by Julius Probst
The decline in global real interest
rates
Back
in 2013, Larry Summers started to believe that most advanced economies have
entered a new macroeconomic regime, a prolonged period of lower economic growth
as a result of insufficient aggregate demand. In a recent piece, I argued that Summers' revival of the secular stagnation
hypothesis has been the most important contribution to modern macroeconomics
(Probst, 2019a). According to the secular stagnation theory, a combination of
macroeconomic factors have pushed down real interest rates on a global level.
These forces include adverse demographics, falling productivity growth, and
rising inequality. With the decline in interest rates, Central Banks
increasingly struggle to keep the economy at full employment because they
cannot reduce interest rates substantially below zero. Therefore, many countries
will also have a higher risk of experiencing recessions and might suffer from
prolonged negative output gaps when interest rates remain constrained by the
so-called effective lower bound (Summers, 2015; 2016).
The
chart below displays the secular downward trend of real interest rates for the
Japan, the US, the UK, and the Eurozone. Most other rich economies have suffered
the same fate since the 1980s. A lot of economic research has shown that global
interest rates have declined significantly and that they are nowadays at
record-low levels across advanced economies since the late 19th
century (Probst, 2019c, Schmelzing, 2017). Some economists have even suggested
that current interest rates have never been that low throughout human history
since the early Antiquity (Haldane, 2015). The decline in interest rates also
had the unintended side-effect of pushing up the price of financial assets around
the world, both stock markets and real estate.
Figure 1: Real Interest rates
CB policy rates minus CPI, 1 year MA
Source:
Macrobond
The
global surge in real estate prices
The
second figure below shows that inflation-adjusted house prices have almost
tripled across many advanced economies since the end of Bretton Woods in the
early 1970s. This has especially been the case for Anglo-Saxon economies, but
the social-democratic economies of Scandinavia have been severely affected as
well. While increasing financialization and the globalization of capital flows
probably also played their part in pushing up local real estate prices in
global cities like London, New York, and Paris, etc., researchers
at the Bank of England have argued
that a significant part of the increase is due to the decline in global real
interest rates. The reason is simple. The value of any financial asset is
simply the net present value of all its future cash flows discounted at the
rate of interest. As interest rates decline, future cash flows become more
valuable and therefore the fundamental value of the financial asset increases.
Figure 2: Real house prices, Dallas Fed Price Index
Source:
Macrobond
A
standard way of pricing financial assets is by using the dividend discount
model, according to which the net present value (NPV) of a financial asset is
given by the sum of all future cash flows (R) discounted by the rate of
interest (i):
While
the formula is usually applied to stock prices, it is equally valid to use it
for housing or other investments. As inflation-adjusted interest rates have
declined significantly across the world in recent decades (and the same is true
for nominal interest rates), the price of real estate and other financial
assets increases as future cash flows are now discounted at a lower rate of
interest. Halving the rate of interest would roughly correspond to a doubling
of financial asset prices. It therefore stands to reason that the secular
downward trend of interest rates has indeed contributed to a large extent to
the spectacular surge in house prices across advanced economies.
Germany and Japan are the outliers
However,
the researchers from the Bank of England might have gone one step too far in
attributing almost the entirety of the increase in house prices to falling
interest rates. Dwellings are after all not only a financial asset, but they
also provide us with one of the most important services in life, namely housing.
The demand for housing in large metropolitan areas has increased significantly
in recent decades as most jobs high-income jobs have been created in the large
agglomerations. The forces of economic geography have increasingly favored big
cities since the 1990s while more rural regions have largely lost out (Florida,
2016). This has been the case in the US, but also in most European countries
like Germany, the UK, and Sweden. Consequently, house prices have performed
extremely different across regions within countries. Furthermore, there also
seem to be vast differences internationally. While some countries have seen
their house prices explode in recent decades, mostly a combination of stronger
population growth and restricted supply, other countries have experienced a
very different trend. Most noticeably, real house prices in Germany and Japan have
stayed relatively flat for a longer time period (see below). Japan has seen
stagnating house prices for more than 2 decades since the explosion of its
asset price bubble in the early 1990s while Germany’s house prices have only
started to catch up to the international trend very recently. This suggests
that supply-side factors are also extremely important in determining house
prices. According to the following statistic, the metropolitan area of Tokyo
added more individual housing units in 2014 than the entire country of England. Consequently, house prices in Tokyo have experienced a
very different trend than most other metropolitan areas around the world where
supply has been much more constrained.
Figure 3: Real house prices, Dallas Fed Price Index. Germany and Japan
Source:
Macrobond
Conclusion
Summing
up, the evidence
for secular stagnation seems to be
increasing as advanced economies continue to suffer from even lower interest
rates and economic growth rates than what was widely expected just a few years
ago (Probst, 2019a; 2019b). Moreover, this does not seem to reverse any time
soon as financial markets have priced in low interest rates for the foreseeable
future. Secular stagnation also had the undesirable side-effect of bidding up
house prices around the world as a result of low interest rates. However, the
financial blog by the Bank of England might have somewhat overstated its case.
Dwellings are not only a financial asset, but also a real commodity. While the
entire advanced world has suffered from low interest rates during the last
decade, supply-side constraints can explain why San Francisco or New York have
experienced exploding house prices whereas this has not been the case in Tokyo,
for example.
References:
·
Florida, R. (2016). Winner-take-all urbanism:
Geographic divisions in the modern era. Brown J. World Aff., 23, 103.
·
Gordon, M. J. (1962). The investment,
financing, and valuation of the corporation. Homewood, IL: RD Irwin.
·
Haldane, A. (2015). Stuck. Bank of England
Speeches.
·
Probst, J. (2019a). Lawrence Summers Deserves
a Nobel Prize for Reviving the Theory of Secular Stagnation. Econ Journal
Watch, 16(2), 342.
·
Probst, J. (2019b). Secular stagnation: it’s
time to admit that Larry Summers was right about this global economic growth
trap. The Conversation.
·
Probst, J. (2019c). Global real interest rate
dynamics from the late 19th century to today. International Review of Economics
& Finance, 59, 522-547.
·
Schmelzing, P. (2017). Eight Centuries of the
Risk-Free Rate: Bond Market Reversals from the Venetians to the ‘VaR Shock’.
·
Summers, L. H. (2015). Demand side secular
stagnation. American Economic Review, 105(5), 60-65.
·
Summers, L. H. (2016). The age of secular
stagnation: What it is and what to do about it. Foreign Aff., 95,
2.
Julius Probst is a Customer
Specialist at Macrobond Financial, a macroeconomic search
engine and analysis tool and provider of financial time series data.
Previously, he was a PhD student at the Economic History Department at Lund
University and a PhD trainee at the ECB. He also has a blog on macroeconomics
at macrothoughts.














