Pete Wargent blogspot

PERSONAL/BUSINESS COACH | PROPERTY BUYER | ANALYST

'Must-read, must-follow, one of the best analysts in Australia' - Stephen Koukoulas, ex-Senior Economics Adviser to Prime Minister Gillard.

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'I've been investing 40 years & still learn new concepts from Pete; one of the best commentators...and not just a theorist!' - Michael Yardney, Amazon #1 bestseller.

Thursday, 31 July 2025

More rate cuts in 2025 as inflation slows

Inflation eases further

Headline inflation was a little more sedate than expected in the June quarter, at 0.7 per cent.

The weighted median analytical measure of inflation was just 0.57 per cent for the quarter.

In recent times, the trimmed mean inflation reading has become more favoured, and it was also softer than expected, at just 0.59 per cent for the June quarter, and 2.67 per cent for the year. 


Tradables inflation has fallen to just 0.2 per cent over the year, in part due to lower oil prices. 


Which leads to the obvious question: where is the residual inflation coming from?

I'm not really inclined to go into the politics of it all here, but the reality is that the renewables research bodies/consultants/lobbyists have not been disclosing the true financial costs of the energy transition, and the biggest increase in inflation this quarter was, once again, seen in electricity.

Follow Aidan Morrison here for up-to-date commentary on the modelling of energy costs. Not that the modelling is even being disclosed any more...


In any case, it's happening, and so consumer electricity prices rose 8.1 per cent this quarter, following a 16.3 per cent rise in the March quarter, as the government rebates are gradually being used up. 

In 2021, the government pledged to reduce energy bills by $275 by mid-2025, but instead they increased by up to 38 per cent or by more than $1,000 by 2024, to over $3,000 in some jurisdictions. 

Naturally this is important from a policy perspective, because energy costs tend to flow through the costs of production, to department stores, retailers, and consumers, and ultimately through the entire economy. 

Where else?

The other inflation has come from sin taxes on alcohol and tobacco, and population growth pressures pushing up prices in the health and education sectors of the economy. 

Rental price inflation was also still 4½ per cent over the year to June 2025, but generally this index tends to lag asking rents due to the way in which rents are experienced by the housing market as a whole, so this figure will likely be a tailwind for lower inflation over the remainder of the year. 


Finally, reported the ABS:

"Food inflation stayed elevated due to higher prices for Fruit and vegetables, up 4.6 per cent compared to 12 months ago. 

‘Other notable price rises over the past 12 months were for Eggs, up 19.1 per cent as supply has been affected by bird flu outbreaks. 

Coffee, tea and cocoa prices rose 9.4 per cent, with lower supply from major overseas coffee bean growing areas."

The wrap

Overall, these were some pretty kind numbers, to be fair, with both headline and underlying inflation lower than the median market expectations over the June 2025 quarter.

The government will surely be thrilled with the result:


The ABS also provided an updated monthly inflation indicator, which came in at just 1.9 per cent for the year to June, making Australia arguably the best placed of all of its peer group countries. 


The Reserve Bank of Australia was awaiting further information last month on the labour force and inflation figures, with the unemployment rate since rising to a 43-month high of 4.3 per cent, and inflation slowing to sit comfortably within the target 2 to 3 per cent band. 

As such, an interest rate cut is more than 100 per cent priced in for the August monetary policy meeting, and a total of three interest rate cuts priced in by the end of the year. 

James Foster ran through the key inflation figures in more detail here

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The UK ONS reported that population growth over the year to June 2024 in England and Wales was the second highest on record, at 707,000, with 98 per cent accounted for by immigration. 

This follows on from the record population growth of 821,000 over the year to June 2023. 

The 1.5 million increase over two years means that housing supply targets are completely cooked...

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Listen in to our podcasts

The Australian Property Podcast is rapidly becoming one of Australia's biggest business podcasts, now with well over 50,000 audio downloads per month, and growing fast.

And our popular Low Rates High Returns Show also remains available on Spotify.

    3. Subscribe for my free daily blog

Subscribe for my free daily blog with some 3.9 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,200 followers. 

By the way, I'm an 8-times published author on finance, investing, and business, so you can check out some of my books here.

My new book, co-authored with Cate Bakos is available to buy here or on Amazon here - check out our free Buy Right podcast series here

4. Work with me privately

For a limited time you can book in a free diagnosis call with me here, so book in a call today

Sunday, 27 July 2025

Everything boom returns...and how!

Momentum beats mean reversion

Life comes at you fast, as they say!

Incredibly enough it was less than 3 months ago that critics were lambasting Trump and his tariff policies for crashing the stock market and costing investors tens of thousands in the process...


You could pick any number of opinion pieces from April, to be fair, but here's one from Bridgewater highlighting a "once-in-a-generation" economic shift, and in turn exceptional risks for US assets:



Fast forward to late July and US stock markets have not only completely recovered from their drops and then some - with the S&P 500 rising from below 4,900 to nearly 6,400 - they've been comfortably breaking all-time highs, underscoring just how impossibly difficult it can be to predict short-term trends in markets. 

The Shiller PE or CAPE ratio is now touching 39, which is the highest level ever seen outside of a heady year or two at the peak of the Dot-com bubble. 


Other measures of stock markets such as forward and trailing 12-month PE ratios are also trading at historically high levels, with US markets up by nearly 80 per cent from their lows in October 2022.

In short, risk appetite is well and truly back. 

The Wall Street Journal reported this week that in the space of only two months small companies have raised US$43 billion in capital, not to grow their businesses, but to buy crypto (and a total of US$86 billion since 1 January). 


Interestingly this has all been happening at a time when long-term bond yields have been rising in the US, UK, Europe, Japan, and Australia. 

There are legion potential explanations, mostly centring around money printing, longer-term inflation risks, and general fears around currency debasement. 

I've heard a couple of anecdotes over recent months of friends of friends quitting their jobs to trade tech stocks and crypto full time (and without being unkind, these folks don't exactly exactly have unblemished track records when it comes to being contra-indicators). 

Albert Edwards of Societe Generale said that one thing he can state with 100 per cent certainty is that when the everything bubble pops "everyone you meet will say that it was obvious". 

But that doesn't mean it's about to pop imminently either. 

Perhaps I've been particularly attuned to this as I've been in the UK of late, where frankly the budget and government borrowing have been blowing out alarmingly, sending the 30-year gilt yield all the way up to 5½ per cent, while the FTSE 100 has simultaneously blazed to all-time highs of above 9,100. 

Something will have to give.

In the meantime I'm off to Edinburgh this week, so may be blogging only intermittently, but will make an effort to get around to looking in some detail at the Aussie Q2 inflation figures. 

The median market forecast is for trimmed mean inflation of 0.7 per cent, which would take the year-on-year figure for core inflation down from 2.9 per cent to 2.7 per cent.

---

   1. Download our property buying guide

Download our free property buying guide here

You can also check out a few of our recent property purchases here

Get in contact with us today if strategic property investment is your thing. 

    2. Subscribe to our Top 10 Podcasts for Investors

Listen in to our podcasts

The Australian Property Podcast is rapidly becoming one of Australia's biggest business podcasts, now with well over 50,000 audio downloads per month, and growing fast.

And our popular Low Rates High Returns Show also remains available on Spotify.

    3. Subscribe for my free daily blog

Subscribe for my free daily blog with some 3.9 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,200 followers. 

By the way, I'm an 8-times published author on finance, investing, and business, so you can check out some of my books here.

My new book, co-authored with Cate Bakos is available to buy here or on Amazon here - check out our free Buy Right podcast series here

4. Work with me privately

For a limited time you can book in a free diagnosis call with me here, so book in a call today

2-Sense: Will Labor reform property taxes

2-Sense podcast

As Melbourne auction clearance rates hit a 2-year high, this week Chris and I discussed the potential for housing tax reform, as well as the latest news on macroprudential settings.

We also covered a few listener questions in our weekly Q&A, so do send in your questions for future episodes. 

Tune in here (or click on the image below):

You can also watch the YouTube video version here:

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   1. Download our property buying guide

Download our free property buying guide here

You can also check out a few of our recent property purchases here

Get in contact with us today if strategic property investment is your thing. 

    2. Subscribe to our Top 10 Podcasts for Investors

Listen in to our podcasts

The Australian Property Podcast is rapidly becoming one of Australia's biggest business podcasts, now with well over 50,000 audio downloads per month, and growing fast.

And our popular Low Rates High Returns Show also remains available on Spotify.

    3. Subscribe for my free daily blog

Subscribe for my free daily blog with some 3.9 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,200 followers. 

By the way, I'm an 8-times published author on finance, investing, and business, so you can check out some of my books here.

My new book, co-authored with Cate Bakos is available to buy here or on Amazon here - check out our free Buy Right podcast series here

4. Work with me privately

For a limited time you can book in a free diagnosis call with me here, so book in a call today

Increased CGT rates ahoy?

Laffer Curve

The UK's recent forays into increased capital gains tax have - surprise! - not increased tax receipts.

In fact, the opposite has proven to be the case.

Reports the Financial Times (click the link or the image below):


Tax free allowances for capital gains have been reduced in the UK, and the tax rates increased.

This seems germane, since the salvo of media articles over recent days and weeks positing that a similar change to capital gains taxation may be in the offing in Australia. 

Quite apart from the impacts on tax revenues, there would likely be some second-order impacts on the behaviour of investors in housing and stock markets. 

The round table on tax reform is schedule for August 19 to 21.

---

   1. Download our property buying guide

Download our free property buying guide here

You can also check out a few of our recent property purchases here

Get in contact with us today if strategic property investment is your thing. 

    2. Subscribe to our Top 10 Podcasts for Investors

Listen in to our podcasts

The Australian Property Podcast is rapidly becoming one of Australia's biggest business podcasts, now with well over 50,000 audio downloads per month, and growing fast.

And our popular Low Rates High Returns Show also remains available on Spotify.

    3. Subscribe for my free daily blog

Subscribe for my free daily blog with some 3.9 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,200 followers. 

By the way, I'm an 8-times published author on finance, investing, and business, so you can check out some of my books here.

My new book, co-authored with Cate Bakos is available to buy here or on Amazon here - check out our free Buy Right podcast series here

4. Work with me privately

For a limited time you can book in a free diagnosis call with me here, so book in a call today

Thursday, 24 July 2025

RealWay webinar: Lending buffer remains in place

Lending buffer remains in place

I joined Eric Wu at RealWay Finance to discuss the latest property news, including for lending standards. 

Tune in here (or below):

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   1. Download our property buying guide

Download our free property buying guide here

You can also check out a few of our recent property purchases here

Get in contact with us today if strategic property investment is your thing. 

    2. Subscribe to our Top 10 Podcasts for Investors

Listen in to our podcasts

The Australian Property Podcast is rapidly becoming one of Australia's biggest business podcasts, now with well over 50,000 audio downloads per month, and growing fast.

And our popular Low Rates High Returns Show also remains available on Spotify.

    3. Subscribe for my free daily blog

Subscribe for my free daily blog with some 3.9 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,200 followers. 

By the way, I'm an 8-times published author on finance, investing, and business, so you can check out some of my books here.

My new book, co-authored with Cate Bakos is available to buy here or on Amazon here - check out our free Buy Right podcast series here

4. Work with me privately

For a limited time you can book in a free diagnosis call with me here, so book in a call today

Sunday, 20 July 2025

2-Sense podcast: Brisbane hits a million-dollar median house price

2-Sense

This week on the podcast Batesy and I discussed how developers can build more cheaply, Brisbane hitting a $1m median house price, and office to apartment conversions.

We also covered some listener questions in our Q&A. 

Tune in here (or click on the image below):


You can also watch the YouTube version here (or below):


---

   1. Download our property buying guide

Download our free property buying guide here

You can also check out a few of our recent property purchases here

Get in contact with us today if strategic property investment is your thing. 

    2. Subscribe to our Top 10 Podcasts for Investors

Listen in to our podcasts

The Australian Property Podcast is rapidly becoming one of Australia's biggest business podcasts, now with well over 50,000 audio downloads per month, and growing fast.

And our popular Low Rates High Returns Show also remains available on Spotify.

    3. Subscribe for my free daily blog

Subscribe for my free daily blog with some 3.9 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,200 followers. 

By the way, I'm an 8-times published author on finance, investing, and business, so you can check out some of my books here.

My new book, co-authored with Cate Bakos is available to buy here or on Amazon here - check out our free Buy Right podcast series here

4. Work with me privately

For a limited time you can book in a free diagnosis call with me here, so book in a call today

Thursday, 17 July 2025

Unemployment rate rises to 4.32pc (highest since 2021)

Unemployment spikes

It was a second soft month of net hiring for the Aussie economy, with full-time employment decreasing by a seasonally adjusted -38,200, and total employment effectively flat for a second consecutive month. 

The figures this year have been pretty volatile, to be fair, so we probably wouldn't want to read too much into a single month of data. 


And since April was such a large month for employment, the 3-month average employment gain remains pretty solid at +29k. 


However, as the size of labour force continues to grow at a fair clip, the unemployment rate jumped from a seasonally adjusted 4.11 per cent to 4.32 per cent in June. 

The unemployment rate has thus continued to rise from a cycle low of around 3½ per cent in 2022 to now hit the highest level since 2021.


Meanwhile, youth unemployment (15-24 year olds) leapt from 9.5 per cent to 10.4 per cent, which was also the highest level since 2021.

The underutilisation rate rose from 10 per cent to 10.3 per cent, as jobs market slack increased.


Hours worked over the month fell by -0.9 per cent.

The wrap: no panicking yet...

Overall, this was a significantly softer than expected labour force survey release, both for employment and particularly for the unemployment rate, which suddenly jumped to the highest level in the 43 months since the equivalent unemployment rate seen in late 2021.

These figures will be slightly concerning to the Reserve Bank, with the Board having opted to hold interest rates in a split decision last month.

But still there will be keen interest in the inflation figures for the June quarter before interest rates are eased any further. 

James Foster ran through all the key figures in more detail here

---

   1. Download our property buying guide

Download our free property buying guide here

You can also check out a few of our recent property purchases here

Get in contact with us today if strategic property investment is your thing. 

    2. Subscribe to our Top 10 Podcasts for Investors

Listen in to our podcasts

The Australian Property Podcast is rapidly becoming one of Australia's biggest business podcasts, now with well over 50,000 audio downloads per month, and growing fast.

And our popular Low Rates High Returns Show also remains available on Spotify.

    3. Subscribe for my free daily blog

Subscribe for my free daily blog with some 3.9 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,200 followers. 

By the way, I'm an 8-times published author on finance, investing, and business, so you can check out some of my books here.

My new book, co-authored with Cate Bakos is available to buy here or on Amazon here - check out our free Buy Right podcast series here

4. Work with me privately

For a limited time you can book in a free diagnosis call with me here, so book in a call today

Housing starts begin to pick up pace (completions still slow)

Housing starts rise

There was a solid 11.7 per cent uplift in the number of private sector new dwelling starts in the March 2025 quarter, to a seasonally adjusted total of 47,645.

It's still a long way below the implied target of around 60,000, but represents a marked improvement, both for detached homes and for attached dwellings. 

In particular, New South Wales and Queensland are miles behind target, as is also the case in South Australia and Tassie. 


On the downside, it's taking far longer than it should to actually get homes built, at an average of over 10 months for a detached house (way up from around 6½ months only a few years ago).

The number of dwelling completions thus in turn slowed to just 43,517, seasonally adjusted, which was a rather disappointing result, with completions cumulatively only about ¾ of what's deemed to be necessary across the financial year to date.


Looking ahead it seems likely that conditions will improve for homebuilders as the cost of capital comes down, and materials costs level out. 

Where the cranes are...

There were fewer dwellings approved but not yet commenced, especially in Sydney as more apartment projects finally got underway.


Overall, slightly more units were under construction in Sydney, Melbourne, and Adelaide over the March quarter...but this was not yet the case for Brisbane or Perth. 

The total estimated number of dwellings under construction was 219,883 (the all-time high watermark was an estimated 244,180 in 2022). 


The wrap

In summary, it's still taking longer than it should to build dwellings, but the number of housing starts has at least moved beyond the cycle nadir in 2025, and should continue to trend higher from here. 

Unit supply has been painfully slow in Sydney and Melbourne over recent years, but looks set to improve forthwith.

Brisbane is still lagging somewhat, however, perhaps due to exceptionally high construction costs in the Queensland capital as a raft of infrastructure projects has created high demand for resources and labour. 

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In other news, year-on-year inflation looks to have picked up a notch in the US, Canada, Eurozone, and especially the UK in June 2025, where fuel and meat prices took the inflation rate all the way back up to 3.6 per cent (versus 3.4 per cent expected by the market forecasters).


---

   1. Download our property buying guide

Download our free property buying guide here

You can also check out a few of our recent property purchases here

Get in contact with us today if strategic property investment is your thing. 

    2. Subscribe to our Top 10 Podcasts for Investors

Listen in to our podcasts

The Australian Property Podcast is rapidly becoming one of Australia's biggest business podcasts, now with well over 50,000 audio downloads per month, and growing fast.

And our popular Low Rates High Returns Show also remains available on Spotify.

    3. Subscribe for my free daily blog

Subscribe for my free daily blog with some 3.9 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,200 followers. 

By the way, I'm an 8-times published author on finance, investing, and business, so you can check out some of my books here.

My new book, co-authored with Cate Bakos is available to buy here or on Amazon here - check out our free Buy Right podcast series here

4. Work with me privately

For a limited time you can book in a free diagnosis call with me here, so book in a call today

Tuesday, 15 July 2025

Cautious RBA sets the tone for property in 2025

ausbiz TV

I joined Andrew at ausbiz TV to talk through the latest property news, including from the Westpac consumer sentiment survey, which was released earlier today.

Tune in here (or click on the image below):


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In other news, it was the strongest May on record for net permanent and long-term arrivals into Australia (it's normally a fairly quiet time of year, but net arrivals were +33,230).

Over the year to May, net permanent and long-term arrivals have picked up some steam of late to +447,620. 

This is down from the all-time high of +498,270 in February 2024, but still historically a very strong number.


Despite this, rental vacancy rates lifted slightly from 1.2 per cent to 1.3 per cent in June, according to SQM Research. 


SQM's interpretation is that many of the capital cities remain under chronic rental pressures, despite the seasonal lift.

The acid test will be what happens when we move into the warmer summer months. 

You can read SQM's media release here.

---

   1. Download our property buying guide

Download our free property buying guide here

You can also check out a few of our recent property purchases here

Get in contact with us today if strategic property investment is your thing. 

    2. Subscribe to our Top 10 Podcasts for Investors

Listen in to our podcasts

The Australian Property Podcast is rapidly becoming one of Australia's biggest business podcasts, now with well over 50,000 audio downloads per month, and growing fast.

And our popular Low Rates High Returns Show also remains available on Spotify.

    3. Subscribe for my free daily blog

Subscribe for my free daily blog with some 3.9 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,200 followers. 

By the way, I'm an 8-times published author on finance, investing, and business, so you can check out some of my books here.

My new book, co-authored with Cate Bakos is available to buy here or on Amazon here - check out our free Buy Right podcast series here

4. Work with me privately

For a limited time you can book in a free diagnosis call with me here, so book in a call today