不动产投资信托(REITs)监管成本与制度完善 ——基于欧美制度比较的视角

文章采用收益成本分析(Benefit-Cost Analysis,简称BCA)框架,比较了美、欧和中国的REITs制度及其监管成本.在收益成本数据缺乏的情况下,采用概念性BCA的方法,从直接成本与间接成本两个维度,对三种制度的监管成本进行了比较.本文的研究发现,我国即将试点的基础设施REITs,由于结构复杂、代理链长,容易导致过高的监管成本.本文对REITs监管制度的比较研究,一方面是BCA方法在运用领域上的一个拓展,有助于提高我国监管部门对BCA方法的认识;另一方面,可以为我国基础设施REITs制度的完善提供参考.建议在监管制度建立和改革时引入事前BCA评估的制度,以提高我国监管制度的有效性和监管效率.     

基础设施REITs发展的国际经验及借鉴

REITs包括基础设施REITs都是在经济亟需刺激政策的背景下,各国政府为了实现经济政策目标而推出的,部分市场甚至由政府直接推动首批REITs上市。从国际市场发展现状看,主要的基础设施REITs市场都实现了良性循环,资本市场为基础设施融资和发展提供了强有力支持。从国际经验看,REITs立法的逻辑起点可以分为两大类,一类是将REITs定位成传递工具,一类是将REITs定位成集合投资工具,对应的免税政策也分别有两种不同逻辑。为促进基础设施REITs有序发展,兼顾投融资双方利益,本文提出了相应的法规政策原则和具体建议,包括如何处理好R E I T s法规与其他法规的关系,金融监管部门和其他政府部门的关系,发行人和投资者的关系,如何充分利用现有的金融市场法规和金融市场结构,以及会计准则调整和投资者保护等。本文还分析了资本弱化结构,建议在公募REITs中予以细化规定。     

公募REITs支持新型城镇化:机理、问题与对策

基础设施公募RE I Ts是改善城镇化投融资机制、盘活基础设施存量资金、防范化解城镇化债务风险的重要创新。但是,现行制度安排对REITs的税收中性、法律框架、市场流动性等中长期发展因素的考虑存在不足,这可能带来摊薄REITs产品投资收益、加大治理与监管成本、制约市场可持续发展等问题,亦对城镇化区域均衡发展产生不确定影响。建议在结合国外经验和中国国情的基础上,加快推动REITs税收优惠政策落地,研究制定“REITs管理条例”等法律体系,完善二级市场建设和流动性培育,优化基础设施公募REITs支持新型城镇化的空间布局。     

Insider Ownership and Firm Value: Evidence from Real Estate Investment Trusts

Real estate investment trust (REIT) provides a unique laboratory to study the relation between insider ownership and firm value. One, a REIT has to satisfy special regulations which weaken alternative mechanisms to control agency problems. Empirically, I find a significant and robust nonlinear relation between Tobin's Q and REIT insider ownership that is consistent with the trade-off between the incentive alignment and the entrenchment effect of insider ownership. Two, many REITs are Umbrella Partnership REITs (UPREITs) which have dual ownership structure. They have both common shares and Operating Partnership Units (OP units). Property owners can contribute their properties to the UPREIT in exchange for OP units. Their capital gains taxes remain deferred as long as they hold onto their OP units and the UPREIT does not sell the properties they contributed. OP units owners are locked in with the firm and have incentive to monitor firm management, but their interests diverge from the common shareholders because their tax bases are much lower. Consistent with the trade-off between positive monitoring effect of OP units and tax-induced agency costs, I find that UPREIT's firm value increases with the fraction of OP units, but the effect is significantly weaker for the UPREITs where insiders hold OP units.     

Effect of Capital Flight on Investment: Evidence from Emerging Markets

Much of the discussion on international capital movements is directed toward studying the effects of foreign capital flows, whereas the implications of resident capital outflows (capital flight) from developing countries remain largely unanalyzed. Using a dynamic panel methodology for twenty-two emerging market economies between 1975 and 2000, this paper investigates the effect of capital flight on investment and how this effect changes with financial liberalization policies. The empirical findings indicate that capital flight reduces private investment dramatically but does not have any effect on public investment. However, no statistically significant impact of financial liberalization on the marginal effect of capital flight on investment is found.     

房地产投资信托制度(REITs)风险之法律规制与运营控制

房地产投资信托制度(REITs)中的风险问题,是任何一个研究REITs的理论界或实务界人士都必须回答的问题。在规制REITs风险的方法中,主要分为两种:最直接的处理风险问题的方法是由美国《投资公司法案》控制债务杠杆;而其它法规对REITs风险的规制,则是较为间接的控制风险的方法。伞型合伙(UPREITs)结构的风险,美国财政部和国家税务局IRS的相关法规可对此进行规制。下属合伙(DOWNREITs)结构的风险则可以采用三种运营方式予以控制。     

Momentum Profitability and Market Trend: Evidence from REITs

This study investigates Real Estate Investment Trusts’ momentum returns in different market states, and explains the momentum phenomenon with a risk-based dividend growth theory of Johnson (Journal of Finance 57:585–608, 2002). Our results show that momentum returns of REITs are higher during up markets. This study finds that winners’ dividend/price ratios are higher than those of losers, and momentum returns are positively correlated with the difference between winners’ and losers’ dividend/price ratios. We also find that momentum returns are higher after the legislation change of REITs in 1992, and that dividend/price ratios of REITs are also higher after 1992, suggesting that a persistent shock to REIT’s dividend/price ratios in 1992 partly explains REITs’ higher momentum returns after 1992. In sum, results of this study suggest that momentum returns of REITs can be jointly explained by a time-varying factor (market state) and a cross-sectional variance in dividend yields.

Information Asymmetry and Organizational Structure: Evidence from REITs

We test for the differences in information asymmetry across two organizational forms (external and internal) in the REIT industry. We find significant differences with external REITs being significantly more transparent relative to internal REITs, and these differences are reflected in the loan contract terms and loan syndicate structure of loans made to these two types of REITs. We find that the relatively more transparent externally advised REITs are offered more favourable loan contracts in terms of lower loan rates and lower likelihood of collateral requirement. Further, loans to external REITs have syndicates that are larger in size and the lead lender retains a smaller portion of the loan, reflecting lower information asymmetry.     

Equity Fund Performance Persistence with Investment Style: Evidence from Korea

Using a comprehensive database on equity funds in Korea, we investigate the performance and performance persistence with investment style employing the Fama and French three-factor model and the Carhart four-factor model. The paper finds that most investment styles in Korea noticeably outperform the passive benchmarks. In addition, positive performance persistence is observed among funds investing in large-cap stocks and stocks of high past performance. Finally, outperformance and positive performance persistence of equity funds are still present in various ranking and postranking horizons. These empirical findings are in sharp contrast with results from earlier studies on markets in developed countries, such as the United States.     

新兴市场环境下机构投资者投资行为——基于中国大陆资本市场的研究

本文研究中国为代表的新兴资本市场中机构投资者的投资行为。我们发现,以证券投资基金为代表的机构投资者偏好净损失成本较低的个股,同时关注股票所在地域的经济发展水平和行业特征。基金对经济发展较好地区的个股采取价值投资策略,而对上游行业产值较高和垄断行业产值较低地区的个股则表现出"题材"式迎合策略与价值型策略兼顾的投资行为。而这种两者兼顾的投资策略可以带来更好的业绩。     

我国利用外商直接投资的经济效应分析

改革开放以来,我国外商直接投资增长迅速。外商直接投资可以拉动我国经济增长;外商直接投资会使我国进出口量增加;外商直接投资会使我国通货膨胀压力加大;外商直接投资对就业具有促进作用。总之,外商直接投资对经济既有正面影响,又有负面影响,因此,我们不能盲目引进外资,而要合理利用外资。     

The Effect of Legal Environment and Regulatory Structure on Performance: Cross-Country Evidence from REITs

The Journal of Real Estate Finance and Economics - We study the relationship between international REIT regulatory structures and real estate returns and find that the legal requirements that REITs...     

REITs风险收益特征及其资产配置作用

REITs具有“长期收益率高于股票、波动性低于股票”的风险／收益特征，更为重要的是REITs与股票、债券的相关系数低。机构投资者的传统组合中通常只包括债券、股票类证券，加AREITs可使组合优化，即组合有效边界向左上方移动，意味着在相同风险水平下，增加REITs后的组合可获得更高收益，或是为取得相同收益水平，增加REITs后的组合只承担更低风险。     

The effect of corporate governance on CEO luck: Evidence from the Institutional Shareholder Services (ISS)

CEOs are “lucky” when they receive stock option grants on days when the stock price is the lowest in the month of the grant, implying opportunistic timing. Extending the work of Bebchuk et al. (2010), we explore the effect of overall corporate governance quality on CEO luck. Provided by the Institutional Shareholder Services (ISS), our comprehensive governance metrics are much broader than those used in prior studies, encompassing more diverse aspects of corporate governance, such as audit, state laws, boards, ownership, and director education. We show that an improvement in governance quality by one standard deviation diminishes CEO luck by 14.77–21.06%. The governance standards recommended by ISS appear to be effective in deterring the opportunistic timing of option grants.     

The Reversal of the Monday Effect: New Evidence from US Equity Markets

This article re-examines the Monday effect in the US stock market from 1964–1999 using daily returns from three large-cap indexes and two small-cap indexes. In the period before 1987, Monday returns are significantly negative in all five US stock indexes, confirming previous empirical findings. In the post-1987 period, we uncover a significant reversal of the Monday effect in the large-cap indexes (NYSE, S&38;P500 and DJCOMP), since Monday returns are significantly positive. Furthermore, significant differences in the persistence and reversal of the Monday effect are found between large-cap and small-cap stock indexes.     

"国有股划拨社保基金"及"社保基金海外投资"政策的经济效应——基于文字表述的一般均衡模型分析

“国有控股上市公司划拨部分国有股充实全国社保基金”和“全国社保基金海外投资”引人瞩目,全国社保基金运营(包括筹集、保值增值)的经济效应(经济增长效应和再分配效应)研究愈显重要。本文运用文字表述的一般均衡模型分析说明:全国社保基金长期持有部分国有股、社保基金海外投资分别通过“降低代际企业所有权的转移成本”和“资本市场专门人才培育、社保基金保值增值”两条传导途径促进经济均衡增长(增长效应),增加劳动者和退休人的福利(再分配效应)。建议加快“划拨国有股充实社保”步伐,减少全国社保基金国内投资、加大海外投资比重,加强对海外投资的有效监管。     

Conditional Volatility of Equity Real Estate Investment Trust Returns: A Pre- and Post-1993 Comparison

We examine the dynamic behavior of Equity Real Estate Investment Trust (EREIT) volatility in a GARCH context 1972–2006 using monthly EREIT returns, and comparing volatility performance for “early” Equity REITs 1972–1992 with that of “modern” EREITs 1993–2006. Consistent with findings for conventional firms, we find that EREIT conditional volatility is time-varying, persistent, and predictable. There is a positive relationship between expected return and expected risk in EREIT stocks pre-1993, but the relationship disappears after 1993. We find no evidence that negative shocks affect EREIT volatility differently from positive ones in either time period. Different from reported results for conventional firms, we find that changes in the conditional volatility of fundamental macroeconomic variables have strong explanatory value for future changes in EREIT volatility. Finally, comparing EREIT volatility performance with volatility in the Russell 2000 Index, a proxy for small stocks, we find that EREIT volatility behaves differently from that of small stocks in many respects, indicating that risks in the small stock index cannot effectively proxy for risks in the EREIT market.

通货膨胀的门限效应与金融—经济增长关系——基于中国数据的经验研究

在探讨金融与经济增长关系的研究中,一个重要的研究问题就是金融发展与经济增长之间关系是否取决于通货膨胀的水平。基于门限效应回归模型,本文利用中国1952年至2008年的年度数据将通货膨胀作为门限变量进行了实证研究。研究结果表明金融发展与中国的经济增长之间存在着统计意义上显著的非线性关系,通货膨胀处于门限值以下金融发展促进经济增长,而通货膨胀超过门限值金融发展则不再显著地促进经济增长。这启示我们强调金融发展的增长效应时,政策制定者需要将通货膨胀率保持在其发生结构性变化水平以内。     

The Wealth Effect of Domestic Joint Ventures: Evidence from Taiwan

This study presents important international evidence by examining the wealth effect of domestic joint ventures by Taiwanese firms. In opposite to United States evidence, we find that announcements of domestic joint ventures by Taiwanese firms are, on average, associated with significantly negative abnormal stock returns. We also find that the stock market response to announced domestic joint ventures is significantly positively related to the announcing firms' investment opportunities, size of investment and debt ratio, and is significantly negatively related to the business relatedness variable. In contrast, free cash flow, firm size, relative firm size and managerial ownership are found to have no significant power in explaining the market response. Our results support the investment opportunities, synergy and complementarity hypotheses as well as a broad interpretation of the free cash flow hypothesis, but reject the absolute size, relative size and alignment-of-interests hypotheses. This study makes valuable contributions to the literature by providing the first direct evidence on the role of investment opportunities, synergy and alignment-of-interests in explaining the wealth effect of domestic joint ventures     

The Relationship Between REITs Returns and Inflation: A Vector Error Correction Approach

Previous studies show that REITs returns and inflation arenegatively related. This paper reexamines this perverse inflation hedgephenomenon by investigating the relationship among REITs returns, realactivities, monetary policy and inflation through a Vector ErrorCorrection Model. Empirical results show that inflation does notGranger-cause REITs returns and that REITs returns signal changes in monetary policy. The observed negative relationship between REITs returnsand inflation is merely a proxy for the more fundamental relationshipbetween REITs returns and other macroeconomic variables.