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Part 3 of the ESG series: Unconventional gas and a low carbon economy

Posted On:Dec 17th, 2015     Posted In:Rss-feed-market    Posted By:Provision Wealth
While the unconventional gas industry can provide a significant economic benefit to rural and regional areas, there are environmental and social issues that must be addressed. In this article we look at some of these issues and examine why and how the industry can build the trust of stakeholders.

Unconventional gas’ has lower greenhouse gas emission intensity than other

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While the unconventional gas industry can provide a significant economic benefit to rural and regional areas, there are environmental and social issues that must be addressed. In this article we look at some of these issues and examine why and how the industry can build the trust of stakeholders.

Unconventional gas’ has lower greenhouse gas emission intensity than other fossil fuels and as such, will form an important part of the transition to a low carbon economy. Environmental and social issues are emerging as part of this transition and while some of these issues are being managed effectively, others are presenting more of a challenge to the industry and to the communities affected.

Hydraulic fracturing or ‘fracking’ has been used in the conventional oil and gas industry for some time and, with the development of horizontal drilling techniques, has enabled the development of shale gas assets, especially in the US. Fracking involves pumping water under pressure, with sand and a mixture of other chemicals, to open up fractures within the rock. It aims to improve the gas recovery rates from the shale or coal seam. While fracturing is required for shale gas developments, it is not necessarily required for coal seam gas. The pressures needed for fracking for coal seam gas tend to be less than those needed for shale gas. This is due to the lower depth of coal seam gas developments and the nature of coal compared to shale.

Environmental issues relating to unconventional gas

Groundwater disposal

The dewatering of coal-seams to facilitate the production of coal seam gas can create a significant amount of groundwater which needs to be disposed of. Reverse osmosis plants is a preferred option, so this water can be reused to supplement industrial and/or domestic water supplies.

Impact on systems and resources

In order to manage and mitigate the impact of groundwater, the levels and quality of groundwater should be comprehensively monitored – both during and after coal seam gas operations. Groundwater impact models should also be updated throughout the operation.

The use of high quality water

In areas where water resources are scarce or in high demand, such as in parts of the US, the sourcing of large volumes of high quality water for fracking has been controversial. As such, there is a growing expectation that fracking should use poorer quality water and collect and reuse flow back water. Any fracking flow back water that will not be reused should be appropriately treated and disposed of.

The use of chemicals

In the US, the potential toxicity of fracking chemicals has been a significant issue. There has been community concern around the lack of disclosure of chemicals being used, or the use of the potential carcinogen BTEX. Australian companies have committed to disclosing which chemicals are used, and have also committed to not use BTEX in fracking operations.

Potential cross-contamination of groundwater systems

Potential cross-contamination of groundwater systems –which can result from poorly completed unconventional wells or from improved conductivity from changes to geological faults from fracking – have raised concerns.

To avoid fracking in high risk-faulted areas, we believe that 3D seismic surveys should be used prior to fracking. In addition, there is a need to construct and complete wells to the highest quality in order to minimise groundwater cross-contamination.

Fugitive emissions

Cold venting of gas during work-overs or exploration, poorly constructed wells and poorly maintained compressors and gas and water gathering systems may lead to significant fugitive methane emissions. These issues can and should be addressed through the use of ‘green’ well completion techniques and collection systems.

Underground coal gasification

Underground coal gasification, which involves the partial combustion of coal underground, is considered by some as an unconventional gas technique. We believe that underground coal gasification has significantly more environmental risks than either shale gas or coal seam gas. Neither the Responsible Investment Leaders funds nor Sustainable Funds invest in companies involved in underground coal gasification.

We believe key environmental issues can be managed

While there is a range of environmental issues that need to be addressed for unconventional gas, we believe that the key environmental issues can be appropriately managed through baseline monitoring, impact assessment prior to development, use of best available technology, ongoing review and reassessment of future impacts and adaptive management.

Social issues relating to unconventional gas

The social issues relating to unconventional gas are possibly even more challenging to manage than the environmental issues.

Conflicts in land use

Much of the development of unconventional gas, and in particular coal seam gas in Australia, has occurred in areas that have had either little or no association with the oil and gas industry. This has caused conflicts in land use and changes to local communities.

While these changes may have benefitted some, for others they have caused economic and social problems. In addition, government regulation regarding access to land for exploration and development of unconventional gas has not been regarded as appropriately recognising landholder rights.

Due to poor community and landholder consultation practices by some players, a lack of trust for coal seam gas and shale gas companies has developed. This is particularly the case with early players in coal seam gas in Australia and a minority of shale gas players in the US.

The over-riding of perceived landowner ‘rights’, inadequate compensation and a power imbalance in negotiations has led to a backlash against some unconventional gas developments. Some companies have not been sufficiently transparent or respectful of stakeholders, leading to a lack of trust not only for the particular companies involved but for the industry as a whole.

Finding a way forward

It is inevitable that as the unconventional gas industry develops, it will change the nature and character of some areas. The planning and approval process should balance the potential costs and benefits that may accrue at a local, regional and national level, and the industry needs to recognise that these costs and benefits will be different at each level. It is also critical that the planning and approval process is transparent, open and comprehensive to enable all stakeholders to participate. Unconventional gas companies need to engage with impacted communities and work with them to minimise and manage potentially negative social impacts that may occur over both the short and long-term – listening to and being responsive to the issues raised by stakeholders.

Some unconventional gas companies have gone beyond what is required by law and committed to respecting landholders who refuse coal seam gas developments on their land. In addition, they have provided appropriate support to landholders during negotiation, recognising that in many cases landholders do not have the time or resources to be able to negotiate landholder agreements on an equal footing.

Some social aspects are difficult to manage, such as short-term impacts on social services in regional communities. This can be the result of a large influx of people during the construction phase of a development. Again, it is critical that companies liaise with local communities and government service providers to minimise adverse impacts.

Finally, there are some impacts that are difficult to reconcile. While companies may be able to minimise the potential aesthetic impacts of developments, there may be a more negative impact on the character of the landscape. In these cases, any change may be considered unacceptable to some, while others see the opportunities. Where there is a natural tension in the community, it will be critical that the planning and approval process is transparent and that the company builds trust and works with all of the stakeholders in the community.

Source: AMP Capital

About the Author

Ian Wood is the Head of ESG Investment Research and has been instrumental in establishing and developing AMP Capital’s approach to ESG issues, and their integration into the investment processes for Australian and international equity and fixed income funds. He also oversees the corporate governance and proxy voting of AMP Capital.

Important note: While every care has been taken in the preparation of this article, AMP Capital Investors Limited (ABN 59 001 777 591, AFSL 232497) and AMP Capital Funds Management Limited (ABN 15 159 557 721, AFSL 426455) makes no representations or warranties as to the accuracy or completeness of any statement in it including, without limitation, any forecasts. Past performance is not a reliable indicator of future performance. This article has been prepared for the purpose of providing general information, without taking account of any particular investor’s objectives, financial situation or needs. An investor should, before making any investment decisions, consider the appropriateness of the information in this article, and seek professional advice, having regard to the investor’s objectives, financial situation and needs. This article is solely for the use of the party to whom it is provided.

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Is it time to go back to basics?

Posted On:Dec 17th, 2015     Posted In:Rss-feed-market    Posted By:Provision Wealth
As 2015 draws to a close, investors can be forgiven for wondering how they are going to continue to make money in financial markets. Cash rates globally are low and are likely to remain so, especially in Australia. This article looks at a ‘back to basics’ investment strategy suitable for a low-growth environment.

Despite the US Federal Reserve looking

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As 2015 draws to a close, investors can be forgiven for wondering how they are going to continue to make money in financial markets. Cash rates globally are low and are likely to remain so, especially in Australia. This article looks at a ‘back to basics’ investment strategy suitable for a low-growth environment.

Despite the US Federal Reserve looking to hike cash rates in the next few months, the path to significantly higher rates is likely to be slow. Reflecting this, bond yields are still only marginally above their all-time lows and yields in other asset classes are not offering much either.

We expect 2015 to mark the fourth consecutive year of positive performance in equity markets. But in a low-growth environment, investors are wondering just how much longer this equity run can continue. In Australia the corporate landscape remains soft, with negative earnings growth from equities for the past three years, and it’s unlikely to turn positive until 2017.

So in this environment, what should investors be doing? In a way it’s back to basics. There are two known ‘knowns’ in investing – the equity risk premium (ERP) and portfolio returns benefit from diversification.

Equity risk premium

There is overwhelming data that tells us of a premium over cash and bonds from investing in equities. While over very long periods the excess return of shares over bonds has varied, since 1900 the realised ERP has averaged more than 4.5% for the US and close to 6.0% for Australia. We are mindful of starting point biases and it is our assessment that the appropriate equity risk premium going forward, for developed market equities, is somewhere between 3.5% and 4%. For Asian and emerging market shares it is slightly higher – between 4.5% and 5.0% – reflecting greater volatility.

Markets are also cyclical, so entry points matter. However, if we look at equity valuations today there are few signs of extreme stress. While the US market looks almost fully valued, other markets such as Europe, Japan and Asia continue to offer attractive value.

With cash rates and bond yields likely to remain low, and even with single digit equity market returns, investors will continue to be compensated for risk and equities should remain an asset class of choice.

However, looking forward we can’t ignore the fact that equity market risk has increased as the valuation buffer has reduced. Up until the GFC, Australian investors had for many years benefitted from the resilience and outperformance of Australian equities. However, Australian shares have underperformed global markets over the past five years and this is likely to continue with growth being subpar, the banks remaining under pressure to improve balance sheet strength and continuing headwinds from the commodity sector. Global economies are also sensitive to shocks that can turn anaemic growth negative and, even in an environment where credit growth improves and business and consumer spending contributes to stronger than expected economic growth, this is likely to give rise to inflation concerns in the current accommodative monetary environment.

Diversification

So let’s turn to our second ‘known’ – the power of diversification. Diversification is all about trying to diversify away from equity risk, which is typically the biggest risk in most portfolios. It seeks to identify and invest in assets/strategies that are uncorrelated to equity risk – specifically risks that are related to economic growth and its impact on company earnings.

The most obvious diversifier comes from investing in government bonds. In the event that economic growth falls, typically you see cash rates lowered, which reduces bond yields and increases capital value. The longer the maturity or duration of the bond, the more price-sensitive it is to changes in the bond yield. Despite the current low level of yields, bonds will outperform equities in the event of a significant correction, providing some offset to losses.

Currency is another important consideration given the Australian dollar’s propensity to underperform in falling equity markets, hence boosting returns from unhedged international equities.

Property and infrastructure – both listed and unlisted – have some correlation to economic growth but are also linked to supply/demand factors, inflation and cash rates, and so can perform differently to equities.

Private Equity is affected by economic cycles but is also influenced by the underlying manager’s capability in turning around and extracting value from businesses.

Accessing value-add or active management in the market is another important diversifier to equity markets. While we recognise that there are some markets where the ability to source excess return is difficult, such as in the US equity market, there are other markets like Australia where there is strong evidence of the ability to add value.

Finally, you can invest in a portfolio which takes active decisions with regard to asset class weights within the portfolio. This is called Dynamic Asset Allocation. This could mean moving the amount held in various asset classes within a narrow range, taking tilts to underlying countries/currencies/fixed interest markets/asset classes or more actively changing the allocation between asset classes to significantly change the risk profile of your portfolio, and therefore the factors that are likely to drive performance.

Portfolio construction to maximise returns

In the current environment, investors should be evaluating the level of diversification across investments/portfolios. Portfolio construction is a specialised skill that can maximise investors’ returns – even in challenging markets. This was witnessed in the latest September quarter when, despite sharp falls in equity markets, diversified funds only realised between one quarter and one third of the drawdown. There are a range of multi-asset vehicles available to investors that cater for differing risk appetites. In an environment where the ability to benefit from easy wins is behind us, and with the expectation that conditions will remain challenging, it makes sense to invest in a professionally managed solution.

Source: AMP Capital

About the Author

Debbie Allison is the Head of Portfolio Management within the Multi-Asset Group, responsible for overseeing the Group’s multi-asset investment capability which specialises in the management of diversified portfolios. She is also the Portfolio Manager for AMP’s flagship Corporate Super portfolios.

Important note: While every care has been taken in the preparation of this article, AMP Capital Investors Limited (ABN 59 001 777 591, AFSL 232497) and AMP Capital Funds Management Limited (ABN 15 159 557 721, AFSL 426455) makes no representations or warranties as to the accuracy or completeness of any statement in it including, without limitation, any forecasts. Past performance is not a reliable indicator of future performance. This article has been prepared for the purpose of providing general information, without taking account of any particular investor’s objectives, financial situation or needs. An investor should, before making any investment decisions, consider the appropriateness of the information in this article, and seek professional advice, having regard to the investor’s objectives, financial situation and needs. This article is solely for the use of the party to whom it is provided.

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December 2015 – the Reserve Bank leaves interest rates unchanged at 2 per cent

Posted On:Dec 01st, 2015     Posted In:Rss-feed-market    Posted By:Provision Wealth
Statement by Glenn Stevens, Governor: Monetary Policy Decision

At its meeting today, the Board decided to leave the cash rate unchanged at 2.0 per cent.

The global economy is expanding at a moderate pace, with some softening in conditions in the Asian region, continuing US growth and a recovery in Europe. Key commodity prices are much lower than a year ago, reflecting

Read More

Statement by Glenn Stevens, Governor: Monetary Policy Decision

At its meeting today, the Board decided to leave the cash rate unchanged at 2.0 per cent.

The global economy is expanding at a moderate pace, with some softening in conditions in the Asian region, continuing US growth and a recovery in Europe. Key commodity prices are much lower than a year ago, reflecting increased supply, including from Australia, as well as weaker demand. Australia’s terms of trade are falling.

The Federal Reserve is expected to start increasing its policy rate over the period ahead, but some other major central banks are continuing to ease monetary policy. Volatility in financial markets has abated somewhat for the moment. While credit costs for some emerging market countries remain higher than a year ago, global financial conditions overall remain very accommodative.

In Australia, the available information suggests that moderate expansion in the economy continues in the face of a large decline in capital spending in the mining sector. While GDP growth has been somewhat below longer-term averages for some time, business surveys suggest a gradual improvement in conditions in non-mining sectors over the past year. This has been accompanied by stronger growth in employment and a steady rate of unemployment.

Inflation is low and should remain so, with the economy likely to have a degree of spare capacity for some time yet. Inflation is forecast to be consistent with the target over the next one to two years.

In such circumstances, monetary policy needs to be accommodative. Low interest rates are acting to support borrowing and spending. While the recent changes to some lending rates for housing will reduce this support slightly, overall conditions are still quite accommodative. Credit growth has increased a little over recent months, with credit provided by intermediaries to businesses picking up. Growth in lending to investors in the housing market has eased. Supervisory measures are helping to contain risks that may arise from the housing market.

The pace of growth in dwelling prices has moderated in Melbourne and Sydney over recent months and has remained mostly subdued in other cities. In other asset markets, prices for commercial property have been supported by lower long-term interest rates, while equity prices have moved in parallel with developments in global markets. The Australian dollar is adjusting to the significant declines in key commodity prices.

At today’s meeting the Board again judged that the prospects for an improvement in economic conditions had firmed a little over recent months and that leaving the cash rate unchanged was appropriate. Members also observed that the outlook for inflation may afford scope for further easing of policy, should that be appropriate to lend support to demand. The Board will continue to assess the outlook, and hence whether the current stance of policy will most effectively foster sustainable growth and inflation consistent with the target.


Enquiries:

Media Office
Information Department
Reserve Bank of Australia
SYDNEY
Phone: +61 2 9551 9720
Fax: +61 2 9551 8033
E-mail: rbainfo@rba.gov.au

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Banking sector risks and opportunities

Posted On:Nov 09th, 2015     Posted In:Rss-feed-market    Posted By:Provision Wealth
Financial companies make up the largest portion of the Australian share market at 47.7% of the ASX200 index1. In the wake of the mining downturn, bank share prices have benefited from their robust reputation for high profits and dividends. In light of this, our Environmental Social and Governance (ESG) research team set out to discover the opportunities and risks presented

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Financial companies make up the largest portion of the Australian share market at 47.7% of the ASX200 index1. In the wake of the mining downturn, bank share prices have benefited from their robust reputation for high profits and dividends. In light of this, our Environmental Social and Governance (ESG) research team set out to discover the opportunities and risks presented by  this sector. This article presents some of their findings, including what their analysis involved and which factors AMP Capital considers most relevant to the overall performance of companies in the banking and financial services sector.

Given the size and importance of financial companies in the Australian share market, our ESG research team at AMP Capital recently conducted a review of the Australian-listed banking and diversified financial sector.

The analysis considered how companies perform as environmental stewards, how they manage social relationships and the quality of their governance. It also evaluated lending and investment policies, focussing on the traditional checkpoints of human rights, environmental harm and financial crimes.

The approach this analysis took was to look at:

  • Industry drivers – ESG risk and opportunities that affect the industry

  • Company drivers – how each company manages the industry drivers

Driving value: industry-wide

Before analysing individual companies, it makes sense to take a step back and consider the factors likely to shape earnings growth at an industry level. While these can change from time to time, the value drivers for the banking and diversified financials sector can broadly be broken down into the following themes:

  • Maturing domestic markets

    The sustainability of earnings growth for banks has been questioned in light of Australian banks’ high gearing to the property market combined with the high level of debt within Australian households. It is argued that Australian banks operate in a mature market and need new areas to propel growth, which could lead to new operational, legal and reputational risks.

  • Technological change

    New technology has lowered barriers to entry, driven customer empowerment and increased data privacy and cyber security concerns. With the success and execution of major IT projects likely to impact their profitability, companies are understandably cautious with regard to their overall IT and IT security spend.

  • Regulatory change

    At its core, banking regulation aims to improve the transparency, stability and efficiency of the financial system. While increased regulation of the industry is inevitable, not all companies are in a position to adapt quickly.

Driving value: company-wide

While a broad range of ESG factors could drive the value of individual companies in the financial services industry, AMP Capital’s ESG team believes the most material factors are those relating to risk management. Given the size and complexity of most financial institutions, it is difficult for anyone outside the company to determine precisely how well risks are managed across the entire organisation. Public disclosure of risk management frameworks and policies provides a good starting point, but ESG analysts seeking a better understanding of how effective those processes and policies are need to dig deeper, considering factors such as customer satisfaction, company culture, corporate governance and innovation.

Customer satisfaction

While banks often speak about the importance of customer satisfaction, historically, it would have taken significant effort for a customer to switch banks. However, technology shifts mean this situation is changing, so an analysis of customer satisfaction metrics can provide investors with valuable insights.

  • Links to management incentives

    Among the large banks, the remuneration of executive management is increasingly being linked to customer satisfaction measures.

  • Numbers are improving

    The four major Australian banks have reported rising customer satisfaction results over time, particularly with regard to internet banking.

Culture

Culture is a major indication of company value, regardless of the industry the company operates in. Early insights in relation to red flags in company culture can help investors avoid negative surprises. Company culture is difficult to assess from outside an organisation and for this reason, our ESG analysis uses a range of proxies to shed light on company culture. These include:

  • Transparency

    It says a lot about a company if it chooses to be open and honest with its stakeholders. The disclosure provided by banks is good but it does tend to focus on historical performance and reporting as a total group, rather than at a divisional level.

  • Employee engagement

    With employee engagement closely linked to productivity, profit growth and operating efficiency, staff churn can be costly in the financial services sector. Poor employee engagement can also impact customer satisfaction.

Corporate governance

The financial sector is highly regulated and overall, compliance with the basic ASX Corporate Governance Guidelines is good, particularly among large banks. As smaller banking and diversified financial companies often draw on the expertise of affiliated directors, their strict adherence to the ASX Corporate Governance Principles can lag somewhat. While non-adherence with the ASX Corporate Governance Guidelines might result in risk flags for investors, we believe in the importance of factors such as board skills, potential accounting issues and the way remuneration structures could drive particular management behaviour are more valuable.

Innovation

Innovation is necessary to keep up with a changing financial environment and world, but this brings with it both opportunity and risk.

  • Technology

    While technology needs to remain competitive, over the long-term the greatest impact on company value will come from how data is collected, managed, stored, leveraged, understood and protected. Risks associated with disruptions in technology include disrupted service and reputational damage caused by anything from human error, malicious attacks or natural disasters.

  • IT spend

    There is a wide belief that Australian banks have under-invested in IT, possibly as a result of our oligopolistic market. To keep up with the high pace of technological change, there is now a risk that banks will need to spend more and faster.

  • Data security

    The rate of technological change, particularly when combined with the afore-mentioned under-investment, presents significant risks and opportunities. As technology develops, there is a risk of increased security breaches via hacking – see article Why cyber security matters to your investments.

Understanding ESG can lead to better investment outcomes

Risk management remains the key factor for financial institutions in generating sustainable long-term growth for shareholders. Analysts can uncover valuable insights and early warning signs by looking beyond the obvious risk flags that are already being captured by the market. Our analysis shows the major banks which scored highest on our ESG ratings tended to outperform those with lower scores. Over the period of one year, the major banks with the highest ESG ratings outperformed those with the lowest ratings by 3.9%. When analysed over a longer time frame (five to ten years), the outperformance by most preferred banks was even stronger by 15.5% cumulative over five years and 71% cumulative over 10 years. These results demonstrate the strong positive correlation between the investment performance of banking and diversified financials companies and the way they manage their ESG risks and opportunities.

 

1.  S&P/ASX 200 Financials Index contains companies involved in activities such as banking, mortgage finance, consumer finance, specialised finance, investment banking and brokerage, asset management and custody, corporate lending, insurance, and financial investment, and real estate, including REITs. Measured 1/7/2015 compared to 1/7/2010.

Source: AMP Capital

Karin Halliday

Karin Halliday was appointed to her current position with AMP Capital in May 2000. She is responsible for determining how AMP Capital votes on behalf of the firm and its clients at all meetings held by the Australian companies in which AMP Capital invest. In doing so, Karin also monitors various aspects of corporate governance in many Australian companies.

 

Important note: While every care has been taken in the preparation of this article, AMP Capital Investors Limited (ABN 59 001 777 591, AFSL 232497) and AMP Capital Funds Management Limited (ABN 15 159 557 721, AFSL 426455) makes no representations or warranties as to the accuracy or completeness of any statement in it including, without limitation, any forecasts. Past performance is not a reliable indicator of future performance. This article has been prepared for the purpose of providing general information, without taking account of any particular investor’s objectives, financial situation or needs. An investor should, before making any investment decisions, consider the appropriateness of the information in this article, and seek professional advice, having regard to the investor’s objectives, financial situation and needs. This article is solely for the use of the party to whom it is provided.

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Australian real estate: Our view for the long term

Posted On:Nov 09th, 2015     Posted In:Rss-feed-market    Posted By:Provision Wealth
All four major banks increased interest rates during October, citing their reason for the rate hike due to increased pressure from the Australian Prudential Regulation Authority (APRA) for financial institutions to adhere to the 10% cap on property investor lending growth. Given that we are set to be operating in a low-growth environment for the foreseeable future, investors should 

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All four major banks increased interest rates during October, citing their reason for the rate hike due to increased pressure from the Australian Prudential Regulation Authority (APRA) for financial institutions to adhere to the 10% cap on property investor lending growth. Given that we are set to be operating in a low-growth environment for the foreseeable future, investors should  ensure that any downside risk is eliminated or mitigated.

The Australian commercial real estate market is benefiting greatly from the current low interest rate environment, with strong investment demand from both Australian and international investors. Leasing and consumer spending are improving in Sydney and Melbourne – where the largest concentration of property resides – but momentum is slower in the mining states as the commodities boom recedes.

An overview of our outlook for the sector is below:

  • Real estate is expected to provide better yield than bonds and equities

A low growth environment encourages a chase for yield, with lukewarm economic momentum and capital market volatility underpinning this trend. Real estate remains good value compared to bonds and equities.

  • Further increases in values in the short term, but caution later in the decade

We expect that cap rates will continue to decrease in the short term while interest rates stay low, but they are likely to start to increase later in the decade once interest rates start to rise. The cap rate is the rate of return on a real estate asset based on the income the property is expected to generate.

  • Improving demand for office space

Evolving technology, shifting demographics, increasingly flexible workforces, ongoing business margin pressures, competition from Asian financial hubs and globalisation are all likely to affect the demand for office space. These changes present opportunities for investors.

  • Future of retail

The latest real-world data is starting to verify our key views of the future of retail research that consumers will shop where most convenient, or somewhere offering a retail and non-retail ‘experience’ such as a major regional shopping centre, CBD, market, or high street.

  • Shopping centres more resilient than office towers in resource states

While office vacancy rates have risen and rents fallen, large shopping centres have provided the strongest risk adjusted returns in the resources states (Western Australia and Queensland) in the past and this is set to continue despite generally weaker momentum in the mining states.

  • Industrial is leading the property cycle this time

Industrial has benefited greatly from the chase for yield, prompting capitalisation rates to compress. But it’s now close to the top of the cycle and likely to be most impacted when the music stops because of its historically lacklustre rental growth to back up pricing. Investors should remain patient – there will be an opportunity to get exposure to the sector later in the decade when interest rates start rise. Industrial is likely to benefit from some of the negative structural headwinds facing the retail and office sectors.

Michael Kingcott, Head of Property Investment Strategy and Research, AMP Capital

Michael is the Manager of the Property Investment Strategy and Research Team, responsible for leading a team of property investment analysts who monitor and forecast the domestic and international property markets. Michael joined AMP Capital in 2005 but has been at the coalface of the commercial property markets for more than 20 years, previously working with Knight Frank, Jones Lang Wootton and the University of Western Sydney property research houses. Michael’s experience lies in researching and forecasting the performance of property markets, property/investment analysis and benchmarking. He has substantial exposure to and familiarity with the major property markets across Australia and the Asia Pacific region.

 

Source: AMP Capital

Important note: While every care has been taken in the preparation of this article, AMP Capital Investors Limited (ABN 59 001 777 591, AFSL 232497) and AMP Capital Funds Management Limited (ABN 15 159 557 721, AFSL 426455) makes no representations or warranties as to the accuracy or completeness of any statement in it including, without limitation, any forecasts. Past performance is not a reliable indicator of future performance. This article has been prepared for the purpose of providing general information, without taking account of any particular investor’s objectives, financial situation or needs. An investor should, before making any investment decisions, consider the appropriateness of the information in this article, and seek professional advice, having regard to the investor’s objectives, financial situation and needs. This article is solely for the use of the party to whom it is provided.

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November 2015 – the Reserve Bank leaves interest rates unchanged at 2 per cent

Posted On:Nov 04th, 2015     Posted In:Rss-feed-market    Posted By:Provision Wealth
Statement by Glenn Stevens, Governor: Monetary Policy Decision

At its meeting today, the Board decided to leave the cash rate unchanged at 2.0 per cent.

The global economy is expanding at a moderate pace, with some further softening in conditions in the Asian region, continuing US growth and a recovery in Europe. Key commodity prices are much lower than a year ago,

Read More

Statement by Glenn Stevens, Governor: Monetary Policy Decision

At its meeting today, the Board decided to leave the cash rate unchanged at 2.0 per cent.

The global economy is expanding at a moderate pace, with some further softening in conditions in the Asian region, continuing US growth and a recovery in Europe. Key commodity prices are much lower than a year ago, in part reflecting increased supply, including from Australia. Australia’s terms of trade are falling.

The Federal Reserve is expected to start increasing its policy rate over the period ahead, but some other major central banks are continuing to ease monetary policy. Volatility in financial markets has abated somewhat for the moment. While credit costs for some emerging market countries remain higher than a year ago, global financial conditions overall remain very accommodative.

In Australia, the available information suggests that moderate expansion in the economy continues. While GDP growth has been somewhat below longer-term averages for some time, business surveys suggest a gradual improvement in conditions over the past year. This has been accompanied by somewhat stronger growth in employment and a steady rate of unemployment.

Inflation is low and should remain so, with the economy likely to have a degree of spare capacity for some time yet. Inflation is forecast to be consistent with the target over the next one to two years, but a little lower than earlier expected.

In such circumstances, monetary policy needs to be accommodative. Low interest rates are acting to support borrowing and spending. While the recent changes to some lending rates for housing will reduce this support slightly, overall conditions are still quite accommodative. Credit growth has increased a little over recent months, with growth in lending to investors in the housing market easing slightly while that for owner-occupiers appears to be picking up. Dwelling prices continue to rise in Melbourne and Sydney, though the pace of growth has moderated of late. Growth in dwelling prices has remained mostly subdued in other cities. Supervisory measures are helping to contain risks that may arise from the housing market.

In other asset markets, prices for commercial property have been supported by lower long-term interest rates, while equity prices have moved in parallel with developments in global markets. The Australian dollar is adjusting to the significant declines in key commodity prices.

At today’s meeting the Board judged that the prospects for an improvement in economic conditions had firmed a little over recent months and that leaving the cash rate unchanged was appropriate at this meeting. Members also observed that the outlook for inflation may afford scope for further easing of policy, should that be appropriate to lend support to demand. The Board will continue to assess the outlook, and hence whether the current stance of policy will most effectively foster sustainable growth and inflation consistent with the target.


Enquiries:

Media Office
Information Department
Reserve Bank of Australia
SYDNEY
Phone: +61 2 9551 9720
Fax: +61 2 9551 8033
E-mail: rbainfo@rba.gov.au

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