• Title/Summary/Keyword: Price Determinants

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A Study on the Effects of Migration History on Tenure Choice : Focusing on the Determinants and Relationship between Migration Typology and Housing Choice (이주 유형이 자가소유에 미치는 영향에 관한 연구 : 결정요인과 이동유형 별 주거선택과의 연계성을 중심으로)

  • Chun, Jin-Hong;Lee, Seong-Woo
    • Journal of the Korean association of regional geographers
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    • v.13 no.6
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    • pp.651-673
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    • 2007
  • In the studies on residential move, there has been tendency of dichotomy where short distance moves are largely caused by housing to adjust to changes in households while long distance moves are induced by shift in labor market. However, some empirical studies have proven that residential move is so complex process that the simple dichotomy should be elaborated. In this sense, the present study seeks to identify compounded course of residential move in Korea. In determining migration history, families with younger householders, renters, householders with higher educational attainment and smaller households show a higher probability to move. In case of mobility, women were more prone to move compared to man. Women compared to man, older age augmented the probability to own a house after migration. Families with householders following an occupation of sales and technical service showed lowest tendency to own houses while it marked the highest in the group of professionals. Higher land price of a region was negatively related to owning houses after migration. The present study revealed that factors in macro level as well as micro level significantly affect the move of individuals with varying effects in accordance with migration history.

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A Study on Determinants for Apartment Remodeling in Seoul Metropolitan Area (아파트 리모델링을 위한 의사결정 요인에 관한 연구 - 서울 및 경기 수도권을 중심으로 -)

  • Cho, Yongkyung;Lee, Jaewon;Lee, Sangyoub
    • Korean Journal of Construction Engineering and Management
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    • v.20 no.6
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    • pp.57-65
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    • 2019
  • If aging apartments are left unimproved through remodeling, the city will be eventually slum. As the government recognizes remodeling as an alternative to reconstruction, the law has been revised mainly to increase the housing area, increase the number of house and allow the vertical extension for making remodeling costs. However, the remodeling is still not activated yet in the market. Therefore, this study analyzes the decision factors of apartment remodeling in Seoul metropolitan area based on Heckman two-stage analysis considering sampling error. Research findings indicate that the decision for remodeling is determined by the characteristics of the household, housing, and time-lapse variables. And also the number of household members, net assets, housing satisfaction, the 11-20, 21-30, and more than 30 years of building are identified as the significant variables as a result of remodeling choice probability analysis. It is noteworthy that the significant variables from then remodeling cost analysis are net assets, area, more than 30 years of building, and unit housing price. It is also notable that the policy, which extend the housing area to cover remodeling cost, are not actually effective to activate the remodeling, and the age in the case of elderly people in Seoul and Gyeonggi-do who are expected to have high net assets and income is not significant variables. This study is expected to provide more objective and reliable implication to the policy makers, the home owner and the investors on the decision making process related to the remodeling project.

Determinants of Re-Subscription Period of Early Termination Subscribers of Reverse Mortgage (주택연금 중도해지자의 재가입 소요기간 결정요인 분석)

  • Ryou, Ki Yun;Choi, Yeol
    • KSCE Journal of Civil and Environmental Engineering Research
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    • v.42 no.6
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    • pp.869-877
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    • 2022
  • This study aims to analyze the factors affecting the re-subscription period upon initial termination of the reverse mortgage subscription. The study utilized the Korea Housing Finance Corporation's database to extract the information regarding re-subscribers of the reverse mortgage from July 2007 to June 2021. The ordered logit model was employed and found that a set of user (subscriber) characteristics are influential towards the re-subscription period. Among the individual characteristics, changes in age group, marital status from married to single-living, maintaining single-living, and the initial subscription period were found statistically significant, highlighting that the increase in the initial subscription period decreased the re-subscription period. Among the housing (home equity) characteristics, changes in housing price and ownership type (single and partial ownership) were statistically significant, indicating that the change in ownership type decreases the re-subscription period. Lastly, the variables related to loan terms were found significant, revealing that changes in payout method and schedule were both increasing factors of the re-subscription period. Based on the findings, necessary policy implications can be considered to secure the returning subscribers of the reverse mortgage effectively.

Determinants of Productivity Change in Export Manufacturing Firms : Focusing on Innovation (수출제조기업의 생산성변화에 영향을 미치는 요인 분석 : 혁신활동을 중심으로)

  • Hwang, Kyung-Yun;Koo, Jong-Soon;Hwang, Jung-Hyun
    • Korea Trade Review
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    • v.41 no.4
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    • pp.61-90
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    • 2016
  • This study aims to identify the sources of productivity change in export manufacturing firms. After estimating the Malmquist productivity index, a panel regression was used to calculate the source of productivity change. Upon conducting a literature review of this field, six variables were selected as explanatory variables. The results of an analysis of 355 export manufacturing firms operating from 2009 through 2015 are as follows: First, both innovation activity and total assets had a positive impact on productivity change. However, employment cost intensity, equity ratio, and current ratio had a negative impact on productivity change in export manufacturing firms. Second, innovation activity and intangible assets had a positive impact on productivity change, but employment cost intensity, selling expense intensity, and equity ratio had a negative impact on productivity change in large export manufacturing firms. Third, innovation activity had a positive impact on productivity change, but employment cost intensity and equity ratio had a negative impact on productivity change in small and medium export manufacturing firms. Fourth, intangible assets had a positive impact on productivity change, but employment cost intensity, selling expense intensity, and current ratio had a negative impact on productivity change in export manufacturing firms listed on the Korea Composite Stock Price Index. Fifth, innovation activity and total assets had a positive impact on productivity change, but employment cost intensity and equity ratio had a negative impact on productivity change in manufacturing firms listed on the Korean Securities Dealers Automated Quotations. The managerial implications of this study are also discussed.

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An Empirical Study on Korean Stock Market using Firm Characteristic Model (한국주식시장에서 기업특성모형 적용에 관한 실증연구)

  • Kim, Soo-Kyung;Park, Jong-Hae;Byun, Young-Tae;Kim, Tae-Hyuk
    • Management & Information Systems Review
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    • v.29 no.2
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    • pp.1-25
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    • 2010
  • This study attempted to empirically test the determinants of stock returns in Korean stock market applying multi-factor model proposed by Haugen and Baker(1996). Regression models were developed using 16 variables related to liquidity, risk, historical price, price level, and profitability as independent variables and 690 stock monthly returns as dependent variable. For the statistical analysis, the data were collected from the Kis Value database and the tests of forecasting power in this study minimized various possible bias discussed in the literature as possible. The statistical results indicated that: 1) Liquidity, one-month excess return, three-month excess return, PER, ROE, and volatility of total return affect stock returns simultaneously. 2) Liquidity, one-month excess return, three-month excess return, six-month excess return, PSR, PBR, ROE, and EPS have an antecedent influence on stock returns. Meanwhile, realized returns of decile portfolios increase in proportion to predicted returns. This results supported previous study by Haugen and Baker(1996) and indicated that firm-characteristic model can better predict stock returns than CAPM. 3) The firm-characteristic model has better predictive power than Fama-French three-factor model, which indicates that a portfolio constructed based on this model can achieve excess return. This study found that expected return factor models are accurate, which is consistent with other countries' results. There exists a surprising degree of commonality in the factors that are most important in determining the expected returns among different stocks.

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An Empirical Study on Effect of Property Income on Income Inequality (부동산소득이 지역별 가구 소득불평등에 미치는 영향에 관한 실증연구)

  • Chun, Haejung
    • Journal of the Economic Geographical Society of Korea
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    • v.17 no.3
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    • pp.502-516
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    • 2014
  • This study has decomposed the Gini coefficient using Korean Labor & Income Panel Study data and empirically analyzed the impact of demographic characteristics and source-specific income of householder on the household income gap using panel analysis. The scope of areas were divided into 'nationwide,' 'metropolitan areas,' and 'non-metropolitan areas,' and the period before and after the global financial crisis was examined. The analysis findings are as follows. First, when the entire period was examined by income source using Gini decomposition with division of areas into 'nationwide,' 'metropolitan areas,' and 'non-metropolitan areas', the following results were revealed. The absolute and relative contribution level of property income to the gross income was the largest in the category of 'nationwide' and 'metropolitan areas,' while the contribution level of earned income was the largest in the category of 'non-metropolitan areas'. In addition, property income worsened the household income gap the most in the category of 'nationwide' and 'metropolitan areas.' Second, property income worsened the household income gap less after the financial crisis than before the crisis. It is probably because the price of real estate skyrocketed before the global financial crisis, worsening the household income gap, whereas the price drop after the crisis temporarily alleviated the gap. Third, a correlation analysis revealed that households with older householders whose education is high school graduation or below had relatively low gross income, and households with higher source-specific income, especially earned income, had relatively high gross income. Fourth, when the household income determinants were compared through panel analysis with division of areas into 'nationwide,' 'metropolitan areas,' and 'non-metropolitan areas,' the following results were obtained. While the impact of earned income, financial income, and other incomes was greater in non-metropolitan areas than in metropolitan areas, the impact of property income was greater in metropolitan areas than in non-metropolitan areas. To reduce the income gap, the government should impose higher taxes on the high-income class and provide tax benefits to the low-income class, with efforts to create a wide variety of jobs. In addition, since income inequality gets worse as the proportion of incomes generated through asset holdings becomes higher, the government should focus on stabilizing property prices while paying attention to the regional differentiation when carrying out related policies.

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Technical Inefficiency in Korea's Manufacturing Industries (한국(韓國) 제조업(製造業)의 기술적(技術的) 효율성(效率性) : 산업별(産業別) 기술적(技術的) 효율성(效率性)의 추정(推定))

  • Yoo, Seong-min;Lee, In-chan
    • KDI Journal of Economic Policy
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    • v.12 no.2
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    • pp.51-79
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    • 1990
  • Research on technical efficiency, an important dimension of market performance, had received little attention until recently by most industrial organization empiricists, the reason being that traditional microeconomic theory simply assumed away any form of inefficiency in production. Recently, however, an increasing number of research efforts have been conducted to answer questions such as: To what extent do technical ineffciencies exist in the production activities of firms and plants? What are the factors accounting for the level of inefficiency found and those explaining the interindustry difference in technical inefficiency? Are there any significant international differences in the levels of technical efficiency and, if so, how can we reconcile these results with the observed pattern of international trade, etc? As the first in a series of studies on the technical efficiency of Korea's manufacturing industries, this paper attempts to answer some of these questions. Since the estimation of technical efficiency requires the use of plant-level data for each of the five-digit KSIC industries available from the Census of Manufactures, one may consture the findings of this paper as empirical evidence of technical efficiency in Korea's manufacturing industries at the most disaggregated level. We start by clarifying the relationship among the various concepts of efficiency-allocative effciency, factor-price efficiency, technical efficiency, Leibenstein's X-efficiency, and scale efficiency. It then becomes clear that unless certain ceteris paribus assumptions are satisfied, our estimates of technical inefficiency are in fact related to factor price inefficiency as well. The empirical model employed is, what is called, a stochastic frontier production function which divides the stochastic term into two different components-one with a symmetric distribution for pure white noise and the other for technical inefficiency with an asymmetric distribution. A translog production function is assumed for the functional relationship between inputs and output, and was estimated by the corrected ordinary least squares method. The second and third sample moments of the regression residuals are then used to yield estimates of four different types of measures for technical (in) efficiency. The entire range of manufacturing industries can be divided into two groups, depending on whether or not the distribution of estimated regression residuals allows a successful estimation of technical efficiency. The regression equation employing value added as the dependent variable gives a greater number of "successful" industries than the one using gross output. The correlation among estimates of the different measures of efficiency appears to be high, while the estimates of efficiency based on different regression equations seem almost uncorrelated. Thus, in the subsequent analysis of the determinants of interindustry variations in technical efficiency, the choice of the regression equation in the previous stage will affect the outcome significantly.

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The Gains To Bidding Firms' Stock Returns From Merger (기업합병의 성과에 영향을 주는 요인에 대한 실증적 연구)

  • Kim, Yong-Kap
    • Management & Information Systems Review
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    • v.23
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    • pp.41-74
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    • 2007
  • In Korea, corporate merger activities were activated since 1980, and nowadays(particuarly since 1986) the changes in domestic and international economic circumstances have made corporate managers have strong interests in merger. Korea and America have different business environments and it is easily conceivable that there exists many differences in motives, methods, and effects of mergers between the two countries. According to recent studies on takeover bids in America, takeover bids have information effects, tax implications, and co-insurance effects, and the form of payment(cash versus securities), the relative size of target and bidder, the leverage effect, Tobin's q, number of bidders(single versus multiple bidder), the time period (before 1968, 1968-1980, 1981 and later), and the target firm reaction (hostile versus friendly) are important determinants of the magnitude of takeover gains and their distribution between targets and bidders at the announcement of takeover bids. This study examines the theory of takeover bids, the status quo and problems of merger in Korea, and then investigates how the announcement of merger are reflected in common stock returns of bidding firms, finally explores empirically the factors influencing abnormal returns of bidding firms' stock price. The hypotheses of this study are as follows ; Shareholders of bidding firms benefit from mergers. And common stock returns of bidding firms at the announcement of takeover bids, shows significant differences according to the condition of the ratio of target size relative to bidding firm, whether the target being a member of the conglomerate to which bidding firm belongs, whether the target being a listed company, the time period(before 1986, 1986, and later), the number of bidding firm's stock in exchange for a stock of the target, whether the merger being a horizontal and vertical merger or a conglomerate merger, and the ratios of debt to equity capital of target and bidding firm. The data analyzed in this study were drawn from public announcements of proposals to acquire a target firm by means of merger. The sample contains all bidding firms which were listed in the stock market and also engaged in successful mergers in the period 1980 through 1992 for which there are daily stock returns. A merger bid was considered successful if it resulted in a completed merger and the target firm disappeared as a separate entity. The final sample contains 113 acquiring firms. The research hypotheses examined in this study are tested by applying an event-type methodology similar to that described in Dodd and Warner. The ordinary-least-squares coefficients of the market-model regression were estimated over the period t=-135 to t=-16 relative to the date of the proposal's initial announcement, t=0. Daily abnormal common stock returns were calculated for each firm i over the interval t=-15 to t=+15. A daily average abnormal return(AR) for each day t was computed. Average cumulative abnormal returns($CART_{T_1,T_2}$) were also derived by summing the $AR_t's$ over various intervals. The expected values of $AR_t$ and $CART_{T_1,T_2}$ are zero in the absence of abnormal performance. The test statistics of $AR_t$ and $CAR_{T_1,T_2}$ are based on the average standardized abnormal return($ASAR_t$) and the average standardized cumulative abnormal return ($ASCAR_{T_1,T_2}$), respectively. Assuming that the individual abnormal returns are normal and independent across t and across securities, the statistics $Z_t$ and $Z_{T_1,T_2}$ which follow a unit-normal distribution(Dodd and Warner), are used to test the hypotheses that the average standardized abnormal returns and the average cumulative standardized abnormal returns equal zero.

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A Study on Determinants of Korean SMEs' Foreign Direct Investment in Gaeseong Industrial Complex & Vietnam (중소기업의 개성공단 및 베트남 직접투자 결정요인 연구)

  • Cho, Heonsoo
    • Asia-Pacific Journal of Business Venturing and Entrepreneurship
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    • v.16 no.4
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    • pp.167-178
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    • 2021
  • The purpose of this study is to analyze the direct investment decision factors in the Kaesong Industrial Complex and Vietnam, and to contribute to the creation of domestic jobs and the revitalization of the inter-Korean economy. According to the analysis, most of the Kaesong Industrial Complex and Vietnamese investment companies are entering the complex for the purpose of utilizing cheap labor, cheap factory locations, sales/development of local markets, and bypass export production bases in third countries. This can be divided into production-efficient investors using differences in production price such as labor costs and market-oriented investors to sell and expand the local market, which seems to be consistent with global direct investment patterns such as Nike, Apple, and Amazon. However, even if the North Korea-U.S. denuclearization talks ease or lift sanctions, Vietnamese investors' willingness to invest in the North Korea has been most burdened by the possibility of closing special economic zones due to political risks. Last but not least, it is important to note that those willing to invest in North Korea are mostly smaller enterprises in textiles, sewing, footwear and leather industries-those that benefit from low-cost labor. Since their size is small, they need policy support in financing, especially in the early stages of their business. Even after they grow past the early stages, those without collateral would still need state guarantee letters to get financing. Thus, it is worth considering to use the Inter-Korean Cooperation Fund to compensate commercial banks for bad loan loss or for low-interest loans for smaller SMEs. The interviews with SMEs found that red-tape is one of the biggest difficulties they face. Thus, it is recommended that a one-stop service agency should be established to cover all processes and issues related to inter-Korean economic cooperation to eliminate redundancy and expediate government support for SMEs.