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World Expos are ‘world known’ events, with its core business to meet, learn and innovate. The national pavilions specially build for these events are outstanding architectural structures to show off the visitors and the rest of the world. What many people do not know is that the post-use of these structures and the surrounding area are in many situations not optimal and sometimes even abandoned. The Dutch Pavilion designed by MVRDV at the Hannover 2000 expo is one example of this disrepair. The post-use of these specific areas could be more optimal in use and with that even support the local urban and economical development. This research brings you in the complex world of urban area development specifically with the use of a World Expo. Such events are nowadays more and more used as a catalyst for large development projects and for the promotion of the city. This recent initiative should be examined. This research will take a critical look into literature studies and two complying World Expo cases are investigated on their post-use strategies. The result of this research includes a strategic plan which can serve as an advice to future host cities of World Expos how to implement an optimal post-use strategy for these World Expo areas.

The Olympic host cities have been facing difficulties with the post-use of the legacy of the Olympic Games. When organizing the Games, big plans for the city arise and during the event, the city shows its beautiful venues. However, after the Games the venues remain empty and unused. The post-Olympic period offers too little demand for the created venues and public space. During the years, the legacy of the Games has become more and more important and host cities are planning their legacy from the initiative phase on. However ‘white elephants’ still occur. Just planning the legacy does not seem to be enough. The mega-event strategy should be connected with the long-term perspectives of the host city’s urban regeneration plan. The master thesis is to investigate how the aspects of post-use creation are implemented on building level and to what extent the mega-event strategy of the Olympic host city influences this implementation. These aspects of post-use creation are at city, area and building level and contain the; urban planning, stakeholders, social costs & benefits, mobility, program, routing, catchment area, organization, adjustability, architectural value and function factor. The research methods used in this master thesis are a literature study, the case study method and a cross-case analysis. The cases of Barcelona, Athens and Beijing are investigated on the aspects of post-use creation and the cross-case analysis has provided lesson learned of these cases. These lesson learned form the basis of the theoretical guidelines to enlarge the chance of post-use creation on building level, which is the end-result of this thesis. Important is the integration of the aspects of post-use creation in the mega-event strategy, connecting it with the long-term perspectives of the urban regeneration plan of the host city. Especially the aspects of urban planning, program and adjustability are of great influence on enlarging the chance of post-use.

Motivated by the increasingly noticeable amount of structural vacant office buildings, this thesis contributes to the existing literature of user’s preference to prevent structural vacancy. However, this thesis tries to shed light on the effects of different indicators (flexibility and partitionability) that influence the (physical) adaptability of a building. An important part of this study is the methodology used to measure these indicators. To prove that these indicators contribute to the user’s preference, a revealed preference approach is used in which 64 buildings are analysed over the last 5 years. The outcome of this study indicates that there is a statistical significant relation between structural vacancy and the level of flexibility of a standard office floor. The thesis emphasises the importance of factoring in adaptability indicators during the decision-making process of the acquisition of (new) office buildings. For real estate investors who are investing in office buildings, this implies that they should be aware of the effect of adaptability indicators on office user’s preference.

Gedurende een lange periode kon de kantorenmarkt als een aanbodgestuurde markt worden beschouwd. Het aanbod was kleiner dan de vraag en nieuwe kantoren werden, ongeacht locatie en kwaliteit, vrijwel zonder problemen gevuld. Daar is inmiddels verandering in gekomen. De leegstand in de kantorenmarkt is groot en er is sprake van een vragersmarkt, waarbij kantoorgebruikers steeds verdergaande eisen stellen aan hun vastgoed. En omdat de leegstand een structureel probleem is, zal deze situatie langjarig aanhouden. In een dergelijke markt is het belangrijk om goed in de huid van de kantoorgebruiker te kunnen kruipen. Dat gebeurt echter nauwelijks. De meeste onderzoeken onderscheiden gebruikers naar bijvoorbeeld omvang of bedrijfssector, maar dat blijven zeer beperkte indelingen. In deze analyse is daarom op een aantal andere manieren gekeken naar de gebruiker en is onderzocht of er een segmentatie (indeling) te vinden die veel beter aansluit op de voorkeuren voor locatie- en gebouwkenmerken. Daaruit volgt de onderstaande centrale probleemstelling: Welk type indeling van kantoorgebruikers is het beste om huisvestingsvoorkeuren van gebruikers aan te koppelen? Vanuit het theoretisch kader zijn daarbij een aantal verschillende manieren naar voren gekomen waarop gebruikers gesegmenteerd kunnen worden: • De eerste type indelingen zijn gebaseerd op bedrijfskenmerken: de sector, de bedrijfsstijl of een combinatie van beiden. Bij de sector handelt het om de bij de Kamer van Koophandel ingeschreven bedrijfssector. Bij de bedrijfsstijl staat de wijze waarop een bedrijf omgaat met een aantal kernwaarden centraal. Hierbij is onderscheid gemaakt tussen bedrijven die gericht zijn Kosten & Efficiëntie, op Klant & Kwaliteit of op Creativiteit & Innovatie. • Bij de tweede indeling staat het type kantoor (hoofdkantoor, front-office of back-office) centraal. • De derde indelingsmethode betreft een clusteranalyse, waarbij de relatie tussen de kantoorgebruiker en zijn voorkeuren andersom bepaald wordt: op basis van overeenkomende voorkeuren worden de gebruikers zo goed mogelijk geclusterd in een zelf te bepalen aantal clusters. • De laatste indelingsmethode is een geografische indeling, waarbij de bedrijven binnen dezelfde deelgebieden geclusterd worden. Om de centrale stelling te toetsen zijn de kantoorgebruikers toegevoegd aan de gebouwendatabase zoals die door Remøy en Koppels is opgezet. De gebruikers zijn vervolgens geënquêteerd, waarbij de vragenlijst met name inging op locatie- en gebouwvoorkeuren alsmede op een aantal bedrijfsmatige aspecten. Bij de analyses zijn vervolgens huisvestingsfactoren gekoppeld aan de verschillende indelingen. De verwachting daarbij was bijvoorbeeld dat gebruikers uit de “creatieve & innovatieve” hoek duidelijk andere voorkeuren voor wat betreft kantoorgebouw en locatie hebben dan gebruikers die “kosten & efficiëntie” opgeven. Bij de indelingen is er gekeken naar de homogeniteit van de huisvestingsvoorkeuren binnen de verschillende groepen. Er zijn echter nauwelijks significante homogene groepen uit de analyses voort gekomen ondanks de ruime significantienorm van 75%. De analyse waarbij de waarderingen van huisvestingsfactoren tussen de verschillende groepen met elkaar wordt vergeleken heeft hierdoor ook geen significante uitkomst gegenereerd. De resultaten binnen dit onderzoek hebben daardoor alleen een indicatief karakter, harde conclusies kunnen niet worden getrokken. Reflecterend op het onderzoek waren de ambities hoog, het koppelen van kantoorgebruikers aan huisvestingsvoorkeuren is daarom ook niet geheel geslaagd. Aan zowel het verzamelen van informatie als bij wijze van segmenteren van de verschillende indelingen zijn verbetering mogelijk. De omvang van het aantal respondenten speelt hier ook een belangrijke rol in. Ondanks dat er binnen deze studie geen harde conclusies kunnen worden getrokken ben ik ervan overtuigd dat het belang van goede indelingen van gebruikers in de nabije toekomst een grotere rol zal gaan spelen. Als de voorgestelde verbetering uitgevoerd worden dan zal dit wellicht leiden tot indeling die wel breed toepasbaar is.

Onderzoek naar het betrekken van de gebiedsexploitatie bij het verdienmodel van een gebiedsontwikkeling om de haalbaarheid van duurzame energie in de nieuwe realiteit van gebiedsontwikkeling te bevorderen.

Financial feasibility of office conversions. Hoge leestand op de kantorenmarkt, afwaarderingen en demografische ontwikkelingen bieden kansen voor projectontwikkelaars; kansen op het gebied van herbestemming van leegstaande kantoren naar woningen. De praktijk wijst echter uit dat onder invloed van gebrek aan inzicht in financiele haalbaarheid, herbestemming nog maar weinig van de grond komt. De hoofdvraag luidt dan ook: Onder welke omstandigheden (locatie, markt en gebouw) is herbestemming van leegstaande kantoren naar woningen financieel haalbaar voor projectontwikkelaars? Theoretisch onderzoek, projectanalyses en interviews hebben geleid tot een rekenmodel dat antwoord kan geven op deze hoofdvraag. Een rekenmodel waarmee de financiele haarlbaarheid van herbestemming op basis van een beperkt aantal variabelen inzichtelijk gemaakt kan worden.

Management Summary Background Due to demographic developments the Dutch healthcare market will grow as a whole. The Wmg has ensured that there will be more transparency in this healthcare market. Patients have more insight into the quality of treatments offered by various health care providers. Because of the introduction of integral performance funding hospitals have more financial risk. A hospital is therefore in a larger way responsible for attracting customers and making profit. The discontinuance of the construction regime specifically presents additional risk on the hospitals real estate. Both trends force hospitals to be more profitable and competitive. This means that on the one hand hospitals have to attract more customers and on the other they have to sell more healthcare packets to health insurance carriers at sharper prices. Especially with an continuously growing B-segment. If a hospital is well appreciated among patients the hospital can afford to demand higher prices from insurance carriers because the Zvw made it possible for patients to switch carriers. Environmental psychology The environment of a hospital can influence a patient in different ways. A patient’s expectation can be met or even exceeded. It can improve the mood of staff and patients. And finally, the environment can contribute to a ´healing environment´. Although no patient will be influenced by all aspects of an environment as complex as a hospital, they will consciously and unconsciously use certain aspects in their assessment of the hospital. This assessment will contribute to the way a patient remembers his or her stay. This in turn will affect patient satisfaction and thus the image of a hospital. Discrete Choice Analysis After examining possible research methods it is shown that the Discrete Choice Analysis (DCA)is suited for this research. It is expected that results obtained in such a way will reflect actual real life choices in a better way than directly asking would. For a DCA a product is divided into a set of attributes. For each attribute a number of levels is distinguished. For instance, the surface of a hospital room in m2 is an attribute. The attribute levels can then be 20, 30 and 40 m2. If one now chooses a random attribute level for each attribute one has a choice alternative. A respondent may now be asked which choice alternative from a choice set of two choice alternatives are preferred. Using this way it is not immediately clear to a respondent which attributes and attribute levels are used in a certain choice alternative. As a result the respondent is forced to a selection based on intuition. From the results one can now calculate the relative utility that is associated with the various attributes. Survey The DCA in this study uses 6 attributes, 4 with three levels and 2 with two levels. This gives 34 x 22 = 324 possible room configurations. Tabel 1 shows the attributes that were used in the DCA. With the exception of the number of beds per room with all attributes can be assumed that the preferences go from high to low. Using Kuhlfeld’s (2010) %MktEx algorithm an efficient design of a 36 sets of two alternative choices was made. To limit the time needed to fill out a survey each respondent were ransomly shown 12 of these. After completing the DCA, the respondents were also asked to give a number from 1 to 10 to indicate the importance associated with the attributes. To get a sufficient amount of responses visitors of two hospitals in Amsterdam were asked to fill out the survey on laptops that were set up. This ensured that the responses are as reliable as possible in terms of influences that the environment has on a person and the respondents experience with hospitals. Results and Conclusions The sample corresponds very well with the Dutch population. This gives an indication that the results a high degree of reliability. Table 2 shows the average grades and the corresponding standard deviation of the marks given to the various attributes. Table 3 shows the results of the DCA, the nutswaarde value shows utility value in associated with the attributes and attribute levels. After an analysis of these results the following recommendations for the development of hospital rooms can be summarized: Multinomial Logit Parameter Estimates DF Nutswaarde Standard Error Chi/Square Pr : ChiSq Hazard Ratio 4 bedden 0 0 0 . . . 2 bedden 1 0.81370 0.07824 108.1647 <.0001 2.256 1 bed 1 1.47079 0.08468 301.6757 <.0001 4.353 NVOlaag 0 0 0 . . . NVOmidden 1 -0.10561 0.07876 1.7982 0.1799 0.900 NVOhoog 1 0.22897 0.08167 7.8602 0.0051 1.257 Lichtlaag 0 0 0 Lichtmidden 1 0.42878 0.07201 35.4525 <.0001 1.535 Lichthoog 1 0.63911 0.07304 76.5615 <.0001 1.895 Veel bebouwing 0 0 0 . . . Enige bebouwing 1 0.32922 0.07619 18.6714 <.0001 1.390 Geen bebouwing 1 0.67739 0.07934 72.9003 <.0001 1.969 Standaard meubels 0 0 0 . . . Luxe meubels 1 0.21699 0.06462 11.2771 0.0008 1.242 geen wifi 0 0 0 . . . wifi 1 0.52828 0.06446 67.1610 <.0001 1.696 Tabel 3 Nut attribuut-niveaus Do not offer only single rooms but a mix of single and double rooms with a possibility for patients opt for one of those; Do not design rooms with big floorplans; Surface daylight 10% compared to floor area; Ensure a minimum quality of furniture; Always offer wifi.  

Dutch developers are thought to have been able to outcompete the owners of existing office space on rental pricing (the phenomenon). For tenants it was more inexpensive to move to newly proposed (not yet existent) office space than to remain where they are, or move to other existing office space. Three theoretical reasons were identified for the phenomenon to exist: 1) rent price lagging of existing assets to new market information, 2) lower production costs for the new development and 3) the creation of margin between development costs and asset selling price. Especially the latter has had influence on the phenomenon's existence. Three main aspects are identified for the creation of margin: 1) A period of Yield Compression (2004-2008) enabled great selling prices to be obtained. Thereby margin was created. It also led to a decrease in financing costs and allowed for the neglect of given lease incentives by developers, 2) the use of the normative residual land value method enabled margin to exist altogether and allowed for additional margin to be created, and 3) the use of Lease Incentives by the developer has shown to have an amplifying effect: Profit Sharing/the High-Low Method effectively lowers the rent level of the tenant by making maximum use of the created margin. Sources used: literature, expert interviews, key-actor interviews, dataset analysis and sensitivity analysis.

The Dutch office market is characterized by a large supply of office space and a high vacancy of 14,6 per cent due to a structural mismatch between supply and demand. On top of the normal and extended vacancy there is also an unregistered vacancy created by tenants and user-owners. This so-called hidden vacancy in the office market could be larger than the office owners register now. Tenants face a hidden oversupply of square meters in the market once the leases come to an end. Current space consumption reflects past demand which depends on past rental rates and past expectations of required space during the course of the contract. It does not reflect the current rental rates and current need of space. This research has focused on the difference between the current office space occupancy and the actual current space demand at the prevailing market rent.

There exist some difficulties in the valuation of empty office buildings. There are different methods to determine the value of an office building. Some of those methods are based on potential revenues. In the figure below the different valuation methods are classified by principle. The valuation of empty office buildings from an income perspective is difficult, because the office buildings do not generate income. It is unrealistic to use “fictive cash flows” when valuating empty office buildings on locations where there is no market demand for office buildings. Furthermore, there is one principle that is based on comparing transactions and values. This method is hard to use and illogical. In this research there is looked at the value of empty office buildings from a conversion perspective.

Er is een financiële quickscan gemaakt voor de verduurzaming van bestaande kantoren. De duurzame technische maatregelen zijn inzichtelijk gemaakt met behulp van het EPA-U instrument. Uiteindelijk kunnen de consequenties voor de gebouweigenaren worden weergegeven.

Met als bijlage: A0 poster. Following the European mandate on CO2 reduction, the Dutch government has set a 2% CO2 reduction per year for all sectors. To obtain this CO2 reduction, buildings have to be built more energy efficient. This study relates to the Energy Performance of Buildings Directive (EPBD), which requires sellers to provide houses with a label that informs consumers about the energy performance of the building. It is thought that market parties will use the EPBD-label to negotiate selling prices. However, project developers doubt about consumers' willingness-to-pay for high-end sustainable housing, and perceive the development of housing project with an energy index of 0.7-0.51 (A+) or 0.5 and lower (A++) as an increased strategic risk. This study uses a discrete choice experiment with photos. The consumers' willingness-to-pay was assessed for newly built energy efficient houses in the Netherlands and analyzed with Non Linear Regression Modelling. The questionnaire was first piloted with 187 participants. The final questionnaire was submitted to all members of the Dutch Association for occupant-owners who received the electronic newsletter. A total of 815 respondents (1%), mainly occupant-owners, filled out the questionnaire. They were asked to choose between two images representing the residential building of their choice with two attributes, namely energy label (A, A+, A++) and the selling price at 4 levels (cost-plus price and 5%, 10% or 15% increase). The results showed that people assign higher utilities to newly built energy sufficient housing, both for A+ and A++ quality. Moreover, they would be willing to pay a 5% higher market price for an A+ labelled house, and up to 10% for the high-end sustainable residential building (A++). Results indicate that project developers might profit from designing housing projects with a higher energy saving profile than they currently do. They might even do so at lower strategic risk.

Locatie, locatie, locatie is verleden tijd. Ook gebouwaspecten spelen een belangrijke rol in de performance van een kantoorgebouw. Met andere woorden wil dat zeggen dat de gebruiker steeds meer invloed uitoefent op de economische performance van kantoorgebouwen en vastgoedeigenaren daar steeds meer rekening mee moeten houden. Dit onderzoek richt zich op de invloed die locatie-, perceel- en gebouwaspecten uitoefenen op de financieel economische performance van kantoorgebouwen op de Amsterdamse kantorenmarkt in eigendom van institutionele vastgoedbeleggers.