The Impact of New Capital Requirements on the Portfolio Decisions of Finnish Pension Institutions

This paper examines the potential impact of new capital requirements on asset allocations of Finnish pension institutions. We describe the new requirements and consider portfolio construction to minimize regulatory capital, given the investor’s preferred level of expected return. Results identify portfolio transactions that enhance expected return without increasing capital needs. Regulation calls for portfolio diversification and prudence in management, but this paper shows that market participants can exploit inconsistencies in regulation. Possible future consequences include capital outflows from the pension system and an unintended decrease in pre-funding of old-age pensions.

Description of economic data collected with a random sample of commercial reef fish boats in the Florida Keys

This study summarizes the results of a survey designed to provide economic information about the financial status of commercial reef fish boats with homeports in the Florida Keys. A survey questionnaire was administered in the summer and fall of 1994 by interviewers in face-to-face meetings with owners or operators of randomly selected boats. Fishermen were asked for background information about themselves and their boats, their capital investments in boats and equipment, and about their average catches, revenues, and costs per trip for their two most important kinds of fishing trips during 1993 for species in the reef fish fishery. Respondents were characterized with regard to their dependence on the reef fish fishery as a source of household income. Boats were described in terms of their physical and financial characteristics. Different kinds of fishing trips were identified by the species that generated the greatest revenue. Trips were grouped into the following categories: yellowtail snapper (Ocyurus chrysurus); mutton snapper (Lutjanus analis), black grouper (Mycteroperca bonaci), or red grouper (Epinephelus morio); gray snapper (Lutjanus griseus); deeper water groupers and tilefishes; greater amberjack (Seriola dumerili); spiny lobster (Panulirus argus); king mackerel (Scomberomorus cavalla); and dolphin (Coryphaena hippurus). Average catches, revenues, routine trip costs, and net operating revenues per boat per trip and per boat per year were estimated for each category of fishing trips. In addition to its descriptive value, data collected during this study will aid in future examinations of the economic effects of various regulations on commercial reef fish fishermen.(PDF file contains 48 pages.)

Small-scale commercial production of tilapia fry and fingerlings in concrete raceways

This paper discusses the investment prospects in Tilapia fry and fingerling production in raceways created from the concrete drainage channel of a reservoir or pond of an existing fish farm in Nigeria. With an initial capital of 1,300 and an annual operating cost of 310 spent on procurement of fish feed and brood stock for a 10 m super(2) raceway per se, a net profit of 4,100 and 5,090 would be realized from Sarotherodon galilaeus in the first year and subsequent years of production respectively, assuming that the fingerling production rate has been maintained through the production period. It is concluded that the application of this approach of optimizing the use of available resources in the fish farm for the productive breeding of Tilapia fry and fingerlings will apart from alleviating the problem of scarcity of stocking materials in the country, increase the profit margin accruing to the fish farmer

Impacto da NCRF 27 no capital próprio das cooperativas vitivinícolas da região demarcada do Douro

Dissertação de Mestrado apresentada ao Instituto de Contabilidade e Administração do Porto para a obtenção do grau de Mestre em Contabilidade e Finanças, sob orientação de Professora Doutora Ana Maria Alves Bandeira, e Professora Doutora Deolinda Maria Moreira Aparício Meira

Managing marginal capital requirements in solvency II: Analysis of a real insurance portfolio

This thesis provides a complete analysis of the Standard Capital Requirements given by Solvency II for a real insurance portfolio. We analyze the investment portfolio of BPI Vida e Pensões, an insurance company affiliated with a Portuguese bank BPI, both at security, sub-portfolio and asset class levels. By using the Standard Formula from EIOPA, Total SCR amounts to 239M€. This value is mostly explained by Market and Default Risk whereas the former is driven by Spread and Concentration Risks. Following the methodology of Leblanc (2011), we examine the Marginal Contribution of an asset to the SCR which allows for the evaluation of the risks of each security given its characteristics and interactions in the portfolio. The top contributors to the SCR are Corporate Bonds and Term Deposits. By exploring further the composition of the portfolio, our results show that slight changes in allocation of Term and Cash Deposits have severe impacts on the total Concentration and Default Risks, respectively. Also, diversification effects are very relevant by representing savings of 122M€. Finally, Solvency II represents an opportunity for the portfolio optimization. By constructing efficient frontiers, we find that as the target expected return increases, a shift from Term Deposits/ Commercial Papers to Eurozone/Peripheral and finally Equities occurs.

La mobilite internationale des facteurs de production en situation de chomage et de libre-echange commercial: une revue de la problematique.

Cet article fait un recensement des analyses theoriques et empiriques concernant les effets possibles de la mobilite internationale des facteurs de production. les resultats et les recommendations du modele de base sont etablis quand prevalent le plein-emploi et l'ajustement complet des marches. les resultats des diverses analyses, dans un contexte de chomage structurel, sont ensuite identifies.

Research Ethics and Commercial Drug Development: When Integrity Threatens Profitability

Étude de cas / Case study

Análisis del dictamen No. 023-10-DTI-CC de la Corte Constitucional para el período de transición referente al “Tratado entre la República del Ecuador y la República Federal de Alemania sobre fomento y recíproca protección de inversiones de capital”: (Caso No. 0006-10-TI) [Jurisprudencia]

El presente trabajo analiza de manera crítica el pronunciamiento de la Corte Constitucional para el Período de Transición respecto al control constitucional de las denuncias de tratados bilaterales de inversiones de capital, tomando como caso de estudio el instrumento internacional suscrito entre Ecuador y Alemania, en el cual bajo una corriente constitucionalista, la Corte somete al crisol de la contradicción el contenido del Tratado Internacional con la normativa constitucional vigente. En aquel sentido, analizaremos cómo, a través de este polémico dictamen, se inicia una línea jurisprudencial en la que se configuran temas controversiales como el denominado control automático de constitucionalidad, y, el debate respecto a la soberanía estatal en cuanto al no sometimiento del Ecuador a arbitrajes comerciales internacionales en asuntos de índole comercial.

Depreciation and its impact on the total return of UK commercial real estate, 1994-2003

Depreciation is a key element of understanding the returns from and price of commercial real estate. Understanding its impact is important for asset allocation models and asset management decisions. It is a key input into well-constructed pricing models and its impact on indices of commercial real estate prices needs to be recognised. There have been a number of previous studies of the impact of depreciation on real estate, particularly in the UK. Law (2004) analysed all of these studies and found that the seemingly consistent results were an illusion as they all used a variety of measurement methods and data. In addition, none of these studies examined impact on total returns; they examined either rental value depreciation alone or rental and capital value depreciation. This study seeks to rectify this omission, adopting the best practice measurement framework set out by Law (2004). Using individual property data from the UK Investment Property Databank for the 10-year period between 1994 and 2003, rental and capital depreciation, capital expenditure rates, and total return series for the data sample and for a benchmark are calculated for 10 market segments. The results are complicated by the period of analysis which started in the aftermath of the major UK real estate recession of the early 1990s, but they give important insights into the impact of depreciation in different segments of the UK real estate investment market.

The dynamics of asset prices and transaction activity in illiquid markets: the case of private commercial real estate

This paper investigates the relationship between capital flows, turnover and returns for the UK private real estate market. We examine a number of possible implication of capital flows and turnover on capital returns testing for evidence of a price pressure effect, ‘return chasing’ behaviour and information revelation. The main tool of analysis is a panel vector autoregressive (VAR) regression model in which institutional capital flows, turnover and returns are specified as endogenous variables in a two equation system in which we also control for macro-economic variables. Data on flows, turnover and returns are obtained for the 10 market segments covering the main UK commercial real estate sectors. Our results do not support the widely-held belief among practitioners that capital flows have a ‘price pressure’ effect. Although there is some evidence of return chasing behaviour, the short timescales involved suggest this finding may be due to delayed recording of flows relative to returns given the difficulties of market entry. We find a significant positive relationship between lagged turnover and contemporaneous capital returns, suggesting that asset turnover provides pricing information.

Facing the future: energy performance certificates and commercial property

Purpose – The paper aims to present the findings of a “situation review” of the Energy Performance of Buildings Directive (EPBD), focusing on energy performance certificates (EPCs) to highlight areas of specific importance for the UK property investment community. The paper is based on research commissioned by the Investment Property Forum (IPF) and funded through the IPF Research Programme (2006-2009). Design/methodology/approach – Interviews were undertaken with experts from the fields of property investment and building engineering. The interviews were undertaken with to identify: the current knowledge of EPCs in the property investment sector; key issues with practical implementation of the legislation; and perceptions of the potential impacts of legislation, particularly in relation to value stakeholder and behaviour. Findings – The paper finds that, although the regulations have been published, there is still a need for clarification in the marketplace with regard to some of the detail of regulations and the certification process. The following areas are of most concern to property investors: costs of surveys; potential difficulties with the process; and a shortage of assessors. With respect to these impacts it is becoming clear that investors who have not yet started considering the EPBD and its requirements within their strategy are likely to face difficulties in the short term. The most significant value-related impacts of EPBD are expected to be value differentiation of properties and “price chipping” against the rental or capital value of the property, where an occupier or potential purchaser will use the recommendations contained within an EPC to force a reduction in value. The latter is expected to emerge in the short term, whereas the former is expected to be realised over the medium to long term. Both these impacts have potentially significant implications for property investment holdings and also future investment behaviour.

Broker use and the cost of liquidity in commercial real estate investment

Purpose – Commercial real estate is a highly specific asset: heterogeneous, indivisible and with less information transparency than most other commonly held investment assets. These attributes encourage the use of intermediaries during asset acquisition and disposal. However, there are few attempts to explain the use of different brokerage models (with differing costs) in different markets. This study aims to address this gap. Design/methodology/approach – The study analyses 9,338 real estate transactions in London and New York City from 2001 to 2011. Data are provided by Real Capital Analytics and cover over $450 billion of investments in this period. Brokerage trends in the two cities are compared and probit regressions are used to test whether the decision to transact with broker representation varies with investor or asset characteristics. Findings – Results indicate greater use of brokerage in London, especially by purchasers. This persists when data are disaggregated by sector, time or investor type, pointing to the role of local market culture and institutions in shaping brokerage models and transaction costs. Within each city, the nature of the investors involved seems to be a more significant influence on broker use than the characteristics of the assets being traded. Originality/value – Brokerage costs are the single largest non-tax charge to an investor when trading commercial real estate, yet there is little research in this area. This study examines the role of brokers and provides empirical evidence on factors that influence the use and mode of brokerage in two major investment destinations.

The dynamics and measurement of commercial property depreciation in the UK

Beginning with an extensive literature review, this new research summary report analyses the process of rental depreciation, its effect on the performance of rents, and the impacts of capital expenditure on depreciation. It is based on an analysis of more than 700 commercial and industrial properties and newer property types and it is the most comprehensive national study of rental depreciation since the 1986 CALUS report. The report will be of interest to valuers, fund managers, institutional investors and their advisors and researchers.

The impact of cross-border real estate investment on commercial real estate capitalisation rates

This study examines the impact of foreign real estate investment on the US office market capitalization rates. The geographic unit of analysis is MSA and the time period is 2001-2013. Drawing upon a database of commercial real estate transactions provided by Real Capital Analytics, we model the determinants of market capitalization rates with a particular focus on the significance of the proportion of market transactions involving foreign investors. We have employed several econometric techniques to explore the data, potential estimation biases, and test robustness of the results. The results suggest statistically significant effects of foreign investment across 38 US metro areas. It is estimated that, all else equal, a 100 basis points increase in foreign share of total investment in a US metropolitan office market causes about an 8 basis points decrease in the market cap rate.