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Exactly how independent is the Bank of England?

Is the Bank of England’s independence up for challenge? Or do political parties need to respond better to the way it exercises that independence? When Mark Carney opened the conference in September marking 20 years of independence for the Bank of England, he lobbed a joke at the former graduate trainee of the Bank sitting in the front row. “Imagine what could have become of your career, prime minister, if you had stayed at the Bank,” its governor said, before Theresa May rose to give the keynote speech.

Maybe the joke is on him, though. Despite the case he made for independence – an innovation in the architecture of modern government that has a lot to be said for it – he stepped too smoothly around the shortcomings. Its programme of very low interest rates, or quantitative easing (QE), in response to the 2008 crisis was part of one of the biggest economic experiments that developed countries have performed on themselves and the world economy. It arguably softened the blow of the crisis.

But it fuelled a decade’s rise in asset prices, including property prices, and with that a divergence in wealth between the richest and the poorest, and in turn a difficulty for many of buying (or even renting) a home.

Did officials foresee the consequences? Probably not. But politicians in all parties are now grappling with the best response to the fury of those who cannot afford a home. That prompts questions in turn about whether decisions that have so much impact should be taken by unelected officials.

Twenty years ago in September, Gordon Brown, then chancellor, urged on by his adviser Ed Balls, gave the Bank the power to set interest rates and generally to run monetary policy, previously shared with the Treasury. It was given the remit to pursue a target rate of inflation, and after that, to pursue the government’s intended level of economic growth.

Carney is clear – and comparatively uncontroversial – about the successes that followed. “Long and varied experience has shown that price stability is the best contribution monetary policy can make to the public good”, he said. “High inflation hurts the least well off in society the most… Equally, deflation imperils growth and employment and, in the extreme, leads to financial ruin and economic collapse.”

Prices rose by 750% in the 25 years to 1992, he said, more than over the previous 250 years. In that period, unemployment was high and growth volatile; when politicians control monetary policy, he noted, they might promise low inflation but then go for faster growth “and ultimately achieve neither”.

He is right that the gains from independence are real. In the past 20 years, inflation averaged just under 2% a year against more than 6% in the preceding two decades. The main charge levelled at the Bank – the failure to anticipate the financial crisis and to regulate institutions in that light – has been addressed by the regulatory changes since 2008.

But he treats too lightly the “host of issues” – including housing affordability – “laid at the Bank’s door”.

Yes, the Bank cannot do everything; yes, its objectives are carefully defined in the remit. Yes, too, it is ultimately accountable to “Parliament and the people”. But that is to ignore the scale of the change in the distribution of wealth brought about by QE and the political repercussions that continue. The Labour opposition has not explicitly challenged the Bank’s independence. But it has made the affordability of housing a priority. What’s more, given its desire to control the price of rail tickets and water bills through its proposed renationalisation, it would not be surprising if it wanted to control the price of loans, too.

Reversing the Bank’s independence would jeopardise the successes that have followed. But politicians need to consider whether its remit is still the right one. They need, too, to be more alert to the wider consequences of its independent decisions – and be quicker to change planning laws to make it possible for more people to afford houses, if that is what they conclude the country wants.

Source: Economia

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Regulation restricts buy-to-let mortgage options

Rules introduced by the Prudential Regulation Authority to strengthen the underwriting of buy-to-let mortgages has restricted product choice, according to research commissioned by Paragon.

The rules, introduced in September 2017, forced lenders to embrace a different underwriting process for landlords that have four or more mortgage buy-to-let properties.

However, Paragon’s latest trends report showed that the changes have led to delays in application processing times and an increase in documentation requirements.

John Heron, managing director of mortgages at Paragon, said the increased underwriting burden now required for larger portfolios “makes it more difficult” for lenders competing in the mainstream mortgage market to compete successfully.

He said: “As a result, we are seeing a polarisation in the market, with specialist lenders playing to their strengths, adding product features that enhance value for larger scale landlords and increasing their share of more complex, portfolio business.”

The research from Paragon found 46 per cent of portfolio landlords that had submitted a mortgage application since the introduction of the new rules reported a reduction in the number of the lenders from which they could choose from.

However, non-portfolio landlords were largely unaffected, with 67 per cent saying they had witnessed no change in lender choice.

Despite this, 80 per cent of all landlords said they had noticed that documentation requirements had increased, while seven in 10 said the documentation burden had “increased a lot”.

A spokesman for the PRA said the Bank of England does not comment on industry surveys of this nature.

Andrew Montlake, a director of intermediary group Coreco, acknowledged that there had been some reduction in choice for the portfolio landlord market.

He said: “There have definitely been consequences of the PRA changes. It takes longer, and it is trickier, to process these applications.

“A lot of the mainstream lenders are not able to play in this market and there has definitely been a restriction of choice.”

Mr Montlake believes that the market changes are precisely the effect that the PRA wanted when it introduced the regulations, as part of a wider policy to reduce the amount of buy-to-let activity, but stressed the market may yet see some lenders return.

He said: “It has had the effect that the PRA wanted. As things get a little bit easier, you might see more lenders coming into the market, but I don’t think you will see a market like it was, with masses of choice, across the board, for portfolio landlords.

“That is probably the point of the rules.”

Source: FT Adviser

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Edinburgh, Nottingham and Manchester lead the way on house price growth

Edinburgh (+8.1%), Nottingham (+8.0%) and Manchester (+7.4%)have seen above average growth in the year to March 2018.

The Hometrack UK Cities House Price Index found that these three cities have boosted overall city house price inflation. It was at +5.5% for the 12 months to March 2018, up from +3.7% a year earlier.

Meanwhile, at the other end of the spectrum, Aberdeen (-6.6%), Cambridge (-1.2%) and London (+1.6%) are lagging behind, despite evidence of the usual seasonal increase in housing sales across the country in the first three months of 2018.

Russell Quirk, founder and chief executive of Emoov.co.uk, said: “City living often comes at a premium and so an increase in the number of sales agreed across all UK cities is a strong indicator of the stabilising health of the market and a returning level of both buyer and seller interest.

“London has seen the most sustained decline of all UK cities so the early signs that downward price pressure is subsiding will be very welcome.

“While London buyers may still be waking from their Brexit hibernation, there has been an influx of stock coming onto the market and this sign of confidence from sellers in the capital should soon filter through to the buyer side of the market.

“When it does, the London market should start to find its feet again and continue to build momentum throughout the rest of the year.”

One of the reasons for weak growth in London is the fact that the level of sales is not keeping pace with new supply coming to the market. There are 1.5 homes coming to the market for every one home sold.

This is a result of weaker demand over the last 18 months and a reluctance by sellers to accept lower prices. The net result is longer sales periods where London has the longest time to sell of all UK cities at 17 weeks.

Annual house price inflation across London remains positive at +1.6% with no signs of moving into negative territory in the near term.

Prices have registered a small increase (+0.9%) over the last three months, suggesting the downward pressure on prices in London has moderated for now.

Richard Donnell, insight director at Hometrack, said: “The headline rate of city house price growth continues to be driven by above average increases in regional cities where attractive affordability and a lack of housing for sale is supporting house price inflation.

“This latest report identifies other cities such as Cardiff, Leeds, Newcastle and Sheffield as having recorded a sustained uplift in the rate of growth over the last 12 months.

“Whilst demand for housing in London has cooled over the last 18 months and the rate of house price growth has slowed there are some signs that underlying market conditions are improving.

“Last month we reported that residential values in London were falling across more than two fifths of postcodes and this has narrowed to 36% over March.”

Other cities such as Oxford and Cambridge are also experiencing supply of homes for sale growing faster than sales.

Donnell added: “Falling asking prices over the last two years, especially in central areas of London, together with deeper discounts from asking to achieved prices and greater realism on the part of sellers is likely to support sales rates and reduce the downward pressure on prices.

“2018 could be the year when housing turnover in London starts to plateau having fallen by almost a fifth since 2014.”

Source: Mortgage Introducer

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After Carney surprise, chance of May BoE rate hike down but not out

Bank of England Governor Mark Carney surprised investors last week when he hinted that interest rates might not go up next month – but economists say it would be wrong to rule out an increase.

‘Forward guidance’ about central bank policy intentions was Carney’s signature policy when he arrived at the BoE from Canada in 2013. Yet even now, as he nears the end of his British sojourn, financial markets are still trying to figure him out.

“The Bank of England has been behaving like the Grand Old Duke of York,” said Lena Komileva, managing director of G+ Economics, likening Carney to the commander mocked in a British nursery rhyme for leading troops pointlessly up and down a hill.

Since the second half of last year, the BoE has warned that Britain’s economy is at risk of persistent inflation even as the approach of its exit from the European Union causes growth to lag that of other rich nations.

The BoE raised rates in November for the first time since 2007, and in February Carney and his fellow rate-setters said interest rates might need to rise slightly faster than the bank judged that markets were expecting.

In March, two members of the BoE’s Monetary Policy Committee voted for a rate rise and economists were confident an MPC majority would back a rise to 0.75 percent in May.

This all changed on Thursday when Carney alluded to “mixed data”, differences of opinion on the MPC and the possibility of rate rises later in the year in a BBC interview.

Sterling tumbled by more than a cent, short-dated bond yields recorded their biggest fall this year, and financial markets chopped the odds on a May rate rise to less than 40 percent from 65 percent before, according to Thomson Reuters calculations. BOEWATCH

PREVIOUS JOLTS

Investors should not lose track of the bigger picture, said Mike Amey, a fund manager at PIMCO, the world’s largest bond investor, as market pricing of the chance of a May move crept back up to around 50 percent.

“Whether they hike in May or not is an open question,” Amey said. “But we think the underlying momentum in the economy is holding up quite well, and therefore that in due course we will see higher rates than are currently priced in for the next couple of years.”

PIMCO expects BoE rates to rise once or twice both this year and next – compared with the single rate rises in November 2018 and August 2019 factored in by markets.

April purchasing managers’ surveys from British businesses will probably be more important for the BoE’s May decision than the weather-affected preliminary first-quarter gross domestic product figures on Friday, Amey added.

Overall, the economy has held up better than most economists expected after the June 2016 Brexit vote, despite lagging the global rebound. And the high inflation that hit consumer demand last year is slowing as sterling recoups some of its losses.

Unemployment has fallen to a 43-year low of 4.2 percent, and a record proportion of Britons are in work.

Komileva said she saw little case to delay a rate rise.

“If the Bank were to miss May, it would create serious questions about … what it would take for them to move again,” Komileva said.

The BoE’s signals on rates felt more arbitrary than those of the U.S. Federal Reserve or the European Central Bank, she said.

Fed policymakers make individual projections for rates while ECB President Mario Draghi regularly offers hints on policy.

This is not the first time markets have been jolted by Carney. In 2013 the BoE linked policy to the jobless rate, only for unemployment to fall far faster than policymakers forecast. And in mid-2014 and mid-2015 Carney suggested rates might rise sooner than markets expected – only to backtrack both times.

Just two months ago, Carney had said he felt he could stop giving hints on rates because markets understood the BoE’s thinking well enough to draw their own conclusions.

After that, Brexit worries eased as Britain secured an outline Brexit transition deal until the end of 2020, and economists said signs of economic weakness were the result of freak snow storms, adding to the sense that another rate hike was coming.

WAITING FOR WAGES?

The missing piece of the picture for the BoE is wage growth, the key factor for inflation pressure. At an annual 2.8 percent, wage growth is roughly in line with BoE expectations but remains weak by historic standards, especially given low unemployment.

Former BoE policymaker David Blanchflower thinks the central bank should hold off raising rates and look harder at the number of people in part-time work but who want to work longer hours, suggesting wages are unlikely to pick up sharply.

The BoE might feel it has more time to see if wages rise after a bigger-than-expected fall in inflation in March. Furthermore, sterling’s recent recovery should curb inflation pressures.

Even Michael Saunders – who voted for a rate rise last month and looks set to do so again – has said the muted response of wages to the fall in unemployment defied simple formulae.

For now, economists are still trying to gauge whether Carney’s comments were a warning that rates are unlikely to rise in May.

Alan Clarke at Scotiabank, who has dropped his forecast of a May rate rise, said they were probably intended to stop MPC members feeling they were committed to a hike next month.

Komileva said they might have the effect of dissuading wavering MPC members from backing a rate rise for fear of wrong-footing markets again.

But HSBC economists Simon Wells and Elizabeth Martins – who for now are holding with their view of a May rate rise – said they would take the comments with a grain of salt.

“Not reacting to every word the BoE utters has been a good strategy recently. We stick to this.”

Source: UK Reuters

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Gearing A Priority For Buy To Let Investors

Buy to let investors are paying increasingly close attention to the gearing of their portfolio, according to Paragon’s latest PRS Trends research.

Paragon’s research, based on interviews with 203 experienced landlords, found that landlords of all sizes are looking to reshape their portfolios. The average portfolio gearing fell from 35 per cent in the final quarter of 2017 to 32 per cent in the first quarter of 2018. This figure falls significantly below the peak of 43 per cent in 2012 and marks the lowest point seen since Paragon began tracking gearing in 2001.

An effective use of gearing has been a way for many landlords to ensure that they get the best from their buy to let properties as the interest element of their mortgages as always qualified for tax relief, making paying this off less important. However, the rules enabling landlords to offset their mortgage interest against tax are being phased out. This will mean that landlords will only be able to claim back a basic tax rate reduction of 20 per cent off their bills.

Additionally, approximately a quarter of landlords (24 per cent) reported that they had increased rent in the last three months. They had also been spending an increasingly large proportion of their rental income on mortgage costs. Landlords spent up to 30 per cent of their income on mortgage costs in comparison to the 26 per cent at the end of 2017.

Managing director of mortgages at Paragon, John Heron, explained: ‘Our latest survey demonstrates how tax and regulatory changes are beginning to drive changes in landlord behaviour, with evidence of polarisation between small landlords and those with more substantial portfolios beginning to emerge. Our own experience highlights that landlords with larger portfolios need access to products that cater for landlords with more complex requirements and broader underwriting expertise, increasing the role for specialist lenders in the buy-to-let market.’

Source: Residential Landlord

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Ranked: Best and worst cities for first-time buyers

London is the worst place in the UK to buy a home for first-time buyers, according to price comparison website Money Super Market’s First Time Buyer Index.

The inaugural survey analysed 35 UK cities against key criteria for first-time buyers, including the cost of a one-bedroom property, crime statistics, job opportunities and average salary in the local area.

London comes in last place due to its sky-high property costs and rising crime rates. Meanwhile, Oxford topped the list of the best places to buy followed by Bath, Wolverhampton, York and Aberdeen.

Other cities which were near the bottom of the list for first-time buyers after London included Newry, Hull, Sheffield and Leicester, due largely to low job opportunities.

Kevin Pratt, consumer affairs expert at Money Super Market, said: “Buying a property for the first time is exciting, but it comes with the hard decision of choosing a location that suits your budget, your job and your lifestyle. What is crucial is that people take the full range of factors into account.

“The first-time buyer sector is showing signs of life as property prices fall in some areas, thanks to the heat going out of the buy-to-let market. If buyers can be flexible, they stand a better chance of finding somewhere they can afford to purchase.”

Source: City A.M.

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Landlords are diversifying their portfolios in search for greater yields

Around 51 per cent of UK brokers have been approached by landlords looking to diversify their portfolios in the last six months, according to new research from OneSavings Bank.

And 56 per cent of enquiries were about diversifying into Houses with Multiple Occupants (HMOs), which can generate a higher yield for landlords despite new regulations set for October.

The findings echo last week’s ‘Emerging Landlord’ report from Simple Landlords Insurance, which found that landlords were becoming younger, better informed, with more expansive and diverse portfolios. 43% of HMO landlords are in buying mode, with flats and holiday lets also areas of growth.

According to OneSavings, landlords are also increasingly diversifying into commercial and semi-commercial properties after the Prudential Regulation Authority (PRA) introduced stricter underwriting standards for portfolio landlords with four or more properties and the changes to tax treatments for buy-to-let properties.

The research found 14 per cent of brokers said they had been approached by landlords wanting to increase the level of commercial property within their portfolio.

In addition, 9 per cent reported that landlords wanted to diversify into mixed-use properties. Unlike residential buy-to-let property, landlords holding only commercial property will not be affected by the reforms to mortgage tax relief.

Another six per cent of brokers said landlords were looking to diversify into student accommodation.
Adrian Moloney, sales director at OneSavings Bank, said: “Landlords are on the hunt for greater yields, and, in the face of regulatory and tax changes, diversifying into commercial property or more complex residential options such as HMOs can offer this.

“With the buy-to-let market becoming increasingly complex, there is an opportunity for informed brokers to support landlords seeking new niches.

“However, these brokers must in turn be supported by specialist lenders who can offer the flexible lending needed to finance the growth of these segments of the market.”

Likewise, insurance products will need to adapt to support changing investment strategies. Tom Cooper, Director of Underwriting at Simple, added: “We want to be able to support the emerging community on aspiring and professional landlords to grow their portfolios and profits with our back-up. We can be the safety net that lets landlords grow, diversify and thrive.”

Source: Simple Landlords Insurance

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Keep educating clients about buy-to-let – the appetite is still there

As we all know, buy-to-let is now a lot more challenging for brokers. Gone are the days when a broker could just pull out a calculator and work out how much a landlord could borrow.

In the post-PRA world, brokers now have to gather a huge amount of additional information the landlord’s property portfolio as well as their business plan and cashflow statements, before they can even start to think about LTVs.

And that is all assuming the landlord is aware of the changes, many landlords themselves still have a lack of understanding around why lenders need so much more information than they did before.

While the topic has been covered frequently in the trade press since the rules were introduced five months ago, there has been relatively little about the changes in the consumer press. Therefore, many borrowers are unaware of the changes until they actually come to remortgage or buy add another property to their portfolios.

This means many are taken aback when their broker then explains to them how much information they now need to provide, and how much extra time is needed to put together a buy-to-let mortgage application. And actually, even those who do know about the changes might not know quite the impact all the extra information needed will have.

There are even some lenders who are not sure about all the information they need themselves and therefore, even when all the information has been provided, applications are taking a lot longer than they used to. Brokers are also finding that different lenders are asking for the information in different formats, creating even more work for brokers.

While in the main, brokers know about the changes, for those who only occasionally deal with clients with portfolios of properties, the extra information required can seem as incomprehensible to them as it does to their clients.

And this is then compounded by the fact many reports are suggesting that landlords are ‘selling up on masse’ as a result of the changes so there is little buy-to-let business around away.

However, we have not seen any evidence of this, and in any case, I think we need to give landlords more credit.

Landlords are not going to sell up just because of a few changes to tax rules, most will take a much more pragmatic approach. And even those who do sell up, it is more than likely another landlord will take on the property anyway.

We know that for many brokers, the extra time and effort needed to put together a buy-to-let application may put them off, but the reality is, there is still a huge appetite out there for buy-to-let, and we are working hard to support all our brokers to enable them to keep writing good quality buy-to-let business.

Source: Mortgage Introducer

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The UK’s current housing crisis: Can your empty property portfolio provide a social dimension?

Vacant property expert, Stuart Woolgar, CEO of Global Guardians, discusses the country’s current housing crisis and the section of people who cannot buy, nor are they eligible for social housing

Housing in the UK is both in crisis and confusion, with arguments raging how best to solve the problem.

House purchase

The government says it is stimulating house purchase for first-time buyers by cuts to Stamp Duty and the Help to Buy scheme and pushing developers to build more affordable housing. However, the recent analysis by the Local Government Association (LGA) shows we are experiencing the biggest fall in home ownership in the last 20 years, with the key 25-34-year-old group dropping from 65% to just 27% on the property ladder. Why? Simply because house prices have risen around seven times faster in real terms than incomes.

At a recent housing conference, the Prime Minister said she wanted to break the ‘vicious circle’ where most young people can only get on the property ladder with their parents’ help; this was an unacceptable situation and the provision of more affordable housing was now a priority for the government to restore the dream of home ownership to millions across the country amid a lack of supply. However, house prices are unlikely to suddenly drop by a large amount so sizeable deposits for mortgages will still, somehow, have to be found.

© LSL Property Services

The rental sector

In 2017 the Royal Institution of Chartered Surveyors (RICS) predicted that rents will increase by just over 25% in the coming years. With the already huge increase in the cost of renting a home over the past decade, combined with the above problem for house purchase, this means there is a large cohort of people who can neither afford to buy their own home because they don’t earn enough and don’t have enough disposable income to save for a deposit because their rents are so high, nor are they eligible for social or affordable rented housing because they earn too much.

Tackling the problem

Two years ago, a leading thinktank produced a report which suggested that allowing disused commercial land and buildings in London to be redeveloped could provide up to 420,000 additional homes for the capital by 2036. Figures compiled by the Policy Exchange found there were more than 500 hectares of empty or under-utilised industrial land across London alone, the equivalent to 750 football pitches, as well as a significant amount of vacant retail space in outer London.

They believed that if the government were to commit £3.1 billion a year to finance the purchase of this land or provide the finance to the local authority who owns it, maybe alongside a private sector investor partner/developer, in a PPP for example, around 21,000 homes could be built each year. Rental income from the homes and the sale of equity stakes could allow the government to recoup its money within 20 years and this scheme would be the largest government investment and delivery on housing since the 1970s.

Since the Government Property Unit (GPU) is pushing on with its target to reduce the UK public sector’s estate from 800 to 200 by 2023, a real opportunity exists for the public sector to lead the way and kick-start some of the proposals now on the table to tackle the housing crisis.

However, there is a real opportunity being missed across the country, which has in fact been picked up by the Greater London Authority in their recent investigation to find one of several solutions to the capital’s chronic housing shortage. This is the use of property guardians in otherwise vacant buildings: buildings that are currently sitting, awaiting development, with or without planning permission, or simply up for sale.

The use of property guardians, who pay a far lower ‘licence fee’ to occupy an otherwise empty property, residential or commercial, than the market rate for the area, could give a whole section of people, the ‘squeezed middle’ in the property sector as described above, an opportunity to actually save money to put towards a deposit on a home of their own.

At Global Guardians, we have many examples of people who have done that, simply by being a property guardian for a few years. All our guardians live in accommodation that is safe, secure, clean and heated with utilities and domestic facilities far better than in a lot of rented accommodation, with the benefit of regular monthly inspections to ensure the property is maintained to rigorous standards.

It is such a simple and social solution for a whole section of the population who are currently frustrated with their accommodation lifestyle and it has the dual effect of lessening the financial burden that a property has for its owner, even if it is lying vacant or simply being gradually refurbished. As property owners, insurance and rates or council tax still must be paid, as well as security to keep it free from squatters, criminal damage or ASB of all types. This financial benefit is a key one, especially for local authorities or housing associations as well as government departments, where budgets are permanently under pressure.

With the public sector thinking outside the box like the GLA for more social solutions to the current housing crisis, hopefully, more of the ‘squeezed middle’ can be helped. It won’t solve the housing crisis, but it is certainly a contribution that should be actively considered.

Case study: The Excalibur Estate in Catford, south east London

A good example of putting out of date buildings to good social use while redevelopment is planned and executed is the old Excalibur Estate in Catford, south east London. This 12-acre site is home to 187 prefab bungalows built hurriedly at the end of WWII when there was an acute shortage of housing due to the Blitz. With an intended lifespan of 10 years, these homes remain decades on.

After years of consultation, in 2011 plans were finally approved to redevelop the site but still became bogged down in ongoing delays and objections by heritage groups and the new development is now scheduled for completion by 2021. However, while all the discussions have been ongoing, these old properties still have the potential to provide much needed low-cost housing for many people.

When Global Guardians gradually took over the vacated properties, they refurbished them to modern standards and they are providing inexpensive homes to an increasing number of local people while at the same time keeping the Estate secure and safe from squatters and ASB, as well as generating savings for the Estate owners in terms of security, insurance and maintenance costs and generating council tax income as well. It is proving a win-win situation for all parties.

Source: Open Access Government

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The real story of UK house prices

It is fair to say that UK house prices are under pressure after the decision to leave the European Union and the ongoing “troubled” negotiations. When you also throw in a benign economy, also considering the positive performance since the 2008 mortgage crisis, it is perhaps no surprise that sentiment has taken a hit. However, when looking at the bare statistics, what is the real story of UK house prices?

UK HOUSE PRICE MONTHLY CHANGE

If you look at the graph below you will see that since February 2017 there have only been five months in which house prices are fallen. While the London effect will have impacted the monthly change, it is worth reminding ourselves that these figures do take into account the rest of the UK and everything is on a weighted basis. So, if you look at the basic statistics, yes, the UK market is under pressure but is it really as gloomy as some experts would have you believe?

UK HOUSE PRICES ANNUAL CHANGE

It is fair to say that the annual, and even longer, performance comparisons are more relevant to the property market, investment in which should be considered on a long-term basis. There will be situations where investors are able to “flip” a property to make a short-term gain but on the whole the best performances come from long-term investment strategies. This is perfectly illustrated in the following graph which shows that in the 12 month period to the end of February 2018 UK house prices still increased by 4.4%. Even though this is one of the lower annual increases of late, it is still well above inflation.

UK house prices annual change

It would be foolish to suggest that UK property prices do not have potential for further downside in the short to medium term. It would be misleading to suggest that the worst is over because who really knows what the Brexit negotiations will hold. However, to suggest that the UK housing market is in freefall, prices are plummeting and demand is rock bottom, would appear to be a little wide of the mark?

REGIONAL HOUSE PRICES

It is safe to say that the London property market dominates the UK housing market and has done for many years. It is interesting to see that while the London market recently posted an annual 1% fall in property prices (and a more recent 2.1% monthly fall) the UK property market is still in positive territory. We have areas such as the West Midlands posting an annual rise of 7.3%, the East Midlands posting a rise of 6.3% and Scotland (where there are political concerns and a pending independence referendum) posting an increase of 6.2% over the last 12 months.

Regional house prices

We are also seeing evidence that London property investors are looking to cash in their “London premium” using funds raised to acquire properties outside of the capital where many deem there to be “better value for money”. This has prompted some experts to suggest the London house price boom is over, investors are looking elsewhere and prices will continue to fall. In reality we have been here on numerous occasions, the London market is hit hardest when the UK hits trouble but time and time again it has bounced back. Will it bounce back this time?

CONCLUSION

It would be foolish to suggest that the UK property market is not under pressure and investors are not concerned about Brexit, they are. However, when you look at the basic facts and figures relating to UK property prices in recent times it looks nowhere near as bad as some “experts” would have you believe. As they say, what can’t speak can’t lie.

Source: Property Forum