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The central bank practice which emerged in the period following the financial crisis called into question numerous elements of interest rate considerations. In this paper we present a new theoretical framework that dispenses with the concept of real interest altogether, as a vague and unnecessary category both in policy judgements and business decisions. This approach breaks with the traditional theory of economics. Traditional macroeconomics places its argumentation in the context of real analysis, which hinders the understanding of economic processes. Schumpeter and subsequently, Keynes took a stand against this approach and, rebuffing the real approach, turned to monetary analysis as early as a century ago. In the framework of the classical theory of economics, they describe monetary policy as an adjustment to the natural rate of interest. In this article we propose a different approach. Describing the role of fiat money, the endogenous money theory puts the lending activity of commercial banks into the focus of money creation. This concept also put central bank monetary policy in a new framework. According to this approach, central banks assume an exclusive role in determining the interest rates, but the central significance of the interest rate policy weakens. Once we recognise the crucial role of commercial banks in money creation, the role and function of the central bank changes. The central bank no longer controls money creation solely by shaping the interest rate policy, but also by way of the micro and macroprudential regulation of lending.

This paper presents a simple disequilibrium model in the primary housing market, calibrated to the Warsaw market. Our aim is to point out that the primary housing market, due to the long construction process is always in disequilibrium, which has important policy implications. We discuss the last housing cycle and show how a combination of slight demand shocks with short-term rigid supply leads to strong fluctuations of house prices and new construction. The primary market can create a significant distress to the economy, because when house prices rise, this sector attracts capital and workers and is able to generate excessive supply, which finally can lead to the burst of the price bubble. The cyclical character is a permanent feature of the property market and can be explained by the inelasticity of supply. Market participants form price and demand expectations based on past observations. This causes frequent cycles that, under specific conditions, can lead to economic crises. We believe that the model describes the reality of the primary housing market better than equilibrium models do, so it can be useful for central banks and financial supervision institutions in the analysis of the impact of fiscal and monetary policy and regulations on the real estate market.

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