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Mortgage applications declined 2.3% w/w (+18.9% y/y) in the week ending May 15, after rising 1.7% w/w (15.5% y/y) in the week ending May 8, according to the Mortgage Bankers Association’s (MBA) Weekly Mortgage Applications Survey. Applications for loans to purchase a house dropped 4.1% w/w (+8.0% y/y) in the May 15 week, following a rise of 3.9% w/w (6.7% y/y) in the May 8 week.  Applications for loan refinancing edged down 0.1% w/w (+34.8% y/y) in the latest week after declining 0.8% w/w (+28.3% y/y) in the May 8 week.

The effective interest rate on a 30-year fixed-rate loan rose 9bps to 6.73% in the week ending May 15 from 6.64% in the week ending May 8. The rate on 15-year fixed-rate mortgages rose 12bps to 6.11% in the latest week from 5.99% in the week ending May 8. The 30-year Jumbo rate rose 5bps to 6.69% in the May 15 week from 6.64% in the May 8 week. The rate on a 5-year ARM also rose 5bps to 6.07% in the latest week from 6.02% in the week ending May 8.

The share of applications for refinancing an existing loan rose to 41.9% of total applications in the week of May 15 from 40.8% in the May 8 week. The adjustable-rate mortgage (ARM) share of activity rose to 9.6% in the May 15 week from 8.8% in the week ending May 8.

The average size of a mortgage loan declined 1.4% w/w (+3.5% y/y) to $403,200 in the week ending May 15, after retrenching 0.5% w/w (+2.9% y/y) to $409,000 in the week ending May 8. The average size of a purchase loan edged down 0.1% w/w (+4.6% y/y) to $466,900 in the latest week from $467,200 in the May 8 week. The average size of a loan to refinance a mortgage declined 3.0% w/w (+8.1% y/y) to $314,700 in the May 15 week from $324,500 in the May 8 week. 

The Mortgage Bankers Association Survey covers 75% of all U.S. retail residential mortgage applications and has been conducted weekly since 1990. Respondents include mortgage bankers, commercial banks and thrifts. The base period and value for all indexes is March 16, 1990=100. The figures for weekly mortgage applications and interest rates are available in Haver’s **SURVEYS** database.


- Both applications for loans to purchase and applications for loan refinancing declined in the latest week.
- Interest rate on 30-year fixed-rate loans rose 9bps to 6.73%. 
- Average loan size declined.


U.S. Mortgage Applications dropped in the May 15 Week 

Robert Brusca

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Japan’s GDP rose 2.1% annualized in 2026-Q1. The gain beat expectations for the quarter. The 2.1% rise was the largest gain since a 2.7% rise in 2024-Q3. However, it still leaves the year-on-year gain for GDP at 0.4%, the same as for 2025-Q4. And these are the weakest growth rates since Q1 and Q2 of 2024 when Japan’s GDP was declining. 

Private consumption in 2026-Q1 rose by 1.1% quarterly at an annualized rate, its strongest gain in a year. Still, the year-on-year rise in private consumption slowed to 1% from 1.4% in 2025 Q4. Growth in private consumption on a year-on-year basis is the weakest it has been since 2024-Q4. 

Despite some signs of GDP/Consumption stirring, the quarterly performance is not enough to boost the year-on-year growth rates to a position of strength, let alone firmness. Japan has simply been struggling for a while. And now with inflation bulging the BoJ has been super careful to move rates exceptionally slowly so that real interest rates in Japan remain exceptionally low (negative, still) and the prospect of rate normalization in Japan still seems to be a distant dream. 

New PM Sanae Takaichi called her snap election and improved her grip on government and is still looking to stimulate the economy, but Japan’s fiscal position is now so precarious that even the usual incantation that Japan owns most of its debt to itself (its own residents) has not been reassuring. Japan has become wary of is debt-to-GDP ratio. The time for a fiscal surge has passed and there is talk instead of a new industrialization policy to try to stimulate the economy within the realm of current spending trends by offering improved incentives for growth. 

Capital formation in GDP grew by 2.1% in 2026-Q1, a down shift for 2025-Q4, but capital spending is in a period of some volatility. The year-on-year gains show a step up in Q1 spending to a pace of 1.5% from 1.2% in the previous quarter. The five-year growth rate for capital spending is only 0.8% per year. Still there is not much here to build economic revival on. 

Plant and equipment spending has weakened in Q1, showing an annualized Q/Q gain of 1.1% and that compares to five-year annualized growth of 1.8%. Year-on-year plant and equipment growth is at 2.8%. 

Spending on housing turned sharply higher in Q4 with a smaller continued gain Q/Q in 2026-Q1. Still, after some considerable weakness quarterly, the year-on-year gain in housing spending in Japan in 2026-Q1 is -3.1% marking the third quarter in a row of declining spending on housing year-over-year. 

Net exports in Japan turned sharply higher in 2026-Q1 and year-on-year the change in the GDP-net exports balance swung from negative to positive. The annual improvement in the net export position is still only half of what it had been over the last five years. Export growth spiked while import growth stepped up in 2025-Q1. Exports and imports over the past year both growth more slowly than their 5-year averages.

Domestic demand picked up a bit Q/Q in 2026, but the year-on-year growth slipped to 0.3% compared to a gain of 1.2% in the previous quarter. 

Japanese officials are engaged in active market talk to try to restrain further slippage in the yen. Markets buzz with rumors of intervention that has not happened for over a month. Japan’s decision on interest rate is also caught up in its concerns about the yen. Meanwhile, as Japan imports all its fuel and rising energy prices are a concern in Japan. Yet the concern is about the future more than anything else since Japan tends to sign long-dated energy contracts and likely has locked up its oil price costs for this year. Still, the ongoing pressure has put conditions in doubt for the year ahead. 

On balance Japan growth in 2026-Q1 was somewhat better than expected but it has done nothing to assuage concerns about the way forward. Ongoing inflation and a reticence to hike rates to address inflation continue to stalk the policy outlook as PM Takaichi looks for a way out of Japan’s weak growth trap. 









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Japan

Japan GDP Outperforms Expectations

Tian Yong Woon

In this week’s Letter, we review the key outcomes from last week’s US–China summit, which, while largely symbolic as a reset in bilateral relations, also yielded several notable trade-related agreements (chart 1). We also examine China’s latest monthly data releases, which extended last month’s moderation in growth and further highlighted the increasingly two-speed nature of its economy (chart 2). Turning to Japan, we look ahead to this week’s key data releases. Q1 GDP growth appears likely to be supported by resilient exports, while the domestic picture—reflected in indicators such as household spending—continues to lag (chart 3). On the inflation front, upcoming CPI readings will be closely watched; if price pressures accelerate further alongside continued yen weakness, this could revive a policy dilemma for the Bank of Japan (chart 4). Zooming out, inflation appears to have reasserted itself as the dominant market driver, with nominal yields rising across markets (chart 5). At the same time, AI-related optimism has taken a back seat for now, as equity markets pull back from recent rallies (chart 6).

**The US-China summit**
The highly anticipated US–China summit concluded last week, with few details released immediately afterward. More information emerged early this week, as the White House outlined several key developments. Perhaps most importantly, though largely symbolic at this stage, the two sides agreed to build a “constructive relationship of strategic stability.” While the phrase does not imply any concrete policy actions, it may signal a shift away from the repeated tensions and frictions that have characterized recent interactions. The US and China also agreed that the Strait of Hormuz should be reopened, although no specific measures were announced to achieve this. On more tangible outcomes, the White House said China approved an initial purchase of 200 Boeing aircraft for Chinese airlines and committed to buying at least $17 billion of US agricultural products annually from 2026 to 2028. China also restored market access for US beef by renewing expired registrations for more than 400 US beef facilities and adding new listings, while resuming imports of US poultry.

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**China’s latest data releases**
Overall, the US–China summit signalled a more conciliatory tone between the world’s two largest economies, with the initially announced agreements broadly reinforcing that shift, including plans to establish two new boards focused on trade and investment. Meanwhile, China’s latest data releases offered further insight into the economy’s performance amid the ongoing oil supply squeeze linked to disruptions in the Strait of Hormuz. Extending the slowdown already evident in March, April data showed weaker growth in retail sales, industrial production, and fixed asset investment, as illustrated in chart 2. In the case of fixed asset investment, year-to-date growth slipped into contraction territory. The increasingly two-speed nature of China’s economy is becoming more apparent. On one hand, robust exports and still-solid manufacturing activity continue to support overall growth. On the other, softer retail sales and broader domestic demand remain a persistent drag on the economy.

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**Japan**
Beyond China, Japan will also be in focus this week, with several key indicators on growth and inflation due for release. Most notably, Japan’s preliminary Q1 GDP reading, due Tuesday, will provide the first comprehensive snapshot of the economy after incorporating the initial effects of the Middle East conflict. As with China, Japan’s economy exhibits a two-speed dynamic. Strong export growth is likely to have supported Q1 activity, reflecting resilient external demand. However, domestic indicators such as household spending continue to point to a fragile underlying picture (chart 3). This leaves Japan exposed to a similar risk as China: If external demand weakens under the weight of rising oil prices and broader uncertainty stemming from disruptions in the Strait of Hormuz, growth could come under significant pressure in the absence of secondary growth drivers.

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Inflation will also be a key focus in Japan this week, given its implications for household purchasing power, real economic growth, and monetary policy. While inflation is not yet showing a full resurgence, nationwide consumer price inflation picked up in March (chart 4), and Tokyo CPI data pointed to a modest firming in price pressures in April. These developments have coincided with a prolonged weakening of the yen, which, while supportive of exports, also raises inflationary pressures by increasing the cost of imported goods. If inflation were to return to the peaks seen in previous years, the Bank of Japan could once again face a policy dilemma, particularly if economic growth slows at the same time. In that scenario, the BoJ would need to balance the risks of persistent inflation against the need to support a weakening economy.

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**Market shifts**
Zooming out to broader market developments, and taking into account the recent US–China summit, the ongoing closure of the Strait of Hormuz, and earlier AI-driven optimism, it appears that AI enthusiasm has, for now, ceded its role as the dominant market driver. In its place, renewed inflation concerns have taken centre stage, weighing on bond prices and pushing yields higher, as shown in chart 5. This dynamic is particularly evident in some economies, such as Japan. While nominal government bond yields have risen sharply, real yields have edged lower, implying that inflation expectations have increased. These rising inflation expectations likely reflect the continued apparent impasse in US–Iran negotiations, along with the absence of concrete actions to reopen the Strait of Hormuz and ease pressure on global energy markets.

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At the same time, AI optimism—which had previously underpinned equity market performance—has appeared to lose some momentum as a dominant price driver, with inflation concerns moving to the forefront. As shown in chart 6, after months of seemingly uninterrupted gains, equity indices in advanced Asian economies—typically heavy in technology and semiconductor exposure—pulled back last Friday, with further declines observed in Monday’s trading session. This shift has coincided with firmer crude oil prices, reinforcing the narrative that inflation risks and supply-side pressures linked to the Strait of Hormuz disruption are now firmly back in focus.

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Asia

Economic Letter from Asia: After the Summit

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Confidence for Turkey in April improved rising by 1.5% month-to-month to an index value of 96.42.  Services and retail confidence both rose on the month as confidence in Construction fell by a sharp 3.6%, partly reversing an even sharper gain form a month ago. 

The sequential performance of confidence in Turkey finds overall, services and retail sector confidence accelerating. Construction confidence is stronger over 3-months than over 12-months but its six-month gain shows slowing. Performance is still getting settled and the service and retail sector readings are still lower on balance over 12-months, even as they show acceleration and growth in train. Turky is a work in progress. 

The individual sector standings of the confidence metrics by sector are surprisingly similar and cluster around the 20-percentile mark. Overall confidence at 22.7% has the strongest reading while the weakest sector reading is 17.4-percent and it finds construction and services in a tie for the lowest index rank standing. 

The table also ranks confidence by growth rates, comparing growth over the past year across the sector readings. The growth sectors have relatively strong reading that the sector index standings. That is an admission that conditions currently have, when compared back to 2012, ranked weaker than the level of economic conditions (as proxied by confidence, of course) evaluated over the same period. It is evidence that some improvement in conditions (perceived improvement) is underway. The growth rate rankings stretch from the 32nd percentile to the 53rd percentile- all the growth standings exceed the index standings. 

The growth in construction at a 53.5-perntiel standing is above its median growth rate since January 2012. Overall confidence still has a growth rate below its median at a 41.9 percentile standing; the shortfall is significant but not severe. Services and retail are more significant laggard with growth rate standings in their respective 32nd- and 33rd-percentiles – historically, reading that are higher about two-thirds of the time on the timeline back to early 2012.

Turkey continues to experience high inflation at 33% over the last year, a small deceleration from the month before. With global energy price pressures rising, Turkey’s central bank has recently lifted its outlook for inflation hear as well. The economy grew about 3.6% this year; it is on track for about 3% growth. Confidence readings suggest some ambivalence to these conditions. By this time, the population has gotten used to the high inflation. But growth has not stepped up significantly. That could be the key driver for improved expectations and confidence. But it is not yet a reality. Turkey is still, affected, of course, by the war-time conditions in Iran that is right on its border. 


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Turkey

Confidence in Turkey Advances 

Sandy Batten

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Industrial production (IP) rose a much larger-than-expected 0.7% m/m in April, rebounding from an upwardly revised 0.3% m/m decline in March (previously -0.5% m/m), according to data released by the Federal Reserve Board. The Action Economics Survey looked for a 0.2% monthly gain. The y/y rate also rebounded in April, rising to 1.4% y/y after having fallen to 0.7% in March. IP has clearly trended up since late last year. Since November 2025, it has grown at a 3.6% annual rate. The current level of output is the highest since August 2019 but is still 1.5% below the November 2018 series peak.

Manufacturing output led the April rebound, rising 0.6% m/m (1.3% y/y) following an upwardly revised 0.1% monthly increase in March (previously -0.1% m/m). Mining output fell in April for the second consecutive month, edging down 0.1% m/m (+0.2% y/y) after a 1.6% monthly drop in March (revised down from -1.2% m/m). Utilities production rebounded in April, jumping 1.6% m/m (2.7% y/y) and more than offsetting a 1.4% monthly decline in March (revised up from -2.3% previously). The rebound in utilities output reflected a 1.1% rise in electricity production and a 7.3% monthly jump in natural gas distribution, the first monthly gain in four months.

Within manufacturing, durable goods production jumped 1.2% m/m (3.2% y/y) in April after having been unchanged in March. A 3.7% m/m rebound in motor vehicles and parts production, the largest monthly gain since May 2025, led the April increase. Motor vehicles and parts production had fallen 2.4% m/m in March. Production of computers and electronic products increased 1.5% m/m, the fourth consecutive monthly rise. Aerospace output rose 1.6% m/m in April, the third consecutive monthly gain and the largest since July 2025. By contrast, furniture production fell 1.8% m/m, the third consecutive monthly decline. 

Output of nondurable manufactured goods edged down 0.1% m/m (-0.6% y/y) in April, the first monthly decline in four months. Production of apparel and leather goods slumped 2.2% m/m on top of a 2.0% monthly fall in March. Chemical output fell 0.9% m/m in April, its first monthly decline in four months. Output of plastics and rubber products fell 0.9% m/m, the first monthly fall in four months. By contrast, production of petroleum and coal products rose 1.0% m/m in April, the same monthly increase as in March.

By market group, output of consumer goods rebounded in April, increasing 0.9% m/m (-0.2% y/y) following a 0.8% m/m decline in March. Production of business equipment surged 1.5% m/m (+6.0% y/y) in April, the largest monthly gain since March 2025. Output of construction supplies was unchanged in April from March (+1.2% y/y) following a 0.9% m/m gain in March. Materials production rebounded in April, rising 0.5% m/m (1.2% y/y) after a 0.4% m/m decline in March.

In special classifications, output of selected high-tech industries increased 1.0% m/m (+9.2% y/y) in April following a 0.5% monthly gain in March. The rebound in motor vehicles and parts production reflected a 5.3% monthly surge in vehicle output, the largest monthly gain since May 2025. Manufacturing output excluding selected high-tech industries rose 0.6% m/m in April, the largest increase since February 2025, following a 0.1% m/m increase in March. Manufacturing output excluding both selected high-tech industries and motor vehicles and parts advanced 0.3% m/m in April, the same monthly gain as in March.

Capacity utilization rose to 76.1% in April from 75.7% in March. The April reading was the highest since last August but was still 3.3%-points below its long-term (1972-2025) average. Manufacturing capacity utilization increased to 75.8% in April from 75.4% in March, 2.4%-points below its long-term average.

Industrial production and capacity data are in Haver’s **USECON** database. Additional detail on production and capacity utilization can be found in the **IP** database. The expectations figures come from the **AS1REPNA** database.



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- Total industrial output increased a much larger-than-expected 0.7% m/m in April with a small upward revision to March.
- Manufacturing output increased 0.6% m/m, led by a 5.3% m/m rebound in vehicle production.
- Mining output edged down 0.1% m/m, while utilities production rose 1.9% m/m.
- The headline rate of capacity utilization rose to 76.1% in April, its highest reading since last August but still well below its long-term average.


U.S. Industrial Production Jumped in April

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