Rozprawy doktorskie na temat „Housing policy”
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Zhang, Jian Kenny, i 張劍. "Human, house, housing policy". Thesis, The University of Hong Kong (Pokfulam, Hong Kong), 2002. http://hub.hku.hk/bib/B31986948.
Pełny tekst źródłaWillis, Robert. "Housing policy since 1970". Thesis, Aberystwyth University, 1995. http://ethos.bl.uk/OrderDetails.do?uin=uk.bl.ethos.393240.
Pełny tekst źródłaGao, Lu S. M. Massachusetts Institute of Technology. "Housing policy in China". Thesis, Massachusetts Institute of Technology, 2011. http://hdl.handle.net/1721.1/69463.
Pełny tekst źródłaCataloged from PDF version of thesis.
Includes bibliographical references (p. 60-64).
In the last three decades, the People's Republic of China (PRC) has managed to replace its welfare-based urban housing system with a market-based housing provision scheme. With such significant housing policy changes, the PRC has successfully expanded urban home ownership and impressively increased per capita housing consumption. The housing market has become one of the major pillar industries in the country's economic boom. However, affordable housing development has been greatly lagging behind the ever-increasing housing needs of a large lower-income population in the country, while housing price bubbles cast a shadow on sustainable economic development in the PRC. The main reasons for such challenges include the inefficiency of financial tools to regulate the housing market; and the discrete interests among the central government, local governments, and real estate developers. Within the context of the ongoing global economic recession after the financial crisis in 2008, it is even more critical to balance the PRC's housing development, both to address the people's housing needs, and to maintain sustainable growth.
by Lu Gao.
S.M.
Zhang, Jian Kenny. "Human, house, housing policy". Hong Kong : University of Hong Kong, 2002. http://sunzi.lib.hku.hk/hkuto/record.jsp?B25945944.
Pełny tekst źródłaCheung, Tat-ming Stephen. "The comparison between the 'Market Housing Model' and the 'Social Housing Model' : the provision of housing in Hong Kong /". Hong Kong : University of Hong Kong, 1997. http://sunzi.lib.hku.hk/hkuto/record.jsp?B20129051.
Pełny tekst źródłaWolf, Clara. "Housing and monetary policy : three essays on empirical housing economics and international monetary policy". Thesis, Paris, Institut d'études politiques, 2016. http://www.theses.fr/2016IEPP0067.
Pełny tekst źródłaThis thesis investigates heterogeneous topics since it is related to both housing economics and monetary economics, and uses various tools including theoretical modeling, microeconomic policy evaluation and macroeconomic empirical approach. It is constituted of three chapters. The first one, co-authored with Eric Monnet, is interested in the relationship between demographic changes within countries and housing investment. The second one, co-authored with Guillaume Chapelle and Benjamin Vignolles, assesses the impact of a housing tax credit on several dimensions of the housing market. Finally, the third one studies how monetary policy should react to capital inflows when there are frictions on the financial market
Ndubueze, Okechukwu Joseph. "Urban housing affordability and housing policy dilemmas in Nigeria". Thesis, University of Birmingham, 2009. http://etheses.bham.ac.uk//id/eprint/298/.
Pełny tekst źródłaKwan, King-shing. "A study of public housing subsidy policy in Hong Kong : evaluation of market rent policy /". Hong Kong : University of Hong Kong, 1998. http://sunzi.lib.hku.hk/hkuto/record.jsp?B21027766.
Pełny tekst źródłaParis, Chris. "Social theory and housing policy". Phd thesis, Canberra, ACT : The Australian National University, 1986. http://hdl.handle.net/1885/130120.
Pełny tekst źródłaEricsson, Therese. "Inclusionary Housing. Analysis of a housing policy in California, USA". Thesis, KTH, Fastigheter och byggande, 2016. http://urn.kb.se/resolve?urn=urn:nbn:se:kth:diva-190875.
Pełny tekst źródłaSverige kan inte längre tillgodose sina medborgare med ”en god bostad för alla”. Det är därför viktigt att reflektera över vad som kan göras för att åtgärda detta. Sverige har stora möjligheter att lära sig från och inspireras av andra länders sätt att handskas med liknande problem. USA, till exempel, har sedan en lång tid tillbaka arbetat med många olika bostadspolitiska medel som framförallt inriktar sig på att hjälpa de med lägre inkomster än medianen. Uppsatsen ämnar till att studera ett av dessa verktyg som heter inclusionary housing. Verktyget används för att öka utbudet av prisvärda bostäder genom att integrera de prisvärda enheterna i projekt med marknadshyra eller till marknadspris. Inclusionary housing skiljer sig från mer traditionella bostadspolitiska verktyg så som ”public housing” eller ”social housing”. Inclusionary housing är ett marknadsinriktat medel jämfört med mer traditionella sätt att ordna bostäder för låginkomsttagare. Inclusionary housing finansieras genom att ta tillvara på ökning av markpriser eller produktion av bostäder till marknadspris jämfört med traditionella program som finansieras genom skatter eller subventioner. Syftet med inclusionary housing är att integrera bostäder för låginkomsttagare med bostäder till marknadspris eller marknadshyra vilket ska resultera i ett socialt blandat bostadsbyggande. Inclusionary housing skiljer sig också för att det är implementerat på lokal nivå och inte på statlig nivå. Uppsatsen har funnit att inclusionary housing är ett flexibelt verktyg som går att utforma på många olika sätt. Inclusionary housing producerar även prisvärda enheter till en låg eller ingen kostnad för lokala myndigheter. Resultatet visar dock att verktyget inte producerar mängder med prisvärda bostäder. Även om medlet inte producerar ett stort antal enheter är det fortfarande ett viktigt verktyg då det arbetar med integration. Det finns också stora möjligheter till att utforma verktyget till att bli mer effektivt än vad det har varit i Kalifornien hittills. Det finns framförallt potential att utforma ett verktyg som både integrerar och producerar många prisvärda bostäder i områden med höga markpriser och stort bostadsbyggande. Sammantaget är inclusionary housing ett bra verktyg som dock sannolikt behöver samverka med andra medel för att kunna lösa ett större problem med bostadsförsörjning.
Parker, Geneen K. "Best affordable housing policies a look at California, New Jersey and Massachuetts /". Muncie, Ind. : Ball State University, 2009. http://cardinalscholar.bsu.edu/709.
Pełny tekst źródłaValenca, Marcio Moraes. "Brazilian housing policy (1980-1992) : political vs. policy objectives". Thesis, University of Sussex, 1995. http://ethos.bl.uk/OrderDetails.do?uin=uk.bl.ethos.360591.
Pełny tekst źródłaSo, Oi-tsz Teresa. "Public rental housing policy : the issues of equity /". Hong Kong : University of Hong Kong, 1996. http://sunzi.lib.hku.hk/hkuto/record.jsp?B1815475X.
Pełny tekst źródłaCheung, Tat-ming Stephen, i 張達明. "The comparison between the 'Market Housing Model' and the 'Social Housing Model': the provision of housing inHong Kong". Thesis, The University of Hong Kong (Pokfulam, Hong Kong), 1997. http://hub.hku.hk/bib/B31968211.
Pełny tekst źródłaNam, Min-Ho. "Essays on housing and monetary policy". Thesis, University of St Andrews, 2013. http://hdl.handle.net/10023/3681.
Pełny tekst źródłaPrinsloo, B. D. "The South African inclusionary housing policy". Thesis, Stellenbosch : Stellenbosch University, 2008. http://hdl.handle.net/10019.1/5034.
Pełny tekst źródłaENGLISH ABSTRACT: This study focuses on the inclusionary housing policy (IHP), a concept introduced to incorporate the private sector in actively contributing to the delivery of affordable housing as a by-product of higher income housing delivery, in an effort to promote socio-economic integration and to eradicate informal housing by 2014. The IHP stipulates that between 0% to 30% of new residential developments, measured in units, need to be inclusionary in nature. This means that a unit may be sold from R50,000 to R350,000 or rented for R600 to R3,000 per month to beneficiaries earning between R1,500 and R7,500 gross income per month. The policy will be implemented in a phased manner with two complimentary strategies, namely the town planning compliant approach and the Voluntary pro-active deal driven approach. To off set financial burdens, the government has made available six incentives and the concepts of off site compliance and inclusionary stock credits. The national government has set the requirements and parameters of the inclusionary elements and based on this a number of the possible effects that this IHP might have on residential developments, when looking at the interactions of supply, demand and price,were discussed as well as the views of industry experts. Inclusionary housing will result in social benefits but unwanted social costs as well. Benefits and costs were discussed and even though this policy is not Pareto efficient, based on the Kaldor-Hicks criterion, it is efficient in that the members of society that are made worse off can be compensated by the beneficiaries due to the fact that surrounding property prices that may rise and developers get incentives they would otherwise not have had access to. This study also looked internationally at the key success factors that were identified in case studies focussing on the United States of America, United Kingdom, Malaysia and China. From this international study, recommendations were made for South Africa's IHP. Because of various cultures and economies, success factors can not purely be copied but the recommendations should add to sustainable inclusionary developments. Ad hoc recommendations, also inferred from international lessons learnt, were discussed briefly and based on the above findings and recommendations, the accusations made by industry experts were readdressed. Although some areas still remain grey, many were found to be questionable. No concrete inferences can be made from this study pertaining to the supply, demand or price of residential developments but the following predictions can be made. The IHP is not necessarily going to drive property prices down and the requirements may be accepted by higher income households and therefore socio-economic integration may be successful in South Africa. This is only if the policy remains in its current form and not become law. This is in order to adapt to changing external variables and to incorporate success factors as they become known; if the IHP gets implemented transparently; if suggestions are incorporated from all stakeholders i.e. beneficiaries, developers, governmental spheres and third parties such as financial institutions and if this policy is phased into the market timeously.
AFRIKAANSE OPSOMMING: Die studie fokus op die insluitende behuising beleid (IBB), 'n konsep wat bekend gestel is om die privaat sektor aktief betrokke te maak by die voorsiening van lae koste behuising as 'n by-produk van die voorsiening van hoër inkomste behuising in 'n poging om sosio-ekonomiese integrasie te bevorder en informele behuising teen 2014 te verwyder. Die IBB bepaal dat tussen 0% en 30% van nuwe residensiële ontwikkelings, gemeet in eenhede, insluitend van aard moet wees wat beteken dat eenhede vir tussen R50,OOO tot R300,000 verkoop en verhuur vir tussen R600 en R3,000 per maand aan begunstigdes wat tussen R1,000 tot R7,000 bruto inkomste per maand verdien. Die beleid sal trapsgewys toegepas word met twee komplimentêre strategieë naamlik 'n vrywillige pro-aktiewe gedrewe benadering en 'n dorpsbeplanning voldoeningsbenadering. Om finansiële belassings te voorkom het die regering ses aansporingsbonusse beskikbaar gestel en die konsepte van lewering op ander land en insluitende handels krediete. Die nasionale regering het die vereistes en limiete van die insluitende elemente bepaal en gegrond op dit is 'n aantal van die moontlike uitkomste, wat die IBB op residensiële ontikkelings mag hê, gegrond op die interaksie tussen aanbod, vraag en prys, bespreek asook die sieninge van sektor deskundiges. Insluitende behuising sal sosiale voordele en ongewenste sosiale nadele tot gevolg het. Voordele en nadele was bespreek en alhoewel die beleid nie Pareto optimaal is nie is dit effektief gegrond op die Kaldor-Hicks kriterium deurdat die lede van die samelewing wat slegter af gemaak word, gekompenseer kan word deur die begunstigdes deur eiendomspryse wat kan styg en ontwikkelaars wat aansporingbonusse ontvang wat hulle andersins nie toegang tot sou gehad het nie. Die studie het ook internasionaal gekyk na sukses faktore wat geidentifiseer was deur te kyk na gevalle studies wat gedoen is in Verenigde State van Amerika, Verenigde Koningkryk, Maleisië en China. Aanbevelings vir Suid-Afrika se ISS, algelei van die internasionale gevalle studies, is gemaak. As gevolg van verskillende kulture en ekonomiese faktore kan sukses faktore nie bloot gedupliseer word nie maar die aanbevelings behoort by te dra tot volhoubare insluitende ontwikkelings.
Suen, Wai-lap Kevin. "A study on the housing aspirations and housing policies in Hong Kong". Click to view the E-thesis via HKUTO, 2003. http://sunzi.lib.hku.hk/hkuto/record/B42577433.
Pełny tekst źródłaMazhani, Edward. "Housing, a critical analysis of the public housing policy in Botswana". Thesis, National Library of Canada = Bibliothèque nationale du Canada, 1998. http://www.collectionscanada.ca/obj/s4/f2/dsk2/ftp03/MQ31618.pdf.
Pełny tekst źródłaYu, Wai-kin Nicol. "Public and private parties' participation in housing development in Hong Kong /". Hong Kong : University of Hong Kong, 2000. http://sunzi.lib.hku.hk/hkuto/record.jsp?B22285003.
Pełny tekst źródłaLeung, Ching-wah Sandra. "An evalutation of the housing subsidy policy in Hong Kong". [Hong Kong : University of Hong Kong], 1993. http://sunzi.lib.hku.hk/hkuto/record.jsp?B13552971.
Pełny tekst źródłaLau, Kwok-yu. "A study of public housing rent policy in Hong Kong". [Hong Kong : University of Hong Kong], 1990. http://sunzi.lib.hku.hk/hkuto/record.jsp?B12817004.
Pełny tekst źródłaCheng, Shing-kwong Eric. "An evaluative analysis of the long term housing strategy in Hong Kong". Click to view the E-thesis via HKUTO, 1989. http://sunzi.lib.hku.hk/hkuto/record/B31975707.
Pełny tekst źródłaShen, Qing. "Low-income public housing in Hong Kong and Singapore 1950-1980 : a comparative analysis". Thesis, access full-text online access from Digital dissertation consortium, 1986. http://libweb.cityu.edu.hk/cgi-bin/er/db/ddcdiss.pl?ML36840.
Pełny tekst źródłaKwan, King-shing, i 關景成. "A study of public housing subsidy policy in Hong Kong: evaluation of market rent policy". Thesis, The University of Hong Kong (Pokfulam, Hong Kong), 1998. http://hub.hku.hk/bib/B31968429.
Pełny tekst źródłaUrushibara, Hiroshi. "Housing policy and design : the role of housing policy and its effects on design in Japan and Britain". Thesis, University of York, 1999. http://ethos.bl.uk/OrderDetails.do?uin=uk.bl.ethos.301114.
Pełny tekst źródłaChen, Lijian. "Urban housing policy and housing commercialization in socialist countries : China and Hungary". Thesis, University of British Columbia, 1988. http://hdl.handle.net/2429/28343.
Pełny tekst źródłaApplied Science, Faculty of
Community and Regional Planning (SCARP), School of
Graduate
Yang, Xi, i 楊曦. "Chongqing's housing policy: meeting the housing needs of the low-income families?" Thesis, The University of Hong Kong (Pokfulam, Hong Kong), 2009. http://hub.hku.hk/bib/B42929702.
Pełny tekst źródłaCheuk, Wing-chiu, i 卓詠昭. "Housing subsidy policy and equality in housing: the case of Hong Kong". Thesis, The University of Hong Kong (Pokfulam, Hong Kong), 2001. http://hub.hku.hk/bib/B43894586.
Pełny tekst źródłaMukhtar, Naji A. "Housing policy in Libya : study of public housing projects in Tripoli City". Thesis, Cardiff University, 1997. http://ethos.bl.uk/OrderDetails.do?uin=uk.bl.ethos.368017.
Pełny tekst źródłaBegg, Thomas N. A. "The Scottish Special Housing Association and housing policy in Scotland 1937-1959". Thesis, University of Strathclyde, 1992. http://ethos.bl.uk/OrderDetails.do?uin=uk.bl.ethos.268531.
Pełny tekst źródłaCheuk, Wing-chiu. "Housing subsidy policy and equality in housing : the case of Hong Kong /". Hong Kong : University of Hong Kong, 2001. http://sunzi.lib.hku.hk:8888/cgi-bin/hkuto%5Ftoc%5Fpdf?B23425817.
Pełny tekst źródłaYang, Xi. "Chongqing's housing policy meeting the housing needs of the low-income families? /". Click to view the E-thesis via HKUTO, 2009. http://sunzi.lib.hku.hk/hkuto/record/B42929702.
Pełny tekst źródłaYeung, Shu-kei Suki, i 楊抒琪. "A critical review on housing subsidy policy". Thesis, The University of Hong Kong (Pokfulam, Hong Kong), 2005. http://hub.hku.hk/bib/B45008310.
Pełny tekst źródłaGao, Mingzheng 1965. "Population policy and urban housing in China". Thesis, Massachusetts Institute of Technology, 1999. http://hdl.handle.net/1721.1/66389.
Pełny tekst źródłaIncludes bibliographical references (leaf 52).
This thesis will focus on how urban housing design reflects the new one-child family population policy in the traditional urban context in Beijing, China. The population policy has changed the size and structure of traditional family, and further affected children's growing up environment. Children, used to grow up in a joint family of three generations in a traditional courtyard house, now have isolated by apartment box. The traditional social and spatial relationships among children, families, and neighbors have been extremely weakened. My intention is to restore the lost relationships for lonely children in a high density residential complex. This complex, transformed from the traditional single story courtyard house, becomes one big house, where all neighbors live under one roof as one big family. As a consequence, children in a one child family still have the same feeling of multi generations living together as their old generations had before.
by Mingzheng Gao.
M.Arch.
Shan, Hui Ph D. Massachusetts Institute of Technology. "Tax policy, housing markets, and elderly homeowners". Thesis, Massachusetts Institute of Technology, 2008. http://hdl.handle.net/1721.1/43728.
Pełny tekst źródłaThis electronic version was submitted by the student author. The certified thesis is available in the Institute Archives and Special Collections.
Includes bibliographical references.
This dissertation consists of three essays studying the impact of tax policy on housing markets and elderly homeowners. Chapter One examines the potential lock-in effect of capital gains taxation on home sales, using the Taxpayer Relief Act of 1997 (TRA97) as a policy instrument. Before 1997, homeowners were subject to capital gains taxation when they sold their houses unless they purchased replacement homes of equal or greater value. Since 1997, homeowners can exclude $500,000 of capital gains when they sell their houses. Using zip-code level housing price indices and sales data from 1982 to 2006 on single-family houses in 16 affluent towns within the Boston metropolitan area, I find that TRA97 reversed the lock-in effect for houses with low and moderate capital gains. However, the semiannual home sale rate of houses with capital gains above $500,000 declined after TRA97, suggesting that TRA97 generated an unintended lock-in effect for houses with capital gains over the maximum exclusion amount. Chapter Two studies the relationship between property taxes and elderly mobility. This is the first study using an instrumental variable approach to address the endogeneity problem associated with property taxes in analyzing elderly mobility. Using household-level panel data from the Health and Retirement Study (HRS) and a newly-collected dataset on state-provided property tax relief programs, I find evidence suggesting that higher property taxes raise mobility rates among elderly homeowners. Eligibility for relief programs lowers mobility rates, and the impact of these programs appears to vary with program types, program generosity, and implementation strategy.
(cont.) Chapter Three investigates the effect of property taxes on elderly homeowners labor supply decisions, using similar data and empirical strategy employed in Chapter Two. I examine both the extensive margin - whether elderly homeowners' delay retirement or reenter the labor force in the face of rising property taxes, and the intensive margin - whether elderly homeowners work longer hours when property taxes increase. I find little evidence that property taxes have a significant impact on elderly labor supply.
Hui Shan.
Ph.D.
Rubio, Margarita. "Housing markets, business cycles and monetary policy". Thesis, Boston College, 2008. http://hdl.handle.net/2345/354.
Pełny tekst źródłaThesis advisor: Matteo Iacoviello
This dissertation studies the implications of housing market heterogeneity for the trans- mission of shocks, welfare and the conduct of monetary policy. In the first chapter I focus on mortgage contract heterogeneity (fixed vs. variable-rate mortgages). I develop and solve a New Keynesian dynamic stochastic general equilibrium model that features a housing market and a group of constrained individuals who need housing collateral to obtain loans. A given proportion of constrained households borrows at a variable rate, while the rest borrows at a fixed rate. The model predicts that in an economy with mostly variable-rate mortgages, an exogenous interest rate shock has larger effects on borrowers than in a fixed-rate economy. For plausible parametrizations, aggregate differences are muted by wealth effects on labor supply and by the presence of savers. More persistent shocks cause larger aggregate differences. From a normative perspective I find that, in the presence of collateral constraints, the optimal Taylor rule is less aggressive against inflation than in the standard sticky-price model. Furthermore, for given monetary policy, a high proportion of fixed-rate mortgages is welfare enhancing. Then, I develop a two-country version of the model to study the implications of housing market heterogeneity for a monetary union as well as costs and benefits of being in a monetary union when there are asymmetric shocks. Results show that consumption reacts more strongly to common shocks in countries with high loan-to-value ratios (LTVs), a high proportion of borrowers or variable-rate mortgages. I also find that country-specific housing price shocks increase consumption not only in the country where the shock takes place. Welfare analysis shows that housing-market homogeneization is not beneficial per se, only when it is towards low LTVs or predominantly fixed-rate mortgages. As for costs and benefits of monetary unions, when there is a technology shock in one of the countries and they are symmetric, the monetary union regime is welfare worsening. However, results are dependent on whether or not countries are symmetric and on the source of the asymmetry
Thesis (PhD) — Boston College, 2008
Submitted to: Boston College. Graduate School of Arts and Sciences
Discipline: Economics
Sun, Xiaojin. "Essays on Housing Markets and Monetary Policy". Diss., Virginia Tech, 2015. http://hdl.handle.net/10919/73489.
Pełny tekst źródłaPh. D.
McClintock, Olive. "Towards citizen participation in housing policy decisions". Thesis, Queensland University of Technology, 1994.
Znajdź pełny tekst źródłaOuma, Stephen Okumu Adeya. "Housing policy in Uganda : a study of policy development since 1962". Thesis, University of Strathclyde, 1991. http://ethos.bl.uk/OrderDetails.do?uin=uk.bl.ethos.338942.
Pełny tekst źródłaLee, King-wah. "Housing millions by promoting home ownership : a way of solving housing problems of Hong Kong? /". Hong Kong : University of Hong Kong, 1999. http://sunzi.lib.hku.hk/hkuto/record.jsp?B21041805.
Pełny tekst źródłaBuracom, Phonlapat. "Limits of state intervention the political economy of housing policies in Thailand /". Google Book Search Library Project, 1987. http://books.google.com/books?id=vVBPAAAAMAAJ.
Pełny tekst źródłaLiu, King-leung. "Housing problems in Hong Kong : a critical analysis /". Hong Kong : University of Hong Kong, 1994. http://sunzi.lib.hku.hk/hkuto/record.jsp?B14739719.
Pełny tekst źródłaChung, Po-lam. "A study of soaring housing prices in Hong Kong". Hong Kong : University of Hong Kong, 1996. http://sunzi.lib.hku.hk/hkuto/record.jsp?B18033878.
Pełny tekst źródłaHoffman, Simon Paul. "Impacts of housing policy implementation in Wales for housing associations in the capacity of voluntary housing organizations". Thesis, Swansea University, 2007. https://cronfa.swan.ac.uk/Record/cronfa42993.
Pełny tekst źródłaWong, Lai-yin. "An evaluation of the rental policies of the Hong Kong Housing Authority". Hong Kong : University of Hong Kong, 1994. http://sunzi.lib.hku.hk/hkuto/record.jsp?B14739975.
Pełny tekst źródłaSuen, Wai-lap Kevin, i 孫偉立. "A study on the housing aspirations and housing policies in Hong Kong". Thesis, The University of Hong Kong (Pokfulam, Hong Kong), 2003. http://hub.hku.hk/bib/B42577433.
Pełny tekst źródłaSteekelenburg, Ester Van. "The reform of Shanghai's housing system a comparative perspective /". Thesis, Click to view the E-thesis via HKUTO, 2003. http://sunzi.lib.hku.hk/hkuto/record/B42577299.
Pełny tekst źródłaWong, May-ling Margaret. "A critical analysis of the recommendations of pressure groups on public housing policy in Hong Kong". Hong Kong : University of Hong Kong, 1996. http://sunzi.lib.hku.hk/hkuto/record.jsp?B18040123.
Pełny tekst źródłaIngo, Paulina. "Encountering post-settler state dynamics : understanding Namibia’s housing challenges and state housing policy". Thesis, University of Pretoria, 2019. http://hdl.handle.net/2263/70594.
Pełny tekst źródłaThesis (PhD)--University Pretoria, 2019.
Anthropology and Archaeology
PhD
Unrestricted
Yuan, Shiming. "Economic policy changes and their effects on the urban housing situation : the case of China (1948-1997)". Title page, contents and abstract only, 1998. http://web4.library.adelaide.edu.au/theses/09PH/09phy945.pdf.
Pełny tekst źródła