House prices are on the rise again and at the fastest rate since June 2007, according to the Nationwide. In June 2007, the average house price was £184,070, which did prevent many first-time buyers from getting on to the property ladder. Enter the recession. Over the past two and a half years, house prices have fluctuated considerably. Land Registry data shows that the average house price in April 2009 had fallen to £152,657, which gave first time buyers more of a chance, but at the same time mortgage lending fell and many lenders required a 25% deposit, which again ruled out many purchasers. Gradual increases in the latter part of 2009 and the beginning of 2010 have seen the average price rise to £164,455 (£167,802 according to Nationwide) and the trend looks unlikely to reverse, although it should stabilise.
Behind these changing prices is a story of demand and supply and the importance of expectations. As the credit crunch began and house prices began to fall, those looking to sell wanted to do so before prices fell further, while those looking to buy were expecting prices to fall further and so had an incentive to delay their purchase. In recent months, however, the demand for houses has out-stripped supply and it is this that has contributed to rising prices. At the same time, the stamp duty holiday that ended in December 2009 was re-introduced in the 2010 Budget and mortgage approvals have begun to increase. All of this has led to annual house price inflation of 10.5% by April 2010.
Articles
House price inflation hits 10.5%, says the Nationwide BBC News (29/4/10)
House price rise reaches double digits, finds Nationwide Telegraph, Myra Butterworth (29/4/10)
House price growth hits three-year high Times Online (29/4/10)
Taylor Wimpey says house prices rise 9pc Telegraph (29/4/10)
Bringing down the house price Guardian (27/4/10)
Data
House Price Data Nationwide
April 2010 Press release Nationwide
Halifax House Price Index site Lloyds Banking Group
(see especially the link to historical house price data)
House Price Index site Land Registry
Questions
- Using a diagram, explain why house prices fell towards the end of 2008 and the beginning of 2009.
- Using your diagram above, now illustrate why house prices have begun to increase.
- Is the demand and supply of houses likely to be price elastic or inelastic? How does this affect your diagrams from questions 1 and 2?
- Why is the upward trend expected to stabilise during the latter part of 2010?
- To what extent has the stamp duty holiday affected house prices?
- Has the recession had an impact on equality in the UK economy?
- Will rising house prices contribute to economic recovery. Explain why or why not.
’The steepest and longest recession of any developed country since World War II.’ This has been the case for Ireland, which has seen national income fall by 20% since 2007. Many countries across the globe have experienced pretty bad recessions, but what makes Ireland stand out is how it has been dealt with.
In the UK, the government has continued spending in a bid to stimulate the economy and to use Gordon Brown’s phrase from 2008, we have aimed to ‘spend our way out of recession’. Ireland, however, did not have that option. With too much borrowing, Ireland was unable to stimulate the economy and needed to cut its debts in order to maintain its credibility in the eurozone. Last year, significant cuts in government spending were accompanied by tax rises equal to 5% of GDP. Similar action is to be expected in the UK following the election, where popular benefits may have to be reduced, as transfer payments do account for the majority of government spending. Whoever is in government following the election will have some hard decisions to make and everyone will be affected. Read the article below and listen to the interview and think about what the UK can learn from Ireland.
Irish lessons for the UK (including interview) BBC Stephanomics (9/4/10)
Questions
- In the interview, Brian Lenihan said that the UK was expecting too much from the falling value of sterling. What was the UK expecting following significant depreciations in the value of sterling and why has that not happened?
- What is a deflationary spiral? Why has it caused Ireland’s public debt to rise so much?
- Why does Brian Lenihan argue that there are limits to how much taxes can be increased? What are diminishing returns to taxation?
- Would the UK be any better off had we joined the euro? What about other countries: would they have benefited had we joined the euro?
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?
Until recently, gold prices had been rising. If you watch TV, you can hardly have failed to notice the adverts offering cash back for your gold. After peaking on the 2nd December 2009, however, at about $1220 an ounce, the price of gold fell almost $100 in just four trading days.
Over the past two months, we’ve seen a fluctuating US dollar and a fluctuating price of gold. In the news item ‘A golden age‘ we looked at the factors that led to a rising price of gold and one key factor was the weakness of the dollar. However, the dollar’s downward spiral appears to have halted, at least for the time being.
Figures for US GDP were higher than expected, with increases in economic activity in the 4th quarter of 2009. This may partly explain why the dollar strengthened, and prices of gold began to fall, as people began investing in US assets. And it was not just gold that fell – there was speculation that the price of copper too would fall as investors switched to US assets.
Then, at the end of January the dollar fell against most currencies and a variety of refined products recovered from recent losses incurred. This pause in the demand for the dollar may cause gold prices to increase once again, as traditionally, gold moves inversely to Greenback. Although the price of gold was down 1.1% for the month of January, speculation that the US budget deficit could be as big as $1.6 trillion could mean further support for gold and testing times to come for the dollar.
At the beginning of February 2010, the US dollar weakened against the euro, as investors favoured a return to riskier assets in search of higher returns, encouraged by signs of strengthening manufacturing in key economies. With the global economy coming out of the worst downturn in decades, will the dollar begin to strengthen?
Dollar advances on reduced demand for risk Wall Street Journal (15/1/10)
US dollar on defensive as risk appetite rises Business News (2/2/10)
US dollar on defensive as risk appetite rises Business News (2/2/10)
Why the price of gold is rising BBC News (13/10/09)
Gold trend remains firmly down despite dollar rally confronted by massive US budge deficit The Market Oracle (1/2/10)
Gold may rise for first time in week as dollar spurs demand The China Post (2/2/10)
Dollar and Yen fall as optimism returns Daily Forex Strategy Briefing, Hans Nilsson (2/2/10)
Gold declines for second day, as dollar’s advance curbs demand Bloomberg, Kim Kyoungwha (8/1/10)
Crude ends up as equities rise, dollar slips Reuters (25/1/10)
Copper may decline as stronger dollar saps demand Bloomberg (22/1/10)
Questions
- How is the price of gold determined? Use a diagram to illustrate this process. If there is a change in demand or supply for gold, what factors will affect the extent of the price change?
- Why does a strengthening dollar imply a lower price of gold?
- Why will a large US budget deficit support gold, but test the dollar?
- How is the exchange rate determined? What factors affect the supply of dollars and the demand for dollars?
- What are the main factors that could explain why there has been a rise in the dollar? Could speculation play a role?
The UK section of the North Sea used to be sufficient to supply all of the country’s gas requirements, but now some has to be imported from countries such as Norway. With the cold weather, the usage of gas has increased to record levels and there are now concerns for future supplies, especially if the cold weather returns.
However, the National Grid has said that there isn’t a problem, despite a glitch with a Norwegian gas supply. Gas supplies from various sources have been increased to deal with this record demand. There have been calls for Britain to build more gas storage facilities and the National Grid did issue ‘gas balancing alerts’, asking power firms and other large industries to cut back on their gas consumption. There are suggestions that even if supplies of gas aren’t a problem at the moment, we could see serious shortages in a few years.
Following growing demand for gas supplies, wholesale prices rose, but they did fall again when supplies were increased. Prices of household bills could be affected in the future, but for now, it’s too soon to tell. However, rising prices could spell further trouble for ours and other economies suffering from extreme weather on top of a financial crisis. Economic recovery could be put in jeopardy.
This fear of gas shortages and security of supply has led environmental and business groups to argue that Britain needs to diversify its energy supplies and become less dependent on foreign exports. This issue fits in with the latest developments in new investment in wind turbines.
Who knew that something as beautiful as snow could cause so much trouble and provide so much economic analysis!
National Grid warns of UK gas shortage Guardian, David Teather (5/1/10)
Is the United Kingdom facing a natural gas shortage The Oil Drum (9/1/10)
Wind farms: Generating power and jobs? BBC News (8/1/10)
Gas rationing in -22C Britain increases fears of energy crisis Mail Online, Martina Lees (8/1/10)
Gas usage hits new high in UK cold snap BBC News (8/1/10)
Energy fears over gas and kerosene shortages Scotsman (6/1/10)
Gas shortages highlights firms’ exposure to energy security risks Business Green, Tom Young (8/1/10)
Uh-oh: the return of $3 gas CNN Money, Paul R La Monica (7/1/10)
Natural gas prices seen rising with winter shortages Global Times, Chen Xiaomin (4/1/10)
Gas demand hits record on Thursday Reuters (8/1/10)
Gas demand in UK hits another highBBC News, Hugh Pym (7/1/10)
Questions
- Illustrate the effects in the gas market of increasing demand and the resulting shortages. Then show the effects of increasing the supplies of gas. How is equilibrium achieved when there is a shortage in the market?
- Why did energy prices increase and then fall?
- To what extent should the government have been able to forecast this higher demand? Should better contingency plans have been in place?
- The article from CNN Money looks at the effect of rising prices of oil and energy and how this is likely to affect consumer spending. Why could rising prices of these commodities adversely affect economic recovery?
- What is an ‘interruptible contract’ and how useful have they been in dealing with these gas shortages?
- Why has this gas shortage presented environmental groups with an opportunity to promote renewable energy supplies? Think about economic interdependence.
- What alternatives are there to our current gas sources? Are they realistic alternatives?