Asuntosijoittaminen: demografisten ja taloudellisten muuttujien vaikutus asuntojen hinta- ja vuokrakehitykseen Suomessa

Tutkielman tavoitteena on tehdä katsaus asuntosijoittamiseen sekä löytää asuntosijoittajalle tärkeää tietoa asuntojen hinta- ja vuokrakehitykseen vaikuttavista alueellisista tekijöistä. Asuntojen hintoihin vaikuttavia tekijöitä tutkitaan sekä kasvukaupungeissa että rakennemuutosalueilla. Asuntojen vuokrakehitykseen vaikuttavia selittäviä tekijöitä tutkitaan koko Suomen, pääkaupunkiseudun ja muun Suomen alueilla. Tutkimus toteutetaan käyttäen lineaarista regressioanalyysiä ja käytettävä aineisto koostuu muuttujien aikasarjoista vuosilta 1988–2010 sekä 1996–2009. Saatujen tulosten perusteella nettokansantulolla ja asuntokunnan käytet-tävissä olevalla rahatulolla on selkeä vaikutus asuntojen hintakehitykseen kasvukeskuksissa. Rakennemuutosalueilla työllisyyden ja teollisuuden vaikutukset ovat vahvoja. Asuntojen vuokriin vaikuttavista tekijöistä mm. asuinkerrostalokannalla, aloittaneiden yritysten määrällä ja asuntokunnan käytettävissä olevalla rahatulolla voidaan nähdä olevan selkeä vaikutus neliövuokran kehitykseen.

Dynamic linkages of real estate and stock markets in Finland

Traditionally real estate has been seen as a good diversification tool for a stock portfolio due to the lower return and volatility characteristics of real estate investments. However, the diversification benefits of a multi-asset portfolio depend on how the different asset classes co-move in the short- and long-run. As the asset classes are affected by the same macroeconomic factors, interrelationships limiting the diversification benefits could exist. This master’s thesis aims to identify such dynamic linkages in the Finnish real estate and stock markets. The results are beneficial for portfolio optimization tasks as well as for policy-making. The real estate industry can be divided into direct and securitized markets. In this thesis the direct market is depicted by the Finnish housing market index. The securitized market is proxied by the Finnish all-sectors securitized real estate index and by a European residential Real Estate Investment Trust index. The stock market is depicted by OMX Helsinki Cap index. Several macroeconomic variables are incorporated as well. The methodology of this thesis is based on the Vector Autoregressive (VAR) models. The long-run dynamic linkages are studied with Johansen’s cointegration tests and the short-run interrelationships are examined with Granger-causality tests. In addition, impulse response functions and forecast error variance decomposition analyses are used for robustness checks. The results show that long-run co-movement, or cointegration, did not exist between the housing and stock markets during the sample period. This indicates diversification benefits in the long-run. However, cointegration between the stock and securitized real estate markets was identified. This indicates limited diversification benefits and shows that the listed real estate market in Finland is not matured enough to be considered a separate market from the general stock market. Moreover, while securitized real estate was shown to cointegrate with the housing market in the long-run, the two markets are still too different in their characteristics to be used as substitutes in a multi-asset portfolio. This implies that the capital intensiveness of housing investments cannot be circumvented by investing in securitized real estate.

Suomen asuntomarkkinoiden kehitys vuosina 2000-2016

Kandidaatintutkielman tarkoituksena on tutkia Suomen asuntomarkkinoiden kehitystä kuluttajamarkkinanäkökulmasta 2000-luvulta alkaen. Tutkimuksen päätavoitteena on selvittää ennalta valittujen tekijöiden avulla, kuinka nämä ovat vaikuttaneet asuntomarkkinoihin. Tekijöiden avulla pystytään selvittämään kysynnän ja tarjonnan vaikutukset asuntomyyntiin. Tutkielman teoreettisen viitekehyksen muodostavat hintakehitys ja 4C-malli. Lisäksi tutkimuksessa on selvitetty talouden heilahteluiden vaikutuksia asuntomarkkinoihin sekä rakennuslupa-asioita ja asuntotuotantoa. Aineistot koostuvat kolmesta eri haastattelusta, joita tukevat aiheeseen liittyvät tilastot ja muu kirjallisuus. Haastatteluiden analyysissä etsitään tärkeimpiä vaikuttajia asuntomarkkinoilla. Tutkimuksessa selviää kaupungistumisen aiheuttaneen suuren muuttoliikenteen kaupunkien lähettyville, minne on alkanut muodostua pienempiä kaupunkikeskuksia. Kuluttajat haluavat asunnon sijaitsevan julkisten liikenneyhteyksien ja palveluiden läheisyydessä. Asuntokoot ovat vuoden 2000 jälkeen pienentyneet, jolloin asuntotuotantoa on jouduttu sopeuttamaan. Asuntolainan koron laskun myötä asuntomyynnin kasvu ei ole ollut toivotulla tasolla. Taloudellisten heilahtelujen myötä kuluttajiin on iskenyt epävarmuus, joka vähentää ihmisten halukkuutta ostaa asuntoja.

Development of internet-based value added services in housing estate business in Russia

Value added services are becoming increasingly popular as they increase the perceived value of the core product and can be a strong method of attracting customers and motivating them to make a choice. The purpose of this research is to develop internet-based value added services for housing estate business in Russia. The research is a case study of Russian housing estate market utilising a triangulation of methods for better results. For the qualitative data analysis, 7 interviews with heads of regional departments of construction companies from different regions of Russia were conducted. For the quantitative data analysis, a survey of 128 inhabitants of Saint-Petersburg housing estates was held. Factor analysis and descriptive statistics including cross-tabulations and chi-square tests for significance were used to analyse the results. In this study, a list 19 value added services that can be provided through online platforms in housing estate market was developed. These services fall into three big groups: social networking services, compulsory and additional services. Additionally, the question of monetisation of online platforms in housing estate market was discussed and three business models were suggested.

Testing for granger-causality in the Finnish roundwood market

Summary

Logistic services as competitive means : segmenting the retail market for softwood lumber

Abstract

Land use response to agricultural policy and market movements on Finnish dairy-farms

Selostus: Tuki- ja hintamuutosten vaikutus maitotilojen pellon käyttöön

Whole sales market for fresh potato in Finland

Selostus: Suomen ruokaperunamarkkinoiden toimivuus

Market entry order and competitive advantage of the firm

A firm that wishes to launch a new product to the market is faced with a difficult task of deciding what the best moment for the launch is. Timing may also be critical when a firm plans to adopt new processes or intends to head for new markets. The critical question the firm needs to tackle is whether it will try to reach the so-called first-mover advantage by acting earlier than its rivals. The first-mover position may reward the entrant with various opportunities to gain competitive advantage over later movers. However, there are also great risks involved in the early market entry, and sometimes the very first entrant fails even before the followers enter the market. The follower, on the other hand, may be able to free-ride on the earlier entrants' investments and gain from the languished uncertainties that characterize the new markets. According to the current understanding the occurrence of entry order advantages depends not only on the mechanism and attributes in the firm's environment that provide the initial opportunities but also on the firm's ability to capitalize on these advantage opportunities. This study contributes to this discussion by analyzing the linkages between the asset base of the firm, characteristics of the operating environment and the firm's entry timing orientation. To shed light on the relationship between the entry timing strategy and competitive advantage, this study utilizes the concept of entry timing orientation. The rationale for choosing this type of approach arises from the inability of previously employed research tools to reach the underlying factors that result in entry timing advantage. The work consists of an introductory theoretical discussion on entry timing advantages and of four research publication. The empirical findings support the understanding that entry timing advantage is related to the characteristics of the firm's operating environment but may also be related to firm-specific factors. This in turn suggests that some of the traditional ways of detecting and measuring first-mover advantage - which to some extent ignore these dimensions - may be outdated.