Japan Is Back. Is Inflation the Reason?
Kanebridge News
    HOUSE MEDIAN ASKING PRICES AND WEEKLY CHANGE     Sydney $1,666,984 (-0.52%)       Melbourne $1,025,140 (-0.29%)       Brisbane $1,079,790 (+0.21%)       Adelaide $987,421 (+0.48%)       Perth $959,727 (+1.13%)       Hobart $774,699 (-0.85%)       Darwin $821,142 (+4.72%)       Canberra $946,671 (-0.99%)       National $1,096,933 (+0.01%)                UNIT MEDIAN ASKING PRICES AND WEEKLY CHANGE     Sydney $779,804 (-0.05%)       Melbourne $501,457 (-0.97%)       Brisbane $680,117 (+0.71%)       Adelaide $516,640 (-0.17%)       Perth $539,067 (+1.01%)       Hobart $528,172 (+0.12%)       Darwin $391,098 (+0.26%)       Canberra $495,303 (+3.15%)       National $576,956 (+0.40%)                HOUSES FOR SALE AND WEEKLY CHANGE     Sydney 12,076 (-85)       Melbourne 14,218 (-287)       Brisbane 8,085 (-106)       Adelaide 2,943 (+40)       Perth 7,410 (-63)       Hobart 1,202 (-4)       Darwin 165 (-4)       Canberra 1,087 (-18)       National 47,186 (-527)                UNITS FOR SALE AND WEEKLY CHANGE     Sydney 9,230 (-171)       Melbourne 7,611 (-611)       Brisbane 1,520 (-30)       Adelaide 404 (-17)       Hobart 212 (+1)       Hobart 215 (-13)       Darwin 287 (+2)       Canberra 1,186 (-1,198)       National 22,003 (-2,039)                HOUSE MEDIAN ASKING RENTS AND WEEKLY CHANGE     Sydney $800 ($0)       Melbourne $595 ($0)       Brisbane $650 ($0)       Adelaide $640 (+$10)       Perth $700 ($0)       Hobart $583 (+$3)       Darwin $720 (-$30)       Canberra $710 ($0)       National $681 (-$3)                UNIT MEDIAN ASKING RENTS AND WEEKLY CHANGE     Sydney $750 ($0)       Melbourne $590 ($0)       Brisbane $650 (+$10)       Adelaide $550 (+$15)       Perth $665 (+$15)       Hobart $500 (+$18)       Darwin $550 (+$35)       Canberra $590 (+$5)       National $615 (+$10)                HOUSES FOR RENT AND WEEKLY CHANGE     Sydney 5,732 (-16)       Melbourne 7,664 (+4)       Brisbane 3,892 (-6)       Adelaide 1,458 (-8)       Perth 2,305 (-13)       Hobart 236 (+7)       Darwin 76 (-1)       Canberra 465 (+5)       National 21,828 (-28)                UNITS FOR RENT AND WEEKLY CHANGE     Sydney 7,852 (-14)       Melbourne 5,484 (0)       Brisbane 1,900 (+20)       Adelaide 413 (-1)       Perth 778 (+6)       Hobart 90 (-8)       Darwin 86 (+7)       Canberra 544 (-22)       National 17,147 (-12)                HOUSE ANNUAL GROSS YIELDS AND TREND       Sydney 2.50% (↑)      Melbourne 3.02% (↑)        Brisbane 3.13% (↓)     Adelaide 3.37% (↑)        Perth 3.79% (↓)     Hobart 3.91% (↑)        Darwin 4.56% (↓)     Canberra 3.90% (↑)        National 3.23% (↓)            UNIT ANNUAL GROSS YIELDS AND TREND       Sydney 5.00% (↑)      Melbourne 6.12% (↑)      Brisbane 4.97% (↑)      Adelaide 5.54% (↑)      Perth 6.41% (↑)      Hobart 4.92% (↑)      Darwin 7.31% (↑)        Canberra 6.19% (↓)     National 5.54% (↑)             HOUSE RENTAL VACANCY RATES AND TREND       Sydney 2.0% (↑)      Melbourne 1.9% (↑)      Brisbane 1.4% (↑)      Adelaide 1.3% (↑)      Perth 1.2% (↑)      Hobart 1.0% (↑)      Darwin 1.6% (↑)      Canberra 2.7% (↑)      National 1.7% (↑)             UNIT RENTAL VACANCY RATES AND TREND       Sydney 2.4% (↑)      Melbourne 3.8% (↑)      Brisbane 2.0% (↑)      Adelaide 1.1% (↑)      Perth 0.9% (↑)      Hobart 1.4% (↑)      Darwin 2.8% (↑)      Canberra 2.9% (↑)      National 2.2% (↑)             AVERAGE DAYS TO SELL HOUSES AND TREND       Sydney 33.9 (↑)        Melbourne 32.6 (↓)     Brisbane 35.9 (↑)      Adelaide 30.2 (↑)      Perth 41.5 (↑)      Hobart 37.1 (↑)        Darwin 23.7 (↓)     Canberra 35.3 (↑)      National 33.8 (↑)             AVERAGE DAYS TO SELL UNITS AND TREND       Sydney 32.6 (↑)      Melbourne 32.8 (↑)        Brisbane 31.9 (↓)     Adelaide 29.3 (↑)      Perth 41.0 (↑)      Hobart 37.4 (↑)        Darwin 41.2 (↓)     Canberra 42.9 (↑)      National 36.1 (↑)            
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Japan Is Back. Is Inflation the Reason?

Deflation might be vanquished, but the payoff could be elusive

By GREG IP
Fri, Mar 1, 2024 9:10amGrey Clock 4 min

The Nikkei stock index recorded last week its first new high in 34 years, a fitting tribute to Japan’s re-emergence as a genuinely exciting economy.

It also comes amid mounting evidence that Japan has finally broken the hold of deflation. Inflation in January was 2.2%, the 22nd month above 2%. Wage growth has picked up too.

This appears to vindicate the economic consensus that deflation was a primary driver of Japan’s decades long malaise. But that conclusion might be premature. Proof of deflation’s harm has been elusive, and the benefits of low, positive inflation might be similarly subtle.

Consumers are often surprised to hear that deflation is supposed to be bad. In the U.S., where prices have risen steeply since 2021 , normal people, and even economists, wouldn’t object if they fell a bit.

The trouble arises when prices fall persistently, year in and year out, because wages, incomes and the prices of assets such as property tend to follow. Debtors struggle to repay loans and might slash spending or default, endangering the financial system. That is what happened in the U.S. when prices fell 27% from 1929 to 1933.

Even mild deflation can, in theory, inhibit growth. Central banks stimulate spending by lowering nominal interest rates below inflation to make the real—i.e., inflation-adjusted—cost of borrowing negative. That is almost impossible when inflation is itself negative.

The roots of deflation

Japan’s deflation began after its property and stock-market bubbles burst in the early 1990s. Ensuing losses at banks eroded their ability to lend. Inflation turned negative in 1999.

Western economists such as future Federal Reserve Chair Ben Bernanke argued that curing deflation was essential to restoring Japan’s economic health. The Bank of Japan agreed, at first half heartedly and then wholeheartedly.

It used zero, then negative, short-term interest rates. Next came purchases of short-term, then long-term, government securities. Finally, the BOJ even bought shares in companies with newly created money to stimulate spending and raise inflation.

The BOJ only succeeded in bringing inflation up to around zero. It took the global supply chain shocks of the pandemic to finally push underlying inflation to 2%, the bank’s target .

Japan’s 25 years of zero to negative inflation was accompanied by one of the rich world’s lowest growth rates. Japanese deflation became a cautionary tale for other countries, most recently China, where prices are currently falling .

Yet proving that deflation was behind Japan’s problems is maddeningly hard. Arguably, it was more symptom than cause.

In the early 1990s, working-age population growth turned negative. This happened just as Japan’s post-World War II phase of catching up to other developed nations ended. Meanwhile, industry began moving production to lower-wage countries.

All this, plus the banking crisis, put structural downward pressure on prices, wages and growth.

Underlying performance

Adjusted for its shrinking population, however, Japan’s performance has been respectable. From 1991 to 2019, its output per hour worked rose 1.3% a year. This was slower than in the U.S. but comparable with Canada, France, Germany and Britain, and faster than Italy or Spain, according to the economists Jesús Fernández-Villaverde, Gustavo Ventura and Wen Yao.

Since 2019, output per working-age person rose 7% in the U.S., 5% in Japan, 2% in the eurozone and zero in Britain, by my calculations. (This might overstate Japan’s performance because many of its elderly still work.) As any visitor can attest, Japan remains a prosperous, harmonious and well-ordered place.

“Had you appointed me governor of the Bank of Japan for 25 years with all the power in the world, I don’t think I would have been able to do better,” said Fernández-Villaverde.

This doesn’t prove deflation was benign. Growth (and deflation) might have been worse without the BOJ’s herculean monetary efforts. And if inflation had been positive, growth might have been stronger.

Still, it raises an awkward question: If zero to negative inflation is so damaging, where is the evidence?

The price mechanism

The harm might lie in subtle behavioural changes by investors, companies and the public. For example, in a market economy, changing relative prices and wages are critical signals for reallocating capital and labor from stagnant to growing sectors.

Relative prices changes are unusually rare in Japan, according to the University of Tokyo economist Tsutomu Watanabe. He has found that from 1995 through 2021, prices of more than half of products didn’t change at all from year to year. This wasn’t just because average inflation was lower; price changes deviated from the average much less than in other countries.

In a December speech, Bank of Japan Governor Kazuo Ueda said years of low to negative inflation led to a “status quo in wage- and price-setting behaviour,” so many prices and wages didn’t change. “The know-how for raising prices was thus lost,” he said.

The absence of this price-discovery function, Ueda contended, sapped productivity and dynamism.

Watanabe’s research shows that since January 2022, prices have been less sticky and more dispersed. Coincidentally, the Nikkei’s latest rally began a year later.

This in great part reflects the enthusiasm of foreign investors such as Warren Buffett , shareholder-friendly changes in corporate governance, and Japan’s importance as an alternative to China for high-end manufacturing and technology.

Inflation, though, might also be a factor, said Paul Sheard , a former vice chairman at S&P Global who has studied the Japanese economy for decades. He added that investors care about nominal, not real, stock prices, earnings, dividends and cash flow.

Higher inflation flatters all those metrics. That benefit might be neutralised by higher interest rates, but Japanese bond yields have risen less than expected inflation, so real yields are down to minus 0.6%.

So perhaps inflation is reviving businesses’ and investors’ animal spirits. Even so, growth last year was about the same as before the pandemic and turned slightly negative in the third and fourth quarters, producing a technical recession . What’s more, wages have lagged behind inflation, and Prime Minister Fumio Kishida ’s approval ratings have plummeted.

Japan might have prevailed in its war against deflation. But ordinary Japanese have yet to see a peace dividend.



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7 Ways To Self-Fund Your Retirement Beyond Just Your Super

Super isn’t your only option. These smart strategies can help you self-fund a comfortable retirement.

By Helen Baker
Wed, May 21, 2025 3 min

Superannuation is the first thought when it comes to self-funding retirement. Yet it is hardly the only option for doing so.

Just as we have a choice in how and where we work to earn a living, many people also have a choice in how to fund their retirement.

It is possible and sometimes preferable to leave your superannuation untouched, allowing it to continue growing. Some or all of your income can come from alternative sources instead.

Here are some alternatives you can consider.

1. Downsize your home

For many who own their own homes, the equity accrued over decades can eclipse the funds in superannuation. However, it’s theoretical money only until it is unlocked.

Selling up the family home and downsizing – or rightsizing – for retirement allows you to pocket those gains tax-free and simultaneously relocate to a more suitable home with lower upkeep costs.

Up to $300,000 from the proceeds can be contributed by a downsizer to boost your super, and the remainder can be used to fund living expenses or actively invested.

Remember that while the sale proceeds of your home are tax-free, any future profits or interest earned from that money will be taxable.

2. Part-time work

Semi-retirement allows you to gradually step into retirement. You continue earning income and super while working part-time, keeping a foot in the workforce while testing the waters of your new found free time.

Doing so also offers scope to move into different roles, such as passing on your skills to future generations by teaching/training others in your field of expertise, or taking employment in a new area that interests you and is closer to home.

3. Self-employment

Retirement from a full-time position presents a good opportunity to pursue self-employment. With more time and fewer commitments on your hands, you have greater scope to turn your hobby into a business or leverage your professional skills and reputation as an external consultant.

Also, for the self-employed and those with a family business, director’s loan repayments from the company are typically tax-free, offering a potentially lucrative source of

income and a means of extracting previous investments into the business without selling your ownership stake.

Helen Baker

4. Investments

Rental property income (from residential or commercial properties) can supplement or even provide a generous source of income. The same applies to dividends from shares.

These are likely to be more profitable if you own them well before retirement.

Income that is surplus to your everyday needs can be reinvested using tax-effective strategies to grow your future returns.

5. Family trust

A family trust could be used to house investments for yourself and other relatives, building intergenerational wealth.

Trusts allow funds to be allocated to beneficiaries to manage marginal tax rates and stretch the money further, you have control over how income is split between different family members and have flexibility for changing circumstances.

6. Selling collectables

You may not realise the value of items you have collected over the years, such as wine, artwork, jewellery, vintage cars, and antiques.

Rather than have them collect dust or pay to store them, they could be sold to fund your living costs or new investments.

Where possible, avoid selling growth assets in a depressed market – wait until you can extract maximum value.

7. Obtaining a part-pension

Part-pensions are not only possible but valuable in making your superannuation stretch further. They still entitle you to a concession card with benefits in healthcare, transport, and more.

Take these savings even further by requesting pensioner discounts with other companies, on everything from utilities to travel and insurance to eating out.

Also, don’t overestimate the value of your assets as part of the means test. It’s a common mistake that can wrongly deny you a full or part-pension.

Plan ahead

However, you ultimately fund your retirement, planning is crucial. Advice would hopefully pay for itself.

Understand your spending and how those habits will change before and during retirement, then look to investments that offer the best fit.

Consider a mixture of strategies to diversify your risk, manage your tax liabilities and ensure ongoing income.

Above all, timing is key. The further ahead you plan, the more time you have to embrace additional opportunities and do things at the right time to maximise their value. You’ve worked hard and now is your chance to enjoy the fruits of your labour!

Helen Baker is a licensed Australian financial adviser and author of the new book, Money For Life: How to build financial security from firm foundations (Major Street Publishing $32.99). Find out more at www.onyourowntwofeet.com.au 

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