Tuesday, 9 January 2024

2023 a bit of a horror year for building approvals

Approvals set to recover

Building approvals of 14,500 were slightly improved in November.

House approvals have really struggled post-Homebuilder stimulus.

The shining lights here are likely to be Melbourne, which has some huge master-planned projects on the way, and Perth, which is suffering from a chronic shortage of homes on the market in the face of booming population growth.


Attached dwelling approvals are off the mat, with the rebound largely driven by regional projects in New South and Victoria, more so than anything in the capital cities. 

Overall, house approvals have remained at around decade lows, of around 8,500 per month.


Source: HIA

The Housing Industry Association commented that a slowdown is on the way for construction:


Source: HIA

Piecing it together, it looks as though the nadir for building approvals in this cycle was seen around March 2023. 


Despite the modest recovery since then, the annual number of dwellings approved at 166,000 was the lowest in well over a a decade (or 125 months).

Whether or not these projects are delivered on a timely basis is another question entirely, and this isn't only an Australia problem for the struggling construction sector. 

One of the UK's largest homebuilders went bust yesterday, for example, with hundreds of jobs to go.

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We're back...and inflation is in focus

Inflation expectations lower

The economy news begins to flow again this week, with retail trade and building approvals figures in focus, but with inflation figures probably the main highlight.

And not just in Australia!

US inflation expectations fell across the curve in today's news, with the 1-year inflation expectations index dropping down to just 3 per cent (from 3.4 per cent previously), broadly suggesting a return to the inflation target.


3-year inflation expectations also fell from 3 per cent to 2.6 per cent.


On Thursday this week, the official US inflation figures will likely show monthly inflation at +0.3 per cent (forecasters tend to be very accurate over there!), which should take the 6-month annualised pace for core inflation down to around 3 per cent.

There's plenty of scope for the rate of inflation year-on-year to keep falling over the next 6 months too, with markets expecting interest rate cuts from March onwards.

It's quite plausible that core inflation could fall to below 2 per cent this year.

Back home

Australia's monthly inflation gauge for November will be released on Wednesday this week.

This is a new measurement and nobody can forecast it, but it seems likely that the annual rate will fall from +5.6 per cent in September, to +4.9 per cent October, and next to +4.4 per cent for November. 

For various reasons Australia is further behind on the inflation journey, although the direction of travel is the same. 

Crude oil prices slumped -4.5 per cent today, so that definitely won't hurt the disinflation narrative either!


It's generally shaping up to be a positive year for property and risk assets, with interest rates primed to fall over the next 18 months.

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Sunday, 7 January 2024

How could Stage 3 tax cuts influence the property market?

Stage 3 tax cuts

Interesting piece from the President of REBAA over recent years, Cate Bakos, on the impact of the Stage 3 tax cuts on property markets.

In particular there will be an incomes boost for dual-income professional couples on the $200,000+ pay scale. 

However, as Cate argues in the article below, the suburbs most likely to be impacted by changes to income tax are generally the middle-ring and gentrifying outer-ring capital city suburbs of the capital cities. 

Check it out here (or click on the image below):


By the way, Cate and I have co-authored a book distilling all of our experience into an exciting read, to be available in bookstores later in 2024, so keep an eye out for that.


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Saturday, 6 January 2024

US economy to cool; interest rate cuts to come

US economy stagnates

US nonfarm payrolls provided another beat, with the economy adding +216,000 to employment in December, well ahead of expectations. 

However, there were -71,000 of downward revisions to previous months.

Annual employment growth has slowed to 1.7 per cent, the slowest since March 2021. 


The unemployment rate held firm at 3.7 per cent.

Unusually, it's been under 4 per cent for two years down, which is something we haven't seen since the 1960s. 


The annual growth in average hourly earnings was higher than expected at +4.1 per cent.

Despite this, the outlook is deteriorating.

The ISM manufacturing gauge came in at 50.6 (versus 52.7 previously).

More pertinently the employment gauge crashed to the lowest level in more than 3 years at just 43.3 per cent.

That's something you basically never see outside recessions. 


Markets are looking for a first interest rate cut by March as the economy stagnates.


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Friday, 5 January 2024

Resi land values slipped in FY2023

Land valuations trimmed

The value of Australia's residential land slipped from $7.3 trillion to $7 trillion across the 2023 financial year, incorporating the property downturn.

To be honest, I think all of those declines have since been erased with the market rebound.

The value of residential land in NSW notionally declined to $2.8 trillion Aussie dollars as at 30 June 2023. 

This is an interesting juxtaposition against Apple's market cap of US$2.8 trillion.

Which leads on to an interesting philosophical question as to which you'd rather buy.

Spoiler: I'd take the residential land. 

Think my great-great-great grandkids would probably thank me for the decision too.

Mind you, the land tax bill might not be much fun.

Probably leave leverage out of this one...ha!

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Antipodean Macro produces its CPI preview for Australia here.

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Thursday, 4 January 2024

Rental crisis isn't over yet

Rents still rising

Christmas and New Year is an odd time for rental markets, with students departing, tourists arriving, and most Aussies taking a well-deserved break.

Still, over the past quarter there hasn't been much of a noticeable slowdown in asking rents.


Since the lockdowns of early 2020, the median asking rent for a house in Australia has increased from by more than +51 per cent, from $450/week to $680/week, which is obviously a far sharper increase than we've seen for wages. 

That's an extra $12,000 per annum which renters have to find from their post-tax dollars.

The median asking rent for units has increased by +43 per cent, from $370/week to $530/week.


Source: SQM Research

For the time being, then, it seems that rents will continue to add to consumer price inflation. 

As and when rents do level out, there will be an equivalent significant reduction in spending power for consumers, which will help to push inflation lower later in 2024.

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UK mortgage approvals leapt to a 5-month high in November at above 50,000 as consumers anticipate interest rate cuts in 2024. 

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Summer Series: Why Owen & Pete invest in property

Podcast summer series

Join the Mr. Rask and myself to talk all things property and investing here (or click on the image below):


You can watch the video version here:


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P.S. Whenever you’re ready…here are 4 ways I can help you manage your own money and go next level wealth:

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  1. Subscribe to our Top 10 Podcasts for Investors

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The Australian Property Podcast is one of Australia's biggest business podcasts.

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

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Tuesday, 2 January 2024

International airfares the next shoe to drop

Inflation battle recommences

There's been a lot of online pushback against the idea that global inflation rates are retreating.


That's in spite of the evidence that over the past six months core PCE US inflation is running at an annual rate of well under 2 per cent, and with rents and used car prices in the US set to fall going forward.


What could cause a second wave of inflation from here, and in particular for Australia?

Some of the most common reasons given include spiralling wages and labour costs, which seems unlikely given the ongoing softening of the economy, rising retail prices (ditto), rents and construction costs remaining under pressure (far more plausible), and perhaps most curiously, lower inflation itself leading to more consumer spending (?).

Taking a step back, the most obvious source of a rebound in inflationary pressures could be oil prices and/or geopolitical shocks flaring up further, such as in the Red Sea, for example. 

In any case, Australia's next quarterly inflation figures aren't due out until the end of January, and even then these figures will only show headline inflation dropping back to around 4 per cent for the calendar year 2023.

So we're a bit further behind on this journey Down Under, in any case. 

Still, financial markets seem to think we are through the worst of the inflationary risks, with falling interest rates expected for Australia over the course of the next 18 months.


Source: ASX

Expatriate viewpoint

A couple of loose observations from my annual Xmas visit to Heathrow and the Shires beyond.

Firstly, it was the source of a minor middle-aged thrill to be able to pay 129.9 cents for a litre of unleaded fuel last week, having been punished with an outrageous two quid on a previous visit to the Old Dart.

And secondly, as someone who travels a fair bit due to an expensive combination of necessity and curiosity, it was something of a relief to be able to secure round-the-world economy airfares for a family of four for just £9,000 (GBP).

We're due to attend a wedding in Boston MA later in the year, so a round trip taking in London, the US, Sydney, Singapore/Dubai, and back to London seemed to make the most sense for us.

I think it's safe to say we'd have been forced to fork out a truly eye-watering amount for such a trip not so long ago, so airfare prices are evidently healing as more airlines bring travel routes back up to the required capacity. 

NerdWallet found that by November global airfares were -12 per cent lower than a year earlier (and actually below 2019 prices), with car rentals down -11 per cent over the year, and its overall travel price index also down -3 per cent from November 2022. 

Overall, although many prices may be higher since 2019, annual inflation rates are generally expected to retreat, and could even turn negative if policy stays tight for too long. 

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CoreLogic reported housing prices rose +8.1 per cent in 2023, with double-digit capital growth increases in Sydney, Brisbane, and Perth, and strong price gains in Adelaide. 


Source: CoreLogic

Rents increased 10 per cent for units, and 7½ per cent for houses over the year, so rental increases have slowed somewhat (despite remaining very high). 

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P.S. Whenever you’re ready…here are 4 ways I can help you manage your own money and go next level wealth:

  1. Boom or Bust in 2023 – 20 minute online workshop for investors

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You also download a free copy of my e-book The Only 6 Ways to Become Wealthy here.

  1. Subscribe to our Top 10 Podcasts for Investors

Listen in to our podcasts

The Australian Property Podcast is one of Australia's biggest business podcasts.

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

  1. Subscribe for my free daily blog

Subscribe for my free daily blog with over 3.4 million hits here

You can also catch up with me daily on Twitter here, where I'm active daily and have over 13,300 followers. 

  1. Work with me privately

For a limited time you can book in a free diagnosis call with me here.