What Happened to the East German Housing Market? – A Historical Perspective on the Role of Public Funding –
Claus Michelsen, Dominik Weiß
IWH Discussion Papers,
No. 20,
2009
Abstract
The paper analyses the development of the East German housing market after the reunification of the former German Democratic Republic and the Federal Republic of Germany in 1990. We analyse the dynamics of the East German housing market within the framework of the well-known stock-flow model, proposed by DiPasquale and Wheaton. We show that the today observable disequilibrium to a large extend is caused by post-unification housing policy and its strong fiscal incentives to invest into the housing stock. Moreover, in line with the stylized empirical facts, we show that ‘hidden reserves’ of the housing market were reactivated since the economy of East Germany became market organized. Since initial undersupply was overcome faster than politicians expected, the implemented fiscal stimuli were too strong. In contrast to the widespread opinion that outward migration caused the observable vacancies, this paper shows that not weakness of demand but supply side policies caused the observable disequilibrium.
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Keeping the Bubble Alive! The Effects of Urban Renewal and Demolition Subsidies in the East German Housing Market
Dominik Weiß
IWH Discussion Papers,
No. 11,
2009
Abstract
German urban renewal programs are favoring the cities in the Eastern part since the re-unification in 1990. This was accompanied additionally by attractive tax incentives, designed as an accelerated declining balance method of depreciation for housing investments during the late 1990s. The accumulated needs for comfortable housing after 40 years of a disastrous housing policy of the GDR era were generally accepted as justification for the subvention policy. But various subsidies and tax incentives caused a construction boom, false allocations, and a price bubble in Eastern Germany. After recognizing that the expansion of housing supply was not in line with the demographic development and that high vacancy rates were jeopardizing housing companies and their financial backers, policy changed in 2001. Up to now, the government provides demolition grants to reduce the vast oversupply. By means of a real option approach, it is ex-plained how different available forms of subsidies and economic incentives for landlords lift real estate values. The option value representing growth expectations and opportunities is calculated as an observable market value less an estimated fundamental value. Empirical results disclose higher option premiums for cities in Eastern Germany and a strong correlation of the option premium with urban renewal spending.
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Rents and Quality of Life in Eastern Germany
Dominik Weiß
IWH Discussion Papers,
No. 12,
2008
Abstract
Das Mietniveau zwischen Westdeutschland und Ostdeutschland unterscheidet sich im Durchschnitt um weniger als einen Euro. Dieser geringe Unterschied ist angesichts der wirtschaftlichen Schwäche und der hohen Leerstandsrate in Ostdeutschland erklärungsbedürftig.
An einem Sample deutscher Kommunen wird mit einem hedonischen Regressionsmodell der Einfluss lokaler Ausstattungsmerkmale auf die Mietpreise verschiedener Marktsegmente untersucht. Als erklärende Variablen werden demografische, wohnungsmarktbezogene und ökonomisch-raumstrukturelle Merkmale verwendet. Dabei werden im Modell Thesen über höhere Mietpreise berücksichtigt, die im Zusammenhang mit der transformationsbedingten Anpassung des ostdeutschen Wohnungsmarktes in den 1990er zu sehen sind. Ein zentrales Modellergebnis ist der Hinweis darauf, dass die Bestandssegmente in Ostdeutschland relativ zur Lebensqualität der Stadt überhöhte Mietniveaus aufweisen. Eine genauere Untersuchung der Gründe für diesen Mietpreisaufschlang sind wünschenswert, da weitere Abwanderung aus Ostdeutschland die regionalwirtschaftliche Folge einer zu hohen Miete sein könnte.
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Real Options of Private House Owners in the East German Housing Market – How Demolition Subsidies Affect Investment Prospects for Private House Owners
Dominik Weiß
Wirtschaft im Wandel,
No. 6,
2008
Abstract
Die Subventionen im „Stadtumbau Ost“ erreichen vor allem kommunale und genossenschaftliche Wohnungsgesellschaften, während die Instrumente auf private Eigentümer, die vor allem in innenstadtnahen und altbaugeprägten Quartieren Bestände halten, kaum zugeschnitten sind. Impulse für die Investitionstätigkeit dieser Gruppe werden eher von indirekten Effekten der Subventionen für Aufwertungs- und Rückbaumaßnahmen erwartet. Doch die Weiterentwicklung der innerstädtischen Wohnungsbestände stagniert. Der Beitrag erklärt mit einem optionstheoretischen Ansatz die Entscheidungen und das Investitionsverhalten privater Eigentümer. Die detaillierte Betrachtung ausgewählter realistischer Handlungsalternativen zeigt, dass Investitionen heute aktuell unterbleiben, weil höhere Gewinne erst für die Zukunft erwartet werden. Die Maßnahmen im Stadtumbau führen selbst zu diesen größtenteils unrealistischen Erwartungen. Konsequenz dieser Überlegungen für die Stadtentwicklungspolitik ist, dass für die derzeit von hohem Leerstand betroffenen Grundstücke verbindliche Konzepte vorgeschlagen werden sollten, die nachfragegerecht und der Marktsituation angepasst sind. Diese Entwicklungsperspektive könnte durch eine Umwandlung der Rückbausubvention in eine Investitionszulage gefördert werden.
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Implementation of Competition Law in Developing and Transition Countries. Theoretical and Empirical Considerations
Franz Kronthaler
Schriften des IWH,
No. 26,
2007
Abstract
The success of free market economies over the last 200 years supports the notion that competition increases individual and social wealth. Developing countries that have undergone the necessary reforms today are amongst the most driving “emerging” economies in the world.
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The Role of the Human Capital and Managerial Skills in Explaining the Productivity Gaps between East and West
Wolfgang Steffen, Johannes Stephan
IWH Discussion Papers,
No. 11,
2007
Abstract
This paper assess determinants of productivity gaps between firms in the European transition countries and regions and firms in West Germany. The analysis is conducted at the firm level by use of a unique database constructed by field work. The determinants tested in a simple econometric regression model are focussed upon the issue of human capital and modern market-oriented management. The results are novel in as much as a solution was established for the puzzling results in related research with respect to a comparison of formal qualification between East and West. Furthermore, the analysis was able to establish that the kind of human capital and expertise mostly needed in the post-socialist firms are related to the particular requirements of a competitive marketbased economic environment. Finally, the analysis also finds empirical support for the role of capital deepening in productivity catch-up, as well as the case that the gaps in labour productivity are most importantly rooted in a more labour-intense production, which does not give rise to a competitive disadvantage.
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The relationship between unemployment and output in post-communist countries
Hubert Gabrisch, Herbert Buscher
Post-Communist Economies,
2006
Abstract
Unemployment is still disappointingly high in most Central and East European countries, and might be a reflection of the ongoing adjustment to institutional shocks resulting from systemic transition, or it may be caused by high labour market rigidity, or aggregate demand that is too weak. In this paper we have investigated the dynamics of unemployment and output in those eight post-communist countries, which entered the EU in 2004. We used a model related to Okun’s Law; i.e. the first differences in unemployment rates were regressed on GDP growth rates. We estimated country and panel regressions with instrument variables (TSLS) and applied a few tests to the data and regression results. We assume transition of labour markets to be accomplished when a robust relationship exists between unemployment rate changes and GDP growth. Moreover, the estimated coefficients contain information about labour market rigidity and unemployment thresholds of output growth. Our results suggest that the transition of labour markets can be regarded as completed since unemployment responds to output changes and not to a changing institutional environment that destroys jobs in the state sector. The regression coefficients have demonstrated that a high trend rate of productivity and a high unemployment intensity of output growth have been occurring since 1998. Therefore, we conclude that labour market rigidities do not play an important role in explaining high unemployment rates. However, GDP growth is dominated by productivity progress and the employment-relevant component of aggregate demand is too low to reduce the high level of unemployment substantially.
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The unemployment-growth relationship in transition countries
Hubert Gabrisch, Herbert Buscher
IWH Discussion Papers,
No. 5,
2005
Abstract
Does the disappointingly high unemployment in Central and East European countries reflect non-completed adjustment to institutional shocks from transition to a market economy, or is it the result of high labour market rigidities, or rather a syndrome of too weak aggregate demand and output? In the case of transitional causes, unemployment is expected to decline over time. Otherwise, it would pose a challenge to the European Union, particular in case of accession countries, for it jeopardizes the ambitious integration plans of, and may trigger excessive migration to the Union. In order to find out which hypothesis holds 15 years after transition has started, we analyze the unemploymentgrowth dynamics in the eight new member countries from Central-Eastern Europe. The study is based on country and panel regressions with instrument variables (TSLS). The results suggest to declare the transition of labour markets as completed; unemployment responds to output and not to a changing institutional environment for job creation. The regression coefficients report a high trend rate of productivity and a high unemployment intensity of output growth since 1998. The conclusion is that labour market rigidities do not to play an important role in explaining high unemployment rates. Rather, GDP growth is dominated by productivity progress, while the employment relevant component of aggregate demand is too low to reduce substantially the high level of unemployment.
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Structural Change during Transition: Is Russia Becoming a Service Economy?
Albrecht Kauffmann
Volkswirtschaftliche Diskussionsbeiträge der Wirtschafts- und Sozialwissenschaftlichen Fakultät, Universität Potsdam, Nr. 80,
No. 80,
2005
Abstract
This paper analyses the structural change in Russia during the transition from the planned to a market economy. With regard to the famous three sector hypothesis, broad economic sectors were formed as required by this theory. The computation of their shares at GNP at market prices using Input-Output tables, and the adjustment of results from distortions, generated as side effects of tax avoidance practices, shows results that clearly reject claims that Russia would be on the road to a post-industrial service economy. Instead, at least until 2001, a tendency of “primarisation“ could be observed, that presents Russia closer to less-developed countries.
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