Economists are often criticised for making inaccurate forecasts and for making false assumptions. Their analysis is frequently dismissed by politicians when it contradicts their own views.
But is this fair? Have economists responded to the realities of the global economy and to the behaviour of people, firms, institutions and government as they respond to economic circumstances? The answer is a qualified yes.
Behavioural economics is increasingly challenging the simple assumption that people are ‘rational’, in the sense that they maximise their self interest by weighing up the marginal costs and benefits of alternatives open to them. And macroeconomic models are evolving to take account of a range of drivers of global growth and the business cycle.
The linked article and podcast below look at the views of 2019 Nobel Prize-winning economist Esther Duflo. She has challenged some of the traditional assumptions of economics about the nature of rationality and what motivates people. But her work is still very much in the tradition of economists. She examines evidence and sees how people respond to incentives and then derives policy implications from the analysis.
Take the case of the mobility of labour. She examines why people who lose their jobs may not always move to a new one if it’s in a different town. Partly this is for financial reasons – moving is costly and housing may be more expensive where the new job is located. Partly, however, it is for reasons of identity. Many people are attached to where they currently live. They may be reluctant to leave family and friends and familiar surroundings and hope that a new job will turn up – even if it means a cut in wages. This is not irrational; it just means that people are driven by more than simply wages.
Duflo is doing what economists typically do – examining behaviour in the light of evidence. In her case, she is revisiting the concept of rationality to take account of evidence on what motivates people and the way they behave.
In the light of workers’ motivation, she considers the implications for the gains from trade. Is free trade policy necessarily desirable if people lose their jobs because of cheap imports from China and other developing countries where labour costs are low?
The answer is not a clear yes or no, as import-competing industries are only part of the story. If protectionist policies are pursued, other countries may retaliate with protectionist policies themselves. In such cases, people working in the export sector may lose their jobs.
She also looks at how people may respond to a rise or cut in tax rates. Again the answer is not clear cut and an examination of empirical evidence is necessary to devise appropriate policy. Not only is there an income and substitution effect from tax changes, but people are motivated to work by factors other than take-home pay. Likewise, firms are encouraged to invest by factors other than the simple post-tax profitability of investment.
Podcast
Article
Questions
- In traditional ‘neoclassical’ economics, what is meant by ‘rationality’ in terms of (a) consumer behaviour; (b) producer behaviour?
- How might the concept of rationality be expanded to take into account a whole range of factors other than the direct costs and benefits of a decision?
- What is meant by bounded rationality?
- What would be the effect on workers’ willingness to work more or fewer hours as a result of a cut in the marginal income tax rate if (a) the income effect was greater than the substitution effect; (b) the substitution effect was greater than the income effect? Would your answers to (a) and (b) be the opposite in the case of a rise in the marginal income tax rate?
- Give some arguments that you consider to be legitimate for imposing controls on imports in (a) the short run; (b) the long run. How might you counter these arguments from a free-trade perspective?
A general election has been called in the UK for 12 December. Central to the debates between the parties will be their policy on Brexit.
They range from the Liberal Democrats’, Plaid Cymru’s and Sinn Féin’s policy of cancelling Brexit and remaining in the EU, to the Scottish Nationalists’ and Greens’ policy of halting Brexit while a People’s Vote (another referendum) is held, with the parties campaigning to stay in the EU, to the Conservative Party’s policy of supporting the Withdrawal Agreement and Political Declaration negotiated between the Boris Johnson government and the EU, to the DUP which supports Brexit but not a version which creates a border between Great Britain and Northern Ireland, to the Brexit Party and UKIP which support leaving the EU with no deal (what they call a ‘clean break’) and then negotiating individual trade deals on a country-by-country basis.
The Labour Party also supports a People’s Vote, but only after renegotiating the Withdrawal Agreement and Political Declaration, so that if Brexit took place, the UK would have a close relationship with the single market and remain in a customs union. Also, various laws and regulations on environmental protection and workers’ rights would be retained. The referendum would take place within six months of the election and would be a choice between this new deal and remain.
But what are the economic costs and benefits of these various alternatives? Prior to the June 2016 referendum, the Treasury costed various scenarios. After 15 years, a deal would make UK GDP between 3.4% and 7.8% lower than if it remained in the EU, depending on the nature of the deal. No deal would make GDP between 5.4% and 9.5% lower.
Then in November 2018, the Treasury published analysis of the original deal negotiated by Theresa May in July 2018 (the ‘Chequers deal’). It estimated that GDP would be up to 3.9% lower after 15 years than it would have been if the UK had remained in the EU. In the case of a no-deal Brexit, GDP would be up to 9.3% lower after 15 years.
When asked for Treasury forecasts of the effects of Boris Johnson’s deal, the Chancellor, Sajid Javid, said that the Treasury had not been asked to provide forecasts as the deal was “self-evidently in our economic interest“.
Other forecasters, however, have analysed the effects of the Johnson deal. The National Institute for Economic and Social Research (NIESR), the UK’s longest established independent economic research institute, has estimated the costs of various scenarios, including the Johnson deal, the May deal, a no-deal scenario and also a scenario of continuing uncertainty with no agreement over Brexit. The NIESR estimates that, under the Johnson deal, with a successful free-trade agreement with the EU, in 10 years’ time UK GDP will be 3.5% lower than it would be by remaining in the EU. This represents a cost of £70 billion. The costs would arise from less trade with the EU, lower inward investment, slower growth in productivity and labour shortages from lower migration. These would be offset somewhat by savings on budget contributions to the EU.
Under Theresa May’s deal UK GDP would be 3.0% lower (and thus slightly less costly than Boris Johnson’s deal). Continuing in the current situation with chronic uncertainty about whether the UK would leave or remain would leave the UK 2% worse off after 10 years. In other words, uncertainty would be less damaging than leaving. The costs from the various scenarios would be in addition to the costs that have already occurred – the NIESR estimates that GDP is already 2.5% smaller than it would have been as a result of the 2016 Brexit vote.
Another report also costs the various scenarios. In ‘The economic impact of Boris Johnson’s Brexit proposals’, Professors Anand Menon and Jonathan Portes and a team at The UK in a Changing Europe estimate the effects of a decline in trade, migration and productivity from the various scenarios – again, 10 years after new trading arrangements are in place. 
According to their analysis, UK GDP would be 4.9%, 6.4% and 8.1% lower with the May deal, the Johnson deal and no deal respectively than it would have been from remaining in the EU.
But how much reliance should we put on such forecasts? How realistic are their assumptions? What other factors could they have taken into account? Look at the two reports and at the articles discussing them and then consider the questions below which are concerned with the nature of economic forecasting.
Articles
- UK’s new Brexit deal worse than continued uncertainty – NIESR
Reuters, David Milliken (30/10/19)
- Brexit deal means ‘£70bn hit to UK by 2029′
BBC News, Faisal Islam (30/10/19)
- Boris Johnson’s Brexit deal worse for economy than Theresa May’s, new analysis shows
Politics Home, Matt Honeycombe-Foster (30/10/19)
- Boris Johnson’s Brexit deal ‘would cost UK economy £70bn’
The Guardian, Richard Partington (30/10/19)
- UK economy suffers ‘slow puncture’ as general election is called
ITV News, Joel Hills (30/10/19)
Boris Johnson’s Brexit deal ‘would deliver £70bn hit to economy by 2029’Sky News, Ed Conway (30/10/19)
- Boris Johnson’s Brexit deal won’t cost Britain £70bn by 2029
The Spectator, Ross Clark (30/10/19)
- Boris Johnson’s Brexit deal would make people worse off than Theresa May’s
The Guardian, Anand Menon and Jonathan Portes (13/10/19)
- How Boris Johnson’s hard Brexit would hit the UK economy
Financial Times, Chris Giles (13/10/19)
- Boris Johnson’s Brexit deal is worse for the UK economy than Theresa May’s, research suggests
CNBC, Elliot Smith (19/10/19)
Reports
Questions
- What are the arguments in favour of the assumptions and analysis of the two recent reports considered in this blog?
- What are the arguments against the assumptions and analysis of the two reports?
- How useful are forecasts like these, given the inevitable uncertainty surrounding (a) the outcome of negotiations post Brexit and (b) the strength of the global economy?
- If it could be demonstrated beyond doubt to everyone that each of the Brexit scenarios meant that UK GDP would be lower than if it remained in the EU, would this prove that the UK should remain in the EU? Explain.
- If economic forecasts turn out to be inaccurate, does this mean that economists should abandon forecasting?
There is increasing recognition that the world is facing a climate emergency. Concerns are growing about the damaging effects of global warming on weather patterns, with increasing droughts, forest fires, floods and hurricanes. Ice sheets are melting and glaciers retreating, with consequent rising sea levels. Habitats and livelihoods are being destroyed. And many of the effects seem to be occurring more rapidly than had previously been expected.
Extinction Rebellion has staged protests in many countries; the period from 20 to 27 September saw a worldwide climate strike (see also), with millions of people marching and children leaving school to protest; a Climate Action Summit took place at the United Nations, with a rousing speech by Greta Thunberg, the 16 year-old Swedish activist; the UN’s Intergovernmental Panel on Climate Change (IPCC) has just released a report with evidence showing that the melting of ice sheets and rising sea levels is more rapid than previously thought; at its annual party conference in Brighton, the Labour Party pledged that, in government, it would bring forward the UK’s target for zero net carbon emissions from 2050 to 2030.
Increasingly attention is focusing on what can be done. At first sight, it might seem as if the answer lies solely with climate scientists, environmentalists, technologists, politicians and industry. When the matter is discussed in the media, it is often the environment correspondent, the science correspondent, the political correspondent or the business correspondent who reports on developments in policy. But economics has an absolutely central role to play in both the analysis of the problem and in examining the effectiveness of alternative solutions.
One of the key things that economists do is to examine incentives and how they impact on human behaviour. Indeed, understanding the design and effectiveness of incentives is one of the 15 Threshold Concepts we identify in the Sloman books.
One of the most influential studies of the impact of climate change and means of addressing it was the study back in 2006, The Economics of Climate Change: The Stern Review, led by the economist Sir Nicholas Stern. The Review reflected economists’ arguments that climate change represents a massive failure of markets and of governments too. Firms and individuals can emit greenhouse gases into the atmosphere at no charge to themselves, even though it imposes costs on others. These external costs are possible because the atmosphere is a public good, which is free to exploit.
Part of the solution is to ‘internalise’ these externalities by imposing charges on people and firms for their emissions, such as imposing higher taxes on cars with high exhaust emissions or on coal-fired power stations. This can be done through the tax system, with ‘green’ taxes and charges. Economists study the effectiveness of these and how much they are likely to change people’s behaviour.
Another part of the solution is to subsidise green alternatives, such as solar and wind power, that provide positive environmental externalities. But again, just how responsive will demand be? This again is something that economists study.
Of course, changing human behaviour is not just about raising the prices of activities that create negative environmental externalities and lowering the prices of those that create positive ones. Part of the solution lies in education to make people aware of the environmental impacts of their activities and what can be done about it. The problem here is that there is a lack of information – a classic market failure. Making people aware of the consequences of their actions can play a key part in the economic decisions they make. Economists study the extent that imperfect information distorts decision making and how informed decision making can improve outcomes.
Another part of the solution may be direct government investment in green technologies or the use of legislation to prevent or restrict activities that contribute to global warming. But in each case, economists are well placed to examine the efficacy and the costs and benefits of alternative policies. Economists have the tools to make cost–benefit appraisals.
Economists also study the motivations of people and how they affect their decisions, including decisions about whether or not to take part in activities with high emissions, such air travel, and decisions on ‘green’ activities, such as eating less meat and more vegetables.
If you are starting out on an economics degree, you will soon see that economists are at the centre of the analysis of some of the biggest issues of the day, such as climate change and the environment generally, inequality and poverty, working conditions, the work–life balance, the price of accommodation, the effects of populism and the retreat from global responsibility and, in the UK especially, the effects of Brexit, of whatever form.
Articles
Report
Questions
- Explain what is meant by environmental externalities.
- Compare the relative merits of carbon taxes and legislation as means of reducing carbon emissions.
- If there is a climate emergency, why are most governments unwilling to take the necessary measures to make their countries net carbon neutral within the next few years?
- In what ways would you suggest incentivising (a) individuals and (b) firms to reduce carbon emissions? Explain your reasoning.
- For what reasons are the burdens of climate changed shared unequally between people across the globe?
The latest UK house price index reveals that annual house price growth in the UK slowed to just 1.2 per cent in May. This is the lowest rate of growth since January 2013. This is being driven, in part, by the London market where annual house price inflation rates have now been negative for 15 consecutive months. In May the annual rate of house price inflation in London fell to -4.4 per cent, it lowest since August 2009 as the financial crisis was unfolding. However, closer inspection of the figures show that while many other parts of the country continue to experience positive rates of annual house price inflation, once general inflation is accounted for, there is widespread evidence of widespread real house price deflation.
The average UK house price in May 2019 was £229,000. As Chart 1 shows, this masks considerable differences across the UK. In England the average price was £246,000 (an annual increase of 1.0 per cent), in Scotland it was £153,000 (an increase of 2.8 per cent), in Wales £159,000 (an increase of 3.0 per cent) and in Northern Ireland it was £137,000 (an increase of 2.1 per cent). (Click here to download a PowerPoint copy of the chart.)
The London market distorts considerably the English house price figures. In London the average house price in May 2019 was £457,000 (an annual decrease of 4.4 per cent). House prices were lowest in the North East region of England at £128,000. The North East was the only other English region alongside London to witness a negative rate of annual house price inflation, with house prices falling in the year to May 2019 by 0.7 per cent.
Chart 2 allows us to see more readily the rates of house price growth. It plots the annual rates of house price inflation across London, the UK and its nations. What is readily apparent is the volatility of house price growth. 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 relative to those to sell puts upwards pressure on prices whereas an increase in the relative number of instructions to sell puts downward pressure on prices. (Click here to download a PowerPoint copy of the chart.)
Despite the volatility in house prices, the longer-term trend in house prices is positive. The average annual rate of growth in house prices between January 1970 and May 2019 in the UK is 9.1 per cent. For England the figure is 9.4 per cent, for Wales 8.8 per cent, for Scotland 8.5 per cent and for Northern Ireland 8.3 per cent. In London the average rate of growth is 10.4 per cent per annum.
As Chart 3 illustrates, the longer-term growth in actual house prices cannot be fully explained by the growth in consumer prices. It shows house price values as if consumer prices, as measured by the Retail Prices Index (RPI), were fixed at their January 1987 levels. We see real increases in house prices or, expressed differently, in house prices relative to consumer prices. In real terms, UK house prices were 3.6 times higher in May 2019 compared to January 1970. For England the figure is 4.1 times, for Wales 3.1 times, for Scotland 2.9 times and for Northern Ireland 2.1 times. In London inflation-adjusted house prices were 5.7 times higher. (Click here to download a PowerPoint copy of the chart.)
The volatility in house prices continues to be evident when 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, yet, on the other hand, in June 1975 inflation-adjusted house prices were 16 per cent lower than a year earlier. Over the period from January 1970 to May 2019, the average annual rate of real house price inflation 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.
Chart 4 shows annual rates of real house price inflation since 2008 and, hence, from around the time the financial crisis began to unfold. The period is characterised by acute volatility and with real house prices across the UK falling at an annual rate of 16 per cent in 2009 and by as much 29 per cent in Northern Ireland. (Click here to download a PowerPoint copy of the chart.)
The UK saw a rebound in nominal and real house price growth in the period from 2013, driven by a strong surge in prices in London and the South East, and supported by government initiatives such as Help to Buy designed to help people afford to buy property. But house price growth then began to ease from early/mid 2016. Some of the easing may be partly due to any excessive fizz ebbing from the market, especially in London, and the impact on the demand for buy-to-let investments resulting from reductions in tax relief on interest payments on buy-to-let mortgages.
However, the housing market is notoriously sensitive to uncertainty, which is not surprising when you think of the size of the investment people are making when they enter the market. The uncertainty surrounding Brexit and the UK’s future trading relationships will have been a drag on demand and hence on house prices.
Chart 4 shows that by May 2019 all the UK nations were experiencing negative rates of real house price inflation, despite still experiencing positive rates of nominal house price inflation. In Wales the real annual house price inflation rate was -0.1 per cent, in Scotland -0.2 per cent, in Northern Ireland -0.9 per cent and in England -2.0 per cent. Meanwhile in London, where annual house price deflation has been evident for 15 consecutive months, real house prices in May 2019 were falling at an annual rate of 7.2 per cent.
Going forward the OBR’s Fiscal Risks Report predicts that, in the event of a no-deal, no-transition exit of the UK from the European Union, nominal UK house prices would fall by almost 10 per cent between the start of 2019 and mid-2021. This forecast is driven by the assumption that the UK would enter a year-long recession from the final quarter of 2019. It argues that property transactions and prices ‘move disproportionately’ during recessions. (See John’s blog The costs of a no-deal Brexit for a fuller discussion of the economics of a no-deal Brexit). The danger therefore is that the housing market becomes characterised by both nominal and real house price falls.
Articles
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.
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.
Articles
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?