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Canada's housing market both vigorous and stable
+ j: F6 b* @! O" Y
' y, C% p' D+ Q: h3 m- Country's market poised to show growth throughout 2006 -# q$ y! S5 X9 ]
7 W! g- Z0 V4 g. p" q- H# \9 M1 C
TORONTO, Sept. 28 /CNW/ - For most of Canada, the housing market, s) s! I* N: ~ u0 t1 h0 \* \! S
exhibited moderate price increases and stable unit sales during the third+ ?5 ~: B9 |; D9 `0 H2 v3 `2 V1 P0 n
quarter. Wide regional variances continued to be the dominant characteristic
: o5 F- b/ T7 O s: Sin the market, exemplified by frenzied levels of activity and double digit1 H; K0 S: I, b& e1 R
price gains observed in the energy and commodity rich Western provinces, and
$ x; V- K1 J/ I8 I9 P1 Wmore reasonable sales volumes and moderate price appreciation in Ontario,
; N1 {' \; n3 u. d9 BQuebec and Atlantic Canada, according to a report released today by Royal
% P5 O' z! T5 u3 f1 m7 M; ELePage Real Estate Services.
/ y* {% m- I& ?. @ d5 n5 z& `1 N- \2 ]% O$ t8 I
Nationally, market trends established through the first three quarters
. O4 R9 {& v% [& y- Mare forecast to continue for the remainder of the year. Robust economic
8 ~6 }8 G- r# |3 p6 yconditions, low unemployment rates, modestly growing salaries and wages, and
& h; o) W4 m2 Q4 u- r* P F1 dsound consumer confidence contributed to the overall strength of the4 c# F" |! \+ _- ?* _0 G
residential real estate sector.; Q7 u5 D, n: t8 |+ [
% c: k5 J1 L9 t
Of the housing types surveyed, the highest average price appreciation
% S, i) E) _* ?' [0 Roccurred in detached bungalows, which rose to $300,365 (+16.3%)
/ |4 ^ s+ a0 ?2 d. I1 V& _% jyear-over-year, followed by standard condominiums, which rose to $211,5624 _) q4 i- v- \& e( K0 t
(+14.2%), and standard two-storey properties, which increased to $365,380/ m1 N7 \+ p" X( ^$ @
(+13.2%).
$ M4 s- n7 s9 k7 f* Q5 n+ Q, _" O) g
"Canada's sturdy housing market continued to demonstrate steady growth0 L: s* b& @( D4 g* b7 O5 r5 \
during the third quarter. For all but the west, we have moved on from the
{( l! a7 ^6 O6 X% ?7 y Zfrenzied expansion that characterized the first half of this decade, and are
7 Z: L0 W1 P+ R4 Wpoised to show continued growth at a more moderate pace," said Phil Soper,
5 c' _! N: {2 dpresident and chief executive officer, Royal LePage Real Estate Services.
4 \+ u% I- Q; I) b8 U"Gone is the sellers' market that we have lived with for some years. We
3 u3 i" S' c5 Q0 |7 x3 Qwelcome the more reliable conditions that are characteristic of a healthy8 }) w8 r# ]* B+ V& e W( |% z
balanced market."4 |- H& J* r9 O) A) @# a1 T
! X' ?2 C- o# h* } O; o Despite the double-digit rise in average national house prices,( k' A0 g" P7 P, u% u
considerable regional variances were exhibited again this quarter. The shift' j7 f; r" A6 W: z2 x
to balanced market conditions, which began in late 2005, has continued
9 p/ D7 ]6 |1 ?/ c+ qthroughout most of the Central and Eastern regions of the country. In the core
: [& V. y2 c' M; A' O# C! r& f1 d* Cenergy producing western provinces, the combination of very high in-migration,& x( X; R7 v' t# w- x J1 m( @
manageable affordability, and a shortage of inventory has driven record, C0 m7 o5 [8 r; e* F
breaking price appreciations.
+ @" K% s. c4 A2 [2 x8 C' N& o$ N: [# D3 {. B# V! ?1 v
Echoing the second quarter and supported by Alberta's rapidly expanding; G7 l* V+ k" U/ z/ n& B% r+ i
economy, Calgary and Edmonton led the charge of Canadian cities with the- a4 W% v2 a- f% U! C' Z. R
largest house price appreciation in all housing types surveyed.
' B; H' T8 S/ K _; A- t
# y) u& o5 M' {3 ^8 d In Ottawa and Toronto, growth remained steady, supported by solid, L/ m5 G) x0 o+ g
economic fundamentals, an increase in available inventory and strong consumer- G9 Q+ `- B: m& U! a8 p3 z- \$ q$ w
confidence. While the pace of price appreciation in Ontario leveled off
5 V+ g5 D7 s8 [0 eslightly, the province's real estate market remains poised for modest growth.
4 d' Q7 l4 N4 D) M5 @) FIn Atlantic Canada, new housing and condominium construction offered buyers
2 {; c! ]6 t% o2 y. i, l r ]- Wgreater selection at more competitive prices, resulting in a slower rate of
k" m& C4 q" T/ b6 K7 Zprice appreciation when compared with 2005.
2 c, y1 f( g& U( ^9 q, y3 a- ~; R4 I, `3 E- C3 {
While the pace of growth in Canada has slowed, the domestic housing
# i* f) k. p" d9 p: h& \market is expected to outperform the American market. The economic and1 {6 D: X" Y: P, d
financial fundamentals driving the residential real estate sector in Canada- Q" k/ c0 Z4 Z5 |% v
are markedly different than those found in the United States.
, d1 ?8 ?8 |; a8 z/ v
* w8 p x8 C, k% r8 y2 J& Y! n Added Soper: "Canada's housing market is likely to outperform the
* c }" G6 G" S1 ]+ }; t% h" o) YAmerican market through 2007. A number of factors are working in Canada's
+ s, o9 }5 I2 Y8 c+ Qfavour, including healthy personal and governmental debt levels, the
6 z+ w3 E) V. [" A5 S) Nrelatively modest rise in interest rates in our country, and general
* [% H6 A) `! {- l3 Paffordability in our major cities. In addition, Americans are now seeing the' O+ R5 T) j2 l ]
downside of a tax system that encourages maximum homeowner leverage, and# W! ?" q( d0 G! A {
aggressive financial products such as zero- and negative-amortization
* ~8 M# A# ]. imortgages that work only in a high price growth environment."( C+ J' d0 n9 S9 k0 ]/ [
1 \/ p/ X* i% Q
<<. Q1 U7 N8 t: @
REGIONAL SUMMARIES
" c, f0 b. m' U, Z: h3 K >>& {' P6 F; H2 k7 u) Y* |. N
; G$ R* T6 W% i$ F c/ H a Balanced conditions continued to characterize the housing market in3 [# K6 p0 i1 x( C5 q0 P# C
Halifax, as significantly higher inventory levels helped to moderate the rate7 Q! S* w3 @5 j" n6 c/ p" T9 P. o* g# l
of price appreciation. Buyers were increasingly choosy, taking more time
) z# ] _9 f6 q0 S, Y& H: Olooking for newer, low-maintenance properties that were not in need of1 w" p! S6 h5 a' f
renovations.! \1 u0 e3 t9 _4 R t$ P
0 R/ | c Y9 G( _
The housing market in Moncton remained healthy and strong as a slight1 N6 m& U8 f2 i d+ X
increase in inventory helped to moderate the rate of price appreciation! X9 z' m; N/ s" o$ z
compared to the same period in 2005. Activity was brisk throughout August and) j1 Z3 L) l8 J4 I# f1 B6 I3 _" r
September and is expected to remain this way through the fourth quarter. q& @+ ^' s3 ]( B' N
" S# M/ B- ]% e8 Q- P6 Y, I# h The housing market in Saint John underwent its traditional summer0 N7 x8 a5 g9 f" m2 R
slowdown in the third quarter, with activity picking up towards the end of the7 J" H, O) ?- ^& F# l
quarter. The local economy continued to thrive, as construction on a new/ D! U! T8 t( h( z0 O4 a% s
600,000 square-foot shopping area has begun, bringing several new box stores
: P" J; j" C: J* L: h6 }to the area. Buyers have begun seeking less expensive fixtures for their homes4 @3 X r. \# k
and are instead opting for more affordable housing options., |, a5 F# p% f- D& u7 b- n! a
b. \( E: [( n3 C! O In Charlottetown, the housing market started to move towards balanced$ m7 P# z6 B7 A7 q. g
conditions, as some sellers had to begin to lower the asking prices on their! u- E. ~: P8 N5 T
homes to make them more competitive. Activity from out-of-town and US buyers3 Q) N8 ~. u2 |- b# J, g
was down slightly compared to 2005, likely attributable to the strong Canadian
, Y$ b1 R" p: edollar. Inventory levels began to creep up in the third quarter, providing
7 m4 a: `. W7 ~$ q! {# ?buyers with more options when looking for a home.- f9 M; }$ Q& i
/ I: o1 m; G8 V
Activity in St. John's slowed slightly in the third quarter, particularly
, j( N! i, O# Z7 g9 ^0 N! K2 Z: B- {among higher-priced properties, where there was a slight over-supply of homes
8 y7 W% D( Q/ Xpriced over $200,000. Listing periods have increased when compared with 2005,& K5 } u8 Z/ n: m3 h8 L
as some of the pent-up demand that had characterized the market over the last
) x0 F, m9 s q) Q8 a! Zfew years has been satisfied, resulting in more normal, balanced conditions.2 V4 M1 J3 p, v% V
" p, j/ Y2 s3 T/ |
Montreal's housing market recorded modest increases in average house
G) u! {5 P% V& `1 D5 U0 Q% E+ qprices, due to a slight seasonal slowdown in the third quarter as inventory: l. l, ^& G) L2 M
levels rose. Part of this can be attributed to the fact that many renting6 X8 Y2 p- F7 H" C( c
first-time buyers were motivated to close on the purchase of a home by July 1,9 i! }. ?; R2 @! I$ P& o
when rental leases expire in Quebec. Once this date has passed some of the
5 ]* f6 ~$ z- K! k7 U9 J4 t' Bpressure is taken off the market, allowing buyers to visit more homes before
0 M3 q- C8 t1 M a8 }' f1 Pmaking a purchase.& x# I# ^$ k* ]2 @ n
8 u8 t+ W; A/ g+ x
Ottawa held its position as one of the country's most stable housing
% }( T& V, u; ^- z; wmarkets in the third quarter, reinforced by a vibrant local economy and strong
4 [6 o9 M e0 x. n0 Iconfidence, resulting in modest increases in average house prices. The city; o% h( l0 T `" R& Y, b
centre remained a bright spot in Ottawa, with homes in this area attracting
" ^8 \7 R8 @" u1 I( p; aattention due to their convenient location and proximity to downtown1 U& |6 t' E" c6 F7 R# j9 W# L# y
amenities.
2 I- f3 D8 N1 V' S* R# q/ Y6 _" A" j
8 I& i& K* X# |1 l: Y* H+ B" f The housing market in Toronto sustained healthy activity levels
6 P1 h1 U' x. g1 X, `throughout the third quarter, as a strong economy helped to maintain demand1 v$ }9 h; R7 l1 y# y
across the city, causing average house prices to rise moderately. Toronto has
( [6 ^& C" X6 T0 I4 o. e5 C* a$ Ycontinued to experience modest growth in average house prices, and has been' |- }; h% r; H" T) M% i6 ^
driven primarily by purchasers who are buying homes as their principle
. o6 P+ D+ T$ U1 R$ \" iresidence, rather than for investment.: N+ a# R- z' }( o3 A
+ @- ?1 ~% N4 F* s" F5 d5 B! k8 u
The vibrant Winnipeg housing market continued to show its strength as
9 u! [6 ^) e* p/ i5 W) u! Phouse prices rose during the third quarter. The booming local economy resulted: l; g& j/ e- i& K# g
in a historically low unemployment rate, helping to bolster consumer
* C& T# X# D. c1 ^, F. h! e4 A3 econfidence and Winnipeg's ranking as the city with the lowest capitalization! n& U& g( p9 T, p3 \1 |
rate among the country's larger cities - helped to encourage buyers to enter: |# ` k7 ~$ Q8 T
the market.
& I0 N5 ?+ f9 v2 R( l& F
% s/ L7 z5 q( [; ~& H+ u* [1 r In Regina, the market experienced a slight seasonal slowdown through
0 q7 y" y. Q6 [July, as there were fewer purchasers in the market due to summer vacations. In' z3 _! u9 N8 k. n2 }3 A
August, activity resumed to the busy pace previously seen in the spring
% L3 H- B- |% b6 }! d5 ]months, as the influx of purchasers made it more difficult to find a home due
+ T6 x; ?# G$ P* ?# a+ q- J& @to the shortage of available inventory.9 B6 A6 ?9 w& o) p( w- e
. J/ Y8 K2 l/ J% X2 k: ^2 O Activity in Saskatoon remained brisk as the market maintained its
/ R+ O1 C) ^3 K" m' s8 F) f2 Hmomentum from the busy spring sales period. The economy in Saskatoon remains
& U6 P8 @, x( S" E2 [3 Hvibrant, as employment opportunities are abundant with many businesses0 ~5 z+ ~6 J6 n. R
struggling to make hires and having to recruit outside the province.
, E# I, O! w* @ a, e. j5 T
# }0 z/ W! N( K9 G1 U Calgary's housing market recorded blazing average house price increases
' S8 P0 {0 U1 ~' [' ?9 d; B1 x. Ain the third quarter, in all surveyed categories. The burgeoning economy, low
/ G+ H: [: G D. o4 l; l. yunemployment rates and low inventory levels remained the leading factors that7 o1 v, B3 l6 D- K
pressured Calgary's house prices upwards. However, regardless of the soaring
# N* }6 d- [8 C0 f/ p7 Yprices that characterized the market - even during the typically slower summer
G1 ?/ a# }. G3 `0 c% O5 f$ }season - it is expected that activity will become slightly more balanced, as
# _* y: Z* Q D) @. u8 [/ [buyers are becoming more reluctant to participate in the frenetic activity.0 ]+ x8 O/ v; b0 ]! ?
& w$ u: J/ v) M" V& g: ~2 n3 l+ a
Edmonton's booming local economy continued to thrive in the third quarter+ U( u9 T+ }9 L: \6 @
as activity in the oil sands north of the city continued to flourish. Edmonton
8 |- }; }$ z8 [remained the hub of activity for those coming to work in the oil industry,' s4 ]2 E) T" m+ O+ ^1 H
maintaining tight inventory levels across the city, resulting in prices
6 [. v& t5 z+ n: a% |: ~increasing at record levels. However, as inventory levels continued to improve
, G: B$ N0 w3 P; bin the third quarter the rate of price appreciation should moderate slightly1 j% e: a( E1 y- @1 J) K6 K
towards the end of 2006. * }; g0 {2 S4 @$ E4 i
; o; i. k d! K! W. qWhile Vancouver has seen a slight reprieve from the severe shortage of
. @" ?1 d. l6 C% \+ R6 j- \inventory that had previously characterized the market, supply is still unable
6 o5 X1 w4 ?, q) N3 o/ fto meet demand, driving house prices upwards. Vancouver has a very diverse
6 e9 U+ _3 F3 O- R2 P; e2 Ugroup of active buyers - from first-time home buyers to baby-boomers to' h: G6 R4 k& {) p1 v
foreign investors - all of whom fuel the demand for houses, placing added+ E$ G4 v( X; Z: g' `
pressure on tight inventory levels.' ]3 a- l o1 U+ j6 a9 P, T) I
) q2 F; `, @5 M# g Victoria's market is vibrant and supported by strong economic. s3 y1 C" ]# I ^/ ]9 z
fundamentals, fuelled by a booming tech sector and a migration of young people
^% e! L% ]' rinto the city that has continued to support the area's house price increases;
2 n+ \" s" K; I% ewhile increased inventory levels have afforded buyers more time when searching0 ~5 D# x$ Q: w" ?) K1 v7 {
for a home, helping to normalize the market's pace.* u& I9 V7 p8 j5 w; Q
7 \7 U' f- Q) g! s, ^
<<( \" Y4 }; T# O, a+ G2 c! m
Survey of Canadian Average House Prices in the Third Quarter 2006' C9 C, ?# w; G+ O
: h" I6 r! {. P. G. v
-------------------------------------------------------------------------3 ]4 f2 {5 x1 F: F, `+ N' h/ u
Detached Bungalows Standard Two Storey A2 R g$ N' L4 i. L$ z( H4 u
-------------------------------------------------------------------------* H% _2 E$ _9 }# ], L+ [9 u. ^
2006 Q3 2005 Q3 Bungalow 2006 Q3 2005 Q3
3 D1 ]% r7 B* s Market Average Average % Change Average Average
8 o2 y* r% ^$ x -------------------------------------------------------------------------, C9 ]- y& D6 f- l& K$ R
Halifax 186,333 173,333 7.5% 198,667 199,000
: h; ]7 Q" H# k* K -------------------------------------------------------------------------
* S5 V, f" G+ |% o/ m6 ] Charlottetown 145,000 141,000 2.8% 175,000 170,000! B) T% n4 ^8 L
-------------------------------------------------------------------------/ r' ~3 J1 ]6 u' P
Moncton 135,000 127,000 6.3% 129,000 123,000* e; b+ i& Z. i9 u& b
-------------------------------------------------------------------------2 M3 o/ Z4 ~ k$ |3 J# K
Saint John 141,200 142,900 -1.2% - -; J3 [! A x. u6 N" s M3 K3 ?
-------------------------------------------------------------------------- _9 K p, Z5 {4 `$ C
St. John's 143,667 142,667 0.7% 200,667 202,3330 Z; I8 D& b# X5 y* ~4 D- m1 }
-------------------------------------------------------------------------
: _) p; p9 w3 z- l Atlantic 150,240 145,380 3.3% 175,833 173,583
9 w' g& r4 V# e -------------------------------------------------------------------------
+ l+ F' n. M+ U* I% L% b& C. B Montreal 213,691 203,500 5.0% 321,141 316,185( e$ J1 a/ L* G
-------------------------------------------------------------------------) V2 Y% L" V3 l9 {9 t+ b8 P
Ottawa 290,083 278,417 4.2% 285,667 273,250
0 _$ K. B* @6 c8 g9 n2 U; g; ^ -------------------------------------------------------------------------
+ h2 [& @+ n6 u( K6 a9 Z X- ` Toronto 373,368 355,882 4.9% 481,523 474,766
$ o& ~: x2 M: m+ C# { -------------------------------------------------------------------------
Y# f# F, I& M* W Winnipeg 181,579 159,860 13.6% 202,337 180,707. H' @4 [$ E, Z+ r0 n6 X, p
-------------------------------------------------------------------------6 r) A7 p. A. U N
Saskatchewan 170,667 156,083 9.3% 182,600 166,5009 A" ^) d n, R/ B! Z2 A
-------------------------------------------------------------------------
6 T0 \ T g# c Calgary 395,067 252,411 56.5% 405,778 264,3891 x9 `2 K. y4 m& I( H' l0 d* {
-------------------------------------------------------------------------
8 w+ Z, t+ P+ I' w+ Y( k Edmonton 286,857 194,857 47.2% 316,429 206,714
4 B- p) w7 @8 g4 P# n- c -------------------------------------------------------------------------
; N% K9 i3 h( ?6 o( y# | Vancouver 704,250 601,000 17.2% 794,000 697,500" _! c# n T6 E" v% Q' s. ~. y
-------------------------------------------------------------------------# K7 E/ K' T n1 S7 s# U
Victoria 375,000 348,000 7.8% 403,000 391,000! o! u/ I! M4 Y, M
-------------------------------------------------------------------------
0 J5 P( f5 B5 f3 B National 300,365 258,202 16.3% 365,380 322,860
, e3 I5 @% ^9 M3 i$ h -------------------------------------------------------------------------/ G3 O1 w3 Y2 O$ ~2 K
; R$ o1 {% _2 [) d -------------------------------------------------------------
0 I W) \* h0 ~& g2 `& U& a Standard Condominium
! R. s. E& @6 j! K- V5 Y$ \ -------------------------------------------------------------
4 C; r) Z5 M, |5 b1 j 2-Storey 2006 Q3 2005 Q3 Condo! W( k' R+ e/ f A4 O7 r
Market % Change Average Average % Change1 Q/ y7 q, i9 `3 a! J+ G
-------------------------------------------------------------
0 c( q7 I" y2 Z4 p Halifax -0.2% 142,000 103,000 37.9%
, c+ C, D2 a4 C0 R -------------------------------------------------------------, R3 D, B! E9 w1 E
Charlottetown 2.9% 98,000 98,000 0.0%0 S) S% M1 ~5 m5 j& P7 e, w! D: h
-------------------------------------------------------------# k W, ?( G0 ~% @, o* H( {$ E3 Y
Moncton 4.9% - - N/A6 ^ S$ d6 B/ M0 [) o2 ~* z; F0 N
-------------------------------------------------------------
6 V+ ]$ [# ^# _4 \3 c Saint John N/A - - N/A' ^" A& K8 g; J: z) t% u( _
-------------------------------------------------------------# n. D' q$ C" W1 H' h, y' ~. `
St. John's -0.8% 146,333 145,667 0.5%
7 g2 I0 L% g& i X -------------------------------------------------------------. ~9 J, h7 P6 O* i5 E! b
Atlantic 1.3% 128,778 115,556 11.4%
- ^9 V& {) p+ ~! |# H4 Y2 z -------------------------------------------------------------( o( Y! E6 c! v' O3 z; Q
Montreal 1.6% 193,190 188,016 2.8%3 S7 {1 {* X& W; i( h) t
------------------------------------------------------------- W* b, D4 J) w6 x. Q3 p
Ottawa 4.5% 181,083 172,250 5.1%
; b: e% O$ Q: ]: n( Q, o -------------------------------------------------------------
4 d$ I( C) a( @& E Toronto 1.4% 252,088 242,918 3.8%
, ^0 o: O1 E7 O7 v -------------------------------------------------------------
6 u- `4 u% L& K" n# T Winnipeg 12.0% 105,648 96,008 10.0%9 I, {4 Y" k% r& H: }+ I9 C( Y. f
-------------------------------------------------------------
% l5 ?2 ~- i- j/ q: f! [- u Saskatchewan 9.7% 106,250 101,000 5.2%* A" `* s" H: E; P
-------------------------------------------------------------
# s( l4 h8 v, a) _& w/ k- I$ v4 @ Calgary 53.5% 245,844 153,867 59.8%/ P3 `( k2 o) v: l
-------------------------------------------------------------6 D w7 `, V! s' ~; y; _4 T
Edmonton 53.1% 200,433 131,500 52.4%
7 J! Z4 j# O7 _1 ? -------------------------------------------------------------
2 \6 U* s4 o8 j8 i7 d8 J$ }: C Vancouver 13.8% 366,250 323,250 13.3%4 {, P5 ?$ t' l( P$ A
-------------------------------------------------------------- a: W3 Y( g# p& Q/ v
Victoria 3.1% 229,000 220,000 4.1%
: [5 J X. J& d# a" z z -------------------------------------------------------------( Y/ x/ j# \0 {) b/ M+ P/ H
National 13.2% 211,562 185,296 14.2%: P9 ~9 F8 i9 ?
------------------------------------------------------------- \; ?- S9 ^5 P
>>2 J" M1 ]1 |/ U6 u
4 t% `; _6 K% `. `8 T( Y0 z7 }3 y
Average house prices are based on an average of all sub-markets examined
8 P* b1 d) e ]6 b3 |" @7 hin the area, except for the smaller markets of Charlottetown, Moncton, Saint K- |* J# m( I
John and Victoria.$ u: A* [/ _! `+ [0 ]
3 W ?3 b( B# _& `5 z The Royal LePage Survey of Canadian House Prices is the largest, most
, ^- w8 r/ D! c T7 Vcomprehensive study of its kind in Canada, with information on seven types of& e- p% F: f' R/ i
housing in over 250 neighbourhoods from coast to coast. This release
i) P" A' f1 h! D; C& z2 ireferences an abbreviated version of the survey, which highlights house price# P% N5 T# R3 Z+ p
trends for the three most common types of housing in Canada in 80 communities
$ Q5 k% ]8 J# g3 Uacross the country. A complete database of past and present surveys is. b8 e; \% L: O1 O$ R2 a1 c
available on the Royal LePage Web site at www.royallepage.ca, and current; E& Q4 {1 z1 \7 f% v C' X( L
figures will be updated following the end of the third quarter. A printable
3 A& o6 l, M0 b2 F: Xversion of the third quarter 2006 survey will be available online on
. w2 T; M$ F* M4 ?4 D0 qNovember 15, 2006.
% c. b- c Z! E& v3 R! D1 H Housing values in the Royal LePage Survey are Royal LePage opinions of' ]) ?& t$ V$ x; R
fair market value in each location, based on local data and market knowledge, P9 @: d. f- O' |/ {
provided by Royal LePage residential real estate experts. Historical data is# R0 _7 V9 L+ F" M" r& |4 |+ E* ^* u
available for some areas back to the early 1970s. |
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发表于 2006-9-29 08:09
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