Property

Home values rise 1.1%

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The CoreLogic Home Value Index recorded a 1.1% rise in dwelling values in August, with six of the eight capital cities recording a lift in dwelling values over the month. Performance of the combined regional areas remained comparatively soft, with dwelling values virtually flat at -0.1%.

The strong combined capital cities headline result masks the underlying movements associated with dwelling values which are trending differently from region to region and across the broad property types.

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In Sydney and Melbourne, dwelling values continued to increase at more than 1% month-on-month, with the cumulative growth (June 2012 to date) now reaching 64% in Sydney and 44% in Melbourne. Outside of Sydney and Melbourne, the third highest rate of capital gain over the same period was Brisbane at 18%, and was as low as 4% for Darwin.

The most recent twelve month period has seen dwelling values rise by a lower 7% per annum, with Perth and Darwin the only capital cities to record a fall in dwelling values over the same period, dealing by 4.2% in both cities. Softer economic conditions and a significant fall in overseas migration rates, together with an increasing net outflow of residents to other states and territories, has made a substantial dent in housing demand, reducing values and rental returns.

Read the full report here.

Interest Rates Steady

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The RBA has resolved to keep interest rates on hold at 1.5 per cent ahead of a possible US rate hike on 21 September and the release of Australian CPI figures on 26 October.

As expected, RBA governor Glenn Stevens’ final meeting before handing over the reins to his successor Philip Lowe proved to be uneventful.

The decision to keep rates on hold was in line with market expectations, with the ASX 30 Day Interbank Cash Rate Futures September 2016 contract pricing in a 95 per cent chance of ‘no change’ to the cash rate.

UBS chief economist Scott Haslem said the RBA is likely to remain on hold for the “foreseeable future” given firm growth data, a likely lower trend in the Australian dollar and concern about financial stability.

“While inflation will remain low, core inflation is likely to drift modestly higher from here,” Mr Haslem said.

The ANU Centre for Applied Macroeconomics Analysis (CAMA) Shadow Board attached a 57 per cent probability to 1.5 per cent being the correct policy setting.

“The CAMA RBA Shadow Board clearly believes that the cash rate should not be cut any further,” said the Shadow Board. “After the RBA’s decision in August to cut the cash rate to a historic low of 1.5 per cent, there is good reason to pause.

“Unemployment fell slightly, but only because of a large increase in part-time employment. With consumer price inflation equaling 1 per cent year-on-year, well below the RBA’s 2-3 per cent target band, and wage growth a modest 2.1 per cent year-on-year, there exist little immediate inflationary pressures,” said the Shadow Board.

Rick Maggi

7 Reasons for Optimism

7 Reasons for Optimism

Ever since the mining boom ended several years ago it seems a sense of gloom has pervaded debate regarding Australia. This article, by Dr Shane Oliver (AMP Capital) highlights that there are in fact several reasons to be optimistic about Australia's economy.

a Trump presidency?

a Trump presidency?

The US election is shaping up as the next major risk event for 2016. BT's Tim Rocks discusses what a Trump presidency would mean for the global economy and markets.

Interest rates cut to 1.5%

Interest rates cut to 1.5%

The Reserve Bank Board (RBA) met today and cut the official interest rate by 0.25% to 1.5%. This decision had been widely anticipated, as expectations of declining inflation for the June quarter were realised with the data released in late July.

UK votes to leave

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With UK voters narrowly voting to leave the EU markets, and Prime Minister David Cameron announcing his resignation, markets are reacting quite negatively to the news, as expected.

As outlined in the email the blog post below, the ‘Leave' vote will create a period of instability over the coming days and weeks, creating a potential buying opportunity in the short term. This may also add to the case for the RBA to cut interest rates, which was likely to happen anyway.

We’ll continue to monitor the situation, but in the meantime, it is important not to get too perturbed by the media frenzy as this is likely to be a storm in a teacup.

Enjoy your weekend (and stay away from the newspapers!).

For more information, contact Rick Maggi on 9382 8885 or rickmaggi@westmount.com.au.

Monthly Property Prices

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With the exception of Hobart, all capital cities experienced an uptick in prices over the last month. View here

For more information, contact Rick Maggi on 9382 8885 or rickmaggi@westmount.com.au.

Budget SPECULATION RIFE

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There will be added interest in the Federal Budget announcement next week (May 3rd) as it's likely to be the final major economic statement the Government makes before the election later this year, quite possibly July 2nd. With the opposition taking a strong stance on capital gains tax and negative gearing, we're looking at a focus this year on taxation. Corporate tax could be cut by up to 1.5% however, there is likely to be minimal, if any, relief in terms of personal income tax.

There may also be some changes to superannuation. Some potential changes might be reduced contribution caps, the concessional 15% tax on super contributions, an end to 'Transition to Retirement' pensions and taxes on superannuation pension payments.

Overall, the outlook is for minimal growth in government spending, with spending offset by savings elsewhere in the Budget.

Where sharemarkets are concerned, historically we have seen some sideways tracking in past election years, but there has been no evidence to date of a lasting impact caused by an election. In fact, Australian economic growth has actually been strong during election years since 1980.

We'll be watching the announcements closely next week and will keep our clients informed of any meaningful developments.

For more information, contact Rick Maggi on 9382 8885 or rickmaggi@westmount.com.au.

3 reasons to make your landlord rethink your lease...

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You love your current office space but everywhere you turn, you’re hearing stories of how soft the office leasing market is in Perth. There are signboards all over the place and the super deals tenants are securing are approaching levels reserved for urban myths of old. You start getting excited because you can see yourself halving your rental expense overnight. And then you pull out your lease and your face drops; you’ve still got a few years left on your term.

The thing is, even if your lease expires in 2019, for example, you can still take advantage of the current market conditions.

The reason for this apparent paradox is that you can create a win-win outcome for both yourself and your landlord when you understand the factors that motivate them in the current market.

The first is that it costs the landlord more to find a new tenant than it does to keep you. This is because there is invariably a period during which a property remains vacant and this represents lost income for the landlord and additional expenses because they have to pay the building outgoings out of their own pocket. If that wasn’t bad enough for them, they also have to allow for generous incentives to lure new tenants and then pay the leasing agent’s fees on top. It can really add up, especially in the current market.

The second factor involves the outlook for the office leasing market in the medium term and whether your lease will expire in a stronger or softer market. If your lease expires during a period where everyone expects the market to be stronger then there is no motivation for your landlord to do anything now, because they’ll be able to get a better deal in a couple of years. But if your expiry is due to occur in a stagnant or softer market (the current consensus view for the next couple of years) then it’s in the landlord’s interest to do a deal now to protect themselves from this risk. In essence, the question here is whether the soft leasing market is projected past your lease expiry.

The third factor has to do with the impact of your lease term on the building’s Weighted Average Lease Expiry (WALE) which is a significant metric in the valuation of the property. The longer your unexpired term and the larger your floor area, the larger the impact you have on the building’s WALE and, by extension, on the building’s value. A healthy WALE that gets over the current softness is a good thing in an investment property and if you can contribute to this then your landlord will want to hear from you.

It all comes down to the numbers; if you can propose a solution that addresses the combined impact of the above factors then you are making things interesting for the landlord. At the same time, the proposal has to make sense for you too in terms of your business plan and growth prospects. If your solution ticks both boxes then you have a marriage made in heaven.

If you want a sanity check of your numbers – or just want to talk about the market – give me a call on 9261 6698 or email me at theo.smyrniotis@colliers.com

Alternatively, contact Rick Maggi on 9382 8885 or rickmaggi@westmount.com.au.

16/03/16: Why Australian property won't crash

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Stronger than feared profit results and reasonable economic data in Australia, which are consistent with a rebalancing of the economy away from mining, are among the factors steering Australia away from a recession. Shane Oliver discusses this, along with the risk of a property crash and Australia’s declining negative gearing numbers.

Australian property update – negative gearing numbers Declining tax claims due to negative gearing in Australia are largely a result of low interest rates relative to rental yields. In other words, the benefit of negative gearing has somewhat declined. There is a broader issue at play however, which is the political debate proposing to restrict negative gearing tax concessions to only new properties.

Are we heading for a property market crash? Australian housing is expensive relative to incomes and rents. And household debt ratios are high. So yes, there is a risk of a sharp drop in property prices at some point. However, this is unlikely unless we see much higher interest rates or a surge in unemployment in the context of a recession. The foresight of the Reserve Bank and what has so far been a successful rebalancing of the economy in the face of the mining downturn mean that both of these scenarios seem unlikely at present. We’re going to see a 5-10% fall in property prices at some point in the next few years but at this stage it’s unlikely that we’re going to see a property crash.

How have company profit results turned out? The latest round of profit results reported by Australian companies related to the December half of 2015 and given recent sharemarket falls, these results have proven to be better than feared. Although resourcing companies saw big falls in profits and cuts to dividends, this was not surprising. More importantly, the remainder of results were reasonably good and showed decent profit growth.

For more information, contact Rick Maggi on 9382 8885 or rickmaggi@westmount.com.au.

11/02/16: IS THIS A BEAR MARKET?

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Fear of fear itself or something more fundamental?

AMP Capital's Dr Shane Oliver weighs in on the market meltdown and asks the tough questions. A must for retirees and investors looking for a calmer, mature assessment of the current climate. Read Here

10/02/16: Are we there yet?

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As the violent market volatility continues and emotions run high, I think this article, written by DFA Australia's Jim Parker ('Outside the Flags') manages to cut through the hysteria, helping to refocus the mind on what matters most when markets go awry. A good read for investors, retirees, and anyone looking for a little perspective. Read Are We There Yet?

01/02/16: DON'T LET A TOUGH START TO THE YEAR SET THE TONE

Last year global sharemarkets were hit by a range of worries including a slowdown in Chinese growth, rising US interest rates and slumping commodities prices.

However, despite the global market sell-off over the last few weeks, we expect conditions to somewhat improve during 2016, with global growth continuing and interest rates (monetary policy) remaining highly accommodative.

Interest rates... Interest rates are expected to remain low in 2016, and in Australia they might even go lower. The reality is that growth, while improving in some quarters, is still relatively constrained.

While the US Federal Reserve may raise rates a little further, they are likely to be extremely cautious as they wouldn't want to inadvertently derail the progress being made in the US economy.

Elsewhere around the world we're likely to see further easing, particularly in Japan, Europe and China. On the home front, Australia will continue to perform below potential and that is likely to encourage the Reserve Bank to cut interest rates again.

In short, there will be a lot of incentive for investors to look beyond cash and bank deposits where returns are going to remain very low for some time. For example, global share returns are expected gain in the vicinity of 7%-9%, according to AMP Capital.

Australian property market. The Australian property market is basically slowing down. However, the various capital cities and regions have been performing quite differently from each other, with price declines in Perth and Darwin, modest growth in Adelaide, Hobart, Canberra and Brisbane, and significant strength (at least in recent years) in both Sydney and Melbourne.

The slowdown has been in Sydney and Melbourne with negative house prices and lower auction clearance rates taking hold over the last three months, primarily due to the government's push to slowdown bank lending through tougher lending requirements and higher interest rates. These factors have combined to dampen investor sentiment and the downturn is expected to accelerate into 2017. That said, we don't see a property crash coming either.

Implications for investors? The combination of okay global growth, still low inflation and easy money remains positive for growth assets. But ongoing emerging market uncertainties combined with Fed rate hikes and geopolitical flare ups are likely to cause volatility.

> Global shares are likely to trend higher helped by a combination of relatively attractive valuations compared to bonds, continuing easy global monetary conditions and continuing moderate economic growth.

> For shares we favour Europe (which is still unambiguously cheap and seeing continued monetary easing), Japan (which will see continued monetary easing) and China (which will also see more monetary easing) over the US (which may be constrained by the Fed and relatively high profit margins) and emerging markets generally (which remain cheap but suffer from structural problems).

> Australian shares are likely to improve as the drag from slumping resources profits abates, interest rates remain low and growth rebalances away from resources, but will probably continue to lag global shares again as the commodity price headwind remains.

> Commodity prices may see a bounce from very oversold conditions, but excess supply for many commodities is expected to see them remain in a long-term downtrend, so patience is required.

> Very low bond yields point to a soft return potential from sovereign bonds, but it’s hard to get too bearish in a world of too much saving, spare capacity & low inflation.

> Commercial property and infrastructure are likely to continue benefitting from the ongoing search by investors for yield.

> National capital city residential property price gains are expected to slow to around 3-4%, moving into negative territory during 2017 as the heat comes out of the Sydney and Melbourne markets.

> Cash and bank deposits are likely to continue to provide poor returns, with term deposit rates running around 2.5%.

> The downtrend in the $A is likely to continue as the interest rate differential in favour of Australia narrows, commodity prices remain weak and the $A undertakes its usual undershoot of fair value. Expect a fall to around $US0.60.

This update is published by Westmount Financial/Westmount Securities Pty Ltd (ABN 42 090 595 289/AFSL 225715). It is intended to provide general information only and does not take into account any particular person’s objectives, financial situation or needs. Because of this, you should, before acting on any information in this document, speak to us and/or a taxation/finance professional.

01/01/16: Here's to You...

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When we look back at the things that helped make 2015 a great year, our warmest and fuzziest feelings come when we think of you, our client.

So thank you for choosing Westmount. Here's to another prosperous, healthy, exciting year full of possibilities!

The Westmount Team