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Despite being built of bricks, a house is, in many ways, a financial asset. This is because, for the most part, we use finance - debt - to buy real estate. 

Mortgages, aka “death grips”, have been around for hundreds of years. Debt has been around since before human beings settled on the fertile plains between the Tigris and the Euphrates. But mortgages in the UK only hit the mainstream in the 20th century. First, after WWI, following Prime Minister David Lloyd George’s 1918 promise to build “homes fit for heroes”, and then, probably more so, in the 1950s and 1960s as the Tory government reduced Stamp Duty and lent money to building societies as part of its pledge to create a “property-owning democracy”. In the 1950s and 60s home ownership went from below 30% to above 60%.

On the one hand, the mortgage enabled many people to get on the housing ladder in the first place. The financing also enabled more properties to be built. But on the other hand, introduce debt into a market, you introduce more money into that market with the consequence of higher prices. See student loans for more details. If house prices were determined only by the amount of available cash, they would be lower and more in line with earnings. But they are not.

House prices are determined by the amount of debt that is available, which in turn is determined by the cost of money (interest rates), general risk appetite and so on. That is why prices are now so out of kilter with earnings. Once upon a time, and not so long ago, house prices were 3 times earnings. Now in London they are north of 10 times.

Why houses cost so much

The widely accepted view is that houses are unaffordable because we do not build enough and this has lead to a shortage of supply. The stats I would always call on to counter this argument are that between 1997 and 2007 the housing stock grew by 10%, but the population only grew by 5%. If house prices were a function of supply and demand, they should have fallen slightly over this period. They didn’t. They rose by more than 300%. The cause of house price rises is the unrestrained supply of something else: money. Mortgage lending over the same period went up by 370%.

I was just doing some research this morning as those numbers are so out of date, but the latest numbers do not tell such a different story. In the ten years to 2021 the housing stock in England and Wales grew by just above 6%. The population grew by a similar amount - 6.5% in England and quite a bit less - 1.4% - in Wales. 

But average UK house prices over the same period went from £167,000 to to £270,000 (more in England). Mortgage lending, meanwhile, more than doubled (from £153bn to £316bn) over the same period.The relationship between money supply, aka credit, and house prices is obvious.

Research by thinktank Positive Money shows that over 50% of the money created by banks when they lend now goes into mortgages. All that newly created money going to into a market where supply is constrained by planning laws will inevitably push up prices

These two charts from Positive Money illustrate the relationship between credit creation and house prices.

Here is London.

I’m not saying population growth doesn’t affect house prices. It does. So do

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