Why Economies Haven’t Slowed More Since Central Banks Hit the Brakes
Kanebridge News
    HOUSE MEDIAN ASKING PRICES AND WEEKLY CHANGE     Sydney $1,797,295 (-0.31%)       Melbourne $1,075,632 (-0.17%)       Brisbane $1,249,605 (-0.00%)       Adelaide $1,097,216 (-0.97%)       Perth $1,122,957 (-1.33%)       Hobart $865,909 (+0.08%)       Darwin $845,396 (-2.25%)       Canberra $1,062,919 (-0.56%)       National Capitals $1,207,421 (-0.51%)                UNIT MEDIAN ASKING PRICES AND WEEKLY CHANGE     Sydney $820,260 (+0.40%)       Melbourne $553,256 (+0.31%)       Brisbane $796,351 (-1.62%)       Adelaide $595,818 (+3.94%)       Perth $683,075 (-0.20%)       Hobart $581,624 (-0.60%)       Darwin $496,326 (+5.24%)       Canberra $499,963 (+0.25%)       National Capitals $650,385 (+0.27%)                HOUSES FOR SALE AND WEEKLY CHANGE     Sydney 13,543 (-93)       Melbourne 16,685 (+164)       Brisbane 7,546 (+68)       Adelaide 2,737 (+47)       Perth 5,954 (+96)       Hobart 847 (-33)       Darwin 130 (+7)       Canberra 1,219 (+19)       National Capitals 48,661 (+275)                UNITS FOR SALE AND WEEKLY CHANGE     Sydney 9,158 (-16)       Melbourne 6,926 (+89)       Brisbane 1,459 (-16)       Adelaide 413 (-7)       Perth 1,233 (+17)       Hobart 165 (+6)       Darwin 174 (-3)       Canberra 1,201 (+42)       National Capitals 20,729 (+112)                HOUSE MEDIAN ASKING RENTS AND WEEKLY CHANGE     Sydney $850 (+$10)       Melbourne $600 (+$5)       Brisbane $700 ($0)       Adelaide $650 ($0)       Perth $750 ($0)       Hobart $643 (-$8)       Darwin $720 (-$30)       Canberra $740 (+$20)       National Capitals $714 (+$)                UNIT MEDIAN ASKING RENTS AND WEEKLY CHANGE     Sydney $820 (+$10)       Melbourne $585 (+$5)       Brisbane $650 ($0)       Adelaide $550 ($0)       Perth $700 ($0)       Hobart $520 ($0)       Darwin $640 (+$30)       Canberra $595 ($0)       National Capitals $645 (+$6)                HOUSES FOR RENT AND WEEKLY CHANGE     Sydney 5,384 (-35)       Melbourne 6,776 (-135)       Brisbane 3,626 (-33)       Adelaide 1,453 (+34)       Perth 2,269 (+4)       Hobart 224 (+8)       Darwin 43 (-12)       Canberra 426 (+6)       National Capitals 20,201 (-163)                UNITS FOR RENT AND WEEKLY CHANGE     Sydney 8,462 (+24)       Melbourne 4,615 (+49)       Brisbane 1,888 (+11)       Adelaide 430 (+6)       Perth 659 (+2)       Hobart 79 (+1)       Darwin 74 (+2)       Canberra 650 (+1)       National Capitals 16,857 (+96)                HOUSE ANNUAL GROSS YIELDS AND TREND       Sydney 2.46% (↑)      Melbourne 2.90% (↑)      Brisbane 2.91% (↑)      Adelaide 3.08% (↑)      Perth 3.47% (↑)        Hobart 3.86% (↓)       Darwin 4.43% (↓)     Canberra 3.62% (↑)      National Capitals 3.08% (↑)             UNIT ANNUAL GROSS YIELDS AND TREND       Sydney 5.20% (↑)      Melbourne 5.50% (↑)      Brisbane 4.24% (↑)        Adelaide 4.80% (↓)     Perth 5.33% (↑)      Hobart 4.65% (↑)        Darwin 6.71% (↓)       Canberra 6.19% (↓)     National Capitals 5.16% (↑)             HOUSE RENTAL VACANCY RATES AND TREND       Sydney 1.4% (↑)      Melbourne 1.5% (↑)      Brisbane 1.2% (↑)      Adelaide 1.2% (↑)      Perth 1.0% (↑)        Hobart 0.5% (↓)       Darwin 0.7% (↓)     Canberra 1.6% (↑)      National Capitals $1.1% (↑)             UNIT RENTAL VACANCY RATES AND TREND       Sydney 1.4% (↑)      Melbourne 2.4% (↑)      Brisbane 1.5% (↑)      Adelaide 0.8% (↑)      Perth 0.9% (↑)      Hobart 1.2% (↑)        Darwin 1.4% (↓)     Canberra 2.7% (↑)      National Capitals $1.5% (↑)             AVERAGE DAYS TO SELL HOUSES AND TREND       Sydney 32.8 (↑)      Melbourne 32.3 (↑)      Brisbane 30.6 (↑)      Adelaide 26.4 (↑)      Perth 36.7 (↑)      Hobart 29.8 (↑)        Darwin 26.1 (↓)     Canberra 32.5 (↑)      National Capitals 30.9 (↑)             AVERAGE DAYS TO SELL UNITS AND TREND       Sydney 31.4 (↑)      Melbourne 30.6 (↑)      Brisbane 29.8 (↑)      Adelaide 24.1 (↑)      Perth 35.2 (↑)      Hobart 29.6 (↑)        Darwin 30.4 (↓)       Canberra 39.1 (↓)       National Capitals 31.3 (↓)           
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Why Economies Haven’t Slowed More Since Central Banks Hit the Brakes

Pandemic effects and government aid are blunting impact of higher rates, for now

By NICK TIMIRAOS and Tom Fairless
Tue, Jun 27, 2023 8:49amGrey Clock 5 min

The world’s central banks raced at an extraordinary pace over the past year to cool inflation, but it hasn’t proved enough—yet.

Economic growth remains mostly solid and price pressures strong across affluent countries despite sharply higher interest rates.

Why haven’t growth and inflation slowed more? Much of the explanation lies in the pandemic’s weird effects and the time it takes for central-bank rate increases to curb economic activity. Additionally, historically tight labor markets have fuelled wage gains and consumer spending.

First, the unusual nature of the pandemic-induced 2020 recession and the ensuing recovery blunted the normal impacts of rate hikes. In 2020 and 2021, the U.S. and other governments provided trillions of dollars in financial assistance to households that were also saving money as the pandemic interrupted normal spending patterns. Meanwhile, central banks’ rock-bottom interest rates allowed companies and consumers to lock in low borrowing costs.

Households and businesses continued to spend heavily in recent months. Families tapped their savings, which were replenished by solid income growth. Businesses kept hiring thanks to pandemic-related labour shortages and large profits.

“There are just a lot of embedded pandemic-era forces that are working against this tightening,” Tom Barkin, president of the Federal Reserve Bank of Richmond, told reporters last week.

Two industries traditionally sensitive to interest rates—autos and construction—offer examples.

Pandemic-related shortages of semiconductor chips limited the supply of cars for sale, leading eager buyers to pay higher prices for the vehicles available. Although U.S. construction of single-family homes tumbled last year, construction employment grew over the past 12 months. Fuelling job growth were supply-chain bottlenecks that extended the time needed to finish homes and a record amount of U.S. apartment construction, which takes longer to complete.

U.S. single-family housing construction has rebounded recently thanks to historically low numbers of homes for sale. Many households refinanced during the pandemic and locked in low mortgage rates—a good reason to stay put. “I didn’t fully anticipate how much the move in interest rates would convince people not to put their houses on the market,” Barkin said.

Normally, the Federal Reserve’s rate increases force heavily indebted consumers and businesses to rein in spending because they have to pay more to service their loans. But consumers haven’t overextended themselves with debt over the past two years; household debt service payments accounted for 9.6% of disposable personal income during the first quarter, below the lowest levels recorded between 1980 and the onset of the pandemic in March 2020.

“A lot of the imbalances you might anticipate at this point in the cycle just have not had the time to build up,” said Matthew Luzzetti, chief U.S. economist at Deutsche Bank.

Second, government spending has continued to bolster growth, cushioning economic shocks that proved less catastrophic than expected. While Europe’s energy crisis helped to tip the region into a shallow recession over the winter, the region skirted the deep downturn that some analysts had forecast. European governments pledged up to $850 billion to support spending.

This year falling oil and natural-gas prices have pumped up economic growth by putting money into consumers’ pockets, boosting confidence and easing pressures on government budgets. The price of a barrel of oil has fallen by nearly half in the past year, from around $120 to less than $70—below its level before Russia’s 2022 invasion of Ukraine sent prices soaring.

The reopening of China’s economy supported activity in the country’s many trading partners, while weak domestic growth prompted Beijing this month to provide new stimulus.

In the U.S., fiscal policy has provided more oomph for the economy this year. Federal funding continues to flow from President Biden’s roughly $1 trillion infrastructure package approved in 2021 and two pieces of legislation signed last year that provide hundreds of billions of dollars to boost renewable-energy production and semiconductor manufacturing.

A rock waiting to drop

Third, it takes time for higher interest rates to ripple through the economy and cool growth and inflation. The Bank of England first raised interest rates from near zero in December 2021, while the Fed and the European Central Bank lifted off in March 2022 and July 2022, respectively.

By some estimates, the first two-thirds of the Fed’s rate increases only restored rates to a level that was no longer pushing on the gas pedal, while the last third slowed the economy by pressing the brakes. The upshot is that policy has restricted growth for just eight or nine months, Atlanta Fed President Raphael Bostic wrote in an essay published last week.

Chicago Fed President Austan Goolsbee compared the potential coming impact of the Fed’s 5 percentage points in rate increases to the unseen hazards faced by Wile E. Coyote, the unlucky cartoon character. “If you raise 500 basis points in one year, is there a huge rock that’s just floating overhead…that’s going to drop on us?” he said in a recent interview.

Dario Perkins, managing director at the research firm TS Lombard, said higher rates are slowing growth in ways that aren’t obvious, such as by causing employers to cut unfilled jobs or companies to forgo expansion. “It might appear that monetary policy isn’t working when, in fact, it is,” he wrote in a recent report.

Climbing the last mile

To be sure, some central banks might not have done enough to cool demand. The ECB, for example, increased its key rate to 3.5% this month, but it is still negative when adjusted for inflation—potentially a stimulative level.

Many economists still anticipate a recession over the next six to 18 months, either because of past rate increases or those to come.

Just how much higher to raise rates is hard to judge because of mixed signals about economic activity. In the U.S., hiring has been strong, but average hours worked declined in May and the number of people filing for state unemployment benefits has climbed in recent weeks to its highest levels since late 2021.

Falling energy and grocery prices helped lower U.S. inflation to 4% in May from a four-decade high last summer of around 9%, according to the Labor Department’s consumer-price index. The breadth of price increases has narrowed. In May, less than 50% of all prices in the CPI rose by more than 5%, down from 80% of the index at one point last year.

Central bankers remain anxious, however, because measures of so-called core inflation, which exclude volatile food and energy prices, have declined much less. Those readings tend to better predict future inflation.

Central banks in Norway and the U.K. announced half-point interest-rate increases last week to address persistent inflation. Central banks in Canada and Australia recently resumed rate increases after pausing, pointing to higher service-sector inflation and tight labor markets.

The Switzerland-based Bank for International Settlements, a consortium of central banks, warned in a report released Sunday that reducing inflation to many central banks’ 2% target could be harder than expected.

Easy gains from lower energy- and food-price inflation have been banked. The longer high inflation lasts, the more likely it is that people will adjust their behaviour and reinforce it, the BIS said. In that scenario, central banks might find they need to cause a sharper downturn to force inflation down to their goal.

“The ‘last mile’ may pose the biggest challenge,” the BIS said.



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AUSTRALIA’S PROPERTY BOOM IS MASKING A DEEPER ECONOMIC PROBLEM

As housing drives wealth and policy debate, the real risk is an economy hooked on growth without productivity to sustain it.

By Paul Miron, Opinion
Fri, May 1, 2026 3 min

For decades, Australia has leaned into its reputation as the lucky country. But luck, as it turns out, is not an economic strategy. 

What once looked like resilience now appears increasingly fragile. Beneath the surface of rising property values and steady headline growth, the Australian economy is showing signs of strain that can no longer be ignored. 

Recent data paints a sobering picture. Australia has recorded one of the largest declines in real household disposable income per capita among advanced economies.  

Wages have failed to keep pace with inflation, meaning many Australians are working harder for less. On a per capita basis, income growth has stalled and, at times, reversed. 

And yet, on paper, things still look relatively solid. GDP is growing. Unemployment remains low. But that growth is increasingly being driven by population expansion rather than productivity.  

More people are contributing to output, but not necessarily improving living standards. 

That distinction matters. 

For years, Australia’s economic success rested on a powerful combination: a once-in-a-generation mining boom, a credit-fuelled housing market, strong migration and a property sector that rarely faltered. Between 1991 and 2020, the country avoided recession entirely, building enormous wealth in the process. 

But much of that wealth is tied to property. Around two-thirds of household wealth sits in real estate, inflated by leverage and sustained by demand. It has worked, until now. 

The problem is the supply side of the economy has not kept up. 

Housing supply is falling behind population growth. Rental vacancies are near record lows.  

Construction firms are collapsing at an elevated rate. At the same time, massive infrastructure pipelines are competing with residential projects for labour and materials, pushing costs higher and delaying delivery. 

The result is a system under pressure from all angles. 

Despite near full employment, productivity growth has stagnated for years. In simple terms, Australians are putting in more hours without generating more output per hour. The economy is running faster, butgoing nowhere. 

Meanwhile, government spending continues to expand. Public debt is approaching $1 trillion, with spending now accounting for a record share of GDP.  

The gap between spending and revenue has been filled by borrowing for decades, adding further pressure to an already stretched system. 

This is where the uncomfortable question emerges. 

Has Australia become too reliant on a model driven by rising property values, expanding credit and population growth? 

As asset prices rise, households feel wealthier and borrow more. Banks lend more. Governments collect more revenue. Migration fuels demand. The cycle reinforces itself. 

But when productivity stalls and debt outpaces real income, the system begins to depend on constant expansion just to stay stable. 

It is not a collapse scenario. But it is not particularly stable either. 

Nowhere is this more evident than in housing. 

The National Housing Accord targets 1.2 million new homes over five years, yet current completion rates are well below that pace. With approvals falling and construction costs rising, the gap between supply and demand is widening, not narrowing. 

Housing is also one of the largest contributors to inflation, with costs rising sharply across rents, construction and utilities. Yet the private sector, from small investors to major developers, is struggling to make projects stack up in the current environment. 

This brings the policy debate into sharper focus. 

Tax settings such as negative gearing and capital gains concessions have undoubtedly boosted demand over the past two decades. But they have also supported supply. Removing them may ease prices briefly, but risks deepening the supply shortage over time. 

That is the paradox. 

Policies designed to make housing more affordable can, in practice, make the shortage worse if they discourage development. The optics may appeal, but the economics are far less forgiving. 

It is also worth remembering that most property investors are not institutional players. The majority own just one investment property. They are, in many cases, ordinary Australians using real estate as their primary wealth-building tool. 

Undermining that system without replacing it with a viable alternative risks unintended consequences, from reduced supply to higher rents and increased inflation. 

So where does that leave Australia? 

At a crossroads. 

The country can continue to rely on population growth and rising asset prices to drive economic activity. Or it can shift towards a model built on productivity, innovation and sustainable growth. 

The latter is harder. It requires structural reform, long-term thinking and political discipline. 

But it is also the only path that leads to genuine, lasting prosperity. 

The question is no longer whether Australia has been lucky. 

It is whether it can evolve before that luck runs out. 

Paul Miron is the Co-Founder & Fund Manager of Msquared Capital. 

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