No description available.

No description available.

No description available.

No description available.

The Real Property Tax requires a major outlay of funds by most property and non-property owners. Property owners are directly affected by the tax, in that they pay the taxes to the taxing authorities, while the non-property owners are indirectly affected as the property tax paid by the owners is reflected in the rents which the non-property owners pay. Because of the magnitude of the property tax as a proportion of the property owners net income or disposable income, the individuals right or obligation of an equal portion of the tax burden should be upheld. The portion of the total tax burden for which a property taxpayer is responsible, is determined by the "actual value" of his real property, subject to legislative exemptions and reliefs. To ascertain the degree of the equality of the tax burden a sample of 1632 properties was obtained consisting of seven different land uses from eight-municipalities located within the Greater Vancouver area. For each property in the sample the adjusted selling price, assessed value of land and improvements for municipal and school purposes, and the net taxes payable were obtained. To furnish the reader with some insight as to the causes of possible tax inequalities between municipalities, land uses, or price categories within municipalities, calculations measuring the degree of assessment uniformity and equality were executed. The findings of this thesis give evidence that the tax burden between municipalities, land uses and price categories within municipalities are not equally distributed as the concept of equality was defined. Further, it was discovered that these inequalities were, in part, due to the occurrance of unacceptable levels of assessment inequality and ununiformity. / Business, Sauder School of / Graduate

My diploma thesis deals with the analysis of yields which are used for finding out the value of the estate by the income approach. In the theoretical part there is the description of the particular approach of the estate valuation and the definition of the basic points going together with the real estate market. There is even the comparison of the methods used in the valuation of the estate with the methods used in the valuation of the business. The practical part deals with the yield analysis, its relationship with another macroeconomic quantity. This work is focused on the development of the yields through the real estate market segments, too.

The main goal of this thesis is to analyze appropriate methods and approaches that lead to valuation of a sports complex, specifically the public swimming pool complex in Senica before and after reconstruction. The aim is to estimate the expenses that are related to running the place and to analyze its possible revenue. The object´s price is based on the up-to-date valuation acts. To perform the valuation, it was necessary to acquire the corresponding technical and economic documentation. Based on these documents, there is a visible technical upgrade, which is due to a reconstruction. The object is owned and managed by the town of Senica.

The master's thesis deals with determining the influence of investment intro construction alterations on the valuation of a standard family house. Quantifying the cost of investment into the construction budget adjustments and valuation of a standard family house a home's value difference before and after completion of building alterations. Calculated data on the amount of investment and valuation of a standard family house to compare and evaluate in what time period, age structure and in what kind of investment in construction to occur by similar adjustments to the assessment.

This thesis extends the use of artificial neural networks (ANNs) optimisation and training algorithms including the Powell-Beale conjugate gradient (PBCG), scaled conjugate gradient (SCG) and a hybrid system of particle swarm optimisation (PSO) with the traditional back propagation (BP) in mass appraisal as a first attempt. The goal is to verify the comparative performance of ANNs with the traditional hedonic regression and some other modelling techniques including geographically weighted regression (GWR), spatial error model (SEM), spatial lag model (SLM), additive nonparametric regression (ANR), M5P trees and the support vector machines (SVMs). The methodologies are applied to data of 3232 sales transaction of single-family dwellings sold during the period, January 2012 to May 2014 in Cape Town, South Africa. The analysis was done in categories such that the best performing method in each category is selected for a final comparative analysis. The results reveal that semi-log model, SEM, normalised polynomial kernel function support vector machines (NPKSVMs), ANR and the Levenberg-Marquardt trained artificial neural networks (LMANNs) performed best in their respective category. The study also demonstrates the practicability of building hybrid systems in mass appraisal, unfortunately, the hybrid models produces an unexpected results relative to the standalone ANN models. Furthermore, the five best performed models were subjected to three different tests namely, prediction accuracy within the 10 and 20%, model performance and reliability ranking order and lastly explicit explainability ranking order. The final results reveal the LMANNs to outperform the ANR, semi-log, SEM and SVMs in the first two tests, but when the explicit explainability ranking order test which consist of simplicity, consistency, transparency, locational and applicability within the mass appraisal environment was performed, the LMANNs failed the test. The results demonstrate the SEM as the most preferred technique because of its transparency, locational advantage and ease of application within the mass appraisal environment. Furthermore, it is inferred from the findings that having superior predictive power is imperative, but most importantly is whether the model can practically and effectively be used in mass appraisal of properties. The black box nature of the ANNs inhibits the production of sufficiently transparent estimates that appraisers could use to explain the process when required as a defence before a tribunal or in a formal court. This thesis contributes to knowledge as follows: i. Analyse the significance of spatial variation of property prices, with Cape Town, South Africa used as case study; ii. Build a hybrid system of PSO and BP in mass appraisal; iii. Improve the training of ANNs in mass appraisal with SCG and PBCG algorithms; and, iv. Extend the use of GWR, SEM, SLM, SVMs, ANR and log transformation of variables into the South African property market context. / Thesis (PhD)--University of Pretoria, 2018. / NRF CSUR13092648264, Grant No: 90311 / Construction Economics / PhD / Unrestricted

En fastighetsvärdering är en komplex process som innebär att fastighetsmäklaren bör samla in nödvändig och relevant information om fastigheten och marknaden, samt agerar oberoende och inte utsätts för påtryckningar från omgivningen. Ett fenomen som då kan uppstå är klientinflytande, vilket innebär att klienten försöker påverka fastighetsmäklaren att justera värderingsbeslutet. Syftet med uppsatsen var att undersöka hur förekomsten av klientinflytande vid bostadsvärderingar skiljer sig mellan en mindre ort och en större stad. I uppsatsen studeras förekomsten av klientinflytande på två olika marknader samt de olika typer av klientinflytande som kan uppkomma vid värderingsprocessen. Uppsatsen behandlar klientinflytande vid värderingar gällande privatbostäder där enbart fastighetsmäklare som värderare är i fokus. Studien genomfördes med hjälp av en kvalitativ metod där vi har intervjuat sex yrkesverksamma fastighetsmäklare. Intervjusvaren sammanställdes och analyserades utifrån tidigare presenterad teori och slutsatser kunde därmed dras att förekomsten av klientinflytande skiljer sig mellan de två marknaderna. / A property valuation is a complex process where the real estate agent requires to gather necessary and relevant information about the property and the market. It also requires that the real estate agent acts independently and not to be affected by pressure from the surroundings. A phenomenon that can then occur is client influence, which means that the client is trying to influence the real estate agent to adjust the valuation. The aim of this study was to examine how the occurrence of client influence in property valuations may differ between a smaller town and a major city. The study examines the presence of client influence in two different markets, as well as the different types of client influence that may arise during the valuation process. The essay focuses on client influence in the valuation of private housing and it is only real estate agents who are considered as property appraisers in the study. The implementation of the study was a qualitative method where interviews were conducted with six professional real estate agents. The responses from the interview were compiled and analyzed based on previously presented theory and the conclusion was that the occurrence of client influence differ between the two markets.