2,076 research outputs found
Ong on specific performance
No full textProfessor Denis Ong, author of the acclaimed works Trusts Law and Ong on Equity, addresses the complexities of Specific Performance in this book. In this erudite text, Professor Ong applies a forensic knowledge of the relevant case law, across Australian and international jurisdictions, resulting in a comprehensive analysis of Specific Performance.Key principles of law are identified and the key cases discussed in detail, often critically but always pinpointing the most relevant parts of judgments for readers
Ong on equity
No full textOng on Equity is a substantial and sophisticated work from Professor Denis Ong, author of the acclaimed commentary: Trusts Law in Australia, now in its third edition. Ong on Equity analyses in detail relevant cases from all the Australian and from international jurisdictions and thoroughly reviews all aspects of judicial decision making.Importantly, Professor Ong considers unanswered questions as they arise in judicial reasoning in an incisive and learned style and offers fresh insights and thoughtful scholarly analysis in respect of each of the topics comprehensively covered in this volume
Housing assistance and economic participation
No full textGavin Wood and Rachel Ong report on the first stage of a project examining how housing assistance programs impact on economic participation outcomes once we control for the mediating effects that intermediary variables such as health and neighbourhood effects can have on economic participation outcomes
sj-docx-1-usj-10.1177_00420980231190479 – Supplemental material for Homeownership and subjective well-being: Are the links heterogeneous across location, age and income?
No full textSupplemental material, sj-docx-1-usj-10.1177_00420980231190479 for Homeownership and subjective well-being: Are the links heterogeneous across location, age and income? by Rachel Ong ViforJ, Hiroaki Suenaga and Ryan Brierty in Urban Studies</p
Supplemental Material - Place Attachment and Aging in Place: Preferences and Disruptions
No full textSupplemental Material for Place Attachment and Aging in Place: Preferences and Disruptions by William A. V. Clark, Rachel Ong ViforJ, and Christopher Phelps in Research on Aging</p
The musical culture in the Persatuan Peranakan Cina Melaka / Rachel Ong Shu Ying
No full textThis thesis examines how the Baba Nyonya community in Melaka represent their cultural identity through musical activities. The Baba Nyonya or Peranakan are longstanding culturally syncretic minority group, resulting from the marriage of southern-China Hokkien migrants and local women in the Straits Settlements. The result of the union is an eclectic material culture, custom and practices evident in Chinese, Malay, Dutch, British and Portuguese influences. As a case study, the focus of this research is the Persatuan Peranakan Cina Melaka (PPCM, Peranakan Chinese Association of Melaka). The association played an important role to safeguard the political standing of the Peranakan in the pre-WWII days. However, in the present, located in what was once considered Peranakan core area of Heeren Street, the association acts as a focal point for the congregation of Peranakan community in Melaka where cultural expression take place in the form of musical activities and performances and this is done through the three groups: BaNya choir group, The Melodians band, and Bunga Rampay dance group. The three groups share the same song repertoire, which is a collection of songs cultivated through family genealogies that evokes nostalgia and collective memory. Using participation-observation as a research method and frameworks like Turino’s (2008) participatory performance and Frith’s (1996) concept on music and identity, this study explores how popular music draws emotional alliances that invokes collective identity. Besides that, this thesis also deals with the notion of continuity and reinvention of tradition. It explores how the Peranakan song repertoire and performance practice reveal links to the past and its implications on the future. Negotiation of identity is a constant theme throughout this study, evident in the song repertoire and performances
Supplemental Material - An ecological model of experienced stigma during the COVID-19 pandemic: A qualitative study in Malaysia
No full textSupplemental Material for An ecological model of experienced stigma during the COVID-19 pandemic: A qualitative study in Malaysia by May Kyi Zay Hta, Rachel Sing-Kiat Ting, Esther Zhen Mei Ong, and Liz Jones in Culture & Psychology</p
Assets, debt and the drawdown of housing equity by an ageing population
No full textThe ageing of the population is a global demographic transition that is creating seismic shifts in the age structure of populations worldwide, and Australia is no exception. This Positioning Paper is the first output of a project that aims to uncover the uses, financial costs and risks of housing equity withdrawal (HEW) via alternative mechanisms by older Australians. By HEW, we are specifically referring to any mechanism that homeowners use in order to convert some or all of the illiquid equity held in their primary homes into income, regardless of whether that equity is being taken out as a lump sum or in regular payments. The findings of the project will provide a comprehensive evidence base for policies and programs aimed at maximising the availability and quality of information to support Australians in their decision-making over the management of housing wealth in later life. This Positioning Paper presents background material that will inform the project’s research aim.
Authors: Rachel Ong, Curtin University; Marietta Haffner, Delft University of Technology, RMIT University, Cambridge University; Gavin Wood, RMIT University; Therese Jefferson, Curtin University; and Siobhan Austen, Curtin University
Housing equity withdrawal: uses, risks, and barriers to alternative mechanisms in later life
No full textThis report examines the financial costs and risks of alternative housing equity withdrawal mechanisms and provides recommendations about mitigating risks associated with mortgage equity withdrawal products for older Australians.Objective and key research questions This Final Report is the second output of a project that aims to uncover the uses, risks and barriers to housing equity withdrawal (HEW) in later life. By HEW, we are specifically referring to any mechanism that home owners use in order to draw down on the equity stored in their primary home. These alternative mechanisms typically take the form of in situ mortgage equity withdrawal (MEW) where home owners increase the mortgage debt secured against their property without moving, downsizing where home owners move into a lower value owner-occupied home, and selling up where home owners cash in on their primary home and move into the rental sector.The overall objective of this project is to provide a comprehensive evidence base for policies and programs aimed at maximising the availability and quality of information to support Australians in their decision-making over the use of housing wealth in later life.This Final Report addresses the following key research questions related to the project’s objective:1. To what extent are older Australians tapping into their housing equity via alternative mechanisms, and what motivates HEW by older Australians?2. What impedes HEW, and what are the risks associated with the use of HEW mechanisms in later life? How do these vary across the older population according to socio-economic groups and across scenarios relating to asset price changes and tax-benefit settings?3. How do older Australians perceive the different mechanisms for HEW and how do these perceptions influence decisions about the use of HEW?4. What mechanisms can mitigate the risks of HEW and overcome barriers to alternative HEW mechanisms in later life?Authored by Rachel Ong, Therese Jefferson, Gavin Wood, Marietta Haffner and Siobhan Austen
The spatial and distributional impacts of the Henry Review recommendations on stamp duty and land tax
No full textModelling two recommendations made in the Henry Review of Taxation (2010), this study considers the impact of the recommendations on rents, rental supply and housing affordability.
The Henry Review recommended two key changes to taxation arrangements to promote more balanced investment in private rental accommodation and improve housing affordability:
Recommendations 14–15 are directed at reducing the net benefit of negative gearing for rental investors by introducing a Savings Income Discount (SID) of 40 per cent for net rental income (including capital gains) from non-business assets.
Recommendations 51–54 involve the removal of stamp duties and levying of land tax on a per land holding basis.
The study uses the AHURI-3M micro-simulation model to simulate the recommended changes.
In the first report, the study authors found that negatively geared investors are adversely affected by the SID reforms with their average after-tax economic cost rising by 50 basis points from 8.0 to 8.5 per cent. However the average after-tax economic cost for equity investors (i.e. those not negatively geared) falls by 50 basis points to 7.5 per cent. It is predicted that these lower costs flow through into long-term average annual rents, which would fall by just over 300. Most of the benefit is predicted to go to those in the more expensive part of the rental market.
Other modelling suggests that unleveraged and equity oriented investors are more inclined to retain investments under the SID reforms while negatively geared investors would be more likely to realise their investments. Because these supply responses would offset each other, a ‘flight of investors’ from private rental housing seems unlikely.
The second report shows that imposition of a reformed land tax will be felt most keenly where pressure on land use is most acute, and will speed up development in areas where land is more expensive. The removal of stamp duty might also affect the timing of development as its abolition will speed transfers of property, as ‘empty nesters’ now find trading down is a more effective method of releasing housing equity.
It is estimated that the average plot with a land value of 335 000 (at 2006 prices) will decline by $24 000, or approximately 5 per cent. However, the expected decline in land value will be greatest in those suburbs in and around the CBD (at around 12%), where land is currently most expensive. In suburbs further away from the CBD, the percentage decline in mean land value will be lower at 8 per cent or less.
Authors: Gavin Wood, Rachel Ong, Melek Cigdem and Elizabeth Taylor
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