Abstract Online platforms have transformed many markets, as evidenced by the rise of firms such as Amazon, Uber, and Airbnb. However, the recent emergence of online real estate agencies has not yet received much attention. We investigate the impact of online agencies on the housing market. Our dataset consists of 1,274,792 properties in England and Wales, for which we have matched Zoopla listings with actual transactions from the Land Registry. Using an instrumental variable approach, we find that time on market (TOM) is shorter by about 80 days and the sale‐list price ratio is smaller by about 2.4% for properties listed with online agencies. These findings, combined with an average fee of less than one‐third of that charged by traditional agencies, explain why online agencies have rapidly gained market share. Their share has risen particularly for properties in the mid‐price range and in regions with younger demographics. Moreover, we find that the rise of online agencies has caused traditional agencies to change their behavior—TOM and the sale‐list price ratio are lower for traditional agencies in regions with a higher share of online agencies.

Every country must be familiar with the land registration system. There are two known land registration systems, namely the rights registration system and the deed registration system. The land registration system in Indonesia uses a rights registration system. The rights registration system, commonly known as the Torrens System, is also adopted by the state of Northern Australia. So the problem that will be discussed is how is the land registration system in Indonesia? What is the land registration system in Indonesia North Australia? Are there any similarities and differences between the Torrens system in Indonesia, Northern Australia? The type of research used is a normative type with secondary data as the main data whose collection is carried out through literature studies with qualitative processing and deductive conclusions. The Torrens system used in Indonesia does not fully use the Torrens system that originated and is applied in Australia. From the results of the research, although Indonesia and North Australia use the same land registration system, namely the Torrens System which originated from and applied in Australia, there are differences in its implementation such as the principle of Insurance, the principle of Indefeasible Title, the publication system used and the parties involved in the land registration process.

This study examines the legal certainty of land rights through the implementation of electronic land registration and digital land certificates in Sialang Buah Village, Serdang Bedagai Regency. The digital transformation mandated by the Regulation of the Minister of Agrarian Affairs/National Land Agency No. 3 of 2023 marks a shift from conventional physical documents to integrated electronic land administration. Using a normative-empirical legal method supported by statute and conceptual approaches, this study analyzes the validity and legal certainty of electronic certificates and evaluates the readiness, acceptance, and socio-legal implications for rural communities. Data were collected through legal document analysis, field observations, and interviews with landowners, village officials, and the Land Office. The findings reveal that electronic certificates enhance authenticity, transparency, and administrative efficiency while strengthening public trust in the governance of land. However, challenges remain concerning digital literacy, infrastructure limitations, and the inclusion of vulnerable groups, which may trigger new forms of legal uncertainty in the future. This study concludes that electronic land registration effectively promotes legal certainty when accompanied by adequate public education, secure digital systems and inclusive implementation strategies. The results contribute to agrarian law development and provide policy insights for strengthening the equitable digital transformation of land governance.

This study examines the legal implications of transferring notary legal counseling duties to a substitute notary or acting official in the preparation of deeds of granting traditional land rights. The primary areas of focus are the legality of the deed, the legal responsibilities of the substitute notary, and the defense of indigenous peoples' rights. By examining Law Number 5 of 1960 concerning Basic Agrarian Principles, Law Number 2 of 2014 concerning the Position of Notary, and putting provisions like Government Regulation Number 24 of 1997 concerning Land Registration into effect, the research method is normative juridical through a statutory approach. The results of the study indicate that the validity of the deed of release of customary land rights can only be guaranteed if the appointment of the substitute notary or acting official meets formal and substantial requirements, including the inclusion of the position status on the minutes and a copy of the deed. Non-compliance has the potential to give rise to customary land disputes and the risk of nullity, particularly when the principle of recognizing The rights of indigenous peoples are not being upheld under Article 18B, paragraph (2) of the 1945 Constitution and Constitutional Court Decision Number 35/PUU-X/2012. In accordance with Civil Code Article 1365, acting officials or substitute notaries are nonetheless subject to civil culpability, administrative sanctions under Articles 85–88 of the Notary Law, and the obligation to maintain professional ethics. This study recommends strengthening legal counseling procedures, harmonizing land regulations and notary positions, and establishing national guidelines to ensure the protection of indigenous peoples' rights and legal certainty in every process of releasing customary land rights.

Legal problems in the land inheritance process often arise when inherited land has been registered in the name of another party. This study aims to examine the procedure for registering inherited land that has been issued a Certificate of Ownership (SHM) on behalf of other parties, as well as the form of legal protection for heirs. The research uses a normative juridical approach with a literature study method based on primary, secondary, and tertiary legal materials. The approaches used include legislative, conceptual, analytical, and case approaches. The analysis of legal materials is carried out through grammatical, systematic interpretation, analogous construction, and legal refinement construction. The results of the study show that the registration of inherited land must be carried out by the entitled heirs, especially for land that has not been certified. Registration is carried out sporadically as a form of registration for the first time. Legal protection for heirs is obtained preventively through the land registration process, and repressively in the event of arbitrary actions from other parties or government agencies. This research emphasizes the importance of legal certainty in the process of registering inherited land and the protection of the rights of heirs so that they are not harmed by the existence of other parties' certificates. This effort is part of the fair and transparent enforcement of agrarian law in Indonesia.

ABSTRACT Over the last two decades, collaborative approaches to forest governance have become commonplace, valued for their potential to reduce conflict and increase equity and democracy. Despite growing application, little research has explored collaboration on state forestland management within the United States. The state scale is a particularly interesting arena for investigation as limited federal regulation of state land in the US leaves ample room for difference between cases. Furthermore, while the importance of power in collaboration is widely accepted, few empirical studies examine the role of power dynamics in the collaborative governance of natural resources. We conducted a comparative case study of two advisory groups guiding state land decision‐making to understand the extent to which power was distributed through their establishment and deliberative processes. While overall results support established theoretical frameworks describing power sources, we found evidence for three sources of power unaccounted for previously. We describe these as the resource of broad perspective , trust via predictability , and the power of veto . We also note the compounding effects of power evident in our cases and posit that implementing power sharing may be easier when the stakes are low. Finally, we highlight that collaborative governance processes do not always develop power for a broad range of impacted parties—a finding that holds important implications for the longevity of power developed through collaborative processes and the advantage of these initiatives.

Abstract. The tax liability of peasants significantly influenced their lives and the total monetary income of the country. The damaging effects of weather extremes on crop yields were considered grounds for tax relief. Administrative documentation connected with requests for tax relief can serve as an important source of data for historical climatology, as demonstrated by the example of the Prácheň Region in southwestern Bohemia during the 17th–19th centuries. Based on the first land registry system, only hailstorm damage to crops and fires qualified peasants for tax relief from 1655 CE, while the subsequent land registry system from 1748 CE extended this to include water damage from 1775 CE. Taxation data made it possible to analyse the spatiotemporal variability of significant hailstorms, water torrents, and lightning-caused fires, together with their impacts on agriculture and the lives of peasants during the 1655–1707 and 1748–1827 CE periods in the Prácheň Region, for which summary data at governmental and regional levels were preserved. Data related to weather damage were further supplemented with other documentary sources to create a chronology of significant hailstorms, water torrents, and additional weather extremes for the analyzed region. This study and its results clearly demonstrate the potential of taxation records – available in the Czech Lands as well as in many other countries – for historical-climatological research into past damaging weather events and their human impacts.

Digital transformation is reshaping public administration worldwide, and Vietnam has placed it at the core of its national development strategy. Land administration – which in Vietnam is state managed and central to economic and social planning – is a key sector targeted for digitalization. This study provides a comprehensive assessment of the current status of digital transformation in state land administration in Ninh Binh Province. Drawing on official policy documents, government reports, development publications, and academic sources, we examine (i) the general framework of land administration in Vietnam and Ninh Binh’s administrative structure, (ii) relevant national and provincial policies on digital land management, (iii) the province’s digital infrastructure and land information systems, (iv) the degree of digitization in land related public services (such as land registration and cadastral mapping), (v) human resource capacity and inter agency coordination, and (vi) key challenges and barriers. We also compare Ninh Binh’s experience with other provinces and international best practices. Our findings show that Ninh Binh has made notable progress – including deploying 15 digital platforms and a public open data portal – but still faces gaps in IT infrastructure, data completeness, and skilled personnel. We conclude with recommendations to strengthen land data integration, improve service delivery (e.g. e registration), build human capacity, and foster coordination across agencies to fully realize a digital land administration.

Abstract This study presents an analysis of the functioning of real estate data registration systems in Poland and Ukraine, with a particular focus on the registration of property rights. It examines the historical development of these systems, their current structures, and the existing mechanisms for data exchange between them. The analysis also identifies key challenges related to interoperability and data consistency. The investigation revealed that in Poland, the real estate cadastre and the land register operate as separate systems under the authority of different institutions, despite recording overlapping information. To address issues of data integration, the Integrated Real Estate Information System was introduced to enable the exchange and verification of data between these registers and other public databases. In Ukraine, three independent systems manage real estate data: the State Land Cadastre, the State Register of Real Rights, and the archival records maintained by the Bureau of Technical Inventory (BTI). This fragmentation undermines the completeness and reliability of real estate information, complicating administrative procedures. The findings of this study highlight the urgent need to develop comprehensive legal frameworks and implement advanced technical solutions in both countries to reconcile discrepancies across real estate registers. The research also points to the substantial potential of integrated information systems to deliver accurate, consistent, and up-to-date property data. Empowering such systems with appropriate legal authority and functional capabilities would significantly improve the reliability, transparency, and efficiency of real estate information management.

Land that contains various elements, including natural resources, and whose surface can be used for buildings or agriculture often causes disputes. Therefore, to regulate land issues, the state has established a legal regulation called the Basic Agrarian Law. To provide legal certainty and as a follow-up to the provisions regarding land ownership through land rights, the UUPA also regulates the registration of land parcels, whereby the registering party will obtain a certificate as proof of legal and valid land ownership. The UUPA also regulates the government's obligation to carry out land registration throughout Indonesia as a form of legal certainty regarding land rights. Researchers will use normative legal research methods to answer the questions in this study. Normative legal research methods involve using legal principles and doctrines to answer the legal questions examined in this study. The answers are expected to produce a theory or concept that can be used as a guideline for problems encountered in the future. Cancellation of building rights certificate (SHGB) due to administrative defects result in the loss of legal validity of the rights that have been granted, because the process of issuing certificates is not carried out according to the procedure, using unauthorized documents, or without careful verification of juridical and physical data. In practice, a SHGB issued on a flawed legal basis would lose legitimacy and could be annulled through an administrative decision by the Minister of ATR/BPN or through a court ruling. This confirms that accuracy in the examination and validation of physical and juridical data is very important so as not to cause legal conflicts in the future. Thus, the cancellation of the SHGB not only cancels the right to land, but also serves as a reminder that the land administration system must be run with the principles of prudence, legality, and legal certainty.

Land disputes frequently arise due to population growth and increasing land demands, where non-procedural land executions can harm holders of Certificate of Ownership (SHM). Although land certificates serve as strong proof of ownership under Article 19 of the Basic Agrarian Law (UUPA) and Article 32 of Government Regulation No. 24 of 1997, legal certainty for landowners remains incomplete. This study aims to analyze the legal protection for SHM holders facing non-procedural land executions. The research employs a normative juridical method with statutory and conceptual approaches, examining relevant laws and legal doctrines. The findings indicate that SHM holds strong evidentiary power as long as its physical and juridical data align with land survey documents and land registers. However, land executions must follow proper procedures, starting with an execution request and a court warning, while adhering to principles of legal certainty and justice. SHM holders subjected to non-procedural executions can file an objection to the execution or a lawsuit for Unlawful Acts (PMH) under Article 1365 of the Civil Code. Case, such as the forced eviction in Tambun (2025), highlight the importance of proper legal procedures. In conclusion, while SHM provides legal protection, measures such as execution objections and PMH lawsuits are necessary to safeguard landowners' rights. This study emphasizes the need for compliance with execution procedures and the protection of certificate holders to ensure legal certainty.

Legal certainty in land transactions is a fundamental principle of civil law systems. However, in practice, the misuse of authority by Land Deed Officials often creates legal defects that place ordinary buyers who act in good faith as the disadvantaged party. This study examines the legal protection of good faith buyers in Indonesia, focusing on a land dispute adjudicated in Decision No. 100/Pdt.G/2021/PN.Skt, strengthened by subsequent appellate and cassation rulings. This research employs a normative legal method (doctrinal legal research) with a statute approach (analyzing the Civil Code, the Criminal Code, PP No. 24/1997 on Land Registration, and PP No. 37/1998 on PPAT), a case approach (reviewing judicial decisions), and a conceptual approach (using the theories of Dworkin, Hart, and Rawls). Primary sources include court decisions and legislation, while secondary data derive from academic journals and books. Findings indicate that the court’s reasoning, which declared the sale and purchase null and void while categorizing the good faith buyer as committing an unlawful act, undermines substantive justice and erodes public trust in land registration. The novelty of this study lies in reframing the buyer not as a wrongdoer but as a legal consumer deserving protection under the principles of justice and rule of law. The study concludes that stronger supervisory mechanisms over PPAT and land registration authorities are required to ensure legal certainty and protect bona fide purchasers

This study presents three research questions: First, what is the concept of proof of land ownership rights from the perspective of Islamic law? Second, what is the process of issuing land certificates as proof of land ownership rights according to Islamic law ? Third, what is the legal force of land certificates as proof of land ownership rights according to Islamic law? The type of research used is library research with a normative theological (sharia) approach. The data sources used are data obtained indirectly (secondary data), including primary sources such as the Qur'an, Hadith, and legislation; secondary sources like literature and scientific journals; and tertiary sources such as magazines, dictionaries, and Google. The results of this study show that: First, the concept of proof of land ownership in Islamic law aims to provide legal certainty regarding land ownership rights. Proof of land ownership can be in the form of written documents (kitabah), testimony (syahadah), and continuous physical control (qabdh wa istighlal). Second, applying Islamic legal principles such as justice (al-'adalah), benefit (al-maslahah), transparency (al-ṣidq), and public announcement (I'lan) in land certificates ensures that the land registration process is conducted fairly, accurately, and openly. Third, land certificates serve as a perfect means of proof in the legal system, providing legal protection for landowners and preventing ownership disputes.

Abstract. The digital cadastral plan as a collective graphic representation of data on cadastral parcels, buildings, methods of use and addresses is created with CAD tools in DXF exchange format. The content, form and method of creating a digital cadastral plan is defined by regulations and specifications. Maintenance and implementation of changes to the digital cadastral plan takes place in the spatial database of the Joint Information System of Land Registry and Cadastre. To migrate the data of the digital cadastral plan to the spatial database, the shapefile exchange format is used, so it is necessary to convert the digital cadastral plan from DXF to the shapefile exchange format beforehand. In this paper, the compatibility of the data structure of exchange formats and the conditions and limitations in fulfilling the domain consistency and topological consistency for the simplified maintenance of all geometric and attribute relationships on the digital cadastral plan were considered.

Integrating Rights, Restrictions, and Responsibilities (RRR) information within land administration presents a significant challenge. Currently, land rights management and spatial planning in Indonesia are handled by separate institutions within land administration services, leading to fragmented information and potentially inconsistent decisions, and the information about them is siloed. While land registration data typically provide information regarding land rights, the restrictions and responsibilities are derived from spatial planning data, primarily from Detailed Spatial Plans (RDTR). This fragmented data landscape complicates landowners understanding of their rights and obligations, as well as local government in issuing the development permits. This paper proposes a method to integrate RRR elements by overlaying parcel data (representing Rights) with spatial planning data from RDTR (representing Restrictions and Responsibilities). The analysis reveals that challenges arise from discrepancies between parcel boundaries and spatial plan delineations. To address these challenges, problem scenarios have been developed, illustrating situations where a parcel may fall within a single sub-zone, multiple sub-zones, partly outside sub-zone, and no planning zone. The integrated approach herein aims to empower landowners, ease the issuing of development permits by local government, and align with the government’s digital transformation initiatives.

Analog certificates have traditionally served as physical proof of land ownership and proved a sufficient degree of legal certainty. However, with advance in technology and digitalization, the government through Regulation of the Minister of Regulation of the Minister of Agrarian Affairs and Spatial Planning/National Land Agency Number 1 of 2021, later replaced by Regulation of the Minister of Agrarian Affairs and Spatial Planning/National Land Agency Number 3 of 2023 concerning Issuance of Electronic Documents in Land Registration Activities has sought to provide easier access to the land registration and management process. E-certificates offer easier access to land registration and management processes. Nevertheless, this regulatory shift raises legal questions regarding the status of analog and electronic certificates, as well as the broader need for regulatory harmonization. This research adopts a normative legal approach examining legal literature and secondary data (library research). The finding indicate that electronic certificates offer significant advantages, including easier access, enhanced data security, and greater transparency in registration and data management. The process of media transfer involves verification of both physical and legal data by the National Land Agency, with the Land Deed Officials playing a crucial role in ensuring the validity and legality of such data. Ultimately, digital transformation is necessary to overcome long-standing issues within the land registration system. The transition from analog certificates to electronic certificates represents a strategic step toward modernizing land administration by integrating legal and technological dimensions, thereby creating an efficient, secure, and reliable system.

To protect and guarantee legal provisions, the government requires registration of land rights as regulated by Government Regulation No. 24 of 1997. The publication of two land certificates on a parcel of land can lead to a legal case such as in Magelang City. The approach used is a qualitative approach to legal protection of control and ownership of land rights, on the issuance of multiple certificates in one object of the same land, followed by qualitative descriptive analysis of primary data from notaries and document review. The results of this study are the factors that cause the occurrence of multiple land certificates, namely the mistake of the landowner, inaccuracy and lack of accuracy of land officers when conducting examinations and studies of the proposed land. Legal protection that can be done by the government to prevent the issuance of multiple certificates involves synchronization and completeness of legal products, as well as increased integrity in land registration.

For individuals and legal entities, land registration serves as the sole method to protect land ownership and ensure legal certainty. The foundation of land rights is based on Law No. 5 of 1960 concerning the Basic Agrarian Principles, which recognizes several types of land rights, including Ownership Rights (Hak Milik), Building Use Rights (Hak Guna Bangunan), Cultivation Rights (Hak Guna Usaha), and Use Rights (Hak Pakai). The primary objective of this Community Service Program (Pengabdian kepada Masyarakat or Abdimas) is to educate the public and clarify misinformation circulating on social media. The educational initiative focuses on Government Regulation No. 18 of 2021, which ensures that long-standing land rights can still be registered through the “Recognition of Rights” mechanism. This discussion activity was initiated by the Faculty of Law, Universitas Pancasakti Tegal, which felt compelled to engage with the community in addressing issues related to land ownership and registration. Through this initiative, is hoped that public awareness and understanding of land law can be significantly improved.

The Sales and Purchase Agreement (PPJB) is a crucial legal instrument in property transactions in Indonesia, but its cancellation by the court creates significant legal complexity for legal certainty and investor protection. This study analyzes the court's legal considerations in canceling a PPJB deed due to unlawful acts through a case study of Decision Number 55/Pdt.G/2022/PN.DPK which was upheld at the cassation level, using normative juridical methods and a descriptive analytical approach to examine the consistency of the application of contract law and the effectiveness of legal protection for land title holders. The research findings show a fundamental inconsistency in the court's decision, which declared the plaintiff a good-faith buyer in the conventional case, but in the counter-conventional case, declared the plaintiff to have committed a breach of contract with disproportionate sanctions in the form of cancellation of the agreement and loss of payment of Rp. 2,320,000,000. This contradiction indicates a systemic weakness in distinguishing the concepts of default and unlawful acts, a disregard for the principle of proportionality of sanctions, and the ineffectiveness of available legal protection mechanisms because the land registration system can be canceled based on inconsistent considerations. This study concludes the need for reformulation of the judicial approach in handling PPJB disputes through the development of a consistent, proportional, and just legal framework to maintain public trust in the legal system and support a healthy and sustainable property investment climate.

This paper investigated the impact of Property Technology (PropTech) on real estate investment performance in Ghana, addressing the critical lack of empirical evidence linking PropTech adoption to financial outcomes in emerging markets. The objectives were to assess how PropTech tools influence key investment metrics and to examine the challenges and opportunities associated with their integration. A systematic review methodology, guided by PRISMA 2020, was employed to synthesize findings from 48 peer-reviewed and grey literature sources. The analysis revealed that while technologies such as AI, blockchain, and smart platforms improved transparency, efficiency, and investor trust, their adoption remained limited by institutional, infrastructural, and regulatory barriers. Crucially, the review found that AI-driven tools showed potential for accurate rental price forecasting, and blockchain-based land registries could significantly reduce title disputes; however, their direct impact on quantitative outcomes like Return on Investment (ROI) and rental yields remains under-documented in the Ghanaian context. The paper concludes with targeted recommendations for policymakers, including the development of a national PropTech innovation framework and blockchain-backed land reforms, and for investors, highlighting the need to adopt data-driven tools to mitigate risk and enhance returns. It underscores the novelty of linking PropTech tools to performance outcomes and calls for longitudinal, impact-driven research to bridge the gap between technological potential and measurable financial gains.