Necrotecture: Lifeless Dwellings and London's Super‐Rich

This article problematizes the relationship between the global super‐rich and processes of property development that have generated large volumes of underused residential space. Evidence is presented to show that much of London's new skyline is underused or lies entirely empty, so that one interpretation of this new landscape of super‐prime residential development is that it is a kind of dead residential space or necrotecture. These relatively lifeless spaces can be interpreted as the particularly wasteful result of continuing rounds of international capital investment in the built environment and the overconsumption of housing and other resources by the super‐rich. Necrotectural forms, seen in new towers and spectacular homes, appear to index a massive misdirection of development capacity, even as the city experiences a massive social crisis that continues to be played out in the wider housing market.     

城市住宅区用地规模控制研究——以济南市为例

在分析住宅区用地规模控制根源的基础上,提出了尊重各个利益主体价值取向的用地规模控制思路,并从物业管理的经济性、公建规模的合理性、绿地系统的功能性、居住空间的多样性和城市更新的整体性等方面探讨了住宅区用地最小规模控制的依据.     

人文资本特征、居民支付意愿与住宅价格

在构建人文资本与住宅意愿支付价格关系模型的基础上,运用2006年天津市有关数据,研究了人文资本特征对住宅价格的影响,并对人文资本特征溢价值进行了测算。对天津市的实证分析表明,人文资本密度指标中,只有居民素质、物业服务质量、小区周边体育场的距离对住宅总价有一定的影响,但并不显著。这说明人们对人文资本特征的偏好非常弱,天津市居民的住宅需求还处于基本需求阶段,尚未大规模进入改善需求阶段。以上结论对正确认识消费者偏好、公共投资效应、城市规划状况及住宅价格的合理性,具有重要的参考价值。     

Voluntary income clustering and the demand for housing and local public goods

Economists have suggested that wealthy communities use “fiscal zoning” in order to protect their tax bases. Such zoning would be unnecessary if tastes for local public goods were sufficiently correlated with tastes for the taxed good, residential property. The common notion of “bid rent” can be extended to derive a formula to show under what conditions fiscal zoning is redundant. Our information about the values of the relevant parameters is not sufficiently precise, however, to determine whether these conditions are met.     

Local public goods, property values, and local public choice

This paper examines the relationship between the benefits and costs of local public good provision and local property values within the context of the Koopmans-Beckmann-Gale location-assignment model. Property values do not in general measure accurately the marginal net benefits of local public goods; special conditions sufficient for property values to measure or bound the marginal net benefits are stated, however. In addition, it is shown that under certain circumstances, households vote for property-value-enhancing levels of local expenditures. Under these conditions, a political equilibrium produces a Lindahl solution to the local public good problem.     

Modeling Speculative Activity in the Hong Kong Residential Property Market

Using the Granger definition in a bivariate context, this paper investigates the relation between speculation and real estate prices in Hong Kong. Based on monthly data, the paper shows that in the mass residential property market, speculation and property prices are each integrated of order one, and hence cointegrated. A vector error correction model is then estimated for speculation. The error correction term is found to be statistically significant, implying Granger causality running from property prices to speculation in the mass residential property market. The empirical findings provide evidence that fluctuations in residential property prices cause fluctuations in housing speculation. A long-term solution to curb speculative activities and stabilize property prices is to increase the supply of housing land, and in turn the supply of private residential property. Steady property supply of will reduce acceleration of property prices and thus restrict speculation.     

Public housing units vs. housing vouchers: Accessibility,local public goods,and welfare

We develop a general equilibrium model of residential choice and study the effects of two housing aid policies, public housing units and housing vouchers. Land is differentiated by both residential accessibility and local public goods, and the provision levels of local public goods are determined by property tax revenues and neighborhood compositions. Households differ in their incomes and preferences for local public goods. Housing aid policies are financed by general income taxes. We discuss how the location of public housing units is a fundamental policy variable, in addition to the numbers and sizes of units, and argue that vouchers not only cause less distortion for social welfare compared to public housing, but may also improve overall welfare.     

基于系统动力学的房产税政策仿真研究

为了科学、有效地分析房产税对房地产市场的调控作用,提高房地产政策的合理性与前瞻性,有必要建立商品住宅系统政策仿真模型,深入分析住宅系统内各因素之间的反馈关系。基于建立的住宅仿真模型,实现对房产税政策的模拟实验,得出房产税政策对住宅需求市场以及住宅价格的影响程度。本文以昆明市房地产市场作为研究样本,利用仿真系统进行了实证分析。实证结果表明,房产税对住宅增量有抑制作用,但短期内对住宅价格影响程度有限。     

Land Speculation in Southern California: Energy Monopoly, Fiscal Crisis and the Future

A bstract . Increasing automobile traffic congestion and longer trip times on interurban trolley lines in southern California after the second world war led to the contruction of freeways. The trolleys were denied access and the efficient electric railway system was sold to bus lines , partly as a result of a conspiracy between bus manufacturers, tiremakers , and oil companies. This producecl "the golden age of land speculation" in the region. Floodplains, earthquake zones, blowsand areas and the tops and sides of crumbling cliffs were dotted with sprawled residential developments. The energy crisis of 1973, produced by the oil companies and the Arab oil cartel , turned boom into bust. As inflation and rising taxes produced by soaring property values put intolerable pressure on urban homeowners , they forced legislators to limit increases in assessed values and to restrict government spending. Now the public is challenged to produce order out of fiscal chaos and speculative ruin.     

Optimal property taxation in the presence of interregional capital mobility

A single region's optimal property tax policy is examined in a model with interregional capital mobility. In this model, property taxation is used to finance local public expenditures. Different tax rates may be imposed on property used to produce goods which are traded between regions and property used to produce nontraded goods (e.g., residential property). The key determinants of the difference between the optimal tax rates are identified, and it is argued that there exists a bias towards relatively low tax rates on property used to produce traded goods. The role of labor mobility is also investigated.     

Optimal density of radial major roads in a two-dimensional monocentric city with endogenous residential distribution and housing prices

This paper proposes an analytical urban system equilibrium model for optimizing the density of radial major roads in a two-dimensional monocentric city. The proposed model involves four types of agents: local authorities, property developers, households and household workers (i.e. commuters). The local authorities aim to maximize the total social welfare of the urban system by determining the optimal density of radial major roads in the city. The property developers seek to determine the intensity of their capital investment in the land market to maximize the net profit generated from the housing supply. The households choose residential locations that maximize their utility within a budget constraint, and the commuters choose the radial major roads that minimize their individual costs of travel between home and workplace. A heuristic solution procedure is developed to find the urban system equilibrium solution. A system optimum model is also proposed to optimize the density of radial major roads that maximizes the social welfare of the urban system. The proposed model can endogenously determine household residential distribution and land values across the city, along with the housing market structure in terms of housing prices and space. Numerical comparative static analyses of congestion pricing and road infrastructure investment (adding a new radial major road) are carried out together with evaluation of the effects of the service level of radial major roads, urban population size, and household income level on the urban economy.     

Institutions and public investment: an empirical analysis

This paper investigates the effect of institutional quality on the levels, volatility and quality of public investment. Our findings suggest an inverse relationship between public investment levels and institutional quality, supporting the idea that governments use public investment as a vehicle for rent seeking. We also find that lower quality of governance increases the volatility of public investment. Finally, we provide some tentative evidence of a positive relationship between institutional quality and the quality of infrastructure. Policymakers who aim to reduce infrastructure needs through capital spending should take measures to strengthen institutional capacity to manage public investments.     

Pigou, Tiebout, property taxation, and the underprovision of local public goods

Pigou's proposition that the use of distorting taxes rather than neutral head taxes reduces public service levels is examined in this paper. A simple model with a national system of competing local governments is utilized to demonstrate that the use of a distorting property tax on mobile capital decreases the level of residential public services. The case where public services are an intermediate producer good is also considered.     

城市公共服务的价值估计、受益者分析和融资模式探讨

城市生活质量决定城市价值.城市政府所提供的各类公共服务,直接影响着居民在城市中生活的舒适和便利程度,关系到城市长期发展的动力.围绕此主旨,论文探讨了3个相关的问题.第一,如何估计城市公共服务这些非市场的价值;第二,这些城市公共服务的成本承担和利益享受是否匹配;第三,怎样的公共口融资模式能够使上述关系更为匹配.基于显示性偏好法中的特征价格模型,利用北京市住宅市场和土地市场的徽观和个体交易数据,实证结果表明,居民愿意为居住在地铁站、公交车站和公署周边一定范围(0.8公里)内分别支付住宅价格的17.1%、12.4%和6.4%,但是,这种价值并没有被资本化到土地价格中.这表明,居民对城市公共服务偏好的住处并没有被房地产开发企业以地价的形式传递给政府,开发企业成为实际的受益者.以房地产价值作为税基的物业税的征收使信息可以从居民直接传递至城市政府,将使城市公共服务的融资模式更为合理.     

The long-run effects of a residential property tax and local public services

The long-run effects of a residential property tax and local public services are analyzed in the context of an urban spatial model. An endogenous labor market allows the local wage rate to adjust, in conjunction with residential and business land prices, in response to local fiscal changes.     

Rapports de propriété, ségrégation et pratiques de l'espace résidentiel

The aim of the authors is the theoretical reformulation of the question of segregation. In order to do this, they examine in turn psycho-sociological theories, morphological and semiological theories as well as theories of residential location. The authors show how all of these approaches can only define classificatory processes and propose an analysis beginning from those social relations which structure residential consumption; that is, relations of property in housing. Starting from a definition of segregation as a process of exclusive practices of residential space, the authors show how relations of residential property determine two types of segregation: one ‘by antagonism’, based on the valorization of property capital, and one ‘by incongruence’ based on conditions of real appropriation of housing.     

The accuracy of changes of urban land values as a measure of social benefits from public programs

This paper extends the standard model of urban land rent to consider the impact of the output of public programs on the spatial equilibrium and to analyze the accuracy of changes of urban land values as a measure of social benefits from public investment. Two consistent output indicators of public investment are advanced: the individual's welfare and total land values. The general results of the comparative analysis are that there is a lack of correspondence between both output indicators, and that changes in land values are, in general, not an accurate measure of the benefits of such programs.     

中小城市物业服务质量评价指标体系的构建

为评价国内中小城市住宅物业服务质量,论文基于大量的调研数据及中小城市部分住宅小区问卷调查的结果分析,构建了中小城市住宅物业服务质量评价指标体系,应用该指标体系可客观测评中小城市住宅物业服务质量的满意度,有助于提高中小城市住宅小区物业服务水平。     

The Impact of Manufactured Housing on Adjacent Residential Property Values: A GIS Approach Based on Three North Carolina Counties

This empirical study examines the impact of manufactured housing (MH) on the values of adjacent site-built residential properties using Geographical Information Systems (GIS) and large data samples for three counties in North Carolina, USA, for the period of 1994-2000. Both property appreciation rates (AR) and property values (PV) are examined with respect to proximity to MH. While ARs are based on a simple measure of value appreciation, PVs are estimated in a linear regression based hedonic price model, which is designed to captures the contributions of structure and location attributes to property values. Results indicate that the appreciation rates slightly decreased with distance from a MH unit in Buncombe and Wake, but the reverse is true in Pitt. The statistical analyses reveal that proximity to a manufactured home influences the value of nearby site-built residential property. Estimated property values show that the further away from a manufactured home, the higher the site-built property value, other things being equal.     

基于跳扩散模型的知识产权证券化定价

知识产权正不断成为资本市场上一项重要的资源。知识产权证券化作为一种新型的金融创新工具,对优化资源配置、提高金融市场效率、解决创新型中小企业融资难问题以及拓展投资渠道都起到重要的作用。为了对知识产权证券化进行合理定价,本文力求从新的视角引入跳扩散模型,将鞅论、随机微分方程理论应用到知识产权证券化的定价问题中,综合考虑违约风险与市场风险对知识产权证券化价格的影响,建立知识产权证券化定价模型,并用Monte Carlo方法对模型进行数值模拟。