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Spatial decentralization is a common measure used by public planners to redistribute urban social and economic activities in order to resolve escalating problems such as crowdedness, pollution, and high cost of living in the central cities. Findings from studies assessing the changing rent gradient of cities, and probability of development around suburban centers, provide insights to the various impacts of spatial decentralization policies. The author makes use of global and local spatial auto-correlation statistics and seeks to explore the spatial clustering of property values in the context of polycentric urban development. Data were collected from the property sales transaction database in Singapore and analyzed employing geographic information systems and spatial statistics. Empirical results suggest that there was a remarkable redistribution among the planning regions as regards the number of condominium projects in the 1990s, which was in line with the polycentric urban development policy. A decline in the global Moran's I indicates a change from a strong to a relatively weak positive clustering. However, the local Moran statistics show that a spatial pattern of property-value clusters continued during the study period. Findings of this research capture a market signal indicating that the spatial distribution of property values may not readily follow planning guidelines, at least in a given short time frame.

An understanding of metropolitan spatial structure in property-value distribution is essential for international real-estate decisionmaking, yet knowledge accumulated in this area is limited because of data and methodology constraints. The author extends knowledge of the area by examining the spatial distribution pattern of housing prices (instead of the much-studied population and employment distributions) and two Pacific-Asia metropolises (rather than US cities or other cities in developed countries). Data were collected in Beijing, China, and Jakarta, Indonesia, from field reconnaissance surveys and interviews in 2000 and 2001. Digital terrain models were constructed for visualizing the property-value distributions. Profiles of the three-dimensional surfaces were extracted and curve-estimation statistics were used in a series of systematically selected geographical sectors in order to assess the intrametropolitan spatial variations. The findings suggest that neither of the two cities resembles a smooth surface featuring a cone, or the roof of a circus tent. Rather, Beijing's residential property value surface looks like a castellated rooftop, whereas Jakarta's resembles two television towers. The dynamic price terrains in the two cities are shaped by many factors, including their physical settings, history, and institutional frameworks. Intrametropolitan variations in property prices were remarkable in both cities. Properties in each of the systematically defined geographical sectors and in the history-development core show unique profiles and curvefitting statistics different from any other. The findings add to the existing generalizations and modeling exercises in the study of the internal structure of cities.

Economic liberalisation has brought fascinating changes to China's urban development by undermining state control and introducing market forces to economic decision-making, raising the fundamental question of what are the current roles of state and market in urban transformation. By using Shanghai as an example, this paper argues that the stereotype perception of rigid state intervention is no longer applicable towards an understanding of China's urban transformation. The same is true of the overwhelmingly described market influences. Rather, urban development in contemporary China is shaped by the interplay between state and market. The state plays the key role in determining the timing, the pace and the economic and spatial configuration of Shanghai's development, while the market is an indispensable part in central and local state decision-making. With the continuous reform and economic liberalisation, China is moving towards a small government and a sea of private enterprises. Whether and how the state remains in firm control, and how the state and market interact with each other in shaping China's urban transformation remains to be seen in the present century.

This paper examines the emerging multiple centre urban spatial structure in Beijing using housing price variation as an indicator. A random sample of 3783 apartment units was used. These apartments were recent sales in 2001, 2003 and 2005. The dataset included transaction prices and main housing attributes gathered from the Beijing Construction Committee. A hedonic price model was calibrated to investigate the importance of the different urban centres to housing price variations. The results show that multiple urban centres (such as Tian'anmen, CBD, Zhongguancun and the Olympic Centre) explain more of the variations in housing price differences in the metropolitan space than any centre does alone. The findings also reveal changes in impacts from the individual centres in the study period. These outcomes confirm that Beijing is moving towards a polycentric urban form. The emerging multiple urban centres are key factors in understanding the spatial restructuring of Beijing, especially in modelling its emerging housing market.

The authors examine the relevance of public participation geographic information systems (PPGISs) to housing-estate management in Singapore. Formal interviews were conducted with five key informants to collect data. A mock-up PPGIS was developed and evaluated. Informal interviews with property managers and secondary data also contributed to the discussions. Findings suggest that the current level of information technology applications and the mandate to build a 'People's Town' in Singapore's public housing estate have laid a solid base for introducing PPGIS to housing-estate management. The existing channels of public participation in town council management also pointed to a collective form, based on the Residents' Committees, for accessing and using the PPGIS. It is hoped that this study contributes to PPGIS research by extending explorations to a new cultural context and to a new application area.

This paper contributes to the understanding of China's urban development by examining the institutional structure of a property market in an inland city: Chongqing. Data were collected from three recent projects through field reconnaissance and interviews. A framework of institutional analysis was used in discussing and interpreting the data. Our analyses revealed an emerging property market with dynamic and evolving new institutions in inland China. In this new market, a variety of actors with different roles and interests in the property development process had come into play. Formal and informal rules governing the development process had been evolving. Although with a time-lag, the rapid formation of Chongqing's property market was similar to that in the coastal cities. Nevertheless, in contrast to the coastal cities, this time-lag led to a property market which was more dependent on state involvement. Chongqing's property market was dominated by government not only because the government formulated development directions and set up rules and regulations, but also due to the practice that government participated in development projects as a party. Irregularities in land allocation, price setting and development control created a keen desire among developers to forge a close relationship with the government. It remained a challenge to the government to set up a complete, transparent and enforceable set of rules in order to guide the newly emerging property market towards maturity.

Rapid urban development and globalisation have brought dynamic changes to large cities in the developing countries. Yet understanding of the changes has been handicapped by the lack of data and systematic attempts. By using the latest release of land-value data in Jakarta, this paper provides insights into the spatial structure of land values in a typical Third World metropolis. Land values vary drastically from one kelurahan to another, with most of the expensive land parcels in central Jakarta. However, in central Jakarta one could also easily find cheap land parcels whose values were lower than the lowest land values of some parcels in non-central regions of the city, reflecting the mixture of slums and skyscrapers in central Jakarta. Land values were not distributed evenly in the non-central regions. Rather, they were more expensive in west and south Jakarta than in north and east Jakarta. Spatial variables, especially distance to the central business district, were important in shaping land-value patterns in Jakarta, but the explanatory power of distance declined over time. The findings of this paper will not only be useful for an understanding of spatial land-value patterns in Asian cities, but will also be beneficial for investors and policy-makers in their decision-making processes.