The Foundations of Australia’s Housing Boom are Being Tested | Robert Burrows

by Robert Burrows
21 July 2026

For years, Australian residential property has been viewed as a one-way bet. Mention the possibility of falling house prices and you’re often met with disbelief. Population growth, constrained housing supply and a deeply ingrained belief that property always goes up have combined to create one of the most expensive housing markets in the developed world.

But markets are ultimately driven by fundamentals, and those fundamentals are becoming increasingly difficult to ignore….

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Markets in Risk-Off Despite High Stock Prices

Key Points

  • Bitcoin tests support at 70,000, signaling risk-off.
  • Stocks continue their uptrend.
  • Consumers continue to spend, but the falling saving rate suggests they are under pressure.
  • Manufacturers are building inventories ahead of expected price rises and supply chain disruptions.

Bitcoin1 is testing support at 70,000. The steep downtrend warns that financial markets are increasingly risk-averse.

Bitcoin (BTC)

However, indices like the NASDAQ remain in a strong uptrend, with the Invesco QQQ ETF close to our target of 750.

Invesco Nasdaq 100 ETF (QQQ)

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ASX selling pressure

Key Points

  • Real GDP growth slowed to 0.4% in the third quarter, but this masks negative growth for the consumer.
  • The S&P Global composite PMI shows business is holding up well.
  • However, the ASX 200 is signaling selling pressure.

Real GDP growth slowed to 0.4% in the fourth quarter, while annual growth remains low at 2.1%. The result includes household electricity rebates, which are added to GDP as government spending but are deducted from the CPI inflation index—a form of double counting.

Real GDP

Real GDP also does not account for population growth driven by immigration since the 2020 pandemic. The Macrobusiness chart below shows how immigration has masked a decline in real GDP per capita.

Real GDP Per Capita

On the business front, the S&P Global composite PMI reflects a healthy expansion.

Judo Bank Composite PMI

The housing market is weaker, but the 3-month moving average of private dwelling approvals is holding above its long-term MA.

Australia: Building Approvals

ASX 200 Index

The ASX 200 rally has petered out at 8600, while declining Trend Index peaks warn of growing selling pressure. A breach of support at 8400 would be a strong bear signal.

ASX 200 Index

The problems lie with the key Financials sector. A narrow consolidation at the 9000 support level is a bearish sign, and follow-through below 8900 would signal another decline, offering a target of 8000.

ASX 200 Financials Index

Conclusion

The S&P Global composite PMI may reflect a healthy expansion, but consumers are struggling with negative per capita GDP growth.

The key ASX 200 Financials index is testing support at 9000, and a follow-through below 8900 would warn of a bear market.

Acknowledgments

RBA trapped by rising unemployment and inflation

Key Points

  • The RBA maintained the cash rate at 3.6%.
  • The strong housing market creates a wealth effect that encourages spending.
  • However, unemployment is rising, and the RBA can’t do much because of the upturn in inflation.

The RBA held rates steady at 3.6%, citing the recent upturn in inflation. Although some inflationary pressures are viewed as temporary, the policy statement says the housing market is strengthening and the labor market is “a little tight.”

We believe the labor market is deteriorating despite the “pick-up in private demand” mentioned in the RBA policy statement. ANZ-Indeed job ads declined by 2.2% in October, bringing the annual change to -7.4%.

Australia: Job Ads

The decline emphasizes the surprise increase in the unemployment rate to 4.5% in September. The graph below compares job ads on an inverted scale (blue – LHS) against the unemployment rate (red – RHS).

Australia: Job Ads & Unemployment

Growth in monthly hours worked is also slowing, and we expect the uptrend in unemployment to continue.

Australia: Aggregate Hours Worked

Housing

Building approvals for private dwellings indicate resilience in the housing market, with the 3-month moving average (15.5K) above its 20-year moving average.

Australia: Building Approvals

Housing prices continue to reflect a market shortage due to high immigration.

Australia’s home value growth hits the fastest pace in over two years as national dwelling values surged 1.1% in October, marking the strongest monthly gain since June 2023 and pushing the annual growth rate to 6.1%. (Cotality)

Conclusion

Australia faces a similar K-shaped economy to the US.

Rising housing values and a buoyant stock market create a wealth effect, encouraging spending by wealthier consumers.

However, the increase in demand has not translated into strong job growth. Unemployment is rising, and growth in monthly hours worked has slowed, but the RBA can’t do much while inflation is increasing.

Acknowledgments

Australia: Resilience or recession, it depends where you look

The Judo Bank/S&P Global Composite PMI Index for May continues to signal expansion (above 50 on LHS), albeit at a slightly slower rate of 52.6 compared to 53.0 in April.

Judo Bank/S&P Global Composite PMI

The Manufacturing PMI continues to signal contraction (below 50) but the rate slowed to 49.6 in both April and May.

Judo Bank/S&P Global Manufacturing PMI

The Services PMI continues to flag expansion, however, but at a slower rate of 53.1 compared to 53.6 in April.

Judo Bank/S&P Global Services PMI

The May report was quite upbeat. Warren Hogan, Chief Economic Advisor at Judo Bank:

“The increase in the employment index to its highest level in more than six months suggests that private sector demand for labour remains strong, particularly in light of the weakness in consumer spending over the first three months of the year. The results are consistent with the official employment figures, which show an average monthly increase in total employment in Australia of around 40,000 in 2024, made up of both full-time and part-time jobs.

….The Flash PMI report points to resilience in Australia’s business sector despite ongoing cost pressures and skill shortages. Most impressive has been the ability for businesses to navigate this difficult operating environment as well as weak consumer spending. With the Government injecting more than $30bn into household finances in 2024/25 through cost-of-living relief and tax cuts, Australian businesses should be expecting to see some improvement in consumer spending.”

April unemployment rose to 4.1% in April despite the increase in hiring — the result of a workforce swollen by record-high immigration.

Unemployment

Real per capita income tells a more depressing tale for consumers, declining more than 5.0% p.a. in 2023.

Real Per Capita Disposable Income

Household mortgage arrears have climvbed to 0.70%, the highest rate in the last 8 quarters.

Mortgage Arrears

Source: Equifax

Insolvencies

All is not well in the business sector despite the composite PMI signaling expansion. Insolvencies (green) soared to a monthly high of 1,136 in March.
Insolvency Trends

Source: Equifax

Late payments are also rising, with the average days beyond terms rising to 6.5 days in Q1 of 2024, the highest since 2020.

Days Beyond Terms

Source: Equifax

Cyclical Sectors

The construction sector has been hard hit, with 2758 insolvencies, or 2.1% of all business entities, in Q1 of 2024.

Construction Insolvency

Source: Equifax

Accommodation and food services had a lower number of insolvencies, at 1484 in Q1, but is a higher 3.3% of all entities.

Insolvency Volumes by Sector

Source: Equifax

Trade payment data also flags financial stress in the construction sector, with average days beyond terms rising to 12.3 days in Q1 of 2024, from 10.2 days in the preceding quarter.

Trade Payments

Source: Equifax

Conclusion

Australia is already in a real recession, with real per capita GDP and real disposable income both falling. This is disguised by a massive surge in immigration which has kept aggregate GDP growth above zero.

Real GDP grew 0.2% in Q4 of 2023 but per capita GDP declined by 0.3%. Annual GDP growth of 1.5% for 2023 falls to -1.0% when measured per capita.

Real GDP per Capita

Construction and Accommodation & Food Services are the largest cyclical employers in the economy:

Employment by Sector

Household finances may receive a boost from the latest budget but unemployment is expected to rise as the number of small business failures increases.

Acknowledgements

ASX 200 tests support

The ASX 200 retreated from resistance at the high of 7600 and is now testing support at 7400. Breach would warn of a correction to test primary support at 6750.

ASX 200

The Financials Index has similarly retreated from resistance at 6800. Reversal below 6650 would warn of a correction.

ASX 200 Financials

The A-REIT Index would likewise warn of a correction to test 1200 if support at 1440 is breached. The recent rally was in response to falling long-term bond yields.

ASX 200 REITs

The correction in yields is secondary in nature and is unlikely to reverse the long-term up-trend. Further increases in long-term yields are expected to weaken A-REITs.

10-Year AGB Yield

Healthcare also rallied strongly in the past two months but could reverse if long-term bond yields strengthen.

ASX 200 Healthcare

Consumer Staples are in a strong down-trend. Breach of support at 11500 would warn of another decline.

ASX 200 Staples

Discretionary has surprised to the upside, breaking resistance at 3200. A Trend Index trough at zero indicates buying pressure. Retracement that respects the new support level would signal a further advance.

ASX 200 Discretionary

Energy rallied to test resistance at 11000 but a Trend Index peak below zero warns of selling pressure. Another test of primary support at 10000 is likely.

ASX 200 Energy

The All Ordinaries Gold Index fell sharply as the US Dollar strengthened. Follow-through below 6500 would warn of another test of support at 6000.

All Ordinaries Gold Index

The ASX 300 Metals & Mining Index is falling sharply as China’s recovery falters. Another test of primary support at 5600 is likely.

ASX 300 Metals & Mining

China

Rate cuts and measures to stimulate the Chinese economy have been modest as the PBOC is trying to protect the Yuan from further depreciation against the US Dollar.

ASX 200 Discretionary

The result is slowing growth and deflation as weak demand persists.

China & India Inflation

Conclusion

Falling long-term bond yields have boosted Financials, REITs, Health Care and Consumer Discretionary sectors but the correction in yields is secondary and we expect this to reverse in 2024.

The Metals & Mining sector is falling sharply as China struggles to overcome weak demand while at the same time protecting the Yuan from further depreciation against the Dollar.

Our overall outlook for the ASX 200 remains bearish. Breach of support at 7400 would warn of a correction to test primary support from the October 2022 low at 6750.

S&P 500 rallies while consumer sentiment falls

The University of Michigan Index of Consumer Sentiment declined to 61.3 for November. Levels below 70 in the past have signaled a recession.

University of Michigan Consumer Sentiment

Consumer sentiment is in sharp contrast to robust personal consumption expenditures which at 93% of disposable personal income are well above pre-pandemic levels.

Personal Consumption Expenditure/Disposable Personal Income

Mortgage rates above 7.0% failed to dampen discretionary spending, with most households having locked in low fixed mortgage rates over the pandemic.

30-Year Mortgage Rate

Home Sales

Existing home sales declined to an annual rate of 3.8 million, with households are reluctant to give up their cheap fixed-rate mortgages.

Existing Home Sales

New home sales surged as a result, boosting residential construction.

New One-Unit Home Sales

Inflation Expectations

The University of Michigan November survey shows 1-year inflation expectations increased to 4.50%.

University of Michigan Inflation Expectations 1-Year

Five-year expectations increased to 3.2%, with the 3-month moving average of 3.0% well above the Fed’s 2.0% target.

University of Michigan Inflation Expectations 5-Year

Rising inflation expectations mean that the Fed is unlikely to cut interest rates in the foreseeable future.

Interest Rates

10-Year Treasury yields continue to test support at 4.40% after Treasury weighted new issuance towards the front-end of the yield curve — largely funded by money market funds currently invested in repo. Breach of support would offer a target of 4.0% — bearish for the Dollar.

10-Year Treasury Yield

Stocks

The S&P 500 is testing its July high of 4600. Breakout is uncertain but would not signal a bull market unless confirmed by other indices.

S&P 500

The S&P 500 Equal-Weighted Index ($IQX) has recovered less than 60% of its last decline.

S&P 500 Equal-Weighted Index

The Russell 2000 Small Caps ETF (IWM) is even weaker, retracing less than 50% of its last decline, suggesting that investors have little appetite for risk.

Russell 2000 Small Caps Index iShares ETF (IWM)

Dow Jones Transportation Average has also retraced less than 50%. The Trend Index below zero continues to warn of selling pressure.

Dow Jones Transportation Average ($DJT)

Gold and the Dollar

The Dollar Index retraced to test resistance at 104. Respect is likely and breakout below 103 would offer a target of 100.

Dollar Index

The weakening Dollar is bullish for Gold which is testing resistance at $2000 per ounce. Breakout would offer a short-term target of the previous high at $2050.

Spot Gold

Commodities

Dow Jones Industrial Metals Index ($BIM) fell sharply, warning of another test of primary support at 153. Breach would warn of a global recession, especially if mirrored by a similar breach in Copper.

Dow Jones Industrial Metals Index ($BIM)

Copper is testing its descending trendline at 8300. Reversal below primary support at 7800 would warn of a global recession. China consumes about 50% of the world’s copper production, most of it used in construction. So a lot depends on China’s efforts to rescue their ailing property sector.

Copper

The downward spiral of China’s ailing property sector shows no sign of abating despite the government’s rollout of a seemingly endless series of supportive but as yet ineffective measures, with the crisis stretching for over three years…..

The market for Chinese developers’ dollar-denominated bonds has seen a meltdown over the past two years, losing 87% of its value. The rout has wiped out $135.5 billion of value from $154.9 billion of outstanding notes, according to analysis by Debtwire. (Caixin)

Brent crude is testing resistance at $83 per barrel. Respect would warn of another downward leg to $72 and strengthen a bear market warning from Copper and base metals.

Brent Crude

Conclusion

Personal consumption expenditures remain strong despite falling consumer sentiment. The S&P 500 is testing resistance at 4600 but the advance is narrow, with investors avoiding risk in the broader market.

The Dollar weakened on the back of falling long-term Treasury yields, boosting demand for Gold which is testing resistance at $2000 per ounce. Breakout would offer a short-term target of $2050.

Copper and base metals are expected to again test primary support as doubts remain over China’s ailing property sector. Breach of support would warn of a global recession.

Inflation expectations remain persistent, with five-year expectations at 3.0% in the November University of Michigan consumer survey, well above the Fed’s target of 2.0%. The likelihood of rate cuts in early 2024 is remote unless a major collapse in financial markets forces the Fed’s hand.

Acknowledgements

Macrobusiness: China’s property black hole sucks in the CCP.

Rising long-term rates could spoil the party

Real GDP for the September quarter reflects an annual growth rate of 2.9% for the US, well below the Atlanta Fed GDPNow estimate of 5.4%. Growth in weekly hours worked declined to 1.5% for the 12 months ended September, indicating that GDP is likely to slow further in the fourth quarter.

Real GDP & Estimated Total Weekly Hours

New Orders

Manufacturers’ new orders for durable goods, adjusted for inflation, shows signs of strengthening.

Manufacturers' New Orders: Durable Goods

Transport

Transport indicators show a long-term down-trend but truck tonnage has grown since May 2023.

Truck Tonnage

Container (intermodal) rail freight likewise grew for several months but then turned down in August..

Rail Freight

Growth in weekly payrolls of transport and warehousing employees slowed to an annual rate of 3.6% in September but remains positive.

Transport & Warehousing Weekly Payrolls

Consumer Cyclical

Light vehicle sales continue to trend higher, suggesting consumer confidence.

Light Vehicle Sales

Housing

New housing starts (purple) have been trending lower since their peak in 2022 but new permits (green) are now strengthening.

Housing Starts & Permits

New single family houses sold are trending higher.

New Home Sales

Despite a steep rise in mortgage rates. In a strange twist, higher rates have reduced the turnover of existing homes on the market, with owners reluctant to give up their low fixed rate mortgages. Low supply of existing homes has boosted sales of new homes, lifting employment in residential construction.

30-Year Mortgage Rate

The National Association of Home Builders Housing Market Index (HMI), however, reflects falling sentiment — likely to be followed by declining new home sales and housing starts.

NAHB/Wells Fargo Housing Market Index

HMI is a weighted average of three separate component indices. A monthly survey of NAHB members asks respondents to rate market conditions for the sale of new homes at the present time; sales in the next six months; and the traffic of prospective buyers. (NAHB)

Financial Markets

The ratio of bank loans and leases to GDP declined to 0.44 in the third quarter but remains elevated compared to levels prior to 2000.

Bank Loans & Leases

The cause of ballooning debt is not hard to find, with negative real interest rates for large parts of the past two decades.

Real Fed Funds Rate

Now real rates are again positive and money supply is contracting relative to GDP, the days of easy credit are at an end. A significant contraction of credit is likely unless the Fed intervenes, either by cutting rates or expanding its balance sheet to inject more liquidity into the system.

M2 Money Supply/GDP

Commercial banks continued to raise lending standards in Q3, making credit less accessible.

Bank Lending Standards

Conclusion

This is not a normal market cycle and investors need to be prepared for sudden shifts in financial markets.

The US economy is slowing but cyclical elements like light vehicle sales and new home sales are holding up well.

The rise in long-term Treasury yields, however, is likely to cause a sharp credit contraction if the Fed does not intervene by cutting rates or expanding its balance sheet (QE).

10-Year Treasury Yields

The Fed is reluctant to intervene because this would undermine their efforts to curb inflation. But they may be forced to if there is a credit event that unsettles financial markets.

Moody's Baa Corporate Bond Yield minus 10-Year Treasury Yield

Fed intervention is unlikely without a steep rise in credit spreads. But would be especially bullish for Gold.

Strong US retail activity unlikely to last

Real retail sales remain strong, holding above the pre-pandemic trend (dotted line) in September.

Real Retail Sales

Supported by a strong jobs market, with low unemployment.

Unemployment Rate

The labor market remains tight, with employers holding on to staff — cutting weekly hours rather than resorting to layoffs.

Average Weekly Hours Worked

The consumer sentiment trough in June 2022 coincided with a peak in gasoline prices. Sentiment has been rising over the past 12 months but this could be derailed by a spike in gas prices.

University of Michigan Consumer Sentiment & Gasoline Prices

The up-trend in light vehicle sales reflects growing consumer confidence.

Light Vehicle Sales

The NAHB homebuilder sentiment index (blue below) is falling sharply, however, warning that the recent recovery in new building permits (red) is about to reverse. Residential housing is a major cyclical employer and a collapse of building activity would warn that recession is imminent.

NAHB Sentiment Index

Industry & Transport

Industry indicators show gradually slowing activity but no alarming signs yet. CSBS Community Bank Sentiment index indicates slightly improved business conditions in Q3.

CSBS Community Banks Index - Business Sentiment

Investment in heavy trucks — a useful leading indicator — remains strong.

Heavy Truck Sales

Intermodal rail freight traffic — mainly containers — declined in August after a four-month rally. But the longer-term trend is down.

Rail Freight

Truck tonnage increased in August for the fifth month but earlier breach of the long-term up-trend (green) warns of weakness ahead.

Truck Tonnage

Manufacturers new orders for capital goods, adjusted by PPI, indicates declining activity which is likely to weigh on future growth.

Manufacturing Orders: Capital Goods

Conclusion

The tight labor market supports strong consumer spending but high mortgage rates are likely to slow homebuilding activity causing a rise in cyclical employment. A sharp increase in crude oil could also cause higher gasoline prices which would damage consumer sentiment.

Industry and transport activity is gradually weakening but has not yet caused alarm.

“How did you go bankrupt?” Bill asked.

“Two ways,” Mike said. “Gradually, then suddenly.”

~ Ernest Hemingway: The Sun Also Rises