Keeping the Bubble Alive! The Effects of Urban Renewal and Demolition Subsidies in the East German Housing Market
Dominik Weiß
IWH Discussion Papers,
No. 11,
2009
Abstract
German urban renewal programs are favoring the cities in the Eastern part since the re-unification in 1990. This was accompanied additionally by attractive tax incentives, designed as an accelerated declining balance method of depreciation for housing investments during the late 1990s. The accumulated needs for comfortable housing after 40 years of a disastrous housing policy of the GDR era were generally accepted as justification for the subvention policy. But various subsidies and tax incentives caused a construction boom, false allocations, and a price bubble in Eastern Germany. After recognizing that the expansion of housing supply was not in line with the demographic development and that high vacancy rates were jeopardizing housing companies and their financial backers, policy changed in 2001. Up to now, the government provides demolition grants to reduce the vast oversupply. By means of a real option approach, it is ex-plained how different available forms of subsidies and economic incentives for landlords lift real estate values. The option value representing growth expectations and opportunities is calculated as an observable market value less an estimated fundamental value. Empirical results disclose higher option premiums for cities in Eastern Germany and a strong correlation of the option premium with urban renewal spending.
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German Economy on the Brink of Recession
Wirtschaft im Wandel,
2. Sonderausgabe
2008
Abstract
In autumn 2008, the word economy is in a downswing, caused by the commodity and energy price hike of the first half of the year, housing crises in the US and some other important countries, and in particular by the financial crisis that has recently intensified. The downswing will continue this year and for some time during 2009, and will only come to an end later next year if governments and central banks succeed in stabilizing financial markets in the coming months. In this case, lower prices of commodities and still high growth dynamics in important emerging markets countries will lead to a tentative revival of the world economy.
The German economy is on the brink of a recession. It is particularly vulnerable to a global downswing because exports of investment goods are of upmost importance for the overall economy. Because the uncertainty about the worldwide effects of the financial crisis is very high, the forecast is split. A more probable scenario is based on the assumption of a stabilizing world economy. In this scenario, the growth rate of the German economy in 2009 is 0.2%. The second scenario is based on the assumption of a worldwide recession next year and forecasts that German GDP will shrink by 0.8% in 2009.
Concerning policy, the institutes recommend a strengthening of the capital base of banks via injection of government money. This should be done in a way that gives incentives to banks for attracting additional capital from private sources.
A special chapter of the report analyzes the nature and causes of the price hikes of energy and commodities in the first half of 2008.
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Rents and Quality of Life in Eastern Germany
Dominik Weiß
IWH Discussion Papers,
No. 12,
2008
Abstract
The rent levels between East- and Westgermany differ less than one Euro on average. This difference seems very slow regarding the persistant economic disparities and high vacancy rates in East-Germany.
Based on the assumtion, that income and life quality aspects have an impact on the local rent level a set of variables is regressed on the rent of several housing quality segments in a cross-section analysis at the community-level. The regression contains demographic, economic and housing-market-related variables and a dummy variable for east germany. It incorporates hypotheses about a special supplier structure and several market interventions that are related to the transformation process from socialistic into market economic structures after the reunification in the 1990s.
The results show a significant positive coeficiant for the east german dummy in two segments of the housing stock. Further Research about the reasons for the extra charge are important, because theese findings may be responsible for the continous out migration from East Germany.
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Business Cycle Forecast: On the Edge?
Wirtschaft im Wandel,
No. 9,
2008
Abstract
During the summer of 2008, the world economy was further slowing. The financial crisis affects the real economy by tightened credit standards in the US and in the European Union, and housing markets are now in a severe crisis not only in the US, but also in some countries in Western Europe. Finally, consumption of households is affected by stagnating real disposable incomes due to the energy price hike. The slowing world economy, however, has caused the oil price to fall since July, and most emerging markets economies are, up to now, quite resilient.
In Germany, sentiment has deteriorated significantly. Production appears to be about stagnating in the summer. During winter, the devaluation of the euro and a beginning pick up of demand since July will help producers of tradable goods in Germany. Domestic demand will be supported by lower energy prices and healthily growing wage incomes. All in all, gross domestic product (gdp) (adjusted for the number of working days) will increase by 1,8% this year and by 0,8% in 2009.
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Real Options of Private House Owners in the East German Housing Market – How Demolition Subsidies Affect Investment Prospects for Private House Owners
Dominik Weiß
Wirtschaft im Wandel,
No. 6,
2008
Abstract
The subsidies of the German urban renewal program “Stadtumbau Ost” are claimed mainly by communal and cooperative housing companies. The instruments do not fit very well for private proprietors that hold a great part of the older housing stock in central locations, for example in Wilhelminian style districts. Interim evaluation reports concerning the implementation of the “Stadtumbau” program show good results for big housing blocks, but constantly high vacancy rates in the inner city quarters. It becomes obvious that the political targets have not been achieved completely so far and that market forces limit the extensive restoration of historic buildings.
The opportunities, economic incentives and the decisions of landlords and house owners will be analyzed with a real option approach. A detailed view considers the different available forms of subsidies, examining its power to affect real estate values and to initiate politically desired urban transformations. It can be shown that the current forms of subsidies fail to promote investment of private house owners because of rising value expectations. Downgrading the building zones to lower density might reduce unrealistic expectations that were identified as a hurdle to invest. As a consequence from this consideration, municipalities should implement alternative urban development concepts and adjust the subsidy policy.
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Consequences of the US-subprime Crisis Dampen Economic Growth in Germany
Wirtschaft im Wandel,
1. Sonderausgabe
2008
Abstract
The crises of the housing and the financial sector in the US and the turmoil on worldwide financial markets have clouded the prospects of the world economy for this and next year. In particular, conditions for financing consumption and investment will worsen. In addition, the price hikes for energy and food entail a redistribution of purchasing power from ordinary households to the producers of these goods. As a consequence of all this, the economy in the US will be more or less stagnating this year, and world growth will slow down. Firms in the nonfinancial sector, however, are generally in good financial condition, policy in the US takes strong measures to contain the crisis, and growth dynamics in emerging markets economies appear to be robust enough to withstand the dampening effects. In Germany, the economy is, in spite of the adverse effects from abroad and in particular the strong appreciation of the euro, still in good shape. Apparently, the economy has become more robust in the past years, partly due to increased competitiveness of German producers. Still, economic expansion will slow down, with annual growth rates of 1.8% for this year and 1.4% for 2009.
For the first time the forecast of the institutes comprises a medium term projection. For this, the potential growth rate of the German Economy is estimated to be 1.6%. As to policy recommendations, the institutes advise against the establishment of minimum wages in Germany, because they fear adverse effects for employment. In this point the IWH and its partners take a different view.
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German Economic Growth in 2008: Temporary Slow Down
Wirtschaft im Wandel,
No. 4,
2008
Abstract
World economic growth has slowed in the first months of 2008. The main causes are the crisis in the US housing sector and the turmoil in the financial sector in general, the spreading expectation of a recession in the US, and sharply rising prices for energy and food. The German economy, though, is still expanding healthily, with strong investment and export activities. Private consumption, however, shrank at the end of 2007. In 2008, while favorable labor market conditions will improve job security and thus the propensity to consume, real incomes will not rise by much due to the risen inflation rate; consumption will again expand only modestly this year. A slower expansion of the world economy and the stronger euro will dampen exports and investment. All in all, growth will slow to (working-day adjusted) 1.2% in 2008. Chances are good that in the next year, after the negative shocks have faded out a bit, growth will be accelerating again. The East German Economy was on a lower growth path in 2006 and 2007 than the economy in the West, according to recently revised national accounts data. Industrial production, however, is more dynamic in the East. Unemployment rates will continue to decrease faster in the East: as in the rest of Germany, employment is growing, and, contrary to what happens in the West, the labor force is shrinking.
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Urban Renewal in Saxony: A Need for a more Problem-orientated Allocation of Subsidies!
Claus Michelsen
Wirtschaft im Wandel,
No. 2,
2008
Abstract
Currently, the political discussion of urban renewal in East Germany focuses more and more on new strategies to solve the problems of urban decline and vacancies on the housing market. Since 2001, the demolition of housing has been subsidized with approximately one billion Euros. Critics of this strategy argue that the continuation of demolition leads to a fragmentation of cities and a loss of urban functions. Therefore, they suggest to focus more on revitalization of residential quarters and to allocate more subsidies to improve neighbourhoods as well as residential amenities to lower housing vacancies.
This article argues that on the one hand, the overall housing vacancy-rates cannot be lowered with the current instruments of urban revitalization. Even though, there is a chance to attract citizens from the periphery of cities. This means to redistribute housing vacancies instead of an overall reduction. On the other hand, this strategy needs to be clearly focused on selected cities in which a potential of immigration exists. However, empirical results from Saxony suggest a different picture: The allocation of subsidies for urban revitalization shows no identifiable pattern. Therefore, the author proposes to refocus the policy of urban redevelopment.
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New Limits of Municipal Economic Activity: Expansion versus Reduction?
Peter Haug
Wirtschaft im Wandel,
No. 12,
2007
Abstract
On October 11th and 12th 2007, the department of urban economics of the Halle Institute for Economic Research organized a conference on local governments’ entrepreneurial activities. The main target of this second conference after the first one in 2005 was to analyze the spatial and functional boundaries of municipal economic activities. The participants came from various fields of science, local public administrations, municipal enterprises, associations and included politicians and others interested in the topic. The presentations covered a broad variety of subjects. On the first conference day, the speakers dealt with the partly controversial attitude of different disciplines such as law, economics, public business administration or sociology towards the local public economy. Other presenters focused on selected municipal services (public transportation, housing).
The second day was dedicated to the topics restrictions on municipal economic activities in Southern Europe, regional effects of municipal enterprises and employee protection in case of privatization. The conference was closed by a panel discussion with distinguished representatives from politics, science and management about the future role of municipal enterprises.
The presentations and discussions showed that the times are changing for the local public sector. In addition, the participants rejected an unrestricted extension of markets or business fields of municipal enterprises as well as the complete privatization of municipal services.
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The German Upswing Takes a Break
Wirtschaft im Wandel,
2. Sonderausgabe
2007
Abstract
The world economy continues to expand healthily, but risks have increased during summer. The crisis of the housing sector in the US has deepened: A revaluation of mortgage backed assets has triggered turbulences on global financial markets. The institutes expect that financial markets will calm down during the coming months, but that the downswing in the US will slow the pace of the world economy. The economy in the euro area will, in addition, be dampened by the appreciation of the euro. The German economy is, in spite of a restrictive fiscal policy, in a robust upswing. Because wage setting and inflation continues to be moderate, there will be no need for a restrictive monetary policy. Thus the German economy will, due to slower demand from the US and higher costs of financing, lose momentum, but chances are good that the upswing will only take a break. In the coming year private consumption is expected to be the main contributor to growth, because wage incomes will expand strongly. Unemployment will continue to shrink, albeit at a smaller rate than during 2007. Fiscal policy will no longer be restrictive. Economic policy has improved the conditions for growth in Germany; there is, however, still much to do. Public finances have to be consolidated further, but at the same time, public investment has to be strengthened. This can be achieved if public consumptive expenditure growth is limited. The institutes suggest to increase public expenditure by 2% per annum over the cycle in nominal terms; this is, by less than by the trend growth rate of nominal GDP.
The institutes advise against a reversal of the recent labour market reforms. Instead, incentives for taking up jobs should be increased further.
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