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The sources of house price change: Identifying liquidity shocks to the housing market
Michael WhitePaloma Taltavull de La Paz
20th ERES ConferenceVienna, July, 2013
Work in progress
Agendaβ’ Introduction: Housing and the channels of
transmissionβ’ Defining the channelsβ’ Analysis and Modelβ’ Dataβ’ Resultsβ’ Conclusions
Introductionβ’ Liquidity increase was global since late 90βs
β Addressing towards growing economicsβ Activities in strong expansion
β’ first industry goods βexports, β’ second real estate βconstruction-housing
β’ Increasing activity through financial system and capital marketsβ Interbanking flows did increaseβ Feeding economies through bank system: liquidity
accelerationβ Credit multiplier β¦ finance accelerator
β’ Housing market role?
Introductionβ’ Analysis from fundamentals:
β General economic growth lead toβ’ D employmentβ’ D immigrationβ¦.. D housing demandβ’ D non residencial real estate.
β Whealth promotes ownership (social policy, habits..)
β Credit needs β¦ households and small enterprisesβ’ Maximun level of credits?, β’ no credit constrains?
Introductionβ’ Credit use β¦.. Macro economic effects
β’ credit channel..β’ Credit multiplier β¦
β’ Promoting homeownership instead of rentβ’ Income and wealth effect
β’ Stronger housing markets ---- demand more mortgages ---- more transaction --- stronger HM
β’ Increasing prices?
Introductionβ’ Mid 2000βs ECBβs analysis dept on the fact that
most liquidity went into the housing market (and real estate)
β’ Discover a strong channel between monetary indicators and house prices
β’ Multiple ways through transmit monetary impulses into house prices and reverse
β’ β¦ House Price Channel
Aim of the paperβ’ Identify the channels for monetary policy to
affect housing pricesβ’ An the role of housing supply elasticities
β 3 channels:β’ Asset inflation channelβ’ Credit channelβ’ Transaction channel
β’ Find evidence in two countries: Spain and UK, using a regional basis
Preview of results
Fundamentalsβ’ Strong macroeconomics impacts from housing boom
β the house price bubble β Construction cycle.
4 effects associated to the stress of housing market:
β’ (1) the aggregate effect on the output from the strong housing construction process in some countries (supply side effect), β Barker, 2004, Glaesser, Gyourko & Saiz, 2008, DiPasquale, 1999, Meen, 2002, Saiz, 2008
β’ (2) the wealth effectβ¦..increase of general consumption, β’ (3) the increase on household leverage resulting from the ownership entrance in
the market, β’ (4) the increase on systemic risk of the economies experiencing the housing
boom due to the rise in mortgage concessionsβ (these three are effects from the demand side view). β Case, Quigley and Shiller, 2001, 2005, 2011, Goodman, 2005, Muelbauer, 2008.. Among
other
Fundamentalsβ’ Mortgage credit allows ownership demand to become
effective β¦ demand impulseβ’ It was thought that was exogenously determined
through the credit channel (main) and Asset inflation channel
β’ (Mishkin (2007) and Muellbauer (2007))β’ Its marginal effect on house price is captured by the interest
rates price elasticities.
β’ But there are also other channels influencing house prices and liquidity simultaneously (endogeneity)β Transaction Channel
Fundamentalsβ’ Macroeconomic effect of mortgage generation is explained
through the credit channel theory (Mishkin, 1995)β’ Two different transmission way + housing collateral effect
(Muelbauer, 2007)(1) πββππππ πππππ ππ‘π ββππππ πππππ ββπΌββπβ (2) πββΉππββπ΄π πππ ππ΄ββπππππππ ββπΌββπβ, regarding P as equity prices
from the household perspective: (3) πββπππββπππππππππ ππ π ππ‘π ββππππππβπππ ππ πππππ πππ π‘πππ π ββππππ π·π’πππππ πππ π»ππ’π πππ ββπβ
αΊ4α» Ξπβ βΉΞππππππ‘ππππ π£πππ’πβΉΞπ·πππ‘ βΉΞππππ’ππππ‘π¦ ππ βππ’π πππ π€ππππ‘β βΉΞπΆπππ π’πππ‘πππ
Fundamentalsβ’ Recent analysis identify more preciselly the transmission channels where
house prices could play relevant role:
β’ Credit channel is the most analysed (Aron et al, 2010, Muelbauer, 2007, Otsuka, 2006, Mishkin, 2007, Lastrapes..)
β’ Collateral effect of housing wealth is the base of the lending channel (Weber et al, 2011, Setzer et al, 2010)
β’ Global liquidity spillover exists to asset price inflation (Belke et al, 2008,β’ And housing amplify its effects ( Greiber and Setzer, 2007)..
Housing price channel β’ But depending on how housing supply reacts to the impulsesβ¦
supply elasticity
Fundamentalsβ’ There are three channels (Greiber and Setzer,
2007)β 1 Friedman β Money demand channel (classical)
β 2 Asset inflation channel
β 3 Credit channel
Fundamentals1 Friedman β Money demand channel (classical)β Wealth Effect
β Substitution effect
β Transaction effect
Ξπβ βΉΞHWealthβΉΞαΊportfolio compositionα»βΉΞπππππππ‘π¦ ππππππ
βΉΞπΆπππ π’πππ‘πππ
Ξπβ βΉchange in the attractiveness of different assets βΉΞ housing demand+ money demand βΉΞ%πππππππ‘π¦ ππ ππππ‘πππππ
Ξπ‘ππππ πππ‘β βΉΞαΊPhβnumbTα»βΉΞM3αΊdem for paymentsα» ..Higher in boom periods βΉππππ πππππ ππ‘π + ππππ’ππππ‘π¦ (π3+ π1)
Fundamentals2 Asset inflation channel
ΞM3 βΉΞCPI or ΞAsset Price βΉπ€βππ ππ’ππππ¦ ππππ π‘ππ ππ πΆ πππππ > 1 βΉΞPcpiβ0 (goods competition) βΉπ€βππ π π’ππππ¦ ππππ π‘ ππ π΄π π ππ‘π < 1 βΉΞPππ π ππ‘β1 ππ βππ’π πππ πππ‘ βππ πππ π‘ππππ‘ππ π π’ππππ¦ Then ΞM3 βΉΞCPIβEsupply or ΞAsset PriceβEsupply = inflation*Esupply or Ph*E supplyβΉΞPh
Fundamentals3 Credit or lending channel
β And, more credit increase liquidity
β’ As causality is in two directions, the channel is identify as an accelerator (Greiber and Setzer, 2007).
higher collateral β¦β¦. improve lending conditions Ξπβ βΉΞππππππ‘ππππ π£πππ’πβΉΞlending conditionsβΉΞπ·πππ‘βΉΞππππ’ππππ‘π¦ ππ βππ’π πππ π€ππππ‘β
Ξπβ βΉΞππππππ‘ππππ π£πππ’πβΉΞlending conditionsβΉΞπππππ βΉΞπ3
Aim of this paperβ’ Approach the credit channel theory with some empirical
evidence, testing:β Asset inflation channelβ Subject to supply responses
β’ Test the causal-channel relationship
β’ With elasticities being calculated as:
β’ Apply to two countries and their regions (R):β Spain and UK
ttttr controlsMPh ],Ξ,inf,3[ sup
ttttt RrirPhE ],,[sup
Dataβ’ National and regional data, quarterlyβ’ Pool with regions and time series (1995-2011)β’ Secundary sources: official databases
dataVariables Definition Source Period
lRPH Real House prices (logs) Ministry of Fomento-Spain 1995q1-2011q2 (1989q1 for Spain)
HBOS 1983q1-2011q1LMIG Migration. Net increase on population
(logs)INE. Sp 1988q1-2010q4
Government Statistics - UK 1983q1-1009q2
LRINC Income (logs) INE. Sp 1990Q1-2011Q1Regional Statistics - UK 1990q4-2009q4
RIR Real mortgage interest rate Bank of Spain 1990q1-2011q1Bank of England 1983q1-2011q1
INF Inflation INE. Spain 1992q1-2011q1Government Statistics - UK 1983q1-2011q1
LRMORTG Flow of real mortgage credits to finance housing purchases (logs)
INE. Spain 1990Q1-2011Q1
Council of Mortgage Lenders - UK
1983q1-2011q1
LM3 Liquidity in the economy-M3 (logs) Bank of Spain 1990q1-2011q1Bank of England 1983q1-2010q4
Regional dataDefinition in the pool Countries UK United Kingdom Spanish regions included Sp Spain AND AndalucΓa ARA AragΓ³n UK Regions included AST Asturias ea East Anglia BAL Balearic Islands em East Midlands CAN Canary Islands gl Greater London CANTA Cantabria ni Northern Ireland CAT CataluΓ±a no North CLE Castilla LeΓ³n nw North West CMA Castilla La Mancha sc Scotland CVA Valencia Community se South East EXT Extremadura sw South West GAL Galicia wa Wales MAD Madrid wm West Midlands MUR Murcia yh Yorkshire & Humberside NAV Navarra PVA Basque Country RIO La Rioja
data
UK prices
Liquidity
Empirical evidenceβ’ Asset inflation channel
β Panel techniquesβ’ 2 separate pools (UK and Spain)β’ Pooled least square
β UK: 1996-2011, 12 regions, 660 obsβ Spain: 1995-2011, 17 regions, 969 obs.
β’ With elasticities βbiβ being estimated as:
β’ D
ttttr controlsMPh ],Ξ,inf,3[ sup
titititiit RgrirbPhbaHs 21
Empirical evidenceβ’ Elasticities. The supply model:
β’ For Spain and UKβ’ Let the elasticities to vary among regions, so,
estimating b1i
β’ Test for breaking points.. Chow test show 2008 (UK) and 2007 (spain) as structural changes with permanent effects
β’ Logs, regional (fixed) effects
titititiit RgrirbPhbaHs 21
Empirical evidenceElasticityp-value Elasticityp-value
AN--LRHPAN 1,62 *** _EA--LRPH_EA 0,33 **AR--LRHPAR 1,43 *** _EM--LRPH_EM 0,55 **AS--LRHPAS 1,44 *** _GL--LRPH_GL 0,06BA--LRHPBA 0,92 *** _NI--LRPH_NI 0,05CA--LRHPCA 1,80 *** _NO--LRPH_NO 0,38 ***CANT--LRHPCANT 1,46 *** _NW--LRPH_NW 0,48 ***CLM--LRHPCLM 2,70 *** _SC--LRPH_SC 1,01 ***CLE--LRHPCLE 1,52 *** _SE--LRPH_SE 0,09CAT--LRHPCAT 0,73 _SW--LRPH_SW 0,29CV--LRHPCV 1,13 *** _WA--LRPH_WA -0,05EX--LRHPEX 2,01 *** _WM--LRPH_WM 0,23GA--LRHPGA 1,82 *** _YH--LRPH_YH 0,50 ***MA--LRHPMA 1,13 **MU--LRHPMU 0,81 **NA--LRHPNA 1,22PV--LRHPPV -0,06RI--LRHPRI 1,21CYM--LRHPCYM 3,17
Empirical evidence. Asset i. channel
Whereβ’ lPr is a matrix with logs of house prices by i regions β’ L 3M is m3 monetary aggregate: total liquidityβ’ inf is inglation rate by country,β’ e_sup is the elasticity of suppy by region i, constant for all
period β’ The subscript βiβ refers each region (UK and Spain) and β’ m is the stochastic disturbance termβ’ Control by fundamentals
DlPrit = a + b1lM3 t-1 + b2inf t + b3 e_supi t+ mt
DlPrit = a + b1lM3 t-1 + b2inf t + b3 e_supi+ control+ mt
Discussionβ’ Money supply inflation results:
β M3 significant in Spain and inflation in UK but not in Spain (consistent in all estimated models)
β’ The channel captures direct relationship between liquidity and house prices
β Regional elasticities are significant in most regions but not in others
β’ Significant in less expensive and less volatile regions other than East of England
β’ Significant in most Spanish regions
Discussionβ’ Money supply inflation results:
β M3 resultsβ’ 1% increase in M3 (-1) causes 9,2% reduction on the
rate of increase of house prices in Uk and 5,8% in Spainβ’ The impacts on prices from M3 changes comes through
regions captured by the significance of supply elasticities and regional characteristics (fixed effects)
All comments are welcome