published_or_final_version / Geography / Master / Master of Philosophy

The Asian REIT market has been developing quickly in recent years and gradually attracted attention of international investors. However, compared with other developed markets such as the US and Australia, very little is known about the Asian REIT market. This research examines the impact of the quality of corporate governance on the performance of two major and similar REIT markets - Hong Kong and Singapore. In this research, the quality of corporate governance is measured by a scoring system that is based on the APREA Corporate Governance Scoring Framework (APREA CGSF) developed by Lecomte and Ooi (2012) for Singapore REITs but modified to suit the characteristics and regulatory requirements of both Hong Kong and Singapore REIT markets. Firm performance is measured by Tobin’s Q. The empirical analysis is based on panel data during 2007-2011 from Hong Kong and Singapore REIT markets. The empirical results show that the quality of corporate governance (as measured by the Integrated Corporate Governance Index or ICGI) has a significant and positive impact on firm performance, holding other factors constant. However, closer examination shows that only about 20% of all the governance provisions included in the ICGI have significant impact on firm performance. This research also finds that REITs with corporate governance that takes into consideration of the interests of other stakeholders in addition to those of the shareholders (such as provision for corporate social responsibility) do not perform better. Incidentally, the empirical results strongly suggest that Singapore REITs perform better than Hong Kong REITs after controlling for all known factors including the quality of corporate governance. This result calls for a deeper explanation. A more detailed study from a new institutional economics perspective may shed light on this issue. / published_or_final_version / Real Estate and Construction / Master / Master of Philosophy

by Chan Tsz Kit, Lee Wing Chun, Vincent. / Thesis (M.B.A.)--Chinese University of Hong Kong, 2001. / Includes bibliographical references (leaves 50-52). / ABSTRACT --- p.ii / TABLE OF CONTENTS --- p.iii / LIST OF TABLES AND FIGUARES --- p.v / Chapter / Chapter I. --- INTRODUCTION --- p.1 / Background and Features of GEM --- p.2 / Features of Small Cap Companies --- p.4 / Market Statistics --- p.5 / Number of IPO in the Market --- p.5 / IPO Fund Raised in the Market --- p.6 / IPO Fund Raised by Type --- p.7 / Business Nature of Listed Firms --- p.8 / Performance of GEM Market in Terms of GEI --- p.9 / GEM Corporate Governance --- p.10 / Two GEM Listing Rules Non-compliance Cases to Date --- p.10 / Other Controversy Issues of GEM --- p.11 / Selective wavier by tom.com --- p.11 / General relaxation of listing rules --- p.12 / Property acquisition by Timeless Software --- p.13 / Errors made by GEM companies --- p.13 / Excessive valuation --- p.14 / Quality of listed company --- p.15 / Undisclosed holdings of Panda-Recruit --- p.15 / Chapter II. --- LITERATURE REVIEW --- p.16 / Chapter III. --- DATA AND METHODOLOGY --- p.26 / Data Description --- p.27 / Chapter IV. --- EMPIRICAL EVIDENCE --- p.31 / Intraday and Weekly Stock Returns --- p.31 / Intraday Trading Volume --- p.36 / Discussing Conclusion for Quantitative Studies --- p.40 / Chapter V. --- QUALITATIVE STUDY OF GEM MARKET --- p.41 / Factors Contributed to the Prevailing Weak Sentiment on GEM --- p.41 / Blue-chip Backing --- p.41 / Mega-dollar Tech Deals Sent Tech Stocks to Higher Levels --- p.42 / Understanding on Issuer's Business is Key --- p.43 / Major Issues GEM Faces --- p.44 / Lack of Condemnation on the Listed Firms' Non-compliance --- p.44 / Attractiveness for Large Cap Issuers --- p.45 / Retail Investors Participation --- p.46 / PRC Second Board --- p.47 / Activities of Institutional Investors --- p.47 / GEI - A Good Proxy of GEM's Performance? --- p.48 / Discussing Conclusion for Qualitative Studies --- p.49 / BIBIOGRAPHY --- p.50

by Wong Kar Shun. / Thesis (M.Phil.)--Chinese University of Hong Kong, 1998. / Includes bibliographical references (leaves 252-164). / Abstract also in Chinese. / ABSTRACT --- p.i / PREFACE --- p.ii / Chapter chapter i --- introduction / Chapter 1.1 --- Research Questions and Objectives --- p.1 / Chapter 1.2 --- Background of Study --- p.3 / Chapter 1.2.1 --- The Importance of Corporate Disclosures --- p.3 / Chapter 1.2.2 --- The Nature of Corporate Disclosures in Hong Kong --- p.5 / Chapter 1.2.3 --- A Brief Review of Previous Empirical Voluntary Disclosure Studies --- p.9 / Chapter 1.2.3.1 --- Agency-Theory Based Studies --- p.10 / Chapter 1.2.4 --- Corporate Governance and Voluntary Disclosures --- p.15 / Chapter 1.3 --- Research Model and Hypotheses --- p.19 / Chapter 1.4 --- Research Approach and Design --- p.23 / Chapter 1.4.1 --- The Postal Survey --- p.24 / Chapter 1.4.2 --- Annual Reports --- p.24 / Chapter 1.4.3 --- Variables Measurement --- p.25 / Chapter 1.4.3.1 --- The Measurement of Dependent Variables --- p.25 / Chapter 1.4.3.2 --- The Measurement of Independent Variables --- p.27 / Chapter 1.4.4 --- Data Analysis --- p.30 / Chapter 1.5 --- Justifications of the Study --- p.30 / Chapter 1.6 --- Significance and Potential Contributions of the Study --- p.32 / Chapter 1.7 --- Organization of the Thesis --- p.35 / Chapter chapter ii --- literature review on corporate disclosure / Chapter 2.1 --- Scope of Review --- p.36 / Chapter 2.2 --- Theoretical Literature Review on Corporate and Voluntary Disclosure --- p.38 / Chapter 2.2.1 --- Overview --- p.38 / Chapter 2.2.2 --- The Agency theory of Disclosure --- p.39 / Chapter 2.2.3 --- Signaling Theory --- p.42 / Chapter 2.2.4 --- Contingency Theory --- p.45 / Chapter 2.2.5 --- Capital Need Theory --- p.46 / Chapter 2.2.6 --- Proprietary Cost Theory --- p.47 / Chapter 2.2.7 --- Other Theories or Justifications for Corporate and Voluntary Disclosure --- p.48 / Chapter 2.2.8 --- Conclusion of Disclosure Theories --- p.49 / Chapter 2.3 --- Empirical Literature Review of Corporate Disclosure --- p.50 / Chapter 2.3.1 --- Corporate Disclosure Surveys --- p.50 / Chapter 2.3.1.1 --- The Usefulness and Information Value of Annual Reports as Perceived by External Users --- p.51 / Chapter 2.3.1.2 --- External Users' Information Requirements --- p.54 / Chapter 2.3.1.3 --- Corporate Preparers' Attitudes to Disclosure / Comparison of the Perceptions between Preparers and Users --- p.55 / Chapter 2.3.2 --- A Review of the Empirical Disclosure Studies --- p.59 / Chapter 2.3.2.1 --- Introduction --- p.59 / Chapter 2.3.2.2 --- The Independent Variables Used in Empirical Disclosure Studies --- p.60 / Chapter 2.3.2.2.1 --- "Agency Theory, Signaling Theory and Political Cost Related Variables" --- p.60 / Chapter 2.3.2.2.1.1 --- Firm Size --- p.60 / Chapter 2.3.2.2.1.2 --- Listing Status --- p.62 / Chapter 2.3.2.2.1.3 --- Raising Capital --- p.62 / Chapter 2.3.2.2.1.4 --- Assets-in-Place --- p.63 / Chapter 2.3.2.2.1.5 --- Leverage --- p.64 / Chapter 2.3.2.2.1.6 --- Size of Auditor --- p.64 / Chapter 2.3.2.2.1.7 --- Industry Type --- p.65 / Chapter 2.3.2.2.1.8 --- Ownership Structure --- p.66 / Chapter 2.3.2.2.1.9 --- Independent Non-executive Directors --- p.66 / Chapter 2.3.2.2.2 --- Proprietary Cost Variables --- p.67 / Chapter 2.3.2.2.3 --- Contingency Variables --- p.68 / Chapter 2.3.2.3 --- The Dependent Variables Used in Disclosure Studies --- p.69 / Chapter 2.3.2.3.1 --- Disclosure Index Studies --- p.69 / Chapter 2.3.2.3.2 --- Specific Disclosure Choice Studies --- p.75 / Chapter 2.4 --- Chapter Summary --- p.79 / Chapter chapter iii --- literature review on corporate governance / Chapter 3.1 --- Introduction --- p.81 / Chapter 3.2 --- Theoretical Literature Review on Corporate Governance --- p.81 / Chapter 3.2.1 --- The Definition and Scope of Corporate Governance --- p.81 / Chapter 3.2.2 --- The Theoretical Context of Corporate Governance --- p.83 / Chapter 3.2.2.1 --- Agency Theory of Corporate Governance --- p.84 / Chapter 3.2.3 --- The Evolution and Functions of Various Corporate Governance Structures --- p.86 / Chapter 3.2.3.1 --- The Board of Directors --- p.86 / Chapter 3.2.3.2 --- Independent Non-Executive Directors --- p.88 / Chapter 3.2.3.3 --- Board Committees --- p.88 / Chapter 3.2.3.3.1 --- Audit Committee --- p.90 / Chapter 3.2.3.3.2 --- Remuneration Committee --- p.90 / Chapter 3.2.3.3.3 --- Non-executive Chairman --- p.91 / Chapter 3.2.4 --- Corporate Governance Movement in Various Parts of the World --- p.92 / Chapter 3.2.4.1 --- Corporate Governance in U.K --- p.92 / Chapter 3.2.4.2 --- Corporate Governance in the USA --- p.94 / Chapter 3.2.4.3 --- Corporate Governance in Continental Europe --- p.94 / Chapter 3.2.4.4 --- Corporate Governance in the Far East --- p.95 / Chapter 3.2.4.4.1 --- Corporate Governance in China --- p.95 / Chapter 3.2.4.4.2 --- Other Asian Countries --- p.96 / Chapter 3.2.4.4.3 --- Corporate Governance in Hong Kong --- p.96 / Chapter 3.3 --- Empirical Literature Review of Corporate Governance --- p.99 / Chapter 3.3.1 --- Corporate Governance Surveys --- p.99 / Chapter 3.3.1.1 --- Price Waterhouse Survey in 1995 --- p.99 / Chapter 3.3.1.2 --- HKSA's surveys in 1995 and 1997 --- p.102 / Chapter 3.3.2 --- The Effectiveness of Corporate Governance on Firm Performance --- p.104 / Chapter 3.3.2.1 --- Independent Non-executive Directors --- p.105 / Chapter 3.3.2.2 --- Ownership structure --- p.106 / Chapter 3.4 --- Chapter Summary --- p.106 / Chapter chapter iv --- hypotheses development / Chapter 4.1 --- Introduction --- p.108 / Chapter 4.2 --- The Research Model I: The Relationship between Corporate Governance / Specific Firm Attributes and the Extent of Voluntary Disclosures --- p.109 / Chapter 4.2.1 --- Corporate Governance Structures Variables --- p.111 / Chapter 4.2.1.1 --- The Ratio of Independent Non-executive Directors to Total Directors on Board (INDs) --- p.111 / Chapter 4.2.1.2 --- The Existence of Audit Committee --- p.113 / Chapter 4.2.1.3 --- The Existence of Dominant Personality --- p.114 / Chapter 4.2.1.4 --- The Percentage of Family Members on Board --- p.115 / Chapter 4.2.2 --- Corporate Ownership Structures --- p.116 / Chapter 4.2.2.1 --- Family's Share Ownership --- p.116 / Chapter 4.2.2.2 --- Concentration of Share Ownership / The Existence of a Non-director Dominant Shareholder (s) --- p.117 / Chapter 4.2.2.3 --- Directors' Personal Share Ownership --- p.119 / Chapter 4.2.2.4 --- Independent Non-executive Directors' Personal Share / Chapter 4.2.2.5 --- Ownership --- p.120 / Chapter 4.2.3 --- Controlling Variables --- p.121 / Chapter 4.2.3.1 --- Firm Size --- p.121 / Chapter 4.2.3.2 --- Assets-in-Place --- p.122 / Chapter 4.2.3.3 --- Financial Leverage --- p.123 / Chapter 4.2.3.4 --- Profitability --- p.123 / Chapter 4.2.3.3 --- Industry Type --- p.124 / Chapter 4.2.3.6 --- Excluded Variables --- p.125 / Chapter 4.3 --- Research Model II (The Relationship between Disclosure Strategy adopted by firms and Corporate Governance/Specific Firm Attributes) --- p.126 / Chapter 4.4 --- Chapter Summary --- p.126 / Chapter chapter v --- research methodology and design / Chapter 5.1 --- Introduction --- p.129 / Chapter 5.2 --- The Research Approach --- p.129 / Chapter 5.2.1 --- The Postal Survey --- p.130 / Chapter 5.2.2 --- The Empirical Testing of Hypotheses --- p.130 / Chapter 5.3 --- Survey Design and Data Collection --- p.131 / Chapter 5.3.1 --- The Development of the Survey Instrument --- p.131 / Chapter 5.3.2 --- Pilot Study --- p.132 / Chapter 5.3.3 --- Questionnaire Contents --- p.133 / Chapter 5.3.4 --- Sample of Main Survey --- p.136 / Chapter 5.3.5 --- Questionnaire Distribution and Response Rate --- p.136 / Chapter 5.3.6 --- Testing for Non-Response Bias --- p.139 / Chapter 5.3.7 --- Characteristics of Sample Preparer Firms --- p.139 / Chapter 5.3.8 --- Respondent Titles --- p.141 / Chapter 5.4 --- The Measurement of the Research Models --- p.143 / Chapter 5.4.1 --- The Measurement of Variables in the First Research Model --- p.143 / Chapter 5.4.1.1 --- The Measurement of the Dependent Variable --- p.143 / Chapter 5.4.1.2 --- The Measurement of the Independent Variables --- p.144 / Chapter 5.4.2 --- The Measurement of Variables in the Second Research Model --- p.146 / Chapter 5.4.2.1 --- The Measurement of the Dependent Variables --- p.146 / Chapter 5.4.2.2 --- The Measurement of the Independent Variable --- p.146 / Chapter 5.5 --- Data Analysis Tools --- p.147 / Chapter 5.5.1 --- Descriptive Analysis of the Survey Data --- p.147 / Chapter 5.5.2 --- Multivariate Analysis --- p.148 / Chapter 5.6 --- Summary --- p.156 / Chapter chapter vi --- field survey findings / Chapter 6.1 --- Introduction --- p.151 / Chapter 6.2 --- "Analysts Users' Perceived Importance, Attributes and Usage Behaviour of Annual Reports" --- p.152 / Chapter 6.2.1 --- Major Sources of Corporate Communication --- p.152 / Chapter 6.2.2 --- Attributes of Annual Reports (vs Other Source of Information) --- p.154 / Chapter 6.2.3 --- Preparers' Perceived Importance of Different Types of Annual Report Users --- p.155 / Chapter 6.2.4 --- Number and Time Spent on Reading Annual Reports by Users --- p.157 / Chapter 6.2.5 --- Extent of Usage of Various Types of Information in the Annual Reports by Users --- p.158 / Chapter 6.3 --- Disclosure Process and Strategy --- p.160 / Chapter 6.3.1 --- The Extent that Users' Information Needs are Considered as a Top Priority in the Disclosure Process --- p.160 / Chapter 6.3.2 --- Disclosure Strategy/Process of Firms --- p.161 / Chapter 6.3.3 --- External Factors Affecting Corporate Disclosure Strategy --- p.164 / Chapter 6.3.4 --- Internal Participants Affecting Corporate Disclosure Strategy --- p.166 / Chapter 6.3.5 --- Impact of Corporate Governance Structures on Corporate Disclosures Strategy --- p.167 / Chapter 6.4 --- Costs/Benefits and Importance of Different Voluntary Disclosure Items Perceived by Preparers and Users --- p.169 / Chapter 6.4.1 --- Benefits of Voluntary Disclosure --- p.171 / Chapter 6.4.2 --- Costs of Voluntary Disclosure --- p.172 / Chapter 6.4.3 --- Net Benefits and Costs of Voluntary Disclosure --- p.173 / Chapter 6.4.4 --- Perceived Importance of Different Types of Voluntary Disclosure Items by Users --- p.176 / Chapter 6.5 --- Preparers' and Users' Perceptions of Capital Market Functioning and the Effectiveness of Corporate Disclosure --- p.178 / Chapter 6.5.1 --- The Short Term/Long Term Efficiency of Hong Kong Capital Market --- p.178 / Chapter 6.5.2 --- The Impression of Share Values --- p.179 / Chapter 6.5.3 --- The Qualitative Characteristics of Financial Reportingin Hong Kong --- p.180 / Chapter 6.5.4 --- The Existence of Communication Gap and its Impact on Share Values --- p.182 / Chapter 6.5.5 --- Adequacy and Effectiveness of Current Corporate Disclosure in Hong Kong --- p.183 / Chapter 6.5.6 --- The Need of More Disclosure Requirements and Types of Information Disclosures --- p.185 / Chapter 6.6 --- Summary --- p.188 / Chapter chapter vii --- hypothesis testing / Chapter 7.1 --- Introduction --- p.190 / Chapter 7.2 --- Descriptive Analysis of the Variables in the Research Model --- p.190 / Chapter 7.3 --- Test for the First Research Model (Extent of Voluntary Disclosures as the Dependent Variable) --- p.195 / Chapter 7.2.1 --- Bivariate Analysis --- p.195 / Chapter 7.2.2 --- Multiple Regression Models and Assumption Testings --- p.198 / Chapter 7.2.3 --- Test of Violation of Multiple Regression Assumptions --- p.199 / Chapter 7.2.4.1 --- Linearity --- p.200 / Chapter 7.2.4.2 --- Normality --- p.201 / Chapter 7.2.4.3 --- Constant Variance of Residuals --- p.201 / Chapter 7.2.4.4 --- Non-Multicollinearity --- p.202 / Chapter 7.2.4.5 --- Log Transformation of the Model --- p.203 / Chapter 7.2.4.6 --- Multivariate Empirical Results --- p.204 / Chapter 7.2.4.7 --- Extent of Voluntary Disclosure --- p.205 / Chapter 7.4 --- Testing of the Second Research Model --- p.207 / Chapter 7.3.1 --- The Testing of Assumptions of the Second Research Model --- p.208 / ANOVA Results --- p.208 / Chapter 7.5 --- Chapter Summary --- p.212 / Chapter CHAPTER VIII --- "SUMMARY, DISCUSSION AND CONCLUSION" / Chapter 8.1 --- Overview of the Study --- p.214 / Chapter 8.2 --- The Current State and Effectiveness of Corporate Disclosure in Hong Kong --- p.217 / Chapter 8.3 --- Discussion of the Current State of Annual Report Disclosure and the Corporate Governance --- p.220 / Chapter 8.4 --- Discussion of Hypotheses Testing Results --- p.221 / Chapter 8.4.1 --- Hypothesis Related to Corporate Governance --- p.221 / Chapter 8.4.2 --- Hypothesis Related to Other Specific Firm Attributes --- p.226 / Chapter 8.5 --- Limitations of the Study --- p.228 / Chapter 8.5.1 --- Limitations of the Survey Questionnaires --- p.228 / Chapter 8.5.2 --- Credibility of Disclosures --- p.229 / Chapter 8.6 --- Contributions of the Study --- p.230 / Chapter 8.1 --- Recommendations for Further Study --- p.231 / Chapter 8.2 --- Conclusions --- p.233 / appendix --- p.235 / Chapter 1. --- Mailed Survey Instrument (Corporate Report Preparers' Version) --- p.235 / Chapter 2. --- Mailed Survey Instrument (Financial Analysts' Version) --- p.244 / REFERENCE --- p.252

Lau Yuen-ke. / Thesis (M.Phil.)--Chinese University of Hong Kong, 2001. / Includes bibliographical references (leaves 122-123). / Abstracts in English and Chinese. / Abstract --- p.i / Abstract in Chinese --- p.iii / Acknowledgements --- p.iv / Table of Contents --- p.v / List of Tables --- p.vi / Chapter Chapter 1. --- Introduction --- p.1 / Chapter Chapter 2. --- Literature Review --- p.5 / Chapter Chapter 3. --- Hypothesis --- p.24 / Chapter Chapter 4. --- Methodology --- p.43 / Chapter Chapter 5. --- Sample Description --- p.53 / Chapter Chapter 6. --- Empirical Results --- p.61 / Chapter Chapter 7. --- Conclusion --- p.72 / Appendix 1. Definitions and calculations of variables --- p.75 / Appendix 2. Piecewise linear regression model suggested by Morck et al(1988) --- p.82 / Appendix 3. Tables --- p.87 / Bibliography --- p.122

Tian Vane Ing. / Thesis (M.Phil.)--Chinese University of Hong Kong, 2002. / Includes bibliographical references (leaves 71-74). / Abstracts in English and Chinese. / Abstract --- p.ii / 摘要 --- p.iii / Acknowledgements --- p.iv / Chapter Chapter 1 --- Introduction and Overview --- p.1 / Chapter Chapter 2 --- Literature Review --- p.4 / Chapter 2.1 --- Shareholder Value and Corporate Governance --- p.4 / Chapter 2.2 --- Measures of Value --- p.7 / Chapter Chapter 3 --- Data and Methodology --- p.12 / Chapter 3.1 --- Data --- p.12 / Chapter 3.2 --- Economic Value Added (EVA) --- p.12 / Chapter 3.2.1 --- Net Operating Profit After Taxes (NOPAT) --- p.14 / Chapter 3.2.2 --- Invested Capital (INCAP) --- p.16 / Chapter 3.2.3 --- Cost of Capital --- p.17 / Chapter 3.2 --- Hypothesis of Interest --- p.18 / Chapter Chapter 4 --- Empirical Results --- p.23 / Chapter 4.1 --- The Cost of Capital --- p.23 / Chapter 4.2 --- Economic Value Added (EVA) in China and Hong Kong --- p.25 / Chapter 4.2.1 --- Analysis of the EVA: Overall --- p.25 / Chapter 4.2.2 --- Analysis of the EVA: Industry --- p.28 / Chapter 4.2.3 --- Discussions --- p.31 / Chapter 4.3 --- Testing of the Hypothesis --- p.36 / Chapter 4.3.1 --- EBEI and CFO in China and Hong Kong --- p.37 / Chapter 4.3.2 --- Regression on Market Value --- p.41 / Chapter 4.3.3 --- Discussions --- p.43 / Chapter Chapter 5 --- Summary and Concluding Remarks --- p.68 / Bibliography --- p.71