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If the RBA has rates on hold, why are they falling?

Financing your Australian property investment keeps becoming more cost effective due to increasing competition between lenders.  aussieproperty.com Finance Member Specialist Mortgage can guide you through the best solution for your circumstances and fully exploit market competition by assessing all of Australia's lending institutions.

The Reserve Bank hasn't changed the official interest rate in almost a year, but the rates we're paying have fallen a little. Why? The customer's friend - competition.

In other words, the banks or other financial institutions have been obliged by competitive pressures to cut the margin between the interest rates they charge to borrowers and the interest rate they pay to lenders.

It's a sign that the process of financial deregulation begun 20 years ago is still delivering benefits to borrowers. The Reserve proudly recounts the details of the latest benefits in the Statement on Monetary Policy it issued this week.

Starting with home mortgages, there've been some small reductions in the indicator rates charged on variable-rate loans, mainly by the non-bank mortgage originators.

Most of the recent competition in the home loan market has shown itself in the greater generosity and wider availability of discounts offered on the listprice "indicator rates" supposedly charged by the banks.

More than 90 per cent of borrowers taking out variablerate home loans in the first half of last year (the latest period for which figures are available) were charged a rate lower than the average of the major banks' indicator rates.

The average size of this discount has risen from about 0.4 percentage points in early 2004 to 0.55 percentage points.

While this increase may partly reflect borrowers choosing cheaper loan products (which itself may reflect people getting cannier about paying extra for bells and whistles they rarely use), it also reflects the banks increasing the size of the discounts they offer and easing the requirements for borrowers to get access to those discounts.

The consequence was that, in mid last year, the average rate that borrowers actually paid on new variable-rate home loans was about 0.3 percentage points below the average rate for the previous 10 years of 7.1 per cent. And this was true whether you looked at nominal interest rates or real rates (that is, the interest rate in excess of the expected inflation rate).

While the interest rate on home loans is the rate dearest to most families' hearts, there's actually been more action on the interest rate on credit cards.

Credit card rates have long been far higher than they should be - way out of line with mortgage rates - and very "sticky downwards" as economists say. That's because competition has been weak.

The past few years have seen a proliferation of "no-frills" credit cards, which have relatively low interest rates and annual membership fees, but generally no loyalty rewards programs.

Competition has also seen some lenders offer significantly discounted introductory interest rates on balances transferred from other credit cards and on new purchases, in some cases as low as zero per cent for six months.

It remains for me to make two points. First, people tend to think that what you need to get vigorous competition in a market is a large number of businesses contesting with each other for our business.

But that's only half true. In markets, it takes two to tango.

The other ingredient needed for vigorous competition is customers willing to work for a better deal, willing to haggle over the rate they're being offered and willing to get off their backsides and shift their business to a bank offering a better deal.

The second point is to remind you that, as competition has narrowed the interest-rate margin the banks charge, they've looked for other ways to preserve and improve their overall profitability.

They've done so by cutting costs (including by closing branches) and also by increasing fees and charges for account keeping and transactions.

In pre-deregulation days, the banks covered these administrative costs by overcharging their borrowers - that is, by making them cross-subsidise depositors and transactors.

Deregulation has gradually brought about an "unbundling" process where borrowers and transactors now pay prices that better reflect the cost of the services they're receiving.

The result is lower prices for borrowers (abstracting from the ups and downs in the official rate) but higher prices for transactors.

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