Would a cap on house prices work?

Readers Question: Would a cap on house prices work?

Despite the recession and credit crunch, UK house prices continue to rise. (See: Why are UK house prices so high?) This has caused record levels of house price to income multiples. For homebuyers in London, house prices are approaching a record seven times average earnings. Understandably many feel house prices are already too expensive, and there is a strong case for trying to limit future house price increases.

house-price-earnings-ratio-uk-regions-1996-2021

 

For example, the Royal Institution of Chartered Surveyors have suggested that the Bank of England impose a cap of 5% a year on house price growth. (Independent link)

Firstly, how would a house price cap work?

The Bank of England cannot influence supply in the short term. Therefore, they would have to influence demand through credit controls (e.g. limiting amount of mortgages) and possibly interest rates. Both have drawbacks and limitations.

1. Interest Rates

In theory, The Bank of England could use interest rates as a tool to influence house prices. A rise in interest rates, in the current climate, would inevitably cause an end to the house price growth as mortgages would become more expensive. Mortgage payments are a large % of disposable income, therefore any change in interest rates will have a significant impact on reducing housing affordability and housing demand.

However, the use of interest rates to control house prices has significant drawbacks.

  1. The main aim of monetary policy is the control of inflation and economic growth. If the Bank is asked to also target house prices, it would mean the Bank of England are placed in a difficult position. To prevent house price rises in London, may require higher interest rates. But, at this stage in the economy cycle, a small increase in interest rates could sniff out the recovery. Interest rates can only achieve so much.
  2. Time lags. A change in interest rates will take time to feed through into the housing market. Ideally, the Bank of England would anticipate house price changes, but in practise this is difficult to do. Few would have predicted the strong rise in house prices in recent years. If the Bank did increase interest rates to affect demand for houses and mortgages, it could easily get it wrong. By, the time mortgage rates rose, house prices may be falling anyway.

2. Mortgage regulation

A more realistic option is for the Bank of England to adopt new regulation which makes mortgage lending scarcer. If house prices are rising too quickly, the Bank of England could introduce controls which limit the availability of mortgages. This could involve insisting on certain size of deposits or limiting the size of income multiples.

Read more

Question: Why are more students going to university, despite the higher costs?

Readers Question: Why are more students going to university, despite the increased costs associated with higher education

Radcliffe Camera, Oxford University, photo Tejvan

The number of students in full time education has dramatically increased in the past few decades. In the 1960s and 1970s, a full time university degree was a minority choice, but it has become increasingly popular. It is true the number of students has risen despite the rapidly increasing costs of studying to gain a degree.

 Number of Students UK

Number of students UK. Source: Ox Univ

From less than 400,000 students in the 1960s, in 1995-6 the number rose to about 1.6 million students undertaking courses of higher education in the UK. 1.1 million were in full time education. the rest in part time.

Read more

European unemployment crisis

eurozone-unemployment
Unemployment in many European countries has risen sharply due to the credit crunch and global recession. The worst hit countries include Spain (ES) and Greece (EL), who both have unemployment rates of over 24%. In the past few months, there has been a slight reduction in European unemployment, but the prolonged period of mass unemployment is leaving significant social and economic problems for the whole Eurozone.
  • Unemployment rate in the Eurozone area: 11.5% (July 2014)
  • EU-28 Unemployment is slightly lower at 10.2% (July 2014)
  • Total unemployment in the EU-28 is 24.850 million (July 2014)
  • The Eurozone  (EA-18) jobless total is now 18.409 million. (link) The highest since records began.
  • Youth unemployment rates in the EU 27 is 21.8% (July 2014)
  • The lowest unemployment rates are in Austria (4.9 %) and Germany (4.9 %). The highest rates are in Greece (27.2 % in January 2014) and Spain (24.5 %).
  • By comparison, unemployment in Japan is 3.6%, and in US 6.8%. UK unemployment is 6.5%
  • Eurostat unemployment figures

EU unemployment

Source: ECB

 Causes of European unemployment crisis

After falling to 7.5% in 2008, the prolonged recession of 2008-13, has caused a sharp rise in unemployment.  The continent seems to be stuck in a deflationary spiral and is facing a prolonged double-dip recession. Hardest hit debtor countries, such as Spain, Greece, Portugal and Italy are facing stringent budget cuts – which are depressing demand.

Will Eurozone break up?

But, in the Eurozone, there is little relief available to boost demand. Countries are unable to devalue. Monetary policy set by the ECB has been unflinching in targeting low inflation and offering little monetary easing – despite the prolonged recession. Also, depressed demand throughout the region is making it difficult to grow through increasing exports. Even northern Europe, which has had large current account surpluses are engaging in modest austerity. The result is that demand has remained depressed across Europe.

Despite its potentially damaging social and economic impact, throughout the 2008-13 European crisis, unemployment has had a relatively low profile –  European policymakers have always given the impression they are more concerned about appeasing bond markets and low inflation than tackling the more pressing problem of unemployment. There has been a reluctance to tackle the fundamental deficiency of aggregate demand which is leading to lower growth and falling employment. Efforts to reduce unemployment have centred on talk of more flexible labour markets. This may be part of the solution for structural unemployment, but increasing labour market flexibility alone cannot deal with the cyclical unemployment.

Read more

Economics – Science or Art?

effect-immigration-increased-supply

Economics combines elements of both science and art. Economists try to develop analytical mathematical models which seek to explain economic behaviour in a way that can be theoretically proved. For example, working out the elasticity of demand through using calculus. In macroeconomic models, there are many models which seek to explain macro variables such as …

Read more

What happened to the Spanish Gold from the Incas?

gold

I’m currently reading A History of the World by Andrew Marr (it’s a good read so far). There’s an interesting chapter about the consequence of Spain gaining a large quantity of gold and silver from the Incas during the Sixteenth Century. Almost overnight, Spain became very rich taking home unprecedented quantities of gold and silver. These were stolen from the Incas and the mines that the Spanish came to control.

The gold was used by the Spanish monarchy to pay off its debts and also to fund its ‘religious’ wars. Therefore, gold started to trickle out to other European countries who benefited from the Spanish wealth.

The Spanish also were able to purchase an unprecedented quantity of imported goods from around the world – including Europe and China.

gold

Impact of inflow of Gold on Spanish economy

For me, the most interesting thing is the theory that the sudden influx of gold actually contributed to Spain’s relative decline and low living standards in future centuries. How could an influx of gold cause this?

One theory suggests that – because the Spanish had so much gold, they could easily buy commodities from other countries without producing them itself. Because consumer goods could easily be bought, there was little incentive to produce goods and undertake the necessary investment and develop the technology to produce goods. Therefore, it is argued this ‘easy wealth’ was a factor in limiting economic development.

In macro terms, we could see Sixteenth-Century Spain has a country with a very large trade deficit – financed by capital inflows (stolen gold). But, this is an unbalanced economy – consumption enables high current living standards, but when the gold dried up, Spanish business and industry had been left behind other European nations. Nations without a windfall of gold had a much greater drive to create wealth rather than just consume it.

Therefore, the sudden inflow of gold was not good for the long-term development of the Spanish economy. But, partly explains why the Spanish economy came to lag behind the rest of Europe until the post-war period.

Great Britain, by contrast, arguably, gained just about the right amount of gold. National hero Francis Drake was really just a pirate. He attacked Spanish ships and took some of the gold. (It is estimated about 10% of Spanish gold was lost to piracy). Francis Drake gave a good portion of his stolen gold to Queen Elizabeth I – who used this windfall to pay off the UK national debt. (so, I suppose piracy is one way to deal with a national debt).

However, Great Britain never gained enough of the Latin American gold to become just a nation of consumers. The prospect of gold actually motivated a rapid expansion in naval technology. It was around this time, that Britain’s navy and shipbuilding capacity increased rapidly. This sowed the seeds of Britain’s future Empire. But, it was an Empire which was at least partly based on industry and production. We may have exploited natural resources in countries like India, but we also had the incentive to manufacture goods – and this motivation contributed to the industrial revolution.

It is an irony of history that had Great Britain received a huge windfall of gold, the industrial revolution may not have started in Great Britain – because the incentive for business to take risks and develop industry would not have been as strong. Therefore, be careful what you wish for!

Read more

Difference between Saving and Investment

Readers Question: what is the difference between saving and investment? Saving Saving involves income that is not consumed. Typically surplus income is saved in a bank account. But, it could be saved as cash (cash under the bed e.t.c) The Savings Ratio is the % of income that is saved. In recent years the UK …

Read more

Lump of labour fallacy – immigration

The lump of labour fallacy is the contention that the amount of work available in an economy is fixed.  But, most economists argue this belief there is a fixed number of jobs (or fixed number of hours) is usually incorrect. In summary Fallacy – “Immigrants take jobs of native workers.” Why this is a fallacy …

Read more

Why does capitalism cause monopoly?

Readers question: Firstly, I wholeheartedly praise the magnificent work done by you in exhibiting economic knowledge and demystifying it to us, the mediocre audience. I seriously question one fact that you presented about capitalism and how it “inevitably causes monopoly”. I grew really surprised and perplexed the moment I read that in “The problems of …

Read more

Item added to cart.
0 items - £0.00