La dimensión de la subjetividad en la formación del valor inmobiliario : aplicación del método de análisis de ecuaciones estructurales al mercado residencial de Lisboa

The discretionality and the appraisers’ subjectivity that characterize traditional real estate valuation are still allowed to take part in the formation of the asset price even when respecting international standards (EVS, IVS) or Appraisal Institution´s regulations (TEGOVA, RICS, etc.). The application of econometric and statistical methods to real estate valuation aims at the elimination of subjectivity on the appraisal process. But the unanswered question underneath this subject is the following: How important is the subjective component on real estate appraisal value formation? On this study Structural Equation Models (SEM) are used to determine the importance of the objective and subjective components on real estate valuation value formation as well as the weight of economic factors and the current economic context on real estate appraisal for mortgage purposes price formation. There were used two latent variables, Objective Component and Subjective Component, witch aggregate objective observed variables and subjective observed and unobserved variables, respectively. Factorial Exploratory Analysis is the statistical technique used in order to link the observed variables extracted from the valuation appraisal reports to the latent constructs derived from the theoretical model. SEM models were used to refine the model, eliminate non‐significant variables and to determine the weight of Objective and Subjective latent variables. These techniques were applied to a sample of over 11.000 real estate assets appraisal reports throughout the time period between November of 2006 and April of 2012. The real assets used on this study are located on Lisbon’s Metropolitan Area – “Grande Lisboa” –, Portugal. From this study, we conclude that Subjective Component has a considerable weight on real estate appraisal value formation and that the external factor Economic Situation has a very small impact on real estate appraisal value formation.

A governação de territórios metropolitanos. Contexto institucional e de planeamento nas regiões de Madrid, Barcelona, Paris e Lisboa / The regional metropolitan governance. Institutional mark and planning in Madrid, Barcelona, Paris and Lisbon

Resumo Em resposta aos desafios atuais de muitas grandes cidades, o contexto institucional e o planeamento territorial formam dimensões para melhorar a governação metropolitana. No quadro das regiões capitais do sudoeste europeu, quais poderão ser as inovações e diferenças nos seus modelos e processos em curso? Este artigo propõe uma investigação aplicada para apresentar a análise da governação metropolitana. Através do método de estudos de caso em perspectiva comparada, vários elementos e entrevistas são ponderados qualitativamente nas regiões de Madrid, Barcelona, Paris e Lisboa. As conclusões encontram uma tendência para o equilíbrio entre os esforços dessas duas dimensões da governação territorial metropolitana, não impedindo registrar os seus diferentes percursos: por exemplo Ile-de-France desenvolveu boas iniciativas em matéria de planeamento, que então pedem alguns ajustamentos no quadro político, enquanto Madrid teve “menos actividade” nos últimos anos, em resultado da sua grande estabilidade institucional. A região de Lisboa permanece talvez numa “posição intermédia”, com uma dinâmica de evolução pouco previsível. Mas de acordo com este argumento, admite-se que os seus processos podem levar a melhorias graduais no sistema de governação, com o seu próprio percurso, implementando acções que devem respeitar, em particular, a geografia do território. Abstract Addressing the running challenges of several greater cities, the institutional mark and regional planning are dimensions for improving metropolitan governance. Regarding the southwest European capital regions, what can be the innovations and differences in their currently processes and models? This paper proposes an applied framework to present the metropolitan governance analysis. Through a comparative case study methodology, various elements and interviews are qualitatively measured in the regions of Madrid, Barcelona, Paris and Lisbon. The conclusions find a tendency to balance between the efforts on those two regional metropolitan governance dimensions, which does not prevent to register their different paths: for example Ile-de-France has developed good initiatives in terms of planning, which then require some adjustments in the political mark, while Madrid had in recent years “less activity”, in result of his institutional stability. The Lisbon region maybe stays in an “intermediate position” with a dynamic evolution that is difficult to predict. But according to that argument, it’s possible to admit that his processes can gradually lead to small improvements in his governance system, with his own path, implementing actions that must respect, in particularly, the geography of the territory.