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This paper aims to explore the psychological, emotional and equity implications of compulsory acquisition, evaluate the adequacy of compensation in mitigating those consequences and assess the sustainability of cash compensation for future generations.

A case study approach was operationalised to investigate the experiences of 40 project-affected persons (PAPs) four years after a compulsory acquisition project in Ghana’s New Akrade-Mpakadan region for the construction of a railway line. These perspectives were analysed through descriptive statistics and thematic analyses using the NVivo software. Figures and a holistic framework were adopted to report the identified issues.

Overall, only 25% of PAPs received formal communication prior to the acquisition, and only 10.3% have been fully compensated four years later. Despite the acquiring body initiating the marking of properties and compensation assessment in 2019, no payments were made until 2021. This induced emotional responses of distress, loss, uncertainty, stress and sadness, which was further exacerbated by feelings of hopelessness because there was no platform to voice concerns or pursue arbitration. Although PAPs were only offered compensation in the form of single monetary payments, a third would have preferred re-settlement.

By exploring the emotional and psychological effects of compulsory land acquisition, the study adds a new dimension to understanding its consequences. This may spark more interest, debate and discourse amongst researchers and policymakers and lead to the creation or enhancement of existing policy and legal measures to address the needs of PAPs in compulsory acquisition projects in developing countries.

The financial consequences of eminent domain are well documented, but this study explored the psychological, emotional and equity implications of the practice under conditions of weak regulatory frameworks. The adequacy of single lump-sum compensations was also explored to highlight preferred alternatives to ensure fairness for generations unborn.

This study aims to analyze the short-, medium- and long-term impacts of natural-resources-seeking foreign direct investment (FDI) in the form of foreign multinational enterprise (MNE) land acquisitions on agricultural labor productivity in developing countries. The authors analyze if these land acquisitions disrupt fair and decent rural labor productivity or if the investments provide opportunities for improvement and growth. The influence of different country characteristics, such as economic development levels and governmental protection for the rural population, are acknowledged.

The study analyzes 570 land acquisitions across 90 countries between 2000 and 2015 via a generalized least squares regression. It distinguishes short- and long-term implications and the moderating role of a country’s economic development level and government effectiveness in implementing government protection.

The results suggest that natural resource-seeking FDI harms agricultural labor productivity in the short term. However, this impact turns positive in the long term as labor markets adjust to the initial disruptions that result from land acquisitions. A country’s economic development level mitigates the negative short-term impacts, indicating the possibility of finding alternative job opportunities in economically stronger countries. Government effectiveness does have no influence, presumably as the rural population in which the investment is partaking is in many developing countries, not the focus of governmental protectionism.

The findings provide interesting insights into the impact of MNEs on developing countries and particularly their rural areas that are heavily dependent on natural resources. The authors identify implications on employment opportunities in the agricultural sector in these countries, which are negative in the short term but turn positive in the long term.

Moreover, the findings also have utility for policymakers. The sale of land to foreign MNEs is not a passive process – indeed, developing country governments have an active hand in constructing purchase contracts. Local governments could organize multistakeholder partnerships between MNEs, domestic businesses and communities to promote cooperation for access to technology and innovation and capacity-building to support employment opportunities.

The authors urge MNE managers to establish new partnerships to ease transitions and mitigate the negative impacts of land acquisitions on agricultural employment opportunities in the short term. These partnerships could emphasize worker retraining and skills upgrading for MNE-owned land, developing new financing schemes and sharing of technology and market opportunities for surrounding small-holder farmers (World Bank, 2018). MNE managers could also adopt wildlife-friendly farming and agroecological intensification practices to mitigate the negative impacts on local ecosystems and biodiversity (Tscharntke et al., 2012).

The authors contribute to the debate on the positive and negative impact of FDI on developing countries, particularly considering temporality and the rural environment in which the FDI is partaking.

To explore value vs worth in the context of compulsory acquisition.

Analysis of statutory environment within the context of valuation theory.

Value and worth could be reconciled by redefining special value in Act.

Public policy amendment.

Public policy amendment.

Facilitate just compensation.

Topical issue in New South Wales, where massive compulsory acquisition programme underway to facilitate infrastructure development.

Studies on land acquisition (LA) and recovery simulations have garnered considerable attention amidst climate change. Previous literature has reported that LA and relocation contribute to reducing repetitive disaster losses or downzoning (limiting development). However, studies on decision-making about resettlement or relocation for landowners or decision-makers for disaster-impacted lands are limited. This study aims to qualitatively illustrate LA program schemes for recovery, and identify the underlying concepts of LA in Italy, the United States and Japan. By doing so, this study contributes to construction of future agent-based recovery simulations.

This study seeks to identify a variety of LA models in different contexts to provide input for future works. This study employed multiple case studies to explore common and contrasting results, and identify varied LA concepts. The methodology involved a literature review, including official reports, to examine the timeframes of LA projects qualitatively, complemented using aerial photos to confirm related land use changes pre- and post-LA.

The results indicate that buyout programs in the United States enhance renaturalization in flood-prone areas as a downzoning approach. In contrast, LA in Japan focuses on the continuation of communities or neighborhoods through the recovery and relocation process. In Italy, LA is used to contribute to supporting the tradition/legacy of historic housing and facilities for post-disaster temporary dwellings, reflecting an underlying concept of “tradition and legacy.”

This comparative study fills a research gap by focusing on LA concepts, and its novelty lies in finding the underlying concepts of LA in three countries. Through international comparison, it suggests that LA in Japan could incorporate conservation of the historical town center or the opportunity for downzoning.

The purpose of this study is to examine the management of cash waqf fund generation through the implementation of istibdal in Kedah.

The data are obtained through literature and empirical data. The authors first review the literature on the importance of waqf fundraising, the implementation factors of istibdal waqf and the relevance of istibdal method as a waqf fund generation medium to understand the extent to which the scholarly articles have discussed these topics. Furthermore, the authors conducted face-to-face interviews with two Kedah Islamic Religious Council (Majlis Agama Islam Kedah [MAIK]) officers, who were directly involved in the affairs of istibdal waqf to obtain holistic information regarding implementing istibdal waqf properties in Kedah. As a result, several themes are defined from the interview data before being analysed based on the content analysis method.

The results of the study show two istibdal implementation processes outlined by the Kedah Islamic Religious Council (MAIK), namely, the istibdal implementation process for waqf land registered title deed, and waqf land registered as reserve certificate for religious use like mosque and cemetery. The results also showed three factors in implementing istibdal in Kedah: the acquisition of waqf land by the state authority (PBN), istibdal application by the state education department (JPN) and istibdal application by the mosque committee. Out of eight cases of istibdal implementation, four have generated cash funds for MAIK through investment methods from the sale of waqf lands and rental of replaced shophouses that are able to cover the expenses of managing waqf properties in Kedah. Several suggestions are also recommended for MAIK to improve its istibdal policy, thus enabling the institution to generate cash waqf funds at the maximum rate.

This study only focused on the implementation factors and the generation of cash waqf funds through istibdal in Kedah, while it can be expanded to other states like Terengganu, Kelantan and Penang. Furthermore, this study only interviewed officers who manage matters related to the affairs of waqf properties, as the session can actually be extended to other respondents, such as those specialising in cash fund generation investments and others.

This study proposed some improvements to the policy and guidelines of istibdal waqf property to MAIK after a few shortcomings were identified throughout this study. If improved, these proposals will have a significant impact, especially on the waqf properties involved in the implementation of istibdal, where it has the potential to bring cash generation and ensure the constant economic value of waqf properties.

This study has a tremendous impact on society, in which their areas have cash waqf funds that can be developed. It can benefit the needy and increase funds for the welfare expenditure of Muslims through rental income, investment and development. Progress on waqf property provides a high indication of the efficiency of an organisation in managing the waqf property. Thus, the public, especially the rich, is motivated to fulfil their charitable practices through waqf mechanism and share their wealth with the needy.

This study contributes to comprehensive field data on the implementation factors and generation of cash waqf funds through the implementation of istibdal in Kedah. The results of this study are significant to be used by waqf property management.

This study aims to examine the factors of implementing istibdal waqf and generating cash waqf funds through istibdal in Penang. This study was based on the previous problem statements, stating that waqf property could not be developed due to lack of cash funds. This has allowed the study to explore the factors for implementing istibdal waqf property and the extent to which the istibdal method can generate cash waqf funds in Penang.

This study adopted a qualitative method by conducting semi-structured interviews to achieve its research goals. Semi-structured interviews were conducted to comprehensively understand the current practice on istibdal cases in Penang State Islamic Religious Council (MAINPP) through official institutions concerned with waqf management practices in Penang. This research relied on purposive sampling to select the informants. It is a sampling strategy to select the informants in advance based on the research question. To achieve the purpose of this study, two officers from MAINPP were selected based on their working experience and specialisation criteria. As a result, several themes were successfully defined from the interview data before being analysed based on the content analysis method.

The results present three istibdal implementation processes outlined by MAINPP, namely, the istibdal implementation process for waqf land involved in the acquisition by state authorities (PBN), non-productive waqf land and istibdal applications from certain parties. The results also reveal two factors in implementing istibdal in Penang: the acquisition of waqf land by PBN and the application of istibdal for cemeteries by the Islamic Centre of Universiti Sains Malaysia. From the point of cash fund generation, no case of istibdal implementation records the generation of cash funds to MAINPP. Thus, this study ends with proposals for improving the process and implementing istibdal in Penang to generate cash funds to help MAINPP manage waqf properties.

The study only focused on implementing factors and generating cash waqf funds through istibdal in Penang. At the same time, it can be expanded to other states like Terengganu, Johor and Kelantan. This study only interviewed officers who manage matters related to the affairs of waqf properties. Therefore, it is believed that the study can be extended to other respondents, such as experts in cash fund generation investments and others.

This study proposed improvements to the policy and practice of istibdal waqf property to MAINPP after the shortcomings were identified throughout this study. If improved, these proposals will significantly impact the waqf properties involved in implementing istibdal, where it can generate cash and ensure the constant economic value of waqf properties.

This study has great implications for society through the development of a cash waqf fund that can provide great benefits to the needy, in addition to increasing funds for the welfare expenditure of Muslims through rental income, investment and development. Progress and significant impact on waqf property can provide a high indicator of the efficiency of an organisation in managing waqf property. This can attract the interest of the public, especially the wealthy, to always fulfil welfare through the waqf mechanism and share the wealth with the needy.

This study contributes to comprehensive field data on the implementation of istibdal in Penang. The data analysis results are significant to be used by the waqf property management.

This study aims to investigate key aspects of public ownership of land, expropriation and compensation laws and practices in Ethiopia with special reference to Burayu Town.

A mixed research technique of descriptive and analytic approach is applied in the research. This study used a purposive sampling technique to select case study counties and a systematic method for sampling households. Questionnaire surveys, focus group discussions, interviews and observations were used to collect empirical data. Average, percentage and paired-sample t-test analyses are used for quantitative data analysis.

Significant discrepancies exist between the expropriation laws and how property valuation and compensation are practiced in Ethiopia. The findings include the arbitrariness in designating public interest status to projects; unfair property valuation practice that neglects location factor to determine market value due to a skewed understanding of public ownership of land; and the assignment of property valuators who have no valuation expertise and proper knowledge of expropriation related laws. Findings revealed the socio-economic status of expropriated households has deteriorated due to the expropriation of their landholding.

It was difficult to locate the relocated persons as they were resettled in different localities. Furthermore, the town officers were not forthcoming to provide complete information on the expropriation and compensation procedures they followed. However, this study overcame the limitations through persistent requests and availing time for the data gathering.

The findings indicated the need to redefine relationships between public ownership of land, public interest and expropriation of landholding. A proper understanding of the triad will pave the way for better expropriation practice in Ethiopia and in countries where land is under public ownership.

The social implication of the study revealed that the socio-economic situation of relocated persons was adversely affected due to the poor implementation of laws.

The disparity between public ownership of land and the rights of citizens on landholding is misunderstood by policymakers. Research has shown for the first time the root cause for the discontent of expropriated persons in Ethiopia.

The purpose of this paper is to examine expropriation, valuation, compensation and rehabilitation practices and their impacts on expropriated households.

This study employed a mixed research approach. The target populations of the study were expropriated households in Debre Markos City from 2019 to 2022. The study uses purposive and systematic random sampling techniques. The data were analyzed using descriptive statistics, narration and thematic clustering.

The findings of this study revealed that the expropriation process was not participatory and the right holders were not treated as what is expected. It is further found that economic losses, moral damage and social disturbance payments were not considered in the compensation package. The displacement compensation given was also inadequate and sometimes delayed and the time value of money was not taken into account for delayed payments. This creates social and economic problems. The rehabilitation and resettlement program was inadequate and ineffective. The expropriation, valuation, compensation and rehabilitation practice in general lack transparency and accountability.

To ensure efficient and effective expropriation, valuation and compensation, there should be a well-organized government system that provides an accurate valuation on the one hand and restores the livelihood of the displaced on the other.

This paper is the first on expropriation, valuation, compensation and rehabilitation within the framework of transparency, accountability, effective rehabilitation and resettlement and institutional arrangements to ensure the sustainable livelihoods of affected households.

Due to significant differences between urban and rural areas in terms of geographical environment, building scale, resident culture, social organization and other aspects, the post-disaster recovery and reconstruction models for both exhibit substantial variation. This study identifies critical strategic issues that must be addressed in housing reconstruction in the context of different social structures of urban–rural “integration” and urban–rural “dualization” to achieve the goal of “building back better” in the future.

By taking the experience of the 5.12 Wenchuan earthquake and the Taiwan 9.21 earthquake as a reference, this study provides a thematic analysis and systematic summary of the entire process of post-disaster housing reconstruction.

A successful housing reconstruction process should actively engage disaster-affected populations through participatory institutional design. Providing a diverse housing reconstruction model can coordinate the interests of the government, the market and affected individuals, promoting harmony of residential, productive and ecological functions. However, it can also lead to the division of existing communities.

This research relies on existing literature, government publications, academic studies and news reports, which may carry inherent biases or omissions. Future research can benefit from conducting more extensive and long-term post-reconstruction surveys to assess the sustained impact of recovery efforts while also considering additional data sources to ensure comprehensive and unbiased analyses.

With the support of post-disaster reconstruction policies, diverse changes in land use can lead to urban and rural spatial pattern reform and sustainable regional development, providing a reference for formulating optimal strategies.

This study carries significant societal implications by addressing critical strategic issues in housing reconstruction within varying urban–rural social structures. It highlights the importance of engaging affected populations through participatory design and harmonizing government, market and individual interests. The research introduces strategies for activating rural construction land quotas and creating new funding sources, promoting sustainable regional development. Its findings contribute to post-disaster reconstruction models, offering valuable insights for policymakers and stakeholders, ultimately leading to more effective and inclusive recovery efforts and benefiting disaster-prone areas worldwide.

This research primarily investigates the market circulation patterns of urban and rural land under different social structures, delves into the strategies for sources of housing reconstruction funding, along with an assessment of their effectiveness.

This study aims to analyze the factors influencing households housing tenure choices in Togo.

The authors applied a rigorous econometric approach, using Harmonized Household Living Conditions Survey (EHCVM) data from 2018 and 2021 to construct a longitudinal panel, and Unified Basic Welfare Indicators Questionnaire (QUIBB) data from 2006, 2011 and 2015 to construct a pseudo-panel.

The study reveals that a household’s life-cycle variables like age of the household head, marital status, household size and place of residence, have a significant influence on homeownership. In addition, households in the highest wealth quartiles and used heads of household are more likely to own their home.

Housing policies focused on improving the financial sustainability of low-income households and reducing the transaction costs associated with property acquisition are essential to promoting homeownership.

As part of the implementation of the Government Roadmap 2020–2025, the government has committed to providing 20,000 affordable social housing units, aiming to significantly boost the supply of decent housing. However, the findings of this study highlight the need for targeted subsidy programs for low-income households, particularly for female-headed households and those living in urban areas. These subsidies could cover part of the cost of purchasing homes. For middle-income households, it is crucial to develop suitable financing mechanisms, such as low-interest mortgages and loan guarantees. Given demographic pressures and the high cost of public housing programs, promoting self-build remains essential. This support should be accompanied by the provision of low-cost building materials and technical training in innovative, sustainable construction methods. Additionally, improved access to employment and land regularization are essential prerequisites for the success of these initiatives.

Research on the determinants of tenure choice is relatively limited in sub-Saharan Africa due to the unavailability of housing survey data. This paper proposes a case study of Togo, whose housing market characteristics correspond to most sub-Saharan African countries. Furthermore, this study applied two methodological approaches commonly used in dynamic analyses, thereby enhancing the robustness of the findings.