"I am chuffed to think I could have such influence, I must say. smiling smiley ". I didn't mean you specifically, I meant 'one'. Downsouth - so people started predicting the recession not that long after we were coming out of the last one then? It's only really in the last year that it has been discussed with any seriousness which is one reason for the lack of confidence in the economy, prior to that we were all being told how great the world economy was. Are people being made redundant in any greater number of late? Indeed, I don't think ED will be immune if it happens, which looks likely now we are all talking about it. I bet quite a few people - especially first time buyers - have been tempted by interest payment only mortgages on the assumption that the value of their property will pay off the loan. These are the people who will find themselves in extreme difficulty if there is an increase in interest rates and loss of value in property. Karter may know people who own their property outright but I reckon it is still a minority of owners in ED that do. Saying that I don't think ED will suffer a dramatic loss in value, maybe just less of an increase.