Thursday, 14 December 2017

Demand for land

Lending slows

Total lending finance slipped back down to $67.8 billion in October, as APRA's cooling measures bite, the lowest total in 8 months.


Housing lending to owner-occupiers remained very solid at $20.8 billion, while major renovations activity continues to trend higher to be +14 per cent higher year-on-year. The slowdown has largely related to property investment loans. 

Having plumbed 14-year lows, personal finance has now been rising again for six months, though there are few signs of household financial stress (the average credit card balance hit a decade low this month, as reported in Reserve Bank figures and highlighted by Commsec, while the number of credit cards actually fell for the first time on record across nearly a quarter of a century of data). 


The usual meme at this point is to lament that too much lending to property investors has limited the business sector (i.e. corporate debt good, housing debt bad), but this overlooks that there are many ways to expand a business without using commercial debt.

Existing equity is one way, for example, with business profits hitting an all-time high in the third quarter. And, of course, many small businesses are started with housing equity loans. 

Indeed, business investment rose strongly over the year to September, as shown by the national accounts.

In saying that, cobbling together the figures for fixed commercial loans and revolving credit we can identify some notable trends. 

For example, lending finance to the retail sector has nosedived over the past 18 months. Perhaps this is not too much of a surprise - after all taking out debt for investment in a sector which is seeing falling sales prices and losing players by the month may not be such a wise move. 


On the other hand lending to the mining and construction sectors has surged over the past year, while investment in the services sectors looks to be rising solidly. This supports the capex data which showed services investment rising by 28 per cent since the 2013 nadir. 

Investors slowed

Drilling into the property investment loans figures we can see that APRA's moves have, for a second time, slowed this part of the mortgage market, albeit from record highs in New South Wales. 


In the Northern Territory, the bottom may be in at last!


And finally, the demand for blocks of land continues to soar, with a record $8 billion of lending over the year to October 2017.


Land prices have soared in the capital cities over the last five years, and this trend shows few signs of abating. 

The wrap

Overall, business lending is ticking along at healthy enough levels - certainly at high enough levels to keep investment in the services industries expanding

In the property lending space, the swing away from property investment loans and towards homebuyers, renovation, and land purchases continues. 

Wednesday, 13 December 2017

Louis MMXVIII runs with the bulls

Head for the Hills...District

SQM Research reported the usual slight November rise in vacancy rates, up to 2.2 per cent, for a national total of 70,795 vacancies. 

Despite the residential construction industry going like the clappers in 2017, the national figure is considerably lower than the 2.5 per cent or 78,629 vacancies seen in November last year, which helps to put some of the oversupply banter into a more balanced perspective. 

In fact, vacancy rates were lower year-on-year across all of the capital cities except for one - being Sydney, which increased to 2.1 per cent from 1.8 per cent a year earlier.

Around the traps

In the second largest city, Melbourne, the vacancy rate remains slightly lower than a year earlier, down from 2 per cent to 1.8 per cent.

Despite the record levels of building activity in Melbourne, thunderous population growth has threatened to overwhelm the new supply. 

The chart below shows the vacancy rates by capital city smoothed on a 6mMA basis, though not seasonally adjusted. 

Canberra and Hobart continue to have tight and very tight rental markets respectively - asking rents for houses in Hobart have shot nearly 21 per cent higher over the past three years.

Meanwhile Adelaide is very quietly drifting in that direction, with a vacancy rate of just 1.4 per cent in November.

Perth has by far the slackest rental market with a vacancy rate of 4.5 per cent, albeit well down from an alarming 5.2 per cent last year.

The rental market has been very weak in Perth since 2013, although median asking rents for houses in the Western Australian capital at last edged up by +0.8 per cent to be slightly higher on a rolling quarterly basis. 


The recent jump in Sydney vacancies has partly been driven by a spate of completions in the Hills District (which had a 3.7 per cent vacancy rate in November) as well as the usual seasonal weakness in the Parramatta LGA (2.2 per cent) according to SQM's figures, so it will be interesting to see how efficiently or otherwise these vacancies are absorbed in the new year. 

Asking rents for Sydney units are now just +2 per cent higher over the past year, compared to +6.5 per cent for units in Melbourne.

Forecast king Louis is bullish

Louis Christopher, forecaster nonpareil and the king of SQM Research, remains relatively upbeat on housing market prospects for 2018, estimating that banks will be able to lend a little more freely in the new year. 

"The seasonal dips and rises [in auction clearance rates] occur because of the seasonal rise in listings that occur each spring.

They don’t call it the “spring selling season” for nothing. Yet each year this seasonality is mistaken by the media and/or some of our most senior economists for some type of major market slowdown or correction that is about to herald “the crash”.

[In] Sydney...the clearance rate recorded now is below 2013 and 2014 but in line with 2015 and above 2012. For a slowdown to be more serious I would have expected clearance rates to be at the 2012 levels."

Christopher is forecasting Sydney and Melbourne dwelling prices rising solidly in 2018, so bidding action at auctions in the new year will warrant watching closely.

"Our forecast for Sydney is for a 4-8% price rise for Sydney and a 7-12% rise for Melbourne." reiterated SQM Research in its media release.

Olé!

2-for-1 Donuts

Retail Food Group (RFG) crashed again yesterday, down another 5 per cent to $3.08.

The shellacking continues...

Tuesday, 12 December 2017

Melt down

Prices are down

Capital city dwelling prices declined marginally in the September quarter, down by -0.2 per cent on the supply of new apartments, although dwelling prices were +8.3 per cent higher than a year earlier, taking the total stock value up to nearly $6.8 trillion (click charts to expand). 


The quarterly decline was driven by Sydney (-1.4 per cent), with the harbour city's annual growth now slowing to +9.4 per cent. 

The fastest growing markets over the year were Hobart (+13.8 per cent) and Melbourne (+13.2 per cent). 

Hobart's index has now outperformed that of Sydney since the inception of this index in 2003, while Melbourne has now comprehensively beaten off all comers. 

By far the softest market was Darwin, with prices down by another -6.3 per cent over the year.

Adelaide (+4.8 per cent) and Brisbane (+3.5 per cent) recorded steady annual growth.


Drilling into the Sydney figures, APRA's intervention is once again clear, this time with a marginal correction in both house (-1.3 per cent) and attached dwelling prices (-1.4 per cent) in the quarter. 


Nationally the median dwelling price declined by $1,200 in the third quarter to $681,100, due to a decline in New South Wales (although it is much higher over the past year, up from $637,400). 


Finally there are now just shy of 10 million dwellings in Australia.

The preliminary figures for New South Wales are clearly low for the quarter, which can happen, but the one thing to take away from these figures is the clear lack of overbuild in Victoria. 


Building activity has been supremely strong in Victoria over the past half-decade, but it has simply been overwhelmed by the even faster increase in headcount. 

Dunked donuts

Dunked

Oh dear, yet another retail stock hits the skids. 

It's becoming nigh on impossible to keep count.

Proving that strong investigative journalism can still pack a punch, yesterday's share price collapse resulted from a detailed Fairfax investigation.

This time it was Retail Food Group (ASX: RFG), franchiser and owner of brands including Donut King, Gloria Jean's, Michel's Patisserie, Pizza Capers, Brumby's, and a a whole lot more. 

Until recently the stock-pickers' market darling, RFG has instead become a shorter's delight.

The share price crashed further yesterday following the Fairfax investigation which alleged that franchisees are charged...wait, actually, you can read the allegations for yourself, there's no need for me to copy them here. 

The share price was smashed by another 26 per cent yesterday.

The market for RFG is now down from the 52-week high of $7.18 to just $3.25.


Fairfax reported that "hundreds of stores are going to the wall", with many on sale, or about to be so (17 per cent of Gloria Jean's stores were said to be for sale, and 25 per cent of Pizza Capers stores). 

Indeed, Fairfax made a long list of claims, which you can read about here and here, among other places.  

The retail sector is under pressure, with prices already falling and Amazon now beginning to trade

There's been a lengthening list of retail collapses in Australia's fashion sector. 

Monday, 11 December 2017

The malcontent (how I grew out of FOMO)

FOMO (fear of missing out)

I must confess to having played the UK National Lottery when I left school as a teenager.
Of the 48 lads and one lass in the timber factory I worked in when I first joined the workforce, 48 of them were already signed into a Lotto syndicate (only the business owner didn't play; he probably didn't need to, or perhaps he felt that he wouldn't be welcome in the syndicate). 
I never really thought we had much of a tilt at winning - after all the odds of an individual ticket taking out the jackpot prize were seriously remote at nearly 14 million to one.
No, I simply couldn’t abide the thought of turning up on another dark winter Monday morning, only to discover that a band of exhilarated ex-machinists had retired to sun themselves by the pool in Barbados (leaving me with the tedious task of grinding tools for 10 hours a day).
Classic human psychology: even at the likely risk of losing, I wasn’t prepared to risk missing out where there was a chance of others gaining significantly. And I knew it too! 

I never won the National Lottery, unsurprisingly. But, at least as importantly, nobody retired to the Caribbean without me! 

E17: Gone to the dogs

Another short anecdote. Back in the 1990s I went to a boozy race-night work function (remember them?) at the now-defunct Walthamstow stadium in east London. 

On the very first dog race one of the lads, the son of one of the firm's partners, won an obscure Yankee bet - or possibly a tricast, the memory fades - netting for himself a tidy jackpot.

For the remaining dozen races seemingly everyone at the function was piling onto the same style of bet as it was clearly deemed to be 'the way to win'.

Turned out, it wasn't the way to win at all, it was just a very lucky bet. 

To be fair to the fella, he did at least buy a round for the bar! 
Contentment: the Bitcoin test

A quick 10-second exercise for today: imagine a good friend of yours tells you they've "just remembered" that they bought 100 Bitcoins for $10 each some years ago. 

How would you feel with the 'coin' price ballooning to above $16,000? 

I mean, how would you really feel?

In an ideal world, of course, you'd just be thrilled for them, and nothing else. 

On the other hand, you might be a tad jealous, or even feel a bit angry. Perhaps even livid! 

Most of us would lie somewhere on that scale between the two extremes. 

Moving towards my peak earning years, from time to time friends and acquaintances strike a jackpot or bonus through working for companies that have gone to a float, IPO, or private sale.

The 18-year old me would probably have been gutted or morose to hear of such tales (so unfair! Why them and not me?), whereas today I'm almost invariably delighted to hear success stories, even if there's a fleeting or momentary pang of envy.

They wouldn't really be my friends if I thought otherwise, I feel.

From an investment strategy point of view, you'd want to be sitting towards the sanguine end of the scale, and definitely not thinking of diving in to an investment like Bitcoin because someone else has done it (there are, after all, endless ways to make fast returns of a few thousand per cent, including at the dog track - it's called gambling!).

Ultimately we should all aim to be happy and content with our own lives, situations, and financial strategies.

Getting rich quickly is great if it happens, but it's rarely sustained, for various reasons. Far better to stick the tried and tested, compounding your wealth sensibly.

Doing something because someone or everyone else is doing it and winning is rarely an ideal starting point for an investment decision.

To conclude, an obligatory hat-tip to Sir Isaac Newton and the South Sea stock bubble...


Lamented Sir Isaac

"I can calculate the motions of heavenly bodies...but not the madness of people" .

True dat!

Growth hacking

Lucky country

There's an often-aired lament that normally goes something like the following.

Well, doesn't Australia have bugger all to show for its mining boom, even as it enters a 27th year of economic growth? We have way too much dependence on mining and 'digging stuff out of the ground', but paradoxically mining is declining as a share of the economy, and anyway it doesn't generate any profits. 

Since the Toyota and Holden closures, Australia doesn't make 'anything' any more, and the entire country is sitting around serving each other cups of coffee, or eating smashed avocado. 

The currency is too high, Australia is running current account and budget deficits, household debt is too high, and the banks are at risk of collapse because of half a trillion dollars of "liar loans" on their books (according to an odd survey conclusion at least).

Wages growth has collapsed never to return, mainly because of too much immigration, our luck has run out, future growth can't come from anywhere (because Dutch Disease), and the entire Ponzi scheme is a house of cards economy that's about to sink into a horrible recession, possibly leaving egg all over our collective faces. 

Depressing, indeed! 

But, hang on a minute. Employment growth has been positively tearing along at +3 per cent or +355,700 over the past year, while the Reserve Bank of Australia (RBA) forecasts that the economy will grow by more than 3 per cent in 2018, and by more than 3 per cent again in 2019. 

Well, what on earth gives?

Good growth/bad growth

The RBA's Luci Ellis unleashed her counter-punch in a terrific speech on economic rationalism, 'Where is the growth going to come from?'.

Laying the foundation of her arguments, Ellis first showed that since the floating of the exchange rate in 1983, Australia's manufactured exports increased from about 0.5 per cent of real GDP through the 1970s, to more than quadruple to above 2.5 per cent at the peak. Today, the share remains above 2 per cent (though the contraction would feel sharper if measured in nominal prices).

Australia was once said to be riding on the sheep's back, and indeed back in the 18th century it was believed by some that the only 'virtuous' source of growth in the economy was agriculture. But roll forward to today and that has been replaced by manufacturing. Goods are good, services bad, or so we're supposed to believe.

"Do people genuinely think that it's not really production if you can't drop it on your foot?" questioned Ellis, with a supremely satisfying level of snark.

Now I was born and grew up in a region that was hit hard by heavy industry closures, so I naturally sympathise with the view that the government might've picked winners by propping up Holden or Toyota. Yet technological advances may be crushing the industry, so pivoting away from car manufacturing might prove to be the smarter move over the medium term. 

Engines of growth

Is immigration really to blame for slower wages growth? Another realistic explanation is that Australia saw a tremendous surge in its terms of trade, seeing wages grow at a rollicking pace along with accelerating immigration, which then slowed as the terms of trade declined again. 


The narrative at the time was that as the ensuing resources construction boom turned to bust, Australia could sink into a recessionary quagmire, and the downturn was surely a big one (the recent spike partly related to the import of a floating LNG platform). 


But that downturn started half a decade ago now, so what happened? Dwelling construction helped to plug the hole, with lower interest rates and rising dwelling prices spurring building activity, particularly of apartments. 


Now the downturn in apartment construction is underway, but it in turn is being replaced by a significant pipeline of public infrastructure, comprising buildings, road, and rail transport projects, that will themselves help to facilitate future growth. And with the dollar declining, the tourism and education industries are already firing.

So, will we run out of ways to grow, and do we need an identifiable external engine of growth? Au contraire, continues Ellis...

The chips are down

Which industries and sectors will future growth come from? Mainly services industries, including all of those sectors which grew more slowly through the resources boom. It's true that mining accounts for a greater share of the economy than 30 years ago, and manufacturing a lesser one. However:

"Around the turn of this century, I remember foreign investors telling me Australia was an ‘old economy’. We should stop digging things out of the ground, they said, and start building microchip factories...considering the relative price movements of iron ore versus microchips since then, we are better off for not having taken that path."

Despite the mining boom meaning that resources account for about half of exports, the mining sector only accounts for a small fraction of employment, at fewer than 220,000 employees. Most Australians do other things, and for that matter most the economic growth comes from other things too. Over the year to September the economy grew by +2.8 per cent, with agriculture the only drag.


Mining royalties have soared since the beginning of the resources boom. In terms of profitability, a recent surge in coal prices helped to see gross profits in the mining sector rise to the highest on record. Sure, we'd all like those numbers to be even higher, but that's the nature of commodity cycles, and anyway total gross operating profits hit a record $319 billion. 


Meanwhile, LNG exports are only just beginning to hit their straps, so this will contribute to growth and profits over the next couple of years too.

As for the deficits, well, a current account surplus isn't necessarily an end goal in itself - Ellis notes with a fixed rate currency we'd have had the stimulus of a balance of payments surplus, but significant inflation and not much to show for it in the end - and in any case the current account deficit is hardly chronic.


The Federal Budget is projected to remain in deficit for some years to come, with full employment surely the best way to get it back into balance.

Of the three Ps...

Population growth will generate growth. Though new headcount itself doesn't increase living standards, larger denser cities are more productive - with some roles only flourishing with a larger population - while new migrants are on average younger and better qualified than the incumbent population. The interstate migration figures show that the labour market has adjusted to the fortunes of mining.

The participation rate has also been lifting for females and older workers, partly reflective of improved health, but these are once-off adjustments.

The real key to enhancing future growth is productivity, both for start-ups and existing businesses, including the adoption of new technology. Australia has normally been viewed as a fast adopter of technology, but this dynamic has slowed, while the share of research and development expenditure has also declined since the financial crisis, which is far from ideal. 

This has been the downside for Australia, we've been less willing to embrace new technology lately, such as cloud computing and the like. But over time other industries will grow, perhaps including robotics, AI, biotech, and more. 

Ellis believes that continued growth is more conducive to innovation than a recession: "There is nothing quite like a tight labour market to make firms think about how to do things more efficiently" - so with any luck the RBA will bear that in mind if the present slack persists! Indeed, challenges ranging from wages growth, to the budget, and household debt would seem much brighter with a return to full employment. 

Back to the future

Does Australia have nothing to show for its 27 years of growth? It depends on your perspective, I guess. GDP per capita is at all-time highs, living standards are remarkably high both globally and historically speaking (real disposable incomes have all but doubled since the late 1950s), and household wealth per capita is second in the world only to Switzerland. 

From time to time I read lists of companies and brands than didn't exist 10 or 20 years ago, which never cease to amaze, and herein lies part of the solution too. With the right political, market, and regulatory environment, future growth and employment will be created and sustained in industries and sectors that can't even be imagined today. Luci Ellis with the last word:

"The next time somebody asks you ‘where’s the growth going to come from?', you can answer: ‘from all of us, trying new things, and gradually getting a bit better at what we do.’ We don't need to wait for something external to make it happen."

Saturday, 9 December 2017

Brisbane in 2018 (video)

Patchy

Brisbane's housing market has been, in a word, patchy.

Sifting through the 2017 figures, housing markets such as New Farm in Brisbane have recorded capital growth of about 7 per cent this year. 

Teneriffe has delivered similarly strong results.

Morningside has done about 7 or 8 per cent growth, and results of this magnitude have been seen in a number of inner suburbs.

On the other hand, the inner city apartment market has been struggling along, as I looked at in more detail here

Here are a few thoughts on the outlook for Queensland, recorded with the trusted resource, Brett Warren.