Due to the low interest rates and uncertainty in the economic outlook investors seek alternative investments to achieve a satisficing return. Real estate is the third largest asset class and represent a large amount of physical capital with a unique risk. For an investor's utility-maximizing real estate should be a natural part of a portfolio. The thresholds for investing in real estate has generally been very high but thanks to digitisation, the emergence of Internet-based platforms facilitated and enabled capital seekers to exploit small private investors. The intermediate method is called crowdfunding. Through observations, interviews, questionnaires to potential investors in crowdfunding for real estate and literature studies, a triangulation from an investor perspective has allowed an investigation of crowdfunding of real estate. Within the crowdfunding market, real estate crowdfunding is the area with largest growth in recent years. The first crowdfunding platform within real estate on the Swedish market was introduced in 2014. So far, projects presented on the platform have been successful and generated returns. For an investor, the phenomenon also implies risks. Today there is no legal definition of crowdfunding and the market is only partially regulated. In many respects, the consumer protection is not equivalent to the ones available for regulated investment vehicles. The new phenomenon also implies limited liquidity and lack of a secondary market. Crowdfunding is facing both challenges and opportunities in the future. / På grund av det låga ränteläget och den osäkra konjunkturutsikten söker investerare alternativa investeringar för att nå en tillfredställande avkastning. Fastigheter utgör den tredje största tillgångsklassen och representerar en stor mängd av fysiskt kapital med unik risk. För en investerare som är utility-maximerande borde fastigheter vara ett självklart inslag i en portfölj. Trösklarna till att investera i fastigheter har vanligtvis varit mycket höga men tack vare digitaliseringen har uppkomsten av internetbaserade plattformar underlättat och möjliggjort kapitalsökare att exploatera små privata investerare. Den intermediära metoden kallas crowdfunding, eller gräsrotsfinansiering som det också benämns. Genom observationer, intervjuer, en enkätundersökning med potentiella investerare i fastighetscrowdfunding samt litteraturstudier har en triangulering ur en investerares perspektiv möjliggjort en kartläggning och utredning av crowdfunding av fastigheter. Inom crowdfunding är fastighetsbranschen det område som har haft störst tillväxt de senaste åren. Sveriges första digitala crowdfundingtjänst för fastigheter infördes på kapitalmarknaden under 2014. Hittills har projekten för fastighetscrowdfunding i Sverige varit framgångsrika och generat avkastning men för en investerare innebär crowdfunding också en hel del risker. Idag finns ingen legal definition av crowdfunding och marknaden är bara delvis reglerad. I flera avseenden saknas ett konsumentskydd motsvarande det som finns för reglerade investeringsformer. Det nya fenomenet innebär också en begränsad likviditet och avsaknad av andrahandsmarknad. Crowdfunding står inför både utmaningar och möjligheter i framtiden.

Purpose: To investigate the usefulness of the Economic Value Added Momentum ratio and to determine if Swedish non-real estate, non-financial companies been either positively or negatively affected by their Corporate Real Estate structure from an EVAM perspective. Design/methodology/approach: Using a regression analysis composed of the OMX large and mid cap non-real estate, non-financial companies, investigates the relationship between companies’ real estate holdings and their ability to sustain a positive EVAM. The study covers the time period from 2006 to 2009 and includes 172 observations. Findings: The data showed that a negative relationship between EVAM and PPTY at the 10% real estate intensity interval might exist. However, no evidence was found that might suggest that a negative relationship between EVAM and corporate real estate holdings at the higher (15% real estate intensity) or the lower (5% real estate intensity) existed. This could suggest that companies’ that own lower percentages of real estate assets (less than 5% of PPTY) are not affecting their EVAM value and that companies’ that own larger amount of real estate (15% of PPTY or higher) are better at managing their real estate assets and thus it is not negatively impacting their EVAM. Research Implications: Real estate is reported at historical cost rather than at current fair market values. As the economy has, historically, enjoyed more periods of expansions than contractions, intuitive companies’ real estate assets are undervalued. Economic recession and booms can also dilute both the positive and negative aspects of real estate ownership. Although this investigation seeks to neutralize this phenomenon by including two periods of economic expansion and two periods of economic recession, it is unreasonable to claim that this will completely neutralize this affect. Practical Implications: The companies that have a PPTY of between 10% and 15% might be better off selling their real estate holdings or investing additional funds in real estate so as to either have a PPTY below 10% or above 15%. Companies that are in-between the 10% and 15% real estate ownership segment might not deem it cost effective to have specific real estate professionals or to invest in real estate know-how; however, the firms’ might at the same time own too much real estate, making it too costly to do nothing. Consequently, the companies could be better off deciding on a particular strategy: owning more real estate or owning less real estate. Originality/Value: Investigates if a linkage between a company’s ability to generate a positive EVAM and a company’s quantity of real estate assets exists.

This paper aims to investigate the change in corporate debt levels in South Africa from 1994 to 2016, included is an analysis of factors that firms take into consideration when determining the company’s capital structure. This study uses data from firms in the Real Estate and REIT, Travel and Leisure and Construction and Materials sectors listed on the Johannesburg Stock Exchange (JSE). Four different leverage measures are used to determine the change in capital structure for the period under review, as well as six of the most commonly used determinants of capital structure. A high level interpretation of the results reflected the following; an increase in the use of debt in the Travel and Leisure and Construction and Materials Sectors, however a significant decrease in the use of debt relative to equity was seen in the Real Estate and REIT Sector thus skewing the Total Sample findings considerably. An increase in the use of long term debt relative to short term was also found. Results from the analysis of the capital structure determinants varied, with some determinants showing statistical significance. The following determinants were positively related to debt; firm size, asset tangibility and growth while the determinants; cost of debt and tax had a negative relationship. The relationship between profitability and leverage was varied.

Den här uppsatsen syftar till att undersöka och jämföra de olika sätt att finansiera och investera i fastigheter på kapitalmarknaden. Målet är att fastställa och kvantifiera vilka fördelar respektive nackdelar som finns med de olika investeringskanalerna och hur det kan påverka såväl investerare som förvaltningen av tillgångarna. Undersökningen kommer bestå av en kvalitativ metodansats där intervjuer med professionella förvaltare, aktiemäklare, företagsledare och investerare såväl som egen research utgör grunden för resultatet. Resultatet av den här uppsatsen har implikationer på finansbranschen i form av en kartläggning och övergripande förståelse av investeringsmarknaden i fastigheter Uppsatsen visar att varje investeringskanal har sina egna särdrag, så som kontroll, insyn, diversifiering, investeringshorisont med mera. Därför attraherar kanalerna olika investerartyper. / This bachelor thesis aims to investigate and compare the different ways of financing and investing in real estate as an asset in the capital market. The goal is to determine and quantify the advantages and disadvantages of the various investment channels and how it can affect both financing and the management of the assets. The thesis will consist of a qualitative method approach where interviews with professional managers, stockbrokers, company executives and investors as well as in-house research form the grounds for the result. The result of this thesis has some implications on the financial industry in the form of a thorough and comprehensive depiction of the real estate investment market. The report shows that the different investment channels have their specific characteristics and therefore fits specific investors accordingly.

Mixed-use developments have shown to have positive effects on areas’ attractiveness and have thus turned into a planning principle in Swedish urban areas. To ensure that a mix of property uses is obtained and that a sufficient amount of housing is built, many municipalities use constraints in the detailed development plans. Despite the many positive aspects of mixed-use developments there are also challenges. Real estate owners are the long-term investors and which projects and property uses they choose to develop are a matter of risk. Real estate development is characterized by complexity and uncertainty where the end product should result in leasable space over time. In order to succeed, a real estate owner needs to make correct forecasts of future demand and supply for the different property uses. The property owner also needs to manage risk related to detailed development plans, permits, flexibility in the design, construction and lease. The aim of this study is to explore how property owners decide which property uses to include in development projects. The objective is to identify the most important factors behind the decision and to contribute to the body of knowledge concerning the investment decision process of property uses in development projects. The study uses a qualitative method with an abductive approach where semi-structured interviews with 11 of the largest real estate owners in Stockholm have been conducted. The information from the interviews resulted in a general description of the process real estate owners undertake to decide which property uses to include in development projects. The most important factors behind the decision were shown to be the demand in the area, the will of the municipality, the preconditions of the site and the profitability analysis of the project. The detailed development plan, controlled by the municipality, is what ultimately regulates which property uses that can be developed. Real estate owners can negotiate with the municipality when new plans are developed over which property uses to be included, but in the end it is the municipality who has the final say in the matter. / Att kombinera olika verksamhetstyper i utvecklingsprojekt har visat sig ha flera positiva effekter på områdets attraktivitet och har därmed blivit en allt mer vanligt förekommande princip inom stadsplanering. För att säkerställa att en blandning av verksamhetstyper erhålls och att tillräckligt med bostäder byggs reglerar därför många kommuner användningen av kvartersmarken i detaljplaner. Trots de många positiva aspekterna med att kombinera verksamhetstyper i utvecklingsprojekt finns den även utmaningar. Fastighetsägare är långsiktiga investerare och vilka projekt och verksamhetstyper de utvecklar är en fråga om risk. Fastighetsutveckling präglas av komplexitet och ovisshet där den färdiga produkten ska resultera i uthyrningsbar yta över tid. För att lyckas måste den framtida efterfrågan och utbud för de olika verksamhetstyperna prognostiseras. Fastighetsägaren behöver även hantera risker relaterade till detaljplaner, tillstånd, flexibilitet i design, konstruktion och uthyrning. Syftet med studien är att undersöka hur fastighetsägare går tillväga för att komma fram till vilka verksamhetstyper som ett utvecklingsprojekt ska innehålla. Målet med arbetet är att identifiera de viktigaste faktorerna som ligger bakom beslutet och att bidra till den samlade kunskapen om hur beslutsprocessen ser ut vid val av verksamhetstyper i utvecklingsprojekt. Studien har använt en kvalitativ metod med en abduktiv ansats där halvstrukturerade intervjuer har genomförts med 11 av de största fastighetsägarna i Stockholm. Informationen från intervjuerna resulterade i en generell beskrivning av fastighetsägares beslutsprocess för att komma fram till vilka verksamhetstyper ett utvecklingsprojekt ska innehålla. De viktigaste faktorerna bakom beslutet visade sig vara efterfrågan i området, kommunens vilja, platsens förutsättningar och projektets lönsamhetsanalys. Det är detaljplanen som styr vilka verksamhetstyper en utvecklingsprojekt ska innehålla, vilken regleras av kommunen. Fastighetsägarna har möjlighet att komma med förslag på verksamhetstyper vid en detaljplaneprocess men det är i slutändan kommunen som har den sista talan i frågan.

Investing in real estate carries inherent risks due to fluctuations in economic activity, changes in population dynamics, and shifts in market demand. While traditional approaches to scenario analysis, grounded in market expertise and keen intuition, have stood the test of time, they are also subjective and prone to human error and external influences. Therefore, an objective approach based on statistical inference was sought to serve as a supplementary instrument for real estate industry professionals. With efficacy and practical functionality in consideration, this thesis explores various solutions and determines autoregressive processes as a prime candidate for such an instrument. An instructive procedure is developed and applied to two data sets of historical Stockholm office rents and yields respectively. Starting with data typically available to real estate investors and advisors, this procedure implements locally weighted scatterplot smoothing, polynomial regression, autoregressive integrated moving average processes and matrix transformations to derive forecast intervals which may be applied to prescribe probability to precise ranges or points of the users variable of choice, several quarters into the future. The results demonstrate limitations in the distance of forecasting using this procedure but display satisfactory performance in the short to medium term. Additionally, the practical applicability of the procedure is reflected upon. / Investering i fastigheter medför inneboende risker på grund av fluktuationer i ekonomisk aktivitet, förändringar i befolkningsdynamik och efterfrågan på marknaden. Medan traditionella tillvägagångssätt för scenarioanalys, grundade på marknadsexpertis och skarp intuition, har bestått tidens tand, är de också subjektiva och medför risk för mänskliga fel och externa faktorer. Därav eftertraktades en objektiv metod baserad på statistiska processer för att fungera som ett kompletterande verktyg i fastighetsbranschen. Med hänsyn till effektivitet och praktisk funktionalitet fastställs autoregressiva processer som en primär kandidat som ett sådant verktyg i denna studie. En instruktiv procedur utvecklas och tillämpas på två dataset av historiska hyror respektive avkastning för kontorslokaler i Stockholm. Med utgångspunkt i data vanligt tillgänglig för fastighetsinvesterare och rådgivare implementerar denna procedur lokalt viktad spridningsdiagramsutjämning, polynomregression, autoregressiva integrerade glidande medelvärdesprocesser och matristransformationer för att härleda prognosintervall som kan användas för att föreskriva sannolikheter till exakta intervall eller punkter för variabeln i fråga, flera kvartal in i framtiden. Resultaten visar begränsningar i avståndet för prognoser med denna procedur men tillfredsställande prestanda på kort- till medellång sikt. Dessutom görs reflektioner kring den praktiska användbarheten av proceduren.

No description available.

published_or_final_version / abstract / Real Estate and Construction / Doctoral / Doctor of Philosophy

O presente trabalho trata de tema extremamente útil, porém ainda pouco trabalhado pela doutrina brasileira. A Lei no 8.668/93, que criou os Fundos de Investimento Imobiliário (FII) no Brasil, foi o primeiro diploma a permitir a securitização e fracionamento da propriedade imobiliária, convertendo-a em valores mobiliários passíveis de negociação no mercado de capitais. Os Fundos de Investimento Imobiliário viabilizaram o acesso de pequenos investidores, incluindo pessoas físicas, ao mercado imobiliário, viabilizando a aplicação em empreendimentos de alto retorno que, entretanto, demandam grandes investimentos. A análise da natureza jurídica do FII se justifica pela importância econômica e social do instituto, mas a esta não se restringe, tendo em vista a riqueza do conteúdo jurídico-normativo que culminou na criação de uma modalidade diferenciada de fundo de investimento, espelhada no modelo norte americano, o Real Estate Investment Trust. O Fundo de Investimento Imobiliário é um exemplo bem sucedido da criatividade legislativa, que através da combinação de institutos alcançou o que consideramos ser a figura no Brasil que mais se assemelha ao trust anglo saxão. A estrutura atribuída ao FII, marcada, em especial, pela propriedade fiduciária e pelo regime de afetação, revestem o Fundo de peculiaridades que reclamam a análise de sua natureza jurídica sob uma perspectiva própria, e diferenciada dos demais fundos de investimento. A investigação acerca da natureza jurídica do FII requer a releitura de conceitos que transitam entre o Direito Civil e o Direito Comercial, tais como de comunhão, condomínio e sociedade, negócio fiduciário, negócio indireto, propriedade, direitos reais e pessoais, patrimônio separado, pessoa jurídica e sujeito de direito, de cujo resultado decorre o reconhecimento do Fundo de Investimento Imobiliário como contrato de sociedade, caracterizado pela perseguição de uma finalidade econômica através de uma organização. O escolha do tema e a metodologia empregada no desenvolvimento deste trabalho tiveram por objetivo não só o aprofundamento da matéria, mas também a inspiração de outros estudos com base na common law, que possam igualmente levar à conclusão a respeito da beleza e eficiência de um sistema legal construído sobre estruturas abertas e mais flexíveis. / The theme of this paperwork is extremely useful, but not so much explored by Brazilian doctrine. The Law 8.668/93, which created in Brazil the Real Estate Investment Funds (Fundos de Investimento Imobiliário FII), was the first statute to allow the securitization and fractionation of real estate, converting it into subject securities traded in the capital market. The Real Estate Investment Funds enabled retail investors, including individuals, to access the real estate market, qualifying them to apply their resources on high-return ventures that, however, require large investments. The analysis of the legal nature of the FII is justified by the economic and social importance of the institute, but is not restricted thereto taken the enriched content of the legal-normative framework that culminated in the creation of a unique model of investment fund, mirrored in the North American Real Estate Investment Trust. The Real Estate Investment Fund is a successful example of legislative creativity that by combining institutes reached what we consider to be the figure in Brazil that most resembles the Anglo Saxon trust. The structure assigned to the FII, marked in particular by the fiduciary property and the rules of affectation, lines the Fund with certain peculiarities that demand the analysis of its legal nature under its own perspective, isolated from the other investment funds. Research on the legal nature of FII requires the reinterpretation of concepts that integrate both the Civil and Commercial Law, such as communion, condominium and company, fiduciary relationship, indirect relationship, property, real rights and personal rights, separated patrimony, legal person and capacity, which result leads to a due recognition of the Real Estate Investment Fund as a corporate agreement, characterized by the pursuit of an economic purpose through an organization. The choice of the theme and the methodology applied for the development of this paperwork aimed not only to deepen the matter, but also to inspire further studies based on the common law that could also lead to the conclusion about the beauty and efficiency of a legal system built on open and more flexible structures.

Made available in DSpace on 2015-12-03T18:33:10Z (GMT). No. of bitstreams: 1 Daniel_Scolese.pdf: 741904 bytes, checksum: 72e559eedf1f1c365555a4d3ec62ee60 (MD5) Previous issue date: 2014-06-25 / The investments through Real Estate Funds provided access to the little investors to put money in the Real Estate segment. The hike of investors in this type of investment is increasingly perceived, what encourages the market to increase the supply of new products to attend this demand. In this sense, it presents results regarding the risks and factors that may influence the profitability of these investments, taking into account the limited information available to retail investors. This paper explores the return of Real Estate Funds, seeking to measure the sensitivity of its return comparing to indexes of financial market indexes of fixed income, equities and Real Estate. The methodology adopted in this study was the regression, arranged through panel data, being the returns of the funds the variable to be explained. As explanatory variables it was tested indexes of the financial market on fixed income, equities and Real Estate. The study concluded that the investment in Real Estate Funds had its return linked to the housing/Real Estate, the fixed income and equities markets / Os Fundos Imobili??rios possibilitam o acesso de pequenos poupadores ao investimento no segmento imobili??rio. Cada vez mais se percebe o aumento de investidores nesse tipo de aplica????o, o que incentiva o mercado a aumentar a oferta de novos produtos para atender essa demanda. Nesse sentido, s??o apresentados os resultados em rela????o aos riscos e fatores que podem influenciar a rentabilidade desses investimentos, levando em considera????o a pouca informa????o dispon??vel aos pequenos investidores. Este trabalho explora o retorno dos fundos de investimentos imobili??rios, buscando medir a sensibilidade de seu retorno frente a ??ndices do mercado financeiro do segmento de renda fixa, de renda vari??vel e do segmento imobili??rio. A metodologia adotada neste estudo foi a da regress??o m??ltipla, sendo o retorno dos fundos selecionados a vari??vel a ser explicada. Como vari??veis explicativas foram testados os ??ndices do mercado financeiro dos segmentos de renda fixa, renda vari??vel e do segmento imobili??rio. O estudo concluiu que o investimento em Fundo Imobili??rio n??o tem seu retorno associado somente ao mercado imobili??rio, mas, traz consigo, componentes da varia????o do segmento de renda fixa e da renda vari??vel