Tuesday, 21 November 2023

Melbourne faces severe housing shortfall by 2036

ausbiz TV

Discussing the latest property market news on ausbiz TV with Danielle Ecuyer...tune in here (or click on the image below):


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Inflation pulse weakening in Aus too

Inflation pressures cooling Down Under

There's been a bit of chat about Australia having one of the highest inflation rates among developed economies.

In reality, we're on a pretty similar trajectory to many other countries, but since inflation is only published quarterly this probably won't become fully apparent until next year.

Gareth Aird of CBA put out a note (which you can track down on LinkedIn) explaining how interest rates are by and large doing their job, with the Reserve Bank of Australia set to stay on hold until February 2024, and probably beyond that too. 

Let's step through a few of his key points.

Firstly the unemployment rate bottomed out more than a year ago and has been trending higher over the past 12 months, rising to 3.7 per cent in October

Other surveys suggest a large lift in underemployment.

The wages figures released last week weren't out of whack with market expectations, which keeps the overall narrative a calm one, with the increases in Q3 largely related to the one-off minimum wages lift. 


Charting gun Economist Justin Fabo highlights how once the unemployment rate hits a trough in Australia (and the US), it's usually not too long before the interest rate cuts follow:


Source: Justin Fabo

NAB's Business Survey for October showed that price pressures are now steadily easing - including for labour costs - while JudoBank's monthly PMI gauges for Australia revealed a very similar pattern.


Source: NAB Survey

Although the ABS only reports inflation quarterly, the Melbourne Institute's monthly inflation gauge has gone all but nowhere for 3 months now, with petrol price and possibly rental price inflation set to ease from here (with the Commonwealth Rent Assistance Scheme potentially curtailing the rents component in the inflation figures). 

Indebted here to Dr Alex Joiner of IFM Investors here for the graphs!


Source: Melbourne Institute/Alex Joiner, IFM

So while we've been shooting a little above the Reserve Bank's previous forecasts for core inflation, we're broadly speaking on track


It shouldn't be overlooked that the interest rate hikes delivered to date are creating a good deal of household financial stress, with still more mortgages yet to reset higher from very low fixed rates.

Almost all of the leading indicators for dwelling construction ahead have collapsed, so housing development will also likely slow in 2024, taking at least some of the previously chronic price pressures off trades and materials which have pumped new dwelling costs to the sky.

J. Fabo pointed out at the cumulative inflation in Australia since early 2020 has been lower than the US, UK, New Zealand, and the EuroZone, in spite of the relatively lower cash rate target here.


Source: Justin Fabo

It's actually an interesting hypothetical question as to how much all this might've played out without all the dramatic increases in interest rates...but alas we'll never know the answer to that one! 

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Monday, 20 November 2023

2-Sense: Honey we shrunk the wages

2-Sense

This week on the Australian Property Podcast, Bates and I discussed the decline in real wages (after inflation, land lease estates, and possible solutions to Australia's rental crisis.

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


The YouTube video version you can watch here:

Thursday, 16 November 2023

Unemployment to rise to >4pc

Unemployment rising in Oz

Employment increased +55,000 in October, taking the number of employed persons in Australia a massive +419,000 higher over the past year to a record 14,173,500. 

The October result was largely a result of part-time employment, however, some of which may have been driven by temporary hiring related to 'The Voice' referendum (which could thus be unwound in November). 


Still, the 3-month average employment growth has held up at a sprightly +44,000. 


The number of unemployed persons increased over the month from a seasonally adjusted 519,900 to 547,800, taking the seasonally adjusted unemployment rate up from 3.55 per cent to 3.72 per cent.

It most likely be won't be too long before we're back with an unemployment rate above 4 per cent now, with things trending steadily in that direction for a little while. 


The underutilisation rate ticked up slightly to 10 per cent, while monthly hours worked also continue to trend, gently, lower. 


Economist Justin Fabo has pointed out that other leading indicators related to job advertisements and job applications are clearly softening, as are wages expectations (with wages growth set to peak imminently at 4 per cent). 

In fact there's very little prospect that the rate of growth in employment will keep pace with the extremely high pace of growth in Australia's working age headcount. 


Overall, there's been some solid data this week in Australia, but markets haven't been much fazed, with bond yields down over the week in sympathy with softening US inflation data

Australia's 3-year bond yield has tumbled around 35 basis points lower from the highs at the beginning of the month (when it was as high as 4.46 per cent). 


Some cheaper fuel prices one day soon would also be nice...crude oil was down another 5 per cent today, suggesting that higher interest rates are rather crushing demand. 

Crude oil prices are at the lowest level since July, and down by more than 20 per cent since September.


Oh, and Walmart's CEP casually dropped in the 'D' word on this morning's earnings call...deflation!


Source: Bloomberg, via the Twitter

In other Aussie news, even more builders and developers are falling over, taking construction insolvencies for the financial year to date to above 1,000 already. 

The decade high was hit last financial year at more than 2,200, as reported by the AFR.

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Wednesday, 15 November 2023

Record quarterly wages (to be cooled by all-time record immigration)

Minimum wage booster

Wage price growth was +1.3 per cent in the September quarter, as the outsized minimum wage increase and strong awards flowed through to the official data, equating to the highest quarterly growth for wage prices on record (across quarter of a century of data). 

Over the year, wage price growth was +4 per cent, which was the highest annual result since March 2009.

Of course, there's a bit of catch-up happening here - two years earlier, for example, saw the lowest quarterly increase on record, at only +0.1 per cent growth.


This boost to wages was already known about months ago, and financial markets didn't even blink at the result, which was actually in line with market expectations. 

At the state level, booming Queensland was the stand-out performer with +2.3 per cent quarterly growth taking annual wage price growth for the Sunshine State to +4.7 per cent. 


Over the year private sector wages growth was +4.1 per cent...ahead of the public sector, which saw a +3.5 per cent uplift.


The wage price increases have been fairly modest overall given the extremely tight situation arising through the pandemic, increasing by +4 per cent over the past year, and well below the rate of inflation.

However, the extreme tightness in the labour market did allow more people to become employed, and many were also promoted to management positions. 

Looking ahead, record immigration will now work to pull down wages growth again.

I honestly thought immigration would've slowed down by now, but new figures out this week showed net immigration still tracking at all-time record levels, even now...


This continues to imply net long-term immigration of around +500,000 into Australia over the past year. 


Source: Shane Oliver, AMP Capital

This is becoming politically unpopular, and Roy Morgan Research polling released today saw confidence in the government collapsing to new lows, and the 2-party preferred polling dropping all the way back down to 50:50. 


Source: Roy Morgan Research

Looking ahead, wage price growth in the next two quarters is expected to return to +0.8 per cent, which means that the peak for the cycle is for wages growth of +4 per cent (exactly in line with Reserve Bank forecasts). 

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The UK inflation rate slowed from +6.7 per cent to +4.6 per cent in October, it was reported today.

At the peak the UK inflation rate was above +10 per cent!

Looking around the traps, things are generally moving in the right direction now. 

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US inflation FALLS to 3.2pc

Inflation zeroed out

A nice little turn-up for the books overnight, as US consumer price inflation came in stone dead flat for the month of October, which was lower than the already modest market expectations.


Source: Bureau of Labor Statistics

Over the year, price inflation dropped from 3.7 per cent to 3.2 per cent. 

Surprisingly - to me, at least - shelter is still contributing to price increases, but overall inflation is on the way down.


Source: Bureau of Labor Statistics

Core inflation also came in below market expectations at just 0.2 per cent for the month, and 4 per cent over the year. 

Markets will love this, with the 2-year note seeing yields tumbling by close to 20 basis points today. 


There'll be no further interest rate hikes from the Federal Reserve in December or January, then, with the next move likely to be down, perhaps just a few months thereafter. 

UK 2-year gilts also saw yields tumbling to around 4½ per cent, the lowest since early June, which should get the housing market over there moving again in due course. 

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Tuesday, 14 November 2023

Chinese buyers return (The Australian, Money Puzzle podcast)

The Australian Podcast

I joined James Kirby on The Australian's Money Puzzle podcast, where we discussed the return of Chinese buyers, APRA's lending assessment buffer, mortgage stress and delinquencies, mortgage insurance, bonus savings accounts, and more.

Discussed this time around:

-Chinese capital is back in Aussie property with a vengeance

-Higher interest rates and more regulation are causing investors to leave the market, on a net basis

-Most homeowners are hanging on, and mortgage delinquencies remain relatively low for now

-Bonus savings accounts are a nightmare, and may yet need a further look from the ACCC 

-What next for inflation targeting?

-Lenders mortgage insurance...is it a rort?

-APRA's lending assessment buffer is too wide, is shutting borrowers out of the market, and is contributing to the record rental crisis

-And more...

The below article is paywalled, but you can also tune in at Apple Podcasts here

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



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Rental squeeze, pressure resumes

Rental squeeze tightens 

Rental vacancy rates are trending lower again, after a bit of pause. 

Here's the 6-month trend. 


SQM Research reported a monthly drop in October in Sydney, Brisbane, Adelaide, Canberra, and Hobart, as well as most regional areas, taking the national vacancy rate down to just 1 per cent. 


Source: SQM Research

This is a significant decline, and represents an ongoing national rental crisis, reported SQM:


Rents continued to rise in October, as a result, and are up by 15-16 per cent over the past year across the capital cities.


Louis Christopher of SQM reports that with high levels of population growth rents and only around 153,000 dwellings likely to be built next year (before demolitions), rents are likely to continue to rise at a 10 to 15 per cent pace. 

SQM's media release can be found here

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