Destroying Tent Cities Does Not Solve The Housing Problem!

Migration into Australia remains too high, and has directly and indirectly caused a massive rise in homelessness. Tent cities have sprung up, and some councils are now trying to clear them moving homeless people on. So today we look at what caused the problem, and what this means for the homeless.

One academic describes the decision by a homeless person to be seen as a “political act”. “They’re demonstrating their kind of deprivation through living in a tent in the public realm, and I’m glad that it pisses people off,” Cameron Parsell, a social sciences professor at the University of Queensland, says. “We should be pissed off. But rather than being pissed off by the people in the park, we should be pissed off about the lack of affordable housing.”

For all the concern about safety, several service providers said the crackdown risked undermining the group most at risk – homeless people themselves.

There are two schools of thought about safety. Many trust in safety in numbers; clearing a park forces people to adopt the other approach, staying out of sight. That doesn’t always work.

Many believe the crackdown is not about safety at all, but about visibility. Keeping homeless people apart keeps them out of sight.

The Guardian article made no reference at all to the migration problem. But my point is that homelessness could be eased if migration was pulled significantly lower, allowing time to catch up on building, and to get people into homes.

But no, Federal Government keeps the tap open, and councils are moving homeless people on from pillar to post. This simply does not solve the problem, and the social consequences will be enormous.

http://www.martinnorth.com/

Details of our one to one service are here: https://digitalfinanceanalytics.com/blog/dfa-one-to-one/

Go to the Walk The World Universe at https://walktheworld.com.au/

Digital Finance Analytics (DFA) Blog
Digital Finance Analytics (DFA) Blog
Destroying Tent Cities Does Not Solve The Housing Problem!
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Destroying Tent Cities Does Not Solve The Housing Problem!

Migration into Australia remains too high, and has directly and indirectly caused a massive rise in homelessness. Tent cities have sprung up, and some councils are now trying to clear them moving homeless people on. So today we look at what caused the problem, and what this means for the homeless.

One academic describes the decision by a homeless person to be seen as a “political act”. “They’re demonstrating their kind of deprivation through living in a tent in the public realm, and I’m glad that it pisses people off,” Cameron Parsell, a social sciences professor at the University of Queensland, says. “We should be pissed off. But rather than being pissed off by the people in the park, we should be pissed off about the lack of affordable housing.”

For all the concern about safety, several service providers said the crackdown risked undermining the group most at risk – homeless people themselves.

There are two schools of thought about safety. Many trust in safety in numbers; clearing a park forces people to adopt the other approach, staying out of sight. That doesn’t always work.

Many believe the crackdown is not about safety at all, but about visibility. Keeping homeless people apart keeps them out of sight.

The Guardian article made no reference at all to the migration problem. But my point is that homelessness could be eased if migration was pulled significantly lower, allowing time to catch up on building, and to get people into homes.

But no, Federal Government keeps the tap open, and councils are moving homeless people on from pillar to post. This simply does not solve the problem, and the social consequences will be enormous.

http://www.martinnorth.com/

Details of our one to one service are here: https://digitalfinanceanalytics.com/blog/dfa-one-to-one/

Go to the Walk The World Universe at https://walktheworld.com.au/

Is Australia’s Migration Rate Slowing?

The Australian’s Judith Sloan recently debunked KPMG chief economist Brendan Rynne’s spurious claim that a “short-sighted”, “kneejerk” cut to immigration would damage productivity and the economy.

So what are the latest figures telling us?

In the Financial Year 2022-23 we saw a record high net overseas migration of 518,000, while the federal government’s latest forecast is for a fall to around 375,000 which by the way would still be the second-highest annual read on record.

Such high volumes are driven in part by the student influx post pandemic.

Ahead, CBA expects a slowdown rate of population growth. “Using net overseas arrivals data for certain visa types till December 2023 suggest net overseas migration for 2023 was ~370k, roughly in line with government estimates for FY24″…

Now while the total number might be down, because the student element is the one moderating and most sensitive to rental demand, it might just help to cool rental growth a little – it is still way too high… many of those coming into the country still are cashed up and ready to buy property. So net, net given the limited supply of new property, due to falling building approvals, this will probably not help to ease undersupply.

http://www.martinnorth.com/

Go to the Walk The World Universe at https://walktheworld.com.au/

Digital Finance Analytics (DFA) Blog
Digital Finance Analytics (DFA) Blog
Is Australia’s Migration Rate Slowing?
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Is Australia’s Migration Rate Slowing?

The Australian’s Judith Sloan recently debunked KPMG chief economist Brendan Rynne’s spurious claim that a “short-sighted”, “kneejerk” cut to immigration would damage productivity and the economy.

So what are the latest figures telling us?

In the Financial Year 2022-23 we saw a record high net overseas migration of 518,000, while the federal government’s latest forecast is for a fall to around 375,000 which by the way would still be the second-highest annual read on record.

Such high volumes are driven in part by the student influx post pandemic.

Ahead, CBA expects a slowdown rate of population growth. “Using net overseas arrivals data for certain visa types till December 2023 suggest net overseas migration for 2023 was ~370k, roughly in line with government estimates for FY24″…

Now while the total number might be down, because the student element is the one moderating and most sensitive to rental demand, it might just help to cool rental growth a little – it is still way too high… many of those coming into the country still are cashed up and ready to buy property. So net, net given the limited supply of new property, due to falling building approvals, this will probably not help to ease under-supply.

http://www.martinnorth.com/

Go to the Walk The World Universe at https://walktheworld.com.au/

Interstate Migration: Myth Versus Reality

A deep dive on interstate migration – who are the net winners and losers?

https://www.abs.gov.au/statistics/people/population/regional-internal-migration-estimates-provisional/dec-2020

The latest edition of our finance and property news digest with a distinctively Australian flavour.

Go to the Walk The World Universe at https://walktheworld.com.au/

The Demographic Time Bomb, Net Migration And Big Australia [Video]

We look at the latest stats from the ABS. Net Migration remains strong, yet despite that we have more Australians over 65 years and a relative smaller working population. What could possibility go wrong?

Overseas Migration Down by 9 Per Cent

The ABS data on migration shows a 9% fall since visa changes made in April 2017. No surprise then the HIA bemoans the fall, pointing to slowing demand for new property.

Of course this is another reason why home prices are likely to go lower.

ABS data released today shows that Australia’s annualised population growth rate slowed for the fourth consecutive quarter.

Over the year to March 2018, Victoria saw the strongest growth in population (+2.2 per cent), followed by the ACT (+2.1 per cent) and Queensland (+1.7 per cent). New South Wales was fourth fastest (+1.6 per cent) with Tasmania fifth (+1.0 per cent), Western Australia sixth (+0.8 per cent) and South Australia seventh (+0.7 per cent). The population of the Northern Territory has actually declined over the last two quarters and the annual rate of growth has slowed to 0.1 per cent.

“Australia’s overseas migration fell by 9 per cent since changes to visa requirements came into force in April 2017, slowing the population growth rate to 1.6 per cent,” Mr Murray added.

“In April 2017, Australia introduced a range of visa changes which have been successful in reducing the number of skilled migrants arriving in Australia.

“The current phase of Australia’s 28 years of continuous economic growth is built upon the arrival of skilled migrants. Skilled migration is necessary to offset the impact of our aging population.

“Looking domestically, states such as New South Wales and Victoria that have benefitted the most from overseas migration over recent years are now seeing population growth rates slowing.

“The slowing rate of population growth, while it remains high for a developed economy, will contribute to slower growth of household consumption.

“This means slower growth in sectors such as retail and residential building. Given that these two sectors are amongst the nation’s largest employers the risks presented a decline in population growth should not be underestimated,” concluded Mr Murray.

Over half of permanent migrants are homeowners

Over half of permanent migrants aged 15 years and over (54 per cent) were buying or owned their own home, according to figures released by the Australian Bureau of Statistics (ABS) today.

“With the release of the 2016 Australian Census and Migrants Integrated Dataset (ACMID), new information on household, family and dwelling characteristics of permanent migrants is now available,” said Denise Carlton, Program Manager of Population Statistics at the ABS.

“This data allows for new insights into the household and family characteristics of permanent migrants in Australia which was previously not available, including home ownership levels.”

Home ownership and rental levels differed by the visa stream of the permanent migrant.

Renting

Overall, 42 per cent of permanent migrants were renting in 2016. Migrants who entered the country through the Humanitarian stream were more likely to be living in rented accommodation (63 per cent) than migrants in the Skilled and Family streams (40 per cent).

Home Ownership

Over half of Family and Skill stream migrants were buying (i.e. had a mortgage) or owned their own home (58 per cent and 57 per cent respectively), compared with almost one third (31 per cent) of Humanitarian migrants.

Migrants in the Family stream had the highest incidence of outright home ownership at 14 per cent, followed by Skill stream (8.0 per cent) and Humanitarian stream migrants (4.7 per cent).

Immigration, Unemployment, Wages and House Prices

From The Conversation.

Australia should cut its immigration intake, according to Tony Abbott in a recent speech at the Sydney Institute. Abbott explicitly cites economic theory in his arguments: “It’s a basic law of economics that increasing the supply of labour depresses wages; and that increasing demand for housing boosts price.”

But this economic analysis is too basic. Yes, supply matters. But so does demand.

While migration has increased labour supply, it has done so primarily in sectors where firms were starved of labour, and at a time of broad economic growth.

Immigration has put pressure on infrastructure, but our problems are more a function of governments failing to upgrade and expand infrastructure, even as migrants pay taxes.

And while migrants do live in houses, the federal government’s fondness for stoking demand and the inactivity of state governments in increasing supply are the real issues affecting affordability.

The economy isn’t a fixed pie

Let’s take Abbott’s claims about immigration one by one, starting with wages.

It’s true that if you increase labour supply that, holding other factors that affect wages constant, wages will decline. However, those other factors are rarely constant.

Notably, if the demand for labour is increasing by more than supply (including new migrants), then wages will rise.

This is a big part of the story when it comes to the relationship between wages and migration in Australia. Large migrant numbers have been an almost constant feature of Australia’s economy since the end of the second world war, if not earlier.

But these migrants typically arrived in the midst of economic growth and rising demand for labour. This is particularly true in recent decades, when we have had one of the longest periods of unbroken growth in the history of the developed world.

In our study of the Australian labour market, we found no relationship between immigration rates and poor outcomes for incumbent Australian workers in terms of wages or jobs.

Australia uses a point system for migration that targets skilled migrants in areas of high labour demand. Business is suffering in these areas. Migrants into these sectors don’t take jobs from anybody else because they are meeting previously unmet demand.

These migrants receive a higher wage than they would in their place of origin, and they allow their new employers to reduce costs. This ultimately leads to lower prices for consumers. Just about everybody benefits.

There’s an idea called the “lump of labour fallacy”, which holds that there is a certain amount of work to be done in an economy, and if you bring in more labour it will increase competition for those jobs.

But migrants also bring capital, investing in houses, appliances, businesses, education and many other things. This increases economic activity and the number of jobs available.

Furthermore, innovation has been shown to be strongly linked to immigration. In the United States, for instance, immigrants apply for patents at twice the rate of non-immigrants. And a large number of studies show that immigrants are over-represented in patents, patent impact and innovative activity in a wide range of countries.

We don’t entirely know why this is. It could be that innovative countries attract migrants, or it could be than migrants help innovation. It’s likely that the effect goes both ways and is a strong argument against curtailing immigration.

Abbott’s comments are more reasonable in the case of housing affordability because here all other things really are held constant. Specifically, studies show that housing demand is overheated in part by federal government policies (negative gearing and capital gains tax exemptions, for instance) and state governments not doing enough to increase supply.

Governments have responded to high housing prices by further stoking demand, suggesting that people dip into their superannuation, for instance.

In the wake of Abbott’s speech there has been speculation that our current immigration numbers could exacerbate the pressures of automation, artificial intelligence and other labour-saving innovations.

But our understanding of these forces is nascent at best. In previous instances of major technological disruption, like the industrial revolution, the long-run effects on employment were negligible. When ATMs debuted, for example, many bank tellers lost their jobs. But the cost of branches also declined, new branches opened and total employment did not decline.

In his speech, Abbott said that the government needs policies that are principled, practical and popular. What would be popular is if governments across the country could fix our myriad policy problems. Abbott identified some of the big ones – wages, infrastructure and housing affordability.

What would be practical is to identify the causes of these problems and address these directly. Immigration is certainly not a major cause. It would be principled to undertake evidence-based analysis regarding what the causes are and how to address them.

A lot of that has already been done, notably by the Grattan Institute. What remains is for governments to do the politically difficult work of facing the facts.

Authors: Robert Breunig, Professor of Economics, Crawford School of Public Policy, Australian National University; Mark Fabian, Postgraduate student, Australian National University

A Floor Under Property Price Falls

The ABS today released March 2017 demographic statistics, which shows that natural population growth is being dwarfed by net overseas migration. All these new households will need somewhere to live, so they be competing with existing residents for property, both in the rental sector, and for purchase. This is likely to put a floor under property demand and so home prices.

Bottom line, there is a strong link between home prices and population growth.  So, one lever which should be considered to take the sting out of the property cycle is to reduce net migration. Politically speaking, this appears unlikely as a “big Australia” strategy lays behind much of current public discourse.

The ABS says that the preliminary estimated resident population (ERP) of Australia at 31 March 2017 was 24,511,800 people. This is an increase of 389,100 people since 31 March 2016, and 126,100 people since 31 December 2016.

Within that, the preliminary estimate of natural increase for the year ended 31 March 2017 (142,400 people) was 5.8%, or 8,800 people lower than the natural increase recorded for the year ended 31 March 2016 (151,300 people).

The preliminary estimate of net overseas migration (NOM) for the year ended 31 March 2017 (231,900 people) was 26.9%, or 49,100 people higher than the net overseas migration recorded for the year ended 31 March 2016 (182,800 people).

Significantly, the state with the highest growth rate was Victoria, which is currently seeing the strongest auction clearance rates, strong demand, and home price growth. This is not a surprise, given the high migration

The ABS says Australia’s population grew by 1.6% during the year ended 31 March 2017. Natural increase and NOM contributed 36.6% and 59.6% respectively to total population growth for the year ended 31 March 2017 with intercensal difference accounting for the remainder. All states and territories recorded positive population growth in the year ended 31 March 2017. Victoria recorded the highest growth rate of all states and territories at 2.4%. The Northern Territory recorded the lowest growth rate at 0.1%.