西班牙的房地产泡沫:城市化与城市建设

聚焦于西班牙1996-2007年间的房地产泡沫,此次危机与西班牙前两次经历的地产泡沫有着相似的背景条件：将住房建设作为利好投机性投资。但几次泡沫供给结构却不同：此次住房供给主要为分散式,不同于以往的集中供应;旅游地产大量出现;房屋拥有型社会形成。作者认为供给结构的改变并非危机的主要原因,并提出了造成房地产泡沫的四个关键要素：符合一定条件的土地、土地规划的配合、充足的资金与可获得的土地所有权。结论是：政策的制定直接影响土地利用、发展规划、金融系统与个人资产、造成住房由使用品变为投机投资的对象、银行体系信用缺乏保障,最终导致了住房库存量陡增,大量房屋拆除事件与失业率攀升等经济和社会方面的不良影响。     

空间分析方法在房地产市场研究中的应用--以北京市为例

基于北京市2003年普通住宅数据,利用空间分析中点模式分析、空间自相关分析和空间插值方法等,对北京市房地产,尤其是普通住宅的空间格局进行分析。研究表明,北京市房地产发展在空间上具有强烈的集聚特点,而房价的空间自相关特性也非常明显。空间分析方法提供了准确认识、评价和综合理解空间位置和空间相互作用的手段,为定量研究空间格局提供了支持。在房地产发展等社会经济现象研究中,空间分析方法强调了“位置”因素的重要性,是刻画房地产空间格局的理想工具。     

Geostatistical mapping of real estate prices: an empirical comparison of kriging and cokriging

Small-sized housing samples and price predictions at nonobserved locations require geostatistical approaches, particularly the kriging estimator. Nevertheless, geostatistics has thus far received little attention in real estate economics. The article’s objective is to empirically compare the prediction accuracy of univariate kriging variants, namely detrended kriging (DK) and universal kriging (UK), and multivariate extensions, including detrended cokriging (DCK) and universal cokriging (UCK). Both latter methods consider structural and neighborhood characteristics as auxiliary variables. While the price surfaces of DK and UK show nearly identical cross-validated accuracies, the cross-validation-based prediction accuracy of DCK and UCK differ in favor of the latter. If real estate agencies are faced with a univariate sample of property prices, either DK or UK can be used, while in the multivariate case, UCK is recommended, although numerically more complex.     

Gentrification and the suburbanization of poverty: changing urban geographies through boom and bust periods

Many postindustrial cities across Europe and other contexts are marked by growing social–spatial inequalities, housing liberalization, and gentrification, which limit the housing options of low-income households. We investigated changes in the residential moves of different low-income households (working poor, low-to-middle income, and unemployed) in the Amsterdam and Rotterdam urban regions for the time period 2004–2013. We found an overarching trend for the suburbanization of poverty toward the urban peripheries and surrounding regions. While this trend appears to be relatively crisis resistant in the tight Amsterdam housing context, it is more cyclical in Rotterdam and has slowed following the global financial crisis. Low-to-middle income and unemployed households are increasingly moving to the urban regions surrounding cities, particularly to higher density satellite towns. Nevertheless, a growing number of working poor households remain highly urbanized, employing various coping strategies to acquire housing. This paper reveals how the suburbanization of poverty is both a direct process of poor households moving from city to suburb, and a broader indirect process caused by exclusionary mechanisms such as the decreasing accessibility and affordability of inner-urban neighborhoods, which reflect broader changes in the geography and socioeconomic patterning of urban regions.     

Public perceptions of foreign and Chinese real estate investment: intercultural relations in Global Sydney

Moving foreign human and financial capital through landed property is not a new phenomenon in Sydney. It is a recurring geopolitical strategy that is replete with intercultural tension and deep colonial roots. In contemporary Australia, there is an assumption in public policy and media rhetoric that there is a high level of public concern about foreign investment. However, there is little empirical data that examines public perceptions. In this study, we are interested in whether the dominant voices in this debate represent broad public views about this issue. We sought to fill this gap by conducting a survey of almost 900 Sydney residents, looking at their perceptions of foreign and Chinese investment. We find high levels of public concern and discontent about foreign investment amongst Sydneysiders, with Chinese investors being a key target of this discontent. In the context of high housing prices in Sydney, there were widely held concerns about housing affordability. Survey respondents had a sophisticated understanding of what influences house prices, but with an overemphasis on the role of foreign investment. There is a general lack of support for policy that encourages foreign investment, and a lack of confidence in how the government is regulating foreign investment. Half of our participants reported that they would not welcome Chinese foreign investment in their suburb.     

Cities on the global real estate marketplace: urban development policy and the circulation of financial standards in two French localities

ABSTRACT

Departing from localized accounts of the role of local governments in the financialization of the built environment, this article outlines their contribution to the process through increasing attendance at global real estate fairs such as the Marché international des professionnels de l’immobilier (Mipim), where they showcase investment opportunities. Following urban political economy approaches centered on the transcalar intermediations of financialization, Mipim is conceptualized as a site of the circulation of the expectations of investors that involves spatial and temporal dimensions. Based on a comparison of two local authorities in France, namely the Grand Lyon metropolitan authority and Saint-Ouen municipality, the article examines the motives, modalities, and outcomes of their attendance. If both committed to the event despite opposite political agendas, the impact of Mipim has been more significant in the case of the Grand Lyon, where the metropolitan authority adjusted not only the type of showcased projects over the years, but also their content as well as its local planning strategy. The article explains why and how, and discusses under which conditions Mipim is not a mere display showcase, but instead can actively contribute to the adjustment of urban space and governance to the requirements of financial markets.     

杭州市房地产企业空间集聚特征与区位选择

房地产业是中国国民经济的重要支柱行业,从微观视角解析房地产企业空间格局与区位选择因素对指导中国城市房地产业健康发展至关重要.论文基于杭州市房地产业工商企业登记数据,采用最近邻指数、Ripley'sK函数、最近邻层次聚类等空间点模式方法以及地理探测器模型,系统分析了杭州市房地产企业空间集聚特征与区位选择影响因素,研究结果...     

Uneven urban metabolisms: toward an integrative (ex)urban political ecology of sustainability in and around the city

ABSTRACT

Expanding cities present a sustainability challenge, as the uneven proliferation of hybrid landscape types becomes a major feature of 21st century urbanization. To fully address this challenge, scholars must consider the broad range of land uses that being produced beyond the urban core and how land use patterns in one location may be tied to patterns in other locations. Diverse threads within political ecology provide useful insights into the dynamics that produce uneven urbanization. Specifically, urban political ecology (UPE) details how economic power influences the development decision-making that proliferate urban forms, patterns of uneven access, and modes of decision-making, frequently viewing resource extraction and development through the urban metabolism lens. The political ecology of exurbia, or, perhaps, an exurban political ecology (ExPE), examines the symbolic role nature and the rural have played in conservation and development efforts that produce social, economic, and environmental conflicts. While UPE approaches tend to privilege macroscale dynamics, ExPE emphasizes the role of landowners, managers, and other actors in struggles over the production of exurban space, including through decision-making institutions and within the context of broader political economic forces. Three case studies illustrate the strengths and weaknesses of these approaches, demonstrating the benefits for and giving suggestions on how to integrate their insights into urban sustainability research. Integrated political ecology approaches demonstrate how political-economic processes at a variety of scales produce diverse local sustainability responses.     

中国地级市房地产开发与人居环境耦合发展空间格局

中国房地产业历经近30年的发展,主要集中于经济较活跃、环境较适宜、基础设施与公共服务较完善、人居环境较适宜的城市,房地产开发的地域差异逐渐突出。科学适度的房地产开发能为人们提供良好的人居环境,而过度的房地产开发则会抑制人居环境质量的提升。基于房地产开发与人居环境耦合发展视角,建立了中国城市房地产开发与人居环境耦合度评价指标体系,运用耦合协调度模型和耦合发展度模型,对286个地级市单元的房地产开发进行空间格局分析。结果显示：① 中国地级单元城市房地产开发与人居环境整体协调度处于磨合阶段,虽未达到协调水平,但相互作用与影响力较强,其中协调度最高的为南京市;② 房地产开发与人居环境整体发展度处于较低水平,且空间分布非常不均衡,耦合发展度最高的为深圳市;③ 基于耦合协调度和发展度可将中国地级行政单元划分为9个类型,政府应根据不同类型采取差别化的房地产开发调控政策。     

Financial market actors as urban policy-makers: the case of real estate investment trusts in Brazil

Focusing on the growth of Real Estate Investment Trusts in Brazil, the paper explores how financializing policy instruments intertwine financial markets and the urban built environment. It studies the career of REITs and questions the role of financial market capital and actors in urban dynamics. The paper uncovers three processes usually considered separately: i) how a network of public and private financial market actors coaxes state bodies into using their regulatory powers and financial resources to transform real estate into an asset class; ii) how the government-run financial market authority and banks lure urban households into liquid real estate through marketing and education campaigns; and iii) how asset managers are “applied economic geographers” insofar as they channel households’ capital into a selected cities and properties. The active role played by financial actors in the design, enhancement and implementation of such a policy instrument leads us to conclude on their role as urban policy-makers.     

Mexican and Central American immigrant communities in the boom and bust housing markets of the 2000s

Classic immigrant enclaves, largely voluntary and temporary, have historically served as a strong platform for integration in United States metropolitan areas. However, trends in the early 2000s, including new destinations and skyrocketing housing costs, may have reshaped the landscape, particularly for numerically dominant immigrant groups with very low socioeconomic status. In this article, I use data for 56 metropolitan areas and 31,563 census tracts from the 2000 Census and the 2005–2009 American Community Survey to examine the relationship between the change in concentration of Mexican and Central American immigrants and the characteristics of neighborhoods in 2000. The analyses suggest that, across metropolitan areas, these immigrant communities consolidated in neighborhoods with low home values, adequate but overcrowded housing, relatively small shares of their own immigrant group, and large shares of other Hispanics. Demographic dynamics may have weakened immigrant support networks, leaving Mexican and Central American immigrants vulnerable, particularly in a subset of metropolitan areas where this population grew most substantially outside the central cities.     

基于改进突变级数法的河北省养老地产开发适宜性评价与障碍因子诊断

目前我国已存在的养老地产项目多数处于亏损状态,运营存在众多问题。基于现有问题,从养老地产的开发选址角度出发,对城市在养老地产开发初期的适宜性进行评估。建立包括人口因子、生活舒适度、居民消费能力、房地产市场成熟度和服务业发展程度五个维度的养老地产开发适宜性评价指标体系,并收集了2012—2016年河北省11个地级市的指标数据,运用基于组合赋权法的改进突变级数模型对11个城市的养老地产开发适宜性进行了评价。同时利用改进的障碍因子诊断模型对影响各城市养老地产开发适宜性的主要障碍因子进行诊断。通过分析得出主要     

基于互联网房产数据的住宅容积率多尺度时空特征——以广州市为例

基于网络爬虫技术获取房产时空数据,结合时间序列和空间自相关分析方法,在“小区—街道—区级”多尺度上探索广州市住宅容积率时空模式与演化规律。结果表明：① 近三十年广州市居住空间呈现中心城区集聚开发—向南、北方向近郊区拓展—往南、北、东方向远郊区外扩的演变过程,容积率呈现波动式增长态势。② 随着房地产的快速发展,住宅容积率逐渐呈现显著的空间自相关特征,体现了住宅开发与规划有序性的提高。③ 区级尺度上容积率呈现较强的自相关性,越秀区与天河区为HH集聚区,从化区为LL集聚区。街道尺度上容积率呈现出显著的空间不均衡性,区位交通条件较好的街道成为容积率HH集聚区,而LL集聚区主要分布于生态旅游重镇。     

Property advertising and the representational production of suburbia: “Functional suburbs” and “lifestyle suburbs” in Auckland

This paper joins literature on suburban advertising with Lefebvre's concept of representational space to analyse property advertisements as part of the representational production of suburban space. Based on comparative analysis of advertising material for suburban residential developments on Auckland's “North Shore” in two time‐periods—1950s and 2010s—the paper examines changes and continuities in thematic content. While property advertisements in the mid‐1900s emphasised the “functional suburb,” paying attention to attributes such as quality of utilities and proximity to the central city, more recently advertisements have more strongly emphasised the “lifestyle suburb,” with a focus on middle‐class community and natural amenity.     

Forgotten Roots of the Green City: Subsistence Gardening in Columbus,Ohio, 1900-1940

Subsistence gardens were a significant land use in the Columbus, Ohio metropolitan area from 1900 to 1940. Their existence, however, was materially erased from the city and discursively erased from its history after that period. This paper investigates the processes of that erasure, particularly in the American Addition neighborhood of Columbus, concentrating on the articulation of an urban normative that made such land uses appear contrary to "modern" urban development. At the same time, the existence of such practices and landscapes in the city was explained away by a crisis narrative of the garden that helped to support the idea that such practices did not produce "normal" urban spaces. The simultaneous material and discursive colonization of subsistence gardens as "relief" measures during the Great Depression left these landscapes and areas dependent on the City of Columbus, under whose control they were transformed into more "appropriate" cityscapes.     

城市政治生态学视角下的空间转型与中国环境治理创新——基于深圳城—水关系动态演变的分析

城市空间是探讨城镇化特征、动力机制和效应的重要载体,但生态空间作为传统城市—自然二分对立认识论下被人类控制和支配的对象,却较少成为城镇化研究的主体。论文以深圳为例,从城市政治生态学视角展现了过去40余年深圳城—水关系的阶段性演化及其背后的权力结构关系变迁。研究认为,水是权力不可分割的一部分,具有多元复杂的本体特征,它与城市发展并非二元对立,而是相互建构。在深圳城镇化的不同阶段,国家、资本、自然展现出差异化的动态关系,塑造了水的商品化、去商品化、再商品化过程,使之成为经济发展所需开发利用的自然资源、支撑城市可持续运作的生态保障、提升城市长期竞争力的新动力。深圳城—水关系的演变揭示了中国环境治理从路径依赖到路径创新的过程。尽管改革开放初期为了确保经济发展,以水为代表的城市生态空间出现了同质化和退化,但在后续发展过程中,国家权力未必在资本和市场的扩张中出现“空心化”;相反,国家权力的主动介入修复甚至扭转了单一市场逻辑下的生态退化和社会不平等。这些新型的国家—资本—自然关系和社会经济实践,不仅呈现了人类寻找公平、正义、可持续城市建设的中国方案,而且为城市—自然辩证关系的理论深化提供了中国经验。     

Green Watershed in Yunnan: a multi-scalar analysis of environmental non-governmental organisation (eNGO) relationships in China

Responding to China's major environmental challenges, researchers are increasingly exploring dynamics between international non-governmental organisations, the nation-state, and local communities. Much less understood are domestic environmental non-governmental organisations (eNGOs) and their interactions with actors across scales. This paper responds by exploring domestic eNGOs and interactions with institutional actors, including international donors, and with levels of Chinese government. The practices of eNGOs in China are influenced by interactions at various scales. Rather than being directly influenced by international partners and simply constrained by state regulations, Chinese eNGOs are embedded in more complex power relations. These interrelationships are exemplified in the operations of Green Watershed, a domestic eNGO working in Yunnan Province. Green Watershed has extensive interactions with international donors and various levels of government as a result of its national campaign and long-term local projects. Relationships between eNGOs’ international donors and the Chinese government are significant in influencing eNGO practice. NGO–government relations in China are inconsistent and constantly changing owing to the diverse interests and priorities of the various levels of government. The impacts of the local practice of Chinese eNGOs are deeply informed by their relationships both at and beyond the local level. Complex interrelationships make it difficult to achieve bottom-up, participatory resource management in China.     

韩国公寓更新中的居住形式与居民政治倾向关系研究

韩国首尔江南区是富有中产阶层主要聚集区,是政府主导、公众参与的城市空间变化的典型。在韩国,房地产政策是韩国各党派政府维护执政合法性的主要手段,城市更新与公寓重建是提高房价的重要手段,并对不同社会阶层的居住和生活产生不同影响。公寓重建是韩国阶层、党派之间尖锐政治斗争的对象。首尔江南区住民基于自身阶级身份与利益组成利益共同体,参与推动或阻碍公寓重建的活动。每四年一度的国会议员选举中,江南区呈现按住房价格而选择政党的阶级投票的规律。江南区案例表明虽然政府主导了江南区的城市更新与公寓重建,但当重建侵犯到地区住民的利益时,住民社会驱动力随时出现,并以选票形式对其进行反向干预。因此韩国社会团体与政府的互动塑造了江南区特有的阶层分化与住房分布形式。     

Farmer–herder conflicts, pastoral marginalisation and corruption: a case study from the inland Niger delta of Mali

This study aims to explain a farmer–herder conflict in the inland Niger delta of Mali. We focus on the interests and motivations of the actors involved in the conflict and the rent seeking of the local administration in handling the conflict. Since independence, the customary pastoral leaders (the jowros ) have gradually lost power and wealth to the benefit of previously underprivileged farmers (the rimaybé ). We argue that this process is mainly the result of national policies and laws giving priority to agricultural development at the expense of pastoralism. The result has been large-scale conversions of dry season pastures to rice fields. This pastoral marginalisation also results in increased land use conflicts between herders and farmers. In addition, rent seeking by local officials is perpetuating land use conflicts in the area. Hence, officials are benefiting from conflicts, while especially pastoralists, but also farmers, are losing out. The droughts of the 1970s and 1980s, leading to a more rapid encroachment of rice fields on pastures, as well as the power vacuum that emerged in the early days of the decentralisation process, further aggravated land disputes. Finally, we use this case study to call for an inclusion of issues of rent seeking and corruption more centrally in political ecology.     

Ethnicity,Housing Search,and the Role of the Real Estate Agent: A Study of Portuguese and Non-Portuguese Real Estate Agents in Toronto*

This study concerns the behavior and practices of real estate agents in the housing search process. The research investigates whether the information provided and houses recommended by agents working for Portuguese firms differ from the recommendations of agents working for firms owned by non-Portuguese brokers in the cities of Toronto and Mississauga (a western suburb of Toronto), Canada. Data for the study were obtained from a participant observation study of a sample of real estate agents. Empirical evidence indicates that the ethnicity of real estate agents (Portuguese versus non-Portuguese) and the brokers for whom they work (Portuguese-owned firms versus non-Portuguese-owned firms) determine to a considerable extent the marketing strategies of agents and the neighborhoods they recommend.