Why British prosperity is hobbled by a rigged land market

Why British prosperity is hobbled by a rigged land market

Why British prosperity is hobbled by a rigged land market

Written by Simon Tilford, 13 February 2013

The British have the least living space per head, the most expensive office rents and the most congested infrastructure of any EU-15 country. Thanks to a rapidly growing population –  the result of a healthy birth-rate and immigration – these trends are worsening steadily. At the same time, the British economy is languishing in a prolonged slump brought on by a collapse of demand. The answer is obvious: Britain needs to build more. Unfortunately, the obstacles to development are formidable. Britain’s supply-side problems are of a different character to those holding back other struggling European economies, but arguably no less serious.

Britain is generally considered a flexible, economically liberal economy, in which insiders have few opportunities to rig the system for their own benefit. To the extent that supply-side problems are considered a significant obstacle to economic growth, attention generally centres on the country’s patchy skills base. A high drop-out rate from secondary school and weak vocational training are no doubt real constraints on the UK economy, but there is an equally, if not more, serious one. Housing, commercial property and infrastructure are central to a country’s economic and social well-being. The UK’s essentially rigged market for land and its restrictive planning system are as big an obstacle to economic growth as restrictive labour markets and protected professions are in Southern Europe.

The number of new homes built each year in Britain has lagged far behind demand from a growing population for 30 years. Despite faster population growth, house construction is currently running at half the level of the 1960s. At the same time the average size of homes built in Britain is now the smallest in the EU. The result of these two trends has been a steady fall in the amount of living space per head. Property prices relative to average household incomes have come down a bit since 2007, but remain very high. Moreover, the problem is not just restricted to the residential sector: Britain has the highest office rents in the EU. Firms in cities such as Manchester pay more than in Frankfurt or Milan. And transport infrastructure is very expensive to build in Britain, which is one reason why there is too little of it.

Britain is small and densely-populated, but does not suffer from particularly acute land scarcity. Around 13 per cent of the UK is built on, a lower proportion than in countries with a similar population density such as Germany, Belgium or the Netherlands. Britain’s problem is that the supply of new housing and commercial space is uniquely unresponsive to increases in property prices. Alone among the countries that experienced a house price boom in the run up to the financial crisis, Britain had no construction boom. The number of houses being built picked up only slightly, despite UK house prices rising by more than in any other developed countries except Ireland.

This situation has far-reaching economic and social consequences for the UK. Massive house price inflation has aggravated the UK’s already high levels of inequality by shifting wealth from the young (and property-less) to the old (and propertied). The poor availability of affordable housing undermines labour mobility – people are unable to move to where jobs are available because they cannot afford accommodation. Those on welfare are discouraged from working (as they then lose access to subsidised housing).  Congested, expensive infrastructure combined with pricey commercial property pushes up the cost of business, depresses investment and holds back economic growth.

The two reasons for Britain’s land-use woes – a complex planning system and insufficient land for development – are inter-related. A major constraint on the supply of land is the existence of a protected ‘greenbelt’: land around cities on which development is very tightly controlled. There are also strict controls over building on other so-called green-field sites. The market for land is essentially rigged in favour of landowners, who pay no tax on their land holdings and hence pay no penalty for sitting on it, waiting for the artificially-created scarcity to push prices up further. With no revenue from land taxes, local authorities are unable to capture any increase in the value of land that takes place when planning permission is granted. As a result, they have little incentive to open up land for development. 

The UK should, of course, redevelop so-called ‘brownfield’ sites – vacant or derelict buildings and land. But this will only ever comprise part of the solution to its land use crisis. By its very nature, brownfield land is concentrated in parts of the country where people do not want to live. And it is often very expensive to redevelop, not least because the government has stipulated that 60 per cent of new homes must be built on brownfield sites. There is no alternative to building on the green-belt, much of which is neither beautiful nor green. The greenbelt was originally established to combat urban sprawl, but is now an obstacle to sensible development. For example, allowing London to expand by between two and three miles in each direction would easily solve the city’s land-use problems. Increasing that proportion of the UK’s surface area under development by between 1 and 2 percentage points would address the country’s  land constraints  and would not involve concreting over England’s ‘green and pleasant land’. Urban sprawl could easily be prevented by good quality town planning.

The sanctity of the greenbelt, and green-field land more generally, has much to do with vested interests perpetuating a system which rewards speculation. Many Britons have profited from land scarcity (and the tax-free property price gains it has led to), and are determined to defend those gains. They may complain about their children being unable to buy a house, but at the same time will staunchly oppose new development. For their part, landowners are a powerful and politically well-connected lobby; many of the biggest sit in the House of Lords (the country’s upper house). They have a big stake in inflated land prices and are well-placed to resist the taxation of land.

A land tax would involve property owners paying a percentage of the value of their land in tax each year. If the value of their property rose, so would the amount of tax paid on it. This would achieve a number of things. First, local authorities would have a financial incentive to change land from agricultural to residential (and commercial) use as they would profit from the increased value of the land this would cause. Second, it would make it more expensive to speculate on future rises in land values, and some of those gains would be captured by the government. Third, construction companies would not be able to sit on large amounts of land (so-called land banks), and drip feed the market, maintaining prices at artificially high levels. Instead, land would have to be developed or sold, which together with the increased availability resulting from the freeing up of greenbelt land, would bring down the price of developing land and with it the cost of housing, commercial property and infrastructure. Lower land costs would also increase competition by reducing barriers to entry to the construction sector: for example, at present housing building is dominated by a small number of big players.

Supply-side measures are rarely a quick solution to a demand-side crisis. That is certainly the challenge facing other struggling European economies. Spain and France suffer from inflexible labour markets, Germany from over-regulated product and services markets, Italy from both. Academic research shows that addressing such problems improves economic performance in the longer term, but it provides no immediate boost to demand. However, the UK is almost certainly an exception. Addressing Britain’s biggest supply-side problem (its rigged market for land) could provide a more immediate economic stimulus by releasing massive pent-up demand, as well as lift growth potential.

Britain should turn its weaknesses into strengths. Other struggling European countries have a surfeit of housing and infrastructure and poor demographics. For example, boosting construction in Spain would do no good – Spain has far too many unsold houses and it is now suffering from net emigration (more people are leaving the country than arriving). In Italy and Germany, populations are stagnant, although there is more scope to boost spending on infrastructure than in Spain. France’s population is growing, but as a result of persistently strong public investment, it already has very good physical infrastructure. And thanks to a rational planning system and plenty of land, it does not suffer from a housing shortage. Unlike Britain, these countries have few low-hanging fruit.

Far-reaching reform of the greenbelt and the introduction of land taxes could open the way for a boom in housing and commercial development. Local authorities and the national government could agree to set aside a proportion of the funds raised through land taxes to fund investment in infrastructure. Moreover, land taxes would make the tax system fairer by taxing unearned income. And by redistributing money from the wealthy (who save a high proportion of their income) to construction sector workers (who save little of it), it would provide a further boost to economic activity. The current Conservative-Liberal government has pushed through modest reforms of the planning system, but has shied away from opening up the greenbelt and has no intention of introducing a land tax. 

An economy in which speculation is rewarded and wealth is increasingly concentrated in the hands of those with property risks stagnation. It faces an uphill battle to hold on to its young or attract skilled immigrants. Britain needs to strike a better balance between the interests of existing property-owners and the rest of the country. This includes acknowledging that the value of land is determined by the activities of society as a whole and not the landowner, and hence needs to be taxed accordingly.

Simon Tilford is chief economist at the Centre for European Reform.

Comments

Added on 13 Feb 2013 at 11:38 by anonymous

what about higher density within urban areas? Building on greenbelt land would increase urban sprawl and in the case of London, in an urban area that is already much larger than other metropolitan areas. This leads to lots of issues from public transport (the tube having to cover much larger distances than e.g. the subway in NYC)to commuting to the structure and vitality of urban high streets.
British cities are unusual in that they consist mostly of 2-storey buildings and there is resistance to building up rather than out. Would increased density in the existing urban area not be a better solution to housing supply than building on ever increasing, badly connected greenbelt areas?

Added on 13 Feb 2013 at 20:27 by anonymous

The reforms could include the right to build up as well as out. Planning permission prevents upward building too.

Peugeot's state guarantee gets temporary EU approval

Peugot bailout

Peugeot's state guarantee gets temporary EU approval

Written by Simon Tilford, 11 February 2013

EU claims that crisis is over, premature analysts claim

EU claims that crisis is over, premature analysts claim spotlight image

EU claims that crisis is over, premature analysts claimvideo icon

Voice of America
Written by Philip Whyte, 11 February 2013

Link to video:
http://www.voanews.com/content/europe-financial-crisis/1601691.html

Britain should abandon hope of a revival in EU demand

Britain should abandon hope of a revival in EU demand

Britain should abandon hope of a revival in EU demand

Written by Simon Tilford, 04 February 2013
From The Guardian

Eurozone slump derails Britain's economic strategy

Eurozone slump derails Britain's economic strategy

Eurozone slump derails Britain's economic strategy

Written by Simon Tilford, 28 January 2013

The British government's attempt to rebalance the UK economy has failed. In 2012, the deficit on the country's current account (the broadest measure of foreign trade) was larger than in any year since 1990. Britain's problem is not its trade performance with non-European markets: exports to these are rising strongly and the country runs a small surplus with them. The UK's problem is the weakness of its exports to the EU, and the huge trade deficit it runs with its EU partners. As the eurozone’s biggest trade partner, the UK is bearing the brunt of the eurozone’s neglect of domestic demand.

The UK's current account deficit narrowed from 2.3 per cent of GDP in 2007 to 1.3 per cent in 2011, before jumping to an estimated 3.5 per cent of GDP in 2012. There is no doubting the scale of the challenge posed by this deterioration. After all, a key element of the government’s growth strategy is to rebalance the economy away from an excessive dependence on private and public consumption in favour of business investment and exports. It was relying on a positive contribution to economic growth from net trade (exports minus imports) to help offset the impact of fiscal austerity, and to narrow the country’s external deficit. 

The UK's persistently weak trade position is often attributed to British firms' failure to tap fast growing markets outside Europe. This narrative does not bear scrutiny. The truth is that British exports, and with it chances of rebalancing the economy, are being held back by the country's trade with the rest of Europe rather than with the supposedly hyper-competitive economies in Asia or the Americas. The value of exports to non-EU markets is growing quickly: between 2006 and 2012 they increased by half (a 65 per cent rise in goods exports and a 35 per cent rise in exports of services). The value of exports to the EU, meanwhile, rose by just 5 per cent over this period (a 5 per cent fall in goods exports and a 23 per cent rise in services). As a result of these trends, the UK earned almost 60 per cent of its foreign currency earnings from non-EU markets in 2012, up from under a half in 2006.

With imports from the EU easily outpacing exports, the trade position with the EU has deteriorated steadily. Despite exports to the EU accounting for little over 14 per cent of GDP in 2012, the UK is estimated to have run a current account deficit with its EU partners equivalent to 4.5 per cent of GDP, double the deficit of five years ago. The value of goods exports to the EU are estimated to have fallen by 5 per cent in 2012, led by declines of 18 per cent to Italy and 12 per cent to Spain.  Exports of services to EU markets also fell, as did the returns on British investments in the eurozone, pushing the balance of income with the EU deeper into deficit. By contrast, exports of goods and services to the rest of world rose 5 per cent in 2012, and trade with these markets remained in surplus. 

The UK runs a surplus with the non-European world, which accounts for almost three-fifths of its foreign current earnings, but is massively in deficit with the EU, which accounts for just over two-fifths. This is not because the UK is 'competitive' with the rest of the world and uncompetitive in Europe, but because of the collapse in demand across the EU. UK exports are rising to the rest of the world because demand is rising in the rest of the world, and are falling to EU markets because demand for imports is falling across the eurozone. The reason why the UK's current account deficit rose sharply in 2012 and those of Italy and Spain fell is not because the latter have improved their 'competitiveness' more than the UK. Spain's and Italy's current account deficits have shrunk because demand in their economies has declined dramatically, leading to a steep fall in imports.

The eurozone’s decision to eschew symmetric adjustment of trade imbalances within the currency union in favour of asymmetric rebalancing (where domestic demand contracts in the deficit countries but there is no offsetting rise in demand in the surplus countries) has serious implications for the UK. Britain was criticised for allowing its currency to fall in value following the onset of the financial crisis in 2007, on the grounds that it constituted a competitive devaluation. But it is the eurozone, not the UK, which is pursuing a mercantilist strategy. 

What can the UK do about its increasingly unbalanced trade with the EU? It would make no sense for the UK to leave the EU. As the data show, membership of the EU has not undermined Britain’s exports to non-European markets. And leaving the union would have little impact on the trade imbalance with European economies; the UK outside the EU would not be able to erect significant trade barriers against imports from EU countries. Not only is EU membership no obstacle to increased trade with the rest of the world, it is probably facilitating such growth: with the growth of bilateral trade deals in place of multilateral ones, it pays to be part of a heavy-weight negotiating bloc.

The British government could emulate the Italians and the Spanish and tighten fiscal policy by so much that import demand implodes. This would lead to a sharp narrowing of the UK's trade deficit with the EU and a rising trade surplus with the rest of the world (as the British imported less from non-EU markets). Such a strategy would be politically impossible in the UK. The coalition government would suffer a huge defeat at the next general election and for good reason: this approach would depress investment and push up unemployment, eroding the country's growth potential.

David Cameron and George Osborne could mount a campaign for more expansionary economic policies across the eurozone. However, even if the British government were not increasingly isolated and resented within the EU, such pleas would fall on deaf ears: the rest of the eurozone could also justifiably argue that they are only doing what the British government has routinely argued that every country must do: cut public spending and 'live within its means'.

The British government should give up on any hope that stronger EU demand for British exports will help rebalance the UK economy. In all likelihood, demand across the eurozone will remain chronically weak for a very long time. Instead, Cameron and Osborne should concentrate all their efforts on boosting domestic economic activity. They should slow the pace of austerity and kick-start a large-scale housing and infrastructure programme. Combined with aggressively expansionary monetary policy – the incoming governor of the Bank of England, Mark Carney, has indicated that monetary policy is set to remain very loose – this should be enough to drive an economic recovery.

If the UK government were to opt for this approach, the British economy would no doubt suck in imports from the rest of the EU, leading to a further widening of the bilateral trade deficit. However, the worsening of the country's trade position, together with the Bank of England's more inflationary strategy than the ECB, would almost certainly prompt a fall in the value of sterling. A significant devaluation would probably suffice to halt the rise in Britain's deficit with the rest of the EU, although the shortfall is unlikely to narrow much while demand remains so weak across the eurozone. Eurozone governments would no doubt accuse the UK of engaging in a competitive devaluation. Given the recent trend in the EU-UK trade balance, such accusations would ring hollow. 

Simon Tilford is chief economist at the Centre for European Reform.

Issue 88 - 2013

CER bulletin - issue 88 - February/March 2013

Issue 88 February/March, 2013

File Attachment
File thumbnail: 
CER bulletin - issue 88
File Attachment: 
Spotlight Image
Spotlight short title: 
New bulletin issue
Author information

Europe places too much faith in supply-side policies

Europe places too much faith in supply-side policies

Europe places too much faith in supply-side policies

Written by Simon Tilford, 18 January 2013

Supply-side thinking now dominates European economic policy. Most governments, and the European Commission, argue that attempts to boost demand would be counterproductive, achieving little but a delay to the necessary consolidation of public finances. With close to unanimity, they believe that structural reforms offer the only hope for depressed European economies: these reforms will improve competitiveness and confidence, leading to stronger growth, a rebalancing of trade between European countries and sustainable public finances. But are policy-makers and the Commission putting excessive faith in the power of structural reforms? Is there a risk that a strategy weighted so heavily towards supply-side measures could actually end up further eroding Europe’s growth potential? And is it right to argue that structural reforms will help bring about sustainable rebalancing?

Few doubt the need for structural reforms in Europe. The region needs faster productivity growth and this requires, among other things, more flexible and competitive markets: labour and capital must be freer to move from slow growing sectors to faster-growing ones. But structural reforms alone will not achieve this. Indeed, in the short to medium term such reforms will further depress demand. Only in the long-term could they have the desired effect and only then if businesses invest in new organisational structures and new products, and if workers (especially young ones) have the right skills and experience. But business investment is at historic lows in Europe as firms worry about the lack of demand.

 
And unemployment is back to levels last seen in the early eighties and set to remain chronically high for years. In short, the damage done to Europe’s supply-side by very low investment and mass unemployment is likely to offset the potential benefits of the reforms. For example, all the academic evidence shows that persistently high unemployment does lasting damage to economies’ human capital and hence growth potential.

A further problem is the nature of the structural reforms underway in Europe. Supply-side reforms in the context of the eurozone largely mean labour market reforms, or more particularly, labour market reforms that erode the bargaining power of labour. By contrast, there is much less emphasis on opening up markets for goods and services to greater competition, which is arguably more important from the perspective of economic growth. This is perhaps unsurprising. Germany’s Hartz IV reforms, which are the inspiration for much of what the eurozone is doing, led to a weakening of workers’ bargaining power, but did little to promote reform of Germany’s domestic economy. Indeed, according to the OECD, Spain’s product markets are considerably more competitive than Germany’s. This helps explain the persistent weakness of German domestic demand: it fell in 2012, with all of the economy’s 0.9 per cent growth down to net exports.

The European Commission argues that the structural reforms underway in the peripheral eurozone economies are boosting their trade competitiveness, and points to the narrowing of their current account deficits in 2012 as evidence of this. But this improvement is mainly the result of unprecedentedly weak domestic demand (and hence declining imports) in these economies, rather than rising exports. Faced with stagnation at home, some firms have successfully scrambled to boost exports. However, a sustained rise in exports requires investment in new capacity and products and stronger export demand. Neither is happening: investment in manufacturing is at all-time lows across Europe, but it is especially weak in the periphery. Demand across the European economy, meanwhile, is chronically weak.

Three years ago, the Commission argued that rebalancing within the eurozone needed to be symmetric if it was to be consistent with economic growth. It followed that the onus needed to be on the economies with big trade surpluses to rebalance their trade as much as the deficit ones. In reality, very little emphasis has been placed on rebalancing the surplus economies. And in a report published in December 2012, the Commission downplayed the role that stronger demand in the region’s surplus economies would have on the exports of countries such as Spain, Greece and Portugal. The Commission illustrated this by showing the limited impact a 1 per cent increase in German domestic demand would have on the exports of the country’s eurozone trade partners: the peripheral ones do less trade with Germany than the country’s immediate neighbours, and would hence benefit less from stronger German demand for imports. The Commission acknowledges that there would be second and third round effects – for example, stronger demand in Germany would boost the French economy, which in turn would boost the Spainish one – but almost certainly underestimates the significance of these.

However, the bigger problems with the Commission’s analysis are the narrowness of its focus and its use of such a modest increase in German domestic demand to illustrate its point. There is no doubt that a 1 per cent increase would have only limited impact on peripheral countries’ exports. But if domestic demand in Germany (and in other surplus economies such as the Netherlands and Austria) expanded by 4 per cent per year over a five year period, the impact on their trade partners would be significant, even on the assumptions employed by the Commission. Moreover, if their demand were to increase by this amount, the surplus economies’ ‘marginal propensity to import’ (that is, the proportion of any increase in demand spent on imports) would rise: their domestic industries would lack the domestic capacity to service the increased demand and a rising share of it would be met by imports. Firms would be likely to step-up investment in the domestically orientated-sectors of these economies, reducing their trade surpluses, and with it the drag they impose on the rest of the eurozone economy. The flip-side would be stronger investment in the export-orientated sectors of the peripheral countries.

On their own, the structural reforms underway across Europe will bring neither economic recovery nor rebalancing. The current reforms focus strongly on labour markets, and risk leading to similar results across Europe to those seen in Germany: very weak consumption and investment. Europe needs to do much more to strengthen demand, which requires symmetric structural reforms and stimulus. While there is no doubt that Spain needs to reform its labour market, Germany would also benefit from reforms of its product markets. Those governments that have the scope to provide stimulus need to do so: Germany actually posted a budget surplus in 2012. Stronger demand in the countries running trade surpluses will not suffice to rebalance the eurozone economy and return it to growth, but it is an indispensable element of what is needed. The European Central Bank, meanwhile, could redouble its efforts to boost credit growth. As it stands, demand is likely to remain very weak across Europe for a prolonged period of time, further eroding growth potential and the sustainability of public finances.  

The Commission’s readiness to place so much faith in structural reforms as a solution to Europe’s economic ills is a product of the region’s political realities. The surplus countries have successfully resisted pressure to take steps to rebalance their economies and there is little appetite among eurozone governments for simultaneous reflation involving fiscal stimulus and quantitative easing by the ECB. The current strategy is not without political risk: the more European policy-makers talk about growth, the less growth there is. Whereas unpopular national governments can be voted out and replaced with ones that do not shoulder responsibility for unsuccessful policies, this is not the case with the Commission, whose standing could suffer long-lasting damage.

Simon Tilford is chief economist at the Centre for European Reform.

Comments

Added on 18 Jan 2013 at 16:05 by anonymous

Greater competition in products markets, lower cost and higher supply of labor and other measures would surely support growth. Yet import-, consumption- and overall spending elasticities vary widely across the continent. The impact of either supply- or demand-side measures is uneven. The ideal vehicle to help rebalance trade and demand is through floating exchange rates. What a pity that those are fixed across much of the continent …

Added on 21 Jan 2013 at 05:20 by anonymous

A leadership must have a policy, but that policy must be useful or that can bring good at something.

Asia's fading economic miracle

Asia's fading economic miracle

Asia's fading economic miracle

External Author(s)
George Magnus

Written by George Magnus, 11 January 2013

Sound public finances require more than low budget deficits

Sound public finances require more than low budget deficits

Sound public finances require more than low budget deficits

Written by Simon Tilford, 04 January 2013

The European Commission and the European Central Bank like to compare the eurozone's budget deficit and overall level of public indebtedness favourably with the US and the UK. Senior policy-makers from both institutions cite the allegedly superior fiscal performance of the eurozone to justify their outspoken support for austerity. They claim that the eurozone has acted more decisively to put its public finances on a sustainable footing and will reap a growth dividend for this, as confidence returns more quickly to the eurozone than to the US or UK. Is the Commission’s confidence justified? Or is it guilty of using data selectively to justify policies that are not working?

The eurozone as a whole has certainly run smaller budget deficits than the US or the UK over the last five years. Whereas the eurozone deficit averaged 4.4 per cent of GDP per year in 2008-12, the UK's was 8.4 per cent and that of the US almost 10 per cent. However, an economy’s budget deficit only says so much about its debt dynamics. The sustainability of a country's fiscal position is less about the size of its budget deficit at a particular point in the economic cycle, and much more about the size of its debt stock, the cost of borrowing and the trend in nominal GDP (that is, economic growth plus inflation). And here the picture becomes less clear.

The eurozone budget deficit may have averaged less than half the US's over the last five years, but the eurozone’s ratio of public debt to GDP has grown only slightly less rapidly than the US's. The eurozone's debt stock has increased from 70 per cent of GDP in 2008 to an estimated 94 per cent in 2012. Over the same period, the comparable US ratio rose from 76 per cent to 107 per cent, and that of the UK from 52 per cent to 89 per cent.

Moreover, around five percentage points of the rise in the US debt stock reflects the cost of recapitalising the country’s banks (the comparable figure for the UK is around 8 per cent of GDP). It is hard to put a figure on the cost to the tax-payer (so far) of bank recapitalisations in the eurozone, but it is certainly less than 2 per cent of GDP. It is legitimate to include the costs of bank recapitalisation in the three economies' debt stocks: eurozone governments (individually or collectively) will eventually have to pump large amounts of public money into their banks, pushing up the level of public debt across the currency union. 

If the cost of bank recapitalisation is excluded, public indebtedness has only risen slightly more quickly in the US than in the eurozone. The UK's debt ratio has increased significantly faster than the eurozone, even after taking into account the expense of recapitalising banks. However, the rise in the UK's debt stock has outpaced that of the eurozone's by less than suggested by the UK's much bigger budget deficit.

Why has the ratio of eurozone debt to GDP risen almost as much as in the US, despite the US running a budget deficit of twice the size of the eurozone over this period? One factor is nominal GDP or the 'denominator', which has grown more quickly in the US than in the eurozone, reflecting a much stronger economic recovery. This has contained the expansion of debt to GDP in the US relative to the eurozone, where the expansion of nominal GDP has been much weaker. Nominal GDP in the UK has also risen more rapidly than in the eurozone, although this reflects higher inflation rather than a superior growth performance. Inflation is no panacea, of course. Eventually investors will demand a higher premium to compensate for it. But they are only likely to do so once economic recovery is underway (and other assets become more attractive than government bonds). At that point fiscal deficits should fall rapidly in any case, as tax revenues rise and social transfers fall.
 
The crucial importance of nominal GDP to a country’s debt dynamics is illustrated by Italy. Despite managing to run a small deficit, Italy has experienced a very large rise in the ratio of debt to GDP over the last five years. One reason is that Italian nominal GDP actually fell slightly between 2008 and 2012. Greece, Ireland and Portugal, together with Spain, have all run much larger deficits than Italy, though only in the case of Ireland has the deficit been significantly bigger than in the US (reflecting the scale of Ireland’s bank recapitalisation programme). But Greece and Ireland have experienced huge falls in nominal GDP (14 per cent in both cases), whereas Spain and Portugal have posted declines of around 3 per cent. Falling nominal GDP is a major reason why they have all experienced dramatic increases in their debt ratios, far in excess of the US or the UK.

Another factor explaining why the eurozone's debt stock has risen so quickly despite a relatively small deficit is higher real borrowing costs. Quantitative easing by the US Federal Reserve and the Bank of England, combined with concerns over weak economic prospects (which undermines the attractiveness of other assets), have pushed down government borrowing costs. Both the US and UK have been able to borrow (and refinance debt) very cheaply. Crucially, borrowing costs have been below the rate of inflation in both countries, which slows the accumulation of debt relative to GDP.

By contrast, average borrowing costs across the eurozone have been considerably higher. While Germany, the Netherlands, Finland and Austria have been able to borrow as cheaply as the US, and France has only had to pay a bit more, struggling eurozone economies such as Italy and Spain and, of course, the three small peripheral economies, have had to pay far more to borrow funds. Investors have questioned whether their membership of the currency union is sustainable and have demanded a premium to offset the convertibility risk. Since the ECB indicated in mid-2012 a readiness to purchase potentially unlimited quantities of struggling eurozone countries’ debt, borrowing costs have fallen. However, they still remain well above the rate of inflation.

A combination of stagnant or declining nominal GDP and borrowing costs in excess of inflation is poisonous for many eurozone countries' debt dynamics. It is all but impossible to prevent a rapid accumulation of debt to GDP when the nominal GDP is not growing, irrespective of how much fiscal virtue a country demonstrates. Indeed, from the perspective of debt dynamics, fiscal austerity can be counterproductive. As Italy demonstrates, running a primary budget surplus (the budget balance before the payment of interest) is no guarantee of fiscal sustainability if interest rates are high and nominal GDP stagnant or falling.

What about the future? The European Commission forecasts that eurozone public debt will barely rise as a proportion of GDP in 2013 and actually start falling in 2014. Economic forecasting is necessarily imprecise, but the Commission’s strain credibility. Every six months it has to revise down its growth forecasts and revise up its forecasts for debt. The coming year’s revisions look set to be even bigger than those we have seen over the last few years.

Even assuming the ECB continues to hold down borrowing costs, there is little indication that they will be below the rate of inflation in the struggling eurozone countries. And the outlook for economic growth is extremely poor. Assuming that austerity in the current economic climate is as bad for growth as the Commission and the IMF now acknowledge (but do not incorporate into their forecasts), real GDP will fall steeply in 2013 across much of the eurozone, pushing down inflation with it. Nominal GDP will do little more than stagnate (falling steeply in the south, stagnating in France and the Netherlands and rising somewhat in Germany). Assuming further austerity (on top of that already announced) is avoided, the eurozone could eke out a bit of nominal GDP growth in 2014. The risk, however, is that the deepening of the slump brought on by austerity will weaken public finances further and be used to justify more austerity. This, in turn, would weaken nominal GDP further.

There may be a miracle, but in all likelihood the eurozone is going to combine the worst of both worlds: stagnant or falling GDP and rapidly rising debt. The prolonged slump threatens to further weaken the eurozone's banks, increasing the amount of money that eurozone governments will eventually have to borrow in order to recapitalise them. It is impossible to say whether by 2017 (ten years after the start of the crisis) the eurozone or the US will have experienced the bigger build-up of debt relative to GDP. However, what can be said with a high degree of certainty is that the US economy will be substantially larger in 2017 than it was in 2007.

Not only is the eurozone likely to experience a lost decade, but the growth potential of its economy will almost certainly have eroded further as mass unemployment and weak business investment damages the supply side. The UK’s experience is likely to be much closer to the eurozone's than the US's. Notwithstanding its euroscepticism, the strategy of the British government has more in common with the rest of Europe than it does with the US. It is stepping up the pace of fiscal austerity in the face of extremely weak consumption and business investment and a worsening outlook for exports.

 Simon Tilford is chief economist at the Centre for European Reform.

Syndicate content