Local and global interactions in the evolution of Istanbul's retail property market
Başlık çevirisi mevcut değil.
- Tez No: 698188
- Danışmanlar: PROF. DR. JOHN HENNEBERRY
- Tez Türü: Doktora
- Konular: Şehircilik ve Bölge Planlama, Urban and Regional Planning
- Anahtar Kelimeler: Glocalisation, Istanbul, retail property market, Morphogenetic Approach, Old Institutionalism, liberalization, internationalization, local and global interaction, structural change, Turkey
- Yıl: 2013
- Dil: İngilizce
- Üniversite: The Unıversıty Of Sheffıeld
- Enstitü: Yurtdışı Enstitü
- Ana Bilim Dalı: Belirtilmemiş.
- Bilim Dalı: Belirtilmemiş.
- Sayfa Sayısı: Belirtilmemiş.
Özet
Many local property markets have been changed and internationalized as a result of globalisation and liberalisation processes which have speeded up significantly, especially in the last thirty years. There are some studies in the property literature which are interested in understanding local property market structures and behaviour. However, there are no studies about how a local property market becomes changed and internationalized. This research aims to fill that gap. It attempts to make a detailed exploration of the change and internationalization process in a local property market from the perspectives of both local and global players. This exploration is important, especially for local property markets which have not experienced an internationalization process yet or which have recently started to experience this process, because this exploration may develop the internationalization process of local property markets into one which is more manageable for governments, legislators and policy makers. Healthy property markets which are structurally well-configured, which give sustainable performance and which work with fewer problems may be created if the internationalization process of local property markets is managed well. The question of how local and global interactions in a local property market change the legal and institutional structure of that property market is answered in this research. Istanbul's retail property market (IRPM) is selected as the case study for this research. A qualitative methodology is followed; interview and document analysis methods are used. Local and global interactions in IRPM are examined from the perspective of the Glocalisation Theory (GT) whilst structural changes are examined with the help of the Morphogenetic Approach (MA). IRPM's change and internationalization process is analysed using a unique theoretical and methodological framework which is developed through the combination of GT and MA. This study shows that a cyclical relationship exists between global-local interactions and structural changes in property markets. This cycle, which is illustrated at the end of the study, points out that local players' decisions and actions are more effective than global players' decisions and actions in the change and internationalization process of a property market; also, this cycle indicates the importance of institutionalization [organized behaviour] in the internationalization process of property markets. It is found that changes in IRPM are dependent on four factors. These are Turkey's economic and international relations policy; political and economic events which are experienced in Turkey; structural conditionings which are produced by existing laws, public authorities and private associations; and the socio-spatial characteristics of the market environment. These factors, which have an impact on the internationalization process of a local property market, reveal that local property markets do not change but evolve; and every property market experiences a unique evolution process. This evolution may be brought under control by governors, legislators and policy makers. When this happens, structurally well-configured property markets may be created.
Özet (Çeviri)
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