Valor inmobiliario y estructura urbana: el análisis del tipo edificatorio como estrategia para la valoración territorial

La valoración de inmuebles urbanos y más cuando se afronta desde un punto de vista masivo, no es una actividad sencilla. Tanto la legislación vigente en España como los estándares de valoración internacionales establecen que los valores deben de estar referenciados al valor de mercado, pero el mercado inmobiliario se caracteriza por su limitada transparencia y porque el producto es relativamente ilíquido. En este contexto, parece necesario acometer el estudio de nuevas herramientas que faciliten el establecer con mayor seguridad el valor de los inmuebles. El análisis de los factores que determinan el precio de los inmuebles permite identificar aquellas características que más inciden en el mismo, como son su tamaño, uso, tipología, calidad, antigüedad y localización. A partir de ellas y a través del estudio de la estructura urbana, localizando las zonas homogéneas y analizando las variables de su producto inmobiliario, se ha desarrollado una nueva metodología basada en el tipo edificatorio como estrategia para la valoración territorial. A lo largo de este trabajo, cuyo ámbito de análisis se ha centrado en los municipios de la Comunidad de Madrid, mediante el análisis comparado de sus características, se va a exponer cómo el tipo de estructura urbana influye significativamente en la calidad de los resultados que se obtienen. También se va a incidir en la sensibilidad de los mismos a los diferentes métodos de tratamiento de datos y de análisis matemático y estadístico. Con todo, se puede afirmar que la utilización de la metodología que se propone facilita, mejora y apoya la valoración de inmuebles, siendo posible su aplicación directa tanto para la valoración masiva de inmuebles como en la individualizada. ABSTRACT The valuation of urban property and more so when one is confronted with it from a massive point of view, is not an easy task. Taking into consideration Spain‟s current regulations as well as the international valuation standards, they establish that the values must be referred to the market value, but the real-estate market is characterised by its limited transparency and because the product is relatively illiquid. Under these circumstances, it seems necessary to undertake the study of new tools that facilitate the obtention of more accurate and secure valuation of real estate assets. The analysis of the factors that determine the price of property allow us to identify those characteristics that influence it most, such as size, use, typology, quality, age and location. Taking these points into consideration and through the study of urban structure, localising the homogeneous areas and analysing the variables of its real-estate product, a new methodology has been developed based on the type of building as well as on the local valuation strategy. Throughout this work, whose scope of analysis has been focussed on the municipalities of the Autonomous Region of Madrid through a comparative analysis of its characteristics, it will be shown how the type of urban structure can significantly influence the quality of the results that are obtained. It will also affect their sensitivity to the different methods of data processing, and of mathematical and statistical analysis. In all, one can confirm that using the methodology that is being proposed facilitates, improves and supports the valuation of properties, enabling its direct application for the mass valuation of property as well as for the individual one.

Análise do impacto do novo plano diretor estratégico da cidade de São Paulo no planejamento de produtos residenciais.

Diferentemente de muitas cidades europeias, a urbanização da cidade de São Paulo ocorreu na medida de seu crescimento econômico e populacional, formando um desenho urbano heterogêneo, sem padrões. A falta de um planejamento eficaz somada à priorização do transporte individual geraram problemas urbanos tais como congestionamentos, degradação ambiental, transporte público incipiente, etc. O novo plano diretor estratégico de São Paulo surge com uma proposta para reorganização da cidade, adensando regiões providas de maior infraestrutura e limitando a densidade populacional das outras regiões. Responsável pelo desenvolvimento imobiliário, o setor de real estate é afetado diretamente pelas novas diretrizes do plano diretor. Neste trabalho, são discutidos os impactos do novo plano diretor no planejamento de produtos residenciais, identificando os efeitos na formação de preços e das tipologias que passarão a ser ofertadas de acordo com as novas diretrizes de uso do solo, bem como as possíveis respostas do mercado, ou seja, empreendedores e a população. A metodologia de pesquisa contou com estudos bibliográficos, coleta de dados em uma incorporadora tradicional da cidade de São Paulo, e estudos de qualidade de investimento. Uma base de dados de terrenos foi submetida ao modelo de modo a comparar os resultados de empreender considerando a legislação anterior e a atual imposta pelo plano. Como resultado, verificou-se que a consequência indireta do plano será o aumento de preço de venda de apartamentos. Para minimizar esse efeito, será necessário: reduzir as taxas de retorno do empreendedor, reduzir as áreas privativas, custos de obra e os custos de terreno. Para os empreendedores, o planejamento de produtos se tornará ainda mais importante, diante das novas limitações e da provável redução de seus resultados financeiros. Ainda, a tendência é que terrenos localizados próximos dos eixos de transporte tenham seus preços de comercialização elevados, e a oferta de apartamentos nessas regiões será de produtos de até 80 metros quadrados. Já os terrenos localizados em regiões de baixo aproveitamento poderão ter a atividade de incorporação inviabilizada, a não ser que haja reduções consideráveis dos custos de terreno.

El impacto de la crisis económica sobre la movilidad internacional de los residentes extranjeros en la provincia de Alicante

Introducción: En este estudio se investigan los efectos de la crisis económica en los flujos migratorios internacionales. Específicamente, se realiza un análisis comparado sobre los comportamientos en la movilidad residencial de los principales grupos de residentes a partir de las Estadísticas de Variaciones Residenciales (EVR) de 2005 a 2010 en Alicante. Método: Se analizan los microdatos de las EVR para comparar las entradas y salidas de inmigrantes procedentes de los países que aglutinan a las personas que se trasladan orientadas por motivos más cercanos a la esfera del ocio que a la del trabajo, con el grupo de nacionalidades que concentra a la mayoría de los inmigrantes laborales que llegaron atraídos por las ofertas de empleo generadas con la expansión del sector inmobiliario. Resultados: Entre los años 2007 y 2009 se redujeron mucho las variaciones residenciales de entrada en la provincia Alicante desde el extranjero, mientras que se incrementaron las variaciones relacionadas con las salidas. Aunque existen diferencias en el balance de entradas y salidas según la zona de la provincia, la nacionalidad y la edad de los migrantes, la crisis parece asociarse con una tendencia a la reducción del número de residentes extranjeros en general. Discusión o Conclusión: Se concluye que la crisis no sólo ha generado un éxodo de los ciudadanos con menos recursos económicos, también ha provocado la salida masiva de aquellos otros inmigrantes cuya presencia en España se asocia con el consumo.

La disoccupazione giovanile in tempo di crisi: un monito all’Europa (continentale) per rifondare il diritto del lavoro? = Youth Unemployment in Recessionary Times: a Caveat to (Continental) Europe to Reconstruct its Labour Law. WP C.S.D.L.E. "Massimo D'Antona" .INT - 91/2012

The current debate taking place in continental Europe on the need to reform labour law to reduce the duality between labour market insiders and outsiders, thus giving new employment opportunities to young people seems to be, at its best, a consequence of the crisis, or at its worst, an excuse. The considerable emphasis placed on the power of legislation to reduce youth unemployment prevents real labour market problems from being clearly identified, thus reducing the scope to adopt more effective measures. Action is certainly required to help young people during the current crisis, yet interventions should not be exclusively directed towards increased flexibility and deregulation. This paper questions the “thaumaturgic power” wrongly attributed to legislative interventions and put forward a more holistic approach to solve the problem of youth employment, by focusing on the education systems, school-to-work transition and industrial relations. As a comparative analysis demonstrates, in order to effectively tackle the issue of youth employment, it is not enough to reform labour law. High quality education systems, apprenticeship schemes, efficient placement and employment services, cooperative industrial relations and flexible wage determination mechanisms are the key to success when it comes to youth employment, not only in times of recession.

Outlook and situation report.

Mode of access: Internet.

Periodic reports of the Agricultural Marketing Service.

Vol. for 1956 never published.

Marketing western and central New York cabbage.

Mode of access: Internet.

Marketing western and central New York apples.

Mode of access: Internet.

Marketing western and central New York onions.

Mode of access: Internet.

Marketing Appalachian District apples.

Description based on: 1980 crop; title from cover.

The Shape of Global Wealth: Slender Towers from New York to Seattle

Thesis (Master's)--University of Washington, 2016-06

Regional renaissance? New forms of governance in nonmetropolitan Australia

Since the Second World War, Australian governments have adopted various approaches to governing nonmetropolitan Australia. The authors profile three distinct approaches to governance characterised as (1) state-centred regionalism; (2) new localism; and (3) new forms of multifaceted regionalism. Although recent policy initiatives have been justified by the argument that the region is the most suitable scale for planning and development in nonmetropolitan Australia, in practice the institutional landscape is a hybrid of overlapping local, regional, and national scales of action. The authors compare this new, multifaceted, regionalism with the so-called 'new regionalism currently being promoted in Western Europe and North America. It is argued that new regionalism differs in quite important ways from the regionalism currently being fostered in Australia. In Australia, the centrality of sustainability principles, and the attempt to foster interdependence amongst stakeholders from the state, market, and civil society, have produced a layer of networked governance that is different from that overseas. It is argued that there is a triple bottom-line 'promise' in the Australian approach which differs from the Western Europe/North American model, and which has the potential to deliver enhanced economic, social, and environmental outcomes.

Stakeholder preference and stated vs. derived importance satisfaction research

This paper presents a case study that reveals how stakeholders in the research process, by recommending specific data collection and analytical techniques, exert significant ‘hidden’ influence on the decisions made on the basis of market research findings. While disagreements amongst stakeholders regarding research design are likely, the possibility that strategies adopted by companies are dependent upon stakeholder research preferences has not been adequately addressed in the literature. Two widely used quantitative customer satisfaction evaluation approaches, involving stated and derived importance, are compared within a real life market research setting at an international bank. The comparative analysis informs an ongoing debate surrounding the applicability of explicit and implicit importance measures and demonstrates how recommendations are dependent upon the methodological and analytical techniques selected. The findings, therefore, have significant implications for importance based satisfaction market research planning and highlight the need to consider the impact of stakeholder preferences on research outcomes.

O papel dos quintais urbanos na segurança alimentar, bem estar e conservação da biodiversidade

Residential homegardens have environmental and social roles in the urban environment. These green spaces can potentially minimize the impacts caused by the growth of cities, being an alternative to connect fragmented areas or offer refuge to wildlife and therefore support the conservation of biodiversity. In addition, the homegardens demonstrate a leading role in increasing human well-being by promoting socialization opportunities, contact with nature, local culture as well as improvements in food security for the urban families. Nevertheless, it is still unclear what specific characteristics of homegardens can act effectively in the conservation of the biodiversity, as well as in the construction of food security and well being of the homegardeners and their families. The first chapter of this thesis analyzed the diversity of plant species (native and exotic) and assessed the contribution of different types of urban gardens (ornamental and forest gardens alike) in the presence of wildlife such as birds, monkeys and lizards. In the second chapter we evaluated the contribution of those gardens to the welfare and food security of their owners. In order to do this, 41 gardens were visited in Pium, a southern coastal town in the northeastern Brazil, which also happens to be in a periurban region undergoing rapid urban expansion and pressure from the real estate market. We surveyed the planned biodiversity and fauna associated with homegardens. The data related to food security and welfare were sampled through interviews with the person in charge of taking care of the gardens. These interviews covered issues on the supply of food from the garden and absence of chemical products, as well as aspects of the GNH indicator (Gross National Happiness). The results showed that these homegardens generally contribute little to the maintenance of native plant species (native species = 29/ total = 187). From its main features, the gardens were classified as ornamental, forest gardens and forest farms. These groups had a different effect on the presence of the animals studied and the last two contained most of the sampled native species. The diversity of plants and trees was a good predictor of the presence of birds and monkeys. Thus, the contribution of yards for the conservation of biodiversity depends on the type of garden: some even can have negative effects on conservation. These results can direct new approaches to detailed understanding of gardens and also of public policies applied to urban planning. The results of the second chapter showed that the two types of forest gardens contributed to household food security, for providing food and medicinal herbs, which mostly did not have pesticides and chemical 12 fertilizers. But the three groups of gardens are important components for the well being of their stakeholders. Gardens help promote the transmission of knowledge on agriculture, socialization, contact with nature and bring up feelings related to peace and harmony. Thus, forest gardens can be considered important means to get through public projects and policies designed to encourage biodiversity and promote food security and well-being in urban areas

O olhar das instituições de previdência sobre a casa e a cidade: promoção, financiamento e avaliação de imóveis

The investments of Caixas and Institutos de Aposentadoria e Pensões (CAP and IAP) in homes of Natal, between the decades of 1930-60, helped to boost up the local real estate market in consolidation at the time. Inserted in the first national policy on social housing in the country, these operations have demanded the creation of a wide qualified organizational structure, which would be from the "Central Offices" of Rio de Janeiro to the decentralized units of the federal states. The professionals linked to the Local Agencies have developed, on this matter, from activities related to the design and construction of residential complexes, to the daily study of financing proposals in isolated units. As from these studies, the evaluation of shelters was essential to the effectiveness of the policy, resulting in the production of data on the market value of the properties by observing and issuing judgments upon the living quarters of different social groups. Given these considerations, the aim here is to contribute to the understanding on how to operate these real estate actions in the legitimization of boundaries about the urban space and dwellings available to workers in Natal. Therefore, the views of the city and constructions expressed by the evaluating engineers in their technical reports have been taken as the focus. Being the main primary sources of work, these reports are part of the edifices process of CAP/IAP regarding Natal, whose content is systematized in the database "Enterprises", the HCUrb Research Group. In addition, there were used local newspapers at the time and interviews with professionals as complementary sources. It was found that, in general, the evaluations have configured – in a more everyday dimension of bureaucratic routines - a vehicle, among others, circulating ideas about "home" within the social security institutions, being imbued with assumptions historically constructed about the "modern habitat". Filled in loco, the reports expose the clash between modernizing ideals in vogue and clear limitations in the city scenario at the time. Fragmented images of the town are given to read through the labels assigned to the evaluated sites – these being coated of certain "scientific" character - which both legitimated and contributed to the dynamics of appreciation/depreciation of the soil and to the socio-spatial differentiation. Contradictions were evident in the endorsement given by the technicians when financing of admittedly precarious homes for insured disadvantaged categories at the local level - such as industrial workers - while strict regulations were imposed to new construction, designed, above all, to better paid categories. By identifying raters engineers as urban agents, members of a technical-focused operating system for safety and efficiency in the real estate investments of those authorities corporatist, it is desired the usefulness of further studies on these characters, their training, professional activity and participation in the construction of discourses and practices of intervention about the city and its buildings, discussing individual and grouped interests that were left behind.