Real residential investment in Germany is found to be cointegrated with population, real national income per capita and real house prices. This evidence is consistent with a model where the trend in housing demand is determined by demographic factors and economic well-being to which supply adjusts so slowly that real house prices are affected persistently. Reunification seems to have induced two structural changes in the empirical housing market model. First, the speed of equilibrium adjustment via residential investment slowed down substantially and real house prices lost the capacity to contribute to the adjustment process. Second, the degree of persistence in the error correction term increased a lot. The changing features are key to explain significant differences in alternative trend-cycle decompositions of residential investment.
Keywords:Residential investment, vector autoregression, trend-cycle decomposition, Germany.JEL classification: E22, C32.
Non-technical summaryIn this paper, real residential investment in Germany over the last 35 years is modelled with a particular focus on the role of trend and cyclical factors. This task is complicated by the peculiarities of the German reunification because they have influenced housing market developments to a significant degree. In the early 1990s, the existing supply of dwellings in western Germany did not meet the demand for housing, which rose sharply especially as a result of immigration. Moreover, the residential stock in eastern Germany was run-down and had to be renovated. Dwellings construction expanded massively between 1991 and 1995. Having remained elevated until the year 2000, residential investment declined for a lenghty period which did not end until 2005 when it turned into a moderate cyclical recovery. The housing market was thus characterized by a boom-bust cycle in residential investment, while house prices changed only marginally in nominal terms and decreased fairly steadily in real terms. Real residential investment is modelled within a cointegrated vector autoregression together with population, real income per capita and real house prices. The cointegrating relation which is established between the four variables can be interpreted as a long-run equilibrium relationship on the housing market. The trend in housing demand is described by demographics and per-capita income. The adjustment of dwellings supply via residential investment is rather slow, implying that lasting tensions on the housing market are reflected in persistent house price movements.As the sample comprises data before and after the reunification, interesting comparisons can be made and changes in the model structure can be uncovered. The pronounced upand-down movement of residential investment after reunification is reflected in the long-run residuals of the cointegrating relation, as its time series is characterized by an increase in the degree of persistence since 1991. Furthermore, one can conclude that since 1991 house prices have contributed less than before ...