The nurnose of this study is to find the housine market model which will enable not well-off households to buy their homes and sustain their home ownershin. Not only the affordability of homes is the key noint of this model. but also the availability of housing finance for not well-off and risk-averse households. Among the developed countries, the United Kingdom is one of the countries which have achieved the large proportion of homeowners buying with mortgages among not well-off households, through the mortgage market of which high degree completeness is established in the United Kingdom. In this study, analytical approach specified what sustain the affordability of homes and availability of housing fi nance in the United Kingdom market-the turnovers within homeowners sector which facilitate the supply of affordable homes and mortgage debts with high loan to value ratio, risk treatment and safety nets such as ISMI and MPPI, and “good regulation” to maintain market confidence.

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Asymmetric information problem in the existing housing market is serious in Japan.Therefore, homeowners who are planning to move and resale their dwellings are more likely to choose cosmetic types of renovation. The data acquired from 2003 Housing Demand Survey of Japan includes three categories of renovation activity. We use a multinomial logit model to compute choice probability among these renovation activities. The result shows that the hypothesis is supported.

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Historical trend of consumers' consciousness for residence is reviewed based on the articles in the Jutaku (Housing) magazine collected for 50 years in Japan. With this review in mind, current consumers' purchasing behavior in relation to their latent consciousness is analyzed using the dataset collected from the condominium apartment purchasers of Jonan 5 wards in Tokyo. Among others this paper aims to show a scientific marketing approach in housing industries coupled with some statistical techniques, which may lead marketers or decision makers to forecast more accurate customers' demands. Results include that residents prefer wide residence space to number of residence rooms in a housing unit.

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This paper aims to explore the innovation of planning techniques for utilizing old large vacant sites by examining the process of realizing the plans, in the case of the two old sites of Tokyo Metropolitan University surrounded by residential areas. In particular, our analysis focus attention on the reasons why the two contrasting results came out in the two old sites, one in Meguro Ward where realized plan followed the common consensus, and the other in Setagaya ward where the dispute continues between the high-rise condominium builder and residents. This paper also analyzes the roles of Tokyo Metropolitan Government and Setagaya government on the consultative process in the contrasting two cases. Our results clarified the importance of the two issues: 1) reconstruction of the role-sharing and the trust-building among the stakeholders, 2) encouraging participation of stakeholders in the consultative process to promote the application of their ideas.

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The purpose of this paper is to study the effects and problems of district planning in preserving living environment and townscape, thorough the surveys of case study areas which have formulated district plans in residential areas of Tokyo metropolitan 23 wards. Specifically, this paper aims to clarify how both the scope of district plans and the making process of district plans affect the detailed contents of the district plans and actual realities of the districts, and also aims to explore the future desirable orientation of operating district planning for the purpose of preserving living environment. Consequently, this paper points out the following two issues are essential: 1) it is necessary to reconsider the role-sharing between the local government and residents, 2) flexible methods are needed in setting up the areas of formulating detailed plan contents.

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In suburban residential area, we can easily find a lot of vacant houses where no one lives and the some owners are looking for renters. However, the actual condition of utilization as rented house, particularly the relationship with vacant house, is not clear. We consider that vacant houses and rented houses are closely related in the changing process of suburban residential areas developed in 1960's or 1970's. This paper aims to clarify the characteristics of present vacant houses in such areas and changing process of their utilization through analysis of real estate registration. Findings are as follows, 1) About 56% of the present vacant houses were used as rented house in the past. 2) This rate was higher than the rate in the residential area up to now. 3) The number of rented houses decreases and the number of vacant houses increases in 20 years.
These findings suggest that the utilization as rented house is the previous stage to vacant house. But, it did not become vacant house until recent years because of using as rented house, even if the owner didn't live in.

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This study aims to clarify characteristics of the initial floor planning held by the Japanese style official residence in Taiwan by analyzing its basic plan composition, area ratio and space placement. The characteristics were examined for each residence class by the floor planning types and the space placement types which this study has set for analysis. The results are as follows:
1) Official residence of various types based on the “Building Standard for Official Residence” held the common area distribution by spatial purpose regardless of the difference of the residence size.
2) Official residence of small scale tend to reduce the hallway space and to place rooms around the entrance area.
3) Official residence of large scale had improved functional division. By placing the hallway space, the public/the personal domain and the living/the water supply area were divided efficiently.
4) The water supply area was placed in the opposite side to the entrance regardless of the space composition and the residence class.

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The advocates for the cooperative housing in Japan generally appreciate the free choice of design on physical side and the higher interaction with neighbors on mental side. In my opinion, the collective housing is a political body which promotes the participation, the core of democracy and may lead to setting up the better governance. The condominium, the dominant type of collective housing in Japan, has generally suffered from the lack of participation by residential members while the cooperative housing strengthens community relationship and further assists the setup of ideal governance. In political science, the restoration of community is attracting attention, which has shown as the communitarianism, the thesis of criticizing the excessive individualism and also as the social capitalism recently flourished. On this study I wish to demonstrate, through various research and analytical works, how the community will restore on political side and how it will serve to build the governance with mutual trust and participation.

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In a decade, stores along “Shokuan-dori” street managed by Korean residents who recently came to Japan in Shinjuku-ku are rapidly increasing and it comes to be called “Korean Town in Tokyo”. This study aims to clarify the characteristics of Korean stores along the “Shokuan-dori” street through an analysis of data of real estate registration for buildings.
Findings are as follows. Through an observation from roads in the district, 78 stores are identified as Korean stores and the number of buildings is 48. Korean stores are mainly found in condominium units and the number of stores amounts to over 60 percent. Korean residents and organizations purchase 10 buildings and 5 of them are owned by one company in the district. Most of buildings owned by Korean are located in eastern part of the district. From the viewpoint of sustainability of the commercial use as Korean Town in the street, location of buildings owned by Koreans and type of the store building are important in order to consider a future direction of the district.

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This paper aims to clarify of the relationship between dangerous places and anxiety places through elementary-age children's eyes. At first, we identify common factors of the crime ratio with socioeconomic elements. Even though increased joblessness usually means increased crime rates, Okinawa exceptions to something. Next, we did a questionnaire to elementary-age children. Children's anxieties have a great bearing on their experience of crime and tangible place situation. Primary, deference of children's anxieties to some places owes to the deference of sex. Secondary, it owes to deference of existence or nonexistence of anticrime training. Especially, the training enhances the girl's ability of consciousness to dangerous places.

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Recently, community activities that promote the use of place, by residents in urban center, are appearing. These activities have a possibility that they realize the sustainable use of place by common management. In this paper, we aimed to show the effectiveness of common management to promote use of place with the model of use and management, and clarify the course and the problem of the sustainable use of place, through the research on community activities that intend to make ‘Community-Network’ at Uemachidaichi, Osaka.

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Japanese condominiums, which are seen to be the indispensable elements in Japanese Cities, are thought to have many problems from the eternal estates point of view. This paper aims to evaluate the possibilities of reconstruction of Japanese condominiums through the derivation of simplified formulas. By introducing the concept of ‘filling ratio of FAR (FRFAR)’ and estimations on the land prices and construction costs, two simplified formulas are derived: 1) critical formula (CF: the maximum FRFAR for the system of exchange equivalents being possible), 2) additional formula (AF: additional costs for reconstruction if the system of exchange equivalents being impossible). These formulas are proved to hold on the data extracted from past 30 successful examples of condominium reconstructions. However these formulas can be used for the evaluation of present condominium stocks for the possibilities of future reconstructions. The evaluation may results in severe predictions for almost condominium stocks.

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Recently, crime in apartment buildings has increased rapidly in Japan, and Ministry of Land, Infrastructure and Transport devised a design guideline for crime prevention of multi-family housing in 2001. But, we guessed that old condominiums has many troubles on improvement against crime measures, because this design guideline is more applicable not to old condominiums but to new ones. The purpose of this study is to clarify the situation of crime, crime prevention measures, improvement for enhanced security, and resident-based anti-crime activities, and to pick out the problem for improvement. In order to the purposes, we carried out questionnaire to 2136 management associations of condominiums in autumn 2004, and 877 associations answered it. The results were as follows: new condominiums under ten age, had many experiences of improvement for enhanced security. Because they had existing facilities, such as intercom system and CCTV, so it did not take expense of partial improvement. On the other hand, vast expense was necessary for large-scaled improvement of old condominiums. Main difficulties in improvement were high-cost and agreement formation of residents, so some social supports, such as administrative support and advices of experts are future problems.

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The aim of this research is to make clear the actual condition on successive change of the management of condominiums including many units in Tokai area, especially focused on the management rules and countermeasures to pets breeding problem. The research was made for 9 housing estates by the way of hearing to the chief of homeowners association or the management staff. Many changes are surely occurred. For example, management rules and the organization of homeowners association are changed because of physical aging, residents' aging and short of the association's budget. The countermeasures to the pets breeding problem are various in each condominium in spite of almost all residents' much dissatisfaction.

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The Niigata Chuetsu Earthquake had caused heavy damage on thousands of houses, mainly detached houses in rural areas. For these victims, prefabricated houses were supplied and emergency repairs were executed by local government. These emergency measures in temporary housing stage achieved the fixed effect, and it goes into the following stage to reconstruct permanent housing. In this paper, I assumed ways to reconstruct damaged houses based on damage levels and selected emergency measures, and pointed out some problems of reconstruction. In order to solve problems and to advance reconstruction, I proposed a new scheme applying a concept of securitization of real estate.

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This study aims at finding a directionality for the succession of sustainable suburban residential area, based on thechange of land use and the residential consciousness in Daiwa housing estate. In late years, the low used or unusedlots is an increase tendency, and the commercial institutions in this area are transforming. In Addition, residentialconsciousness is different by a generation.
The results are summarized as follows:
(1) The increase and continuation of the low used or unused lots
(2) The land fragmentation in edge area
(3) The change of nonresidential land use and dwelling house with other uses
(4) The actual existence of the peculiar problems for continuation residence

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Price of flats involved the value of sunshine and view scope, however these sorts of values decrease purchase price or motivation of contract depended on environmental elements. So, the degrees of the price or value descended is influenced environmental deterioration has not been estimated. In this study, the authors attempt to evaluate the value of sunshine and view including vista with using method of multiple regression. While, we indicate the process which is focused on alternation of price for flats case in order to scrutinize adaptation of this process under environmental change.

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Since the late twentieth centuty, publicly-funded projects have taken place to reform urban land use through reorganizing urban infrastructures in major U.S. cities. This article examines the impacts of the Central Artery/Third Tunnel Project (popularly known as the Big Dig) in Boston, Massachusetts, USA through real estate and demographic changes of the neighboring communities. While the construction was still underway during the 1990s, white, English-speaking college-graduates who have relatively high income expectation increased in neighborhoods near the project site. It is suggested that the Big Dig Project triggered a gentrification process.

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