Reitaku University Academic Repository / 麗澤大学学術リポジトリ
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上海における結婚難の現状と要因： 「80 后」（バーリンホウ）女性とその母親たち
Get PDF中国都市における女性の晩婚化について統計とメディアからの情報を整理し、上海においてインタビュー調査を実施することから、結婚難の実態とその要因を探った。「80 后」世代の結婚は女性自身の高学歴化と高収入化により結婚に対する理想が高くなったことや、結婚式と新居を含めた結婚コストの上昇が大きく影響している。さらに一人っ子第一世代として、親との絆が強い分、親の結婚への干渉も大きい。中国特有の歴史文化的経緯があるものの、都市の女性の結婚難の実態は東アジアや日本の状況とも共通点が多い
Snapshots towards 1Malaysia? Notes on identity representation in texts from The New Straits Times.
Get PDF1Malaysia, a political slogan attached to governmental campaigns and policies since the start of Prime Minister Razak’s administration, has been the focus of much discussion over what it represents vis-à-vis Malaysia’s multi-ethnic population. This short paper considers the slogan within the context of six texts published in pro-governmental newspaper, The New Straits Times, and explores how identities are represented within them. Taken from August 2011 when the slogan was omnipresent around the country, they give an outline of how ethnic and national identities are framed within a print medium. Analyses reference past and present developments in Malaysian society to present a detailed snapshot from an authority-defined medium.Though limited in scope, the data and analysis of the paper lends itself to further study by researchers in related fields
Office Investment Market Becoming More Selective -Selection of the Winning Market in Tokyo's 23 Wards
Get PDFFollowing the collapse of the economic bubble in 1991, Japan’s economic growth has slowed down. In particular, with respect to the office market, it has suffered high vacancy rates and there have been many cases where office buildings have had to be rebuilt. This trend is predicted to further increase in the midst of a precipitous decline in the size of the working-age population. When undertaking an office investment under such circumstances, it will be essential to select an investment property and the area (in which such property is located) carefully. The purposes of this paper were to extract the signals used to determine the market selection with respect to an office investment, and to make apparent areas that will, going forward, continue to maintain strong fundamentals (potential value) in the office investment market. In regards to area selection, this paper focused on the phenomenon where, following the collapse of the economic bubble, many office buildings had to be put to different uses out of necessity.
This paper also focused on the changes in real estate investment returns and building use by area. Specifically, factors affecting changes in building use were extracted by applying a panel random probit model on the 3,134 areas surveyed under the national census from 1991, when the collapse of the real estate bubble began and onward. Further, based on the factors that were extracted per the above, areas that have strong survival rates as office markets were selected. As a result of estimating the panel random probit model, which focused on the changes in building use, it has been found that the conversion from office use to residential use has been largely brought about by the index which measures the extent of excess in rents when a building is converted to residential use as opposed to using it as an office building. This finding conformed to the result that was indicated in a series of analyses that began with Wheaton (1982) as follows: “return differentials effect land use conversions.” Moreover, 303 areas predicted to have strong fundamentals for office investments have been extracted using the ratio of office rents to residential rents. These analyses have been conducted with respect to Tokyo, which is a region that has extremely weak land use regulations. As such, there are limitations to applying these analyses to cities that have stricter land use regulations that make it difficult to commence construction or rebuild in such cities. Nonetheless, as analyses of the Tokyo office market, where population decline and aging are progressing at the fastest rate, are being conducted ahead of other major developed countries, it is thought that such analyses will serve as an important guide for many cities, starting with European cities, that will be facing similar situations going forward
英語授業実践事例映像資料１の大学授業での活用
Get PDFThe new course of study for senior high schools stipulates that all English classes should be conducted in English. The Ministry of Education and Science has issued a DVD series of English classes conducted in English as a reference for English teachers who might lack confidence. Since university students aiming to be teachers will also need to teach English through English, they should be taught how to teach in English at university. This paper examined the possibility of using the DVD series in order to help university students have a better idea of teaching English at senior high school. Fourteen university students observed three English classes: they first read the textbook lesson, then observed a class section by section, discussed it in a group, and finally got feedback from the teacher. They completed a questionnaire at the end of each class observation and a summative questionnaire after the final observation. The results suggested that observing and discussing the DVD English classes was effective for the students to improve their ideas of teaching English through English if they watched the classes activity by activity, followed by group discussions and feedback from the teacher. They would not have understood what was going on in the classes and what it aimed at if they had seen them without such help
How Are Property Investment Returns Determined? — Estimating the Micro-Structure of Asset Prices, Property Income, and Discount Rates —
Get PDFHow exactly should one estimate property investment returns? Investors in property aim to maximize capital gains from price increases and income generated by the property. How are the returns on investment in property determined based on its characteristics, and what kind of market characteristics does it have? Focusing on the Tokyo commer-cial property market and residential property market, the purpose of this paper was to break down and measure the micro-structure of property investment returns in as much detail as possible. In Japan, the characteristics of property suitable for investment are dubbed “kin-shin-dai” (close, new, and large). That is, investors believe that invest-ment returns are high for properties that are very convenient in terms of transportation (close to the city center), new buildings (relatively new properties), and large-scale real estate (large design or floor space). Therefore, this paper first measured how the asset prices, income, and asset price-income ratios (discount rate) that comprise property in-vestment returns change based on differences in these property characteristics. Second, the reliability/distortion of information that can be observed on the property investment market was measured. Much of the information available on the property investment market is property price information determined by property appraisers. However, it is known that property appraisal prices are unable to appropriately reflect actual property market trends. Therefore, using enterprise value data for REIT investment management companies comprised of REIT investment unit prices (share prices) available on capital markets, this paper proposed a method of estimating property investment returns cor-responding to changes in capital markets, as well as clarifying the distortion in property investment returns that are formed based on property appraisal prices. Looking at the results obtained, for commercial property, as building floor space increased, it had the effect of raising both the income and price while lowering the discount rate. In par-ticular, compared to residential property, the results showed that a higher investment return can be obtained from commercial property by investing in larger-scale properties. Building age lowered the asset price and income for both commercial and residential property, but the effect was especially strong for residential property. Furthermore, there was a significant divergence between discount rates and risk premiums formed by asset markets and those formed by capital markets, and the results showed that a greater difference was generated while the market was shrinking. This finding suggests that looking at property investment returns that are estimated based on asset market information alone could lead to erroneous investment decisions
