IDEAS home Printed from https://ideas.repec.org/a/sae/envira/v51y2019i7p1536-1557.html
   My bibliography  Save this article

Rent gap formation due to public infrastructure and planning policies: An analysis of Greater Santiago, Chile, 2008–2011

Author

Listed:
  • Ernesto López-Morales

    (Universidad de Chile, Chile; Centre for Conflict and Social Cohesion Studies (COES), Chile)

  • Claudia Sanhueza

    (Universidad Mayor, Chile; Centre for Social Conflict and Cohesion Studies (COES), Chile)

  • Sebastián Espinoza
  • Felipe Ordenes
  • Hernán Orozco

Abstract

Land upzoning and state investment in public infrastructure are two of the principal factors that increase the rent gap in the city; however, the scale of their impact remains unknown. This paper presents a novel method of rent gap analysis based on multiple linear regressions with controlled fixed factors, tested for Greater Santiago, Chile. Drawing on an administrative dataset of 36,911 transactions for new apartments sold between 2008 and 2011, along with data regarding the size of each apartment and its commercial sale price—but discounting imputed land and construction costs—it can be seen that state investment in the Metro rapid transit network enlarged the potential ground rent (portion of the rent gap capitalized by developers) by 25.6% over the period. Similarly, each additional floor area ratio point (dictated by district zoning guidelines) increased capitalized ground rent by an average of 6.1%. Meanwhile, the portion capitalized by small-scale private landowners through sale of un-redeveloped land increased by only 5.5% over the same period. These results show the high elasticity of the rent gap, the strong influence of land regulations and state-financed Metro infrastructure on rent gap formation, and the need for discussion of taxation of the capitalized ground rent for redistributive purposes.

Suggested Citation

  • Ernesto López-Morales & Claudia Sanhueza & Sebastián Espinoza & Felipe Ordenes & Hernán Orozco, 2019. "Rent gap formation due to public infrastructure and planning policies: An analysis of Greater Santiago, Chile, 2008–2011," Environment and Planning A, , vol. 51(7), pages 1536-1557, October.
    • Handle: RePEc:sae:envira:v:51:y:2019:i:7:p:1536-1557
    DOI: 10.1177/0308518X19852639
    as

    Download full text from publisher

    File URL: https://journals.sagepub.com/doi/10.1177/0308518X19852639
    Download Restriction: no
    File URL: https://libkey.io/10.1177/0308518X19852639?utm_source=ideas
    LibKey link: if access is restricted and if your library uses this service, LibKey will redirect you to where you can use your library subscription to access this item
    ---><---

    References listed on IDEAS

    as
    1. Alex Schafran & Conor McDonald & Ernesto Lopez Morales & Nihan Akyelken & Michele Acuto, 2018. "Replacing the services sector and three-sector theory: urbanization and control as economic sectors," Regional Studies, Taylor & Francis Journals, vol. 52(12), pages 1708-1719, December.
    2. Steven C. Bourassa, 1993. "The Rent Gap Debunked," Urban Studies, Urban Studies Journal Limited, vol. 30(10), pages 1731-1744, December.
    3. (IFS), Institute for Fiscal Studies & Mirrlees, James (ed.), 2011. "Tax By Design: The Mirrlees Review," OUP Catalogue, Oxford University Press, number 9780199553747.
    4. Brueckner, Jan K., 1980. "A vintage model of urban growth," Journal of Urban Economics, Elsevier, vol. 8(3), pages 389-402, November.
    5. Bocarejo, Juan Pablo & Portilla, Ingrid & Pérez, Maria Angélica, 2013. "Impact of Transmilenio on density, land use, and land value in Bogotá," Research in Transportation Economics, Elsevier, vol. 40(1), pages 78-86.
    Full references (including those not matched with items on IDEAS)

    Citations

    Citations are extracted by the CitEc Project, subscribe to its RSS feed for this item.
    as


    Cited by:

    1. Alessandro Rigolon & Timothy Collins, 2023. "The green gentrification cycle," Urban Studies, Urban Studies Journal Limited, vol. 60(4), pages 770-785, March.
    2. Brett Christophers, 2022. "Mind the rent gap: Blackstone, housing investment and the reordering of urban rent surfaces," Urban Studies, Urban Studies Journal Limited, vol. 59(4), pages 698-716, March.
    3. Lin Jiang & Yani Lai & Ke Chen & Xiao Tang, 2022. "What Drives Urban Village Redevelopment in China? A Survey of Literature Based on Web of Science Core Collection Database," Land, MDPI, vol. 11(4), pages 1-16, April.
    4. Cheng Liu & Yu Deng & Weixuan Song & Qiyan Wu & Jian Gong, 2021. "Differentiation under capitalism: Genesis and consequences of the rent gap," Environment and Planning A, , vol. 53(7), pages 1770-1788, October.
    5. López-Morales, Ernesto & Sanhueza, Claudia & Herrera, Nicolás & Espinoza, Sebastián & Mosso, Vicente, 2023. "Land and housing price increases due to metro effect: An empirical analysis of Santiago, Chile, 2008–2019," Land Use Policy, Elsevier, vol. 132(C).
    6. Lai, Yani & Tang, Bosin & Chen, Xiangsheng & Zheng, Xian, 2021. "Spatial determinants of land redevelopment in the urban renewal processes in Shenzhen, China," Land Use Policy, Elsevier, vol. 103(C).

    Most related items

    These are the items that most often cite the same works as this one and are cited by the same works as this one.
    1. Glen Loutzenhiser & Elizabeth Mann, 2021. "Liquidity issues: solutions for the asset rich, cash poor," Fiscal Studies, John Wiley & Sons, vol. 42(3-4), pages 651-675, September.
    2. European Commission, 2013. "Tax reforms in EU Member States - Tax policy challenges for economic growth and fiscal sustainability – 2013 Report," Taxation Papers 38, Directorate General Taxation and Customs Union, European Commission.
    3. Langenmayr, Dominika & Haufler, Andreas & Bauer, Christian J., 2015. "Should tax policy favor high- or low-productivity firms?," European Economic Review, Elsevier, vol. 73(C), pages 18-34.
    4. Robin Boadway & Pierre Pestieau, 2018. "The Dubious Case for Annual Wealth Taxation," ifo DICE Report, ifo Institute - Leibniz Institute for Economic Research at the University of Munich, vol. 16(02), pages 03-07, August.
    5. José Mª Durán-Cabré & Alejandro Esteller-Moré, 2014. "Tax professionals' view of the Spanish tax system: efficiency, equity and tax planning," Working Papers 2014/5, Institut d'Economia de Barcelona (IEB).
    6. Robin Boadway & Motohiro Sato & Jean-Francois Tremblay, 2015. "Cash-flow business taxation revisited: bankruptcy, risk aversion and asymmetric information," Working Papers 1531, Oxford University Centre for Business Taxation.
    7. Hilber, Christian A.L. & Lyytikäinen, Teemu, 2017. "Transfer taxes and household mobility: Distortion on the housing or labor market?," Journal of Urban Economics, Elsevier, vol. 101(C), pages 57-73.
    8. Christian A. L. Hilber & Teemu Lyytikäinen, 2012. "The Effect of the UK Stamp Duty Land Tax on Household Mobility," SERC Discussion Papers 0115, Centre for Economic Performance, LSE.
    9. Nils aus dem Moore, 2014. "Taxes and Corporate Financing Decisions – Evidence from the Belgian ACE Reform," Ruhr Economic Papers 0533, Rheinisch-Westfälisches Institut für Wirtschaftsforschung, Ruhr-Universität Bochum, Universität Dortmund, Universität Duisburg-Essen.
    10. Combs, Tabitha S., 2017. "Examining changes in travel patterns among lower wealth households after BRT investment in Bogotá, Colombia," Journal of Transport Geography, Elsevier, vol. 60(C), pages 11-20.
    11. Bernd Genser & Robert Holzmann, 2020. "Taxing German Old-age Pensions Fairly and Effciently," ifo DICE Report, ifo Institute - Leibniz Institute for Economic Research at the University of Munich, vol. 17(04), pages 36-40, January.
    12. Andrienko, Yuri & Apps, Patricia & Rees, Ray, 2014. "Optimal Taxation, Inequality and Top Incomes," IZA Discussion Papers 8275, Institute of Labor Economics (IZA).
    13. Konstantinos Angelopoulos & James R. Malley & Wei Jiang, 2011. "The distributional consequences of tax reforms under market distortions," Working Papers 2011_21, Business School - Economics, University of Glasgow.
    14. Richard Arnott & Petia Petrova, 2006. "The Property Tax as a Tax on Value: Deadweight Loss," International Tax and Public Finance, Springer;International Institute of Public Finance, vol. 13(2), pages 241-266, May.
    15. Giovanna Messina & Marco Savegnago, 2015. "Le imposte sulla prima casa in Italia, un equilibrio difficile fra decentramento e redistribuzione," ECONOMIA PUBBLICA, FrancoAngeli Editore, vol. 2015(3), pages 5-29.
    16. Ravi Kanbur & Tuuli Paukkeri & Jukka Pirttilä & Matti Tuomala, 2018. "Optimal taxation and public provision for poverty reduction," International Tax and Public Finance, Springer;International Institute of Public Finance, vol. 25(1), pages 64-98, February.
    17. repec:ces:ifodic:v:16:y:2018:i:2:p:50000000002753 is not listed on IDEAS
    18. Lisa Evers & Helen Miller & Christoph Spengel, 2015. "Intellectual property box regimes: effective tax rates and tax policy considerations," International Tax and Public Finance, Springer;International Institute of Public Finance, vol. 22(3), pages 502-530, June.
    19. Coda Moscarola, Flavia & Colombino, Ugo & Figari, Francesco & Locatelli, Marilena, 2020. "Shifting taxes away from labour enhances equity and fiscal efficiency," Journal of Policy Modeling, Elsevier, vol. 42(2), pages 367-384.
    20. n.d., 2013. "Italy's corporate tax reforms and firm-specific tax rates in the period 1998-2012," STUDI ECONOMICI, FrancoAngeli Editore, vol. 2013(111), pages 51-68.
    21. Stefanie Stantcheva, 2017. "Optimal Taxation and Human Capital Policies over the Life Cycle," Journal of Political Economy, University of Chicago Press, vol. 125(6), pages 1931-1990.

    Corrections

    All material on this site has been provided by the respective publishers and authors. You can help correct errors and omissions. When requesting a correction, please mention this item's handle: RePEc:sae:envira:v:51:y:2019:i:7:p:1536-1557. See general information about how to correct material in RePEc.

    If you have authored this item and are not yet registered with RePEc, we encourage you to do it here. This allows to link your profile to this item. It also allows you to accept potential citations to this item that we are uncertain about.

    If CitEc recognized a bibliographic reference but did not link an item in RePEc to it, you can help with this form .

    If you know of missing items citing this one, you can help us creating those links by adding the relevant references in the same way as above, for each refering item. If you are a registered author of this item, you may also want to check the "citations" tab in your RePEc Author Service profile, as there may be some citations waiting for confirmation.

    For technical questions regarding this item, or to correct its authors, title, abstract, bibliographic or download information, contact: SAGE Publications (email available below). General contact details of provider: .

    Please note that corrections may take a couple of weeks to filter through the various RePEc services.

    IDEAS is a RePEc service. RePEc uses bibliographic data supplied by the respective publishers.