy and commodity rich Western provinces, and( u7 u2 s4 x: V9 ~
more reasonable sales volumes and moderate price appreciation in Ontario,
9 d$ S7 e) Q9 v. \% ^1 c; D3 oQuebec and Atlantic Canada, according to a report released today by Royal& z* M: ]: p3 ?% j h% q: Y2 t1 R1 B
LePage Real Estate Services." E l; k8 q/ y' t7 _ c
( F; @" D8 ]7 \ Nationally, market trends established through the first three quarters
8 M6 w. _+ u4 Q5 [6 Pare forecast to continue for the remainder of the year. Robust economic
z% C. k% C/ f* a; a9 P/ X; ~conditions, low unemployment rates, modestly growing salaries and wages, and& z" M4 J* z9 c4 e; x4 C- `" z: |
sound consumer confidence contributed to the overall strength of the p& i) B; P; z1 o
residential real estate sector.
" H) x4 d' g' K
0 R1 t* b9 W9 p9 l Of the housing types surveyed, the highest average price appreciation
. ^( O" r; N+ S3 x9 D( q4 [* a+ loccurred in detached bungalows, which rose to $300,365 (+16.3%)# H" H3 }1 g) ]+ @
year-over-year, followed by standard condominiums, which rose to $211,562+ D* Z A) J. F% ^
(+14.2%), and standard two-storey properties, which increased to $365,380% }) O% g6 e; c; Z0 z2 ]. ?
(+13.2%).
! h% s! J9 p9 ?( s( w3 s( h! _
& y# {- W7 W# n7 h( l# o0 l "Canada's sturdy housing market continued to demonstrate steady growth
2 r7 e$ z3 p% n) I# Z# o- \during the third quarter. For all but the west, we have moved on from the
W6 o$ @- u% Z( A9 o: b' zfrenzied expansion that characterized the first half of this decade, and are
! c- k+ P# B( |/ D) ]poised to show continued growth at a more moderate pace," said Phil Soper,
2 D7 g2 T2 C% { }$ Q- Lpresident and chief executive officer, Royal LePage Real Estate Services.
0 G8 {# ]# L, z. H$ R. \"Gone is the sellers' market that we have lived with for some years. We- y# B. t9 P/ @3 ]* i
welcome the more reliable conditions that are characteristic of a healthy4 z! l; v7 U# [- j4 K7 i
balanced market.") V6 W1 j8 N8 N
+ O& [9 D# ~/ q! y% |& h' X, V Despite the double-digit rise in average national house prices,
0 N" H/ @9 r9 Iconsiderable regional variances were exhibited again this quarter. The shift/ r) _' J# K5 `9 ?0 M ?% b
to balanced market conditions, which began in late 2005, has continued7 K$ K% p" b0 _5 H1 s
throughout most of the Central and Eastern regions of the country. In the core
. H, ?% j: M9 h/ i2 T Denergy producing western provinces, the combination of very high in-migration, L% G% G4 R- P+ g7 t7 c& \
manageable affordability, and a shortage of inventory has driven record% N* f/ P; ~3 H9 u( Q; h, {
breaking price appreciations.& R8 z/ z4 ~: ?8 C
& ?; _5 }6 `7 n. H7 O, W Echoing the second quarter and supported by Alberta's rapidly expanding+ D7 b' ^1 ]) }$ J+ I' Y
economy, Calgary and Edmonton led the charge of Canadian cities with the! E. {' Q/ v$ n8 y9 F' C" a: h& b
largest house price appreciation in all housing types surveyed.
7 e2 o! ]$ U! ~7 {3 [1 `
' B, A ?, Q( j" i1 I. W In Ottawa and Toronto, growth remained steady, supported by solid
& t; G) S/ x, R) _' j* E( {' t7 Geconomic fundamentals, an increase in available inventory and strong consumer3 V. ^$ m" u3 f4 ]
confidence. While the pace of price appreciation in Ontario leveled off
, s# i' I# S# j( j$ Y6 cslightly, the province's real estate market remains poised for modest growth.
' d. a* t0 V- H4 g' fIn Atlantic Canada, new housing and condominium construction offered buyers. l# T+ M$ W! x1 T; O. m- w: L
greater selection at more competitive prices, resulting in a slower rate of
( ~: j4 Z; A7 D7 \6 zprice appreciation when compared with 2005.
$ r. B0 u$ O, k( f& @: c* _" g% V' S8 z. H) \* _& U% x3 v
While the pace of growth in Canada has slowed, the domestic housing/ `" @/ O7 @- @
market is expected to outperform the American market. The economic and2 R2 g: G( N0 U3 H6 b6 {+ R" y6 [, U
financial fundamentals driving the residential real estate sector in Canada
, K2 F. N! i' k/ M" Yare markedly different than those found in the United States.
1 n& X: i7 x1 w8 C) s6 l' S I( i) P6 R; x6 p
Added Soper: "Canada's housing market is likely to outperform the( N5 x$ g( h" M: U% A" ?
American market through 2007. A number of factors are working in Canada's
; C! `. u( F) Xfavour, including healthy personal and governmental debt levels, the
0 h% e, N9 R* o# L3 B& L5 G/ `* _relatively modest rise in interest rates in our country, and general
a3 o8 R6 B6 r* Taffordability in our major cities. In addition, Americans are now seeing the
2 f; c: P( E0 g8 V3 S* wdownside of a tax system that encourages maximum homeowner leverage, and0 p) L! o2 e% V$ k/ o6 W* {, b
aggressive financial products such as zero- and negative-amortization) p, Z; |. H% F/ N
mortgages that work only in a high price growth environment."
3 G( w3 D, u7 W1 T
; Y0 U' h7 k: n) z' G <<
, K$ n7 X! G, T, |; F+ o0 ? REGIONAL SUMMARIES5 a' m6 C: f, _( ]
>>
& Z: i( t5 g2 D& B5 x) w; _% Z D/ e% T( s$ ~* V3 G$ q' i! n
Balanced conditions continued to characterize the housing market in: W! N! ?+ R8 W# D
Halifax, as significantly higher inventory levels helped to moderate the rate. V( E( ^3 h1 N" W8 Z- {
of price appreciation. Buyers were increasingly choosy, taking more time$ b$ ?& v5 R1 P5 S/ n4 K
looking for newer, low-maintenance properties that were not in need of& D$ R( j* S( E0 O) M
renovations.
. B: m$ k" D4 Y/ q' u: C& M& N$ x9 t3 g0 r+ i
The housing market in Moncton remained healthy and strong as a slight
3 |8 Y) ?: P# ^% D* U( C6 ^7 Tincrease in inventory helped to moderate the rate of price appreciation
7 |: J0 s( W3 _% Ycompared to the same period in 2005. Activity was brisk throughout August and
/ J1 n4 r2 E* w/ @. M3 KSeptember and is expected to remain this way through the fourth quarter.8 e- ? U6 f! `" M; O( ]0 g- G
/ K* J( |! ? c5 o The housing market in Saint John underwent its traditional summer2 g! z3 x0 K5 O+ L. B& u* V* v
slowdown in the third quarter, with activity picking up towards the end of the
- N+ X5 b4 Q" R8 k4 n3 Bquarter. The local economy continued to thrive, as construction on a new
! ]3 t" |8 Y4 r1 O3 {600,000 square-foot shopping area has begun, bringing several new box stores% n: q6 F, L0 I/ X
to the area. Buyers have begun seeking less expensive fixtures for their homes) {" c; o3 L$ U, e6 x
and are instead opting for more affordable housing options.
) ?( s; P& Z+ N: `5 v' d# W# s! |9 _/ G* x
In Charlottetown, the housing market started to move towards balanced
f& {$ E- j# _! v, zconditions, as some sellers had to begin to lower the asking prices on their4 R) I6 _" `. z9 O; D$ B! R
homes to make them more competitive. Activity from out-of-town and US buyers
+ O; k- L: H# F& A/ iwas down slightly compared to 2005, likely attributable to the strong Canadian5 S6 C5 \. B$ h0 s, R/ @( N7 n, b
dollar. Inventory levels began to creep up in the third quarter, providing% m6 P. v" X. C) T2 j5 V8 h/ O
buyers with more options when looking for a home.+ z2 Y( p& D3 }$ C. \, H4 O7 [
7 v. V+ l. n5 u Activity in St. John's slowed slightly in the third quarter, particularly
+ w" H; t4 x: |" |% R7 hamong higher-priced properties, where there was a slight over-supply of homes* V; J% F6 N; H* l8 L
priced over $200,000. Listing periods have increased when compared with 2005,
) w/ ?8 L& j/ y g5 eas some of the pent-up demand that had characterized the market over the last
3 L0 ^: c3 T, ?! X' V! v& Tfew years has been satisfied, resulting in more normal, balanced conditions.
5 U% P* P5 Y/ M7 _# g, x& @: B* q! O) [( K4 z) Z& [
Montreal's housing market recorded modest increases in average house4 `! ?& N4 n7 Q1 P. n* l1 T7 M
prices, due to a slight seasonal slowdown in the third quarter as inventory
1 G, N6 O4 @+ jlevels rose. Part of this can be attributed to the fact that many renting3 d* L$ e a& h
first-time buyers were motivated to close on the purchase of a home by July 1,
1 d) q4 M& Q. U5 [when rental leases expire in Quebec. Once this date has passed some of the
( x; T, u# W) W3 Rpressure is taken off the market, allowing buyers to visit more homes before' t8 X0 A& f: s" h8 ?
making a purchase.
) F- x; U7 e: N1 t- b
" { Y6 L; G/ w( y+ a' } Ottawa held its position as one of the country's most stable housing
) `) k& G% H: H) ^; q8 ^markets in the third quarter, reinforced by a vibrant local economy and strong
# j# u7 K6 ^0 @6 l4 Aconfidence, resulting in modest increases in average house prices. The city$ l6 m) w4 l" E8 ^& i
centre remained a bright spot in Ottawa, with homes in this area attracting* t2 ?, y7 f" ?( _2 F/ k. d
attention due to their convenient location and proximity to downtown' V- ~" t2 s& r. E, U
amenities.% ]* G/ M: ?' a
, O& U& ~, o$ |# D# p The housing market in Toronto sustained healthy activity levels
& s K/ Q- U" H, O. ^" r6 Ithroughout the third quarter, as a strong economy helped to maintain demand
+ T" J1 ^3 E% B: o3 R0 W/ @( pacross the city, causing average house prices to rise moderately. Toronto has
* N- j0 e8 M2 tcontinued to experience modest growth in average house prices, and has been$ T y! F" Z l; C6 |" b
driven primarily by purchasers who are buying homes as their principle
# \% I9 ]1 f1 x9 u; N+ x0 Cresidence, rather than for investment.5 g" U* f/ w* X- @0 l3 v
+ \+ l) ?, p5 H# O9 K/ R
The vibrant Winnipeg housing market continued to show its strength as
2 {% U+ a4 ~. s) E0 q* ihouse prices rose during the third quarter. The booming local economy resulted
/ e( X8 X$ s" Yin a historically low unemployment rate, helping to bolster consumer( i6 c6 n6 P# S" w2 `# Y
confidence and Winnipeg's ranking as the city with the lowest capitalization
4 c& ?% h8 k0 J1 W, P, C/ g* r( S( T+ B1 ?rate among the country's larger cities - helped to encourage buyers to enter
8 o( ^& C7 C) z, Bthe market.
) b m$ X6 y. Z, ?4 t& V0 S
8 A" w) J, x& E, B In Regina, the market experienced a slight seasonal slowdown through
; M' G* k9 k" X5 b9 @ s5 |July, as there were fewer purchasers in the market due to summer vacations. In; U" D6 E& f5 P5 g# s
August, activity resumed to the busy pace previously seen in the spring9 p; o' R% H4 a# p2 F. Z: J
months, as the influx of purchasers made it more difficult to find a home due8 e& {0 z2 f8 p* @' x, ~6 B8 K
to the shortage of available inventory.
. Y2 r6 L- i( d4 a- [2 y% P# h
8 S2 L; b4 o, v+ B8 N Activity in Saskatoon remained brisk as the market maintained its
1 \/ C3 O' G/ }momentum from the busy spring sales period. The economy in Saskatoon remains5 x7 L6 T* P. T
vibrant, as employment opportunities are abundant with many businesses
9 ]; O Z, J* B- y; ~- Ostruggling to make hires and having to recruit outside the province.
1 l+ n; S: s$ G+ F' ^$ u. c" q1 K" [/ v/ ~+ a( f
Calgary's housing market recorded blazing average house price increases
6 d* s4 O" P5 X a# Cin the third quarter, in all surveyed categories. The burgeoning economy, low/ V- k4 j c9 ?5 s4 r/ A- t
unemployment rates and low inventory levels remained the leading factors that u& P3 Z/ i$ I
pressured Calgary's house prices upwards. However, regardless of the soaring" \* E% T& z% y/ A1 O, q G
prices that characterized the market - even during the typically slower summer
# h5 x4 u) v0 a: n$ Iseason - it is expected that activity will become slightly more balanced, as' h8 f, w! e; Y/ Y: f& O! o9 }
buyers are becoming more reluctant to participate in the frenetic activity.
0 c' @ o/ B$ l' ?2 Q2 y; M$ C+ J& W
2 {2 b/ i; j8 S1 x& F4 h; j Edmonton's booming local economy continued to thrive in the third quarter4 R7 i' s2 O, n: p! H3 r, y. e2 [
as activity in the oil sands north of the city continued to flourish. Edmonton
5 R1 U9 l7 @7 |remained the hub of activity for those coming to work in the oil industry,3 g2 Y: r6 z/ |3 e2 v
maintaining tight inventory levels across the city, resulting in prices( l( ^5 H* k% r2 {( e' g6 i
increasing at record levels. However, as inventory levels continued to improve
% |4 `1 K, S" P; n- l- Ain the third quarter the rate of price appreciation should moderate slightly5 @, g; r/ ]( C( ?
towards the end of 2006.
$ B& _ b& A2 c. Z! i' L2 ?# U/ ]. Y6 q- b! P4 ?1 @& z6 V6 s
While Vancouver has seen a slight reprieve from the severe shortage of0 S; @$ z8 H; K* {! C( s
inventory that had previously characterized the market, supply is still unable
# ]4 n, v& q+ D1 t, p9 o' pto meet demand, driving house prices upwards. Vancouver has a very diverse
+ ]. b8 y0 @" Q: U3 Y$ ^0 Sgroup of active buyers - from first-time home buyers to baby-boomers to
1 h) _- F6 ~& ^# }% `* O3 {2 _foreign investors - all of whom fuel the demand for houses, placing added
: K! M# |2 n" d+ V7 L- q/ \: s% g7 Opressure on tight inventory levels.) G8 l$ j1 j" ]4 o
, H* b* O, |+ ~" A" E
Victoria's market is vibrant and supported by strong economic' [ e: W, r; K8 g8 Q: q+ M7 n7 d
fundamentals, fuelled by a booming tech sector and a migration of young people r g- }( h- x3 C. i' @
into the city that has continued to support the area's house price increases;
4 Y& H4 _: o6 {0 t; e! {while increased inventory levels have afforded buyers more time when searching& S- X0 D- k. ]% U9 k
for a home, helping to normalize the market's pace.& N7 j2 k. Z( c, |
( u/ ~) f( d# W+ p6 x/ D2 v5 w <<
* `: i1 d, _! N# H% h4 D Survey of Canadian Average House Prices in the Third Quarter 2006
e, I1 e4 \+ @) J
) m: s. b' d& O -------------------------------------------------------------------------
) g, ]9 ^9 F! D! i Detached Bungalows Standard Two Storey4 X, X" o# A7 ]7 A4 t8 [+ A1 y) P
-------------------------------------------------------------------------1 d/ _1 P: ?/ P6 n
2006 Q3 2005 Q3 Bungalow 2006 Q3 2005 Q3
8 {$ ]7 e/ }- ]3 N/ W; ~ Market Average Average % Change Average Average
# X: F. Y; ?$ h# S* X* l -------------------------------------------------------------------------
7 d J, J, }2 X; b+ o A Halifax 186,333 173,333 7.5% 198,667 199,0009 G% N6 X; x% Q, k. x' e
-------------------------------------------------------------------------0 ^ m3 u" `* I% F* A
Charlottetown 145,000 141,000 2.8% 175,000 170,000
4 N( X" v, y% Y -------------------------------------------------------------------------7 F" [3 V* A2 X I- L
Moncton 135,000 127,000 6.3% 129,000 123,000
5 a, ~+ ^3 |' ^- |, s( @; J -------------------------------------------------------------------------9 @8 o2 Z! D7 i0 @
Saint John 141,200 142,900 -1.2% - -+ B5 }8 g [+ y# G( `
-------------------------------------------------------------------------/ o: G+ \ n; e* z; I
St. John's 143,667 142,667 0.7% 200,667 202,3339 W' [: N2 i- R1 z, j# e* h
-------------------------------------------------------------------------, _" `$ l* n; h# F& E
Atlantic 150,240 145,380 3.3% 175,833 173,583
: J4 }6 J1 \. X/ e& K -------------------------------------------------------------------------( J6 q* A; O+ g
Montreal 213,691 203,500 5.0% 321,141 316,185
8 @& u, V! u/ \: N -------------------------------------------------------------------------
0 y0 {6 b& \, d, V Ottawa 290,083 278,417 4.2% 285,667 273,250
% Y$ u8 F/ O0 S0 m8 K -------------------------------------------------------------------------" r: c$ a' z1 M) |% a5 H r4 Y
Toronto 373,368 355,882 4.9% 481,523 474,7666 B) j. o. f- Y- _
-------------------------------------------------------------------------* f k8 D2 R( C# Q, Q8 \3 P& e: ?
Winnipeg 181,579 159,860 13.6% 202,337 180,707' F+ ^- m! X) U; a F2 D; p+ `
-------------------------------------------------------------------------
$ ^. M& Y& |& K6 U k/ U Saskatchewan 170,667 156,083 9.3% 182,600 166,500
# L7 p- D" c, b8 z1 m -------------------------------------------------------------------------% x ]5 R1 O/ W6 b+ ^1 C
Calgary 395,067 252,411 56.5% 405,778 264,389
* r. ~* t+ V. H) t5 | -------------------------------------------------------------------------
~: r: @9 |6 c M Edmonton 286,857 194,857 47.2% 316,429 206,714" h4 ^5 c) ~; ~1 e
-------------------------------------------------------------------------0 ?$ |0 _$ _8 B2 ^* h
Vancouver 704,250 601,000 17.2% 794,000 697,500
8 o$ n4 i( l. ` -------------------------------------------------------------------------
' _ I" P( ]) U6 s9 l Victoria 375,000 348,000 7.8% 403,000 391,0005 Q w1 L V4 \8 }: \$ _
-------------------------------------------------------------------------1 G1 v3 g! \# c2 \/ D8 M3 {
National 300,365 258,202 16.3% 365,380 322,8606 P9 v2 e3 _- Y3 W) r$ y$ o
-------------------------------------------------------------------------6 f6 L/ Z; m! b% O0 H! Y
; H7 Q; @0 t: q0 K+ C6 l -------------------------------------------------------------
3 W, d d! h! f1 |( s# T: _ Standard Condominium
7 y$ T, J& O6 m -------------------------------------------------------------7 m' P& A( H# ~- C/ }4 e/ @
2-Storey 2006 Q3 2005 Q3 Condo
1 F: J, n$ u( U* X Market % Change Average Average % Change
! Y, e" Q/ k9 P6 w5 _3 i+ Z4 W# p0 a -------------------------------------------------------------
) M* a7 p8 L! I O# _ Halifax -0.2% 142,000 103,000 37.9%
4 p/ c5 @0 [- d! ~; ]9 [8 B -------------------------------------------------------------
- t1 Q! y" `( a: \* K Charlottetown 2.9% 98,000 98,000 0.0%
) u$ k( d$ ^" n -------------------------------------------------------------1 U, K" R3 J+ ^% |; b+ C& m
Moncton 4.9% - - N/A0 K3 c4 R9 K1 c: i+ L' I5 [, r* a) ?
-------------------------------------------------------------5 c5 y# h. e4 C( N/ H9 W
Saint John N/A - - N/A
4 M' \. X$ w X# l -------------------------------------------------------------
- J3 ]5 @6 {8 P Y! x. ] N St. John's -0.8% 146,333 145,667 0.5%
' P7 A3 k) e# W5 r1 } -------------------------------------------------------------
* J. b2 g0 Y( l% n. U Atlantic 1.3% 128,778 115,556 11.4%7 t5 O9 c; g" Z6 W
-------------------------------------------------------------+ I8 N' Z- t1 ^2 n- l$ o2 D7 \
Montreal 1.6% 193,190 188,016 2.8%
6 c: ^( @9 F3 | V2 L+ A -------------------------------------------------------------
% ]# W) N* T4 ]8 m5 I' ? Ottawa 4.5% 181,083 172,250 5.1%% s9 [7 {+ J1 y% j
-------------------------------------------------------------
5 c' O9 {" W5 y' b3 ~ Y* w7 d8 H Toronto 1.4% 252,088 242,918 3.8%8 ?2 `0 g& j: Z r8 i3 w& n5 L
-------------------------------------------------------------6 ~+ J, n. L% J' R: ~
Winnipeg 12.0% 105,648 96,008 10.0%
5 }8 E4 G, D5 U+ M0 S1 Z: e -------------------------------------------------------------' N% S% Q/ j+ ]" {
Saskatchewan 9.7% 106,250 101,000 5.2%
# g/ s; L4 V$ J( W- N -------------------------------------------------------------; f x' h! h' g2 N }" b
Calgary 53.5% 245,844 153,867 59.8%: F9 i8 M, | Y+ Z) Q1 p
-------------------------------------------------------------& k# y. _0 h2 m+ E
Edmonton 53.1% 200,433 131,500 52.4%: P [* j- [, `3 e' v
-------------------------------------------------------------
% a( n I" t3 B7 H0 {( k# f9 z Vancouver 13.8% 366,250 323,250 13.3%
|0 V& i# ]6 E( j( V: k -------------------------------------------------------------: c1 d8 X- r* t( I f6 U
Victoria 3.1% 229,000 220,000 4.1%
. W, e( c8 E1 T -------------------------------------------------------------
' T- N# e0 z7 ^% [ ^/ E- ]3 m$ K0 P National 13.2% 211,562 185,296 14.2%2 X! w, M) z( R, x) k* M" z9 X5 S, f4 P
-------------------------------------------------------------: F' P$ l1 u& m8 G# K1 s- F
>># l' C3 Z1 i: Y
" R ], t3 R. N/ l; q
Average house prices are based on an average of all sub-markets examined
+ B. ]. \, o6 S. y# ~5 Uin the area, except for the smaller markets of Charlottetown, Moncton, Saint
G) @9 p, }. G4 g+ RJohn and Victoria.
" _2 x' p. D. g0 K9 t
$ M* Q7 U* m. x The Royal LePage Survey of Canadian House Prices is the largest, most
8 p/ b5 q1 R# [4 e5 ]% ~comprehensive study of its kind in Canada, with information on seven types of' x& a4 E9 g. W2 _1 _; l% @% V5 `/ D
housing in over 250 neighbourhoods from coast to coast. This release: E- j2 I1 E% w+ N# N' e- k
references an abbreviated version of the survey, which highlights house price
7 j0 m/ F% E% Q8 Rtrends for the three most common types of housing in Canada in 80 communities) q2 w) O; r# v. o8 E' n
across the country. A complete database of past and present surveys is
+ A! I$ }! V0 \) y% uavailable on the Royal LePage Web site at www.royallepage.ca, and current
5 x) `9 d3 W( e) L4 S* ^! k9 {% Vfigures will be updated following the end of the third quarter. A printable& R3 r& [% R, t% r* K' q8 r
version of the third quarter 2006 survey will be available online on2 B5 H' c8 }3 k5 a/ x
November 15, 2006.
) W" O, e; {" Y$ n- I Housing values in the Royal LePage Survey are Royal LePage opinions of
7 n) d# f L8 |# h' W# \" o' Qfair market value in each location, based on local data and market knowledge" O8 Z# c& y& @+ W
provided by Royal LePage residential real estate experts. Historical data is
7 m& o3 _* X c% z `available for some areas back to the early 1970s. |
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