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.

'One of Australia's brightest financial minds, must-follow for accurate & in-depth analysis' - David Scutt, Markets & Economics Editor, Sydney Morning Herald.

'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.

Sunday, 31 August 2025

2-Sense: 5% home deposits - Labor puts rocket under Aussie property

2-Sense podcast

This week Owen Rask joined me on the poddy to talk about the latest back and forth on the immigration debate, and Labor's 5 per cent deposit scheme lighting a fire under the housing market.

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


You can also watch the YouTube version 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 more than 4 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,300 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.

Friday, 29 August 2025

Property investors are coming back as rates fall...

Investor credit growth at decade high

Credit growth was a very respectable 7.2 per cent over the year to July, driven largely by 10 per cent business credit growth. 


Housing credit growth was 6 per cent over the year, which was the highest level since early 2023.


Notably housing credit growth is now being driven by investors, with credit growth for this cohort at a decade high 6.6 per cent. 


That said, housing credit growth has not accelerated in 2025 calendar year to date, and appears commensurate with modest housing price growth of around 5 per cent. 


Total housing credit was $2.45 trillion, versus a total housing stock value of around $11½ trillion.

Westpac lower its fixed mortgage rates today, likely signalling a fresh round of competition in the fixed rate space.


Source: Westpac

Looking ahead, lower interest rates and Labor's 5 per cent deposit scheme will likely see prices moving in the first homebuyer sectors of the housing market.

GDP preview: Stalling recovery

Next week sees the release of Australia June quarter National Accounts, with a median market forecast of just 0.5 per cent growth for GDP - following on from just 0.2 per cent growth in the March quarter - which would see annual growth slumping to under 1½ per cent.

James Foster added his preview thoughts 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 more than 4 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,300 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, 28 August 2025

Housing construction disappoints in Q2

Housing construction stalls

Housing construction was a bit disappointing in the June quarter, with the value of work done on the construction of new houses declining slightly from $12.8 billion to $12.6 billion.


There was a further increase in attached dwelling construction, but not enough to offset the decline for houses. 


There was a very modest increase in renovations activity, leading to a flat result overall for housing construction work done. 

The figure for engineering construction work done did lift by 6 per cent to $37 billion, but essentially only due to a gigantic $3.2 billion or 547 per cent lift in engineering (resources) construction in the Northern Territory. 

I don't have any detail of what this relates to, but it looks lumpy - probably some CapEx investment in a Darwin gas project - and isn't included here on an accruals basis, one would assume. 

Edit: it related to a floating platform for Santos Barossa LNG which was bolted on - largely already accounted for in investment/imports (h/t Justin Fabo of Antipodean Macro).


Engineering work done for the public sector on infrastructure projects is now easing back.

Overall, although the total construction figures were 'rescued' by a one-off spike in engineering work and rose by 3 per cent to $76.1 billion, it was a somewhat disappointing release for residential construction, which appeared to stall. 

As always, James Foster ran through the key points 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 more than 4 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,300 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.

Wednesday, 27 August 2025

Electricity discounts unwind in July (perhaps temporarily)

Electricity 'shocker'

The July monthly inflation gauge was always going to bounce higher due the unwinding of electricity price discounts, and due to base effects. 


As it turned out, headline inflation bounced by more than expected, back up to 2.8 per cent over the year to July. 


And the reason was...yes, it was electricity costs surging by more than 13 per cent over the year, compared to a drop of -6 per cent over the year to June. 

Source: ABS

A lot of this impact will reverse next month, however, since rebate payments will kick in from August instead of July for New South Wales and the ACT. 

Even still, it seems most likely that interest rates will be held until Melbourne Cup day, which is likely to be the next 'live' meeting in the first week of November. 

SEEK reported that wages growth in its advertised salaries index was soft again at only 0.2 per cent in the month of July.

It's the first time that wages growth has seen consecutive monthly results of under 0.3 per cent since 2021, and a clear sign that wages growth is moderating further.

---

 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 more than 4 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,300 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.

This is why we should be allowed to debate immigration

Media crackdown

As regular readers will know, each month I post a chart or two and a few comments on the latest overseas arrivals and departures figures from the Australian Bureau of Statistics (ABS), including on the monthly and annual figures for net permanent and long-term immigration. 

On Friday this week, the ABS put out a media release here noting that the monthly figures for border crossing should not be used to estimate future inflows of net overseas migration. 

I've been at a festival in the glorious English Cotswolds for the past four or five days and in an internet black hole, so haven't been willing or able to blog anything for a little while. 

It appears that admonishing emails were sent to MacroBusiness and the Daily Mail Australia requesting that they amend their reporting of immigration figures, while ABC Media Watch and other Big Australia advocates piled in to criticise the Institute of Public Affairs and 2GB - essentially the immigration hawks - for their misuse of statistics. 

Leith van Onselen of MacroBusiness posted a response here, and you can see the ABS email copied below, with some surprisingly strong wording applied (click to expand):


This is a bit odd to say the least, since for as long as I've been writing about the Aussie economy, this is what economists and analysts have always done with the data, with the net figure for permanent and long-term arrivals and departures serving as a reasonable indicator for what to expect from the official immigration figures when they're finally reported. 

My best guess is that this has the fingerprints of Treasury/the ALP media spin doctors on it (in part because years ago I contributed to the writing of a report on property tax reform, and within moments of its release the Labor team were on the phone to the media in an attempt to control the narrative).

Dr Cameron Murray did a thorough job of running through the key points as to why this represents political capture on X here

Leith van Onselen of MacroBusiness also discussed the crux of the issue with Ben Fordham on 2GB here

Reasons

There a a few fairly similar reasons why I think this is the wrong approach from the ABS, the government, or whoever it is that's demanding a crackdown on the reporting of statistics. 

Firstly, while the figures derived from border crossings may not be an exactly accurate measure of immigration, on a net basis - after accounting for the monthly ins and outs - they're probably going to be a pretty good indication of where net overseas migration is heading, at least directionally speaking.

Justin Fabo of Antipodean Macro overlaid the two data series in the chart below, which shows the historical correlation, and as previously noted on this blog, this suggests that net immigration has probably accelerated over the past six months based on the monthly figures...although granted we won't know for sure for some time.


Even briefly eye-balling this chart, the arrivals and departures stats are clearly useful, if not exactly fool-proof. 

In fact, in 2021, the ABS itself suggests that the monthly data  may provide a useful early indication for migration trends, even if it will never match exactly to net overseas migration figures. 


The government's own Centre for Population has noted the same thing, but more explicitly, as was pointed out by Cameron Murray.

Secondly, the crackdown is clearly one-sided has only been applied to immigration hawks; it's never been a problem previously when it's been used by advocates of Big Australia.

Thirdly, the official net overseas migration figures are so lagged that they're not very useful for debating what's happening with immigration now. 

The latest available official figures relate to all the way back in calendar year 2024 - and in any case the figures on the estimated resident population may not prove to be precise between Censuses. 

In 2017, for example, it was reported that the ABS population clock would be wound back by around 300,000, as more timely and accurate data came to light. 

Is all debate on current population statistics to be paused because of lagged data? That doesn't seem like a smart idea.

Fourthly, in real time it seems to us as buyer's agents that immigration has picked up again. 

All of our landlord clients are renting their properties out immediately, and in many cases with a good deal of competition and rising rents. 

Other private data series show that rental vacancy rates have been tightening again over recent months, both asking rents and actual rents have been re-accelerating, and more anecdotally there have been rental open homes with scores of attendees lately (which is normally an indicator that something has materially changed in market fundamentals). 

Freedom of speech

With regards to this particular political issue, I'm generally speaking a pro-immigration sort of person, so it's always tempting to say "oh well, who cares?" when it's the other side of the debate being instructed to zip it, and simply move on. 

However, cracking down on public debate in this manner can prove to be the thin end of the wedge.

In the UK, over the years people publicly questioning the shift to mass immigration since around the turn of the Millennium have variously been gagged or silenced, forced to publicly apologise, de-platformed, and in the more extreme cases driven out of the country...or even, lately, jailed for allegedly incendiary social media posts. 

For a democracy to become more resilient free speech and robust debate is paramount - it's in effect an example of what doesn't kill you makes you stronger

Controlling what people are allowed to discuss and censoring how they are allowed to discuss it is unquestionably effective in the short-term.

But in reality this may provide only an illusion of stability before things explode further down the track. 

In the UK this week protests about asylum seeker and illegal immigration policies are planned in no fewer than 26 towns and cities around the island from Aberdeen to Bournemouth and from Leicester to Leeds by folks who are tired of voting for one thing and being delivered another.

A good deal of data has been covered up and only freedom of information requests have gradually uncovered, by way of just one example, statistics relating to serious crimes by migrants and by country of origin.

Indeed, the 'progressive' left side of politics has been growing increasingly authoritarian across a range of issues over recent years.

We already have a soft version of this in Australia. I've had a couple of public-facing figures message me directly about fears for the safety of their families following gang violence and home invasions in Melbourne, but they're understandably too concerned about the potential repercussions to discuss this publicly. 

As it turns out, in Australia we'll get an update on the latest net overseas migration statistics up to 31 March 2025 on September 18, but regardless of what's actually reported it's important that people are allowed to interpret and openly debate statistics without being shut down. 

---

 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 more than 4 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,300 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, 26 August 2025

Podcast: This is how to create your property investment brief

Property Podcast

Today on the podcast, I joined Amy Lunardi to discuss how to create a property investment brief.

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

You an also watch the YouTube version 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 more than 4 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,300 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.

Labor lights a rocket under housing

ALP policy alert

Labor announced yesterday a policy change, accelerating plans to bring in its low deposit scheme for first homebuyers, with no LMI, to 1 October:


Housing Australia summarises the markets and price points that are about to tee off:



Source: Housing Australia 

Martin Eftimoski - a housing market expert formerly of the RBA - summarises the forthcoming impact on the housing market.


Quite so, bullish for Sydney.

Melbourne's price cap, by contrast, is only $900,000, lower than for Brisbane.

Into a housing shortage with accelerating immigration, it's certainly an interesting move.

Based on this, will we see any more monetary easing at all in this cycle?

I guess it largely depends on what happens to the unemployment rate...but perhaps not. 

2-Sense: How to fix Australia’s property and tax problem

2-Sense podcast

This week on the podcast Owen joined me to talk about property tax reform, auction market trends, and how this cycle is a little different from the last.

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


You can also catch the YouTube version 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 more than 4 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,300 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.

Wednesday, 20 August 2025

The Australian: Money Puzzle Podcast

Money Puzzle podcast

I discussed the migration rebound with James Kirby in the Australian here (or, paywalled, below):


We discussed this on The Money Puzzle podcast 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 more than 4 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,300 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, 19 August 2025

ausbiz TV: The rise & rise of the property market

ausbiz TV

I joined Andrew G at ausbiz TV to discuss all the latest property market news.

Tune in here (or click on the image 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 more than 4 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,300 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.

Consumer sentiment/time to buy a dwelling surges

Sentiment boost

Rate cuts have provided a clear boost to the latest consumer sentiment survey from Westpac, which surged to a 3½ year high. 

The house price expectations index rose modestly, to be 4 per cent higher than a year earlier.

The time to buy a dwelling index jumped by more than 10 per cent to be 37 per cent higher than in August 2024.


I'm not surprised - we're finding it really tough going to buy good quality properties at the moment, with stock levels down around 20 per cent on where they normally are at this time of year. 

With so much data already improving, I'm beginning to wonder if we need  much more monetary easing in this cycle at all...if any?

---

 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 more than 4 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,300 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.