Development of house prices in the Netherlands

This contribution concerns the development of prices in the owneroccupied sector in the Netherlands. The analysis focuses on the development over two decades, from 1975 to 1995. That period may be divided into a number of phases of growth and stagnation, as defined by fluctuating house prices. Some explanations for these fluctuations are offered here. These include the influence of regulation by government and other major institutions; demographic developments; developments in the supply of owner-occupied dwellings; developments in a number of economic variables; and the dynamics of the market. Then an attempt is made to estimate how prices will develop in the future. It should be kept in mind that this forecast is based on statistical relations that were calculated with reference to the past. In the event those relations change in the future, the model estimated here would not yield good predictions. Peter Boelhouwer is researcher at the OTB Research Institute for Policy and Technology at Delft University of Technology, The Netherlands. His research focus has been general housing policy, housing finance and comparative housing research. Johan Conijn is director of the OTB Research Institute for Policy and Technology at Delft University of Technology, The Netherlands. His research focus has been general housing economics, housing finance, and general housing policy. Paul de Vries is assistant-researcher OTB Research Institute for Policy and Technology at Delft University of Technology, The Netherlands. His research focus has been building market and statistical analyses.     

Development of house prices in the Netherlands: An international perspective

This article deals with the questionwhether it is plausible to assume, on the basis ofexperiences in other countries and general insightsinto the operation of the market for owner-occupiedhousing, that a price correction will take place inthe market for owner-occupied dwellings in theNetherlands or rather that it is reasonable toexpect that the rising trend in real sales prices,which started in the 1980s, will continue steadilyon the same course. On the grounds of thisinformation, we conclude that in the medium term, weshould expect to see a decline in the sales pricesfor dwellings in the Netherlands.     

Noise expectations and house prices: the reaction of property prices to an airport expansion

We examine the effects of an airport expansion on the prices of houses and apartments located under the planned flight paths. We focus on the role of expectations of aircraft noise during the expansion of Berlin-Brandenburg International Airport. The publication of the flight paths can be seen as an exogenous event. It provides local residents and potential home buyers with reliable information in a situation that is characterized by uncertainty. The flight paths greatly influence the expectation of the noise level. We find that property listing prices were reduced substantially in the affected areas after the flight paths were published. The loss of value of the affected properties was found to be 9.6 % on average within a slant distance of 3 km from a planned flight path. If the flight altitude is below 1,000 m, the discount is between 11.8 and 12.8 %, whereas for higher flight altitudes, the average decline in prices is estimated to be 8.3 %.     

The missing asymmetry in the Polish house price cycle: an analysis of the behaviour of house prices in 17 major cities

Journal of Housing and the Built Environment - This paper investigates the house price cycle in 17 major cities in Poland, analysing separately prices of newly constructed housing and prices in the...     

The influence of soil remediation on lead in house dust

Lead in house dust has long been recognized as a principal source of excess lead absorption among children at the Bunker Hill Superfund Site (BHSS) in northern Idaho. House dust lead concentration from homeowner's vacuum cleaner bags has been monitored since the epidemic of childhood lead poisoning in 1974. Geometric mean house dust lead concentrations decreased from >10000 mg/kg in 1974 to approximately 4000 mg/kg in 1975, in response to air pollution control initiatives at the defective primary lead smelter. After smelter closure, 1983 mean dust lead concentrations were near 3000 mg/kg and were most dependent on soil sources. Following emergency soil removals from public areas and roadsides and fugitive dust control efforts in the mid-1980s, house dust lead decreased by approximately 40-60% to 1200-1500 mg/kg. In 1992, a cleanup goal of 500 mg/kg dust lead community average, with no individual home exceeding 1000 mg/kg, was adopted. This goal was to be achieved by a combination of contaminated soil removals and fugitive dust control efforts throughout the 21 square mile BHSS. Continual reductions in house dust lead concentrations have been noted throughout the residential area soil cleanup. Geometric mean house dust lead concentrations averaged approximately 500-600 mg/kg from 1996 to 1999 and dropped below 500 mg/kg in 2000. Analysis of these data indicates that approximately 20% of the variance in dust lead concentrations is attributed to yard, neighborhood, and community soil lead concentrations. Since 1996, dust lead concentrations and dust and lead loading rates have also been measured by dust mats placed at entryways into the homes. Neighborhood soil lead concentrations, household hygiene, the number of adults living in the home, and the number of hours a child spends outdoors in summer explain approximately 26% of the variance in mat dust lead loading rates. It is estimated that post-remedial house dust lead concentrations will stabilize at 400-500 mg/kg, as compared to approximately 200 mg/kg in socio-economically similar background communities; the difference possibly attributed to residual soil concentrations (3-6 times background), recontamination of rights-of-way, tracking of non-residential mining district soils and dusts, fugitive dusts associated with the remediation, and residual structural or carpet dusts.     

The impact of gasoline prices on urban bus ridership

This article examines the gasoline price elasticity of ridership on a city transit system. Multiple regression models are developed to explain variations in ridership due to changes in gasoline prices, bus system size, and other variables. The estimated gasoline price elasticity of bus ridership is. 3, which is very strong statistically. This provides insight into the possible relationship between future federal energy policies which will influence future gasoline prices and urban transportation modal choices.     

分散介质对水包水多彩涂料的影响

通过对保护胶及降黏剂的选择使用,分析了不同保护胶、降黏剂所制备的分散介质对水包水多彩涂料的影响.当使用钠基蒙脱石作保护胶,三聚磷酸钠作降黏剂,添加量分别为5%.0.5%配制分散介质时,所得的水包水多彩涂料具有良好的稳定性.     

一起居民住宅燃气爆燃事故的原因认定

通过一起居民住宅燃气爆燃事故现场勘验、调查询问和燃气泄漏点的认定过程,介绍了居民住宅燃气爆炸事故的痕迹特征,以及如何固定受伤人员证人证词、勘验家用燃气泄漏点的方法。     

美国住宅产业中规划师的职责

规划的重要职责在于通过制定一个比总规更为详细的详规．给开发目标、开发方向以及开发政策提供大框架建议．而其中一些规划政策将对包括中低收入人群．公职人员在内的住宅政策产生影响．给不同收入的居民提供拥有相对合理价格住宅的条件。另一方面，规划师的重要职责还要避免住宅形式过于单一，在市场上规划出不同形态、不同类别的住宅．通过规范来强制开发商的开发．必须就地区规划法的使用给评选的官员提出建议．这是一种具有排他性的地域优化规划法律或政策．一些城市会利用规划法来避免低收入者入住到该城市里．而在美国．规划师主要建议采用包容性的规划。     

The incomplete privatization of the Dutch housing market: Exploding house prices versus falling house-building output

This paper addresses the coordination problems in the liberalized housing market in the Netherlands during the 1990–2004 period. In particular, the mismatch between the explosion in house prices and the stagnation in house-building activities during the past six years is under investigation. It is argued that there is still a marked discrepancy between the language used in the policy discourse and the supply and demand situation on the Dutch housing market. One could argue that the Dutch government implemented a double-hearted, incomplete privatization. As a result of the mismatch between actual housing policy and market developments, output is stagnating and the housing shortage is growing sharply. The closing section presents some possible means to overcome these problems.     

Identifying the effect of retail brands on private residential rental prices in Great Britain

Journal of Housing and the Built Environment - This study extends our understanding of the influence of proximity to retail grocery provision on housing rental prices. To achieve this, extensive...     

City proximity,travel modes and house prices: the three cities in Sydney

Journal of Housing and the Built Environment - House prices are partly explained by proximity to the urban centre. Generally, and for simplicity, proximity is measured via straight-line distance...     

The impact of flood risk on the price of residential properties: the case of England

This paper examines the impact of flood risk on the value of English residential properties. We find that a location within a flood zone significantly lowers property values even if we control for the proximity to a watercourse, the history of flooding and neighbourhoods effects. Although the flood risk discount is more compelling for waterfront properties, it is still highly significant for dwellings further from the water. The markdown arises around 2004–2005, which coincides with the publication of detailed flood maps by the UK Environment Agency and with a more risk-based pricing of flood insurance policies. As expected, the effect of flood risk on house prices is stronger in the months following major flood events but, interestingly, it almost disappears in a hot market when buyers have arguably less negotiating power.     

The impact of building orientation on residential heating and cooling

Heating and cooling loads have been calculated for a prototype residential building at different orientations, using a development version of the building energy analysis computer program BLAST. The study was carried out for 25 climates in the United States. It was found that in all climates, when the more extensively glazed exposure is oriented to south, total loads are significantly lower than those in the same building oriented east or west. North orientation also produces lower total loads than east or west orientations in the southern two-thirds of the U.S., and roughly equivalent loads in the northern third. Total loads are higher for north than south orientation except in extreme southern latitudes of the U.S. (those areas with dominant cooling loads). Variation of peak loads in response to orientation and sensitivity of results to (1) total window area and its distribution, (2) size of window overhangs, and (3) level of thermal mass are reported.     

The impact of urban renewal on neighborhood housing prices in Taipei: an application of the difference-in-difference method

This study examined the impact of urban renewal delineation time on housing prices in neighborhoods undergoing urban renewal. More specifically, the study used the difference-in-difference method to assess successful housing transactions in Taipei City from 2008 to 2011. According to the empirical results, before the implementation of urban renewal, the average housing price in the areas that later underwent urban renewal (the treatment group) was lower than that in neighborhoods that did not undergo urban renewal (the control group) by 11,180 NTD. After the urban renewal projects were publicly announced, the price per ping of the control group was increased by 148,800 NTD, while the price per ping of the treatment group was increased by 163,680 NTD. This means that the housing prices per ping in the urban renewal areas were increased by 14,880 NTD more than the housing prices per ping in the areas not affected by urban renewal after the urban renewal projects were publicly announced. This increase, then, indicates the value added after implementation of urban renewal delineation time on houses in the neighborhood. Therefore, research into the impact of urban renewal on housing prices should be concerned not only with the neighborhood factors or time factors of urban renewal delineation. Rather, the two types of factors should be considered at the same time.     

The impact of transit-oriented development on housing prices in San Diego, CA

This research measures the influence of transit-oriented development (TOD) on the San Diego, CA, condominium market. Many view TOD as a key element in creating a less auto dependent and more sustainable transport system. Price premiums indicate a potential for a market-driven expansion of TOD inventory. A hedonic price model is estimated to isolate statistically the effect of TOD. This includes interaction terms between station distance and various measures of pedestrian orientation. The resulting model shows that station proximity has a significantly stronger impact when coupled with a pedestrian-oriented environment. Conversely, station area condominiums in more auto-oriented environments may sell at a discount. This indicates that TOD has a synergistic value greater than the sum of its parts. It also implies a healthy demand for more TOD housing in San Diego.     

哈尔滨市经济适用住房现状调查与分析

在哈尔滨市经济适用住房发展概况的基础上,选取哈尔滨市8个经济适用住房小区进行现场访谈和问卷调查,对居民的构成、区位及交通、户型结构．施工质量和基础配套设施建设等进行归纳和分析,从而揭示出其现实存在的问题。研究的主要结果显示：①虽然存在一定的福利倒置现象．经济适用住房的分配总体上能够针对低收入阶层;②与市中心之间的距离并不是导致居民对交通情况不满意的主要因素．交通的时间距离相比交通的空间距离越来越被人们所重视;③经济适用住房的适用性能低,问题主要在于房屋和客厅狭长．过道占用大、功能布局不合理及缺少明厅设计;④施工质量不合格是影响经济适用房使用的重要问题;⑤位置偏远的经济适用住房小区基础配套设施有较多的不完善。因此,未来经济适用房政策应当从如下方面加以改进：①在加大经济适用住房的建设总量的同时,将经济适用房针对的对象人群比例缩小：②规定经济适用房价格上限;③完善收入核查体系,加强对于个人不动产、投资类资产,现金和存款及业务经营项目的核查：④加强经济适用住房的公共交通通达状况．改进其设计条件,施工水平和环境条件。