جستجوی مقالات مرتبط با کلیدواژه « مسکن » در نشریات گروه « اقتصاد »

Today, sustainable urban development is one of the most important issues in city management. Therefore, urban management policies in the field of housing planning, considering its priority and abundance in cities, will have a significant impact on livability and quality of urban life. Humanism is one of the sustainable housing design approaches. The gap in the past researches is that most of the issues related to humanistic housing design features have been investigated case by case with emphasis on one or more factors. In none of them, a comprehensive model for sustainable humanistic housing design has been presented. Therefore, in this research, the ideal model of humanism has been investigated in the design of sustainable housing today, with a special look at social housing in Mehr Qazvin. The distinguishing feature of this research is that it deals with human needs in space with a new approach and examines criteria, which were not comprehensively addressed in previous researches.

The current research is an applied research using the mixed research method including the following sections, which can be used in the field of urban design and architecture in the contemporary period. The first part includes interviews with experts and field surveys of some contemporary houses, whose information has been collected through documents. The results of this section lead to the presentation of two general comparative conceptual models in which the main qualitative indicators of humanistic sustainable housing, their characteristics, and relationships in relation to each other are briefly described from the perspective of experts. In the second part, a preliminary questionnaire with a Likert scale was prepared and the adequacy of the content of the study was obtained by interviewing the experts. Then the questionnaires were tested and revised to determine their face validity. Finally, by interviewing professors and experts, the number and title of the questions in the questionnaire were adjusted. The final questionnaire in this research is designed with 4 descriptive questions (age, gender, education, and occupation) and 16 analytical questions in the form of a Likert scale (five options). In this part of the research, we reached theoretical saturation through random interviews with 50 residents of Mehr Qazvin housing. The research area is Mehrgan town of Qazvin.

In the first part of the research, based on the conducted studies and interviews with professors and experts, we arrived at two conceptual models related to humanistic sustainable housing design. The first model briefly includes six main categories of security, interaction, belonging, creativity, beauty, interior, and the factors affecting them. The output of this model is the factors affecting each of the categories in the order of the degree of sharing with each other. In this model, for the interaction category (with eight effective factors), the most practical design solutions are mentioned. After that, effective practical solutions are mentioned for the categories of belonging, creativity, and beauty (with seven effective factors), for the security category (with six effective factors), and for the interior design category (with five effective factors). It is obvious that the share of effective factors in each of the categories shows the importance of that factor and the multi-faceted impact in humanistic sustainable housing design. Therefore, the most important solution in the humanistic design of sustainable housing can be considered the effective factor of creating diversity in the housing space with its common features in four of the main categories. In the second conceptual model, due to its greater importance, only common effective factors in the categories have been examined in reverse. In examining this model, it is obvious that the number of arrows connected to each of the six main categories of factors affecting design shows the importance of that factor. Therefore, the examination of this model also shows the greatest impact of the common factor of diversity (affecting four categories) in the first degree, followed by the factors of attention to scale and cumulative spaces in the design (affecting three categories) in the second degree, and finally, the factors of paying attention to the light in the space, the facilities needed for each space, and the sense of identity (affecting two categories) are in the third degree of importance. The findings of the second part of the research, which was formed through a questionnaire and then an interview with the same people who were questioned and researched. After collecting the data, the analysis process has been done for each of the interviews separately. Finally, according to the field studies, the main and sub-categories corresponding to each other, which are based on the interpretation of the text of the interviews using the research method and the criteria and their importance, are presented in tables.

By summarizing the conceptual content of the set of obtained categories, it seems that the understanding and experience of the residents of Mehrgan town are unfavorable from various aspects. This interpretation can be attributed to the mentioned interactive categories. Such an understanding and experience has been said to be caused by the causal categories of conditions and it takes place in their context, the conditions that in the current research lead to a sense of uncertainty and instability and a lack of attention to human needs in relation to future events for the residents of this region, and such understanding and experience also have consequences. Therefore, to change the shape of today’s houses and pay attention to “understanding and paying attention to human needs” as a core phenomenon or category, measures can be taken in the form of an initial framework for the formation of contemporary housing, especially social housing for low-income groups based on anthropology. It is presented as a result of our attention to the theoretical foundations and especially the field studies carried out in this article. Some of these things include: trying to create open and semi-open spaces, connecting nature with architecture, using plants, creating privacy at the entrance of residential units, creating privacy, allocating spaces for women and allocating spaces for family gatherings,  creating transportation stations and urban transfer, distribution of different cultural zones in different parts of residential settlements, definition of entrances, and definition of walls. In order to propose future research, the selected statistical population can be examined at the regional and urban scales. It is also possible to examine the impact of the different geography and climate of different cities in Iran and the world on humanism in housing or examine this issue in repetitive urban buildings with other functions, including offices.

Introduction :

Housing is one of the important parts of development in a society. This sector with its multifaceted dimensions has many effects in presenting the features of the society. Planning in this sector, on the one hand, has economic and social importance, and on the other hand, due to the employment generation of this sector and its connection with other economic sectors, it is considered a suitable tool for the realization of economic policies. At present, when the depth of the financial market is very low and it has little capacity to absorb a large amount of liquidity in the country, there are few options for keeping people’s savings. These options include bank investment deposits, stocks, currency, gold, coins, and real estate. Since housing is only one form of asset storage, the demand for housing will be affected by the demand for other markets. Fluctuations in the markets of other assets affect the housing market. In this study, an attempt has been made to determine the effect of the presence of housing and its share of investment in Iran by emphasizing the role of substitute assets such as (the gold market, exchange rate, stock price, and interest rate of bank deposits) in the period of prosperity and recession.

In terms of its nature, the current research is descriptive-analytical, and its purpose is considered applied research. In this research, the data used were collected quarterly from the central bank’s balance sheet, economic indicators, and statistics of private sector construction activities. The Delphi method was used to survey and receive the opinions of experts and specialists. In this case, 20 experts and specialists in the housing and urban planning field were selected and their opinions were asked through a virtual questionnaire about the research topics. For data analysis, a multivariate covariance test, mean-variance model, and self-explanation method with distribution intervals (ARDL) were used to analyze data covariance.

Based on research findings, there is a significant relationship between housing and parallel markets. So the housing yield has the highest correlation coefficient with the exchange rate and the lowest correlation coefficient with the interest rate of bank deposits. The non-significance of the interest rate of bank deposits indicates that this asset has not been able to play an effective role in the amount of housing investment as a housing competitor. Exchange rate variables and stocks have negative returns with housing, which means that housing has a substitution relationship with these two assets in the asset portfolio. Stocks with a yield of 40.43 and a risk of 58.09 have been volatile assets in recent decades, which have gone through many ups and downs. The estimation of the short-term model shows that the coefficients of the stock price index variables have a negative and significant effect on the investment of the housing sector at the confidence level of 95 and with 2 intervals. The effect of the exchange rate is at a meaningless level with 4 positive and significant intervals. The effect of coin price on residential investment is significant at the level of 5 intervals and with a coefficient of 2.03 In the short term, the interest variable of bank deposits does not have a significant effect on residential investment, but it has a significant effect with a break. According to the long-term equilibrium relationship between research variables, the results show that the elasticity of housing investment to the exchange rate is 28. The elasticity of housing investment to the stock price index is 0.21 The indices of coin price and interest rate of bank deposits affect residential investment with coefficients of 0.11 and 0.9, respectively.

The results of the research show that people with low income levels and risk aversion allocate more of their investments to bank deposits. The analysis of the results shows that the yield of the stock market is higher than other markets, but the risk of this type of asset is also higher than other assets. That is, housing has a substitution relationship with stocks in the portfolio of assets in two investment periods. During the housing recession season, people tend to invest in the stock market, and during the stock market decline, investments tend toward housing. On the other hand, with the prosperity of the housing market, the capital motivation of the housing market also increases and the funds are attracted to this market, which shows the positive and significant relationship between the exchange rate variable and residential investment. The non-significance of coin price in long-term and short-term patterns indicates that coin has not been a significant competitor for housing during the last decade due to price stability and low profitability, and its increase or decrease has not had a significant impact on housing investment. Due to their almost constant rate, long-term bank deposits have not been able to play a significant role as a housing competitor in housing investment fluctuations. The coefficient of the exchange rate has also been significant and has a positive sign in all the fulfilled models, although in the short term, this result may be defensible due to the existence of speculative motives, but in the long term based on the asset portfolio theory and considering the relationship between housing and currency substitution, the economic justification of this relationship is difficult.

Introduction :

Almost all the countries of the world are experiencing the phenomenon of “urbanization”. The development of urbanization and the emergence of metropolitan areas in third-world countries is very different from the development of urbanization in the West, which began after the industrial revolution. One of the most important differences in the disorderly and disorganized growth and the spread of an unbalanced and harmful phenomenon called marginalization has been on a large scale in third-world cities. In these countries, immigrants flock to immigrant neighborhoods that grow like mushrooms on the outskirts of cities and settle in what is called the “‏margin” or the “appendix of urban areas” [1]. In today’s industrial world, the phenomenon of marginalization and informal settlement around big cities in deprived urban areas is inevitable, and simultaneously with the expansion of this phenomenon, the issue of housing is always raised as a basic human need. This need has played an important role in the living conditions of humans since the beginning of human settlement until now. However, the rapid and increasing growth of urbanization after the Second World War in most countries of the world has led to numerous problems such as traffic, pollution, inadequate access to urban services and facilities, homelessness, and poor housing, the most important of which is the issue of housing. Having suitable, and dignified housing, brings comfort and leisure, and a sense of security to families [2]. Today, suitable housing and its related issues have been raised as a global issue and have become one of the acute issues of developing countries [3]. For this reason, the existence of low-income groups and their need for housing in many cities of third-world has caused the formation of settlements on the outskirts of cities that have the lowest level of quality, and this has made the issue of suitable housing visible, and attracted more attention. [4]. Nowadays, foresight plays a significant role in designing, and strategic policies at all levels, including urban policy-making. The importance of a forward-looking attitude is that it is possible to prevent the basic crises and super-challenges of a society by knowing the upcoming trends that are highly certain and getting prepared to face extensive changes with systematic planning [5].

Considering the investigated components and the practical nature of this research, the method of this research is exploratory. After studying the theoretical foundations and practical examples, the key indicators of the suitable housing model have been extracted. In the field studies and surveys section, 30 urban experts were identified and analyzed with tools such as interviews and questionnaires. MAXQDA software was used for qualitative data analysis. In this way, first, the results of document studies and then the results of the analysis of the interviews conducted by this software (MaxQuda) will be presented. According to documentary and library studies, the field studies and interviews conducted in this field were extracted using 4-dimensional and 34-category MaxQdia software for the future planning of suitable housing for vulnerable urban strata in the separated urban area of Nayser, Sanandaj. In this research, the qualitative method of library-documentary studies was used to identify and extract the main components of suitable housing, and its purpose is to categorize the components and factors of suitable housing and its effects on urban dwellers. In this research, meta-composite method has been used to systematically review previous researches and projects in the field of housing. For this purpose, these factors have been identified using meta-combination method and then classified through descriptive analysis and pattern analysis by MAXQDA software. The statistical population in this research consists of scientific-research articles in reliable databases such as Google Researcher, using available online databases (Google Scholar, Science Direct, and Springer) in the field of housing.

Among the 34 variables considered and applied in the future research software, it can be seen that the factors of suitable collective spaces, beautiful views, suitable spaces for reception, well-decorated facade and good appearance, communication with neighbors, as influential variables; factors of suitability of the property, appropriate segregation, design appropriate to the space, availability of health facilities, existence of intermediate areas, compliance with the scope of the plan, suitability of the property, suitability of the architectural plan and interior spaces, availability of the map, privacy protection, participation in the design, the type of housing ownership, being overlooking, containing cultural symbols and signs, feeling of familiarity and association, creating a sense of residence as independent variables; factors of creating a sense of identity, a sense of belonging as a target variable; the factors of maintaining social dignity, lack of visibility, changeability, compliance with the widening of roads as influential variables, and the factors of proper layout of space, type of structure and materials, sense of security and building insurance were recognized as regulatory variables.

The results of the research showed that different factors can play a role in identifying suitable and desirable housing; for example, through the MICMAC software, the factors of suitable collective spaces, beautiful views, suitable reception spaces, well-decorated facade and good appearance, communication with neighbors, as influential variables; the factors of suitability of the property, suitable separation, design according to the desire, having health facilities, existence of intermediate areas, compliance with the scope of the plan, suitability of the property, suitability of the architectural plan and interior spaces, availability of the map, privacy protection, participation in the design , the type of housing ownership, being overlooking, containing cultural symbols and signs, feeling of familiarity and association, creating a sense of residence as independent variables; the factors of creating a sense of identity, a sense of belonging as a target variable; and the factors of maintaining social dignity, lack of visibility, changeability, compliance with road widening were recognized as influential variables. Moreover, among the available variables, the highest final score with direct impact, in the order of rank 1-9, is given to the variables of sense of belonging, creating a sense of identity, maintaining social dignity, lack of privacy, adaptability, compliance with the scope of the plan, sense of security, appropriate arrangement of space, and complying with the widening of the passages, respectively with the number 56, 55, 53, 53, 52, 50, 49, 48, 47; also, indirect variables of creating a sense of identity, not being overlooked, maintaining social dignity, changeability, compliance with the scope of the plan, sense of security, appropriate layout of the space, compliance with the utility of the property, and compliance with the widening of the roads, respectively, were awarded the number 116986, 112277, 111162, 110150, 102110, 100618, 99189, 98563.

Collection resources by the municipalities of Tehran's urban areas constitute a significant share (45%) of the total collection resources of this institution. The main purpose of this study is to identify and determine the effective factors on the collection resources of the 22 districts of Tehran, design the model, and estimate the effect coefficients using FGLS and PCSE econometric methods using seasonal data from 2015 to 2019. Based on the findings, the collection resources of the municipalities of the regions are mainly dependent on the boom in the construction sector (the number of housing transactions, the number of building permits issued, and the price of land) with significant intensity and the state of the population living in the region (population density). According that the share of the cost of issuing a building permit of the total cost of housing production in the northern regions compared to the same share in the southern regions is very small (due to the significant difference in land prices in the northern and southern regions of the city) and also the significant deviation in the regional real estate price (the reference book for determining the price of tolls) from the corresponding index based on the market price, it is suggested that the policy of increasing the price of building permits should be considered, especially in periods of prosperity to increase the revenues of Tehran Municipality and also Redistribution of wealth and investment in the housing sector among different urban areas.

The study of speculators' behavior is very important in explaining the phenomena of the Iranian housing market. Many of the unfavorable phenomena that occur in this market are the results of speculative activity in the housing market. Speculators enter the market at the beginning of the boom period and earn maximum profit of price increases, and as signs of recession appear, they quickly exit the market and invest in parallel markets such as banks, stocks, exchange and gold, which leads to fluctuations in housing prices. In this study, following the Roehner model and using the time varying parameter ordinary least squares method (TVP-OLS), the speculation index in the housing market during the period 1991 to 2020 was estimated, and then the impact of different shocks to stock market, exchange market, gold market, interest rates and housing tax on speculation in the housing market was investigated, and for estimating the effects of these shocks, the Markov-switching vector autoregressive (MSVAR) method was used. The results show that during the period under study, on average, 20% of the increase in housing prices was related to speculation, with the highest growth in 1997 at 320% and the lowest growth in 2005 at -23%. According to the results of the Markov-switching vector autoregressive model (MSVAR), speculation in the housing market had the highest response to the exchange and gold markets, and interest rates and the least response to the stock market and housing tax.

The construction industry is one of the most important industrial sectors due to its significant effect on the employment, family welfare and Gross national product (GNP), where more than 100 industries are directly and indirectly involved. The dimensions considered in this industry indicate the the advers effects of government interventions on housing finance or the inability of the government to cope with the problem. Also, most of the available financing instruments are focused on manufacturer financing. This is despite the fact that in recent years, due to the significant growth of housing prices, real purchasing power has fallen sharply. The introduced sukuk has not yet been able to completely meet the financing needs of the industry due to mismatching of project cash flow. Salam security as one of the new financing instruments has been very popular. To date, numerous studies have been conducted on the salam security considering the islamic law and country’s law, but there is a research gap regarding the use of this financial instrument, especially in developing a model that complies with the Construction industry regulations. The research question was focused on using salam securities for buying house (especially buyers in salam).Therefore, the aim of this study was to develop the new financing instrument for buying house through issuing the Salam securities based on a descriptive-analytical approach especificly to deliver housing unit at the maturity. It can be used as an appropriate financial instrument in the country’s capital market to finance the housing sector. Salam security introduced in this study was focused on financing the buyer as new Islamic Financial instrument in the housing sector. The results of the study and their comparison with the rules and regulations, especially those approved by the jurisprudential committee, indicated the possibility of implementing the proposed model

The issue of housing and rent, lessor and tenant, and government policies are among the issues affecting the current society. This issue has always been raised in the second Pahlavi period. With the increasing development and expansion of the city of Tehran in the second Pahlavi period, the issue of housing was one of the most important social issues the government was facing. The increase in housing construction costs had caused the government to take policies such as building new houses, granting bank facilities to buyers, determining the rent ceiling, etc., to get out of this crisis. This research is based on descriptive and analytical methods, and it uses documentary data and daily press reports to answer the basic questions, what were the most important causes of housing price increase in the last years of the Pahlavi regime? What measures did the Pahlavi government take to solve the housing crisis? And how effective were these actions in solving this crisis? The results of the research indicate that the increase in migration from villages and other cities to Tehran, the high cost of construction materials and wages, the lack of a specific policy on housing, along with the specific political conditions of the country, caused Tehran to face a strange crisis in terms of housing. The price of real estate had increased a lot, and the lack of foreign transactions, the increase in money, and the decrease in its value caused some people to look for the stock market on real estate, and as a result, the rent increased dramatically.

In this paper an attempt is made per se to lay out an analysis of the housing market and current housing policies in three developed countries: the United Kingdom (UK), Switzerland, and the United State (US). The raison de tre to focus on these three countries are prima facie due to the marked differences in their institutional settings. The UK is specified by fiscal centralization and extremely rigid planning system. However, the results of this inflexibility, which has made de facto the housing supply intensely inelastic to changes in house prices, are the high degree of urban constraints, the sever housing affordability crisis, and the housing scantiness for the young people. Besides, the main UK policy the so called, Help–to-Buy which merely concentrated on stimulating the housing demand, fails to abate the affordability crisis, because the increasing demand has further augmented the housing prices without expanding the housing supply, in toto. On the contrary, the fiscal decentralization policy along with implementation of the lenient urban planning system in Switzerland has encouraged the residential development and exceedingly low homeownership rate in the territory, which in turn may specify the key political concerns of this country for sprawl and rent stabilization. The US is denoted by fiscal federalism and extensive dissimilitude in the dearth of land use confining across the urban areas. In this context, the main consternation throughout the country is homeownership fruition and the pivotal policy to resolve this issue is the Mortgage Interest Deduction (MID).Though, this policy has faced a significant setback in the prosperous and strictly land use regulated urban areas, the so called - “super star cities”- because it is observed that the increase in the policy- induced demand will lead to hike in the house prices, pro rata. Moreover, MID, has only augmented the homeownership realization of higher income households in the urban areas with lax land use regulation, whereas the net effect of the policy on homeownership realization throughout the country is significantly zero, Ipso facto. Thus we conclude that the evaluation of housing policies essentially depends on the fiscal and regulatory conditions in the local housing markets. Policies that cause the increment of housing demands i.e. MID or Help-to Buy are bound to collapse in markets with stringent regulation or supply rigidity, Sine qua non.

Housing is one of the basic needs of the human being. Considering how to provide housing, housing quality, affordable and affordable housing for all segments of society is one of the most important goals of a variety of urban programs and is considered as a serious discussion of the quality of life approach. Of the various types of housing patterns, there is a pattern of retrofitting that has been seriously addressed in the urban management agenda in recent decades, and if it does not plan and manage its effects, it can overwhelm the quality of life of the inhabitants. The purpose of this study is to study the relationship between quality of life and compression patterns of vertical housing development and evaluate the effects of density on the dimensions, benchmarks and indicators of quality of life in District 3, region 22 of Tehran. The present study is descriptive-analytical in terms of purpose, application and method. Descriptive statistics, one-sample t-test and Spearman correlation in SPSS software were used to achieve the goals and answer the questions. The results show that the quality in the low density pattern with an average of 3.26 compared to other patterns is acceptable. One of the most important results of Spearman test was the correlation of density component with negative quality of life (r = -0.83) and it was proved that with increasing density, quality of life decreases.

The main objective of this study is to examine the effect of housing market on real sector of economy and to identify its role in business cycle process. To this end, the paper has used a Dynamic Stochastic General Equilibrium Model. The specific feature of this models is that it has containes two types of households: Patient and Impatient. Patient households had greater discount factor. They save and accumulate capital and they produce goods and services. Patient households also supply funds to impatient households who have smaller discount factor. The maximum amount which impatient households can borrow depends on the value of house owned by them. In fact, this assumption tries to impose the collateral constraint which emphasized by Bernanke (1995) in the model. This channel has a crucial role in transmitting the housing market shocks to real sector. To estimate the model, we used both Calibration and Bayesian approaches. We estimated the model using quarterly data over the period 2005Q1–2017Q4. Results of IRFs indicated that a positive shock to housing preference (housing demand shock) generated an increase in Real Housing Prices, Real Investment in Housing and Non-housing Sectors, Real Consumption and Real GDP. Also to identify the role of collateral effect in the positive relationship between housing and real sector we set the amount of collateral effect in the model equal to zero and then we calculated IRFs again based on this assumption. Results showed that collateral effect have played a key role in transmission mechanism of housing shocks to real sector.

Banks as financial intermediaries play an important role in facilitating the economic cycle. The implications of the bank’s investment in the housing sector in Iran's economy, which is prone to Dutch disease, is a concern of the present study and we have designed a Keynesian dynamic stochastic general equilibrium model for it. The results of the model, which confirm the Dutch disease during a positive oil shock, suggest that banks' investment in the housing sector when production in the economy is growing and the amount of concessional facilities has increased, is a well-accepted and profitable. The positive shock of labor productivity in the manufacturing sector and the shock of monetary policy will put the economy in a position where production in the economy will increase and banks' investment in the housing sector will be profitable. But in a space where production is declining and the size of the granting of bank facilities is decreased, as the economy faces a positive shock to labor productivity in the housing sector or a positive shock to oil revenues, the freezing of banks' assets in the housing sector has not been favorable and, furthermore, putting them at risk by reducing profits and falling capital in banks.