The latest UK house price index continues to show an easing in the rate of house price inflation. In the year to January 2019 the average UK house price rose by 1.7 per cent, the lowest rate since June 2013 when it was 1.5 per cent. This is significantly below the recent peak in house price inflation when in May 2016 house prices were growing at 8.2 per cent year-on-year. In this blog we consider how recent patterns in UK house prices compare with those over the past 50 years and also how the growth of house prices compares to that in consumer prices.
The UK and its nations
The average UK house price in January 2019 was £228,000. As Chart 1 shows, this masks considerable differences across the UK. In England the average price was £245,000 (an annual increase of 1.5 per cent), while in Scotland it was £149,000 (an increase of 1.3 per cent), Wales £160,000 (an increase of 4.6 per cent) and £137,000 in Northern Ireland (an increase of 5.5 per cent). (Click here to download a PowerPoint copy of the chart.)
Within England there too are considerable differences in house prices, with London massively distorting the English average. In January 2019 the average house price in inner London was recorded at £568,000, a fall of 1.9 per cent on January 2018. In Outer London the average price was £426,000, a fall of 0.2 per cent. Across London as a whole the average price was £472,000, a fall of 1.6 per cent. House prices were lowest in the North East at £125,000, having experienced an annual increase of 0.9 per cent.
The Midlands can be used as a reference point for English house prices outside of the capital. In January 2019 the average house price in the West Midlands was £195,000 while in the East Midlands it was £193,000. While the annual rate of house price inflation in London is now negative, the annual rate of increase in the Midlands was the highest in England. In the West Midlands the annual increase was 4 per cent while in the East Midlands it was 4.4 per cent. These rates of increase are currently on par with those across Wales.
Long-term UK house price trends
Chart 2 shows the average house price for the UK since 1969 alongside the annual rate of house price inflation, i.e. the annual percentage change in the level of house prices. The average UK house price in January 1969 was £3,750. By January 2019, as we have seen, it had risen to around £228,000. This is an increase of nearly 6,000 per cent. Over this period, the average annual rate of house price inflation was 9 per cent. However, if we measure it to the end of 2007 it was 11 per cent. (Click here to download a PowerPoint copy of the chart.)
The significant effect of the financial crisis on UK house prices is evident from Charts 1 and 2. In February 2009 house prices nationally were 16 per cent lower than a year earlier. Furthermore, it was not until August 2014 that the average UK house rose above the level of September 2007. Indeed, some parts of the UK, such as Northern Ireland and the North East of England, remain below their pre-financial crisis level even today.
Nominal and real UK house prices
But how do house price patterns compare to those in consumer prices? In other words, what has happened to inflation-adjusted or real house prices? One index of general prices is the Retail Prices Index (RPI). This index measures the cost of a representative basket of consumer goods and services. Since January 1969 the RPI has increased by nearly 1,600 per cent. While substantial in its own right, it does mean that house prices have increased considerably more rapidly than consumer prices.
If we eliminate the increase in consumer prices from the actual (nominal) house price figures what is left is the increase in house prices relative to consumer prices. To do this we estimate house prices as if consumer prices had remained at their January 1987 level. This creates a series of average UK house prices at constant January 1987 consumer prices.
Chart 3 shows the average nominal and real UK house price since 1969. It shows that in real terms the average UK house price increased by around 266 per cent between January 1969 and January 2019. Therefore, the average real UK house price was 3.7 times more expensive in 2019 compared with 1969. This is important because it means that general price inflation cannot explain all the long-term growth seen in average house prices. (Click here to download a PowerPoint copy of the chart.)
Real UK house price cycles
Chart 4 shows that annual rates of nominal and real house price inflation. As we saw earlier, the average nominal house price inflation rate since 1969 has been 9 per cent. The average real rate of increase in house prices has been 3.1 per cent per annum. In other words, house prices have on average each each year increased by the annual rate of RPI inflation plus 3.1 percentage points. (Click here to download a PowerPoint copy of the chart.)
Chart 4 shows how, in addition to the long-term relative increase in house prices, there are also cycles in the relative price of houses. This is evidence of a volatility in house prices that cannot be explained by general prices. This volatility reflects frequent imbalances between the demand and supply of housing, i.e. between instructions to buy and sell property. Increasing levels of housing demand (instructions to buy) relative to housing supply (instructions to supply) will put upward pressure on house prices and vice versa.
In January 2019 the annual real house price inflation across the UK was -0.9 per cent. While the rate was slightly lower in Scotland at -1.2 per cent, the biggest drag on UK house price inflation was the London market where the real house price inflation rate was -4.0 per cent. In contrast, January saw annual real house price inflation rates of 2 per cent in Wales, 2.3 per cent in Northern Ireland and 1.8 per cent in the East Midlands.
Inflation-adjusted inflation rates in London have been negative consistently since June 2017. From their July 2016 peak, following the result of the referendum on UK membership of the EU, to January 2019 inflation-adjusted house prices fell by 7.6 per cent. This reflects, in part, the fact that the London housing market, like that of other European capitals, is a more international market than other parts of the country. Therefore, the current patterns in UK house prices are rather distinctive in that the easing is being led by London and southern England.
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Questions
- What is meant by the annual rate of house price inflation?
- How is a rise in the rate of house price inflation different from a rise in the level of house prices?
- What factors are likely to determine housing demand (instructions to buy)?
- What factors are likely to affect housing supply (instructions to sell)?
- Explain the difference between nominal and real house prices.
- What does a decrease in real house prices mean? Can this occur even if actual house prices have risen?
- How might we explain the recent differences between house price inflation rates in London relative to other parts of the UK, like the Midlands and Wales?
- Why were house prices so affected by the financial crisis?
- Assume that you asked to measure the affordability of housing. What data might you collect?
Consumer credit is borrowing by individuals to finance current expenditure on goods and services. Consumer credit is distinct from lending secured on dwellings (referred to more simply as ‘secured lending’). Consumer credit comprises lending on credit cards, lending through overdraft facilities and other loans and advances, for example those financing the purchase of cars. We consider here recent trends in the flows of consumer credit in the UK and discuss their implications.
Analysing consumer credit data is important because the growth of consumer credit has implications for the financial wellbeing or financial health of individuals and, of course, for financial institutions. As we shall see shortly, the data on consumer credit is consistent with the existence of credit cycles. Cycles in consumer credit have the potential to be not only financially harmful but economically destabilising. After all, consumer credit is lending to finance spending and therefore the amount of lending can have significant effects on aggregate demand and economic activity.
Data on consumer credit are available monthly and so provide an early indication of movements in economic activity. Furthermore, because lending flows are likely to be sensitive to changes in the confidence of both borrowers and lenders, changes in the growth of consumer credit can indicate turning points in the economy and, hence, in the macroeconomic environment.
Chart 1 shows the annual flows of net consumer credit since 2000 – the figures are in £ billions. Net flows are gross flows less repayments. (Click here to download a PowerPoint copy of the chart.) In January 2005 the annual flow of net consumer credit peaked at £23 billion, the equivalent of just over 2.5 per cent of annual disposable income. This helped to fuel spending and by the final quarter of the year, the economy’s annual growth rate had reached 4.8 per cent, significantly about its long-run average of 2.5 per cent.
By 2009 net consumer credit flows had become negative. This meant that repayments were greater than additional flows of credit. It was not until 2012 that the annual flow of net consumer credit was again positive. Yet by November 2016, the annual flow of net consumer credit had rebounded to over £19 billion, the equivalent of just shy of 1.5 per cent of annual disposable income. This was the largest annual flow of consumer credit since September 2005.
Although the strength of consumer credit in 2016 was providing the economy with a timely boost to growth in the immediate aftermath of the referendum on the UK’s membership of the EU, it nonetheless raised concerns about its sustainability. Specifically, given the short amount of time that had elapsed since the financial crisis and the extreme levels of financial distress that had been experienced by many sectors of the economy, how susceptible would people and organisations be to a future economic slowdown and/or rise in interest rates?
The extent to which the economy experiences consumer credit cycles can be seen even more readily by looking at the 12-month growth rate in the net consumer credit. In essence, this mirrors the growth rate in the stock of consumer credit. Chart 2 evidences the double-digit growth rates in net consumer credit lending experienced during the first half of the 2000s. Growth rates then eased but, as the financial crisis unfolded, they plunged sharply. (Click here to download a PowerPoint copy of the chart.)
Yet, as Chart 2 shows, consumer credit growth began to recover quickly from 2013 so that by 2016 the annual growth rate of net consumer credit was again in double figures. In November 2016 the 12-month growth rate of net consumer credit peaked at 10.9 per cent. Thereafter, the growth rate has continually eased. In January 2019 the annual growth rate of net consumer credit had fallen back to 6.5 per cent, the lowest rate since October 2014.
The easing of consumer credit is likely to have been influenced, in part, by the resumption in the growth of real earnings from 2018 (see Getting real with pay). Yet, it is hard to look past the economic uncertainties around Brexit.
Uncertainty tends to cause people to be more cautious. With the heightened uncertainty that has has characterised recent times, it is likely that for many people and businesses prudence has dominated impatience. Therefore, in summary, it appears that prudence is helping to steer borrowing along a downswing in the credit cycle. As it does, it helps to put a further brake on spending and economic growth.
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Questions
- What is the difference between gross and net lending?
- Consider the argument that we should be worried more by excessive growth in consumer credit than on lending secured on dwellings?
- How could we measure whether different sectors of the economy had become financially distressed?
- What might explain why an economy experiences credit cycles?
- Explain how the growth in net consumer credit can affect economic activity?
- If people are consumption smoothers, how can credit cycles arise?
- What are the potential policy implications of credit cycles?
- It is said that when making financial decisions people face an inter-temporal choice. Explain what you understand this by this concept.
- If economic uncertainty is perceived to have increased how could this affect the consumption, saving and borrowing decisions of people?
On 21st February 2019, the Department for International Trade (DIT) published a document outlining the UK’s progress in negotiating new free trade agreements (FTAs) with a number of non-EU countries. It advises UK firms that FTAs with Turkey and Japan will not be finalised before the official exit day from the European Union – 29th March 2019. Many business groups expressed concern at this news.
The EU has successfully negotiated a number of FTAs. These deals enable all 28 states in the European Union Custom Union (EU-CU), including the UK, to trade at preferential (i.e. lower) tariffs with over 70 non-EU countries. These include Canada, South Korea, Mexico, Israel, Norway, South Africa and Turkey. Research by the CBI estimates that UK exports to these countries were approximately £41bn in 2017 – approximately 13 per cent of all UK exports. In July 2018, the EU signed its largest ever FTA – with Japan. This deal covers 635 million people.
If the UK leaves the European Union without a deal on the 29th March, then it immediately loses membership of the EU-CU. Preferential tariffs will no longer apply to trade between the UK and the non-EU countries which signed the FTAs. Without any new arrangements in place, tariffs and quotas will revert to the non-preferential (i.e. higher) rates outlined in registered schedules with the World Trade Organization.
Given the economic significance of this trade, the UK government has spent the past two years trying to negotiate new FTAs to replace those previously agreed by the EU. For example, on February 11th, the government announced that it had signed a ‘continuity agreement’ with Switzerland covering trade worth £32bn per year. Deals have also been finalised with Chile, Israel, and the Faroe Islands that replicate the terms of the EU agreements. However, government officials informed 30 business groups in early February that it was highly unlikely that most of the new replacement FTAs would be concluded in time for March 29th.
The document published by the DIT on the 21st February confirms this position and describes the current status of most of the new FTAs as:
Engagement ongoing
For both Japan and Turkey, the outlook is more negative. The guidance states:
We will not transition this agreement for exit day.
The head of EU negotiations at the CBI commented that:
We are really concerned that firms could be blindsided by this.
The government stated that it would significantly increase the resources devoted to the trade negotiations and expected to sign more deals over the next couple of weeks.
If the UK leaves the EU on the 29th March with a deal, then it remains in the EU-CU during the 21-month transition period. Trade will still be covered by the 40 existing EU deals. This gives UK officials until the end of December 2020 to conclude a new set of FTAs.
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Government information
Questions
- Using a demand and supply diagram, illustrate the impact of tariffs on imported goods.
- The EU is perhaps the most famous example of a customs union. Find out some other examples.
- Discuss some of the potential disadvantages of free trade.
- Discuss some of the advantages and disadvantages of the UK remaining in the European Union Custom Union.
- What is a ‘registered schedule’ at the World Trade Organization?
The distinction between nominal and real values is an incredibly important one in economics. We apply the latest GDP numbers from the ONS to show how the inflation-adjusted numbers help to convey the twin characteristics of growth: positive longer-term growth but variable short-term rates of growth. It is real GDP numbers that help us to understand better the macroeconomic environment and, not least, its inherent volatility. To use nominal GDP numbers means painting a less than clear, if not inaccurate, picture of the macroeconomic environment.
The provisional estimate for GDP (the value of output) in the UK in 2018 is £2.115 trillion, up 3.2 per cent from £2.050 trillion in 2017. These are the actual numbers, or what are referred to as nominal values. They make no adjustment for inflation and reflect the prices of output that were prevailing at the time. Hence, the figures are also referred to as GDP at current prices.
The use of nominal GDP data can be something of a problem when we compare historical values. In 1950, for example, as we can see from Chart 1, nominal GDP in 1950 was a mere £12.926 billion. In other words, the nominal figures show that the value of the country’s output was 163.595 times greater in 2018 (or an increase of 162,595 per cent). 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 copy of the chart.)
If we measure GDP at constant prices we eliminate the effect of inflation. This allow us to make a more meaningful comparison of national income. Consider first the real GDP numbers for 1950 and 2018. GDP in 1950 at 2016 prices was £373.9 billion. This is higher than the nominal (current-price) value because prices in 2016 were higher than those in 1950. Meanwhile, GDP in 2018 when measured at 2016 prices was £2.034 trillion. This real value is smaller than the corresponding nominal value because prices in 2016 where lower than those in 2018.
Between 1950 and 2018 there was a proportionate increase in real GDP of 5.439 (or a 443.9 per cent increase). 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 growth in the volume of output. Whereas nominal growth rates are affected both by changes in volumes and prices, real growth rates reflect only changes in volumes.
Consider now output growth between 2017 and 2018. As we saw earlier, the nominal figures suggest growth of 3.2 per cent. In fact, GDP at constant 2016 prices increased from £2005.4 trillion in 2017 to £2,033.6 trillion in 2018: an increase of 1.4 per cent. This was the lowest rate of growth in national output since 2012 when output also grew by 1.4 per cent. In 2017 national output had increased by 1.8 per cent, the same increase as in 2016.
To put the recent growth in national output into context, Chart 2 shows the annual rate of growth in real GDP each year since 1950. Across the period, the average annual rate of growth in real GDP and, hence, in the volume of national output was 2.5 per cent. In the current decade growth has averaged only 1.9 per cent. This followed falls of 0.3 per cent and 4.2 per cent in 2008 and 2009 respectively as the effects of the financial crisis on the economy were felt. (Click here to download a PowerPoint copy of the chart.)
By plotting the percentage changes in real GDP from year to year, we get a much clearer sense of the inherent instability that we identified at the outset as a characteristic of growth. This is true not only for the UK, but economies more generally. This instability is the key characteristic of the macroeconomic environment. It influences and informs much of what we study in economics.
The variability of growth rates that create the instability of economies again requires an understanding of the distinction between nominal and real GDP. Chart 3 illustrates the growth in GDP both in nominal and real terms. The average annual rate of growth of nominal GDP is 7.8 per cent, considerably higher than the average real growth rate of 2.5 per cent per year. The difference again reflects the effect of rising prices. (Click here to download a PowerPoint copy of the chart.
Chart 3 clearly shows the wrong conclusions that can be drawn if one was to focus on the growth in nominal GDP from year to year. Perhaps the best example is 1975. In this year nominal GDP grew by 24.2 per cent. However, the volume of national output contracted: real GDP fell by 1.5 per cent. The growth in nominal GDP reflects the rapid growth in prices seen in that year. The economy’s average price level (the GDP deflator) rose by 26.1 per cent. Hence, the growth in nominal GDP reflected not an increase in the volume of output – that fell – but instead a large increase in prices.
The importance of the distinction between nominal and real GDP is further demonstrated by the fact that since 1950 nominal GDP has fallen in only one year. In 2009 nominal GDP fell by 2.7 per cent. The 1.6 per cent rise in the economy’s average price level was not enough to offset the fall in the volume of output of just over 4.2 per cent. In other years when the volume of output (real GDP) fell, the effect of rising prices meant that the value of output (nominal GDP) nonetheless rose.
So to conclude, the distinction between nominal and real GDP is crucial when analysing economic growth. To understand the distinction gives you a truly real advantage in making sense of the macroeconomic environment.
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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 rates’ and ‘longer-term growth’.
- Why might the distinction between nominal and real be important when analysing changes in people’s pay? What would be the significance of an increase in real pay?
How would your life be without the internet? For many of you, this is a question that may be difficult to answer – as the internet has probably been an integral part of your life, probably since a very young age. We use internet infrastructure (broadband, 4G, 5G) to communicate, to shop, to educate ourselves, to keep in touch with each other, to buy and sell goods and services. We use it to seek and find new information, to learn how to cook, to download music, to watch movies. We also use the internet to make fast payments, transfer money between accounts, manage our ISA or our pension fund, set up direct debits and pay our credit-card bills.
I could spend hours writing about all the things that we do over the internet these days, and I would probably never manage to come up with a complete list. Just think about how many hours you spend online every day. Most likely, much of your waking time is spent using internet-based services one way or another (including apps on your phone, streaming on your phone, tablet or your smart TV and similar). If your access to the internet was disrupted, you would certainly feel the difference. What if you just couldn’t afford to have computer or internet access? What effect would that have on your education, your ability to find a job, and your income?
Martin Jenkins, a former homeless man, now entrepreneur, thinks that the magnitude of this effect is rather significant. In fact, he is so convinced about the importance of bringing the internet to poorer households, that he recently founded a company, Neptune, offering low-income households in the Bronx district of New York free access to online education, healthcare and finance portals. His venture was mentioned in a recent (and very interesting) BBC article – a link to which can be found at the end of this blog. But is internet connectivity really that important when it comes to economic and labour market outcomes? And is there a systematic link between economic growth and internet penetration rates?
These are all questions that have been the subject of intensive debate over the last few years, in the context of both developed and developing economies. Indeed, the ‘digital divide’ as it is known (the economic gap between the internet haves and have nots) is not something that concerns only developing countries. According to a recent policy brief published by the New York City Comptroller:
More than one-third (34 percent) of households in the Bronx lack broadband at home, compared to 30 percent in Brooklyn, 26 percent in Queens, 22 percent in Staten Island, and 21 percent in Manhattan.
The report goes on to present data on the percentage of households with internet connection at home by NYC district, and it does not take advanced econometric skills for one to notice that there is a clear link between median district income and broadband access. Wealthier districts (e.g. Manhattan Community District 1 & 2 – Battery Park City, Greenwich Village & Soho PUMA), tend to have a significantly higher share of households with broadband access, than less affluent ones (e.g. NYC-Brooklyn Community District 13 – Brighton Beach & Coney Island PUMA) – 88% of total households compared with 58%.
But, do these large variations in internet connectivity matter? The evidence is mixed. On the one hand, there are several studies that find a clear, strong link between internet penetration and economic growth. Czernich et al (2011), for instance, using data on OECD countries over the period 1996–2007, find that “a 10 percentage point increase in broadband penetration raised annual per capita growth by 0.9–1.5 percentage points”.
Another study by Koutroumpis (2018) examined the effect of rolling out broadband in the UK.
For the UK, the speed increase contributed 1.71% to GDP in total and 0.12% annually. Combining the effect of the adoption and speed changes increased UK GDP by 6.99% cumulatively and 0.49% annually on average”. (pp.10–11)
The evidence is less clear, however, when one tries to estimate the benefits between different types of workers – low and high skilled. In a recent paper, Atasoy (2013) finds that:
gaining access to broadband services in a county is associated with approximately a 1.8 percentage point increase in the employment rate, with larger effects in rural and isolated areas.
But then he adds:
most of the employment gains result from existing firms increasing the scale of their labor demand and from growth in the labor force. These results are consistent with a theoretical model in which broadband technology is complementary to skilled workers, with larger effects among college-educated workers and in industries and occupations that employ more college-educated workers.
Similarly, Forman et al (2009) analyse the effect of business use of advanced internet technology and local variation in US wage growth, over the period 1995–2000. Their findings show that:
Advanced internet technology is associated with larger wage growth in places that were already well off. These are places with highly educated and large urban populations, and concentration of IT-intensive industry. Overall, advanced internet explains over half of the difference in wage growth between these counties and all others.
How important then is internet access as a determinant of growth and economic activity and what role does it have in bridging economic disparities between communities? The answer to this question is most likely ‘very important’ – but less straightforward than one might have assumed.
Article
References
- Comptroller, New York City, Internet Inequality
- Czernich, N., Falck, O., Kretschmer, T. and Woessmann, L., 2011, Broadband infrastructure and economic growth, The Economic Journal, 121(552), pp.505–32
- Koutroumpis, P., 2018, The economic impact of broadband: evidence from OECD countries, Ofcom
- Atasoy, H., 2013, The effects of broadband internet expansion on labor market outcomes, ILR Review, 66(2), pp.315–45
- Forman, C., Goldfarb, A. and Greenstein, S., 2009, The Internet and Local Wages: Convergence or Divergence? (No. w14750), National Bureau of Economic Research
Questions
- Is there a link between economic growth and internet access? Discuss, using examples.
- Explain the arguments for and against government intervention to subsidise internet access of poorer households.
- How important is the internet to you and your day to day life? Take a day offline (yes, really – a whole day). Then come back and write about it.