House prices have long been an obsession with the UK media and much of the public; when they rise, homeowners feel rich, when they fall, consumer confidence dives. Following the financial crisis and subsequent recession, there has been a great deal of attention focused on the overall health of the housing market.

But the UK faces a particular problem of a sharp and growing divide in regional house prices. First time buyers in London face having to find high deposits and even then, many are unable to access mortgages. Meanwhile those in the regions can access more affordable housing, but may be reluctant to enter the market when prices are stagnant. What are the implications of this divide for the housing market and for the broader economy?

The housing market demonstrates characteristics which are typical of those for goods that are both consumable and involve capital growth; when prices rise housing is seen as a good ‘investment’ and demand increases, this in turn leads to higher prices. Conversely when values drop, demand falls and the market slumps. Markets like this are described as being prone to price bubbles.

Looking at UK house prices as a whole can, however, mask large variations across the economy; variations which can cause problems for jobseekers, for employers and for the government. Recently one of the UK’s largest mortgage lenders predicted continuing regional variance in house prices. Halifax’s figures looked at the price of housing across a number of UK towns and showed that changes seen during 2012 ranged from a 14.8 per cent rise to an 18.4 per cent fall. The biggest rise seen during the year was in Southend on Sea, in Essex, while the greatest fall was in Craigavon, in Northern Ireland. Of the ten towns with the biggest rises, eight were found in London or the south east, with Durham being the only northern town showing growth. Of the ten towns that the Halifax identified with the biggest falls, four are in Scotland, three are in the north west, one is in the north of England and one is in Northern Ireland.

Martin Ellis, housing economist at the Halifax, said:

We expect continuing broad stability in house prices nationally in 2013. The generalised north/south divide in house price performance seen during 2012 is likely to continue next year. House prices are expected to be strongest in London and the south east as this part of the country performs best in economic terms.

These disparities present a particular problem in a recession. While London and the south east show signs of economic growth, with relatively low unemployment and high levels of inward investment, many regions outside London see house prices falling further as unemployment grows. There are some exceptions – the arrival of the BBC in Salford has resulted in a sharp increase in prices there – but, in general, confidence is low outside the south east.

The articles below consider regional differences in the housing market.

Articles
House prices creep up over 2012 The Guardian, Patrick Collinson (29/1/13)
Which regions of the UK will show the biggest house price rises in the next 5 years? This is Money, Rachel Rickard Straus (17/1/13)
Figures reveal scale of regional house price divide Inside Housing, Tom Lloyd (2/1/13)
Property market gets a budget boost, so are things looking up? This is Money, Simon Lambert (21/3/13)
Help to Buy scheme could drive up house prices, says OBR The Guardian, Josephine Moulds and Jennifer Rankin (26/3/13)
London house prices outstrip 2007 peak with a 2.8% increase The Guardian, Hilary Osborne (28/3/13)
Housing market in southeast is worth £2tn Financial Times, James Pickford and Ed Hammond (1/2/13)
House prices show annual increase Evening Standard (28/3/13)

House price data
Links to house price data The Economics Network
Regional Historical House Price Data Halifax House Price Index (Lloyds Banking Group)

In the blog A surprising rise we analysed the recent trends in the housing market. In August house prices increased the fastest since January 2010 and this left the average UK house price at just under £165,000.

Whilst this has still meant getting on the property ladder is only a dream for many, for those wishing to buy in London, they will, on average, need to find £368,000. London wages are significantly higher than in the rest of the country, so it is hardly surprising that average house prices are too.

However, an average London wage won’t get you close to the following property! With a reported asking price of £300m, it would be the highest priced house ever sold in London. Undoubtedly, you get a fair amount for your money, including 45 bedrooms and 60,000 square feet, but is this worth £300m? A property expert believes that it will be sold privately, not publicly, as it is such a rare property and that naturally, there will only be a few potential buyers!!

So, who are the likely buyers? You won’t be able to walk into a local estate agent and ask for a viewing. Only certain people with the funds to spare are being offered it. Many foreigners have been purchasing property in London, looking for a safe investment, with the trouble in Europe. This has led to London property prices rising very rapidly. But surely £300m is a little over the top! Assuming the asking price is paid, in order for a potential buyer to get any consumer surplus, he or she would have to value the property at significantly more than £300m – especially as stamp duty of approximately £21m would have to be paid.

The following few articles look at this record property price. (By the way, the house in the picture at the top of this blog is not the house that’s for sale: it’s a girls’ school in Tetbury. I don’t know how much it’s worth!)

London’s most expensive house yet, at £300m? BBC News, Ian Pollock (13/9/12)
London mansion on sale for record £300m Telegraph, Matthew Sparkes (13/9/12)
Money’s not too tight for buyer of £300m London mansion Guardian, Esther Addley and Yasmin Morgan-Griffiths (13/9/12)

The housing market is crucial in any economy, as it provides so many jobs in related industries. It is frequently a good signal of how buoyant the economy is. With recession in the UK, mortgage rationing continuing and many homeowners having to find 20% deposits to buy a house, many would expect the housing market to be showing signs of trouble.

And to some extent this is the case. Studies on house prices have clearly shown how unpredictable this market is and prices remain 0.7% below what they were a year ago. However, in August house prices increased, recording their biggest rise in two and a half years, at 1.3%. For many, this rise was a surprise, but came as a welcome relief following the declines in previous months. Despite this rise, analysts have suggested that this trend is unlikely to continue throughout the rest of the year, as the demand for houses remains weak. Robert Gardner, the Chief Economist at Nationwide said:

“Given the difficult economic backdrop, the extent of the rebound in August is a little surprising. However, we should never read too much into one month’s data, especially since monthly price changes have been impacted by a number of one-off factors this year, such as the ending of the stamp duty holiday for first time buyers’.

So, what is behind this upward trend? Nationwide’s Chief Economist says that it could be explained by a resilient labour market, where employment has risen in recent months, despite the recession. The labour market undoubtedly has a big effect on the housing market, as mortgages do take up so a large percentage of take-home pay.

However, another key factor that affects house prices is the availability of mortgages. The Bank of England and Treasury launched the Funding for Lending Scheme at the beginning of August in a bid to make mortgages cheaper and more easily available. However, analysts suggest that the scheme is yet to have an effect. Furthermore, until deposit requirements are eased, that first step on the property ladder will remain elusive for many people. Mortgage approvals did increase slightly in July, but still remain a major barrier for the housing market to really boom.

The following articles consider this ‘surprising’ rise in house prices and the factors behind it.

Articles
House prices in ‘surprising’ jump, Nationwide says BBC News (31/8/12)
UK house prices record surprise increase Financial Times, Tanya Powley (31/8/12)
Surprise house price rise in August not indicative of market, says Nationwide The Telegraph, Emma Wall (31/8/12)
House prices in surprise rebound Independent, Vicky Shaw (31/8/12)
House prices continue to hold The Economic Voice, Jeff Taylor (31/8/12)
Mortgage approvals still subdued, Bank of England says BBC News (30/8/12)
Banks are pulling back from property – expect prices to fall Money Week, Matthew Partridge (31/8/12)
UK house prices up, as London continues surge Share Cast, Michael Miller (29/8/12)

Data
Lending to Individuals Bank of England 2012
House Price Index Land Registry 2012
UK house prices (links) Economics Network

Australia was one of the few economies that seemed to be somewhat insulated from the 2008/09 recession and credit crunch. However, with the UK now back in recession and global economic conditions worsening in much of Europe, Australia has now joined the list of countries that are experiencing economic conditions that are ‘weaker than forecast’.

Today’s world involves economies that are increasingly interdependent, hence the spread of the world economic slowdown. As such, with weak global demand, Australia has started to feel the effects, with demand for its goods and raw materials falling. This has led Australia’s central bank – the Reserve Bank of Australia – to cut its key interest rate (the ‘cash rate’) by more than expected. The rate had been at 4.25% and it was widely believed that a 0.25 percentage point cut would occur. However, the central bank cut the cash rate rate to 3.75% to counter the weakening conditions. The Reserve Bank said:

“This decision is based on information received over the past few months that suggests that economic conditions have been somewhat weaker than expected, while inflation has moderated …Growth in the world economy slowed in the second half of 2011, and is likely to continue at a below-trend pace this year.”

Banks’ interest rates have been falling in Australia for the past few months and this latest cut will do much to help financially squeezed households. Data show that Australian house sales have fallen, as have house prices, and retail sales have fared little better.

Lower interest rates are often a tool used to steer inflation and the Australian central bank may not have been as willing to cut rates had the inflation rate not come down in recent months. Keeping consumer prices under control remains a top priority for the central bank and so it will be interesting to see the impact that these rate cuts will have on the Australian economy.

Articles
Australia cenbank surprises with aggressive half point rate cut Reuters, Wayne Cole (1/5/12)
Australia cuts rates by than forecast to 3.75% BBC News (1/5/12)
Banks unlikely to pass on full rate cut The Australian, Wall Street Journal, Peter Trute (1/5/12)
Australia cuts rate to support economy Financial Times, Neil Hume (1/5/12)
Australia slashes interest rates by 0.5pc to boost economy The Telegraph (1/5/12)
Australia cuts interest rates as economy slows Guardian, Phillip Inman (1/5/12)
Banks must pass on rate cut: businesses Sydney Morning Herald, Ehssan Veiszadeh (1/5/12)
Bond prices rally after rate cut Sydney Morning Herald (1/5/12)
Surplus remains appropriate: Swan Sydney Morning Herald, Colin Brinsden (1/5/12)

Webcasts
Reserve Bank of Australia Cuts Rates by 50 Basis Points to 3.75% CNBC video, Lauren Rosborough (1/5/12)
Further `Modest’ RBA Easing Possible, ANZ Says Bloomberg, Tony Morriss (1/5/12)
Australia’s central bank shifts focus to growth BBC News, Duncan Kennedy (1/5/12)

The housing market has long been seen as a crucial element in stimulating the British economy. For this reason various incentives had been introduced to encourage people to buy properties. (Click here for a PowerPoint of the chart.)

One such strategy was the stamp duty holiday. Stamp Duty Land Tax is paid by the purchaser of a property against a purchase price and the cost of it will rise through each price band. The stamp duty holiday meant that first-time buyers were free from the 1% stamp duty on homes that cost under £250,000. However, this holiday is due to end from March 2012, as according to the government, the holiday has been ineffective. Indeed, in the Autumn statement documents, the government said:

‘The government is publishing analysis showing that the stamp duty land tax relief for first-time buyers has been ineffective in increasing the number of first time buyers entering the market.’

The government has said that instead it will focus on other strategies that provide better value for money. Such schemes include a mortgage guarantee scheme and the FirstBuy scheme launched last year, both of which aim to help those struggling to finance the purchase of their first properties.

According to the Land Registry, property prices have fallen by over 1% over the past year, so fewer properties will face the stamp duty land tax, but this data does little to instill confidence in the housing market being the stimulus that the economy needs. By stimulating the housing market, construction jobs should be created and this in turn should create a much needed multiplier effect helping to boost other sectors within the economy. The following articles consider this latest development.

Stamp duty rush boosts January valuations Mortgage Strategy, Tessa Norman (11/2/12)
New deals for buyers as stamp duty holiday ends BBC News, Susannah Streeter (11/2/12)
Autumn Statement: Stamp duty concession to end BBC News (29/11/11)
First-time buyers boost mortgage market activity FT Adviser, Michael Trudeau (9/2/12)
When shared ownership turns sour Guardian, Rupert Jones (10/2/12)

Throughout the credit crunch and since then, one of the major problems in the global economy has been a lack of lending by banks. A key cause of the credit crunch and many of the debt problems countries and people face today is because of people living off borrowed money. In the past, credit was so easy to obtain – people could receive a mortgage for more than 100% of the value of their property. However, when more and more people began to struggle to make their monthly mortgage repayments, the banking crisis began and since then mortgage lenders have become increasingly wary about who they lend to and how much.

The Bank of England has said that in the coming months it will become even harder to obtain mortgages, as banks become increasingly wary about who becomes their customer and potential home buyers put off even applying for a mortgage. Although mortgage approvals are at a 2-year high, they still remain significantly below their pre-crisis level. Indeed, the Bank of England said:

“Lenders expected the proportion of total loan applications being approved to fall over the coming quarter with some lenders commenting that they had revised down expectations for households’ disposable incomes and hence the affordability of taking out new secured loans.”

As part of this new rationing of mortgages, lenders are requiring applicants to put down larger and larger deposits and so for first time buyers, getting on to the property ladder is becoming more and more of a dream. The property market has been suffering from this mortgage rationing as house sales are down below their pre-crisis level. The housing market is crucial to any economy, as so many other sectors and hence jobs depend on it. If mortgages remain scarce and the required deposit so high, the UK housing market is likely to remain stagnant and this will certainly prove damaging for the prospects of the UK economy in 2012.

Articles
Mortgage approvals hit new two-year high The Telegraph, Angela Monaghan (4/1/12)
Mortgage approvals up but overall lending weak Reuters (4/11/12)
Mortgage rationing becomes worse, Bank of England says BBC News (5/1/12)
Mortgage demand fell in Q4 2011, say lenders Mortgage Strategy, Tessa Norman (5/11/12)
Mortgage lending still stagnant, Bank figures show BBC News (4/11/12)
BoE: Lending to be tighter in Q1 2012 Mortgage Introducer, Yuan Phoon (5/11/12)

Data
Lending to Individuals Bank of England

House prices are in the news again, but that should come as no surprise because they are such a favourite topic of the British! Three different organisations – the Halifax Bank, the Nationwide Building Society and Rightmove – have all reported that house prices fell in November. The Halifax reported a 0.1% fall, the Nationwide a 0.3% fall and Rightmove a 3.2% fall. The Halifax and Nationwide base their figures on house price information supplied by prospective mortgage applicants while Rightmove report the average asking price of those putting their property on to the market. We should not worry too much about the variations in the magnitude of the reported price falls because the downward trend in house prices is now pretty well established. The Halifax, for instance, has reported five monthly falls since April and they estimate that the average house price over the three months to November is 0.7% lower than a year ago. While the other two organisations are still reporting annual house price inflation rates in positive territory, these rates too are edging closer and closer to negative territory.

The recent falls in house prices come after a rebound in prices in the second half of 2009 which carried on into the early months of this year. The Nationwide had annual house price inflation rates peaking in the spring at around the 10% mark. This appears to have reflected an increase in housing demand and can be seen in the Bank of England mortgage approval numbers for house purchase which recovered from as low as 26,702 in November 2008 to 59,215 in November 2009. By April, Rightmove was reporting that property supply was beginning to outstrip demand and in their May report they noted that suppliers were coming on to the market more quickly than at any time since June 2008. It is argued that supply increased further through late May and into June when the new coalition government suspended house information packs (HIPs). HIPs were a set of documents, including a property information questionnaire, which a seller needed to provide before a property could be marketed.

Rightmove reported in their November press release that the number of new sellers coming to the market each week between 10 October and 6 November averaged 24,028. This was a fall of 9.1% on the previous 4-week period. But, we need to see this reduction in the context of housing demand and the mortgage approvals numbers again provide clues as to the strength of housing demand. The fall in approvals in October to just 47,185 approvals was the sixth consecutive monthly fall. This number of approvals, as Rightmove note, is about half the monthly number of additional properties coming on to the market. In other words, the flow of properties coming on to the market is contributing to a large stock of properties on the books of estate agents. While some existing suppliers have been taking their property off the market, Rightmove note that the current average number of unsold properties on estate agents’ books is only a little down on the historic high reported a couple of months back. This leaves sellers fighting over a limited number of prospective buyers.

In the short term, the extent of further downward pressure on house prices will depend on extent of the imbalance between demand and supply. If a large number of suppliers begin to remove their property from the market, perhaps on the hope that the market will improve later next year, this would help to address the imbalance. Equally, if first-time buyers were to return to the market in larger numbers then that too would help to alleviate downward pressure on prices. The latter, however, is unlikely given the tight credit conditions which are resulting in potential first-time buyers struggling to find the deposit needed to get on to the property ladder. It seems that while many wannabe buyers of property may have a willingness to purchase, their ability to purchase continues to be frustrated by their inability to find the necessary deposit.

Articles
House prices slip further in November Financial Times, Norma Cohen (9/12/10)
Bonus for first-time buyers as house prices plummet for the third month in a row Daily Mail (9/12/10)
House prices drop fort he third month, has the bubble burst? London Daily News (9/12/10)
House prices fall 0.1% but hopes rise Independent, Peter Cripps (9/12/10)
House prices drop amid mortgage ‘deep freeze’ Telegraph, Myra Butterworth (9/12/10)

Data
Mortgage approval numbers are available from the Bank of England’s statistics publication, Monetary and Financial Statistics (Bankstats) (See Table A5.4.)
Halifax House Price Index Halifax (part of the Lloyds Banking Group)
Nationwide House Price Index Nationwide Building Society
Rightmove House Price Index Rightmove
Live Tables on Housing Market and House Prices Department of Communities and Local Government

The owner-occupied housing market has seen widespread coverage. With house prices falling throughout the recession and problems accessing mortgages for many people, it is this sector of housing that has received most attention. However, it is rental homes that we’ll be considering here and a new strategy being adopted by landlords. As access to mortgages dried up, people instead turned to renting. Demand for rental properties began to increase, such that competition between potential tenants increased significantly. Not only has there been a substantial increase in rents – up by some 35%, but it has also led to a new ‘sealed bid’ strategy.

A strategy that is often used for purchasing houses is where potential buyers submit sealed bids and it is this approach which is now spreading to the rental sector, as demand and competition for properties increases. Potential tenants are required to submit a sealed bid, containing the amount that they are willing to pay to rent out the property and all this must be done within a deadline. Whoever submits the highest bid ‘wins’ the property and hence tenants are encouraged to submit a bid at or close to the maximum they are willing to pay. Landlords insist that they are not trying to force tenants to pay more, but that it is simply the most effective way of letting properties that are short in supply, but face significant demand. As the BBC News article states:

‘It seems that with the current state of the housing market, sealed bids will be here to stay – as long as many would-be renters are chasing a dwindling supply of good rental homes.’

Rental ‘gazumping on the up as demand rises Metro, Tariq Tahir (8/11/10)
’Bidding war’ for homes to rent BBC News, Nigel Cassidy (20/11/10)
Rental market’s now so hot tenants are having to make sealed bids Mail Online, Sebastien O Kelly (8/11/10)
Is the buy-to-let market on its way back? Seek4Media (20/11/10)
Gazumping on the rise as London rental soars Gulf Times, London Evening Standard (8/11/10)

It doesn’t seem that long ago when Greece was in the news regarding its deficit and need for bailing out. Back then, countries such as Spain, Portugal and Ireland were being mentioned as the next countries which might require financial assistance from the EU. It is now the Irish economy that is in trouble, even though the Irish government has not yet requested any financial help. The EU, however, is ‘ready to act’.

The Irish economy experienced an extremely strong boom, but they also suffered from the biggest recession in the developed world, with national income falling by over 20% since 2007. Savers are withdrawing their money; property prices continue to collapse; and banks needed bailing out. Austerity measures have already been implemented – tax rises and spending cuts equal to 5% of GDP took place, but it has still not been enough to stabilise the economy’s finances. All of these problems have contributed to a large and unsustainable budget deficit and a significant lack of funding and that’s where the EU and possibly the IMF come in.

If the Irish economy continues to decline and experiences a financial crisis, the UK would probably be one of the first to step in and offer finance. As our closest neighbour and an important trading partner, the collapse of the Irish economy would adversely affect the UK. A significant proportion of our exports go to the Irish economy and, with Irish taxpayers facing troubled times, UK exporting companies may be the ones to suffer.

One thing that this crisis has done is to provide eurosceptics with an opportunity to argue their case and blame the euro for the collapse of Ireland. With one monetary policy, the Irish economy is tied in to the interest rates set by the ECB and low interest rates fuelled the then booming economy. The common currency also increased capital flows from central European countries, such as Germany, to peripheral countries, such as Ireland, Spain and Portugal. In themselves, capital flows aren’t a problem, but when they are used to fund property bubbles and not productive investments, adverse effects are inevitable, as Ireland found to its detriment.

As prices collapsed and banks simply ran out of money, the government stepped in and rescued not only the depositors of Irish banks, but also their bondholders. Unable to devalue their currency, as it’s the euro, the Irish economy was unable to boost exports and hence aggregate demand and in turn economic growth. Although, the Irish government has not requested any financial help, as the French Finance Minister commented about a potential bailout: “Is it six months or a few days away? I’d say it’s closer to days.” The following articles look at this developing situation in Europe.

EU plays down Irish republic bail-out talks BBC News (17/11/10)
Ireland bailout: the European politicians who will decide Telegraph, Phillip Aldrick (17/11/10)
Don’t blame the Euro for Ireland’s mess Financial Times, Phillipe Legrain (17/11/10)
Britain signals intention to help Ireland in debt crisis New York Times, James Kanter and Steven Erlanger (17/11/10)
Ireland will take aid if ‘bank issue is too big’ Irish Times, Jason Michael (17/11/10)
Irish junior party says partnership strained Reuters (17/11/10)
Ireland resists humiliating bail-out as UK pledges £7 billion Telegraph, Bruno Waterfield (17/11/10)
Markets stable as Ireland bailout looms Associated Press (17/11/10)
The implausible in pursuit of the indefensible? BBC News blogs, Stephanomics, Stephanie Flanders (16/11/10)
Ireland bailout worth ‘tens of billions’ of euros, says central bank governor Guardian, Julia Kollewe and Lisa O’Carroll (18/11/10)
The stages of Ireland’s grief BBC News blogs, Stephanomics, Stephanie Flanders (18/11/10)
Q&A: Irish Republic finances BBC News (19/11/10)
Could Spain and Portugal be next to accept bail-outs? BBC News, Gavin Hewitt (19/11/10)

House prices are on the rise again and at the fastest rate since June 2007, according to the Nationwide. In June 2007, the average house price was £184,070, which did prevent many first-time buyers from getting on to the property ladder. Enter the recession. Over the past two and a half years, house prices have fluctuated considerably. Land Registry data shows that the average house price in April 2009 had fallen to £152,657, which gave first time buyers more of a chance, but at the same time mortgage lending fell and many lenders required a 25% deposit, which again ruled out many purchasers. Gradual increases in the latter part of 2009 and the beginning of 2010 have seen the average price rise to £164,455 (£167,802 according to Nationwide) and the trend looks unlikely to reverse, although it should stabilise.

Behind these changing prices is a story of demand and supply and the importance of expectations. As the credit crunch began and house prices began to fall, those looking to sell wanted to do so before prices fell further, while those looking to buy were expecting prices to fall further and so had an incentive to delay their purchase. In recent months, however, the demand for houses has out-stripped supply and it is this that has contributed to rising prices. At the same time, the stamp duty holiday that ended in December 2009 was re-introduced in the 2010 Budget and mortgage approvals have begun to increase. All of this has led to annual house price inflation of 10.5% by April 2010.

Articles
House price inflation hits 10.5%, says the Nationwide BBC News (29/4/10)
House price rise reaches double digits, finds Nationwide Telegraph, Myra Butterworth (29/4/10)
House price growth hits three-year high Times Online (29/4/10)
Taylor Wimpey says house prices rise 9pc Telegraph (29/4/10)
Bringing down the house price Guardian (27/4/10)

Data
House Price Data Nationwide
April 2010 Press release Nationwide
Halifax House Price Index site Lloyds Banking Group
(see especially the link to historical house price data)
House Price Index site Land Registry