Measuring European real estate investment performance: A comparison of different approaches

The performance of real estate investment markets is difficult to monitor because the constituent assets are heterogeneous, are traded infrequently and do not trade through a central exchange in which prices can be observed. To address this, appraisal based indices have been developed that use the records of owners for whom buildings are regularly re-valued. These indices provide a practical solution to the measurement problem, but have been criticised for understating volatility and not capturing market turning points in a timely manner. This paper evaluates alternative ‘Transaction Linked Indices’ that are estimated using an extension of the hedonic method for index construction and with Investment Property Databank data. The two types of indices are compared over Q4 2001 to Q4 2012 in order to examine whether movements in these indices are consistent. The Transaction Linked Indices show stronger growth and sharper declines than their appraisal based counterparts over the course of the cycle in different European markets and they are typically two to four times more volatile. However, they have some limitations; for instance, only country level indicators can be published in many cases owing to low trading volumes in the period studied.

Regulating vertical relations in the presence of retailer differentiation costs

We discuss public policy towards vertical relations, comparing different types of contracts between a manufacturer and a maximum of two retailers. Together with (potential) price competition between the retailers, we study the role of a (sunk) differentiation cost paid by them in order to relax competition in the retail market and broaden the market potential of the distributed product. This non-price competition element in the downstream market is responsible for our conclusion that, unlike in standard policy guidelines and previous theoretical analysis, restrictions in intra-brand competition may deserve a permissive treatment even in the absence of inter-brand competition, if retailer differentiation is costly.

Attacking human implants: a new generation of cybercrime

Human ICT implants, such as RFID implants, cochlear implants, cardiac pacemakers, Deep Brain Stimulation, bionic limbs connected to the nervous system, and networked cognitive prostheses, are becoming increasingly complex. With ever-growing data processing functionalities in these implants, privacy and security become vital concerns. Electronic attacks on human ICT implants can cause significant harm, both to implant subjects and to their environment. This paper explores the vulnerabilities which human implants pose to crime victimisation in light of recent technological developments, and analyses how the law can deal with emerging challenges of what may well become the next generation of cybercrime: attacks targeted at technology implanted in the human body. After a state-of-the-art description of relevant types of human implants and a discussion how these implants challenge existing perceptions of the human body, we describe how various modes of attacks, such as sniffing, hacking, data interference, and denial of service, can be committed against implants. Subsequently, we analyse how these attacks can be assessed under current substantive and procedural criminal law, drawing on examples from UK and Dutch law. The possibilities and limitations of cybercrime provisions (eg, unlawful access, system interference) and bodily integrity provisions (eg, battery, assault, causing bodily harm) to deal with human-implant attacks are analysed. Based on this assessment, the paper concludes that attacks on human implants are not only a new generation in the evolution of cybercrime, but also raise fundamental questions on how criminal law conceives of attacks. Traditional distinctions between physical and non-physical modes of attack, between human bodies and things, between exterior and interior of the body need to be re-interpreted in light of developments in human implants. As the human body and technology become increasingly intertwined, cybercrime legislation and body-integrity crime legislation will also become intertwined, posing a new puzzle that legislators and practitioners will sooner or later have to solve.

Mapping Educational Specialist knowHow (MESH): the building of a knowledge management system for research informed practice

In this invited article the authors present an evaluative report on the development of the MESHGuides project (http://www.meshguides.org/). MESHGuides’ objective is to provide education with an international knowledge management system. MESHGuides were conceived as research summaries for supporting teachers’ in developing evidence-based practice. Their aim is to enhance teachers’ capacity to engage actively with research in their own classrooms. The original thinking for MESH arose from the work of UK-based academics Professor Marilyn Leask and Dr Sarah Younie in response to a desire, which has recently gathered momentum in the UK, for the development of a more research-informed teaching profession and for the establishment of an on-line platform to support evidence-based practice (DfE, 2015; Leask and Younie 2001; OECD 2009). The focus of this article is on how the MESHGuides project was conceived and structured, the technical systems supporting it and the practical reality for academics and teachers of composing and using MESHGuides. The project and the guides are in the early stages of development, and discussion indicates future possibilities for more global engagement with this knowledge management system.

Exploring smart grid possibilities: a complex systems modelling approach

Smart grid research has tended to be compartmentalised, with notable contributions from economics, electrical engineering and science and technology studies. However, there is an acknowledged and growing need for an integrated systems approach to the evaluation of smart grid initiatives. The capacity to simulate and explore smart grid possibilities on various scales is key to such an integrated approach but existing models – even if multidisciplinary – tend to have a limited focus. This paper describes an innovative and flexible framework that has been developed to facilitate the simulation of various smart grid scenarios and the interconnected social, technical and economic networks from a complex systems perspective. The architecture is described and related to realised examples of its use, both to model the electricity system as it is today and to model futures that have been envisioned in the literature. Potential future applications of the framework are explored, along with its utility as an analytic and decision support tool for smart grid stakeholders.

Flight to quality? An investigation of changing price spreads in commercial real estate markets

Purpose – The purpose of this paper is to investigate the effect of the crisis on the pricing of asset quality attributes. This paper uses sales transaction data to examine whether flight from risk phenomena took place in the US office market during the financial crisis of 2007-2009. Design/methodology/approach – Hedonic regression procedures are used to test the hypothesis that the spread between the pricing of low-quality and high-quality characteristics increased during the crisis period compared to the pre-crisis period. Findings – The results of the hedonic regression models suggest that the price spread between Class A and other properties grew significantly during the downturn. Research limitations/implications – Our results are consistent with the hypothesis of an increased price spread following a market downturn between Class A and non-Class A offices. The evidence suggests that the relationships between the returns on Class A and non-Class A assets changed during the period of market stress or crisis. Practical implications – These findings have implications for real estate portfolio construction. If regime switches can be predicted and/or responded to rapidly, portfolios may be rebalanced. In crisis periods, portfolios might be reweighted towards Class A properties and in positive market periods, the reweighting would be towards non-Class A assets. Social implications – The global financial crisis has demonstrated that real estate markets play a crucial role in modern economies and that negative developments in these markets have the potential to spillover and create contagion for the larger economy, thereby affecting jobs, incomes and ultimately people’s livelihoods. Originality/value – This is one of the first studies that address the flight to quality phenomenon in commercial real estate markets during periods of financial crisis and market turmoil.

STABILITY ANALYSIS WITH APPLICATIONS OF A TWO-DIMENSIONAL DYNAMICAL SYSTEM ARISING FROM A STOCHASTIC MODEL FOR AN ASSET MARKET

We analyze the stability properties of equilibrium solutions and periodicity of orbits in a two-dimensional dynamical system whose orbits mimic the evolution of the price of an asset and the excess demand for that asset. The construction of the system is grounded upon a heterogeneous interacting agent model for a single risky asset market. An advantage of this construction procedure is that the resulting dynamical system becomes a macroscopic market model which mirrors the market quantities and qualities that would typically be taken into account solely at the microscopic level of modeling. The system`s parameters correspond to: (a) the proportion of speculators in a market; (b) the traders` speculative trend; (c) the degree of heterogeneity of idiosyncratic evaluations of the market agents with respect to the asset`s fundamental value; and (d) the strength of the feedback of the population excess demand on the asset price update increment. This correspondence allows us to employ our results in order to infer plausible causes for the emergence of price and demand fluctuations in a real asset market. The employment of dynamical systems for studying evolution of stochastic models of socio-economic phenomena is quite usual in the area of heterogeneous interacting agent models. However, in the vast majority of the cases present in the literature, these dynamical systems are one-dimensional. Our work is among the few in the area that construct and study analytically a two-dimensional dynamical system and apply it for explanation of socio-economic phenomena.

Studie till uppstartande av annonskatalog

Sten Jonsson wants to start a production of an advertising catalogue for small companies in Sweden. Acatalogue where the advertisingcost is so low that most of the companies can afford to participate. Thecompanies who will advertise should be manufacturing companies in trades of carpentry, sheet metalworkshops, forging workshops and engineering workshops.The catalogue will facilitate for the manufacturer to reach the costumer without any middleman.Without a middleman creates a possibility for an opinion about the product at the same time as theprice can be held low. A catalogue of this type would benefit the marketing of the companies at the sametime as it would generate an occasion for innovations.The possible target groups are property companies, construct companies and farmers.A market research has been carried out contained a postal interview and a phone interview. Themarket research carried out to get an understanding in what the companies think about the idea butalso to see if the companies are in interest of advertise in the catalogue. Unfortunately the marketresearch became unusable when only three of thirty companies comment the idea and two of themwanted to meet for a further visit. In relation to the market research a deeper study in market research,in which essential parts for the project, was made.A dummie has been done to show the design of the catalogue.A calculation has also been done to get an understanding in what the project would cost to start.

Las actividades comunicativas en los materiales didácticos

The ability to communicate orally in a foreign language is fundamental and highly evaluated by both students and teachers. Therefore it is important that educational materials can provide communicative activities that improve this ability. A study of educational materials for young French learners revealed that the activities aimed to practice oral communication in fact were not really communicative. This investigation analyzes three educational materials for beginners in Spanish. The purpose is to see which kinds of activities the materials can offer for practice of oral and interactive communication, to compare them with educational theories and the Swedish curriculum and to detect similarities with the former study. The results show that the majority of the activities used in the materials, are not really communicative, they are mostly based on prepared phrases and there are few possibilities for creativity.

IT support for administrative planning of clinical practice.

The administration of clinical practice placements for nursing students is a highly complex and information driven task. This demonstration is intended to give insight into the web based system KliPP (a Swedish acronym for Clinical Practice Planning) and to discuss the possibilities for further development and use.

A Study in the Theology of Christian Social Action

In this paper I have attempted to present a summary of my exposition of the theology of Rauschenbusch and Niebuhr, and of my own understanding of the issues of Christian Social Action. I have tried to reproduce in this short space the thought of these men, in a manner which should make it comprehensible and which should relate it to the larger questions of social action. This year’s work as a Senior Scholar has proved invaluable because of the discipline of self-directed study which the work taught, and because of myriad possibilities of future investigation which it has suggested. I hope that someday this present manuscript may be expanded into something more substantial. The personal value of such a project, in my opinion, must be measured by the contribution which the project makes to the individual’s general experience, and not merely by the written work which is produced. Therefore, although this manuscript is rather brief, it represents a great deal of value which I feel that I can measure only by my own experience.

A relevância da inteligência competitiva como recurso para a análise de informações da indústria moveleira da região de Bento Gonçalves-RS

O aumento da concorrência exige que as empresas sejam competitivas e conheçam profundamente o ambiente do qual fazem parte. Através da busca e da análise das informações concorrenciais, as empresas poderão identificar ameaças e oportunidades do mercado, possibilitando o reconhecimento de tendências e de pistas fundamentais sobre a concorrência, o que pode conduzir a obtenção de vantagens competitivas. A área que tem se preocupado principalmente com a recuperação e o tratamento de informações do ambiente concorrencial, é denominada internacionalmente de Inteligência Competitiva (IC). Este trabalho apresenta os resultados de um estudo exploratório, sobre a busca e a análise de informações do ambiente concorrencial nas empresas da indústria moveleira da região de Bento Gonçalves do Rio Grande do Sul, visando colocar em evidência a importância dessa área para um melhor posicionamento das indústrias desse setor no mercado nacional e internacional. Os resultados alcançados com a pesquisa, apresentam diversas características sobre a indústria moveleira, tais como: centralização da informação, subutilização da Tecnologia da Informação, monitoramento restrito e informal da concorrência, entre outras. Em síntese, revelam que a grande maioria das empresas não possuem um setor específico para o monitoramento do ambiente, onde poucas empresas utilizam a Inteligência Competitiva como recurso para a análise de informações. A subdivisão da amostra em três extratos distintos permitiu identificar as características de cada extrato da amostra quanto ao conhecimento do ambiente concorrencial.

O canal de distribuição para produtos cosméticos em Porto Alegre : uma análise com foco nos salões de beleza

As empresas estão participando de um mercado cada vez mais competitivo. Esta disputa acirrada das empresas pelos clientes tem propiciado canais alternativos de distribuição dos produtos aos diferentes segmentos de mercado. Os canais de distribuição estão adquirindo uma importância cada vez maior aos olhos dos fabricantes e dos clientes, principalmente na questão de serviços. De acordo com Ballou (2001, p.44), “o serviço ao cliente, inclui disponibilidade de estoques, rapidez na entrega, rapidez e acuracidade no preenchimento de pedidos”. A esses serviços pode ser somada uma gama variada de outros serviços a serem prestados pelos participantes do canal de distribuição ou pelos fabricantes. A empresa Ravel Produtos Cosméticos e Dermatológicos será a principal usuária dos resultados obtidos com este estudo, pois é fabricante de produtos cosméticos e tem seu foco de atuação principal na cidade de Porto Alegre. O objetivo deste trabalho foi analisar o canal de distribuição para produtos cosméticos destinados a consumidores de alta renda no mercado de Porto Alegre, procurando identificar os aspectos de serviços demandados, produtos utilizados e mix de produtos comercializados pelo canal de distribuição: salões de beleza. O estudo foi realizado através de pesquisa qualitativa, com entrevistas individuais junto aos proprietários dos salões, ou junto às pessoas que decidem o mix de produtos a ser utilizado ou comercializado pelos salões. O mix de produtos comercializados pelos salões de beleza em Porto Alegre conforme a pesquisa realizada, é o seguinte: xampus, cremes, máscaras, hidratantes, fluidos e géis. Entre as respostas das entrevistas, foram encontrados os seguintes serviços demandados pelos salões de beleza: amostras de produtos, entregas rápidas, frete cif, suporte técnico do fabricante, prazos elásticos de pagamento e exclusividade como canal de distribuição para as linhas que comercializa.

Formação do campo publicitário brasileiro 1930-1970

Este relatório sucede a um anterior que examinou a industrialização americana e a constituição de uma sociedade de consumo nos EUA entre 1870 e 1930. Uma vez examinada a situação nos EUA, lida-se aqui com a expansão internacional da publicidade americana no Brasil, a partir da instalação das primeiras filiais de agências americanas na década de 1920. O papel de relevo que elas tiveram na formação de profissionais e de um mercado publicitário no país é examinado dentro da lógica do interesse comercial das grandes corporações, assim como dentro da lógica dos interesses do governo americano em relação ao Brasil durante e após a Segunda Guerra Mundial. Observando-se as biografias de dois publicitários brasileiros que construíram carreira nessas agências Rodolfo Lima Martensen e Renato Castelo Branco, o texto mostra o perfil social dos jovens suscetíveis de se interessar por um ramo de atividade novo no país e bastante distante das alternativas profissionais valorizadas para quem tinha alguma probabilidade de acesso ao ensino superior. Focalizando o período compreendido entre 1930 e 1970, a análise dá conta do surgimento de um campo publicitário relativamente autônomo no Brasil, no qual brasileiros conseguem abrir agências e competir as americanas que controlavam o mercado. O novo contexto favorece profissionais com inserção necessária a agir nos bastidores do governo e da política, para conquistar contas públicas, assessorar candidatos e partidos e negociar interesses categoriais. Tudo isso em uma conjuntura em que a atividade publicitária se transfere do Rio a São Paulo, o país transita da democracia ao autoritarismo militar, a mídia eletrônica suplanta a impressa e a industrialização por substituição de importações avança em ritmo muito forte.

Mercado de capitais e desenvolvimento

As empresas brasileiras tendem a colocar apenas ações preferenciais no mercado. Este trabalho discute algumas das conseqüências dessa prática, procurando demonstrar que esta afugenta os investidores de longo prazo que podem exercer uma dupla função: monitorar algumas atividades da empresa coibindo certas práticas indesejadas da direção e estabilizar o mercado reduzindo as chances de takeovers hostis, mas não dos takeovers sob os quais o monitoramento ocorre, levando em consideração sua natureza de bem público e o problema de reputação, que tipicamente levam a uma oferta subótima desse tipo de atividade. Também é analisado como a presença dos investidores de longo prazo afeta a ação dos arbitradores que procuram extrair sinais do mercado para auferir ganhos com preços fora dos fundamentos.