Interest Rates,Local Housing Markets and House Price Over‐reactions

Understanding the effects of interest rates on city‐specific house price to household income ratios is important for managing local housing markets. In particular, there is concern that keeping interest rates at sufficiently low levels can distort the relationship between local house prices and fundamentals. We use house price to income ratios across capital cities in Australia to investigate this issue and show that there is a national interest rate ‘transition’ point below which housing dynamics can become unstable. This result lends support to the presence of a duration‐dependent threshold effect (hitherto mainly explored in theoretical models).     

The impact of macroeconomic factors on income inequality: Evidence from the BRICS

In this paper we investigate how the evolution of income growth, real interest rates, and inflation have driven income inequality across a variety of countries with particular focus on the BRICS economies (Brazil, Russia, India, China, and South Africa) during the period 2001 to 2015. Our work suggests that, when central banks of the BRICS economies use monetary policy for macroeconomic stabilization, they need to consider the impact monetary policy changes have on the distribution of income in their nations. Our estimates reveal that the unintended consequence of policies that induce economic growth and higher prices is higher income inequality. We find that the positive relationship between the three macroeconomic variables and income inequality for the BRICS economies is stronger during the post-2008 period.     

Estimating fundamental and affordable housing price trends: a study based on Singapore

Policy-makers often impose some cooling measures on the housing market when housing prices rise fast. Such policies yield limited success if housing prices are driven up by fundamentals. Estimating a fundamental price trend from observed price data is a challenge. We present an empirical methodology to separate housing price trends into fundamental and affordable components. Deviating from the common practice, we replace current income by a long-run income measure constructed from household incomes at different quantiles. This income measure provides a more suitable basis for constructing affordable house price levels. It also serves as a better fundamental variable, especially for segmented housing markets like that of Singapore. These price trends provide policy-makers with useful information to intervene into property markets to achieve desirable outcomes. Analysing Singapore data using this methodology shows the magnitudes of the price gaps between actual and fundamental prices and how housing affordability fluctuates over price cycles.     

FISCAL POLICY AND ASSET PRICES

We analyse the impact of fiscal policy on asset prices using a panel vector auto‐regressive (PVAR) approach and quarterly data for ten industrialized countries. We find that positive fiscal shocks lead to a temporary fall in stock prices and a gradual and persistent decrease in housing prices. The empirical findings also point to: (i) a contractionary effect of fiscal policy on output in line with the existence of crowding‐out effects and the deterioration of credit conditions; (ii) a weakening of the effectiveness of fiscal policy in recent times; (iii) a more persistent response of asset prices for countries with a lower degree of openness; (iv) a larger impact of fiscal policy on asset prices for small countries; (v) a close link between the responsiveness of asset prices to fiscal policy and the government’s size; (vi) an increase of the sensitivity of asset prices to fiscal policy shocks following the process of financial deregulation and mortgage liberalization; and (vii) significant fiscal multiplier effects in the context of severe housing busts. Finally, the evidence suggests that changes in equity prices may help governments towards consolidation of public finances.     

Capital Inflows and House Prices: Aggregate and Regional Evidence from China

Rising house prices in China have been of concern for investors and policymakers. Prices have risen substantially in the last decade, especially in large urban cities, and some economists have expressed concerns about the affordability of residential housing for young adults. This phenomenon becomes a major concern for policymakers, in terms of managing policies to balance the residential needs of individuals and the transition to a market economy. Theoretically, house prices ought to be linked to economic factors such as disposable income, availability of land to build and credit policy. However, it appears that traditional economic theories fail to appropriately explain house prices in China. We provide an explanation from the perspective of capital inflows into China. In terms of per capita remittances, China receives the highest inflow of foreign capital, and this may have a significant impact on risk adjusted returns in the Chinese market. To investigate this relationship, we use the vector error correction model to assess the impact of capital inflows on house prices. We find that capital inflows have a significant positive effect on house prices. The study makes important contributions to understanding the relationship between house prices and foreign remittances after controlling for other economic factors. China is a large economy. Because the impact of economic development in China has not been consistent across the country, we address the regional differences in the house price changes to capital inflows. Using regional data, we show that capital inflows have an asymmetric effect on the housing market across different provinces and cities of China. This has important implications for the development of economic policies in China that aim to provide fair access to residential housing for everyone. These findings are also relevant to investors in the housing market, whether investing for a personal residential home or as part of their diversified investment portfolio. It will also be informative to see how a reversal of capital inflows associated with tighter financing conditions in advanced countries will affect house prices in China.     

房地产价格与宏观经济互动关系实证研究——基于我国31个省份面板数据分析

运用面板数据模型对我国1995-2006年31个省市的数据进行分析后发现,房地产价格明显受利率和通货膨胀率的影响,而且房地产供给、收入等基础性宏观经济变量在中长期也决定房地产价格。房地产价格明显影响到宏观经济稳定,房地产价格上升会增加社会总投资和总消费,房地产投资通过"财富效应"对消费的影响始终明显,对社会总投资的影响也非常显著。因此,当前要稳定宏观经济,促进经济增长,必须稳定房地产价格。     

收入差距、挤出效应与高房价

本文考察了收入差距的扩大对城市房价的影响。研究表明,收入差距的扩大在微观上通过挤出效应、在宏观上通过储蓄率的上升引发过度住房投资,助长了房价。无论是用基尼系数表征的收入差距,还是用高收入阶层所占总收入的比例表征的收入差距,在经验分析上都与高房价高度正相关。这意味着改善收入分配或通过各种手段限制高收入者的住房投资需求应成为房地产调控的政策选择。     

Housing prices,stock prices and the US economy

This paper studies the relationship between housing prices, stock prices, interest rates and aggregate output in the US using monthly data from 1993 to 2014. Evidence from causality tests and a variance decomposition procedure suggest that stock prices have a much larger effect on aggregate output in the US economy than do either housing prices or interest rates. Instead, the wealth effect created by changes in stock prices has a relatively large impact on US aggregate output. Separate estimations and variance decompositions for the sample periods 1993–2001, 2002–2008 and 2009–2014 show that the impact of housing prices relative to stock prices has been waning over time.     

我国财政支出波动对居民消费波动的影响研究

利用1981—2010年我国27个省级地区的面板数据,在加入居民收入波动、金融发展水平、贸易开放度三个控制变量的基础上,综合运用固定效应模型及工具变量估计法,对我国财政支出波动与居民消费波动的关系进行探讨,结果表明:居民消费波动受财政支出波动的影响显著,两者呈正相关关系;金融发展水平及贸易开放度有助于减轻居民消费的波动程度;居民收入波动对消费波动的影响不显著。     

Openness and growth: The long shadow of the Berlin Wall

The question whether international openness causes higher domestic growth has been subject to intense discussions in the empirical growth literature. This paper addresses the issue in the context of the fall of the Berlin Wall in 1989. We analyze whether the slow convergence in per capita incomes between East and West Germany and the lower international openness of East Germany are linked. We address the endogeneity of openness by adapting the methodology proposed by Frankel and Romer (1999) to a panel framework. We instrument openness with time-invariant exogenous geographic variables and time-varying exogenous policy variables. We also distinguish the impact of different channels of integration. Our paper has three main findings. First, geographic variables have a significant impact on regional openness. Second, controlling for geography, East German states are less integrated into international markets along all dimensions of integration considered. Third, the degree of openness for trade has a positive impact on regional income per capita.     

Budget deficits and interest rates: a fresh perspective

We extend the literature on budget deficits and interest rates in three ways: we examine both advanced and emerging economies and for the first time a large emerging market panel; explore interactions to explain some of the heterogeneity in the literature; and apply system Generalized Method of Moments (GMM). There is overall a highly significant positive effect of budget deficits on interest rates, but the effect depends on interaction terms and is only significant under one of the several conditions: deficits are high, mostly domestically financed, or interact with high domestic debt; financial openness is low; interest rates are liberalized; or financial depth is low.     

Housing,consumption and monetary policy: how different are the first-, second- and third-tier cities in China?

This article presents an empirical analysis of the relationship between house prices and the real economy in China’s first-, second- and third-tier cities. A Structural Vector Autoregression model is applied to study the impacts of monetary policy shocks and housing demand shocks on various housing markets across China. We also investigate the role of house prices in the transmission mechanism of monetary policy. The results reveal that in first-tier cities, raising interest rates has a stronger negative effect on house prices. Also, as house prices decrease in first-tier cities, private consumption declines sharply. There is a stronger role of housing markets in the transmission of monetary policy shocks in these cities. Our findings indicate that interest rate adjustment could effectively curb spikes in housing prices in the first-tier cities, but the impact of such adjustments on household consumption must also be considered.     

长三角房地产市场的价格差异及决定因素

城市的房地产价格能充分反映所在地区经济发展水平、人口集聚、资金流动和居民的消费偏好等有关信息.长三角城市群房地产市场显现较明显的体系分层结构,为研究房屋价格差异的决定因素提供了很好的素材.文章用长三角16个城市2000-2004年房地产市场的数据,揭示了需求差异是决定长三角地区城市间房屋价格差异的主要因素.其中,城市之间在居民人均收入和非农人口比例的差异又是决定各个城市对住房存在不同需求的主导因素.然而,我们同时发现,人均房屋竣工面积等供给因素对房屋价格并没有显著的影响.这说明当前长三角城市群的房地产市场价格差异主要由需求因素决定,供给因素起到的作用较弱.     

The non-linear impact of monetary policy on international reserves: macroeconomic variables nexus

This paper employs panel smooth transition regression models to investigate the nonlinear effects of two monetary policy proxies (i.e., real exchange rate return and real interest rate differential) on the international reserves—macroeconomic variables nexus. The panel data set includes the fourteen G-20 countries during the period 1991–2012. Empirical results show that the marginal effects of the macroeconomic variables (savings, terms of trade, public debt, capital account liberalization, economic growth, and trade openness) on international reserves are non-linear and vary with time, the proxies and countries, not linear and constant derived from traditional linear model. Currency devaluation policy (against the US dollar) can non-linearly enlarge the positive contribution of trade openness and public debt on international reserves, and non-linearly reduce the negative impact of terms of trade on international reserves, as the Marshall–Lerner condition holds. Expansionary monetary policy (through the decrease in domestic interest rates) can strengthen the positive effects of public debt, trade openness, and economic growth on international reserves. The precautionary and mercantilist views of reserves holdings are partially supported.     

房价波动、调控政策立场估计及其影响效应研究--基于1998-2014年数据的实证分析

调控政策对房价的反应、立场和影响效应是政府政策设计的重要依据,2007年底金融危机爆发后,调控政策和房价波动都发生了显著变化。文章以2008年为界,构建了三个房价和政策变量的月度时间序列样本：1998-2007年、2008-2014年和1998-2014年,在此基础上,对2008年前后调控政策的反应、立场和影响效应进行了实证分析。结果表明：(1)实际贷款利率和货币供应量在2008年前后对目标变量的反应是交错变化的,货币供应量对房价的反应与假定相反,货币政策并未对房价做出充分反应,而财政和土地政策表现出了较好的反应结果。(2)货币供应量对房价波动的影响最大,是房价持续上涨的重要原因,2008年以来,固定资产投资的影响非常显著,脉冲响应分析发现利率只能在短期内对房价产生负向影响,除土地政策外,货币和财政政策皆会在长期内对房价产生稳定影响。文章的研究为推进房价政策调控和房地产市场健康稳定发展提供了可靠的经验支持。     

Housing price variability: national and local impacts

This article examines the influence of national and local forces on housing prices in 20 local US real estate markets during the recent housing price run-up and decline. We use reduced-form panel data fixed-effects models with robust SEs to determine the impact of national and local effects on housing prices in 20 US cities across time. A national home price index and mortgage rate are used to measure national impacts on the local markets. A mix of socio-economic variables estimates local impacts. We find no results indicating that national trends lack relevance in local markets; however, we find wide support for the additional inclusion of local socio-economic factors in all markets. The findings are consistent with an environment in which national polices and trends influence all markets; however local policymakers and investors can continue to expect geographic differences in market outcomes.     

The long-run determinants of inequality: What can we learn from top income data?

This paper studies determinants of income inequality using a newly assembled panel of 16 countries over the entire twentieth century. We focus on three groups of income earners: the rich (P99–100), the upper middle class (P90–99), and the rest of the population (P0–90). The results show that periods of high economic growth disproportionately increases the top percentile income share at the expense of the rest of the top decile. Financial development is also pro-rich and the outbreak of banking crises is associated with reduced income shares of the rich. Trade openness has no clear distributional impact (if anything openness reduces top shares). Government spending, however, is negative for the upper middle class and positive for the nine lowest deciles but does not seem to affect the rich. Finally, tax progressivity reduces top income shares and when accounting for real dynamic effects the impact can be important over time.     

Low Mortgage Rates and Securitization: A Distinct Perspective on the US Housing Boom*

In this paper, we analyse the impacts of low interest rates and lax underwriting standards on the US housing boom around the beginning of the new millennium. We suggest a time-varying mean of the log price-to-rent ratio (PtR) to capture the persistent changes in housing prices. We show that the increasing latent trend in the PtR was significantly affected by the increased securitization of residential mortgage loans and decreasing interest rates, with the former effect being about three times larger than the latter. In the absence of securitization, negative interest rates would have been needed to reproduce an equally large housing boom since 2003.     

腐败治理对房价的抑制效应研究简

抑制过快的房价上涨是中国当前面临的紧迫任务之一。腐败治理不仅可以抑制腐败推高房价的灰色收入效应和市场势力效应,而且对房价有直接抑制效应。构建房地产价格计算模型,利用2002-2011年省级面板数据,在全国和区域层面分别进行计算分析结果表明,腐败治理对房价的抑制效果显著,其中东部、中部地区效果更为显著。     

The amenity value of climate change across different regions in the United States

This article estimates the effect of climatic variables on house prices near ski resorts in different regions in the United States. We find that among the climate variables we test, average winter temperature has the most significant and robust effect where an increase in this climate variable increases house prices near ski resorts at a decreasing rate. At the mean average winter temperature levels, an increase in average winter temperature reduces housing prices for all regions except the Northeast. The consumer surplus from projected average winter temperature changes is negative across all regions and the largest negative effects are in the Midwest and Mountain regions.