Increase In Land Prices Research Articles

A Case Study of Reinforced Self-Supported Retaining Wall (RSW)

With increasing land prices and a lack of space in urban areas, urban construction sites are requiring deeper and larger excavations. For this reason, excavation is becoming more important. With deeper excavation, the retaining wall system needs to be adjusted, and a support system for retaining walls needs to be established so that the construction can resist the soil pressure. This can have potential problems depending on construction costs, the duration of construction, and the quality of structural frame. Therefore, the purpose of this study was to compare the conventional retaining wall system with the use of a Reinforcement Self-Supported Retaining Wall (RSW). This study revealed that the construction costs of RSW are 4 percent lower than those for the conventional retaining wall system.

Analyzing Urban Green Space Function Emphasizing Green Space Features in District 2 of Tabriz metropolis in Iran

Urban green spaces can be a comprehensive tool for long term protection of environmental sustainability through improving the quality of life. With urban areas development, population growth and activities increase, urban planners prioritized green spaces and breathing issues in the top of their studies; time lapse and outbreak of respiratory illnesses, resulting from pollution and population density, necessitated deep studies of these phenomena. By the appearance of sustainable development theory the plan of developing green spaces achieved a great importance. Nowadays, developing green spaces, especially parks, is a substantial element of urban development plans which reveals the importance of such spaces in human centers. Land price increase and owners' attempts for converting gardens and farms into inhabitable areas have decreased green spaces. From the other hand, the concept of city without green spaces in their different forms is not imaginable. Urban development repercussions and environmental complexities have necessitated the existence of green spaces. Cities have to accept the structure and functions resulting from natural systems to guaranty their own survival. Referring to green spaces as the lungs of the city seems reasonable; thus, this study aims to examine the status of green spaces, focusing on District 2 of Tabriz and its strengths and weaknesses.

A New Real Option Value Due to ‘Demographic Risk’ in the Market for Developable Land

We study two option values in the developable land market in a French department (Nord): the classical option value relating to the short-run volatility of the land price and a long-run option value resulting from uncertainty about demographic change. The findings show that both are significant. First, the land price increases by 7.4-15.3% when the standard deviation (STD) of the land price rises by a STD. Second, an increase of one STD in the STD of the variation in population between 1982 and 1999 entails a 6% increase in the developable land price.

Self-financing urbanization: Insights from the use of Town Planning Schemes in Ahmadabad, India

Through an in-depth review of the financing structures of two projects developed using land readjustment (LR) in the State of Gujarat, India, this article provides insights into LR’s ability to selffinance urbanization. This ability rests on three intertwined factors. First, a rapid increase in the value of developed urban land enables local governments to generate substantial revenue from the sale of reserved land. Second, the local governments retain the reserved land for a significant amount of time before selling it, thereby benefiting significantly from increases in land prices. Third, a revolving fund system, wherein the revenues from older LR projects fund infrastructure in new projects, helps to finance the up-front infrastructure costs and eliminates the need to sell the land early or to seek loans. Furthermore, by using sensitivity analyses, the article shows that the timely accrual of betterment charges would bolster the revenue stream. Finally, the analyses highlight the concern that more land may be reserved than is required to fund the project and argues for more accurate estimates of the need for land reservation.

Expansão agrícola, preços e apropriação de terra por estrangeiros no Brasil

A recente "corrida mundial por terras" transformou a América Latina, em geral, e o Brasil, em particular, em alvos preferenciais para negócios com aumento considerável de investimentos estrangeiros no setor agropecuário, inclusive na compra de terras, com a participação de empresas do setor financeiro. Mesmo sendo um mercado de baixa liquidez, negócios com terras não são novidade no Brasil, mas têm aumentado consideravelmente após 2002, sendo, inclusive, possível perceber esse processo no sistema de cadastro do Instituto Nacionalde Colonização e Reforma Agrária (Incra). De acordo com pesquisas de campo, a maioria dos investimentos recentes está relacionada à produção de grãos (principalmente soja) e de cana-de-açúcar (produção de açúcar e etanol), mas tambémà mineração, resultando em aumento dos preços da terra, entre outras consequências em algumas regiões do Brasil. Essa "corrida por terra" levou o governo federal a restabelecer um mecanismo legal para "controlar" esses investimentos estrangeiros em terra. O presente artigo discute esse processo recente de investimentos na compra de terras no Brasil, investigando causas para tais investimentos e suas principais consequências, incluindo possíveis influências sobre os preços da terra e impactos sociais e políticos nas históricas disputas pelo acesso à terra no Brasil.

Agrarian structure, foreign investment in land, and land prices in Brazil

The recent global rush for farmland in Latin America has produced a dramatic increase in the level of foreign investment in land in Brazil. The current trend accentuates the ongoing process of foreignization of agriculture associated with the production of grains, sugar, ethanol and other commodities, increasing land prices. In response, the Brazilian government reestablished a legal mechanism for ‘controlling’ land-based foreign investment which has proven neither efficient nor effective in solving land concentration. This paper examines this issue by analyzing the causes of the increase in investment as well as the consequences of this process with respect to land prices, critically situating land-based investments and the government's policy response in a broader discussion of the demands of agrarian social movements.

PEMBANGUNAN JARINGAN JALAN PERKOTAAN BERDASARKAN KAJIAN STRUKTUR RUANG DAN AKSESIBILITAS KOTA

This paper presents the concept of a simple model to investigate the effects of land use change to accessibility. The proposed model consists of three interrelated stages submodel. The application of the model in the case of Semarang showed that residential area is most dominant zone forming the structure of urban space, followed by the commercial and industrial zones. Related to the price of land, there is a difference in the land use and accessibility changes at 2 different time periods. Changes in the structure of space associated with an increase in land prices could affect the accessibility of the zone due to the potential zone with high urban land price change. The concept of this model can be used as a theoretical basis for urban planners in Indonesia and is expected to be to be used as a tool to make a decision for the sustainable planning policy makers a road network in urban areas in developing countries such as Indonesia. Keywords: land use, accessibility, the structure of urban space.

Examining the direct and indirect effects of environmental change and place attachment on land management decisions in the Hill Country of Texas, USA

Urbanization has increasingly encroached upon many rural landscapes. The increased demand for development, and associated increase in land prices and property taxes has forced many rural landowners to subdivide or sell their property and led to adverse impacts on important ecosystem functions supported by rural landscapes. However, there has been limited research on how, in the face of such changes, landowners’ attachment to their property may affect their intention to retain their property, and effort invested to sustain important ecosystem features and enhance their land management capacity. Our study examined how landowners’ evaluation of change interacted with three dimensions of place attachment (place functions/features, place emotion/identity, and social bonding) to influence their intention to retain their rural property and engage in property-protective behaviors. The study was conducted with a sample of landowners whose properties in the Texas Hill Country were impacted by urbanization from the nearby metropolitan area. Model testing was conducted based on latent variable scores. The results revealed that evaluation of urbanization-related change primarily interacted with respondents’ place emotion/identity to influence their intention to retain their property. Additionally, evaluation of change and place attachment also directly influenced intention and behaviors pertaining to respondents’ property. Our research suggests the need to focus on landowners’ attachment to their rural property as a mechanism for promoting ecologically sound land management. Moreover, the needs to understand how landowners perceive urbanization, inform them of potential impacts, and provide resources to enhance their environmental skills to cope with such changes are also recommended.

Taxation, collateral use of land, and Japanese asset prices

Japan experienced a significant increase in land and stock prices in the late 1980s and a subsequent reversal in these asset prices in the 1990s. I use a neoclassical growth model to determine how much of these asset price movements can be accounted for by the observed changes in output growth and land-related taxation. In the model, corporations issue land-collateralized debt to reduce their tax liabilities, and the government follows a land-taxation policy that is countercyclical to land prices. Without these features, the model cannot generate any significant change in land values, even with a permanent increase in the growth rate of the economy, because a permanent increase in the growth rate results in a comparable increase at the rate at which agents discount future returns. The collateral use of land and countercyclical land-tax policy introduce a substantial magnification mechanism for asset prices by reducing the required return on land. I calibrate the model to Japanese data, and conduct steady-state experiments and deterministic simulations. I show that if the observed increase in the growth rate of productivity and the decline in land taxes were expected to be permanent by market participants, then the model can by and large account for the movements in land and stock prices, but has counterfactual predictions regarding the behavior of capital. If agents expect the observed changes in the fundamentals to be temporary, then the model cannot generate a significant increase in these asset prices.

Macroeconomic Implications of Agglomeration

The authors construct a dynamic general equilibrium model of cities and use it to estimate the effect of local agglomeration on per capita consumption growth. Agglomeration affects growth through the density of economic activity: higher production per unit of land raises local productivity. Firms take productivity as given; produce using a technology that has constant returns in developed land, capital, and labor; and accumulate land and capital. If land prices are rising, as they are empirically, firms economize on land. This behavior increases density and contributes to growth. They use a panel of U.S. cities and our model's predicted relationship among wages, output prices, housing rents, and labor quality to estimate the net effect of agglomeration on local wages. The impact of agglomeration on the level of wages is estimated to be 2 percent. Combined with their model and observed increases in land prices, this estimate implies that agglomeration raises per capita consumption growth by 10 percent.

ECONOMIC FUNDAMENTALS AND URBAN-SUBURBAN DISPARITIES

ABSTRACT This paper develops a spatially explicit model to examine how urban and suburban communities evolve differently with changes in local economic fundamentals such as rising income or falling commuting costs in the metropolitan area. The model highlights the importance of environmental amenities and the economy of scale in the provision of public services as determinants of urban spatial structure. Results suggest that urban sprawl, income segregation, and jurisdictional disparities are driven by the same economic conditions and thus tend to co-exist. Rising incomes or falling commuting costs for high-income households in a metropolitan area tend to increase land prices and public services in every community, while rising incomes or falling commuting costs for low-income households can have the opposite effects.

不動産価格の高騰要因に関する実証分析

Since the late of 80's, Korea has been experienced rapid increases in land prices. For example, Korea's total land asset price reached to the amount which can purchase Canada more than twice at the end of 2008. Purpose of this study is to find how Korean land price will be stabilized and what exact reason of rise is. As the first step, in this paper, I tried to compare Japanese real estate bubble period and Korea's sudden rise period through the use of time series analysis techniques （Such as the Granger causality test） with macroeconomic variables of each country. Then I try to consider whether Korean real estate price follows Japanese bubble period. At the result, price, real economy and stock price of each country give same effect to the land price of Japan and Korea in the period of land price rise. However, interest rate and money supply show different effect which is caused by different economical back ground of Japan and Korea.

Livestock depredation by wolves and the ranching economy in the Northwestern U.S.

Due primarily to wolf predation on livestock (depredation), some groups oppose wolf ( Canis lupus) conservation in the Northwestern U.S., which is an objective for large sectors of the public. Livestock depredation by wolves is a cost of wolf conservation borne by livestock producers, which creates conflict between producers, wolves and organizations involved in wolf conservation and management. Compensation is the main tool used to mitigate the costs of depredation, but this tool may be limited at improving tolerance for wolves. Furthermore, livestock production may in fact provide indirectly an important benefit for wolf conservation – i.e. a positive externality, by maintaining relatively intact habitat on private lands. We analyzed some of the costs of livestock depredation by wolves to livestock producers relative to recent economic trends in the livestock production industry, specifically income generated from livestock production and trends in land and livestock value. Data were gathered from depredation investigations, from the livestock compensation program and on land and livestock price in Idaho, Montana and Wyoming, U.S.A. from 1987 to 2003 – a period during which wolves had endangered species status. We found that instigation of attacks on livestock by wolves was determined by need for food, but wolves may kill sheep in excess of food needs. Excessive killing of livestock may contribute significantly to intolerance for wolves. Livestock killed by wolves cost producers approximately $11,076.49 per year between 1987 and 2003, although costs were increasing linearly ( R 2 = 0.789, P < 0.001). Each year such costs accounted for < 0.01% of the annual gross income from livestock operations in the region. Thus, wolf depredation is a small economic cost to the industry, although it may be a significant cost to affected producers as these costs are not equitably distributed across the industry. Compensation for depredation was efficient when compared to other regions. Land prices increased steadily throughout the study period ( R 2 = 0.966, P < 0.001), while the price of cattle decreased ( R 2 = 0.749, P < 0.001). We maintain that conservation groups should consider the potential consequences of all of these economic trends. Specifically, declining cattle price and the steady increase in land price might induce conversion of agricultural land to rural-residential developments, which could negatively impact wolf conservation via large scale habitat change and increased human presence.

Importance of Accurate Modeling Input and Assumptions in 3D Finite Element Analysis of Tall Buildings

With ever increasing land prices, design and construction of high-rise buildings are becoming very common. There is a trend among design Engineers to resort to 3D Finite Element Analysis (FEA) during the design of such high rise buildings. This is due to the fact that challenging architectural concepts, when combined with inherent complexities and scale of such projects, require the need of complex structural systems and components such as outriggers, transfer plates, etc. However incorrect modeling input and assumptions could lead to a situation where predictions made using such models may differ greatly from the actual behaviour. In this paper, the importance of accuracy in modeling FEA of high rise buildings is demonstrated through the use of a case study of a 34 storey hotel building with outriggers. The impact of modeling accuracy and assumptions on the predicted performance of the outrigger is also evaluated.

Impact of government and industrial agglomeration on industrial land prices: A Taiwanese case study

Government intervention in industrial development is important in promoting national economic development in numerous Asian countries. This study aims to examine the influence of government and industrial agglomeration on industrial land prices by constructing hedonic pricing functions. Based on model testing, this study indicates that variables related to general attributes, locational attributes, industrial agglomeration and government determine land prices. Moreover, industrial agglomeration is positively related to land prices; that is, industrial parks with a stronger agglomeration economy have higher land value. However, the role of government is negatively related to land prices, indicating that government intervention has no influence in increasing land prices and probably results from the inappropriate location of industrial parks and dissatisfaction of those parks' management services. To increase the development efficiency and industry competitiveness, this study proposes that government should identify and improve the weaknesses of industrial parks and promote the establishment of industrial clustering and information transfer among firms.

1) Discrimination vis-à-vis des emplois en contact avec la clientèle

The Geography of Unemployment of First and Second-generation Africans in France: 1) Customer Discrimination in Face-to-face Jobs. It is well-known that the unemployment rate differential between people of foreign and French origins has increased over the past decades. This statement must be completed by two key features. First, the unemployment rate differential is considerably higher in large cities than in small ones. Second, this geographic dualism has been magnified over time. This paper documents these two facts and offers a credible interpretation that relies on market failures on local labour markets. The hypotheses we test are the following ones. 1) People of foreign origin are mostly discriminated against in jobs which imply a face-to-face interaction with the customers. 2) Jobs that do not imply such an interaction have been swept out of big cities because of the increase in land prices ; the proportion of discrimination-prone jobs in urban areas has increased accordingly. If we buy the idea that foreign populations were stuck in large cites due to biased preferences or reasons linked to the housing market (an hypothesis we test in the companion paper we publish in this issue of the journal), we shed light on a spatial mismatch for foreign population at the national level. It would have been easier for them to find a non-discriminated job in smaller cities. Our empirical work is based on national labor surveys (FQJP and CdT) and the French census. in large cities than in small ones. Second, this geographic dualism has been magnified over time. This paper documents these two facts and offers a credible interpretation that relies on market failures on local labour markets. The hypotheses we test are the following ones. 1) People of foreign origin are mostly discriminated against in jobs which imply a face-to-face interaction with the customers. 2) Jobs that do not imply such an interaction have been swept out of big cities because of the increase in land prices ; the proportion of discrimination-prone jobs in urban areas has increased accordingly. If we buy the idea that foreign populations were stuck in large cites due to biased preferences or reasons linked to the housing market (an hypothesis we test in the companion paper we publish in this issue of the journal), we shed light on a spatial mismatch for foreign population at the national level. It would have been easier for them to find a non- discriminated job in smaller cities. Our empirical work is based on national labor surveys (FQJP and CdT) and the French census.

URBAN DEVELOPMENT POLICIES AND ITS ROLE IN HOUSING AFFORDABILITY IN SAUDI ARABIA

Due to several measures taken in national development planning during the recent years, the Kingdome of Saudi Arabia (KSA) has had achievements in providing housing for its citizens. Yet, with the noticeable improvements in the public health, education, industry, commerce, and other areas, the KSA has faced a noticeable increase in its population size and overcrowded urban areas and the need for housing grew considerably. Housing affordability has become harder due several factors including the increase in land prices, the rise in construction costs, and the difficulty of finding land grants devoted for housing. This paper analyzes the role of development policies in housing affordability. The paper depends on the review of data derived from secondary sources such as previous research papers, reports and studies dealt with development and housing policies.

Effects of urban sprawl on agricultural land: a case study of Kahramanmaraş, Turkey

The main objective of this study is to quantify areal loss of olive groves due to urban sprawl of the city of Kahramanmaraş, Turkey. Spatial changes were analysed by interpreting the digitized data derived from a black-white monoscopic aerial photograph taken in 1985, panchromatic IKONOS image of 2000 and two pan-sharpened Quickbird images of 2004 and 2006. Data obtained revealed that the area of olive groves decreased by 25% from 460.55 ha in 1985 to 344.46 in 2006, while the number of parcels increased from 170 to 445. Of the total areal loss, 60% was due to building constructions, with the rest being due to clear-cut for new residential gardens composed of exotic plants, new buildings, or new roads. Rapid population growth, increased land prices due to urban expansion, and abandonment of agricultural practices to construction of multi-storey buildings were the main causes of the process that transformed the olive groves into urbanized areas. Results pointed to an urgent need to (1) revise the national and municipal land management practices, (2) balance the gap between the short- and long-term economic benefits that urban and community development plans ignore, and (3) monitor land-use changes periodically by using high resolution satellite images.

The Socioeconomic Impact of Truffle Cultivation in Rural Spain1

The Socioeconomic Impact of Truffle Cultivation in Rural Spain. Commercial black truffle (Tuber melanosporum) plantations have been promoted in Europe with the intention of benefiting rural economies while conserving biodiversity through the expansion of oak woodlands. In this context, a socioeconomic study was conducted around the town of Sarrion in eastern Spain, where government subsidies have supported oak reforestation and truffle cultivation in unproductive hilly areas since 1987. Currently there are about 4,500 ha of truffle orchards in the surrounding county and 530 members in the local truffle association, which has provided a key forum for truffle cultivators to share technical, financial and administrative experiences. Structured interviews were carried out in 2002 with a number of orchard owners, as well as representatives of financial and governmental institutions. Truffles, which are harvested using trained dogs, typically fetch local cultivators average prices of 220–670 EUR/kg, although retail prices of high-quality specimens may reach twice this amount. In addition to the direct economic impact, an increase in local land prices was also documented, as well as a tendency for continued expansion of truffle orchards, and thus oak reforestation. In conclusion, the promotion of truffle cultivation through autonomous community and provincial government subsidies, in conjunction with support by local banks, a dedicated local truffle association, and growing interest on behalf of local farmers, seems to have achieved the mutual goals of biodiversity conservation and improving the rural economy in this region of Spain.

Effect of Planting Date and Nitrogen Fertilization Rates on No-till Pumpkins

Vegetable growers in the Mountain region of North Carolina are faced with increased land prices resulting from urbanization and reduced farm income from low-commodity prices. Local consumer use of pumpkin (Cucurbita pepo) for jack-o-lanterns and baking provides a fall market for growers to increase production and profitability on-farm. Most soils in these regions are highly erodible and susceptible to drought during the growing season. Little information is available on cultural practices for no-till pumpkin production in this region. Field studies were established to evaluate the yield response of no-till pumpkin to planting date and nitrogen (N) fertilization. Experiments were conducted at the Mountain (MRS), Upper Mountain (UMRS), and the Mountain Horticultural Crops Research Stations (MHCRS) in Summer 2003 and 2004 using no-till cultural practices. Three planting dates were established at 2-week intervals and 0, 40, 80, and 120 kg·ha−1 N treatments were applied at each planting date in a randomized complete block design. The 80 and 120 kg·ha−1 N fertilization rates produced greater yields and larger fruit size than the 0 and 40 kg·ha−1 N rates. Pumpkins planted earliest produced the greatest marketable and total yields for all N rates at all three locations. The latest planting date (9 July) and highest N rate yielded more cull fruit compared with marketable pumpkins with the earlier planting date at the Upper Mountain Research Station. This location has a shorter growing season and cooler summer temperatures than the two other locations. Although the third planting date was late for pumpkin planting, higher N rate treatments at that timing produced marketable yields comparable to earlier planting dates at the two warmer summer locations (MRS and MHCRS). In these experiments, the highest rate applied (120 kg·ha−1 N) maximized pumpkin yield. This observation would indicate that higher yields might be possible with even greater N rates.