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SPATIAL SCALES and MEASUREMENT of HOUSING VALUES in NIGERIA: the CASE of METROPOLITAN LAGOS Aluko, O. Abstract This Research

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SPATIAL SCALES and MEASUREMENT of HOUSING VALUES in NIGERIA: the CASE of METROPOLITAN LAGOS Aluko, O. Abstract This Research Ethiopian Journal of Environmental Studies and Management Vol. 4 No.4 2011 SPATIAL SCALES AND MEASUREMENT OF HOUSING VALUES IN NIGERIA: THE CASE OF METROPOLITAN LAGOS Aluko, O. DOI: http://dx.doi.org/10.4314/ejesm.v4i4.4 Received October 28 th 2011; accepted December 2nd 2011 Abstract This research paper tries to answer the questions that, ca n h ete roge neous zones be grouped to produce spatial markets? And are the submarkets produced mea nin gful geographically? The study shows that the use of small geographical scale helped to identify similar zones and neighbourhoods that have the same housing values and socio-economic chara cter is tics. T his is unli ke some o f t he previous studies that combined wi der areas together an d so fai led t o identif y spa ti al submarkets. Four different geographical scales were examined to deter min e the leve l of disaggr egation of data, and the highest level of disagg regative data occu rs where cities a re div ide d in to smal l areas by zones. This study utilized both secondary and primary sources of data. The study is based on data collected from sixteen Local Government Areas consisting of 53 residential zones in metropolitan Lagos. Out of the total number of 135,820 properties, a size of about 1% (1,500) was randomly selected. The hypothesis was tested using a combination of analysis of variance, multiple regression model, expansion method and the non hierarchical technique of grouping. The variations in house values by zones are more d ist inct tha n house va lues for communities and local governments that bear the same name. The group in g o f the zo nes wi th similar house values also helps to identify housing submarkets that e xist in the study are a. Th e submarkets have variations in ho using va lues that conform to the socio-econom ic c haracter isti cs o f the households. Key words: Spatial scales, housing values, metropolitan Lagos. Introduction The fact that there is spatial dispar ity in the necessary for correct interpre tation of the na tu re and dis trib ution and qu ality of publ ic ser vi ces and pattern o f variat ion . This paper examines these infrastructural facilities means there is locational variations across diffe rent definitions of sub-area variation with in the sub-areas of the Lagos units for in vestiga ti on and relates this to issue of metropolis (Aluko, 2008, 2003). For a city is in defining housing markets spatially. reality a very he terogenous entity . T his pap er th erefore shows how house values vary by area and Methodology the role of changes in spatial scale in the This study utilized both secondary and primary unders tand ing of housing values. Spatial scales are sources of data. Primary information was collected geographical terms which also mean geographical from both direct interviews and personal scale. It relates to space, position, shape or changes observations. The study is based on data collected that take place within the environment. The from sixteen Local Government Areas consisting of hypothesis be ing tes ted is that the use o f dis tin ct 53 residential zones in metropolitan Lagos. Out of spa ti al sc al es w it hin cit ies fo r investigation affects the total number of 135,820 properties, a size of the measurement and interpretatio n of hous ing about 1% (1,500) was randomly selected. The values. That is d istinct spatial scales of investigation hypothesis was tested using a combination of within the cities yield different measures of housing analysis of variance, multiple regression model, values through the use of neighbourhood, location expansion method and the non hierarchical and physical attributes of houses to determine house technique of grouping. This is necessary in order to values. Th is is to argue that renta l values could vary show that using proper spatial scale in the significa ntly between large and heterogene ous delineation of zones and wards, distinct spatial nei ghbo urhoods and more defined near pattern exist within the various housing attributes in homogeneous areas of investigation (Aluko, 2008, metropolitan Lagos. Metropoli tan Lagos developed 2000) . Thus, the c hoice of an appropriate scale is from a narrow low-lying Is la nd si tuated o n l atitude Department. of Urban & Regional Planning 27 University of Lagos, Akoka, Lagos Email: [email protected] Ethiopian Journal of Environmental Studies and Management Vol. 4 No.4 2011 6° 27' North and longitude 3° 28' East along the Variation of Housing Values by Local West Afr ican coast (see figure 1) . Governments, Communities and Zones The local government areas in metropolitan Results and Discussion Lagos are Agege, Ifako ljaye, Eti-Osa, Ikeja, Spatial Scale and Pattern of Housing Attributes Alimoso, Lagos Island, Apapa, Lagos Mainland, Housing values or rental values within a city are Mushin, Somolu, Kosofe, Surulere, Amuwo- Odofin either aggregated or disaggregated over households and Oshodi Isolo. Mean annual housing rental in order to examine their variations (Aluko, 2008, values for each of the local government areas are 2003). Consequently, the geographical scale or shown in table 2. Clearly there are 3 or 4 types of spatial scale used always determines the level of the groups from the table. The first group which disaggregation of data. In this section, variation over comprise of Eti-Osa/Ibeju-Lekki local government is four different scales will be examined. The a very distinct local government, with mean annual description of the different levels of geographical house rental values of N1,860,000. There was no scale or spatial scale is presented in figure 2. The other local government that has any value as high as first level is when a city is studied as a whole and this figure. The second group consists of Ikeja and this is the highest level of aggregative data. Another Alimosho local governments with annual house level of scale is when analysis is performed on the rental values of between N300,000 and N720,000. basis of local governments that exists within the The third type of group contained local governments metropolitan area. Although most cities in Nigeria with annual house rental values that range between have few local governments, the study area N100,000 and N250,000. The local governments in (metropolitan Lagos) has 16 local governments. The this group are Lagos Island, Lagos Mainland level of data at second scale is also still aggregative. Somolu and Surulere. The fourth identified group of The third level of scale is the analysis of the city on mean annual house rental values was also very basis of communities that exist therein. This is when distinct with low figures, they were extremes of the the city is either studied on neighborhoods basis or first group. They are below N100,000 and they when one uses specific areas as explained in the consist of Agege, Mushin and Oshodi local multiple nuclei model. The data at this level may or governments. may not be disaggregated depending on the size of It is suffix to clarify that most of the properties the zones. The example of such neighbourhoods as in low income areas are between 1-2 rooms per related to the study area are: Ikeja, Mushin, Ketu, household. That is, most of the households rent or Oshodi, Apapa-Ajegunle, Surulere, Yaba, Ojota, occupy 1-2 rooms and the mean annual rental values Ikoyi and so on. are between N48,000-72,000 ($320-480). Most of The fourth level of geographical scale or spatial the properties in medium income area are flats and scale is when the city is divided into zones, wards, the mean annual rental values are between enumeration areas or other small units. The highest N120,000-360,000 ($800-2,400). While in high level of disaggregative data occur where cities are income areas the common properties are flats, divided into small areas for better examination of the bungalows and duplexes and the mean annual rental households characteristics and distinct analysis of values are N500,000- N1million ($3,333=6,667). submarkets. For the collection of valuation data, the The average exchange rate of Nigeria currency estate agents identified 53 zones in metropolitan (Naira) to United States Dollar ($) is $1= N150. Lagos. The zones were sufficiently homogeneous to There are twenty five communities defined on constitute distinct spatial markets. The zones and the geographic units within which certain social description of the areas are presented in table 1. In relationships exist (see Table 3 and Figure 2). Table the next section, we shall evaluate variation in house 3 shows the variations in the housing rental values values at the three levels for comparative purposes. by communities. The house values by communities However, the greatest emphasis will be on the fourth in table 3 could also be grouped into four. The first scale which is the zonal level because of the need to group are the communities with annual house rental evaluate the extent to which the units at this level are values less than N220,000 ($1,467). They consist of distinct. communities like Mushin, Ketu, Oshodi, Ojota, Eko, Agege, Oyingbo, Aguda, Ojodu, Ipaja, Alagbado and Abule Ijesa. The second group of communities 28 Spatial Scales and Measurement o f Housing Values in Nigeria .......................Aluko, O. EJESM Vol. 4 No.4 2011 are those with annual house rental values between rental values by zones are more distinct than house N220,000 and N400,000 ($1,467-2,667).
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