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.

Tuesday, 10 March 2026

Dwelling stock value reaches $12.3 trillion

Property stock

The ABS reported that the value of Australia's dwelling stock rose to $12.3 trillion in the December quarter.

The national mean dwelling price rose by +2.7 per cent over the quarter to $1.07 million. 

Prices have increased for 13 consecutive quarters, noted the ABS. 


Source: ABS

Australia's annual GDP is under $3 trillion, so the ratio of dwelling stock to annual GDP is now back up to 4.3x. 


The reported numbers are preliminary estimates, but these figures showed an estimated increase of around 166,000 dwellings in 2025. 


Australia's estimated resident population figures are also subject to periodic revision, but it looks as though the average number of persons per dwelling has levelled off (having rebounded from the pandemic 'race for space' lows). 


The ABS noted:

"The mean price of residential dwellings rose in all states and territories this quarter, with growth most evident in Western Australia (7.5 per cent or $70,500), Queensland (4.8 per cent or $48,800) and South Australia (4.5 per cent or $40,800)."

---

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 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 over 4.6 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 16,500 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.

Monday, 9 March 2026

Population swings to WA & QLD

Population swings

The working age population in New South Wales has now more than rebounded to its pre-pandemic trend, but in Victoria this has not been the case. 


Where have people been going instead?

The answer is largely to south-east Queensland and booming Western Australia. 


Brilliant and simple charts which help to explain so much about the Aussie economy and housing markets over the past 5 years. 

---

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 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 over 4.6 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 16,500 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, 8 March 2026

Podcast: Are buyers finding opportunities in this two speed market?

Property podcast

This week on the podcast Chris and I discussed:

  • Inflation risks returning as global instability pushes up energy costs, with fuel jumping quickly in parts of Australia 
  • Why the RBA may prefer waiting for quarterly data
  • Evidence of a two speed housing market
  • The on the ground reality for first home buyers at the lower end, including competition for scarce houses and buyers being pushed toward poorer assets amid FOMO 
  • Negative gearing and CGT reform chatter ahead of the budget
  • The core supply problem getting worse: building approvals down 
  • Why approvals are still not enough for the national target
  • Listener Q&A

Tune in here (or click on the podcast 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 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 over 4.6 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 16,500 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.

Saturday, 7 March 2026

US nonfarm payrolls freeze up

Hiring freeze

The obvious doesn't really need stating here that things have seriously heated up in the Middle East, and this has sent oil prices soaring, with the Brent crude oil price surging to above $90.

Ouch.  A couple of weeks ago we had the luxury of unleaded fuel prices perhaps down in the mid-150s...now you might be paying around $2.20 (or perhaps a lot more) for a litre, depending upon where you fill up. 

Gas and shipping prices also seem likely to experience a burst of upwards pressure, which will lead to inflationary worries. 

It's less clear how long these pressures will persist for - it's doubtful anyone can say for sure - though no doubt the US will doing its utmost to secure all the oil it can.

Generally central banks might hope to 'look through' temporary supply shocks, particularly if business and consumer sentiment is also going to take a corresponding hit, but of course this case is trickier to argue for when the headline rate of inflation is already well above target. 

Back to the actual data, and the Bureau of Labor Statistics released the latest US nonfarm payrolls data, which showed an increase in the unemployment rate, albeit just to 4.4 per cent.


Granted, that's not a particularly high rate of unemployment, but the jobs growth figures have slowed significantly, and the participation rate fell to the lowest level since 2021 at 62 per cent.

In fact, nonfarm payroll employment fell by -92,000 in February, and the 3-month average employment gain has slowed to near zero.


Source: BLS

Clearly this isn't a great dynamic with rising inflation looking likely into an economy with so little net hiring.

Markets have been twitchy all week, but to date retail investors have appeared happy enough to buy the dips.

Indeed, the S&P 500 index for the year to date is down by just -1.7 per cent (and is still up 16.8 per cent from a year earlier). 


That's pretty remarkable when you consider that even before the Middle conflict flared up in earnest markets were already roiling on concerns around private credit, and SaaS stock prices were being walloped due to concerns of AI disruption. 

Interesting week or two ahead by the looks of it. 

James Foster ran through the latest weekly news 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 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 over 4.6 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 16,500 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, 4 March 2026

Economy grew by 2.6pc in 2025

Economic growth picks up

It has been said that the Aussie economy picked up some surprising strength in  the second half of 2025, but that growth was heavily depending on big population growth and heavy government spending.

The national accounts for the December 2025 quarter did partly reflect that reality. 

The estimated population appears to have taken a large jump of more than 100,000 in the December quarter - perhaps this will be revised lower. 

Australia's economy grew up +0.8 per cent in the December quarter, seasonally adjusted, taking annual GDP growth up to +2.6 per cent...but with a timely lift in productivity. 

Public demand increased again by +0.8 per cent over the quarter, and government consumption increased to a new peak of 23 per cent of GDP (h/t Mark the Graph). 


GDP per capita increased for the fourth quarter on the bounce, to be +0.9 per cent higher than a year ago, so it's good to see living standards on the rise again. 


In current prices terms, nominal GDP hit a new high in late 2025.


Dwelling investment growth slowed from +2 per cent in Q3 to +0.6 per cent in Q4, but construction should remain solid in 2026 given the pipeline of housing underway. 

Consumer spending was surprisingly a bit lacklustre and slowed in Q4, as households shored up their finances a little (this weaker figure was also partly due to electricity rebates). 

At the household level, the saving ratio increased from 6.1 per cent to 6.9 per cent, which was the highest level since 2022.


The recent estimated increase in household savings rates has been in part down to lower mortgage interest payments, and this trend will reverse in 2026 as mortgage rates increase again.

Most borrowers in Australia are on variable rate mortgages, so the impact on consumers will be fairly immediate. 


Finally, Australia's terms of trade are off their highs, but still remain at a historically elevated level. 


James Foster ran through the national accounts in more detail here

The wrap

Overall, 2025 finished with the economy growing at a fair clip again, pushed along by a bigger government and high levels of government spending, both at the Federal and state level.

As for the outlook for 2026, Middle East tensions and conflicts have historically tended to dent business confidence.

Higher oil and petrol prices and the February rate hike will also serve to dampen consumer sentiment, while market pricing currently sees the cash rate target rising by 25 basis by May 2026, potentially going all the way back up to the cycle highs at 4.35 per cent by February 2027. 

---

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 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 over 4.6 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 16,500 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, 3 March 2026

Building approvals dismal ahead of rate hike

Approvals at 19-month low

Building were expected to rebound after last month's -15 per cent drop, but instead fell another -7 per cent to just 14,564 in January, seasonally adjusted, for the lowest result in 19 months.

Detached house approvals are declining in Melbourne, but a surge of permits in Perth over the past two years has helped to keep the overall figures reasonably solid.

Sydney saw just 649 houses approved in January, partly due to seasonality, of course. 


Unit approvals continued their gentle uptrend in Brisbane, but have fallen back in Sydney and Melbourne of late. 


Adding it all together it was a pretty miserable set of numbers for December and January, and this was obviously all before interest rates were increased in February. 


Annual dwelling approvals fell back to 193,500.


Over the past 19 months, approvals have been running at around 15,900 per cent month, which is obviously a long way short of what the government would like to see (at more like 20,000 per month). 


In other news, public expenditure again looks sets to add to the December quarter GDP growth (+0.3ppts contribution), so the National Accounts seem likely to show a reasonably solid result when they are released this week. 

James Foster stepped through the GDP partials here.

The Reserve Bank of Australia is naturally alert to inflation risks arising from oil and gas supply disruption, so the March meeting result and press conference will be an interesting one to watch. 

---

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 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 over 4.6 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 16,500 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.

Monday, 2 March 2026

Housing prices, the hot and the cold

February home values

Cotality reported the latest home values index for the month of February, with Sydney and Melbourne going slightly backwards over the quarter, and new sales listings picking up in the largest capitals. 

On the other hand, Perth and Brisbane prices have blazed higher by +6.8 per cent and +4.8 per cent respectively over the 3 month period, with Adelaide prices also up by +4.3 per cent. 


Source: Cotality

Within the recent data it's become quite clear that the bottom price quartile has been outperforming, as a direct result of the 5 per cent deposit scheme for first homebuyers.

Thus while Sydney house prices were down by -0.4 per cent over the quarter, unit prices were up by +0.8 per cent over the same timeframe.

There was also an equivalent disparity between affordable houses, where prices rose, and expensive houses, where prices fell.


Source: Cotality

Similarly, regional housing markets have picked up some pace, partly thanks to relatively more affordable prices. 

Rental prices have re-accelerated to rise by +1.7 per cent over the quarter, to be +5½ per cent higher over the year, though Cotality noted that rental inflation has eased in some cities. 


Source: Cotality

You can read the Cotality report in full here.

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In this context, it's interesting to reflect on Australia's capital city price-to-rent ratios.

I remember reading similar ratios in a book published by The Economist perhaps 25 years ago, and they were all doom and gloom at the time flagging massively overvalued markets - but they seemed to take no account of the change in inflation targeting policies and lower nominal interest rates. 

In any case, on a relative basis houses and attached dwellings in Victoria look to be better value now, as do attached dwellings and units in New South Wales. 


Not sure what's going on here with Perth - maybe the statistics are lagging? - but that market has well and truly sailed over recent years. 

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In other news, it looks like energy ETF bets are about to pay off bigly, for obvious reasons.


It seems that a drone strike has impacted the Saudi Aramco refinery in Ras Tanura - the world's largest oil export terminal - while ships are reportedly unable to secure insurance or access the Straits of Hormuz, which will likely lead to oil supply issues. 

An oil supply shock may lead to a nasty inflation surprise for the central bank, even if it does prove to be a temporary issue. 

---

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 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 over 4.6 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 16,500 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, 1 March 2026

Podcast: Inflation is still running hot. Construction can’t keep up. And the Olympics are coming

Property Podcast

This week on the podcast Chris and I discussed the following hot topics:

  • Inflation came in hot and what another potential rate hike means for buyer confidence
  • Why first-home buyers continue entering despite higher rates and tighter borrowing capacity
  • The impact of the revamped 5% deposit scheme on bottom-quartile prices
  • Why approvals are lifting but dwelling completions remain stubbornly low
  • Olympic-driven labour demand in Brisbane 
  • Infrastructure projects crowd out housing supply
  • The rise in build costs and how higher replacement values are embedding price support
  • Does regional outperformance reflect affordability, investor activity or structural shift?

We also had time to answer some of your questions in the Listener Q&A segment at the end. 

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 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 over 4½ million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 16,500 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.