South African law treats planning and the environment separately, causing considerable problems when developing land. Concerns in this regard are worldwide and various approaches have been adopted to solve them. This research seeks to explore what legal solutions can be provided using some international examples, fitting them within the unique governance, historical and legal context of South Africa. / Jurisprudence / LLM

Essa tese de doutorado tem como principal objetivo verificar em que medida o desenho dos edifícios de apartamentos paulistanos e a ação de agentes imobiliários oriundos de São Paulo constituem referência para a produção imobiliária de outras regiões do país e influenciam na verticalização urbana atual. Constatou-se tal referência de diversas formas: a presença de incorporadoras imobiliárias com matriz na capital paulista e filiais nas demais metrópoles consideradas, o protagonismo que essas empresas tiveram após a aproximação entre os mercados imobiliário e financeiro e após o intensivo aporte de capitais oriundos de fundos estatais para financiamento de moradias, a interferência dos agentes imobiliários mais influentes, política e economicamente, sobre o planejamento (público) urbano e habitacional, alterações na prática profissional dos arquitetos e a mudança de seu processo de criação e da produção dos projetos, etc.. Esse novo contexto do mercado imobiliário brasileiro que incorpora edifícios de apartamentos foi intensificado nos anos 2000 e influenciou decisivamente a formatação dos empreendimentos imobiliários, na definição das características arquitetônicas dos edifícios, na inserção urbana e na localização dessas edificações, na configuração de trechos da paisagem urbana, nos ritmos de produção dessa verticalização e de consumo dessas moradias, etc.. Os megaempreendimentos, com projetos altamente padronizados, baseados em um desatualizado modelo de planta, com apartamentos de áreas diminutas e localizados em regiões nas periferias, são um dos principais produtos imobiliários encontrados, consequências dessas questões. Foram estudadas cinco cidades brasileiras, importantes capitais de diferentes regiões geopolíticas: Recife (PE), Porto Alegre (RS), Belém (PA), Goiânia (GO), Belo Horizonte (MG). Esse trabalho inclui extensa pesquisa de campo e a realização de cinco viagens acadêmicas, com duração de dois meses cada, em todas as cidades mencionadas. Foram realizadas dezenas de visitas técnicas aos principais bairros verticalizados recentemente e foram observados centenas de empreendimentos imobiliários e milhares de edifícios de apartamentos. Também foram realizadas 79 entrevistas com incorporadores imobiliários, arquitetos de escritórios e pesquisadores acadêmicos, além de abrangente revisão bibliográfica. Esse quadro ajuda a explicar as consequências mais dramáticas da cultura capitalista no século XXI advindas de determinada produção imobiliária mercantil. Também situa mais precisamente o papel da arquitetura e do arquiteto na sociedade brasileira atualmente. / This thesis aims to examine how the paulistano apartment building design and the practice of real estate agents from São Paulo are reference for the housing production in other regions of the country and influence the urban verticalization. This reference happens in several ways: the presence of real estate companies headquartered in São Paulo and branch offices in other considered cities, the important role that this companies had after the intensive capital input from state funds to finance housing, the interference of the most influential real estate agents, politically and economically, on the public urban and housing planning, changes in the professional practice of architects, creative process and project production changes, etc.. This new context of the Brazilian real estate market that produces apartment buildings was intensified in the 2000 decade and decisively influenced the real estate project conceptions, in the architectural quality definition of apartment buildings, in the urban insertion and location of this buildings, in the configuration of urban landscape parts, in the increase production of this urban verticalization and increase acquisition of this apartments, etc.. Results of this context, the mega-projects are one of the most important real estate products found. Mega-projects are highly standardized designs, they use a outdated spatial configuration that organizes apartments with small areas and located in outskirt areas. Five Brazilian cities was studied, all of them important capitals of different geopolitical regions: Recife (PE), Porto Alegre (RS), Belém (PA), Goiânia (GO), Belo Horizonte (MG). This work has extensive field research with five academic trips, lasting two months each, in all mentioned cities. Dozens of academic visits to the main neighborhoods with recently verticalization were done, hundreds of real estate projects and thousands of apartment buildings was collected. 79 interviews with real estate agents, architects and academic researchers also were done. This context contributes to explain the most dramatic consequences of capitalist culture in the twenty-first century that come from particular real estate production. Also shows more precisely the role of the architecture and the architect in current Brazilian society.

Made available in DSpace on 2016-03-15T19:26:30Z (GMT). No. of bitstreams: 1 Denise Labate Batalha Vasconcelos.pdf: 1925017 bytes, checksum: f6a4fd9c2e99bd7ff604f7140eed0310 (MD5) Previous issue date: 2007-10-29 / Coordenação de Aperfeiçoamento de Pessoal de Nível Superior / The main interest in this study is to identify and understand the formation of strategic alliances in the Real Estate development business. Although strategic cooperation is not a new phenomenon, its importance and need for further research within the strategic framework has been intensified for the last 25 years. This might be happening due to the increasing urge for establishing strategic criteria for understanding the inter-firm relationships that have been settled to help firms in their search for strategic objectives through cooperation. It is important to understand the aspects of these alliances, because they create advantages that can be beneficial to the firms involved. The Real Estate industry is a very important sector of the Brazilian economy, presenting many economic effects, along with a huge impact over social and environmental issues. Over the last couple of years, the sector has been through a lot of changes, due to the implementation of an interesting set of laws and public policies that enhances the importance of the role of the strategic alliances in a more dynamic environment, as this form of cooperation is capable of transforming and redefining the mere nature of the competition between firms, as seen in the academic literature. This study aims to investigate the motivations that lead firms in the Real Estate development market in São Paulo to form strategic alliances, as well as to analyze their forms and types, considering their characteristics, objectives, evolution and outcomes. A brief review of the major themes of strategic alliances embedded in the economic and organizational theories is presented,supplemented by a review of the pertinent characteristics of the Real Estate development market in São Paulo. A multi-case study was implemented and the qualitative analysis suggest that the motivation to form a strategic alliance correlates to the fact of its being vertical or horizontal and indicates that it might be related to the services industry. / Este estudo tem como tema geral a utilização das alianças estratégicas no setor de serviços de incorporação imobiliária. Apesar de acordos de cooperação não se constituírem fenômenos recentes, sua importância e o conseqüente aprofundamento de seu estudo inserido na estratégia da organização tem se intensificado a partir da década de 1980. Isso ocorre em razão da crescente necessidade de se estabelecer parâmetros estratégicos para os relacionamentos interfirmas, uma vez que estes têm se formado no intuito de alcançar os objetivos estratégicos comuns por meio da cooperação. O mercado imobiliário é um setor de suma importância, compreendendo atividade econômica que possui muitos efeitos encadeadores, além de impactos sociais e ambientais relevantes e vem sofrendo transformações rápidas nos últimos anos em âmbito nacional, muitas delas decorrentes de um novo marco regulatório alicerçado nas modificações na legislação e políticas públicas, levando ao recente afluxo de crédito e investimentos públicos e privados no setor. Revelou-se imperativa a observação do papel das alianças estratégicas face ao dinamismo deste segmento, uma vez que estas, pela literatura, têm o poder de transformar e redefinir a própria natureza da competição entre as firmas. Neste sentido, este estudo objetiva observar as motivações que levam as organizações do setor de incorporações imobiliárias na cidade de São Paulo às alianças estratégicas. Complementarmente, visa a análise das formas de alianças que são utilizadas nesta atividade, considerando-se suas características, objetivos, evolução e desempenho, sob o enfoque teórico econômico e organizacional. Para tanto, apresenta-se base teórica ordenada fundamentando a pesquisa de caráter exploratório que foi efetuada dentre as empresas incorporadoras paulistanas. O método de estudo de múltiplos casos foi utilizado, tendo como estratégia principal para a coleta de dados a realização de entrevistas, identificando-se que as motivações que levam à adoção de alianças relacionam-se com o fato destas serem verticais ou horizontais, havendo indícios de que esta vinculação decorre dos processos econômicos envolvidos na atividade de serviços.

The master's thesis is focused on evaluation of development project for the purpose of recommendation, how the company should continue with the project in the future. The analysis of the commercial real estate market and evaluation of up-to-date financial results are included. In the practical part, alternatives of selling the project and the prediction of future progress in case of lease-continuation are compared.

This thesis disserts on real estate development projects. The main targets are analysis of current situation in the field of real estate development and suitable ways of financing such projects. As a result this text should bring a detailed insight into how real estate development projects are managed and evaluated.

Stockholm står inför en historisk befolkningstillväxt och nu väntas en tid av ombyggnationer och förtätningar av Stockholms storstadsregion. Denna utveckling bidrar starkt till att även CBD växer. Det finns ett flertal projekt som pågår eller planeras i CBD. Ett av dessa projekt är totalrenoveringen av Diligentias profilfastighet Sveavägen 44 i utkanten av norra CBD. Tidigare har det funnits andra projekt som genomförts i utkanten av CBD. I Centralenområdet genomfördes ett flertal stora projekt. På Blasieholmen genomfördes en satsning på tre fastigheter. Dessa projekt har varit lyckade i avseende på sin områdespåverkan och har mer eller mindre varit startskott för en större fastighetsutveckling i områdena. Båda områdena är en del av det vi idag kallar CBD. Detta examensarbete syftar till att utreda om och i så fall, hur stor, påverkan Sveavägen 44 har på närområdet. Än så länge är Sveavägen 44 ganska isolerat från city och ensamt i sin klass. Frågan är om Diligentias investering i Sveavägen 44 kan locka fler aktörer i området att förädla sina fastigheter och att dessa projekt i slutändan får ett stort genomslag. Utvecklingen av norra CBD kommer att diskuteras i avseende på områdesutveckling, hyresutveckling, värdeutveckling och vakans. Slutsatsen av studien är att effekterna från Sveavägen 44 är positiva men begränsade i utsträckning då området som helhet har haft få effekter. Den största effekt Sveavägen 44 har haft på området i norra CBD är hyrespåverkan. I takt med att hyror i CBD har ökat har det faktum att Diligentia kräver hyror högt över medelhyran i området bidragit till en stark positiv hyresutveckling i området. Attraktiviten för butiks- och kontorslokaler i området har ökat, framförallt för de förstnämnda. Butiker i området står förmodligen för en större utveckling framöver; den ökade efterfrågan kommer med sannolikhet tvinga utbudet till en upprustning. Förutom förädlingen för butikslokaler bedöms områdesutvecklingen annars stå stilla. Fastigheternas låga ytvakans och relativt höga standard håller tillbaka en större fastighetsutveckling i området. Möjligtvis kommer mindre flexibla fastigheter med rumsindelade lokaler, som nu har höga vakanser, att konverteras till bostäder. Områdets status som Stockholms China Town, om än svagt idag, kommer att blekna och området längre norrut längs Sveavägen, utanför CBD, kommer befästas som Stockholms China Town. / Stockholm has a historical population growth and a time of reconstruction and densification is to be expected for the metropolitan area of Stockholm. This change contributes strongly to extension of the CBD. There are many projects under construction or in the planning process in city. One of these projects is the refurbishment of Diligentia’s profile property Sveavägen 44 in the northern parts of the CBD. There have been projects implemented in the outskirts of CBD before. In the Central Station area a number of large projects have been carried out. At Blasieholmen there was a big investment in three properties. These projects have been successful in terms of its impact on the area and they have more or less been a starting point for a larger real estate development in its area. Both areas are part of what is today considered as CBD. This master thesis aims to investigate whether, and if so, how much impact the renovation of Sveavägen 44 has on the surrounding area. So far, Sveavägen 44 is relatively isolated from the city center and alone of its high standard in the area. The question is if Diligentia’s large investment in Sveavägen 44 could motivate more players in the area to refine their properties and these projects will end up having a big impact on the area. The development of the northern CBD will be discussed in terms of area development, rental development, value creation and the vacancy rate. The conclusion of the study is that the impact Sveavägen 44 has on the area is positive but limited in the extent to which the area as a whole has had an impact. The biggest impact on the area in northern CBD Sveavägen 44 has had is on the rental development. In line with the increased rental levels in CBD, together with the fact that Diligentia is demanding rents over the average rental level for the area, has contributed to a strong positive rental development. The demands for retail and office space in the area have increased, especially for the former. Shops in the area are facing a larger development in the future; the increased demand will likely compel supply improvement. Besides the refinement of retail premises the development of the area is assessed to otherwise stand still. The low vacancy rate of space and relatively high standard for the properties in the area will hold back a movement of upgrading the premises. It is possible for the difficult room structured properties, suffering from high vacancies, to be converted into residential. The status of the area as Stockholm’s China Town, yet not widely used, will fade and an area further north alongside Sveavägen, outside the border of CBD, will be consolidated as Stockholm’s China Town.

The growing investing interest in real estate in Russian market economy has led to the emergence and development of a new type of active investment and construction activities – development, which was related to the realizing of investment projects. The development of the market real estate services should be directed to the elimination of problems in the sphere of development of commercial real estate, which include: - delaying the time of construction and, as a consequence, the increase of payback period of real estate development projects; - low or negative return on capital due to the excess costs (caused, for example, irrational design decisions); - corrupt nature of the relationship of business and government in the real estate market. However, inspite of the existing problems, the most attractive at the moment for investors are still the objects of commercial real estate. The volume of commercial and office building is increasing all the time. Developers are looking for new solutions to increase the economic impact of existing projects. As a result of writing the Master's thesis has achieved the goal of enhancing the economic and social efficiency of development projects on the example of real estate TEC "Spectrum", this has caused a number of difficulties, the solution of which is described in this paper. Taking into account a number of risks occurring in the way of developers for projects, conceptual solution, unfortunately, could not provide for all possible threats. So there is always the likelihood that a strategic decision fell short of expectations due to a variety of external factors. For Order to adapt the project to the new market conditions it is necessary to carry out a series of actions, identify strengths and weaknesses, opportunities and threats; take into account the errors, identify the main participants of the project, to predict demand. When developing a new concept of the project TEC "Spectrum" the practical research method was chosen. The starting point was not a forecast of the lease, but the real demand of potential tenants to the shopping areas. Knowing the demand, a market proposal was formed. Thesis can be used both by developers and marketers as an algorithm in the development of conceptual solutions implementation of development projects and enhancing its economic effect. / Повышенный интерес к инвестициям в недвижимость в условиях перехода к рыночной экономике привел к возникновению и активному развитию нового вида инвестиционно-строительной деятельности - девелопмента, связанного с реализацией инвестиционных проектов в сфере недвижимости. Развитие рынка девелоперских услуг должно быть направлено на устранение проблем в сфере девелопмента объектов коммерческой недвижимости, к которым относятся: - затягивание сроков строительства и, как следствие, увеличение сроков окупаемости девелоперских проектов; - низкая или отрицательная отдача на капитал, обусловленная как избыточными затратами (вызванными, например, нерациональными конструктивными решениями); - коррупционный характер отношения бизнеса и власти на рынке недвижимости. Однако, несмотря на существующие проблемы, наиболее привлекательными в настоящее время для инвесторов являются все же объекты в сфере коммерческой недвижимости (что нашло свое отражение в увеличении объемов торгового и офисного строительства). Девелоперы ищут новые пути решения увеличения экономического эффекта уже в существующих проектах. В результате написания магистерской диссертации была достигнута цель повышения экономической и социальной эффективности девелоперского проекта на примере объекта недвижимости ТРЦ «Спектр», это вызвало ряд сложностей, решение которых описано в настоящей работе. Учитывая ряд рисков, встречающихся на пути у девелоперов при реализации проектов, концептуальное решение, к сожалению, не может предусмотреть все возможные угрозы, поэтому всегда есть вероятность того, что стратегическое решение не оправдает ожидание в связи с различными внешними факторами. Для того, чтобы адаптировать проект к новым рыночным условиям необходимо провести ряд действий, определить сильные и слабые стороны, возможности и угрозы; учесть ошибки, выявить основных участников проекта, спрогнозировать спрос. При разработке новой концепции проекта ТРЦ «Спектр» был выбран практический метод исследования, отправной точкой стал не прогноз арендных отношений, а реальный спрос потенциальных арендаторов на торговые площади. Ощутив спрос, было сформировано предложение. Диссертация может быть использована как девелоперами, так и маркетологами в качестве алгоритма при разработке концептуальных решений реализации девелоперского проекта и повышении его экономического эффекта.

Detta arbete är en fortsättning på projektet Framtidens kvarter och har som mål att ta reda på hur ett cirkulärt gatuplan kan genomföras. För att ta reda på detta genomfördes en intervjustudie och en litteraturstudie. Intervjuerna var semistrukturerade och genomfördes med sex respondenter från både fastighetsägarsidan och den kommersiella sidan. Intervjuerna analyserades med en deduktiv metod och sorterades i olika teman. Litteraturstudien genomfördes i Google scholar och Scopus för att kunna söka både brett och detaljerat. Resultatet analyserades sedan efter dem teman som valts ut, dessa var cirkulär fastighetsutveckling, cirkulär affärsmodell samt cirkulär profilering. Cirkulär fastighetsutveckling anses av respondenterna innebära att bygga med återvunnet återbrukat material. Det ansågs av fastighetsägarna vara möjligt att hyra ut till cirkulära aktörer men att det kanske idag inte finns tillräckligt många aktörer för att det ska bära sig. Hållbarhetsgalleriorna å andra sidan hade inga problem med att attrahera cirkulära aktörer till sina verksamheter. I diskussionen talas det om att ekonomin är en stor faktor för fastighetsägarna när det kommer till uthyrning av lokalerna. Därför ställer de sig också frågande kring huruvida det finns tillräckligt många cirkulära aktörer idag för att bara hyra ut till denna grupp utan att riskera vakanser. Det diskuteras också kring vad cirkulär fastighetsutveckling innebär och att synen idag kan behöva breddas för att inkludera också verksamheternas miljöpåverkan. Något som inte är lika utforskat i den forskning som finns på området. / This work is a continuation of the project “Framtidens kvarter” and its goal is to find out how a circular street level can be done. To find this out an interview study and a literature study was performed. The interviews were semi structured and done with six respondents from both the real estate owner sector and the commercial sector. The interviews were analyzed with a deductive method and sorted into different themes. The literature study was performed in Google Scholar and in Scopus to be able to search both wide and detailed. The result was analyzed after the themes that had been chosen, these were circular real estate development, circular business models and circular profiling. Circular real estate development was seen by the respondents in a way where you build with recycled and reused materials. The real estate owners considered it a possibility to rent out to circular actors but that it today not might be enough actors for it to carry. The sustainability malls on the other hand didn’t have any problems with attracting circular actors to their businesses. In the discussion it´s talked about that the economy is a big factor for the real estate owners when it comes to the renting of the premises. Therefore, they wonder about whether there are enough circular actors today that it´s possible to rent out to this group without risking vacancies. It was also discussed about what circular real estate development is and that the view today might need to be widened to also include the environmental impact of the operations. Something that is not as explored in the research that exits in the area.

published_or_final_version / Urban Planning / Master / Master of Science in Urban Planning

The Florida land boom was an orgy of real estate speculation and development that swept the state during the period 1924 through 1926. The few books and articles that deal with that event rarely mention Jacksonville, although it was Florida's largest city and its chief commercial and transportation center. This could lead one to the conclusion that the North Florida city did not become caught up in the boom. Yet scattered throughout the Jacksonville area are the remains of a number of real estate projects that date from that period. Therefore, this thesis examines the effects of the boom on greater Jacksonville during the 1920s. During the years immediately following World War I, Jacksonville's leaders concentrated on expansion of industry and commerce to promote their city's growth, rather than building tourism. Jacksonville had not been a major winter resort since the building of railroads southward in the late 1800s, and this made the North Florida city different than its downstate rivals. The increasing prosperity of the 1920s brought growing numbers of tourists, new residents, and land speculators to resort centers in South and Central Florida, but few to Jacksonville. As interest in Florida grew, the expanding numbers of land buyers created a frenzy of real estate sales and development downstate. The most immediate effect of the boom for Jacksonville was tremendous expansion of the city's industries, as they provisioned the state. However, many local residents became interested in syphoning off some of the tourists and land buyers for their own community. This resulted in civic promotion of Jacksonville as a resort, and the construction of a number of new real estate projects primarily for winter residents, including San Jose, Venetia, Florida Beach, and San Marco. Local expansion of business and real estate also resulted in the construction of several major buildings in downtown Jacksonville. Early in 1926, real estate prices broke downstate and many of the speculators and other newcomers went home. This created a statewide economic decline during the late 1920s that resulted in the failure of many real estate developments throughout Florida, including some in greater Jacksonville. With its extensive commercial and transportation complex, however, the North Florida city fared better than its tourist-dependent rivals downstate. Throughout the late 1920s, percentages of economic decline for Jacksonville were much smaller than in cities such as Miami and St. Petersburg.