Las decisiones de proyecto y los costes de construcción en la vivienda rural, aplicado al estudio de la vivienda autopromovida en la provincia de Cáceres

En la coyuntura actual, en la que existe por un lado, exceso en la oferta de vivienda (de alto precio o de segunda residencia), y aparece por otro demanda de vivienda (de bajo precio y/o social), el mercado inmobiliario se encuentra paradójicamente bloqueado. Así, surge esta investigación como fruto de este momento histórico, en el cual se somete a debate económico el producto vivienda, no solo como consecuencia de la profunda crisis económica, sino también para la correcta gestión de los recursos desde el punto de vista de lo eficiente y sostenible. Se parte de la hipótesis de que es necesario determinar un estimador de costes de construcción de vivienda autopromovida como una de las soluciones a la habitación en el medio rural de Extremadura, para lo cual se ha tomado como modelo de análisis concretamente la Vivienda Autopromovida subvencionada por la Junta de Extremadura en el marco de la provincia de Cáceres. Con esta investigación se pretende establecer una herramienta matemática precisa que permita determinar la inversión a los promotores, el posible margen de beneficios a los contratistas y el valor real de la garantía en el préstamo a las entidades financieras. Pero el objetivo de mayor proyección social de esta investigación consiste en facilitar una herramienta sencilla a la Junta de Extremadura para que pueda establecer las ayudas de una manera proporcional. De este modo se ayuda a optimizar los recursos, lo cual en época de crisis resulta aun más acuciante, ya que conociendo previamente y con bastante exactitud el importe de las obras se pueden dirigir las ayudas de forma proporcional a las necesidades reales de la ejecución. De hecho, ciertas características difíciles de cuantificar para determinar las ayudas en materia de vivienda, como la influencia del número de miembros familiares o la atención a la discapacidad, se verían contempladas de forma indirecta en el coste estimado con el método aquí propuesto, ya que suponen siempre un aumento de las superficies construidas y útiles, de los huecos de fachadas o del tamaño de locales húmedos y por tanto se contemplan en la ecuación del modelo determinado. Por último, contar con un estimador de costes potencia la forma de asentamiento de la construcción mediante autopromocion de viviendas ya que ayuda a la toma de decisiones al particular, subvencionado o no. En efecto, la herramienta es valida en cierta medida para cualquier autopromocion, constituye un sistema de construcción con las menores posibilidades especulativas y lo más sostenible, es abundante en toda Extremadura, y consigue que el sector de la construcción sea un sistema más eficiente al optimizar su proceso económico de producción. SUMMARY Under the present circumstances, in which there is, on one hand, an excess in the supply of housing (high-price or second-home), and on the other hand a demand for housing (low cost and/or social), paradoxically the property market is at a standstill. This research has come about as a result of this moment in time, in which the product: housing, is undergoing economic debate, not only on account of this serious economic crisis, but for the proper management of resources from the point of view of efficiency and sustainability. A building-costs estimator for owner-developed housing is deemed necessary as one of the solutions for the rural environment that is Extremadura. To this end, it is the Owner-Developed House which has been taken as analysis model. It is subsidized by the Extremadura Regional Government in Caceres Province. This research establishes an accurate mathematical tool to work out the developers’ investment, the builder’s potential profit margin and the reality of the loan for the Financial Institution. But the result of most social relevance in this research is to provide the Extremadura Regional Government with a simple tool, so that it can draw up the Subventions proportionally. Thus, the resources are optimized, an even more vital matter in times of economic slump, due to the fact that if the cost of the building works is known with some accuracy beforehand, the subventions can be allocated in a way that is proportional to the real needs of execution. In fact certain elements related to housing subventions which are hard to quantify, such as the influence of number of family members or disability support, would be covered indirectly in cost estimate with the proposed method, since they inevitably involve an increase in built area, exterior wall openings and the size of plumbed rooms. As such they are covered in the determined model equation. Lastly, the availability of a cost-estimator reinforces the ownerdeveloped building model, since it assists decision-making by the individual, whether subsidized or not. This is because the tool is valid to some extent in any owner-development, and this building scheme, which is common in Extremadura, is the most sustainable, and the least liable to speculation. It makes the building sector more efficient by optimizing the economic production process.

Migraciones interregionales en España (1960-1989): cambios y barreras

En este trabajo se analizan los cambios en el patrón de las migraciones interiores españolas a lo largo del período 1960-1989. De forma preliminar y de acuerdo con las teorías explicativas de los flujos migratorios, se contrasta econométricamente la consistencia de estos cambios con la existencia de sistemas regionales económicamente desequilibrados versus sistemas regionales con diferencias compensadoras. Como resultado, se encuentra que a pesar de la reciente intensificación de las migraciones interiores y a diferencia de lo sucedido en otras etapas y bajo otras circunstancias, ahora no se debería confiar en que los movimientos migratorios puedan contribuir al acercamiento a la media nacional de las regiones con tasas de desempleo más elevadas. Esta vía podría haberse agotado en la medida en que el peso de las barreras procedentes de los mercados de trabajo y de los mercados inmobiliarios es creciente y, paradójicamente, ha generado flujos inte-rregionales equilibrados y no polarizados. Si, además, la posibilidad de que la emigración cumpla un papel dinamizador del ajuste económico se ve afectada por el componente de desempleo de los trabajadores que se desplazan, entonces las políticas públicas no deberían centrarse en la incentivación de los flujos de forma indiscriminada sino, más bien, en los aspectos microeconómicos referentes a la disponibilidad de información, la orientación y la capacitación de los potenciales trabajadores emigrantes.

Avaliação fiscal vs valores de mercado de imóveis em dação em pagamento (segmento habitacional)

Mestrado em Gestão e Avaliação Imobiliária

Stability property of matchings is a natural solution concept in coalitional market games

Stability of matchings was proved to be a new cooperative equilibrium concept in Sotomayor (Dynamics and equilibrium: essays in honor to D. Gale, 1992). That paper introduces the innovation of treating as multi-dimensional the payoff of a player with a quota greater than one. This is done for the many-to-many matching model with additively separable utilities, for which the stability concept is defined. It is then proved, via linear programming, that the set of stable outcomes is nonempty and it may be strictly bigger than the set of dual solutions and strictly smaller than the core. The present paper defines a general concept of stability and shows that this concept is a natural solution concept, stronger than the core concept, for a much more general coalitional game than a matching game. Instead of mutual agreements inside partnerships, the players are allowed to make collective agreements inside coalitions of any size and to distribute his labor among them. A collective agreement determines the level of labor at which the coalition operates and the division, among its members, of the income generated by the coalition. An allocation specifies a set of collective agreements for each player.

Management of commercial property derived risks in the market context of the Russian Federation

The objective of the thesis is to examine the current state of risk management and to determine an appropriate risk management policy for commercial property derived risks in the Russian branch of a Finnish retail trade company. The employed research methodologies are comparative in-depth interviews and empirical value at risk analysis, including portfolio risk decomposition to determine the inter-currency characteristics. For a multinational retail trade company, the commercial property derived risks open up as a diverse combination of financial and non-financial risks with four distinctive interest groups. The research results indicate that geographical diversification across currency regimes provides diversification benefits. The Russian ruble is the most significant single risk component when considering the net investments outside the euro-zone. Decreasing the Russian ruble and Swedish krona exposures are the most effective methods to reduce translation derived risk. Exchange rate volatility varies over time according to idiosyncratic currency regime characteristics, and cost-effective risk management requires comprehensive analysis of the business environment. Profound and proactive risk management methods are found to be pivotal for companies with cross-border operations in order to succeed among international competitors.

Geographical concentration in the institutional market for office property in England and Wales

This paper examines the regional investment practices of institutional investors in the commercial real estate office market in 1998 and 2003 in England and Wales. Consistent with previous studies in the US the findings show that investors concentrate their holdings in a few (urban) areas and that this concentration has become more pronounced as investors have rationalised their portfolio holdings. The findings also indicate that office investment does not fully correlate with the UK urban hierarchy, as measured by population, but is focused on urban areas with high service sector employment. Finally, the pre-eminence of the City of London and and West End office markets as the key focus of institutional investment is confirmed.

Does orthogonalization really purge equity based property valuations of their general stock market influences?

This paper uses a recently developed nonlinear Granger causality test to determine whether linear orthogonalization really does remove general stock market influences on real estate returns to leave pure industry effects in the latter. The results suggest that there is no nonlinear relationship between the US equity-based property index returns and returns on a general stock market index, although there is evidence of nonlinear causality for the corresponding UK series.

The role of industry bodies in changing market practices through self-regulation: commercial property leasing in the UK

The UK government has sought to make changes to commercial property leasing practices. This has been the case since the recession of the 1990s. Industry self-regulation using an industry code of practice has been the vehicle for these changes. However, the code has had little direct success in changing practices. This is despite repeated threats of legislation as a constant backdrop to this initiative. The focus for this research is on the role of the industry bodies in the code initiative. They have been central to self-regulation in commercial leasing. Thus, the aim is to investigate the role of industry bodies in the process of institutional change. The context is industry self-regulation. The specific setting is commercial leasing. The main industry bodies in focus are the British Property Federation and Royal Institution of Chartered Surveyors. An existing model of institutional change forms the framework for the research. A chronological narrative is constructed from secondary data. This is analysed, identifying the actions of the industry bodies within the conceptual stages of the model. The analysis shows that the industry bodies had not acted as convincing agents of change for commercial leasing. In particular there was a lack of theorisation, a key stage in the process. The industry bodies did not develop a framework necessary to guide their members through the change process. These shortcomings of the industry bodies are likely to have contributed to the failure of the Code. However, the main conclusion is that, if industry self-regulation is led by government, then the state must work with industry bodies to harness their potential as champions and drivers of institutional change. This is particularly important in achieving change in institutionalised environments.

Intellectual Property Protection : an External Factor that Influences a Foreign Company’s Market Entry Mode into a Prospective Market

Intellectual Property Protection is been understood in this paper as IP laws and enforcement of these laws in order to protect intellectual property rights. The goal of this research work is to understand how Swedish companies view issues regarding to Intellectual Property Protection (IPP) and how it influences a foreign company?s market entry mode. In order to achieve this objective, the Nigerian market situation and its? laws that govern IPP will be used to analyzed this issue. This paper argues that IPP is an important factor that influences a company?s entry mode and this argument finds IP laws and enforcement as two variables that influence the market while the market situation influences the foreign company. In carrying out this research literature was reviewed and interviews carried out. The research methodology section has presented a qualitative research and explains the nature of the interview stages that have been used to achieve the goals concerning the findings of the empirical data. A qualitative method was adopted by carrying out in-depth semi-structured interviews. The empirical data collected from the investigation were gathered and analyzed based on the research questions. The findings show that IPP of a host market influences a potential foreign company through the market situation that is also influenced by IP laws and enforcement. The outcome of these findings argues that the Swedish companies that were interviewed in this research will enter the Nigerian market through an intermediary mode. This has been based on the current IPP system of Nigerian.

Property rights and the rural land market in Latin America

Includes bibliography