• Title/Summary/Keyword: Retail Real Estate Market

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Verification of Market's Efficiency and CAPM using Capitalization Rate at Commercial Real Estate Market in Seoul (서울의 상업용 부동산 시장에서 자본환원율을 이용한 시장 효율성과 CAPM의 검증)

  • Park, Jongkwon;Lee, Jaesu;Jun, Jaebum
    • Korean Journal of Construction Engineering and Management
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    • v.18 no.1
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    • pp.90-99
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    • 2017
  • This paper is to understand the impact of systematic risk on capitalization rate at office building market and retail real estate market in Seoul and to see if CAPM(Capital Asset Pricing Model) is applicable. For this, this paper considers eight different office building and retail real estate markets in Seoul city area, called GBD, YBD, CBD, and Other Business District, and GBD, SBD, CBD, and Other Business District, to find out if there is any positive-linearity between systematic risk and capitalization rate for each business district not. Then, this paper tries to verify applicability of CAPM to four office building markets and four retail real estate markets with Black, Jensen, and Scholes(1972)'s statistical methodology. At last, the result shows that there is positive linearity between systematic risk and capitalization rate only GBD except Others(YBD, CBD, and other business district) in office building market. In addtion, SBD and CBD, they could be figured out that it is not efficient market because increasing systematic risk declines capitalization rate in retail real estate market. However, CAPM is not applicable in all office building(GBD, YBD, CBD, and other business district) and retail real estate markets(GBD, SBD, CBD, and other business district) in Seoul.

Diversified Investment of Commercial Real Estate Assets - Focused on Office Building and Retail Real Estate Markets in Seoul - (상업용 부동산 시장의 분산투자에 관한 연구 - 서울지역의 오피스 빌딩 및 소매용 부동산 시장을 중심으로 -)

  • Park, Jongkwon;Jun, Jaebum
    • Korean Journal of Construction Engineering and Management
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    • v.16 no.6
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    • pp.144-155
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    • 2015
  • This paper is to understand investment's efficiency and performance of commercial real estate assets diversified by use and district. To do so, this paper divides two different commercial real estate markets(office build market and retail real estate market) in Seoul city by district into "GBD(Gangnam Business District), YBD(Yeouido Business District), and CBD(Central Business District)" and "GBD(Gangnam Business District), SBD(Shinchon Business District), and CBD(Central Business District)" respectively, configures these districts each other to structure portfolios as its portion varies based on Markowitz's Mean-Variance principle, and looks at risk-return relationship of portfolios to find out efficiency, performance, and optimal investment chosen based upon Sharpe's Performance Index. As a result, the portfolio configured by "10 to 30% of office building asset at CBD" and "70 to 90% of retail real estate asset at CBD" is shown to be the most optimal, suggesting the highest quarterly Sharpe's performance index of 2.7118~2.7776 with quarterly rate of return of 1.826%~1.838% and quarterly standard deviation of 0.573~0.589. Furthermore, it is obvious that diversified portfolio configured by use(office-retail) shows better investment performance than that by district with same type of asset(office-office or retail-retail). Finally, results driven from this research will play an important role to stimulate real estate and construction markets through enlarging ideas as to diversified investment by use and district on real estate indirect investment products.

A Study of the Factors Influencing on Retail-Premium (상가권리금의 가치형성요인에 관한 연구)

  • Shin, Eun-Jung;Yoo, Seon-Jong;Kim, Myeong-Gi
    • Journal of Cadastre & Land InformatiX
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    • v.47 no.1
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    • pp.225-236
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    • 2017
  • In this study, collecting data in real retail-premium market and the influencing factors were extracted explored the formation of retail-premium. This should identify the level of retail-premium through an objective estimate of expenses, revenues, etc. A hierarchical regression analysis was conducted focusing on how the operating profit affected the formation of retail-premium. Store operators will have to be accompanied by the management of the operating profit to keep the initial payment and in order to receive a raise retail-premium. Through this process, It is possible to prevent the gap between retail-premium calculated through the appraisal and market practices. Ultimately, I believe and achieve the objective, transparent, the advancement of retail-premium market.

A Study for Locating of a New Store Considering Competition for Trading Area: Focusing on the Case of Hypermarket in Seoul Metropolitan Area (상권경쟁을 고려한 신규점포의 입지선정에 관한 연구 - 서울시 대형마트를 대상으로 -)

  • Tae, Kyoung-Soub;Rhim, Byeong-Jun
    • Journal of the Korean Geographical Society
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    • v.45 no.5
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    • pp.609-627
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    • 2010
  • Finding the ideal location for your business is one of the most critical and important steps you will have to undertake. Otherwise, done in the wrong way you will only end up paying an expensive cost for an unsuitable location. Therefore to select the perfect location for your business, this study makes a reasonable and simple model for retail shops by calculating occupation population for each store applying Huffs "Probability Theory" to Hypermarket in Seoul. Then this study, based on occupation population, has divided every unit section (dong scale) into 4 market types which represent the state of the competitive markets, including monopoly, oligopoly, competitive, and noncompetitive markets. Consequently, the most reasonable place to locate a new store is where it can take most of the customers, that is, a place which can take non-competitive market as much as possible and is distant far enough from competitive market where competition is severe.

A study on the segmentation of real estate customer using RFMP (RFMP를 이용한 부동산 회원 분류에 관한 연구)

  • Cho, Kwang-Hyun;Park, Hee-Chang
    • Journal of the Korean Data and Information Science Society
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    • v.23 no.3
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    • pp.515-523
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    • 2012
  • Most companies make efforts to maximize their profitability by improving loyalty to existing customers through customer relationship management (CRM). According to the Wikipedia, CRM is a widely implemented strategy for managing a company's interactions with customers, clients and sales prospects. And RFM is a method used for analyzing customer behavior and defining market segments. It is commonly used in database marketing and direct marketing and has received particular attention in retail. In general, one considers recency, frequency, and monetary for customer segmentation in RFM method. In this paper, we apply RFMP method added to the purchase period of advertising items in the traditional RFM model for real estate customer segmentation. We will be able to establish the differentiated marketing strategy by RFMP method.

Smart Space based on Platform using Big Data for Efficient Decision-making (효율적 의사결정을 위한 빅데이터 활용 스마트 스페이스 플랫폼 연구)

  • Lee, Jin-Kyung
    • Informatization Policy
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    • v.25 no.4
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    • pp.108-120
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    • 2018
  • With the rise of the Fourth Industrial Revolution and I-Korea 4.0, both of which pursue strategies for industrial innovation and for the solution to social problems, the real estate industry needs to change in order to make effective use of available space in smart environments. The implementation of smart spaces is a promising solution for this. The smart space is defined as a good use of space, whether it be a home, office, or retail store, within a smart environment. To enhance the use of smart spaces, efficient decision-making and well-timed and accurate interaction are required. This paper proposes a smart space based on platform which takes advantage of emerging technologies for the efficient storage, processing, analysis, and utilization of big data. The platform is composed of six layers - collection, transfer, storage, service, application, and management - and offers three service frameworks: activity-based, market-based, and policy-based. Based on these smart space services, decision-makers, consumers, clients, and social network participants can make better decisions, respond more quickly, exhibit greater innovation, and develop stronger competitive advantages.

A Study on the Consumer Choice Criteria based on Facility Purpsoe for Multi-Mixed Complex Medical Care Facility Development (의료복합시설 개발을 위한 시설용도별 이용자 선택기준에 관한 연구)

  • Sung, Nayoung;Lee, Sangyoub
    • Korean Journal of Construction Engineering and Management
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    • v.17 no.4
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    • pp.28-39
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    • 2016
  • The multi-mixed complex medical care facility consisting of mainly hospital and other associated facilities such as retail, office, accommodation, healthcare services, and so on, is currently recognized as a new segment in the real estate market. This study intends to identify the customer choice criteria for the development of multi-mixed complex medical care facility. Based on literature review and expert consultation, the 3 criteria with 12 sub-criteria for customer choice have been defined. And the AHP methodology has been implemented for the development of relative weight of those criteria depending on the type of facility including 'medical facility', 'supporting facility', 'healthcare service facility' and 'other ancillary facility'. Research findings indicated the implication for the optimal combination of facility development based on the customer choice criteria controlled by facility. Accordingly, this research intends to provide the guidance toward the development of multi-mixed complex medical care facility.

A Study on the Sale Estimate Model of a Large-Scale Store in Korea (국내 대형점의 매출추정모델 설정 방안 연구)

  • Youn, Myoung-Kil;Kim, Jong-Jin;Park, Chul-Ju;Shim, Kyu-Yeol
    • Journal of Distribution Science
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    • v.11 no.12
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    • pp.5-11
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    • 2013
  • Purpose - The purpose of this study was to construct a turnover estimation model by investigating research by Park et al. (2006) on the market area of domestic distribution. The study investigated distribution by using a new tool for the turnover estimation technique. This study developed and discussed the turnover estimation technique of Park et al. (2006), applying it to a large-scale retailer in "D"city that was suitable for on-the-spot distribution. It constructed the new model in accordance with test procedures keeping to this retail business location, to apply its procedures to a specific situation and improve the turn over estimation process. Further, it investigated the analysis and procedures of existing turnover estimation cases to provide problems and alternatives for turnover estimation for a large-scale retailer in "D"city. Finally, it also discussed problems and scope for further research. Research design, data, and methodology - This study was conducted on the basis of "virtue" studies. In other words, it took into account the special quality of the structure of Korea's trade zones. The researcher sought to verify a sale estimate model for use in a distribution industry's location. The main purpose was to enable the sale estimate model (that is, the individual model's presentation) to be practically used in real situations in Korea by supplementing processes and variables. Results - The sale estimate model is constructed, first, by conducting a data survey of the general trading area. Second, staying within the city's census of company operating areas, the city's total consumption expenditure is derived by applying the large-scale store index. Third, the probability of shopping is investigated. Fourth, the scale of sales is estimated using the process of singularity. The correct details need to be verified for the model construction and the new model will need to be a distinct sale estimate model, with this being a special quality for business conditions. This will need to be a subsequent research task. Conclusions - The study investigated, tested, and supplemented the turnover estimation model of Park et al. (2006) in a market area in South Korea. Supplementation of some procedures and variables could provide a turnover estimation model in South Korea that would be an independent model. The turnover estimation model is applied, first, by undertaking an investigation of the market area. Second, a census of the intercity market area is carried out to estimate the total consumption of the specific city. Consumption is estimated by applying indexes of large-scale retailers. Third, an investigation is undertaken on the probability of shopping. Fourth, the scale of turnover is estimated. Further studies should investigate each department as well as direct and indirect variables. The turnover estimation model should be tested to construct new models depending on the type of region and business. In-depth and careful discussion by researchers is also needed. An upgraded turnover estimation model could be developed for Korea's on-the-spot distribution.

An Analysis of the Imported Consumer Goods Distribution Sector of Korea: From a Vertical Structure Viewpoint (수입소비재(輸入消費財) 유통구조(流通構造)의 효율화(效率化) 방안(方案))

  • Nam, Il-chong
    • KDI Journal of Economic Policy
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    • v.13 no.1
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    • pp.3-33
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    • 1991
  • Since the early 1980's, the Korean government has gradually been widening the Korean market to foreign consumer goods. This, combined with the increased purchasing power of the Korean consumers resulting from the continued economic growth of the country, has sparked a spectacular influx of foreign consumer goods into Korea, ranging from BMW's to chopsticks. Import of foreign consumer goods amounted to more than 6 billion dollars in 1989 and is continuing to grow at a rapid rate. The increased import of foreign consumer goods doubtlessly improved the overall welfare of the Korean consumers by providing them with a wider range of options to choose from, by lowering the prices of some of the consumer goods domestically produced, and also by forcing the producers of some Korean goods to face competition with better foreign goods, thus giving them an incentive to raise the quality of their products. However, it is agreed by most economists that this increase in general welfare has been much smaller than what they had expected at the outset. Consumer prices of most imported consumer goods are easily double the import price, and in some cases, more than treble the import prices. Further, there has not been a noticeable drop in the prices of domestically produced consumer goods. Much of the blame has been attributed to the distribution sector of Korea. The objective of this paper is to analyze the imported consumer goods distribution sector of Korea, focusing on the possible sources of the poor performance of that sector, and to make policy suggestions that could potentially increase the welfare. This paper differs from all the previous research by others on this subject in that it analyzes the imported consumer goods distribution sector of Korea as a vertical structure. The distribution sector of an imported consumer good is a vertical structure since it consists of an international market, an import stage, and domestic wholesale and retail markets, in that order vertically. Our study naturally includes the analysis of the vertical restraints as well as the analysis of the industrial organization of each horizontal stage in the vertical structure. Each horizontal component of the imported consumer goods distribution sector is basically a monopolistically competitive market differentiated by characteristics of goods and by the locations and the services of firms. Further, restrictive dealership and resale price maintenance are found to be widely in use. Our main findings are the follwing; First, most consumer goods are imported monopolistically or oligopolistically through restrictive dealership contracts between foreign producers and domestic importers. Such restrictive dealership gives importers market power in the domestic market and explains many of the large discrepancies betwen the consumer prices and the import prices of many goods. Korean anti - trust law does not cover the issues arising from the market power of an importer resulting from a restrictive dealership contract. Second, some major producers of Korean goods are also importers of foreign goods that are substitutes of their products. The import of substitutes by major domestic producers is anti - competitive because it tends to raise the prices of both domestic goods and foreign goods, and also because it reduces the incentive of the domestic producers to raise the quality of their products. Third, wholesalers and retailers widely use resale price maintenance as a price fixing mechanism, and while this is against the anti- trust law, it seldom gets noticed. Fourth, the high level of rents of real estate for commercial use works as an entry barrier to the distribution sector and results in reduced competition by the firms in that sector. Finally, there are information problems. Consumers have inferior information to firms about the quality of a foreign consumer good that they have not tried before. Such information asymmetry often enables firms to raise prices. In addition, information asymmetry between importers frequently delays the import of cheaper substitutes. In order to alleviate the problems indentified above, we suggest the following policy changes. The government should strengthen the anti - trust law and its enforcement to regulate restrictive import contracts, import of competing goods by major domestic producers, and RPM by wholesalers and retailers that is aimed at price fixing. In addition, the government should loosen its tight real estate policy to encourage investment in the distribution sector. Finally, we suggest that the import price revelation policy that has been in use for some items since 1990 be expanded to most imported consumer goods that are introduced for the first time to give consumer better information and be used only for the period of time needed to inform sufficient number of consumers.

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The Excluded from Public Pension : Problem, Cause and Policy Measures (공적연금의 사각지대 : 실태, 원인과 정책방안)

  • Seok, Jae-Eun
    • Korean Journal of Social Welfare
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    • v.53
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    • pp.285-310
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    • 2003
  • As National Pension Scheme for all nation complete in 1999 through expanding application in cities, the public pension including Public Occupational Pension became main axis of old-age income maintenance. After 4years since then, now, it is only half of total National Pension insured persons who have been qualified to receive pension through participate and contribution. The other half of National Pension insured is left the excluded from public pension. This paper is intended to identify scale and characteristics of the excluded from public pension and to analysis its cause, and to explore policy measures for solving the excluded's problem. for current recipients over 60 years old generation, the its excluded's scale is no less than 86% of the old over 60 years. The probability of getting in the excluded is high in case of old elderly and female for current elderly generation. For future recipients 18-59 years working generation, the its excluded's scale is no less than 61% of the 18-59 years total population. The probability of getting in the excluded is high in case of 18-29 years and female for current working generation. As logistic regression analysis determinant factor of paying or not pension contribution for future recipients, it appear that probability of getting in the excluded for current working generation is high in case of younger old, lower education attainment, irregular employee, working at agriculture forestry fishery sector, construction sector, wholesale retail trade restaurants hotels sector, financial institution and insurance real estate renting and leasing sector in comparison with manufacturing sector, occpaying at elementary occupation, professionals technicians and associate professionals, sale and service workers, plant machine operators and assemblers, legislators senior officials and managers in comparison with clerks. The Policy measures for the current recipient old generation have need to reinforce supplemental role of Senior's pension(non-contribution pension) until maturing of public pension, because of no having chance of public pension participants for them. And the Policy measures for the future recipient working generation have need to restructure social security fundamentally corresponding with social-economic change as labour market and family structure etc. The pension system has need to change from one earner one pension to one citizen one pension with citizenship rights. At this point, public pension have need to manage with combining insurance's contribution principle and citizenship principle financing by taxes. Then public pension will become substantially universal social network for old-age income maintenance and we can find real solution for the excluded from.

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