Housing investment in urban China

What explains the rapidly increasing housing investment demand in China? To address this question, we develop an analytical framework featuring how expected capital gains impact households' housing investment decisions when subject to financial constraints. Housing demand in China takes place not only through households' owning multiple houses, but also through their owning a larger primary living residence if they are constrained from buying multiple houses. We show that households are more likely to own multiple houses when expecting higher capital gains. As expected capital gain increases, the primary housing demand of those households who are constrained from owning multiple houses increases, while those owing multiple housing units invest in extra ones instead of improving primary housing. Our empirical findings, based on 2010 and 2011 household survey data, are consistent with our theoretical predictions. We also find that the marginal effect of expected capital gains is higher for wealthier households. This links the booming housing market to widening income inequality which is a typical growth pain in a developing country like China. As an extension, we apply the analysis to derive implications of the institutional features (such as purchasing restriction policy and the existence of subsidized housing) for China’s housing markets.     

THE PUZZLING DIVERGENCE OF RENTS AND USER COSTS, 1980–2004

This paper demonstrates that, in the context of U.S. housing data, rents and ex ante user costs diverge markedly—in both growth rates and levels—for extended periods of time, a seeming failure of arbitrage and a puzzle from the perspective of standard capital theory. The tremendous volatility of even appropriately‐smoothed ex ante annual user cost measures implies that such measures are unsuitable for inclusion in official price statistics. The divergence holds not only at the aggregate level, but at the metropolitan‐market level as well, and is robust across different house price and rent measures. But transactions costs matter: the large persistent divergences did not imply the presence of unexploited profit opportunities. In particular, even though detached housing is readily moved between owner and renter markets, and the detached‐unit rental market is surprisingly thick, transactions costs would have prevented risk‐neutral investors from earning expected profits by buying a property to rent out for a year, and would have prevented risk‐neutral homeowners from earning expected profits by selling their homes and becoming renters for a year. Finally, computing implied appreciation as a residual yields a house price forecast with huge errors; but either longer‐horizon or no‐real‐capital‐gains forecasts—which turn out to have similar forecast errors—imply a far less divergent user cost measure which might ultimately be useful for official price statistics. Some conjectures are offered.     

A QUEST FOR UNFETTERED CREDIT: HOW MONETARY POLICY DRIVES CREDIT RISK TRANSFER OF STRUCTURED FINANCE PRODUCTS

This study examines the effects of monetary policy contractions on bank loans to households and firms and instruments in three different credit risk transfer (CRT) capital markets over two separate time periods (1995–2006 and 2007–2015). The findings show that in both periods, banks decrease business lending but increase lending to consumers through a combination of mortgage, auto, credit card, and student loans from more liquidity produced by consumer‐related CRT activity. Additional results reveal relative CRT movements toward securitized mortgages from bank mortgage debt over both periods and toward securitized and insured business loans from bank business debt in the latter period, which suggest vulnerabilities among interconnected credit markets. (JEL E44, E51, G21, G23)     

Commodity Price Instability and Debt-linking by Developing Countries

Most developing countries borrow in world capital markets. Typically this borrowing is denominated in one of the major currencies and requires periodic servicing. The foreign exchange required to meet the service obligation is often dependent on the export of one or a small number of commodities. This demand usually competes with a number of other claims on export earnings, including both consumption and capital goods imports. This paper investigates the use of commodity-linked borrowing by developing countries. If the interest and/or principal payments on external debt are linked to the price of a country's principal exports, the risk of default can be shifted to better-diversified lenders. The social cost of linking is much smaller than that of other compensating arrangements. In addition, commodity-linked debt may reduce the borrower's direct lending costs. This will depend on the quantity of linked debt supplied and the dispersion of expectations about the future price of the commodity. If the supply is small relative to the demand among investors who expect the commodity price to increase, the resulting reduction in the cost of borrowing may be sufficient to offset the premium for bearing the risk associated with the commodity's future price.     

Sticky Norms,Endogenous Preferences,and Shareable Goods

The Internet has reduced the cost of borrowing and lending “shareable goods,” including tools, gear, toys, lodging, and vehicles. Online platforms can better match people with underutilized goods, but it may take time for people to develop sticky norms and endogenous preferences that are conducive to greater peer-to-peer sharing. This study estimates the current and potential value of sharing items across households. Data from the General Social Survey, the website NeighborGoods, and a new survey show that peer-to-peer borrowing is already worth at least $179 a year for 30% of Americans. Spending on shareable goods provides an upper bound on the potential gains from sharing. The consumer expenditure survey reveals that the average household spends $9,090 each year on shareable goods. Private vehicles account for 80% of these expenses, which suggests that the largest opportunities may be in greater car-sharing and ride-sharing.     

Distributional consequences of asset price inflation in the Euro Area

We study the distributional consequences of housing price, bond price and equity price increases for Euro Area households using data from the Household Finance and Consumption Survey (HFCS). The capital gains from bond price and equity price increases turn out to be concentrated among relatively few households, while the median household strongly benefits from housing price increases. The capital gains from bond price increases (relative to household net wealth) do not correlate with household net wealth (or income). Bond price increases thus leave net wealth inequality largely unchanged. In contrast, equity price increases largely benefit the top end of the net wealth (and income) distribution, thus amplify net wealth inequality. Housing price increases display a hump shaped pattern over the net wealth distribution, with the poorest and richest households benefitting least, but there exists considerable heterogeneity across Euro Area countries. The ECB's OMT announcements over the summer of 2012 had quantitatively similar distributional implications as an unexpected loosening of the policy rate by about 175 basis points.     

A DYNAMIC MODEL OF HOUSING DEMAND: ESTIMATION AND POLICY IMPLICATIONS*

Using data from the PSID, we estimate a dynamic model of housing demand with nonconvex adjustment costs, credit constraints, and uncertainty about income and home prices. We simulate how consumer behavior responds to house price and income declines as well as tightening credit. In response to a negative home price shock, households early in the life cycle climb the housing ladder more quickly and invest more in housing assets due to the lower price. With a concurrent negative income shock, however, housing demand falls among young and middle aged households who stay in smaller homes rather than to trade up.     

Remittances and healthcare expenditure: Human capital investment or responses to shocks? Evidence from Peru

This paper estimates the effect of international remittances on healthcare expenditures, taking into account both the interdependence with other consumption goods and the effects of health shocks. More precisely, we assess whether the budget allocation decisions of remittance‐receiving households reveal different preferences to invest in health capital, even when the simultaneous effect that health shocks may have on the demand of remittances and on other types of nondurable expenditures is accounted for. Using data from the “Peruvian National Survey of Households,” we find that remittances have a positive impact on healthcare budget shares, net of the remittance‐related income effect and independently of the occurrance of a health shock. They also have a positive impact on housing and a negative one on other expenditure items, that is, clothing, transport, and education. Hence, our results indicate a “pure” tendency of remittance‐receiving households to devote larger shares of their budget to health capital investment, rather than to other types of consumption goods.     

Saving up or settling down: Home ownership over the life cycle

In a Bewley model with endogenous price volatility, home ownership and mobility across locations and jobs, we assess the contribution of financial constraints, housing illiquidities and house price risk to home ownership over the life cycle. The model can explain the rise in home ownership and fall in mobility over the life cycle. While some households rent due to borrowing constraints in the mortgage market, factors that affect propensities to save and move, such as risky house values and transactions costs, are equally important determinants of the ownership rate.     

How do consumers respond to house price declines?

Movements in house prices and consumer spending are closely correlated in many developed nations. Much debate exists on whether this relationship is causal arising from either wealth effects or via borrowing constraints. This paper uses a unique survey question on consumer responses to house price falls to explain the relationship between house price movements and consumer spending among households in the United Kingdom. 30% of households report they would cut back consumption as a direct response to house price falls. Households who reported they were borrowing constrained were much more likely to report they would cut consumption.     

Optimal pricing of public lotteries and comparison of competing mechanisms

This article establishes optimal pricing rules for rationing indivisible units of rival and otherwise nonexcludable goods by lottery or a hybrid of a lottery and outright sale by posted price. Given the distributional objective of maximizing expected consumer surplus, the solutions to unconstrained and constrained versions of the pricing problem may be expressed in classic inverse elasticity form, with the lottery price appearing as an entry fee, user fee or a combination of the two. Numerical analysis of a rich class of private value distributions indicates that sizable gains in expected consumer surplus can be realized over competitive pricing and zero pricing.     

Housing Collateral and the Monetary Transmission Mechanism

In this paper, we quantify the effects of the recent increase in the housing loan‐to‐value ratio (LTV) on the monetary transmission mechanism. We set up a two‐sector dynamic stochastic general equilibrium model with collateral constraints and production of goods and housing. Using Bayesian methods, we quantify the component of the monetary transmission mechanism that is generated by housing collateral. We find that this component is substantial and strongly increasing in the LTV. We conclude that in order to properly understand the monetary transmission mechanism, we need to take into account the effects of housing‐related collateral constraints and their changing nature.     

Dynamic Stochastic General EQUILIBRIUM ‐ BASED Assessment of Nonlinear Macroprudential Policies: Evidence from Hong Kong

In the wake of the 2008–2009 global financial crisis, the macroeconomic discussion has returned to the topic of proactive macroprudential policies. The use of loan‐to‐value (LTV) policies to curb booming property markets has long been used by Hong Kong's monetary authorities to actively manage the potential fallout from housing price bubbles. In 2013 the Hong Kong authorities supplemented the LTV policies with property transfer taxes. Here, we also analyse the merits of these tax‐based macroprudential policies in the dynamic stochastic general equilibrium framework. Furthermore, we calibrate the impact of both countercyclical macroprudential policies employed in conjunction with forward guidance. We conclude that both policy approaches can limit the pace of housing price increases. As regards the comparison of LTV and tax‐based measures, it turns out that property acquisition taxes are more effective.     

INCOME UNCERTAINTY,CONSUMER DURABLES INVESTMENTS,AND HOME PRODUCTION: EVIDENCE FROM CHINA

We investigate the effect of uncertainty on home durable purchase decisions, and empirically evaluate the efficacy of consumer durable policies under uncertainty. A model of lumpy home capital adjustment shows that elevated uncertainty leads households to adopt a cautionary perspective and postpone their capital adjustment. We test this prediction using microevidence from China where both uncertainty and home production are substantial. We exploit a wide‐scale rebate program funded by the Chinese government as a natural experiment, and examine the impact on household investment. We find strong, significant, and robust evidence that greater income uncertainty inhibits durable adjustment. Our findings highlight the impediment that income uncertainty poses to investment in home durables, which are often considered as “engines of liberation” in emerging economies. (JEL E21, E64, J22, O16, O23, D91)     

VALUING THE SERVICES OF CONSUMER DURABLES

Although consumer durables are treated as nondurables in most economic accounts, economists have long recognized that they could be treated as capital. If an estimate of the value of the services of consumer durables was available, it could be included in personal consumption expenditures and purchases of the durables treated as a form of investment. Such treatment would give a better picture of changes in a nation's economic welfare over time and make international comparisons more meaningful.
This article reviews the economic literature on how the services of consumer durables can be valued. It examines six alternative measures: the (1) user cost; (2) capital recovery; (3) opportunity cost; (4) market rental value; (5) cost of a substitute; and (6) cash-equivalent value measures. The first three are based on the summation of the costs of the inputs used to produce the services, although only the first two are consistent with the principle that the purchase price of a durable equals the discounted present value of its expected future benefits. The fourth and fifth measures are based on the prices of marketed services while the sixth is derived from the consumer's demand function for the good's services. The article also discusses six major issues in implementing these measures: (1) imputing a rate of return to capital; (2) measuring declines in market value (depreciation and capital gains); (3) accounting for operating expenditures; (4) adjusting for capacity utilization; (5) deflating service values; and (6) defining consumer durables.     

Border tax adjustments and tariff‐tax reforms with consumption pollution

We develop a model of a small open economy, where pollution per unit of consumption between domestically produced and imported quantities of the same good differs. We show that the first‐best policy combination calls for consumption taxes on all polluting goods, and border tax adjustment (BTA) measures, that is, tariffs or import subsidies. We identify conditions under which well‐known tariff‐tax reform policies for developing economies, such as a consumer‐price‐neutral piecemeal reform of trade and a consumption tax, and a consumer‐price‐neutral reform of all trade and consumption taxes improve welfare. We also evaluate whether reforms of trade taxes alone are superior to consumer‐price‐neutral reforms of trade and consumption taxes.     

Housing Market and Current Account Imbalances in the International Economy

This paper presents a two‐sector, two‐country model showing that inflation in the housing market, a low personal savings rate, and a construction investment boom can contribute to a large current account deficit. In the model, demand by a group of households in the domestic country is constrained by the availability of collateral. This implies more procyclical debt capacity because constrained households can borrow against the increase in the value of their houses during an expansion. A higher degree of financial liberalization and development helps constrained households reach higher loan‐to‐value ratios, thus relaxing their borrowing constraints. The resulting higher net worth and lower need for savings imply a worsening current account.     

On the existence of a market for second hand physical capital: An empirical test of the Keynesian and neoclassical assumptions

In this paper we test Keynesian and neoclassical assumptions concerning the existence of second-hand markets for physical capital. These alternative views of the dynamic profit maximizing firm lead to distinct equilibrium price equations. We use a sample of 4-digit SIC consumer goods and capital goods industries over 1967–1975 to test the relative goodness of fit of the competing price equations. We find consumer goods industries conform better to the Keynesian assumptions and capital goods industries more nearly approximate the neoclassical view of the world. We investigate the policy implications of our finding of sector heterogeneity by constructing a three-sector macro model with a Keynesian consumption goods sector, a neoclassical capital-for-consumption-goods-production sector, and a neoclassical capital-for-capital-goods-production sector. Comparative static analysis reveals that both monetary and fiscal policy variables have ambiguous short run effects on real variables in this heterogeneous three-sector model, which may be the minimum level of detail consistent with the observed behavior of US manufacturing industries.     

The Impact of Monetary Policy and Housing-Purchase Restrictions on Housing Prices in China

This paper examines the level and volatility effect of monetary policy on housing prices in China utilizing a novel set of housing price indices constructed by (Fang, H., QuanlinGu, W. X., & Zhou, L.-A. (2015). Demystifying the Chinese housing boom. NBER Macroeconomics Annual 2015, Volume 30. University of Chicago Press.). We find that in the long-run, average housing prices react positively to inflation, money supply and bank lending growth, and negatively to the reserve requirement ratio and benchmark lending rate. Housing prices in Tier 1 cities respond more sensitively to monetary shocks relative to Tier 2 and 3 cities, possibly due to surging demand and limited supply under housing-purchase restrictions (HPR). We further study the volatility effect of monetary shocks using the GARCH model and find that the benchmark lending rate, reserve requirement ratio and money supply growth have strong negative impact on the volatility of housing price growth. Our benchmark results remain robust after incorporating the HPR policy variable in the estimation, with a significant negative effect of HPR on housing price growth in Tier 1 and Tier 2 cities. Lastly, we conclude with recommendations on future monetary policy design and implementation, with a specific focus on the heterogeneous characteristics of China’s housing market.     

Equilibrium Effects of Superstition in the Housing Market

We investigate the interaction of product quality differentiation and consumer preference heterogeneity in durable goods markets, focusing on the effects of secondary market liquidity and consumer heterogeneity on equilibrium prices. We build an infinite‐horizon dynamic model of the apartments housing market that captures the above features. Some apartments are considered lucky, and some consumers are superstitious. Lucky apartments are valued more highly than non‐lucky ones only by superstitious consumers. Results show that the difference between the lucky apartment price and the non‐lucky apartment price becomes smaller when the secondary market becomes less liquid and when consumers’ preference heterogeneity becomes more persistent as opposed to time‐varying.