THESIS REPORT IMPACT OF METRO RAILWAY NETWORK EXPANSION ON RESIDENTIAL LAND PRICES IN THE NATIONAL CAPITAL TERRITORY OF DELHI デリーの首都圏における住宅地価格へのメトロ鉄道ネットワー ク拡張の影響 A Thesis submitted to the Graduate School of Public Policy, The University of Tokyo in partial fulfilment of the requirements for the Degree of Master of Public Policy/ International Program (MPP/IP) Submitted By KAUSHAL KUMAR SAHU (STUDENT ID: 51-188206) ADVISOR UEDA KENICHI (Associate Professor, Graduate School of Economics) JUNE 2020 ACKNOWLEDGMENT I would like to thank Delhi Metro Rail Corporation Limited (DMRC) and Graduate School of Public Policy (GraSPP), the University of Tokyo, for giving me the opportunity to pursue the Master of Public Policy/International program. I also want to express my gratitude to Sh. Mangu Singh (Managing Director/ DMRC), Sh. S. D. Sharma (Principal Advisor Consultancy/DMRC), Sh. Surya Prakash (Executive Director Property Development/ DMRC), Sh. R. D. Choudhury (Executive Director HR/ DMRC) and Professor Toshiro Nishizawa (GraSPP) for their support, encouragement, and motivation during my study. I would like to thanks the Joint Japan Graduate Scholarship Program (JJWBGSP) Secretariat for awarding me the scholarship to pursue the Master of Public Policy / International Program. I am grateful to the staff of the JJWBGSP Secretariat office and Graduate School of Public policy Administrative Office for providing timely support and the resources during the course of the study. I would also thank Professor Masahiro Kawai, Professor Yoshihiro Kawai, Professor Makoto Nirei, Professor Faye Singh, Professor Taisuke Nakata, for their encouragement and valuable feedback during my study at GraSPP. I am also thankful to the Japan Student Services Organization (JASSO) for providing a good living environment at Tokyo International Exchange Centre. I would like to thanks my colleagues at DMRC and GraSPP specially Sh. D. Mukhopadhyay (Ex. AGM Traffic/DMRC), Sh. Rajshekhar Kuruwati (JGM Consultancy/ DMRC), Ms. Sangeeta Srivastava (Sr. DGM HR/DMRC), and Ms. Piyali B. Paul (Executive Engineer Planning/DMRC) for their academic and administrative support from India. I would like to express my sincere gratitude to my thesis advisor Professor Ueda Kenichi for supervising me for one and half-year and provided me valuable feedback and research insight to conduct this research. The learning from his classes of Development Economics, Macro- Financial linkage, Current Global Economic Issues equipped me to undertake this research, which has significant public policy and welfare implications. I am also grateful to my second thesis advisor Professor Manabu Nose who helped me to develop the competency to carry out empirical investigations during Advance Development Economics classes and also provided me timely feedback on my research work. Kaushal Kumar Sahu June 2020 i DECLARATION OF ORIGINALITY I hereby declare that the Master’s thesis submitted to the Graduate School of Public Policy, The University of Tokyo, is my original research under the guidance of my thesis advisors Professor Kenichi Ueda, Professor Taisuke Nakata and Professor Manabu Nose. I have not submitted the whole or any part of my research to any other institution or university for any other purpose. I certify that I have not violated the proprietary rights of any author, academic researchers, academic institutions, and publishers. I have followed APA reference requirements and acknowledged the sources of literature, maps, and researches to give due credits to the authors, researchers, institutions, and publications. Kaushal Kumar Sahu June, 2020 ii ABBREVIATIONS BRTS : Bus Rapid Transit System CBD : Central Business District CPI : Consumer Price Index DiD : Difference in Difference Regression DMRC : Delhi Metro Rail Corporation DPR : Detailed Project Report FAR : Floor Area Ratio FE Model : Fixed Effect Regression Model GIS : Geographic Information System GLS : Generalized Least Square Regression GST : Goods and Services Tax INR : Indian Rupee (Currency of India) l_business_est : Log of number of business establishment l_colleges : Log of number of colleges l_hospitals : Log of number of hospitals l_population_density : Log of population density l_workers : Log of number of workers l_trip : log of number of trips (generation + Attraction) LRT : Light Rail Transit MRTS : Mass Rapid Transit System NCT : National Capital Territory of Delhi OLS : Ordinary Least Square Regression PPHPD : Passenger Per Hour in Peak Direction RE Model : Random Effect Regression Model SPV : Special Purpose Vehicle Station_hat : Fitted value of number of stations, an estimator of stations TOD : Transit Oriented Development VAT : Value Added Tax VCF : Value Capture Finance 2SLS IV : Two Stage Least Square Instrument Variable Regression iii TABLE OF CONTENTS Chapter Description Page No. Thesis Summary 1 Abstract 3 Chapter-1 Introduction 4 - 8 1.1 Motivation 4 1.2 Research Background 4 1.3 Research Objective 6 1.4 Research Hypothesis and Research Questions 6 1.5 Public Policy Relevance of the Study 7 Chapter-2 Literature Review 9-20 2.1 Metro Railway Policy of India and Researches on Effect of Metro Railway 9 and Rail Transit in India 2.2 Researches on Effect of metro railway network on the Real Estate Price in 13 other metro cities of the world 2.3 Research Findings of Infrastructure on the Regional Development and 17 Welfare 2.4 Contribution to the literature 19 Chapter-3 Study Area 21-31 3.1 National Capital Territory of Delhi 21 3.2 Phase- I, II and III of Delhi Metro Railway Network 27 Chapter-4 Research Methodology and Data 32-46 4.1 Research Methodology 32 4.2 Primary Data 34 4.3 Secondary Data 39 4.4 Data for Dummy Variable Identification 43 Chapter-5 Research Designs 47-54 5.1 Research Design 1: Effect of distance from metro network on house price 47 5.2 Research Design 2: Effect of metro railway expansion on change in 49 residential land price iv 5.3 Research Design 3 : Correlation analysis of Housing price in urban area of 53 a district and Residential Land price Chapter-6 Results and Interpretation 55-66 6.1 Regression Result of Research Design Model 1 55 6.2 Regression Result of Research Design Model 2 58 6.3 Result of Research Design 3: Trend Analysis of House Price and 64 Residential Land Price Chapter-7 Public Policy Implication and Research Outcome 67-74 7.1 Public Policy Implications 67 7.2 Assessment of Value Capture Finance (VCF) Amount 68 7.3 Value Capture Financing (VCF) effect on Project Financing and Metro 69 Operations 7.4 Research Outcome 71 Chapter-8 Conclusion 75-77 References 78-83 Appendix 1 Concepts and Theory of Econometric Methods for Policy Evaluation 84-93 Appendix 2 Google Earth Pro, Google Map plot and catalogue of distance measurement 94-99 of different layers of plot Appendix 3 Primary and Secondary data used in regression models 100 - 108 A 3.1 District wise number of metro station and metro route length 100 A 3.2 District wise list of major hospitals of Delhi 101 A 3.3 District wise list of Universities and major colleges 103 A 3.4 District wise trips attracted and generated in Delhi 105 A 3.5 Data of variables used in Research Design 1 and 3 106 A 3.6 Data of variables used in Research Design 2 108 Appendix 4 House Prices and Residential Price with Residential Land Category 109 between 2012 to 2018 Appendix 5 Sources of Residential Land Prices in Delhi from 1987 to 2018 110- 121 A 5.1 Market land rate in Delhi applicable from 01.04.1987 to 31.03.2000 110 A 5.2 Marker rate of lands in Delhi applicable from 01.04.2000 to 14.02.2006 113 A 5.3 Marker rate of lands in Delhi applicable from 01.04.2000 to 14.11.2012 116 A 5.4 Circle Rate of lands in Delhi applicable from 15.11.2012 and revisions 121 v Appendix 6 STATA Programming codes, do files, .dta files and results 122-148 STATA Do file Research Design 1 123 STATA Do file Research Design 2 125 STATA Do file Research Design 3 129 STATA Result of Research Design 1, 2 and 3 130 Data Editor File Research Design 1, 2 and 3 144 Table List of Tables 3.1 Population Trend of Revenue Districts of Delhi 25 3.2 Commercial Operations of Delhi Metro Phase-I, II & III Network 28 4.1 District Wise Metro Route Length in kilometres (cumulative) 36 4.2 District Wise Number of Colleges established before Panel Year 37 4.3 District Wise Cumulative Number of Hospitals with more than 50 beds and 37 Area >1 acre 4.4 District Wise Trip Generation and Attraction 38 4.5 District wise population density (person/Sq.km.) in Delhi 39 4.6 District wise number of business establishments in Delhi 40 4.7 District wise number of workers in Delhi 40 4.8 Number of metro stations in districts of Delhi 41 4.9 District wise urban area selected for study and dominant land category 42 4.10 Revenue share of property tax and stamp duty 43 4.11 Influence Zone distance of metro network 45 4.12 Metro Density and Percent Metro Influence Area 46 6.1 Estimates from Regression of Research Model 1 56 6.2 Result of Endogeneity test and Hausman Test for Model Efficiency 59 6.3 Results of Regression Models of Research Design 2 61 6.4 Correlation among explanatory and instrument variables 62 6.5 First Stage of 2SLS IV regression with Fixed Effect 63 7.1 Assessment of Value Capture Finance Amount 68 7.2 Assessment of Percentage Share of VCF on Phase-IV Project Cost 69 7.3 Estimate of Net Profit /Loss of DMRC after transfer of VCF Amount 70 vi Figure List of Figures 3.1 Administrative Division of National Capital Territory of Delhi 21 3.2 Delhi Business Establishments and Number of Workers