Changes In House Prices In The United Kingdom Economics Essay

Introduction – Housing Market

A house market is one of the most of import markets in the UK ‘s economic system. It is a market in which purchasers and Sellerss of the belongingss are brought together. The Sellerss try to sell their belongingss at the highest monetary value to do as much addition as possible on a peculiar belongings. Whereas, the possible purchasers are seeking to negociate with the Sellerss to purchase the belongings at the lowest monetary value. The monetary values of the house are determined by the demand and supply of the belongings in the market. Hence, the monetary values of the belongingss are based on the assorted factors. These factors include the current economic conditions, the employment degree, involvement rates, consumer assurance towards the market and the willingness of the loaners to give mortgages to the possible purchasers. A mortgage is the secured loan by a belongings and paid in episodes over a fit period of clip. In simple words, it is the adoption of the money to purchase a belongings and is repaid on regular footing with involvement.

Background to house monetary values

House monetary values goes through a uninterrupted rhythm, with ups and downs. UK lodging market is more vulnerable than any other market to monetary value volatility and the hazard of belongings bubble. Property bubble is characterized by rapid additions in rating of existent belongings until they reach unsustainable degrees relative to income and other economic elements, followed by a decrease in monetary value degrees.

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From the graph it can be seen that the first house monetary value since 1985 was in the twelvemonth 1990-1995. This was caused because of two chief factors ; low employment and record high involvement rates. The unemployment rate was high and if people are non employed so how will they pay high involvement on their mortgage.

But so after 1995, the house monetary values started to retrieve. It recovered so good that by 2002, the house monetary values rose by 200 % since last autumn. The chief ground for the house monetary values to lift once more was the addition in demand. The loaners and the Bankss were offering competitory mortgage merchandises to its consumers particularly doing it easy for the first clip purchasers to acquire a mortgage.

But so the house monetary values fell once more in July 2007 really aggressively, as shown by the graph. Harmonizing to Halifax, the house monetary values fell 16.2 % in twelvemonth 2008. The autumn was even more than the house monetary value autumn in 1990-1995. The chief ground was the default in sub-prime mortgages in USA taking to the universe economic crises. In UK, the figure of mortgage history rose up by 31 % in 2008, harmonizing to Financial Services Authority ( FSA ) . The supply of mortgage started to dry up. The mortgage involvement started to travel higher and the loaners required higher sedimentation. The loaners made it difficult for the possible first clip purchasers to acquire the mortgage. Property became really difficult to sell ; hence the house monetary values fell considerable in July 2007.

Why there was a house roar in early 2000?

The lodging market was truly dining in early 2000. The monetary values were at its highest at this clip. The followers are some of the ground for the lodging roar:

Availability of Mortgage:

The mortgage was easy available to its consumers. The loaners were offering competitory mortgage merchandises such as 100 % mortgages and high income multiple mortgages.

Expecting house monetary values will increase:

The purchasers were anticipating the house monetary values to increase farther. This increased the figure of people puting in the lodging market. They were trusting that they will derive more than the original investing in the close hereafter.

Consumer assurance:

There was a high degree of consumer assurance. The lodging market looked really stable and assuring to the consumers. As a consequence, the consumer found puting in a belongings market as a best manner of investing.

Inward migration:

There was a sudden addition in inward migration in early 2000. The increased the demand for the lodging belongingss in a short period of clip.

Demand and supply:

The demand for the house belongingss were high, therefore the Sellerss were able to sell them at the highest monetary value. More new edifices were being made available in the market, therefore increasing the supply of the house available in the market.

Why house monetary values fell?

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The house monetary values fell well from July 2007 onwards, as shown in the graph. One of the chief grounds for the autumn is the recognition crunch. Credit crunch is referred to as a sudden deficit of financess available for imparting therefore taking to a diminution in loans available. The recognition crunch crises started from USA. Where there was a crisp default on sub-prime mortgages. But the deficit of financess spread throughout the remainder of the universe.

However, there factors that lead to a autumn in the house monetary values in UK are as follows:

Lack of Mortgage finance:

Deficit of mortgage finance is one of the chief grounds for the falling demand for lodging. Due to the recognition crunch, the loaners reduced their mortgage merchandises and increased the cost of other mortgages. Hence, the loaners required big sedimentations, particularly doing it hard for the first clip purchasers to acquire a mortgage.

Unemployment and involvement rates:

High involvement rates can impact the consumers passing on mortgage. Therefore, this determines the lodging market. Due to the recognition crunch, there has been an addition in the unemployment and hence, reduced the consumers ‘ disbursement. This reduced the consumers using for the mortgage. During the recognition crunch, a batch of houses were repossessed merely because they were non able to refund their mortgages due to unemployment or really high involvement rates.

The ratio of house monetary values to income:

Over the old ages, the ration of house monetary values to income has increased well. This means that the possible purchasers find it hard to acquire a mortgage. Particularly the first clip purchasers had the most trouble due to the rise in house monetary value to net incomes ratio. Before July 2007, Bankss were able to get the better of this job by offering generous mortgage merchandises to such consumers. But due to the recognition crunch, the bank reduced such mortgage and made it hard to acquire a mortgage.

Guess in UK lodging market:

In UK, a batch of demand for the lodging was coming from the buyers-to-let investors. But as the house monetary values started to fall due to recognition crunch, the speculators left the market doing a important bead in the demand and hence, autumn in farther monetary values.

Volatility of UK lodging market:

The figure of new houses being built is rather little. This means that a little addition in demand will increase the monetary values. Similarly, a autumn in demand will do the autumn in monetary values.

Fall of Northern Rock affected the consumer assurance:

The jobs at Northern Rock and in general mortgage market affected the consumer assurance and therefore lead to the autumn in house monetary values.

Theory of Demand and Supply for lodging

Demand and supply is an economic theoretical account of monetary value finding in a market. In a competitory market, the monetary value is determined by the demands of the consumers and the measure supplied by the manufacturers ensuing in an economic equilibrium of monetary value and measure.

Equilibrium is defined to the price-quantity brace, where the measure demanded is equal to the measure supplied represented by the intersection of the demand is rest.

The monetary value P of a merchandise is determined by a balance between production at each monetary value ( provide S ) and the desires of those with buying power at each monetary value ( demand D ) . The diagram shows a positive displacement in demand from D1 to D2, ensuing in an addition in monetary value ( P ) and measure sold ( Q ) of the merchandise.

The finding of monetary values in lodging markets can be illustrated by the demand and supply theoretical account. In UK, each monetary value in the lodging market depends on:

The monetary value that the marketer is willing to sell their belongings to the prospective purchaser.

The monetary value that the purchaser is willing to pay for the belongings.

The lodging market can either be marketer ‘s or purchaser ‘s market.

Seller ‘s market:

When the demand is high for the belongingss and there is a deficit of supply in the belongingss, the balance of power in the market shifts towards the marketer. Because of the increased demand, the marketer sells their belongingss at the highest monetary values, as the consumer ‘s are willing to buy at any cost. Therefore, this increases the house monetary values.

Buyer ‘s market:

The purchaser ‘s market is opposite of the marketer ‘s market. When the figure of belongingss are available in the market but he demand is low, the power switches to possible purchasers. The purchasers can negociate a monetary value that is even lower than the published monetary value.

Before July 2007, there was a high demand of the belongingss ( Q1 – Q2 ) , due to the lenience by the Bankss in offering mortgages to the purchasers. The state of affairs caused the demand curve to switch outwards ( D1 – D2 ) , as it can be seen in the above diagram. Due to this, the Sellerss were selling their belongingss at higher monetary values, therefore, the house monetary values increased in the market ( P1 – P2 )

But due to the recognition crunch, the Bankss reduced their mortgage merchandises and needed high sedimentations. As a consequence, the demand fell and more houses were available in the market, increasing the supply of the belongingss ( Q1 – Q2 ) . The supply curve displacements outwards ( S1 – S2 ) , as can be seen in the diagram. The investors were negociating the monetary values and were purchasing at really low monetary values. Therefore there was a autumn in the house monetary values ( P1 – P2 ) .

The snap of demand and supply is the grade to which demand and supply curve reacts to the alteration in the monetary value. The handiness of the lodging in the market is frequently inelastic. This is due to the clip lags between the alteration in monetary value and an addition in the supply of belongingss in the market.

When the demand curve displacements outwards or it addition, the supply is inelastic, therefore ensuing in a big rise in market monetary value and comparatively enlargement of the measure of house traded. There is an upward force per unit area on market monetary value.

Hence, with clip the supply becomes more elastic, provided that the demand remains unchanged, there is a downward force per unit area on monetary values and an addition in the equilibrium measure of houses bought and sold.

Prediction of house monetary values in the coming old ages

Harmonizing to my research, it is really hard to calculate what id likely to go on in the following two to three old ages as there are assorted factors that will impact the monetary values. Since July 2007, the monetary values fell well and hence, it will take clip for the lodging market to retrieve.

Assorted beginnings are giving different anticipations and they are wholly different from each other. Harmonizing to Halifax: House Price Index ( 4th February, 2010 ) , the house monetary values rose to 6 % in January 2010. This was the 7th consecutive monthly addition. The following tabular array shows how the monetary values changed in the last one twelvemonth.

UK House Monetary values: Historical Data

All Houses, All Buyers ( Seasonally Adjusted )





Average Monetary value

& A ; lb ;







% *


Net incomes



Time period

Jan 2009








































































Jan 2010






Halifax: House monetary value index ( 4th February 2010 )

It can be predicted that the monetary values will increase easy and bit by bit. As the involvement rates are really low, the lodging demand will increase for those with sufficient sedimentations. However, the first clip purchasers will still happen it hard to acquire a mortgage organize the bank due to limitations on loaning.

However, this lodging retrieving can promote the Sellerss to do their houses available for sale in the market and therefore inquiring for higher monetary values, but the consumers are yet non ready to pay higher monetary values as it is excessively expensive with their mean net incomes. Besides due to terrible recession, the unemployment rate besides increased, and therefore, unemployed consumers do non hold adequate finance to put in belongingss.

It is estimated that in the long tally, the UK monetary values would make to & A ; lb ; 300,000 in following 10 old ages. This is based in the fact that in 1992, house monetary values fell 15 % in a twelvemonth but by 2002 the house monetary values rose by 200 % . The house monetary value merely goes through a rhythm with ups and downs.


Based on my research, I can reason that the house monetary values are likely to lift once more in the following 2-3 old ages when the universe recession will be over. This is because ; the recognition crunch was the chief ground for the house monetary values to fall. The Bankss made it hard to give the mortgage and were reclaiming the belongingss of those who defaulted on the refund. Hence the demand of for the house fell aggressively, which caused the Sellerss to sell their belongingss at a lower monetary values. The diminution in house can merely prevail if:

The mortgage crises are lasting, i.e. ; limitations on loaning by the loaners continue for several old ages.

The supply of the houses in the market is more than the demand. This would sabotage the house monetary value growing.

However, when the house monetary values autumn, it is ever likely to lift once more as it is a uninterrupted rhythm. But how long it takes to retrieve depends on how terrible the lodging market crises were.