Tag: forecasts

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Will the housing market growth end with a crash? (updated 1/10/22)

In July this year, the UK saw the highest annual house price inflation rate since May 2003. The housing market is experiencing an excess demand for houses. There is a greater demand from buyers than there are homes for sale. This has led to a double-digit annual rise for the 10th consecutive month. Nationwide building society data show that UK house prices rose by 10% in the year to August 2022, with the typical property price rising by £50 000 in the past two years to £273 751.

The market has seen this continued growth in house prices despite the growing pressure on buyers’ budgets. It is even reported that estate agents are seeing a recent surge in activity. However, can the housing market continue to grow, or will we witness a crash?

House market activity

There are also signs that the housing market is now losing some momentum. According to the Nationwide, the average price of a home was £294 260 in August, 0.4% higher than the previous month. Although this marked another record high, the rise was less than earlier in the year. Halifax called the monthly rise ‘relatively modest’ compared with the rapid house price inflation that has been seen in recent times, where the average monthly increase in house prices has been 0.9%. The latest increase marked a return to growth for house prices, after they fell in July for the first time in more than a year.

However, the annual growth did slow in August, despite house prices still growing. The annual rate of house price growth dropped to 11.5% from 11.8% in July – the lowest level in three months. The Nationwide is predicting that an increase in energy costs and rising mortgage interest rates will add to the pressure on household budgets in the coming months. Energy prices are continually rising, and it is suggested that the least energy-efficient properties could typically see bills surge by £2700 a year, or £225 a month. This added squeeze on households’ disposable income, combined with the expectation that that inflation is set to remain in double digits into next year, is predicted to slow house price increases further or even cause them to fall.

Barratt Developments, the country’s biggest housebuilder, stated that the number of homes reserved each week until the end of August had fallen below the level of a year earlier, and was now lower than before the coronavirus pandemic. This has been partly driven by people anticipating further rises in interest rates and provides further evidence of a slowdown in the housing market.

Bank of England decisions on interest rates

In early August, the Bank of England announced its biggest increase in interest rates in 27 years, taking the UK base rate from 1.25% to 1.75%, a 13-year high. This rise in the base rate, which has a knock-on effect on other interest rates, was an attempt to control rising inflation as energy and food prices soared.

Then, on Thursday 22nd September, the Bank of England announced a further 0.5 percentage point rise in the base rate to 2.25%. This is now the highest level for 14 years, but this is unlikely to be the peak as it is expected that the Bank will continue raising rates into next year.

The government’s mini-Budget on 23 September involved a price cap on energy prices, estimated to cost around £150 billion, and various tax cuts. The package would be funded largely by borrowing. This is likely to drive interest rates up further. Indeed, in response to the package, the interest rate on new government bonds soared and price of existing bonds (which pay a fixed amount per annum) correspondingly fell, thereby increasing their yield. Yields rose above 4%; they were just 1.3% rate at the start of the year.

These further increases in interest rates will have a negative impact on the market as they feed through to mortgage rates, which have already increased noticeably recently. Indeed, following the mini-Budget and the rise in bond prices, around half the mortgage products on offer to new buyers or those re-mortgaging were withdrawn. Many households with mortgages will thus see their costs rise. Experts have warned that borrowers in the UK are especially exposed, with many people having mortgages tracking central bank rates or having short-term fixed deals set to expire. Those on fixed-rate deals will not be immediately affected, although their costs could jump when their deals come up for renewal.

The impact of a recession

Even though the housing market is slowing, it is nowhere near a crash. But, with the Bank of England predicting a recession, there is concern about the impact on the housing market. In August, the Bank had warned that Britain was likely to enter into a recession by December this year and predicted it to last 15 months. However, with the announcement of higher interest rates, the Bank now warns that the UK may already be in a recession. The central bank had previously expected the economy to grow between July and September, but it now believes it will have shrunk by 0.1%. This comes after the economy already shrank slightly between April and June.

A recession is defined as when an economy shrinks for two consecutive quarters. During a recession, house prices typically flatline or decrease but it all depends on how severe the recession is. Historically, when there is a deep and prolonged contraction in the economy with rising unemployment, house prices tend to fall.

Finance experts have predicted that the UK will suffer its longest downturn since the 2008 financial crisis. The global financial crisis saw the availability of mortgage finance contract, making it much harder for people to borrow, thereby reducing the demand for homes. This, together with rising unemployment, resulted in average house prices falling by 12%. It was not until 2010 that the housing market in London began to recover and not until 2013 in the wider UK market.

The BoE’s Monetary Policy Committee (MPC) have warned:

Real household post-tax income is projected to fall sharply in 2022 and 2023, while consumption growth turns negative.

This will be the first recession in the UK since the height of the Covid crisis 2020. However, then the housing market didn’t behave in the typical way and property prices continued rising. This was fuelled by people working from home, which encouraged both house movers and first-time buyers to seek houses with sufficient space. The housing market has been rampant ever since as people have taken advantage of low interest rates and also of the stamp duty holiday between July 2020 and September 2021 (see the blog, The red hot housing market).

This time, however, the predicted recession could finally put the brakes on growing house prices as people’s real incomes fall. With people faced with higher mortgage rates and the cost-of-living squeeze, the growth in demand for property is likely to slow rapidly: to 5% in the second half of this year and then lower still in 2023. This could eventually match the supply of property. Supply may also increase as a result of an increase in repossessions as people struggle to pay their monthly mortgage bills.

Cuts to stamp duty

In his mini-Budget on 23 September, the new Chancellor, Kwasi Kwarteng, announced that stamp duty on house purchases would be cut. The threshold at which buyers have to start paying the duty would rise from £125 000 to £250 000 and first-time buyers would not pay any duty on the first £425 000.

This cut in tax on house purchase will go some way to offsetting the effect of rising mortgage interest rates and is likely to reduce the slowdown in house price rises.

First time buyers

A recession could actually help some people climb onto the property ladder if it pushes property prices down. That would lead to smaller deposits being needed and lower total amounts having to be borrowed.

However, despite the prospect of falling house prices, it still remains tough for first-time buyers. The biggest risk for hopeful homebuyers in a recession is losing their job. At a time of increased uncertainty, some first-time buyers are likely to wait, hoping that homes will become cheaper. However, there have only been 31 months in the past 20 years when house prices have fallen, all of which occurred between 2008 and 2012. Myron Jobson, senior personal finance analyst at Interactive Investor said:

Fast-rising rents are not offering any relief and could keep some buyers in the hunt for a home for longer than they would like.

Also, prices are not yet actually falling, even though demand is slowing. Demand for homes is still outstripping the available housing inventory. This means that the market is still a difficult one for first-time buyers and those looking to climb up the property ladder.

At first sight, it may seem that cuts to stamp duty will help first-time buyers, especially as the duty is paid after a higher threshold than for other purchasers. However, the stamp duty cuts will stimulate demand, which, as we argued above, will reduce the slowdown in house price rises. Also, despite the threshold being higher for first-time buyers, by stimulating house price inflation, most if not all the gains in the duty cut could be offset and could risk pricing-out first-time buyers.

Conclusion

The economic outlook is uncertain. However, the rises in the energy price cap in October and beyond, and the general rise on the cost of living as prices rise faster than wages, are expected to increase pressure on household finances, which will limit the amount that prospective house buyers can afford to borrow. As a result, house price inflation is expected to fall across the majority of UK regions, as buyer demand eases. But just how much house price inflation will fall and whether it will turn negative (i.e. a fall in house prices) is hard to predict

Articles

Questions

  1. With the aid of a diagram, explain the current demand and supply in the housing market.
  2. How does an expectation of a rise in interest rates affect the demand for housing?
  3. Define the term recession. Why is the UK likely to enter recession (if it has not already done so)?
  4. Describe the characteristics of the business cycle during a recession.
  5. How do expectations of house price increases affect actual house price increases?
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Inflationary growth, stagflation or recession? Looking ahead

Inflation across the world has been rising. This has been caused by a rise in aggregate demand as the global economy has ‘bounced back’ from the pandemic, while supply-chain disruptions and tight labour markets constrain the ability of aggregate supply to respond to the rise in demand.

But what of the coming months? Will supply become more able to respond to demand as supply-chain issues ease, allowing further economic growth and an easing of inflationary pressures?

Or will higher inflation and higher taxes dampen real demand and cause growth, or even output, to fall? Are we about to enter an era of ‘stagflation’, where economies experience rising inflation and economic stagnation? And will stagnation be made worse by central banks which raise interest rates to dampen the inflation but, in the process, dampen spending.

Despite the worries of central banks, with inflation being higher than forecast a few months ago, forecasts (e.g. the OECD’s) are still for inflation to peak fairly soon and then to fall back to around 2 to 3 per cent by the beginning of 2023 – close to central bank target rates.

In the UK, annual CPI inflation reached 5.4% in December 2021. The UK Treasury’s January 2022 new monthly forecasts for the UK economy by 15 independent institutions give an average forecast of 4.0% for CPI inflation for 2022. In the USA, annual consumer price inflation reached 7 per cent in December 2021, but is forecast to fall to just over the target rate of 2% by the end of 2022.

If central banks respond to the current high inflation by raising interest rates more than very slightly and by stopping quantitative easing (QE), or even engaging in quantitative tightening (selling assets purchased under previous QE schemes), there is a severe risk of a sharp slowdown in economic activity. Household budgets are already being squeezed by the higher prices, especially energy and food prices. And people will face higher taxes as governments seek to reduce their debts, which soared with the Covid support packages during the pandemic.

The Fed has signalled that it will end its bond buying (QE) programme in March 2022 and may well raise interest rates at the same time. Quantitative tightening may then follow. But although GDP growth is still strong in the USA, Fed policy and stretched household budgets could well see spending slow and growth fall. Stagflation is less likely in the USA than in the UK and many other countries, but there is still the danger of over-reaction by the Fed given the predicted fall in inflation.

But there are reasons to be confident that stagflation can be avoided. Supply-chain bottlenecks are likely to ease and are already showing signs of doing so, with manufacturing production recovering and hold-ups at docks easing. The danger may increasingly become one of demand being excessively dampened rather than supply being constrained. Under these circumstances, inflation could rapidly fall, as is being forecast.

Nevertheless, as Covid restrictions ease, the hospitality and leisure sector is likely to see a resurgence in demand, despite stagnant or falling real disposable incomes, and here there are supply constraints in the form of staffing shortages. This could well lead to higher wages and prices in the sector, but probably not enough to prevent the fall in inflation.

Articles

Data

Questions

  1. Under what circumstances would stagflation be (a) more likely; (b) less likely?
  2. Find out the causes of stagflation in the early/mid-1970s.
  3. Argue the case for and against the Fed raising interest rates and ending its asset buying programme.
  4. Why are labour shortages likely to be higher in the UK than in many other countries?
  5. Research what is likely to happen to fuel prices over the next two years. How is this likely to impact on inflation and economic growth?
  6. Is the rise in prices likely to increase or decrease real wage inequality? Explain.
  7. Distinguish between cost-push and demand-pull inflation. Which of the two is more likely to result in stagflation?
  8. Why are inflationary expectations a major determinant of actual inflation? What influences inflationary expectations?
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The macroeconomic outlook over the next few years: a Covid hangover

Back in June, we examined the macroeconomic forecasts of the three agencies, the IMF, the OECD and the European Commission, all of which publish forecasts every six months. The IMF has recently published its latest World Economic Outlook (WEO) and its accompanying database. Unlike the April WEO, which, given the huge uncertainty surrounding the pandemic and its economic effects, only forecast as far as 2021, the latest version forecasts as far ahead as 2025.

In essence the picture is similar to that painted in April. The IMF predicts a large-scale fall in GDP and rise in unemployment, government borrowing and government debt for 2020 (compared with 2019) across virtually all countries.

World real GDP is predicted to fall by 4.4%. For many countries the fall will be much steeper. In the UK, GDP is predicted to fall by 9.8%; in the eurozone, by 8.3%; in India, by 10.3%; in Italy, by 10.8%; in Spain, by 12.8%. There will then be somewhat of a ‘bounce back’ in GDP in 2021, but not to the levels of 2019. World real GDP is predicted to rise by 5.2% in 2021. (Click here for a PowerPoint of the growth chart.)

Unemployment will peak in some countries in 2020 and in others in 2021 depending on the speed of recovery from recession and the mobility of labour. (Click here for a PowerPoint of the unemployment chart.)

Inflation is set to fall from already low levels. Several countries are expected to see falling prices.

Government deficits (negative net lending) will be sharply higher in 2020 as a result of government measures to support workers and firms affected by lockdowns and falling demand. Governments will also receive reduced tax revenues. (Click here for a PowerPoint of the general government net lending chart.)

Government debt will consequently rise more rapidly. Deficits are predicted to fall in 2021 as economies recover and hence the rise in debt will slow down or in some cases, such as Germany, even fall. (Click here for a PowerPoint of the general government gross debt chart.)

After the rebound in 2021, global growth is then expected to slow to around 3.5% by 2025. This compares with an average of 3.8% from 2000 to 2019. Growth of advanced economies is expected to slow to 1.7%. It averaged 1.9% from 2000 to 2019. For emerging market and developing countries it is expected to slow to 4.7% from an average of 5.7% from 2000 to 2019. These figures suggest some longer-term scarring effects from the pandemic.

Uncertainties

In the short term, the greatest uncertainty concerns the extent of the second wave, the measures put in place to contain the spread of the virus and the compensation provided by governments to businesses and workers. The WEO report was prepared when the second wave was only just beginning. It could well be that countries will experience a deeper recession in 2000 and into 2021 than predicted by the IMF.

This is recognised in the forecast.

The persistence of the shock remains uncertain and relates to factors inherently difficult to predict, including the path of the pandemic, the adjustment costs it imposes on the economy, the effectiveness of the economic policy response, and the evolution of financial sentiment.

With some businesses forced to close, others operating at reduced capacity because of social distancing in the workplace and with dampened demand, many countries may find output falling again. The extent will to a large extent depend on the levels of government support.

In the medium term, it is assumed that there will be a vaccine and that economies can begin functioning normally again. However, the report does recognise the long-term scarring effects caused by low levels of investment, deskilling and demotivation of the parts of the workforce, loss of capacity and disruptions to various supply chains.

The deep downturn this year will damage supply potential to varying degrees across economies. The impact will depend on various factors … including the extent of firm closures, exit of discouraged workers from the labour force, and resource mismatches (sectoral, occupational and geographic).

One of the greatest uncertainties in the medium term concerns the stance of fiscal and monetary policies. Will governments continue to run large deficits to support demand or will they attempt to reduce deficits by raising taxes and/or reducing benefits and/or cutting government current or capital expenditure?

Will central banks continue with large-scale quantitative easing and ultra-low or even negative interest rates? Will they use novel forms of monetary policy, such as directly funding government deficits with new money or providing money directly to citizens through a ‘helicopter’ scheme (see the 2016 blog, New UK monetary policy measures – somewhat short of the kitchen sink)?

Forecasting at the current time is fraught with uncertainty. However, reports such as the WEO are useful in identifying the various factors influencing the economy and how seriously they may impact on variables such as growth, unemployment and government deficits.

Report, speeches and data

Articles

Questions

  1. Explain what is meant by ‘scarring effects’. Identify various ways in which the pandemic is likely to affect aggregate supply over the longer term.
  2. Consider the arguments for and against governments continuing to run large budget deficits over the next few years.
  3. What are the arguments for and against using ‘helicopter money’ in the current circumstances?
  4. On purely economic grounds, what are the arguments for imposing much stricter lockdowns when Covid-19 rates are rising rapidly?
  5. Chose two countries other than the UK, one industrialised and one developing. Consider what policies they are pursuing to achieve an optimal balance between limiting the spread of the virus and protecting the economy.
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The use and misuse of data by politicians

Elections are times of peak deception. Political parties have several ways in which they can use data to persuade people to vote for them. At one extreme, they can simply make up ‘facts’ – in other words, they can lie. There have been various examples of such lies in the run-up to the UK general election of 12 December 2019. The linked article below gives some examples. But data can be used in other deceptive ways, short of downright lies.

Politicians can use data in two ways. First, statistics can be used to describe, explain and interpret the past. Second, they can be used as the basis of forecasts of the future effects of policies.

In terms of past data, one of the biggest means of deception is the selective use of data. If you are the party currently in power, you highlight the good news and ignore the bad. You do the reverse if you are currently in opposition. The data may be correct, but selective use of data can give a totally false impression of events.

In terms of forecast data, you highlight those forecasts, or elements of them, that are favourable to you and ignore those that are not.

Politicians rely on people’s willingness to look selectively at data. People want to see ‘evidence’ that reinforces their political views and prejudices. News media know this and happily do the same as politicians, selectively using data favourable to their political leanings. And it’s not just newspapers that do this. There are many online news sites that feed their readers with data supportive of their position. And there are many social media platforms, where people can communicate with people in their political ‘bubble’.

Genuine fact-checking sites can help, as can independent forecasters, such as the Institute for Fiscal Studies. But too many voters would rather only look at evidence, genuine or not, that supports their political point of view.

This can make life hard for economists who seek to explain the world with an open mind, based on a non-biased use of evidence – and hard for economic forecasters, who want to use full and accurate data in their models and to make realistic assumptions, emphasising that their forecasts are only the most likely outcome, not a certainty. As the article states:

Economic forecasts are flawed and their limitations should be acknowledged. But they should not be blindly dismissed as fake facts. And as far as political debate and discourse is concerned, in the long run, the truth may will out.

Article

Questions

  1. Give some specific examples of ways in which politicians misuse data.
  2. Give some specific examples of ways in which politicians misuse the analysis of economists.
  3. Distinguish between positive and normative statements? Should economists make policy recommendations? If so, in what context?
  4. Why are economic forecasts flawed, but why should they not be dismissed as ‘fake facts’?
  5. Examine the manifestos of two political parties and provide a critique of their economic analysis.
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What to do about slowing global growth?

First the IMF in its World Economic Outlook, then the European Commission in its Economic Forecasts (see also) and now the OECD in its Economic Outlook (see also) – all three organisations in the latest issues of their 6-monthly publications are predicting slower global economic growth than they did 6 months previously. This applies both to the current year and to 2016. The OECD’s forecast for global growth this year is now 2.9%, down from the 3.7% it was forecasting a year ago. Its latest growth forecast for 2016 is 3.3%, down from the 3.9% it was forecasting a year ago.

Various reasons are given for the gloomier outlook. These include: a dramatic slowdown in global trade growth; slowing economic growth in China and fears over structural weaknesses in China; falling commodity prices (linked to slowing demand but also as a result of increased supply); austerity policies as governments attempt to deal with the hangover of debt from the financial crisis of 2007/8; low investment leading to low rates of productivity growth despite technological progress; and general fears about low growth leading to low spending as people become more cautious about their future incomes.

The slowdown in trade growth (forecast to be just 2% in 2015) is perhaps the most worrying for future global growth. As Angel Gurría, OECD Secretary-General, states in his remarks at the launch of the latest OECD Economic Outlook:

‘Global trade, which was already growing slowly over the past few years, appears to have stagnated and even declined since late 2014, with the weakness centering increasingly on emerging markets, particularly China. This is deeply concerning as robust trade and global growth go hand in hand. In 2015 global trade is expected to grow by a disappointing 2%. Over the past five decades there have been only five other years in which trade growth has been 2% or less, all of which coincided with a marked downturn of global growth.’

So what policies should governments pursue to stimulate economic growth? According to Angel Gurría:

‘Short-term demand needs to be supported and structural reforms to be pursued with greater ambition than is currently the case. Three specific actions are key:

•  First, we need to resist and turn back rising protectionism. Trade strengthens competition and investment and revs up the “diffusion machine” – the spread of new technologies throughout the economy – which will ultimately lift productivity.
•  Second, we need to step up structural reform efforts, which have weakened in recent years. And here, I mean the whole range of structural reforms – education, innovation, competition, labour and product market regulation, R&D, taxes, etc.
•  Third, there is scope to adjust public spending towards investment. If done collectively by all countries, if the sector and projects chosen have high multipliers, and if combined with serious structural reforms, stronger public investment can give a boost to growth and employment and not increase the relative debt burden.’

On this third point, the OECD Economic Outlook argues that ‘the rationale for such investments is that they could help to push economies onto a higher growth path than might otherwise be the case, at a time when private investment growth remains modest.’

‘Collective action to increase public investment can be expected to boost the initial domestic multiplier effects from the stimulus, since private investment and exports in each economy will benefit from stronger demand in other economies. …the multiplier effects from an investment-led stimulus are likely to be a little larger than from other forms of fiscal stimulus, since the former also has small, but positive, supply-side effects.

In other words, the OECD is calling for a relaxation of austerity policies, with public investment being used to provide a stimulus to growth. The higher growth will then lead to increased potential output, as well as actual output, and an increase in tax revenues.

These policy recommendations are very much in line with those of the IMF.

Videos and Webcasts
OECD warns of global trade slowdown, trims growth outlook again Reuters (9/11/15)
OECD returns to revisionism with growth downgrade Euronews, Robert Hackwill (9/11/15)
OECD: Weak China Import Growth Leads Trade Slowdown Bloomberg, Catherine L Mann, OECD Chief Economist (9/11/15)
OECD Economic Outlook: Moving forward in difficult times OECD PowerPoint presentation, Catherine L Mann, OECD Chief Economist (9/11/15)
Press Conference OECD, Angel Gurría and Álvaro Pereira (9/11/15)

Articles

OECD cuts world growth forecast Financial Times, Ferdinando Giugliano (9/11/15)
OECD rings alarm bell over threat of global growth recession thanks to China slowdown Independent, Ben Chu (10/11/15)
OECD cuts global growth forecasts amid ‘deep concern’ over slowdown BBC News (9/11/15)
OECD fears slowdown in global trade amid China woes The Guardian, Katie Allen (9/11/15)
The global economy is slowing down. But is it recession – or protectionism? The Observer, Heather Stewart and Fergus Ryan (14/11/15)
Global growth is struggling, but it is not all bad news The Telegraph, Andrew Sentance (13/11/15)

OECD Publications
Economic Outlook Annex Tables OCED (9/11/15)
Press Release: Emerging market slowdown and drop in trade clouding global outlook OCED (9/11/15)
Data handout for press OECD (9/11/15)
OECD Economic Outlook, Chapter 3: Lifting Investment for Higher Sustainable Growth OCED (9/11/15)
OECD Economic Outlook: Full Report OECD (9/11/15)

Questions

  1. Is a slowdown in international trade a cause of slower economic growth or simply an indicator of slower economic growth? Examine the causal connections between trade and growth.
  2. How worried should we be about disappointing growth in the global economy?
  3. What determines the size of the multiplier effects of an increase in public investment?
  4. Why are the multiplier effects of an increase in public-sector investment likely to be larger in the USA and Japan than in the UK, the eurozone and Canada?
  5. How can monetary policy be supportive of fiscal policy to stimulate economic growth?
  6. Under what circumstances would public-sector investment (a) stimulate and (b) crowd out private-sector investment?
  7. How would a Keynesian economist respond to the recommendations of the OECD?
  8. How would a neoclassical/neoliberal economist respond to the recommendations?
  9. Are the OECD’s recommendations in line with the Japanese government’s ‘three arrows‘?
  10. What structural reforms are recommended by the OECD? Are these ‘market orientated’ or ‘interventionist’ reforms, or both? Explain.