Summary: Home approval numbers down 0.3% in April, contrasts with expected rise; 3.5% higher than April 2023; Westpac: confirms new dwelling investment will remain weak, low level stark when compared to rising population; ACGB yields up; cash rate expectations largely unchanged; ANZ: expects pick up later in 2024 on higher house prices, easing labour shortages; house approvals down 1.0%, apartments up 1.1%; non-residential approvals down 4.6% in dollar terms, residential alterations up 0.4%.
Building approvals for dwellings, that is apartments and houses, headed south after mid-2018. As an indicator of investor confidence, falling approvals had presented a worrying signal, not just for the building sector but for the overall economy. However, approval figures from late-2019 and the early months of 2020 painted a picture of a recovery taking place, even as late as April of that year. Subsequent months’ figures then trended sharply upwards before reversing course and falling back through 2021, 2022 and 2023.
The Australian Bureau of Statistics has released the latest figures from April and they show total residential approvals declined by 0.3% over the month on a seasonally-adjusted basis. The fall contrasted with the 1.5% gain which had been generally expected as well as March’s 2.7% rise after revisions. Total approvals rose by 3.5% on an annual basis, a turnaround from the previous month’s revised figure of -1.1%. Monthly growth rates are often volatile.
“Overall, the April dwelling approvals update was unremarkable, confirming that new dwelling investment will remain weak, particularly once backlogged projects start to complete,” said Westpac senior economist Matthew Hassan. “The low level of new dwelling approvals is particularly stark when compared to the strongly rising population.”
Short-term Commonwealth Government bond yields moved a touch higher on the day while longer-term yields moved up moderately. By the close of business, the 3-year ACGB yield had crept up 1bp to 4.08% while 10-year and 20-year yields both finished 4bps higher at 4.45% and 4.75% respectively.
In the cash futures market, expectations regarding rate cuts in the next twelve months remained largely unchanged. At the end of the day, contracts implied the cash rate would remain close to the current rate for the next few months and average 4.315% through June and 4.35% in August. November contracts implied 4.375%, February 2025 contracts implied 4.335% while May 2025 contracts implied 4.24%, 8bps less than the current cash rate.
Not all economists’ outlooks were quite as pessimistic as Westpac’s Hassan. “We expect building approvals pick-up later this year as housing prices rise and labour shortages ease,” said ANZ senior economist Blair Chapman.
Approvals for new houses slipped by 1.0% over the month, in contrast with March’s 3.8% rise after revisions. On a 12-month basis, house approvals were 9.4% higher than they were in March 2023, up from the previous month’s comparable figure of 7.6%.
Apartment approval figures are usually a lot more volatile and April approvals for this category rose by 1.1% after a 0.4% rise in March. The 12-month growth rate rose from March’s revised rate of -16.1% to -7.5%.
Non-residential approvals decreased by 4.6% in dollar terms over the month and were 21.3% lower on an annual basis. Figures in this segment also tend to be rather volatile.
Residential alteration approvals rose by 0.4% in dollar terms over the month and were 12.5% higher than in April 2023.