台灣不動產投資信託（T-REITs）自2005年發行至今已逾六年，然其市場表現仍不如發行之初所預期。過去國內已有許多研究針對T-REITs市場發展進行探討，然而目前就T-REITs與直接不動產投資市場價格表現間之相關研究尚付之闕如。有鑑於此，本研究藉由共整合與Granger因果關係檢定，檢視REITs與直接不動產市場間之關聯性，了解台灣與美國之REITs市場表現差異及其影響因素，進而作為改進T-REITs運作機制或架構之參考依據。 實證結果發現，美國之REITs與直接不動產市場之間存在共整合關係。此結果表示，長期而言，這兩者可能具有相似之風險分散效益。此外，透過Granger因果關係檢定發現REITs領先於直接不動產，乃因前者市場較具效率。另一方面，台灣之REITs與直接不動產市場之間則不具有共整合以及領先或落後關係，然直接不動產當期價格仍會受到本身與REITs之前期價格影響。 本研究進一步分析台、美兩國實證結果之差異原因如下：資料的樣本期間、REITs市場規模、存在於T-REITs市場之集中性風險以及潛在的代理問題。其中，針對T-REITs潛在代理問題，本研究藉由分析股票與T-REIT報酬率之波動性，發現T-REIT之不動產管理機構若與母集團相關者，則其市場表現較差。因此，我們得出T-REITs市場發展主要是受限於代理問題之結論。本研究成果不僅有助於改善T-REITs市場效率，亦可提供學術與實務之參考。 / The mechanism of Real Estate Investment Trusts in Taiwan (or T-REITs) was launched in 2005, however, T-REITs market did not perform as expected. What caused the limited development of T-REITs market? Current literature on the performance between T-REITs and direct real estate investment is limited. Through the cointegration and Granger causality tests, the purpose of this study is hence to explore the short-term and long-term dynamics between REITs and direct real estate markets in the U.S. and Taiwan, respectively. This study presents evidence of the cointegration relationship between REITs and direct real estate in the U.S. It implies that the diversification properties of these two assets are likely to be similar over the long horizon. According to the Granger causality test, REITs leads direct real estate due to the market information efficiency. These findings are consistent with those of previous studies. On the other hand, we find no cointegration and lead-lag relation between T-REITs and commercial real estate. Moreover, the current commercial transaction price is affected by both its and T-REIT previous price. By comparing the difference between the results of these two countries, there are several possible explanations for the different results between the U.S. and Taiwan, including difference in sample period, market capitalization, concentrated risk, and most importantly, the potential agency problem existing in T-REITs market. Finally, the underperformance of parent-related management T-REIT is verified through the volatilities of stock and T-REIT returns. Therefore, we conclude that the limited development of T-REITs is caused by the agency problem in REITs market. Results of this study may provide T-REITs market for improving its efficiency, as well as for the reference for both academics and real practices.

Foreign aid has been used on the one hand by donors as an important international relations policy tool and on the other hand by developing countries as a source of funds for development. Since its inception in the 1940s, foreign aid has been one of the most researched topics in development economics. This study adds to this growing aid effectiveness literature, with a particular focus on the under-researched relationship between foreign aid and extreme poverty. The main empirical assessment is based on a sample of 120 developing countries from 1981 to 2013. The study had two main objectives, namely: (i) to estimate the impact of foreign aid on poverty reduction and (ii) to examine the direction of causality between foreign aid and poverty in developing countries. From these two broad objectives, there are six specific objectives, which include to: (i) examine the overall impact of foreign aid (total official development assistance) on extreme poverty, (ii) investigate the impact of different proxies of foreign aid on the three proxies of extreme poverty, (iii) assess whether political freedom (democracy) or economic freedom enhances the effectiveness of foreign aid, (iv) compare the impact of foreign aid on extreme poverty by developing country income groups, and (v) examine the direction of causality between extreme poverty and foreign aid. To achieve these objectives, the study employed two main dynamic panel data econometric estimation methods, namely the systemgeneralised method of moments (SGMM) technique and the panel vector error correction model (VECM) Granger causality framework. While the SGMM was used to assess the impact of foreign aid on extreme poverty, the panel VECM Granger causality was used to examine the direction of causality between foreign aid poverty. The SGMM was used because of its ability to deal with endogeneity by controlling for simultaneity and unobserved heterogeneity, whereas the panel VECM was preferred because the variables were stationary and cointegrated. / Economics / D. Phil. (Economics)