I accept that. However why has he not acknowledged that he was wrong back then due to factors he could not have foreseen. Why has he also stopped referring to Massachusetts if it was such a valid basis for comparison in 2001? Also are you saying that you agree with him that prices will fall below 2001 levels?
The US real estate market got the same impetus (ie low interest rates) as Ireland, so I can see why he stopped using Mass. as an example of what can go wrong. The bubble has already burst in parts of the US, so this example may come back into use!!
I do not know enough about price levels in Ireland to be able to comment as to what represents value here. It would seem reasonable that once the bubble factors are removed, that prices would revert to something close to where they were when it started.
Who knows what is around the corner - who ever thought we would see 2% interest rates? Just 2 things to bear in mind -
1. For a bubble to happen (stocks, real estate, tulips etc) , one of the key ingredients is the complicity of authorities - be they the Minister for Finance, the Federal Reserve, The Central Bank etc.
2. Many bubbles are also characterised by leverage, easy access to large amounts of money, which is then used by ordinary people to inflate asset prices.
Now, ask yourself, are these two characteristics at play here in Ireland?????