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Ebook Methodology for land & housing market analysis presnet the content: tilting at windmills paradigm shifts in World Bank orthodoxy; an overview of the land-market assessment technique; researching the relationship between economic liberalization and changes to land markets and land prices; social agents in land and property development relating approaches to findings in Mexico...
METHODOLOGY for land and housing market analysis METHODOLOGY for land and housing market analysis EDITED BY Gareth Jones & Peter M.Ward © Gareth Jones, Peter M.Ward and contributors 1994 This book is copyright under the Berne Convention No reproduction without permission All rights reserved First published in 1994 by UCL Press UCL Press Limited University College London Gower Street London WC1E 6BT This edition published in the Taylor & Francis e-Library, 2003 The name of University College London (UCL) is a registered trade mark used by UCL Press with the consent of the owner ISBN 0-203-21443-9 Master e-book ISBN ISBN 0-203-27101-7 (Adobe eReader Format) ISBN: 1-85728-092-X HB A CIP catalogue record for this book is available from the British Library iv In memory of Matthew Edel Everything is worthy of notice, for everything can be interpreted HermannHesse, The glass bead game, 1943 It may be that the whims of chance are really the importunities of design But if there is a Design, it aims to look natural and fortuitous; that is how it gets us into its web Mary McCarthy, On the contrary, 1962 Contents Acknowledgements Contributors ix xi Introduction: from Fitzwilliam Workshop to work on methodology Gareth Jones & Peter M.Ward Macro methodological approaches: neoclassical economic theory versus political economy perspectives Tilting at windmills: paradigm shifts in World Bank orthodoxy Gareth Jones & Peter M.Ward An overview of the land-market assessment technique David E.Dowall Urban land and macroeconomic development: moving from “access for the poor” to urban productivity William A.Doebele Researching the relationship between economic liberalization and changes to land markets and land prices: the case of Conakry, Guinea, 1985–91 Alain Durand-Lasserve 24 44 55 Applying a political-economy approach to land and housing markets in Zimbabwe Carole Rakodi 70 Social agents in land and property development: relating approaches to findings in Mexico Beatriz García & Edith Jiménez 88 Reconstructing the meaning of urban land in Brazil: the case of Recife (Pernambuco) Willem Assies vii 102 CONTENTS Micro-level methodologies: specific techniques in researching land markets and property prices Housing the household, holding the house Ann Varley 120 10 Urban land-price research and the utility of land registration data sources Amitabh 135 11 Measuring the price and supply of urban land markets: insights on sources William J.Siembieda 146 12 Measuring residential land-price changes and affordability Peter M.Ward, Edith Jiménez, Gareth Jones 13 Bridging conceptual and methodological issues in the study of second-hand property markets in Rio de Janeiro, Brazil Martim O.Smolka 159 179 Assessing the impact of public policy upon land markets and property prices 14 Housing policy impact in central Mexico City Manuel Perló 15 Snapshot analysis and the impact of public policy on land valorization Gareth Jones, Edith Jiménez, Peter M.Ward 16 Is under-investment in public infrastructure an anomaly? Donald C.Shoup 17 Urban planning and segmented land markets: illustrations from Cancún Priscilla Connolly References Index 198 214 236 251 267 281 viii Acknowledgements We would like to acknowledge those who helped organize the Fitzwilliam Workshop held at the University of Cambridge, 14–19 July 1991 In particular, our thanks go to Edith Jiménez and Richard Trenchard The Workshop was financed by The British Academy, The Economic and Social Research Council (ESRC), The Cultural Department of the French Embassy in London, The International Development Research Centre (Canada) and the Overseas Development Administration (UK) Support was also received from the Department of Geography and from Fitzwilliam College, University of Cambridge We would like to thank Chris Pickvance for his assistance in producing the Workshop Memorandum so promptly The help of Guy Lewis in the Cartography Office at the Department of Geography, University College of Swansea, has been invaluable The secretaries of the Geography department in Swansea and the LBJ School of Public Affairs at Austin, Texas, have been patient as our numerous and occasionally over-long faxes have kept up the line of communication between us Finally, UCL Press was flexible with deadlines and sympathetic to the inefficiencies of academics producing hard copy ix REFERENCES Karst, K.L., M.L.Schwartz, A.J.Schwartz 1973 The evolution of law in the barrios of Caracas Los Angeles: University of California Press Kay, G & M.Cole 1977 The townsfolk See Kay & Smout (1977), 41–56 Kay, G & M.Smout (eds) 1977 Salisbury: a geographical survey of the capital of Rhodesia London: Hodder & Stoughton Killick, T 1989 A reaction too far: economic theory and the rôle of the state in developing countries London: Overseas Development Institute Klak, T 1991 Analysis of government mortgage records: insights for state theory and housing policy with reference to Jamaica See Tipple & Willis, 96–112 Koivigui, F 1986 Essai d’analyse des budgets familiaux en zone urbaine [unpublished report], Conakry, Guinée Korea Research Institute for Human Settlements 1989 The final report on the research committee on public concept in land [in Korean] Seoul: Government of the Republic of Korea Krantz, L 1991 Peasant differentiation and development: the case of a Mexican ejido Stockholm: University of Stockholm Krischke, P.J (ed.) 1984 Terra de habitaỗóo e terra de espoliaỗóo Sóo Paulo: Cortez Editora Laclau, E & C.Mouffe 1985 Hegemony & socialist strategy: towards a radical democratic politics London: Verso Landis, J 1986 Electronic spreadsheets in planning: the case of shiftshare analysis Journal of the American Planning Association 51(2), 21625 Leal, J.A.A 1990 Polớticas de integraỗao da tributaỗao sobre a renda e sobre a propriedade imobiliỏria urbana MSc thesis, IPPUR, Federal University of Rio de Janeiro Lee, D 1974 Requiem for large-scale models Journal of the American Planning Association 39(3), 163–78 Legoretta, J 1983 El proceso de urbanización en las ciudades petroleras México DF: EcoDesarrollo Legoretta, J 1984 La autoconstrucción de vivienda en México: el caso de las ciudades petroleras México DF: Ecodesarrollo Lehmann, D 1990 Democracy and development in Latin America: economics, politics and religion in the postwar period Cambridge: Polity Press Levine, J & J.D.Landis 1989 Geographic information systems for local planning Journal of the American Planning Association 55(1), 101–8 van der Linden, J 1989 The limits of territorial social movements: the case of housing in Karachi In Urban social movements in the Third World, F.Schuurman& T.van Naerssen, (eds) 92–104 London: Routledge van der Linden, J 1992 Back to the roots: keys to successful implementation of sites-andservices See Mathéy (1992a), 341–52 Linn, J 1983 Cities in the developing world: policies for their equitable and efficient growth Oxford: Oxford University Press Lira, A 1983 Comunidades indigenas frente a la Ciudad de México México: El Colegio de México & El Colegio de Michoacán Lomnitz, L 1975 Como sobreviven los marginados, México DF: Siglo Veintiuno Lostao, S.Soler 1991 O PREZEIS, um processo de participaỗóo popular na formaỗóo da cidade Thesis MDU/UFPE, Recife Lostao, S.Soler 1992a The intervention of urban social movements in legislation: conquest or concession? 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1990s Washington DC: World Bank World Bank, DAOC–DOI, and Gouvernement de Guinée 1990 Rapport d’evaluation du deuxième projet urbain [unpublished report], Washington DC and Conakry, Guinée Yanagisako, S.J 1984 Explicating residence: a cultural analysis of changing households among Japanese-Americans See Netting et al (1984a), 330–52 Zetter, R 1984 Land issues in low-income housing In Low-income housing in the developing world: the rôle of sites-and-services and settlement upgrading, G.Payne (ed.), 221–32 Chichester, England: John Wiley Zimbabwe, Government of nd Urban housing policy implementation manual Harare: Ministry of Public Construction and National Housing Zimbabwe, Government of 1985 Long term plan 1985–2000 Harare: Ministry of Public Construction and National Housing Zimbabwe, Government of 1986 Report on housing and urban development in Zimbabwe: public and private sector partnership Harare: Report by the Ministry of Public Construction and National Housing to the 10th Conference on Housing and Urban Development in SubSaharan Africa 280 Index addresses, problem of 138 aerial photographic surveys 36 amenity, and house price 214–15 anti-bureaucratic struggles 105 apartments 183, 184, 186–91, 192 appraisers 151–3 austerity 56, 173 see also recession Balcones, Querétaro 218, 220–1, 234n Bamako, Mali 67 Bangkok 30, 37, 40 LMA and housing development 27 zone system, LMA database 33, 33 benchmark comparators 170–1 betterment taxation 21–2, 216 Brás, Sao Paulo 215, 234n Brasília Teimosa (Stubborn Brasília) 110–11, 115 Brazil 105 Church in 109, 110–11 housing question, financial 180–1 reconstructing the meaning of urban land 103–18 see also Recife; Rio de Janeiro Brazzaville, Congo 67 bribery 58, 61, 62, 63, 69 building permit data 180 building-plan approvals 83–4 bus station, Puebla, effects of construction 227–8 cadastral maps (catastro público) 148 Cancún Master Plan 254–5, 275 Cancún, Mexico, urban planning and segmented land markets 6, 251–66 capital 97–8, 99 capital gain, unrealized 239 capitalism, and CDRU 113 Casas Modernas 96 cash-flow problem, and special assessments 239–41, 243, 244 census data/records 78–9, 82 circle rate 136, 138, 139 circle rate/household–paid price ratio 139, 140, 141, 142, 143, 144 Ciudad Juárez, Mexico 147, 149, 155 collective action 105–6 Colonia Puerto Juárez, Cancún 255, 258, 260, 273, 274 colonias, Mexico City 200, 205 RHP programme and the housing market 209–10 colonization, planned, Cancún 253–5 communal budgeting 122–3 Conakry, Guinea common transactions in land development 59–60 emergence of urban middle class 66 institutional and legal framework of land management 56–7 public sector/land supply 57–8 Société de Logement Prix Modéré (SOLOPRIMO) 57 Concession of the Right to Real Use (CDRU) 112–13, 114, 118n confirmation bias 245 Conservation Zone, Cancún 254 control settlements, use of 216–17 corruption see bribery costs, apportionment of 237–8 customary land market 58–9, 60, 63, 64, 66 damnificados (the homeless) 198, 210 and the rebuilding programme 201 281 INDEX data 2, 182 need to contextualize 217–18 data collection direct methods of 82–3, 153–4 methodological issues 147–8 data sources documentary 148–3 household surveys 5, 161–2, 175 land registration office 134–44 newspapers 5, 150–1, 160, 202, 204–5, 217 shortcomings, attraction of fiscal sources 180–4 Zimbabwe 78–83 deferred assessments 6, 239–41, 242–4, 247, 248 in practice 242–44 Delhi, land market study 50 democracy, logic of 105 developing countries 10, 45, 105, 253 cities 1–2 and population growth 24 social implications of valorization 215 understanding the “second-hand” city housing markets 50–1 urban land price research 134–44 development-control records 80 development-control/building-control schedule 80 disinvestment, Zimbabwe 85 domination, relations of 118n drinking water, effects of provision of 224–6, 246 dwelling rights, priority over property rights 109, 110, 112, 116 earthquakes, Mexico City, government response to 5, 199–201 Ecclesial Base Communities 108, 109 economic relations, and land markets 253 economic liberalization 55–9 ejidal land 96, 100, 146, 157n, 159, 167 development of 99, 101n sale of 90, 98 urbanization of 251 ejidatarios 98, 100–1, 159, 170, 224 Isla Mujeres 254, 273 emphyteutic lease 57, 69n “entrepreneurs of the land boom” 48–50, 53 environmental management 8, 16 equity 18, 20, 45 estate agencies, Zimbabwe 81–2, 83 evictions, Recife 107–8 expropriation decree, Mexico City 199–201 expropriations, Colonia Puerto Juárez 162, 258–9 expulsions 107, 131, 215, 234n extended households 130–1 family obligations, inter-generational 129 family systems, differing 126 favelados 117 “filtering” 168 finance as a data source 186–7 credit, Cancún 257, 259 municipal 15, 15 fiscal property values, updating of 193, 194n fiscal sources, attraction of 180–4 FONATUR (Fondo Nacional de Fomento al Turismo) 252, 258, 260, 273 and Cancún Master Plan 255, 275 marketing policy 256–7 gentrification 188, 190 government, reponsibilities for lowerincome groups government agencies 45–6 multiplicity of, Cancún 252, 261–2 government files 148 Guadalajara, Mexico 147, 148–9, 150, 153–4, 156 Guinea see Conakry Gweru, Zimbabwe 73, 77, 79 property market trends 83–5 Harare, Zimbabwe 72, 75, 77, 80, 245 household sample survey 82–3 property market trends 83–5 head of household 124 high-income families 190, 191 historic centres Mexico City 200, 204 Puebla and Querétaro 229–32, 233 282 INDEX homelessness, concealed 127–8 house prices, increase in 84 household evolution 130–1 household surveys 5, 161–2, 175 householder(s) 125–6, 128–9, 162 households 5, 122 concepts of 120–1 female-headed, visible and hidden 126–8, 127, 133n housing of 124–9 low-income, land for puchase by 77 middle-income, housing situation of 71 multiple contributors to income 174 relation to other households 129–30 structure of earnings 173 housing 40, 71 Cancún Urban Zone 256–8 durability of stock 178 government-financed projects, effects of 155–6 offered and sold, central Mexico City 204–8, 209 housing research, problems of housing tenure, accurate descriptions of 129–30 ICA (Ingenieros Civiles y Asociados) 95, 97 and Balcones, Querétaro 218, 220–1 Parques Industrials de Querétaro 95 illegal city, profound roots of 106–14 illegal market, transactions not included in fiscal records 183 Immobiliaria y Constructora Bustamente (INCOBUSA) 95–6 India land-registration data 134–44 Stamp Act (Rule 340–A) 136, 137 industrialization, Querétaro 93 INFONAVIT 156n stipulations by 226–7 informal sector/system 17, 47, 53 infrastructure 15, 15, 77, 236–7 public, underinvestment in 237–44 INFRATUR (Fondo de Promoción de Infraestructura Turística) 254 inheritance 51 intra-neighbourhood heterogeneity 175 intra-neighbourhood homogeneity 167 intra-settlement improvements, impact on land prices 221–6 intra-urban restructuring 178, 179, 181, 193 invasions 107, 108–9, 115, 146, 258, 278n investment, in land/real estate 100 INVIQROO (Instituto de Vivienda del Estado de Quintana Roo) 252, 259 Isla Mujeres, Mexico 253–4, 258 Jakarta, land-price rises 39 Justice and Peace Commission, Recife 109, 111 Karachi, land-price rises 39–40 KDA (Karachi Development Authority), underpricing of plots 25, 28–9, 40 Korea 49 land 19, 26, 67, 156n, 164 cheap, ejidos and pueblo cores 93 estimating current and future developable supply 37–8 low-cost, and spatial and social inequality 168, 169, 170 rate of conversion 24, 36–7 land administration systems 73–4 land affordability 5, 158, 171, 173, 174, 175 land agents, principal 90 land banking 12 land development 75, 167 actors in process of 81–2 land disputes, settlement of 51 land legalization 219, 221–4 see also regularization land management 14–16, 21, 56–7 Land Market Assessments see LMAS land market research, competing paradigms 4–5 land markets 16, 18, 22, 27, 74, 99, 164 Cancún 252–3, 255–61, 276 Conakry, analysis of 55–69 disorganized 29–30 283 INDEX formal (legal) 90 formalization and monetarization of 107–8 and housing supply 71 informal (illegal) 20, 90 need for efficient operation 24–5 segmented 90, 92, 159, 176, 251 social agents for analysis of 92 two-tiered 251, 253 urban 145, 146–8 underestimation of complexity of actors 46–8 land policies 2, 41, 54 explanations for 73–4 World Bank 12–23 land price trends 28, 217, 233 analysis of, Mexico 163–70 land prices 26, 55, 163, 220, 232, 246 absolute, residential land 167–70 affordability 158–77 bid and sale 160–1 change and public policy 214 Conakry, components of 60–7 fixing of 19–20, 256–7 in historic cores 230–1 improvements to adjacent areas, impact of 226–32 intra-settlement improvements, impact of 221–6 and legalization 221–2, 222, 223 Puebla, and building of bus station 227–8 trends 28, 83–5, 165, 217, 233 analysis of, Mexico 163–70 in Zimbabwe 83–5 real, trend in 165 rises in 39–40, 85 transaction prices 220 underassessed, India 137, 138 land production 19, 55 land-registration data 5, 134–44, 245–6 land rights 103, 106 land speculation, avoidance of, Cancún 255–6, 256 land supply 13, 154–5 land transactions, non-monetary considerations 166 land transfer, illegal 57 land use, characterization of changes in 184–5 land values 1–2 cyclical path 164, 166, 175 information for LMAS 34–6 as surrogates for land prices 134 LMA database 26 adding housing project information to 38–9 geographic zones for data organization 32–4 land-value information 34–6 tabulating housing, commercial and industrial uses 36–7 LMAS 25, 42 benefits of 26–9 timetable for conduct of 31–2 low cost units, defined 78 low income areas, houses substituted for apartments 188, 190 low income families 190 and service installation 232 tax burden 182 Lucknow, India 136–41, 145 market control, need for 20–1 market forces 41 market values, actual, consistency of deviation from 181 marketing policies, “New Horizons” and FONATUR 260 Marxist rent theory 276 Mexico 13, 274 Agrarian Reform 253, 273 land markets outside Mexico City 146–57 sale of inalienable (social property) land 19–20 social agents in land and property development 88–102 Mexico City 90, 277n central, housing policy impact in 198–213 renovation of La Merced 217 minimum wage 170–1, 172, 174 mixed sourcing, of data 148–54 modernization theory 18, 20 284 INDEX Morelia, Mexico 147, 148–9, 152, 154 Movement for the Defence of Favelados (MDF) 111–12 Movimento Terras de Ninguém see “Nobody’s Land” movement neighbourhood life cycles 178–9 “New Horizons” development, Cancún 259–60, 263, 265–6n New Urban Management Programme (NUMP) 8–9, 14–16, 18–20, 22, 232–3 newspapers data problems 160–2 information in 150–1, 160, 175, 202, 204–5, 217 “Nobody’s Land” movement 108, 115 Nouakchott, Mauritania 67–8 occupancy permits 57, 58, 60, 62, 62–3 occupation, “natural” 107 occupation fees 107, 108 open (public) records 136 oppression, relations of 104–5 Ougadougou, Burkina Faso 67 paid tax voucher 194n Pakistan 47 see also Karachi; KDA peripheral growth, Recife 107 Peru, markets in 17–18 planning regulation, and land markets 27 plot prices 139–40, 152, 160 components of, Conakry 64, 66 Puebla 229 plot sales 220 data 135, 138–9 in local newspapers 150–1 plot sharing 175 plots 132n, 151, 162, 175 low-income settlements 169, 170, 173 multiple occupancy 122–3, 124 purchase of, Conakry 60–3, 64 transferred under PREZEIS 114 underpriced, Karachi 25, 28–9, 40 political influence/real estate overlap 95–6, 98 politics 104–5 and land prices 159 poor 47, 52 land affordability for 170–4 “poor and humble”, justice for 115–16 see also urban poor PREZEIS, Recife 111–14, 115 private investment 30, 259 private land, Querétaro 93 development of 94, 95–8 private ownership, Zimbabwe 70 private sector 17, 40, 149–50 and LMAS 30–1 Zimbabwe, trends in property markets 70–87 promoters, in Mexican real estate development 89–90, 96 PRONASOL (public works programme), problems of 247–8 property developed, price analysis of 81 unrateable 79 property developers 188, 191 Mexico 95–8 property market 22 Mexico City, before and after the RHP programmes 204–11 residential, Third World cities 74–5 property prices advertised 81 central Mexico City 207–8, 212 in irregular and regular settlements 153–4 property relations, Cancún 276 property rights 109 concept of, urban poor 115 property tax database 182–3, 184–7 property tax values, updating of 181 property turnover time 183 property values 49 Rio de Janeiro 183–4 public administration, rôle of public policy 2, 5–6, 216 uncertainty of 232–4 public projects, types of 219–21 public sector 25 interventions 13, 19, 159–60 public utilities, implications of extension of 215 285 INDEX public-policy impacts 155 caveats to measurement of 214–15 housing central Mexico City 198–213 Puebla 226–7 public-private sector balance 41 Puebla, Mexico 175, 219, 229 effects of relocation of street traders 228–9 enforced bus company relocation, effects of 227–9 impact of improvements to adjacent areas, housing 226–7 land legalization 221–3, 224 land purchase cost relative to income 168, 170 regeneration in the historic core 229–31, 233 supply of clean drinking water 225–6, 246 pueblo cores 93, 97, 167 Querétaro, Mexico 5, 89, 90, 92–3, 94, 96, 167, 168, 219 Balcones project 218, 220–1, 234n land purchase cost relative to income 168, 169, 169–70 regeneration in the historic core 229–6 snapshot survey, water provision impacts 220 Quintana Roo, Mexico 253 “raiding”, downward 71, 168 real estate market, central Mexico City 202, 209, 211–12 real-estate brokers, land-value information from 34–5 reassessments, land registration data 138 recession 45, 158, 164 Recife, Brazil 106–14 reconstruction programmes, Mexico City 199 see also Renovación Habitacional Popular (RHP) reference price 61–2, 67, 68 regularization 13, 52, 54, 60, 77, 150, 154, 251, 258–9, 274 associated costs 169 and bribery 63 through leasehold 110 Regularization Plan for the Special Zones of Social Interest see PREZEIS relocation 13 Renovación Habitacional Popular (RHP) programme 199, 200–1, 208–12 impact study 201–4 Phase II programme 199, 201, 202, 208, 209, 212 rent control, Zimbabwe 85 rental accommodation 85, 200 residential land, analysing the absolute price of 167–70 residential price model, for RHP programme 203–4, 210–11, 212 resource generation, through public-sector intervention 13–14 revaluation 79 Rio de Janeiro, Brazil, second-hand property markets 178–95 risk minimization 96 rural-urban migration 107 sales conditions, land, Cancún 255–6, 256 San Pedro Sula Honduras 26–7, 40 Santa Monica, California, special assessments 248–9 satellite images, use of 36, 43n second-hand property markets, Rio de Janeiro 5, 178–95 secondary cities 72–3 segregation 107, 167 self-help 12 encouraged by deferred assessments 240, 247 services, public, provision of 220–1 settlements illegal/irregular 166, 170, 191, 258, 273 low-income household questionnaires 161, 162 policy effects after regularization 153–4 proximity of high and low land-value 167–8 286 INDEX self-help, problem of legalizing and upgrading 131 settler economy, change from 75–6 single mothers 127–8 snapshot surveys 5–6, 215 application of 221–32 appropriate methodology 216–18 as a generic methodology 232 selection of public policies for 219–21 social groups, and the market 152 social interest housing, Balcones 218 social movements, urban, Brazil 103–118, 118n social property, sale of 19–20 social segregation 168, 169, 170, 175, 179 spatial mobility 188, 189 special assessments 6, 245, 246 deferred assessments 239–44 for financing infrastructure investment 237–9 for redistributing income 248–9 Special Zones of Social Interest (ZEIS) 111, 113–14 squatters 77, 109, 117 state 20 unitary state, rôle of 45–8 state action, measurement of price effect of 2, 216 statistics official, problems with 180–1 published 78 structural adjustment loans (SALS) 16 policies, Zimbabwe 76 subdivision records 149–50 subdivisions 80 cyclical pattern of land values 166 tougher regulations, Mexico 96 subletting 86n submarket analysis 155 submarkets 195n, 205–6 subordination, relations of 104 subsidization, sensitive 20 surveys, formal and informal areas 31 taxation 149, 233, 248 betterment taxation 21–2, 216 land tax 60 single lump-sum payment 60 transaction taxes 193–4 tenure legal 48 security of 61 terras da marinha 107, 118n Tilabery, Niger 68 title deeds 79–80 Toluca, Mexico 219, 221, 224, 232, 247 land purchase cost relative to income 168, 169 Topalov, and promoters 89–90, 96 “total household income” 171, 173 total quality management 14, 23n tourist development, low-budget 253–4 Tourist Zone, Cancún 254, 255, 256, 273 transaction model, for RHP programme 202–3, 208–10 transaction records 181 transaction timing 183 transaction-registration time gap 137 transfer permits 60 underinvestment anomaly 236–7 unemployment 45 urban development 8, 24 knowledge and management of process 21–2 plans/programmes, Mexico, legal scope unclear 262–3 urban environment 15, 16 urban growth 154 models 184–5 urban legislation, effects of 179 urban movements, rôle of 106–14 urban planning, seen as desirable 12 urban policies 45, 106 urban poor/poverty 6, 16, 103, 145 urban productivity 16–17, 52–3 Urban Zone, Cancún 254–5, 256–8, 261 287 INDEX urbanization 49 and regularization, Brasília Teimosa 110–11 valorization 1, 21, 53, 216, 232–4, 246–7 valuation price 137 and registered price 139 valuation roll 78–9 Venezuela land market in Valencia 46 urban tranport schemes 214 Venice Canals, Los Angeles, use of deferred assessments 6, 242–4 vested interests, foiling reforms 47 wage real (actual) 170–1, 173 see also minimum wage welfare 18 women 124–5 and household definitions 132 World Bank 9, 20, 53 land policy 12–23 urban policy 11–12 see also New Urban Management Programme (NUMP) Zimbabwe 4–5, 70–87 effects of independence 71–2 government and the land and housing markets 70–1 land and housing, political economy of 75–7 288 .. .METHODOLOGY for land and housing market analysis METHODOLOGY for land and housing market analysis EDITED BY Gareth Jones & Peter M.Ward © Gareth Jones, Peter... different land and housing markets but not too large to mask important differences in 32 AN OVERVIEW OF THE LAND- MARKET ASSESSMENT TECHNIQUE Figure 3.1 Division of land market zones for Metropolitan... significant problems for developing a clear assessment of a metropolitan area’s land and housing market Basic land- use and population data for tabulation For each geographic zone, data on land use and