ABSTRACT
Past
studies have shown that the important determinant of residential housing
satisfaction is its location in term of distance to the Central Business
District (CBD) or major roads, ignoring the characteristics of the house and
the environment in which the house is located. Therefore, this study examines
the extent to which residential housing satisfaction are determined by the
housing structural, environmental and socio-economic attributes.
To
conduct this research, the study adopted a survey design whereby 303 buildings
were selected for the questionnaire administration. Using multi-stage sampling
techniques, the study area was first identified and classified into zones, and
buildings selected according to their types by simple random in the second
stage. In the third stage, streets were selected in the chosen zones based on
their conditions and finally questionnaires were systematically administered on
the households in the selected building types of the classified zones for data
collection. Data collected were analyzed using both descriptive (frequency,
mean etc) and inferential (regression analysis) techniques.
The
results of the stepwise regression analysis showed that building type (R2
=0.132, P< 0.05), Floor material type (R2 =0.109, P< 0.05),
number of gated streets (R2 =0.089, P< 0.05) and security type (R2
=0.112, P< 0.05) are the most important determinant of the Residential housing
satisfaction.
The
conclusion is that housing structural and neighbourhood attributes are more
important factors that explain variations in residential housing satisfaction
than the location factors.
Therefore,
it is recommended that government emphasis should be on provision of affordable
bungalow buildings with plastered floors where there are no gated streets but
must have effective vigilante security system.
TABLE OF CONTENTS
PAGES
TITLE
PAGE
CERTIFICATION ii
DEDICATION iii
ACKNOWLEDGEMENT iv
ABSTRACT
v
TABLE
CONTENTS
vi
LIST
OF FIGURES
ix
LIST
OF TABLES
x
CHAPTER ONE
1.0 Introduction 1
1.1 Background of Study 1
1.2 Statement of Research Problems
2
1.3 Aim and Objectives
3
1.3.1 Aim
3
1.3.2 Objectives 4
1.3.3 Test of Hypothesis
4
1.4 Scope of Study
4
1.5 Justification of Study
4
1.6 Study Area
5
CHAPTER TWO
2.0 Literature Review and Conceptual
Framework 11
2.1 Literature Review 11
2.1.1 Household and Housing Attributes 11
2.1.2 Low Cost Housing
12
2.1.3 Structural Characteristics of Low-Cost
Housing 13
2.1.4 Neighbourhood Characteristics of Low-Cost
Housing 16
2.1.5 Affordable Housing 17
2.1.6 Housing Delivery in Nigeria
19
2.1.7 Housing in Lagos State 22
2.1.8 Public Housing Delivery in Lagos State
27
2.1.9 History of Federal Low-Income Housing Estate
Ipaja, Alimosho 29
2.2 Conceptual and Theoretical Framework
31
2.2.1 Alonso's Bid Rent Function Theory - Thayer
(2008) 31
2.2.2 Hedonic Price Model
33
CHAPTER THREE
3.0 Research Methodology
38
3.1 Data Sources
38
3.2 Sample Frame and Size 39
3.3 Sampling Procedures and Techniques
40
3.4 Method of Data Analysis
42
CHAPTER FOUR
4.0 DATA ANALYSIS AND INTERPRETATION 43
4.1 Socio-Economic Characteristics of the
Respondents 43
4.2 Housing Characteristics in the Zones of
the Estate 45
4.3 Environmental Characteristics in the
Zones of the Estate 49
4.4 Variations in Rental values in the Zones
of the Estate 53
4.5 Socio-Economic Attributes, Housing
Chacteristics, Neighbourhood Characteristics and Annual Rental Values 54
4.6 Estimating Effects of Socio-Economic
Attributes, Housing and
Neighbourhood Characteristics on
Housing Satisfaction 58
CHAPTER FIVE
5.0 SUMMARY OF FINDINGS, CONCLUSION AND RECOMMENDATION
63
5.1 Summary of Major Findings 64
5.2 Conclusion 64
5.3 Recommendations 65
Appendix 66
References 69
LIST OF FIGURES PAGE
FIG 1.1 Map of Nigeria showing Lagos State 7
FIG 1.2 Map of Lagos State showing Alimosho
Local Government Area 8
FIG 1.3 Map of Shagari Low-Cost Housing Estate
showing the distribution
of houses in the zones 9
FIG 4.1 Apartment occupied by the Respondent 48
LIST OF TABLES PAGE
TABLE 2.1 Planned Housing Schemes in
Metropolitan Lagos 24
TABLE 3.1 Distribution of buildings in zones in
Shagari Low-Cost
Housing Estate,
Ipaja Lagos 40
TABLE 3.2 Distribution of Buildings in the
Study Area 41
TABLE 4.1.1 Respondents according to the Residential
Zones 43
TABLE 4.1.2 Gender of the Respondent 43
TABLE 4.1.3 Age of the Respondent 44
TABLE 4.1.4 Marital Status of the Respondent 44
TABLE 4.1.5 Educational Level of the Respondent 44
TABLE 4.1.6 Occupation of the Respondent 45
TABLE 4.1.7 Income per month of the Respondent 45
TABLE 4.2.1 Type of Building 46
TABLE 4.2.2 Roof Material of the Respondent 46
TABLE 4.2.3 Wall Material of the Respondent 47
TABLE
4.2.4 Floor Material Type 47
TABLE 4.2.5 Approximate Age of Building 47
TABLE 4.2.6
Types of Residential Apartment 48
TABLE 4.2.7 Type of Apartment Occupied by the
Respondents 49
TABLE 4.2.8 Number of Households in the Building 49
TABLE 4.3.1
Number of Gated Streets 49
TABLE 4.3.2 Type of Security 50
TABLE 4.3.3 Accessibility of Playground 50
TABLE 4.3.4 Access Road Condition 51
TABLE 4.3.5 Drainage Type 51
TABLE 4.3.6 Drainage Condition 52
TABLE 4.3.7 Waste Disposal Method 52
TABLE 4.3.8 Building Condition 52
TABLE 4.3.9 Environmental Condition 53
TABLE 4.3.10 Quality of the Residence 53
TABLE 4.4.1 Annual Rental Values 53
TABLE 4.5.1 Socio-Economic Attributes and Rental
Values 55
TABLE 4.5.2
Housing Characteristics and Rental Values 56
TABLE 4.5.3 Neighbourhood Characteristics and
Rental Value 57
TABLE 4.6.1 Definition of Variables in the
Regression Analysis 59
TABLE 4.6.2 Multiple Regression Analysis: Housing
Satisfaction 60
TABLE 4.6.3 Stepwise Regression Analysis: Housing
Satisfaction 61
CHAPTER ONE
INTRODUCTION
1.1 BACKGROUND OF STUDY
The
availability and quality of housing has a significant impact on people's lives,
affecting choices of work and transport needs, as well as the quality of life.
With rates of household formation continuing to increase, housing demand
stimulated by the buy-to-let market, and housing supply remaining largely
static, there are significant shortages of suitable housing in areas of
population pressure. (Davis & Everest, 2004). Market forces in housing are
complex, driven by incomes and house prices, demographics and social change,
and economic factors including employment and consumer confidence. Despite
rising prices, the supply of new housing into areas of high demand has not
increased significantly. House building is a high risk enterprise and
developers will take a conservative approach, in order to avoid being exposed
to a falling market.
In
Lagos State, house developers are faced with challenges like constraints on the
supply of land, house builders and limited development capability in terms of
finance and management resources. The dense mixed-tenure schemes promoted by
planning policy and the need to optimize land value are more complex to
develop, particularly in terms of planning, design and relationships with local
authorities. Finance requirements are also greater, with significant upfront investment
in construction not being recovered until relatively late in the development
programme, further constraining development capacity. These constraints have
affected the provision of low-cost housing estate for the residents of Lagos
State. Provision of low-cost housing estates considers their closeness to the
shopping centres (Opoku and Abdul-Muhmin, 2010). It pays proper attention to
the management of support and public facilities to enhance residential
satisfaction of the inhabitants and also adopt a policy to build different
sizes of units to cater the needs of residents with large families in order to
enhance quality of life of low-income urban community in the country.
This
research study will provide an assessment of public low-cost housing provision
in Lagos State. The focus of the study is on determining what is actually
required to have adequate supply of low-cost housing that is affordable and
give resident’s satisfaction, with dwelling unit support services, followed by
public and neighbourhood facilities than dwelling unit features and social
environment. Findings from a study by (Mohammad, Mansor & Yong 2010) on the
assessment of residential satisfaction in newly designed public low-cost
housing in Kuala Lumpur, Malaysia revealed that residential satisfaction index like
improved security management control, perimeter roads and proper waste
management system has high positive correlations with dwelling unit features,
social environment, support services and public facilities, and low positive
correlation with neighbourhood facilities. Socio-economic attributes of the
residents such as age, family size, working wives, previous residence are
negatively correlated with residential satisfaction, whereas residents' race,
employment type, floor level and length of residency are positively correlated
with residential satisfaction.
1.2 STATEMENT OF RESEARCH PROBLEMS
Residential satisfaction of public low-cost housing is enhanced
through improving the management of security control, perimeter roads and
proper waste management system. Despite the importance in low-cost housing
delivery in Lagos State, there appears to be no
framework within which this objective will be achieved. This development has
caused emergence of informal city within Lagos metropolis due to incessant
increase in population. The adoption of real estate is a counter-measure
against the spread of the informal city in Lagos. The experience of Lagos in
terms of urbanization can be compared to that of Mexico City with a population
of nearly 18milliom inhabitants (Hamilton, 2006). Although, Mexico city is reputed to have
emerged as a major global services provider in accounting, advertising,
banking, finance and legal services.
The
resultant effects of insufficient low-cost housing are slum settlements and
informal areas of Lagos megacity. These poor urban dwellers have little access
to urban land and therefore the attributes become squatters, living in shanty
houses that are constructed from materials that are low-cost and hazardous e.g.
bamboo, straw and polythene. Sijuwade (2008) describes other groups of urban
poor as people who are used to living in single roomed housing. He claimed that
more than five members of the households live in one congested room.
The study by (Mohammad, Mansor & Yong 2010) on the assessment
of residential satisfaction in Malaysia has shown
determinants of residential satisfaction. Therefore, this study will examine
the extent to which residents’ satisfactions are determined by the structural,
environmental and socio-economic attributes. This study will give answers to
the following research questions;
i. How does structural and
neighbourhood attributes influence residential satisfaction in the study area?
ii. Do the structural,
neighbourhood and socio-economic attributes influence the rental value in the
study area?
1.3 AIM AND OBJECTIVES
1.3.1 AIM
The aim of
the study is to assess the relative importance of structural, neighbourhood and
socio-economic attributes as determinants of residents’ satisfaction in Shagari
low-cost housing estate in Alimosho Local Government Area of Lagos State.
1.3.2 OBJECTIVES
The objectives are to;
1.
Determine the
socio-economic characteristics of the low-cost housing residents in Lagos
State.
2.
Examine the
structural and neighbourhood attributes of the houses in the study area.
3.
Examine the
level of satisfaction of the residents to the rent paid in the study area.
4.
Examine
whether the rents paid are determined by the structural, neighbourhood and
socio-economic attributes.
5.
Examine the
policy implication of the findings for public low-cost housing provision.
1.3.3 TEST OF HYPOTHESIS
Ho – Rental value is not significantly determined by the structural,
neighbourhood and socio-economic attributes of housing.
Hi – Rental value is significantly determined by the structural,
neighbourhood and socio-economic attributes of housing.,
1.4 SCOPE OF STUDY
This study will consider structural, neighbourhood and
socio-economic attributes of low cost housing in Lagos State. The study will be
carried-out on public low-cost housing estate at Shagari Housing Estate, Ipaja,
Alimosho Local Government Area of Lagos State. It will cover the following low
cost housing attributes; the building materials, location, neighbourhood
characteristics, residents’ characteristics, dwelling units, rental value and
dwelling unit features.
1.5 JUSTIFICATION OF STUDY
Data from this study will give structural, neighbourhood and socio-economic
attributes of low-income housing as it will enable proper classification of
housing types. This study will reveal challenges facing the adequate provision
of low-cost housing estate (materials, location and administration). It will
also relate which of these attributes is more important in the residents’
satisfaction.
1.6 STUDY AREA
Shagari Estate was a
Federal Low-Income Housing Scheme established by the Federal Government during
the First Republic by Alhaji Shehu Shagari between 1979 and 1981. It was
originally meant to provide accommodation for the low income earners who were
then predominantly artisans, craftsmen, and junior civil servants amongst
others. Construction works for the Estate started in 1980 and was allocated to
the target group (the low income earners) through a ballot system between 1982
and 1983. The Estate is located at Ipaja in Alimosho Local Government Council
Area which was then in the outskirts of the city. It is divided into 4 zones,
all properly networked into each other.
Alimosho
Local Government Area is located on the North-West of Lagos State. Which itself
is situated at the south-western part of Nigeria, West Africa on the narrow
coastal plain of the Bight of Benin. The Local Government covers land area of
about 300 sq.km. (9km2) and has a growing population of over 3-4 million
people/inhabitants. It shares borders with the following local governments;
Agege, Ifako-Ijaiye, Ikeja, Oshodi-Isolo, Amuwo-Odofin and Ojo. Lagos
State is one of the 36 states that constitute the Federal Republic of Nigeria.
It extends approximately from latitude 6°2'N to 6°4'N, and from longitude
2°45'East to 4°20'East. Out of its total area of 3,577sq.km, about 787sq. km.
or 22 percent is water. The state is located on the South-Western part of
Nigeria with the southern boundary of the state framed by about 180 kilometres
along Atlantic coastline while the northern and eastern boundaries are framed
by Ogun State. The Republic of Benin formed the western boundary. The state is
the smallest state in Nigeria in land area with an area of about 358,861
hectares or 3577 sq.km (Odumosu, 1999). This represents only 0.4 percent of the
entire area of Nigeria. This size accommodates about 10 percent of the
entire140 million approximate population of the Nigeria. The state is also the
most urbanized in Nigeria (Ayeni, 1979). Only about 5 per cent of the state
total population live in rural areas. This has serious consequences on land use
planning in the state especially in urban areas. It also has great implication
on infrastructure. Ironically except for Abuja, Lagos stands out to be the best
served with infrastructural facilities in Nigeria yet it is where these
facilities are most inadequate due to the high population density. The state is
also the most affluent in spite of its small size.
Lagos metropolis lies generally on low lands, with about 18782
hectares of built-up area. The approximate population of this area is more than
18 million. The projected average population density of the built-up area of
Lagos metropolis is about 20,000 people per square kilometre in an emerging
African Megacity. Two dominant religious groups in Lagos are Christians which
constitute, about 54.6%, while the Muslims constitute about 44.33% (Odumosu, 1999).
The balance of 1.1% represents the percentage population of other religious
groups. According to the Master Plan for Metropolitan Lagos (MPML) the urban
land use was approximately 172 square kilometres in 1985. (Master Plan for
Metropolitan Lagos, 1985). Current land use distribution of Lagos shows that
residential areas occupied about 9669 hectares (52.1%) of the total built-up
area of the city.
Login To Comment