Siru Lu, Chongyu Wang, Siu Kei Wong and Shuai Shi
This paper aims to examine the housing market responses to two outbreaks of respiratory diseases in Hong Kong during the Information Era – the 2003 SARS and COVID-19 outbreaks.
Abstract
Purpose
This paper aims to examine the housing market responses to two outbreaks of respiratory diseases in Hong Kong during the Information Era – the 2003 SARS and COVID-19 outbreaks.
Design/methodology/approach
The authors first investigate the aggregate housing price changes during SARS and COVID-19. Next, the authors conduct a battery of univariate analyses pertaining to the relationship between district-level housing price movements and geographic and demographic patterns during the pandemic periods. Finally, to shed light on the housing price dynamics at the micro level, the authors conduct an estate-level analysis with the data of 234 residential estates from 2003 to 2020, focusing on the impacts of SARS and COVID-19 on the idiosyncratic volatility of residential estates.
Findings
Overall, SARS and COVID-19 outbreaks are negatively associated with housing prices. However, unlike SARS, the impact of COVID-19 on housing prices was moderate and transient. The geographic imbalances of the epidemic-induced underperformance are observed at the district and estate levels. Finally, the estate-level analysis presented in this paper indicates that the average idiosyncratic volatility of residential estates is 1.5% higher during the SARS period but 3.7% lower during the COVID-19 period. Lower volatility during COVID-19 is likely explained by household learning from the SARS period.
Practical implications
Regulators and investors could resort to efficient information disclosure to attenuate idiosyncratic volatility's adverse impact on housing market returns.
Originality/value
To the best of the authors’ knowledge, the authors are among the first to examine housing market responses to the 2003 SARS and COVID-19 outbreaks using the Hong Kong housing market as a laboratory.
Details
Keywords
Ka Shing Cheung and Siu Kei Wong
Shared equity homeownership is a form of subsidised, resale-restricted housing through which lower-income households can sustain their affordability. This paper aims to…
Abstract
Purpose
Shared equity homeownership is a form of subsidised, resale-restricted housing through which lower-income households can sustain their affordability. This paper aims to distinguish two types of affordability within shared equity homeownership: “entry affordability” indicates how affordable subsidised housing is when a household first becomes a subsidised owner; while “exit affordability” means how affordable private housing is after a household has enjoyed subsidised homeownership for a period of time.
Design/methodology/approach
Using price-to-income ratios, this study compares the entry and exit affordability of shared equity homeownership programs in Australia, Mainland China, Hong Kong, Norway, the UK and the USA. Based on these international comparisons, this study generalises two distinct types of shared equity homeownership models, namely, the models of “share-to-buy” and “share forever”. A new model, “follow-as-you-go”, is further suggested to increase the elasticity of potential affordable housing supply by providing incentives for existing subsidised homeowners to move.
Findings
A key finding of this study is that while shared equity homeownership programs can improve entry affordability, homeowners’ exit affordability is weak when subsidised homeowners have to share their capital gain with the government. While many housing policy discussions around the world that support shared equity homeownership focus only on the improvement of entry affordability, these discussions usually ignore the importance of exit affordability. This study attempts to fill the void in the understanding of these two types of affordability.
Originality/value
Shared equity homeownership policy is not only about offering low-income households but also an affordable housing option. It is also about facilitating well-off subsidised homeowners to move up the housing ladder so that the affordable housing option can be freed up for others in need. In a word, it is not only entry affordability but also exit affordability that matters.
Details
Keywords
Siu Kei Wong, Kuang Kuang Deng and Ka Shing Cheung
This paper aims to examine the effect of housing wealth on household consumption when there are resale and refinancing constraints that prevent housing assets from being cashed…
Abstract
Purpose
This paper aims to examine the effect of housing wealth on household consumption when there are resale and refinancing constraints that prevent housing assets from being cashed out.
Design/methodology/approach
Based on Household Expenditure Survey data in Hong Kong from 1999 to 2010, regression analysis is applied to compare the housing wealth effects of private and subsidized homeowners. Propensity score matching is adopted to ensure that the two groups of homeowners share similar household income. Further regression analysis is conducted to examine private homeowners’ consumption when their recourse mortgages are in negative equity.
Findings
Subsidized homeowners, who are not allowed to resell their units before sharing their capital gain with the government, experienced an insignificant housing wealth effect. While private homeowners experienced a significant housing wealth effect, the effect was weakened in the presence of a resale constraint induced by negative equity. The results remain robust after the application of more rigorous sample selection through propensity score matching.
Research limitations/implications
The analyses are subject to two potential data limitations. One is a relatively small sample size. The other is that data on financial assets and mortgages are unavailable and have to be indirectly controlled through household characteristics. Nevertheless, our estimated marginal propensity to consume out of housing wealth is 0.03 of the annual household consumption for private homeowners, which is within the range of estimates reported in previous literature.
Practical implications
This study shows that the housing wealth effect enjoyed in the private sector does not necessarily apply to the subsidized sector where resale and refinancing constraints exist. This is not to suggest that the constraints be removed. Rather, policymakers should be aware of the tradeoff: while the constraints ensure that government subsidies are used to assist home ownership, not capital gain, they also bring about consumption inequality in a society, especially in a booming housing market.
Originality/value
Our findings extend the literature on the housing wealth effect, which has been exclusively focusing on private homeowners, to subsidized homeowners. This study also adds to the literature on housing welfare by highlighting that the resale constraints of subsidized housing can weaken the housing wealth effect.
Details
Keywords
Yung Yau, Kwong Wing Chau, Daniel Chi Wing Ho and Siu Kei Wong
The paper's objective is to empirically study the effects of building refurbishment on the prices of the dwelling units in a contiguous housing estate in Hong Kong.
Abstract
Purpose
The paper's objective is to empirically study the effects of building refurbishment on the prices of the dwelling units in a contiguous housing estate in Hong Kong.
Design/methodology/approach
In a congested living environment like Hong Kong, it is difficult, if not impossible, to have a view unobstructed by buildings. As such, the quality of views is dependent on the aesthetic quality of surrounding buildings. It is likely that poorly maintained buildings will impose negative visual effects on their immediate surroundings. Refurbishing these poor buildings should, therefore, reduce or even counter this negative externality. To study the positive externality brought about by building refurbishment, a hedonic price analysis was conducted on a set of panel data consisting of property transactions in a large housing estate located in Pokfulam. This estate was chosen because its adjoining buildings underwent refurbishment in 1998.
Findings
The results showed that the refurbishment increased significantly the prices of those properties which faced refurbished buildings, keeping other things constant. The increments, on average, amounted 6.6 per cent of the prices of the properties.
Research limitations/implications
Building refurbishment can have various scopes and scales but this study did not consider how the characteristics of the building refurbishment affected the prices of neighbourhood properties.
Practical implications
Given the problems of aging buildings in most urban areas, the results presented significant practical implications for building refurbishment and urban renewal as a whole. Developers or property owners may be lured to invest in the refurbishment of adjacent dilapidated properties with a view to enhancing the values of their own properties.
Originality/value
Although previous studies analytically suggested that building refurbishment created positive externality, this study is the first attempt to explore this connection.
Details
Keywords
Graeme Newell, Kwong Wing Chau and Siu Kei Wong
International investors have shown considerable recent interest regarding property investment in China via both direct and indirect property. The purpose of this paper is to…
Abstract
Purpose
International investors have shown considerable recent interest regarding property investment in China via both direct and indirect property. The purpose of this paper is to assess the significance and performance of the China commercial property market compared to six developed and emerging commercial property markets in Asia.
Design/methodology/approach
This paper analyses the performance of commercial property in China over 1998‐2007 for both direct and indirect property. Risk‐adjusted performance analysis is used to assess the added value of China commercial property in a pan‐Asia portfolio, with the portfolio diversification benefits of China commercial property also assessed. Sub‐period analyses are also used to assess the dynamics of China commercial property.
Findings
This paper finds that China commercial property has shown significantly enhanced performance and diversification benefits in recent years. In a pan‐Asia property fund context, there are clear diversification benefits provided by China commercial property, with these benefits also being evident in the other Asian property markets. The findings highlight the benefits of a pan‐Asia property investment strategy by international property investors, as well as the key benefits and added‐value of including China commercial property in this pan‐Asia property investment strategy.
Originality/value
Previous empirical research into the China commercial property markets has been very limited. This paper rigorously assesses the role of China commercial property in a pan‐Asia property portfolio context. Given the increasing interest by the leading international property investors regarding investing in China commercial property, this research enables more informed and practical investment decision‐making regarding the role of both direct and indirect China commercial property as part of a pan‐Asia institutional property investment strategy.
Details
Keywords
Daniel Chi‐wing Ho, Yung Yau, Siu‐kei Wong, Alex King‐chung Cheung, Kwong‐wing Chau and Hing‐fung Leung
There has been a growing public concern over the importance of building management in apartment buildings. However, people's views toward the effects of building management on…
Abstract
Purpose
There has been a growing public concern over the importance of building management in apartment buildings. However, people's views toward the effects of building management on building performance have long been divergent due to a lack of empirical study. This study aims to empirically test the relationship between building management regimes and the conditions of private apartment buildings in Hong Kong.
Design/methodology/approach
An assessment scheme was developed to assess the health and safety conditions of 134 apartment buildings. Multiple regression models were then applied to analyze the effect of building management regimes on building conditions. The optimal functional form of the regression models was selected using Box‐Cox transformation.
Findings
The empirical results suggested that the presence of incorporated owners and property management agents (PMA) are significant factors in enhancing building conditions.
Research limitations/implications
The sample was confined to single block buildings located in one particular district in Hong Kong. Further research is needed to validate the findings in estate‐type developments as well as those in other districts.
Practical implications
The empirical results assisted building owners in determining which management regimes to adopt should they want better building conditions. The government may also consider giving more support to owners by incorporating them and employing PMAs to create a pleasant living environment for society.
Originality/value
Our study is the first in the literature to provide an empirical test reconciling the divergent views toward the effects of building management with the conditions of buildings.
Details
Keywords
Graeme Newell, Kwong Wing Chau and Siu Kei Wong
The significant economic growth and urbanisation of China in recent years has seen increased importance given to infrastructure development in China; this includes airports, toll…
Abstract
Purpose
The significant economic growth and urbanisation of China in recent years has seen increased importance given to infrastructure development in China; this includes airports, toll roads, communications, ports, power plants and water. The purpose of this paper is to assess the significance and investment performance of infrastructure in China, the linkages to commercial property markets and the increasing future role of international private infrastructure investors in China.
Design/methodology/approach
This paper analyses the performance of infrastructure in China over 1995‐2006. Using the Hong Kong‐listed China infrastructure companies, risk‐adjusted performance analysis is used to assess the added value of China infrastructure, with the portfolio diversification benefits of China infrastructure also assessed.
Findings
The paper finds that China infrastructure has delivered significant and improved risk‐adjusted returns, but there is evidence of some recent loss of diversification benefits by China infrastructure in a portfolio. The strong linkage between effective infrastructure and effective commercial property markets is particularly important, as international investors seek to increase their exposure to China's infrastructure and commercial property markets to add value in their international investment portfolios.
Originality/value
This is the first paper to rigorously assess the significance and performance of infrastructure in China. This risk‐adjusted analysis has enabled more informed and practical investment decision making by international investors regarding the significance and role of China infrastructure and the associated strong linkage to the commercial property markets in China. This will take on increased importance as international investors increase the significance of both China infrastructure and China commercial property in their portfolios.
Details
Keywords
Graeme Newell, Chau Kwong Wing and Wong Siu Kei
Hong Kong is one of the most dynamic property markets in the world, and now provides the economic gateway to China. Using style analysis, the level of direct property in Hong Kong…
Abstract
Hong Kong is one of the most dynamic property markets in the world, and now provides the economic gateway to China. Using style analysis, the level of direct property in Hong Kong property company performance is shown to be approximately 15 per cent over 1984‐2000, with the level of direct property increasing to approximately 25 per cent in recent years. The level of direct property in Hong Kong property company performance is significantly below that seen for the USA, Europe and Australia. This highlights a number of key strategic property investment issues over 1984‐2000, relating to the level of direct property in Hong Kong property company performance. Also assesses the level of direct property at the individual property company level, as well as the property company sector level, further emphasising the strategic role of Hong Kong property companies in an investment portfolio. This research complements the previous research by Brown and Chau on excess returns in the Hong Kong property market, as well as highlighting the issues and role of both direct and indirect property for inclusion in diversified investment portfolios; these being key areas of Gerald Brown's extensive property research agenda.
Details
Keywords
Kwong Wing Chau, Siu Kei Wong and Chung Yim Yiu
In Hong Kong, a balcony is often perceived as a “green” provision in modern residential buildings. However, how the market values the benefits of balconies is seldom studied due…
Abstract
In Hong Kong, a balcony is often perceived as a “green” provision in modern residential buildings. However, how the market values the benefits of balconies is seldom studied due to the difficulty in separating such benefits from other associated effects such as view enjoyment and security concerns. This paper attempts to study the implicit value of a balcony, the green effects of balconies on the prices of residential properties, and the effect of security concerns on balconies situated on lower floors. A sample of transactions in a private housing estate in Hong Kong has been studied. The sample contains apartments with and without balconies. A balcony is found to have a positive effect on the value of a property irrespective of the quality of the view. The negative effects of air and noise pollution on property prices are also found to be highly significant. Although security concerns are found on the low stories of a building, the provision of a balcony does not aggravate the hazard. Finally, the log‐linearity assumption in the empirical price model is relaxed by applying the Box‐Cox transformation to the continuous variables.
Details
Keywords
Nur Adiana Hiau Abdullah, Kamarun Nisham Taufil Mohd and Woei Chyuan Wong
The purpose of this paper is to examine the performance of 19 Malaysian Real Estate Investment Trusts (M-REITs) over the period 1999 to 2014, following the implementation of…
Abstract
Purpose
The purpose of this paper is to examine the performance of 19 Malaysian Real Estate Investment Trusts (M-REITs) over the period 1999 to 2014, following the implementation of dividend tax reforms announced in the 2007, 2009 and 2012 budgets.
Design/methodology/approach
Sharpe index, Treynor index and Jensen α are utilized to compare the performance of M-REITs against a newly developed tax-adjusted value-weighted M-REITs index, equity market, property sector and three month Malaysia Treasury Bills (T-Bills). The calculation of M-REITs returns has been adjusted to take into account the dividend tax reforms which have never been considered in previous studies.
Findings
Most M-REITs outperform the tax-adjusted value-weighted REITs index, equity market, property sector and three month T-Bills. Property sector performs worst during those periods. Some of the M-REITs have a higher standard deviation than the equity market and the tax-adjusted value-weighted M-REITs index. Most M-REITs have a lower total risk than the property sector. Further analysis shows that before (after) the tax reforms, most M-REITs underperform (outperform) the other sectors. The introduction of the tax reforms benefits both REITs and investors. A significant positive Jensen α for some M-REITs indicates that fund managers are able to time the market or to select undervalued assets.
Practical implications
Findings of the study would enable investors to evaluate the performance of all REITs in comparison to other financial assets during the period of study for better investment decision making. A more accurate assessment on REITs performance that take into account the tax reforms, is available for investors and fund managers to decide on the investment mix to be included in their portfolio. Moreover, fund managers’ performance can be assessed whether they perform better or worse than the equity market, property sector and three month T-Bills.
Originality/value
This study contributes to the scant literature on dividend tax reforms and their implication toward REITs performance. It is the first study to thoroughly assess the returns of REITs by taking into account the changes on dividend tax rates announced in the 2007, 2009 and 2012 budgets.