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Book part
Publication date: 18 December 2017

Kimberly Key, Teresa Lightner and Bing Luo

This study investigates the relation between residential property values and both property taxes and public services in Georgia’s counties. Capitalization theory predicts…

Abstract

This study investigates the relation between residential property values and both property taxes and public services in Georgia’s counties. Capitalization theory predicts that property values relate negatively to property taxes, and positively to public services. Palmon and Smith (1998) state that errors in public service measures create a capitalization coefficient bias that makes it difficult to isolate tax effects from public service effects. This paper is a first step in defining and quantifying public services and their marginal effect on housing values. It develops public service measures in four quality-of-life areas – economy, education, health, and public safety. The models suggest a strong negative relation between effective tax rates and property values, and a significant positive association between the public service measures and property values. Analyses indicate that property taxes are capitalized into housing prices at greater than 100%, suggesting prior underestimations based on measurement errors in public service variables.

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Advances in Taxation
Type: Book
ISBN: 978-1-78635-001-5

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Article
Publication date: 1 January 1991

Andrew J. Buck and Simon Hakim

Examines the nexus of economic development, induced crime andproperty values focused on casino gambling introduced to Atlantic City,New Jersey. Uses econometric techniques…

Abstract

Examines the nexus of economic development, induced crime and property values focused on casino gambling introduced to Atlantic City, New Jersey. Uses econometric techniques to calculate the effects to which monetary increase in property values is directly attributable to the casinos and the extent to which these values have been diminished due to crime. Concludes that the gain in property taxes that a municipality may realise when a reduction in its property crime rate imbalances assessed values.

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Journal of Property Valuation and Investment, vol. 9 no. 1
Type: Research Article
ISSN: 0960-2712

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Article
Publication date: 25 October 2019

Benjamin Gbolahan Ekemode

The purpose of this paper is to assess the effect of urban regeneration and renewal activities initiated by the Osun State Government in Nigeria on the rental values of…

Abstract

Purpose

The purpose of this paper is to assess the effect of urban regeneration and renewal activities initiated by the Osun State Government in Nigeria on the rental values of commercial properties in Osogbo, the state capital between 2008, before the urban renewal programme through 2017, after the urban renewal programme had been completed.

Design/methodology/approach

Primary data utilised for this study were collected from all the Estate Surveying and Valuation firms involved in the formal management of commercial properties in Osogbo, Osun-State, Nigeria. Information on the types of urban infrastructure renewed and rental values of 63 commercial properties from 2008 to 2017 were obtained from the sampled estate surveying and valuation firms practicing in the study area. Data were analysed using descriptive statistics, analysis of variance and Duncan post hoc test.

Findings

The findings showed that physical urban infrastructure such as roads, drainages, water supply and wastes disposal have been upgraded in the study area. Also, the study established that the urban regeneration programme had significant impact on the rental values of commercial properties in Osogbo, arising from the statistically significant difference (F(7, 600) = 22.264, p<0.000) between and within annual rental values of commercial properties in the study area. The annual rental values of the commercial properties also exhibited considerable variation based on the Duncan post hoc test.

Practical implications

The findings from this study indicate that urban regeneration programme by the Osun state Government has significantly increased the investment performance of commercial properties in the study area. Hence, while investors could achieve higher returns on investment by venturing into commercial property investment, revenue could also be generated for government through the collection of property taxes in the study area.

Originality/value

This study is one of the few studies that have analysed the effect of urban regeneration programme on commercial property values from the perspective of an emerging African economy, using data from Osun State, Nigeria.

Details

Smart and Sustainable Built Environment, vol. 9 no. 4
Type: Research Article
ISSN: 2046-6099

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Article
Publication date: 2 July 2018

Francesco Tajani, Pierluigi Morano and Klimis Ntalianis

As regards the assessment of the market values of properties that compose real estate portfolios, the purpose of this paper is to propose and test an automated valuation…

Abstract

Purpose

As regards the assessment of the market values of properties that compose real estate portfolios, the purpose of this paper is to propose and test an automated valuation model. In particular, the method defined allows for providing for objective, reliable and “quick” valuations of the assets in the phases of periodic reviews of the property values.

Design/methodology/approach

Aiming at both predictive and interpretative purposes, the method, based on multi-objective genetic algorithms to search those model expressions that simultaneously maximize the accuracy of the data and the parsimony of the mathematical functions, is applied to a sample data of office properties characterized by medium and large size, located in the city of Milan (Italy) and sold in the period between 2004 and 2015.

Findings

The model obtained could be an integration of the canonical methodologies (market approach, income approach, cost approach) implemented in the assessment of the market values of properties, so as to provide an additional tool to verify the results. In particular, the inclusion of economic variables in the model is consistent with the need to reiterate the valuations, contextualizing them to the locational characteristics and to the current property cycle phase in the specific area.

Practical implications

The model can be applied by all the operators involved in the periodic reviews of the values of property portfolios: from real estate funds’ insiders, in order to monitor the values obtained through the canonical approaches, to the public institutions, such as the revenue agencies, in order to ensure the fair payment of the taxes through the updating values of the properties according to the actual and current market trends.

Originality/value

The method proposed can be a valid support for all public and private entities that hold significant property assets and that, for various reasons (periodic reviews of the balance sheets, sales, enhancement, investment, etc.), require cyclical updated values of the properties. The automated valuation model developed can be used for the assessment of “comparison” values with the estimates values obtained by other assessment techniques, in order to ensure a further monitoring tool of the results from the subjects involved.

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Journal of Property Investment & Finance, vol. 36 no. 4
Type: Research Article
ISSN: 1463-578X

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Article
Publication date: 13 March 2009

Mason Gaffney

A tax based on land value is in many ways ideal, but many economists dismiss it by assuming it could not raise enough revenue. Standard sources of data omit much of the…

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Abstract

Purpose

A tax based on land value is in many ways ideal, but many economists dismiss it by assuming it could not raise enough revenue. Standard sources of data omit much of the potential tax base, and undervalue what they do measure. The purpose of this paper is to present more comprehensive and accurate measures of land rents and values, and several modes of raising revenues from them besides the conventional property tax.

Design/methodology/approach

The paper identifies 16 elements of land's taxable capacity that received authorities either trivialize or omit. These 16 elements come in four groups.

Findings

In Group A, Elements 1‐4 correct for the downward bias in standard sources. In Group B, Elements 5‐10 broaden the concepts of land and rent beyond the conventional narrow perception, while Elements 11‐12 estimate rents to be gained by abating other kinds of taxes. In Group C, Elements 13‐14 explain how using the land tax, since it has no excess burden, uncaps feasible tax rates. In Group D, Elements 15‐16 define some moot possibilities that may warrant further exploration.

Originality/value

This paper shows how previous estimates of rent and land values have been narrowly limited to a fraction of the whole, thus giving a false impression that the tax capacity is low. The paper adds 14 elements to the traditional narrow “single tax” base, plus two moot elements advanced for future consideration. Any one of these 16 elements indicates a much higher land tax base than economists commonly recognize today. Taken together they are overwhelming, and cast an entirely new light on this subject.

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International Journal of Social Economics, vol. 36 no. 4
Type: Research Article
ISSN: 0306-8293

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Article
Publication date: 9 September 2021

Jayantha Wadu Mesthrige and Tayyab Maqsood

Hong Kong, like many other developed cities and countries, invests heavily in transport development. This study investigates whether the speculative benefits of future…

Abstract

Purpose

Hong Kong, like many other developed cities and countries, invests heavily in transport development. This study investigates whether the speculative benefits of future improvements in accessibility, brought about by impending transport development, will be capitalized into nearby residential property values even prior to the opening of the development.

Design/methodology/approach

Deviating from the standard hedonic price approach, the present study employed a fixed-effects model with a large data set of residential property transactions in the vicinity of three-stations situated along a newly proposed mass-transit-railway line in Hong Kong.

Findings

The results suggest that the values of residential properties close to stations do reflect the accessibility enhancements to be brought about by transport improvements even before the opening of the line. Results revealed a 6.5% of property value premium after the announcement of construction; and higher up to 6.7% after the operation of the line. This indicates that forthcoming new transport-infrastructure development produces changes in spatial price-gradients for neighbouring residential properties. Findings indicate that potential buyers/investors recognized the positive benefits of the planned transportation development, even before completion of the project, and are ready to pay a premium for those properties close to railway stations, representing clear evidence that residential property prices/values, near stations, reflect anticipated accessibility enhancements brought about by transport improvements.

Originality/value

This study, using a novel approach – a fixed-effects model to capture the speculative benefits of future improvements in transport infrastructure – provides a positive hypothesis that expected benefits of future improvements in accessibility are capitalized into property values.

Details

Built Environment Project and Asset Management, vol. ahead-of-print no. ahead-of-print
Type: Research Article
ISSN: 2044-124X

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Article
Publication date: 16 July 2021

Rotimi Boluwatife Abidoye, Felice Fam, Olalekan Shamsideen Oshodi and Abiodun Kolawole Oyetunji

The construction of new transportation infrastructure tends to affect the adjoining properties, economy and environment. In particular, studies have investigated the…

Abstract

Purpose

The construction of new transportation infrastructure tends to affect the adjoining properties, economy and environment. In particular, studies have investigated the change in the value of properties due to increased access to transportation facilities. The purpose of this paper is to examine the impact of the recently completed light rail on residential property values in Sydney, Australia.

Design/methodology/approach

Sales data of residential properties was extracted from the CoreLogic’s RP database. The hedonic pricing model was used to assess the effect of proximity to the light rail stops. Two models were developed for the announcement and construction phases of the light rail project.

Findings

It was found that during the announcement phase, properties located within the 400 m radius from the station were 3.3% more expensive than those within the 400–800 radius. At the construction stage, the properties within the 0–400 m radius from the stops sold at 3.1% more than those within the 400–800 m radius. This study concludes that a positive relationship exists between the values of residential property and proximity to light rail stations.

Practical implications

These findings would be useful for policymakers to develop land value capture programs for infrastructure funding and to real estate professionals and investors for investment in future transit-oriented development.

Originality/value

Previous studies that aimed at examining the impact of light rails on residential properties values around universities are limited. Hence, this study provides a broad perspective on the impact of light rail on residential properties values.

Details

International Journal of Housing Markets and Analysis, vol. ahead-of-print no. ahead-of-print
Type: Research Article
ISSN: 1753-8270

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Article
Publication date: 1 June 2002

Sun Sheng Han, Shi Ming Yu, Lai Choo Malone‐Lee and Ann Basuki

This paper seeks to explore the dynamics of the spatial distribution of landed residential property values in Singapore in the 1990s. Topics covered include: spatial…

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1480

Abstract

This paper seeks to explore the dynamics of the spatial distribution of landed residential property values in Singapore in the 1990s. Topics covered include: spatial patterns that can be discerned in the distribution of landed property values; how property values change over time; and how government intervention influenced this dynamic property value surface. Data are collected from the Singapore Institute of Surveyors and Valuers property transaction database, and are analysed by using the geographic information system, parametric and non‐parametric statistics. Findings of this paper contribute to the understanding of the urban dynamics of an Asian metropolis, especially in terms of its residential property market and internal spatial structure.

Details

Journal of Property Investment & Finance, vol. 20 no. 3
Type: Research Article
ISSN: 1463-578X

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Article
Publication date: 2 October 2007

Matthew Scrimshaw

The purpose of this paper is to consider the likely effect on capital values of prime retail property in major UK urban centres from any legislative ban of upward‐only…

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1987

Abstract

Purpose

The purpose of this paper is to consider the likely effect on capital values of prime retail property in major UK urban centres from any legislative ban of upward‐only rent reviews (UORRs) from commercial leases.

Design/methodology/approach

The opinion of Leeds‐based valuers regarding changes to yield and rent following a hypothetical ban of UORRs was surveyed and the implied effect on capital values calculated. Rental valuation data were obtained for a portfolio of prime retail properties located in Leeds and its satellite commercial centres, forming a case study. The data were combined with survey responses to develop a valuation model to further consider, in an applied context, the effect on capital values as a result of prohibiting UORRs. The hypothesis tested is that, immediately following enactment, prohibition of UORRs will cause a reduction in capital values of prime retail property in major UK urban centres.

Findings

The conclusion drawn from the research is that, based on contemporary professional opinion, the hypothesis is likely to be true though the extent of the reduction will vary as a function of specific lease and property characteristics.

Research limitations/implications

The behaviour of valuers and the issue of subjectivity in valuation is a limitation of this positivist research. An alternative phenomenological approach, perhaps with structured interviews at its core, might produce alternative findings.

Originality/value

This research attempts to quantify the effect on capital values on prime retail property following any ban of upwards only rent reviews, a subject that holds a high level of contemporary interest with all property stakeholders.

Details

Journal of Property Investment & Finance, vol. 25 no. 6
Type: Research Article
ISSN: 1463-578X

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Article
Publication date: 1 April 1986

WILL FRASER

Investment returns from property derive from rental income and change in value, and a property's value is a function of the current rent and the expected future rent. So…

Abstract

Investment returns from property derive from rental income and change in value, and a property's value is a function of the current rent and the expected future rent. So, ultimately, investment returns derive from rent, and successful investment will depend on an understanding of the principles and forces which explain the market's determination of rental value. This paper explains the significance of supply elasticity to the determination of rental value and investigates the probable elasticities of the four main types of investment property. It concludes that, due to the very inelastic supply of farmland and prime High Street shops, trends in rental growth will reflect the profitability of occupation whereas, in general, the rental value of office and industrial property will tend to reflect development costs, due to their relatively elastic supply. The article investigates how far such predictions appear to be supported by evidence and briefly discusses the relative impact of obsolescence on the four property types.

Details

Journal of Valuation, vol. 4 no. 4
Type: Research Article
ISSN: 0263-7480

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