Thesis (MBA)--Stellenbosch University, 2012. / Asset restrictions are prudential regulations applied by regulators around the globe. In essence, they prescribe asset restrictions as a risk-control measure to establish appropriate capital requirements for regulated institutions. The aim of prudential regulations and standards is to protect consumers who acquire the products and services offered by these institutions. Pension funds in Namibia must comply with Regulation 28 of the Pension Funds Act, 1956. Regulation 28 is the prudential regulation that governs investment limits for pension funds. The regulation prescribes maximum investment limits for all asset classes. In 2009, the government made a policy decision to amend Regulation 28 to prescribe a minimum investment in unlisted shares (private equity) that would be applicable to pension funds, long-term insurance companies and unit trusts. The objective of government is to use Regulation 28 as a macroeconomic tool to control capital flows and channel capital to domestic companies. The regulation will stimulate economic activities, local ownership, create employment and reduce poverty, which will eventually facilitate economic development. In addition, this objective has the potential to assist the development of the private equity sector in Namibia. The implication of this development is that retirement savings will be utilised to achieve macroeconomic objectives and develop an industry sector. Private equity has shown tremendous growth in developed economies and is beginning to grow in Africa as well. Private equity is a sector that has the potential to realise excellent returns for pension funds, provided the risks are adequately controlled and managed. The study proposes a regulatory framework for unlisted investments (private equity) by pension funds. The framework considers risks and proposes how to best manage and control them. The conclusion is to abolish a prescribed minimum and to increase the domestic asset requirement. Ultimately, regulators exist to protect consumers while the development of markets is a secondary priority.

After the financial crisis in 2008 Sweden implemented a stricter monetary expansionary enforcement trying to stabilize the overall economy of the country. These measures have led to discussions about secular stagnation and an increased savings glut when the interest rate is lowered.Between 2013 and 2018, Stockholm has seen an increase of construction levels trying to meet the market demand of a somewhat neglected supply of housing. The import of the new tenant-owned assets has shown indications of not fulfilling the market demand as after stricter amortization requirements was implemented, the possibilities to purchase these assets has been somewhat limited.The research will focus on four inner city areas in Stockholm between the timeline, aiming to determine the household effect of a larger intake of supply and implemented regulations onto the price point of tenant-owned assets.Regression analysis is utilized to statistically determine the effects of these market conditions together with an overall analysis of the imposed dataset with a theoretical framework capitalizing models of the Stock-flow theory, Tobin’s Q and the four-quadrant model.Statistically the research regression model is built up with newly imposed variables such as user cost and new supply together with a variation of other independent variables determining effects the variables have had on the price development of tenant-owned assets. The empirical analysis then researches the mentioned scenarios together with individual area analysis in all of the specific research areas imposed by a hedonic cross-sectional method.The results of the paper indicate the amortization requirements as having a large part of the declining price development within the research areas. The new supply entering the market has had a small effect. Nevertheless, the intake of new supply has been greater than previous years, amounting to 30% over thetransaction volume at the end of 2018 indicating a large supply of tenant-owned assets that are not being sold.We conclude that the market is not in equilibrium and together with a large intake of new supply in a certain segment and strict amortization requirements, the price development has decreased indicating myopic and herd behavior by construction firms and developers that are advised to further increase and advance their strategies as well as tactics with deeper market analysis before processing new construction. / Till följd av finanskrisen år 2008 implementerades striktare monetära krav på bostadsmarknaden med syftet att stabilisera ekonomin i landet och minska skuldsättningen hos hushållen. Dessa krav har skapat diskussioner om sekulär stagnation och en ökad benägenhet att spara vid låg ränta.Mellan 2013 och 2018 har Stockholm haft en betydlig ökning av nybyggda bostäder för att möta den efterfrågan som tillkommit som följd av tidigare låg byggnation. Tillkomsten av nya bostäder på marknaden har visat indikationer på att de inte möter den påstådda efterfrågan, detta till följd av de konsekvenser som striktare amorteringskrav har haft på hushållens förmåga att få tillgång till bostadslån.Denna uppsats kommer att fokusera på bostadsmarknaden i fyra områden av Stockholms innerstad med fokus på tidsramen innan samt efter implementeringen av amorteringskraven i samband med den ökade byggnationen. Målet är att redogöra för effekten på bostadspriserna av den ökade byggnationen i samband med de striktare amorteringskraven.Uppsatsen kommer att tillämpa regressionsanalys för att statistiskt kunna avgöra effekten av amorteringskraven samt nybyggnationen med data från Bostad 2.0 i samband med ett teoretiskt ramverk bestående av Stock-flow, Tobin’s Q och Four-Quadrant modellen.Regressionsmodellen består av variabler som beskriver hushållens kostnader och mängden nytt utbud med en variation av andra oberoende variabler som bestämmer prisnivån på en bostad som storlek, antal rum, område och tiden för försäljningen.Resultatet av analysen påvisar att amorteringskraven har haft en betydande effekt av den nedåtgående prisutvecklingen i Stockholms innerstad. Den stora mängd nytt utbud har haft en liten effekt men transaktionsnivån har sjunkit vilket indikerar på att många bostäder inte har blivit sålda.Slutsatsen är att marknaden är i obalans där en stor mängd nytt utbud inte möter efterfrågan. Priset på bostäder har sjunkit det senaste året till följd av amorteringskraven och mängden nytt utbud indikerar att bostadsutvecklare inte har lyckats förutsemarknadsutvecklingen där bättre modeller och strategier behövs med mer djupgående analyser för att i framtiden kunna tillgodose marknadsutvecklingen för nybyggnation.

La recente crisi finanziaria e la recessione che ne e' seguita hanno spinto molti a guardare al mercato immobiliare come ad una possibile fonte di fluttuazioni macroeconomiche. Inoltre, esse hanno evidenziato il ruolo cruciale dei paesi emergenti per la crescita globale e rianimato il dibattito sulla relazione tra politica monetaria e il prezzo degli asset. Questa tesi di dottorato, composta di tre saggi, si incentra sui mercati immobiliari dei paesi industrializzati e emergenti nonché sulla relazione tra i prezzi delle case e il ciclo macroeconomico. Il primo saggio descrive un data set originale di prezzi delle case per 19 paesi emergenti (con frequenza trimestrale e aggiornato al 2009:4) e li confronta con un data set esistente per 21 paesi industrializzati. Il secondo saggio studia la trasmissione internazionale di shock di domanda immobiliare negli Stati Uniti e il loro impatto sull'economia reale. Il terzo saggio analizza la relazione tra politica monetaria e macro-prudenziale in un semplice modello di asset-pricing. / The recent global financial crisis and ensuing recession led many to look at the housing market as a possible source of macroeconomic fluctuations, highlighted the crucial role played by emerging market economies as a source of world growth, and revived the much discussed issue of the interaction between monetary policy and asset prices volatility. Motivated by these issues, my Ph.D. thesis focuses on housing markets in both advanced and emerging economies and their interaction with the macroeconomy. This dissertation consists of three self-contained essays. The first essay describes a novel dataset on house prices for 19 emerging economies with quarterly data updated to 2009:4, to be compared with an existing database for 21 advanced economies. The second essay investigates the international spillovers of U.S. housing demand shocks across housing markets and their impact on real economic activity. The third essay studies the uncharted interaction between monetary and macro-prudential policies in a simple model of consumption-based asset pricing with collateralized borrowing.