08 May 2023
Summary: Home approval numbers down 0.1% in March, contrasts with expectations; 17.3% lower than March 2022; MSA: economy slowing from strong starting point; ANZ: rising housing prices, population growth encouraging for approvals, construction backlogs, higher rates discouraging; house approvals down 2.9%, apartments up 5.7%; non-residential approvals down 5.1% in dollar terms, residential alterations down 7.4%.
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 falling back in 2021 and 2022.
The Australian Bureau of Statistics has released the latest figures from March which show total residential approvals slipped by 0.1% on a seasonally-adjusted basis. The small decline contrasted with the 3.0% increase which had been generally expected as well as February’s 3.9% fall after revisions. Total approvals fell by 17.3% on an annual basis, up from the previous month’s figure of -31.4%. Monthly growth rates are often volatile.
“Overall, today’s data confirm the economy continues to slow from a strong starting point but highlights the construction industry as a key source of downside risk, understandable given its interest rate sensitivity,” said Morgan Stanley Australia economist Chris Read.
Commonwealth Government bond yields rose materially on the day following strong rises in US Treasury yields on Friday night. By the close of business, the 3-year ACGB yield had gained 11bps to 3.05%, the 10-year yield had added 8bps to 3.40%, while the 20-year yield finished 6bps higher at 3.86%.
In the cash futures market, expectations regarding rate cuts in 2024 softened. At the end of the day, contracts implied the cash rate would remain essentially steady at the current rate of 3.82% to average 3.83% in June and 3.86% in July. February 2024 contracts implied a 3.63% average cash rate while May 2024 contracts implied 3.46%, 36bps less than the current rate.
“Rising housing prices in March and April may provide some much-needed appetite for new housing developments, though it’s too early to see this in the approvals data so far, particularly for unit developments which take longer to flow through,” said ANZ economist Madeline Dunk. “Strong population growth is also a support, while elevated construction backlogs and the recent RBA cash rate increase to 3.85% are negatives for approvals.”
Approvals for new houses fell by 2.9% over the month, a turnaround from February’s 11.1% rise. On a 12-month basis, house approvals were 15.0% lower than they were in March 2022, down from February’s comparable figure of -12.9%.
Apartment approval figures are usually a lot more volatile and March’s total rose by 5.7% after an 8.7% fall in February. The 12-month growth rate rose from February’s revised rate of -52.8% to -21.5%.
Non-residential approvals fell by 5.1% in dollar terms over the month and were 7.4% lower on an annual basis. Figures in this segment also tend to be rather volatile.
Residential alteration approvals decreased by 7.4% in dollar terms over the month and were 4.0% lower than in March 2022.