Vår studie är framtagen för att se hur fenomenet sålt innan visning gällande förmedlingsprocessen har ändrats under de senaste åren. I studien tar vi upp hur den förändrade förmedlingsprocessen påverkar mäklare, säljare och köpare och vad som är de egentliga faktorerna bakom det hela. För att få så färsk data som möjligt har vi valt att använda oss av en kvalitativ metod. Vi har alltså baserat vår studie till största del på en gruppintervju och vidare försökt täcka fler perspektiv hur man uppfattar detta fenomen genom att maila ut en intervju-enkäter till franchisetagare och registrerade fastighetsmäklare från olika kontor i innerstan. I och med att marknaden har svängt lite under det senaste året och liknande fenomen har studerats år tidigare, år 2016 och 2017 så var det av intresse att se hur mycket som ändrats från detta och om vi kunde komma fram med en nyare studie för den förändrade förmedlingsprocessen. Vår studie har resulterat i att processen sålt innan visning och förhandsbud har minskat under det senaste året jämfört med tidigare år. I samband med att marknaden har förändrats ser man även förhandsbud ur en annan synvinkel än tidigare, nämligen att det uppskattas mer idag än om vi hade fått ett förhandsbud för 1-2 år sedan. Vid en traditionell förmedlingsprocess med visning har man möjlighet att träffa flera spekulanter och stärka sitt varumärke medan man i den förändrade förmedlingsprocessen missar denna chans i och med att processen förkortas och den allmänna visningen tas bort. I den sistnämnda processen kan vi dock se att kunder som vill ha en snabb affär uppskattar möjligheten att köpa innan visning men konsekvensen blir då att andra spekulanter missar chansen att köpa och blir besvikna. Detta är då något som mäklaren i efterhand måste försöka handskas med på ett smidigt sätt. / Our study is obtained to see how the phenomenon sold before viewing in the housing market has changed in recent years. In this study we show how the new housing market affects brokers, sellers and buyers and what are the real factors behind it all. In order to get as fresh data as possible we have chosen to use a qualitative method. Our study is based on a group interview, moreover, to cover other perspectives regarding this phenomenon by posting an interview questionnaire to franchisees and registered real estate brokers from various offices downtown. As the market has fluctuated slightly over the past year and similar phenomena have been studied in previous years, 2016 and 2017, it was interesting to see how much has changed from these years and if we could come up with a more recent study for the changed housing market process. Our study has resulted in the process sold before viewing and pre-bids has decreased in the past year compared with previous years. When the market has changed, we also see the prebids from a different point of view, today it is more positive reactions if you get at pre-bid before the ordinary viewing than 1-2 years ago. In the ordinary process with viewing, you have the opportunity to meet several speculators and strengthen your personal brand while in the changing the process, you lose this chance as the process is shortened and the ordinary viewing is removed. In the latter process, however, we can see that customers who want to make business quickly appreciate the opportunity to buy before viewing but the consequence will be that other speculators miss the chance to buy and are more likely to be disappointed. This is something that the broker needs to try to deal with afterwards in a smooth manner.

This dissertation consists of four essays with specific objectives. The overall objective is, however, to seek a further understanding of the issue of cross-border residential transaction markets. While the first two essays focus specifically on transaction processes and costs in a number of selected countries, the two subsequent essays shift their attention towards the EU’s Internal Market and the impact of differences between the countries, with relation to the transparency of transaction markets. The research is primary based on studies of written sources, subject-specific literature and legislation. The main message is that organization of the transaction process affects transaction costs in different ways. It can be argued that efficiency is associated with a lowering of transaction costs. The efficiency of different structures depends on our perspective. Transparency is associated with the organisation of transactions and their needs, though the term is somewhat unclear. Generally, the term may refer to the ability of transaction participants to observe information concerning the transacting process, thereby increasing their knowledge to make informed decisions. Thus it can be argued that a better basis for the decision-making process presupposes information disclosure, more standardized transaction practices, synchronized legal systems, and both legible and transparent regulations. This leads to the design of a transparency system, which is based on an understanding of the need for the system and its goal. Although reaching transparency will be both complex and time-consuming, this study draws attention to certain key aspect of the need to encourage transparency. The first two essays focus on how residential transactions are organized in selected countries and on the costs for carrying out these transactions. Essay II works with two hypotheses concerning the relation between the organizational structure and the transaction costs. The study shows that transaction processes and costs differ considerably between the countries and as a result it is difficult to arrange the countries in a clear way according to their rules. Moreover, there is no clear connection between a broker’s education level and how large a part in the process s/he plays. The total transaction costs excluding taxes vary from approximately 3 up to 8.5 percent. The costs are lower when the recording system is well arranged, when a broker has a bigger part in the process and when a conveyancer is impartial. In the countries where a broker has a higher education level and plays bigger part in the process, the broker’s commission is not any higher when compared to other countries in the study. The study shows also that transaction costs are lower in the countries where the broker has a more neutral role and where fewer parties are involved in the process. Thus in order to avoid high transaction costs, it is important to avoid situations where both buyer and seller have their own agents. Furthermore, the availability of standardized information about properties may increase the efficiency of the market even though it increases the short run transaction cost. Essay III provides a theoretical framework for an analysis of the concept of transparency in residential property transactions within the EU’s internal market and tries to identify the essential factors that need to be addressed with respect to transparency of procedural, regulative and economic features. Essay IV seeks a further understanding of the issue of transparency in the residential property transaction market and attempts to define the state of transparency on the basis of selected EU-countries, in accord with five specific dimensions. The essential points are that an increase in cross-border transactions increases demand for easy access to information in other countries, and that the studied literature focuses on the coordination of legal systems, which produces systems that are more uniform and legally secured, and on broadening the mortgage market. Some of the aspects analysed in the study are far from transparent while others may be considered relatively transparent. The degree of transparency in the EU’s internal market is determined by how transparency is defined, since something may be transparent based on a certain criteria but not on others, especially when the concept is a relative one and subject to changes. The study raises some key aspect as a basis for discussion about the encouragement of transparency. / QC 20111123

This paper analyzes the tax effects of the German real estate transfer tax (RETT). While the vast majority of single-family houses in Germany are owner-occupied, apartments are usually held by private and incorporated investors. For this reason, we conducted a regression analysis to determine the effects of increasing RETT on the number and the prices of transactions separately for these two market segments. Our findings suggest that increasing the RETT by 1% is associated with a decline in transactions by 0.23% for single-family houses, but with no significant effect on the prices of traded houses. Conversely, for apartments, we find no significantly negative effects on the transactions, but the price effect of the RETT tends to be negative. Finally, for vacant lots, we find even larger quantity effects than for singlefamily houses suggesting roughly an elasticity of -1. The results for this specific market segment indicate that the government operates near the top of a Laffer curve. / Series: WU International Taxation Research Paper Series

<p>The study deals with real estate transaction for one-family houses and aims to compare and analyse the transaction processes and costs in six countries: Sweden, Finland, Norway, Poland, England and USA. The study identifies the main features of the normal transaction in each country and tries to measure the costs of the process. A basic description of the role of the real estate agent/broker is presented, referring among others to legal role of the agent/broker and the requirements for being allowed to work as real estate agent/broker. </p><p>The conclusions of the study are that transaction processes differ considerably between the countries and that transaction costs vary. Only in Sweden and Norway, can and may a real estate broker carry out the whole transaction while in Poland, England and USA either a notary, an attorney or an otherwise authorized person is also required in the process. In Finland a purchase witness is required to confirm the purchase. It is difficult to arrange the countries in a clear way according to their rules, because even if a group of countries resemble each other in some aspects, they differ in others. </p><p>There is no clear connection between how large part a real estate broker plays in the process and the broker’s education level. </p><p>The total transaction costs excluding taxes vary from approx. 3-3.5 % of selling price in Norway and Sweden and up to approx. 8-8.5 % of selling price in USA and Poland. The transaction cost is, for example, lower if the recording system is well arranged, if a real estate broker has a bigger part in the process and the conveyancer, the professional who assists in the legal transfer of property, is impartial. The cost can also, but not always, be lower if only one real estate broker works with one commission and if the real estate broker is impartial, i.e. is enjoined to assist both parts in the process.</p><p>In the countries where a real estate broker has a higher level of education and plays bigger part in the process, the estate agents remuneration is not higher compared to other studied countries</p>

The study deals with real estate transaction for one-family houses and aims to compare and analyse the transaction processes and costs in six countries: Sweden, Finland, Norway, Poland, England and USA. The study identifies the main features of the normal transaction in each country and tries to measure the costs of the process. A basic description of the role of the real estate agent/broker is presented, referring among others to legal role of the agent/broker and the requirements for being allowed to work as real estate agent/broker. The conclusions of the study are that transaction processes differ considerably between the countries and that transaction costs vary. Only in Sweden and Norway, can and may a real estate broker carry out the whole transaction while in Poland, England and USA either a notary, an attorney or an otherwise authorized person is also required in the process. In Finland a purchase witness is required to confirm the purchase. It is difficult to arrange the countries in a clear way according to their rules, because even if a group of countries resemble each other in some aspects, they differ in others. There is no clear connection between how large part a real estate broker plays in the process and the broker’s education level. The total transaction costs excluding taxes vary from approx. 3-3.5 % of selling price in Norway and Sweden and up to approx. 8-8.5 % of selling price in USA and Poland. The transaction cost is, for example, lower if the recording system is well arranged, if a real estate broker has a bigger part in the process and the conveyancer, the professional who assists in the legal transfer of property, is impartial. The cost can also, but not always, be lower if only one real estate broker works with one commission and if the real estate broker is impartial, i.e. is enjoined to assist both parts in the process. In the countries where a real estate broker has a higher level of education and plays bigger part in the process, the estate agents remuneration is not higher compared to other studied countries / QC 20101118

我國證管會法令規定公司出售不動產應於三日內公告之，此為該事件首次公告，其後該季之季盈餘中亦將包括出售不動產損益，此為再次公告。投資人如果只注重底線數字，而不深究其數字背後的含意，則該資訊再次公告時，投資人仍然會對包含在底線數字中的出售不動產損益產生反應，此為功能固著假說之現象。本文探討我國證券市場對出售不動產事件是否存在功能固著之現象，實證結果發現：1.出售不動產事件之首次公告，確實會對股價產生影響。2.再次公告出售不動產損益時，仍會再次對股價產生影響，證明投資人對出售不動產事件存有功能固著情形。3.投資人的精明程度並不會影響資訊再宣告時的股價反應，因此無法證明我國證券市場符合擴大功能固著假說。4.公司規模會影響資訊再宣告時股價反應的程度。 / The Securities and Futures Commission in Taiwan requires that the sale of real estate by a firm should be announced within two days of the transaction. The sales revenue of real estate transaction will be publicized again when the quarterly earnings are released. In an efficient market, the price will simultaneously and fully reflects the transaction information. However, if investors react once again to the sales revenue of real estate transaction at quarterly earnings announcement, the market has functional fixation phenomenon. This study examines the existence of the functional fixation phenomenon through real estate transaction. 　　The empirical results illuminate: (1) Market price reacts to the announcement of real estate transaction. (2) The functional fixation hypothesis cannot be rejected based on the reaction of the market prices to the sales revenue of real estate transaction at quarterly earnings announcement. (3) The extent of sophistication of individual investors does not affect the reaction of stock prices to the sales revenue of real estate transaction at quarterly earnings announcement and therefore the extended functional fixation hypothesis is rejected in Taiwan security market. (4) Firm size affects the extent of market reaction to the sales revenue of real estate transaction at quarterly earnings announcement.

Sammanfattning Titel: Billigt eller dyrt, udda eller jämt? - Hur prisprecisionseffekten påverkar Willingness to pay Nivå: Examensarbete på Grundnivå (kandidatexamen) i ämnet företagsekonomi. Författare: Lovisa Axenfalk Pettersson och Wilhelm Ericsson. Handledare: Jonas Kågström. Datum: 2018 - Maj. Syfte: Syftet är att undersöka hur prisprecisionseffekten i samband med Willingness to pay påverkar bostadstransaktioner. Metod: Kvantitativ metod, enkäter med experimentella inslag. Resultat och slutsats: Denna studies resultat visar att när det kommer till priser på bostäder, är det inte enbart priset som påverkar köpet och WTP. Gällande det marknadsförda pris som lockar flest spekulanter, bör det antingen vara avrundat pris eller just below pris. Det mest ärliga marknadsmässiga priset är avrundat pris. Ett precist pris är det utgångspris, som anses vara satt av en seriös fastighetsmäklare och visar att fastighetsmäklaren är kunnig och sätter ett seriöst pris utifrån vad bostaden faktiskt är värd. Gällande vad som leder till det högsta slutpriset, kan det vara avrundat pris, precist pris samt just below pris. Varför resultatet av slutpriset skiljer sig åt är beroende på situationen på marknaden och tillgänglig information för köparen. Examensarbetets bidrag: Denna studie har bidragit med att skapa en ökad förståelse till personer som är delaktiga i en köpprocess utifrån prisprecisionseffektens prissättningar. Vidare är bidraget att människor påverkas av tillgänglig information, vilket påverkar köparens WTP och vad köpare anser om olika priser. Med kunskap från denna studie kan köpare av bostäder få en bättre förståelse för hur det marknadsförda utgångspriset kan påverka köparens WTP av bostaden de är intresserad av att köpa och den bostadens slutpris. Förslag till fortsatt forskning: Studien fastställer att det finns flera möjligheter till fortsatt forskning. Det skulle kunna vara att studera prisprecisionseffekten i en verklig miljö. Att studera hur ankareffekten och prisprecisionseffekten påverkar varandra. Väva in andra prispåverkande faktorer än bara själva priset. Samt att vända perspektiv och utgå från säljaren istället. Nyckelord: Prisprecisionseffekten, WTP - Willingness to pay, avrundat pris, precist pris, just below pris, utgångspris och bostadstransaktioner. / Abstract Title: Cheap or expensive, odd or even? - How the price precision effect, affects willingness to pay Level: Final assignment for Bachelor Degree in Business Administration. Author: Lovisa Axenfalk Pettersson and Wilhelm Ericsson. Supervisor: Jonas Kågström. Date: 2018 - May. Aim: The aim is to further investigate how the price precision effect associated with willingness to pay affects sales of real estate transactions. Method: Quantitative method through a survey with experimental elements. Result and conclusion: The results in the study indicates, regarding prices on the housing market, that it is not only the price that affects pursues and WTP. Regarding the marketed list price, which attracts the most potential buyers, they should either be a rounded or just below price. The most honest market price is a rounded price. A list price set at a precise price, is considered to be listed from a serious real estate broker. It also indicates that the real estate broker is knowledgeable and puts a serious price based on what the residence is actually worth. To get the highest selling price, it can be all of the price precision effect prices, rounded price, precise price or just below price. Why the result of the highest selling price differ, is depending on the situation on the market and available information for the buyer. Contribution of the thesis: The contribution for this study has been to create an increased understanding about the price precision effect and its prices for the persons involved in a buying process. Furthermore, the contribution is that people are influenced by available information, affecting the buyer's WTP and what buyers consider about different prices. With knowledge from this study, buyers can gain a better understanding of how the marketed list price may affect the buyer's WTP for the real estate they are interested in buying and its final selling price. Suggestion for future research: To summarize the possibilities for future research this paper suggests; to analyze the price precision effect from the sellers point of view. To analyze the price precision effect in a real setting instead, where actual transactions are being made. To further investigate the ratio between the anchoring effect with the price precision effect, and how they affect each other. The final suggestions for future research is to involve other aspects into the price precision effect, despite only the price, because it is not only the price that affects the house buying market. Keywords: Price precision effect, WTP - willingness to pay, rounded price, precise price, just below price, list price and real estate transaction.