Building a rail transit system into a neighbourhood generally raises expectations about the positive impact of the rail project on property values. Despite this general belief, the paper argues that ...the nature and magnitude of the effect vary depending on local and regional contextual factors. In this respect, the introduction of Tehran’s Metro Rail System (TMRS) between the low-income/run-down neighbourhoods on the south side and high-quality/affluent neighbourhoods on the north side of the city provides a suitable opportunity to examine this issue. Thus, the paper focuses on Shariati and Qolhak Stations in the northern parts, and Shohada and Shemiran Stations in the southern parts of the city, comparing price trends before and after the opening of the stations. The effect is estimated for treated and control properties of the metro stations using both trend analysis and a difference-in-differences model. Moreover, in order to identify the mediating contextual factors that influence the magnitude and direction of the impact, a survey is conducted close to the selected metro stations by means of qualitative methods of impact assessment. The paper found an overall negative effect of the metro stations on the sales value of residential properties located in Tehran’s affluent neighbourhoods. On the contrary, the effect is positive and high for properties located close to the southern stations in the poor and run-down neighbourhoods of the city. The qualitative survey indicates that this negative effect in the northern neighbourhoods may be due to such contextual factors as a lack of considerable demand for public transport, inappropriate land-use management, perceptions of crime and privacy, and nuisance effects.
If you build it, they will change Forouhar, Amir; van Lierop, Dea
Journal of transport and land use,
01/2021, Letnik:
14, Številka:
1
Journal Article
Recenzirano
Odprti dostop
In many metropolitan regions, transit-oriented developments are built to motivate the use of sustainable travel by promoting urban growth within walking distances of public transport stations. ...Changes in residential property values are a common way to assess the success of transit-oriented developments. However, studies that focus on property values alone have reported mixed effects. This paper attempts to evaluate the land value impact around commuter rail stations by analyzing the change in property values within the context of the transformation of socio-spatial neighborhood attributes. The study sets out to estimate the effect of Randstad Rail stations using real estate transaction data of residential properties and neighborhood socio-spatial attributes in the Rotterdam–the Hague metropolitan area of the Netherlands covering a period from 1985 to 2018. Adopting a quasi-experimental design, the effect is estimated for properties within different catchment zones around three commuter rail stations using a Difference-in-Differences Model and Multivariate Analysis of Variance. The results demonstrate the overall negative effect of the Randstad Rail on the value of residential properties at a distance equal to or less than 400 meters from the selected rail stations in the range of -18.8% to -11.5%. In contrast, a positive effect is observed for the residential properties located within a radius of 400 to 800 meters from the rail stations, which is estimated to be +15% to +33.2%. The findings also indicate a considerable socio-spatial transformation in the neighborhood composition after the opening of the rail stations in terms of neighborhood population density, land-use density, housing characteristics, and car ownership, which significantly affect the magnitude and direction of the impact.
Urban decay is one of the most critical challenges in urban development, whereby old urban districts fall into decrepitude and face serious social, economic, and physical problems. Governments thus ...implement renewal projects to revitalize physical and functional structures, restore socioeconomic capacity, and improve residents’ quality of life. However, ignoring the complex nature of intervention in old urban areas may have undesirable consequences, including an additional decline in residents’ quality of life. This article assesses residents’ quality of life in neighbourhoods undergoing renewal, supported by experience from Mashhad, Iran. Using a mixed-methods design, it combines quantitative and qualitative methods of impact assessment, including questionnaires, semi-structured interviews, georeferenced data, and direct observation. The results show that a lack of sustainable financing for the Samen Renewal Project has had undesirable physical, sociocultural, and economic effects in the historical district of Mashhad and significantly reduced residents’ quality of life due to focusing on the interests of tourists, pilgrims, and especially private developers.
Propadanje mestnih predelov je eden najbolj perečih izzivov v razvoju mest, zaradi katerega se stara mestna območja spopadajo z resnimi družbenimi, gospodarskimi in prostorskimi težavami. Mestne ...uprave zato izvajajo projekte prenove, s katerimi želijo oživiti in obnoviti objekte, območjem povrniti družbenogospodarsko zmogljivost in izboljšati kakovost življenja njihovih prebivalcev. Neupoštevanje kompleksnosti prostorskih posegov v stare mestne predele pa ima lahko neželene posledice, kot je dodatno poslabšanje kakovosti življenja. Avtorja v članku na primeru iranskega mesta Mašad proučujeta kakovost življenja v soseskah, vključenih v projekte prenove, pri čemer uporabljata kombinacijo kvantitativnih in kvalitativnih metod, vključno z vprašalniki, polstrukturiranimi intervjuji, georeferenciranimi podatki in neposrednim opazovanjem. Izsledki kažejo, da ima pomanjkanje trajnostnega financiranja projekta prenove okrožja Samen neželene prostorske, družbeno-kulturne in gospodarske vplive na staro jedro mesta Mašad ter občutno zmanjšuje kakovost življenja tamkajšnjih prebivalcev na račun zadovoljevanja interesov turistov, romarjev in zlasti zasebnih investitorjev.
While increasing evidence suggests a determining role of urban rail transit in shaping and transforming cities and neighbourhoods, empirical studies on the simultaneous development of rail ...infrastructure and neighbourhood change are scarce. This paper attempts to evaluate the neighbourhood changes around rail transit stations as well as provide a possible explanation of how neighbourhoods can be differently affected by the presence of rail stations. Based on a longitudinal dataset (2006–2016) and using a mixed-method approach, a comparative analysis of six stations of the Tehran Metro Rail System is conducted between the high-income neighbourhoods and low-income neighbourhoods of the city. The Difference-in-Differences analysis yields that the northern high-income neighbourhoods and the southern low-income neighbourhoods of Tehran have experienced a heterogeneous model of changes in terms of demographic, housing, and land-use factors. In addition, the semi-structured interviews indicate that the heterogenous estimated changes in neighbourhoods around the case-study stations could be explained by the contextual factors of the northern and southern host neighbourhoods in Tehran including socio-cultural changes (social factors), land-use changes (physical factors) and the need for public transportation (transportation factors).
•This paper attempts to evaluate the neighbourhood changes around rail transit stations.•Adopting a mixed-method approach, a comparative analysis of six stations of the Tehran Metro Rail System is conducted.•High-income and low-income neighborhoods changed heterogeneously in terms of demographic, housing, and land-use.
Urban decay is the process by which a historical city center, or an old part of a city, falls into decrepitude and faces serious problems. Urban management, therefore, implements renewal mega ...projects with the goal of physical and functional revitalization, retrieval of socioeconomic capacities, and improving of quality of life of residents. Ignoring the complexities of these large-scale interventions in the old and historical urban fabrics may lead to undesirable consequences, including an additional decline of quality of life. Thus, the present paper aims to assess the impact of renewal mega projects on residents’ subjective quality of life, in the historical religious district of the holy city of Mashhad (Samen District). A combination of quantitative and qualitative methods of impact assessment, including questionnaires, semi-structured personal interviews, and direct observation, is used in this paper. The results yield that the Samen Renewal Project has significantly reduced the resident’s subjective quality of life, due to its undesirable impacts on physical, socio-cultural, and economic environments.
While scholars have given considerable attention to the dramatic changes that residential gentrification and displacement bring, the phenomenon of commercial gentrification and its possible impacts ...on residents' quality of life remain relatively unexplored. Over the recent decades, many affluent and high-income neighbourhoods of Tehran Metropolis (the capital of Iran) are experiencing land-use change and unbridled development of commercial activities within the residential areas. However, this process could exacerbate the potential socio-economic conflicts in the neighbourhoods and lead to a decrease in the quality of life of residents. This paper aims to better understand the process of commercial gentrification and its impacts on the residents’ quality of life in a high-income neighbourhood of Tehran (Nasr Neighbourhood) by using a mixed-method approach including semi-structured interview, purposeful field survey, impact ranking, origin-destination (O-D) survey, and parking survey. The findings demonstrate that the latest Comprehensive Plan of Tehran and its land-use policies played a significant role in triggering the commercial gentrification which led to the clustering of non-local commercial activities along the main streets of Nasr Neighbourhood. Although the process improved the accessibility of residents to urban facilities and utilities and reduced their travel time/cost, the results yield the commercial gentrification that took place over the period of study (2002–2018) declined the residents’ quality of life by degrading the neighbourhood's privacy and socio-cultural homogeneity as well as its detrimental effects on the physical quality of the neighbourhood and residents' tranquillity and safety.
•This paper aims to explore the process of commercial gentrification and its impacts on the residents’ quality of life in Tehran, Iran.•The findings demonstrate that the latest Comprehensive Plan of Tehran and its land-use policies played a significant role in triggering the commercial gentrification.•Despite improving the accessibility of residents to urban facilities and reducing their travel time/cost, the commercial gentrification declined the residents’ quality of life.
Estimating the effect of rail transit on residential property values has resulted in mixed findings. Some researchers report positive effects on property values while others are negative or ...insignificant. The current paper argues that the impact of rail transit on property values depends on contextual factors which can influence magnitude and direction of the impact and cause variation in the findings. Tehran’s Metro Rail System is chosen because the neighbourhoods served by the metro to the north side and south side of the city are dramatically different in terms of economic, social and physical circumstances. A comparative analysis of six of Tehran’s metro stations is conducted between the high-income neighbourhoods, which are located primarily on the city’s north side, and lower-income neighbourhoods on the south side to determine the effects of proximity to metro stations on residential property values. The paper uses a mixed-method sequential explanatory design based on a before-and-after estimation strategy, which includes trend analysis, difference-in-differences model and qualitative impact assessment methods. The results show that there are large increases in premiums for residential properties near the lower-income neighbourhoods, the south side parts of the Tehran Metro Rail System, while a negative treatment effect for residential properties lying close to the northern stations in the high-income neighbourhoods. The qualitative survey also suggests that the impact of metro station is affected by a number of contextual factors, including the need for public transportation, land-use planning and management, socio-cultural effect and possible nuisance effects.
估算轨道交通对住宅价值的影响产生了各种不同的发现。一些研究者报告轨道交通对物业价值有积极的影响，而另一些则报告说是负面的或微不足道的。本文认为，轨道交通对物业价值的影响取决于各个背景因素，可能形成不同的影响规模和方向，并导致调查结果的差异。选择德黑兰的地铁系统是因为地铁服务的城市北部和南部居住区在经济、社会和物理环境方面存在巨大差异。我们对德黑兰六个地铁站主要位于北城的高收入居住区与主要位于南城的低收入居住区做了比较分析，以确定邻近地铁站对住宅物业价值的影响。本文采用了基于前后估计策略的混合法序列解释设计，其中包括趋势分析、差异中的差异模型和定性影响评估方法。结果显示，德黑兰地铁系统南部低收入社区附近的住宅大幅溢价，而对于高收入地区靠近北部地铁站的住宅物业，地铁系统产生了负面效果。定性调查还表明，地铁站的影响受到一系列背景因素的影响，包括对公共交通的需求、土地利用规划和管理、社会文化影响以及可能的滋扰效应。
PDF
