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1	Market Feedback and Valuation Judgment: Revisited Freybote, Julia 11 May 2012 (has links) Appraisers receive feedback from a variety of sources such as other appraisers, clients and the real estate market. Previous studies find client feedback to introduce an upward bias into commercial and residential appraisal judgments. Hansz and Diaz (2001) find that the provision of transaction price (market) feedback for a previously valued property biases commercial appraisers upwardly in subsequent valuations. The authors provide market optimism, client feedback and a reduced conservatism bias as explanations for their findings. However, previous client and market feedback studies were conducted in upward-trending or booming real estate markets. The identified upward bias in valuation judgments may have been the result of positive real estate market conditions. This study investigates the impact of transaction price feedback on residential appraisal judgment in a changed appraisal task environment, characterized by a depressed housing market, market pessimism, conservative lenders and a changed residential appraisal industry. As Hansz and Diaz (2001) find an upward appraisal bias in an upward-trending market, I expect market feedback to introduce a downward bias into residential appraisal judgments in a depressed market. Compared to a “no feedback” control group, residential appraisers receiving the feedback that their previous value estimates were too high, compared to the realized transaction price, are expected to make significantly lower subsequent value judgments for an unrelated property. The “too low” feedback is not expected to have an impact on subsequent value judgments. I test the hypotheses with a controlled experiment using a pre-posttest design. The experimental design has one factor (transaction price feedback) fixed at three different levels (“too low”, “too high”, “no feedback”). A posttest-only validity control group is added to test for a potential testing bias in the pre-posttest design. This study uses residential expert appraisers, defined as active Oregon State certified residential appraisers, from the Portland metropolitan statistical area (MSA) as subjects. Experimental subjects are randomly selected from a list of all certified residential appraisers in the Portland MSA. Experimental subjects are randomly assigned to the control and treatment groups (10 subjects per group; N=40). Subjects in the treatment groups and pre-posttest “no feedback” control group are asked to value a lot of vacant residential land in the geographically unfamiliar Roswell, Georgia. After they provide their value estimates for this first valuation case, subjects in the treatment groups are given a note from a seller’s broker stating the transaction price for the previously valued property. Subjects in the “too high” feedback group receive a transaction price that is 15% below their estimates and subjects in the “too low” feedback group receive a transaction price that is 15% above their value estimates. The control group receives no feedback. All treatment and control groups are then given a second (unrelated) valuation case of vacant residential land in Newnan, Georgia and asked for their value estimate. The experiment is concluded with an exit questionnaire containing demographic and professional questions as well as manipulation checks. The experimental data are analyzed using the parametric independent samples t-test. The assumptions of normality and equal variances are not violated by the dataset. A one-way ANOVA and the non-parametric Mann-Whitney U test are used as robustness checks. All statistical tests conclude that neither the mean of the “too high” feedback group nor the mean of the “too low” feedback group are statistically different at the 5% level from the mean of the “no feedback” control group. Thus, no evidence is found that transaction price feedback biases residential appraisal judgments in a depressed market. The insignificant results are further analyzed to assess whether they are due to a non-reception of the treatment by subjects, low statistical power or a non-existing relationship: The explanation that subjects did not read the treatment note can be excluded. A power analysis reveals low statistical power and very small effect sizes for both treatments. An alternative explanation for the insignificant results is the absence of the hypothesized relationship. The main client group of experimental subjects is appraisal management companies, which due to legislation passed after 2007, work with appraisers on behalf of lenders. As a consequence, residential appraisers do not receive direct client feedback anymore (compared to Hansz and Diaz, 2001) and may not respond subconsciously to the “too high” feedback. Real Estate Appraisal Experiment Appraisal Bias Transaction Price Feedback Residential Appraisal Oregon
2	Der Einfluss der Ertragsbesteuerung auf Unternehmensakquisitionen - Eine Untersuchung von Steuerwirkungen anhand von Transaktions- und Finanzdaten deutscher Kapitalgesellschaften zwischen 1997 und 2008 / The Effects of Income Taxation on M&A Transaction Prices - Empirical Evidence from Investments in German Corporations between 1997 and 2008 Habben, Siebelt Christian 08 March 2017 (has links) No description available. 330 Share Deal M&A Markt Transaktionspreis Unternehmensbesteuerung Share deal Transaction price M&A Market Business Taxation Wirtschaftswissenschaften (PPN621567140)
3	影響法拍屋拍定價對底價比之變數研究-以台北市士林區為例 / Factors affecting the ratio of the final transaction price to the listed base price in the real estate auction markets--- an example in the shihlin district of Taipei 蔡秀瑛, Tsai, Hsiu Ying Unknown Date (has links) 不動產法拍屋市場中，是否受到總體經濟環境變化或金融風暴來襲，而影響拍定價相對於第一拍底價之比率？是本研究所探討的課題。除上述總體經濟因素外，是否尚有其他因素如法拍屋個別屬性影響拍定價對底價比？本文藉由上述各項因素存在與否，探討法拍屋拍定價對底價比和各變數間之關係，得以建立法拍屋拍定價對底價比之變數模型。本研究以特徵價格理論探討影響台北市士林區法拍屋拍定價對底價比之變數，並以迴歸分析方法分析影響法拍屋拍定價對底價比之因素，及其影響程度，並藉此探討當市場發生重大金融事件或總體經濟環境變化時，是否影響法拍屋之拍定價對底價比。實證結果發現：影響法拍屋拍定價對底價比之顯著變數如下：一、法拍屋個別屬性：是否為一樓、競標數呈正相關，屋齡呈先負後正曲線關係，拍定次數呈負相關。二、總體經濟變數：拍定前月放款利率、拍定前季是否經濟衰退或金融風暴呈負相關。本文探討影響法拍屋拍定價對底價比之變數，研究結果期能提供地方法院訂定第一拍底價及酌減各拍次底價之參考、投標人決定投標價及選擇最佳進場時機之參考、地方法院委託之不動產鑑定人於法拍屋估價時，價格調整幅度權衡的參考、以及債權人決定是否執行及續拍之參考。 / Real estate markets are affected by macro economic factors, regional factors and individual factors. As there is recession in economy growth, the number of foreclosed properties increased. How are the prices of foreclosed properties influenced by the aforementioned factors? This study intends to explore factors affecting the ratio of the final transaction price to the listed base price in the real estate auction markets through the Hedonic Price Model. Results show that the first-floor effect, number of bidders and age of the buildings are positively related to the ratio of the final transaction price to the listed base price in the real estate auction markets. Numbers of auctions, interest rates, and the occurrence of the financial crisis in the previous season are negatively related to the ratio of the final transaction price to the listed base price. Results of this study provide precious reference value on formulating the listed base prices on the real estate auction markets. Investors can also take into account of the significant factors in making the investment decision in the auction market. 法拍屋金融風暴拍定價特徵價格模型 Foreclosure Financial Crisis Final Transaction Price Hedonic Price Model
4	Environmental Certifications in the Office Segment : Does the Swedish Market Reward Certified Properties with a Higher Price? / Miljöcertifierade fastigheter i kontorssegmentet : Belönar svenska marknaden certifierade fastigheter med ett högre pris? Grafström, Amanda, Käck, Hanna January 2020 (has links) This thesis aims to explore if and why there exists a price premium for environmentally certified office properties on the Swedish market. The purpose is to contribute with knowledge within the research field of certified properties and how they are valued by the market. In order to answer the research question, regressions of office transaction data have been performed, of which the main model examined whether environmentally certified office properties generate a price premium compared to non-certified properties. Two additional models were analysed, investigating if certain certifications affect the price premium more than others. The transaction data was provided by the real estate consultancy firm Cushman & Wakefield. Furthermore, in contrast to previous research, a cost variable was included in each model. However, in order to capture the significance of the parameter, regressions excluding the cost variable were as well performed. The result of the analysis suggests that environmentally certified office properties are sold at a 14-26% higher price compared to equal properties which are not certified. In addition, certified properties with BREEAM and LEED appear to be sold at a 28-30% respectively 30-31% higher price than GreenBuilding certified properties. The cost variable did not seem to have any larger impact of the price. Most likely, a large part of the generated price premium is a result of aiming for branding benefits which are received by obtaining environmentally certified properties. / Målet med examensarbetet är att undersöka om och varför det existerar en prispremie för miljöcertifierade kontorsfastigheter som är lokaliserade på den svenska fastighetsmarknaden. Syftet är att bidra med kunskap inom forskningsområdet certifierade fastigheter och förstå hur de värderas av den svenska marknaden. För att kunna besvara forskningsfrågorna har regressionsanalyser genomförts för data innehållande transaktioner av kontorsfastigheter. Huvudmodellen har undersökt om miljöcertifierade fastigheter genererar en prispremie jämfört med icke-certifierade fastigheter. Utöver huvudmodellen har ytterligare två modeller analyserats som undersöker huruvida specifika certifieringar påverkar prispremien. Använd transaktionsdata har inhämtats från fastighetskonsultsföretaget Cushman & Wakefield. Jämfört med tidigare studier har en kostnadsparameter inkluderats i varje modell. För att kunna förstå variabelns signifikans och påverkan har även analyser som exkluderar parametern genomförts. Resultatet av regressionen antyder att miljöcertifierade kontorsfastigheter säljs till ett pris som är 14-26 % högre än jämförbara kontorsfastigheter utan certifiering. Vidare verkar BREEAM- och LEED-certifierade fastigheter säljas till 28-30 % respektive 30-31 % högre pris än GreenBuilding-fastigheter. Kostnadsparametern verkar ej ha en signifikant påverkan på prispremien. Med största sannolikhet utgör strävan efter brandingfördelar en stor del av prispremien vilka erhålls om fastighetsägaren innehar miljöcertifierade fastigheter. Environmental certification transaction price price premium office properties Swedish real estate market Miljöcertifieringar transaktionspris prispremie kontorsfastigheter svenska fastighetsmarknaden Engineering and Technology Teknik och teknologier
5	Internprissättning och tullvärde : Det är bättre att förekomma än att förekommas / Transfer Pricing and Customs Value : Prevention is Better than Cure Söderberg, Anna January 2015 (has links) Globaliseringen bidrar till en ökad världshandel och medför även ett växande antal gränsöverskridande koncerninterna transaktioner inom multinationella företag. Prissättningen av transaktioner vilka vidtas mellan närstående företag måste ske i enlighet med armlängdsprincipen som om transaktionerna vidtagits mellan två oberoende företag. Skattemyndigheterna kan justera internpriserna i slutet av beskattningsåret i de fall de anser att internprissättningen avviker från armlängdsprincipen och marknadsmässiga villkor. Utöver inkomstbeskattning åläggs företagen att betala tullavgifter i samband med transaktioner vidtagna med närstående företag etablerade utanför EU. I likhet med skattemyndigheterna granskar tullmyndigheterna företagens importpriser i syfte att säkerställa att parternas närståenderelation inte påverkat prissättningen. Båda myndigheterna arbetar således för samma mål, att upprätthålla prissättningens förenlighet med marknadsmässiga villkor. Skatte- och tullmyndigheterna tillämpar dock olika prissättningsmetoder i syfte att uppnå målet. Inkomstskatten baseras på företagens totala inkomster, relaterade till transaktionerna och tullavgiften beräknas baserat på varje specifik transaktion och vara. Det faktum att myndigheterna inkluderar olika tillgångar i de respektive beskattningsunderlagen kan medföra att de bedömer värdet av samma transaktion olika. Varierande bedömningar av samma pris kan vidare medföra krav på olika prisjusteringar i syfte att uppnå marknadsmässig prissättning. Prisjusteringar kan leda till onödiga skattetillägg och liknande straffavgifter. Det föreligger svårigheter för multinationella företag att bestämma transaktionspriser som uppfyller båda myndigheternas i syfte att undvika straffavgifter. Problematiken är ännu relativt ouppmärksammad av företag i världen. I amerikansk praxis framkommer att möjligheterna är små för företag att förlita sig på dokumentation upprättad för internprissättning, i syfte att styrka tullavgifter och tullvärde. Det är således betydelsefullt att företag upprättar dokumentationer för både internprissättning och tullvärde för att undvika straffavgifter. Dokumentationen utgör huvudsakligt bevis och ligger till grund för bedömningen av huruvida företagen uppfyllt bevisbördan avseende prisernas förenlighet med marknadsmässiga villkor. Företagen bör etablera en öppen kommunikation med de respektive myndigheterna i syfte att minimera risker för missförstånd eventuella framtida prisjusteringar. Det är bättre att förekomma än att förekommas. / The ‘arm’s length principle’ is fundamental to transfer pricing and cross-border intercompany transactions. The principle states that the prices charged for transactions of goods between related parties must be the same as if the parties were unrelated. Simply, the price needs to equal market values. If the Tax Authority finds the pricing to be inconsistent with the arm’s length principle, the price may be adjusted. In relation to cross-border intercompany transactions outside of the EU, companies have to pay customs duty and regard customs values. The Customs Authorities work to ensure that the price has not been influenced by the intercompany relationship. Thus, the Tax and Customs Authorities share the same goal, which is to ensure that the transaction price is consistent with market values. However, the methods of pursuing the goal differ. The Tax Authorities determine the amount of income tax based on the company’s total revenues deriving from cross-border intragroup transactions. The Customs Authorities on the contrary determine the amount of taxable income based on the value of every specific imported product. The authorities usually consider different values and assets when determining the amount of taxable income. Therefore the same transaction price may be evaluated differently by the Tax and Customs authorities. Price adjustments may be made if the transaction price is considered to differ in relation to market values. Thus, the companies may be obligated to pay tax surcharges or similar monetary penalties. The authorities’ different assessments of the same transaction price may result in difficulties for multinational enterprises in their efforts of meeting both requirements. The problem is regarded in varying degrees in different countries. In American precedent the court has determined the opportunities to be low for companies to depend on transfer pricing documentation when supporting customs value. It is important for companies to keep detailed documentation of both transfer pricing and customs valuation. The documentation serve as vital evidence when proving the compatibility of transaction prices with market values. Companies should also establish good communications with the authorities in order to prepare them for potential future price adjustments. Prevention is better than cure. Transfer pricing customs value prevention better than cure arm’s length principle cross-border intercompany transactions cross-border intercompany transactions intercompany transactions market value market China USA Sweden Swedish tax authority pricing unrelated adjusted customs duty customs duty Customs Authorities intercompany relationship income tax methods taxable income imported products import price adjustments transaction price tax surcharge tax surcharges monetary penalties american precedent documentation transfer pricing documentation future communication customs declaration Tullvärde internprissättning globalisering transaktioner koncernintern gränsöverskridande handel prissättning multinationella multinationell företag multinationellt företag armlängdsprincipen närstående företag närstående företag närstående bolag bolag oberoende företag oberoende skattemyndigheten skattemyndighet internpris koncern bolagskoncern marknadsmässig marknadsmässiga villkor inkomstbeskattning tullavgift tullavgifter tullmyndighet tullmyndigheter importpris importpriser närståenderelation prissättningsmetod prissättningsmetoder transaktion transaktioner beskattningsunderlag prisjustering prisjusteringar skattetillägg straffavgift straffavgifter ouppmärksammat problem dokumentation bevisbörda kommunikation förekomma förekommas internprissättningar OECD svensk lagstiftning kinesisk lagstiftning amerikansk lagstiftning WTO GATT marknadsprismetoden CUP-metoden återförsäljningsprismetoden RPM-metoden kostnadsplusmetoden CPM-metoden nettomarginalmetoden TNMM-metoden vinstfördelningsmetoden PSM-metoden transaktionsvärde transaktionsvärdet identiska varor liknande varor försäljningspris produktionsvärde rimliga medel dokumentationskrav OECD:s riktlinjer riktlinjer jämförelse bevisbörda Kina USA amerikansk CVA amerikanska marknaden svenska marknaden kinesiska marknaden förhållandet mellan ökad samverkan dokumentationspolicy dokumentationskrav kostnader importdeklaration preliminär preliminär importdeklaration

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