Economic Analysis of Sub-Saharan Africa Real Estate Policies

Cover......Page 1
Contents......Page 6
List of Figures......Page 11
List of Tables......Page 12
Preface......Page 14
1.1 Introduction......Page 16
1.2 Poverty, a worldwide problem......Page 18
1.3 Sub-Saharan Africa's struggle with poverty......Page 20
1.4 The place of public policy......Page 24
1.5 Analysing real estate policies......Page 27
1.6 Summary......Page 30
2.1 Introduction......Page 31
2.2.1 Causes of poverty......Page 32
2.3 Real estate as a factor of production......Page 36
2.4 Land and agricultural production......Page 39
2.5 Real estate and shelter poverty......Page 43
2.6.1 Measuring economic development......Page 44
2.7 Basic determinants of economic development......Page 47
2.7.2 Utilisation of real estate resources......Page 48
2.7.3 Institutional rules and arrangements: Land tenure......Page 54
2.8 Summary......Page 65
3.1 Introduction......Page 66
3.2 The concept of human action......Page 67
3.3 The real estate price system......Page 69
3.4 Public policy in real estate markets......Page 74
3.4.1 Shortcomings of government interventions......Page 77
3.4.2 Market improvement......Page 81
3.5 The Coase theorem......Page 82
3.6 Framework for real estate policy evaluation......Page 84
3.7 Summary......Page 87
4.2 Taxonomy of sub-Saharan Africa real estate policies......Page 88
4.2.1 The taxonomy......Page 90
4.3 The real estate policy process......Page 92
4.4 Pluralism, public choice and transaction costs......Page 93
4.5.1 The colonial regime......Page 95
4.5.2 The single party postcolonial regimes......Page 100
4.5.3 Military regimes......Page 107
4.5.4 Emergent democratic regimes......Page 109
4.6 The social cost implications......Page 112
4.7 Summary......Page 115
5.2 First generation real estate policies......Page 116
5.3 Second generation land policies......Page 118
5.4 Third generation land policies......Page 120
5.5 The new path – pro-poor land policy regime......Page 123
5.6 Summary......Page 125
6.1 Introduction......Page 126
6.2 The strategy of inquiry......Page 130
6.3 The indigenous tenure system and information gaps......Page 131
6.4 Sources and nature of information gaps......Page 132
6.5 Information gaps and tenure security......Page 135
6.6 The social costs......Page 138
6.7 Rectifying the gaps......Page 145
6.8 Summary......Page 147
7.1 Introduction......Page 148
7.2 Economics of public bureaucracy......Page 150
7.3 The Ghana land sector public bureaucracy......Page 153
7.4 Research method......Page 154
7.5 Factor analysis......Page 155
7.6 The data......Page 156
7.7 Results of the factor analysis......Page 158
7.8 The budget growth rate pattern......Page 161
7.10 The size of the personnel roster......Page 163
7.11.1 The acute imbalances in the workforce structure......Page 165
7.11.2 The extraneous costs of input control budgeting......Page 167
7.12 Summary......Page 168
8.1 Introduction......Page 169
8.2 The place of land policies......Page 171
8.3 Nature of land policies in Ghana......Page 175
8.4 Research method......Page 177
8.5 Data collection and instrument......Page 179
8.6 Analysis......Page 180
8.7 Results......Page 182
8.7.2 Benefits of the land policies......Page 185
8.8 Discussion and implications......Page 186
8.9 Summary......Page 188
9.2 Cost......Page 190
9.4 The social costs......Page 193
9.4.2 Indirect administrative cost......Page 194
9.4.3 Price distortions......Page 195
9.5 Measuring the social costs of land policy......Page 197
9.6 The model......Page 199
9.8 Data collection......Page 202
9.10 The prime variables......Page 203
9.11.1 The indirect private costs (ω[sub(1)])......Page 204
9.12 The social marginal costs of land policies in Ghana......Page 220
9.13 Discussions......Page 222
9.14 The impacts......Page 225
9.14.2 Redistributive policies......Page 226
9.14.3 Distributive policies......Page 227
9.15 Summary......Page 228
10.1 Introduction......Page 229
10.3 Sources of the policies......Page 231
10.5 The quantitative dimensions of social costs of real estate policies......Page 233
10.7 Recommendations for practice......Page 235
10.7.3 The distributive policy reform proposal......Page 236
10.7.5 The reform of policy delivery bureaucracies......Page 237
10.10 Summary......Page 239
Notes......Page 240
References......Page 245
Author Index......Page 265
Subject Index......Page 270