High Land Prices Research Articles

A Migration Model Based on the Difference in Utility between Regions

Recently many people have moved to Kanto area in Japan. This migration has caused serious problems, for example high land price in Tokyo, overpopulation and congestion problems. In order to resolve these roblem, several countermeasures have been taken. This study aims to develop a migration model to explain its causes and mechanism. We made two kinds of models to analyse the migration between regions and also between prefectures in Kanto area. In these models, the opportunity in migration and the regional utility explained by income, land price etc. are defined and used as exogenous variables. As a result, the opportunity in migration, income and land price can be pointed out as important variables.

Land Tax and Urban Land Supply

The land prices in Japan are abnormally high by international standards. Their adverse effects are intensely reflected in the inferior housing conditions in large cities. Especially in the large metropolitan regions, people are forced to live in small houses, which have been compared to rabbit hutches, or else must endure exceedingly long commuting hours. Obviously, the high land prices in Japan are due to the scarcity of residential land supply relative to the demand for houses. The basic cause must be that the excessive population concentration in the Tokyo Metropolitan Region boosts the demand for residential land and that the deficiency in the social overhead investment depresses the supply of residential land. Another important factor, however, is the distortion created by the land tax system that inflates the land value in Japan. In other words, because the land is too advantageous as an asset because of the tax system, the low-intensity-use lands, such as farm land or parking lots, are not conver...

Japan's Urban Economy and Land Policy

In the 1980s, with advancing information technology and business globalization, Tokyo emerged as a major business and financial center in the world economy. Especially after 1985 Tokyo and then other large cities experienced a strong boom and a rapid increase in land values. It should be pointed out that, instead of high land prices restricting domestic demand, the appreciation of land along with other assets has helped boost the economy through the wealth effect and has made Japan the “richest” nation in the world in terms of the value of assets. There are, however, some serious problems associated with land in Tokyo and other large cities. Among them are inefficient land use, inadequate public infrastructure, and an increasing disparity between the haves and the have-nots due to land-price escalation. To solve these problems, it is essential that excessive regulations over land use and transactions be removed and the present land-tax system be reformed. Japan's land problem must be dealt with by encouraging the supply of land and the efficient use of land.

THE SINO‐BRITISH JOINT DECLARATION, 1997, AND THE LAND MARKET OF HONG KONG*

In September, 1984, Britain and China concluded the Joint Declaration on the Future of Hong Kong. The Joint Declaration guarantees the continual practice of capitalism and a high degree of autonomy for Hong Kong for a period of 50 years after 1997. It helped to rebuild confidence and caused property prices to rise. However, Annex HI of the Joint Declaration places severe restraints on the present government, limiting its ability to respond to market trends and generate funds from land sales. This paper seeks to look at some of these effects. It is argued that there is very little room for the present government to maneouvre and that even now the constraints imposed by the Joint Declaration are affecting the land market in Hong Kong. Higher land prices, a slower rate of horizontal expansion of the city and a greater intensity of land use are likely consequences of the newly imposed contraints. The recent emphasis on inner city development and redevelopment vis‐a‐vis a new town development strategy is in part attributable to the Joint Declaration.

California: The Pacific Connection by David W. Lantis, Rodney Steiner, and Arthur E. Karinen (review)

California: The Pacific Connection David W. Lantis, Rodney Steiner, and Arthur E. Karinen. Chico: Creekside Press, 1989. Reviewed by Howard F. Gregor Professor, Department of Geography University of California, Davis, CA 95616 i\ BOOKPACKEDWITHSO MUCH information on the geography of California andinprintthrough a spanoffourprevious editions would seemtomakeunlikely stillfurthersignificantimprovement. Happily, the long-awaited fifth revision of this popular volume, with a new publisher and printer, proves wrong any such assumptions. Most immediately obvious is the improved physical appearance of the book. Higher-quality paper and more readable type especially stand out. Thetwo-typestyleusedinrecenteditionstodifferentiatedetailed facts from the introductory and more summary information has been replaced by the single larger style ofthe first edition (1963), but with detaileddatastillindented. Inkedimpressions arericher, andwiththe highly glossy paper surface make photographic and cartographic detail much more emphatic. Eleven new maps have been added and old maps have been updated. Although map formats remain the same, an interesting 143 144ASSOCIATION OF PACMC COAST GEOGRAPHERS addition is the inclusion of more regional-specific items, such as volcanoes in the map ofthe Southern Cascade and "high-rise office tower clusters" and "regional shopping malls" in the map representing the Southeast CoastalPlain (Orange County). A number ofnew photos have been added and some photos have been replaced. A pleasing addition, and in this regional geography volume a particularlyhelpfulaid ,istheindexinginthetableofcontents oftheprincipal subregions. In the same vein is the listing in the back ofthe book of allmaps, photos, and charts byboth chapterand individual sequence, although page numbers would have been even more helpful. Also updated, and enlarged by almost a third, is the highly valuable semiannotated bibliography, though at the cost of deleting many items predating 1970. The text also reads better, the result of a complete rewriting that nevertheless manages to preserve the format of the older book. Typos, however, are occasionally frequent enough to warrant closer editing in future editions. With text and illustration additions, this new edition comes to almost six hundred pages, more than a quarter larger than the previous printing. Text revision continues to emphasize the theme ofpast volumes, regionalvariety, butalsopays increased attentiontotheever-expanding urban populations and their accelerating ethnic diversity. Hint of this additional theme appears immediately in the book's subtitle, The Pacific Connection, by which is meant especially the considerable immigrationinpastdecades fromLatinAmericaandEastAsia. Most appropriately, this focus is sharpest in Southern California and Los Angeles, "America's new Ellis Island." To the four boom periods assigned Los Angeles in the older book has been added "the TransPacific Boom," taking place in the "Contemporary International Conurbation." The change oftheDowntown to a "bipolar-bilingual" area is described and many of the most important ethnic islands originating in recent years are noted, such as LittleAsia (Alhambra), Little Saigon (Bolsa Avenue, Westminster), and Koreatown (Olympic Boulevard, Los Angeles). Ethnic regionalization in the Central CoastalPlainportionoftheLosAngelesBasinhasbecome somarked YEARBOOK · VOLUME 51 · 1989145 thateven someoftheregionalpatterns outlinedinthe olderbookhave been revised. The old subdivision ofTheMiddleBlock, with the cities of Downey and Norwalk, is now eliminated. In its place and now joining the Western Black Block of the older edition is the NorthCentral Hispanic Block; the precise delimitation of this expanding barrio zone is especially informative. Finally, the term Southeast Block (Vanished Dairy Belt) now becomes the Southeastern Anglo Block, reflecting not only the completed demise of dairying but the discouragement of an ethnic influx by considerably higher land prices. Sheerpopulation growth is given its due in more detailed descriptions of the local geography of urban centers and often in regional modifications as well. A good example is offered by the new subregional treatments ofMetropolitan San Diego, now the second largestcity in California. The wildfirepopulation growth in southern OrangeCounty, immediatelysouthofIrvine, isalsogivenrecognition withthedelimitationofanewregion (withmap),South County. Even more attention is given the advance ofpopulation eastward from Los Angeles into Riverside and San Bernardino counties and northward into the Antelope Valley. But here, despite the statement that the "southern edge ofthe [Mojave] Desert is becoming a continuation of the Southern California sprawl," the authors refrain from following theexampleofWhiteetal. (1985)inaddingthisterritory. Presumably the Transverse Ranges are taken to be a more "specific" regional delimiterthanthePeninsularRanges, thenorthern edge ofwhich is in the newly designated South County region. In the San Francisco Bay Area, the South Bay region (including San Jose, which recently...

Urbanization promotion and control in metropolitan Japan

Urbanization in post‐war Japan has been phenomenal. Massive migration from rural to urban areas led to the expansion of metropolitan areas both in population and in geographical terms, and has consequently caused various problems related to land development such as high land prices, long distance commuting, poor housing conditions, inadequate infrastructure provision and urban sprawl. All these problems have been most conspicuous in the metropolitan fringe areas where the pressure for development has been strongest. In 1968, the Japanese government introduced a set of new planning measures including distinct land zones within which urbanization would and would not be permitted, as a major device for controlling land development in the metropolitan areas. However, its effect is questionable: a number of small, sporadic developments have taken place within Urbanization Control Areas whilst a large amount of land within Urbanization Promotion Areas has remained undeveloped. The paper ends with a discussion o...

Fiscal Policy and the Price of Land and Housing in Japan

The improvement of the urban capital stock in Japan is caught between the high price of land (and housing) and local and national fiscal constraints. In recent years rising land prices have been underpinned by the relatively recent system of planning controls and by a wide array of subsidies: suppliers of urban development have not been charged the full cost of infrastructure; while the demand for housing and development has been supported by the protected capital market and by many forms of direct and indirect assistance. Since 1980, the stringent budgetary situation has helped to reduce the rate of increase of land prices. But higher local taxes and more expropriation of the land needed for development remain politically unacceptable.

Geotechnical input to land use planning in Hong Kong

Abstract The importance of efficient landuse and town planning in Hong Kong has been accentuated in recent years because of the shortage of readily developable natural terrain and the high price of the man-made land which is consequently required to be formed under the adverse conditions of hilly topography, difficult geology and severe rainfall. The allocation of land, for all requirements in the community, is undertaken in Hong Kong by means of a land planning procedure by which boundaries for different classes of landuse are defined and delineated on statutory Outline Zoning Plans while more detailed development proposals and site layouts are shown on Departmental Plans. The paper describes the different types of land planning documents dealt with by the Geotechnical Control Office and discusses the objectives and techniques of geotechnical assessment of these plans. The main geological and geotechnical hazards and constraints faced during land development are also discussed and reference is made to case histories of geotechnical input to specific projects to illustrate the role of engineering geology in the land planning process.

The transformer feeder substation

In developing countries with high inner-city population density land prices for substation sites are extremely high. This article describes the merits of the transformer-feeder-substation concept as a low-cost, minimum-land-area solution for applications where simplicity, high service continuity and minimum maintenance are also primary considerations

都市農業地域における露地野菜栽培の存在形態

The city of Higashikurume, which located in the western suburb of Tokyo Metropolitan area, has been urbanized amazingly since 1960, because of the outward expansion of the urban area from warded areas in the Inner Tokyo. As the result, most of the farm lands and farmhouses are scattered among the urban areas. However, the rate of cultivated land and of the farmers whose income is mainly from farming are both above the average of those in the Northern Tama District. Uuder these circumstances, its total agricultural income (mainly by growing vegetables in the open air) is in the 3rd place among the 18 cities in that district.In this paper the auther explains through his field works the reason why the open-air cultivation of vegetables are still kept in Higashikurume-city.The summaries of this research are as follows:1. Nowadays, in Higashikurume the following three main types of farmers are engaged in growing vegetables in the open air, full-time farmers who mainly grow vegetables, farmers who grow them while they are engaged in real estate as their side job and farmers only for maintaing their farms as property. However, the leading part of the vegetable-growing farmers in Higashikurume area the first two types of them. The farm lands owned by these two types of the farms maintain their cultivation, authorized as agricultual uses and free of the same amount of tax to residential land. The farmers whose income from agricultural products is no more than 50% of their total incomes own their small cultivated lands as only for property and grow vegetables mainly for themselves.2. The full-time farmers who mainly grow vegetables own fairly large farm lands of around 200a. Because of being located in the high land price area, they plan with the combination of several kinds of vegetables all around the year, mainly those like spinach they can be sure of earning high income. With their great skill of farming, they earn high income by producing and forwarding spinach to the market during summer. Because normally it is so difficult to grow it during summer that the amount of its forwarding from other places are extremely small. Farming is, actually, done only by their family because of high wadges, and they also produce vegetables with the combination of several kinds of them to make it possible to work all around the year. And at the same time, they maintain their cultivation by planning crop rotation system in order to prevent the troubles derived from planting the same crop repeatedly and under these conditions of high land price and high wadges.

Macroscopic Analysis of Demography and Land-use in Central Area of Metropolitan Region

In big urban area like Tokyo Metropolitan region, the concentration of population causes several big urban issues like shortage of Social Overhead Capital and of housing and creates the great financial difficulty for local governments to match these social needs. One of the basic factors which accelerate the difficulty of solving these issues is the shortage of adequate land space and resulted high land price in central area.The purpose of this paper is to construct an econometric model about Tokyo Metropolis in narrow sense (23-ku or District at center of Tokyo Metropolitan Area) with special emphasis on interrelationships between tendencies of demography and of land price and resulting land use, and apply this model for simulation experiments to clarify the interlinkage of these factors and also to verify the effects of relevant urban policies.We constructed the model with 28 equations (19 estimated equations & 9 identities) based upon the time series data for 1965-78. The model consists of five blocks: (1) demography and employment, (2) land-use, (3) spaces of buildings and houses, (4) land price, (5) other indices of Tokyo prefecture. The central area is a part of and tightly connected with Tokyo prefecture, so we need to treat some important indices of Tokyo prefecture to close the model. Some important endogenous variables are residential population, social inflow and outflow, number of households, employment, land space for farming, industrial and commercial use, housing, public use, and roads, space of housing, space of inflammable construction, space of offices, land price of residential area. The result of final test showed good fitting to actual tendencies in general.We calculated five simulations in total within the observation period and compared with the controlled solution, that is, the final test. They are (1) increases the land price all through the period, (2) increase the suburb population throughout the period, (3) increase the residential population in central area all through the period, (4) increase the initial space of inflammable construction, (5) change the inner-city farming land to housing use initially. One of the remarkable observations in experiment (5) is that after initial increase of land space for housing the increases in residential population and office space follow and in the course of time the land price becomes higher than controlled solution pushed by increasing demand. Thus better environmental condition induces increase of population and makes the solution of urban issues more difficult. Another interesting observations are found in other simulations.We want to improve this urban econometric model by introducing financial sector, combining with another model of the suburb area or of Japanese economy, and by integrating with tools of another disciplines in the future.

CHANGES OF LAND TENURE AND AGRICULTURAL AND ENVIRONMENTAL PROBLEMS IN LAND READJUSTMENT PROJECTS—A CASE STUDY OF THE HORIE LAND READJUSTMENT PROJECTS IN EDOGAWA-KU, TOKYO—

Land readjustment projects have had a great influence on providing urban areas with subdivisions in Japan as they are said to be a mother of town planning. In a suburban area, these projects have been used as a method of preventing urban sprawl. Put the projects are not always supported by those who live where the projects are planned. The major reasons of this are these two: one is that the people have to bear the expenses for operating the project and offer some of their land for public facilities such as parks, schools and roads, and the other is that houses are built close to the farmland, making the farming conditions worse rapidly. In this paper, the writer summarizes land readjustment projects in the Tokyo Metropolitan Area, and focuses on changes of land tenure, destruction of agriclture, and environmental problems consequent to the projects, through the case study of the Hone Land Adjustment Project which was planned for the south end district, facing Tokyo Bay, in Edogawa-ku, Tokyo. And through the study, the following tendencies can be recognized. 1. Projects promoted by an individual or an association account for the largest percentage in case and area of all the land adjustment projects in Tokyo which are based on the Land Readjustment Project Act. Cases of the Projects are often found in the Tama district (especially in the Tama Hilly district) after 1970, thought they were found in the special ward area (especially in Adachi-ku, Katsushika-ku, Itabashi-ku, and Edogawa-ku) before then (Fig. 1). The area of roads accounts for the largest area in all the public facilities constructed by these land readjustment. 2. Hone, once a marsh, was reclaimed in the middle of Edo Period by the inhabitants of Urayasu adjacent to Hone, Chiba Prefecture. The inhabitants of Hone cultivated layer and grew vegetables, and they sold these products to wholesellers in Tokyo. But in 1960's, land subsidence had been occurring continually, and the cumulative subsidence (from 1960 to 1973) amounted 1.703 m, so the farmland became a marsh again (Fig. 3). Moreover in 1963, the reclamation of Tokyo Bay deprived the Hone inhabitants of the right of layer cultivation. These two facts made it difficult for the inhabitants to earn their living only by agriculture and fishing. 3. The enterprises and real estate agents bought these marshes as a speculation (Fig. 4). 4. As urbanization was going on with the construction of the Tozai Subway Line, the Hone Land Readjustment Project was planned in 1968. Most of the leaders of the project were chosen from people who had some land in Hone, but who lived outside Hone. They owned the land as a speculation. 5, In the process that farmers in Hone were leaving agriculture the project was planned, and all the farmers were determined to leave agriculture through the project. 6. The area of roads which were included in the Tokyo Metroporitan Town Planning is larger in all the area of the roads built by the project. After the completion of the project, small houses are being built densely in Hone (Fig. 5). 7. Some industries and individuals who bought these marshes filled up the marshes with various industrial wastes. Especially sexivalent chrome among them caused soil pollution and it affected the operation of the project (Figs. 3 and 5). Soil pollution caused the price of the land temporarily to fall. Unless the method of handling the soil with such industrial wastes is made clear, it would be difficult to solve the problem of soil pollution in Hone. The high price of land potentialized by the project can be realized when it is sold, so the people who owned the land as a speculation got the most benefit of the project. The Hone Land Readjustment Project changed the suburban agricultural area to a residential section. This residential community is far from a well-established one.

The High Price of Land

The American Journal of Economics and SociologyVolume 38, Issue 4 p. 370-370 The High Price of Land P. I. Prentice, P. I. PrenticeSearch for more papers by this author P. I. Prentice, P. I. PrenticeSearch for more papers by this author First published: October 1979 https://doi.org/10.1111/j.1536-7150.1979.tb02842.xAboutPDF ToolsRequest permissionExport citationAdd to favoritesTrack citation ShareShare Give accessShare full text accessShare full-text accessPlease review our Terms and Conditions of Use and check box below to share full-text version of article.I have read and accept the Wiley Online Library Terms and Conditions of UseShareable LinkUse the link below to share a full-text version of this article with your friends and colleagues. Learn more.Copy URL Share a linkShare onFacebookTwitterLinkedInRedditWechat No abstract is available for this article. Volume38, Issue4October 1979Pages 370-370 RelatedInformation

Significances of the High Land Price in Japan. II

As an extension of the author's previous study the factor share of land rent was studied in a production function analysis in an effort to discriminate the most effective measure that should be taken to alleviate the grave problem of high land price in Japan.In the present analysis the share of land rent in GNP was assumed to be equal to the ratio G of total national land price over GNP multiplied by the interest rate i.Results obtained are:i) In any economy the factor share Gi of land rent should vary in accordance with changes in the physical make up of social infrastructure and with changes in the land intensiveness of industries.ii) The above requirement precludes the use of the Cobb-Douglas function necessitating a recource to the variable factor share type production functions. Attributes of such production functions were clarified.iii) Measured data show that the share Gi of land rent is approximately equal in values throughout the 47 prefectures in Japan. The present analysis clarified the mechanism that brings about this tendency.iv) It was found that the measure most effective in decreasing the share Gi of land rent thus leading to the practical solution of the high land price problem is to replace the low dencity sprawl prevailing in most big cities in Japan with low cost high rise structures such as the Compact City proposed by Danzig10)

Some Impacts of Inflation on Farm Firm Growth

During the 1970s, many changes have influenced U.S. agriculture. Researchers have devoted considerable attention to analyzing the effects of greater variability of agricultural product prices and means of coping with imperfect knowledge. Questions related to energy and the environment are receiving increased research emphasis. Hathaway has written on inflation and food prices and Tweeten has analyzed the real price effects of inflation on agriculture and total net farm income. Agricultural lenders, farmers, and others have expressed concern about higher land prices and capital requirements, but little research has been directed toward analyzing the effects of inflation at the firm level.

Some Questions of Value and Scale in American Agriculture

A most revealing characteristic of an economic system is the value it places on land. The modes by which that value is expressed and the methods of its reckoning are identity criteria of fundamental significance. In a market economy, the linkage between this value structure and the income flows that support it provide a trend indicator that is akin to body temperature in the human anatomy. Using this parallel, we must conclude that the American agricultural economy is feverish. For the forty-eight contiguous states, agricultural land values tripled since 1967, with over 80% of that increase occurring since 1972. The increase has not been uniform among states, with the greatest increases centered in states of the Corn Belt, and in North Dakota, Montana, Pennsylvania, and West Virginia. The smallest increase occurred in California, and increases were below the national average in Arizona, New Mexico, the southern Great Plains and Mississippi Delta states, and all states of the Southeast except Georgia, South Carolina, and Virginia (U.S. Department of Agriculture 1977a, p. 22). In broad terms, cash-grain crop producers have benefited most from recent land value changes, while producers of cotton, fruits and vegetables, other specialty crops, and animal products have lagged behind. Farm expansion buyers have been the dominant force in this recent upsurge of land values, accounting for 63% of all purchases for the year ending 31 March 1977. In Corn Belt counties (for example, in southwestern Minnesota) this figure approaches 80% (Christianson, Nelson, Raup, p. 19). With some exceptions in areas adjacent to large urban centers, these high farm land prices are not the result of an invasion of the farm land market by nonfarm buyers. The principal strength in the current land market is provided by farmer demand for tracts of land to add to their holdings. This is a reflection of the financial capacity created for existing farmers by the windfall gains of land price inflation. If a farm is debt free or burdened with only a small mortgage, an established farmer can spread the cost of additional land over his entire acreage and bid this advantage into a higher price offer for any land that comes onto the market. A recent study of Illinois farms shows that, if the farmgate price of corn is $2 per bushel, it would have required the income-producing capacity of approximately three acres to finance the purchase of one additional acre, at 1976 production costs and land prices (Scott). This provides a rough measure of the extent to which land prices have been inflated by the demand from farm expansion buyers. A farmer who is not in the top segment of farm income receivers, and who does not own a substantial acreage of debt-free land, is virtually priced out of the current land market. The danger in this situation lies in the threat f land market instability. For two years we have experienced the phenomenon of falling farm product prices and rising land values. One interpretation of the current land market is that it exhibits many of the characteristics of a inflationary boom that is nearing its bursting point. To assess this possibility we need data that we do not have on the nature of the total demand structure for farm land. The component of that structure for which we have the most copious data is the demand for the products of land. In a recent discussion, Gardner has suggested that perhaps the demand curve facing American producers of farm commodities has become much more Philip M. Raup is a professor in the Department of Agricultural and Applied Economics, University of Minnesota. Paper 1694 of the Miscellaneous Journal Series, Agricultural Experiment Station, University of Minnesota. This paper is an expansion of testimony presented at a Hearing on Obstacles to Strengthening the Family Farm System: Competition for Land, conducted by the Subcommittee on Family Farms, Rural Development and Special Studies, Committee on Agriculture, U.S. House of Representatives, at Marshall, Minnesota, on 15 October 1977.

Significances of the High Land Price in Japan -A production function analysis-

Significances of the High Land Price in Japan -A production function analysis-

Urban Land Policy in Five Western Countries

ABSTRACTWestern governments often attempt to regulate the use of privately owned urban land, while still relying on private landowners and developers to initiate development. This requires restrictions on the ways owners can develop their land, which restricts supply and increases land prices. The incentive of landowners to maximize the value of their land leads them to resist any restrictions on their right to develop.Different countries have responded to these difficulties in achieving land use policy objectives in different ways. In the United States, and to a lesser degree Australia, the private market largely determines the way cities grow and land use planning has only a minor influence. In Sweden and the Netherlands most land for development is purchased by the municipalities who also initiate the development. Britain, with strong land use controls, still relies on private development initiatives. Those controls restrict the land available and contribute to high land prices.

The Economics of Land-Use Intensities in Melbourne, Australia

NE consequence of rapid inflation of the prices of land and property in cities is factor substitution. At higher land prices, the intensity of use will increase and, for any given use, less land will be purchased (Figs. 1 and 2). One of the more interesting questions in urban geography relates to this trade-off: exactly what are the consequences of increasing intensity, particularly, what changes in urban land use are likely to result? In this paper an unusual set of data, made available to me in my role as consultant to the city of Melbourne as part of an international planning group (INTERPLAN) that prepared the city's strategy plan (goals and policies for future development), is used to shed some light on the question. Specifically, land prices, property values, land-use intensities, and net annual returns (rents) of all properties in the city of Melbourne are analyzed and interrelated, and the economies and/or diseconomies of more intense developments are measured.

The Origins of the Langeberg Rebellion

In December 1896, barely a year after annexation by the Cape Colony, rebellion erupted in the former Crown Colony of British Bechuanaland. Joining forces in the Langeberg Mountains, Tlhaping and Tlharo resisted a large government force for nearly eight months. This paper examines the origins of the rebellion. Its first section provides a brief sketch of the rebellion. Then, much greater detail, the long-standing grievances of the Tlhaping and Tlharo are discussed. These seem to have arisen mainly out of competiton for land and the concomitants of white administration. While for the people the latter meant taxes, police and new laws, for the chiefs, the imposition of a new legal system together with the arrival of Christianity, meant a diminution of authority.In the third section, the white man's own mounting frustration and the activities of one farmer in particular are examined. The high price of land had precluded many former filibusters from purchasing land; annexation of the territory by the Cape seems to have stimulated them to encourage rebellion so that new lands might become available.The following section returns to the Tlhaping and Tlharo, and deals with new grievances and pressures which became acute immediately before the rebellion. These included acute distrust of the Cape Colonial goverment, further fears of loss of land, and anxiety concerning threats to their growing involvement in a market economy. Finally the consequences of a rinderpest epidemic coupled with dynastic politics appear to have tipped the scales in favour of rebellion.