TIME IS OF THE ESSENCE? AN EMPIRICAL APPLICATION OF THE COROLLARY OF THE COASE THEOREM

Applying the corollary of the Coase Theorem to the development market developed in Lai et al. (2007a) , we evaluate the proposition that procedural steps to use resources are not contingent on property rights assignment, unless the associated transaction costs are positive or property rights are ambiguous. Using aggregate statistics regarding planning applications for residential use, property prices, construction costs, share prices, interest rates, and application success rates in Hong Kong from 1985 to 2005, we evaluated, using regression techniques, the null hypothesis that there was no change in the relationship between readiness for submission of planning applications and property prices in response to changes in the time limits imposed on planning permissions . The relationship was more pronounced or strengthened (less obvious or weakened) when time limits were first imposed and shorter (longer). This can be explained in terms of the transaction costs of switching resource allocation according to the time limit.     

The entry and exit decisions of foreign banks in Hong Kong

This paper presents a theoretical framework for explaining the entry and exit decisions of a firm, motivated by the differential returns in its home and a host market. Within this framework, the factors underpinning the entry and exit decisions of foreign banks in Hong Kong are examined, using a duration (accelerated failure time) model. It can be seen that a foreign bank, with international experience from having more overseas markets will take a shorter (longer) time to enter (exit) the Hong Kong market. Faster (slower) growth both in home trade with Hong Kong and in the Hong Kong banking sector itself will increase the likelihood of entry (exit). Ceteris paribus, Asian banks enter at a faster rate and survive longer in the Hong Kong market. Copyright © 2008 John Wiley & Sons, Ltd.     

A BRAVE EXPERIMENT: KOREA'S RECENT LAND POLICY REFORM AND THE ROLE OF THE LAND HOLDING TAX

Korea's land policy has evolved around the presumption that market intervention is necessary to combat rising prices and speculation. In this paper it is argued, however, that the essence of the land problem is a distributional issue, and that the efforts to selectively punish speculators have had detrimental consequences. Past and present land policy is evaluated from this perspective, and a current policy issue, increasing land holding taxes, is examined. Notwithstanding the theoretical effect of a higher land holding tax, even a radical increase of the tax will not be able to stabilize land prices as long as urban land remains scarce. The government should accelerate deregulation in land use and development.     

Contestability of the urban land market: an event study of Hong Kong land auctions

The traditional theory of urban land markets assumes perfect contestability—the absolute freedom of market entry—that compels developers to bid up the land rent to equal the economic profit from land use. This assumption, however, is empirically untested due to the difficulties in measuring the ex ante economic profit of land acquisition. We overcome these difficulties by applying the event-study methodology to Hong Kong government land auctions. When a developer acquires a site at a price below its fair market value, the rationality of the stock market entails a positive abnormal return on the developer’s stock. Our analysis shows evidence of positive expected abnormal returns, indicating an imperfectly contestable land market. We further show that the expected abnormal return increases with the site value and the government land disposal level but decreases with the property market liquidity.     

On the Competitive Land Market: Evidence from Hong Kong

This paper examines both theory and empirical evidence on the relationship between market concentration and profitability in Hong Kong's land market. Such a relationship has been the subject of substantial debate among academics and practitioners. The study highlights several distinctive characteristics of property development in Hong Kong, and particularly various competitive strategies. In Hong Kong, land can be acquired through public auction, redevelopment and lease modifications. Thus, those developers without a sufficient land bank tend to be very aggressive in land auction. However, in the land auction market, competition is keen and the land acquired expensive. This study found that the leading property developers do not take the largest share in the land auction market. We argue that the developers tend to locate themselves in a suitable market position or strategic domain, within which they sustain competitiveness by increasing their market share. We also found that the property developers undertaking a relatively high proportion of large-scale projects tend to have a higher proportion of profits from such projects.     

Do Investors Really Value Corporate Governance? Evidence from the Hong Kong Market

To examine the relation between corporate governance and firm value, we develop an instrument to assess the corporate governance practices of listed companies in Hong Kong. Based on the Revised OECD Principles of Corporate Governance (OECD) and the Code of Best Practices (HKEx), we construct a corporate governance index (CGI) for Hong Kong listed companies. Unlike measures used in other studies, the CGI score reflects the presence of good corporate governance practices as well as variation in the quality of corporate governance practices. Empirical evidence shows that a company's market valuation is positively related to its overall CGI score, a composite measure of a firm's corporate governance practices. We also find that the transparency component of the CGI score drives the relation with market valuation. In summary, this study provides supporting evidence for the notion that, in Hong Kong, good corporate governance practices are consistent with value maximization.     

构建以京沪港渝为核心的中国城市体系

世界各国的经验表明,在一国城市化和城市体系形成的进程中,首位城市起着举足轻重的核心作用.改革开放后,随着浦东开发、香港回归和重庆直辖市的设立,在我国北、东、南、西四方,已形成北京、上海、香港、重庆四大首位城市.重点建设京、沪、港、渝和以其为核心的京津冀、长江三角洲、珠江三角洲、四川盆地四大城市群,可以形成发达、完善、均衡、有序的全国城市体系,有力引领中国的城市化进程.     

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.     

北京土地价格空间分布特征——基于单中心城市的视角

为了解具有单中心城市牦最的北京市．土地价格空间分布特征,从理论上分析单中心城市土地价格的空间分布特征并提出相应假设,构建土地价格的Hedonic模型,利用北京2005—2013年住宅和办公用地微观交易价格数据进行假设的实证检验。结果显示：（1）北京住宅和办公用地的区位属性、物理属性和邻里属性对其价格有显著决定作用,且该决定作用随土地市场的成熟而逐渐增强;（2）北京住宅和办公用地价格与该区位到城市中心的距离负相关,而随时间推移,两类土地价格从城市中心向外的降低速度逐渐变快。     

Estimating the Demand for Housing, Land, and Neighbourhood Characteristics

This paper provides estimates of the structure of demand for individual housing and neighbourhood characteristics and for land in two British cities. We estimate a hedonic price function, and from this obtain the implicit prices of house attributes. These prices are used to estimate a demand system for each city. These perform well, and enable us to calculate price and income elasticities for each of the non-dichotomous characteristics and for land. To counteract criticisms of demand estimates derived within the hedonic framework a method is developed for selecting an appropriate set of instrumental variables. Estimates derived from this method, however, differ only slightly from those obtained using the conventional techniques. Several features of these estimates provide insights into the unusual characteristics of the British housing market, the effects of constraints imposed by land use planning, and the effects of changing income distribution on the structure of demand.     

香港会展业的成功之道及借鉴思路

香港会展业呈现出发展迅速、国际化程度高、展会主题定位明确、办展主体成熟、竞争激烈等特点,其会展经济的成功发展归因于香港自由的经济政策、巨大的市场需求、良好的软硬件基础、适当的展会定位和发达的电子商务技术。借鉴香港的经验,在内地会展业的发展过程中,应该明确政府功能定位、培植会展主体、提高展会国际化程度、实现专业化发展、开展网络展览、培育专业的会展人才。     

LAND MARKETS AND THE EFFECT OF REGULATION ON FORMAL-SECTOR DEVELOPMENT IN URBAN INDONESIA

Until recently, urban land and housing markets in Indonesia seemed to function well. Informal-sector development provided low-income housing affordably. Through government programs, formal-sector developers could build housing for all but the poor. Since 1989, however, daily conversation pictures land speculation as rampant and formal-sector housing as rising beyond the means of the middle class. Newspapers carry stories of conflicts between small landowners and large developers with government officials in between. This article investigates this situation by addressing two related questions: are urban land prices rising “too fast?”; how do land regulations and development practices affect costs, and who pays these costs? The article includes quantitative estimates of urban land prices, changes in urban land supply, movement of land through the permitting process, and the effect of development regulations on costs. Data come from a literature survey and interviews of some of the largest formal-sector developers in Indonesia. A principal finding concerns a development regulation called a “location permit” and the “social function” of land in Indonesian law. Although helpful as a means of assembling land in Indonesia's highly fragmented land markets, location permits allow formal-sector developers to hold land off the market and pay low prices to small landowners. Ultimately, the “social function” of land under Indonesian law holds down the price formal-sector developers pay for land, but not at the price at which they sell their product. The article concludes by proposing reforms to the regulatory process.     

香港住房市场中的政府干预及其启示

首先回顾了香港政府干预私人住房市场的背景和已经使用的政策措施,然后系统总结了其在不同市场条件下干预住房市场的政策选择,并分析了使用这些干预政策所取得的效果。结果表明,香港政府对住房市场的干预,在一定程度上减小了市场波动带来的冲击,但也存在干预目标不能及时调整、货币政策工具有效性未如预期及对需求的干预重视不足等问题。分析研究香港政府干预住房市场的经验与局限性,有利于内地政府提高干预住房市场的有效性。     

AGGLOMERATION AND SUB‐REGIONAL DISPARITIES UNDER DECENTRALIZATION: EVIDENCE OF SPATIAL CLUSTERING OF LAND VALUES IN THE PHILIPPINES

Like other developing countries, the Philippines aims for balanced spatial development. This paper investigates the pattern of sub‐regional disparities by applying the global Moran I and local Moran I_i test statistics on land values data for 1986–2000. Overall, both provincial and city land values diverge spatially. Local clustering of land values is found only within and around Metro Manila. While the results suggest persistent agglomeration economies during the decentralization period, partly because of bias in the fiscal transfer system, they also indicate that other government policies were effective in promoting land values immediately outside Metro Manila.     

碧桂园，哭了

据传闻,杨国强在前段时间的公司领导层会议上哭了……2008年以来这段灰色的日子里,哭泣的绝对不只是碧桂园,中国几乎所有的房地产企业都淌下了悲情的泪水……     

Juggling Legitimacies: Informal Places for Burials and Worship in Hong Kong

The Hong Kong government's neoliberal approach regarding land development and urbanization affects not only the housing market but also burial places, increasing inequality for both the living and the dead. The urgency of tackling the issue of places for burial is all the more pressing given current demographic changes and an existing backlog of public burial places in inner‐city locations. Against this backdrop, this paper focuses on the cultural practices around burial and worship among the inhabitants of Hong Kong, and on their struggle to maintain these practices. It illustrates various forms and means of legitimacy (e.g. pragmatic, normative and cognitive) being applied by all actors, and shows how the continuing practices around worship and burial lead to the production of informality. The main argument is that socially constructed legitimacy can be gained and lost by various actors in a dynamic negotiation process based on belief systems, rules and norms (following Suchman, 1995). Thus, it should be understood as a strategic mode both within and outside the state. This perspective of legitimacy provides a better understanding of how and by what means resources and power are being negotiated in order to draw lessons from informal dynamics.     

The Changing Nature of Border,Scale and the Production of Hong Kong's Water Supply System since 1959

This article investigates the making of Hong Kong's water supply system since 1959. It starts by assessing the perspectives provided by the regime approach and the political ecology literatures. The case of Hong Kong brings in ideas from border studies and draws attention to the changing nature of the border to explain socio‐ecological and scaling interactions. The case study maps the border relationship between China and Hong Kong (and Britain), and the political tussle between them over the control of water supply to the city in the late colonial period 1959–78, which resulted in the creation of a localized self‐sufficient water supply system in Hong Kong, and the consolidation of Hong Kong's scale as a colonial city‐state under British rule. It further explicates the change in the nature of the political border since 1979, and the processes by which Hong Kong abandoned attempts to strengthen its local supply, becoming dependent on supply from the regional Dongjiang water networks, as well as the transformation of its scale to become a subordinate of the larger political unit in subsequent years.     

Privatizing the commons: reforming the ejido and urban development in Mexico

Few studies worldwide have analysed how to manage equitably the process whereby ‘customary’ or ‘common’ land can be incorporated into future urban development, particularly in so far as this might be achieved through privatization and deregulation. This paper focuses upon Mexico and the 1991–2 reforms of Article 27 which dramatically changed the tenure codes and political relations covering the widespread customary land sector — called ejidos. It is argued that, in effect, the reforms constitute deregulation of former tenure relations rather than outright privatization, and that rather than being radical in content, the reforms are subtle redefinitions of past practices in which the balance of administrative power over ejidal land has shifted significantly, away from the Agrarian Reform Ministry towards the Social Development Ministry and local (city) government. Deregulation appears to offer three principal scenarios for public and private sector ejido land development: Urban Development Companies, Joint Ventures and Extension to the ‘Urban Zone’, yet to date there is little evidence that any one has proven sufficiently attractive to be pursued intensively, and the paper suggests that illegal alienation of ejido land is likely to continue and may get worse. However, the latest Urban Development Program 1995–2000 identifies ejido land deregulation and urban development as one of its principal strategies, tied to President Zedillo’s New Federalism project, which seeks to strengthen municipal and state government capacity and effectiveness. This profound shift in the structure of political managerial authority and responsibility offers the increased likelihood that land regularization practices and urban planning of the now deregulated ejidos will become more significant in the future.     

PLANNING BY CONTRACT: THE LEASEHOLD FOUNDATION OF A COMPREHENSIVELY PLANNED CAPITALIST LAND MARKET

Hong Kong has used a system of planning by consent that predates planning by edict. By selling long leases on a contractual basis, the government has an incentive to provide the contractual terms, obligations and rights to the leaseholder that maximise the value of the land. This system has been effective in generating fiscal revenue and producing good planning outcomes in a resource-poor economy.     

Management of Sino-Sino Joint Ventures

Abstract

Since China's implementation of its open-door policy in 1979, the most effective way to obtain a foothold has proved to be to create joint ventures (JV) with a Chinese business partner. The foreign partner provides the transfer of technology, management skills, financing and access to international markets, whilst the Chinese partner contributes a production base with cheap land and labor, contacts with central and local government officials and access to the domestic Chinese market. The Chinese economy has benefited to a large extent from the creation of joint ventures in the past two decades. Hong Kong firms have used China as a production base for many years, usually with great success and to the mutual benefit of both. However, although Hong Kong firms had considerable experiences in running business and manufacturing operations in China, several have suffered substantially from their investment in joint ventures with Chinese partners. This paper evaluates various issues relating to the performance of equity joint ventures in China. The evaluation is based on a case study of four Sino-Hong Kong joint venture manufacturing firms in the electronics industry, and the findings of this paper indicate that there are number of important factors affecting the stability of joint ventures in China. Foreign investors' experiences in other areas may not be applicable to their investment in China because the operation of a joint venture in China is inevitably faced with a variety of problems that the foreign firms may not have encountered before.