Westpac rate adjustment could be sign of things to come

May 1st, 2012

Westpac’s decision to increase its standard variable rate discount could be a sign that the lender expects the Reserve Bank to cut rates at today’s Board meeting. Yesterday, Westpac announced it would increase its standard variable discount to 0.70 percentage points from 0.40 per cent to home loans from $150,000 on the same day the Reserve Bank meets to decide on changing the official cash rate.

Westpac has jumped the gun and announced fixed rate reductions and a variable rate discount before the Reserve Bank meeting. It seems like Westpac are betting on the RBA to drop the official cash rate. It also gives some cover for Westpac to pass on less than the full cash rate reduction, by pointing to these discounts and fixed rate cuts.
Lenders are getting more creative when it comes to offering discounts and incentives for home loans. But borrowers need to remember that big discounts don’t mean you are getting the best home loan deal. We’re in a new lending environment where many lenders are moving their interest rates independently of the RBA, whether it’s by not passing on the full rate cuts to their customers or creeping their rates up slowly every few weeks.

 

 

Rate cut expected after weak inflation

April 26th, 2012

The Reserve Bank of Australia is all but certain to cut rates in May, with new CPI data weaker than expected.  CPI rose by 0.1 per cent in the March quarter of 2012.

The Housing Industry Association said the CPI result was weak enough to warrant a 50 basis point rate cut at next week’s Board meeting. The wider Australian economy needs a further 75 basis points of interest rate cuts and there is nothing standing in the way of a 50 basis point move to get the ball rolling next Tuesday.
50 points would be a bold move for the RBA, but it would be entirely appropriate given the pulse of the Australian economy.

 

 

 

 

 

Property taxes send $30bn to government

April 20th, 2012

More than $33 billion was added to local and state government coffers over the last year from property related taxes, despite a deterioration in property market conditions. New research from RP Data, property related taxes amassed a healthy 47.3 per cent in tax revenue for state and local governments.  Total property-related tax revenue increased by 4.6 per cent over the year – following a record increase of 14.3 per cent over the 2009-10 financial year.

Despite this, the total value of residential property transactions in 2010-11 fell by 17 per cent compared with the previous financial year. Over the financial year capital city home values fell by 1.4 per cent and transaction volumes for homes were 20 per cent lower than over the previous year.

Considering that since the end of the 2010-11 financial year property values and transaction volumes have continued to fall, I would expect that in order to grow tax revenue state and local governments may be looking to again increase land tax and municipal rates as there is likely to be limited (if any) growth in stamp duty revenue.

Property tax is clearly one of the most important sources of revenue for state and local governments and as a result it is likely that these governments will look to make adjustments to grow revenue. Most notably, we already know that rates have increased over the year and some changes have been made to land tax calculations.

With the soft market conditions over the financial year to date, I expect that state and local governments will begin to look for other ways to compensate the falls in property related taxes. Potentially this means higher rates of stamp duty or charging a greater amount of land tax / municipal rates.

2011 housing down by almost 10pc

April 19th, 2012

ABS figures released today confirm a very weak quarter for new housing in December 2011. New residential building work fell by 1.7 per cent in the December 2011 quarter to be down by 7.7 per cent when compared to the year before.  Meanwhile, the value of major alterations and additions work done, which accounts for around 20 per cent of total renovations activity, fell by 2.1 per cent over the quarter. The overall value of work done in total over the 2011 calendar year was down by almost 10 per cent.

Things are just getting worse for both new housing and major alterations and additions activity.  In the December 2011 quarter, seasonally adjusted residential building work done fell for a third consecutive period, declining by 1.8 per cent to an annualised level of $44.5 billion.

The situation is very clear – interest rates are too high, the short term focus on a return to budget surplus badly timed, and housing policy reform

Australians want to buy now

April 18th, 2012

More than 40 per cent of Australians believe 2012 is the best time to purchase a residential property. According to QBE LMI’s latest mortgage report  more than 60 per cent of Australians intend to buy property in the next three to five years.  These survey results prove there is still a good appetite for residential property.

Despite the ongoing global uncertainty and lower sentiment among borrowers, Australians intend to continue purchasing properties and 55 per cent believe it is important to get into the market now, rather than later. The interest rate cuts at the end of last year have helped promote residential property and encourage first home buyers to jump into the market as quickly as possible. It is more important to get into the market now than wait and save for a bigger deposit.

May rate cut on the cards

April 10th, 2012

Pressure is mounting on the Reserve Bank of Australia (RBA) to cut the cash rate in May after unexpected hurdles slow the nation’s growth. The increasing cost of living may spark the RBA to drop rates, with average petrol prices over the long-weekend over $1.50 according to the Australian Institute of Petroleum.

The latest RP Data statistics also show a flat market with house prices, with no improvement seen over the first quarter of the year. Poor results are expected in the housing finance and employment results which will be released by the Australian Bureau of Statistics later this week.

International news is also making its mark on Australia with a slowing growth rate in China also causing damage at home. Spain conceded its debts will balloon this year to their highest level for two decades. The Spanish government announced that the debt-to-GDP ratio will leap to 79.8 per cent in 2012 from 68.5 per cent last year.

Also, news of tension between the US and China over the holiday may cause the Australian market to suffer according to the Australian Financial Review, despite the US government playing down the fears of confrontation.The industry will be keeping a close eye on the release of vital indicators in the coming week including consumer sentiment, employment figures and housing finance.

RBA Leaves Rate Unchanged

April 3rd, 2012
At its meeting today, the Board decided to leave the cash rate unchanged at 4.25 per cent.

Recent information is consistent with the expectation that the world economy will grow at a below-trend pace this year, but does not suggest that a deep downturn is occurring. Several countries in Europe will record very weak outcomes, but the US economy is continuing a moderate expansion. Growth in China has moderated, as was intended, and is likely to remain at a more measured and sustainable pace in the future. Conditions around other parts of Asia softened in 2011, partly due to natural disasters, but are not showing signs of further deterioration. Some moderation in inflation has allowed policymakers in the region to ease monetary policies somewhat. Commodity prices declined for a few months last year and are noticeably off their peaks, but have been relatively stable for a while now, at quite high levels. Australia’s terms of trade have peaked, though they remain high.

Financial market sentiment has generally continued to improve in recent weeks and capital markets are supplying funding to corporations and well-rated banks. At the margin, wholesale funding costs are tending to decline, though they remain higher, relative to benchmark rates, than in mid 2011. But the task of putting European banks and sovereigns onto a sound footing for the longer term remains large and Europe will remain a potential source of adverse shocks for some time yet.

In Australia, growth in domestic demand ran at its fastest for four years in 2011, driven by private spending. Nonetheless the balance of recent information suggests that output growth was somewhat below trend over the year. There are differences in performance between sectors, and considerable structural change is occurring. Labour market conditions softened during 2011, though the rate of unemployment has been little changed for some time.

Interest rates for borrowers remain close to their medium-term average. Credit growth remains modest. Housing prices have shown some signs of stabilising recently, after having declined for most of 2011, but generally the housing market remains soft. The exchange rate has remained high over recent months, even though the terms of trade have declined somewhat.

In underlying terms, inflation was around 2½ per cent in 2011. CPI inflation was higher than that but will fall over the next quarter or two. It is currently expected that inflation will be in the 2-3 per cent range over the coming one to two years. This forecast abstracts from the effects of the carbon price and also embodies an assumption that productivity growth in the economy increases somewhat as a result of the structural change now occurring. At its next meeting, the Board will have the opportunity to reassess the outlook for inflation, taking into account not only data on demand and output but also forthcoming information on prices.

The Board eased monetary policy late in 2011. Since then, its judgement has been that, with growth expected to be close to trend, inflation close to target and lending rates close to average, the setting of monetary policy was appropriate. The Board’s view was also that, were demand conditions to weaken materially, the inflation outlook would provide scope for easier monetary policy. At today’s meeting, the Board judged the pace of output growth to be somewhat lower than earlier estimated, but also thought it prudent to see forthcoming key data on prices to reassess its outlook for inflation, before considering a further step to ease monetary policy.

Technology Trends

April 3rd, 2012
Just as the fax machine has been relegated to dinosaur status, so too will email be considered old hat. Analysts predict that 2012 will see technologies become more social, more connected and increasingly voice controlled.
Embracing the rapid movement in technology is not always easy but investing the time and effort to take on a new technology almost always pays dividends. Let’s look at what’s in store for us over the coming year.

Voice Command
The success of Siri (a speech-recognition ‘personal assistant’ that’s built into all Apple iPhone 4S smartphones) will prompt this type of technology to be used in other handsets, computer tablets (mobile computers), PCs and on websites.

Email on the Out
The popularity of social networks and messaging products marks the decline in email usage. Downloading services that allow the sharing of links has also proved quicker and more smart-phone-friendly than email.

App on the Up
App stores will grow in the number of available options as more companies come forward to help free us from content overload.

Windows 8 – Touch
Windows 8 Touch will bring ‘touch’ into the mainstream PC market, narrowing the gap between notebooks and tablets. Users of Windows 8 devices will be able to tap and swipe their way to touch-based applications via big, touchable panels.

Social media
Social media will continue to grow and insert itself into even more aspects of daily life, particularly those that are geared to photo and video based interaction. Social networks will add more features and get even more competitive, with Google+ trying to dominate the market.

Mobile capabilities
There will be an increase in mobile phone capabilities in every aspect and a growing number of internet users will demand access to content through mobile devices. Phone hardware and software will become more sophisticated and phone video will continue to improve in quality.

Getting Thinner
Our TVS, PCs and tablets are thin – so too will our laptops become as thin as manufacturers can allow.  The emphasis will be on laptops that look great, run quietly, and are easier to carry.

Fix or not?

March 28th, 2012

A drop in fixed rates by a number of banks and lenders has increased the number of borrowers who are fixing their home loans.

If you decide to do the same, make sure you are fixing for all the right reasons not just the lure of a cheap rate. Be fully informed of the implications of locking into a fixed rate as you don’t want to later regret your decision if variable rates drop.
Your financial situation and personal preferences should always be the guiding factors in whether to choose a fixed or variable home loan. Both loan types have their pros and cons so talk to us for the best advice about what product suits your budget and lifestyle.

The insurance of fixing
Choosing a fixed loan is similar to buying an insurance policy; it gives you certainty over a period of time. In the current climate of global economic upheaval, a fixed rate can be a good option if you are on a tight budget because it allows you to know exactly how much each repayment will be.

On the downside, many fixed loans charge for extra repayments and early payout (break fees). Seek advice before you sign the contract on how the break fees are calculated in case you have to sell or refinance within the set term. The more rates fall, the higher the break cost because the re-financer has to compensate themselves for the loss of re-lending the money at a lower rate.

The ups and downs of variables
Variable loans have more features and greater flexibility than fixed loans but as the rate fluctuates according to various market conditions they can be risky if you’ve overcapitalised on your loan.

If your variable rate falls, you may be making lower repayments than if you had fixed your rate but if the variable rate rises, your monthly repayments increase. When choosing a variable it’s important to plan for the possibility of rate rises and be able to adjust your budget accordingly.

Other options
Split rate and capped loans are hybrids between fixed and variable loans.

Split rate loans allow you to divide your loan between fixed and variable interest rates, which gives you a foot in both camps.
Capped loans are often offered as honeymoon or introductory loans and under this type of loan the interest rate is fixed for the capped period. During this period, the interest rate cannot go higher but it may go lower if the lender’s standard variable interest rate falls below the capped rate.

Price Bubble Debunked

March 16th, 2012

Despite talk of a housing price bubble, ANZ research shows there is little chance of a housing market crash this year. The bank forecasts prices to remain on hold or fall slightly, but not crash.

In its recent property market assessment, ANZ argues that gains in house prices have been driven by lower interest rates and an increase in household income.

The ANZ ‘Australian Housing Chartbook’ reports: “A combination of lower interest rates, falling house prices and rising household incomes has improved Australian house purchase affordability over the past 12 months.”

“Despite the continued concerns about significant Australian house price overvaluation from some commentators, housing market fundamentals remain supportive.”

This is backed up by ANZ compiled data on international house prices, rental yields and house price-to-income ratio comparisons – showing Australian house prices have not deviated from international trends.

HSBC Bank chief economist Paul Bloxham agrees that there is little to fear from a price bubble. In the recent HSBC global research report ‘Australia in 2012′, he states there are three main reasons why prices won’t plummet: the majority of houses can service their debt; the undersupply of housing is growing at a greater rate than the decline in population growth; and there is strong demand for housing close to major urban centres.

“We remain unconcerned about the possibility of a large decline in housing prices this year,” concludes Bloxham.