فهرست مطالب عباس عرب مازار

The production of all goods and services is often associated with unwanted side output, which neglecting it in the calculation of the output can cause a significant distortion in the calculation of productivity This article, using the estimation of Malquist--Lionberger and Malmquist indexes, has investigated the difference in the results of attention to the undesirable output in calculating the productivity of 24 ISIC two-digit code activity fields during the period of 2011-2018. . The comparisons show that there is a significant gap between the productivity score with regard to adverse conditions and productivity regardless of adverse conditions. The results of the test confirm the existence of the considered significant difference.Therefore, it statistically makes and considering unfavorable is more reliable and can be more appropriate in this context. The average productivity of the manufacturing sector without taking into account the undesirable result was equal to 0.895, while with this result, the productivity of the same sector reached 0.908. This result shows the importance of paying attention to the side output for accurate measurement of corporate productivity

The purpose of this article is to list the legal, jurisprudential and executive obstacles and challenges of securitization of bank facility assets, and by using the normative and descriptive-analytical methods, some solutions will be proposed to extend the use of this tool. The findings show that despite the serious need of banks to increase their ability to provide facilities, there are some challenges such as the high cost of issuing securities, the pricing of claims regardless of market conditions (financial repression) and the higher profits of other parallel markets compared to the earnings of these securities, prolonged examination process and complex structure of securitization, the suspension of the use of this tool due to the 2008 financial crisis, the high credit risk of borrowers and the low quality of bank assets, the existence of six jurisprudential theories about sale and the lack of consensus among jurists in this context, legal and regulatory gap in the establishment of corporate governance in banks, and the non-applicability of the tax laws of partnership bonds to securities resulting from bank claims, which all lead to a decrease in investors’ motivation to buy these bonds on the one hand and a decrease in the willingness of banks to securitize claims, on the other. The consequences of not paying attention to this matter will appear in the reduction of banks' financing power, which will in turn decrease their capital adequacy ratio.

Taxes are considered as a stable and sustainable source of public financing of governments and policy makers which always looking to make the most of this financial tool by establishing optimal tax laws in order to achieve economic goals. On the other hand, in most of the tax systems implemented by governments in different countries, tax incentives are considered in the form of various types of tax concessions for economic agents. In Iran's tax laws, exemptions and incentives have been considered in different tax bases. One of the exemptions granted in Iran's tax system is the exemption of interest in various deposits in Iranian banks. In this paper, the effects of the tax on bank deposits interest are investigated in the form of a permanent tax on bank deposits interest in deterministic DSGE Approach. The obtained results show that with the permanent tax on bank deposits interest, if the economic agents are informed about the implementation earlier, the increase in total consumption will continue for a longer period of time and the increase in total production. Bank facilities paid to companies, investment and capital stock will also be higher and this increase will continue for a longer period of time. Therefore, it is recommended that if the economic policy makers intend to implement the tax on bank deposits interest, in order to increase the level of production and investment to a greater extent and for a longer period, the implementation of this policy should be announced to the economic agents as soon as possible.

Rental housing has been affected by housing prices in different periods and the growth of housing prices has reduced the purchasing power of housing applicants and increased the percentage of rented households. Therefore, any recession and boom in the housing sector has a direct impact on the housing rental market, and planning to control the rental market will not be achieved without considering the housing market. In this regard, the purpose of this study is to investigate the factors affecting housing rent based on two groups included large, small and medium cities in Iran using the Generalized moment method (GMM) in the period (2008-2018). The results show that housing rental prices in the previous period, housing prices, land leverage and real per capita income of urban households had the most positive impact on housing rents in both large and small and medium cities. Also, the impact of housing prices and rental prices in the previous period has been greater in large cities. Also, Housing bank facilities, the number of urban marriages and the real interest rate were other variables affecting the rental price of housing in urban areas.

Reducing dependence on oil revenues and financing government expenditures from tax revenues have always been emphasized in the country's development plans. Increasing the role of taxes in financing the government budget, as a stable source, is one of the government's concerns. This has been evident in the development plans, especially since the Third Economic Development Plan. The dependence of the budgets of oil-exporting countries on revenues from the oil export can have devastating effects on the economies of these countries such that a significant part of government revenues is subject to high fluctuations which are later transferred to government spending as a tool of fiscal policy. Fiscal instability of the government causes instability in essential public sector expenditures, which undermines the long-run growth. The existence of financial stability is a key to achieving macroeconomic stability/ It enables the continuation of expenditures related to public goods needed to lay the grounds for economic activities that ensure long-run economic growth. However, tax income is the most appropriate type of government revenue, and the higher the share of taxes in government spending, the less economic impact it will have. Compensation for the reduction of tax revenues due to exemptions causes the government budget to become more dependent on oil export revenues, which can have harmful effects for the country. The corrective approaches in tax laws with the aim of increasing tax revenues can be the introduction of a new tax base with two methods reducing tax rates and increasing the base. One of the tax exemptions granted in the Iranian tax system relates to the income from the interests on saving accounts and bank deposits. In this study, the impact of bank interest taxes on economic variables is investigated. So far, several domestic studies have been conducted in this field.  The model used in this research follows Boscá et al. (2019) and Gerali et al. (2010), but it is adapted to the conditions of the Iranian economy.

The impact of tax on bank interests on economic variables in Iran can have many positive and negative economic effects. Therefore, in this study, the impact of tax on income interest on macroeconomic variables is investigated. Given that this tax is imposed for the first time on the Iranian economy with no historical data, its effects can be examined in the framework of a dynamic stochastic equilibrium model. The innovation of this research is to generalize the analytical framework of dynamic stochastic general equilibrium models according to the economic characteristics of an oil-exporting country, including households, firms, banks, government and central bank. For this purpose, the model has been designed in accordance with the conditions of Iran's economy. The objective functions and constraints of each of these economic agents are introduced, optimized and used from the first-order conditions, a set of economic relations is extracted, and then the model is simulated by determining its initial values ​​ and calibrating the parameters. To evaluate the model, the moments of a number of endogenous variables of the model are compared with the real-world moments, which results in relative success in simulating the variables in the Iranian economy. Finally, the reactions of the variables to the tax on interests are examined.

The results show that, by taxing on the interest income of households, household’s consumption, national employment and production increases. On the other hand, the power of the bank’s loan payment decreases and, consequently, the borrowing by the banks from the central bank increases (in order to compensate for the lost resources). Also, by imposing a tax on interests, the demand for facilities and, consequently, the total payment facilities of commercial banks and the Ricardian household’s deposits in the bank are reduced, which leads to the reduction of the total power of banks to give loans. In addition, with the increase of facilities to firms and the reduction in the payment of loans to the Ricardian household, the composition of commercial bank assets will change.

In countries with economic instability, the imposition of a tax on interests can lead to the withdrawal of financial resources from banks and their investment in non-productive economic activities, thus causing more instability in the economy. The first recommendation in this regard is that, before imposing such a tax, it is necessary to stabilize the economy. In addition, to measuring the effects of the tax on the interests of bank deposits on economic variables, the efficiency of the budget and the efficiency of the banks to direct the deposits to production and investment become particularly important. The results suggest that the allocation of resources by the banks should be more efficient, because the reduction in the amount of deposits may result in inefficient allocation of resources.

Unequal distribution of income and wealth in society will cause serious problems in the economic, social and political spheres. In this regard, tax resources are the most important tools of the government to improve and redistribute income. Considering the role and importance of taxes in income distribution in society, this study intends to evaluate the tax system in terms of income distribution in the provinces of the country using data from 2006 to 2016 and the generalized torque model. In this regard, the effect of corporate income tax, income tax on individuals, wealth tax, tax on goods and services, inflation rate, unemployment rate and GDP per capita on the Gini coefficient (income distribution inequality index) has been studied. The results of model estimation show that the effect of taxes on goods and services of the provinces and the unemployment rate of the provinces on the Gini coefficient is positive. In other words, examining the relationship between these variables and the Gini coefficient shows that these variables are directly related to the Gini coefficient. As these variables increase, the Gini coefficient increases and income inequality increases. The effect of income tax on legal entities (companies) of provinces, tax on income of natural persons, provinces, GDP per capita of provinces and wealth tax of provinces on Gini coefficient is negative and significant, in other words, these variables are inversely related to Gini coefficient. As variables increase, the Gini coefficient decreases.

Iran’s economy is among the economies with low resilience and high vulnerability. Economic resilience refers to the ability to cope with various economic shocks and the extent of recovery after a crisis. Economic Resilience which means enduring the effects of shocks and recovering quickly from economic shocks and returning to pre-crisis functioning, can help make the economy more resilient. Because different markets are related to this sector in various ways, in the event of a crisis or external shock and instability in this sector other sectors are affected as well; making the need to pay more attention to the stability of the sector and, to a greater degree, its resilience apparent. The purpose of this article is to investigate the effect of fiscal, monetary and exchange rate policies affecting the resilience of Iran's government budget sector. For this purpose, a macro econometric model was designed for the Iran’s economic. The policy variables used are legal reserve rate, banking system debt to the central bank, government construction budget, government oil revenue, deposit interest rate and official exchange rate and identified appropriate policies to increase the resilience index of the government budget sector by applying different scenarios. As well as the implementation of the combined scenario for the government budget sector resilience index shows a 53.61% increase in the average. The results showed that in the event of a shock, it is possible to prevent a sharp decline in the resilience index of the government budget sector by using a combination of economic policies.

Fiscal policies can be used as an appropriate tool to achieve regional balanced development goals and programs. In this regard, the government can contribute to the development goals of balanced development of regions through effective and efficient tax exemptions by increasing investment, transfer of knowledge and technology. In this regard, the purpose of this study is to investigate the effect of tax exemptions (Article 132 of the Law on Direct Taxes) on the number and value added of industrial units established in deprived and less developed areas in Iranian provinces using method of panel data during 2006-2016. The results indicate that the volume of physical capital, the number of employees, government capital expenditures and bank payment facilities to industrial sector have positive effects on the number and value added of industrial units. Also, the tax exemptions subject to Article 132 have not effect on the number and value added of industrial units in deprived and less developed areas.

In this study, using the overlapping generation (OLG (model and the Stochastic Dynamic General Equilibrium (DSGE) approach, the optimal form of labor income tax rate and capital income tax functions is extracted for the economy of Iran using annual time series data during 1357 to 1397. The results of comparing the calibration and simulation of the designed model show that the optimal functions of labor income and capital gains tax rates are autoregressive form and also in terms of government debt to GDP ratio with the same coefficients. In fact, the tax policymaker should pay attention to the values ​​of the past period of these rates as well as the ratio of government debt to GDP with equal weight in determining current labor and income tax rates. The impulse-response functions of a positive shock to the labor income tax rate show the positive effect of this shock on savings, capital stock and GDP, and have a negative effect on the consumption of the working period, government debt and money supply. On the other hand, the impulse-response functions of the positive capital gains tax shock indicate the positive effect of this shock on consumption of working period and interest rates, but the consumption of retirement period, saving, capital stock, production, government debt and money supply have negative reactions to this shock. In general, although expansionary tax policies such as capital gains and income tax rates increase have positive effects on reducing government debt and liquidity, however, there are negative effects of the capital gains tax rate increase on savings, capital and production, as well as the negative effect of income tax rates increasing on consumption and household welfare that should be considered, and therefore, a sudden increase on these tax rates to compensate the government budget deficit is not recommended.

One of the main activities of banks is providing financial services such as payment of facilities. An important part of the facilities granted by banks in the form of deferred, doubtful receivables, and non-receivables are not paid back to the banking system. In such circumstances, the quality of bank assets is lowered, and this causes problems for the cash flow and liquidity management of the bank. This causes serious problems to the current situation of the banking system. This paper discussed the relationship between asset quality, non-interest income, and profitability of banks listed on the Tehran Stock Exchange. For this purpose,  non-interest income, independent variable, profitability, and risk-adjusted profit were considered as dependent variables for data related to 17 banks from 2011 to 2018 To investigate this, two regressions were used; in the first regression, the effect of ownership type in moving towards non-interest income on profits and adjusted profits at the private and state-run banks, and in the second regression, the effect of bank asset quality in moving towards activities that generate non-interest income were studied. Estimates indicate that high quality of assets has a positive and statistically meaningless effect on the banks’ adjusted profits and profits, and the index of bank income diversity with the profits and banks' adjusted profits shows a negative but significant effect.

In order to achieve its revolutionary goals, the Islamic Republic of Iran has faced economic challenges to which the Supreme Leader of the Revolution suggested the resilient economy as a solution.Prioritizing elements of resilient economy , will help the policy makers to have a better understanding of the conditions in order to adopt a proper decision.This research was conducted with the aim of identifying and prioritizing the constituent elements of resilientEconomy using the technique of interpretive structural modeling.This technique is one of the methods of analizing systems that examines the interactions between the system elements.In order to cluster the elements of resilient economy, the Mic Mac method was used.Given that this method is based on experts opinion, the opinions of the group of economic experts has been used.The findings show that “people based economy”,”knowledge based economy “,”reduction in dependency on oil income” and “ the expansion of non-oil exports”, are of great importance among resilient economy elements

This paper seeks to design a model for utilizing the capacity of cultural industries in a resistive economy. The components of research in the field of resistance economics have been mainly based on the views of the Supreme Leader of the Islamic Revolution. Studying the theoretical foundations of the research, to this end, the indicators of resistive economics were identified and developed and provided to the elites for approval. In the field of cultural industries, according to the multiplicity of different branches of cultural industries and research limitations, five variables and seventeen indicators, which today play a key role in the culture and economic growth of societies, were selected and approved including media, tourism, cultural heritage, handicrafts and computer games. The research method in is survey, descriptive and analytical method. Research methodology is a combination that in the qualitative part through the theoretical foundations of research and with the participation of five experts in the field of culture and economics as panel members, using the method (ISM and MicMac), interpretive structural modeling on resistive economics and cultural industries has performed. Using the results of 35 questionnaires, in the quantitative part, the average effect of the components of the culture industry on the resistance economy was measured. The results show that in the desired pattern of development of cultural industries in the resistive economy, discourse making using media products, strengthening of knowledge-based cultural industries such as computer games, tourism, cultural heritage and handicrafts, respectively, should be prioritized.

The purpose of this paper is to define and calculate Iran's budgeting system resilience index. Iran’s economy is among those with low resilience and high vulnerability. Economic resilience which means enduring the effects of economic shocks and recovering quickly from them to return to the pre-crisis functioning, can help make the economy more flexible. In the literature of economic resistance, the concept of economic resilience has been introduced as a comprehensive measure in the literature of economic stabilization. Economic resilience is the result of predicted policies, while economic vulnerability is one of the inherent characteristics of the economy. On the other hand, areas that reduce the ability to resist exogenous shocks and that cause the government budget sectors to be exposed to shocks and to be affected and lose their resistance recovery are referred to as areas of vulnerability. Because different markets are related to this sector in various ways, in the event of a crisis or external shock and instability in this sector (as was the case with UN Security Council sanctions and US sanctions) other sectors are affected as well. This makes the need to pay more attention to the stability of the sector and, to a greater degree, its resilience apparent. Since the estimation of the resilience index for Iran economy has been done in the macro studies in the past, identifying the resilience categories and the vulnerability of the budgeting system sectors and estimating the related index are innovations of this study. In order to calculate the budgeting system resiliency index, its constituents must be defined and identified. Grounded theory (GT) is used for this purpose. Accordingly, categories affecting resiliency components are studied and a conceptual model is presented to summarize the results. In order to quantify the concept of government budget resilience, a variable corresponding to the resilience concept is considered. By using Bayesian Model Averaging approach, the most important variables are identified and the normalized average of these variables is used to construct the index. The topics of government budget resilience were divided into four general categories: (1) budget provision; (2) budget allocation; (3) social, political, and economical institutions; (4) policy making and policy rules. A category-related variable is considered to represent the effects of that variable to illustrate the impact of that concept on the resilience of the government budget sector. For this purpose, Bayesian Model Averaging was used to identify unfragile variables (in terms of maintaining influence in the presence of other variables). The calculations were performed using 320,000 regressions and sampling. Four variables including oil revenue to total government revenue ratio, budget deficit to GDP ratio, inflation rate and current budget to development budget ratio were calculated. In the two steps of calculations, unfragile variables were calculated. To construct the index, the variables were normalized and averaged. The time series of government budget sector resilience index were calculated for the years 1973 to 2016. Four variables, as unfragile variables (this means that it retains its work as an effective factor in the resilience of the government budget sector in the presence of other variables and is meaningful), were identified in the presence of 18 variables, which shows that these variables should be emphasized more than others in assessing the effect of government budget sector. In this regard, decreased dependence of the budget on oil revenues, minimized government size and increased sensitivity in budget allocation are recommended to reduce the vulnerability. The sharp fall in the index after 2009 compared to its limited fluctuation between 1997 and 2008, the impact of economic uncertainty and external shocks such as oil revenue constraints (specifies the economy of Iran) indicates high vulnerability and low resilience to external shocks and internal crises.

Economic resilience refers to the ability to cope with various economic shocks and the extent of recovery after a crisis. The purpose of this paper is to determine the effective factors on Iran's economic resilience index. According to the existing resilience literature, and using the grounded theory approach, theoretical saturation was obtained with respect to the economic resilience components and indicator factors by using the bayesian model averaging approach. In the presence of 63 variables ,seven variables were identified which include: risk index, oil revenue to total government revenue ratio, growth rate of government oil revenues, inflation rate, the ratio of government debt to the banking system to liquidity, budget deficit to GDP ratio and the fluctuation of the growth rate of liquidity, as the most important variables determining the resilience of the Iran's economy. Therefore, it is recommended to policy makers to reduce the vulnerability of economic sectors, by taking into account the impact of these variables.

an's trade system. Trade system vulnerabilities are considered as an important factor in reducing resilience. So, according to the existing resilience literature, and using the Grounded Theory approach, and the Bayesian Model Averaging approach, indicator factors were extracted. Four variables were identified in the presence of 23 variables; which include Risk index, oil export ratio to non-oil exports, free and official exchange rate differences, and Consuming imports to aggregate import ratio, as important variables. It shows that these variables should be considered more than other variables in assessing the effect of trade system.

One of the most important factors effecting the economic growth and sustainable development is high quality institutions in countries. Therefore, identifying the determinants of quality of institutions, especially those related to quality of governance, will provide appropriate means to increase quality of governance. In addition, improving the quality of governance will improve the structure of government spending and improve the economic performance of countries. Therefore, the main purpose of this study is to investigate the factors affecting the quality of governance in countries with natural resource rents using simultaneous equations of panel data. In this study we have used the data of 32 countries with natural resource rent in the period of 2002-2015. The results show that GDP per capita, tax revenues and freedom of press have affected the quality of governance. Also, the quality of governance in countries with resource rent has affected economic growth by influencing the structure of government spending and human capital.

It is important for us to study the factors that impact the petrochemical industry, given its importance in nonoil exports in Iran.  The petrochemical industry requires heavy investments and most countries can not directly fund all the required investment, hence the importance of foreign direct investment in the sector.  Foreign direct investment also brings with it transfer of technology and employment. This paper assesses the responsiveness of foreign direct investment to the extent of openness of the economy and its impact on export of four selected products, using data for the period 1998 to 2017 and the SUR method.  Our results indicate that foreign direct investment has a positive effect on petrochemical exports, with the impact most marked for Polyethylene. We also find that trade openness has a positive impact on foreign direct investment.

the main goal of economic growth and development plans in each country is to increase the standard of life and the welfare of the community ,but at the same time, economic activities through the spread of pollution have a negative effect on the welfare. Therefore, the exertion of environmental taxes, through control of pollution and reduction of the tax burden on production factors, along with a change in the structure of government expenditures, affects economic growth and welfare Accordingly. In this paper, by generalizing the Lucas model, the effects of environmental tax reform and the structure of government expenditures on economic growth and welfare, in the framework of general equilibrium model are examined. The results of theoretical and empirical analysis indicate that tax reform policies, along with a change in the structure of government expenditures in favor of education and the prevention of pollution, affect the allocation of resources and welfare in the long term, but the extent of its effects on economic growth and welfare varies depending on the parameters of the model. JEL Classification: H23, I38, C02

Land and urban housing have been affected by speculative demands due to heterogeneity, immobility and profitability, and have led to an increase of land and housing prices. The government, with the aim of controlling the housing market volatility, can play an important role in preventing the diversion of capital from the real sector to the housing sector and its multiple shocks. In this research, we discuss the effect of tax on real estate and housing on reduction of housing market volatility in urban areas of Iran during the period of 2011-2017, by using dynamic panel data model. The results indicate that increasing of tax rate on transfer of real estate and housing and mortgage facilities has led to a reduction in housing market volatility. Also, the raise of land prices’ growth rate, marriage growth rate and unofficial exchange rates growth rate have increased volatility of housing market.

Accession to the World Trade Organization can affect natural gas exports through some mechanisms such as reduction of Tariff rate, increasing international trade integration and changing relative prices (foreign and domestic prices) directly and indirectly. In this regard, according to the increased importance of the share of natural gas to the total imports of the country, this Article investigates impacts of Iran accession to the World Trade Organization on natural gas exports to Turkey, Armenia and Nakhichevan based on the Panel method during the period of 2005-2016. In order to achieve this goal, common indices on globalization have been used, including Intra Industry Trade (IIT) as well as Level of Industry Trade (LIT). Results of the paper indicate that Iran’s membership in the World Trade Organization (WTO) has a positive effect on natural gas exports to the selective countries.

The purpose of this paper is to define and calculate Iran's monetary and financial sector resilience index. So, according to the existing resilience literature, and using the grounded theory (GT) approach, theoretical saturation was obtained with respect to the resilience components of the monetary and financial sector and Indicator factors were extracted using the bayesian model averaging approach. Five variables were identified in the presence of 22 variables, in the framework of the model's uncertainty and with an estimated three million and six hundred thousand regressions; which include the growth rate of government oil revenues, the fluctuation of the growth rate of liquidity, Risk index, the ratio of bank debt to the central bank to the monetary base and the ratio of government debt to the banking system to liquidity, as non-fragile variables,(this means that it retains its work as an effective factor in the resilience of the monetary and financial sector in the presence of other variables and have meaning). Which shows that because of the probability of a higher uptake, these variables should be considered more than other variables in assessing the effect of monetary and financial sector. The time series of the index of monetary and financial sector resilience is calculated based on the normalized variables of these variables for the period from 1976 to 2016.

Abstract The Iranian banking sector is experiencing changes such as the expansion of private banks, the merge of several banks and non-bank credit institutions, and the bankruptcy of a number of non-bank credit institutions. Thus addressing the changes in the number of banks, by taking into account the size of the country's economy compared to other countries, can help policymakers and the banking system planners to provide structural reforms and help to design better monetary policy. In this research, an index for the number of banks has been introduced and is calculated for the 27 selected countries considering the heterogeneity of banks and the importance of the size of the economy, therefore, it is appropriate for comparing the number of banks in different countries. The result shows that the size of the Iranian banking sector is increasing in the period of study, and given the size of the country's economy, the number of banks in Iran is less than the average of the selected countries. Furthermore, the factors affecting the number of banks by using the panel data model for the 11 selected MENA countries for the period 2015-2011 were investigated. It seems that considering the average of MENA countries, the number of Iranian banks should be more than the current one.

Improvement of consumption pattern is the best way for decrease energy consumption. In this paper, for aim of identification wasteful and useless provinces, from dynamic panel method for period of 2006-2014 is used for useless and wasteful provinces and survey prejudice between provinces with comparison of price elasticities of petroleum demand. Equivalent value method is used to survey effects of petroleum price increasing in different scenarios. Results reveal that in short run with one percent increase in petroleum price, it's consumption decreases 0/23% in wasteful provinces and 0/18% in useless provinces. EV in useless provinces ise^(33/11) and e^(67/65)in wasteful provinces which shows that petroleum consumers perceive from rise of petroleum real price in wasteful provinces more than useless provinces.Therefore petroleum consumption is affected in different provinces with price prejudice.

From the microeconomic perspective, housing is a commodity with consumption and capital use and is a special commodity with properties such as heterogeneity, non-substitution and immobility and as consumer goods has the largest share in the household's basket. On the other hand, housing as a commodity, can absorb a large part of the capital and liquidity of the society and lead to an increase in demand for speculation in the housing market. Formation of demand for housing capital with incentive for speculation, the interactions of this market with alternative markets and limited land resources has led to higher land prices and housing and a decline in household accessibility index. Therefore, imposing a tax on demand for housing can reduce the demand for housing and, consequently, the decline in housing prices. Ultimately, this will increase the financial strength of the household to buy housing with incentives to consume. In this regard, the purpose of this study is to investigate the effects of macroeconomic factors on the housing accessibility index in urban areas, using the dynamic panel data model over a period (2006-2016). The results indicate that the facility to purchase housing has led to a reduction in household accessibility index and increasing household access to house. Also, the tax policy applied in the housing sector has increased household accessibility index through controlling speculative demand for housing. In addition, land leverage, the price of housing replacement assets, inflation rate, employment rate, and marriage rate have been other factors affecting on household accessibility index.