Thesis (MPA)--Stellenbosch University, 2000. / ENGLISH ABSTRACT: The Western Cape Province experiences a shortage of funds, which results in provincial departments, such as the Western Cape EducationDepartment (WCED), not being able to fulfil all its needs. Alternative methods of funding have to be found to supplement the traditional tax-based funding by the State. The Provincial Administration: Western Cape (PAWC) owns immovable properties which are not fully utilised or managed cost-effectively. Properties, if managed entrepreneurially, offer the advantage of an income to the PAWC, and the WCED in particular. This study investigates the possibility of entrepreneurial property management in the public sector. Literature has been studied in order to establish what property management is about, what public management and entrepreneurial public management entail, and the characteristics that organisations should have to manage themselves innovatively. The present property management system in the PAWC and the WCED was examined and problems regarding the system highlighted. Guidelines for entrepreneurial property management were then drawn from the literature. With a view to ensuring the optimal management and use of property and a comprehensive service to clients, an organisational structure model was developed and illustrated schematically. The existing public management system was evaluated and found to be unsatisfactory measured against the guidelines and model for entrepreneurial public management. Recommendations were made for changing and renewing the organisational structure and management style of the PAWC and WCED. / AFRIKAANSE OPSOMMING: Die Wes-Kaap Provinsie ondervind 'n tekort aan fondse, wat meebring dat provinsiale departemente, soos die Wes-Kaap Onderwysdepartement (WKOD), nie in al hul behoeftes kan voorsien nie. Alternatiewe befondsingsmetodes moet ondersoek word ten einde die staat se tradisionele belastinggebaseerde inkomste aan te vul. Die Provinsiale Administrasie:Wes-Kaap (PAWK) besit vaste eiendomme wat nie optimaal benut of koste effektief bestuur word nie. Indien eiendomme ondernemend bestuur kan word, is dit moontik dat dit 'n bron van inkomste kan word vir die PAWK en die WKOD in die besonder. Hierdie studie ondersoek die moontlikheid van ondernemende eiendomsbestuur in die openbare sektor. Literatuur is bestudeer om vas te stel wat onder eiendomsbestuur verstaan word, wat onder openbare bestuur en ondernemende openbare bestuur verstaan word, en watter eienskappe openbare organisasies moet openbaar om ondernemend bestuur te word. Die eiendomsbestuurstelsel in die PAWK en die WKOD is beskryf en die probleme in die stelsel belig. Riglyne vir ondernemende openbare eiendomsbestuur is uit die literatuur afgelei. 'n Organisasiestruktuurmodel, gerig op die maksimale bestuur en benutting van eiendomme en 'n omvattende diens aan kliênte, is ontwikkel en skematies voorgestel. Die bestaande eiendomsbestuurstelselis geëvalueer en daar is bevind dat dit nie aan die vereistes van die voorgestelde riglyne en model vir ondernemende openbare bestuur voldoen nie. Aanbevelings is gemaak vir vernuwing in die PAWK en die WKOD se organisasiestruktuur en bestuursbenadering.

A research report submitted to the Faculty of Engineering and the Built Environment, University of the Witwatersrand, in partial fulfillment of the requirements for the degree of Master of Science in Engineering / The purpose of the study was to investigate ways of providing corporate real estate management services in the South African context. The data collection process started with a pilot study using a questionnaire. A qualitative approach was used with semi-structured interviews of six Corporate Real Estate managers from companies of various industries in Johannesburg in March 2014. The larger organizations prefer to have a formalized Corporate Real Estate unit that is situated at headquarters and have no links with core business. These companies refer to their corporate real estate units as facilities management, property management and workplace management, the actual term “corporate real estate” is not used in South Africa. The companies that have the formalized Corporate Real Estate units own their Corporate Real Estate or are triple net leasing their Corporate Real Estate. Respondent companies prefer to manage strategic aspects in-house and outsource the operational activities, because real estate is not their core business. Some of the respondents did not experience challenges with either outsourcing or in-house management. Respondents that experienced challenges with outsourcing had problems with performance issues, lack of knowledge and experience by service providers, the quality of the service and the lack of performance measurement tools. The challenges experienced with managing in-house included performance issues, lack of accountability from internal staff, lack of flexibility, and lack of skill and experience on the part of internal staff. South African practice may appear to match international best practice; however, more studies might be needed to validate the results. Key words: South Africa, corporate real estate management, outsourcing, in-house management

A research report submitted in partial fulfilment of the requirements for the degree of Master of Science in Property Management and Development to the Faculty of Engineering and the Built Environment, University of the Witwatersrand, Johannesburg, 2016 / Purpose – Within the paradigm of consumer behaviour, the purpose of this study was to determine the relative importance of the various property-specific factors that influence office occupation decisions in the decentralized office nodes of Johannesburg. The aim was to provide more definitive information on office space occupation to real estate marketers, managers, investors and owners. Design/Methodology/Approach – A Malaysian study by Adnan et al. (2012) was replicated in the South African context, utilizing their (adjusted) questionnaire survey. After review, Adnan et al.’s (2012) data analysis methods were altered and, in addition, three key-informant interviews were conducted to discuss the results of the survey and to try and gain further insight into the findings. Findings – The three categories that were considered of highest importance were Cost/Financial Considerations, Services and Management. Factors that scored the highest overall were Security & Access Control, Car Parking Provisioning & Accessibility, Electricity Systems & Provisioning and Rental Rate. The categories On-site Amenities, Space Functionality & Atmosphere and Location were considered of least importance. Research Limitations/Implications – The study was confined to property-specific factors and limited to tenants in P-grade, A-grade and B-grade office buildings in the decentralized office nodes of Johannesburg. It also took place during a specific stage of the South African economic cycle. Further research is required to determine the impact of office grade, firm type, firm size and economic climate on office occupation decisions. Originality/Value – No research on this topic exists within the South Africa context and this study contributes to the limited research, internationally, on real estate within the consumer behaviour paradigm. / MT2017

Background: The Facilities Management Division (OMPFM) of Old Mutual Properties was created in 1998 when Old Mutual Properties (Pty) Ltd (OMP) was formed. Old Mutual Properties was previously a division within Old Mutual. Initially the Facilities Management division outsourced most of its services to Facilities Management service providers, and managed the contracts, while they sold their services, as Facilities Management Consultants, in the market. In May 2003 the Facilities Management division was restructured in order to become an active participant in the Facilities Management market. Objectives: The primary objective of this study is to analyse the Facilities Management Division, and the environment in which it now operates. This needs to be done in order to determine if its differentiation strategy that it has taken is suitable, and secondly in which ways it should differentiate itself in the market. Methods: A qualitative research methodology has been followed for this project, and it has been based on a case study of OMPFM and the Facilities Management industry in South Africa. In order to meet the objectives of this report all the relevant theory had to be identified and discussed, which could be used to analyse OMPFM and the external environment in which it operates. The theory was then applied to the case study and OMPFM was analysed in detail. Conclusion: Finally, we have included some recommendations, which we believe will firstly consolidate OMPFM's position within the market, and then differentiate it from its rivals. We believe that the recommendations highlighted would assist OMPFM in achieving their objectives and ultimate mission. / Thesis (MBA)-University of KwaZulu-Natal, Durban, 2003.

In view of the factors influencing and the steps in the design of a Website, building a successful Website will vary from business to business. This study investigates what is required from a small commercial and industrial property and services business to take their business online and create an effective Website. The environment of the property market reflected the role that government plays in the property industry and also the role of the private sector. Marketing in the real estate context indicated that if real estate agents have access to the right type of information, not only can they add value to their own organizations, but they can also capitalize on the same information to create added value for their clients. The elements of the marketing management process include four steps, namely to gather information, to set marketing goals and plan strategy, to organize and implement marketing strategy and to control the marketing activities. Marketing in the online environment showed that the Marketing Mix includes personalisation, privacy, customer services, community, site, security and sales promotion. The principles of online marketing revealed the important role of the customer and customer relationships. An investigation into the difference between e-commerce and online marketing made it clear that online marketing is one component of e-commerce. This study critically analysed the available literature in order to suggest a proposed framework of what should be included in the Website of a small commercial and industrial property and services business. In order to successfully research online marketing of commercial and industrial properties and services in a small business, a basic but thorough understanding of online marketing principles and Website content are important. In this study a qualitative research approach was followed where secondary sources were critically evaluated to design the required framework. Thereafter three Websites of marketing of commercial and industrial properties and services were content analysed to see whether anything else should be added to the framework. This would assist in taking a small business in commercial and industrial properties and services online. The framework suggests that the Website homepage content should include:  Business overview/information Products/services What’s new Search Employment opportunities Interactive feedback Customer service/ assistance Index/directory  Financial facts Links to other sites Online business services/utilities  Guest book Frequently Asked Questions Messages from CEO A purposeful sample of three Websites was then content analysed so as to provide the information necessary to reach the objectives of the study. The following Websites were included in the content analysis: Broll, which operates as a national agency with international associations. The firm renders services (Estate Agency) and does not own property. Bruce McWilliams Industries Pty Ltd is operative in Port Elizabeth, Uitenhage and surrounds. It is a family business that owns property, which it develops and markets itself. Seeff is a national agency. It renders services (estate agency) and does not own property. Lastly, a narrative of a small commercial and industrial property and services business was created by means of document analysis of a specific business. The researcher was allowed to study the documents and diaries of the business in order to provide a narrative for this business. This narrative can be used as part of the envisaged Website for the business.

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

An ongoing debate in the corporate finance world concerns the question of a firm's optimal capital structure. More specifically, is there a way of dividing a firm's capital into debt and equity so as to maximize the value of the firm? From a practical standpoint, this question is of utmost importance for corporate financial officers. Yet, the academic literature has not been very helpful to provide clear guidance on practical issues. Except for a few theoretical models, there is a lack of literature concernmg how companies should decide their leverage ratios in practice. These models are unfortunately not applicable in real practice because of their inability to provide managers with a precise optimal leverage level. The purpose of this study concerns the practical matter of deciding the appropriate capital structure and the possibility of improvement for the companies. Specifically: How do the case companies decide their capital structure? Are their current capital stmctures optimal or is there room for improvement? To be able to examine these questions it was necessary to investigate companies that are as comparable as possible within the same industry. Different industries were identified based on the Johannesburg Stock Exchange industry classification and were analyzed for comparability issues. The real estate industry was found to experiences very similar business and has an opportunity to take more debt due to the nature of its asset structure. Three companies were selected from the property segment of the real estate industry based on their leverage ratios and companies with highest, medium, and lowest leverages in the industry were selected. Gold-edge was found to be the highest levered company in the industry, while Samrand and Putprop were found to be average and least levered in the industry respectively. The findings indicate that none of the companies uses capital structure models when deciding their capital structure. The case companies' capital structure indicates that Gold-edge's current capital structure is considered as close to optimal as possible while Putprop and Samrand current capital structure are not optimal and there is room for improvement. / Thesis (MBA)-University of Natal, Durban, 2003.

This research was conducted with the intention of accomplishing effective property management (PM) in order for public sector properties in South Africa (SA) SA to fulfil more remarkably, public sector property stakeholders’ requirements. In particular, this study was concluded within a South African municipal environment with the specific purpose of alleviating South African municipalities from problems associated with overall poor operational performance, dissatisfied public sector property stakeholders, and inadequacies in competitiveness and global alignment. The primary objective of this study was to develop a performance model deemed necessary for the effective management of public sector properties in SA. This was achieved by developing a performance model for effective management of public sector properties, a model to systematically monitor, measure and control current expectations and changes within a public sector property management function. Herewith, performance model for effective management of public sector properties in South Africa. At the time of conducting this study, there was no conceptual model developed for performance management of public sector properties. In order to develop the performance model, the conceptual model identified key elements that included: 1) obsolescence and strategic factors; 2) global alignment; 3) finance and cost control; 4) PESTEL impact; 5) transformation and sustainability; 6) leadership and governance; and 7) monitoring, measurement and control as influences that directly impact a perceived successful management of public sector properties in SA. The study also took the form of a quantitative research project that included a formal survey of the identified population sample. The main statistical procedure employed was Structural Equation Modelling (SEM). Originally, the study offered 24 hypotheses; however, only 11 hypotheses could be confirmed by SEM measurement. Therefore, through SEM, the significance of the relationships between variables could be tested. Appropriate quantitative data were collected from public and private South African Built Environment professionals, students and other academics. The research made use of snowball sampling through questionnaires, with a sample size of 171. It is anticipated that findings of this study will be acknowledged by public sector PM in an effort to resolve PM problems through the incorporation of pertinent recommendations. Likewise, since the performance model for effective management of public sector properties was not extant prior to this study, this research is cutting-edge and therefore pioneering to PM, especially within the public sector.

Thesis is submitted in partial fulfilment for the degree of Master of Science in property development and Management to the Faculty of Engineering and the Built Environment, School of Construction Economics and Management at the University of the Witwatersrand, Johannesburg, 2017 / Purpose- The main objective of this study was to determine a particular knowledge and skill of the senior management of the South African entertainment and media industry towards corporate real estate management. [Abbreviated Abstract. Open document to view full version] / MT 2018

Notes: i) the terms "lessee" and "tenant" are used alternatively, the latter only when quoted ii) the terms "lessor" and "landlord" are used alternatively, the latter only when quoted / The research intends to assess the availability of information to determine the contribution of turnover rent to lessor revenue as the publicly available information on building performance, and in specific turnover rent, is not adequate to answer the research problem. Academic, legal and accounting sources are consulted and referenced as background on turnover rent. Limitations applicable to the study is noted. A content analysis of published financial statements analyses the application of the prevailing accounting standards in the real estate sector and assesses to what extent information is available to determine the contribution of turnover rent to lessor revenue. Disclosure was found to be inconsistent and inadequate to calculate the contribution to lessor revenue and to assess individual building performance. With relevant building performance data of a large retail centre sourced from an asset manager, the contribution of turnover rent to lessor revenue was calculated for a period of eight years as part of a retail centre case study. With information available, but not disclosed, it is recommended that the IASB considers additional disclosure for listed real estate entities to enable stakeholders to assess individual building performance. Further recommendations are made in this study. The building performance indicators were further compared to relevant economic indicators. The results of this analysis indicates an indirect correlation between the prime interest rate and three building performance indicators being lessee turnover, total rent collected and centre foot-count. This confirms the strong reliance of the South African retail sector on credit sales. / Financial Accounting / M. Ph. (Accounting Sciences)