Another look at the relative importance of sectors and regions in determining property returns

This paper re-examines the relative importance of sector and regional effects in determining property returns. Using the largest property database currently available in the world, we decompose the returns on individual properties into a national effect, common to all properties, and a number of sector and regional factors. However, unlike previous studies, we categorise the individual property data into an ever-increasing number of property-types and regions, from a simple 3-by-3 classification, up to a 10 by 63 sector/region classification. In this way we can test the impact that a finer classification has on the sector and regional effects. We confirm the earlier findings of previous studies that sector-specific effects have a greater influence on property returns than regional effects. We also find that the impact of the sector effect is robust across different classifications of sectors and regions. Nonetheless, the more refined sector and regional partitions uncover some interesting sector and regional differences, which were obscured in previous studies. All of which has important implications for property portfolio construction and analysis.

Non-normal real estate return distributions by property type in the U.K.

Investment risk models with infinite variance provide a better description of distributions of individual property returns in the IPD database over the period 1981 to 2003 than Normally distributed risk models, which mirrors results in the U.S. and Australia using identical methodology. Real estate investment risk is heteroscedastic, but the Characteristic Exponent of the investment risk function is constant across time yet may vary by property type. Asset diversification is far less effective at reducing the impact of non-systematic investment risk on real estate portfolios than in the case of assets with Normally distributed investment risk. Multi-risk factor portfolio allocation models based on measures of investment codependence from finite-variance statistics are ineffectual in the real estate context.

Evaluating the effectiveness of common structures in property portfolio construction

A good portfolio structure enables an investor to diversify more effectively and understand systematic influences on their performance. However, in the property market, the choice of structure is affected by data constraints and convenience. Using individual return data, this study tests the hypothesis that some common structures in the UK do not explain a significant amount about property returns. It is found that, in the periods studied, not all the structures were effective and, for the annual returns, no structures were significant in all periods. The results suggest that the drivers represented by the structures take some time to be reflected in individual property returns. They also confirm the results of other studies in finding property type a much stronger factor in explaining returns than regions.

Serial persistence in individual real estate returns in the UK

Persistence of property returns is a topic of perennial interest to fund managers as it suggests that choosing those properties that will perform well in the future is as simple as looking at those that performed well in the past. Consequently, much effort has been expended to determine if such a rule exists in the real estate market. This paper extends earlier studies in US, Australian, and UK markets in two ways. First, this study applies the same methodology originally used in Young and Graff (1996) making the results directly comparable with those in the US and Australian property markets. Second, this study uses a much longer and larger database covering all commercial property data available from the Investment Property Databank (IPD), for the years 1981 to 2002 for as many as 216,758 individual property returns. While the performance results of this study mimic the US and Australian results of greater persistence in the extreme first and fourth quartiles, they also evidence persistence in the moderate second and third quartiles, a notable departure from previous studies. Likewise patterns across property type, location, time, and holding period are remarkably similar leading to the conjecture that behaviors in the practice of commercial real estate investment management are themselves deeply rooted and persistent and perhaps influenced for good or ill by agency effects

Country, sector and regional factors in European property returns

For those portfolio managers who follow a top-down approach to fund management when they are trying to develop a pan-European investment strategy they need to know which are the most important factors affecting property returns, so as to concentrate their management and research efforts accordingly. In order to examine this issue this paper examines the relative importance of country, sector and regional effects in determining property returns across Europe using the largest database of individual property returns currently available. Using annual data over the period 1996 to 2002 for a sample of over 25,000 properties the results show that the country-specific effects dominate sector-specific factors, which in turn dominate the regional-specific factors. This is true even for different sub-sets of countries and sectors. In other words, real estate returns are mainly determined by local (country specific) conditions and are only mildly affected by general European factors. Thus, for those institutional investors contemplating investment into Europe the first level of analysis must be an examination of the individual countries, followed by the prospects of the property sectors within the country and then an assessment of the differences in expected performance between the main city and the rest of the country.

Institutional capacity and implementation issues in farmers' rights

Armed with the ‘equity’ and ‘conservation’ arguments that have a deep resonance with farming communities, developing countries are crafting a range of measures designed to protect farmers’ access to innovations, reward their contributions to the conservation and enhancement of plant genetic resources and provide incentives for sustained on-farm conservation. These measures range from the commericialization of farmers’ varieties to the conferment of a set of legally enforceable rights on farming communities – the exercise of which is expected to provide economic rewards to those responsible for on-farm conservation and innovation. The rights-based approach has been the cornerstone of legislative provision for implementing farmers’ rights in most developing countries. In drawing up these measures, developing countries do not appear to have systematically examined or provided for the substantial institutional capacity required for the effective implementation of farmers’ rights provisions. The lack of institutional capacity threatens to undermine any prospect of serious implementation of these provisions. More importantly, the expectation that significant incentives for on-farm conservation and innovation will flow from these ‘rights’ may be based on a flawed understanding of the economics of intellectual property rights. While farmers’ rights may provide only limited rewards for conservation, they may still have the effect of diluting the incentives for innovative institutional breeding programs – with the private sector increasingly relying on non-IPR instruments to profit from innovation. The focus on a rights-based approach may also draw attention away from alternative stewardship-based approaches to the realization of farmers’ rights objectives.

Serial persistence in individual real estate returns in the UK

Purpose – The purpose of this paper is to examine individual level property returns to see whether there is evidence of persistence in performance, i.e. a greater than expected probability of well (badly) performing properties continuing to perform well (badly) in subsequent periods. Design/methodology/approach – The same methodology originally used in Young and Graff is applied, making the results directly comparable with those for the US and Australian markets. However, it uses a much larger database covering all UK commercial property data available in the Investment Property Databank (IPD) for the years 1981 to 2002 – as many as 216,758 individual property returns. Findings – While the results of this study mimic the US and Australian results of greater persistence in the extreme first and fourth quartiles, they also evidence persistence in the moderate second and third quartiles, a notable departure from previous studies. Likewise patterns across property type, location, time, and holding period are remarkably similar. Research limitations/implications – The findings suggest that performance persistence is not a feature unique to particular markets, but instead may characterize most advanced real estate investment markets. Originality/value – As well as extending previous research geographically, the paper explores possible reasons for such persistence, consideration of which leads to the conjecture that behaviors in the practice of institutional-grade commercial real estate investment management may themselves be deeply rooted and persistent, and perhaps influenced for good or ill by agency effects. - See more at: http://www.emeraldinsight.com/journals.htm?articleid=1602884&show=abstract#sthash.hc2pCmC6.dpuf

Drug control, human rights, and the right to the highest attainable standard of health: a reply to Saul Takahashi

A recent article in this journal challenged claims that a human rights framework should be applied to drug control. This article questions the author’s assertions and reframes them in the context of socio-legal drug scholarship, aiming to build on the discourse concerning human rights and drug use. It is submitted that a rights-based approach is a necessary, indeed obligatory, ethical and legal framework through which to address drug use and that international human rights law provides the proper scope for determining where interferences with individual human rights might be justified on certain, limited grounds.

Struggles over family land? Tree crops, land and labour in Ghana's Brong-Ahafo region

Agricultural land use in much of Brong-Ahafo region, Ghana has been shifting from the production of food crops towards increased cashew nut cultivation in recent years. This article explores everyday, less visible, gendered and generational struggles over family farms in West Africa, based on qualitative, participatory research in a rural community that is becoming increasingly integrated into the global capitalist system. As a tree crop, cashew was regarded as an individual man's property to be passed on to his wife and children rather than to extended family members, which differed from the communal land tenure arrangements governing food crop cultivation. The tendency for land, cash crops and income to be controlled by men, despite women's and young people's significant labour contributions to family farms, and for women to rely on food crop production for their main source of income and for household food security, means that women and girls are more likely to lose out when cashew plantations are expanded to the detriment of land for food crops. Intergenerational tensions emerged when young people felt that their parents and elders were neglecting their views and concerns. The research provides important insights into gendered and generational power relations regarding land access, property rights and intra-household decision-making processes. Greater dialogue between genders and generations may help to tackle unequal power relations and lead to shared decision-making processes that build the resilience of rural communities.

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.

Access to knoledge in Brazil: new research on intellectual property, innovation and development

The present volume is the fruit of a research initiative on Access to Knowledge begun in 2004 by Yochai Benkler, Eddan Katz, and myself. Access to Knowledge is both a social movement and an approach to international and domestic policy. In the present era of globalization, intellectual property and information and communications technology are major determinants of wealth and power. The principle of access to knowledge argues that we best serve both human rights and economic development through policies that make knowledge, knowledge-creating tools, and nowledgeembedded goods as widely available as possible for decentralized innovation and use. Open technological standards, a balanced approach to intellectual property rights, and expansion of an open telecommunications infrastructure enable ordinary people around the world to benefit from the technological advances of the information age and allow them to generate a vibrant, participatory and democratic culture. Law plays a crucial role in securing access to knowledge, determining whether knowledge and knowledge goods are shared widely for the benefit of all, or controlled and monopolized for the benefit of a few.

A plurifuncionalidade da segurança alimentar no meio ambiente como dever de solidariedade agroambiental

O presente trabalho trata da análise teórica da plurifuncionalidade da Segurança Alimentar e Nutricional (SAN) no meio ambiente, que se sustenta como um dever de solidariedade agroambiental. O trabalho foi dividido em três partes, cada uma com dois capítulos, que foram desenvolvidos inicialmente com o estabelecimento do contexto em que se encontram os assuntos abordados, e finalizados com observações acerca das principais ideias estudadas, até a elaboração de considerações finais, que demonstram os resultados alcançados pelo trabalho. Utiliza-se a metodologia teórica e o raciocínio indutivo-crítico, pois se parte do estudo de um fenômeno individualizado, a SAN, para se prejetarem hipóteses que considerem seus efeitos e interações com o meio ambiente natural, para ao final buscar generalizar as soluções encontradas, notadamente a solidariedade em sua dimensão de dever jurídico. Procura-se sustentar a argumentação com obras de referência bibliográficas e outras produções científicas de entidades nacionais e estrangeiras. Discute-se introdutoriamente alguns motivos que levaram à realização da tese, quais sejam os graves problemas que envolvem a alimentação humana na contemporaneidade, destaca sua aproximação com os direitos humanos, especialmente com o princípio da solidariedade e suas características de transdisciplinaridade metodológica, que gera necessariamente efeitos em vários outros campos do conhecimento. São revisados criticamente conceitos firmados pela Organização das Nações Unidas para Agricultura e Alimentação (FAO), especialmente os referentes ao direito à alimentação, direito a estar alimentado, soberania alimentar, Segurança Alimentar e Nutricional (SAN), desnutrição, subnutrição e má nutrição. Considera-se a SAN em sua dimensão plurifuncional porque implica necessariamente em repercussões éticas e jurídicas no âmbito dos direitos humanos, a partir da ideia teórica da solidariedade, que é estudada desde a sua formação antiga, quando associada à virtude, até à modernidade e a aproximação com a política e o direito, entendida no presente como princípio que sustenta o dever jurídico ligado à gestão racional de bens ambientais voltados à alimentação, delimitados em especial no direito agroambiental, percebendo-se a solidariedade então como fundamento de direitos, valor superior qualificada pela fraternidade, e ao mesmo tempo prevista em documentos internacionais de direitos humanos e em diversas constituições. Os interesses difusos são necessariamente examinados, pois a SAN é um interesse geral da sociedade humana, e implica na preservação dos bens ambientais alimentares, considerados indivisíveis na visão solidária, que deve ser integrada aos valores liberdade e igualdade, tornando-os princípios com interpretação mais humana, limitando seu exercício absoluto e ainda justificando-os. A ideia de solidariedade faz com que seja possível chegar aos direitos partindo do dever agroambiental e, diante das várias correntes teóricas que tratam do dever jurídico, considera-se que seja autônomo em relação ao direito subjetivo, mas traduzindo deveres ligados a finalidades sociais, de interesse público, que se manifestam em ambiente democrático, podendo o dever agroambiental ser considerado fenômeno com raízes de ética pública, com elevados valores ambientais, decisivos em sua dimensão jurídica de obrigações e responsabilidades, de todos em relação a todos, inclusive com normas objetivas nacionais e internacionais de proteção de bens agroambientais. Sustenta-se que nesse sentido a ética pública ligada à ética ambiental pode ser decisiva na observância ao direito, para além do convencimento meramente externo, mas enquanto manifestação também interna, ética, que carrega de sentido o dever jurídico solidário ligado à plurifuncionalidade da SAN. Também são elaboradas críticas à tradicional argumentação acerca dos direitos das gerações futuras, pela imprecisão e incerteza científica que os cinge, afastando-os da possibilidade de figurarem como objeto do direito, para assentar que os direitos de que se falam são precisamente traduzidos como deveres das gerações presentes, sendo estes deveres o vínculo jurídico entre gerações sucessivas. Nesse sentido, a solidariedade intergeracional passa a ter um liame jurídico contínuo, estudado através da teoria dos direitos fundamentais, o que lhe confere como característica a fluidez entre as gerações, e que por isso exige o aproveitamento racional dos recursos ambientais naturais, amparado nos princípios da precaução e informação, na ética da responsabilidade dirigida a todas as gerações, que demanda a incorporação de longo tempo nas ações humanas, que possibilite a ampla educação ambiental, e o desenvolvimento do pensamento altruísta, transtemporal, que considere problemas ambientais transfonteiriços e os bens ambientais naturais finitos, sendo indispensável conscientização da geração presente e de sua classe política para a afirmação da solidariedade. Estuda-se ainda que o dever de gestão racional dos bens ambientais naturais alimentares é dever de solidariedade, pois se considera que cada indivíduo usa uma parcela imaterial e indivisa desse bem coletivo, que pode ser público ou privado, mas que se sujeita à solidariedade. Nesse contexto só prevalece o direito de propriedade, em relação aos seus atributos tradicionais, se o objetivo comum de preservação dos bens ambientais alimentares não fornecer uma justificativa suficiente para impor readequação da atividade, abstenção de conduta, ou mesmo medidas sancionadoras decorrentes de responsabilização objetiva. Finalmente, enquanto contribuição científica, o trabalho apresenta um ensaio para a construção das características do dever de solidariedade agroambiental, quais sejam, o seu objeto e os sujeitos, a sua estrutura, que abrange a natureza das obrigações dele decorrente, e o regime principiológico. A conclusão geral apresentada é que o dever de solidariedade agroambiental, demonstrado sua ocorrência pela plurifuncionalidade da SAN, corresponde à ideia de justiça e moralidade política, fenômeno no qual é percebida intensa conexão entre o direito e a ética ambiental, compreensão relevante para resolução de conflitos que envolvam alimentação humana e a utilização de bens ambientais naturais.

Sui Generis Rights for the Protection of Traditional Cultural Expressions Policy Implications

Within the international community there have been many calls for better protection of traditional cultural expressions (TCEs), for which classic instruments of intellectual property rights do not seem to fit. In response, at least five model laws have been advanced within the last 40 years. These are referred to as sui generis because, though they generally belong to the realm of intellectual property they structurally depart from classic copyright law to accommodate the needs of the holders of TCEs. The purpose of this paper is to provide a well-founded basis for national policy makers who wish to implement protection for TCEs within their country. This is achieved by systematically comparing and evaluating economic effects that can be expected to result from these regulatory alternatives and a related system or private ordering. Specifically, we compare if and how protection preferences of local communities are met as well as the social costs that are likely to arise from the different model laws.

Internet Intermediaries and the Law Applicable to Intellectual Property Infringements

The coordination between territoriality restricted intellectual property rights and the potential global reach of Internet activities has been the focus of significant attention in recent years. The liability of Internet intermediaries offering potentially global services that may facilitate infringements of intellectual property rights by others in multiple countries poses a particular challenge in that regard. At a substantive law level, significant differences remain between jurisdictions regarding secondary liability for intellectual property rights infringements and safe harbor provisions for Internet intermediaries. The present article discusses the conflict of laws aspects of the liability of Internet intermediaries in light of the recent international efforts to adopt soft law provisions on intellectual property and private international law.