Thesis (MBA)--Stellenbosch University, 2005. / ENGLISH ABSTRACT: This study explores the feasibility of establishing a diversified hotel property fund (DHPF) on the Johannesburg Stock Exchange. To be launched in 2005/2006, the proposed unit trust fund is made up of a diversified portfolio of hotels located throughout South Africa. Research suggests that Hotel Property Funds have traditionally been the most volatile of Real Estate Investment Trusts (REITs) with their share value largely dependent on hotel revenue. However, investing in HPFs and REITs have numerous advantages such as their stipulated 90% dividend-payout ratio, steady stream of cash flow and zero corporate income taxes. The Property Unit Trust sector in South Africa in 2003 realised annualised rates of returns of 39%, and furthermore, the economic outlook and hotel industry sector show promising signs with economic growth rates for 2004 and 2005 reaching 4% and 5% respectively. This study thus considers whether a hotel property fund will succeed in South Africa and what returns investors can expect. By drawing on empirical and primary research and lessons learnt from international best practices this ground-breaking report identifies and analyses key performance variables of HPFs and REITs and applies them to a South African context. These variables include; capital structure, investment strategy, risk and return, Net Asset Value (NA V) and initial public offerings (IPO's). The report establishes that there is no optimal capital structure for REITs and only when the market reacts to the issuance of debt can one tell if the REIT is favourably structured or not. Concerning investment strategy, investors are in general, often lured to a diversified portfolio, however this report suggests that there is no optimal strategy for investing in REITs. In addition, over a medium to long term, REIT performance is strong, while over the short term performance is varied impacting on investor strategy. In assessing risk and return it was concluded that including REIT shares in an already diversified portfolio, the maximum expected return for each given level of risk is increased, and the level of risk for each level of expected return is reduced. Furthennore, the performance of RElTs is not necessarily detennined by size or Net Asset Value and thus small and large REITs can offer investors similar returns. Finally, initial-day returns for industry lnitial Public Offerings (lPO's) easily outperfonn REIT lPO's. Similarly to RElTs, there are numerous advantages to Hotel REITs which include, unlocking and redeployment of capital, investment spread and risk reduction and the provision of synergies between counter cyclical performing properties. However, empirical research indicates that Hotel REITs prove to be the most volatile of REIT sectors. Hotel REITs differ enonnously from their parent group in terms of their revenue & earnings which are more diverse in source and are generated from short-tenn leases. As such. Hotel REITs are also considered to be more management intensive. As with REITs there is no evidence to suggest an optimal capital structure and with the envisaged 50% debt ratio, the DHPF could be considered to be following international best practices. Several drawbacks with Hotel REITs include the lowest dividend yield among all RElT sectors, high volatility in income earnings, sensitivity to upswings and downturns in the tourism market, large capital investments and fixed operating expenses for staff and infrastructure. However despite these obstacles and in answer to the research problem, the prospects of the DHPF succeeding in South Africa are very high indeed. The REIT and Hotel REIT markets have proved successful throughout major capital markets, providing investors with a multitude of benefits. South Africa's economic and tourism climate is very favourable. The Property Unit Trust (PUT) sector has performed immensely well and investors can expect a healthy return which, as shown, is considerably higher than other investments. Finally, the fund is being spearheaded by a high calibre DHPF management team, which is key to the listing and management of the fund. / AFRIKAANSE OPSOMMING: Hierdie studie ondersoek die moontlikheid om 'n Diverse Hotel Eiendomsfonds (DHEF) op die Johannesburgse Aandelebeurs te loods. Die huidige aanvangsfase sal in 2005/2006 wees, en sal bestaan uit 'n portfolio van verskillende hotelle wat reg oor Suid-Afrika versprei is. Die navorsing toon dat hoteleiendomsfondse tradisioneel die mees veranderlikste van die Eiendoms Beleggings Trusts (EBT) was en dat die aandeel waarde hoogs afhanklik is van die hotel se inkomste. Nieteenstaande, het investering in DHEFs en EBTs 'n verskeidenheid van voordele soos die voorgeskrewe 90% dividend uitbetalingspersentasie, 'n bestendige kontantvloei en geen korporatiewe inkomstebelasting nie. Die eiendomsbeleggingsfondse sektor in Suid-Afrika het gedurende 2003 'n jaarlikse groei van 39% getoon, en verder beloof die ekonomiese uitkyk in die hotel bedryf om tussen 4% en 5% gedurende 2004 en 2005 onderskeidelik te groei. Gegewe die inligting, is die vraag dus of 'n hoteleiendomsfonds sukses kan behaal in Suid-Afrika en watter opbrengs beleggers kan verwag. Deur na primere empiriese navorsing, sowel as lesse wat geleer is deur beste internasionale praktyke, te bestudeer, identifiseer hierdie verslag sleutel prestasie veranderlikes van EBTs en DHEFs plaas dit in konteks van Suid-Afrika. Hierdie veranderlikes sluit in: kapitaaistruktuur, beleggingsstrategie, risiko en terugkeer, Bruto Bate Waarde (Net Assest Value) (BBW) sowel as aanvanklike openbare aanbod (Initial Public Offering) (AOA). Daar is bevind dat daar geen optimale kapitaalstruktuur vir DHEFs bereken kan word nie. Verder word aangetoon dat daar slegs bepaal kan word of EBTs se struktuur voordelig is wanneer die mark reageer op nuwe skuld wat aangegaan is. Wat beleggingsstrategie betref, is beleggers oor die algemeen meer aangetrokke tot 'n diverse portefeulje van beleggings. Hierdie verslag bevind egter dat daar geen optimale strategie is om in EBTs te bele nie. Daar word verder bevind dat medium- tot langtermyn opbrengste goed vertoon, terwyl prestasie oor die korttermyn wisselvallig is wat gevolglik 'n invloed op beleggers se strategie het. In waardering van risiko en wins, is dit bepaal dat die insluiting van EBT aandele in 'n diverse portfeulje, die maksimum verwagte opbrengs vir elke vlak van risiko verhoog en dat die vlak van fisiko vir elke vlak van die verwagte opbrengs verlaag word. Verder is daar bevind dat die prestasie van EBTs nie noodwendig bepaal word deur batewaarde of -groote nie en klein EBTs kan beleggers vergelykende opbrengste bied. Eerstedag opbrengs vir industriele AOAs presteer beter as die van EBTs. Soortgelyk aan EBTs is daar verskeie voordele aan hotel EBTs wat die ontsluiting en herontplooiing van kapitaal, beleggingsverspreiding en risikoverlaging insluit. Empiriese navorsing dui aan dat hotel EBT's die mees onstabiele van die EBT sektor is. Hotel EBT's verskil wesenlik van ander EBTs in terme van opbrengs en verdienste wat meer divers is in oorsprong en gegenereer word deur korttermyn huurkontrakte. Hotel EBTs word ook gesien as meer bestuursintensief. Net soos met EBTs is daar geen bewyse dat daar 'n optimale kapitaalstruktuur bestaan nie en met die verwagte 50% skuld verhouding, volg DHEF wereldwye beste praktyk. Daar is verskeie nadele aan hotel EBTs, insluitend die laagste dividenduitkeer onder alle EBT sektore, hoe vlakke van onstabiliteit in verdienste, sensitiwiteit vir opswaai en afloop in die toerismemark, groot kapitaalbelegging en hoe vaste operasionele uitgawes op werknemers en infrastruktuur. Die gevolgtrekking is dat ten spyte van negatiewe faktore, die vooruitsig dat DHEF in Suid-Afrika sal slaag, hoog is. Die EBT en hotel EBT mark het bewys dat dit suksesvol is in talle ander groot kapitaalmarkte wat beleggers met 'n verskeidenheid van voordele kan voorsien. Suid-Afrika se ekonomiese- en toerismevooruitsig is baie positief. Die Eiendoms Eenheids Fonds (EEF) sektor het goed vertoon en beleggers kan 'n gesonde opbrengs verwag wat, soos aangedui word, aansienlik hoer is as ander beleggings. Die fonds word gedryf deur 'n hoe kaliber bestuurspan wat krities is tot die notering en die bestuur van fondse.

Thesis (MComm)--University of Stellenbosch, 2006. / AFRIKAANSE OPSOMMING: Kollektiewe Beleggingskemas in Effekte ("KBS in Effekte") en Kollektiewe Beleggingskemas in Eiendom ("KBS in Eiendom") is besigheidstrukture wat baie gewild is in Suid-Afrika. Desondanks bestaan daar nog heelwat onsekerhede rondom die belastinghantering van hierdie twee tipes Kollektiewe Beleggingskemas ("KBS"). Die Suid-Afrikaanse KBS industrie is In multi biljoen rand industrie hoofsaaklik as gevolg van die feit dat dit uitstekende beleggingsgeleenthede vir Jan en alleman asook groot finansiële instellings soos versekeraars bied. Dit is dus logies om te verwag dat die belastinghantering van KBS met redelike sekerheid gereguleer word. In KBS kan of as In trust opgerig word of as In oop beleggingsmaatskappy. Die belastinghantering van In KBS hang dus daarvan af of dit as In trust of oop beleggingsmaatskappy opgerig is. Die Inkomstebelastingwet No. 58 van 1962 ("die Inkomstebelastingwet") bevat inkomsteen kapitaalwinsbelastingbepalings wat uitdruklik die belastinghantering van KBS in Effekte en KBS in Eiendom reguleer ("die spesiale belastingreels"). In KBS in Effekte word vir belastingdoeleindes as In maatskappy beskou en so hanteer. Dit is nie maklik om vas te stel wat die wetgewer se onderliggende bedoeling was toe daar besluit is om In KBS in Effekte as In maatskappy te hanteer. Dit blyk wei dat hierdie besluit van die wetgewer nie deeglik deurdink is nie na aanleiding van die verskeie praktiese en teoretiese probleme wat met die belastinghantering van KBS in Effekte bestaan. Meeste van hierdie probleme is In direkte gevolg van die besluit om In KBS in Effekte vir belastingdoeleindes as In maatskappy te hanteer. Een die probleme wat in die konteks van KBS in Effekte bestaan hou verband met die vraag of die geleibuisbeginsel, wat bepaal dat inkomste wat deur In trust aan sy begunstigdes uitgekeer word hul aard en karakter behou, in die konteks van In KBS in Effekte (wat as In trust opgerig is) toepassing vind. Alhoewel die KBS in Effekte as In trust opgerig is, word dit vir belastingdoeleindes as 'n maatskappy hanteer en dit is duidelik dat die geleibuisbeginsel nie in die konteks van 'n maatskappy geld nie. Na oorweging van die regsaard van 'n KBS in Effekte wat as 'n trust opgerig is asook die gevolge van die vrystellingsbepalings in artikel 10 van die Inkomstebelastingwet wat ten opsigte van KBS in Efekte geld, word daar aan die hand gedoen dat die geleibuisbeginsel wei toepassing sal vind in die geval van 'n KBS in Effekte was as 'n trust opgerig is. Die gevolge van die vrystellingsbepalings in artikel 10 van die Inkomstebelastingwet is sodanig dat die inkomste wat die KBS in Effekte (wat as 'n trust opgerig is) aan sy begunstigdes uitkeer op dieselfde basis as die geleibuisbeginsel belas word. Gevolglik blyk dit of voorgenoemde standpunt van die skrywer in ooreenstemming met die bedoeling van die wetgewer is. Soortgelyke probleme kom voor in die konteks van die 'verbonde persoon' definisie in artikel 1 van die Inkomstebelastingwet sowel as die terugkoop van 'n deelnemende belang deur 'n KBS in Effekte, veral waar daardie KBS in Effekte as 'n trust opgerig is. Daarteenoor word 'n KBS in Eiendom nie as 'n maatskappy vir belastingdoeleindes hanteer nie. Indien "n KBS in Eiendom dus as 'n trust opgerig is word dit vir belastingdoeleindes soos "n trust hanteer. Ewe-eens, indien 'n KBS in Eiendom as "n oop beleggingsmaatskappy opgerig is, is dit vir aile doeleindes In maatskappy en sal so hanteer word vir belastingdoeleindes. Die belastinghantering van KBS in Eiendom bied ook sekere probleme veral waar die KBS in Eiendom wat as 'n oop beleggingsmaatskappy opgerig is sy aandele terugkoop. In hierdie verband bepaal die Wet op Beheer van Kollektiewe Beleggingskemas No. 45 van 2002 ("die Wet op Beheer van KBS") dat artikel 85 van die Maatskappywet No. 61 van 1973 ("die Maatskappywet") nie ten opsigte van 'n terugkoop van 'n deelnemende belang deur 'n oop beleggingsmaatskappy geld nie. Dit beteken egter nie dat 'n oop beleggingsmaatskappy nie sy eie aandele mag terugkoop nie. Vir belastingdoeleindes sal daar vasgestel moet word of bepalings in die Inkomstebelastingwet wat na artikel 85 van die Maatskappywet verwys, soos paragraaf (c) van die 'dividend' definisie, steeds met betrekking tot sodanige terugkoop toepassing sal vind siende dat die terugkoop nie ingevolge artikel 85 van die Maatskappywet gedoen word nie. Na oorweging van die wye omvang van paragraaf (c) van die 'dividend' definisie, word daar aan die hand gedoen dat paragraaf (c) van die 'dividend' definisie steeds toepassing sal vind om die terugkoop van aandele deur "n oop beleggingsmaatskappy te reguleer, nieteenstaande die feit dat artikel 85 van die Maatskappywet nie op die terugkoop van toepassing is nie. / ENGLISH ABSTRACT: Notwithstanding that Collective Investment Schemes in Securities ("CISS") and Collective Investment Schemes in Property ("CISP") are common business vehicles in the South African economy, there remains uncertainty with regard to the tax treatment of these business structures. The South African Collective Investment Scheme ("CIS") industry is a multibillion rand industry as it offers attractive investment vehicles for the general public as well as for big financial institutions such as insurers. One would therefore think that the tax treatment thereof would be fairly tightly regulated. A CISS and CISP may either be constituted as a trust or as an open ended investment company ("OEIC"). The tax treatment of a CIS differs depending on whether it is constituted as a trust or as an OEIC. The Income Tax Act No. 58 of 1962 ("the Income Tax Act") contains specific income tax and capital gains tax provisions that regulates the tax treatment of CISS and CISP (the "special tax provisions"). For tax purposes, a CISS is deemed to be a company and treated as such. It is difficult to ascertain what the intention of the legislature was in deciding to treat a CISS as a company. It does however seem as if this decision was not thoroughly considered by the legislature based on the fact that the application of the special tax provisions to CISS presents many practical and theoretical problems. Most of these problems are directly attributable to the legislature's decision to treat CISS as companies for tax purposes. For example, one difficulty relates to the question whether the conduit pipe principle, which determines that income distributed by a trust during a year of assessment will retain its nature and character, will find application in respect of a CISS constituted as a trust. For although the CISS is constituted as a trust, it is deemed to be company for tax purposes and it is clear that the conduit pipe principle cannot find application in the instance of a company. However, considering the legal nature of a CISS constituted as a trust, as well as the effect of the exemption provisions in section 10 of the Income Tax Act relating to CISS, it is submitted that the conduit pipe principle will find application in respect of a CISS constituted as a trust. The effect of the exemption provisions is such that the income distributed by a CISS to its investors will be taxed on the same basis as if the conduit pipe principle applied. As such, the aforementioned submission also appears to be in accordance with the intention of legislator. Similar difficulties arise in the context of the 'connected person' definition in section 1 of the Income Tax Act as well as the repurchase of a participatory interest by a CISS, especially where such CISS is constituted as a trust. Contrary to a CISS, a CISP is not deemed to be a company for tax purposes. Thus, where the CISP is constituted as a trust, it will be treated as a trust for tax purposes. By the same token, if the CISP is constituted as an OEIC, it will be a company for all intends and purposes and will therefore be treated as such. The tax treatment of CISP also presents difficulties, especially where it is constituted as an OEIC. In the instance of a repurchase of a participatory interest by a CISP constituted as a OEIC, the Collective Investment Schemes Control Act 45 of 2002 ("CISCA") states that the provisions of section 85 of the Companies Act 61 of 1973 (lithe Companies Act"), does not apply in respect of such repurchase. However, that does not mean that an OEIC may not repurchase its own shares. For tax purposes, one will have to determine whether the provisions in the Income Tax Act relating to section 85 of the Companies Act that governs the repurchase of shares by an OEIC, such as paragraph (c) of the 'dividend income' definition, will still apply to determine the tax consequences of the repurchase. After considering the wide scope of paragraph (c) of the 'dividend' definition, it is submitted that paragraph (c) of the 'dividend' definition will still find application in respect of a repurchase of shares by a OEIC, notwithstanding the fact that the repurchase is not effected in terms of section 85 of the Companies Act.

published_or_final_version / Real Estate and Construction / Master / Master of Science in Real Estate and Construction

published_or_final_version / Real Estate and Construction / Master / Master of Science in Construction Project Management

由於國民財富增加，對於不動產投資一事越來越熱衷，房屋不再只是供人居住使用，而成為重要的投資工具之一，但一般購屋投資者只考量投資『報酬』，卻忽略其『風險』，且由於傳統上對於投資不動產之風險只能以報酬率的標準差或變異數作計算，僅能知道其風險高或低，並不能夠確實知道其『風險值』，此外，投資者必須有分散風險之觀念，選擇適合的投資工具，以建立最佳的投資組合來分散風險。 本文以『市場風險』為主，並以『購屋者投資』角度，探討國內外衡量不動產投資風險之估計方法、模型，找出風險因子以建立一套衡量不動產投資風險因子之模式，並估計風險值，以評估投資之可行性。以1975第1季年至2003年第4季之預售屋平均房價季資料為主軸之時間範圍，並以台北市為研究的地理範圍，以預售屋住宅為研究標的，並以購屋消費者角色作分析，運用各種風險衡量方法，包括樣本變異數法、指數加權移動平均法、GRACH模型、歷史模擬方法、蒙地卡羅結構法、拔靴法、GRACH－拔靴法及VAR－拔靴法等估計風險值。 本文之實證結果顯示： 一、以考量風險因子之VAR模型Ⅰ－拔靴法及VAR模型Ⅱ－拔靴法所估計之風險值最小，表示投資淨值一千萬元，有5﹪的機率可能的最大損失會大於591,218元或577,564元。 二、以未考量風險因子之歷史模擬法及GARCH－拔靴法所估計風險值較大，表示投資淨值一千萬，有5﹪的機率可能的最大損失會大於2,816,827元或2,344,946元，因此，考量風險因子之VAR模型－拔靴法為較適當之模型，因有考量影響風險之因子，較能準確估計出實際之風險值。 三、假設個案中估計調整後報酬率，在95﹪的信賴水準之下，未考慮風險因子模型估計之調整後報酬率為1.80﹪及2.32﹪，即持有一季後，調整後報酬約18及23萬元左右，而以考量風險因子之模型估計之調整後報酬率為2.37﹪及2.38﹪，即持有一季後報酬約24萬元左右。 四、顯示投資組合於三種不同之投資工具時，當投資預售屋比例較大時，風險值是較小，而投資營建股價比例較大時，其風險值是較大。 / As a result of national wealth increased, regarded real estate investment more and more desires, houses not only supply to live but also become one of investment tool, but general purchase investors only considered invest return but ignored risk at invest, as a result of traditional just estimated standard or variance of return represented risk, just to know the high or low of risk, but should not indeed to know the value at risk, investors must had concept of diversification, choose a appropriate investment tool and built the better portfolio to decrease risk. The current thesis was considered market risk and designed to examine the method or model of measure real estate risk, and looked for risk factors to build a set of model of real estate investment risk factors, and estimated value at risk to evaluate the feasible of investment. The current thesis used dates of time range are from 1975Q1 to 2003Q4, geography range is Taipei, pre-sales residential housing, and role of purchase consumer, apply many kinds of methods of measure risk, including Sample Variance, Exponentially Weighted Moving Average, Generalized Autoregressive Conditional Heteroskedasticity（GRACH）, Historical Simulation Method, Monte Carlo Simulation, Classical Bootstrap, GARCH－Bootstrap and VAR－Bootstrap, to estimate value at risk. The empirical result showed that the first, there had minimum value at risk by considering VAR－Bootstrap of risk factors, represented investitive net value are NT 10,000,000, maximum loss of 5﹪probability will greater than NT 591,218 or NT 577,564. Secondly, there are bigger value at risk by Historical Simulation Method of risk-factors free, represented investitive net value are NT 10,000,000, maximum loss of 5﹪probability will greater than NT 2,816,827 or NT 2,344,946. So used considering VAR－Bootstrap of risk factors were more appropriated model, because model of considering risk factors were able to accurate estimate reality value at risk. The third, case study estimated adjusted return, at 95﹪confidence level, risk-factors estimated rate of adjusted return were 2.37﹪and 2.38﹪, hold one quarterly period the return about two hundred and forty thousand dollars, If we have not consider risk-factors, estimated rate of adjusted return were 1.80﹪and 2.32﹪, hold one quarterly period the return about one hundred and eighty thousand dollars or two hundred and thirty thousand dollars. The last, invest portfolio three kinds of investment tool, if invest ratio of pre-sales residential housing were bigger, then value at risk were smaller, and if invest ratio of construct stock were bigger, then value at risk were bigger.

The 1929 stock market crash on Black Thursday, followed by the subsequent four-year period of extreme economic downturn, signifies an extremely profound piece of U.S. history. During this time, global economic productivity – measured by GDP – decreased while the U.S. unemployment rate increased staggeringly. Leveraging construction permits as a forward-looking measure of economic activity, I empirically evaluate the effect of construction permits – specifically, the lagged growth rate of monthly construction permits – and lagged monthly stock returns on monthly Standard & Poor's 500 (S&P 500) stock returns. Lagged construction permit returns and lagged stock returns provide early indications (i.e., stock returns) of the following Great Depression.

Thesis is submitted in partial fulfilment for the degree of Master of Science in Building (Property Development and Management), to the Faculty of Engineering and the Built Environment, School of Architecture and Planning at the University of the Witwatersrand, Johannesburg, 2017 / The purpose of this study is to fill specific gaps in the existing body of knowledge of South African corporate real estate management by investigating the determinants influencing the lease versus buy decision; the methods and financing sources of corporate real estate acquisition; and the criteria used in deciding on the financing technique for corporate real estate acquisition. The research followed a similar methodology to that of Redman and Tanner (1991) in their study “The Financing of Corporate Real Estate: A Survey”. However, it specifically focused on the South African corporate real estate environment. The data collection instrument was an online survey and the survey produced quantitative descriptions of certain aspects of the population. The population for the research was corporate real estate decision makers of leading South African companies. The data captured was presented through the aid of tables, charts and graphs. The data was further analysed through cross tabulations and hypothesis testing using the Chi Squared test of independence to determine significance of results. South African firms use some form of leasing (mainly long term leasing) in acquiring their corporate real estate. However, ownership is also a common form of real estate acquisition through the use of mortgages secured by the acquired property, mortgage backed securities and sale of unsecured bonds. The decision criteria for acquisition includes both financial and non-financial determinants. Financial analysis is also an important factor in analysing the lease versus buy decision. This is mainly done by comparing the undiscounted cash flow of leasing versus buying. Where a discounting approach of evaluation is used, the most favoured discount rates include the weighted average cost of capital and rate of return on new investments. Mostly outscored professional services are used when making the lease versus buy decision. The benefit of this study was to understand the factors influencing the corporate real estate decision making process and to provide a corporate real estate decision makers with a decisional framework when determining the form or real estate tenure. Future studies should attempt to secure better response rate to allow for robustness of results and other methodologies of analysis. / XL2018

A estabilidade econômica e o crescimento do mercado de capitais ocorridos no Brasil nas últimas duas décadas, fez com que alguns produtos de investimentos tivessem um crescimento no volume de operações e nos montantes transacionados. Um destes produtos com grande crescimento são os Fundos de Investimento Imobiliários (FIIs), produto que tem como foco o investimento, direto ou indireto, em ativos financeiros ligados a imóveis. No Brasil a criação deste produto foi muito influenciada pela necessidade de captação de recursos por parte do incorporador ou proprietário do ativo, se tornando também, ao se analisar pela perspectiva do investidor, uma opção de diversificação e uma possibilidade para o pequeno investidor investir em imóveis, com a perspectiva de recebimento de renda mensal sem tributação. Apesar de ser um investimento com características próprias, pesquisas internacionais mostram que a valorização das cotas dos FIIs sofre por vezes influência não só do resultado operacional dos fundos, mas também de fatores sistêmicos, entre eles a variação das bolsas de valores e a variação dos juros de mercado. Seguindo a linha de pesquisas internacionais, esta pesquisa teve como objetivo analisar, através da aplicação de regressões por mínimos quadrados ordinários, a influência do mercado de ações, dos juros de mercado e de fatores específicos a um segmento, na rentabilidade dos FIIs, sendo utilizada como amostra os fundos com negociação de suas cotas na BM&FBovespa. Em uma primeira análise, carteiras foram criadas para que fosse possível analisar o grau de influência dos fatores bolsa de valores e juros de mercado na rentabilidade destas carteiras. Na análise final, especificamente para os FIIs que investem em Shopping Center, buscou-se estudar qual a influência de fatores específicos deste mercado, no caso a variação do preço do aluguel e das vendas do varejo, sobre a rentabilidade das cotas de uma carteira criada somente com FIIs que investem neste tipo de ativo. Os resultados desta pesquisa sugerem uma influência significante da variação da bolsa de valores na análise de uma carteira geral de FIIs, porém, quando são analisadas carteiras compostas por FIIs com características específicas, esta influência diminui. No que se refere aos juros de mercado, a sua influência só se mostra significativa quando na análise de uma carteira geral de FIIs e, especificamente, em um período específico da análise. Para a carteira criada com FIIs que investem em Shopping Center, as variáveis bolsa de valores, juros e variação do aluguel tiveram resultado significante, sendo este último o mais representativo. Os resultados apresentados nesta pesquisa estão em linha com os apresentados nas primeiras pesquisas internacionais, principalmente para o mercado norte-americano, quando utilizaram um pequeno período de análise em um mercado em expansão. Pesquisas futuras com um maior período de análise e com a inclusão de outras variáveis, serão importantes para identificar possíveis alterações na influência dos fatores sistêmicos na rentabilidade dos FIIs. / The economic stability and capital market growth in Brazil in the last two decades resulted, among other things, in an increase in the number of transactions and amounts for a few investment products. One of these increasingly growing products is Real Estate Investment Trust (REITs), a product focused on the direct or indirect investment in real estate market. In Brazil, although the creation of this product is more closely linked to the need to raise funds from the developer or owner of the asset, when analyzing the investor\'s perspective, this investment serves as an option of diversification and is also a chance for the small investor to invest in real estate, with the perspective of receiving a non-taxable monthly income. Despite being an investment with specific characteristics, international surveys shows that appreciation of REITs quotas are not only influenced by market-specific factors, but also by systemic factors, including variation of stock exchanges and interest rates. Following the line of international researches, this study aimed to analyze, through application of ordinary least square regressions, the influence of stock market, market interest and segment-specific factors on REITs profitability, using as sample REITs funds negotiated in BM&FBovespa. In an initial analysis, various portfolios were created to analyze the influence of the stock exchange and interest rates in their profitability. The final analysis, specifically for REITs investing in Shopping Center, studied the influence of market-specific factors, i.e., rental fee and retail sales variation, on the profitability of portfolio created only with REITs investing in this type of asset. Research results suggest a significant influence of the stock exchange return in an overall REIT portfolio analysis; however, when creating specific REIT portfolios, this influence decreases in many created portfolios. Regarding interest rates, a significant influence is only shown when analyzing an overall REIT portfolio and specifically in a period when interest rates increase and REITs profitability decrease. For the portfolio created with REITs investing in Shopping Center, the variables stock exchange, interest rate and rent variation had significant results, the latter being the most representative. The results presented in this study are aligned with those presented in the first international researches, mainly for the US market, when a small period of analysis was tested in an expanding market. Future researches, with a longer period of analysis and new variables, will be important to identify possible changes in the influence of systemic factors on the profitability of REITs.

Submitted by Elba Lopes (elba.lopes@fecap.br) on 2017-02-20T19:11:41Z No. of bitstreams: 2 Arthur Vieira de Moraes.pdf: 604872 bytes, checksum: 03aae596cb980ba0362441e5e1b67fda (MD5) license_rdf: 0 bytes, checksum: d41d8cd98f00b204e9800998ecf8427e (MD5) / Made available in DSpace on 2017-02-20T19:11:41Z (GMT). No. of bitstreams: 2 Arthur Vieira de Moraes.pdf: 604872 bytes, checksum: 03aae596cb980ba0362441e5e1b67fda (MD5) license_rdf: 0 bytes, checksum: d41d8cd98f00b204e9800998ecf8427e (MD5) Previous issue date: 2016-10-10 / The Brazilian capital market offers increasingly financing instruments and investment products, which can enhance access to private capital for companies of different sizes and legal forms, as well as expand the range of investments available to investors of various profiles. In this scenario it highlights the Brazilian Real Estate Investment Trust (FII). Securities admitted to trading on the stock exchange, but very distinct from common stock, such trusts deserve attention from academics and market professionals. This study has the scope to elucidate which factors may be decisive for the risk reduction of FII, analyzing whether fund size, number of real estate or concentration of real estate explain the diversification of funds. 22 multi-asset FII listed on the BM & FBOVESPA in December 2015 were studied. It was found that fund size is a significant factor for diversification, while number of property and property concentration are not. / O mercado de capitais brasileiro oferece cada vez mais instrumentos de financiamento e produtos de investimentos, que permitem ampliar o acesso ao capital privado para empresas de diferentes portes e formas jur??dicas, bem como ampliar a gama de investimentos ?? disposi????o de investidores dos mais variados perfis. Nesse cen??rio, destacam-se os fundos de investimento imobili??rio (FII). Valores mobili??rios admitidos ?? negocia????o em bolsa, mas muito distintos das a????es, tais fundos merecem aten????o de acad??micos e profissionais de mercado. O presente estudo tem por escopo elucidar quais fatores podem ser determinantes para a redu????o dos riscos dos FII, analisando se tamanho do fundo, n??mero de im??veis ou concentra????o dos im??veis explicam a diversifica????o dos fundos. Foram estudados 22 FII multiativos listados na BM&FBOVESPA em dezembro de 2015. Constatou-se que tamanho do fundo ?? fator significante para a diversifica????o, enquanto n??mero e concentra????o de im??veis n??o o s??o

Com o crescimento do mercado de fundos imobiliários nos últimos cinco anos, o objetivo desta pesquisa foi analisar a ocorrência ou não de desempenho anormal dos fundos de investimentos imobiliários do tipo renda, com relação ao mercado financeiro, e fazer a comparação do retorno de capital entre os fundos de investimentos imobiliários de renda com os imóveis comerciais convencionais e perceber se há correlação entre esses dois ativos. Para isso foram analisados dois períodos distintos, porém utilizando-se como metodologia as regressões pelo método dos mínimos quadrados ordinários. Na comparação dos fundos de investimentos imobiliários de renda com os imóveis comerciais, a análise foi realizada por trimestre, no período de 2000 a 2013, e foi possível perceber que não há correlação entre os dois ativos, ou seja, não são produtos substitutos, e que há sazonalidade de retorno de abril a maio para os FII de renda e de janeiro a março para os imóveis comerciais. Na análise de ocorrência ou não de desempenho anormal dos FII de renda, foram analisados os fundos nos períodos de 36, 24 e 12 meses, de janeiro de 2011 a dezembro de 2013, e conclui-se que nos resultados obtidos nos períodos de 36 e 24 meses há ocorrência de desempenho anormal, ou seja, retornos acima do mercado com resultados estatisticamente significativos e quando analisado o período de 12 meses não há ocorrência de desempenho anormal. Por meio da regressão dos alfas com as características das carteiras do fundo foi percebido que o patrimônio líquido e o volume de negociação interferem no retorno mensal dos fundos. / With the growth of the real estate fund market in the last five years, the objetive of this research was to analyze the occurrence or not of abnormal performance of real estate investment trusts of income with respect to the financial market type and make comparison of the return of capital between funds property investment income with conventional commercial property and realize the correlation between these two assets. For this two different periods were analyzed, but using as a methodology the regressions by the method of ordinary least squares. In the comparison of real estate investment funds with commercial income properties, the analysis was performed per quarter in the period from 2000 to 2013, and it is noted that there is no correlation between the two assets, ie, are not substitutes and that there seasonality return from April to May for FII income from January to March and for commercial properties. In the analysis of occurrence of abnormal performance of FII income, funds in periods of 36, 24 and 12 months, from January 2011 to December 2013 were analyzed and concluded that the results obtained in periods of 36 and 24 months ago occurrence of abnormal performance, ie, above-market returns with statistically significant results when analyzed and the period of 12 months, no occurrence of abnormal performance. By regression of alfas with the characteristics of the portfolios of the fund was realized that the equity and trading volume influences in the monthly return of funds.