The application of property value models to assess government housing policy : a Nelson Mandela Bay Case Study
- Authors: Sale, Michael Charles
- Date: 2013
- Subjects: Real property -- Valuation -- South Africa -- Port Elizabeth , Housing policy -- South Africa -- Port Elizabeth , Planned communities -- South Africa -- Port Elizabeth
- Language: English
- Type: Thesis , Doctoral , DCom
- Identifier: vital:9023 , http://hdl.handle.net/10948/d1020007
- Description: Two developments that may impact house prices have dominated the residential property landscape in South Africa in recent years, namely government’s planned social housing developments and residential property value assessments carried out by local municipalities across South Africa for property tax purposes. Social housing developments are often plagued by “local opposition”, who argue that subsidised housing units may have a negative effect on adjacent non-subsidised residential housing. Negative preconceptions of social housing form the basis of this argument, which is commonly referred to as the “not-in-my-backyard” (NIMBY) syndrome. International studies conducted have, however, produced mixed results with some concluding that social housing developments lead to a reduction in nearby property prices, whilst others conclude that they lead to an improvement in surrounding property values. Currently, the state of the South African economy and demographics are limiting previously disadvantaged, poor peoples’ access to affordable and safe housing, and for this reason the basis of the NIMBY rationale deserves closer attention. In order to test the validity of the NIMBY rationale, this study examines, by means of the hedonic price method, the effect of an existing housing establishment catering for low-income earners (the Walmer/Gqebera Township) on adjacent property values in the suburb of Walmer, Port Elizabeth, Nelson Mandela Bay in the Eastern Cape. The study concludes that the low-cost housing development exerts a negative impact on the property values of nearby houses - the average owner of a non-subsidised residential property in Walmer would be willing to pay between R38 033 and R46 898 to be situated 200 metres further away from the Walmer Township. This conclusion is subject to three qualifications. The first is that the Walmer Township is not a recognised social housing development but merely a proxy for one. The second qualification is that a relatively small data set was used in this study and only one social housing development was considered. The third qualification is that the study period is from 1995 to 2009, which necessitated the adjustment of market prices to constant 2009 rands. For this purpose, data from the Port Elizabeth and Uitenhage section of the ABSA house price indices were used. It was not possible to disaggregate the indices further to obtain a Walmer-specific index. It is possible that an imperfect correlation exists between the Walmer property trend and the metropolitan (Port Elizabeth and Uitenhage) trend used in this study. Based on the results of this doctoral investigation it is recommended that a monthly rebate on property rates of between R269.40 and R332.19 be implemented for affected Walmer residents. This amount could be sufficient to mitigate the capital loss associated with proximity to the Walmer Township. In terms of the management of social housing projects, it is strongly recommended that the following occur in order to alleviate the NIMBY syndrome: existing dwellings should be renovated, tenants should be monitored, dwellings should be appropriately designed and maintained, the composition of the host neighbourhood should be assessed and the image of social housing should be improved. With regard to the renovation of dwellings, social housing site preference should be given to existing structures in need of renovation, as positive externalities are associated with the renovation of such properties. The monitoring of tenants needs to take place in order to ensure that the financial and behavioural obligations of the tenants are met, and that informal “shack dwellings” do not materialise on site, and finally, that tenant default rates remain low. The appropriate management of these projects will also aid in combating the perception that social housing developments lead to private residential property devaluation. In respect of residential property value assessments, many homeowners have recently argued that there is very little equivalence between the municipality’s valuations and true market values. This study uses, inter alia, the hedonic price model to investigate the accuracy of the Nelson Mandela Bay Municipality’s 2007/2008 valuation roll. The investigation was limited to the valuation roll applicable to the Walmer neighbourhood. The study finds that there is, on average, a 13.89 percent difference between market prices and the 2007/2008 municipal assessed values. In addition, this study finds that an attributebased hedonic price model produces property price predictions that are more in line with true market values. This finding is subject to two qualifications. The first qualification is that only the Walmer neighbourhood’s assessed values were considered, thus limiting the findings. The second qualification is that a relatively small data set was used.
- Full Text:
- Date Issued: 2013
- Authors: Sale, Michael Charles
- Date: 2013
- Subjects: Real property -- Valuation -- South Africa -- Port Elizabeth , Housing policy -- South Africa -- Port Elizabeth , Planned communities -- South Africa -- Port Elizabeth
- Language: English
- Type: Thesis , Doctoral , DCom
- Identifier: vital:9023 , http://hdl.handle.net/10948/d1020007
- Description: Two developments that may impact house prices have dominated the residential property landscape in South Africa in recent years, namely government’s planned social housing developments and residential property value assessments carried out by local municipalities across South Africa for property tax purposes. Social housing developments are often plagued by “local opposition”, who argue that subsidised housing units may have a negative effect on adjacent non-subsidised residential housing. Negative preconceptions of social housing form the basis of this argument, which is commonly referred to as the “not-in-my-backyard” (NIMBY) syndrome. International studies conducted have, however, produced mixed results with some concluding that social housing developments lead to a reduction in nearby property prices, whilst others conclude that they lead to an improvement in surrounding property values. Currently, the state of the South African economy and demographics are limiting previously disadvantaged, poor peoples’ access to affordable and safe housing, and for this reason the basis of the NIMBY rationale deserves closer attention. In order to test the validity of the NIMBY rationale, this study examines, by means of the hedonic price method, the effect of an existing housing establishment catering for low-income earners (the Walmer/Gqebera Township) on adjacent property values in the suburb of Walmer, Port Elizabeth, Nelson Mandela Bay in the Eastern Cape. The study concludes that the low-cost housing development exerts a negative impact on the property values of nearby houses - the average owner of a non-subsidised residential property in Walmer would be willing to pay between R38 033 and R46 898 to be situated 200 metres further away from the Walmer Township. This conclusion is subject to three qualifications. The first is that the Walmer Township is not a recognised social housing development but merely a proxy for one. The second qualification is that a relatively small data set was used in this study and only one social housing development was considered. The third qualification is that the study period is from 1995 to 2009, which necessitated the adjustment of market prices to constant 2009 rands. For this purpose, data from the Port Elizabeth and Uitenhage section of the ABSA house price indices were used. It was not possible to disaggregate the indices further to obtain a Walmer-specific index. It is possible that an imperfect correlation exists between the Walmer property trend and the metropolitan (Port Elizabeth and Uitenhage) trend used in this study. Based on the results of this doctoral investigation it is recommended that a monthly rebate on property rates of between R269.40 and R332.19 be implemented for affected Walmer residents. This amount could be sufficient to mitigate the capital loss associated with proximity to the Walmer Township. In terms of the management of social housing projects, it is strongly recommended that the following occur in order to alleviate the NIMBY syndrome: existing dwellings should be renovated, tenants should be monitored, dwellings should be appropriately designed and maintained, the composition of the host neighbourhood should be assessed and the image of social housing should be improved. With regard to the renovation of dwellings, social housing site preference should be given to existing structures in need of renovation, as positive externalities are associated with the renovation of such properties. The monitoring of tenants needs to take place in order to ensure that the financial and behavioural obligations of the tenants are met, and that informal “shack dwellings” do not materialise on site, and finally, that tenant default rates remain low. The appropriate management of these projects will also aid in combating the perception that social housing developments lead to private residential property devaluation. In respect of residential property value assessments, many homeowners have recently argued that there is very little equivalence between the municipality’s valuations and true market values. This study uses, inter alia, the hedonic price model to investigate the accuracy of the Nelson Mandela Bay Municipality’s 2007/2008 valuation roll. The investigation was limited to the valuation roll applicable to the Walmer neighbourhood. The study finds that there is, on average, a 13.89 percent difference between market prices and the 2007/2008 municipal assessed values. In addition, this study finds that an attributebased hedonic price model produces property price predictions that are more in line with true market values. This finding is subject to two qualifications. The first qualification is that only the Walmer neighbourhood’s assessed values were considered, thus limiting the findings. The second qualification is that a relatively small data set was used.
- Full Text:
- Date Issued: 2013
The value of freshwater inflows into the Kowie, Kromme and Nahoon Estuaries
- Authors: Sale, Michael Charles
- Date: 2007
- Subjects: Estuaries -- South Africa , Freshwater ecology -- South Africa
- Language: English
- Type: Thesis , Masters , MCom
- Identifier: vital:9003 , http://hdl.handle.net/10948/599 , http://hdl.handle.net/10948/d1011689 , Estuaries -- South Africa , Freshwater ecology -- South Africa
- Description: An estuary can be defined as a partially enclosed, coastal body of water which is either permanently or periodically open to the sea and within which there is a measurable variation of salinity due to the mixture of sea water with fresh water derived from land drainage. Estuaries are extremely important environmental assets and the management of them is dependent on the active involvement of the people whose livelihoods depend on them. There have been steady decreases in freshwater inflows into them during the past century due to abstraction of river water for human consumption and alien tree and plant infestations. Due to these decreases in freshwater inflows, many estuaries have become smaller and are providing reduced recreational services to users, such as boaters, fishermen and birders. This reduction in recreational service provision has adverse economic consequences. The scale of these consequences have become of great interest to river catchment planners. Of particular interest is the value of the freshwater inflows into estuaries relative to other abstractions of this water. The value referred to here is in terms of the environmental services yielded to recreational users. From a management perspective, it is desirable that these marginal values be compared with marginal cost values of this water in its best alternative use in order to guide the allocation of inflows into the respective estuaries. The aim of this study is to place a monetary value on this freshwater inflow at the Kowie, Kromme and Nahoon estuaries. Due to the fact that the freshwater flowing into estuaries is not a traded good, an alternative method to market price must be used to value it. The method of valuation used in this study is the contingent valuation method. The contingent valuation method (CVM) is a survey technique which asks individuals to place values upon changes to environmental assets. The questionnaires used in the surveys differed slightly. The one administered at the Nahoon Estuary was revised in the light of experience gained at the administration of the ones at the Kowie and the Kromme estuaries. Some questions in the latter two surveys were found to be confusing to the respondents and were made clearer and some of the questions were found to yield little extra information and were scrapped from the Nahoon Estuary survey.
- Full Text:
- Date Issued: 2007
- Authors: Sale, Michael Charles
- Date: 2007
- Subjects: Estuaries -- South Africa , Freshwater ecology -- South Africa
- Language: English
- Type: Thesis , Masters , MCom
- Identifier: vital:9003 , http://hdl.handle.net/10948/599 , http://hdl.handle.net/10948/d1011689 , Estuaries -- South Africa , Freshwater ecology -- South Africa
- Description: An estuary can be defined as a partially enclosed, coastal body of water which is either permanently or periodically open to the sea and within which there is a measurable variation of salinity due to the mixture of sea water with fresh water derived from land drainage. Estuaries are extremely important environmental assets and the management of them is dependent on the active involvement of the people whose livelihoods depend on them. There have been steady decreases in freshwater inflows into them during the past century due to abstraction of river water for human consumption and alien tree and plant infestations. Due to these decreases in freshwater inflows, many estuaries have become smaller and are providing reduced recreational services to users, such as boaters, fishermen and birders. This reduction in recreational service provision has adverse economic consequences. The scale of these consequences have become of great interest to river catchment planners. Of particular interest is the value of the freshwater inflows into estuaries relative to other abstractions of this water. The value referred to here is in terms of the environmental services yielded to recreational users. From a management perspective, it is desirable that these marginal values be compared with marginal cost values of this water in its best alternative use in order to guide the allocation of inflows into the respective estuaries. The aim of this study is to place a monetary value on this freshwater inflow at the Kowie, Kromme and Nahoon estuaries. Due to the fact that the freshwater flowing into estuaries is not a traded good, an alternative method to market price must be used to value it. The method of valuation used in this study is the contingent valuation method. The contingent valuation method (CVM) is a survey technique which asks individuals to place values upon changes to environmental assets. The questionnaires used in the surveys differed slightly. The one administered at the Nahoon Estuary was revised in the light of experience gained at the administration of the ones at the Kowie and the Kromme estuaries. Some questions in the latter two surveys were found to be confusing to the respondents and were made clearer and some of the questions were found to yield little extra information and were scrapped from the Nahoon Estuary survey.
- Full Text:
- Date Issued: 2007
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