Application of Hedonic Model in Identifying the Concept of "Value" in Housing Planning from the Perspective of Residents' Preferences (Case Study: Tabriz City)

Document Type : Research Paper

Authors

Abstract

The hedonic model, which has long been used by researchers as a method of measuring the value of housing, has the ability to identify the obvious preferences of individuals and thus, the concept of "value" in the current process of urban housing development. From this perspective, it can be argued that if a wide range of data on the value of urban housing is included, based on it, the concept of "value" in urban housing can be presented; What has been the main goal in this article. In this article, using the descriptive-analytical method and the implementation of the hedonic method (multivariate regression in simple linear and quasi-logarithmic forms), the concept of value in housing planning in Tabriz based on residents' preferences, is presented. The case study samples includes three types of housing development in Tabriz, including fully planned (Rushdieh town), guided according to the upstream plan (Ashkan neighborhood) and planned apartment model (residential complex) (Shahid Chamran town). The samples were identified and selected by purposive sampling method with emphasis on the units traded in the period of 1397 and 1398. A total of 105 questionnaires were collected and analyzed at the level of case samples. Content validity in terms of quantity and quality of questions and reliability has been confirmed by calculating Cronbach's alpha coefficient of 0.779.The findings indicate that according to the results of the hedonic method, housing has multiple and extensive value characteristics and based on it, the concept of value is not fixed. At the same time the identified value structure is the same; So part of the value content is variable and it changes depending on the necessities of spatial, temporal, economic, social and ... The result of the research is that the concept of value in housing planning in the city of Tabriz, from the point of view of the expressed preferences of individuals, has no common content, so it is not possible to provide a single version for the city. At the same time, housing value indicators often cover both structural-physical and environmental dimensions, and the dominance of economic components over the housing value component is evident. The greatest explanatory power was related to the indicators of residential neighborhood (With a coefficient of 0.873)and type of housing (With a coefficient of 0.141); what shows the huge price gap between residential areas and building types in the city of Tabriz. Finally, in order to achieve value-oriented housing planning and indigenous housing development, it will be necessary to identify the concept of current housing value and the concept of desirable value and to analyze the gap between them.

Keywords

References

اکبری، نعمت‌الله؛ عمادزاده، مصطفی؛ رضوی، سید علی. (1383). بررسی عوامل مؤثر بر قیمت مسکن در شهر مشهد: رهیافت اقتصادسنجی فضایی در روش هدانیک، پژوهش‌های اقتصادی، سال چهارم، شمارۀ 11 و 12، 116-97. https://www.sid.ir/fa/journal/ViewPaper.aspx?id=18621
پورمحمدی، محمدرضا. (1393). برنامه‌ریزی مسکن، تهران: سازمان مطالعه و تدوین کتب علوم انسانی دانشگاه‌‌ها (سمت). https://samta.samt.ac.ir/content/10806/%D8%A8%D8%B1%D9%86%D8%A7%D9%85%D9%87-%D8%B1%DB%8C%D8%B2%DB%8C-%D9%85%D8%B3%DA%A9%D9%86
تیموری، ایرج؛ سلطان قیس، نوید؛ قلی‌‌زاده، یاسر. (1396). برآورد قیمت مسکن شهری با استفاده از تابع هدانیک و شبکه‌‌های عصبی مصنوعی (موردشناسی: کوی ولیعصر شهر تبریز)، فصلنامۀ جغرافیا و آمایش شهری-منطقه‌‌ای، دوره 7، شمارۀ 22، 56-41. https://gaij.usb.ac.ir/article_2995.html
حبیبی، سید محسن. (1387). از شار تا شهر، تهران: انتشارات دانشگاه تهران. https://press.ut.ac.ir/book_1101_%D8%A7%D8%B2+%D8%B4%D8%A7%D8%B1+%D8%AA%D8%A7+%D8%B4%D9%87%D8%B1+2304.html
خلیلی عراقی، منصور؛ نوبهار، الهام. (1390). پیش‌‌بینی قیمت مسکن در شهر تبریز: کاربرد مدل‌‌های قیمت هدانیک و شبکۀ عصبی مصنوعی، فصلنامۀ پژوهش‌‌ها و سیاست‌‌های اقتصادی، سال نوزدهم، شمارۀ 60، 138-113. http://qjerp.ir/article-1-189-fa.pdf
خورشید دوست، علی محمد. (1388). کاربرد روش التذاذی (هدونیک) در برآورد ارتباط میان سطح خدمات، آلودگی و بهای مسکن در مناطق انتخابی تبریز، محیط‌شناسی، شمارۀ 51، 81-92. https://jes.ut.ac.ir/article_21597.html
خوش‌اخلاق، رحمان؛ عمادزاده، مصطفی؛ صادقی، سید کمال. (1385). مدل قیمت رفاه طلبی (هدانیک) و ارزیابی میل نهایی به پرداخت برای کیفیت هوا در کلان‌شهر تبریز، پژوهشنامۀ علوم انسانی و اجتماعی، شمارۀ 20، 156-135. http://jes.journals.umz.ac.ir/article_134.html
دلاور، علی. (1380). مبانی نظریی و عملی پژوهش در علوم انسانی و اجتماعی، چاپ پنجاه و سوم، تهران: نشر ویرایش. https://www.roshdpress.ir/product-1012-%D9%85%D8%A8%D8%A7%D9%86%DB%8C_%D9%86%D8%B8%D8%B1%DB%8C_%D9%88_%D8%B9%D9%85%D9%84%DB%8C_%D9%BE%DA%98%D9%88%D9%87%D8%B4_%D8%AF%D8%B1_%D8%B9%D9%84%D9%88%D9%85_%D8%A7%D9%86%D8%B3%D8%A7%D9%86%DB%8C_%D9%88_%D8%A7%D8%AC%D8%AA%D9%85%D8%A7%D8%B9%DB%8C.html
رحمانی، زانیار؛ حاجی رحیمی، محمود. (1394). مقایسۀ الگوی اقتصادسنجی ساده و اقتصادسنجی فضایی درجهت ارزش‌گذاری هدانیک زمین‌ کشاورزی (مطالعۀ موردی: بخش مرکزی شهرستان سنندج)، فصلنامۀ علمی پژوهشی تحقیقات اقتصاد کشاورزی، دورۀ هفتم، شمارۀ 26، 145-162. http://jae.miau.ac.ir/article_868.html
رفیعیان، مجتبی؛ عسگری، علی؛ عسگری‌زاده، زهرا. (1387). سنجش ارزش‌های محیطی تأثیرگذار در انتخاب واحدهای مسکونی ساکنان نواب با استفاده از روش انتخاب تجربی، نشریۀ بین‌المللی علوم مهندسی دانشگاه علم و صنعت ایران، جلد 19، شمارۀ 6، 22-13. https://www.sid.ir/fa/journal/ViewPaper.aspx?id=88143
زیاری، کرامت‌الله؛ دهقان، مهدی. (1382)، بررسی وضعیت مسکن و برنامه‌‌ریزی آن در شهر یزد، مجلۀ صفه، دوره 13، شمارۀ 36، 75-63. http://sofeh.sbu.ac.ir/article/view/1635
سجادزاده، حسن؛ پیربابایی، محمدتقی. (1391). مفاهیم فضای شهری در شهر اسلامی، فصلنامۀ شهر ایرانی-اسلامی، دوره3، شمارۀ دهم، 34-25. https://www.sid.ir/fa/journal/ViewPaper.aspx?id=218741
صداقتی، عاطفه؛ نوریان، فرشاد. (1395). به‌کارگیری روش هدانیک در ارزش‌گذاری واحدهای مسکونی (مورد شناسی: محلۀ باغ صبا در منطقۀ 7 تهران)، جغرافیا و آمایش شهری و منطقه ای، دورۀ ششم، شمارۀ 21، 171-186. https://gaij.usb.ac.ir/article_2841.html
فاضلی، نعمت‌‌الله. (1386). مدرنیته و مسکن (رویکردی مردم‌‌نگارانه به مفهوم خانه، سبک زندگی روستایی و تحولات امروزی آن)، فصلنامۀ تحقیقات فرهنگی، سال اول، شمارۀ 1، 63-25. http://www.jicr.ir/article_69.html
گجراتی، دامودار. (1385). مبانی اقتصادسنجی، جلد دوم، ترجمۀ حمید ابریشمی، تهران: دانشگاه تهران. https://press.ut.ac.ir/book_1554.html
محمدپور، احمد (1389)، فراروش: بنیان های فلسفی و عملی روش تحقیق ترکیبی در علوم اجتماعی و رفتاری، چاپ سوم، تهران: انتشارات جامعه شناسان. https://www.gisoom.com/book/11047101/%DA%A9%D8%AA%D8%A7%D8%A8-%D9%81%D8%B1%D8%A7%D8%B1%D9%88%D8%B4-%D8%A8%D9%86%DB%8C%D8%A7%D9%86-%D9%87%D8%A7%DB%8C-%D9%81%D9%84%D8%B3%D9%81%DB%8C-%D9%88-%D8%B9%D9%85%D9%84%DB%8C-%D8%B1%D9%88%D8%B4-%D8%AA%D8%AD%D9%82%DB%8C%D9%82-%D8%AA%D8%B1%DA%A9%DB%8C%D8%A8%DB%8C-%D8%AF%D8%B1-%D8%B9%D9%84%D9%88%D9%85-%D8%A7%D8%AC%D8%AA%D9%85%D8%A7%D8%B9%DB%8C-%D9%88-%D8%B1%D9%81%D8%AA%D8%A7%D8%B1%DB%8C/
هادیلی، بهمن؛ مهرزاد، جمال. (1388)، نقش زمین و مسکن در توسعۀ فضایی-کالبدی شهر تبریز، مجلۀ علمی-پژوهشی فضای جغرافیایی، دورۀ 9، شمارۀ 26، 175-157. https://www.sid.ir/fa/journal/ViewPaper.aspx?id=102473
وارثی، حمیدرضا؛ محمودزاده، محمود. (1394). برنامه‌‌ریزی مسکن دهک‌‌های درآمدی استان اصفهان (مطالعۀ موردی: خانوارهای شهری استان اصفهان)، فصلنامۀ علمی-پژوهشی آمایش جغرافیایی فضا، دانشگاه گلستان، سال پنجم، شمارۀ 18، 15-1. http://gps.gu.ac.ir/article_13944.html
ونتلینگ، جیمز. (1392). طراحی مسکن بر پایۀ سبک زندگی، ترجمۀ حبیب قاسمی، مشهد: کتابکده کسری.
یاران، علی؛ بهرو، حسین. (1396). تأثیر فرهنگ و اخلاق اسلامی بر مسکن و کالبد فضایی خانه‌‌ها (نمونۀ موردی: خانه‌های عصر قاجار در شهر اردبیل)، فصلنامۀ پژوهش‌‌های معماری اسلامی، سال پنجم، شمارۀ 2، 107-91. https://www.sid.ir/fa/journal/ViewPaper.aspx?id=309399
 
Arimah, Ben (1992); Hedonic Prices and Demand for housing attributes in third world city: the case of  Ibadan, Nigeria, Urban Studies, Vol 29, 639- 657. https://www.jstor.org/stable/43083507?seq=1
Bae, C, Myung- Jin Jun, Hyeon Park (2003); The impact of Seoul’s subway line 5 on residential property values, Journal of Transport Policy , No 10, 85-94. https://ideas.repec.org/a/eee/trapol/v10y2003i2p85-94.html
Beimer, Waldemar & Maennig, Wolfgang, (2017), Noise effects and real estate prices: A simultaneous analysis of different noise sources, Transportation Research, Part D 54, pp 282-286. https://papers.ssrn.com/sol3/papers.cfm?abstract_id=2971053
Belcher, Richard N & Chisholm, Ryan, A (2018), Tropical Vegetation and Residential Property Value: A Hedonic Pricing Analysis in Singapore, Ecological Economics, 149, pp 149-159. https://www.sciencedirect.com/science/article/abs/pii/S0921800917301878
Casado, Monica Rivas & Serafini, Jan & Glen, John & Angus, Andrew (2016), Monetising the impacts of waste incinerators sited on brownfield land using the hedonic pricing method, Waste Management, http://dx.doi.org/10.1016/j.wasman.2016.10.0, pp 1-9.
https://pubmed.ncbi.nlm.nih.gov/27876291/
Chau, K.W, Ma.V.S.M & Ho, D.C.W (2001); The pricing of lichiness in the apartement market, Journal of Real Estate Literature, Vol 9, No 1, 31-40. https://www.econbiz.de/Record/the-pricing-of-luckiness-in-the-apartment-market-chau/10001545661
Coley, Madison Chales (2005), House and landscape value: An Application of hedonic pricing technique investigating effects of lawn area on house selling price, The University of Georgia, Athens. http://getd.galib.uga.edu/public/coley_madison_c_200512_ms/coley_madison_c_200512_ms.pdf
Czembrowski, Piotr & Kronenberg, Jakub (2016), Hedonic pricing and different urban green space types and sizes: Insights into the discussion on valuingecosystem services, Landscape and Urban Planning, 146, pp 11-19. https://www.sciencedirect.com/science/article/abs/pii/S0169204615002108
Daneshvary, Nasser & Clauretie, Terrence, M. &  Kad, Ahmad (2011), Short-Term Own-Price and Spillover Effects of Distressed Residential Properties: The Case of a Housing Crash, Journal of Real Estate Research, 33 (2), pp 179-207. https://www.tandfonline.com/doi/abs/10.1080/10835547.2011.12091303
Deng, Yongheng & Li, Zhiliang & Quighley, John, M (2012), Economic returns to energy-efficient investments in the housing market:Evidence from Singapore, Regional Science and Urban Economics, 42, PP 506-515. https://linkinghub.elsevier.com/retrieve/pii/S016604621100055X
Dodgson, J.S and Topham, N (1990), valuing residential properties with the hedonic method: a comparison with the results of professional valuations, Housing Studies, 5:3, 209-213, DOI: 10.1080/02673039008720685. https://www.tandfonline.com/doi/abs/10.1080/02673039008720685
Embaye WT, Zereyesus YA, Chen B (2021) Predicting the rental value of houses in household surveys in Tanzania, Uganda and Malawi: Evaluations of hedonic pricing and machine learning approaches. PLoS ONE 16(2): e0244953: 1-20. https://journals.plos.org/plosone/article?id=10.1371/journal.pone.0244953
Geoghegan, J (2002); The value of open spaces in residential land use, Journal of Land use policy , 19(1):91-98. https://www.researchgate.net/publication/222777184_The_Value_of_Open_Spaces_in_Residential_Land_Use
Gibbs, Chris and Guttentag, Daniel and Gretzel, Ulrike and Morton, Jym and  Goodwill,  Alasdair (2018), Pricing in the sharing economy: a hedonic pricing model applied to Airbnb listings, Journal of Travel & Tourism Marketing, DOI: 10.1080/10548408.2017.1308292. https://www.tandfonline.com/doi/abs/10.1080/10548408.2017.1308292
Hussain, T., Abbas, J., Wei, Z., Ahmad, S., Xuehao, B., & Gaoli, Z. (2021). Impact of Urban Village Disamenity on Neighboring Residential Properties: Empirical Evidence from Nanjing through Hedonic Pricing Model Appraisal. Journal of Urban Planning and Development, 147(1), 04020055: 1-13. https://ascelibrary.org/doi/abs/10.1061/%28ASCE%29UP.1943-5444.0000645
Jim . C.Y & Chen .Y .Wendy (2006); Impacts of urban environmental elements on residential housing prices in Guangzhou (China), Landscape & Urban Planning 78, 422- 434 https://www.sciencedirect.com/science/article/abs/pii/S016920460600020X https://www.infona.pl/resource/bwmeta1.element.elsevier-f80e1e86-ff47-3ed4-b3c4-81803a6b1336
Kain John . F & Quigley (1975); The value of housing attributes, In Housing markets and racial discrimination: A Microeconomic analysis, National Bureau of Economic Research, 190- 230 https://www.nber.org/books-and-chapters/housing-markets-and-racial-discrimination-microeconomic-analysis
King,Thomas (1976); The Demand for Housing: a Lancasterian Approach, Southern Economic Journal, Vol 30, 1077-1087 https://www.jstor.org/stable/1057332?origin=crossref
Kruk, R.v.d (2005); Hedonic valuation of Dutch wetlands, Tinbergen Institute Research Series, Valkenburg a.d Geul.Rosenberg publishers. https://www.google.com/books/edition/_/e3x2VVfmvHQC?hl=en
Kruk, Rene Van der (2007); The hedonic price method, In Sustainable urban development, edited by: Deakin  Mark, Mitchell Gordon, Nijkamp Peter & Vreeker Ron, Vol2, Taylor & francis Group, London & Newyork http://library.naog.gov.mn/ebooks/Sustainable%20Urban%20Development.pdf
Kuethe Todd .H, Kenneth A. Foster & Raymond J.G.M.Florax (2008); A Spatial Hedonic Model with Time-Varying Parameters: A New Method Using Flexible Least Squares, Florida, American Agriculture Economics, July 27- 29 https://econpapers.repec.org/paper/agsaaea08/6306.htm
Lancaster, K. (1966). A new approach to consumer theory. Journal of Political Economy, 74(1), 132–157. https://www.jstor.org/stable/1828835
Liebelt, Veronika and Bartke, Stephan and Schwarza Nina (2018), Revealing Preferences for Urban Green Spaces: A Scale-sensitive Hedonic Pricing Analysis for the City of Leipzig, Ecological Economics, 146, 536–548. https://econpapers.repec.org/article/eeeecolec/v_3a146_3ay_3a2018_3ai_3ac_3ap_3a536-548.htm
Mansfield, Carol, Pattanayak, Subhrendu K, McDow, William, Mc-Donald, Robert, & Halpin, Patrick.( 2005). Shades of green: measuringthe value of urban forests in the housing market.Journal of forest economics,11(3), 177–199. https://econpapers.repec.org/article/eeeforeco/v_3a11_3ay_3a2005_3ai_3a3_3ap_3a177-199.htm
Morancho, A.B (2003); A Hedonic valuation of urban green areas, Journal of Landscape and Urban planning , No 66, 35-41 https://www.sciencebase.gov/catalog/item/5057984ae4b01ad7e0284f77
Noh, Youngre (2019), Does converting abandoned railways to greenways impact neighboring housing prices?, Landscape and Urban Planning, 183, pp 157-166. https://www.sciencedirect.com/science/article/abs/pii/S0169204618312593
Norzailawati Mohd, Noor  and Zainora Asmawi, M. and Abdullah, Alias (2015), Sustainable Urban Regeneration: GIS and Hedonic Pricing Method in determining the value of green space in housing area, Social and Behavioral Sciences, 170, 669 – 679. https://www.sciencedirect.com/science/article/pii/S1877042815000841
Rosen, Sherwin (1974); Hedonic Prices and Implicit Markets: Product Differentiation in pure competition, Political Economy, Vol 82, No 1, Jan- Feb, 34- 55 https://econpapers.repec.org/article/ucpjpolec/v_3a82_3ay_3a1974_3ai_3a1_3ap_3a34-55.htm
Seo, Ducksu & Chung, You Seok  &  Kwon, Youngsang (2017), Price Determinants of Affordable Apartments in Vietnam: Toward the Public–Private Partnerships for Sustainable Housing Development, Sustainability, 10, 197, doi:10.3390/su10010197, pp 1-17. https://www.mdpi.com/2071-1050/10/1/197
Shen, Yao & Karimi, Kayvan (2017), The economic value of streets: mix-scale spatio-functional interaction and housing price patterns, Applied Geography, 79, pp 187-202. https://discovery.ucl.ac.uk/id/eprint/1539269/
Sheppard, Stephen (2010); Measuring the impact of culture using hedonic analysis,Center for  Creative Community Development https://web.williams.edu/Economics/ArtsEcon/library/pdfs/UsingHedonicAnalysis2010.pdf
Stahl G., Ralph Jr , Lawrence A . Kapustka , Wayne R. Munns Jr, Randall J.F.Bruins (2008): Valuation of ecological Resources, SETAC Publications. http://www.naturalcapital.vn/wp-content/uploads/2017/02/Valuation-of-ecological-resources.pdf
Straszheim, M. R. (1973); An Econometric Analysis of the Urban Housing Market, National Bureau of Economic Research, New York. https://econpapers.repec.org/bookchap/nbrnberbk/stra75-1.htm
Turner, John C (2007): Barriers and Channels for Housing Development in Modernizing Countries, Journal of the American Institute of Planners, 33:3, PP 167-181. https://www.tandfonline.com/doi/abs/10.1080/01944366708977912
Votsis, Athanasios, (2017), Planning for green infrastructure: The spatial effects of parks, forests, and fields on Helsinki's apartment prices, Ecological Economics, 132, pp 279-289. https://www.sciencedirect.com/science/article/pii/S0921800916311430
Walsh Walsh, Patrick &  Griffiths, Charles &  Guignet, Dennis &  Klemick, Heather, (2017), Modeling the Property Price Impact ofWater Quality in 14 Chesapeake Bay Counties, Ecological Economics, 135, pp 103-113. https://www.chesapeakebay.net/documents/Walsh_et_al_2017_EcolEcon_HedonicWQChesapeakeBay.pdf
Wen, Haizhen &  Xiao, Yue &  Hui, Eddie C.M. &  Zhang, Ling (2018), Education quality, accessibility, and housing price: Does spatial heterogeneity exist in education capitalization?, Habitat International, https://doi.org/10.1016/j.habitatint.2018.05.0 , pp 1-15. https://www.sciencedirect.com/science/article/abs/pii/S0197397517311001
Won Kim . Chong , Phipps. Tim. T & Anselin. Luc (2003); Measuring the benefits of air quality improvement: a spatial hedonic approach, Environmental and Management, 45, 24- 39 https://www.sciencedirect.com/science/article/abs/pii/S009506960200013X
Yang, Linchuan &  Zhou, Jiangping &  Shyr, Oliver F. &  Huo, (Derek) Da, (2018), Does bus accessibility affect property prices?, Cities, https://doi.org/10.1016/j.cities.2018.07.005, pp 1-10. https://onlinelibrary.wiley.com/doi/abs/10.1111/j.1467-9787.2008.00569.x
Ye, Yu & Xie, Hanting & Fang, Jia & Jiang, Hetao & Wang, De (2019), Daily Accessed Street Greenery and Housing Price: Measuring Economic Performance of Human-Scale Streetscapes via New Urban Data, sustainability, 11, 1741; doi:10.3390/su110617, pp 1-21. https://ideas.repec.org/a/gam/jsusta/v11y2019i6p1741-d216284.html
Zhang, Lei & Yi, Yimin, (2017), Quantile house price indices in Beiji, Regional Science and Urban Economics, 63, pp 85-96. https://www.sciencedirect.com/science/article/abs/pii/S016604621630148X
Zhang, Mengzhu & Zhao, Pengjun (2018), The determinants of informal housing price in Beijing: Village power,informal institutions, and property security, Cities, 77, pp 117-129. https://www.sciencedirect.com/science/article/abs/pii/S0264275117310211
 
Geography and Territorial Spatial Arrangement
Volume 11, Issue 39
June 2021
Pages 253-292

Files

History

  • Receive Date: 26 October 2021
  • Accept Date: 26 October 2021

Share

How to cite

Statistics