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This sense, this glamour thinking, along with price increases, caused Los Angeles to boom; so it's the boomiest U.S. City.
某种意义上,群星荟萃加上房价上涨,推动了洛杉矶房地产的繁荣,所以它成为了全美房产最繁荣的地方
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and you just see the millions going up and up and up and up and it's all generated for charities.
你能看到百万位的数字往上涨啊涨啊涨啊涨，它们都是为慈善募集的。
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If you're investing with a long time horizon, having an equity bias makes sense; stocks go up in the long run.
如果进行长线投资,且存在股权偏好,那么从长期看,股票是上涨的
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Relative to the whole market, It's well known that over periods of multiple decades the market has a tendency to go up.
是和整个市场相关的对吗，我们都知道经过几十年的时间周期,市场会有上涨的倾向。
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And many people would look back on Dell and say, "You just went straight up." Well, not exactly.
回头看戴尔的发展历程，很多人会说，你们的业绩直线上涨，其实并不尽然。
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And so ,therefore if people want more houses in Dallas or Huston, the builders just build more houses, t rise.
所以说,如果在达拉斯和休斯顿要更多住房，建房者就建更多的房，房价不会上涨，and，the，prices，didn’
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Some people say that the unemployment rate in the U.S. is going up
有些人说美国的失业率在上涨，
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A lot of people have the impression that home prices only go up and that they're a wonderful investment.
大多数人都觉得,房价始终是上涨的,而且房屋是理想的投资项目
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We saw it again in 2003, when people in Los Angeles expected 8% appreciation every year.
同样地在2003年,洛杉矶人的预期,以每年8%的速度上涨
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And so there's an upward bias to the stock market, contrary to what you may have seen recently.
所以对股票市场来说是有一种上涨的倾向，这和你们最近看到的情况相反。
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In the 1960s and 70s central banks around the world were inflating the currency.
在六十年代和七十年代，世界各地的中央银行,都在使货币上涨。
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Picking stocks means trying to find a stock that's going to do really well.
挑选股票意味着,发掘一支具有上涨潜力的股票
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In fact, it's becoming more national because Milwaukeeans no longer think that they are some kind of outpost that's unrelated to the excitement of glamorous cities; they see it happening at home as well.
而实际上,房地产市场正在全国化,因为密尔沃基人不再认为,面对着洛杉矶高涨的房地产业,他们能够置身事外,密尔沃基也正经历着房价的上涨
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The green line is the building costs and you can see that building costs, since 1890, in real terms-- everything is corrected for inflation -have gone up a little bit since 1890, but not a whole lot.
绿线表示了建筑成本,你可以看到建筑成本,自1890年来,以实际值计算,所有的数据均进行了通胀修正,从1890年开始有一点点上涨,并非是大幅度上涨
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Bond allocations had increased by more than could be explained by the increase in bond prices over the course of the year.
同时资产配置中的债券投资比重,以高于当年债券价格上涨的速度,有了显著增加
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Another formula is--what if the consol doesn't pay-- I'm sorry, the next thing is a growing consol.
另外一个公式则是,如果债务并不偿还会如何,不好意思,接下来要讲的是上涨债券
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As you know, income inequality is getting worse, low-income wages are not going up, so that component of housing has been declining in real terms.
众所周之,收入的不平等愈演愈烈,低收入者的工资不会上涨,因此以实际值计算的这部分成本是下降的
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You might even want two bathrooms, so the demand for housing went up.
你甚至想要两个浴室,所以对房屋的需求上涨了
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People saw the rising home prices; they thought they would rise forever; they were flocking in, trying to get into the housing market before it outpriced them.
人们见证了房价的飚升,人们预期房价将永远上涨,人们争先恐后抢购,生怕以后会更无力购买
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My first question is, to what extent can investors like us adopt your strategy of buying cheap ? and expecting the value of a company to go up?
第一个问题是，在什么情况下像我们这样的投资者,才能采纳您“低点买入,期待上涨，高价卖出“的策略呢？
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You could think, you have to think earnings are going to go up twelve-fold to get it down to four times earnings, which will take a long, long time.
你可能会想，你必然认为收益会上涨12倍,让它回落到四倍于原来收益的地方，会花费很长一段时间。
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What caused it? It was caused maybe it's oversimplifying it it was caused by a change in our resolve to let's get inflation under control - and a willingness to accept the recession to stop the advance of inflation.
是什么引发了它,它是因为-也许过分的单纯化它,它是由于一个为了,让我们将通货膨胀控制在手中的解决方案,和一个接受经济衰退的愿望,结束通货膨胀的继续上涨所导致的。
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The percent who think it's the best investment is higher in Los Angeles than in Milwaukee, and since the peak of the bubble in 2003, it's been declining in Los Angeles but, surprisingly, rising in Milwaukee.
认为房地产是最佳投资选择的人群,在洛杉矶居民中所占比例远高于密尔沃基,自从2003年房产泡沫达到最高峰,洛杉矶房价就一直在下跌,令人惊异的是密尔沃基房价仍在上涨
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If stock price option -if stock options tend to be issued as announced by the company later, just before stock prices go up, there's no way that that can be right because nobody can know exactly when the stock price is going to go up.
如果股票期权价格...,如果就像公司事后宣称的一样,公司恰好是在股价上涨之前,发行的股票期权,这是不可能做到的,因为没有人可以确切知道,股票价格何时会上涨
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To what extent was the housing boom that we saw in recent years the result of revolution in financial technology?
最近几年来房价,快速上涨,是金融技术革新带来的后果吗
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It must have been that they somehow knew on the issuance date that the stock price was going to go up, but he said they couldn't possibly know that in these general circumstances.
这一定是,他们在发放期权的当日就知道,股价将要上涨,但是李认为在正常情况下,他们是不可能知道的
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It would be c times 3 in the third year, etc., Then the present value is equal to c/-- that's the formula for the value of a growing console.
在第三年它就是三倍的的三次方,现值就相当于c/,这就是上涨债务价值的公式
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Let's say that the British Government didn't say that they'll pay one pound per year, but it'll be one pound the first year, then it will grow at the rate g and it will eventually be infinitely large.
我们假设英国政府并没有说,他们会每一年支付一英镑,但它会是第一年支付一英镑,然后它会顺着利率g上涨,最后它就变成了无尽大的数目
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