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1 Final Version (July 27, 2012) Abstract JEL code R21 ; R31 ; R33 Key words ; ; ; ; ; ; 1? Georges Enderle Neil Crosby David Geltner PhD,CRE,FRICS 1
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19 Wer aber vor der Vergangenheit die Augen verschliest, wird blind fuer die Gegenwart : (Last Message to my friends from Vancouver, Chihiro). [1] Crosby, N. (2000), Valuation Accuracy, Variation and Bias in the Context of Standards and Expectations, Journal of Property Valuation and Investment, Vol.18, No.2, pp [2] Crosby, N., Hughes, C., and Murdoch, J. (2004) Influences on secured lending property valuations in theuk, Working Papers in Real Estate & Planning,University of Reading, University of Reading. [3] Crosby, N., Lizieri, C., and McAllister, P. (2009) Means,Motive and Opportunity? Disentangling Client Influence on Performance Measurement Appraisals, Working Papers in Real Estate & Planning, University of Reading. [4] Erwin Diewert (2012), ( ). [5] Gallimore, P and Wolverton, M. (1997), Price-Knowledge-Induces Bias: a cross Cultural Comparison, Journal of Property Valuation and Investment, Vol.15,No.3,pp [6] Gallimore, P. and Wolverton, M.L. (2000) The objective in valuation: a study of the influence of client feedback, Journal of Property Research, 17(1),pp [7] Hedershott, p. and Keim,E.(1992) Office Market Values During the Past Decade: How Distorted Have Appraisals Been?, NBER Working Papers,No [8] Geltner,D.(1993), Estimating Market Values from Appraised Values without Assuming an Efficient Market,Journal of Real Estate Research,Vol.8(3),pp [9] Nishimura,K.G and Shimizu,C.(2003), Distortion in Land Price Information Mechanism in Sales Comparables and Appraisal Value Relation,,No
![, and Murdoch, J. (2004) Influences on secured lending property valuations in theuk, Working Papers in Real Estate & Planning,University of Reading, University of Reading. [3] Crosby, N., Lizieri, C.](/docs-images/41/22739511/images/page_19.jpg ", and McAllister, P. (2009) Means,Motive and Opportunity? Disentangling Client Influence on Performance Measurement Appraisals, Working Papers in Real Estate & Planning, University of Reading.")
20 [10] (2002),pp [11] Nishimura,K.G and C.Shimizu(2003), Distortion in Land Price Information Mechanism in Sales Comparables and Appraisal Value Relation,,No.195. [12] Quan,D. and Quigley, J. M. (1991), Price Formation and the Appraisal Function in Real Estate Markets Journal of Real Estate Markets and Economics,Vol.4,pp [13] (2011),Vol.46 No.3,pp [14] (1998), ( ) pp [15] (2004),. [16] (2008), ,pp [17] Shimizu,C.(2009), Investment Characteristics of Housing Market -Focusing on the stickiness of housing rent-, REIPES Working Report, No.34. [18] (2010a), 52 2,pp [19] (2010b),,No.21,pp.1-8. [20] (2011a), 25 1,pp [21] (2011b),, pp [22] (2011c), JAREC(Japan Association of real Estate Counselors),No.16 [23] (2012a),, ,pp [24] (2012b),, , pp [25] (2012c),, , pp [26] (2012d),?--,No.25,pp [27]. [28] (2009). [29] Shimizu,C and Nishimura,K.G. (2006) Biases in appraisal land price information: the case of Japan, Journal of Property Investment & Finance, Vol.24(2) pp [30] Shimizu,C and K.G.Nishimura(2007), Pricing structure in Tokyo metropolitan land markets and its structural changes: pre-bubble, bubble, and post-bubble periods, Journal of Real Estate Finance and Economics, Vol.35,No.4,pp [31] (2009), [32] Shimizu,C and T.Watanabe(2010), Housing Bubble in Japan and the United States, Public Policy Review Vol.6, No.2,pp
![(1991), Price Formation and the Appraisal Function in Real Estate Markets Journal of Real Estate Markets and Economics,Vol.4,pp.127-146. [13] (2011),Vol.46 No.3,pp.559-564. [14] (1998), ( ) pp.77-91.](/docs-images/41/22739511/images/page_20.jpg "[15] (2004),. [16] (2008), - - 50 2,pp.14-23. [17] Shimizu,C.(2009), Investment Characteristics of Housing Market -Focusing on the stickiness of housing rent-, REIPES Working Report, No.34.")
21 [33] Shimizu,C, K.Karato and Y.Asami(2010), Estimation of Redevelopment Probability using Panel Data-Asset Bubble Burst and Office Market in Tokyo-, Journal of Property Investment & Finance,Vol.28,No.4, pp [34] Shimizu,C, K.G.Nishimura and T.Watanabe(2011), House Prices at Different Stages in Buying/Selling Process, Working Paper,No.69 [35] Shimizu,C, K.G.Nishimura and Y.Asami(2004), Search and Vacancy Costs in the Tokyo housing market: Attempt to measure social costs of imperfect information, Regional and Urban Development Studies,Vol.16,No.3 pp [36] Shimizu,C, K.G.Nishimura and T.Watanabe(2010a), Residential Rents and Price Rigidity: Micro Structure and Macro Consequences, Journal of Japanese and International Economy,Vol.24, pp [37] Shimizu,C, K.G.Nishimura and T.Watanabe(2010b), House Prices in Tokyo - A Comparison of Repeat-sales and Hedonic measures-, Journal of Economics and Statistics, Vol.230(6), pp [38] Shimizu,C, K.G.Nishimura and T.Watanabe(2012), Biases in commercial appraisal-based property price indexes in Tokyo-Lessons from Japanese experience in Bubble period, International Conference on Commercial Property Price Indicators on May 2012,the European Central Bank in Frankfurt. [39] Shimizu, C., K.G.Nishimura and K.Karato, (2007), Nonlinearity of Housing Price Structure - Secondhand Condominium Market in Tokyo Metropolitan Area-,CSIS Discussion Paper: (The University of Tokyo), No.86. [40] Shimizu,C, W.E.Diewert, K.G.Nishimura and T.Watanabe(2012a), The Estimation of Owner Occupied Housing Indexes using the RPPI: The Case of Tokyo, Meeting of the Group of Experts on Consumer Price Indices Geneva, 30 May - 1 June 2012(UNITED NATIONS). [41] Shimizu,C, W.E.Diewert, K.G.Nishimura and T.Watanabe(2012b), Commercial Property Price Indexes for Tokyo Transaction-Based Index, Appraisal-Based Index and Present Value Index, International Conference on Commercial Property Price Indicators on May 2012,the European Central Bank in Frankfurt. [42] Shimizu, C, H.Takatsuji, H.Ono and K. G. Nishimura(2010), Structural and Temporal Changes in the Housing Market and Hedonic Housing Price Indices,.International Journal of Housing Markets and Analysis,International Journal of Housing Markets and Analysis,Vol.3,No.4,pp [43] (1992),, Vol.40, No.67 pp [44] Wolverton, M.L., and Gallimore, P. (1999), Client feedback and the role of the appraiser, Journal of Real Estate Research, 18(7),pp
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