In this blog we show how we can apply fiscal metrics to assess the UK government’s fiscal stance. This captures the extent to which fiscal policy contributes to the level of economic activity in the economy.
Changes in the fiscal stance can then be used to estimate the extent to which discretionary fiscal policy measures represent a tightening or loosening of policy. We can measure the size and direction of fiscal impulses arising from changes in the government’s budgetary position.
Such an analysis is timely given the Autumn Budget presented by Rachel Reeves on 30 October 2024. This was the first Labour budget in 14 years and the first ever to be presented by a female Chancellor of the Exchequer.
We conclude by considering the forecast profile of expenditures and revenues for the next few years and the new fiscal rules announced by the Chancellor.
The fiscal stance
At its most simple, the fiscal stance measures the extent to which fiscal policy increases or decreases demand, thereby influencing growth and inflation (see Box 1.F, page 28, Autumn Budget 2024: see link below).
The fiscal stance is commonly estimated by measures of pubic-sector borrowing. To understand this, we can refer to the circular flow of income model. In this model, excesses of government spending (an injection) over taxation receipts (a withdrawal or leakage) represent a net injection into the circular flow and hence positively affect the level of aggregate demand for national output, all other things being equal.
A commonly used measure of borrowing in assessing the fiscal stance of the is the primary deficit. Unlike public-sector net borrowing, which is simply the excess of the sector’s spending over its receipts (largely taxation), the primary deficit subtracts net interest costs. It therefore excludes the interest payments on outstanding public-sector debts (and interest income earned on financial assets). The primary deficit can therefore be written as public-sector borrowing less net interest payments.
As discussed in our blog Fiscal impulses in November 2023, the primary deficit captures whether the public sector is able to afford its present fiscal choices by abstracting from debt-serving costs that reflect past fiscal choices. In this way, the primary deficit is a preferable measure to net borrowing both in assessing the impact on economic activity, i.e. the fiscal stance, and in assessing whether today’s fiscal choices will require government to issue additional debt.
Chart 1 shows public-sector net borrowing and the primary balance as shares of GDP for the UK since financial year 1975/76 (click here for a PowerPoint). The data are from the latest Public Finances Databank published by the Office for Budget Responsibility, published on the day of the Autumn Budget in October (see Data links below).
Over the period 1975/6 to 2023/24, public-sector net borrowing and the primary deficit had averaged 3.8% and 1.3% of GDP respectively. In the financial year 2023/24, they were 4.5% and 1.5% (they had been as high as 15.1% and 14.1% in 2020/21 as a result of COVID support measures). In 2024/25 net borrowing and the primary deficit are forecast to be 4.5% and 1.6% respectively. By 2027/28, while net borrowing is forecast to be 2.3% of GDP, there is forecast to be a primary surplus of 0.7% of GDP.
The Autumn Budget lays out plans for higher tax revenues to contribute two-thirds of the overall reduction in the primary deficit over the forecast period (up to 2029/30), while spending decisions contribute the remaining third.
The largest tax-raising measure is an increase in the employer rate of National Insurance Contributions (NICs) by 1.2 percentage points to 15% from April 2025. This will be levied on employee wages above a Secondary Threshold of £5000, reduced from £9100, which will increase in line with CPI inflation each year from April 2028. (See John’s blog, Raising the minimum wage: its effects on poverty and employment, for an analysis on the effects of this change.) This measure, allowing for other changes to the operation of employer NICs, is expected to raise £122 billion over the forecast period. This amounts to over two-thirds of the additional tax take from the taxation measures taken in the Budget.
Chart 2 shows both net borrowing and the primary deficit after being cyclically-adjusted (click here for a PowerPoint). This process adjusts these fiscal indicators to account for those parts of spending and taxation that are affected by the position of the economy in the business cycle. These are those parts that act as automatic stabilisers helping, as the name suggests, to stabilise the economy.
The process of cyclical adjustment leads to estimates of receipts and expenditures as if the economy were operating at its potential output level and hence with no output gap. The act of cyclically adjusting the primary deficit, which is our preferred measure of the fiscal stance, allows us to assess better the public sector’s fiscal stance.
Over the period from 1975/6 up to and including 2023/24, the cyclically-adjusted primary deficit (CAPD) averaged 1.1% of potential GDP. In 2024/25 the CAPD is forecast to be 1.5% of potential GDP. It then moves to a surplus of 0.5% by 2027/28. It therefore mirrors the path of the unadjusted primary deficit.
Measuring the fiscal impulse
To assess even more clearly the extent to which the fiscal stance is changing, we can use the cyclically-adjusted primary deficit to measure a fiscal impulse. This captures the magnitude of change in discretionary fiscal policy.
The term should not be confused with fiscal multipliers which measure the impact of fiscal changes on outcomes, such as real GDP and employment. Instead, we are interested in the size of the impulse that the economy is being subject to. Specifically, we are measuring discretionary fiscal policy changes that result in structural changes in the government budget and which, therefore, allow an assessment of how much, if at all, a country’s fiscal stance has tightened or loosened.
The size of the fiscal impulse is measured by the year-on-year percentage point change in the cyclically-adjusted public-sector primary deficit (CAPD) as a percentage of potential GDP. A larger deficit or a smaller surplus indicates a fiscal loosening. This is consistent with a positive fiscal impulse. On the other hand, a smaller deficit or a larger surplus indicates a fiscal tightening. This is consistent with a negative fiscal impulse.
Chart 3 shows the magnitude of UK fiscal impulses since the mid-1970s (Click here for a PowerPoint file). The scale of the fiscal interventions in response to the COVID-19 pandemic, which included the COVID-19 Business Interruption Loan Scheme (CBILS) and Job Retention Scheme (‘furlough’), stand out sharply. In 2020 the CAPD to potential output ratio rose from 1.7 to 14.4%. This represents a positive fiscal impulse of 12.4% of GDP.
This was followed in 2021 by a tightening of the fiscal stance, with a negative fiscal impulse of 10.1% of GDP as the CAPD to potential output fell back to 4.0%. Subsequent tightening was tempered by policy measures to limit the impact on the private sector of the cost-of-living crisis, including the Energy Price Guarantee and Energy Bills Support Scheme.
For comparison, the fiscal response to the global financial crisis from 2007 to 2009 saw a cumulative positive fiscal impulse of 5.6% of GDP. While smaller in comparison to the discretionary fiscal responses to the COVID-19 pandemic, it nonetheless represented a sizeable loosening of the fiscal stance.
Chart 4 focuses on the implied fiscal impulse for the forecast period up to 2029/30 (click here for a PowerPoint). The period is notable for a negative fiscal impulse each year. Across the period as a whole, this there is a cumulative negative fiscal impulse of 2.6% of GDP. Most of the ‘heavy-lifting’ of the fiscal consolidation occurs in the three financial years from 2025/26 during which there is a cumulative negative impulse of 2.0% of GDP.
Looking forward
To conclude, we consider the implications for the projected profiles of public-sector spending, receipts and liabilities over the forecast period up to 2029/30.
Chart 5 plots data since the mid-1950s (click here for a PowerPoint). It shows the size of total public-sector spending (also known as ‘total managed expenditures’), taxation receipts (sometimes referred as the ‘tax burden’) and total public-sector receipts as shares of GDP. This last one includes additional receipts, such as interest payments on financial assets and income generated by public corporations, as well as taxation receipts.
The OBR forecasts that in real terms (i.e. after adjustment for inflation), public-sector spending will increase on average over the period from 2025/26 to 2029/30 by 1.4% per year, but with total receipts due to rise more quickly at 2.5% per year and taxation receipts by 2.8% per year. The implications of this, as discussed in the OBR’s October 1014 Economic and Fiscal Outlook (see link below), are that:
the size of the state is forecast to settle at 44% of GDP by the end of the decade, almost 5 percentage points higher than before the pandemic” while additional tax revenues will “push the tax take to a historic high of 38% of GDP by 2029-30
Finally, the government has committed to two key rules: a stability rule and an investment rule.
The stability rule. This states that the current budget must be in surplus by 2029/30 or, once 2029/30 becomes the third year of the forecast period, it will be in balance or surplus every third year of the rolling forecast period thereafter. The current budget refers to the difference between receipts and expenditures other than capital expenditures. In effect, it captures the ability of government to meet day-to-day spending and is intended to ensure that over the medium term any borrowing is solely for investment. It is important to note that ‘balance’ is defined in a range of between a deficit and surplus of no more than 0.5% of GDP.
The stability rule replaces the borrowing rule of the previous government that public net borrowing, therefore inclusive of investment expenditures, was not to exceed 3% of GDP by the fifth year of the rolling forecast period.
The investment rule. The government is planning to increase investment. In order to do this in a financially sustainable way, the investment rule states that public-sector net financial liabilities (PSNFL) or net financial debt for short, is falling as a share GDP by 2029/30, until 2029/30 becomes the third year of the forecast period. PSNFL should then fall by the third year of the rolling forecast period. PSNFL is a broader measure of the sector’s balance sheet than public-sector net debt (PSND), which was targeted under the previous government and which was required to fall by the fifth year of the rolling forecast period.
The new target, as well as now extending to the Bank of England, ‘nets off’ not just liquid liabilities (i.e. cash in the bank and foreign exchange reserves) but also financial assets such as shares and money owed to it, including expected student loan repayments. While liabilities are broader too, including for example, the local government pension scheme, the impact is expected to reduce the new liabilities target by £236 billion or 8.2 percentage points of GDP in 2024/25. The hope is that both rules can support what the Budget Report labels a ‘step change in investment’.
As Chart 6 shows, public investment as a share of GDP has not exceeded 6% this century and during the 2010s averaged only 4.4% (click here for a PowerPoint). The forecast has it rising above 5% for a time, but easing to 4.8% by end of the period.
This suggests more progress will be needed if the UK is to experience a significant and enduring increase in public investment. Of course, this needs to be set in the context of the wider public finances and is illustrative of the choices facing fiscal policymakers across the globe after the often violent shocks that have rocked economies and impacted on the state of the public finances in recent years.
Articles
Official documents
Data
Questions
- Explain what is meant by the following fiscal terms:
(a) Structural deficit,
(b) Automatic stabilisers,
(c) Discretionary fiscal policy,
(d) Public-sector net borrowing,
(e) Primary deficit,
(f) Current budget balance,
(g) Public-sector net financial liabilities (PSNFL).
- Explain the difference between a fiscal impulse and a fiscal multiplier.
- In designing fiscal rules what issues might policymakers need to consider?
- What are key differences between the fiscal rules of the previous Conservative government and the new Labour government in the UK? What economic arguments would you make for and against the ‘old’ and ‘new’ fiscal rules?
- What is meant by the ‘sustainability’ of the public finances? What factors might impact on their sustainability?
We continue to live through incredibly turbulent times. In the past decade or so we have experienced a global financial crisis, a global health emergency, seen the UK’s departure from the European Union, and witnessed increasing levels of geopolitical tension and conflict. Add to this the effects from the climate emergency and it easy to see why the issue of economic uncertainty is so important when thinking about a country’s economic prospects.
In this blog we consider how we can capture this uncertainty through a World Uncertainty Index and the ways by which economic uncertainty impacts on the macroeconomic environment.
World Uncertainty Index
Hites Ahir, Nicholas Bloom and Davide Furceri have constructed a measure of uncertainty known as the World Uncertainty Index (WUI). This tracks uncertainty around the world using the process of ‘text mining’ the country reports produced by the Economist Intelligence Unit. The words searched for are ‘uncertain’, ‘uncertainty’ and ‘uncertainties’ and a tally is recorded based on the number of times they occur per 1000 words of text. To produce the index this figure is then multiplied up by 100 000. A higher number therefore indicates a greater level of uncertainty. For more information on the construction of the index see the 2022 article by Ahir, Bloom and Furceri linked below.
Figure 1 (click here for a PowerPoint) shows the WUI both globally and in the UK quarterly since 1991. The global index covers 143 countries and is presented as both a simple average and a GDP weighted average. The UK WUI is also shown. This is a three-quarter weighted average, the authors’ preferred measure for individual countries, where increasing weights of 0.1, 0.3 and 0.6 are used for the three most recent quarters.
From Figure 1 we can see how the level of uncertainty has been particularly volatile over the past decade or more. Events such as the sovereign debt crisis in parts of Europe in the early 2010s, the Brexit referendum in 2016, the COVID-pandemic in 2020–21 and the invasion of Ukraine in 2022 all played their part in affecting uncertainty domestically and internationally.
Uncertainty, risk-aversion and aggregate demand
Now the question turns to how uncertainty affects economies. One way of addressing this is to think about ways in which uncertainty affects the choices that people and businesses make. In doing so, we could think about the impact of uncertainty on components of aggregate demand, such as household consumption and investment, or capital expenditures by firms.
As Figure 2 shows (click here for a PowerPoint), investment is particularly volatile, and much more so than household spending. Some of this can be attributed to the ‘lumpiness’ of investment decisions since these expenditures tend to be characterised by indivisibility and irreversibility. This means that they are often relatively costly to finance and are ‘all or nothing’ decisions. In the context of uncertainty, it can make sense therefore for firms to wait for news that makes the future clearer. In this sense, we can think of uncertainty rather like a fog that firms are peering through. The thicker the fog, the more uncertain the future and the more cautious firms are likely to be.
The greater caution that many firms are likely to adopt in more uncertain times is consistent with the property of risk-aversion that we often attribute to a range of economic agents. When applied to household spending decisions, risk-aversion is often used to explain why households are willing to hold a buffer stock of savings to self-insure against unforeseen events and their future financial outcomes being worse than expected. Hence, in more uncertain times households are likely to want to increase this buffer further.
The theory of buffer-stock saving was popularised by Christopher Carroll in 1992 (see link below). It implies that in the presence of uncertainty, people are prepared to consume less today in order to increase levels of saving, pay off existing debts, or borrow less relative to that in the absence of uncertainty. The extent of the buffer of financial wealth that people want to hold will depend on their own appetite for risk, the level of uncertainty, and the moderating effect from their own impatience and, hence, present bias for consuming today.
Risk aversion is consistent with the property of diminishing marginal utility of income or consumption. In other words, as people’s total spending volumes increase, their levels of utility or satisfaction increase but at an increasingly slower rate. It is this which explains why individuals are willing to engage with the financial system to reallocate their expected life-time earnings and have a smoother consumption profile than would otherwise be the case from their fluctuating incomes.
Yet diminishing marginal utility not only explains consumption smoothing, but also why people are willing to engage with the financial system to have financial buffers as self-insurance. It explains why people save more or borrow less today than suggested by our base-line consumption smoothing model. It is the result of people’s greater dislike (and loss of utility) from their financial affairs being worse than expected than their like (and additional utility) from them being better than expected. This tendency is only likely to increase the more uncertain times are. The result is that uncertainty tends to lower household consumption with perhaps ‘big-ticket items’, such as cars, furniture, and expensive electronic goods, being particularly sensitive to uncertainty.
Uncertainty and confidence
Uncertainty does not just affect risk; it also affects confidence. Risk and confidence are often considered together, not least because their effects in generating and transmitting shocks can be difficult to disentangle.
We can think of confidence as capturing our mood or sentiment, particularly with respect to future economic developments. Figure 3 plots the Uncertainty Index for the UK alongside the OECD’s composite consumer and business confidence indicators. Values above 100 for the confidence indicators indicate greater confidence about the future economic situation and near-term business environment, while values below 100 indicate pessimism towards the future economic and business environments.
Figure 3 suggests that the relationship between confidence and uncertainty is rather more complex than perhaps is generally understood (click here for a PowerPoint). Haddow, Hare, Hooley and Shakir (see link below) argue that the evidence tends to point to changes in uncertainty affecting confidence, but with less evidence that changes in confidence affect uncertainty.
To illustrate this, consider the global financial crisis of the late 2000s. The argument can be made that the heightened uncertainty about future prospects for households and businesses helped to erode their confidence in the future. The result was that people and businesses revised down their expectations of the future (pessimism). However, although people were more pessimistic about the future, this was more likely to have been the result of uncertainty rather than the cause of further uncertainty.
Conclusion
For economists and policymakers alike, indicators of uncertainty, such as the Ahir, Bloom and Furceri World Uncertainty Index, are invaluable tools in understanding and forecasting behaviour and the likely economic outcomes that follow. Some uncertainty is inevitable, but the persistence of greater uncertainty since the global financial crisis of the late 2000s compares quite starkly with the relatively lower and more stable levels of uncertainty seen from the mid-1990s up to the crisis. Hence the recent frequency and size of changes in uncertainty show how important it to understand how uncertainty effects transmit through economies.
Academic papers
- The World Uncertainty Index
National Bureau of Economic Research, Working Paper 29763, Hites Ahir, Nicholas Bloom and Davide Furceri (February 2022)
- The Buffer-Stock Theory of Saving: Some Macroeconomic Evidence
Brookings Papers on Economic Activity, Christopher D Carroll (Vol 2, 1992)
- Macroeconomic uncertainty: what is it, how can we measure it and why does it matter?
Bank of England Quarterly Bulletin, 2013 Q2, Abigail Haddow, Chris Hare, John Hooley and Tamarah Shakir (13/6/13)
Articles
Data
Questions
- (a) Explain what is meant by the concept of diminishing marginal utility of consumption.
(b) Explain how this concept helps us to understand both consumption smoothing and the motivation to engage in buffer-stock saving.
- Explain the distinction between confidence and uncertainty when analysing macroeconomic shocks.
- Discuss which types of expenditures you think are likely to be most susceptible to uncertainty shocks.
- Discuss how economic uncertainty might affect productivity and the growth of potential output.
- How might the interconnectedness of economies affect the transmission of uncertainty effects through economies?
When I worked as a professional economist at HM Treasury and later the Council of Mortgage Lenders (now part of UK Finance), I would regularly brief on the state of the affordability of housing, with a particular focus on the owner-occupied market. That was back in the late 1990s. Fast forward a quarter of a century and I recognise not only how much I have aged but also how deep-rooted and long-standing the affordability problem is.
It is perhaps not surprising that in her first speech as the new Chancellor of the Exchequer, Rachel Reeves, referenced directly the housing market and the need to address supply-side issues. She has set a target of one and a half million new homes built over the next five years.
It is therefore timely to revisit the trends in house prices across the UK. By applying the distinction between nominal and real values we get a very clear sense of the deteriorating affordability of housing.
Nominal house price patterns
The average UK actual or nominal house price in April 2024 was £281 000. As Chart 1 shows, this masks considerable differences across the UK. In England the average price was £298 000 (105 per cent of the UK average), though this is heavily skewed by London where the average price was £502 000 (178 per cent of the UK average). Meanwhile, in Scotland it was £190 000 (68 per cent of the UK average), in Wales £208 000 (74 per cent of the UK average) and in Northern Ireland it was £178 000 (74 per cent of the UK average). (Click here to download a PowerPoint copy of the chart.)
A simple comparison of the average house price in April 2024 with January 1970 reveals a 72-fold increase in the UK, an 80-fold increase in England, including a 101-fold increase in London, a 65-fold increase in Wales, a 59-fold increase in Scotland and a 45-fold increase in Northern Ireland. Whilst these figures are sensitive to the particular period over which we choose to measure, there is little doubting that upward long-term trend in house prices.
Whilst nominal prices trend upwards over time, the short-term rates of increase are highly volatile. This can be seen from an inspection of Chart 2, which shows the annual rates of increase across the four nations of the UK, as well as for London. This is evidence of frequent imbalances between the flows of property on to the market to sell (instructions to sell) and the number of people looking to buy (instructions to buy). An increase in instructions to buy (housing demand) relative to those to sell (housing supply) puts upward pressure on prices; an increase in the number of instructions to sell (housing supply) relative to those to buy (housing demand) puts downward pressure on prices. (Click here to download a PowerPoint copy of the chart.)
Chart 2 nicely captures the recent slowdown in the housing market. The inflationary shock that began to take hold in 2021 led the Bank of England to raise Bank Rate on 15 occasions – from 0.25 per cent in December 2021 to 5.25 per cent in August 2023 (which remains the rate at the time of writing, but could be cut at the next Bank of England meeting on 1 August 2024). Higher Bank Rate has pushed up mortgage rates, which has contributed to an easing of housing demand. Demand has also been dampened by weak growth in the economy, higher costs of living and fragile consumer confidence. The result has been a sharp fall in the rate of house price inflation, with many parts of the UK experiencing house price deflation. As the chart shows, the rate of deflation has been particularly pronounced and protracted in London, with house prices in January 2024 falling at an annual rate of 5.1 per cent.
Real house price patterns
Despite the volatility in house prices, such as those of recent times, the longer-term trend in house prices is nonetheless upwards. To understand just how rapidly UK house prices have grown over time, we now consider their growth relative to consumer prices. This allows us to analyse the degree to which there has been an increase in real house prices.
To calculate real or inflation-adjusted house prices, we deflate nominal house prices by the Consumer Prices Index (CPI). Chart 3 shows the resulting real house prices series across the UK as if consumer prices were fixed at 2015 levels.
The key message here is that over the longer-term we cannot fully explain the growth in actual (nominal) house prices by the growth in consumer prices. Rather, we see real increases in house prices. Inflation-adjusted UK house prices were 5.3 times higher in April 2024 compared to January 1970. For England the figure was 5.9 times, Wales 4.8 times, Scotland 4.3 times and for Northern Ireland 3.3 times. In London, inflation-adjusted house prices were 7.4 times higher. (Click here to download a PowerPoint copy of the chart.)
As we saw with nominal house prices, the estimated long-term increase in real house prices is naturally sensitive to the period over which we measure. For example, the average real UK house price in August 2022 was 5.8 times higher than in January 1970, while in London they were 8.7 times higher. But the message is clear – the long-term increase is not merely nominal, reflecting increasing prices generally, but is real, reflecting pressures that are increasing house prices relative to general price levels.
Chart 4 shows how the volatility in house prices continues to be evident when house prices are adjusted for changes in consumer prices. The UK’s annual rate of real house price inflation was as high as 40 per in January 1973; on the other hand, in June 1975 inflation-adjusted house prices were 15 per cent lower than a year earlier. (Click here to download a PowerPoint copy of the chart.)
Over the period from January 1970 to April 2024, the average annual rate of real house price inflation in the UK was 3.2 per cent. Hence house prices have, on average, grown at an annual rate of consumer price inflation plus 3.2 per cent. For the four nations, real house price inflation has averaged 3.8 per cent in England, 3.4 per cent in Wales, 3.0 per cent in Scotland and 2.9 per cent in Northern Ireland. Further, the average rate of real house price inflation in London since January 1970 has been 4.5 per cent. By contrast, that for the East and West Midlands has been 3.7 and 3.5 per cent respectively. The important point here is that the pace with which inflation-adjusted house prices have risen helps to contextualise the extent of the problem of housing affordability – a problem that only worsens over time when real incomes do not keep pace.
House building
The newly elected Labour government has made the argument that it needs to prioritise planning reform as an engine for economic growth. While this ambition extends beyond housing, the scale of the supply-side problem facing the housing market can be seen in Chart 5. The chart shows the number of housing completions in the UK since 1950 by type of tenure. (Click here to download a PowerPoint copy of the chart.)
The chart shows the extent of the growth in house building in the UK that occurred from the 1950s and into the 1970s. Over these three decades the typical number of new properties completed each year was around 320 000 or 6 per thousand of the population. The peak of house building was in the late 1960s when completions exceeded 400 000 per year or over 7.5 per thousand of the population. It is also noticeable how new local authority housing (‘council houses’) played a much larger role in the overall housing mix.
Since 1980, the average number of housing completions each year has dropped to 191 000 or 3.2 per thousand of the population. If we consider the period since 2000, the number of completions has averaged only 181 000 per year or 2.9 per thousand of the population. While it is important to understand the pressures on housing demand in any assessment of the growth in real house prices, the lack of growth in supply is also a key factor. The fact that less than half the number of properties per thousand people are now being built compared with half a century or so ago is an incredibly stark statistic. It is a major determinant of the deterioration of housing affordability.
However, there are important considerations around the protection of the natural environment that need to be considered too. It will therefore be interesting to see how the reforms to planning develop and what their impact will be on house prices and their affordability.
Articles
- Rachel Reeves requests urgent assessment of spending inheritance
The Guardian, Larry Elliott (8/7/24)
- Reeves to bring back housebuilding targets
BBC News, Faisal Islam and Daniel Thomas (8/7/24)
- UK Chancellor Reeves Vows to Fix Broken Planning System for Housebuilding
Bloomberg UK, Tom Rees, Damian Shepherd, and Joe Mayes (8/7/24)
- What to expect for house prices for the rest of 2024
i News, Callum Mason (10/7/24)
- UK house prices still unaffordable for many people, says Nationwide
The Guardian, Richard Partington (1/7/24)
- House prices still unaffordable for the average earner despite wage rises – Nationwide
Sky News, Sarah Taaffe-Maguire (1/7/24)
- Labour cannot build 1.5m homes without cash for affordable housing, providers say
The Guardian, Jack Simpson (12/7/24)
Statistics
Questions
- Explain the difference between a rise in the rate of house price inflation a rise in the level of house prices.
- Explain the difference between nominal and real house prices.
- If nominal house prices rise can real house price fall? Explain your answer.
- What do you understand by the terms instructions to buy and instructions to sell?
- What factors are likely to affect the levels of instructions to buy and instructions to sell?
- How does the balance between instructions to buy and instructions to sell affect house prices?
- How can we differentiate between different housing markets? Illustrate your answer with examples.
- What metrics could be used to measure the affordability of housing?
- Discuss the argument that the deterioration of housing affordability is the result of market failure.
In the third of our series on the distinction between nominal and real values we show its importance when analysing retail sales data. In the UK, such data are available from the Office for National Statistics. This blog revisits an earlier one, Nominal and real retail sales figures: interpreting the data, written in October 2023. We find that inflation-adjusted retail sales data reveal some stark patterns in the sector. They help contextualise some of the challenges faced by high streets up and down the UK.
The Retail Sales Index
Retail sales relate to spending on items such as food, clothing, footwear and household goods. They involve sales by retailers directly to final consumers, whether in store or online. Spending on services such as holidays, air fares and train tickets, insurance, banking, hotels and restaurants are not included, as are sales of motor vehicles. The Retail Sales Index for Great Britain is based on a monthly survey of around 5000 retailers across England, Scotland and Wales and is thought to capture around three-quarters of turnover in the retail industry.
Estimates of retail sales are published in index form. There are two indices published by the ONS: a value and volume measure. The value index reflects the total turnover of business, while the volume index adjusts the value index for price changes. Hence, the value estimates are nominal, while the volume estimates are real. The key point here is that the nominal estimates reflect both price and volume changes, whereas the real estimates adjust for price movements to capture only volume changes.
The headline ONS figures for May 2024 showed a rise by 2.9 per cent in the volume of retail sales, following a 1.8 per cent fall in April. In value terms, May saw a 3.3 per cent rise in retail sales following a 2.3 fall in March. Monthly changes can be quite volatile, even after seasonal adjustment, and sensitive to peculiar factors. For example, the poor weather in April 2024 helped to depress retail spending. It is, therefore, sensible to take a longer-term view when looking for clearer patterns in spending behaviour.
Growth of retail sales
Chart 1 plots the monthly value and volume of retail sales in Great Britain since 1996. (Click here to download a PowerPoint of the chart). In value terms, monthly spending in the retail sector has increased by 169 per cent since January 1996, whereas in volume terms, spending has increased by 77 per cent. Another way of thinking about this is in terms of the average annual rate of increase. This shows that the value of spending has risen at an annual rate of 3.5 per cent while the volume of spending has risen at an annual rate of 2.0 per cent. This difference is to be expected in the presence of rising prices, since nominal growth, as we have just noted, reflects both price and volume changes.
Chart 1 helps to identify two periods where the volume of retail spending ceased to grow. The first of these is following the global financial crisis of the late 2000s. The period from 2008 to 2013 saw the volume of retail sales stagnate and flatline, with a recovery in volumes only really starting to take hold in 2014. Yet in nominal terms retail sales grew by around 14 per cent.
The second of the two periods is from 2021. Chart 2 helps to demonstrates the extent of the struggles of the retail sector in this period. It shows a significant divergence between the volume and value of retail sales. Indeed, between April 2021 and October 2023, while the value of retail sales increased by 8.0 per cent the volume of retail sales fell by 11.0 per cent.
The recent value-volume divergence reflects the inflation shock that began to emerge in 2021. This saw consumer prices, as measured by the Consumer Prices Index (CPI), rise across 2022 and 2023 by 9.1 per cent and 7.3 per cent respectively, with the annual rate of CPI inflation hitting 11.1 per cent in October 2022. Hence, while inflation was a drag on the volume of spending it nonetheless meant that the value of spending continued to rise. Once more this demonstrates why understanding the distinction between nominal and real is important. (Click here to download a PowerPoint of the chart).
To illustrate the longer-term trend in the volume of retail spending alongside its volatility, Chart 3 plots yearly retail sales volumes and also their percentage change on the previous year.
The chart nicely captures the prolonged halt to retail sales growth following the global financial crisis, the fluctuations caused by COVID and then the sharp falls in the volume of retail spending in 2022 and 2023 as the effects of the inflationary shock on peoples’ finances bit sharply. This cost-of-living crisis significantly affected many people’s disposable income. (Click here to download a PowerPoint of the chart).
Categories of retail sales
We conclude by considering categories of retail spending. Chart 4 shows volumes of retail sales by four broad categories since 1996. (Click here to download a PowerPoint of the chart). These are food stores, predominantly non-food stores, non-store retail and automotive fuel (i.e. sales of petrol and diesel “at the pumps”).
Whilst all categories have seen an increase in their spending volumes over the period as a whole, there are stark differences in this rate of growth. Perhaps not surprisingly, the most rapid growth is in non-store retail. This includes online retailing, as well as market stalls and catalogues.
The volume of retail spending in the non-store sector has grown at an average annual rate over this period of 6.3 per cent, compared with 2.6 per cent for non-food stores, 1.2 per cent for predominantly food stores and 1.0 per cent for automotive fuels. The growth of non-store retail has been even more rapid since 2010, when the average annual rate of growth in the volume of purchases has been 10.2 per cent, compared to 1.8 per cent for non-food stores, 1.0 per cent for automotive fuels and zero growth for food stores.
If we focus on the most recent patterns in the categories of retail sales, we see that the monthly volume of spending in all categories except non-store retail is now lower than the average in 2019. Specifically, when compared to 2019 levels, the volume of spending in non-food stores in May 2024 was 2.6 per cent lower, while that in food stores was 4.4 per cent lower, and the volume of spending on automotive fuels was 10.8 per cent lower. In contrast, spending in non-store retail was 21.2 per cent higher. Yet this is not to imply that this sector has been immune to the pressures faced by their high-street counterparts. Although it is difficult to disentangle fully the effects of the pandemic and lockdowns on non-store retail sales data, the downward trajectory in the volume of retail sales in the sector that occurred as the economy ‘reopened’ in 2021 and 2022 continued into 2023 when purchases fell by 3.5 per cent.
Final thoughts
The retail sector is an incredibly important part of the economy. A recent research briefing from the House of Commons Library reports that there were 2.7 million jobs in the UK retail sector in 2022, equivalent to 8.6 per cent of the country’s jobs with 314 040 retail businesses as of January 2023. Yet the importance of the retail sector cannot be captured by these statistics alone. Some would argue that the very fabric and wellbeing of our towns and cities is affected by the wellbeing of the sector and, importantly, by structural changes that affect how people interact with retail.
Articles
Research Briefing
Statistical bulletin
Data
Questions
- Which of the following is/are not counted in the UK retail sales data: (i) purchase of furniture from a department store; (ii) weekly grocery shop online; (iii) a stay at a hotel on holiday; (iv) a meal at your favourite café or restaurant?
- Why does an increase in the value of retail sales not necessarily mean that their volume has increased?
- In the presence of deflation, which will be higher: nominal or real growth rates?
- Discuss the factors that could explain the patterns in the volume of spending observed in the different categories of retail sales in Chart 4.
- Discuss what types of retail products might be more or less sensitive to changes in the macroeconomic environment.
- Conduct a survey of recent media reports to prepare a briefing discussing examples of retailers who have struggled or thrived in the recent economic environment.
- What do you understand by the concepts of ‘consumer confidence’ and ‘economic uncertainty’? How might these affect the volume of retail spending?
- Discuss the proposition that the retail sales data cast doubt on whether people are ‘forward-looking consumption smoothers’.
In the second of a series of blogs looking at applications of the distinction between nominal and real indicators, we revisit the blog Getting Real with Growth last updated in October 2021.
In this blog, we discuss how, in making a meaningful comparison over time of a country’s national income and, therefore, the aggregate purchasing power of its people, we need to take inflation into account. Likewise, if we want to analyse changes in the volume of production, we need to eliminate the effects of price changes on GDP. This is important when analysing the business cycle and identifying periods of boom or bust. Hence, in this updated blog we take another look at what real GDP data reveal about both longer-term economic growth and the extent of economic volatility – or what we refer to as the twin characteristics of economic growth.
Real and nominal GDP
The nominal (or current-price) estimate for UK gross domestic product in 2023 was £2.687 trillion. The estimate of national output or national income is based primarily on the production of final goods and services and, hence, purchased by the final user. It therefore largely excludes intermediate goods and services: i.e. goods and services that are transformed or used up in the process of making something else, although data on imports and exports do include intermediate goods and services. The 2023 figure represents a nominal increase in national income of 7.2 per cent on the £2.51 trillion recorded in 2022. These values make no adjustment for inflation and therefore reflect the prices of output that were prevailing at the time.
Chart 1 shows current-price estimates of GDP from 1955, when the value of GDP was estimated at £19.2 billion. The £2.687 trillion figure recorded for 2023 is an increase of over 140 times that in 1955, a figure that rises to 160 times if we compare the 1950 value with the latest IMF estimate for 2027. However, if we want to make a more meaningful comparison of the country’s national income we need to adjust for inflation. (Click here to download a PowerPoint of the chart.)
Long-term growth in real GDP
If we measure GDP at constant prices, we eliminate the effect of inflation. To construct a constant-price series for GDP, a process known as chain-linking is used. This involves taking consecutive pairs of years, e.g. 2022 and 2023, and estimating what GDP would be in the most recent year (in this case, 2023) if the previous year’s prices (i.e. 2022) had continued to prevail. By calculating the percentage change from the previous year’s GDP value we have an estimate of the volume change. If this is repeated for other pairs of years, we have a series of percentage changes that capture the volume changes from year-to-year. Finally, a reference year is chosen and the percentage volume changes are applied backwards and forwards from the nominal GDP value for the reference year.
In effect, a real GDP series creates a quantity measure in monetary terms. Chart 1 shows GDP at constant 2019 prices (real GDP) alongside GDP at current prices (nominal GDP). Consider first the real GDP numbers for 1955 and 2023. GDP in 1950 at 2019 prices was £491.2 billion. This is higher than the current-price value because prices in 2019 (the reference year) were higher than those in 1955. Meanwhile, GDP in 2023 when measured at 2019 prices was £2.273 trillion. This constant-price value is smaller than the corresponding current-price value because prices in 2019 where lower than those in 2023.
Between 1955 and 2023 real GDP increased 4.6 times. If we extend the period to 2027, again using the latest IMF estimates, the increase is 4.9 times. Because we have removed the effect of inflation, the real growth figure is much lower than the nominal growth figure.
Crucially, what we are left with is an indicator of the long-term growth in the volume of the economy’s output and hence an increase in national income that is backed up by an increase in production. Whereas nominal growth rates are affected by changes in both volumes and prices, real growth rates reflect only changes in volumes.
The upward trajectory observed in constant-price GDP is therefore evidence of positive longer-term growth. This is one of the twin characteristics of growth.
Short-term fluctuations in the growth of real GDP
The second characteristic is fluctuations in the rate of growth from period to period. We can see this second characteristic more clearly by plotting the percentage change in real GDP from year to year.
Chart 2 shows the annual rate of growth in real GDP each year from 1955 to 2025. From it, we see the inherent instability that is a key characteristic of the macroeconomic environment. This instability is, of course, mirrored in the output path of real GDP in Chart 1, but the annual rates of growth show the instability more clearly. We can readily see the impact on national output of the global financial crisis of 2007–8 and the global COVID pandemic.
In 2009, constant-price GDP in the UK fell by 4.6 per cent, whereas current-price GDP fell by 2.8 per cent. Then, in 2020, constant-price GDP and, hence, the volume of national output fell by 10.4 per cent, as compared to a 5.8 per cent fall in current-price GDP. These global, ‘once-in-a-generation’ shocks are stark examples of the instability that characterises economies and which generate the ‘ups and downs’ in an economy’s output path, known more simply as ‘the business cycle’. (Click here to download a PowerPoint copy of the chart.)
Determinants of long-and short-term growth
The twin characteristics of growth can be seen simultaneously by combining the output path (shown by the levels of real GDP) with the annual rates of growth. This is shown in Chart 3. The longer-term growth seen in the economy’s output path is generally argued to be driven by the quantity and quality of the economy’s resources, and their effectiveness when combined in production (i.e. their productivity). In other words, it is the supply side of the economy that determines the trajectory of the output path over the longer term. (Click here to download a PowerPoint copy of the chart.)
However, the fluctuations we observe in short-term growth rates tend to reflect shocks, also known as impulses, that originate either from the ability and or willingness of purchasers to consume (demand-side shocks) or producers to supply (supply-side shocks). These impulses are then amplified (or ‘propagated’) via the multiplier, expectations and other factors, and their effects, therefore, transmitted through the economy. Unusually in the case of the pandemic, the lockdown measures employed by governments around the world resulted in simultaneous negative aggregate demand and aggregate supply shocks.
Persistence effects
Explanations of the business cycle and of long-term growth are not mutually exclusive. The shocks and the propagation mechanisms that help to create and shape the business cycle can themselves have enduring or persistent effects on output. The global financial crisis, fuelled by unsustainable lending and the overstretch of private-sector balance sheets, which then spilt over to the public sector as governments attempted to stabilise the financial system and support aggregate demand, is argued by some to have created the conditions for low-growth persistence seen in many countries in the 2010s. This type of persistence is known as hysteresis as it originates from a negative demand shock.
Economists and policymakers were similarly concerned that the pandemic would also generate persistence in the form of scarring effects that might again affect the economy’s output path. Such concerns help to explain why many governments introduced furlough schemes to protect jobs and employment income, as well as provide grants or loans to business.
Per capita output
To finish, it is important to recognise that, when thinking about living standards, it is the growth in real GDP per capita that we need to consider. A rise in real GDP will only lead to a rise in overall living standards if it is faster than the rise in population.
Our final chart therefore replicates Chart 3 but for real GDP per capita. Between 1955 and 2023 real GDP per capita grew by a factor of 3.45, which increases to 3.6 when we consider the period up to 2027. The average rate of growth of real GDP per capita up to 2023 was 1.87 per cent (lower than the 2.34 per cent increase in real GDP).
But the rate of increase in real GDP per capita was much higher before 2007 than it has been since. If we look at the period up to 2007 and, hence, before the global financial crisis, the figure is 2.32 per cent (2.7 per cent for real GDP), whereas from 2008 to 2023 the average rate of growth of real GDP per capita was a mere 0.42 per cent (1.1 per cent for real GDP). (Click here to download a PowerPoint copy of the chart.)
The final chart therefore reiterates the messages from recent blogs, such as Getting Real with Pay and The Productivity Puzzle, that long-term economic growth and the growth of real wages have slowed dramatically since the financial crisis. This has had important implications for the wellbeing of all sectors of the economy. The stagnation of living standards is therefore one of the most important economic issues of our time. It is one that the incoming Labour government will be keen to address.
Data and Reports
Articles
Questions
- What do you understand by the term ‘macroeconomic environment’? What data could be used to describe the macroeconomic environment?
- When a country experiences positive rates of inflation, which is higher: nominal economic growth or real economic growth?
- Does an increase in nominal GDP mean a country’s production has increased? Explain your answer.
- Does a decrease in nominal GDP mean a country’s production has decreased? Explain your answer.
- Why does a change in the growth of real GDP allow us to focus on what has happened to the volume of production?
- What does the concept of the ‘business cycle’ have to do with real rates of economic growth?
- When would falls in real GDP be classified as a recession?
- Distinguish between the concepts of ‘short-term growth’ and ‘longer-term growth’.
- What do you understand by the term ‘persistence’ in macroeconomics? Given examples of persistence effects and the means by which they can be generated?
- Discuss the proposition that the pandemic could have a positive effect on longer-term growth rates because of the ways that people and business have had to adapt.