PLANNING BY FREEHOLD

Government planning of urban development is inefficient as it is controlled by political processes rather than conducted on behalf of the people it is intended to benefit. Certain forms of property rights such as divisions of freehold and leasehold can, and in practice do, lead to much more effective use of resources and provision of shared services as the owners of the freehold have an incentive to maximise site values and rents.     

The changing consumer in the Netherlands : Recent changes in environmental variables and their consequences for future consumption and marketing

Changes in many environmental (exogenous) factors during the eighties and early nineties affect marketing management and consumer behaviour in the Netherlands. Some of these factors relate to the effects of the economic recessions in the early eighties and the early nineties. Other factors are autonomous trends in a number of economic, demographic, and cultural factors. These factors determine a “macro marketing mix” for marketing management decisions of companies. In this article, we discuss the changing consumer environment and its impact on production and retailing of consumer goods and services in the Netherlands for the last decade of this century. This information on the Netherlands, as well as on the other nations of the European Community, is relevant for marketers operating in, or considering entering, the Dutch market. For governmental decision makers and scientists this information on future consumption and marketing is relevant for their policy and research.     

The Business Cycle

A bstract . Conventional macroeconomics lacks a warranted explanation of the major business cycle, while the Austrian and geo-economic Georgist) schools have incomplete theories. A geo-Austrian synthesis, in contrast, provides a potent theory consistent with historical cycles and with explanations about the root causes. The geo-economic and Austrian schools have had little interaction in the past, despite many similarities (Yeager, 1954 and 1984). Though the theories of the schools are largely complementary, each providing content the other lacks, so far a synthesis has not been forthcoming; although some geo-economists have incorporated elements of Austrian capital theory (e.g., Gaffney, 1994).     

Redistribution and Small Coalitions of Friends

When side marketing trade is perfect, linear taxation of retradeable commodities is the only scheme that survives attempts to arbitrage. In this paper, I discuss tax schemes when side trading is imperfect in the sense that commodities can only be re-exchanged within coalitions no larger than two people. In the framework of a two-class economy, I identify coalitions which might have an incentive to form and provide a characterisation for the Pareto-efficient tax scheme. The tax formula has a very simple form and strongly resembles the formula for the no-side-trade case. In a numerical exercise, the constraints imposed on policy by an imperfect side trading process are found to be almost as tough as those imposed by perfect side trading.     

Search and Liquidity in Single-Family Housing

A two-stage least squares model of housing prices is estimated with data collected from 3358 single-family home transactions. The results provide evidence for an optimal marketing period and indicate that a liquidity premium is priced in single-family home sales. Consistent with the hypothesis derived from economic search models, the model shows higher selling prices for houses having longer expected marketing periods. The model also shows a price premium for houses that sell faster than expectations. This effect supports the concept that liquidity is a value-enhancing characteristic.     

Informal group influence among situationally/dispositionally-oriented consumers

Consumer susceptibility to reference group influence has been demonstrated for certain products and buying situations. This article reports a study designed to determine if reference group influence varies between consumers classified as situationally-oriented and dispositionally-oriented. Results indicate a considerable difference between the two groups. Independence Health Plan