Monthly Archives: January 2025

Inflation: is it enough?

While an interest rate cut for Australian mortgage holders is not yet in the bag, the signs are definitely promising.

The latest update from the Australian Bureau of Statistics confirms that the slowdown in underlying inflation that occurred in the September quarter continued through the three months to December, dragging the annual trimmed mean measure (that excludes more volatile price movements) from 4 to 3.2 per cent in six months.

After the decline in underlying inflation appeared to slow then stall in the middle of last year, the Reserve Bank of Australia signalled that any rate cuts were some time off.

But evidence of a sustained slowdown in the second half of 2024 has interest rate relief for borrowers squarely back in the frame.

Though underlying inflation remains above the RBA’s 2 to 3 per cent target band, headline inflation (2.4 per cent) is almost bang in the middle and the downward trajectory of underlying inflation’s growth rate could provide the central bank board with the reassurance it needs to consider a rate cut at its first meeting for the year on February 17-18.

Markets appear convinced this is what will happen.

But there are some wrinkles that might cause the RBA to hold off on reducing its cash rate just yet.

One of them is the extent of uncertainty about how global inflation pressures might evolve.

US President Trump is throwing tariff threats around like confetti and has talked a big game about hitting imports from major trading partners like China, Mexico, Canada and the EU with major imposts. If implemented, such tariffs could reignite inflation in the US, with probable spillover effects internationally.

Not only that, but the disruption this would cause to global trade flows could add to costs, which may in turn be passed through to consumers.

Locally, the looming federal election could also provide some pause for thought for the central bank.

While inflation has continued to slow despite strong government spending, particularly at the state level, if the rival political parties engage in a major bidding war ahead of the election that might cause the RBA to recalculate its inflation expectations.

The Albanese government will be quietly hoping that next month the RBA Board will put these quibbles to one side and announce the country’s first official interest rate cut in more than four years.

For a government struggling in the polls, that would be a welcome start.

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How unaffordable housing is robbing us all

We’ve all heard the stories about young (and not-so-young) people being effectively locked out of large parts of Sydney, Melbourne, Brisbane and other cities by soaring housing costs.

The hunt for an affordable home, whether to buy or rent, is drawing many to the urban fringe. It is causing others to forsake the big cities altogether and opt for a cheaper life in the regions[1].

It might be tempting to shrug and take the attitude that this is not such a big deal. After all, plenty of people in the past have been forced to live where they can afford, not necessarily where they choose. Why should the current crop of aspiring home owners (and renters) be any different?

A new research note from the e61 Institute gives a compelling reason why, and why we should all care.

It is well established that cities are enormous engines of economic activity, growth and wealth[2].

This is not to say that regions are not incredibly important to the economy and society, because they are.

But the numbers tell the story. According to estimates by SGS Economics and Planning, in 2018-19, Sydney accounted for 24 per cent of national GDP and Melbourne 19.3 per cent, while regional NSW’s share was 8 per cent and regional Victoria 4.1 per cent. Only in Queensland, the nation’s most decentralised state, were regional areas (9.7 per cent) slightly bigger than the capital (Brisbane, 9.3 per cent)[3].

Cities derive their economic power from the fact that workers and firms are clustered so close together, according to e61 Institute researcher Matt Elias.

This proximity means new ideas travel fast – faster than outside cities. Workers and firms learn from each other, just through everyday interactions.

As Elias puts it, “cooks exchange better cooking techniques, and software engineers exchange code for faster algorithms”.

This constant process of learning and exchange helps all, but is particularly beneficial for younger workers.

An e61 Institute study of wage gains found that workers of all ages who move from regions to cities enjoy significantly faster wage gains than those who remain in the regions. The effect is particularly marked among those in their 20s and 30s.

But in the past two decades, a separate study by e61 researcher Elyse Dwyer shows, there has been an exodus of people from Sydney, including a large contingent of young families seeking more affordable housing.

According to Dwyer, for the last 20 years Sydney has been losing about 0.5 per cent of its population each year to other parts of Australia, particularly regional areas like Wollongong, Newcastle, Canberra and the Gold Coast.

This may be costly for us all.

Ask most economists about what drives up wages (and hence, living standards) and they will say it mostly comes down to productivity – essentially, how much is produced for a given amount of labour.

During the 1990s Australia, like much of the world, went through a productivity boom.

Productivity growth averaged 2.2 per cent during the period. But since then, productivity gains have slowed dramatically. In the past five years they have averaged just 0.52 per cent a year[4].

Among those worried about the productivity slowdown is the Reserve Bank of Australia.

It frets that with productivity barely growing, the wage rises being secured in the current tight labour market are adding to business costs without being offset by cheaper production costs.

The risk is that this will hold up, and possibly drive up, the prices businesses charge, delaying the fall in inflation and forcing the RBA to hold interest rates higher for longer.

No-one yet knows why productivity is growing so slowly.

There are plenty of likely culprits, including labour hoarding by employers, lower business investment and challenges in the adoption of the technological breakthroughs.

But perhaps one contributor is exodus of many young workers and their families from economically dynamic (and human capital-enhancing) inner-city areas.

The hunt for affordable housing could be costing all of us in terms of higher inflation and interest rates – homeowners, homebuyers and renters alike.


[1] City or bush? Where prices have grown the most in recent years

[2] SGS-Economics-and-Planning_Economic-Performance-of-Australian-Cities-and-Regions.pdf

[3] SGS-Economics-and-Planning_Economic-Performance-of-Australian-Cities-and-Regions.pdf, p10

[4] Australia’s productivity performance – Productivity Commission

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