This study briefly discusses land restitution in several countries in Europe and the Americas, the history of land deprivation in South Africa, and the legislation introduced to remedy the inequality of land ownership. Differing interpretations of the legislation in respect of the valuation of land to be purchased by the state for restitution purposes and the valuation formulae recommended at various times by the state and its advisors are discussed. Some of the problems encountered in the implementation of the South African restitution program, including the highly emotional expropriation/confiscation issues, are mentioned. Three case studies based on these differing interpretations are given. The case studies illustrate the evolution of the interpretations of the legislation concerning land restitution valuations in South Africa. / School: Management sciences / M. Tech. (Real Estate)

Residential property not only provides in the basic needs of a person, but is also an indicator of an individual's wealth. The buying and selling of immovable property is complicated and the average person relies on the services of estate agents and banks. The research problem was formulated as follows: Property valuers and estate agents with access to the same information sources determine different market values for the same property. The research problem was researched by means of a literature study and empirical study. The methodology used by property valuers was described in the literature study. How estate agents determine the value of property was researched by means of an empirical study. From the literature study a model was proposed to determine the value of residential property. The information gathered in the empirical study was compared with this model to provide an answer to the research problem. OPSOMMING Residensiële eiendom voorsien nie net in een van die mees basiese behoeftes van 'n mens nie, maar is ook een van die grootste aanduiders van 'n individu se welvaart. Die koop en verkoop van onroerende eiendom is 'n ingewikkelde en die deursnee persoon maak daarom van eiendomsagente en banke gebruik. Die navorsingsprobleem is as volg geformuleer: Eiendomswaardeerders en eiendoms¬agente met toegang tot dieselfde inligtingsbronne bepaal verskillende waardes vir die¬selfde eiendom. Die navorsingsprobleem is deur middel van ʼn literatuurstudie en ʼn empiriese ondersoek nagevors. Die werksaamhede en metodologie wat eiendomswaardeerders gebruik, is aan die hand van die literatuurstudie beskryf. Hoe eiendomsagente te werk gaan om die waarde van eiendom te bepaal is deur middel van ʼn empiriese ondersoek nagevors. Uit die literatuurstudie is daar ʼn model voorgestel vir die bepaling van die waarde van residensiële eiendom. Die inligting wat met die empiriese ondersoek versamel is, is met die model vergelyk om antwoorde op die navorsingsprobleem te verskaf. / Public Administration / M. Tech. (Real Estate)

隨著國內外相關弊案的爆發，「公司治理」近幾年來一直是企業相當重視的議題。除了由於受到國際環境變化劇烈所影響之外，公司治理也與整體企業監控制度有密切之關聯。在國內外有相當多的學者從不同角度進行公司治理的相關的研究，而主管機關如金管會、證交所等也陸續制定相關的措施，希望能夠盡最大的力量來保障投資人的權益。 本研究主要是藉由公司治理的主要變數來探討企業購併案所造成的超額報酬與公司治理之間的影響，並進一步討論當公司治理愈差時，宣告購併所產生的超額報酬是否會較低。研究期間為民國87年1月至97年3月間，曾發生併購活動的上市、櫃公司，共選取100個樣本。而實證結果如下： 一. 經理人持股比例和公司宣告購併所造成的超額報酬呈顯著正相關 二. 大股東股比例和公司宣告購併所造成的超額報酬呈顯著正相關 三. 獨立董事占董事會的比例和公司宣告購併所造成的超額報酬呈顯著負相關 四. 董事會的規模和公司宣告購併所造成的超額報酬呈顯著負相關 五. 市值規模和公司宣告購併所造成的超額報酬呈現正相關，但不顯著 另外，本研究也針對公司治理較差的公司去進行研究分析，發現若公司治理較差的公司去從事購併案時，可賺取的超額報酬愈少，而當公司治理愈差時，這種關係將愈顯著。最後，本研究也彙整一些相關建議，以供後續學者、企業以及政府機關做參考。 / As scandals related to managers and the wealth of investors spring up worldwide, corporate governance has become an important issue recently. In addition to drastic international macroeconomics changes, corporate governance is also strongly influenced by overall monitor systems. Scholars around the world have done lots of research regarding corporate governance for decades. In addition, relevant efforts and measures, aimed at protecting investors’ rights and interests, have also been done by authorities such as FSC and TSE. The purpose of the study is to study the relationship between abnormal return of M&A and corporate governance by examining the factors we choose. Furthermore, we discuss if a company performs poorly on its corporate governance system, whether the abnormal return caused by merger deals will also decrease? 100 samples were selected from the listed companies from TSE and OTC between 1998~2008. Main findings include the following： (1). The ratio of the stock held by managers has a positive relationship with abnormal return of M&A. (2). The ratio of the stock held by major stockholders has a positive relationship with abnormal return of M&A. (3). The ratio of the outside independent directors has a negative relationship with abnormal return of M&A. (4). The scale of the board has a negative relationship with abnormal return of M&A. (5). The market value has a positive relationship with abnormal return of M&A Moreover, the study has also done some empirical research on companies whose corporate governance pale in comparison with others and found that those who do poorly on corporate governance tend to make less abnormal return when making acquisition announcements. Last but not least, the study has also made some suggestions for scholars, businesses and government and hope that they may come in handy in the future.

This master's thesis deals with the valuation of BEZNOSKA, s.r.o. Situated in Kladno, the Czech Republic, this company engages in the development and production of instruments and implants for bone surgery. The company was established on the basis of the "surgery" division of then POLDI Kladno at the beginning of the nineties, during the "big privatisation" period. The aim of this thesis is to estimate the market value and investment value of the company as of 31 December 2009 as defined in the International Valuation Standards. The valuation is carried out using two basic methods. The focus of the work is based on the DCF method the result of which is verified by a method based on the market analysis, in particular the similar public company method. The book value method is only complementary. The thesis is divided into six chapters. Sequenced logically, it contains the basic information on the company valued, financial analysis, strategic analysis, analysis and forecast of the value drivers, financial plan and the valuation itself based on the method mentioned above. These topical units are further divided into several subchapters as necessary. Various analyses and statistical methods needed to successfully meet the set objective are applied throughout the text.

This thesis aims to explain the basic characteristics of valuation method in practice use. The first chapter is about basic character of each method of valuation and factors which influence its applicability. The second chapter mentions estimation of market value/appraisal, includes affecting factors. Then, the third and fourth parts aim to comparing these appraisals (market. vs. price bargaining, subjective and objective, complex appraisal) and price formation for price bargaining in the Czech a EU market. Chain of model facets in appraisal is demonstrated by fair example in the fifth part. Mainly prefeasibility appraisal and bargaining based on the categories of value are followed. These entire complexes comparing of advantages and disadvantages of each category of value with a focus on valuation methods, in particular the consequences of their use are gone to conclusion of my thesis. At the very end of the thesis there are the main points of practical differences and their benefits to it and their contributions summarized.

本研究試圖瞭解投資人所關心的財務資訊，是否真能帶來超額報酬，亦即探討上市公司股票報酬率與各財務資訊之間的關係，包括每股盈餘成長率及益本比、市價淨值比、自由現金流量相關變數對長期股票報酬之影響，並嘗試對各變數給予經濟上的解釋。 　　其中並試圖找出財務資訊究竟是在何時反應於股票報酬與超額報酬上，因此將股票報酬與超額報酬以領先財務資訊一季、與財務資訊同季及落後財務資訊一季等三個時點加以衡量，並以表面無關迴歸模式(Seemingly Unrelated Regression model ; SUR)與混合橫斷面及縱斷面之迴歸模式進行統計分析。 　　結果發現益本比及每股盈餘成長率與股票報酬及超額報酬的關係並不顯著；市價淨值比與落後一季的股價報酬具有顯著的負相關，而與超額報酬不論衡量時點為何均存在有顯著正相關；自由現金流量與股價報酬及額報酬均無顯著關係；毛現金流量與經濟利益率與股價報酬在部分產業中具有顯著關係，而與當期超額股價報酬則存在顯著的關係，惟影響符號不一致。此外各自變數對於股票超額報酬的關連性較自變數與股票報酬間具有較顯著的關係。

「雙邊投資協定」是「發展中國家」為積極引進外國資本，與「已開發國家」為有效保護本國投資者間之互惠保障機制。於1990年代以來，因跨國企業數擴大而增加投資活動，因此也擴大投資的規模，故而對投資規範之需求必要性愈來愈增加。「雙邊投資協定」作爲目前最通用的國際投資規範，最近全世界所簽訂之雙邊投資協定的數量為約2,700多個(約180個國家)，惟由於世界上就雙邊投資協定内容還沒統一的形態，而且協定規定上缺乏具體性基準，針對協定内容，已開發國家與發展中國家之間見解往往相左。 其中「徵收條款」是理論解釋上最引起爭論的領域之一。不過迄今與徵收有關協定之實踐過程中，資本輸出國（已開發國家）和資本輸入國（發展中國家）間之理解有很大的差異，即在於絕對多數的雙邊投資協定中，對於徵收條款沒有判斷標準（如間接徵收）、補償標準（如赫爾規則）、補償額價格估價方式（如公平市場價格）之具體基準。 本論文基於雙邊投資協定之現行趨勢，想要研究雙邊投資協定的一般概念與徵收的相關具體内容，尤其為準備臺灣與韓國間簽訂雙邊投資協定的可能性，先觀察最近韓國、臺灣與各國所簽訂的雙邊投資協定之現況，其次則想要比較該協定的徵收條款，進一步嘗試關於未來臺、韓兩國之雙邊投資協定徵收條款之制定方向提出若干意見。

2013年9月1日起，土地徵收將改採「市價」作為地價補償之基準， 期以實現土地之「公平正義」。在文獻回顧中，本文歸納合理的徵收補償為在符合現行法令下，交易市場中最可能的價格。即不論由時間軸，亦或地區範圍軸作觀察，都應為合理之價格，不存在非正常上漲之情形。 本文蒐集2011年至2013年桃園航空城範圍內外之成交案例，運用獨立樣本t檢定，分析範圍內之成交價格是否會受到其開發計畫之影響。研究結果顯示，無論是區分範圍內外，抑或從土地使用分區或分季觀察，範圍內之平均成交價格皆受到航空城計畫之影響，與範圍外相同用地之成交價格，呈現非常顯著之差異。 若依據現行的土地徵收補償市價查估辦法，在限制案例蒐集時間下，估算補償價格時無法避免參考非正常上漲之成交價格；此外，將收益法視為配角，亦會導致當比較法之估算價格有所偏頗時，無法由收益法作為權衡，合理的估算補償價格。 / From September 1st on , the government changed to adopt market value as expropriation compensation, in order to practice justice of land. In Literature Reviews, this paper generalize the definition of reasonable expropriation compensation is the most probable price in the market according to current law. In other words , this reasonable price can not rise sharply through the aspect of time and region. This paper collected the transaction price of Taoyuan Air City from 2011 to 2013, then using independent t-test to analyze that will Taoyuan Air City have impact on the transaction price. The empirical results showed that whether from the inside or outside of Taoyuan Air City or zoning or observation from different period, the transaction price must be influenced by Taoyuan Air City, resulting in manifest difference between the inside transaction price and the outside transaction price. Under the limited time of collecting market cases, the government can not avoid estimating unreasonable expropriation compensation according to the current law; Besides, the Income Capitalization Approach is treated as a supporting role which would lead to unreasonable expropriation compensation because of unbalanced prices.

En av de grundläggande rättigheterna som tillerkänns den enskilde är egendomsskyddet. Denna rättighet är stadgad i regeringsformen. Ingrepp i den enskildes egendomsskydd medges om det syftar till att tillgodose ett angeläget allmänt intresse samt om inskränkningen klarar det test på proportionalitet som skapats genom praxis. Kravet på förvärvstillstånd i jordförvärvslagen är en typ av ingrepp i den enskildes egendomsskydd. Att den enskilde inte fritt kan förfoga över sin egendom genom att sälja den till vem han vill utgör ett sådant ingrepp. För att ingreppet ska anses vara proportionerligt krävs det att enskild ersätts genom att staten löser in fastigheten till det pris som avtalats. Inlösen vägras om priset skulle betydligt överstiga egendomens värde. Det är länsstyrelsen som har bevisbörda på att priset betydligt överstiger egendomens marknadsvärde med hänsyn till dess avkastning och marknadsvärdet på andra nyttigheter, till exempel eventuell jakträtt. Staten, genom länsstyrelsen, kräver att köpare sedan tidigare äger mark inom området för att kunna erhålla förvärvstillstånd. Detta är av länsstyrelsen själv uppställt krav som inte tydligt framgår vid en genomläsning av tillståndslagstiftning. I denna uppsats presenteras vilka konsekvenser en sådan marknadsbegränsning får på frågan om värdering av fastighet vid inlösen. Frågan ställs huruvida länsstyrelsen agerar i enlighet med lagen när, vid vägrat förvärvstillstånd fastigheten ej löses in till det pris där även eventuell jakträtt åsätts det marknadsmässiga värde som bedöms på en marknad som ej är begränsad. Frågan besvaras i uppsatsens avslutande kommentarer. / One of the fundamental rights conferred on the individual is the property protection. This fundamental right is enacted in the Swedish Constitution (Regeringsformen). Interference with a person’s right to his own property is allowed if it aims to meet a public interest and if it passes the test of proportionality created through practice. The requirement for an authorization to acquire property according the Swedish Land Acquisition Act (Jordförvärvslagen) is a type of interference with a person`s right to his own property. When the individual cannot freely dispose over his property by selling it to whoever he wants, is an example on such interference. In order to such a procedure be considered proportionate it requires that the Government (through the County Administrative Board) remunerates the individual at the price the parties (seller and buyer) agreed on. The Government`s obligation to remunerate falls if the price would significantly exceed the property`s value. It is the County Administrative Board that has the burden of proof that the price significantly exceeds the property`s market value with respect to its return and the market value of other utilities, such as hunting rights. The County Administrative Board requires that buyers already own property in the area in order to obtain such approvals. This is by the Board itself set up requirement that is not apparent when studying the state of law. This paper presents the implications of such a market restriction on the question on the valuation of the property at redemption. The question is whether the County Administrative Board acts in accordance with the state of law when, after not allowing the acquisition, the property is not redeemed at the price where even possible hunting rights are assigned the market value as assessed in a market that is not limited. The question is answered in the final comments of this paper.

建構一套健全的公司治理評等機制，為落實公司治理相關議題的核心工作。本研究以經濟暨合作發展組織之公司治理原則、世界銀行之公司治理架構與國內外公司治理相關實證文獻作為理論基礎，透過分析量化之公司層級衡量指標，嘗試建構一套可行且適合衡量台灣企業之公司治理評等指標，以作為投資人制定投資決策與授信機構評估企業債信風險時之參考。 本研究以2002年國內523家非金融業上市公司為樣本，利用LISREL方法 (線性結構關係模式統計方法)建構台灣公司治理評等指標。分析結果共得出：股權結構構面 (盈餘股份比、專業機構投資者持股率)；董事會職責構面 (盈餘席次比、外部董事席次比率、外部監察人席次數與外部董監持股率)；財務透明度構面 (盈餘管理幅度、損益平穩化程度與財報重編率)等3個構面、9項衡量指標。 透過與企業當期及次期經營績效、公司價值與投資人投資風險間之關聯性實證測試，本研究發現，前項公司治理評等指標與企業之經營績效、公司價值呈顯著正相關，而與投資人投資風險呈顯著負相關。此項實證結果一方面顯示，前項公司治理評等指標愈佳，企業當期與次期之經營績效與公司價值愈高，投資人之投資風險愈低；另方面亦表示本研究所建構之公司治理評等指標對於企業之經營績效、公司價值與投資人投資風險，具有一定程度之關聯性與預測能力。 / A well-developed corporate governance ranking system is essential to implantation of corporate governance. Base on principles proposed by OECD, a framework provided by the World-Bank and empirical literature on corporate governance, this research attempts to develop a workable TCGI (herein Taiwan Corporate Governance Index or TCGI) ranking system. The purpose of provision of TCGI is to help investors and creditors to make better decisions. Using data for 523 non-banking corporations publicly traded at Taiwan Stock Exchange in 2002, and LISREL as the analytical tool, this research constructs a three-aspect (including ownership structure, responsibility of the board and financial transparency) TCGI ranking system with 9 corresponding indicators in total. The empirical results of association tests show that TCGI indicators are significantly and positively (negatively) related to operation performance and market value (the occurrence of firms encountering financial difficulties). The findings thus imply that the TCGI ranking system developed in this research may be useful in investors and creditors decision-making.