保险资金不动产投资模式研究

本文首先对国际上保险资金进行不动产直接投资和间接投资的情况进行了概述,然后对保险资金不动产投资模式进行了归纳总结和案例分析。在此基础上,对我国目前保险资金不动产投资政策与模式进行了探讨。最后,针对我国保险资金不动产投资业务的发展提出了相关建议。     

房地产上市公司融资模式对投资行为的影响

借鉴 Aivazianetal 简化投资模型建立了融资模式对投资行为影响的理论模型,基于1998~2012年的面板数据,实证研究不同产权属性和不同规模房地产上市公司融资模式对投资行为的影响。研究发现：房地产上市公司的债务融资会促使投资增长,而股权融资会减少投资,内源性融资与投资行为的相关性并不显著;国有房地产上市公司的投资行为更加积极;大规模房地产上市公司受外部融资约束更强。为此,应完善房地产上市公司治理结构、拓宽融资渠道。     

Time-varying correlation between stock market returns and real estate returns

Direct investment in commercial or residential real estate is found to provide valuable diversification benefits for Australian investors though this is not so evident for indirect real estate investment vehicles like listed Australian real estate investment trusts (A-REIT). Further, multivariate analysis of Australian real estate and share market quarterly returns, spanning the period from the 3rd quarter 1986 to the 3rd quarter 2009, suggest that the correlation between real estate returns and share market returns is time-varying. Finally, while all of the asset class correlation coefficients increased with the Global Financial Crisis period this broad movement in asset class correlation is not evident in during the Wall Street Crash of 1987.     

Office Construction in Singapore and Hong Kong: Testing Real Option Implications

We advance the real-option-based empirical analysis of commercial real estate investment in three respects. First, we test several real option implications for real estate construction that have not been examined in the commercial real estate investment literature. In particular and in line with the predictions of real option models, we show that the effects of real interest rate and the expected demand growth on hurdle rent become more negative when the market volatility is greater. Second, we use a cointegrating vector of office employment and office stock to provide a better control of the demand for new construction than traditional indicators based on real estate prices and vacancy rates. Third, whereas the existing studies focus on the U.S. commercial real estate markets, we study two major office markets in Asia, namely Singapore and Hong Kong. We rely on the local stock market in the two city states to derive forward-looking measures of office demand growth expectations.

Real Estate Risk,Corporate Investment and Financing Choice

This paper empirically examines how real estate risk impacts corporate investment and financing decisions. Using a panel of United States firms from 1985 to 2013, we document that real estate risk is negatively associated with firms’ long-term investments and long-term external financing in equity and debt. The results are robust to different risk measurements and in particular salient during the financial crisis period when the endogeneity between risk and investment is less of a concern. The effect on firm leverage, however, depends on risk measures. Overall, in contrast to previously documented positive effects of the real estate value, real estate risk exposure exhibits mostly the opposite effects on investment, financing and capital structure. This difference is consistent with option value determinants. Findings in this paper shed new lights on the impact of real estate holding on corporate decisions, offer a new explanation for the underperformance of hedge funds’ real estate strategies, and confirm the theoretical predictions in Deng et al. (2015).     

Is There Volatility Convergence in Asia-Pacific Securitized Real Estate Markets?

We assess whether a group of eight Asia-Pacific securitized real estate markets display similar volatility trend over the past 15 years, 1995–2009, using an econometric model that incorporates common volatility effects across the sample markets. The empirical results indicate the presence of at least one common variance component, and thus partial volatility convergence, among the sample Asia real estate securities markets. During the global financial crisis period, some real estate securities markets are co-integrated in both their first and second moments and demonstrate partial price and volatility convergence. Our analysis that focuses in capturing the common roots in the second moment whilst accounting for time-varying variance has important implications for international real estate portfolio investment.     

空间变异特征下金融发展结构对房地产库存的影响研究

利用2004-2018年我国房地产库存和金融发展结构的省际面板数据建立GWR模型,考量空间变异特征下金融发展结构对房地产库存的影响。结果表明:金融发展结构对房地产库存的影响呈现出显著的动态市场异质性特征,即不同经济发展阶段、不同的经济发展区域、金融发展结构对房地产库存的影响不同;房地产开发企业国内贷款和商品房房价对房地产库存的影响具有典型的市场异质性,且表现出非线性特征;房地产开发企业自筹资金、房地产开发企业利用外资、房地产开发企业其他资金对房地产库存具有抑制作用;房地产开发投资额对房地产库存具有促进作用。     

Real Estate Prices and Corporate Investment: Theory and Evidence of Heterogeneous Effects across Firms

In this paper, we investigate the effect of real estate prices on productive investment. We build a theoretical framework of firms' investment with credit rationing and real estate collateral. We show that real estate prices affect firms' borrowing capacities through two channels. An increase in real estate prices raises the value of the firms' pledgeable assets and mitigates the agency problem characterizing the creditor–entrepreneur relationship. It simultaneously cuts the expected profit due to the increase in the cost of inputs. We test our theoretical predictions using a large French database. We do find heterogeneous effects of real estate prices on productive investment depending on the position of the firms in the sectoral distributions of real estate holdings.     

Dynamics of Asset Prices and Transaction Activity in Illiquid Markets: the Case of Private Commercial Real Estate

This paper investigates the relationship between capital flows, turnover and returns for the UK private real estate market. We examine a number of possible implications of capital flows and turnover on capital returns testing for evidence of a price pressure effect, ‘return chasing’ behaviour and information revelation. The main tool of analysis is a panel vector autoregressive (VAR) regression model in which institutional capital flows, turnover and returns are specified as endogenous variables in a two equation system in which we also control for macro-economic variables. Data on flows, turnover and returns are obtained for the ten market segments covering the main UK commercial real estate sectors. Our results do not support the widely-held belief among practitioners that capital flows have a ‘price pressure’ effect on property prices. However, we do find a significant positive relationship between lagged turnover and contemporaneous capital returns, suggesting that asset turnover provides increased price revelation which, in turn, reduces investment risk and increases property values.     

十二五期间如何优化商业银行信贷结构

为了应对国际金融危机,2009年中国政府采取了投资拉动政策,商业银行也加大了信贷投放,信贷资产规模急剧增加,存量资产和新增资产的结构发生了一些变化。尽管股改以来商业银行信贷结构趋于优化,但是仍存在房地产业、地方政府融资平台、部分风险较高行业的贷款规模偏大等问题,未来商业银行调整信贷结构应从以下六方面着手:科学配置信贷资源;通过信贷增量优化带动存量优化;创新中间业务,带动传统业务发展;依托产业价值链,引导信贷资金投向;关注金融生态变化,明确信贷优先投放区域;紧紧围绕"十二五"规划,把握贷款行业投向。     

Net Asset Value Discounts for Asian-Pacific Real Estate Companies: Long-Run Relationships and Short-Term Dynamics

This study investigates the time series behavior of real estate company net asset value discount/premium (NAVDISC) in eight Asian-Pacific securitized real estate markets from 1995 to 2003. We postulate that if there is a stable NAVDISC for real estate companies in the long-run, then there should be a long-run cointegrating relation between their stock prices (Ps) and net asset values (NAVs). Employing panel data cointegration econometrics that comprises three approaches; panel unit root test, heterogeneous panel cointegration test and dynamic panel error-correction modeling (ECM), we find that long run NAVDISCs persist in individual Asian-Pacific securitized real estate markets and the regional market. All the NAVDISCs exhibit mean reversion and that the respective disequilibrium errors fluctuate around the mean values. Moreover, NAV is an important factor that statistically explains the price variations in real estate stock prices regardless of their speed of mean-reversion in the NAV discount /premium.     

Property Investment and Property Development Firm Performance Around Initial Public Offerings and Rights Offerings: U.K. Evidence

In contrast to the well-documented underperformance of equity issuers, property investment firms undertaking initial public offerings and rights issues have performed indistinguishably from similar nonissuing firms. Property development companies that issued equity over the same period performed significantly worse than nonissuing firms. The major difference between property development and property investment firms is that property investment firms hold portfolios of real estate assets and thus have more certain prices. The lower pricing uncertainty of property investment firms results in normal long-run performance. Tests of the cognitive bias hypothesis provide only weak support of this explanation, while size and book-market effects are unable to account for the performance of property investment and development companies. The findings of underperformance for rights issues suggest that timing equity issues to take advantage of new shareholders may not be linked to the existence of cognitive bias. An important finding for the international growth in securitized real estate markets is that no evidence is found suggesting equity issues of securitized real estate firms should be avoided.     

Are REITs real estate? Evidence from international sector level data

The aim of this study is to examine whether securitized real estate returns reflect direct real estate returns or general stock market returns using international data for the U.S., U.K., and Australia. In contrast to previous research, which has generally relied on overall real estate market indices and neglected the potential long-term dynamics, our econometric evaluation is based on sector level data and caters for both the short-term and long-term dynamics of the assets as well as for the lack of leverage in the direct real estate indices. In addition to the real estate and stock market indices, the analysis includes a number of fundamental variables that are expected to influence real estate and stock returns significantly. We estimate vector error-correction models and investigate the forecast error variance decompositions and impulse responses of the assets. Both the variance decompositions and impulse responses suggest that the long-run REIT market performance is much more closely related to the direct real estate market than to the general stock market. Consequently, REITs and direct real estate should be relatively good substitutes in a long-horizon investment portfolio. The results are of relevance regarding the relationship between public and private markets in general, as the ‘duality’ of the real estate markets offers an opportunity to test whether and how closely securitized asset returns reflect the performance of underlying private assets. The study also includes implications concerning the recent financial crisis.     

Modelling Foreign Real Estate Investment: The Spanish Case

Foreign real estate investment in Spain has grown considerably during the last decade, representing around 40% of total foreign direct investment inflows. This trend has exerted an important macroeconomic effect maintaining a long lasting housing bubble and contributing significantly to finance the rising current account deficit. Foreign real estate investment in Spain is mostly of a housing acquisition type and therefore the analysis of its determinants requires a specific approach. In this sense, neither a pure foreign direct investment nor a portfolio theoretical model might be useful. So we propose a modelling of foreign real estate investment for Spain from the point of view of a demand for tourism services and from a financial focus. Using time series data from 1990 to 2007 the hypothesis arising from our foreign real estate investment modelling reveals the consistency of this approach. There seem to be relevant determinants from the demand side and from the financial dimension. Indeed, Gross Domestic Product per capita, expected capital gains, travel costs, tourism agglomeration and housing prices are all relevant factors explaining Foreign real estate investment. We consider that this case study may also be applied to other countries sharing similar foreign real estate investment type flows.     

我国房地产投资信托基金（REITs）法律制度困境及对策研究

我国房地产融资主要来自商业银行,融资结构与渠道亟待破局。为撬动民间资本,调整房地产融资结构,降低金融机构的信贷风险并拓宽投资者理财渠道,对我国在当前法律制度环境下推行REITs进行可行性分析,并从REITs专项与配套立法、组织结构模式、操作运行模式以及投资报酬设计等几个方面提出我国REITS发展的建设性的意见和建议。     

Responses of REITs index and commercial property prices to economic uncertainties: A VAR analysis

We use market participants’ perceived uncertainty to investigate the response of real estate investment trusts index (REITs Index) and commercial property prices to shocks in economic uncertainty. Using US quarterly data and applying a vector autoregression (VAR) model, our results show that an increase in market participants’ perceived uncertainty leads to a significant drop in the REITs Index and commercial property prices. In addition, we show that the REITs Index responds quicker to the uncertainty shocks than the commercial property prices. Our findings provide important implications for investors.     

On the Hybrid Nature of REITs

The consensus that emerges from the current research on the linkage between securitized and direct investment in real estate is that direct (private) real estate returns play a relatively minor role in the real estate investment trust (REIT) return generating process. However, this result may at least partially be due to the coarseness of the measures of direct real estate returns or the relatively short return horizons used in previous studies. This study takes a different and unique perspective. Unlike earlier studies we do not use aggregated, average appraisal based returns on direct real estate investment. Instead, we use the MIT TBI indexes, which are transaction based price indexes, available both on the aggregate and sub-index levels. We find that the relation between REIT and direct real estate returns appears to be stronger at longer horizons. More specifically, using a cointegration framework, we find robust evidence that REITs and the underlying real estate are related and that they share a long run equilibrium. Interestingly, we find that both REITs and direct real estate returns adjust towards this long run relationship. When we examine property type level data we find similar results.     

Only the Best? Exploring Cross-Border Investor Preferences in US Gateway Cities

The Journal of Real Estate Finance and Economics - Despite heady growth in cross-border investment into commercial real estate over recent decades, there are few studies that examine differences in...     

On Indexing Commercial Real Estate Properties and Portfolios

Commercial real estate indices play an important role in performance evaluation and overall investment strategy. However, the issue of how representative they are of the returns on portfolios of commercial properties is an open issue. Our study addresses this topic by analyzing a sample of 12,427 repeat sales transactions between Q4 2000 and Q2 2011. We find that the aggregate real estate indices (Moody’s REAL CPPI) do a good job of tracking real returns when portfolios of more than 20 properties are considered. At this level, tracking is somewhat less effective than our benchmark of the S&P500 and its component stocks. Compared to the average root mean squared deviation (RMSD) from one asset, randomly selected portfolios with 20 assets reduce the RMSD by 75 % for the S&P500 compared to 66 % for the aggregate index. These results suggest that the aggregate indices can be effective in hedging and evaluating the performance of direct real estate investment. We further find that tracking at the property type level provides little benefit over using an aggregate index. However, indexing using a property type and location matched index provides lower tracking error for any level of diversification.     

International Real Estate Mutual Fund Performance: Diversification or Costly Information?

We investigate the net effect between diversification benefit and information cost of international real estate mutual funds from three dimensions: whether investors can benefit from investing in international real estate mutual funds, whether managers of international real estate mutual funds possess superior market knowledge and timing abilities, and whether investors are motivated by returns or diversification. Our findings are threefold. First, the results show that international real estate mutual funds perform better and are less risky than domestic real estate mutual funds before Jun 2007. That is, diversification benefits outweigh the information costs, and investors therefore gain from investing in international real estate mutual funds. However, the benefit is reduced because of the economic shock of sub-prime financial crisis. Second, on average, neither international mutual fund managers nor domestic mutual fund managers possess market timing abilities. Finally, we find that fund flows are driven by investors’ return-chasing behaviors and fund size, but not by diversification purpose.