Relation between the Views and the Real Estate Application to a Mediterranean Coastal Area
Abstract
:1. Introduction
2. State of the Art of Landscape Estimation in the Real Estate Market
3. Materials and Methods
3.1. The Study Area
3.2. Methodological Phases
3.2.1. Determination of the Real Estate Sample
3.2.2. Calculation of Housing Visual Basins
- A layer of viewpoints is created for each of the dwellings in the study area. To do this, the polygon layer, representing the plots of the different urban buildings, is transformed into a point layer by calculating the centroid of each polygon (in this case, the layer has 226 observation points). This layer of points is associated with attributes referring to the height of the observer (in this study, a 1.65 m height has been used as the standard value of the inhabitants within the study area) and visibility radius. In this case, the radius is 30 km, which is equivalent to the visible distance from the top of a 50 m (16 floor) building. These data are 10 m above the maximum height of the buildings of the study area (12 floors, approximately), but this ensures visibility of areas, such as Málaga City, which is close of the study area, and is clearly visible.
- After setting up the observation points, the visual basins are calculated with the viewshed algorithm with the default values for Earth sphericity and index of atmospheric refraction. In this work, DSM has been used to calculate the visual basins, that is, the land models that integrate the height of trees and buildings in the visibility calculations.This calculation process has been performed 226 times, that is, one for each point representing an observation point from a building in the study area. The result is a raster layer with the following binary values: 0 (not visible) and 1 (visible areas).
- The visible surface value in square meters is calculated for each of the 226 visual basins. The visible surface is the result of multiplying the number of pixels of visible areas (value = 1) by the surface of each pixel and was calculated as being 25 m2.
- Finally, the values are grouped into five ranges according to their extent. so that they could be translated into a score to be entered into the final view quality equation.
3.2.3. Delimitation and Characterization of the Landscape Units Included in the Views
3.2.4. Calculation of the Distance from Each Dwelling to Each Landscape Unit
3.2.5. Calibration of the Final Equation
3.3. Sources of Information
4. Results
4.1. Characteristics of the Visual Basins
4.1.1. Direction of the Views
4.1.2. Views Size
4.1.3. Contents of the Views: Landscape Units
4.1.4. Assessment of the Views’ Quality
4.1.5. Dependent Variable: Real Estate Value
4.1.6. Relationship between Prices and Views
5. Discussion
6. Conclusions
Author Contributions
Funding
Institutional Review Board Statement
Informed Consent Statement
Data Availability Statement
Conflicts of Interest
References
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Wood | Crop Mosaic | Urban: Multifamily |
---|---|---|
| | |
Golf course | Sclerophyllous scrub | Urban: single family |
| | |
Sea | Shore | Urban equipment |
| | |
Road and rail network | Traditional urban fabric | Mining areas |
| | |
Score | Remarkable Elements in the Views | Landscape Typology |
---|---|---|
5 | The sea is perceived in the foreground, dominating the views | First coastline |
4 | The sea is perceived in a distant plane, although it dominates the views | Second–third coastline |
3 | Presence of low plant cover, due to the sum of areas of vegetation in a degraded state and the plots that are expected to be urbanized | Great vegetation presence |
2 | Visual basin with greater presence of constructions belonging to the urban area | Urban view areas |
1 | Low aesthetic appeal views, in which the sea is secondary | Mosaic of views, with predominance of the sea and the presence of scrub |
Variable | Sources |
---|---|
Real estate price | Reference values of the General Directorate of the Cadastre |
Urban plots | Georeferenced information layer “Plot”, from the Electronic Headquarters of the Cadastre |
Visual Basin from each property | Georeferenced “Plot” layer from the Electronic Cadastre Site |
Digital Surface Model LIDAR 2nd Coverage (2 m × 2 m), from the Spanish National Geographic Institute | |
Landscape typologies | European Urban Atlas (2018), a product belonging to the Copernicus Programme of the European Union. |
PNOA Digital aerial orthophotography | |
Fieldwork |
Category | Surface (m2) | Cases (%) |
---|---|---|
1 | <1000 | 0.4 |
2 | >1000–<270,000 | 40.7 |
3 | >270,000–<435,000 | 20.4 |
4 | <435,000–595,000 | 22.1 |
5 | >595,000 | 16.4 |
Visual Basin Size (m2) | |||||||
---|---|---|---|---|---|---|---|
<500,000 | % | >500,000 | % | Total | % | ||
Price (€) | <400,000 | 56 | 72.7 | 21 | 27.3 | 77 | 100.0 |
400,000–800,000 | 67 | 69.7 | 29 | 30.3 | 96 | 100.0 | |
>800,000 | 36 | 67.9 | 17 | 32.1 | 53 | 100.0 | |
Total | 159 | 70.4 | 67 | 29.6 | 226 | 100.0 |
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Castro Noblejas, H.; Vías Martínez, J.; Mérida Rodríguez, M.F. Relation between the Views and the Real Estate Application to a Mediterranean Coastal Area. ISPRS Int. J. Geo-Inf. 2022, 11, 365. https://doi.org/10.3390/ijgi11070365
Castro Noblejas H, Vías Martínez J, Mérida Rodríguez MF. Relation between the Views and the Real Estate Application to a Mediterranean Coastal Area. ISPRS International Journal of Geo-Information. 2022; 11(7):365. https://doi.org/10.3390/ijgi11070365
Chicago/Turabian StyleCastro Noblejas, Hugo, Jesús Vías Martínez, and Matías F. Mérida Rodríguez. 2022. "Relation between the Views and the Real Estate Application to a Mediterranean Coastal Area" ISPRS International Journal of Geo-Information 11, no. 7: 365. https://doi.org/10.3390/ijgi11070365