Saudi Cultural Missions Theses & Dissertations
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Item Restricted Social Housing Delivery in the Kingdom of Saudi Arabia: An Emerging Multi- Stakeholder Perspective(Saudi Digital Library, 2023-12-01) Al Mulhim, Khalid Abdullah Mulhim; Swapan, Mohammad Shahidul HasanIt is argued that the beneficiary's participation in the developmental process is critical to the success of any program. Where there are different models and solutions to the issue of social housing in Western countries, there is limited direction on how to deal with the governance context of the Gulf Region. While a global trend encourages a more deliberative approach inspired by the new governance paradigm, the stakeholders' potential and the dynamics to co- produce a better social housing strategy have remained unexplored. In this regard, there are no systematic studies on social housing delivery in the KSA because there is a change in government approach of housing delivery in line with vision 2030. So, there is a need to understand how different stakeholders’ function within the current system and where is the opportunity to involve them in social housing delivery more efficiently. Also, there is a lack of study on the stakeholder's perception on social housing delivery, their understanding of the entire process, their interactions with other stakeholders, the opportunities and the barriers in involving them. In this study, the research objectives were investigated using a mixed-methods approach: a literature review desktop study, a semi-structured questionnaire, and interviews. First, I investigated the current social housing practices through social housing delivery triangle topics which include the concept, delivery approach, and funding mechanism in the Middle East. I concentrated more on these three elements in the triangle because it is not in the literature. So, through the Systematic Literature Review, I investigated how those have been adopted within Middle Eastern Region and if there is a different pattern. Second, I explored the social housing policy development process in the KSA through the historical institutionalism lens. I adopted the critical junctures approach where actually we can learn about the previous policy changes and to be able to understand what lesson gives to the future policy changes. Third, I synthesised the roles and responsibilities and interactions of key stakeholders in social housing delivery in the KSA. The reason behind that is to know how they are currently functioning concerning implemented projects to understand what role they play exactly then identify the opportunities and what other rules they can play and potentially where they can remain effective. Fourth, I investigated the perceptions of key stakeholders to engage in a collaborative social housing delivery through descriptive statistical analysis. Finally, I explored the challenges involved in and strategies with which to effectively deliver social housing in line with Vision 2030 through thematic analysis. I defined the social housing actors which include government, charitable, and private sectors. However, the findings indicated that the government is the primary actor in the provision of social housing, contrary to the views held by the various stakeholders about network governance in the housing delivery process. Also, I can say that the final framework of this study for delivering social housing in KSA is a comprehensive, multi-faceted approach that considers the diverse needs and challenges within the housing sector. Fostering public-private partnerships, channelising resources, monitoring and evaluating projects, information and knowledge sharing, encouraging sustainable financing, and effective legislation are the core elements underpinning this framework's success. By integrating these components, the KSA government can establish a sustainable social housing sector that effectively meets the growing demand for affordable and adequate housing nationwide. Also, implementing this framework signals the extent of the Kingdom's commitment to improving the standard of living and ensuring inclusive development for its citizens. With collective efforts from all stakeholders, the delivery of social housing in KSA can pave the way for a brighter future and a stronger, more equitable society. I strived in this research to uncover new insights that could make a difference. In this regard, I sought to contribute knowledge that is missing in the literature to fill the research gap. In this way, I attempted to move from a centralised to a collaborative governance framework. I also need to understand the dynamics and perceptions of how the stakeholder perceive the topic and their willingness to contribute to the social housing delivery process. The other contribution to policy and practice, is useful to the government of the KSA. The study presents how different stakeholders integrate or work together and how we can understand how the perception of each sector. Further, the KSA government will be able to understand how other stakeholders are thinking and whether there are any barriers in the social housing delivery process. Thus, there is an opportunity for the government to remove those barriers and contribute to the capacity building of different stakeholders so they can be effectively involved in the process. Then it will help to design an appropriate policy framework which in turn help implements Saudi Vision 2030 strategies.31 0Item Restricted AN EMPIRICAL STUDY FOR THE ROLE OF THE MORTGAGE IN THE HOUSE PRICES, REAL ESTATE MARKET AND ECONOMIC GROWTH(Saudi Digital Library, 2023-12-01) Ajeeb, Samar Kamil; Wei Sieng, LaiIn recent years, many countries have shown interest in searching for non-oil sources of income. One of these sources is the bank credit. Bank credit is important to economic growth due to new globalization trends. Saudi Arabia is one of the countries to embark on bank credit. In its Vision 2030, the Kingdom of Saudi Arabia has shifted fundamentally in aligning its interests in non-oil production to promote sustainable development in all sectors. One of the most important tributaries of this production is the real estate market. In 2012, the Saudi Arabian government officially introduced the mortgage system as a new tool to promote economic growth. Therefore, this study focuses on Saudi Arabia as a special case to analyze the impact of mortgages on house prices and its role in solving the problem of continuous high-price houses in Saudi Arabia by using Autoregressive distributed lag model (ARDL) regression using quarterly data from 2005 to 2019. Another purpose of this research is to analyze the impact of mortgages on the growth of the real estate market in Saudi Arabia. For this purpose, Fully Modified Ordinary Least Squares (FMOLS) estimator and annual data from 1970 and 2019 are employed. Finally, this study aims to determine the extent of mortgage involvement in increasing the economic growth rate in oil-producing countries. The Generalized Method of Moments (GMM) is used to analyze panel data of 46 oil-producing countries including Saudi Arabia from 2005 to 2019. The data was collected from numerous sources, such as the General Authority for Statistics (GASTAT), The Saudi Central Bank (SAMA), the World Bank, and the IMF. The outcomes revealed the following: 1) Mortgage has a significant positive impact on house prices in the short and long terms. Furthermore, Saudi employment has a significant positive effect on the prices of houses. However, the opposite result is for CPI, which significantly negatively impacts house prices; 2) there is a positive relationship between mortgages and Saudi’s real estate GDP in the short and the long run. Moreover, employment and investment positively impact GDP in the short and long run; and 3) Mortgage negatively impacts economic growth, while investment and CPI positively impact economic growth. This study fills the existing gaps by investigating the housing problem in Saudi Arabia and the effect of the mortgage system on oil-producing countries by analyzing variables that are directly and indirectly related to mortgages. Future studies may consider using other variables to examine their impact on the real estate market and economic growth if it is related to any other variables in direct or indirect ways.11 0Item Restricted Housing, and Racial Equity(Saudi Digital Library, 2023-04-10) Almohaimeed, Ashwaq; Amini Behbahani, AmirhosseinIn this dissertation I assess the impact of various government policies on employment, wages, health, and housing. Studying the impact of government policy is important not only to conserve resources but also to ensure an equitable distribution of such resources. One major emphasis in this dissertation to accurately measure the impact of government policy. I attempt to achieve this in two ways. First, I used spatial econometric methods to reduce bias in standard econometric models. Second, I use better data by incorporating a larger set of control variables and covering longer periods of time. A standard assumption in mainstream cross-sectional and panel data models is the indepen dence of the sample’s observations across units of analysis. This assumption ensures that the resulting error terms are spatially independent. However, this assumption is often violated in the assessment of government policy where data is often collected at the census tract, zip code, county, or state level, and such spatial units are usually interdependent. In particular, neighboring spatial units are often similar in characteristics, which is a violation of the independence assumption, resulting in estimates that are biased and inconsistent (Anselin and Bera 1998). In addition to accounting for spatial autocorrelation, I also take advantage of geographic discontinuity in govern ment policy to reduce confounding in standard regression models. Moreover, I incorporate many relevant control variable in my models to reduce omitted variable bias. This dissertation is comprised of three essays. The first tackles a government policy which had reaching socioeconomic and demographic consequences, namely the role of Home Owners’ Loan Corporation (HOLC) in shaping the US housing market. HOLC’s residential redlining policy in the 1930s denied racial and religious minority groups access to mortgage financing and home improvement loans as well as access to credit for starting new businesses. This limited education 1 and employment opportunities for African Americans for generations to come. In this regard, I ask, Did historically redlined Zip Codes experience worse COVID-19 outcomes? To answer this question, in Chapter 2, I assess the impact of residential redlining on COVID-19 outcomes. Using georeferenced COVID-19 data and historical redlining maps of Baltimore, I find that COVID-19 cases are higher in redlined neighborhoods while vaccination rates are lower. I measure redlining using historical neighborhood grades produced by Home Owners’ Loan Corpo ration (HOLC) in the 1930s, which resulted in redlining. I also use the Home Mortgage Disclosure Act (HMDA) data to estimate a redlining index which predicts the difference in odds of loan ac ceptance by race after controlling for income, debt, and loan size. Using spatial autoregressive models, I find that historically redlined neighborhoods have significantly higher COVID-19 cases and significantly lower COVID-19 vaccination rates, even after controlling for a host of social vulnerability and residential mobility measures. My second essay investigates the effect of state tax polices on job creation, job loss, and wages. In this context, I used discontinuity in tax regimes to compare business activity and taxes in coun ties that share a state border. My research question is: do cross-border differentials in state taxes affect firms’ job creation, job destruction, and average monthly wages in state-border counties? And if so, does the effect vary by race and ethnicity? To answer this question, in Chapter 3, I asses the effect of cross-border state tax differentials in counties straddling various state borders on job creation, job destruction, and wages. I find that higher top marginal state corporate income tax rates (compared to the state’s neighbors) are associated with lower job creation, higher job destruction, and lower average monthly earnings for small- and medium-sized firms operating in counties along the state’s border. I also find that higher top marginal state personal income tax rates reduce job creation, increase job loss, and have no effect of average monthly wages. In addition, higher sales taxes are associated lower job gains. In my third chapter, I investigate the effect of affordable housing projects on current home prices in areas where there projects locate. This topic is related to both redlining and state tax policies in that the lack of jobs combined with low wages limit affordable housing options and per 2 petuate residential redlining. In this essay I ask, Does the presence of affordable housing projects affect the median area home price in DC? And if so, does the effect depend on area income level? To answer this question, in Chapter 4, I assess the effect of affordable housing on home values in DC at the census tract level. Given that there is significant spatial autocorrelation in median home prices, median income, the number of affordable housing units, and the percentage of non white residents per tract, I employ spatial econometrics methods. I run a spatial Durbin model which regresses the median home price on its own spatial lag, the number of affordable housing units, the median income, the percentage of nonwhite residents, and the spatial lag of the indepen dent variables. The results indicate that the total effect of a unit increase in affordable housing units on the log of median home prices is 0.035 with a p-value of 0.007. This indicates that affordable housing enhances home values in the neighborhood.11 0