房地产投资决策支持系统开发设计研究

投资决策是房地产开发的必要前提,但决策分析是一个相当复杂的过程,需对开发项目及其所处市场环境所包含的大量资料数据运用科学方法进行分析、运算和决策。而这些过程的实现必须借助于计算机信息管理和决策支持系统技术。本文在房地产投资决策支持系统实例设计开发的基础上,介绍了该决策支持系统的系统开发目标、系统功能结构和模块划分、系统数据的特点、系统运用的特点,以及系统数据管理设计、系统模型设计和系统输入输出设计等。最后根据房地产投资决策实务及相关计算机软件的发展,提出了该系统未来功能完善和版本升级的方向。     

基于时变参数模型的中国房地产投资研究

房地产投资能够直接带动国民经济增长,但发展过快也会给经济带来负效应,协调好房地产投资与国民经济发展的关系尤为重要。本文首先综述国内外相关研究成果,发现现有定量研究无法真实反映房地产业本身结构的变化;其次,建立时变参数模型,对房地产投资与国民经济发展之间的关系进行了实证研究;最后得出研究结论和政策建议。本文的研究结论:一是房地产投资对GDP拉动作用显著;二是房地产投资受GDP、国内银行贷款以及利率的影响各不相同。与现有研究文献相比较,本文在研究视角和方法上均有-定的突破。     

略论广西房地产投资环境、前景与投资对策

广西地处华南、西南的结合部,又是沟通西南、华中部分地区与东南亚、南海的桥梁。有着发展房地产业的良好投资环境和优越的地理区位。随着大通道战略的实施和经济布局的展开,全区经济增长进入起飞阶段。商品住宅和三产用房前景可观,正处于房地产投资的黄金时期。从市场发展看,投资者在抢占大中城市市场的同时,要注意投资大通道干线上的新兴小城镇;在保证高档次房地产开发的同时,应注意中低档商品住宅的开发;在积极开发新区的同时,应注意以合作方式进占旧城区有利地段。     

西安大都市与旅游地产发展互动模式研究

旅游地产作为旅游业与房地产业结合而产生的新兴产业,其发展模式灵活多样。本文从产业与品牌共同提升的视角,剖析了旅游地产与都市发展要素互动模式;从项目与资源共同整合的视角,剖析了旅游地产与都市运营机制互动模式;从内涵与外延共同拓展的视角,以曲江新区、"皇城复兴区"、浐灞生态区、大明宫遗址区、"纺织城"、秦岭北麓休闲游憩带等城市典型功能区为例,剖析了旅游地产与都市空间演化互动模式,进而论证了西安旅游地产在西安都市发展中的核心带动作用。在此基础上,试图探索一条通过旅游地产开发带动都市圈空间与人文资源整合,从而实现城市全面、协调、可持续发展的全新路径。     

大理古城旅游房地产的发展及社会文化影响研究

"旅游房地产"近年发展迅猛,也引发了一些争议和讨论。本文以大理为案例地,对旅游房地产的发展及影响进行研究,构建了"产权属性-使用时间"双维度的产品谱系图,并研究其空间布局特点,总结其发展的共同特征,包括从空间形态上推动旅游城市化、适应于从观光向度假时代转变的旅游房地产产品演进、政府角色从直接投资者转向"城市助推器"等。结合深入的田野调查,本文分析了大理旅游房地产的社会-文化影响,探讨了以旅游房地产作为推动区域发展和旅游产业转型工具的政策的有效性,并提出相关的政策建议。     

CULTURAL RESOURCES AND ETHNIC ENTREPRENEURSHIP: A CASE STUDY OF THE PORTUGUESE REAL ESTATE INDUSTRY IN TORONTO

The Portuguese community in Toronto is to a large degree a self-sufficient one. Over the last four decades, they have constructed a thriving, complex community, setting up organizations, businesses and communication-information services in their own language. The purpose of this paper is to examine the Portuguese real estate industry in Toronto. The study will be focused on community resources such as networks of kinship/friendship and community ties, and how these resources contribute to the formation, maintenance, and success of Portuguese-owned real estate businesses. Data were obtained primarily from a questionnaire survey that was administered to Portuguese brokers (owners of real estate agencies) who were members of the Toronto Real Estate Board. Data collected from the questionnaire survey indicate that Portuguese real estate brokers rely to a large degree on their own community (‘ethnic’) resources — Portuguese friends, the media, and relatives — in starting and/or operating their current businesses. Within this context, Portuguese friends occupy a central role as an important source in providing business contacts. Real estate agencies owned by Portuguese brokers are community oriented. Portuguese customers, business location within/near to the community, and a good reputation with Portuguese clients and the community were noted by Portuguese brokers as the major factors contributing to the economic success of their businesses. Although relatively little research has been conducted in Canada on ethnic entrepreneurship, we can speculate that the main characteristic of the Portuguese real estate business — a heavy reliance on ‘community resources' in serving a geographically segregated co-ethnic market — is common among Southern Mediterranean immigrant groups in Canada. Further comparative studies in this area would enhance our understanding of the complexities of ethnic entrepreneurship. La communauté portugaise de Toronto est, en grande partie, auto-suffisante. Pendant les quatre dernières décennies, les Portugais ont construit une communauté complexe et prospère, démarrant des organisations, des entreprises et des services de communication et d'information dans leur propre langue. Le but de ce travail est d'examiner l'industrie immobilière portugaise à Toronto. L'étude sera plutôt concentrée sur les ressources communautaires telles qu'un réseau de parenté/amitié et des liens communautaires, et le procèdé par lequel ces ressources contribuent à la formation, au maintien et au succès de l'industrie immobilière des Portugais. Les données ont été obtenues surtout à partir d'un questionnaire/enquête distribué aux courtiers portugais (propriétaires d'agences immobilières), membres du Conseil Immobilier de Toronto. Les données recueillies grâce à l'enquête indiquent que les courtiers immobiliers portugais dépendent largement des ressources (?ethniques?) de leur propre communauté-des amis portugais, des médias, et des proches — pour démarrer et/ou diriger leurs entreprises. Dans ce contexte, les amis portugais occupent un rôle central en fournissant des contacts d'affaires. Les agences immobilières portugaises sont orientées vers la communauté portugaise. Les clients portugais, le local de l'entreprise, au sein de la communauté ou près d'elle, et une bonne réputation, ont été identifiés par les courtiers portugais comme les facteurs les plus importants, contribuant au succès économique de leurs entreprises. En dépit du fait que relativement peu de recherches ont été menées au Canada au sujet des entreprises ethniques, nous pouvons supposer que la caractéristique principale de l'entreprise immobilière portugaise — une grande dépendance des ?ressources communautaires?, en servant un marché co-ethnique géographiquement isolé — est commune chez les immigrants de la Meditérannée du Sud, au Canada. Notre compréhension de la complexité des entreprises ethniques serait améliorée par d'autres études comparatives sur ce sujet.     

Making Real Estate Markets: The Co-Production of Race and Property Value in Early 20th Century Appraisal Science

Analysing the standardisation of appraisal alongside the development of modern real estate markets in the early 20^th century, this article demonstrates that the construction of a racialised proper(tied) economic subjectivity was pivotal for realtors’ ability to secure legitimacy and profit as a burgeoning profession. Appraisal embedded racial logics within real estate markets such that their routine functioning could generate the submarket differentiation necessary for the realisation of class-monopoly rent. This study’s focus on appraisal before federal redlining addresses key lacunae in the historiography of segregation by foregrounding markets’ historical function as infrastructures that produce and spatialise the social difference crucial for profit in real estate. This article also seeks to inform engagements with contemporary processes of land speculation, commodification, and financialisation shaping US cities by advocating attention to the specific mechanisms that constitute race as a modality for the appropriation of surplus by real estate capital.     

Private rental investment and socio-spatial disadvantage in Sydney,Australia

This article unpacks the connection between a growing cohort of small-scale but purposive property investors and urban socio-spatial restructuring. We analyse private rental housing as a tenure share to demonstrate its spatial correlation with the suburbanisation of socio-economic disadvantage in Sydney, Australia, between 1991 and 2016. Then, we show how investors drive this emerging pattern by reference to the geography of property owners’ stated investment objectives—low capital outlay, rental yields, and capital growth prospects. We contend that the link between their small-scale activities and the city’s changing socio-spatial structure is an overlooked consequence of private rental sector (PRS) housing financialisation. Importantly, our focus on behaviours exhibited by small-scale rental property owners in PRS financialisation transcends existing analyses that have concentrated on corporate entity activity in this space. That focus also contrasts with framings of private rental growth as a residual outcome of developments elsewhere in the housing market. Such work is significant because it demonstrates the impacts of real estate investment on urban form.     

IDENTITIES AND URBAN SOCIAL SPACES IN LITTLE TOKYO,LOS ANGELES: JAPANESE AMERICANS IN TWO ETHNO‐SPIRITUAL COMMUNITIES

Ethnic identities are expressed and articulated in particular places. These mutable identities are crucial sources of meaning in the lives of social actors. This article seeks to elucidate just how the contexts of specific institutions in an urban enclave will impact upon patterns of conflict and cooperation among different subgroups practising two religious traditions. Historical discourses of ethnic community and ‘race’, shifts in migration patterns and the changing nature of the Little Tokyo enclave provide the formative patterns of social spaces, in which ethnic actors seek to create lives of spiritual and material meaning and security. Barth's concept of the social organization of cultural difference encourages analysis of ethnic identities as a dynamic and mutable enterprise. Because the maintenance of boundaries is crucial to identities, the manner in which a group seeks to maintain difference is intermeshed with the social terrain of particular places. Through qualitative methods of semi‐structured and informal interviews and participant observations, this project engages Japanese American identities within the context of two religious communities in an urban enclave. Fieldwork was conducted in two institutions, a Protestant church and a Buddhist temple, with the aim of exploring how Japanese American identities are expressed and (re)negotiated within different ethno‐spiritual communities. Such communities are fundamental to the expression of ethnic identities, and to the emotional lives of worshippers, particularly seniors and new immigrants.     

Soil erosion and flooding on the eastern South Downs, southern England, 1976–2001

The South Downs in southern England have been farmed for 5000 years: the initial loess cover is now a thin, stony remnant as a result of erosion. During the 1980s, field monitoring of erosion events in an area of 36 km² showed that average rates of erosion are low (0.5–5.0 m³ ha⁻¹ yr⁻¹), but that occasional storms result in losses of over 200 m³ ha⁻¹ yr⁻¹ on individual fields. On soils that are only 15 cm thick, such rates pose a threat to future farming. Almost all recent erosion has been on fields of winter cereals, which are bare in the wet autumn period. Of greater significance in the short term are the effects of soil-laden runoff (or muddy floods) on urban areas. Flood damage to property has been a regular event since the conversion of this area to winter cereals in the 1970s. Soil conservation measures have been negligible and flood protection has consisted mainly of engineering works and limited land-use change at sites where property damage has occurred. Conversion to grass under the Set Aside, and an Environmentally Sensitive Area (ESA) scheme, could be an effective soil conservation and flood protection approach. In the longer term, increasing stoniness of soils, the economic incentives for arable farming in marginal areas, and the success of legal proceedings relating to flood damage, will determine the future of erosion on the South Downs. Current farming systems clearly are unsustainable and would become more so under future climates without substantial site-targeted land use change.     

Real Estate FDI in Chinese Cities: Local Market Conditions and Regional Institutions

Two China-based geographers test the importance of market conditions and local institutions in determining the locational pattern of foreign direct investment in real estate development (FDIRE), a major component of China's urban growth since the 1980s. Using data from 35 major Chinese cities, they trace the diffusion of FDIRE from a concentration in China's major coastal cities in the late 1990s to a more dispersed pattern including large inland cities in 2008. In addition to investigating the general association between FDIRE, local market opportunities, and liberalized economies/more developed land markets, the authors assess differences in the locational behaviors of developers from Hong Kong-Taiwan-Macao and foreign countries. A concluding section explores the implications of FDIRE activity for the restructuring of China's urban system. Journal of Economic Literature, Classification Numbers: F210, L850, O180, R330. 3 figures, 7 tables, 35 references.     

Discourse on the Docks: Containerization and Inter-Union Work Disputes in US Ports, 1955–85

Research on labour markets has often focused on the economics of work location. Far less attention has been paid to how labour markets are constructed discursively. In this paper, I analyse how the creation of rival discourses concerning traditions of work were central elements in the efforts of two unions to structure local labour markets, in order to retain work for their members in the face of technological innovation. The struggle between the two unions centred on their abilities to construct rival discourses concerning the historical geography of work in the industry. These formed the basis for judicial interpretations concerning whether the actions of the dockers' union represented a legal work preservation action or an illegal work acquisition measure. Such interpretations shaped the subsequent evolution of work and labour markets in the industry. The ability of economic actors to shape discourse in their favour can be a powerful force in the regulation of local labour markets, and thus in the production of economic landscapes.     

Following America into the second industrial revolution: new rules of competition and Ontario's farm machinery industry, 1850–1930

Despite the hiatus in farm expansion from 1880 to 1900, Canadian‐owned Massey‐Harris became a competitive multinational corporation as American branch plants arrived in Ontario. This equivocal performance in Canada's agricultural implements industry poses problems for explanations of Canada's branch plant economy. Most commentators blame an ill‐conceived National Policy for promoting and protecting inefficient industry and frustrating industrial development. In reviewing their explanations, I use systematic comparisons among plants as well as between the Ontario, New York, Ohio, and Illinois industries. I argue that Canada's National Policy was an effective industrial policy that promoted competitive implement manufacture under the constraints of Victorian era technology. Problems emerged in the 1880s, however, as Chicago firms developed mass production in harvesting machinery, and these became entrenched as gasoline tractor development swept the industry after 1900. Ontario firms struggled, but they outperformed competitors in New York and Ohio, who had been industry leaders in] 880. Canada's branch plant economy in the farm machinery industry was made in Chicago and by mechanical engineers, not in Ottawa and by politicians. En dépit de l'hiatus dans l'expansion du pare agricole entre 1880 et 1900, la société canadienne Massey‐Harris est devenue une grande société multinational compétitive lorsque des usines‐succursales américaines ont fait leur arrivée en l'Ontario. Cette baisse de performance de I'Industrie canadienne de fabrication d'outils et d'engins agricoles pose des problèmes sur le plan de l'explication de l'économie des usines‐succursales canadiennes. Pour la plupart des analystes, cette situation serait due à une politique nationals mal‐conçue. Celle‐ci aurait favorisé et protégé une Industrie inefficace, et ainsi frustré le développement industriel. En passant en revue ces analyses, je procède à une série de comparisons systématiques, d'une part des usines entre elles et, d'autre part, entre les industries de New York, de l'Ohio et de l'lllinois. J'avance que la Politique nationale canadienne etait une politique industrielle efficace qui a su promouvoir une Industrie de fabrication d'outils et d'engins agricoles compétitive dans le cadre de la technologie de l'époque victorienne et de ses contraintes. Des problèmes, qui ont fait leur apparition au cours des années 1880, suite à l'adoption par les sociétés de Chicago de la production de masse des moissonneuses, ont perduré suite à l'arrivée en masse des tracteurs à essence après 1900. Ce fut un moment très difficile pour les sociétés de l'Ontario mais elles réussirent à battre leurs concurrents de New York et de l'Ohio qui étaient leaders de l'industrie en 1880. Dans l'industrie des engins agricoles, le sort de l'économie des usines‐succursales était décidéà Chicago, par des ingénieurs en mécanique agricole, non à Ottawa, par des hommes politiques.     

Inter‐Indigenous development aid: markets,corporations, and biases

The Canadian government and the Meadow Lake Tribal Council sponsored a forest extraction corporation in eastern Nicaragua that restructured 16 Miskitu and Mayangna villages and transformed local human‐environment interactions. The Central American aid project demonstrated paternalistic and interventionist tendencies and exposed biases in inter‐Indigenous aid that rendered it inseparable from conventional aid. This case encourages reflection on social and ecological impacts from the marketing of collective resources, the creation of Indigenous development corporations, and the decision‐making criteria and processes driving foreign aid. The case study demonstrates how foreign aid programs targeting Indigenous Peoples may actually thwart the self‐determination that they set out to encourage. Aid agencies and business partners, who had limited knowledge of local cultures and institutions, created externally defined rules that instigated resource conflicts and undermined the authority of customary leaders without resolving poverty or uneven development.