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House prices fell by 3.4% year-on-year in May – the biggest annual fall in nearly 14 years, according to one of the UK’s biggest mortgage lenders.

The drop is the biggest since July 2009, when an annual fall of 6.2% was recorded, Nationwide said.

Data from the building society also showed a month-on-month decline of 0.1% in May, with the average cost of a UK home now said to be £260,736.

Nationwide had said there were tentative signs of a recovery in the market in a report last month.

Its index for April reported a 0.4% rise in monthly prices, while the annual rate saw an improvement from -3.1% in March to -2.7%.

Robert Gardner, Nationwide’s chief economist, said the latest data “largely reflects base effects with prices broadly flat over the month after taking account of seasonal effects”.

But he added: “Average prices remain 4% below their August 2022 peak.

“Recent Bank of England data had shown some signs of recovery in housing market activity, although the number of mortgages approved for house purchase in March was still around 20% below pre-pandemic levels.

“Moreover, headwinds to the housing market look set to strengthen in the near term.

“While consumer price inflation did slow in April, it was a much smaller decline than most analysts had expected.”

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Mr Gardner said expectations the Bank of England will raise interest rates again, along with projections that they will remain higher for longer, would likely renew upward pressure on mortgage rates.

But he thinks there are reasons to be hopeful about the affordability of homes in the long run.

He added: “Nevertheless, in our view a relatively soft landing remains the most likely outcome since labour market conditions remain solid and household balance sheets appear in relatively good shape.

“While activity is likely to remain subdued in the near term, healthy rates of nominal income growth, together with modestly lower house prices, should help to improve housing affordability over time.”

Property market facing problems as ‘storms clouds gather’

Alice Haine, personal finance analyst at investment platform Bestinvest, was more pessimistic.

She said: “While the start of the year saw an uptick in market activity amid falling mortgage rates and a robust labour market, storm clouds are gathering once again as interest rates and gilt yields edge ever higher.”

She added: “With the markets now betting on more rate hikes ahead, with interest rates potentially peaking at 5.5% – or worse, higher – as the Bank of England looks to win the battle to tame inflation, this causes problems for the property market.

“The changing interest rate expectations have led to big movements in the bond markets, and as bond yields rise so do swap rates, which lenders use to price home loans.

“It means borrowers must adjust to even higher mortgage rates in addition to persistently high living costs and rising taxes.

“Over the past week, hundreds of residential and buy-to-let mortgages have been pulled from the market as lenders reassess their offers.”

Gabriella Dickens, senior UK economist at Pantheon Macroeconomics, said Nationwide’s data for May suggested buyers “are struggling with affordability”.

She added: “Other timely measures also are pretty downbeat. While our seasonally adjusted version of Rightmove’s measure rose by 1.4% in May, it shows asking prices, not the final price the seller accepts.

“Sellers probably are raising their initial asking price in order to achieve a final price they are comfortable with… Looking ahead, we think the downward trend in house prices has a little further to run.”

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Tariffs hit US economy forecast but the Fed unmoved by latest Trump threats with no change to interest rates

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Tariffs hit US economy forecast but the Fed unmoved by latest Trump threats with no change to interest rates

The US central bank has made no change to interest rates and warned the world’s biggest economy will see less growth and higher inflation due to tariffs.

The Federal Reserve, known as the Fed, held rates despite President Donald Trump calling its chair, Jerome Powell, a “stupid person” on Wednesday.

“Maybe I should go to the Fed. Am I allowed to appoint myself at the Fed? I’d do a much better job than these people,” Mr Trump said.

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Despite appointing Mr Powell himself in 2017, Mr Trump has expressed anger towards the Fed chair at multiple points in the past for not bringing down borrowing costs through interest rate cuts.

In his own address to reporters, Mr Powell declined to hit back.

The tariff effect

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But Mr Trump’s signature economic policy of tariffs – taxes on imports – was again forecast to cause higher inflation and lower economic growth in the US.

The Fed’s predictions for inflation were upgraded to 3.1% for 2025 from 2.5% in December, while the outlook for US economic growth was downgraded to 1.4% from 2.1% in December.

The effect of those extra taxes on imports will take time to work its way through the system and show up in prices on shelves, the Fed chair said.

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An uncertain outlook

While the level of uncertainty peaked in April, when Mr Trump announced many of his tariffs, and has since fallen, it remains elevated, Mr Powell said.

The exact impact of the levies is unclear and depends on the levels they reach, he added.

Many of the country-specific tariffs have been paused for 90 days, which is currently due to end on 8 July.

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Despite this, the economy is in a “solid position”, Mr Powell said.

Interest rates were kept at 4.25%-4.5%. Unlike the UK, the US interest rate is a range to guide lenders rather than a single percentage.

A slowdown in the US economy can have an impact on the UK as the US is its largest trading partner.

On Thursday, it’s the turn of the UK central bank, the Bank of England, to make its latest interest rate determination, with no change also expected.

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Santander approaches TSB-owner about high street banking merger

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Santander approaches TSB-owner about high street banking merger

Santander has approached its fellow Spanish banking group Sabadell about a takeover of TSB, its British high street bank.

Sky News has learnt that Santander is among the parties which have expressed an interest in a potential deal, months after its boss denied that it was seeking to offload the UK’s fifth-largest retail bank.

City sources said on Wednesday that Santander had not tabled a formal offer for TSB, and was not certain to do so.

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However, the fact that it has contacted Sabadell about a possible transaction involving TSB suggests that Ana Botin, the Santander chair, may be open again to expanding its presence in Britain’s high street banking market.

The extent of the overlap between the two companies’ UK branch networks was unclear on Wednesday morning.

Santander, which like other banks has been engaged in an extensive branch closure programme for some time, now has roughly 350 UK branches, while TSB operates roughly half that number.

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The value that TSB, which was acquired by Sabadell in 2015 from Lloyds Banking Group, might attract in any takeover is also unclear.

Sabadell is in the middle of attempting to thwart a hostile takeover by rival Spanish bank BBVA – a deal revealed by Sky News last year – with a disposal of TSB said to be on the cards regardless of whether or not that bid is successful.

Ms Botin insisted that the UK remains a core market for Santander in the wake of speculation that she might sanction a sale of the business.

The company recently confirmed a Sky News report that Sir Tom Scholar, the former top Treasury official sacked by Liz Truss during her brief premiership, was joining the bank’s UK arm as its next chairman.

NatWest Group, which recently returned to full private ownership, was reported to have submitted an offer worth about £11bn for Santander UK.

No discussions are ongoing about such a deal.

NatWest, Barclays and HSBC have also been touted as potential suitors for TSB, although at least two of those three banks are thought to have little interest in bidding.

TSB was effectively created from the ashes of the 2008 financial crisis, when a vehicle set up to acquire assets from distressed banking groups lost out in an auction to a bid from the Co-operative Bank.

That deal fell through when it emerged that the Co-operative Bank itself was in a perilous financial state.

Sabadell explored a sale of TSB about five years ago, but opted to retain the business.

Goldman Sachs is thought to be advising Sabadell on the prospective sale of TSB.

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Responding to a report in the Financial Times on Sunday that TSB had been put up for sale, Banco Sabadell said: “Banco Sabadell confirms that it has received preliminary non-binding expressions of interest for the acquisition of the entire share capital of TSB Banking Group plc.

“Banco Sabadell will assess any potential binding offer it may receive.”

Santander declined to comment.

The TSB process emerged just hours after Sky News had revealed that Metro Bank, the high street lender, had been approached by Pollen Street Capital, the private equity firm, about a possible takeover.

The absence of a statement from either party implies that the approach was rejected and that Pollen Street has abandoned its interest, at least temporarily.

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Inflation slows to 3.4% but no Bank of England rate cut expected

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Inflation slows to 3.4% but no Bank of England rate cut expected

Inflation eased to an annual rate of 3.4% in May, according to official figures released this morning, but the Bank of England is widely expected to leave interest rates on hold despite that.

The Office for National Statistics (ONS) reported the consumer prices index measure eased from 3.5% the previous month.

It said that despite upwards pressure on prices from food and clothing, the decline was driven by falls in airfare prices following Easter.

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The headline figure also reflected a small downwards correction to ONS inflation data ahead of April related to vehicle excise duty calculations.

ONS acting chief economist Richard Heys said: “A variety of counteracting price movements meant inflation was little changed in May.

FOOD INFLATION AT 15-MONTH HIGH


James Sillars, business reporter

James Sillars

Business and economics reporter

@SkyNewsBiz

Today’s headline inflation number suggests a flat picture for price growth overall.

But there is one stat that households will already be familiar with after a visit to the supermarket.

A jump in some food prices has been noticeable, with the ONS flagging a leap in its food and non-alcoholic drinks measure of inflation to a 15-month high.

Why the rise? Chocolate has spiked significantly this year due to a cocoa shortage blamed on poor harvests. Meat, particularly beef, has shot up on high global demand and rising costs.

The food and non-alcoholic drinks category has been on the rise for five months in a row. But the good news is that high rates of sales promotions by chains – discounts – are helping keep a lid on overall grocery bills.

“Air fares fell this month, compared with a large rise at the same time last year, as the timing of Easter and school holidays affected pricing. Meanwhile, motor fuel costs also saw a drop.

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“These were partially offset by rising food prices, particularly items such as chocolates and meat products. The cost of furniture and household goods, including fridge freezers and vacuum cleaners, also increased.”

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Forecasts suggest that inflation will tick up over the second half of the year – with effects from Donald Trump’s trade war and rising commodity costs amid events in the Middle East among the concerns ahead for the Bank of England.

It has adopted a “careful” and “gradual” approach to interest rate cuts as a result.

That is despite weakening employment data, reported earlier this month, which showed a tick up in the official jobless rate and a 109,000 reduction in payrolled employment.

Other elements of the inflation data are also supportive of an argument for rate cuts.

Core CPI inflation – a measure that strips out volatile elements such as energy and food – eased from 3.8% in April to 3.5% while services inflation tumbled sharply to 4.7% from 5.4% the previous month.

Nevertheless, the Bank is widely expected to leave Bank rate on hold on Thursday following the June meeting of its rate-setting committee.

LSEG data showed after the inflation data that financial markets currently see two more interest rate cuts by the year’s end.

Risks to prices ahead will come from a sustained Israel-Iran war pushing up oil and gas prices but there have been different views among policymakers over whether the trade war will result in inflation or not.

As such, the minutes of the Bank’s meeting will be closely scrutinised for hints on whether rate cut caution is easing.

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