In the Perils of snow and stamp duty blog here on the Sloman Economics News site we noted two particular influences that may have contributed to February’s reported fall in UK house prices: the end of the stamp duty holiday and the poor winter weather. Here we ponder a little more on the recent relationship between the economic and house prices cycles and, more generally, on the significance and causes of the recent imbalances between housing demand and supply.
What is particularly interesting about February’s house price fall (the Halifax put the fall at 1½% and the Nationwide at 1%) is that it is happening just after the economy reportedly grew by 0.3% in the last quarter of last year. But, then again, the house price fall is a reversal of an upward trend that started back in the summer of 2009 when the economy was still contracting! One’s gut reaction might be that cycles in house prices and economic growth ought to coincide. One reason for this is that the growth in income of the household sector will reflect the phase of the business cycle that the economy is in. For instance, during the slowdown or recessionary phase, like the period during 2008/9, the household sector’s income is likely to be shrinking and this will impact on housing demand. The magnitude of the effect on demand will depend on the sensitivity of housing demand to changing incomes – something that economists refer to as the income elasticity of demand.
We can, despite what might appear to be the recent puzzling behaviour of UK house prices, apply the concepts of demand and supply to gain some insight into what has been driving house prices. One way of thinking about the concepts of housing demand and supply is to relate them respectively to the number of ‘instructions to buy’ and the number of ‘instructions to sell’ on an estate agent’s book. We can then try and think of factors which might influence, in a given period, the number of instructions to buy and sell.
One possible explanation of the house price growth of last year is that despite the household sector’s shrinking income there were in fact a number of relatively cash-rich households out there, partly because the lowering of interest rates meant that the debt-servicing costs on variable rate mortgages fell. This left some households with more discretionary income to spend or to use to increase their housing investment by trading-up between one housing market and another. The key point here is if there is not a similar increase in the number of instructions to sell then the imbalance between the flow of instructions to buy and instructions to sell results in upward pressure in prices. In those markets where the imbalance between demand and supply is greatest price pressures are most acute. This appears to have been especially true last year in particular markets in the south of England.
So what of February’s fall? Well, again we have to think about the balance between instructions to buy and sell. What appears to have happened is that the demand pressures that built up in some markets lessened. And, as we consider elsewhere on this site, it is perhaps even the case that the wonderful British weather ‘played a hand’ by discouraging some households from looking to buy and adding to our estate agents’ lists of instructions to buy.
Articles
UK housing recovery running out of steam CITY A.M., Jessica Mead (5/3/10)
UK house prices ‘lose momentum’, say Nationwide BBC News (26/2/10)
UK house prices see first fall since June, says Halifax BBC News (4/3/10)
Fears grow of double dip for UK housing market The Independent, Sean O’Grady (5/3/10)
Data
Halifax House Price Data Lloyds Banking Group
House Prices: Data Download Nationwide Building Society
Questions
- What do economists mean by the income elasticity of demand? How income elastic do you think owner-occupied housing demand is likely to be?
- How important do you think current house prices are likely to be in affecting the number of instructions to buy and instructions to sell in the current period?
- How important do you think expectations of future house prices are in affecting the number of instructions to buy and sell in the current period?
- What role might financial institutions, like banks and building societies, play in affecting UK house price growth in 2010? How might their influence compare with that in the period 2008/9?
- Rather than economic growth affecting house prices, is it possible that house price growth could affect economic growth?
The winter months traditionally see lower house sales and prices tend to remain steady or fall. However, house prices had continued to increase over Christmas, as the stamp duty holiday came to an end. In a bid to boost the housing market, the stamp duty threshold had been pushed up from £125,000 to £175,000 for just over a year. This seemed to work, as the housing market did rally throughout 2009 and in particular, in the final months of 2009. Mortgage approvals increased, as first-time buyers in particular tried to complete before stamp duty fell back to £125,000.
However, the end of this ‘holiday’, combined with the icy conditions experienced throughout the UK were contributing factors in the first decline in house prices in about 9 months. According to Halifax, house prices in February fell by 1.5%. House prices are still higher that they were 9 months ago, but the upward momentum they did have, has now taken a dive. Mortgage lending was also down in January by about 32%.
Another factor that has contributed to this downturn is the increased number of properties on the market. Throughout 2009, the number of properties for sale was relatively low and as such, ‘Sale agreed’ notices were appearing on properties within days of them being for sale. This imbalance between demand and supply is now beginning to even out. Is this downward trend merely a blip or does it spell further trouble for the UK economy?
Articles
Snow and end of stamp duty holiday leads to first property price decrease in the UK for nine months PropertyWire (1/3/10)
UK house prices see first fall since June, says Halifax BBC News (4/3/10)
Mortage lending slump prediction comes true as stamp duty returns Daily Mail Online (23/2/10)
House price ‘lose momentum’, says Nationwide BBC News (26/2/10)
Snow and tax send house prices down 1.5% (including video) Times Online, Francesca Steele (4/3/10)
UK house prices fall, snapping rally Telegraph (4/3/10)
House prices fall in February Guardian, Hilary Osborne (4/3/10)
Data
For the Halifax data, see
Halifax house Price Index, February 2010
See also Lloyds Banking Group Housing Research home page and in particular the Historical House price Data link
Questions
- What is stamp duty and how did an increase in the threshold aim to stimulate the housing market? Can this be illustrated diagramatically?
- Illustrate how house prices are determined using a demand and supply diagram.
- One factor that had caused house prices to rise was a lack of supply. Show this on your diagram. Are there any factors that make price fluctuations even more severe, following changes in the demand and supply of houses?
- Illustrate how the imbalance of demand and supply has begun to even out.
- Why is the state of the housing market such an important factor in determining the strength of the economy?
- How do interest rates affect the housing market? Think about the impact on mortgages. Why have mortgage approvals fallen?
- To what extent has the weather contributed to falling house prices?
UK Parliament’s Environmental Audit Committee has concluded that the European Emissions Trading Scheme (ETS) is not working as it should. Thanks to a total emissions cap that is too low in a time of recession, the carbon price has fallen. The result is that there is no longer sufficient of an incentive for firms to invest in green technology. As the Financial Times article (below) reports:
The committee has urged the government to consider other measures, such as a floor price for carbon dioxide emissions, which would provide industries with greater certainty over the price of carbon and help to ensure the system of pricing was effective.
The MPs said a price of €100 per tonne of CO2 could be necessary to encourage investment, compared with current prices of about €13.
So is the committee correct? Or is a low price of carbon merely temporary, with firms realising that the price will rise as the European economy recovers? The following articles examine the issues.
Carbon markets failing, say British MPs Financial Times, Fiona Harvey (8/2/10)
Carbon prices are going the wrong way Independent, David Prosser (8/2/10)
U.K. Lawmakers Call for Intervention in Carbon Market BusinessWeek, Catherine Airlie and Ewa Krukowska (8/2/10)
UK should press EU for tighter carbon caps Reuters, Nina Chestney (8/2/10)
MPs propose carbon tax to boost green investment Guardian, Terry Macalister (8/2/10)
As UK Cap and Trade Falters, Government May Prop Up Carbon Prices Environmental Leader (9/2/10)
EU ETS intervention call howled down CarbonPositive (9/2/10)
The report
The role of carbon markets in preventing dangerous climage change Environmental Audit Committee
Questions
- Explain how the ETS works.
- What determines the price of carbon in the ETS? Why has it fallen in recent months?
- Compare the alternative policy approaches for encouraging green investment.
- What are the advantages and disadvantages of setting a floor price for carbon permits? What would be the effect on the balance of demand for and supply of premits?
- Discuss whether the total number of permits allocated should be reduced (i.e. the cap tightened).
- Compare the relative merits of giving the allocation of permits away with auctioning them.
- Compare the relative merits of a cap-and-trade system with green taxes.
In several of the posts in recent months we’ve considered the possible use of a Tobin tax as a means of reducing speculation in financial markets and possibly raising substantial amounts in tax revenue. See, for example: Tobin or not Tobin: the tax proposal that keeps reappearing and A Tobin tax – to be or not to be?. Although James Tobin’s original proposals referred to a tax on foreign exchange transactions, recent proposals have been to impose such a tax on a whole range of financial transactions.
Added impetus has been given to the move to adopt Tobin taxes by the publication of a video from an organisation known as the Robin Hood Tax Campaign. To quote the site “The Robin Hood Tax is a tiny tax on bankers that would raise billions to tackle poverty and climate change, at home and abroad. By taking an average of 0.05% from speculative banking transactions, hundreds of billions of pounds would be raised every year. That’s easily enough to stop cuts in crucial public services in the UK, and to help fight global poverty and climate change.”
So would this version of a Tobin tax work? The following videos and articles examine the proposal.
Actor Nighy backs Robin Hood banking tax campaign BBC Breakfast News (10/2/10)
Robin Hood banking tax ‘would raise billions’ (includes article) BBC Breakfast News (10/2/10)
Robin Hood tax on banks ‘would raise billions’ BBC News, Richard Westcott (10/2/10)
Celebrities launch ‘Robin Hood’ tax campaign BBC News, Hugh Pym (10/2/10)
Richard Curtis and Bill Nighy team up in new film urging Tobin tax on bankers (includes article) Guardian, Nick Mathiason (9/2/10)
Articles
Robin Hood tax offers a way to deal with our pressing problems Guardian letters (10/2/10)
Call for ‘Robin Hood tax’ on banking transactions Independent, James Thompson (10/2/10)
Joseph Stiglitz calls for Tobin tax on all financial trading transactions Telegraph, Edmund Conway (5/10/09)
I’m happy to play my part in the great Robin Hood Tax Telegraph, Bill Nighy (9/2/10)
The world’s greatest bank job! Ethiopian Review, Ian Sullivan (10/2/10)
Robin Hood tax could shrink currency markets by 14% ShareCast (10/2/10)
Don’t leave Greece to face the speculators alone Guardian, Larry Elliott (9/2/10)
Global support for a tax on banks is growing, says Gordon Brown Guardian, Helen Pidd (11/2/10)
Global bank tax near, says Brown Financial TImes, George Parker and Lionel Barber (10/2/10)
Get behind Robin Hood Guardian, Austen Ivereigh (19/2/10)
Questions
- Explain how a ‘Robin Hood tax’ would work.
- How would such a tax differ from Tobin’s original proposals?
- What would determine its effectiveness in stabilising financial markets?
- Would it be effective in raising tax revenue?
- Compare this tax with other methods of stabilising financial markets.
- What considerations would need to be taken into account in setting the rate for a Tobin tax on financial transactions?
Over the weekend of the 5 and 6 February, the finance ministers of the G7 countries (Canada, France, Germany, Italy, Japan, the UK and the USA) met to discuss the state of the world economy. They agreed that the recovery was still too fragile to remove the various stimulus packages adopted around the world. To do so would run the risk of plunging the world back into recession – the dreaded ‘double dip’.
But further fiscal stimulus involves a deepening of public-sector debt – and it is the high levels of debt in various countries, and especially the ‘Piigs’ (Portugal, Ireland, Italy, Greece and Spain), that is causing worries that their debt will be unsustainable and that this will jeopardise their recovery. Indeed, the days running up to the meeting had seen considerable speculation against the euro as worries about the finances of various eurozone countries grew.
Of course, countries such as Greece, could be bailed out by other eurozone countries, such as Germany of France, or by the IMF. But this would create a moral hazard. If Greece and other countries in deep debt know that they will be bailed out, this might then remove some of the pressure on them to tackle their debts by raising taxes and/or cutting government expenditure.
Group of 7 Vows to Keep Cash Flowing New York Times, Sewell Chan (6/2/10)
Forget cuts and keep spending, Brown told Independent, Sean O’Grady (9/2/10)
European debt concerns drive dollar higher during past week Xinhua, Xiong Tong (6/2/10)
G7 prefers to stay on stimulants Economic Times of India (7/2/10)
G7 pledges to maintain economic stimulus Irish Times (8/2/10)
Mr. Geithner, On What Planet Do You Spend Most of Your Time? Veterans Today (6/2/10)
Gold Price Holds $1,050 – Gold Correction Over? Gold Price News (8/2/10)
Darling ‘confident’ on economic recovery at G7 meeting BBC News (7/2/10)
Britain has to fight hard to avoid the Piigs Sunday Times (7/2/10)
Europe needs to show it has a crisis endgame Financial Times, Wolfgang Münchau (7/2/10)
Speculators build record bets against euro Financial Times, Peter Garnham (8/2/10)
The wider financial impact of southern Europe’s Pigs Observer, Ashley Seager (7/2/10)
Medicine for Europe’s sinking south Financial Times, Nouriel Roubini and Arnab Das (2/2/10)
Yes, the eurozone will bail out Greece, but its currency has taken a battering Independent on Sunday, Hamish McRae (7/2/10)
Questions
- What is meant by a ‘double-dip recession? How likely is such a double dip to occur over the coming months?
- Why has there been speculation against the euro? Who gain and who lose from such speculation?
- Why might the ‘gold correction’ be over? Why might gold prices change again?
- What is meant by ‘moral hazard’? Does bailing out countries, firms or individuals in difficulties always involve a moral hazard?
- What is the case (a) for and (b) against a further fiscal stimulus to countries struggling to recover from recession?
- Would there be any problems in pursuing a tight fiscal policy alongside an expansionary monetary policy?