日本不動産学会誌

不動産情報整備の意義

浅見泰司

2006 年 19 巻 4 号 p. 10-15
発行日: 2006/04/20
公開日: 2011/06/15

DOIhttps://doi.org/10.5736/jares1985.19.4_10

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Enhancing real estate related information has high significance to improve the society. It potentially contributes to reduce social loss in transactions in the real estate market and to motivate real estate owners to properly upgrade their estates, thereby activating existing real estate market. It can also contribute to accurate evaluation of public policies and projects. Moreover, detailed real estate information can be used by private sectors as important source of marketing analyses. With these ample effects to the society, real estate related information should be enhanced intensively.

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耐震強度偽装問題の経済分析

山崎福寿, 瀬下博之

2006 年 19 巻 4 号 p. 16-23
発行日: 2006/04/20
公開日: 2011/06/15

DOIhttps://doi.org/10.5736/jares1985.19.4_16

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We examined what kind of system is necessary to solve the problems caused by asymmetric information between consumers and builders of condominiums. Under the hidden information that the house builders and designers take an action unobserved by the consumers, they have an incentive to produce the buildings of lower quality such as less performance on earthquake-proof.
We propose to introduce the building quality registration system which provides for important information about whether the authorized inspectors for buildings have checked the involved building and about the flexible premium applied by the insurance company.The higher premium implies the higher risk of falsification about the quake-data and the builder's hidden action of making the less quality products.
The registration system enables consumers to know the quality of the involved building. The flexible premium rate of insurance can protect more efficiently the consumers from flaws of the buildings than the fixed premium that causes a serious moral hazard.

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鑑定価格と取引価格の格差について

山村能郎

2006 年 19 巻 4 号 p. 24-32
発行日: 2006/04/20
公開日: 2011/06/15

DOIhttps://doi.org/10.5736/jares1985.19.4_24

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This study discusses the differences between the appraisal price of land and the land price estimated by actual transaction. A hedonic approach is employed for estimating actual price at the appraisal land at Setagaya City in 2002. It is shown that there exists the differences among those prices. However, it is also found that our hedonic model might omit variables which explain land prices, and that the distributions of the attributes of appraisal data might be different from those of transaction data.

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不動産取引価格を用いた価格要因の分析

高暁路

2006 年 19 巻 4 号 p. 33-39
発行日: 2006/04/20
公開日: 2011/06/15

DOIhttps://doi.org/10.5736/jares1985.19.4_33

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不動産市場において, 供給者と消費者の情報の非対称性によって市場の失敗が起きるとともに, 消費者に得たい情報を収集するために大きな費用負担を強いられることもある。これらの情報提供面の問題を解消するために, 不動産の価格を構成する要因を解明する必要があり, また, このような情報を不動産の供給者, 消費者および政策決定者の間で共有するのも大切である。そのために, 不動産価格の実証分析が重要な研究課題となる。とりわけ, 日照, 周辺における老朽住宅の有無, 緑の充実度などミクロな住環境情報の提供は不十分ではあるが, 消費者には重視されており, これらの住環境要因が価格に与える影響を同定することが望ましい。本稿では, Gao and Asami (2001) の研究成果を紹介する。この研究は, 東京都世田谷区の一戸建て住宅地を対象に, 取引価格と詳細な環境要因情報を用いてヘドニック分析を行った。その結果, ミクロな住環境属性の多くは不動産の取引価格を影響していることを示し, 各有意となった環境要因の経済価値を同定した。さらに, その結果は様々な都市計画政策に応用できることも例示した。不動産の情報提供体制の整備, 特にミクロな住環境属性を提供することは市場機能の改善や消費者の情報収集コストの削減に有益なだけではなく, 都市計画に関する政策の研究にも大きな示唆を与えると言える。

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不動産情報におけるネガティブ要因の扱い

伊藤史子

2006 年 19 巻 4 号 p. 40-45
発行日: 2006/04/20
公開日: 2011/06/15

DOIhttps://doi.org/10.5736/jares1985.19.4_40

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Information of real estate includes some negative factors which deduce the value of the lots. Though most suppliers don't announce the information of these negative factors, information should be open to the customers. In respect to housing environment information, safety factors which belong to negative factors are less opened by suppliers in comparison to positive factors. Information of negative factors can be found on the website of official announcement recently. System development of announcing meta-information of negative factors is expected.

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不動産情報と生活環境

大杉麻美

2006 年 19 巻 4 号 p. 47-51
発行日: 2006/04/20
公開日: 2011/06/15

DOIhttps://doi.org/10.5736/jares1985.19.4_47

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An agent should reveal all relevant information to the principal that may have an effect on the purpose of the contrast and accurate accounting of important things to the principle. But, do agent reveal all relevant information concerning living environment?
I deal with the real estate information concerning living environment and wants to make clear what type of information concerning living environment should reveal.

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売買契約締結後の日照・騒音問題に対する私法的救済

長谷川貴陽史

2006 年 19 巻 4 号 p. 52-57
発行日: 2006/04/20
公開日: 2011/06/15

DOIhttps://doi.org/10.5736/jares1985.19.4_52

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This article deals with the civil remedies for the nuisances such as the obstruction in sunshine and the noise which are discovered after the conclusion of a contract. While real estate dealers and brokers are expected to have a competent knowledge of their commodities, consumers usually are not. As such, if the former failed to provide adequate information with the latter, the former could be held responsible for fraud, mistake, default, defect liability or torts. But the exact method to estimate the damages has not been established.

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建築紛争と土地利用規制の制度設計

情報構造の観点から

角松生史

2006 年 19 巻 4 号 p. 58-65
発行日: 2006/04/20
公開日: 2011/06/15

DOIhttps://doi.org/10.5736/jares1985.19.4_58

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This paper examines the legal framework of land use regulation in Japan from the perspectives of the informational structure among the stakeholders in urban areas (land developers and neighborhood residents). After analyzing the ongoing process of rights allocation under the current land use laws, it points out the lack of predictability for neighborhood residents at the stage of “ex ante general regulation”. On this basis, the author argues for the necessity of regulatory impact analysis in urban development. The author also tries to justify negotiated city development on the premise of the Coase Theorem.

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地方自治体における環境情報公開 (調査報告)

小賀野晶一

2006 年 19 巻 4 号 p. 66-75
発行日: 2006/04/20
公開日: 2011/06/15

DOIhttps://doi.org/10.5736/jares1985.19.4_66

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Environmental information plays an important role in environmental protection. How does environmental information disclose or supply to the public? In this paper I would like to introduce you the situations of Disclosure or Supplement of environmental information in local governments (prefectures) in Japan based on the effect examined by Akita Prefecture in 2005.

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土壌汚染と担保価値

松尾弘

2006 年 19 巻 4 号 p. 76-83
発行日: 2006/04/20
公開日: 2011/06/15

DOIhttps://doi.org/10.5736/jares1985.19.4_76

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The soil pollution seriously affects the value of the land not only as the object of a sale but also as the object of a collateral. The creditor who is provided with the land as a collateral needs to assess or reassess the accurate value of the land affected by the soil pollution before and after the establishment of the collateral and at the foreclosure of the collateral. The Standard Rules of Real Estate Appraisal may also be applied to the valuation of the land as a collateral affected by the soil pollution. However, at the assessment or reassessment of the value of the polluted land the creditor should adequately take into account not only the present use of the land but also its potential and should not take the stigma into consideration to depreciate the value of the polluted land.

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マンションとペット問題

椿久美子

2006 年 19 巻 4 号 p. 84-96
発行日: 2006/04/20
公開日: 2011/06/15

DOIhttps://doi.org/10.5736/jares1985.19.4_84

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In my paper of this matter, I d' like to examine the judicial precedents and the theory of Japan & Germany concerning the various problems of the pets in the apartment house and think of the way of the symbiosis which the apartment inhabitant and the pets are able to live better.

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都市再生機構による特定業務代行方式の制度分析

今西衛, 斎藤参郎, 田中啓一

2006 年 19 巻 4 号 p. 97-107
発行日: 2006/04/20
公開日: 2011/06/15

DOIhttps://doi.org/10.5736/jares1985.19.4_97

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In a conventional urban redevelopment project implemented according to City Renewal Law (CRL), the project cost has been financed by the revenue from selling the reservation floor secured in the redeveloped building. Under Japanese depressed economy these days, demand for the reservation floor has long been tight so that entities for redevelopment are faced with the risk for project financing. Urban Renaissance Agency (UR), a government corporation for redevelopment authorized by CRL, has introduced a new contract scheme for urban redevelopment projects to avoid this risk. The new scheme is to delegate the disposition of the reservation floor to the building constructor who contracts with UR to construct the redeveloped building.The purpose of this paper is to make the theoretical analysis of this new contract scheme with using the game theoretic approach to auction and to explore how this new scheme would reduce the risk for UR from the viewpoint of profitability.

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コラム

岡本圭司

2006 年 19 巻 4 号 p. 108
発行日: 2006/04/20
公開日: 2011/06/15

DOIhttps://doi.org/10.5736/jares1985.19.4_108

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書評

中城康彦

2006 年 19 巻 4 号 p. 109
発行日: 2006/04/20
公開日: 2011/06/15

DOIhttps://doi.org/10.5736/jares1985.19.4_109

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