The Economic Impacts of Help to Buy - UCL · Aims to support first time buyers and home-movers •...
Transcript of The Economic Impacts of Help to Buy - UCL · Aims to support first time buyers and home-movers •...
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The Economic Impacts of Help to Buy
Felipe Carozzi, Christian Hilber and Xiaolun Yu
The Bartlett School of Construction and Project Management
UCL
22nd June 2018
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Paper in a Nutshell
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Literature Rev ResultsIdentification StrategyDataIntroductionIntroduction
➢Explore the economic impacts of Help to Buy: Equity Loan Scheme
• Using spatial and price discontinuities in the scheme as well as differences in the
timing of implementation across UK countries
➢Preliminary results:
• HtB increases prices of newly built homes by between 3.2% and 3.9%
• More housing construction only in (less desirable) areas with more elastic supply
• Substantive bunching for properties with prices below the threshold
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Literature Rev ResultsIdentification StrategyDataIntroductionIntroduction
Sources: BIS, World Bank, Bank of England
Real HP growth 1970-2015, selected OECD countries
Housing Affordability Crisis in the UK
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Help to Buy
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Literature Rev ResultsIdentification StrategyData
• Aims to support first time buyers and home-movers
• First announced in 2013 budget speech
• “The biggest government intervention in the housing market since the Right to
Buy scheme” (George Osborne, former Chancellor of the Exchequer)
• Four different schemes:
❑ Equity Loan Scheme (£9.7 billion, 194,000)
❑ Mortgage Guarantees Scheme
❑ Shared Ownership Scheme
❑ Help to Buy ISA
Introduction
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Equity Loan Scheme: the most high-profile scheme
Literature Rev ResultsIdentification StrategyDataIntroduction
Source: HtB official website
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Literature Rev ResultsIdentification StrategyData
➢What are the economic impacts of HtB on housing construction and prices?
➢Does HtB succeed in its two main objectives: increasing construction
volumes and homeownership attainment?
➢Who are the main beneficiaries of HtB: first-time buyers or existing
homeowners?
Introduction
Research Questions
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Literature Review
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ResultsIdentification StrategyData
➢Background Theories
• US mortgage interest deduction and homeownership attainment (Hilber and
Turner, 2014)
• Supply constraints in the UK (Hilber and Vermeulen, 2016); Credit and
homeownership (Carozzi, 2015)
➢Empirical Approaches
• Boundary spatial discontinuity: Gibbons, Machin and Silva (2013), Tang (2017)
• Bunching approach: Kleven (2016), Saez (2010), Best and Kleven (2017)
➢Help to Buy
• Currently no rigorous estimation of the economic impacts of HtB on housing
constructions and prices
Introduction Literature Rev
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Data
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ResultsIdentification Strategy
➢Housing transactions data
• Land Registry database
• Energy Performance Certificates (EPC) database
• Merge two databases to control for a wide range of housing characteristics
• HtB and homeownership attainment
➢Demographic characteristics
• Census 2011
➢Locational characteristics
• ONS
Introduction Literature Rev Data
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ResultsIntroduction Literature Rev Data Identification Strategy
➢Price Effect
• Greater London Authority
• England-Wales Border
➢Housing Construction
• Greater London Authority
• England-Wales Border
➢Bunching
The Economic impacts of Help to Buy
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ResultsIntroduction Literature Rev Data Identification Strategy
Help to Buy: Equity Loan Scheme
Region Introduction
Date
House value
up to
Loan from
government
Application
England April 2013 £600,000 Up to 20%
Applies only to newly-
built homes
London February 2016 £600,000 Up to 40%
Applies only to newly-
built homes
Wales January 2014 £300,000 Up to 20%
Applies only to newly-
built homes
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ResultsIntroduction Literature Rev Data Identification Strategy
Help to Buy: Equity Loan Scheme
➢Higher equity loan-threshold in Greater London Authority
➢Later implementation of HtB in Wales
➢Cutoffs of £600,000 and £300,000 thresholds
Region Introduction
Date
House value
up to
Loan from
government
Application
England April 2013 £600,000 Up to 20%
Applies only to newly-
built homes
London February 2016 £600,000 Up to 40%
Applies only to newly-
built homes
Wales January 2014 £300,000 Up to 20%
Applies only to newly-
built homes
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Results
➢New builds transactions near to the Greater London Authority boundary
Introduction Literature Rev Data Identification Strategy
Price Effect: GLA
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Spatial Discontinuity Analysis
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ResultsIntroduction Literature Rev Data Identification Strategy
Ln(Price)i = β0 + β1 * Treati + f (Distancei) + ui
• The treatment variable takes the value one if the property transaction is
inside GLA and zero otherwise
• The function f (Distancei) is a 1st to 4th order polynomial of the distance
of property to the GLA boundary
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Introduction Literature Rev Data Identification Strategy Results
Spatial Discontinuity: GLA
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Estimation Model
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ResultsIntroduction Literature Rev Data Identification Strategy
Ln(Priceijtm) = Pj + β1 * HTBitm + Di * Yeart + β2 * Xi + Nj * Yeart + (Yeart * Monthm) + uijtm
• HTBitm is treatment indicator
• Pj are postcode fixed effects
• Di are location fixed effects
• Xi is a set of housing characteristics
• Nj is a vector of time-invariant neighborhood characteristics
• Yeart * Monthm are year-month fixed effects
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Preliminary Results: GLA
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Introduction Literature Rev Data Identification Strategy Results
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ResultsIntroduction Literature Rev Data Identification Strategy
➢New builds transactions near to the England-Wales Border
Price Effect: England-Wales border
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Preliminary Results: England-Wales Border
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Introduction Literature Rev Data Identification Strategy Results
➢We estimate properties transactions near to the England-Wales border
➢Preliminary results suggest that HtB:
• increases newly-built house prices by 3.2%
• has an insignificant price effect on existing homes
• estimations are robust across a variety of specifications
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Preliminary Results: Price Effect
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Introduction Literature Rev Data Identification Strategy Results
➢Help to Buy Policy:
• leads to a significant increase of newly built house prices by between 3.2% and 3.9%
• has an insignificant price effect on existing homes
• has a larger price effect in GLA (less supply elastic area) than in areas near to the
England-Wales Border (more supply elastic area)
• has a larger price effect compared with back-of-the-envelope calculation (between
1.22% to 1.96%), meaning that HtB is not only an interest rate subsidy, but also a
policy pushing up demand through enabling buyers to get access to credit
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HtB and Housing Constructions
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Estimation Model
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ResultsIntroduction Literature Rev Data Identification Strategy
• HTBitq is treatment indicator
• #Newbuildsitq is the number of new builds transactions in LSOA i at quarter q of
year t
• Yeart * Quarterq are year-quarter fixed effects
• LSOAi are LSOA fixed effects
#Newbuildsitq = LSOAi + β1 * HTBitq + (Yeart * Quarterq) + uitq
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Preliminary Results: HtB & Housing Constructions
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Introduction Literature Rev Data Identification Strategy Results
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Bunching Effect
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ResultsIntroduction Literature Rev Data Identification Strategy
Bunching of New Builds in England
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ResultsIntroduction Literature Rev Data Identification Strategy
Sales by Price Bins
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Estimation Model
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ResultsIntroduction Literature Rev Data Identification Strategy
• We follow Chetty et al. (2011) and Best & Kleven (2016)’s methods
• Sjt is the number of transactions taking place in bin j in period t
• Pjt captures the price level in each bin
• δt corresponds to a set of time effects
• The first sum estimates Q degree polynomials over the price histogram
• The second sum account for round number bunching
• Our variables of interest are the γs, which estimate the amount of
bunching around the HtB price threshold
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Introduction Literature Rev Data Identification Strategy Results
Notch at £600,000
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Conclusion
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Introduction Literature Rev Data Identification Strategy Results
➢Estimate the economic impacts of HtB equity loan scheme using spatial and
price discontinuities
➢Preliminary results:
• HtB increases prices of newly built homes by between 3.2% and 3.9%
• More housing construction only in (less desirable) areas with more elastic supply
• Substantive bunching for properties with prices below the threshold
![Page 29: The Economic Impacts of Help to Buy - UCL · Aims to support first time buyers and home-movers • First announced in 2013 budget speech •“The biggest government intervention](https://reader034.fdocuments.in/reader034/viewer/2022050208/5f5b4642a14d735ac0619422/html5/thumbnails/29.jpg)
Next Steps
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Introduction Literature Rev Data Identification Strategy Results
➢ Identify whether the observed bunching is driven by changes in the type of
units or by changes in the relative prices of those units
➢Measure the impact of HtB on homeownership attainment, which is this
policy’s main objective
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Thank you!
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