Determining the effect of ocean proximity on residential property prices in Port Elizabeth
- Authors: Hibbers, Vicky
- Date: 2018
- Subjects: Prices -- South Africa -- Port Elizabeth -- Mathematical models , Real property -- Prices -- South Africa -- Port Elizabeth Real estate management -- Prices -- South Africa -- Port Elizabeth Real property -- Valuation -- South Africa -- Port Elizabeth
- Language: English
- Type: Thesis , Masters , MCom
- Identifier: http://hdl.handle.net/10948/22204 , vital:29874
- Description: Economic contribution studies, including those from a maritime perspective, are of great interest to both governmental and non-governmental organisations, as well as researchers. This interest stems from the increased pressure on land-based resources, and it is expected that this interest in maritime economics will increase (Hosking, Lee, Kaczynsky, Hosking, du Preez and Haines, 2014). A few studies have been undertaken in order to investigate the ocean’s economic contribution in South Africa (Hosking et al., 2014). However, there are other, often overlooked, benefits that the ocean may bring to localised economies, namely its contribution to residential property markets. Over the last decade, this area of research has received considerable international attention (Rinehart and Pompe, 1994; Rush and Briggink, 2000; Taylor and Smith, 2000; Boarnet and Chalermpong, 2001; Major and Lusht, 2004; Conroy and Milosch, 2009; Scorse, Reynolds and Sackett, 2015). The studies revealed the existence of an ocean premium, which is an additional amount added to the value of a home due to it being located near the ocean. However, from a South African perspective, there is a lack of studies in this area. This study seeks to contribute to the body of knowledge by determining the effect of ocean proximity on property prices in Summerstrand, a suburb in Port Elizabeth. The hedonic price model is applied in this regard. A sample size of 104 properties was used for the study, and the various characteristics of the properties obtained from multiple sources. Most importantly, sales prices were obtained from the South African Property Transfer Guide (SAPTG). As the houses were sold in different time periods, it was necessary to adjust the prices to constant 2016 rands. The ABSA house price index was used for this, in order to account for any inflationary changes over the various periods. The results of the study revealed that proximity to the ocean had a statistically significant positive effect on adjacent residential property prices in Summerstrand, Port Elizabeth. More specifically, proximity to the ocean is valued at between R133.35 and R329.59 per meter closer to the ocean. From a policy perspective, quantifying this coastal premium in Port Elizabeth may encourage the continued conservation of marine resources within Nelson Mandela Bay. Various studies have shown the positive impact conservation has on property prices, resulting in significant premiums being attached to housing prices, even when property characteristics changed (Leeson, 2012; Chamblee, Colwell, Dehring and Depken, 2011). Economic analysis, which includes hedonic pricing, has also had an impact on the evaluation of environmental policies, with Government agencies being the first to fund studies in order to determine the effects of various externalities on housing prices. On the other hand, litigation has had an even more significant impact on policies, due to it being more tangible evidence (Palmquist and Smith, 2001). The manner in which government, and other bodies, assess and measure property values can also be improved upon. Through the separation of housing characteristics, the true value of the property can be determined. This can result in improved accuracy of property tax calculations, and a more accurate value of future developments (Gilbert, 2013). This can help ensure no unnecessary cost expenditure by both government, and property developers, especially considering the volatile nature of the housing market (Gilbert, 2013). The results of this dissertation are subject to two important qualifications. Firstly, the study does not account for the imperfect information that might be present in the market. Secondly, the relatively small sample size could limit the results.
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- Date Issued: 2018
The impact of credible municipal budget planning and implementation on service delivery: a comparative study of two municipalities
- Authors: Sikuza, Pumeza Ndabakazi Vuyelwa
- Date: 2016
- Subjects: Municipal services -- South Africa -- Eastern Cape Local budgets -- Political aspects -- South Africa , Public administration -- South Africa -- Eastern Cape
- Language: English
- Type: Thesis , Masters , MBA
- Identifier: http://hdl.handle.net/10948/12725 , vital:27115
- Description: Poor service delivery in South Africa is a serious problem.The poor delivery of services by municipalities has left many communities dissatisfied and even led to service delivery protests. The delivery of services to municipalities is financed through municipal budgets and this study evaluated the quality of the municipal budgets of two municipalities with one budget being credible and the other not being credible. Selected municipal conditional grant spending as well as the findings of the Auditor General’s office against each municipality were assessed and compared with each other. The purpose of this study was to assess whether a municipality with a credible budget achieved more of its service delivery targets than one which had a budget which was not credible. The findings of this study were that the municipality with the credible budget performed better, in terms of conditional grant spending and against predetermined objectives, than the municipality with the budget which was not credible. Therefore, more concerted efforts should be made by all relevant spheres of government to improve the quality of municipal budgets as this will ultimately lead to improved service delivery.
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- Date Issued: 2016
Surface modifications of InAs: effect of chemical processing on electronic structure and photoluminescent properties
- Authors: Eassa, Nahswa Abo Alhassan Eassa
- Date: 2012
- Subjects: Indium arsenide , Chemical processes , Photoluminescence
- Language: English
- Type: Thesis , Doctoral , PhD
- Identifier: http://hdl.handle.net/10948/8714 , vital:26423
- Description: In this thesis, the effects of various chemical treatments on the surface modification of bulk InAs are investigated. The study focuses on the chemical processes that occur upon the exposure of the surface to sulphur-, chlorine- and bromine-containing solutions and oxygen, and the resulting changes to the electronic structure of the surface, as deduced from photoluminescence (PL) measurements, X-ray photoelectron spectroscopy (XPS), Auger electron spectroscopy (AES), Raman scattering and scanning electron microscopy (SEM). Three processing treatments were evaluated: i) treatment with sulphur-based solutions (Na2S:9H2O, (NH4)2S + S, [(NH4)2S / (NH4)2SO4] + S); ii) etching in halogen-based solutions (bromine-methanol and HCl: H2O); and iii) thermal oxidation. A significant overall enhancement in PL response was observed after chemical treatment or thermal oxidation, which is associated with a reduction in surface band bending. These changes correlate with the removal of the native oxide, in addition to the formation of well-ordered layers of In-S (or In-As)O as a passivating layer, indicating that electronic passivation occurs at the surface. The passivating effect on sulphide treated surfaces is unstable, however, with an increase in band bending, due to reoxidation, observed over periods of a few days. The lowest re-oxidation rate was observed for ([(NH4)2S / (NH4)2SO4] + S). Etching in HCl:H2O and Br-methanol solutions of appropriate concentrations and for moderate times (1 min) resulted in smooth and defect-free InAs surfaces. Etching completely removed the native oxides from the surface and enhanced the PL response. The adsorption of bromine and chlorine onto the InAs surface led to the formation of As-Brx , In-Brx, As-Clx and In-Clxcompounds (x = 1, 2, 3), as inferred from changes in the In 3d3/2; 5/2 and As 3d core level binding energies. The etch rate was found to decrease because of strong anisotropic effects. The improvements in surface properties were reversed, however, if the concentrations of the etchants increased or the etch time was too long. In the worst cases, pit formation and inverted pyramids with {111} side facets were observed. Surface treatments or thermal oxidisation significantly enhanced the PL intensity relative to that of the as-received samples. This was due to a reduction in the surface state density upon de-oxidation, or in some cases, to the formation of a well ordered oxide layer on the surface. The overall increase in PL intensity after treatment is ascribed to a reduction in band bending near the surface. This allows several welldefined peaks not observed or reported previously for bulk InAs (with a carrier concentration n~2x1016 cm-3), to be studied. A combination of PL and XPS measurements before and after the various treatments was used to identify the chemical nature of the impurities giving rise to bound exciton recombination in InAs (111).
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- Date Issued: 2012
An evaluation of the relationship between payment of rates and service charges and the capacity of the municipality to deliver services with reference to Mnquma local municipality
- Authors: Zondani, Nosiphiwo V
- Date: 2008
- Subjects: Municipal services -- South Africa -- Mnquma Municipality , Electric utilities -- South Africa -- Finance , Water utilities -- South Africa -- Finance
- Language: English
- Type: Thesis , Masters , MPA
- Identifier: vital:8164 , http://hdl.handle.net/10948/862 , Municipal services -- South Africa -- Mnquma Municipality , Electric utilities -- South Africa -- Finance , Water utilities -- South Africa -- Finance
- Description: Various allegations have been levelled against certain local authorities in South Africa. These allegations include poor governance, maladministration, corruption and poor service delivery. Some of the South African municipalities are unable to deliver sufficient services to the people due to financial instability. On the other side the fact that the municipalities have to generate their own revenue is no longer sufficient. However, government, both national and provincial has to support the municipalities in terms of their capacity to provide services. While government has to provide services to the people to ensure their welfare, people from local communities should also support the continuous provision of `these services by paying for municipal rates and services. These may include services such as water, refuse removal and electricity as well as property taxes. The main issue is that these services are not readily available, for instance water has to be purified. The situation at Mnquma Local Municipality as indicated in the financial and other reports is such that there is a very slow payment of rates and services, which leads to the municipality relying mostly on government grants, and this puts a heavy strain on service delivery by the municipality. Seemingly, it has been long that rates and services have not been paid in Butterworth-even before the restructuring of the municipality (i.e. before the Mnquma Municipality came into being). However, if alternatives could be found to enhance regular payment of rates and services the municipality might improve in terms of its capacity to deliver services.
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- Date Issued: 2008