The Effects Of Slums On The Residential Property Values In Makwala
ABSTRACT
The
reality of the core of cities becoming slums generally tended to follow the
theoretical path established by Burgess. Adapting the tenets of his classical
planning model to describing the spatial distribution of land-use in Makwala,
this study is an assessment of the effects of slum on rental property value in
Makwala. Method of investigation is essentially both
descriptive and analytical in nature which generally based on field survey. The
study examined the existing situation in the study area in terms of its housing
system and the condition of infrastructure facilities available in the
neighbourhood. It also examined the socio-economic status of respondents, the
perception of their living environments and problems experienced. The major
research instruments used to gather relevant information include questionnaire
administration, direct observation, photographs, housing demographic and
facility survey. The empirical survey carried out revealed high degree of
deplorable condition of the living environments and inadequacy of essential
facilities for comfortable living. However, extensive redevelopment (in parts
of the area) and provision of urban basic services are strongly recommended as
means of restoring life back to the area. This should be supported with
improved sanitation strategy for sustainable management of the area.
CHAPTER ONE
1.0
INTRODUCTION
1.1 BACKGROUND
OF THE STUDY
The
concept of residential property value is a term that is associated with real
estate investment. The main motive for these types of investment is for
creating financial optimum returns on both and land property.
There
exist numerous factors limiting against this types of investment among which is
the growth of numerous slums around our planned cities. According to Okoye
(1977). He believes that slums area are characterized by separate discrete structures
and are mainly occupies by the lowest income group the major urban centers in Nigeria
are growing in population and size in a haphazard manner over the years. The
over grown and over sized cities are continuously faced with enormous problems
of housing, water supply, health and education as a result of planning
authorize failing to take the necessary steps to control developments according
to new plans.
Simon
(2010) defines slums as a group of building or an area characterized by over
crowding, deterioration, unsanitary or absence of amenities or facilities such
as portable water, drainage system, schools, health facilities, recreational
ground, access road etc. these conditions endangers the health, safety and
moral of its inhabitants that also affects the value of land negatively.
The
above negative impact of slums necessitated this research, which at the end of
the study an attempt will be made to provide possible solutions to the numerous
problems.
1.2
STATEMENT
OF THE PROBLEM
Slums
are characteristics of urban sprawl occasioned by leapfrog development. Slums
is an area that is characterized by over crowded deteriorating environmental
aesthetics, absence of infrastructure and facilities such as portable water,
drainage system, schools, health facilities, and recreational ground e.t.c.
Makwala in keffi town is a residential unit that has a semblance of these
characteristics.
The
residential properties are discrete structures that are occupied by lowest
income group, Hifa residential occupancy rate and over crowded environment,
with poor accessibility. These characteristics of the residential units forms
the core of this study.
1.3
AIM AND
OBJECTIVES
The
aim is to examine The Effects Of Slums On The Residential Property Values In
Makwala with a view of recommending the ways forward.
1.
To identify the types of residential properties in the
study area.
2.
To examine the factors responsible for slums formation
in the study area.
3.
To examine the effects of slums on the residential
property rental values in the area.
4.
To proffer solutions to the identified problems.
1.4
RESEARCH
QUESTION
1)
What are the causes of slums in the study area?
2)
What are the effects of slums on residential property
values in Makwala?
3)
What are the possible solutions to the identified
problems?
1.5
JUSTIFICATION
OF THE STUDY
This
research work is an attempt on the causes and effect of slum on residential
rental property values with a view to proffer useful recommendations. The study
is expected to form the basic for further research work on the effect of slum
on residential property value. The research work will be of immense benefit to
the following professionals or persons, the estate surveyors and valuers who
are mainly concerned with the development and
management of all kinds of landed properties. Also this research work
will go along way to help students, the urban and regional planners also
dealing with land use and layout design and environment protection etc.
This
project, in addition, will reveal to the general public and even the government
of the effect of slum on the dwellers and also on the property values.
1.6
SCOPE AND
LIMITATIONS
This
study covers the area of Makwola in Keffi, Keffi Local Government Area of
Nasarawa state with a particular reference to the effects of slums on the
residential property rental values. There is also obvious problem of time
constraint and financial problems, the constraints served as an obstacles as a
result of combing the research work, with academic work load. There is also
uncompromising attitudes of slums dwellers. Some were afraid to respond well
due to security reasons.
1.7
DEFINITION
OF TERMS
1. SLUM: Slum
according to Simon (2010) defines slums as a group of building or an area
characterized by over crowding, deterioration, un-sanity or absence of amenities or
facilities such as portable water, drainage system, schools, health facilities,
recreational ground, access road e.t.c. This condition endangers the health,
safety and moral of its inhabitants that also affects the value of land
negatively.
According to George
(1999), slum can be defined as a group of buildings, or an area characterized
by over-crowding and separate discrete structure and mainly occupies by the
lowest income group.
2.
BLIGHT: A Blight area may be defined as area
where existing structure, facilities and utilities are substantially impaired
or arrested, it can also be referred to as physical deterioration of building
and properties.
3.
INFRACSTRUTURE : it can be defined as the basic
physical and organization structure needed for the operation of a society or
enterprise e.g. water supply road , power grids e.t.c
4.
SLUM UPGRADING: this means raising the status
avidity , value or condition of a neighborhood or aspects of the city centre or
any unwholesome and unsanitary part of an urban area.
5.
RESIDENTIAL: this can be defined as block of
flats or bungalow duplex e.t.c in an area of a town suitable for living and
consisting of houses rather than factories or office.
6.
PROPERTY : property in a technical legal term
means “a unit or object whether tangible or intangible upon which interest is created and over which control or right of ownership
is exercised by the owner of interest.
7.
RETAL VALUE : Is the maximum amount which Is
property will let in the open markets at any giving time.
8.
VALUES : The term value means the worth of
something or how much something is worth
in money or other goods for which it can be exchanged.
CHAPTER TWO
2.0
THEORETICAL AND CONCEPTION WORK
Historically, human
settlement started around lakes, river banks
and at places with adequate fresh water resources. The fact coupled with
the search for better opportunities and instinct for living organisms. Proximity
to raw material and other available productive resource in the region and
uneven distribution of industries have destabilized the population settlement
partners. The studies of slum as a social problem have in general tended to
follow the theoretical path established by Burgess and his colleagues. In other
words urban poverty has caused security problems in the cities of the world, crime rate are on the increase in many
cities of the world. crime rate area on the increase in many cities across the
globe (Pokhariyal & Methuri 2003). The evils of political ethnic and
religious violence along with arm trafficking and terrorism. Slum are prone to
such criminal and anti-social activities. those causes security problem in
cities and the overall causes security problem in cities and the overall peace
in the region is also affected.
United nation in its
millennium declaration spelt out urban poverty as an integral part of over all
“development and poverty eradication”
and proposed “cities without slums by 2020”, in order to achieve it,
there is a need to significantly improve lives of at least 100 million shams
dwellers (U N 2000)
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