Thesis (M.B.A.)--University of Hong Kong, 1994. / Includes bibliographical references (leaves 88-90).

Thesis (M.Soc.Sc.)--University of Hong Kong, 1985. / Also available in print.

Thesis (D.P.A.)--University of Georgia, 1989. / Includes bibliographical references (leaves 253-271).

Thesis (M. Hous. M.)--University of Hong Kong, 2006.

Orientador: Ana Cristina de Almeida Fernandes / Tese (doutorado) - Universidade Estadual de Campinas, Instituto de Economia / Made available in DSpace on 2018-08-09T20:40:26Z (GMT). No. of bitstreams: 1 Paiva_ClaudioCesarde_D.pdf: 2445606 bytes, checksum: da58d334e0a46171fd606cf21c316b2e (MD5) Previous issue date: 2007 / Resumo: A problemática fundamental da tese é compreender, a partir de incursões teóricas e empíricas, a estreita imbricação entre o capital financeiro e o capital imobiliário, que procuram interagir de maneira sistêmica para potencializar a acumulação de capital. Desta maneira, será possível realizar uma reflexão teórica não somente acerca das articulações e conflitos existentes entre os agentes que participam do processo de apropriação do espaço urbano, mas, sobretudo, compreender a força do capital financeiro imobiliário no capitalismo contemporâneo. Não obstante, procura-se enfatizar em diversos momentos do trabalho que não se trata de uma relação recente entre essas duas frações do capital, mas de uma relação que adquire contornos diferenciados no capitalismo contemporâneo, onde o padrão de acumulação está baseado predominantemente na financeirização. Num contexto em que o setor imobiliário emerge como alvo privilegiado do investimento realizado por grandes investidores institucionais e por instituições financeiras bancárias e não-bancárias, o capital financeiro imobiliário surge como resultado de uma busca incessante para ¿revolucionar¿ as formas de acumulação de capital, decorrentes da exploração de ativos imobiliários. Para tanto, um conjunto de inovações financeiras são implementadas, por meio de novos instrumentos e novas formas de atuação do capital imobiliário, no sentido de reduzir as barreiras aos investimentos em ativos imobiliários e maximizar os lucros provenientes do mercado imobiliário. Com isso, uma sagrada trindade se estabelece entre o capital financeiro, as inovações financeiras e o capital imobiliário. A emergência do capital financeiro imobiliário torna-se um elemento chave para compreender a dinâmica da economia contemporânea, em virtude de sua capacidade de participar ativamente do processo de acumulação e de sincronizar seu poder destrutivo, quando se torna um turbilhão especulativo. Essa última dimensão do capital imobiliário se tornou bastante evidente com a crise econômica desencadeada pelo estouro da bolha imobiliária no Japão no início da década de 1990 / Abstract:The main issue to be dealt with in this thesis is realizing, by means of empirical and theoretical findings, what is the tight bond between financial capital and real estate capital, which interact in a systematic way so that capital accumulation becomes more powerful. By doing so it will be possible to build up a theoretical reflection ¿ not only on the connections and conflicts between the agents who take part in the process of urban spaces appropriation, but, above all ¿ to understand the power of real estate financial capital in contemporary capitalism. However, it is strongly emphasized throughout the text that this doesn¿t mean there is just a relation between these two fractions of capital; instead, it is shown that they combine themselves into a relation which acquires specific features of nowadays capitalistic system, whose capital accumulation standard remains mainly based on financialization. Within a context in which real estate economic sector becomes the primary target of investment brought about by large institutional investors and by banking or non-banking institutions, real estate financial capital rises as a result of a non-stopping search for ¿revolutionizing¿ capital accumulation forms, through the exploitation of real estate assets. To make it possible, a whole collection of financial innovations are implemented, by means of new instruments and new ways of performing real estate capital accumulation; these new paths mean lowering the regulation regarding investment on real estate assets and maximizing real estate market profits. A holy trinity rises as an outcome of this process: financial capital related to financial innovations and real estate capital. The emergence of real estate financial capital becomes a key-element for understanding the dynamics of contemporary economics, due to its power of commanding the dynamics of capital accumulation process and synchronizing its destructive power, whenever it turns into a speculative spiral. This last particular aspect of real estate capital has become quite evident after the economic crisis set off by the blowing of a real estate speculative bubble in Japan, in the beginning of the 1990¿s / Doutorado / Desenvolvimento Economico, Espaço e Meio Ambiente / Doutor em Desenvolvimento Economico

In recent years the real estate business has been subject to a great deal of criticism concerning the organization and management of the business. However, there has been limited evidence to support the criticisms. It was the purpose of this thesis to analyze data which had been collected concerning the real estate business and determine if the business is poorly organized and managed. If the evidence supported the criticisms, an attempt would be made to determine whether improvements were possible within the existing structure of the business or whether imporvements will depend on a change in the structure. Information concerning the real estate business was collected and analyzed under the following headings: (a) Organization of the Real Estate firms. (b) Recruiting, Selecting and Training Real Estate Salesmen. (c) Compensation Plans for Real Estate Salesmen and Managers. (d) The Real Estate Salesmen - Characteristics and Work Habits. The data for this study was collected from the members of the Vancouver Real Estate Board. A total of 192 firms employing 1200 salesmen were included. This represented 66% of the firms and 97% of the salesmen in the study area. The geographic area included Vancouver, District of North Vancouver, West Vancouver, Burnaby, Richmond, Surrey, Port Moody and Coquitlam. In order to collect the required data, two questionnaires were used. One questionnaire was completed by the agent or manager, the other was completed by the salesmen. In addition, each manager or agent was interviewed. The Vancouver Real Estate Board handled the mailing of the questionnaires, each of which was accompanied by a covering letter from one of the executive members of the Board soliciting full cooperation. A total return of 152 usable firm questionnaires representing a 79.1% was received. The return form the salesmen was considerably lower. Only 415 usable questionnaires, representing a 37.5% return were received. The data was coded and tabulated by the I.B.M. 7040 computer. Based on the data obtained it was found that the real estate firms were poorly managed. In particular the areas of recruiting, selecting, training, compensating and supervising salesmen were poorly handled. At present the real estate firms appear to hire unlimited numbers of salesmen without due regard to their chances of succeeding in the real estate business. This has resulted in an excess number of salesmen entering the real estate business. Many of the new recruits have left the real estate business after a short period of time, resulting in a high turnover of salesmen. In addition to the excess number of salesmen, many of the new recruits are entirely unsuited to the real estate business. The real estate firms have failed to provide proper training for their salesmen. The pre-licensing course, which new recruits are required to complete does not include sales training. Because of the high turnover of salesmen and the fact that the salesmen are not paid a salary, the firms appear unwilling to train their salesmen. Without proper training the salesmen require considerably more time to become efficient. During this "Trial and error" period the salesmen earn a relatively low income! This has further increased the turnover of salesmen. Many of the problems facing the real estate business appear to be related to the form of compensation used for the salesmen. At present all salesmen are paid on a straight commission basis. This has limited the firms monetary costs for salesmen and enabled the firms to employ large numbers of salesmen without concern as to their success. The commission plan has also made it very difficult for new salesmen to remain in the real estate business because of the low income for the initial few months! The salesmen were analyzed to determine what type of men and women enter the real estate business! It was found that the average salesman enters the real estate business in his late thirties and the average number of years experience in the real estate business is six and one-half years. The average salesman earns approximately $4,950 per year, however, they must work approximately sixty hours per week to earn this income. The salesmen enjoy few fringe benefits such as medical insurance, pension plans or group life insurance so the income of $4,950 represents their total monetary return. There appears to be a need for substantial improvements in the real estate business and these improvements are possible within the existing structure of the business. Many of the improvements can be made by the individual managers and agents without any support from the other agents. Improvements are possible in the firm's recruiting, selecting and training methods. A change in the form of compensation would require the support of the majority of the agents since the local real estate boards usually establish standards of compensation. However, the agents need not wait until group action is taken, many improvements are possible and necessary on an individual basis. / Business, Sauder School of / Graduate

This thesis analyzes the information and legal protection provided to the Canadian condominium purchaser. A comparison is made as to the effectiveness of relevant legislation in Canadian jurisdictions and where deficiencies are perceived the thesis makes proposals for reform. / Law, Peter A. Allard School of / Graduate

No description available.

No description available.

by Ding Yong Biao, Kong Lai Ha. / Thesis (M.B.A.)--Chinese University of Hong Kong, 1994. / Includes bibliographical references (leaves 106-108). / abstract --- p.iii / TABLE OF CONTENTS --- p.iv / LIST OF ILLUSTRATIONS --- p.vii / LIST OF TABLES --- p.viii / ACKNOWLEDGMENT --- p.x / Chapter / Chapter I. --- introduction --- p.1 / Background --- p.1 / Statement of the Problems --- p.6 / Purpose of the Study --- p.7 / Scope of the Research --- p.7 / Research Methodology --- p.7 / Research Procedure --- p.7 / Secondary Data Source --- p.8 / Primary Data Source --- p.8 / Limitations --- p.9 / Chapter II. --- CHINA'S LAND AND PROPERTY MARKET IN PERSPECTIVE --- p.10 / China in Different Dimensions --- p.10 / National Background --- p.10 / Land Resources --- p.11 / Population --- p.12 / Urbanization --- p.12 / Numbers of Household --- p.13 / National Income and Gross National Product --- p.14 / Foreign Investments --- p.16 / Internatinal Trade --- p.18 / Retail Sales --- p.20 / Savings --- p.20 / Historical Development of Land and Property Market in China --- p.22 / From 1949 to 1978 --- p.22 / From 1979 to 1987 --- p.24 / From 1987 --- p.27 / Foreign Investment in Property --- p.31 / Chapter III. --- LAND USE REFORM AND URBAN PUBLIC HOUSING REFORM --- p.39 / Concept of Land Value Before Reform --- p.39 / Old Concept of Land Value Began to Change --- p.41 / "Revision to Clause 4, Article 10 of Constitution and Amendment to the ""Land Administration Law of the People's Republic of China""" --- p.41 / Provisional Regulations on the Granting and Transferring of the Land Use Rights over the State-owned Land in Cities and Towns --- p.43 / Regulations of Guangdong Province Special Economic Zone for the Administration of Secured Loans --- p.45 / "New Forthcoming Legislation ""The Law of Land and Property""" --- p.46 / characteristics of the New Land Use System --- p.46 / Land Use Reform in Practice --- p.49 / "Private Contracts, Tender and Auction" --- p.49 / Granting Authorities and Procedures --- p.50 / Fees and Rights --- p.51 / Mortgages and Leases --- p.53 / Ownership- of .Buildings --- p.53 / Unlawful Transfers --- p.54 / Difficulties in Implementation --- p.57 / Urban Public Housing Reform --- p.58 / Chapter IV. --- CURRENT SITUATIONS AND PROBLEMS ---AN EVALUATION --- p.62 / Land Market --- p.62 / Market Structure --- p.62 / Oversupply --- p.64 / """Invisible Land Market""" --- p.66 / Land Developers --- p.66 / Overseas Land Market --- p.67 / Property Market --- p.68 / Market Structure --- p.68 / Rural housing --- p.68 / Urban housing --- p.68 / "Non-marketable,semi-marketable and marketable segments" --- p.68 / Three levels in housing market --- p.69 / Domestic and overseas marekt --- p.69 / Market Demand --- p.70 / Poor living conditions and huge needs --- p.70 / Needs may not become real demand in the near future --- p.71 / Customers --- p.72 / Long-term projection --- p.73 / Overseas demand is vital --- p.74 / Market Supply --- p.76 / Low project development rate --- p.76 / Unreasonable structure of supply --- p.77 / Oversupply in some sectors --- p.78 / Project Financing --- p.79 / Problems --- p.82 / High Construction Costs --- p.82 / Lack of Secondary Market --- p.83 / Other Problems --- p.84 / Chapter V. --- VIEWS FROM DIFFERENT PARTICIPANTS IN THE MARKET --- p.87 / Views of Government Officials and Experts --- p.87 / Appeal of Oversupply and Over-investment --- p.87 / Austerity Program --- p.88 / Property Gain Tax --- p.90 / Conflicts between Central and Local Governments --- p.92 / Lack of Market Information --- p.92 / Regulations Exist but are not Strictly Enforced --- p.93 / Legal framework not well-developed --- p.94 / Lack of professional expertise --- p.95 / Views of Developers --- p.95 / Rough Feasibility Study and Decision --- p.96 / Low Investment Risk --- p.96 / Chapter VI. --- CONCLUSIONS AND RECOMMENDATIONS --- p.98 / Summary and Conclusions --- p.98 / Factors Contributing to the Growth of China Land and Property Market --- p.98 / Land Use Reform --- p.99 / Market Evaluation --- p.99 / Analysis of Strategies for Governments and Developers --- p.101 / Recommendations --- p.102 / To Government --- p.102 / To Developers --- p.104 / BIBLIOGRAPHY --- p.106