The Impact of Urban Spatial Plan on Land Value: An Approach System to Relating Space Syntax Premises to the Land Price
Abstract
:1. Introduction
- To elaborate and explain the land value and price in the selected case.
- To examine how urban spatial networks are related to land price.
- To explain factors that influence land values and prices.
- To find out premises of space syntax correlated to a land price to predict urban spatial land price model.
2. Literature Review
The Urban Economy and Urban Spatial System
3. Research Design Process and Methodology
3.1. Space Syntax
3.2. Empirical Study
3.2.1. Case Study Social, Economy, and Environment Background
3.2.2. Sampling System and Data Collection
4. Analysis
4.1. Land Types and Street Network Integration
4.2. Space Syntax Syntactic Analysis Most Related to the Land Price
- : total integration
- : number of segments
- : the shortest distance between two segments of i and j.
5. Space Syntax Results
6. Discussion
- Location: Land prices can vary greatly depending on the location within the city. Land close to main roads, transportation hubs, business districts, and desirable amenities such as parks, playgrounds, medical facilities, schools, and shopping areas is likely to be more expensive than land in less desirable locations because it reduces time consumption and increases economic benefits.
- Zoning regulations and land use policy: Zoning regulations can significantly impact land prices by limiting or encouraging development in certain areas. For example, in a particular area designated as a playground, park, or natural area, the land price may be higher than in other areas. In contrast, land closer to parking lots, heritage places, cemeteries, or government activities is lower in price. Additionally, the phenomenon of illegal houses affects land prices; normally, in the city of Kirkuk, illegally built houses are located on transected lands. Syntactic analysis of land price assessment found that suburban slums and segregated areas influence land value, which influences land prices as it has the lowest integration value and a low correlation with low land prices.
- Infrastructure: The availability and quality of infrastructure such as roads, water, and electricity can also impact land prices. Areas with good infrastructure may be more expensive because they are more desirable for development and easier to access in contrast to transcend lands that are lower in price.
- Economic conditions: Accessible land for economic activities, such as being close to retail and shops, increases land prices.
- Physical attributes: Land attribute impacts land price, for example, location quality, climate, and topography characteristics.
- F = 53.996 (p < 0.001)
- R2 = 60.6%.
- Y = land price
- X1 = integration value
- X2 = connectivity value
7. Conclusions
Author Contributions
Funding
Institutional Review Board Statement
Informed Consent Statement
Data Availability Statement
Acknowledgments
Conflicts of Interest
References
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Kirkuk City Land Price Categories | |||
---|---|---|---|
Lowest price per m2 (USD 60–200) | Low price in m2 (USD 250–450) | Median price per m2 (USD 500–950) | Highest price per m2 (USD 1000–1500) and more |
Amal Shaby (SA) Failaq (KD) Wahd Huzairan residential (JN) Wahid Azar residential (MR) | Azma (AR) Andalus residential part (AM) Tapa residential part (TA) Azadi (AZ) Iskan (KN) Bulaq residential (BH) Barutxana residential (BK) Musala residential (MU) Kornish residential (KR) Shorja residential (SJ) Qoria residential (KU) Baho (SB) Aulama residential (UM) Runaki residential (RM) Rizgary residential (RG) Alwahda (WH) Idara Mhalia residential (LA) Xarnata (GN) Mualimin (ML) Aruba residential (UR) Alnasir residential (NS) Khathra residential (KH) Adan residential (AD) Askary residential (RZ) Skek residential (RZ) Wahd Huzairan commercial (JN) Domiz residential (DZ) Wasit residential (WS) | Andalus commercial part (AM) Tapa commercial part (TA) Bulaq commercial (BH) Musala commercial (MU) Kornish residential (KR) Shorja commercial (SJ) Qoria commercial (KU) Aulama commercial (UM) Runaki commercial (RM) Rizgary commercial (RG) Mansur (MN) Aruba commercial (UR) Alnasir commercial (NS) Khathra commercial (KH) Adan commercial (AD) Askary commercial (RZ) Skek commercial (RZ) Wahid Azar commercial (MR) Domiz commercial (DZ) Wasit commercial (WS) | Jmhury street (JM) Mansur commercial (MN) Idara Mhalia commercial (LA) |
Kirkuk Land Price | |||
---|---|---|---|
Low Price (USD 250–450/m2) | Median Price (USD 500–950/m2) | High Price (USD 1000–1450/m2) | The Highest Price (USD 1500/m2) and More |
Rahim Awa residential area Asra neighborhood residential area Ikhwan injection residential area Imam Abas Qoria center Old Tsen residential area Aumal residential area | Almas residential area Asra neighborhood commercial area Ikhwan injection commercial area Alquds residential area Old Tsen commercial area New Tsen area | Rahim Awa commercial area Almas commercial area Aumal commercial area | Atuba street Jemhuri street Alquds commercial street |
Attribute Summary | Minimum | Average | Maximum |
---|---|---|---|
Integration | 0.103816 | 0.315708 | 3.66667 |
Node count | 1 | 179489 | 23296 |
Mean depth | 1.3333 | 33.0419 | 143.712 |
Equation | Model Summary | Parameter Estimates | |||||
---|---|---|---|---|---|---|---|
R Square | F | df1 | df2 | Sig. | Constant | b1 | |
Linear | 0.239 | 14.794 | 1 | 47 | 0.000 | −76.517 | 1395.968 |
Equation | Model Summary | Parameter Estimates | |||||
---|---|---|---|---|---|---|---|
R Square | F | df1 | df2 | Sig. | Constant | b1 | |
Linear | 0.540 | 55.219 | 1 | 47 | 0.000 | 441.038 | 33.622 |
Equation | Model Summary | Parameter Estimates | |||||||
---|---|---|---|---|---|---|---|---|---|
R Square | F | df1 | df2 | Sig. | Constant | b1 | b2 | b3 | |
Linear | 0.420 | 49.178 | 1 | 68 | 0.000 | 211.888 | 1590.335 | ||
Logarithmic | 0.349 | 36.481 | 1 | 68 | 0.000 | 983.202 | 556.197 | ||
Inverse | 0.268 | 24.924 | 1 | 68 | 0.000 | 930.674 | 163.571 | ||
Quadratic | 0.557 | 42.105 | 2 | 67 | 0.000 | 1086.050 | 5285.186 | 8225.368 | |
Cubic | 0.701 | 51.660 | 3 | 66 | 0.000 | 2216.629 | 24,338.908 | 72,444.494 | 68,350.002 |
Compound | 0.577 | 92.707 | 1 | 68 | 0.000 | 108.884 | 23.750 | ||
Power | 0.524 | 74.757 | 1 | 68 | 0.000 | 1220.747 | 1.157 | ||
S | 0.451 | 55.803 | 1 | 68 | 0.000 | 7.042 | 0.360 | ||
Growth | 0.577 | 92.707 | 1 | 68 | 0.000 | 4.690 | 3.168 | ||
Exponential | 0.577 | 92.707 | 1 | 68 | 0.000 | 108.884 | 3.168 | ||
Logistic | 0.577 | 92.707 | 1 | 68 | 0.000 | 0.009 | 0.042 |
Equation | Model Summary | Parameter Estimates | |||||||
---|---|---|---|---|---|---|---|---|---|
R Square | F | df1 | df2 | Sig. | Constant | b1 | b2 | b3 | |
Linear | 0.530 | 76.628 | 1 | 68 | 0.000 | 211.888 | 1590.335 | ||
Logarithmic | 0.480 | 62.843 | 1 | 68 | 0.000 | 983.202 | 556.197 | ||
Inverse | 0.313 | 31.050 | 1 | 68 | 0.000 | 930.674 | 163.571 | ||
Quadratic | 0.530 | 37.769 | 2 | 67 | 0.000 | 1086.050 | 5285.186 | 8225.368 | |
Cubic | 0.532 | 24.976 | 3 | 66 | 0.000 | 2216.629 | 24,338.908 | 72,444.494 | 68,350.002 |
Compound | 0.480 | 62.827 | 1 | 68 | 0.000 | 108.884 | 23.750 | ||
Power | 0.484 | 63.894 | 1 | 68 | 0.000 | 1220.747 | 1.157 | ||
S | 0.363 | 38.811 | 1 | 68 | 0.000 | 7.042 | 0.360 | ||
Growth | 0.480 | 62.827 | 1 | 68 | 0.000 | 4.690 | 3.168 | ||
Exponential | 0.480 | 62.827 | 1 | 68 | 0.000 | 108.884 | 3.168 | ||
Logistic | 0.480 | 62.827 | 1 | 68 | 0.000 | 0.009 | 0.042 |
Case Number | Samples | Land Price/USD | Integration Value | Connectivity Value | Affected Factors |
---|---|---|---|---|---|
1 | Amal Shaby LR * | 120 | 0.159 | 2 | |
2 | Barutkhana LR | 270 | 0.189 | 2 | |
3 | Skek LR | 280 | 0.367 | 4 | Transcend lands decreased the price of land |
4 | 1st Huzairan LR | 290 | 0.294 | 1 | Transcend lands decreased the price of land |
5 | Amal Shaby CR * | 300 | 0.2965 | 3 | Connectivity is high because the land is close to the highway |
6 | Bulaq LR | 300 | 0.2982 | 2 | Connectivity is low. The land is located in the complex city center on irregularly shaped roads. |
7 | Alwahda LR | 300 | 0.3201 | 2 | |
8 | Aruba LR | 300 | 0.3325 | 2 | |
9 | Alnasir LR | 300 | 0.3586 | 3 | |
10 | Rzgari LR | 310 | 0.3652 | 3 | Low integration because the land is located on a cul-de-sac road |
11 | Khathra LR | 320 | 0.3693 | 2 | Low connectivity because it can be reached from 2nd local main road, not directly from the main road, and on the other side, there is no connection to the highway |
12 | Musala LR | 350 | 0.4621 | 5 | Low price with high integration and connectivity because the land is far from services (school) and close to the cemetery |
13 | Qoria LR | 350 | 0.4722 | 3 | Low connectivity because the land is not connected to the nearby way |
14 | Skek CR | 350 | 0.4934 | 5 | High connectivity because it has direct access to highway |
15 | Ausra Local Road | 350 | 0.4393 | 1 | High price with low integration and connectivity because the land is close to many services (as opposed to primary school, close to playground, and mosque) |
16 | Aulama Local Road | 360 | 0.5008 | 9 | |
17 | 1st Azar Local Road | 360 | 0.4928 | 8 | |
18 | Bulaq CR | 370 | 0.5009 | 3 | |
19 | Iskan LR | 400 | 0.3447 | 3 | High price, low integration, and connectivity because the land is close to the city center and includes many services (public garden and local garden, primary school, pharmacy, mosque, restaurant, and mall) |
20 | Barutkhana CR | 400 | 0.4454 | 13 | High price but low integration because the land is located on the main road between the two cities of Sulaimaniyah and Erbil |
21 | Adan LR | 400 | 0.5197 | 4 | High integration and low connectivity because the land includes few roads |
22 | 1st Huzairan CR | 400 | 0.5381 | 4 | |
23 | Ausra CR | 420 | 0.5386 | 14 | |
24 | Askary LR | 450 | 0.5461 | 13 | |
25 | Shorja LR | 450 | 0.5009 | 18 | |
26 | Aulama CR | 450 | 0.5593 | 7 | |
27 | Aruba CR | 450 | 0.5599 | 10 | |
28 | Domiz LR | 450 | 0.2169 | 3 | High price, low integration, and connectivity because the land includes many services (primary and secondary school, offices, market, mosque, and mall) |
29 | Askary CR | 460 | 0.5623 | 27 | |
30 | Musala CR | 470 | 0.5415 | 5 | |
31 | Alwahda CR | 470 | 0.5067 | 16 | |
32 | 1st Azar CR | 480 | 0.5389 | 21 | |
33 | Runaki LR | 490 | 0.5008 | 9 | High price with low integration and connectivity because the land includes many services (primary and secondary school, public garden, market, mosque, and 20 m street width |
34 | Qoria CR | 500 | 0.5592 | 3 | |
35 | Baho LR | 500 | 0.5473 | 3 | |
36 | Rzgari CR | 500 | 0.5218 | 4 | |
37 | Xarnata LR | 500 | 0.5271 | 3 | |
38 | Alnasir CR | 500 | 0.5552 | 3 | |
39 | Domiz CR | 500 | 0.5388 | 21 | |
40 | Rahim Awa LR | 500 | 0.3255 | 5 | High price with low integration because the land is located on the main road between Sulaymaniah and Erbil |
41 | Khathra CR | 530 | 0.5491 | 3 | |
42 | Kornish LR | 550 | 0.4081 | 2 | High price with low integration because the land is located in the city center (all commercial) |
43 | Runaki CR | 560 | 0.5584 | 6 | |
44 | Shorja CR | 580 | 0.5554 | 3 | |
45 | Xarnata CR | 600 | 0.5555 | 6 | |
46 | Adan CR | 600 | 0.5389 | 21 | |
47 | Tsein LR | 600 | 0.5344 | 3 | |
48 | Rahim Awa CR | 600 | 0.4398 | 7 | High price with low integration because the land is located on the main road between Sulaymaniah and Erbil Cities |
49 | Kornish CR | 650 | 0.5474 | 3 | |
50 | Baho CR | 650 | 0.5679 | 6 | The land is close to the city center and includes more commercial areas |
51 | Idara Mhali LR | 650 | 0.5188 | 3 | |
52 | Mansur LR | 660 | 0.5516 | 3 | |
53 | Idara Mhali CR | 700 | 0.5527 | 6 | |
54 | Aruba C * | 700 | 0.5752 | 22 | |
55 | Alwahda C | 790 | 0.5856 | 27 | |
56 | 1st Huzairan C | 790 | 0.5737 | 18 | |
57 | Rzgari C | 800 | 0.587 | 26 | |
58 | Aulama C | 850 | 0.5856 | 27 | |
59 | Skek C | 850 | 0.5737 | 18 | |
60 | Bulaq C | 900 | 0.5825 | 16 | |
61 | Baho C | 900 | 0.5869 | 23 | |
62 | Runaki C | 900 | 0.587 | 23 | |
63 | Ausra C | 950 | 0.5824 | 32 | |
64 | Shorja C | 1000 | 0.5825 | 16 | |
65 | Khatra C | 1000 | 0.5737 | 18 | |
66 | Mansur C | 1000 | 0.5782 | 30 | |
67 | Adan C | 1100 | 0.5826 | 38 | |
68 | Domiz C | 1100 | 0.587 | 26 | |
69 | Askary C | 1200 | 0.5722 | 37 | |
70 | Kornish C | 1500 | 0.5864 | 20 |
Case Study | Space Syntax Premises Indicators | Urban Plan Indicators | ||
---|---|---|---|---|
Social | Economy | Environment | ||
Kirkuk | Integration Connectivity | School Mosque Hospital Park Playground Infrastructure Transport Shops and retails | Infrastructure Transport Shops and retails Close to the main roads (between Erbil, Sulaimaliyah, and Baghdad) | Street width Topography Climate |
Space Syntax Land Price Indicators | Facilities and Infrastructure Land Price Indicators | Bid Rent Theory Land Price Indicators: How Far Is the Land from Commercial Activities? | |
---|---|---|---|
| Positive impacts:
| Negative impacts:
|
|
Price Land | B | SE | t | p | Decision | |
---|---|---|---|---|---|---|
Independent Variables | ||||||
(Intercept) | −9.41 | 99.627 | −0.094 | >0.05 | N. Sig | |
Integration | 0.35 | 222.440 | 3.909 | <0.001 | H. Sig. | |
Connectivity | 0.53 | 2.396 | 5.878 | <0.001 | H. Sig. |
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Share and Cite
Abdulla, H.M.; Ibrahim, M.A. The Impact of Urban Spatial Plan on Land Value: An Approach System to Relating Space Syntax Premises to the Land Price. Sustainability 2023, 15, 7239. https://doi.org/10.3390/su15097239
Abdulla HM, Ibrahim MA. The Impact of Urban Spatial Plan on Land Value: An Approach System to Relating Space Syntax Premises to the Land Price. Sustainability. 2023; 15(9):7239. https://doi.org/10.3390/su15097239
Chicago/Turabian StyleAbdulla, Hawnaz Magid, and Muammal Alaaddin Ibrahim. 2023. "The Impact of Urban Spatial Plan on Land Value: An Approach System to Relating Space Syntax Premises to the Land Price" Sustainability 15, no. 9: 7239. https://doi.org/10.3390/su15097239