Results

CEP discussion paper

Sticky gravity

International trade flows show strong persistence over time. Standard static gravity models cannot rationalize this persistence and lack a micro-foundation for including lagged trade flows as a determinant of current tra...Read more...

CEP discussion paper

The impact of price ceiling regulation: evidence from the retail gasoline market

We examine the short-run impact of price ceilings on retail gasoline prices in isolated oligopolistic markets, uniquely observing for which stations the regulation was binding and for which it was not. Leveraging daily p...Read more...

Blog

VoxEU:

Why inflation may respond faster to big shocks: The rise of state-dependent pricing

Macroeconomic models distinguish time-dependent pricing, where firms change prices at fixed intervals, from state-dependent pricing, where firms change prices in response to changing demand or costs. This column presents...Read more...

CentrePiece article

Cultural exception?

Why book publishing contradicts conventional wisdom about competition....Read more...

Blog

LSE Europp:

Cultural exception? Why regulating the book market contradicts conventional wisdom about competition

Fixing retail book prices is a common policy in Europe, but how does preventing competition affect booksellers and buyers? Christos Genakos, Lorien Sabatino and Tommaso Valletti find that when the ability to offer custom...Read more...

CEP discussion paper

Cultural exception? The impact of price regulation on prices and variety in the market for books

Fixed book price (FBP) agreements are a form of resale price maintenance applied to books in various countries. FBP restricts retail price competition with the aim of promoting book production variety. Yet, despite its p...Read more...

Blog

Vox EU:

Distributional consumer price indices and the measurement of inequality

Differences in consumption patterns between lower- and higher-income households suggest the potential for inflation inequality, but evidence on the scale and drivers of this disparity remains scarce. This column uses 'di...Read more...

Journal article

American Economic Review:

Five facts about MPCs: evidence from a randomized experiment

We present five facts from an experiment on the marginal propensity to consume (MPC) out of transitory transfers: (1) the one-month MPC on a cash-like transfer is 23 percent; (2) it is substantially higher (61 percent) o...Read more...

Journal article

PNAS:

How working from home reshapes cities

In recent decades, economic activity has become increasingly concentrated in major global metropolises. Yet, the rise of working from home threatens this dominance of cities. Using multiple high-frequency datasets on spe...Read more...

CEP discussion paper

Valuing consumption services as technology transforms accessibility: Evidence from Beijing

Home delivery reduced the value of cities as locations to access variety in durable consumption goods. Food delivery services (FDS) are doing the same for restaurants. Home-streaming of sports or home-delivered restauran...Read more...

Journal article

Journal of Economic Behavior & Organization:

House price expectations

This study examines short-, medium-, and long-run price expectations in housing markets. At the heart of our analysis is the combination of data from a tailored in-person household survey, past sale offerings, satellite ...Read more...

Journal article

The Quarterly Journal of Economics:

Measuring growth in consumer welfare with income-dependent preferences: nonparametric methods and estimates for the United States

How should we measure changes in consumer welfare given observed data on prices and expenditures? This article proposes a nonparametric approach that holds under arbitrary preferences that may depend on observable consum...Read more...

Blog

LSE Impact:

Dashboards have the power to make complex research accessible to the public and policymakers

While researchers often point to the relevance of their research, economic models and econometric methods are typically inaccessible to a wider audience. Gabriel Ahlfeldt explains how interactive dashboards represent a u...Read more...

CEP occasional paper

A micro-geographic house price index for England and Wales

We generate a mix-adjusted house price index for England and Wales from 2010 to 2020 at the level of lower-layer super output areas. To this end, we blend parametric and non-parametric estimation techniques and leverage ...Read more...

Journal article

Management Science:

Information spillovers in experience goods competition

Trialing an experience good allows consumers to learn their value for the sampled good and also informs beliefs about their value for similar products. These demand-side information spillovers across products create a re...Read more...

Journal article

Oxford Economic Papers:

Economic insecurity and political preferences

Economic insecurity has attracted growing attention, but there is no consensus as to its definition. We characterize a class of individual economic-insecurity measures based on the time profile of economic resources. We ...Read more...

CEP discussion paper

Firming up price inflation

We use data from a large panel survey of UK firms to analyze the economic drivers of price setting since the start of the Covid pandemic. Inflation responded asymmetrically to movements in demand. This helps to explain w...Read more...

Journal article

Review of Income and Wealth :

The well-being cost of inflation inequalities

In terms of well-being, how costly is inflation? To answer this question, empirical evaluations have typically studied average inflation rates at the national level, thus disregarding the role of inflation inequalities w...Read more...

Journal article

Regional Science and Urban Economics :

Micro-geographic property price and rent indices

We develop a programming algorithm that predicts a balanced-panel mix-adjusted house price index for arbitrary spatial units from repeated cross-sections of geocoded micro data. The algorithm combines parametric and non-...Read more...

Blog

Vox EU:

Tracking uncertainty in a rapidly changing global economic outlook

Tracking uncertainty at a high frequency is useful in the context of the multiple shocks that have hit the global economy over the past years and to disentangle the sources of uncertainty. This column presents a new mont...Read more...

Blog

Vox EU:

Firm inflation expectations in quantitative and text data

Inflation rates and short-term inflation expectations in the UK have increased significantly since 2021. This column uses quantitative and text data from the Decision Maker Panel to analyse the factors affecting inflatio...Read more...

Blog

Vox EU:

The G7 plan for a price cap on Russian oil: Views of leading economists

To limit the funding of Russia's continued aggravation towards Ukraine and its subsequent impact on soaring energy prices, the G7 countries plan to impose a price cap on purchases of Russian oil and related products. Man...Read more...

CEP discussion paper

The well-being cost of inflation inequalities

In terms of well-being, how costly is inflation? To answer this question, empirical evaluations have typically studied average inflation rates at the national level, thus disregarding the role of inflation inequalities w...Read more...

Journal article

The Quarterly Journal of Economics :

The slope of the Phillips Curve: evidence from US States

We estimate the slope of the Phillips curve in the cross section of U.S. states using newly constructed state-level price indices for nontradeable goods back to 1978. Our estimates indicate that the slope of the Phillips...Read more...

CEP discussion paper

Market size, markups and international price dispersion in the cement industry

Prices for several intermediate inputs, including cement, are higher in developing economies - particularly in Africa. Combining data from the International Comparison Program with a global directory of cement plants we ...Read more...

CEP discussion paper

Nonparametric measurement of long-run growth in consumer welfare

How should we measure long-run changes in consumer welfare? This paper proposes a nonparametric approach that is valid under arbitrary preferences that depend on observable consumer characteristics, e.g. when expenditure...Read more...

Chapter

Post-Brexit imports, supply chains, and the effect on consumer prices

in The Economics of Brexit: What Have We Learned?

Read more...

Blog

VoxEU:

Inflation, market power, and price controls: views of leading economists

With sharply rising US inflation prompting debate about the potential role of powerful firms in driving up prices and whether antitrust interventions and/or price controls may be an effective policy response, the IGM For...Read more...

CEP discussion paper

House price expectations

This study examines short-, medium-, and long-run price expectations in housing markets. We derive and test six hypothesis about the incidence, formation, and relevance of price expectations. To do so, we use data from a...Read more...

CEP discussion paper

Expecting Brexit

The Brexit vote precipitated the unravelling of the UK's membership of the world's deepest economic integration agreement. This paper reviews evidence on the realized economic effects of Brexit. The 2016 Brexit referendu...Read more...

Journal article

Journal of Cross-Cultural Psychology:

Life satisfaction and the Human Development Index across the world

We use annual data on over 150 countries between 2005 and 2018 to look at the relationship between subjective well-being (both cognitive and affective) and the Human Development Index (HDI). The HDI appears to be more cl...Read more...

CEP discussion paper

Micro-geographic property price and rent indices

We develop a programming algorithm that predicts a balanced-panel mix-adjusted house price index for arbitrary spatial units from repeated cross-sections of geocoded micro data. The algorithm combines parametric and non-...Read more...

Journal article

Journal of the European Economic Association:

Organizing global supply chains: input-output linkages and vertical integration

We study how the technological importance of inputs?measured by cost shares?is related to the decision to ?make? or ?buy? that input. Using detailed French international trade data and an instrumental variable approach b...Read more...

Journal article

Journal of Urban Economics:

Market tremors: Shale gas exploration, earthquakes, and their impact on house prices

Shale gas has grown to become a major new source of energy in countries around the globe. While its importance for energy supply is well recognized, there has also been public concern over potential risks from hydraulic ...Read more...

CEP occasional paper

Prices and inflation in the UK - A new dataset

This paper presents a new dataset of 41 million UK consumer prices, providing facts on the frequency, size and timing of price changes between 1988 and 2020. The micro data are the `price quotes? of individual consumer p...Read more...

CEP Covid-19 analysis

Prices and inflation in a pandemic - a micro data approach

The Covid-19 lockdowns and recession are the most exceptional economic events in living memory and will impact the economy for years to come. One vital channel is via price changes. Price rises and cuts alter real wages,...Read more...

CEP discussion paper

Why have house prices risen so much more than rents in superstar cities?

In most countries ? particularly in supply constrained superstar cities ? house prices have risen much more strongly than rents over the last two decades. We provide an explanation that does not rely on falling interest ...Read more...

Journal article

Economic Policy:

School choice during a period of radical school reform. Evidence from academy conversion in England

We study how demand responds to the rebranding of existing state schools as autonomous 'academies' in the context of a radical and large-scale reform to the English education system. The academy programme encouraged scho...Read more...

CentrePiece article

The cost of being young: measuring intergenerational consumer prices

The UK's young adults are navigating a very different economic landscape to earlier generations, including low real wage growth, lower likelihood of owning their own home and the uncertain prospects of Brexit. Rahat Sidd...Read more...

Journal article

Quarterly Journal of Economics:

Measuring aggregate price indices with taste shocks: theory and evidence for CES preferences

We develop an approach to measuring the cost of living for CES preferences that treats demand shocks as taste shocks that are equivalent to price shocks. In the presence of relative taste shocks, the Sato-Vartia price in...Read more...

Journal article

Fiscal Studies:

Financing local police spending in England and Wales: fiscal federalism in practice

Since 1995, police forces in England and Wales have been able to raise revenues locally to supplement grants from central government. We analyse the variation across police force areas in locally raised police revenues o...Read more...

Blog

LSE Business Review:

Economic insecurity breeds support for the right

Economic insecurity breeds support for the right Economic insecurity is attracting growing attention in social, academic, and policy circles. It has arguably risen for a number of reasons in recent years: the Great Rece...Read more...

Journal article

Journal of Environmental Economics and Management:

Ease vs. noise: long-run changes in the value of transport (dis)amenities

For a complete cost-benefit analysis of durable infrastructures, it is important to understand how the value of non-market goods such as transit time and environmental quality changes as incomes rise in the long-run. We ...Read more...

CEP discussion paper

Economic insecurity and the rise of the right

Economic insecurity has attracted growing attention in social, academic and policy circles. However, there is no consensus as to its precise definition. Intuitively, economic insecurity is multi-faceted, making any compr...Read more...

CEP discussion paper

Ease versus noise: long-run changes in the value of transport (dis)amenities

For a complete cost-benefit analysis of durable infrastructures, it is important to understand how the value of non-market goods such as transit time and environmental quality changes as incomes rise in the long-run. We ...Read more...

Journal article

The Quarterly Journal of Economics:

Who becomes an inventor in America? The importance of exposure to innovation

We characterize the factors that determine who becomes an inventor in the United States, focusing on the role of inventive ability (?nature?) versus environment (?nurture?). Using deidentified data on 1.2 million invento...Read more...

Journal article

International Journal of Industrial Organization:

Flex cars and competition in fuel retail markets

We study how the diffusion of flex (bi-fuel) cars affected competition on ethanol and gasoline retail markets. We propose a model of price competition in which the two fuels become closer substitutes as flex cars penetra...Read more...

Journal article

Urban Studies:

Does the law of one price hold for hedonic prices?

Hedonic prices of locational attributes in urban land markets are determined by a process of spatial arbitrage that is similar to that which underpins the law of one price. If hedonic prices deviate from their spatial eq...Read more...

Journal article

The Economic Journal:

The time value of housing: historical evidence on discount rates

Most London housing transactions involve trading long leases of varying lengths. We exploit this to estimate the time value of housing ? the relationship between the price of a property and the term of ownership ? over a...Read more...

Journal article

CESifo Economic Studies:

Weights to address non-parallel trends in panel difference-in-differences models

Causal inference using the difference-in-differences (DD) method relies on the untestable assumption of parallel counterfactual trends across units that are assigned to different treatments. To facilitate the application...Read more...

CEP discussion paper

The hospital as a multi-product firm: the effect of hospital competition on value-added indicators of clinical quality

There is increasing international interest in using Patient Reported Outcome Measures (PROMs) to assess health care provider performance. PROMs are a fundamental advance on existing indicators of health care quality in t...Read more...

Journal article

The Quarterly Journal of Economics:

Smart and illicit: who becomes an entrepreneur and do they earn more?

We disaggregate the self-employed into incorporated and unincorporated to distinguish between "entrepreneurs" and other business owners. We show that the incorporated self-employed and their businesses engage in activiti...Read more...

Journal article

The Economic Journal:

Take what you can: property rights, contestability and conflict

Weak property rights are strongly associated with underdevelopment, low state capacity and civil conflict. In economic models of conflict, outbreaks of violence require a prize that is both valuable and contestable. This...Read more...

CentrePiece article

In brief... Fear of fracking: the impact on UK house prices

Shale gas offers the prospect of a low-cost energy future ? but does extracting it invoke anxieties about the possibility of environmental catastrophe among local residents? Research by Steve Gibbons and colleagues detec...Read more...

SERC/Urban and Spatial Programme Discussion Paper

Fear of Fracking? The Impact of the Shale Gas Exploration on House Prices in Britain

Shale gas has grown to become a major new source of energy in countries around the globe. While its importance for energy supply is well recognized, there has also been public concern over potential risks ? such as dama...Read more...

CEP discussion paper

A unified approach to estimating demand and welfare

The measurement of price changes, economic welfare, and demand parameters is currently based on three disjoint approaches: macroeconomic models derived from time-invariant utility functions, microeconomic estimation base...Read more...

CentrePiece article

In brief... Bargain hunters: calculating the benefits of consumer search

To what extent can shoppers convert the time they spend looking for particular products into monetary savings? The authors use electronic tags to study the behaviour of 12,000 consumers in a large supermarket in Northern...Read more...

CentrePiece article

What makes consumers switch mobile phone tariffs?

The potential psychological pain of nasty surprises on mobile phone bills is a great motivator to switch tariffs, according to research by Christos Genakos and colleagues. Their study notes that navigating through thousa...Read more...

CEP discussion paper

The price ain't right? Hospital prices and health spending on the privately insured

We use insurance claims data covering 28 percent of individuals with employer-sponsored health insurance in the US to study the variation in health spending on the privately insured, examine the structure of insurer-hosp...Read more...

CEP discussion paper

Contracting and the division of the gains from trade

This paper examines the microstructure of import markets and the division of the gains from trade among consumers, importers and exporters. When exporters and importers transact through anonymous markets, double marginal...Read more...

CEP discussion paper

Loss aversion on the phone

We analyze consumer switching between mobile tariff plans using consumer-level panel data. Consumers receive reminders from a specialist price-comparison website about the precise amount they could save by switching to a...Read more...

CEP discussion paper

Space-time (in)consistency in the national accounts: causes and cures

In early 2014 the World Bank published the main findings of the 2011 International Comparison Program (ICP). The result was surprising: the world is apparently richer and more equal than we would have expected based on e...Read more...

CEP discussion paper

Vertical transmission of overweight: evidence from English adoptees

We examine the vertical transmission of overweight drawing upon a sample of English children, both adopted and non-adopted, and their families. Our results suggest strong evidence of an intergenerational association of o...Read more...

SERC/Urban and Spatial Programme Discussion Paper

Asymptotic Properties of Imputed Hedonic Price Indices

Hedonic price indices are currently considered to be the state-of-the-art approach to computing constant-quality price indices. In particular, hedonic price indices based on imputed prices have become popular both among ...Read more...

CEP discussion paper

Patents and the global diffusion of new drugs

This paper studies how patent rights and price regulation affect how fast new drugs are launched in different countries, using newly constructed data on launches of 642 new drugs in 76 countries for the period 1983-2002,...Read more...

CEP discussion paper

Consumer search: evidence from path-tracking data

We estimate the effect of consumer search on the price of the purchased product in a physical store environment. We implement the analysis using a unique data set obtained from radio frequency identification tags, which ...Read more...

CentrePiece article

In brief... Does management matter in schools?

Better school management is associated with better pupil achievement, according to CEP analysis of the quality of management practices in schools in a range of developed and developing countries. Renata Lemos notes that ...Read more...

CentrePiece article

Victorian internet: the trade impact of the transatlantic telegraph

The telegraph was the Victorian equivalent of today?s `big data?, helping firms to forecast future demand. Analysing such unique historical `experiments? helps understand how firms and markets respond when new technology...Read more...

SERC/Urban and Spatial Programme Discussion Paper

Culturally Clustered or in the Cloud? Location of Internet Start-ups in Berlin

Knowledge based firms like IT companies do neither have a capital- nor a land intensive production. They predominantly rely on qualified labour and increasingly depend on the location of its (potential) employees. This i...Read more...

CEP discussion paper

Flex cars and competition in ethanol and gasoline retail markets

In Brazil, gasoline and ethanol coexist as automotive fuels and are becoming closer substitutes as flex cars become more widely adopted. We employ this source of variation in a large panel of weekly prices at the station...Read more...

CentrePiece article

Free to choose? The impact of healthcare reform

Has the introduction of greater choice and competition in healthcare in England led to improved outcomes for patients? The authors assess changes in the quality of care that hospitals provided for cardiac surgery patient...Read more...

SERC/Urban and Spatial Programme Discussion Paper

Urbanity

I define a composite amenity that provides aesthetic and consumption value to local residents: Urbanity. A novel data set of geo-tagged photos shared in internet communities serves as a proxy for urbanity. From the spati...Read more...

SERC/Urban and Spatial Programme Discussion Paper

Access All Areas? The Impact of Fees and Background on Student Demand for Postgraduate Higher Education in the UK

This paper analyses participation in postgraduate higher education in the UK at the micro-level makes several contributions to the literature. Firstly, it describes trends in postgraduate participation in the UK. Secondl...Read more...

SERC/Urban and Spatial Programme Discussion Paper

House Prices and Rents: Micro Evidence from a Matched Dataset in Central London

Using the proprietary dataset of a real estate agency, I analyse tens of thousands of housing sale and rental transactions in Central London during the 2005-2011 period. I run hedonic regressions on both prices and rents...Read more...

SERC/Urban and Spatial Programme Discussion Paper

Historic Amenities, Income and Sorting of Households

We test the impact of historic amenities on house prices and sorting of households within cities. Conservation area boundaries enable us to employ a semiparametric regression-discontinuity approach to measure the impact ...Read more...

CEP discussion paper

Free to Choose? Reform and Demand Response in the English National Health Service

The impacts of choice in public services are controversial. We exploit a reform in the English National Health Service to assess the impact of relaxing constraints on patient choice. We estimate a demand model to evaluat...Read more...

SERC/Urban and Spatial Programme Discussion Paper

Accounting for Big City Growth in Low Paid Occupations: Immigration and/or Service Class Consumption

Growth of 'global cities' in the 1980s was supposed to have involved an occupational polarisation, including growth of low paid service jobs. Though held to be untrue for European cities, at the time, some such growth di...Read more...

SERC/Urban and Spatial Programme Discussion Paper

Geographic Concentration and the Temporal Scope of Agglomeration Economics: An Index Decomposition

The paper decomposes a geographical concentration index to examine the temporal scope of a spillover, which is the period of time over which one firm?s activity directly affects the location of other firms? activities. N...Read more...

CentrePiece article

In brief... Cotton and cars: the huge gains from process innovation

New inventions are good for economic growth, but equally important are improvements in the way we make things - what's known as process innovation. Tim Leunig and Joachim Voth measure the impact of two such innovations -...Read more...

SERC/Urban and Spatial Programme Discussion Paper

The Economics Implications of House Price Capitalization: A Synthesis

In this article I argue that the extent to which fiscal variables are capitalized into house prices has important economic implications. I synthesize an emerging literature that explores the conditions under which public...Read more...

CEP discussion paper

The Wealth and Poverty of Nations: True PPPs for 141 Countries

I set out a new method for estimating true (Konus) PPPs. Household consumption per head deflated by these PPPs answers the question: by how much must the average expenditure per head of poor country A be increased to ena...Read more...

CEP discussion paper

Stock Market Volatility and Learning

We study a standard consumption based asset pricing model with rationally investing agents but allow agents? prior beliefs about price and dividend behavior to deviate slightly from rational expectations priors. Learning...Read more...

CEP discussion paper

Booms and Busts in Asset Prices

We show how low-frequency boom and bust cycles in asset prices can emerge from Bayesian learning by investors. Investors rationally maximize infinite horizon utility but hold subjective priors about the asset return proc...Read more...

CEP discussion paper

Incomplete Contracts and the Impact of Globalization on Consumer Welfare

We embed a North-South trade model into an incomplete contracts setting where the production of heterogeneous firms can be geographically separated. When a Northern headquarter contracts with a Southern supplier instead ...Read more...

CEP discussion paper

Spinning Welfare: the Gains from Process Innovation in Cotton and Car Production

Economists and economic historians want to know how much better life is today than in the past. Fifty years ago economic historians found surprisingly small gains from 19th century US railroads, while more recently econo...Read more...

SERC/Urban and Spatial Programme Discussion Paper

The Amenity Value of English Nature: A Hedonic Price Approach

Using a hedonic property value price approach, we estimate the amenity value associated with proximity to habitats, designated areas, domestic gardens and other natural amenities in England. There is a long tradition of ...Read more...

SERC/Urban and Spatial Programme Discussion Paper

New Housing Supply and the Dilution of Social Capital

This paper examines the role of local housing supply conditions for social capital investment. Using an instrumental variables approach and data from the Social Capital Community Benchmark Survey, it is documented that t...Read more...

SERC/Urban and Spatial Programme Discussion Paper

Local Human Capital and Its Impact on Local Employment Chances in Britain

This paper examines how high human capital in a locality is associated with the employment outcomes of individuals. A probit model is used to examine how the employment probability of otherwise similar working age males ...Read more...

SERC/Urban and Spatial Programme Discussion Paper

Wage Effects from Changes in Local Human Capital in Britain

This paper examines the wage effects arising from changing local human capital in the labour market areas of Britain. Employing wage regressions, it is found that individuals? wages are positively associated with changes...Read more...

CEP discussion paper

How to Measure Living Standards and Productivity

This paper sets out a general algorithm for calculating true cost-of-living indices or true producer price indices when demand is not homothetic, i.e. when not all expenditure elasticities are equal to one. In principle,...Read more...

CEP discussion paper

Hot and Cold Seasons in the Housing Market

Every year during the second and thirdquarters (the ?hot season?) housing markets in the UK and the US experience systematic above-trend increases in both prices and transactions. During the fourth and first quarters (th...Read more...

CEP discussion paper

Inflation Persistence When Price Stickiness Differs Between Industries

There is much evidence that price-adjustment frequencies vary widely across industries. This paper shows that inflation persistence is lower with heterogeneity in price stickiness than without it, taking as given the deg...Read more...

CEP discussion paper

Chain Indices of the Cost of Living and the Path-Dependence Problem: An Empirical Solution

This paper proposes an empirically feasible method for correcting the path-dependence bias of chain indices of the cost of living. Chain indices are discrete approximations to Divisia indices and it is well known that th...Read more...

CEP discussion paper

Inflation Premium and Oil Price Volatility

This paper provides a fully micro-founded New Keynesian framework to study the interaction between oil price volatility, pricing behavior of firms and monetary policy. We show that when oil has low substitutability, firm...Read more...

CEP discussion paper

Is Numerairology the Future of Monetary Economics? Unbundling numeraire and medium of exchange through a virtual currency and a shadow exchange rate

The paper discusses some fundamental problems in monetary economics associated with the determination and role of the numeraire. The issues are introduced by formalising a proposal, attributed to Eisler, to remove the ze...Read more...

CEP discussion paper

Factor Price Equality and the Economies of the United States

We develop a methodology for identifying departures from relative factor price equality across regions that is valid under general assumptions about production, markets and factors. Application of this methodology to the...Read more...

CEP discussion paper

One Third of the World's Growth and Inequality

This paper studies growth and inequality in China and India u two economies that account for a third of the world's population. By modelling growth and inequality as components in a joint stochastic process, the paper c...Read more...

CEP discussion paper

The Fallacy of the Fiscal Theory of the Price Level

It is not common for an entire scholarly literature to be based on a fallacy, that is, 'on faulty reasoning; misleading or unsound argument'. The 'fiscal theory of the price level', recently re-developed by Woodford,...Read more...