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'''Proportional hazards models''' are a class of [[survival analysis|survival models]] in [[statistics]]. Survival models relate the time that passes before some event occurs to one or more [[covariate]]s that may be [[association (statistics)|associated]] with that quantity of time. In a proportional hazards model, the unique effect of a unit increase in a covariate is multiplicative with respect to the [[hazard rate]]. For example, taking a drug may halve one's hazard rate for a stroke occurring, or, changing the material from which a manufactured component is constructed may double its hazard rate for failure. Other types of survival models such as [[accelerated failure time model]]s do not exhibit proportional hazards. The [[accelerated failure time model]] describes a situation where the biological or mechanical life history of an event is accelerated. | |||
==Introduction== | |||
Survival models can be viewed as consisting of two parts: the underlying [[hazard function]], often denoted <math>\lambda_0(t)</math>, describing how the risk of event per time unit changes over time at ''baseline'' levels of covariates; and the effect parameters, describing how the hazard varies in response to explanatory covariates. A typical medical example would include covariates such as treatment assignment, as well as patient characteristics such as age at start of study, gender, and the presence of other diseases at start of study, in order to reduce variability and/or control for confounding. | |||
The ''proportional hazards condition''<ref>{{cite journal | |||
| doi = 10.2307/1402659 | |||
| last = Breslow |first = N. E. |authorlink= Norman Breslow | |||
| title = Analysis of Survival Data under the Proportional Hazards Model | |||
| journal = International Statistical Review / Revue Internationale de Statistique | |||
| year = 1975 | volume = 43 | issue=1 |pages = 45–57 | |||
| jstor = 1402659}}</ref> states that covariates are multiplicatively related to the hazard. In the simplest case of stationary coefficients, for example, a treatment with a drug may, say, halve a subject's hazard at any given time <math>t</math>, while the baseline hazard may vary. Note however, that this does not double the life time of the subject; the precise effect of the covariates on the life time depends on the type of <math>\lambda_0(t)</math>. Of course, the [[covariate]] is not restricted to binary predictors; in the case of a continuous covariate <math>x</math>, it is typically assumed that the hazard responds logarithmically; each unit increase in <math>x</math> results in proportional scaling of the hazard. The Cox partial likelihood shown below, is obtained by using Breslow's estimate of the baseline hazard function, plugging it into the full likelihood and then observing that the result is a product of two factors. The first factor is the partial likelihood shown below, in which the baseline hazard has "canceled out". The second factor is free of the regression coefficients and depends on the data only through the [[censoring (statistics)|censoring pattern]]. The effect of covariates estimated by any proportional hazards model can thus be reported as [[hazard ratio]]s. | |||
[[David Cox (statistician)|Sir David Cox]] observed that if the proportional hazards assumption holds (or, is assumed to hold) then it is possible to estimate the effect parameter(s) without any consideration of the hazard function. This approach to survival data is called application of the '''''Cox proportional hazards model''''',<ref>{{cite journal | last=Cox | first=David R | authorlink=David Cox (statistician) | year=1972 | journal=Journal of the Royal Statistical Society, Series B | volume=34 | issue=2 | title=Regression Models and Life-Tables | pages=187–220 | jstor=2985181}} {{MR|0341758}}</ref> sometimes abbreviated to '''''Cox model''''' or to ''proportional hazards model''. However, Cox also noted that biological interpretation of the proportional hazards assumption can be quite tricky.<ref>{{cite journal | |||
| last = Reid |first = N. | |||
| title = A Conversation with Sir David Cox | |||
| journal = Statistical Science | |||
| year = 1994 | volume = 9 | issue=3 | pages = 439–455 | |||
}}</ref> <ref>{{cite conference | |||
| last = Cox |first = D. R. |authorlink= Norman Breslow | |||
| title = Some remarks on the analysis of survival data | |||
| conference = the First Seattle Symposium of Biostatistics: Survival Analysis | |||
| year = 1997 }}</ref> | |||
==The partial likelihood== | |||
Let ''Y''<sub>''i''</sub> denote the observed time (either censoring time or event time) for subject ''i'', and let ''C''<sub>''i''</sub> be the indicator that the time corresponds to an event (i.e. if ''C''<sub>''i''</sub> = 1 the event occurred and if ''C''<sub>''i''</sub> = 0 the time is a censoring time). The hazard function for the Cox proportional hazard model has the form | |||
::<math> | |||
\lambda(t|X) = \lambda_0(t)\exp(\beta_1X_1 + \cdots + \beta_pX_p) = \lambda_0(t)\exp(\beta^\prime X). | |||
</math> | |||
This expression gives the hazard at time ''t'' for an individual with covariate vector (explanatory variables) ''X''. Based on this hazard function, a partial likelihood can be constructed from the datasets as | |||
::<math> | |||
L(\beta) = \prod_{i:C_i=1}\frac{\theta_i}{\sum_{j:Y_j\ge Y_i}\theta_j}, | |||
</math> | |||
where ''θ''<sub>''j''</sub> = exp(''β''<sup>''′''</sup>''X''<sub>''j''</sub>) and ''X''<sub>1</sub>, ..., ''X''<sub>''n''</sub> are the covariate vectors for the ''n'' independently sampled individuals in the dataset (treated here as column vectors). | |||
The corresponding log partial likelihood is | |||
::<math> | |||
\ell(\beta) = \sum_{i:C_i=1} \left(\beta^\prime X_i - \log \sum_{j:Y_j\ge Y_i}\theta_j\right). | |||
</math> | |||
This function can be maximized over ''β'' to produce maximum partial likelihood estimates of the model parameters. | |||
The partial [[Score (statistics)|score function]] is | |||
::<math> | |||
\ell^\prime(\beta) = \sum_{i:C_i=1} \left(X_i - \frac{\sum_{j:Y_j\ge Y_i}\theta_jX_j}{\sum_{j:Y_j\ge Y_i}\theta_j}\right), | |||
</math> | |||
and the [[Hessian matrix]] of the partial log likelihood is | |||
::<math> | |||
\ell^{\prime\prime}(\beta) = -\sum_{i:C_i=1} \left(\frac{\sum_{j:Y_j\ge Y_i}\theta_jX_jX_j^\prime}{\sum_{j:Y_j\ge Y_i}\theta_j} - \frac{\sum_{j:Y_j\ge Y_i}\theta_jX_j\times \sum_{j:Y_j\ge Y_i}\theta_jX_j^\prime}{[\sum_{j:Y_j\ge Y_i}\theta_j]^2}\right). | |||
</math> | |||
Using this score function and Hessian matrix, the partial likelihood can be maximized using the [[Newton's method|Newton-Raphson]] algorithm. The inverse of the Hessian matrix, evaluated at the estimate of ''β'', can be used as an approximate variance-covariance matrix for the estimate, and used to produce approximate [[standard error]]s for the regression coefficients. | |||
===Tied times=== | |||
Several approaches have been proposed to handle situations in which there are ties in the time data. ''Breslow's method'' describes the approach in which the procedure described above is used unmodified, even when ties are present. An alternative approach that is considered to give better results is ''Efron's method''.<ref>{{cite journal | last=Efron | first=Bradley | year=1974 | journal=Journal of the American Statistical Association | pages=557–565 | volume=72 | title=The Efficiency of Cox's Likelihood Function for Censored Data | issue=359 | jstor=2286217}}</ref> Let ''t''<sub>''j''</sub> denote the unique times, let ''H''<sub>''j''</sub> denote the set of indices ''i'' such that ''Y''<sub>''i''</sub> = ''t''<sub>''j''</sub> and ''C''<sub>''i''</sub> = 1, and let ''m''<sub>''j''</sub> = |''H''<sub>''j''</sub>|. Efron's approach maximizes the following partial likelihood. | |||
::<math> | |||
L(\beta) = \prod_j \frac{\prod_{i\in H_j}\theta_i}{\prod_{\ell=0}^{m-1}[\sum_{i:Y_i\ge t_j}\theta_i - \frac{\ell}{m}\sum_{i\in H_j}\theta_i] | |||
}. | |||
</math> | |||
The corresponding log partial likelihood is | |||
::<math> | |||
\ell(\beta) = \sum_j \left(\sum_{i\in H_j} \beta^\prime X_i -\sum_{\ell=0}^{m-1}\log\left(\sum_{i:Y_i\ge t_j}\theta_i - \frac{\ell}{m}\sum_{i\in H_j}\theta_i\right)\right), | |||
</math> | |||
the score function is | |||
::<math> | |||
\ell^\prime(\beta) = \sum_j \left(\sum_{i\in H_j} X_i -\sum_{\ell=0}^{m-1}\frac{\sum_{i:Y_i\ge t_j}\theta_iX_i - \frac{\ell}{m}\sum_{i\in H_j}\theta_iX_i}{\sum_{i:Y_i\ge t_j}\theta_i - \frac{\ell}{m}\sum_{i\in H_j}\theta_i}\right), | |||
</math> | |||
and the Hessian matrix is | |||
::<math> | |||
\ell^{\prime\prime}(\beta) = -\sum_j \sum_{\ell=0}^{m-1} \left(\frac{\sum_{i:Y_i\ge t_j}\theta_iX_iX_i^\prime - \frac{\ell}{m}\sum_{i\in H_j}\theta_iX_iX_i^\prime}{\phi_{j,\ell,m}} - \frac{Z_{j,\ell,m}\times Z_{j,\ell,m}^\prime}{\phi_{j,\ell,m}^2}\right), | |||
</math> | |||
where | |||
::<math> | |||
\phi_{j,\ell,m} = \sum_{i:Y_i\ge t_j}\theta_i - \frac{\ell}{m}\sum_{i\in H_j}\theta_i | |||
</math> | |||
::<math> | |||
Z_{j,\ell,m} = \sum_{i:Y_i\ge t_j}\theta_iX_i - \frac{\ell}{m}\sum_{i\in H_j}\theta_iX_i. | |||
</math> | |||
Note that when ''H''<sub>''j''</sub> is empty (all observations with time ''t''<sub>''j''</sub> are censored), the summands in these expressions are treated as zero. | |||
==Time-varying predictors and coefficients== | |||
Extensions to time dependent variables, time dependent strata, and multiple events per subject, can be incorporated by the counting process formulation of Andersen and Gill.<ref> | |||
{{cite journal | |||
| doi = 10.1214/aos/1176345976 | |||
| unused_data = . | |||
| last1 = Andersen| first1 = P. |last2 = Gill |first2= R. | |||
| year = 1982 | |||
| title = Cox's regression model for counting processes, a large sample study. | |||
| journal = Annals of Statistics |volume = 10 | issue=4 | pages = 1100–1120 | jstor=2240714}}</ref> | |||
In addition to allowing [[time-varying covariate]]s (i.e., predictors), the Cox model may be generalized to time-varying coefficients as well. That is, the proportional effect of a treatment may vary with time; e.g. a drug may be very effective if administered within one month of [[morbidity]], and become less effective as time goes on. The hypothesis of no change with time (stationarity) of the coefficient may then be tested. Details and software are available in Martinussen and Scheike (2006).<ref>Martinussen & Scheike (2006) ''Dynamic Regression Models for Survival Data'' (Springer).</ref> | |||
In this context, it could also be mentioned that it is theoretically possible to specify the effect of covariates by using additive hazards,<ref>{{cite conference | |||
| last = Cox |first = D. R. |authorlink= Norman Breslow | |||
| title = Some remarks on the analysis of survival data | |||
| conference = the First Seattle Symposium of Biostatistics: Survival Analysis | |||
| year = 1997 }}</ref> i.e. specifying | |||
::<math> | |||
\lambda(t|X) = \lambda_0(t) + \beta_1X_1 + \cdots + \beta_pX_p = \lambda_0(t) + \beta^\prime X. | |||
</math> | |||
However, care must be taken to restrict <math>\lambda(t|X)</math> to non-negative values, if such [[additive hazards model]]s are used. Perhaps as a result of this complication, such models are seldom seen. | |||
==Specifying the baseline hazard function== | |||
The Cox model may be specialized if a reason exists to assume that the baseline hazard follows a particular form. In this case, the baseline hazard <math>\lambda_0(t)</math> is replaced by a given function. For example, assuming the hazard function to be the ''Weibull'' hazard function gives the ''Weibull proportional hazards model''. | |||
Incidentally, using the Weibull baseline hazard is the only circumstance under which the model satisfies both the proportional hazards, and [[accelerated failure time model|accelerated failure time]] models. | |||
The generic term ''parametric proportional hazards models'' can be used to describe proportional hazards models in which the hazard function is specified. The Cox proportional hazards model is sometimes called a ''[[semiparametric model]]'' by contrast. | |||
Some authors (e.g. Bender, Augustin and Blettner<ref>Bender, R., Augustin, T. and Blettner, M. (2006). ''Generating survival times to simulate Cox proportional hazards models'', Statistics in Medicine 2005; 24:1713–1723. {{doi|10.1002/sim.2369}} | |||
</ref>) use the term ''Cox proportional hazards model'' even when specifying the underlying hazard function, to acknowledge the debt of the entire field to David Cox. | |||
The term ''Cox regression model'' (omitting ''proportional hazards'') is sometimes used to describe the extension of the Cox model to include time-dependent factors. However, this usage is potentially ambiguous since the Cox proportional hazards model can itself be described as a regression model. | |||
==Relationship to Poisson models== | |||
There is a relationship between proportional hazards models and [[Poisson regression]] models which is sometimes used to fit approximate proportional hazards models in software for Poisson regression. The usual reason for doing this is that calculation is much quicker. This was more important in the days of slower computers but can still be useful for particularly large data sets or complex problems. Authors giving the mathematical details include Laird and Olivier (1981),<ref> | |||
{{cite journal|unused_data=.|doi=10.2307/2287816|author=Nan Laird and Donald Olivier | |||
|title=Covariance Analysis of Censored Survival Data Using Log-Linear Analysis Techniques | |||
|journal=Journal of the American Statistical Association | |||
|volume=76|issue=374|year=1981|pages=231–240 | jstor=2287816}}</ref> who remark | |||
<blockquote> | |||
"Note that we do not assume [the Poisson model] is true, but simply use it as a device for deriving the likelihood." | |||
</blockquote> | |||
The book on generalized linear models by McCullagh and Nelder<ref> | |||
{{cite book|author=P. McCullagh and J. A. Nelder | |||
|edition=Second|year=2000 | |||
|title=Generalized Linear Models | |||
|location=Boca Raton, Florida|publisher=Chapman & Hall/CRC | |||
|chapter=Chapter 13: Models for Survival Data | |||
|isbn=0-412-31760-5|unused_data=.}} (Second edition 1989; first CRC reprint 1999.) | |||
</ref> has a chapter on converting proportional hazards models to [[generalized linear model]]s. | |||
==See also== | |||
{{Portal|Statistics}} | |||
* [[Accelerated failure time model]] | |||
* [[One in ten rule]] | |||
* [[Weibull distribution]] | |||
==Notes== | |||
{{Reflist}} | |||
==References== | |||
*{{cite journal |first=V. |last=Bagdonavicius |first2=R. |last2=Levuliene |first3=M. |last3=Nikulin |year=2010 |title=Goodness-of-fit criteria for the Cox model from left truncated and right censored data |journal=Journal of Mathematical Sciences |volume=167 |issue=4 |pages=436–443 |doi=10.1007/s10958-010-9929-6 }} | |||
*{{cite book |first=D. R. |last=Cox |first2=D. |last2=Oakes |year=1984 |title=Analysis of Survival Data |publisher=Chapman & Hall |location=New York |isbn=041224490X }} | |||
*{{cite book |first=D. |last=Collett |year=2003 |title=Modelling Survival Data in Medical Research |edition=2nd |publisher=CRC |location=Boca Raton |isbn=1584883251 }} | |||
*{{cite book |first=T. M. |last=Therneau |first2=P. M. |last2=Grambsch |year=2000 |title=Modeling Survival Data: Extending the Cox Model |publisher=Springer |location=New York |isbn=0387987843 }} | |||
{{Statistics|analysis}} | |||
{{DEFAULTSORT:Proportional Hazards Models}} | |||
[[Category:Survival analysis]] | |||
[[Category:Regression analysis]] | |||
[[Category:Statistical models]] | |||
[[Category:Poisson processes]] |
Revision as of 09:53, 2 March 2013
Proportional hazards models are a class of survival models in statistics. Survival models relate the time that passes before some event occurs to one or more covariates that may be associated with that quantity of time. In a proportional hazards model, the unique effect of a unit increase in a covariate is multiplicative with respect to the hazard rate. For example, taking a drug may halve one's hazard rate for a stroke occurring, or, changing the material from which a manufactured component is constructed may double its hazard rate for failure. Other types of survival models such as accelerated failure time models do not exhibit proportional hazards. The accelerated failure time model describes a situation where the biological or mechanical life history of an event is accelerated.
Introduction
Survival models can be viewed as consisting of two parts: the underlying hazard function, often denoted , describing how the risk of event per time unit changes over time at baseline levels of covariates; and the effect parameters, describing how the hazard varies in response to explanatory covariates. A typical medical example would include covariates such as treatment assignment, as well as patient characteristics such as age at start of study, gender, and the presence of other diseases at start of study, in order to reduce variability and/or control for confounding.
The proportional hazards condition[1] states that covariates are multiplicatively related to the hazard. In the simplest case of stationary coefficients, for example, a treatment with a drug may, say, halve a subject's hazard at any given time , while the baseline hazard may vary. Note however, that this does not double the life time of the subject; the precise effect of the covariates on the life time depends on the type of . Of course, the covariate is not restricted to binary predictors; in the case of a continuous covariate , it is typically assumed that the hazard responds logarithmically; each unit increase in results in proportional scaling of the hazard. The Cox partial likelihood shown below, is obtained by using Breslow's estimate of the baseline hazard function, plugging it into the full likelihood and then observing that the result is a product of two factors. The first factor is the partial likelihood shown below, in which the baseline hazard has "canceled out". The second factor is free of the regression coefficients and depends on the data only through the censoring pattern. The effect of covariates estimated by any proportional hazards model can thus be reported as hazard ratios.
Sir David Cox observed that if the proportional hazards assumption holds (or, is assumed to hold) then it is possible to estimate the effect parameter(s) without any consideration of the hazard function. This approach to survival data is called application of the Cox proportional hazards model,[2] sometimes abbreviated to Cox model or to proportional hazards model. However, Cox also noted that biological interpretation of the proportional hazards assumption can be quite tricky.[3] [4]
The partial likelihood
Let Yi denote the observed time (either censoring time or event time) for subject i, and let Ci be the indicator that the time corresponds to an event (i.e. if Ci = 1 the event occurred and if Ci = 0 the time is a censoring time). The hazard function for the Cox proportional hazard model has the form
This expression gives the hazard at time t for an individual with covariate vector (explanatory variables) X. Based on this hazard function, a partial likelihood can be constructed from the datasets as
where θj = exp(β′Xj) and X1, ..., Xn are the covariate vectors for the n independently sampled individuals in the dataset (treated here as column vectors).
The corresponding log partial likelihood is
This function can be maximized over β to produce maximum partial likelihood estimates of the model parameters.
The partial score function is
and the Hessian matrix of the partial log likelihood is
Using this score function and Hessian matrix, the partial likelihood can be maximized using the Newton-Raphson algorithm. The inverse of the Hessian matrix, evaluated at the estimate of β, can be used as an approximate variance-covariance matrix for the estimate, and used to produce approximate standard errors for the regression coefficients.
Tied times
Several approaches have been proposed to handle situations in which there are ties in the time data. Breslow's method describes the approach in which the procedure described above is used unmodified, even when ties are present. An alternative approach that is considered to give better results is Efron's method.[5] Let tj denote the unique times, let Hj denote the set of indices i such that Yi = tj and Ci = 1, and let mj = |Hj|. Efron's approach maximizes the following partial likelihood.
The corresponding log partial likelihood is
the score function is
and the Hessian matrix is
where
Note that when Hj is empty (all observations with time tj are censored), the summands in these expressions are treated as zero.
Time-varying predictors and coefficients
Extensions to time dependent variables, time dependent strata, and multiple events per subject, can be incorporated by the counting process formulation of Andersen and Gill.[6]
In addition to allowing time-varying covariates (i.e., predictors), the Cox model may be generalized to time-varying coefficients as well. That is, the proportional effect of a treatment may vary with time; e.g. a drug may be very effective if administered within one month of morbidity, and become less effective as time goes on. The hypothesis of no change with time (stationarity) of the coefficient may then be tested. Details and software are available in Martinussen and Scheike (2006).[7]
In this context, it could also be mentioned that it is theoretically possible to specify the effect of covariates by using additive hazards,[8] i.e. specifying
However, care must be taken to restrict to non-negative values, if such additive hazards models are used. Perhaps as a result of this complication, such models are seldom seen.
Specifying the baseline hazard function
The Cox model may be specialized if a reason exists to assume that the baseline hazard follows a particular form. In this case, the baseline hazard is replaced by a given function. For example, assuming the hazard function to be the Weibull hazard function gives the Weibull proportional hazards model.
Incidentally, using the Weibull baseline hazard is the only circumstance under which the model satisfies both the proportional hazards, and accelerated failure time models.
The generic term parametric proportional hazards models can be used to describe proportional hazards models in which the hazard function is specified. The Cox proportional hazards model is sometimes called a semiparametric model by contrast.
Some authors (e.g. Bender, Augustin and Blettner[9]) use the term Cox proportional hazards model even when specifying the underlying hazard function, to acknowledge the debt of the entire field to David Cox.
The term Cox regression model (omitting proportional hazards) is sometimes used to describe the extension of the Cox model to include time-dependent factors. However, this usage is potentially ambiguous since the Cox proportional hazards model can itself be described as a regression model.
Relationship to Poisson models
There is a relationship between proportional hazards models and Poisson regression models which is sometimes used to fit approximate proportional hazards models in software for Poisson regression. The usual reason for doing this is that calculation is much quicker. This was more important in the days of slower computers but can still be useful for particularly large data sets or complex problems. Authors giving the mathematical details include Laird and Olivier (1981),[10] who remark
"Note that we do not assume [the Poisson model] is true, but simply use it as a device for deriving the likelihood."
The book on generalized linear models by McCullagh and Nelder[11] has a chapter on converting proportional hazards models to generalized linear models.
See also
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Notes
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My blog: http://www.primaboinca.com/view_profile.php?userid=5889534
- ↑ One of the biggest reasons investing in a Singapore new launch is an effective things is as a result of it is doable to be lent massive quantities of money at very low interest rates that you should utilize to purchase it. Then, if property values continue to go up, then you'll get a really high return on funding (ROI). Simply make sure you purchase one of the higher properties, reminiscent of the ones at Fernvale the Riverbank or any Singapore landed property Get Earnings by means of Renting
In its statement, the singapore property listing - website link, government claimed that the majority citizens buying their first residence won't be hurt by the new measures. Some concessions can even be prolonged to chose teams of consumers, similar to married couples with a minimum of one Singaporean partner who are purchasing their second property so long as they intend to promote their first residential property. Lower the LTV limit on housing loans granted by monetary establishments regulated by MAS from 70% to 60% for property purchasers who are individuals with a number of outstanding housing loans on the time of the brand new housing purchase. Singapore Property Measures - 30 August 2010 The most popular seek for the number of bedrooms in Singapore is 4, followed by 2 and three. Lush Acres EC @ Sengkang
Discover out more about real estate funding in the area, together with info on international funding incentives and property possession. Many Singaporeans have been investing in property across the causeway in recent years, attracted by comparatively low prices. However, those who need to exit their investments quickly are likely to face significant challenges when trying to sell their property – and could finally be stuck with a property they can't sell. Career improvement programmes, in-house valuation, auctions and administrative help, venture advertising and marketing, skilled talks and traisning are continuously planned for the sales associates to help them obtain better outcomes for his or her shoppers while at Knight Frank Singapore. No change Present Rules
Extending the tax exemption would help. The exemption, which may be as a lot as $2 million per family, covers individuals who negotiate a principal reduction on their existing mortgage, sell their house short (i.e., for lower than the excellent loans), or take part in a foreclosure course of. An extension of theexemption would seem like a common-sense means to assist stabilize the housing market, but the political turmoil around the fiscal-cliff negotiations means widespread sense could not win out. Home Minority Chief Nancy Pelosi (D-Calif.) believes that the mortgage relief provision will be on the table during the grand-cut price talks, in response to communications director Nadeam Elshami. Buying or promoting of blue mild bulbs is unlawful.
A vendor's stamp duty has been launched on industrial property for the primary time, at rates ranging from 5 per cent to 15 per cent. The Authorities might be trying to reassure the market that they aren't in opposition to foreigners and PRs investing in Singapore's property market. They imposed these measures because of extenuating components available in the market." The sale of new dual-key EC models will even be restricted to multi-generational households only. The models have two separate entrances, permitting grandparents, for example, to dwell separately. The vendor's stamp obligation takes effect right this moment and applies to industrial property and plots which might be offered inside three years of the date of buy. JLL named Best Performing Property Brand for second year running
The data offered is for normal info purposes only and isn't supposed to be personalised investment or monetary advice. Motley Fool Singapore contributor Stanley Lim would not personal shares in any corporations talked about. Singapore private home costs increased by 1.eight% within the fourth quarter of 2012, up from 0.6% within the earlier quarter. Resale prices of government-built HDB residences which are usually bought by Singaporeans, elevated by 2.5%, quarter on quarter, the quickest acquire in five quarters. And industrial property, prices are actually double the levels of three years ago. No withholding tax in the event you sell your property. All your local information regarding vital HDB policies, condominium launches, land growth, commercial property and more
There are various methods to go about discovering the precise property. Some local newspapers (together with the Straits Instances ) have categorised property sections and many local property brokers have websites. Now there are some specifics to consider when buying a 'new launch' rental. Intended use of the unit Every sale begins with 10 p.c low cost for finish of season sale; changes to 20 % discount storewide; follows by additional reduction of fiftyand ends with last discount of 70 % or extra. Typically there is even a warehouse sale or transferring out sale with huge mark-down of costs for stock clearance. Deborah Regulation from Expat Realtor shares her property market update, plus prime rental residences and houses at the moment available to lease Esparina EC @ Sengkang - ↑ One of the biggest reasons investing in a Singapore new launch is an effective things is as a result of it is doable to be lent massive quantities of money at very low interest rates that you should utilize to purchase it. Then, if property values continue to go up, then you'll get a really high return on funding (ROI). Simply make sure you purchase one of the higher properties, reminiscent of the ones at Fernvale the Riverbank or any Singapore landed property Get Earnings by means of Renting
In its statement, the singapore property listing - website link, government claimed that the majority citizens buying their first residence won't be hurt by the new measures. Some concessions can even be prolonged to chose teams of consumers, similar to married couples with a minimum of one Singaporean partner who are purchasing their second property so long as they intend to promote their first residential property. Lower the LTV limit on housing loans granted by monetary establishments regulated by MAS from 70% to 60% for property purchasers who are individuals with a number of outstanding housing loans on the time of the brand new housing purchase. Singapore Property Measures - 30 August 2010 The most popular seek for the number of bedrooms in Singapore is 4, followed by 2 and three. Lush Acres EC @ Sengkang
Discover out more about real estate funding in the area, together with info on international funding incentives and property possession. Many Singaporeans have been investing in property across the causeway in recent years, attracted by comparatively low prices. However, those who need to exit their investments quickly are likely to face significant challenges when trying to sell their property – and could finally be stuck with a property they can't sell. Career improvement programmes, in-house valuation, auctions and administrative help, venture advertising and marketing, skilled talks and traisning are continuously planned for the sales associates to help them obtain better outcomes for his or her shoppers while at Knight Frank Singapore. No change Present Rules
Extending the tax exemption would help. The exemption, which may be as a lot as $2 million per family, covers individuals who negotiate a principal reduction on their existing mortgage, sell their house short (i.e., for lower than the excellent loans), or take part in a foreclosure course of. An extension of theexemption would seem like a common-sense means to assist stabilize the housing market, but the political turmoil around the fiscal-cliff negotiations means widespread sense could not win out. Home Minority Chief Nancy Pelosi (D-Calif.) believes that the mortgage relief provision will be on the table during the grand-cut price talks, in response to communications director Nadeam Elshami. Buying or promoting of blue mild bulbs is unlawful.
A vendor's stamp duty has been launched on industrial property for the primary time, at rates ranging from 5 per cent to 15 per cent. The Authorities might be trying to reassure the market that they aren't in opposition to foreigners and PRs investing in Singapore's property market. They imposed these measures because of extenuating components available in the market." The sale of new dual-key EC models will even be restricted to multi-generational households only. The models have two separate entrances, permitting grandparents, for example, to dwell separately. The vendor's stamp obligation takes effect right this moment and applies to industrial property and plots which might be offered inside three years of the date of buy. JLL named Best Performing Property Brand for second year running
The data offered is for normal info purposes only and isn't supposed to be personalised investment or monetary advice. Motley Fool Singapore contributor Stanley Lim would not personal shares in any corporations talked about. Singapore private home costs increased by 1.eight% within the fourth quarter of 2012, up from 0.6% within the earlier quarter. Resale prices of government-built HDB residences which are usually bought by Singaporeans, elevated by 2.5%, quarter on quarter, the quickest acquire in five quarters. And industrial property, prices are actually double the levels of three years ago. No withholding tax in the event you sell your property. All your local information regarding vital HDB policies, condominium launches, land growth, commercial property and more
There are various methods to go about discovering the precise property. Some local newspapers (together with the Straits Instances ) have categorised property sections and many local property brokers have websites. Now there are some specifics to consider when buying a 'new launch' rental. Intended use of the unit Every sale begins with 10 p.c low cost for finish of season sale; changes to 20 % discount storewide; follows by additional reduction of fiftyand ends with last discount of 70 % or extra. Typically there is even a warehouse sale or transferring out sale with huge mark-down of costs for stock clearance. Deborah Regulation from Expat Realtor shares her property market update, plus prime rental residences and houses at the moment available to lease Esparina EC @ Sengkang Template:MR - ↑ One of the biggest reasons investing in a Singapore new launch is an effective things is as a result of it is doable to be lent massive quantities of money at very low interest rates that you should utilize to purchase it. Then, if property values continue to go up, then you'll get a really high return on funding (ROI). Simply make sure you purchase one of the higher properties, reminiscent of the ones at Fernvale the Riverbank or any Singapore landed property Get Earnings by means of Renting
In its statement, the singapore property listing - website link, government claimed that the majority citizens buying their first residence won't be hurt by the new measures. Some concessions can even be prolonged to chose teams of consumers, similar to married couples with a minimum of one Singaporean partner who are purchasing their second property so long as they intend to promote their first residential property. Lower the LTV limit on housing loans granted by monetary establishments regulated by MAS from 70% to 60% for property purchasers who are individuals with a number of outstanding housing loans on the time of the brand new housing purchase. Singapore Property Measures - 30 August 2010 The most popular seek for the number of bedrooms in Singapore is 4, followed by 2 and three. Lush Acres EC @ Sengkang
Discover out more about real estate funding in the area, together with info on international funding incentives and property possession. Many Singaporeans have been investing in property across the causeway in recent years, attracted by comparatively low prices. However, those who need to exit their investments quickly are likely to face significant challenges when trying to sell their property – and could finally be stuck with a property they can't sell. Career improvement programmes, in-house valuation, auctions and administrative help, venture advertising and marketing, skilled talks and traisning are continuously planned for the sales associates to help them obtain better outcomes for his or her shoppers while at Knight Frank Singapore. No change Present Rules
Extending the tax exemption would help. The exemption, which may be as a lot as $2 million per family, covers individuals who negotiate a principal reduction on their existing mortgage, sell their house short (i.e., for lower than the excellent loans), or take part in a foreclosure course of. An extension of theexemption would seem like a common-sense means to assist stabilize the housing market, but the political turmoil around the fiscal-cliff negotiations means widespread sense could not win out. Home Minority Chief Nancy Pelosi (D-Calif.) believes that the mortgage relief provision will be on the table during the grand-cut price talks, in response to communications director Nadeam Elshami. Buying or promoting of blue mild bulbs is unlawful.
A vendor's stamp duty has been launched on industrial property for the primary time, at rates ranging from 5 per cent to 15 per cent. The Authorities might be trying to reassure the market that they aren't in opposition to foreigners and PRs investing in Singapore's property market. They imposed these measures because of extenuating components available in the market." The sale of new dual-key EC models will even be restricted to multi-generational households only. The models have two separate entrances, permitting grandparents, for example, to dwell separately. The vendor's stamp obligation takes effect right this moment and applies to industrial property and plots which might be offered inside three years of the date of buy. JLL named Best Performing Property Brand for second year running
The data offered is for normal info purposes only and isn't supposed to be personalised investment or monetary advice. Motley Fool Singapore contributor Stanley Lim would not personal shares in any corporations talked about. Singapore private home costs increased by 1.eight% within the fourth quarter of 2012, up from 0.6% within the earlier quarter. Resale prices of government-built HDB residences which are usually bought by Singaporeans, elevated by 2.5%, quarter on quarter, the quickest acquire in five quarters. And industrial property, prices are actually double the levels of three years ago. No withholding tax in the event you sell your property. All your local information regarding vital HDB policies, condominium launches, land growth, commercial property and more
There are various methods to go about discovering the precise property. Some local newspapers (together with the Straits Instances ) have categorised property sections and many local property brokers have websites. Now there are some specifics to consider when buying a 'new launch' rental. Intended use of the unit Every sale begins with 10 p.c low cost for finish of season sale; changes to 20 % discount storewide; follows by additional reduction of fiftyand ends with last discount of 70 % or extra. Typically there is even a warehouse sale or transferring out sale with huge mark-down of costs for stock clearance. Deborah Regulation from Expat Realtor shares her property market update, plus prime rental residences and houses at the moment available to lease Esparina EC @ Sengkang - ↑ 55 years old Systems Administrator Antony from Clarence Creek, really loves learning, PC Software and aerobics. Likes to travel and was inspired after making a journey to Historic Ensemble of the Potala Palace.
You can view that web-site... ccleaner free download - ↑ One of the biggest reasons investing in a Singapore new launch is an effective things is as a result of it is doable to be lent massive quantities of money at very low interest rates that you should utilize to purchase it. Then, if property values continue to go up, then you'll get a really high return on funding (ROI). Simply make sure you purchase one of the higher properties, reminiscent of the ones at Fernvale the Riverbank or any Singapore landed property Get Earnings by means of Renting
In its statement, the singapore property listing - website link, government claimed that the majority citizens buying their first residence won't be hurt by the new measures. Some concessions can even be prolonged to chose teams of consumers, similar to married couples with a minimum of one Singaporean partner who are purchasing their second property so long as they intend to promote their first residential property. Lower the LTV limit on housing loans granted by monetary establishments regulated by MAS from 70% to 60% for property purchasers who are individuals with a number of outstanding housing loans on the time of the brand new housing purchase. Singapore Property Measures - 30 August 2010 The most popular seek for the number of bedrooms in Singapore is 4, followed by 2 and three. Lush Acres EC @ Sengkang
Discover out more about real estate funding in the area, together with info on international funding incentives and property possession. Many Singaporeans have been investing in property across the causeway in recent years, attracted by comparatively low prices. However, those who need to exit their investments quickly are likely to face significant challenges when trying to sell their property – and could finally be stuck with a property they can't sell. Career improvement programmes, in-house valuation, auctions and administrative help, venture advertising and marketing, skilled talks and traisning are continuously planned for the sales associates to help them obtain better outcomes for his or her shoppers while at Knight Frank Singapore. No change Present Rules
Extending the tax exemption would help. The exemption, which may be as a lot as $2 million per family, covers individuals who negotiate a principal reduction on their existing mortgage, sell their house short (i.e., for lower than the excellent loans), or take part in a foreclosure course of. An extension of theexemption would seem like a common-sense means to assist stabilize the housing market, but the political turmoil around the fiscal-cliff negotiations means widespread sense could not win out. Home Minority Chief Nancy Pelosi (D-Calif.) believes that the mortgage relief provision will be on the table during the grand-cut price talks, in response to communications director Nadeam Elshami. Buying or promoting of blue mild bulbs is unlawful.
A vendor's stamp duty has been launched on industrial property for the primary time, at rates ranging from 5 per cent to 15 per cent. The Authorities might be trying to reassure the market that they aren't in opposition to foreigners and PRs investing in Singapore's property market. They imposed these measures because of extenuating components available in the market." The sale of new dual-key EC models will even be restricted to multi-generational households only. The models have two separate entrances, permitting grandparents, for example, to dwell separately. The vendor's stamp obligation takes effect right this moment and applies to industrial property and plots which might be offered inside three years of the date of buy. JLL named Best Performing Property Brand for second year running
The data offered is for normal info purposes only and isn't supposed to be personalised investment or monetary advice. Motley Fool Singapore contributor Stanley Lim would not personal shares in any corporations talked about. Singapore private home costs increased by 1.eight% within the fourth quarter of 2012, up from 0.6% within the earlier quarter. Resale prices of government-built HDB residences which are usually bought by Singaporeans, elevated by 2.5%, quarter on quarter, the quickest acquire in five quarters. And industrial property, prices are actually double the levels of three years ago. No withholding tax in the event you sell your property. All your local information regarding vital HDB policies, condominium launches, land growth, commercial property and more
There are various methods to go about discovering the precise property. Some local newspapers (together with the Straits Instances ) have categorised property sections and many local property brokers have websites. Now there are some specifics to consider when buying a 'new launch' rental. Intended use of the unit Every sale begins with 10 p.c low cost for finish of season sale; changes to 20 % discount storewide; follows by additional reduction of fiftyand ends with last discount of 70 % or extra. Typically there is even a warehouse sale or transferring out sale with huge mark-down of costs for stock clearance. Deborah Regulation from Expat Realtor shares her property market update, plus prime rental residences and houses at the moment available to lease Esparina EC @ Sengkang - ↑
One of the biggest reasons investing in a Singapore new launch is an effective things is as a result of it is doable to be lent massive quantities of money at very low interest rates that you should utilize to purchase it. Then, if property values continue to go up, then you'll get a really high return on funding (ROI). Simply make sure you purchase one of the higher properties, reminiscent of the ones at Fernvale the Riverbank or any Singapore landed property Get Earnings by means of Renting
In its statement, the singapore property listing - website link, government claimed that the majority citizens buying their first residence won't be hurt by the new measures. Some concessions can even be prolonged to chose teams of consumers, similar to married couples with a minimum of one Singaporean partner who are purchasing their second property so long as they intend to promote their first residential property. Lower the LTV limit on housing loans granted by monetary establishments regulated by MAS from 70% to 60% for property purchasers who are individuals with a number of outstanding housing loans on the time of the brand new housing purchase. Singapore Property Measures - 30 August 2010 The most popular seek for the number of bedrooms in Singapore is 4, followed by 2 and three. Lush Acres EC @ Sengkang
Discover out more about real estate funding in the area, together with info on international funding incentives and property possession. Many Singaporeans have been investing in property across the causeway in recent years, attracted by comparatively low prices. However, those who need to exit their investments quickly are likely to face significant challenges when trying to sell their property – and could finally be stuck with a property they can't sell. Career improvement programmes, in-house valuation, auctions and administrative help, venture advertising and marketing, skilled talks and traisning are continuously planned for the sales associates to help them obtain better outcomes for his or her shoppers while at Knight Frank Singapore. No change Present Rules
Extending the tax exemption would help. The exemption, which may be as a lot as $2 million per family, covers individuals who negotiate a principal reduction on their existing mortgage, sell their house short (i.e., for lower than the excellent loans), or take part in a foreclosure course of. An extension of theexemption would seem like a common-sense means to assist stabilize the housing market, but the political turmoil around the fiscal-cliff negotiations means widespread sense could not win out. Home Minority Chief Nancy Pelosi (D-Calif.) believes that the mortgage relief provision will be on the table during the grand-cut price talks, in response to communications director Nadeam Elshami. Buying or promoting of blue mild bulbs is unlawful.
A vendor's stamp duty has been launched on industrial property for the primary time, at rates ranging from 5 per cent to 15 per cent. The Authorities might be trying to reassure the market that they aren't in opposition to foreigners and PRs investing in Singapore's property market. They imposed these measures because of extenuating components available in the market." The sale of new dual-key EC models will even be restricted to multi-generational households only. The models have two separate entrances, permitting grandparents, for example, to dwell separately. The vendor's stamp obligation takes effect right this moment and applies to industrial property and plots which might be offered inside three years of the date of buy. JLL named Best Performing Property Brand for second year running
The data offered is for normal info purposes only and isn't supposed to be personalised investment or monetary advice. Motley Fool Singapore contributor Stanley Lim would not personal shares in any corporations talked about. Singapore private home costs increased by 1.eight% within the fourth quarter of 2012, up from 0.6% within the earlier quarter. Resale prices of government-built HDB residences which are usually bought by Singaporeans, elevated by 2.5%, quarter on quarter, the quickest acquire in five quarters. And industrial property, prices are actually double the levels of three years ago. No withholding tax in the event you sell your property. All your local information regarding vital HDB policies, condominium launches, land growth, commercial property and more
There are various methods to go about discovering the precise property. Some local newspapers (together with the Straits Instances ) have categorised property sections and many local property brokers have websites. Now there are some specifics to consider when buying a 'new launch' rental. Intended use of the unit Every sale begins with 10 p.c low cost for finish of season sale; changes to 20 % discount storewide; follows by additional reduction of fiftyand ends with last discount of 70 % or extra. Typically there is even a warehouse sale or transferring out sale with huge mark-down of costs for stock clearance. Deborah Regulation from Expat Realtor shares her property market update, plus prime rental residences and houses at the moment available to lease Esparina EC @ Sengkang - ↑ Martinussen & Scheike (2006) Dynamic Regression Models for Survival Data (Springer).
- ↑ 55 years old Systems Administrator Antony from Clarence Creek, really loves learning, PC Software and aerobics. Likes to travel and was inspired after making a journey to Historic Ensemble of the Potala Palace.
You can view that web-site... ccleaner free download - ↑ Bender, R., Augustin, T. and Blettner, M. (2006). Generating survival times to simulate Cox proportional hazards models, Statistics in Medicine 2005; 24:1713–1723. 21 year-old Glazier James Grippo from Edam, enjoys hang gliding, industrial property developers in singapore developers in singapore and camping. Finds the entire world an motivating place we have spent 4 months at Alejandro de Humboldt National Park.
- ↑
One of the biggest reasons investing in a Singapore new launch is an effective things is as a result of it is doable to be lent massive quantities of money at very low interest rates that you should utilize to purchase it. Then, if property values continue to go up, then you'll get a really high return on funding (ROI). Simply make sure you purchase one of the higher properties, reminiscent of the ones at Fernvale the Riverbank or any Singapore landed property Get Earnings by means of Renting
In its statement, the singapore property listing - website link, government claimed that the majority citizens buying their first residence won't be hurt by the new measures. Some concessions can even be prolonged to chose teams of consumers, similar to married couples with a minimum of one Singaporean partner who are purchasing their second property so long as they intend to promote their first residential property. Lower the LTV limit on housing loans granted by monetary establishments regulated by MAS from 70% to 60% for property purchasers who are individuals with a number of outstanding housing loans on the time of the brand new housing purchase. Singapore Property Measures - 30 August 2010 The most popular seek for the number of bedrooms in Singapore is 4, followed by 2 and three. Lush Acres EC @ Sengkang
Discover out more about real estate funding in the area, together with info on international funding incentives and property possession. Many Singaporeans have been investing in property across the causeway in recent years, attracted by comparatively low prices. However, those who need to exit their investments quickly are likely to face significant challenges when trying to sell their property – and could finally be stuck with a property they can't sell. Career improvement programmes, in-house valuation, auctions and administrative help, venture advertising and marketing, skilled talks and traisning are continuously planned for the sales associates to help them obtain better outcomes for his or her shoppers while at Knight Frank Singapore. No change Present Rules
Extending the tax exemption would help. The exemption, which may be as a lot as $2 million per family, covers individuals who negotiate a principal reduction on their existing mortgage, sell their house short (i.e., for lower than the excellent loans), or take part in a foreclosure course of. An extension of theexemption would seem like a common-sense means to assist stabilize the housing market, but the political turmoil around the fiscal-cliff negotiations means widespread sense could not win out. Home Minority Chief Nancy Pelosi (D-Calif.) believes that the mortgage relief provision will be on the table during the grand-cut price talks, in response to communications director Nadeam Elshami. Buying or promoting of blue mild bulbs is unlawful.
A vendor's stamp duty has been launched on industrial property for the primary time, at rates ranging from 5 per cent to 15 per cent. The Authorities might be trying to reassure the market that they aren't in opposition to foreigners and PRs investing in Singapore's property market. They imposed these measures because of extenuating components available in the market." The sale of new dual-key EC models will even be restricted to multi-generational households only. The models have two separate entrances, permitting grandparents, for example, to dwell separately. The vendor's stamp obligation takes effect right this moment and applies to industrial property and plots which might be offered inside three years of the date of buy. JLL named Best Performing Property Brand for second year running
The data offered is for normal info purposes only and isn't supposed to be personalised investment or monetary advice. Motley Fool Singapore contributor Stanley Lim would not personal shares in any corporations talked about. Singapore private home costs increased by 1.eight% within the fourth quarter of 2012, up from 0.6% within the earlier quarter. Resale prices of government-built HDB residences which are usually bought by Singaporeans, elevated by 2.5%, quarter on quarter, the quickest acquire in five quarters. And industrial property, prices are actually double the levels of three years ago. No withholding tax in the event you sell your property. All your local information regarding vital HDB policies, condominium launches, land growth, commercial property and more
There are various methods to go about discovering the precise property. Some local newspapers (together with the Straits Instances ) have categorised property sections and many local property brokers have websites. Now there are some specifics to consider when buying a 'new launch' rental. Intended use of the unit Every sale begins with 10 p.c low cost for finish of season sale; changes to 20 % discount storewide; follows by additional reduction of fiftyand ends with last discount of 70 % or extra. Typically there is even a warehouse sale or transferring out sale with huge mark-down of costs for stock clearance. Deborah Regulation from Expat Realtor shares her property market update, plus prime rental residences and houses at the moment available to lease Esparina EC @ Sengkang - ↑
20 year-old Real Estate Agent Rusty from Saint-Paul, has hobbies and interests which includes monopoly, property developers in singapore and poker. Will soon undertake a contiki trip that may include going to the Lower Valley of the Omo.
My blog: http://www.primaboinca.com/view_profile.php?userid=5889534 (Second edition 1989; first CRC reprint 1999.)