1 Factors behind interest rate decisions among apartment buyers in Stockholm Maria Hullgren, Institute of Technology, Stockholm Aim of Paper: • Which factors affect the choice of interest rates? • Investigate whether the results from previous international research also apply to Swedish conditions and whether there are additional factors of influence which are significant. • See whether different types of Swedish households choose different interest rate lock-in periods.
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Aim of Paper: Which factors affect the choice of interest rates?
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Factors behind interest rate decisions among apartment buyers in Stockholm
Maria Hullgren, Institute of Technology, Stockholm
Aim of Paper:• Which factors affect the choice of interest rates? • Investigate whether the results from previous
international research also apply to Swedish conditions and whether there are additional factors of influence which are significant.
• See whether different types of Swedish households choose different interest rate lock-in periods.
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Background to survey; Price changes(Data from Mäklarstatistik)
1/1/2004, prices in SEK
1/7/2008, prices in SEK
Detached houses; Sweden
Approx. SEK 1.3 m. Approx. SEK 1.9 m. (+46%)
Detached houses; Stockholm County
Approx. SEK 2.6 m. Approx. SEK 3.6 m. (+38%)
Condominium; (bostadsrätt) Sweden
Approx. SEK 12,500 /sq.m.
Approx. SEK 18,000/sq.m. (+44%)
Condominium; (bostadsrätt) Stockholm County
Approx. SEK 18,000/sq.m.
Approx. SEK 32,500/sq.m. (+80%)
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Indebtedness of households 2004-2008
2004Total loans of households=SEK 1,400 billion. Of these, about 75 per cent, or SEK 1,050 billion, was security in the form of small houses.
2008Total loans of households=SEK 2,125 billion. Of these, about 80 per cent, or SEK 1,7 billion, was security in the form of small houses.
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Mortgage rate changes & implications for households• Change in the type of home loan lock-in period that
households have chosen. In 2004, 54 per cent of new lending took place at adjustable interest rates. In 2008 this share had risen to 62 per cent.
• During the period 2004-2008, home loan interest rates have fluctuated substantially in Sweden:adjustable/three-month rates have been at a minimum of 2.44 per cent (2005) and a maximum of 6.40 per cent (October 2008).
Households may have become more sensitiveto changes in the interest rate position and thesituation in the real estate market.
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Earlier findings:Children Age Mover Income Price
Baesel & Biger (1980)
X X
Statman,(1982)
X
Dhillon, Shil-ling & Sir-mans (1987
X X X
Smith (1987) X X
Brueckner & Follain (1988)
X X X
Brueckner (1992)
X
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Earlier findings, cont:Children Age Mover Income Price
Sa-Aadu & Megbolugbe(1995)
X X X
Sa-Aadu & Sirmans (1995)
X X X
Campbell & Coco (2003)
X (X) X
Paiella & Pozzolo, 2007
X X X X
Coulibaly & Li (2007)
X X
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Survey, spring 2008: Data
• Criteria: Have purchased an apartment; not a detached or terraced house.
• Have taken out a loan in connection with the purchase.
• And that the apartment should be located in the centre of Stockholm.
• Interviews: 30 households• In person or by telephone within a fortnite
from taking possession of property.• Duration: 20-30 minutes
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Survey questions
• Purchase price• Cash down payment and loan portion respectively• How much fixed – adjustable rate?• How did you come to a decision about which to
choose?• What factors haves had an influence? • Previous experience of home purchase and
choice of interest • How long do you plan to live in the new home?• Monthly fee• Gross income of the household • Amortization• Age• Number of children in the household