Rich Countries Are Becoming Addicted to Cheap Labour
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    HOUSE MEDIAN ASKING PRICES AND WEEKLY CHANGE     Sydney $1,690,447 (+0.11%)       Melbourne $1,027,251 (-0.19%)       Brisbane $1,109,047 (+1.32%)       Adelaide $995,755 (-0.24%)       Perth $980,308 (+0.88%)       Hobart $774,856 (-1.16%)       Darwin $849,822 (+0.61%)       Canberra $980,063 (+0.73%)       National $1,115,485 (+0.30%)                UNIT MEDIAN ASKING PRICES AND WEEKLY CHANGE     Sydney $792,098 (+1.34%)       Melbourne $503,196 (+0.88%)       Brisbane $699,822 (+0.97%)       Adelaide $523,316 (+0.13%)       Perth $559,734 (+1.61%)       Hobart $551,304 (+0.74%)       Darwin $422,662 (+4.58%)       Canberra $500,978 (-0.57%)       National $591,046 (+1.04%)                HOUSES FOR SALE AND WEEKLY CHANGE     Sydney 10,741 (+25)       Melbourne 12,029 (-216)       Brisbane 7,961 (+84)       Adelaide 2,491 (-80)       Perth 6,069 (-182)       Hobart 982 (-19)       Darwin 146 (+2)       Canberra 837 (-13)       National 41,256 (-399)                UNITS FOR SALE AND WEEKLY CHANGE     Sydney 8,755 (-133)       Melbourne 6,943 (-60)       Brisbane 1,471 (+2)       Adelaide 410 (+3)       Perth 1,372 (-23)       Hobart 191 (-2)       Darwin 275 (+4)       Canberra 1,071 (-15)       National 20,488 (-224)                HOUSE MEDIAN ASKING RENTS AND WEEKLY CHANGE     Sydney $800 ($0)       Melbourne $590 ($0)       Brisbane $660 ($0)       Adelaide $640 (-$5)       Perth $700 ($0)       Hobart $590 ($0)       Darwin $750 (-$45)       Canberra $700 ($0)       National $686 (-$8)                UNIT MEDIAN ASKING RENTS AND WEEKLY CHANGE     Sydney $750 ($0)       Melbourne $590 (-$5)       Brisbane $650 ($0)       Adelaide $525 ($0)       Perth $650 ($0)       Hobart $525 (+$30)       Darwin $550 (+$10)       Canberra $600 (+$5)       National $614 (+$4)                HOUSES FOR RENT AND WEEKLY CHANGE     Sydney 5,781 (-12)       Melbourne 7,853 (-49)       Brisbane 3,829 (+19)       Adelaide 1,565 (-4)       Perth 2,374 (-3)       Hobart 207 (-9)       Darwin 100 (+9)       Canberra 476 (-7)       National 22,185 (-56)                UNITS FOR RENT AND WEEKLY CHANGE     Sydney 7,902 (-29)       Melbourne 5,512 (-16)       Brisbane 1,935 (-2)       Adelaide 424 (-1)       Perth 797 (+10)       Hobart 84 (-11)       Darwin 78 (+9)       Canberra 566 (-2)       National 17,298 (-42)                HOUSE ANNUAL GROSS YIELDS AND TREND         Sydney 2.46% (↓)     Melbourne 2.99% (↑)        Brisbane 3.09% (↓)       Adelaide 3.34% (↓)       Perth 3.71% (↓)     Hobart 3.96% (↑)        Darwin 4.59% (↓)       Canberra 3.71% (↓)       National 3.20% (↓)            UNIT ANNUAL GROSS YIELDS AND TREND         Sydney 4.92% (↓)       Melbourne 6.10% (↓)       Brisbane 4.83% (↓)       Adelaide 5.22% (↓)       Perth 6.04% (↓)     Hobart 4.95% (↑)        Darwin 6.77% (↓)     Canberra 6.23% (↑)        National 5.40% (↓)            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 29.3 (↓)       Melbourne 29.2 (↓)       Brisbane 30.6 (↓)       Adelaide 27.2 (↓)     Perth 37.7 (↑)      Hobart 31.6 (↑)        Darwin 21.1 (↓)       Canberra 30.5 (↓)       National 29.6 (↓)            AVERAGE DAYS TO SELL UNITS AND TREND         Sydney 28.5 (↓)       Melbourne 29.1 (↓)       Brisbane 27.6 (↓)     Adelaide 26.5 (↑)      Perth 37.9 (↑)        Hobart 32.6 (↓)       Darwin 30.7 (↓)       Canberra 41.8 (↓)       National 31.8 (↓)           
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Rich Countries Are Becoming Addicted to Cheap Labour

Businesses are relying more on migrant workers as labor shortages persist, but economists warn of long-term dangers

By TOM FAIRLESS
Mon, Mar 4, 2024 8:40amGrey Clock 7 min

As migration hits record levels worldwide, a debate is building among economists over whether some industries are becoming too dependent on foreign labor.

Many business owners say that bringing in low-skilled foreign workers has become essential, as local populations age and labor forces shrink. In rural Wisconsin, John Rosenow says it is impossible to find locals to work on his 1,000-acre dairy farm. He relies on 13 Mexican immigrants, up from eight to 10 a decade ago. That has enabled him to avoid making costly investments in robots that can help milk cows, as some other dairy farmers have.

“We get really good people,” Rosenow says. With immigrant labor, “I’m pretty sure if I wanted to double employment, I could get it done within a week.”

To some economists, however, dependence on imported workers is approaching unhealthy levels in some places, stifling productivity growth and helping businesses delay the search for more sustainable solutions to labour shortages.

Those solutions could include bigger investments in automation, or more radical restructurings such as business closures, which are painful but may be necessary long-term, these economists say.

“Once industry is organised in a certain way and the structure encourages employers to recruit migrants, it can be very hard to turn back,” said Martin Ruhs , a professor of migration studies in Florence, Italy. “In some cases, policymakers should ask, does it make sense?” said Ruhs, who is also a former member of the U.K. Migration Advisory Committee, which advises the British government on migration policy.

The debate is likely to heat up further as Western societies teeter closer to a demographic abyss . For the first time since World War II, the working-age population is shrinking across advanced economies. The European Union’s working-age population will shrink by one-fifth through 2050, according to a recent report by German insurer Allianz .

There are ways to offset that trend, such as encouraging older workers to delay retirement. But importing foreign labor is often the easiest option, given the supply of available workers in places such as Latin America or Africa.

Immigration also provides a rush of economic growth as migrants boost populations and spend money, even when it elicits blowback from conservative groups, as it has in the U.S. and Europe.

Immigration is now running two to three times above pre pandemic levels across major destination countries including Canada, Germany and the U.K. In the U.S., 3.3 million more migrants arrived than left last year, compared with a 2010s average of around 900,000.

Three-quarters of farmworkers and 30% of construction and mining workers in the U.S. today are migrants. Overall, immigrants made up 18% of the U.S. workforce in 2021, compared with 16% a decade earlier, according to the Organization for Economic Cooperation and Development, a Paris-based club of mostly rich countries.

Despite promising for decades to curb immigration, the U.K. has seen a surge since its 2020 exit from the EU, as businesses scramble for employees. More than 27% of the National Health Service’s nurses are from abroad today, up from around 14% in 2013. In Germany, roughly 80% of slaughterhouse workers are migrants, unions estimate.

Downsides of over reliance

Increased reliance on low-skilled imported labor can lead to weaker productivity growth, which ultimately determines how fast economies can expand, some economic research suggests.

A 2022 study in Denmark found that firms with easy access to migrant workers invested less in robots. Research in Australia and Canada suggests that migrants could keep weak firms alive, weighing on overall productivity.

Labour productivity growth has been sluggish across advanced economies in recent years. In the U.S. and U.K. farming sectors, productivity has flatlined for a decade or longer. In Japan and Korea, which have more restrictive immigration policies, it increased by around 1.5% a year, OECD data show.

Finding the right balance between allowing some migration, which can help restore dynamism in ageing countries, and avoiding over dependence is hard. In many industries, there is no obvious alternative to foreign workers.

Going cold turkey would send prices for products made from migrant labour higher. It would also leave many people in poorer countries with fewer options to pursue better lives.

Anna Boucher , a global migration expert at the University of Sydney, says that some low-skilled migration is probably necessary in the short term due to skills shortages. Without it, some childcare services in Australia would shut down and vegetables would die in the fields.

Economic research suggests that an influx of high-skilled migrants, such as scientists and engineers, can actually lift firms’ productivity and boost local workers’ wages and employment opportunities.

Economists are more divided when it comes to lower-skilled migrants. Such workers are also more easily replaced, including in industries that seem unlikely candidates for automation.

In the Czech Republic, some farmers are using artificial-intelligence-driven robots to monitor and harvest strawberries. Israeli startup Tevel Aerobotics Technologies has developed fruit-picking drones. Fieldwork Robotics, a U.K. company, recently started selling raspberry-picking robots, which stand 6 feet tall with four plastic arms.

Yet for governments, pursuing reforms that boost productivity and allow weaker firms to die is a lot harder than increasing immigration, said Dan Andrews , a productivity expert at the OECD.

“Some countries may have taken the easy way out,” he said.

Pushback from businesses

Hoping to accelerate automation in agriculture, the U.K. government is pouring money into farm technology. It is also considering abolishing rules that allow companies to pay migrant workers 20% less than the going rate for jobs, prompting protests from farmers’ lobby groups. They say farmers adopt technology quickly if it is available, but that robots are no good at picking fruit and vegetables.

“The technology that we are aiming for is five years away…we were saying that five years ago,” said Martin Emmett , a farmer and official at the National Farmers’ Union, a trade group.

In Malaysia, the government last year announced a freeze on hiring of new foreign workers. Government ministers say that over dependence on cheap foreign labor has created a detrimental cycle that allows companies to resist innovation. Local companies say they need more time to invest in automation and upgrade workers’ skills.

Some industries, including manufacturing and plantations, have since been allowed to hire foreigners following appeals, but the broader freeze on foreign workers remains in place with no end date.

In Canada, economists say the government has cast aside a carefully managed immigration system that gave priority to highly skilled workers, and ramped up significantly the intake of foreign students and other low-skilled temporary workers. By flooding the market with cheap labor, Ottawa may be propping up uncompetitive businesses and ultimately damaging productivity, according to a December report co-written by former Canadian central-bank governor David Dodge .

Economic output per capita is lower than it was in 2018 following years of record immigration, notes Mikal Skuterud , an economist at Waterloo University in Ontario. Canada has been bringing in so many low-skilled workers that it lowers the country’s productivity overall, he says.

Germany’s butcher conundrum

The debates are also intensifying in Germany, where businesses including butcher shops in the foothills of the Black Forest are becoming more reliant on imported labor.

Young people don’t want to train as butchers anymore, local businesses say, because it is unglamorous work, with low pay. Labour shortages are one reason why the number of butcher shops has roughly halved over the past two decades.

Three years ago, Handirk von Ungern-Sternberg , an official at the local chamber of handicrafts, started a pilot project to recruit butchers’ apprentices in India, taking advantage of a change in German law that made it easier to hire low-skilled workers from outside the EU. The first batch of 13 young Indians arrived in September 2022.

Now, demand is exploding. Von Ungern-Sternberg plans to bring in roughly 140 Indian workers this year. That number could triple in future, he says.

From auto mechanics to construction, local businesses are clamouring for his young Indian recruits. Chambers of handicrafts across Germany, from the Alps to the North Sea, are seeking his help in starting similar projects.

Butcher shops in Germany’s Black Forest region are becoming more reliant on imported labor. PHOTO: DOMINIC NAHR FOR THE WALL STREET JOURNAL

“We ask ourselves, where’s the limit? Are we a job company? We don’t know where the ceiling is,” von Ungern-Sternberg said.

The program also benefits consumers by helping keep butchers’ costs low. Across the border in Switzerland, where Indian workers aren’t available, meat costs nearly four times as much.

However, Swiss business owners have also been experimenting with new technologies, including sausage vending machines known as Wurstautomaten, which could reduce the need for small-scale butcher’s shops and ultimately help bring prices down.

Meanwhile, opposition to immigration is rising in Germany, which suggests the butchers’ reliance on imported labor might not be sustainable. Support for the anti-immigrant Alternative for Germany party recently hit an all-time high of 23%. Polls suggest it could emerge as the strongest political force in several German state elections later this year.

Dairy dilemma

In Wisconsin, Rosenow, the dairy farmer, says he’s skeptical of the automated milking machines that he says are advertised in farm magazines. Some neighbours experimented with robots but went back to human labor because the robots constantly needed repairs, he says.

Robots would also cost twice as much as immigrant workers and be costly to maintain, Rosenow says. With immigrants, “labor is no constraint.”

Onan Whitcomb , a dairy farmer in Vermont, disagrees. He says that when he wanted to increase production he decided not to hire immigrant workers. Instead, he spent $800,000 on four Dutch-made milking robots.

Milk production per cow has grown by 30% and the incidence of mastitis, an inflammatory disease, has declined by 80%, he says, meaning less spent on antibiotics. Whitcomb says he was able to cut 2.5 jobs, and the investment paid for itself in seven years.

“We were milking 300 cows and we went to 240, and we still made more” milk, Whitcomb said. “That’s hard to beat.”



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Revealed: The Smart Way Into Commercial Real Estate

Industrial assets offer a simple, low-risk entry into commercial real estate.

By Abdullah Nouh
Mon, Jun 30, 2025 3 min

Falling interest rates are sparking a rebound in interest in commercial property. However, for many first-time investors, commercial property can feel very intimidating. With commercial property, there are typically numerous different numbers, complex leases, and unfamiliar terminology.

But once you understand what to look for, the pathway into commercial becomes much clearer and far more achievable than most people realise. So, what does a smart entry point into commercial property actually look like?

If there’s one standout option, it’s typically an industrial property with value-add potential.

Why industrial is the right place to start

Among all the commercial sectors, industrial is currently the most stable and accessible. Demand is being driven by the trades, small manufacturers, logistics operators and e-commerce businesses, many of which are growing rapidly and need practical space to operate from.

Unlike retail and office properties, industrial assets are typically simpler to understand. They’re often lower maintenance, easier to lease and more resilient to changes in the economy. This makes them well-suited to first-time investors who want to enter the market with confidence.

The importance of value-add potential

When looking at entry-level opportunities, many investors make the mistake of prioritising presentation. But it’s generally not the flashiest property that delivers the best returns. It’s the one where you can create the most upside.

That might mean buying a property where the current rent is well below market value. When the lease ends, you have the opportunity to negotiate a new lease at a higher rate, instantly increasing the property’s value.

In other cases, it may be a warehouse with a short-term lease in a high-demand area, providing you the opportunity to renegotiate the terms and secure a better return. Even basic improvements like repainting, improving access, or updating signage can make a big difference to tenant demand.

Don’t chase yield for the sake of it

A common trap for first-time commercial buyers is chasing the highest yield on offer. While yield is an important consideration, it shouldn’t be the only one. A high yield can sometimes signal a risky investment, one with a poor location, limited tenant demand, or low capital growth prospects.

Instead, smart investors focus on balance. A net yield of six to seven per cent in a strong, established area with reliable tenants and good fundamentals is often a far better outcome than a nine per cent yield in a declining market.

Yield is only part of the story. A good commercial investment is one where the income is sustainable, the asset has growth potential, and the risk is well-managed.

The risks of starting with retail or office

Retail and office properties can be suitable for experienced investors, but they’re often more complex and carry higher risk, especially for those just starting out. Retail in particular has faced significant changes in recent years, with e-commerce altering the way consumers shop.

Unless the property is in a high-traffic, local strip with essential services like medical, food or personal care, vacancy risk can be high. Office space is still adapting to the post-COVID shift towards remote work, and in many cases, demand has softened. If you’re entering the commercial market for the first time, it’s better to stick to simple, functional industrial assets in proven locations.

Where to look, and why

For first-time investors, some of the best opportunities can be found in outer-metro industrial precincts or larger regional centres.

Suburbs in places like Geelong, Logan, Toowoomba or Altona North offer a compelling combination of affordability, strong tenant demand and relatively low vacancy risk.

These areas often have diverse local economies that don’t rely on a single industry and offer entry points between $600,000 and $1 million, a sweet spot where competition from institutional investors is limited and owner-occupiers are still active.

What a good entry deal looks like

Imagine purchasing an industrial shed for $750,000 with a tenant in place and a current net yield of 6.5 per cent. The lease has about 18 months left, and you know the current rent is around $10,000 below market.

Once the lease expires, you can renegotiate or re-lease at the correct rate, increasing the income and, by extension, the value of the asset.

That’s a textbook example of a good commercial entry point. The property is tenanted, it generates income from day one, and it has a clear path to growing your equity within 12 to 24 months.

Abdullah Nouh is the founder of Mecca Property Group, a boutique buyer’s agency in Melbourne helping Australians build wealth through strategic property investment.

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