EFFECTS OF THREATS ON ETHICAL BEHAVIOR OF PROFESSIONAL VALUERS IN SRI LANKA

Ethical behavior means compliance with the ethical standards. Though there are fundamental standards, unethical behavior may emerge due to many obstructions (threats) arise in property valuation profession. To date, there is no evidence of adequate research on this issue. This paper focus on analyzing the factors affecting on the ethical behavior of valuers over mortgagevaluation in Sri Lanka. Based on the quantitative approach the data was collected from 100 professionals. In particular, following factors such as self-interest threat, self-review threat, client conflict threat, advocacy threat, familiarity threat, and intimidation threat were analyzed. Results revealed that, all other tested factors except intimidation threat, influenced the ethicalbehavior of valuers in mortgage valuation. It is recommended to organize awareness programmes on ethical behavior frequently

REAL ESTATE PRICE INDICES CALCULATION METHODS: METHODOLOGICAL REVIEW

Sri Lankan Real Estate market is experiencing a boom after the post war period. In the present context investments in real estate markets have been increased by both local and international investors where international investors play a significant role. Even though there are more investment opportunities in the Sri Lankan Real Estate market, the absence of a proper mechanism to identify the price trends in real estate properties have become a vital issue which bothers investors in the decision-making process. Filling this research gap in Sri Lankan context is of vital importance not only to the potential investors and policy makers in the Real Estate market but also to professionals in other businesses who will be benefited equally while serving their information thirst. The thirst. The data collection was purely literature based. Among the available sources, there are different types of indices available worldwide. Among them, real estate price indexes were selected for further analysis purposes. Many methods have been applied to calculate the real estate price index, yet no review has done to identify which method is most suitable for Sri Lanka. This paper aims to present a critical review of the real estate price index calculation methods and techniques already applied. Real estate price index calculation methods were used as data of this study and it was collected through 35 Google scholar indexed Journal articles during 2000-2020. Critical review method and descriptive review method were used to analyze the data according to the chronological order. As per the analysis of the literature, there are 6 main methods to calculate the property price index such as, Simple Mean/ Median method, Stratification or mix adjustment method, Hedonic Regression method, Repeat sales method and Appraisal-Based methods. However, results emphasized many methods are quantitative as well as the Hedonic Regression method is the most commonly and widely used method. In addition, it is appropriate method to construct a property price index in Sri Lanka. Keywords: Real Estate Price Index, Hedonic Regression Model, Repeat Sale model,Appraisal Method

Influential Factors on the Effectiveness of Land Title Registration Program in Sri Lanka: Professional’s Perspective

In Sri Lanka, the land registration system is presently experiencing countrywide conversion from a deed registration system to a title registration system. It is noted that the outcome of the conversion is little than expected. Many criticised slower progress and process hence, the system is not effectively moving. Studies have evaluated the determinants from the end users’ perspective, in fact, evidence of a formal study on the views of professionals in Sri Lanka is absent. Therefore, this research is focusing to analyse the professional perceptions on the factors that are influential in the effectiveness of the land title registration program in Sri Lanka. For this purpose, seven pre-determined factors that affect were used viz., awareness of program and participation, administration issues, attitudes and perception, social issues, technological, legal, and access to information. The mixed-method research approach was utilised in this research. A five-point Likert scale questionnaire developed as a google form was circulated among 60 professionals selected through purposive sampling method, who involves in land title registration program in Homagama and Moratuwa Divisional Secretariat Divisions to collect perceptions. Further, tele-interviews were conducted with 06 key professionals selected from the Bim Saviya project Head Office. Data analyses rely on the Pareto analysis, descriptive statistics, and spearman’s correlation analysis as quantitative methods and the Analytic Hierarchy Process (AHP) as the qualitative approach. Results revealed that the factors of awareness of the program and participation for activities and administration factors are highly influential for the effectiveness of the Bim Saviya Program in terms of both quantitative and qualitative measures. As per the outcome of the study, it is recommended to take immediate and necessary actions to mitigate the problems regarding prior factors for the establishment of an effective land registration system in Sri Lanka. Keywords: Effectiveness, Land Administration, Land Title Registration, Property Rights, Sri Lank

Analysis of Causes on Suburban Traffic Congestion Reference to Ragama town, Sri Lanka

A developed transportation system, connecting rail and road is an outcome of the substantial concentration of inter-related activities in an urban area. Thus, traffic congestion is inevitable. Congestion increases the travel time and decreases the efficiency of activities, consequently, congestion increases the economic cost of activities. Hence, traffic congestion is a problem for society and to the economy. A huge volume of literature is available on traffic and related research along with few concentrating on causes of congestion. Yet no studies focused on the sub-urban centers. Therefore, this research aims to analyse the causes on traffic congestion in one of the sub-urban areas of Sri Lanka. The study focused on four major issues, such as physical, technical, social, and legal. Data were collected using a five-point Likert scale questionnaire from conveniently selected 70 commuters, and in-depth interviews were conducted with five professional experts on the same factors. Analysis completed in both quantitative and qualitative approaches and the findings indicate physical and technical issues are significant in both analysis. Hence, the policy makers advise to consider the remedies more on physical and technical factors to improve the smooth flow of traffic

Assessing E-Learning Satisfaction: University Teachers' Perspectives

Online education has automatically acquired a prime position in the education system as a new paradigm in the context of the present COVID pandemic.  The efficacy of online education is determined by user satisfaction, which eventually increases users' intentions to continue with online education. This study involves assessing University lecturers’ satisfaction towards the e-learning system as a mode of lecturing. An online questionnaire survey was conducted using a convenience sampling technique and 200 questionnaires were distributed among academics in all National Universities in Sri Lanka. One hundred twenty-eight (128) responses were collected within one week (response rate about 64%). The analysis explored descriptive statistics and variance-based structural equation modelling in Smart PLS. The findings revealed that the satisfaction of academics for e-teaching activities is positive and above average in terms of perceived usefulness, confirmation, task technology fit, system quality, information quality, and training dimensions. Finally, 88% of respondents have agreed with blended teaching methods in the future while recommending strategies for integrating a considerable array of technologies' capabilities in higher education institutions. The paper contributes to existing knowledge by considering the majority of factors and their impact on e-learning satisfaction. Also, it deliberates the issues and challenges academics face about e-learning mode and their future blended teaching recommendations.  KEYWORDS:    E-learning satisfaction, blended-teaching, challenges in e-learning, university academic staff, COVID 19 pandemic &nbsp

RESIDENTIAL SATISFACTION ASSESSMENT IN PUBLIC AND PRIVATE HOUSING SCHEMES: EXPERIENCE FROM COLOMBO SUBURBS

Housing is not just one of the most basic human needs, but it also serves as an indicator of the population's living standards. The satisfactory housing with adequate facilities meets the quality standards, users’ expectations and aspirations. When the government built public houses eventually the private sector also tends to build their own housing schemes to reside people. However, there is an issue regarding the satisfactory housing indicates the residents’ quality of living with residential satisfaction. Therefore, the study evaluated the residential satisfaction that means from meeting a need or goal in public housing scheme and private housing scheme in Colombo Municipal Council limits, Sri Lanka. The study measures the residential satisfaction through three indicators which were; dwelling unit feature and quality, housing supportive services and neighborhood environment. Convenient sampling adopted to select 100 households to conduct the questionnaire survey in both housing schemes. SmartPLS was used to get the quantitative findings of the study. In private housing schemes, residents are more satisfied with dwelling unit features and the housing supportive services are significantly influenced for the residential satisfaction. In public housing scheme, the residents are satisfied on neighborhood environment which makes the positive influence for the residential satisfaction. Therefore, as per the findings, it adds value to the field of research in the residential setting. In addition, this research is essential to guide the improvement of residents’ satisfaction in future housing development projects in Sri Lanka. Keywords: Residential Satisfaction, Dwelling Unit Feature Quality, Housing Support Services, Neighborhood Environment, Public and Private Housin

Mapping the operation of Airbnb in Sri Lankan cities

Airbnb is most famous as a part of the growing “sharing”, “peer-to-peer”, or “digital” economy where the platform transformed the traditional tourist accommodation services through its novel business model. In order to comprehend the influence of Airbnb on the tourism and hospitality landscape, it is critical first to understand the market and how Airbnb operates. Therefore, in this study, we explore the operation of Airbnb in Sri Lanka using descriptive statistics and maps by analysing the scrapped data of the Airbnb website. The study results show that Airbnb has been well established on Sri Lankan soil as an alternative accommodation service provider, and the listings have been scattered across the country. However, most listings tend to concentrate in the city centres of famous touristic districts and tourist resort regions in Sri Lanka. These findings will provide a valuable avenue for further investigation of the operation of Airbnb in Sri Lanka

Rating Valuation Model for Residential Properties in Sri Lanka: Case Study in Homagama

Similar to the most countries, the property tax is the main source of income in local government authorities in Sri Lanka.  Property taxes include a variety of taxes on land, building & other immovable property. Rating is one form of property taxes and it is the major property tax in Sri Lanka.  The current practice of rating levying in the country is on the basis of Annual Value of the property. However, in some developed countries such as United Kingdom, it is calculated on the basis of the capital value. Hence, the aim of this research is searching for an alternative approach for rating valuation based on the capital value of the property. Data collection was mainly done with the help of Rating Cards maintained by the Government Valuation Department of Sri Lanka. Results indicate that six main factors significantly influence in calculating the capital value. Hence, the final model, which is based on both land and building values was calculated according to the six factors that were significant in the analysis. Key Words: Rating Valuation, Capital Value, Annual Value, Mass Appraisal, Valuation Mode

THE CONTRIBUTION OF SPATIAL PLANNING TO REDUCE THE POVERTY DISPARITY IN SRI LANKA

Sri Lanka experiences a satisfied growth rate but still one fifth of the population is living below the poverty line.  In Sri Lanka the total poverty ratio is declining from 26.1% in 1991to 22.7% in 2002. But in spatial analysis there is a great disparity in the number of people below the poverty line. The results indicate that there is a relationship between the spatial distribution of poverty and the provincial contribution to the GDP. The sector wise contribution of the GDP indicates only two sectors i.e. the service and the industrial emerges while the agriculture sector declines.  Hence it is evident that the intervention of planning on the sectors is essential that needs immediate attention. The study basically based on the secondary data and the data were analyzed in cross tabulations and in graphical formats to draw conclusions.  Also the data were analyzed through maps where ever necessary. Keywords: Spatial planning, Development, poverty, Economic growthFor full paper: [email protected]

TITLE REGISTRATION AS A SOLUTION TO SECURE THE LAND TENURE IN SRI LANKA

In the present day context of planning and development there is no doubt that the existing land policies are not strong enough to face the challenges of the new trends of the global economy. The prevailing land tenure system in most developing countries is still largely a mixture of statute law and customary law, resulting in a situation where ownership, land tenure and usage rights are ill defined and undocumented.  It is estimated that up to 90% of the land parcels in many developing countries have no documentary evidence of title. Registration of title will be giving a gilt-edge security to the tenure of the land. It removes the risk, and increase the marketability of land in a transaction. Sri Lanka also experiences the same as the other developing countries. At present Sri Lanka state dominated agricultural land accounts for 2.79 hectares of this land area of this 63% is owned by the state, but farmed by private farmers under varying tenure arrangements.  Non-allowance to mortgages of these non clear tenancy arrangements is a serious problem faced by the farmers in Sri Lanka. Apart from that, almost 19000 cases are found related to land ownership problems in Sri Lankan courts. In year 2000, it was found that 62% out of the total criminals were related to land ownership problems. Realizing the factors that inhibit the efficiency of the land market, the Sri Lanka government enacted title registration in to the legal system and applied the provisions in three major locations as a pilot programme. It is mainly expected from the program to issue a legally valid certificate for each land parcel in the country with a view to build the foundation for a long term land administration programme in Sri Lanka. There are many benefits that are expected from the programme. The objective of the study is to identify how far and to what extent this system can be used to secure the tenure in Sri Lanka. The data was collected through primary and secondary sources. To analyze this form the customers point, data was collected from fifty people through a questionnaire from Divulapitiya Divisional Secretariat division. The results indicate that 60% have been received the certificates and they strongly agree that the system increases the security of the tenure of lands. Keywords: Developing Countries, Land Tenure, Land Title, Registration of TitleFor full Paper: [email protected]