An Analysis of Quality Attributes of Housing Environment in Guangzhou China, Using Expert Judgments

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An Analysis of Quality Attributes of Housing
Environment in Guangzhou China, Using Expert
Judgments

• Fan Wu
• PhD Candidate
• Dept. of Real Estate and Construction, the
  University of Hong Kong
• Supervisor Dr. L. H. Li

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Introduction

• Housing environment is not only about residential
  surroundings, but also presents the attitudes
  towards lifestyle.
• With the rapid development of economy and higher
  expectation on quality of life, people devote
  themselves in pursuing high quality of housing
  environment.
• The rapid progress of urbanization and
  suburbanization brings a large number of urban
  problems which might reduce living quality and
  housing environment of urban residents.

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Housing environment

• When buying a house, consumers purchase a variety
  of environmental attributes as well as services
  at a particular location, rather than a concrete
  box (Kain Quigley 1970).

Three typical levels of housing communities in
Guangzhou, China
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(No Transcript)
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Research Background

• House quality(Association Housing 1945 Fiadzo,
  Houston Godwin 2001 Rindfuss et al. 2007)
• Residential satisfaction(Adriaanse 2007 Fang
  2006 Kellekci Berkoz 2006)
• Housing environmental quality (Ha Weber 1994)
• Attractiveness of residence (Kauko 2006 Linneman
  1981)
• Neighbourhood attachment(Hays Alexandra 2007
  Karien 2007 Li 2008)
• Social capital (Kevin 2003 Kleinhans, Priemus
  Engbersen 2007 Middleton, Murie Groves 2005)

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In the context of Guangzhou, China

• Guangzhou is probably the earliest city to
  experience the onslaught of global market forces,
  largely because of its proximity to Hong Kong (Li
  Li 2006).
• The city area now covers 7,434 square kilometers
  with an official population of around 7.7 million
  (statistics in 2007).

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Objective

• This research try to find out the preference of
  housing environment for housing consumers and
  experts by analyzing three major issues related
  to housing, namely, mobility, community
  facilities, and community social capital.

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Hypothesis

• The housing environmental performances are
  influenced by the correlative issues, namely
  mobility, community facilities, community social
  capital.
• The preference of housing environment by housing
  consumers and industry experts are the same.

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Research Methods

• Hedonic pricing model
• Geographic Information Systems (GIS)
• Analytic Hierarchy Process (AHP)
• Objective and subjective

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Analytical Hierarchy Process

• Multi-attribute modeling is a suitable method for
  evaluation of other than monetary values.
• The AHP is a specific technique within this
  approach. Bender et al. 2000) (see for example
  (Chen 2006 Ho, CD 2000 Ho, D, Newell Walker
  2005).
• AHP has been used extensively in research on
  built environment, house selection, and housing
  quality, see (Ball Srinivasan 1994 Bender et
  al. 2000 Ho, D, Newell Walker 2005 Kauko
  2003, 2006 Schniederjans, Hoffman Sirmans
  1995).
• Full mathematical details of the AHP methodology
  are given in Bender et al. (1999) and (Saaty
  1994).

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Mobility Public traffic networkPrivate traffic networkProximity to urban centerProximity to workplace
Community Facilities Education FacilityMedical and Health FacilityRetail ServiceSports FacilitiesGreen Space and View
Community Social Capital Sense of safetySense of belongingNeighborlinessDensity
Table 1 The studied factors and sub-factors
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Table 2 Definition of the attributes
Public traffic network (PUT) The public traffic network refers to the level of public transport system connected to the neighbourhood
Private traffic network (PIT) The private traffic network means the level of private transport system of the neighbourhood, like the convenience of private car parking and close to expressway exits.
Proximity to urban center (PUC) Proximity to urban center is the proximity to urban center where concentrates the commerce and service trade of a city.
Proximity to workplace (PTW) Proximity to workplace refers to the proximity to employment for residents.
Education Facility (EDF) A high level of education facility refers to high quality of kindergartens, primary schools, high schools and libraries near neighbourhood.
Medical and Health Facility (MHF) A high level of medical and health facility relates to the quantity and quality of clinics and hospital near neighbourhood and the neighbourhood hygiene.
Retail Service (RES) The retail service degree relates to the presence of adequate number of shops, stores, markets, and supermarkets.
Sports Facility (SPF) Sports facility refers to the presence of arena and gymnasiums near the neighbourhood.
Green Space and View (GSV) Green space and view refers to the closeness to garden, open areas, or lake and General unobstructed view to surroundings.
Sense of safety (SES) Sense of safety is the degree of safety residents feel. a low degree of victimization corresponds to a high degree of safety.
Sense of belonging (SEB) Sense of belonging to the community indicates the degree to which residents identify themselves as part of the immediate larger housing community
Neighborliness (NBL) A friendly neighborliness means that residents are in good relation with their neighbors.
Density (DEN) Density refers to the satisfaction of residents to the density of the neighbourhood.
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Figure 1 Conceptual framework of the study
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Data Collection and Analysis

• Questionnaire survey and interview are the main
  approaches for data collection.
• 30 questionnaires will be delivered to housing
  experts and 150 questionnaires will be delivered
  to housing consumers.
• Questionnaire surveys will be conducted primarily
  at face-to-face basis.
• Computer package ECproTM version 13 by Expert
  ChoiceTM Inc. will be used for weighting value
  manipulation.

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Pilot Test

• 32 questionnaires were sent and answered.
• 27 of them are for housing consumers (HC) in
  Guangzhou, 5 of them are for experts (EP) in
  housing industry.
• 72 of the responders have consistency radio of
  0.1 or less, which is considered very well.

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Factors Weight
Distance to Workplace 0.1390
Public Traffic Network 0.1195
Distance to Urban Center 0.1029
Retail Service 0.0911
Medical and Health Facility 0.0868
Education Facility 0.0862
Sense of security 0.0784
Green Space and View 0.0716
Sports Facilities 0.0589
Privacy Traffic Network 0.0569
Sense of belonging 0.0432
Neighborliness 0.0361
Density 0.0299
Total 1.0000
Table 3 The weights of factors on the housing
environment by consumers
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Figure 2 The weights of factors on the housing
environment by consumers
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Factors Weight
Distance to Urban Center 0.1240
Public Traffic Network 0.1228
Distance to Workplace 0.1204
Neighborliness 0.1074
Retail Service 0.0846
Green Space and View 0.0840
Sense of security 0.0814
Sense of belonging 0.0572
Education Facility 0.0546
Sports Facilities 0.0482
Privacy Traffic Network 0.0444
Medical and Health Facility 0.0392
Density 0.0318
Total 1.0000
Table 4 The weights of factors on the housing
environment by experts
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Figure 3 The weights of factors on the housing
environment by experts
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Expected Outputs of the Research

• Instead of measuring the monetary value of
  different attributes in the market, the findings
  of this proposal is hoped to understand the
  general demand pattern and preferences of
  consumers in the housing market based on
  multidimensional values and benefits.
• It is hoped that the findings will offer more
  information for urban planners and housing
  developers from a social and cultural
  perspective.

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Thank you !