Household Consumption Patterns of Dairy Products in Bamenda Urban Town; Northwest Province,Cameroon

An analysis of data collected from 207 households from Bamenda urban town revealed a high preference for fresh milk though actual consumption was low. Only 36% of households reported consuming fresh milk. Apart from butter, all households reported consuming local and imported dairy products on a daily basis. Only 4%, 3% and 16% of low-, medium- and high-income households consumed fresh milk daily, while 7%, 12% and 6% of low-, medium- and high-income households consumed fresh milk weekly. Mean household consumption of fresh milk was 3 kg for the high-income households, 3 kg for the low-, and 2 kg for the medium-income households. Although high-income households spent more money on fresh milk compared to the medium- and low-income households, the proportion of income spent on fresh milk was lowest for the high, followed by medium and low income households. The study suggests the need to organize home-based education programmes on nutrition as a strategy for boosting the consumption of dairy products among low-income households.     

Hedonic Valuation in an Urban High‐Rise Housing Market

This study estimates the effect of spatial heterogeneity and housing‐unit attributes on the value of apartment housing in a densely urban Chinese housing market. This paper contributes to the literature in two ways. First, high‐rise housing complexes present complications in that the vertical dimension is important in purchase decisions—yet the spatial econometric literature has focused exclusively on two dimensions. We introduce a three‐dimensional (3‐D) spatial weights matrix to capture the potential for “within project” correlation among housing units located on different floors within a project. Second, a significant proportion of the world's population lives in urban high‐rise buildings but the literature has, for the most part, completely ignored such markets. Test statistics support the use of a 3‐D weight matrix; our application of the hedonic methodology to a dense, vertical housing market shows that it can be used to value amenities located within or adjacent to housing complex amenities. In our empirical example, though, we observe little difference in marginal valuation of amenities under a 3‐D weight matrix relative to a standard 2‐D weight matrix.     

基于地域和村域区位的宅基地价值测算及其空间分异特征研究 ——以浙江省典型县市为例

研究目的：构建宅基地多功能测算模型,基于地域和村域区位两个维度探讨宅基地综合价值及其空间分异,为宅基地的定价补偿提供理论参考。研究方法：参与式农村评估法（PRA）,文献研究法,定量分析法,比较分析法等。研究结果：（1）宏观地域尺度上,单位宅基地价值呈现浙北平原（嘉兴市）＞浙中盆地（义乌市）＞浙南山区（泰顺县）的分异特征,城中村单位宅基地价值地域差异相对较小,近郊至边远地区逐渐增大;（2）微观村域区位上,浙北平原（嘉兴市）和浙中盆地（义乌市）宅基地价值均呈现出城中村＞近郊型＞远郊型＞边远型的分异特征,浙南山区（泰顺县）宅基地呈现出城中村＞边远型＞近郊型＞远郊型的分异规律;（3）宅基地价值构成因地域和村域区位不同呈现明显差异。研究结论：宅基地功能价值具有显著的地域和村域区位分异特征,应考虑宏观地域和微观区位因素差异化定价,以平衡不同尺度区位农户宅基地的退出补偿收益。     

Low-cost housing developments in South Africa miss the opportunities for household level urban greening

Most developing countries of the world are experiencing large-scale migration from rural to urban areas. Many new migrants end up in low-cost or informal areas and slums with attendant environmental concerns. One dimension of improved urban sustainability is the provision of green spaces and trees. Whilst many countries have urban greening programmes for public spaces and streets, few have considered the status and potential contribution of trees from resident's own gardens. This paper reports firstly on the policy environment for urban forestry and greening in South Africa and secondly on the maintenance, use and appreciation of trees on private homesteads of residents of new and older low-income suburbs as well as informal housing areas from three small towns in South Africa. In particular we examine if the most recent centrally planned and built low-income housing schemes (called RDP suburbs in South Africa) have considered and incorporated plans or spaces for urban greenery in peoples’ homesteads. We found that broad environmental and sustainability concerns and statements are common in urban development and housing policies, but specific guidelines for implementation are generally absent. More specifically, urban forestry and tree planting are rarely mentioned in the broader land use and environmental policies other than the national forest act and subsequent regulations, but even there it is relatively superficial. In the study towns the prevalence, density and number of species of trees was lowest in the new RDP suburbs relative to the township and informal areas. Consequently, the contribution of tree products to local livelihoods was also lower in the RDP areas. Yet there were no differences in the level of appreciation of the value and intangible benefits of trees between residents from the three different suburbs. This shows that the failure to plan for and accommodate trees in new low-cost housing developments is missing an opportunity to improve overall urban sustainability and liveability and constraining the potential flows of tangible and intangible benefits to urban residents. Making opportunities for such in older suburbs is challenging because of space limitations and cost implications of retrospective provisions, but incorporation into plans for new low-cost housing development should be possible.     

Implementing the AHP multi-criteria decision approach in buying an apartment in Jordan

Buying an apartment or a house is an important step in everyone’s life worldwide, to reach a settled and stable life. Several criteria are considered when buying an apartment or a house. In Jordan, apartments are customers’ preferred choices because of financial circumstances. It is not easy for a person to decide on the apartment’s specifications such as location, design, building design and finances. This study assists people in selecting an appropriate apartment using the Analytical Hierarchy Process (AHP), which is considered an important multi-criteria decision-making approach. Data used in this study were collected in Jordan; however, people worldwide can benefit from this study. The methodology used is twofold. First, feedback was considered from five investors in the real estate sector in Jordan about specifications that customers consider when buying an apartment. Second, several customers were asked about their preferences in a dream apartment using a pairwise comparison questionnaire, which was collected from 305 participants to obtain the priorities of 10 different apartment alternatives found in the Jordanian real estate market. The AHP technique is used to analyse the collected data to assist customers in reaching the best purchase decision.     

Zoning effects on housing change vary with income,based on a four-decade panel model after propensity score matching

Zoning is one of the oldest policy tools for regulating private land use, but its effect on housing change is disputed. We define housing change as the difference over time in the number of housing units in a given jurisdiction. We conducted a cross-jurisdictional study of zoning effects on housing change, comparing zoned and unzoned townships in Michigan, USA (n = 709) after propensity score matching. Four-decade (1970–2010) panel models predicted zoned townships to have on average 2.2% fewer housing units a decade after zoning adoption compared to similar unzoned townships, but this effect was tempered by other variables. Higher-income townships had more housing units a decade after zoning adoption compared to higher-income unzoned townships, whereas lower-income townships with zoning had fewer housing units than similar unzoned townships. This study highlights the heterogeneous effects of zoning on rural and exurban housing change.     

城市住房价格局部线性地理加权回归分析——以湖北省黄石市为例

研究目的:以土地稀缺、资源组团型城市——湖北省黄石市为例,尝试引入局部线性地理加权回归(LLGWR)方法,探索住房价格及影响因子的空间变化规律,为政府房地产市场管理和土地利用规划提供借鉴。研究方法:整理1.93×104个住房样本和398个楼栋样本,遴选楼栋总层数、容积率、绿化率、小区等级、距区域中心距离、销售年份等作为解释变量,采用LLGWR方法构建城市住房价格的模型,并进行分析与解释。研究结果:与常规线性回归(OLS)相比,地理加权回归(GWR)和LLGWR能更合理和准确地解释住房价格的空间变异,且LLGWR优于GWR;销售年份、容积率、地理区位能显著影响住房价格,同时楼栋总层数、绿化率等因素影响住房价格,且在不同功能片区具有明显差异。研究结论:LLGWR模型可以实现系数函数和误差方差的无偏估计,提高模型的估测精度,能更为准确地解释住房价格;宏观市场趋势是影响住房价格的关键因素,但在不同的地理区位,住房价格增长趋势有明显的差异;土地利用规划和土地供应影响房地产空间分布,但研究区内土地价格对住房价格的影响不明显。     

平顶山市休闲农业不同区域的发展潜力评价

[目的]对平顶山市休闲农业的空间分布特征及其发展潜力进行分析和评价,以期为平顶山市休闲农业的可持续发展提供参考和借鉴。[方法]文章对平顶山市休闲农业空间布局分区论述,并采用层次分析法构建平顶山市休闲农业发展潜力指标评价体系,确定指标权重,然后根据各指标的游客和当地农民的打分值与权重值加权计算不同区域的发展潜力指数并比较发展潜力大小。[结果]根据区域位置和地理环境以及休闲农业发展速度,将平顶山市休闲农业划分为北部山区休闲农业区、东部城乡休闲农业区、南部现代休闲农业区和西部傍水休闲农业区4个区域,各区域发展特点突出。对各指标权重值与打分值的加权求和计算得到的不同区域发展潜力指数看出,西部傍水休闲农业区的发展潜力最大,其次为北部山区休闲农业区,再者是南部现代休闲农业区,东部城郊休闲农业区的发展潜力最小。[结论]平顶山市休闲农业发展前景广阔,具有可持续发展的巨大潜力。由于地理区位和交通基础设施建设及环境条件和农业基础的差异,平顶山市的休闲农业可分为东西南北4个发展区域,其中西部傍水休闲农业区和北部山区休闲农业区具有较大的发展潜力,平顶山市可将其作为重点发展对象,重点打造水岸和山村休闲农业游,借助发展优势突出区域特色。     

Residential housing bubbles in Hong Kong: identification and explanation based on GSADF test and dynamic probit model

We aim to investigate whether the current high housing price in Hong Kong contains a bubble and to identify the causes of such housing bubble if it exists by combining the generalised sup augmented Dickey–Fuller (GSADF) test and dynamic probit models. Empirical results indicate that the current Hong Kong housing market contains a bubble, and it’s the investors’ speculative demand and the increase of monetary supply that lead to the housing bubbles in Hong Kong. Moreover, speculative investors would prefer the mass markets to the luxury ones considering the outstanding performance of the former. Such preference would contribute to more bubbles in the mass markets than in the luxury ones. In view of these, Hong Kong Government should retrospect the linked exchange rate system and be alert to the impacts of the US monetary policies on Hong Kong residential market. To offset the housing bubble, a targeted and effective approach to the Hong Kong Government is to constrict the speculative demand from investors particularly in the mass markets.     

Capitalised nonmarket benefits of multifunctional water-sensitive urban infrastructure: A case of living streams

Living streams are an important element of decentralised stormwater management solutions. They are actively promoted due to their ability to generate multiple ecosystem services, including water quality improvement, biodiversity protection and aesthetics. However, a lack of monetised values of ecosystem services of living stream projects makes it difficult to assess the net benefits of investing in such projects. This study uses the hedonic pricing method to estimate the capitalised amenity values of living streams and other public open spaces (POS) in housing and lot markets for the first time. The study area includes two newly greenfield-developed suburbs in the Perth metropolitan area. We find the positive impact of living streams and other POS on the house and lot prices. However, living streams generate greater value than other types of POS. Furthermore, the POS (including living streams) that support active recreation are valued more than basic POS without active recreation features. Finally, we observe, for the first time, that the benefits of planned but not yet constructed POS (including living stream) are similar to the completed POS (including living stream) in both housing and lot markets. This information is useful for policymakers and developers making informed decisions about water-sensitive urban infrastructure.     

武汉市房价的空间分布格局及其影响因素分析

本文利用网络爬虫技术搜集武汉市主城区房价样本,采集2014年9月-2015年9月的房价数据和相应的社会经济地理数据。本文首先探索武汉市主城区住宅价格的空间分布形态;然后,根据模型比较选取最优空间模型,并筛选影响房价空间分异的显著性因子。研究结果表明:(1)武汉市主城区房价主要呈现多中心集聚的空间格局。(2)地理加权回归模型比克里格插值和多元线性模型更准确地捕捉房价空间分异特征。(3)总楼层因子,城市中心、轨道交通、主干道、综合商场、基础教育、开敞空间(包括长江、湖泊、公园绿地、城市广场)的可达性因子能够显著影响房价的梯度变化,其影响系数的空间波动也证明影响因子在不同城市区位对房价变化的影响程度的差异性。     

The spatial clustering investment behavior in housing markets

Housing markets has long been studied by researchers. This paper aims to investigate the tax policy (Special Stamp Duty) impact on housing markets in spatial clustered pattern, which has scarcely been considered in previous studies. To fill in this gap, a group of second hand housing transaction records in Hong Kong is examined by spatial scan statistics and multivariate logistic regression analysis. Our methodology differs from previous studies that it is location-oriented. Our new findings point out that the recent execution of Special Stamp Duty would cause venturi effect in housing markets: the overall transaction volume would significantly move downwards and more high transaction regions would be formed. The location factor has a significant and positive relationship with the change of transaction status. Moreover, the venturi effect provides us valuable information to understand the housing investment behavior as well as the short-term feedback for government and policy makers.     

宅基地多功能识别及其空间分异研究 ——基于嘉兴、义乌、泰顺的典型村域分析

研究目的:基于宅基地多功能识别结果,构建多功能量化评价体系,揭示不同地区不同区位宅基地功能分异规律。研究方法:基于可达性划分宅基地类型,构建基于宅基地利用的多功能量化评价体系,引入产业区位熵测算宅基地功能优势度。研究结果:(1)生产功能以嘉兴城中村、义乌城中村及近郊具有突出优势;(2)资产功能呈现城中村近郊远郊边远的分异特征;(3)生态功能呈现出山区平原丘陵盆地和城中村近郊远郊边远的分异规律;(4)心理功能与保障功能未呈现显著性差异。研究结论:不同区位宅基地功能结构具有显著差异,在宅基地退出时应对其进行差别定价与补偿。     

大城市近郊都市现代农业多功能实施路径探究以苏州高新区通安现代农业示范园为例

目的 统筹农业多功能效用协调发展,是实现城乡空间集约高效利用和健康可持续的重要途径,方法 文章在对农业多功能理论、国外都市现代农业功能特征及大城市近郊农业发展需求分析梳理的基础上,以苏州高新区通安现代农业示范园为案例,探究大城市近郊都市多功能现代农业的实施路径。结果 系统构建大城市近郊都市现代农业功能体系。并通过对通安示范园的需求分析提出其农业多功能发展路径,包括高标生态田园建设,营造优质城乡环境;高质农业生产供给,稳固产业优势特色;高效农业科创示范,转变农业生产方式;高值休闲农业体验,绽放绿色发展魅力,为示范园都市现代农业的发展指明方向,为城郊农业空间的高效利用提供有力支撑。结论 从农业多功能的角度出发,以新的机遇和市场需求为导向,明确都市现代农业的功能构成,更益于城郊区农业空间的有序组织和集约利用,是保障大城市近郊都市现代农业均衡健康发展的有效路径。     

Sorting through Neoliberal Variations of Ghost Cities in China

Since 1978, the Chinese central government has undertaken a series of market-oriented policy reforms which has led to responsibility for urban development shifting from central government to the local level, i.e., the provincial, prefectural city and district governments. As a result, local district governments in China’s larger cities have become key players driving economic development through an intensive process of entrepreneurial urbanization (where markets drive urban policy). These urban projects are best characterized as property-led, encouraged by neoliberal policies such as government support for land-based urban growth coalitions and property speculation. Based on local government planning and infrastructure development, this process has led to several newly built districts or towns. However, they have become ghost cities due to their lack of inhabitants and empty apartment units (apartment units are often purchased as part of an investment portfolio rather than as primary residences). This paper will unpack economic mechanisms and government motivations behind three iterations of ghost cities, to explore how local governments interact with central government as well as with property developers to expand urbanization. We examine three cases, the distinct urban contexts of Shanghai Thames town, Ordos, and Kunming (reflecting suburban tourism; debt-financed urbanism; and pro-growth strategic urbanism respectively) – to examine the variations across ghost cities in China (both in terms of neoliberal mechanisms and its outcomes).     

Supply side constraints in the Israeli housing market—The impact of state owned land

House prices in Israel have risen since 2008 by as much as 98%. Much of this increase is attributed to low levels of housing supply and housing supply elasticities. In Israel land is frequently owned by the state. This results in heavy government involvement in the housing market through the control of land supply via land tenders. This paper estimates the impact of state owned land on the Israeli housing market focusing on these unusual conditions of land supply. A model for the creation of new housing units is proposed. This incorporates land tenders, enabling the estimation of housing supply dynamics with an accurate measure of public land supply. The model is tested using regional panel data which facilitates the dynamic estimation of national and local supply elasticities and regional spillovers. The paper uses novel data sources resulting in a panel of 45 spatial units over a span of 11 years (2002–2012). Due to the nonstationary nature of the data, spatial panel cointegration methods are used. The empirical results yield estimates of housing supply price elasticities and elasticities with respect to land supply. Results show that housing supply is positively impacted by governmental decisions but the impact is low. Supply elasticity with regard to government land tenders stands at around 0.05 over the short run and 0.08 over the long run. Government policy of offering land in low demand areas and fixing minimum-price tendering does not seem to affect housing supply. Policy implications point to the need for more sensitive management of the delicate balance between public and private source of land in order to mitigate the excesses of demand shocks.     

Visual amenity and housing in the countryside-Scottish local planning authority approaches

In recent years, farming has lost some of its former pre-eminence in Britain's rural economy. At the same time, there have been increasing and often conflicting new demands on countryside resources. In such a situation, planning has been encouraged to adopt a more flexible approach to development. The challenge for planning today is to allow development and yet at the same time protect the visual amenity of the countryside. A recent study has examined how Scottish planning authorities have responded to this challenge in relation to housing in the countryside. The study found that there was some variation in approach to housing development in the countryside throughout Scotland. A number of authorities, especially those in remote rural areas, were prepared to adopt a relaxed approach to housing development. Nevertheless many authorities continue with a strong protectionist stance on the location and scale of housing in the countryside. Moreover, the emphasis currently being placed on attempts to influence the design of housing introduces a new dimension in local authorities' attempts to safeguard the visual amenity of the countryside.     

Property rights and housing prices: An empirical study of small property rights housing in Shenzhen,China

Small Property Rights Housing (SPRH) is an important part of informal housing in China. SPRH is defined as housing developed with collective land ownership that is then sold to outside homebuyers such as non-indigenous villagers. This housing practice is legally forbidden and comes without formal titles. SPRH is popular in big Chinese cities where formal housing prices are constantly rising and increasingly unaffordable for many urban residents. However, research on SPRH is rare. Therefore, this study aims to investigate the effects (or the lack thereof) of de-jure property rights on housing prices by using the empirical case of Shenzhen where SPRH and FPRH estates constitute the main sources of urban housing for its residents. We collected both SPRH and formal Full Property Right Housing (FPRH) data in the Shenzhen housing market and adopted the Boundary Fixed Effect method and matching strategy to mitigate the bias caused by unobservable location and neighborhood factors. This empirical study shows that the lack of de-jure property rights has negative and significant effects on housing prices. The average housing price for SPRH apartments is, ceteris paribus, 52.82% lower than for formal FPRH apartments. Also, the premium of property rights varies across two administrative regions with different locations and economic environments, and the premium decreases as the age of the building increases.     

Spatial and temporal impacts on building depreciation

This article explores the relationship between new housing and the existing housing stock in terms of an urban market value hierarchy, considering the importance of the concept of depreciation, as influenced by three factors: the age, location and quality of the building. Based on a sample from the Almond area of Madrid City Centre, the research considers many variables and applies an adapted appraisal approach termed differential depreciation to analyse the evidence of real estate values and the influence of spatial and temporal location factors. The study of the role of depreciation in the value of housing used in this research provides researchers with objective criteria on the functioning of the urban land market. This shows that the relationship between depreciation and the need for renovation is not linear, but instead follows identifiable patterns linked to the era of construction rather than solely the age of the building.