Retail Trade Slightly Up Again – ABS

The ABS released their trade data for January 2015 today. Households are still being cautious about their spending patterns, driven by slow wage growth, rising living costs and falling confidence. The trend estimate rose 0.2% in January 2015. This follows a rise of 0.2% in December 2014 and a rise of 0.3% in November 2014 In trend terms, Australian turnover rose 3.1% in January 2015 compared with January 2014.

By industry in January, household goods retailing (0.3%), Food retailing (0.1%), Clothing, footwear and personal accessory retailing (0.7%), Cafes, restaurants and takeaway food services (0.3%) and Department stores (0.5%). Other retailing (-0.2%) fell in trend terms in January 2015.

By state in January, Queensland (0.4%), Western Australia (0.4%), New South Wales (0.1%), South Australia (0.3%), Tasmania (0.1%) and the Northern Territory (0.1%). Victoria (0.0%) and the Australian Capital Territory (0.0%) were relatively unchanged in January 2015.

GDP Trend Down to 0.4% In December Quarter

The ABS data shows that in trend terms, GDP increased 0.4% in the December quarter 2014. This gives an annual read of 2.3% in trend terms. We need policy changes to get industry to invest and grow. we cannot rely on household expenditure and property speculation to do the job. This gives weight to lower interest rates further, but only if the property sector can be controlled first.

GDPDec2014Gross value added per hour worked in the market sector grew 0.1% and the Terms of trade fell 1.9%. In seasonally adjusted terms, GDP increased by 0.5% in the December quarter, giving an annual rate of 2.5%. The Terms of trade decreased 1.7%, and Real gross domestic income increased 0.2%.

In seasonally adjusted terms, the main contributors to the increase in expenditure on GDP were Net exports (0.7 percentage points) and Final consumption expenditure (0.6 percentage points). The main detractor was Changes in inventories (-0.6 percentage points).

In seasonally adjusted terms, the main contributors to GDP growth were Construction and Health care and social assistance each contributing 0.1 percentage points to the increase in GDP. The main detractor to growth in GDP was Professional, scientific and technical services (-0.1 percentage points).

Pay From Your Smart Watch – Optus

Optus today announced a proof of concept (POC) that uses wearable technology to enable mobile payments on Apple and Android handsets via the Cash by Optus app. Cash by Optus is a contactless payment app, powered by Visa payWave, which allows customers to use a compatible smartphone to pay for goods and services instead of using cash or plastic debit and credit cards.

This next evolution of Cash by Optus enables contactless payments across multiple platforms. It uses wearable technology – a connected watch or a wristband – linked to an Android or Apple handset. Payments can be made using only the wearable without the linked phone nearby. When in close range, the connected watch and linked smartphone sync up via Bluetooth to update the account balance on the connected watch and transaction details on the linked phone.

Optus was the first Australian telco to launch a mobile payments app late last year, on Android, but wearable is designed to work on both Apple and Android smartphones. Launched in collaboration with Visa and Heritage Bank, Cash by Optus uses Near Field Communication (NFC) and Visa payWave technology that can replace cash purchases below $100.

Cash by Optus works just like a Visa Prepaid debit card. Customers can load up to $500 at any one time and make contactless purchases under $100 at any of the hundreds of thousands of retailers that accept Visa payWave. To get access to Cash by Optus, customers need an Optus mobile service on a monthly plan, a compatible Android smartphone, a NFC enabled SIM and the Cash by Optus app. Cash by Optus is now available for over 110 compatible Android devices across 10 different vendors – an increase from 25 compatible devices at launch last year. The app uses Visa payWave technology, which features the international EMV chip standard, and provides some of the most widely adopted cryptographic security.

Cash by Optus speeds up the transaction process and makes payments even more convenient compared to fumbling with cash and heavy change. Australians are leading the world in their usage of contactless payments with over 75 million Visa payWave transactions in January 2015. In fact, more than half (60%) of face-to-face Visa transactions in Australia are made using Visa payWave. Cash by Optus will continue to evolve as compatibility with platforms, devices and systems grows. Future applications of Cash by Optus could extend to the prepaid mobile market and to other sectors including public transport.

PayPal to launch Tap and Go enabled card reader in Australia

The payments landscape is set to change in Australia as PayPal continues to develop its PayPal Here small business card payment solution by launching a new Tap and Go enabled version of its PayPal Here Chip and PIN card reader. As highlighted previously, expect to see more disruption to the payments landscape, at the expense of incumbents.

PayPal Australia has announced it is launching a new Tap and Go enabled version of its popular PayPal Here Chip and PIN card reader. The PayPal Here app turns a smartphone into a complete payments solution, allowing businesses to capture every sale, regardless of the payment method, and coupled with the new PayPal Here Tap and Go card reader will allow businesses to accept card payments faster than ever.

The new card reader will enable businesses to accept contactless card payments from debit and credit cards and continue to support chip and PIN payments. With PayPal Here businesses can also accept PayPal payments via PayPal’s Check-in technology, generate and distribute invoices and send receipts.

In response to a changing retail landscape, the new card reader has been engineered specifically for Australian small businesses, service providers and casual sellers who need to accept card payments on-the-go. PayPal Here is also suitable for in-store retailers looking to diversify their payments offering and provides an innovative, pay-as-you-go solution for taking payments.

The launch of PayPal Here reflects an increasing appetite amongst Australians for NFC enabled technologies: “There is an expectation of choice from Australian consumers who are looking for the flexibility to pay via whatever method they choose and we’re increasingly seeing that customers are looking for the convenience offered by contactless payment,” said Emma Hunt, Director of Small Business, PayPal Australia.

“We need to ensure we arm businesses with the technology and resources needed to adapt to the ever-changing payments landscape. Our new payments solution will allow businesses to take advantage of the popularity of contactless payments here in Australia, as well as continue to take secure Chip and PIN payments on-the-go,” she continued.

As with the current PayPal Here Chip and PIN solution, a business simply pairs the new card reader via Bluetooth with a smartphone or tablet (for iOS and Android) and accepts secure payments through the PayPal Here app anywhere they’re trading.

There are no monthly subscription fees to use PayPal Here, just a one-off charge for the card reader and then a small fee per transaction.*

“The current PayPal Here card reader has proven to be really popular, with tens of thousands of Australian businesses accepting payments from market stalls, ute trays and garages across the country,” continued Hunt.

“The smartphone has well and truly become the mission control device for running a small business and the new iteration of the PayPal Here device provides businesses with another way for consumers and businesses to pay and get paid.”

Businesses can sign up to PayPal Here at www.paypal.com.au/here. The new card reader will be generally available later in 2015.

*Fees: 1.95% for payments through the PayPal Here Chip and PIN card reader, or PayPal check-in payments, 2.6% + $0.30c for invoices, and 2.90% + 0.30c for card payments manually entered into the PayPal Here app. For more information please see PayPal’s Combined Financial Service and Product Disclosure Statement at: https://www.paypal.com/au/webapps/mpp/ua/cfsgpds-full#18_Fees_and_charges

The Post-Crisis Bank Capital Framework

David Rule, Executive Director, Prudential Policy at the Bank of England gave a good summary of the current issues surrounding capital, and commented specifically on issues surrounding internal (advanced) methods.

Six and half years after the depths of the Great Financial Crisis, we know the shape of the future global bank capital framework. But important questions do remain. Today I want to focus on how regulators should measure risk in order to set capital requirements, with some final remarks on the particular case of securitisation. To start, though, a reminder of the key elements of the post-crisis, internationally-agreed framework:

  • Banks have minimum requirements for at least 4.5% of risk-weighted assets (RWAs) in core equity and 6% of RWAs in going concern Tier 1 capital, including for the purpose of absorbing losses in insolvency or resolution. Basel III tightened the definition of capital significantly.
  • Systemically-important banks have further loss absorbing capacity so that they can be recapitalised in resolution without taxpayer support, ensuring the continuity of critical functions and minimising damage to financial stability.
  • In November 2014, the Financial Stability Board (FSB) proposed that total loss absorbing capacity (TLAC) for globally systemically-important banks (G-SIBs) should comprise at least 16-20% RWAs.
  • Core equity buffers sit on top of this TLAC so that the banking system can weather an economic downturn without unduly restricting lending to the real economy; the Basel III capital conservation buffer for all banks is sized at 2.5% of RWAs.
    o Systemically-important banks hold higher buffers; and
    o Buffers can also be increased counter-cyclically when national authorities identify higher systemic risks.

The new bank capital framework will cause banks to hold significantly more capital than the pre-crisis regime. Major UK bank capital requirements and buffers have increased at least seven-fold once you take account of the higher required quality of capital, regulatory adjustments to asset valuations and higher risk weights as well as the more obvious increases in headline ratio requirements and buffers. Small banks have seen a lesser increase than systemically-important banks, reflecting the important new emphasis since the crisis on setting capital buffers and TLAC in proportion to the impact of a bank’s distress or failure on the wider financial system and economy. In sum, the framework is now impact- as well as risk-adjusted. From a PRA perspective, this is consistent with our secondary objective to facilitate effective competition.

We are currently in transition to the final standards, with full implementation not due until 2019. Although the broad shape is clear, I want to highlight four areas where questions remain:

First, the overall calibration of TLAC. The FSB will finalize its ‘term sheet’ that specifies the TLAC standard for G-SIBs in light of a public consultation and findings from a quantitative impact study and market survey. It will submit a final version to the G-20 by the 2015 Summit. National authorities will also need to consider loss absorbing capacity requirements for banks other than G-SIBs. In the United Kingdom, the Financial Policy Committee (FPC) will this year consider the overall calibration of UK bank capital requirements and gone-concern loss absorbing capacity.

Second, the appropriate level of capital buffers, including how and by how much they increase as banks are more systemically important. The Basel Committee has published a method for bucketing G-SIBs by their global systemic importance, a mapping of buckets to buffer add-ons and a list of G-SIBs by bucket. This will be reviewed in 2017. Separately the US authorities have proposed somewhat higher add-ons. National authorities also have to decide buffer frameworks for domestically systemically-important banks or D-SIBs. In the UK, the FPC plans to consult on a proposal for UK D-SIBs in the second half of this year.

Third, the location of capital buffers, requirements and loss absorbing capacity within international banking groups. A number of such groups are moving towards ‘sibling’ structures in which operating banks are owned by a common holding company. This has advantages for resolution: first, loss absorbing capacity can be issued from a holding company so that statutory resolution tools only have to be applied to this ‘resolution entity’ – the operating subsidiaries that conduct the critical economic functions can be kept as going concerns; and second, the operating banks can be more easily separated in recovery or post-resolution restructuring. It also fits with legislation in countries such as the UK requiring ring fencing of core retail banking activities and the US requiring a foreign banking organization with a significant U.S. presence an to establish intermediate holding company over U.S. subsidiaries. A ‘single point of entry’ approach to resolution might involve all external equity to meet buffers and external equity and debt included in TLAC being issued from the top-level holding company. An important question then is to what extent and on what terms that equity and debt is downstreamed from the top-level holding company to any intermediate holding companies and the operating subsidiaries. This will also be influenced by the final TLAC standard that includes requirements on these intragroup arrangements.

Finally, I would like to spend more time on my fourth issue: how to measure a bank’s risk exposures in order to set TLAC and buffers – or, in other words, determining the denominator of the capital ratio. Here regulators have to balance multiple objectives:

  • An approach that is simple and produces consistent outcomes across banks. Basel I, based entirely on standardised regulatory estimates of credit risk, met this test.
  • An approach that is risk sensitive and minimises undesirable incentives that may distort market outcomes. Whether we like it or not, banks will evaluate their activities based on return on regulatory capital requirements. So if those requirements diverge from banks’ own assessments of risk, regulation will change market behaviour. Sometimes that may be intended and desirable. But often it will not be. Basel I, for example, led to distortions in markets like the growth of commercial paperback-up lines because under-one-year commitments had a zero capital requirement. Subsequent developments of the Basel capital framework sought to close the gap between regulatory estimates of risk and firms’ estimates of risk by allowing use of internal models for market, operational and credit risk.
  • An approach that is robust in the face of uncertainty about the future. Estimates of risk based on past outcomes may prove unreliable. We should be wary of very low capital requirements on the basis that assets are nearly risk free. And behavioural responses to the capital framework may change relative risks endogenously. For example, before the crisis, banks became dangerously over-exposed to AAA-rated senior tranches of asset backed securities partly because, wrongly, they saw the risks as very low and partly because the capital requirements were vanishingly small.

Ideally regulators would design a framework for measuring risk exposures that maximises each of these objectives. But trade-offs are likely to be necessary and, in my view, the rank ordering of objectives should be robustness followed by risk sensitivity and simplicity. Prioritising robustness points to combining different approaches in case any single one proves to be flawed. So the PRA uses three ways of measuring risk: risk weightings, leverage and stress testing. By weighting all assets equally regardless of risk, the leverage exposure measure provides a cross check on the possibility that risk weights or stress testing require too little capital against risks judged very low but which subsequently materialise.

In the United Kingdom, the FPC’s view is that leverage ratio should be set at 35% of a bank’s applicable risk-weighted requirements and buffers.1 This is simple to understand and can be seen as setting a minimum average risk weight of 35%. So, for non-systemic banks with risk-weighted requirements and buffers of 8.5%, the minimum leverage ratio would be 3%. But a G-SIB, with a risk-weighted buffer add-on of, say, two percentage points, would a have an additional leverage buffer of 0.7 percentage points. And all firms would be subject to a leverage buffer equal to 35% of any risk-weighted counter-cyclical buffer. Another key advantage of using the same scaling factor and mirroring the different elements of the risk-weighted framework is that it creates consistent incentives for different types of banks and over time. By contrast, for example, setting the same leverage ratio for all firms would amount to setting a lower minimum average risk weight for systemically-important banks than other banks.

Stress testing complements risk weighted and leverage approaches by considering the impact of extreme but plausible forward-looking macroeconomic scenarios of current concern to policymakers. Because buffers are intended to absorb losses in an economic downturn, the natural role of stress testing in the capital framework is to assess the adequacy of the buffers based on the Basel risk-weighted and leverage measures. If an individual bank is shown to be an outlier in a stress test, with a particularly large deterioration in its capital position, supervisors may use Pillar II to increase its capital buffers. The PRA is currently consulting on its approach to Pillar II, including a ‘PRA buffer’ that would be used in this way to address individual bank risks. An advantage of concurrent stress testing across major banks is that policymakers can consider the wider systemic impact of the scenario. They can also test whether buffers are sufficient even if regulators prevent banks from modelling management actions that would be harmful to the wider economy: for example, if banks propose to reduce new lending in order to conserve capital. Used in this way, stress testing may inform calibration of the system-wide, countercyclical buffer if macro-prudential policymakers identify elevated systemic risks.

Leverage and stress testing are best seen as complements rather than alternatives to risk-weighted measures of capital, producing a more robust overall framework. Risk weightings will likely remain the binding constraint for most banks most of the time. A central priority of the Basel Committee over the next year or so is to restore confidence in risk weightings by designing a system that balances most effectively the three objectives of robustness, risk sensitivity and simplicity.

Risk sensitivity points to a continuing role for firms’ internal estimates and models. But that depends on finding solutions for problems with them. First, various studies by the Basel Committee have shown material variations in risk weights between banks for reasons other than differences in the riskiness of portfolios. Models appear to be producing excessive variability in capital outputs, undermining confidence in risk-weighted capital ratios and raising questions about gaming. Second, some models may produce low risk weights because the data underpinning them do not include stress events in the tail of the distribution. This is a particular concern in portfolios where the typical level of defaults is low but defaults may correlate in a systemic crisis: for example, exposures to other banks or high quality mortgages. For major global firms, average risk weights fell almost continuously from around 70% in 1993 to below 40% in 2008, since when they have remained around that level. Third, modelled capital requirements can be procyclical. For example, last year’s concurrent stress test of major UK banks by the Bank of England showed that some banks’ mortgage risk weights increased significantly in the test, particularly where banks took a ‘point in time’ approach whereby probability of default was estimated as a function of prevailing economic and financial conditions.

One solution would be to abandon use of banks own estimates and models entirely and use standardised regulatory risk weights. But standardised approaches have their own weaknesses. For example, finding simple and consistent techniques for measuring risk by asset class that work well across countries with different market structures and risk environments is not straightforward. Regulators typically face a trade-off between simplicity and risk sensitivity. An alternative approach is to find solutions for the problems with models. Some possible ideas might include:

  • Requiring banks to provide more transparency about their risk estimates and models. The work of the Enhanced Disclosure Task Force and Basel’s revised Pillar III templates are steps in this direction. Regular hypothetical portfolio exercises by supervisors can identify banks with more aggressive approaches.
  • Being more selective about where it makes sense to allow internal models and where standardised approaches may be more effective. In the case of credit risk, for example, models may be more robust in asset classes with longer and richer histories of default data; and the value-added of models for risk sensitivity is likely to be greater in asset classes where banks have significant private information about differences in risk.
  • Changing the specification of models to take greater account of potential losses if tail risks crystallise. The Basel Committee has already agreed to move from a value-at-risk to an expected shortfall approach to estimating market risk. For credit risk, increasing the implied correlation of default in the model might be a simple way to produce higher risk weights in asset classes where banks are estimating low probabilities of default but regulators are concerned about tail risks.
  • Broadening the use of so-called ‘slotting’ approaches in which banks use their own estimates to rank order risks but regulators determine the risk weights for each ‘slot’. Slotting makes use of the better information banks have about relative risk within an asset class. But regulators decide the level of capital requirements. Slotting was one of the options considered when regulators first started thinking about use of internal models in the capital framework in the 1990s.
  • Putting floors on the level of modelled capital requirements. The Basel Committee has recently consulted on the design of a floor based on standardised risk weights to replace the existing transitional capital floor based on the Basel I framework. But it has not taken decisions on calibration: in other words, how often the floors would ‘bite’.

The Basel Committee has said that it will consider the calibration of standardised floors alongside its work on finalising revised standardised approaches to credit risk, market risk and operational risk, and as part of a range of policy and supervisory measures that aim to enhance the reliability and comparability of risk-weighted capital ratios. Restoring confidence in risk weights will form a major part of the Committee’s agenda over the next year or so. Meanwhile, at a national level, supervisors can use Pillar II to address risks not adequately captured under internationally-standardised risk weightings. The PRA uses Pillar II actively to ensure banks have adequate capital to support all the risks in their businesses and has recently set out in a transparent way for consultation the methodologies it proposes using to inform its setting of Pillar II capital requirements.

Finally, I want to speak briefly about securitisation as an example of an area where regulators find it hard to measure risk. One reason is that part of the securitisation market grew up in order to exploit weaknesses in risk weightings by allowing banks to maximise reduction in capital requirements while minimising decreases in revenue. A lesson from the past is that the risk of unintended market consequences is high. Risk weighting approaches for securitisation have relied either on external tranche ratings or on regulatory formulae. Both have problems. Formulae may not include all the key dimensions of risk. Ratings agencies can. But their track record in the financial crisis was poor and authorities globally are seeking – and in the US case are required by law – to reduce reliance on rating agencies.

As well as the micro-prudential goal to ensure that banks measure securitisation risks appropriately and hold adequate capital against them, we also have a macro-prudential goal that the securitisation market develops in a sustainable way. These goals are aligned because, as we saw in the crisis, a market that develops in an unhealthy way can mean unexpectedly greater risks for banks. What are the characteristics of a sustainable securitisation market? One in which:

  • banks and other issuers can use securitisation to transfer risk and raise funding but not to manage capital requirements artificially;
  • investors are diverse and predominantly ‘real money’ as opposed to the fragile base of leveraged funds and bank treasuries that collapsed in Europe during the crisis;
  • issuers’ incentives are adequately aligned with those of investors; and
  • investors have the information they need to understand the risks they are taking.

If structured soundly in this way, securitisation markets can be an important channel for diversifying funding sources and allocating risk more efficiently. Overall, the development of a carefully structured securitisation market could enable a broader distribution of financial sector risk, allow institutional investors to diversify their portfolios and banks to obtain funding and potentially remove part of the risk from banks’ balance sheets to free up balance sheet capacity for further lending to the economy.

The Basel Committee published a revised securitisation framework in December last year. Jointly with IOSCO, it also published for consultation a set of criteria to help identify simple, transparent and comparable (STC) securitisation. This year, the Committee will consider how to incorporate such criteria into the securitisation capital framework. In my view, incorporating the STC criteria will serve both micro-prudential and macro-prudential objectives. First, it will add a measure of ‘structure’ risk into the capital framework complementing existing inputs such as the underlying risk weights on the securitised portfolio, maturity and tranche seniority. That should improve risk sensitivity. And more transparency will help regulators as well as investors to measure risk. Second, such criteria will encourage securitisation market to develop in a more healthy and sustainable way. Finally, and returning to my main theme, I conclude that the post-crisis capital regulation for banks globally should be based on different ways of assessing risk, with leverage and stress testing complementing risk-weighted measures within an integrated framework. Such an approach is most likely to achieve the objectives of robustness followed by risk sensitivity and simplicity.

Building Approvals Continue To Favour Units

The ABS released their building approvals data today for January 2015. We see continued strong growth in unit approvals, though this does vary by state. The trend estimate for total dwellings approved rose 1.3% in January and has risen for eight months.  The trend estimate for private sector houses approved was flat in January, whilst the trend estimate for private sector dwellings excluding houses rose 2.6% and has risen for eight months.

BuildingApprovalsJan2015The value of residential building rose 2.9% and has risen for 10 months.

ValueofBuildingWorksJan2015The state trends show variation, with a peak in units in NSW and some momentum in QLD. On house approvals, NSW, SA and WA all fell, offset by a rise in VIC and QLD.

StateBuildsJan2015

RBA – No Rate Change Today

At its meeting today, the Board decided to leave the cash rate unchanged at 2.25 per cent.

Growth in the global economy continued at a moderate pace in 2014. A similar performance is expected by most observers in 2015, with the US economy continuing to strengthen, even as China’s growth slows a little from last year’s outcome.

Commodity prices have declined over the past year, in some cases sharply. The price of oil in particular has fallen significantly. These trends appear to reflect a combination of lower growth in demand and, more importantly, significant increases in supply. The much lower levels of energy prices will act to strengthen global output and temporarily to lower CPI inflation rates.

Financial conditions are very accommodative globally, with long-term borrowing rates for several major sovereigns at all-time lows over recent months. Some risk spreads have widened a little but overall financing costs for creditworthy borrowers remain remarkably low.

In Australia the available information suggests that growth is continuing at a below-trend pace, with domestic demand growth overall quite weak. As a result, the unemployment rate has gradually moved higher over the past year. The economy is likely to be operating with a degree of spare capacity for some time yet. With growth in labour costs subdued, it appears likely that inflation will remain consistent with the target over the next one to two years, even with a lower exchange rate.

Credit is recording moderate growth overall, with stronger growth in lending to investors in housing assets. Dwelling prices continue to rise strongly in Sydney, though trends have been more varied in a number of other cities over recent months. The Bank is working with other regulators to assess and contain risks that may arise from the housing market. In other asset markets, prices for equities and commercial property have risen, in part as a result of declining long-term interest rates.

The Australian dollar has declined noticeably against a rising US dollar, though less so against a basket of currencies. It remains above most estimates of its fundamental value, particularly given the significant declines in key commodity prices. A lower exchange rate is likely to be needed to achieve balanced growth in the economy.

At today’s meeting the Board judged that, having eased monetary policy at the previous meeting, it was appropriate to hold interest rates steady for the time being. Further easing of policy may be appropriate over the period ahead, in order to foster sustainable growth in demand and inflation consistent with the target. The Board will further assess the case for such action at forthcoming meetings.

Loan Portfolio Analysis To January 2015 – Where APRA May Look

The Monthly Banking Statistics from APRA, released late last week, shows some interesting trends across the loans portfolios of individual banks in the sector. It of course does not include the non-banks. A number of smaller players are likely to gain APRA’s attention.

Looking first at the year on year portfolio movements for investment home loans, (of interest given APRA’s recent statements “strong growth in lending to property investors — portfolio growth materially above a threshold of 10 per cent will be an important risk indicator for APRA supervisors in considering the need for further action”), we see a market average (Jan-Jan) of 12%. But there are significant differences between players, with several above 20% growth, CBA at 15%, NAB at 12%, Suncorp at 11% and Westpac at 10%.

MBSYOYINVMovementsJan2015Looking at owner occupied loans, the market grew at 5.6%, with significant portfolio variations, including Members Equity at 13%, Bendigo and Adelaide at 9%, and Suncorp at 7%. Remember, these are net portfolio movements, (allowing for new loans, and existing loan run-off. Macquarie stands out, but that is because of the $1.5 billion portfolio of non-branded mortgages they purchased from ING in September.

MBSYOYOOMovementsJan2015 In January, the portfolio grew by 0.42% for owner occupied loans to $859,645 bn, whilst investment loans grew 0.76% to $462,358 bn. Investment loans make up 35% of the bank’s portfolios. Total lending was up by $7,107 Bn. Looking at the current share of loans, there was little change in mix, with CBA the largest owner occupied loans provider, and Westpac the largest investment loan provider.

MBSHomeLoansShareJan2015We see Macquarie, AMP and Heritage Buildoing Society growing their loan portfolios the fastest last month.

MBSHomeLoansMonthlyMovementsJan2015Turning to deposits, they grew by 0.61% in the month, up $10,948 bn, to $1,807,882 bn. There was little change in the overall portfolio, with CBA still holding nearly a quarter of the market.

MBSDepositSharesJan2015However, looking at the portfolio movements, we see the smaller players, like Bendigo ING, Rabobank and HSBC growing faster compared with the main players. This represents differential deposit discounting which has been in play, thanks to beguine wholesale markets, and competition for deposits easing – bad news for depositors, and rates continue to fall.

MBSDepositMovementsJaqn2015Finally, credit card balances fell slightly in the month (after the Christmas splurge) down $824 bn to $41,002 bn. Little change in the footprint of the major players.

MBSCardsJanuary2015

 

House Prices Lift In February

CoreLogic RP Data February Home Value Index results released today showed that Australia’s combined capital cities have seen dwelling values rise by a further 0.3 per cent in February taking home values 8.3 per cent higher over the past twelve months. The monthly rate of growth slowed from 1.3 per cent in January and 0.9 per cent in December, however the growth trend remains strong, particularly in Sydney and Melbourne.

Sydney is once again the clear standout with dwelling values 13.7 per cent higher while Melbourne values are 7.4 per cent higher. Australia’s third largest city, Brisbane, recorded the third highest rate of annual capital gain with dwelling values up 5.9 per cent. In contrast, dwelling values have increased by less than four per cent in every other capital city over the year.

Since the beginning of the growth cycle in June 2012, dwelling values have moved 22.6 per cent higher across the combined capital cities.  However in Sydney values are up 34.8 per cent cumulatively over the cycle to date across Australia’s largest capital city.

Evidence of compressed rental yields is continuing across each of the capital city markets. A year ago the gross rental yield for a capital city dwelling was averaging 4.3 per cent; by the end of February the typical gross yield has been eroded down to just 3.7 per cent – due largely to the consistent high rate of dwelling value growth relative to rental growth. In Melbourne, the yield profile is the lowest of any capital city with the typical Melbourne dwelling showing a gross yield of just 3.3 per cent. Sydney isn’t far behind with a gross dwelling yield of 3.6 per cent.

Total returns in Sydney are approaching the 20 per cent mark over the past twelve months, substantially outperforming other asset classes.  This compares with 11.1 per cent in Melbourne and 10.9 per cent in Brisbane. Given low returns from bank deposits, and full share prices it is not surprising to see continued momentum in the investment sector.

DFA believes these trends suggest the RBA should hold off on a further rate cut tomorrow, unless, and until macroprudential levers can be pulled to take some of the exuberance from the market.

HIA New Home Sales Push Higher in January

The latest result for the HIA New Home Sales Report, a survey of Australia’s largest volume builders, signals further upward momentum for the new home building sector. Total seasonally adjusted new home sales posted an increase of 1.8 per cent in January 2015. The January new home sales result reflected a 9.9 per cent rise in ‘multi-unit’ sales and a 0.1 per cent increase in detached house sales. Sales for detached houses are essentially flat.

HIAIndexJan2015

In January 2015 detached house sales increased by 1.2 per cent in New South Wales, 2.7 per cent in Victoria, and 5.6 per cent in South Australia. Detached house sales declined by 1.5 per cent in Queensland and 4.0 per cent in Western Australia. During the three months to January 2015, sales increased by 5.5 per cent in Victoria, 15.9 per cent in Queensland, and 1.7 per cent in Western Australia. Meanwhile, sales declined by 11.3 per cent in New South Wales and by 3.6 per cent in South Australia.