Accessibility as A Factor Affecting Rental Values Of Residential Property In Benin City

Asikhia O Monday

Department of Geography and Regional PlanningUniversity of Benin Benin City Nigeria

Email asikhiahotmailcom Tel +2348034661595

Eghagha W Nicholas

Department of Geography and Regional PlanningUniversity of Benin Benin City Nigeria

Email nicex230gmailcom Tel +2347061526922

Abstract Physical accessibility is a major factor affecting land property and rental values in an urban center The relevance of this is seen in the fact that accessibility is almost totally hinged on the nature and state of roads This paper examined the road network pattern in three neighbourhoods of Benin City with the aim of empirically determining that the accessibility of the roads had a profound effect on the rental values of residential property located on them Primary and secondary data were used in the analysis In all 300 questionnaires were administered in three neighbourhoods where respondents were randomly selected along major streets but 287 returned valid for analysis The graph of the road network of each neighbourhood was derived from their street maps and the graph theory was used to determine the level of accessibility on the individual roads This was related to the rental values of residential properties located on them as portrayed in value maps while correlation analysis was use to prove the relationship between the variables The result showed that accessibility had a significant influence on variation in rental values of residential property in Benin City The study recommends that road networks in the city should be improved upon to enhance the value of residential properties to benefit not only government but also the owners and occupiers of these properties Since accessibility facilitates greater circulation and ease of movement the construction rehabilitation and maintenance of these roads can ultimately enhance the quality of life in the study area

Keywords accessibility residential property rental value road network neighbourhood

INTRODUCTION

Transportation is an important element in the physical and socio-economic development of

cities all over the world Research has shown that as transportation network expands the level of

accessibility also increases together with property and rental values Accessibility not only provides

relative advantages to commercial properties but also to residential properties Accessibility as used

here is seen from its physical dimension By physical dimension accessibility refers to the time and

spatial distance that separate the individual from resources This ranges from the relative

accessibility of an individual from his place of residence to transportation routes schools hospitals

and employment center Urban households usually derive their income from places of employments

which require daily trips between the residential area and the workplace Also they must make

regular trips to school shopping recreation etc and even visit relatives and friends Therefore

they would like to reside in neighbourhoods that are relatively advantageous in terms of

accessibility to these locations In other words accessibility means that the household would reside

in a neighbourhood where they do not incur more than very modest movement costs in getting to

productive resources within the neighbourhood or within the city

Perhaps in terms of the relative explanatory powers of the externalities affecting the rent

property and land values accessibility is the most significant element This assertion would be

appreciated against the background that location characteristics tend to influence the consideration

in the design and construction of a home and its rental value Prime locations are easily accessible

and will maximize high rental values to equate the adequate structural and internal facilities

provided in such a property However not all areas or neighbourhoods in an urban center are

prime locations that are equally accessible with highly valued properties There are those old

neighbourhoods in the city center where the quality of housing is very poor while the accessibility

1

level is very high and also those intermediate and peripheral neighbourhoods that are further away

from the city center experiencing poor accessibility level with houses that of lower rental value and

poor quality This variation thus elicits the need for a research of this nature The aim of this study

is to examine accessibility as a factor affecting rental values of residential property in Benin City

while considering the road network pattern and the accessibility and connectivity levels of the roads

in the city

Although several studies have shown that the state of road which facilitates accessibility

impacts positively and negatively on rent many have yet ignored the road network pattern which

helps to determine the individual contribution of each road to rental variation In this respect

therefore this research will adopt the graph theory to examine the accessibility of individual roads

and determine its relationship with rental values of residential property in Benin City The

importance of this research to government policy makers and urban planners alike is on the need to

formulate policies that will ensure that the state of roads in the city in general is improved upon side

by side with accessibility and residential property rent

RELATED STUDIES

While several studies have been carried out to establish the relationship between

accessibility and property values (Dewees 1976 Singh 2005) rental value (Robert 1996) and

land price (Damm Lemer-Lann and Young 1980) only but a few have measured accessibility in

relation to property value using the graph theory (Oni 2009) William Davies and Johnson (1980)

argue that a major consideration which determines rent of residential properties is accessibility

This is because the prospective occupier will consider the nature value and quality of

accommodation offered in terms of accessibility to basic amenities school hospitals and

2

recreational facilities and the time of travel or proximity to work Harvey (1999) was of similar

view when he stated that the rental value of a residential property is determined by accessibility of

the user of a property to the property The rent in question is practically a function of its advantage

in terms of accessibility (residential location) together with convenience and amenities He further

stated that the importance of accessibility is illustrated in the utility of particular sites in a

neighbourhood such as schools shops and open spaces and the travelling cost to work These are

dependent upon the ease of movement which is derived from the accessibility and connectivity of

the arterial roads to maintain human and vehicular traffic This is probably why Ader amo

(2003) stated that transportation has a profound effect on property and rental value Balchin et al

(2000) noted that although accessibility might lead to an increase in rent it is the relative

advantage of a neighbourhood in terms of housing quality safety and socio-economic

characteristics of the resident population that will encourage prospective tenant to go for such

properties High demand to settle in such a neighbourhood whether it is highly accessible or not

can only cause an increase in the rent or value of its properties

THE STUDY AREA

Benin City is the capital and largest urban center in Edo State The city itself is located at

between latitude 619N and 613N and longitude 536E and 560E in the tropical belt of the

rainforest region of Nigeria The city is made up of four LGAs namely Oredo Egor Ikpoba-Okha

and Ovia-Northeast However with respect to this study Egor and Oredo were the source LGAs for

the selected neighbourhoods Ogboka and GRA in Oredo Local Government Area and Ugbowo in

Egor Local Government Area Both local government areas account for a higher proportion of the

urbanized section of Benin City Oredo is located in the south central part sharing boundaries with

3

Egor to the north Ikpoba-Okha to the east and Ovia North-East to the west Egor is bordered by

Ovia North-East to the north and west Oredo to the south and Ikpoba-Okha to the east Studies

have shown that Benin City consist of four distinct residential zones The zones are the traditional

core area intermediate area urban fringe and planned settlement areas (Ogu 2005) First is the

traditionalcore area which is in the inner most part of the city and highly populated by the natives

It has the highest population and residential land use densities Next is the intermediate zone which

has a lower residential land use and population density than the core area due to its substantial

migrant population There are also the urban fringes which were largely developed in the early

1970s and have become part of the city as a result of the urban expansion that has occurred in the

last few decades Some of the localities in this zone were formerly isolated villages incorporated by

the rapidly expanding city The last zone is the planned settlement areas which are associated with

low to medium residential land use and population densities From these four distinct residential

zones in Benin City three neighbourhoods have been selected to distinguish the variation in

income population density and level of residential development in the study area They are

Low income high population density poorly developed and unplanned residential area

Ogboka

Middle income medium population density developing but planned residential area Ugbowo

High income low population density highly developed and planned residential area GRA

4

Figure 1 Benin City Showing the Selected NeighbourhoodsSource Ministry of Lands and Survey Benin City (2013)

MATERIALS AND METHOD

This is a cross sectional survey study The primary data was collected through the

administration of questionnaires The residential classification based on population densities and

income levels are used Three types of neighbourhoods are identified as shown in Figure 1 The

5

samples for this study are residential properties in the stratified neighbourhoods in the study area In

determining the sample size that is adequate for this study the research sought to define a sample of

tenement population to ensure at least 95 level of confidence and that probable error of using a

sample rather than surveying the whole population did not exceed 005 Using the derived value for

the combine household unit for Oredo and Egor LGAs as the population size the sample size for

this study was determined to be 300 In this case the questionnaire was administered in relation to

the population density of each neighbourhood in the ratio 403525 in Ogboka Ugbowo and GRA

respectively Consequently one questionnaire was administered per household In a situation where

more than one household resides in a particular property only one household was interviewed The

interview was targeted only at the head of a household but in the absence of the head the spouse

was interviewed

The graph theory was used in computing the level of accessibility of each road This was

done using a weighted accessibility index as modified from the price-weighted index The

weighted accessibility index is an index in which the individual nodal points on each road are

weighted in proportion to the sum of their shortest paths travel and rank Weighted here refers to

the mathematical practice of adjusting the component of an index to reflect the importance of

certain characteristics in this case the level of accessibility of each road It should be noted

however that the lesser the paths travelled to a node the higher the rank and accessibility of that

node To compute the weighted accessibility index nodes with lower accessibility index will

receive lesser weight in the index Thus a road with more nodes of lower accessibility index will

have a lower weighted accessibility index but a higher level of accessibility Accordingly if the

nodes that encompass a road were more of those of lower accessibility indices the level of

6

accessibility on that road was more likely to be higher even if the other nodes on that road were of

higher accessibility indices

In operationalizing the weighted accessibility index for the selected roads in each

neighbourhood Equation 32 as formulated from the price index formula is used

ā = Σ (rnan) Σ (an)

where

ā = weighted accessibility index

an = accessibility indices of nodal points

rn = ranks of nodal points

Furthermore in the collection of secondary data to operationalize the graph theory the linear

graph of the road network in each neighbourhood was derived and traced out using the

CorelDrawX3 workspace The resulting graphs were analyzed to determine the weighted

accessibility of each road regardless of its width quality shape and standard However what was

considered was taking the shortest route where possible as obtained from the shimbel accessibility

matrices This is shown for each neighbourhood in the Figures below

7

Figure 2 Road Network in Ogboka Converted Into Planar Graph

Source Authorsrsquo Analysis

8

Figure 3 Shimbel Accessibility Matrix of Ogboka

Source Authorsrsquo Analysis

9

Figure 4 Road Network in Ugbowo Converted Into Planar Graph

Source Authorsrsquo Analysis

10

Figure 5 Shimbel Accessibility Matrix of UgbowoSource Authorsrsquo Analysis

11

Figure 6 Road Network in GRA Converted Into Planar Graph

Source Authorsrsquo Analysis

12

Figure 7 Shimbel Accessibility Matrix of GRA

Source Authorsrsquo Analysis

13

RESULTS AND DISCUSSION

The study focused on assessing the effect of accessibility on variation in rental values of

residential properties in Benin City The graph analysis which was centered on specific

neighbourhoods as mentioned above provided answers to the question of whether the level of

accessibility of roads had a substantial impact on rental values of adjoining residential properties

The graph theory was used to measure the level of accessibility of each road and it was found that

residential properties located on more accessible roads had higher rental values while those located

on the least accessible roads had lower rental values These findings are discussed and shown in the

Tables and Figures below

Table 1 Rental Value in relation to Accessibility of Individual Roads in Ogboka

Arterial Road Weighted Accessibility Mean Range CategoryIndex Mean

Ozah Street 110

93

7500

Above N5000 AAgbado Street 48 7100Igbesamwan Road 87 6400Aruosa Street 127 5400Owina Street 156

1464300

N3001 ndash N5000 BIgun Street 136 3900Evbohan Street 147 3900Ezoba Street 159

1752900

Below N3001 CEguadase Street 190 2500Source Authorrsquos Analysis (2013)

Table 1 shows the rental values in relation to the weighted accessibility index of each road

in Ogboka Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (Above N5000) are located on highly accessible roads (93) These roads are Ozah

Street Agbado Street Igbesamwan Road and Aruosa Street Category B has residential properties

of the next highest rental values (N3001 - N5000) and are located on moderately accessible roads

(146) These roads are Owina Street Igun Street and Evbohan Street Residential properties with

14

the lowest rental values (Below N3001) fall in category C and are located on the least accessible

roads These are Ezoba Street and Eguadase Street Consequently this variation in rental value

along with accessibility of the roads in Ogboka is shown on a value map shown (Figure 8)

Fig 8 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ogboka

Source Authorrsquos Analysis (2013)

Table 2 Rental Value in relation to Accessibility of Individual Roads in Ugbowo

15

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanLucky Street 105

150

33800Above

N30000 ABendel Street 196 33200Irowa Street 230 31100FGGC Road 79 30000Jonathan Street 202

140

29200

N20001-

N30000B

19th Street 198 28900Omage Street 56 28500Adolor Road 104 2750015th Street 167 26500Nova Road 185 25000Police Road 73 25000Sebastian St 240 25000Ogbeidie St 105 24200Ighomo Street 115 22500Uwasota Road 105 20800Technical Road 255

26017500 Below

20001 DEgboni Street 266 17500Source Authorsrsquo Analysis (2013)

Table 2 shows the rental values in relation to the weighted accessibility index of each road

in Ugbowo Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (N30001 amp above) are located on moderately accessible roads (150) These roads

are Lucky Street Bendel Street Irowa Street and FGGC Road Category B has residential

properties of the next highest rental values (N20001 ndash N30000) but are located on highly

accessible roads (140) These roads are Jonathan Street 19 th Street Omage Street Adolor Road

15th Street Nova Road Police Road Sebastian Street Ogbeidie Street Ighomo Street and Uwasota

Road Residential properties with the lowest rental values (Below N20001) fall in category C and

are located on the least accessible roads (260) Roads in this category are Technical Road and

Egboni Street Consequently this variation in rental value along with the accessibility of the roads in

Ugbowo is shown on a value map (Figure 9)

16

Fig 9 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ugbowo

Source Authorsrsquo Analysis (2013)

17

Table 3 Rental Value in relation to Accessibility of Individual Roads in GRA

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanOba Eweka Road 115

177

72500

N50001 amp Above A

Ikpokpan Road 271 72500Ihama Road 142 60800Reuben Street 296 56500Akhabore Street 59 55800Adesuwa Road 172

150

45400N40001

ndash N50000

BOni Street 157 44500Aideyan Street 45 40800Etete Road 218 40000Giwa Amu Street 176

196

37500

Below 40001 C

Boundary Road 159 35800Idosogie Street 243 350002nd Ugbor Road 202 34200Ogbeson Street 57 32500Oghosa Street 186 32500Gapiona Street 307 325001st Ugbor Road 133 30000Guobadia Street 301 30000

Source Authorsrsquo Analysis (2013)

Table 3 shows the rental values in relation to the weighted accessibility index of each road

in GRA Three categories of residential properties can be identified based on range of mean rental

values in relation to accessibility Category A which has residential properties of the highest rental

values (N50001 amp above) are located on moderately accessible roads (177) These arterial roads

are Oba Eweka Road Ikpokpan Road Ihama Road Reuben Street and Akhabore Street Category

B has residential properties of the next highest rental values (N40001 ndash N50000) but are located

on highly accessible roads (150) These roads are Adesuwa Road Oni Street Aideyan Street and

Etete Road Residential properties with the lowest rental values (Below N40001) fall in category C

and are located on the least accessible roads (196) These roads were Giwa Amu Road Boundary

Road Idosogie Road 2nd Ugbor Road Ogbeson Street Gapiona Street 1st Ugbor Road and

18

Guobadia Street Consequently this variation in rental value along with the accessibility of the roads

in GRA is shown on a value map (Figure 10)

Fig 10 Value Map Showing Spatial Variation in Rental Values with Accessibility in GRA

Source Authorsrsquo Analysis (2013)

From the findings above the study shows that rental values of residential properties vary

significantly with the level of accessibility of the roads Generally residential properties with higher

19

rental values are located on more assessable roads while properties with the lowest rental values are

located on the least assessable roads This confirms the fact that the higher the accessibility of a

road the higher the values of rent property and land that are located on it Therefore it is plausible

to concede that the location and distribution of residential properties in Benin City reflect the need

to maximize accessibility to locations and productive resources within the neighbourhoods or

within the city The more accessible these residential properties are to these productive resources

the higher their rental value all other things being equal

CONCLUSION AND POLICY RECOMMENDATIONS

Having established the impact of accessibility on rental values of residential property it is

worthy to note that a major problem faced by outlying neighbourhoods in Benin City is the poor

state of roads which has continued to impede accessibility The construction and rehabilitation of

roads is mainly concentrated in the city center where the roads are generally in good conditions and

accessibility is already high Neighbourhoods that are located further away from the city center are

impoverished by poor roads that make them poorly accessible Therefore it is of great necessity that

government constructs rehabilitate and adequately maintain roads in these neighbourhoods in order

to enhancing their accessibility and general usability This is because improved road network not

only ease movement and circulation but also offer better accessibility to productive resources and

locations within a neighbourhood and the city in general However the study concludes that the

level of accessibility of individual roads in a neighbourhood will be higher only if the general state

of roads in the neighbourhoods is in a good condition And since the state governmentrsquos Land Use

Charge is based on the value of the residential property improving the state of roads would not only

beneficial to the government as it tax a higher amount on highly valued properties but also the

owners who will ultimately shift the cost to their tenants through high rental payments Rationally

20

high rental values for residential properties in a neighbourhood where the state of road is good can

only be considered by the tenants as proper

REFERENCES

Aderamo A J (2003) A Graph Theoretic Analysis of Intra-Urban Road Network in Ilorin Nigeria Research for Development 17 1 amp 2 18 1 amp 2 (December 2003) 221 ndash 240

Balchin P N Kieve J L and Bull G H (2000) Urban Economics ndash A Global Perspective New York Palgrave Publishers 1st Ed

Damm D Lerman S Lerner-Lam E and Young J (1980) Response of Urban Real Estate Values in Anticipation of The Washington Metro Journal of Transport Economics and Policy (September) 315 ndash 336 in ldquoOni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant Universityrdquo

Dewees D N (1976) The Effect of a Subway on Residential Property Values in Toronto Journal of Urban Economics 3 357 ndash369

Harvey J (1999) Urban Land Economics Jack Harvey Publishers 5th Ed

Lowe J C and Moryada S (1975) The Geography of Movement Boston Houghton Mifflin Co

Marshall S (2005) Street and Patterns New York Spon Press

Ogu V I (2005) Urban Infrastructure Development and Sustainability in Nigeria Human Settlement Development Journal Vol 3

Oni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant University

Robert A M (1996) The Rental Pricing of Housing in New York 1830 - 1860 A Journal of Economic History 56 (3) 605 ndash 625

Singh S K (2005) Review of Urban Transportation in India Journal of Public Transportation 8 1

William B Davies K and Johnson T (1980) Modern Methods of Valuation 7th Ed London The Estate Gazette Limited

21

INTRODUCTION

Transportation is an important element in the physical and socio-economic development of

cities all over the world Research has shown that as transportation network expands the level of

accessibility also increases together with property and rental values Accessibility not only provides

relative advantages to commercial properties but also to residential properties Accessibility as used

here is seen from its physical dimension By physical dimension accessibility refers to the time and

spatial distance that separate the individual from resources This ranges from the relative

accessibility of an individual from his place of residence to transportation routes schools hospitals

and employment center Urban households usually derive their income from places of employments

which require daily trips between the residential area and the workplace Also they must make

regular trips to school shopping recreation etc and even visit relatives and friends Therefore

they would like to reside in neighbourhoods that are relatively advantageous in terms of

accessibility to these locations In other words accessibility means that the household would reside

in a neighbourhood where they do not incur more than very modest movement costs in getting to

productive resources within the neighbourhood or within the city

Perhaps in terms of the relative explanatory powers of the externalities affecting the rent

property and land values accessibility is the most significant element This assertion would be

appreciated against the background that location characteristics tend to influence the consideration

in the design and construction of a home and its rental value Prime locations are easily accessible

and will maximize high rental values to equate the adequate structural and internal facilities

provided in such a property However not all areas or neighbourhoods in an urban center are

prime locations that are equally accessible with highly valued properties There are those old

neighbourhoods in the city center where the quality of housing is very poor while the accessibility

1

level is very high and also those intermediate and peripheral neighbourhoods that are further away

from the city center experiencing poor accessibility level with houses that of lower rental value and

poor quality This variation thus elicits the need for a research of this nature The aim of this study

is to examine accessibility as a factor affecting rental values of residential property in Benin City

while considering the road network pattern and the accessibility and connectivity levels of the roads

in the city

Although several studies have shown that the state of road which facilitates accessibility

impacts positively and negatively on rent many have yet ignored the road network pattern which

helps to determine the individual contribution of each road to rental variation In this respect

therefore this research will adopt the graph theory to examine the accessibility of individual roads

and determine its relationship with rental values of residential property in Benin City The

importance of this research to government policy makers and urban planners alike is on the need to

formulate policies that will ensure that the state of roads in the city in general is improved upon side

by side with accessibility and residential property rent

RELATED STUDIES

While several studies have been carried out to establish the relationship between

accessibility and property values (Dewees 1976 Singh 2005) rental value (Robert 1996) and

land price (Damm Lemer-Lann and Young 1980) only but a few have measured accessibility in

relation to property value using the graph theory (Oni 2009) William Davies and Johnson (1980)

argue that a major consideration which determines rent of residential properties is accessibility

This is because the prospective occupier will consider the nature value and quality of

accommodation offered in terms of accessibility to basic amenities school hospitals and

2

recreational facilities and the time of travel or proximity to work Harvey (1999) was of similar

view when he stated that the rental value of a residential property is determined by accessibility of

the user of a property to the property The rent in question is practically a function of its advantage

in terms of accessibility (residential location) together with convenience and amenities He further

stated that the importance of accessibility is illustrated in the utility of particular sites in a

neighbourhood such as schools shops and open spaces and the travelling cost to work These are

dependent upon the ease of movement which is derived from the accessibility and connectivity of

the arterial roads to maintain human and vehicular traffic This is probably why Ader amo

(2003) stated that transportation has a profound effect on property and rental value Balchin et al

(2000) noted that although accessibility might lead to an increase in rent it is the relative

advantage of a neighbourhood in terms of housing quality safety and socio-economic

characteristics of the resident population that will encourage prospective tenant to go for such

properties High demand to settle in such a neighbourhood whether it is highly accessible or not

can only cause an increase in the rent or value of its properties

THE STUDY AREA

Benin City is the capital and largest urban center in Edo State The city itself is located at

between latitude 619N and 613N and longitude 536E and 560E in the tropical belt of the

rainforest region of Nigeria The city is made up of four LGAs namely Oredo Egor Ikpoba-Okha

and Ovia-Northeast However with respect to this study Egor and Oredo were the source LGAs for

the selected neighbourhoods Ogboka and GRA in Oredo Local Government Area and Ugbowo in

Egor Local Government Area Both local government areas account for a higher proportion of the

urbanized section of Benin City Oredo is located in the south central part sharing boundaries with

3

Egor to the north Ikpoba-Okha to the east and Ovia North-East to the west Egor is bordered by

Ovia North-East to the north and west Oredo to the south and Ikpoba-Okha to the east Studies

have shown that Benin City consist of four distinct residential zones The zones are the traditional

core area intermediate area urban fringe and planned settlement areas (Ogu 2005) First is the

traditionalcore area which is in the inner most part of the city and highly populated by the natives

It has the highest population and residential land use densities Next is the intermediate zone which

has a lower residential land use and population density than the core area due to its substantial

migrant population There are also the urban fringes which were largely developed in the early

1970s and have become part of the city as a result of the urban expansion that has occurred in the

last few decades Some of the localities in this zone were formerly isolated villages incorporated by

the rapidly expanding city The last zone is the planned settlement areas which are associated with

low to medium residential land use and population densities From these four distinct residential

zones in Benin City three neighbourhoods have been selected to distinguish the variation in

income population density and level of residential development in the study area They are

Low income high population density poorly developed and unplanned residential area

Ogboka

Middle income medium population density developing but planned residential area Ugbowo

High income low population density highly developed and planned residential area GRA

4

Figure 1 Benin City Showing the Selected NeighbourhoodsSource Ministry of Lands and Survey Benin City (2013)

MATERIALS AND METHOD

This is a cross sectional survey study The primary data was collected through the

administration of questionnaires The residential classification based on population densities and

income levels are used Three types of neighbourhoods are identified as shown in Figure 1 The

5

samples for this study are residential properties in the stratified neighbourhoods in the study area In

determining the sample size that is adequate for this study the research sought to define a sample of

tenement population to ensure at least 95 level of confidence and that probable error of using a

sample rather than surveying the whole population did not exceed 005 Using the derived value for

the combine household unit for Oredo and Egor LGAs as the population size the sample size for

this study was determined to be 300 In this case the questionnaire was administered in relation to

the population density of each neighbourhood in the ratio 403525 in Ogboka Ugbowo and GRA

respectively Consequently one questionnaire was administered per household In a situation where

more than one household resides in a particular property only one household was interviewed The

interview was targeted only at the head of a household but in the absence of the head the spouse

was interviewed

The graph theory was used in computing the level of accessibility of each road This was

done using a weighted accessibility index as modified from the price-weighted index The

weighted accessibility index is an index in which the individual nodal points on each road are

weighted in proportion to the sum of their shortest paths travel and rank Weighted here refers to

the mathematical practice of adjusting the component of an index to reflect the importance of

certain characteristics in this case the level of accessibility of each road It should be noted

however that the lesser the paths travelled to a node the higher the rank and accessibility of that

node To compute the weighted accessibility index nodes with lower accessibility index will

receive lesser weight in the index Thus a road with more nodes of lower accessibility index will

have a lower weighted accessibility index but a higher level of accessibility Accordingly if the

nodes that encompass a road were more of those of lower accessibility indices the level of

6

accessibility on that road was more likely to be higher even if the other nodes on that road were of

higher accessibility indices

In operationalizing the weighted accessibility index for the selected roads in each

neighbourhood Equation 32 as formulated from the price index formula is used

ā = Σ (rnan) Σ (an)

where

ā = weighted accessibility index

an = accessibility indices of nodal points

rn = ranks of nodal points

Furthermore in the collection of secondary data to operationalize the graph theory the linear

graph of the road network in each neighbourhood was derived and traced out using the

CorelDrawX3 workspace The resulting graphs were analyzed to determine the weighted

accessibility of each road regardless of its width quality shape and standard However what was

considered was taking the shortest route where possible as obtained from the shimbel accessibility

matrices This is shown for each neighbourhood in the Figures below

7

Figure 2 Road Network in Ogboka Converted Into Planar Graph

Source Authorsrsquo Analysis

8

Figure 3 Shimbel Accessibility Matrix of Ogboka

Source Authorsrsquo Analysis

9

Figure 4 Road Network in Ugbowo Converted Into Planar Graph

Source Authorsrsquo Analysis

10

Figure 5 Shimbel Accessibility Matrix of UgbowoSource Authorsrsquo Analysis

11

Figure 6 Road Network in GRA Converted Into Planar Graph

Source Authorsrsquo Analysis

12

Figure 7 Shimbel Accessibility Matrix of GRA

Source Authorsrsquo Analysis

13

RESULTS AND DISCUSSION

The study focused on assessing the effect of accessibility on variation in rental values of

residential properties in Benin City The graph analysis which was centered on specific

neighbourhoods as mentioned above provided answers to the question of whether the level of

accessibility of roads had a substantial impact on rental values of adjoining residential properties

The graph theory was used to measure the level of accessibility of each road and it was found that

residential properties located on more accessible roads had higher rental values while those located

on the least accessible roads had lower rental values These findings are discussed and shown in the

Tables and Figures below

Table 1 Rental Value in relation to Accessibility of Individual Roads in Ogboka

Arterial Road Weighted Accessibility Mean Range CategoryIndex Mean

Ozah Street 110

93

7500

Above N5000 AAgbado Street 48 7100Igbesamwan Road 87 6400Aruosa Street 127 5400Owina Street 156

1464300

N3001 ndash N5000 BIgun Street 136 3900Evbohan Street 147 3900Ezoba Street 159

1752900

Below N3001 CEguadase Street 190 2500Source Authorrsquos Analysis (2013)

Table 1 shows the rental values in relation to the weighted accessibility index of each road

in Ogboka Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (Above N5000) are located on highly accessible roads (93) These roads are Ozah

Street Agbado Street Igbesamwan Road and Aruosa Street Category B has residential properties

of the next highest rental values (N3001 - N5000) and are located on moderately accessible roads

(146) These roads are Owina Street Igun Street and Evbohan Street Residential properties with

14

the lowest rental values (Below N3001) fall in category C and are located on the least accessible

roads These are Ezoba Street and Eguadase Street Consequently this variation in rental value

along with accessibility of the roads in Ogboka is shown on a value map shown (Figure 8)

Fig 8 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ogboka

Source Authorrsquos Analysis (2013)

Table 2 Rental Value in relation to Accessibility of Individual Roads in Ugbowo

15

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanLucky Street 105

150

33800Above

N30000 ABendel Street 196 33200Irowa Street 230 31100FGGC Road 79 30000Jonathan Street 202

140

29200

N20001-

N30000B

19th Street 198 28900Omage Street 56 28500Adolor Road 104 2750015th Street 167 26500Nova Road 185 25000Police Road 73 25000Sebastian St 240 25000Ogbeidie St 105 24200Ighomo Street 115 22500Uwasota Road 105 20800Technical Road 255

26017500 Below

20001 DEgboni Street 266 17500Source Authorsrsquo Analysis (2013)

Table 2 shows the rental values in relation to the weighted accessibility index of each road

in Ugbowo Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (N30001 amp above) are located on moderately accessible roads (150) These roads

are Lucky Street Bendel Street Irowa Street and FGGC Road Category B has residential

properties of the next highest rental values (N20001 ndash N30000) but are located on highly

accessible roads (140) These roads are Jonathan Street 19 th Street Omage Street Adolor Road

15th Street Nova Road Police Road Sebastian Street Ogbeidie Street Ighomo Street and Uwasota

Road Residential properties with the lowest rental values (Below N20001) fall in category C and

are located on the least accessible roads (260) Roads in this category are Technical Road and

Egboni Street Consequently this variation in rental value along with the accessibility of the roads in

Ugbowo is shown on a value map (Figure 9)

16

Fig 9 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ugbowo

Source Authorsrsquo Analysis (2013)

17

Table 3 Rental Value in relation to Accessibility of Individual Roads in GRA

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanOba Eweka Road 115

177

72500

N50001 amp Above A

Ikpokpan Road 271 72500Ihama Road 142 60800Reuben Street 296 56500Akhabore Street 59 55800Adesuwa Road 172

150

45400N40001

ndash N50000

BOni Street 157 44500Aideyan Street 45 40800Etete Road 218 40000Giwa Amu Street 176

196

37500

Below 40001 C

Boundary Road 159 35800Idosogie Street 243 350002nd Ugbor Road 202 34200Ogbeson Street 57 32500Oghosa Street 186 32500Gapiona Street 307 325001st Ugbor Road 133 30000Guobadia Street 301 30000

Source Authorsrsquo Analysis (2013)

Table 3 shows the rental values in relation to the weighted accessibility index of each road

in GRA Three categories of residential properties can be identified based on range of mean rental

values in relation to accessibility Category A which has residential properties of the highest rental

values (N50001 amp above) are located on moderately accessible roads (177) These arterial roads

are Oba Eweka Road Ikpokpan Road Ihama Road Reuben Street and Akhabore Street Category

B has residential properties of the next highest rental values (N40001 ndash N50000) but are located

on highly accessible roads (150) These roads are Adesuwa Road Oni Street Aideyan Street and

Etete Road Residential properties with the lowest rental values (Below N40001) fall in category C

and are located on the least accessible roads (196) These roads were Giwa Amu Road Boundary

Road Idosogie Road 2nd Ugbor Road Ogbeson Street Gapiona Street 1st Ugbor Road and

18

Guobadia Street Consequently this variation in rental value along with the accessibility of the roads

in GRA is shown on a value map (Figure 10)

Fig 10 Value Map Showing Spatial Variation in Rental Values with Accessibility in GRA

Source Authorsrsquo Analysis (2013)

From the findings above the study shows that rental values of residential properties vary

significantly with the level of accessibility of the roads Generally residential properties with higher

19

rental values are located on more assessable roads while properties with the lowest rental values are

located on the least assessable roads This confirms the fact that the higher the accessibility of a

road the higher the values of rent property and land that are located on it Therefore it is plausible

to concede that the location and distribution of residential properties in Benin City reflect the need

to maximize accessibility to locations and productive resources within the neighbourhoods or

within the city The more accessible these residential properties are to these productive resources

the higher their rental value all other things being equal

CONCLUSION AND POLICY RECOMMENDATIONS

Having established the impact of accessibility on rental values of residential property it is

worthy to note that a major problem faced by outlying neighbourhoods in Benin City is the poor

state of roads which has continued to impede accessibility The construction and rehabilitation of

roads is mainly concentrated in the city center where the roads are generally in good conditions and

accessibility is already high Neighbourhoods that are located further away from the city center are

impoverished by poor roads that make them poorly accessible Therefore it is of great necessity that

government constructs rehabilitate and adequately maintain roads in these neighbourhoods in order

to enhancing their accessibility and general usability This is because improved road network not

only ease movement and circulation but also offer better accessibility to productive resources and

locations within a neighbourhood and the city in general However the study concludes that the

level of accessibility of individual roads in a neighbourhood will be higher only if the general state

of roads in the neighbourhoods is in a good condition And since the state governmentrsquos Land Use

Charge is based on the value of the residential property improving the state of roads would not only

beneficial to the government as it tax a higher amount on highly valued properties but also the

owners who will ultimately shift the cost to their tenants through high rental payments Rationally

20

high rental values for residential properties in a neighbourhood where the state of road is good can

only be considered by the tenants as proper

REFERENCES

Aderamo A J (2003) A Graph Theoretic Analysis of Intra-Urban Road Network in Ilorin Nigeria Research for Development 17 1 amp 2 18 1 amp 2 (December 2003) 221 ndash 240

Balchin P N Kieve J L and Bull G H (2000) Urban Economics ndash A Global Perspective New York Palgrave Publishers 1st Ed

Damm D Lerman S Lerner-Lam E and Young J (1980) Response of Urban Real Estate Values in Anticipation of The Washington Metro Journal of Transport Economics and Policy (September) 315 ndash 336 in ldquoOni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant Universityrdquo

Dewees D N (1976) The Effect of a Subway on Residential Property Values in Toronto Journal of Urban Economics 3 357 ndash369

Harvey J (1999) Urban Land Economics Jack Harvey Publishers 5th Ed

Lowe J C and Moryada S (1975) The Geography of Movement Boston Houghton Mifflin Co

Marshall S (2005) Street and Patterns New York Spon Press

Ogu V I (2005) Urban Infrastructure Development and Sustainability in Nigeria Human Settlement Development Journal Vol 3

Oni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant University

Robert A M (1996) The Rental Pricing of Housing in New York 1830 - 1860 A Journal of Economic History 56 (3) 605 ndash 625

Singh S K (2005) Review of Urban Transportation in India Journal of Public Transportation 8 1

William B Davies K and Johnson T (1980) Modern Methods of Valuation 7th Ed London The Estate Gazette Limited

21

level is very high and also those intermediate and peripheral neighbourhoods that are further away

from the city center experiencing poor accessibility level with houses that of lower rental value and

poor quality This variation thus elicits the need for a research of this nature The aim of this study

is to examine accessibility as a factor affecting rental values of residential property in Benin City

while considering the road network pattern and the accessibility and connectivity levels of the roads

in the city

Although several studies have shown that the state of road which facilitates accessibility

impacts positively and negatively on rent many have yet ignored the road network pattern which

helps to determine the individual contribution of each road to rental variation In this respect

therefore this research will adopt the graph theory to examine the accessibility of individual roads

and determine its relationship with rental values of residential property in Benin City The

importance of this research to government policy makers and urban planners alike is on the need to

formulate policies that will ensure that the state of roads in the city in general is improved upon side

by side with accessibility and residential property rent

RELATED STUDIES

While several studies have been carried out to establish the relationship between

accessibility and property values (Dewees 1976 Singh 2005) rental value (Robert 1996) and

land price (Damm Lemer-Lann and Young 1980) only but a few have measured accessibility in

relation to property value using the graph theory (Oni 2009) William Davies and Johnson (1980)

argue that a major consideration which determines rent of residential properties is accessibility

This is because the prospective occupier will consider the nature value and quality of

accommodation offered in terms of accessibility to basic amenities school hospitals and

2

recreational facilities and the time of travel or proximity to work Harvey (1999) was of similar

view when he stated that the rental value of a residential property is determined by accessibility of

the user of a property to the property The rent in question is practically a function of its advantage

in terms of accessibility (residential location) together with convenience and amenities He further

stated that the importance of accessibility is illustrated in the utility of particular sites in a

neighbourhood such as schools shops and open spaces and the travelling cost to work These are

dependent upon the ease of movement which is derived from the accessibility and connectivity of

the arterial roads to maintain human and vehicular traffic This is probably why Ader amo

(2003) stated that transportation has a profound effect on property and rental value Balchin et al

(2000) noted that although accessibility might lead to an increase in rent it is the relative

advantage of a neighbourhood in terms of housing quality safety and socio-economic

characteristics of the resident population that will encourage prospective tenant to go for such

properties High demand to settle in such a neighbourhood whether it is highly accessible or not

can only cause an increase in the rent or value of its properties

THE STUDY AREA

Benin City is the capital and largest urban center in Edo State The city itself is located at

between latitude 619N and 613N and longitude 536E and 560E in the tropical belt of the

rainforest region of Nigeria The city is made up of four LGAs namely Oredo Egor Ikpoba-Okha

and Ovia-Northeast However with respect to this study Egor and Oredo were the source LGAs for

the selected neighbourhoods Ogboka and GRA in Oredo Local Government Area and Ugbowo in

Egor Local Government Area Both local government areas account for a higher proportion of the

urbanized section of Benin City Oredo is located in the south central part sharing boundaries with

3

Egor to the north Ikpoba-Okha to the east and Ovia North-East to the west Egor is bordered by

Ovia North-East to the north and west Oredo to the south and Ikpoba-Okha to the east Studies

have shown that Benin City consist of four distinct residential zones The zones are the traditional

core area intermediate area urban fringe and planned settlement areas (Ogu 2005) First is the

traditionalcore area which is in the inner most part of the city and highly populated by the natives

It has the highest population and residential land use densities Next is the intermediate zone which

has a lower residential land use and population density than the core area due to its substantial

migrant population There are also the urban fringes which were largely developed in the early

1970s and have become part of the city as a result of the urban expansion that has occurred in the

last few decades Some of the localities in this zone were formerly isolated villages incorporated by

the rapidly expanding city The last zone is the planned settlement areas which are associated with

low to medium residential land use and population densities From these four distinct residential

zones in Benin City three neighbourhoods have been selected to distinguish the variation in

income population density and level of residential development in the study area They are

Low income high population density poorly developed and unplanned residential area

Ogboka

Middle income medium population density developing but planned residential area Ugbowo

High income low population density highly developed and planned residential area GRA

4

Figure 1 Benin City Showing the Selected NeighbourhoodsSource Ministry of Lands and Survey Benin City (2013)

MATERIALS AND METHOD

This is a cross sectional survey study The primary data was collected through the

administration of questionnaires The residential classification based on population densities and

income levels are used Three types of neighbourhoods are identified as shown in Figure 1 The

5

samples for this study are residential properties in the stratified neighbourhoods in the study area In

determining the sample size that is adequate for this study the research sought to define a sample of

tenement population to ensure at least 95 level of confidence and that probable error of using a

sample rather than surveying the whole population did not exceed 005 Using the derived value for

the combine household unit for Oredo and Egor LGAs as the population size the sample size for

this study was determined to be 300 In this case the questionnaire was administered in relation to

the population density of each neighbourhood in the ratio 403525 in Ogboka Ugbowo and GRA

respectively Consequently one questionnaire was administered per household In a situation where

more than one household resides in a particular property only one household was interviewed The

interview was targeted only at the head of a household but in the absence of the head the spouse

was interviewed

The graph theory was used in computing the level of accessibility of each road This was

done using a weighted accessibility index as modified from the price-weighted index The

weighted accessibility index is an index in which the individual nodal points on each road are

weighted in proportion to the sum of their shortest paths travel and rank Weighted here refers to

the mathematical practice of adjusting the component of an index to reflect the importance of

certain characteristics in this case the level of accessibility of each road It should be noted

however that the lesser the paths travelled to a node the higher the rank and accessibility of that

node To compute the weighted accessibility index nodes with lower accessibility index will

receive lesser weight in the index Thus a road with more nodes of lower accessibility index will

have a lower weighted accessibility index but a higher level of accessibility Accordingly if the

nodes that encompass a road were more of those of lower accessibility indices the level of

6

accessibility on that road was more likely to be higher even if the other nodes on that road were of

higher accessibility indices

In operationalizing the weighted accessibility index for the selected roads in each

neighbourhood Equation 32 as formulated from the price index formula is used

ā = Σ (rnan) Σ (an)

where

ā = weighted accessibility index

an = accessibility indices of nodal points

rn = ranks of nodal points

Furthermore in the collection of secondary data to operationalize the graph theory the linear

graph of the road network in each neighbourhood was derived and traced out using the

CorelDrawX3 workspace The resulting graphs were analyzed to determine the weighted

accessibility of each road regardless of its width quality shape and standard However what was

considered was taking the shortest route where possible as obtained from the shimbel accessibility

matrices This is shown for each neighbourhood in the Figures below

7

Figure 2 Road Network in Ogboka Converted Into Planar Graph

Source Authorsrsquo Analysis

8

Figure 3 Shimbel Accessibility Matrix of Ogboka

Source Authorsrsquo Analysis

9

Figure 4 Road Network in Ugbowo Converted Into Planar Graph

Source Authorsrsquo Analysis

10

Figure 5 Shimbel Accessibility Matrix of UgbowoSource Authorsrsquo Analysis

11

Figure 6 Road Network in GRA Converted Into Planar Graph

Source Authorsrsquo Analysis

12

Figure 7 Shimbel Accessibility Matrix of GRA

Source Authorsrsquo Analysis

13

RESULTS AND DISCUSSION

The study focused on assessing the effect of accessibility on variation in rental values of

residential properties in Benin City The graph analysis which was centered on specific

neighbourhoods as mentioned above provided answers to the question of whether the level of

accessibility of roads had a substantial impact on rental values of adjoining residential properties

The graph theory was used to measure the level of accessibility of each road and it was found that

residential properties located on more accessible roads had higher rental values while those located

on the least accessible roads had lower rental values These findings are discussed and shown in the

Tables and Figures below

Table 1 Rental Value in relation to Accessibility of Individual Roads in Ogboka

Arterial Road Weighted Accessibility Mean Range CategoryIndex Mean

Ozah Street 110

93

7500

Above N5000 AAgbado Street 48 7100Igbesamwan Road 87 6400Aruosa Street 127 5400Owina Street 156

1464300

N3001 ndash N5000 BIgun Street 136 3900Evbohan Street 147 3900Ezoba Street 159

1752900

Below N3001 CEguadase Street 190 2500Source Authorrsquos Analysis (2013)

Table 1 shows the rental values in relation to the weighted accessibility index of each road

in Ogboka Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (Above N5000) are located on highly accessible roads (93) These roads are Ozah

Street Agbado Street Igbesamwan Road and Aruosa Street Category B has residential properties

of the next highest rental values (N3001 - N5000) and are located on moderately accessible roads

(146) These roads are Owina Street Igun Street and Evbohan Street Residential properties with

14

the lowest rental values (Below N3001) fall in category C and are located on the least accessible

roads These are Ezoba Street and Eguadase Street Consequently this variation in rental value

along with accessibility of the roads in Ogboka is shown on a value map shown (Figure 8)

Fig 8 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ogboka

Source Authorrsquos Analysis (2013)

Table 2 Rental Value in relation to Accessibility of Individual Roads in Ugbowo

15

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanLucky Street 105

150

33800Above

N30000 ABendel Street 196 33200Irowa Street 230 31100FGGC Road 79 30000Jonathan Street 202

140

29200

N20001-

N30000B

19th Street 198 28900Omage Street 56 28500Adolor Road 104 2750015th Street 167 26500Nova Road 185 25000Police Road 73 25000Sebastian St 240 25000Ogbeidie St 105 24200Ighomo Street 115 22500Uwasota Road 105 20800Technical Road 255

26017500 Below

20001 DEgboni Street 266 17500Source Authorsrsquo Analysis (2013)

Table 2 shows the rental values in relation to the weighted accessibility index of each road

in Ugbowo Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (N30001 amp above) are located on moderately accessible roads (150) These roads

are Lucky Street Bendel Street Irowa Street and FGGC Road Category B has residential

properties of the next highest rental values (N20001 ndash N30000) but are located on highly

accessible roads (140) These roads are Jonathan Street 19 th Street Omage Street Adolor Road

15th Street Nova Road Police Road Sebastian Street Ogbeidie Street Ighomo Street and Uwasota

Road Residential properties with the lowest rental values (Below N20001) fall in category C and

are located on the least accessible roads (260) Roads in this category are Technical Road and

Egboni Street Consequently this variation in rental value along with the accessibility of the roads in

Ugbowo is shown on a value map (Figure 9)

16

Fig 9 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ugbowo

Source Authorsrsquo Analysis (2013)

17

Table 3 Rental Value in relation to Accessibility of Individual Roads in GRA

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanOba Eweka Road 115

177

72500

N50001 amp Above A

Ikpokpan Road 271 72500Ihama Road 142 60800Reuben Street 296 56500Akhabore Street 59 55800Adesuwa Road 172

150

45400N40001

ndash N50000

BOni Street 157 44500Aideyan Street 45 40800Etete Road 218 40000Giwa Amu Street 176

196

37500

Below 40001 C

Boundary Road 159 35800Idosogie Street 243 350002nd Ugbor Road 202 34200Ogbeson Street 57 32500Oghosa Street 186 32500Gapiona Street 307 325001st Ugbor Road 133 30000Guobadia Street 301 30000

Source Authorsrsquo Analysis (2013)

Table 3 shows the rental values in relation to the weighted accessibility index of each road

in GRA Three categories of residential properties can be identified based on range of mean rental

values in relation to accessibility Category A which has residential properties of the highest rental

values (N50001 amp above) are located on moderately accessible roads (177) These arterial roads

are Oba Eweka Road Ikpokpan Road Ihama Road Reuben Street and Akhabore Street Category

B has residential properties of the next highest rental values (N40001 ndash N50000) but are located

on highly accessible roads (150) These roads are Adesuwa Road Oni Street Aideyan Street and

Etete Road Residential properties with the lowest rental values (Below N40001) fall in category C

and are located on the least accessible roads (196) These roads were Giwa Amu Road Boundary

Road Idosogie Road 2nd Ugbor Road Ogbeson Street Gapiona Street 1st Ugbor Road and

18

Guobadia Street Consequently this variation in rental value along with the accessibility of the roads

in GRA is shown on a value map (Figure 10)

Fig 10 Value Map Showing Spatial Variation in Rental Values with Accessibility in GRA

Source Authorsrsquo Analysis (2013)

From the findings above the study shows that rental values of residential properties vary

significantly with the level of accessibility of the roads Generally residential properties with higher

19

rental values are located on more assessable roads while properties with the lowest rental values are

located on the least assessable roads This confirms the fact that the higher the accessibility of a

road the higher the values of rent property and land that are located on it Therefore it is plausible

to concede that the location and distribution of residential properties in Benin City reflect the need

to maximize accessibility to locations and productive resources within the neighbourhoods or

within the city The more accessible these residential properties are to these productive resources

the higher their rental value all other things being equal

CONCLUSION AND POLICY RECOMMENDATIONS

Having established the impact of accessibility on rental values of residential property it is

worthy to note that a major problem faced by outlying neighbourhoods in Benin City is the poor

state of roads which has continued to impede accessibility The construction and rehabilitation of

roads is mainly concentrated in the city center where the roads are generally in good conditions and

accessibility is already high Neighbourhoods that are located further away from the city center are

impoverished by poor roads that make them poorly accessible Therefore it is of great necessity that

government constructs rehabilitate and adequately maintain roads in these neighbourhoods in order

to enhancing their accessibility and general usability This is because improved road network not

only ease movement and circulation but also offer better accessibility to productive resources and

locations within a neighbourhood and the city in general However the study concludes that the

level of accessibility of individual roads in a neighbourhood will be higher only if the general state

of roads in the neighbourhoods is in a good condition And since the state governmentrsquos Land Use

Charge is based on the value of the residential property improving the state of roads would not only

beneficial to the government as it tax a higher amount on highly valued properties but also the

owners who will ultimately shift the cost to their tenants through high rental payments Rationally

20

high rental values for residential properties in a neighbourhood where the state of road is good can

only be considered by the tenants as proper

REFERENCES

Aderamo A J (2003) A Graph Theoretic Analysis of Intra-Urban Road Network in Ilorin Nigeria Research for Development 17 1 amp 2 18 1 amp 2 (December 2003) 221 ndash 240

Balchin P N Kieve J L and Bull G H (2000) Urban Economics ndash A Global Perspective New York Palgrave Publishers 1st Ed

Damm D Lerman S Lerner-Lam E and Young J (1980) Response of Urban Real Estate Values in Anticipation of The Washington Metro Journal of Transport Economics and Policy (September) 315 ndash 336 in ldquoOni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant Universityrdquo

Dewees D N (1976) The Effect of a Subway on Residential Property Values in Toronto Journal of Urban Economics 3 357 ndash369

Harvey J (1999) Urban Land Economics Jack Harvey Publishers 5th Ed

Lowe J C and Moryada S (1975) The Geography of Movement Boston Houghton Mifflin Co

Marshall S (2005) Street and Patterns New York Spon Press

Ogu V I (2005) Urban Infrastructure Development and Sustainability in Nigeria Human Settlement Development Journal Vol 3

Oni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant University

Robert A M (1996) The Rental Pricing of Housing in New York 1830 - 1860 A Journal of Economic History 56 (3) 605 ndash 625

Singh S K (2005) Review of Urban Transportation in India Journal of Public Transportation 8 1

William B Davies K and Johnson T (1980) Modern Methods of Valuation 7th Ed London The Estate Gazette Limited

21

recreational facilities and the time of travel or proximity to work Harvey (1999) was of similar

view when he stated that the rental value of a residential property is determined by accessibility of

the user of a property to the property The rent in question is practically a function of its advantage

in terms of accessibility (residential location) together with convenience and amenities He further

stated that the importance of accessibility is illustrated in the utility of particular sites in a

neighbourhood such as schools shops and open spaces and the travelling cost to work These are

dependent upon the ease of movement which is derived from the accessibility and connectivity of

the arterial roads to maintain human and vehicular traffic This is probably why Ader amo

(2003) stated that transportation has a profound effect on property and rental value Balchin et al

(2000) noted that although accessibility might lead to an increase in rent it is the relative

advantage of a neighbourhood in terms of housing quality safety and socio-economic

characteristics of the resident population that will encourage prospective tenant to go for such

properties High demand to settle in such a neighbourhood whether it is highly accessible or not

can only cause an increase in the rent or value of its properties

THE STUDY AREA

Benin City is the capital and largest urban center in Edo State The city itself is located at

between latitude 619N and 613N and longitude 536E and 560E in the tropical belt of the

rainforest region of Nigeria The city is made up of four LGAs namely Oredo Egor Ikpoba-Okha

and Ovia-Northeast However with respect to this study Egor and Oredo were the source LGAs for

the selected neighbourhoods Ogboka and GRA in Oredo Local Government Area and Ugbowo in

Egor Local Government Area Both local government areas account for a higher proportion of the

urbanized section of Benin City Oredo is located in the south central part sharing boundaries with

3

Egor to the north Ikpoba-Okha to the east and Ovia North-East to the west Egor is bordered by

Ovia North-East to the north and west Oredo to the south and Ikpoba-Okha to the east Studies

have shown that Benin City consist of four distinct residential zones The zones are the traditional

core area intermediate area urban fringe and planned settlement areas (Ogu 2005) First is the

traditionalcore area which is in the inner most part of the city and highly populated by the natives

It has the highest population and residential land use densities Next is the intermediate zone which

has a lower residential land use and population density than the core area due to its substantial

migrant population There are also the urban fringes which were largely developed in the early

1970s and have become part of the city as a result of the urban expansion that has occurred in the

last few decades Some of the localities in this zone were formerly isolated villages incorporated by

the rapidly expanding city The last zone is the planned settlement areas which are associated with

low to medium residential land use and population densities From these four distinct residential

zones in Benin City three neighbourhoods have been selected to distinguish the variation in

income population density and level of residential development in the study area They are

Low income high population density poorly developed and unplanned residential area

Ogboka

Middle income medium population density developing but planned residential area Ugbowo

High income low population density highly developed and planned residential area GRA

4

Figure 1 Benin City Showing the Selected NeighbourhoodsSource Ministry of Lands and Survey Benin City (2013)

MATERIALS AND METHOD

This is a cross sectional survey study The primary data was collected through the

administration of questionnaires The residential classification based on population densities and

income levels are used Three types of neighbourhoods are identified as shown in Figure 1 The

5

samples for this study are residential properties in the stratified neighbourhoods in the study area In

determining the sample size that is adequate for this study the research sought to define a sample of

tenement population to ensure at least 95 level of confidence and that probable error of using a

sample rather than surveying the whole population did not exceed 005 Using the derived value for

the combine household unit for Oredo and Egor LGAs as the population size the sample size for

this study was determined to be 300 In this case the questionnaire was administered in relation to

the population density of each neighbourhood in the ratio 403525 in Ogboka Ugbowo and GRA

respectively Consequently one questionnaire was administered per household In a situation where

more than one household resides in a particular property only one household was interviewed The

interview was targeted only at the head of a household but in the absence of the head the spouse

was interviewed

The graph theory was used in computing the level of accessibility of each road This was

done using a weighted accessibility index as modified from the price-weighted index The

weighted accessibility index is an index in which the individual nodal points on each road are

weighted in proportion to the sum of their shortest paths travel and rank Weighted here refers to

the mathematical practice of adjusting the component of an index to reflect the importance of

certain characteristics in this case the level of accessibility of each road It should be noted

however that the lesser the paths travelled to a node the higher the rank and accessibility of that

node To compute the weighted accessibility index nodes with lower accessibility index will

receive lesser weight in the index Thus a road with more nodes of lower accessibility index will

have a lower weighted accessibility index but a higher level of accessibility Accordingly if the

nodes that encompass a road were more of those of lower accessibility indices the level of

6

accessibility on that road was more likely to be higher even if the other nodes on that road were of

higher accessibility indices

In operationalizing the weighted accessibility index for the selected roads in each

neighbourhood Equation 32 as formulated from the price index formula is used

ā = Σ (rnan) Σ (an)

where

ā = weighted accessibility index

an = accessibility indices of nodal points

rn = ranks of nodal points

Furthermore in the collection of secondary data to operationalize the graph theory the linear

graph of the road network in each neighbourhood was derived and traced out using the

CorelDrawX3 workspace The resulting graphs were analyzed to determine the weighted

accessibility of each road regardless of its width quality shape and standard However what was

considered was taking the shortest route where possible as obtained from the shimbel accessibility

matrices This is shown for each neighbourhood in the Figures below

7

Figure 2 Road Network in Ogboka Converted Into Planar Graph

Source Authorsrsquo Analysis

8

Figure 3 Shimbel Accessibility Matrix of Ogboka

Source Authorsrsquo Analysis

9

Figure 4 Road Network in Ugbowo Converted Into Planar Graph

Source Authorsrsquo Analysis

10

Figure 5 Shimbel Accessibility Matrix of UgbowoSource Authorsrsquo Analysis

11

Figure 6 Road Network in GRA Converted Into Planar Graph

Source Authorsrsquo Analysis

12

Figure 7 Shimbel Accessibility Matrix of GRA

Source Authorsrsquo Analysis

13

RESULTS AND DISCUSSION

The study focused on assessing the effect of accessibility on variation in rental values of

residential properties in Benin City The graph analysis which was centered on specific

neighbourhoods as mentioned above provided answers to the question of whether the level of

accessibility of roads had a substantial impact on rental values of adjoining residential properties

The graph theory was used to measure the level of accessibility of each road and it was found that

residential properties located on more accessible roads had higher rental values while those located

on the least accessible roads had lower rental values These findings are discussed and shown in the

Tables and Figures below

Table 1 Rental Value in relation to Accessibility of Individual Roads in Ogboka

Arterial Road Weighted Accessibility Mean Range CategoryIndex Mean

Ozah Street 110

93

7500

Above N5000 AAgbado Street 48 7100Igbesamwan Road 87 6400Aruosa Street 127 5400Owina Street 156

1464300

N3001 ndash N5000 BIgun Street 136 3900Evbohan Street 147 3900Ezoba Street 159

1752900

Below N3001 CEguadase Street 190 2500Source Authorrsquos Analysis (2013)

Table 1 shows the rental values in relation to the weighted accessibility index of each road

in Ogboka Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (Above N5000) are located on highly accessible roads (93) These roads are Ozah

Street Agbado Street Igbesamwan Road and Aruosa Street Category B has residential properties

of the next highest rental values (N3001 - N5000) and are located on moderately accessible roads

(146) These roads are Owina Street Igun Street and Evbohan Street Residential properties with

14

the lowest rental values (Below N3001) fall in category C and are located on the least accessible

roads These are Ezoba Street and Eguadase Street Consequently this variation in rental value

along with accessibility of the roads in Ogboka is shown on a value map shown (Figure 8)

Fig 8 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ogboka

Source Authorrsquos Analysis (2013)

Table 2 Rental Value in relation to Accessibility of Individual Roads in Ugbowo

15

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanLucky Street 105

150

33800Above

N30000 ABendel Street 196 33200Irowa Street 230 31100FGGC Road 79 30000Jonathan Street 202

140

29200

N20001-

N30000B

19th Street 198 28900Omage Street 56 28500Adolor Road 104 2750015th Street 167 26500Nova Road 185 25000Police Road 73 25000Sebastian St 240 25000Ogbeidie St 105 24200Ighomo Street 115 22500Uwasota Road 105 20800Technical Road 255

26017500 Below

20001 DEgboni Street 266 17500Source Authorsrsquo Analysis (2013)

Table 2 shows the rental values in relation to the weighted accessibility index of each road

in Ugbowo Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (N30001 amp above) are located on moderately accessible roads (150) These roads

are Lucky Street Bendel Street Irowa Street and FGGC Road Category B has residential

properties of the next highest rental values (N20001 ndash N30000) but are located on highly

accessible roads (140) These roads are Jonathan Street 19 th Street Omage Street Adolor Road

15th Street Nova Road Police Road Sebastian Street Ogbeidie Street Ighomo Street and Uwasota

Road Residential properties with the lowest rental values (Below N20001) fall in category C and

are located on the least accessible roads (260) Roads in this category are Technical Road and

Egboni Street Consequently this variation in rental value along with the accessibility of the roads in

Ugbowo is shown on a value map (Figure 9)

16

Fig 9 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ugbowo

Source Authorsrsquo Analysis (2013)

17

Table 3 Rental Value in relation to Accessibility of Individual Roads in GRA

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanOba Eweka Road 115

177

72500

N50001 amp Above A

Ikpokpan Road 271 72500Ihama Road 142 60800Reuben Street 296 56500Akhabore Street 59 55800Adesuwa Road 172

150

45400N40001

ndash N50000

BOni Street 157 44500Aideyan Street 45 40800Etete Road 218 40000Giwa Amu Street 176

196

37500

Below 40001 C

Boundary Road 159 35800Idosogie Street 243 350002nd Ugbor Road 202 34200Ogbeson Street 57 32500Oghosa Street 186 32500Gapiona Street 307 325001st Ugbor Road 133 30000Guobadia Street 301 30000

Source Authorsrsquo Analysis (2013)

Table 3 shows the rental values in relation to the weighted accessibility index of each road

in GRA Three categories of residential properties can be identified based on range of mean rental

values in relation to accessibility Category A which has residential properties of the highest rental

values (N50001 amp above) are located on moderately accessible roads (177) These arterial roads

are Oba Eweka Road Ikpokpan Road Ihama Road Reuben Street and Akhabore Street Category

B has residential properties of the next highest rental values (N40001 ndash N50000) but are located

on highly accessible roads (150) These roads are Adesuwa Road Oni Street Aideyan Street and

Etete Road Residential properties with the lowest rental values (Below N40001) fall in category C

and are located on the least accessible roads (196) These roads were Giwa Amu Road Boundary

Road Idosogie Road 2nd Ugbor Road Ogbeson Street Gapiona Street 1st Ugbor Road and

18

Guobadia Street Consequently this variation in rental value along with the accessibility of the roads

in GRA is shown on a value map (Figure 10)

Fig 10 Value Map Showing Spatial Variation in Rental Values with Accessibility in GRA

Source Authorsrsquo Analysis (2013)

From the findings above the study shows that rental values of residential properties vary

significantly with the level of accessibility of the roads Generally residential properties with higher

19

rental values are located on more assessable roads while properties with the lowest rental values are

located on the least assessable roads This confirms the fact that the higher the accessibility of a

road the higher the values of rent property and land that are located on it Therefore it is plausible

to concede that the location and distribution of residential properties in Benin City reflect the need

to maximize accessibility to locations and productive resources within the neighbourhoods or

within the city The more accessible these residential properties are to these productive resources

the higher their rental value all other things being equal

CONCLUSION AND POLICY RECOMMENDATIONS

Having established the impact of accessibility on rental values of residential property it is

worthy to note that a major problem faced by outlying neighbourhoods in Benin City is the poor

state of roads which has continued to impede accessibility The construction and rehabilitation of

roads is mainly concentrated in the city center where the roads are generally in good conditions and

accessibility is already high Neighbourhoods that are located further away from the city center are

impoverished by poor roads that make them poorly accessible Therefore it is of great necessity that

government constructs rehabilitate and adequately maintain roads in these neighbourhoods in order

to enhancing their accessibility and general usability This is because improved road network not

only ease movement and circulation but also offer better accessibility to productive resources and

locations within a neighbourhood and the city in general However the study concludes that the

level of accessibility of individual roads in a neighbourhood will be higher only if the general state

of roads in the neighbourhoods is in a good condition And since the state governmentrsquos Land Use

Charge is based on the value of the residential property improving the state of roads would not only

beneficial to the government as it tax a higher amount on highly valued properties but also the

owners who will ultimately shift the cost to their tenants through high rental payments Rationally

20

high rental values for residential properties in a neighbourhood where the state of road is good can

only be considered by the tenants as proper

REFERENCES

Aderamo A J (2003) A Graph Theoretic Analysis of Intra-Urban Road Network in Ilorin Nigeria Research for Development 17 1 amp 2 18 1 amp 2 (December 2003) 221 ndash 240

Balchin P N Kieve J L and Bull G H (2000) Urban Economics ndash A Global Perspective New York Palgrave Publishers 1st Ed

Damm D Lerman S Lerner-Lam E and Young J (1980) Response of Urban Real Estate Values in Anticipation of The Washington Metro Journal of Transport Economics and Policy (September) 315 ndash 336 in ldquoOni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant Universityrdquo

Dewees D N (1976) The Effect of a Subway on Residential Property Values in Toronto Journal of Urban Economics 3 357 ndash369

Harvey J (1999) Urban Land Economics Jack Harvey Publishers 5th Ed

Lowe J C and Moryada S (1975) The Geography of Movement Boston Houghton Mifflin Co

Marshall S (2005) Street and Patterns New York Spon Press

Ogu V I (2005) Urban Infrastructure Development and Sustainability in Nigeria Human Settlement Development Journal Vol 3

Oni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant University

Robert A M (1996) The Rental Pricing of Housing in New York 1830 - 1860 A Journal of Economic History 56 (3) 605 ndash 625

Singh S K (2005) Review of Urban Transportation in India Journal of Public Transportation 8 1

William B Davies K and Johnson T (1980) Modern Methods of Valuation 7th Ed London The Estate Gazette Limited

21

Egor to the north Ikpoba-Okha to the east and Ovia North-East to the west Egor is bordered by

Ovia North-East to the north and west Oredo to the south and Ikpoba-Okha to the east Studies

have shown that Benin City consist of four distinct residential zones The zones are the traditional

core area intermediate area urban fringe and planned settlement areas (Ogu 2005) First is the

traditionalcore area which is in the inner most part of the city and highly populated by the natives

It has the highest population and residential land use densities Next is the intermediate zone which

has a lower residential land use and population density than the core area due to its substantial

migrant population There are also the urban fringes which were largely developed in the early

1970s and have become part of the city as a result of the urban expansion that has occurred in the

last few decades Some of the localities in this zone were formerly isolated villages incorporated by

the rapidly expanding city The last zone is the planned settlement areas which are associated with

low to medium residential land use and population densities From these four distinct residential

zones in Benin City three neighbourhoods have been selected to distinguish the variation in

income population density and level of residential development in the study area They are

Low income high population density poorly developed and unplanned residential area

Ogboka

Middle income medium population density developing but planned residential area Ugbowo

High income low population density highly developed and planned residential area GRA

4

Figure 1 Benin City Showing the Selected NeighbourhoodsSource Ministry of Lands and Survey Benin City (2013)

MATERIALS AND METHOD

This is a cross sectional survey study The primary data was collected through the

administration of questionnaires The residential classification based on population densities and

income levels are used Three types of neighbourhoods are identified as shown in Figure 1 The

5

samples for this study are residential properties in the stratified neighbourhoods in the study area In

determining the sample size that is adequate for this study the research sought to define a sample of

tenement population to ensure at least 95 level of confidence and that probable error of using a

sample rather than surveying the whole population did not exceed 005 Using the derived value for

the combine household unit for Oredo and Egor LGAs as the population size the sample size for

this study was determined to be 300 In this case the questionnaire was administered in relation to

the population density of each neighbourhood in the ratio 403525 in Ogboka Ugbowo and GRA

respectively Consequently one questionnaire was administered per household In a situation where

more than one household resides in a particular property only one household was interviewed The

interview was targeted only at the head of a household but in the absence of the head the spouse

was interviewed

The graph theory was used in computing the level of accessibility of each road This was

done using a weighted accessibility index as modified from the price-weighted index The

weighted accessibility index is an index in which the individual nodal points on each road are

weighted in proportion to the sum of their shortest paths travel and rank Weighted here refers to

the mathematical practice of adjusting the component of an index to reflect the importance of

certain characteristics in this case the level of accessibility of each road It should be noted

however that the lesser the paths travelled to a node the higher the rank and accessibility of that

node To compute the weighted accessibility index nodes with lower accessibility index will

receive lesser weight in the index Thus a road with more nodes of lower accessibility index will

have a lower weighted accessibility index but a higher level of accessibility Accordingly if the

nodes that encompass a road were more of those of lower accessibility indices the level of

6

accessibility on that road was more likely to be higher even if the other nodes on that road were of

higher accessibility indices

In operationalizing the weighted accessibility index for the selected roads in each

neighbourhood Equation 32 as formulated from the price index formula is used

ā = Σ (rnan) Σ (an)

where

ā = weighted accessibility index

an = accessibility indices of nodal points

rn = ranks of nodal points

Furthermore in the collection of secondary data to operationalize the graph theory the linear

graph of the road network in each neighbourhood was derived and traced out using the

CorelDrawX3 workspace The resulting graphs were analyzed to determine the weighted

accessibility of each road regardless of its width quality shape and standard However what was

considered was taking the shortest route where possible as obtained from the shimbel accessibility

matrices This is shown for each neighbourhood in the Figures below

7

Figure 2 Road Network in Ogboka Converted Into Planar Graph

Source Authorsrsquo Analysis

8

Figure 3 Shimbel Accessibility Matrix of Ogboka

Source Authorsrsquo Analysis

9

Figure 4 Road Network in Ugbowo Converted Into Planar Graph

Source Authorsrsquo Analysis

10

Figure 5 Shimbel Accessibility Matrix of UgbowoSource Authorsrsquo Analysis

11

Figure 6 Road Network in GRA Converted Into Planar Graph

Source Authorsrsquo Analysis

12

Figure 7 Shimbel Accessibility Matrix of GRA

Source Authorsrsquo Analysis

13

RESULTS AND DISCUSSION

The study focused on assessing the effect of accessibility on variation in rental values of

residential properties in Benin City The graph analysis which was centered on specific

neighbourhoods as mentioned above provided answers to the question of whether the level of

accessibility of roads had a substantial impact on rental values of adjoining residential properties

The graph theory was used to measure the level of accessibility of each road and it was found that

residential properties located on more accessible roads had higher rental values while those located

on the least accessible roads had lower rental values These findings are discussed and shown in the

Tables and Figures below

Table 1 Rental Value in relation to Accessibility of Individual Roads in Ogboka

Arterial Road Weighted Accessibility Mean Range CategoryIndex Mean

Ozah Street 110

93

7500

Above N5000 AAgbado Street 48 7100Igbesamwan Road 87 6400Aruosa Street 127 5400Owina Street 156

1464300

N3001 ndash N5000 BIgun Street 136 3900Evbohan Street 147 3900Ezoba Street 159

1752900

Below N3001 CEguadase Street 190 2500Source Authorrsquos Analysis (2013)

Table 1 shows the rental values in relation to the weighted accessibility index of each road

in Ogboka Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (Above N5000) are located on highly accessible roads (93) These roads are Ozah

Street Agbado Street Igbesamwan Road and Aruosa Street Category B has residential properties

of the next highest rental values (N3001 - N5000) and are located on moderately accessible roads

(146) These roads are Owina Street Igun Street and Evbohan Street Residential properties with

14

the lowest rental values (Below N3001) fall in category C and are located on the least accessible

roads These are Ezoba Street and Eguadase Street Consequently this variation in rental value

along with accessibility of the roads in Ogboka is shown on a value map shown (Figure 8)

Fig 8 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ogboka

Source Authorrsquos Analysis (2013)

Table 2 Rental Value in relation to Accessibility of Individual Roads in Ugbowo

15

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanLucky Street 105

150

33800Above

N30000 ABendel Street 196 33200Irowa Street 230 31100FGGC Road 79 30000Jonathan Street 202

140

29200

N20001-

N30000B

19th Street 198 28900Omage Street 56 28500Adolor Road 104 2750015th Street 167 26500Nova Road 185 25000Police Road 73 25000Sebastian St 240 25000Ogbeidie St 105 24200Ighomo Street 115 22500Uwasota Road 105 20800Technical Road 255

26017500 Below

20001 DEgboni Street 266 17500Source Authorsrsquo Analysis (2013)

Table 2 shows the rental values in relation to the weighted accessibility index of each road

in Ugbowo Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (N30001 amp above) are located on moderately accessible roads (150) These roads

are Lucky Street Bendel Street Irowa Street and FGGC Road Category B has residential

properties of the next highest rental values (N20001 ndash N30000) but are located on highly

accessible roads (140) These roads are Jonathan Street 19 th Street Omage Street Adolor Road

15th Street Nova Road Police Road Sebastian Street Ogbeidie Street Ighomo Street and Uwasota

Road Residential properties with the lowest rental values (Below N20001) fall in category C and

are located on the least accessible roads (260) Roads in this category are Technical Road and

Egboni Street Consequently this variation in rental value along with the accessibility of the roads in

Ugbowo is shown on a value map (Figure 9)

16

Fig 9 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ugbowo

Source Authorsrsquo Analysis (2013)

17

Table 3 Rental Value in relation to Accessibility of Individual Roads in GRA

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanOba Eweka Road 115

177

72500

N50001 amp Above A

Ikpokpan Road 271 72500Ihama Road 142 60800Reuben Street 296 56500Akhabore Street 59 55800Adesuwa Road 172

150

45400N40001

ndash N50000

BOni Street 157 44500Aideyan Street 45 40800Etete Road 218 40000Giwa Amu Street 176

196

37500

Below 40001 C

Boundary Road 159 35800Idosogie Street 243 350002nd Ugbor Road 202 34200Ogbeson Street 57 32500Oghosa Street 186 32500Gapiona Street 307 325001st Ugbor Road 133 30000Guobadia Street 301 30000

Source Authorsrsquo Analysis (2013)

Table 3 shows the rental values in relation to the weighted accessibility index of each road

in GRA Three categories of residential properties can be identified based on range of mean rental

values in relation to accessibility Category A which has residential properties of the highest rental

values (N50001 amp above) are located on moderately accessible roads (177) These arterial roads

are Oba Eweka Road Ikpokpan Road Ihama Road Reuben Street and Akhabore Street Category

B has residential properties of the next highest rental values (N40001 ndash N50000) but are located

on highly accessible roads (150) These roads are Adesuwa Road Oni Street Aideyan Street and

Etete Road Residential properties with the lowest rental values (Below N40001) fall in category C

and are located on the least accessible roads (196) These roads were Giwa Amu Road Boundary

Road Idosogie Road 2nd Ugbor Road Ogbeson Street Gapiona Street 1st Ugbor Road and

18

Guobadia Street Consequently this variation in rental value along with the accessibility of the roads

in GRA is shown on a value map (Figure 10)

Fig 10 Value Map Showing Spatial Variation in Rental Values with Accessibility in GRA

Source Authorsrsquo Analysis (2013)

From the findings above the study shows that rental values of residential properties vary

significantly with the level of accessibility of the roads Generally residential properties with higher

19

rental values are located on more assessable roads while properties with the lowest rental values are

located on the least assessable roads This confirms the fact that the higher the accessibility of a

road the higher the values of rent property and land that are located on it Therefore it is plausible

to concede that the location and distribution of residential properties in Benin City reflect the need

to maximize accessibility to locations and productive resources within the neighbourhoods or

within the city The more accessible these residential properties are to these productive resources

the higher their rental value all other things being equal

CONCLUSION AND POLICY RECOMMENDATIONS

Having established the impact of accessibility on rental values of residential property it is

worthy to note that a major problem faced by outlying neighbourhoods in Benin City is the poor

state of roads which has continued to impede accessibility The construction and rehabilitation of

roads is mainly concentrated in the city center where the roads are generally in good conditions and

accessibility is already high Neighbourhoods that are located further away from the city center are

impoverished by poor roads that make them poorly accessible Therefore it is of great necessity that

government constructs rehabilitate and adequately maintain roads in these neighbourhoods in order

to enhancing their accessibility and general usability This is because improved road network not

only ease movement and circulation but also offer better accessibility to productive resources and

locations within a neighbourhood and the city in general However the study concludes that the

level of accessibility of individual roads in a neighbourhood will be higher only if the general state

of roads in the neighbourhoods is in a good condition And since the state governmentrsquos Land Use

Charge is based on the value of the residential property improving the state of roads would not only

beneficial to the government as it tax a higher amount on highly valued properties but also the

owners who will ultimately shift the cost to their tenants through high rental payments Rationally

20

high rental values for residential properties in a neighbourhood where the state of road is good can

only be considered by the tenants as proper

REFERENCES

Aderamo A J (2003) A Graph Theoretic Analysis of Intra-Urban Road Network in Ilorin Nigeria Research for Development 17 1 amp 2 18 1 amp 2 (December 2003) 221 ndash 240

Balchin P N Kieve J L and Bull G H (2000) Urban Economics ndash A Global Perspective New York Palgrave Publishers 1st Ed

Damm D Lerman S Lerner-Lam E and Young J (1980) Response of Urban Real Estate Values in Anticipation of The Washington Metro Journal of Transport Economics and Policy (September) 315 ndash 336 in ldquoOni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant Universityrdquo

Dewees D N (1976) The Effect of a Subway on Residential Property Values in Toronto Journal of Urban Economics 3 357 ndash369

Harvey J (1999) Urban Land Economics Jack Harvey Publishers 5th Ed

Lowe J C and Moryada S (1975) The Geography of Movement Boston Houghton Mifflin Co

Marshall S (2005) Street and Patterns New York Spon Press

Ogu V I (2005) Urban Infrastructure Development and Sustainability in Nigeria Human Settlement Development Journal Vol 3

Oni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant University

Robert A M (1996) The Rental Pricing of Housing in New York 1830 - 1860 A Journal of Economic History 56 (3) 605 ndash 625

Singh S K (2005) Review of Urban Transportation in India Journal of Public Transportation 8 1

William B Davies K and Johnson T (1980) Modern Methods of Valuation 7th Ed London The Estate Gazette Limited

21

Figure 1 Benin City Showing the Selected NeighbourhoodsSource Ministry of Lands and Survey Benin City (2013)

MATERIALS AND METHOD

This is a cross sectional survey study The primary data was collected through the

administration of questionnaires The residential classification based on population densities and

income levels are used Three types of neighbourhoods are identified as shown in Figure 1 The

5

samples for this study are residential properties in the stratified neighbourhoods in the study area In

determining the sample size that is adequate for this study the research sought to define a sample of

tenement population to ensure at least 95 level of confidence and that probable error of using a

sample rather than surveying the whole population did not exceed 005 Using the derived value for

the combine household unit for Oredo and Egor LGAs as the population size the sample size for

this study was determined to be 300 In this case the questionnaire was administered in relation to

the population density of each neighbourhood in the ratio 403525 in Ogboka Ugbowo and GRA

respectively Consequently one questionnaire was administered per household In a situation where

more than one household resides in a particular property only one household was interviewed The

interview was targeted only at the head of a household but in the absence of the head the spouse

was interviewed

The graph theory was used in computing the level of accessibility of each road This was

done using a weighted accessibility index as modified from the price-weighted index The

weighted accessibility index is an index in which the individual nodal points on each road are

weighted in proportion to the sum of their shortest paths travel and rank Weighted here refers to

the mathematical practice of adjusting the component of an index to reflect the importance of

certain characteristics in this case the level of accessibility of each road It should be noted

however that the lesser the paths travelled to a node the higher the rank and accessibility of that

node To compute the weighted accessibility index nodes with lower accessibility index will

receive lesser weight in the index Thus a road with more nodes of lower accessibility index will

have a lower weighted accessibility index but a higher level of accessibility Accordingly if the

nodes that encompass a road were more of those of lower accessibility indices the level of

6

accessibility on that road was more likely to be higher even if the other nodes on that road were of

higher accessibility indices

In operationalizing the weighted accessibility index for the selected roads in each

neighbourhood Equation 32 as formulated from the price index formula is used

ā = Σ (rnan) Σ (an)

where

ā = weighted accessibility index

an = accessibility indices of nodal points

rn = ranks of nodal points

Furthermore in the collection of secondary data to operationalize the graph theory the linear

graph of the road network in each neighbourhood was derived and traced out using the

CorelDrawX3 workspace The resulting graphs were analyzed to determine the weighted

accessibility of each road regardless of its width quality shape and standard However what was

considered was taking the shortest route where possible as obtained from the shimbel accessibility

matrices This is shown for each neighbourhood in the Figures below

7

Figure 2 Road Network in Ogboka Converted Into Planar Graph

Source Authorsrsquo Analysis

8

Figure 3 Shimbel Accessibility Matrix of Ogboka

Source Authorsrsquo Analysis

9

Figure 4 Road Network in Ugbowo Converted Into Planar Graph

Source Authorsrsquo Analysis

10

Figure 5 Shimbel Accessibility Matrix of UgbowoSource Authorsrsquo Analysis

11

Figure 6 Road Network in GRA Converted Into Planar Graph

Source Authorsrsquo Analysis

12

Figure 7 Shimbel Accessibility Matrix of GRA

Source Authorsrsquo Analysis

13

RESULTS AND DISCUSSION

The study focused on assessing the effect of accessibility on variation in rental values of

residential properties in Benin City The graph analysis which was centered on specific

neighbourhoods as mentioned above provided answers to the question of whether the level of

accessibility of roads had a substantial impact on rental values of adjoining residential properties

The graph theory was used to measure the level of accessibility of each road and it was found that

residential properties located on more accessible roads had higher rental values while those located

on the least accessible roads had lower rental values These findings are discussed and shown in the

Tables and Figures below

Table 1 Rental Value in relation to Accessibility of Individual Roads in Ogboka

Arterial Road Weighted Accessibility Mean Range CategoryIndex Mean

Ozah Street 110

93

7500

Above N5000 AAgbado Street 48 7100Igbesamwan Road 87 6400Aruosa Street 127 5400Owina Street 156

1464300

N3001 ndash N5000 BIgun Street 136 3900Evbohan Street 147 3900Ezoba Street 159

1752900

Below N3001 CEguadase Street 190 2500Source Authorrsquos Analysis (2013)

Table 1 shows the rental values in relation to the weighted accessibility index of each road

in Ogboka Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (Above N5000) are located on highly accessible roads (93) These roads are Ozah

Street Agbado Street Igbesamwan Road and Aruosa Street Category B has residential properties

of the next highest rental values (N3001 - N5000) and are located on moderately accessible roads

(146) These roads are Owina Street Igun Street and Evbohan Street Residential properties with

14

the lowest rental values (Below N3001) fall in category C and are located on the least accessible

roads These are Ezoba Street and Eguadase Street Consequently this variation in rental value

along with accessibility of the roads in Ogboka is shown on a value map shown (Figure 8)

Fig 8 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ogboka

Source Authorrsquos Analysis (2013)

Table 2 Rental Value in relation to Accessibility of Individual Roads in Ugbowo

15

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanLucky Street 105

150

33800Above

N30000 ABendel Street 196 33200Irowa Street 230 31100FGGC Road 79 30000Jonathan Street 202

140

29200

N20001-

N30000B

19th Street 198 28900Omage Street 56 28500Adolor Road 104 2750015th Street 167 26500Nova Road 185 25000Police Road 73 25000Sebastian St 240 25000Ogbeidie St 105 24200Ighomo Street 115 22500Uwasota Road 105 20800Technical Road 255

26017500 Below

20001 DEgboni Street 266 17500Source Authorsrsquo Analysis (2013)

Table 2 shows the rental values in relation to the weighted accessibility index of each road

in Ugbowo Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (N30001 amp above) are located on moderately accessible roads (150) These roads

are Lucky Street Bendel Street Irowa Street and FGGC Road Category B has residential

properties of the next highest rental values (N20001 ndash N30000) but are located on highly

accessible roads (140) These roads are Jonathan Street 19 th Street Omage Street Adolor Road

15th Street Nova Road Police Road Sebastian Street Ogbeidie Street Ighomo Street and Uwasota

Road Residential properties with the lowest rental values (Below N20001) fall in category C and

are located on the least accessible roads (260) Roads in this category are Technical Road and

Egboni Street Consequently this variation in rental value along with the accessibility of the roads in

Ugbowo is shown on a value map (Figure 9)

16

Fig 9 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ugbowo

Source Authorsrsquo Analysis (2013)

17

Table 3 Rental Value in relation to Accessibility of Individual Roads in GRA

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanOba Eweka Road 115

177

72500

N50001 amp Above A

Ikpokpan Road 271 72500Ihama Road 142 60800Reuben Street 296 56500Akhabore Street 59 55800Adesuwa Road 172

150

45400N40001

ndash N50000

BOni Street 157 44500Aideyan Street 45 40800Etete Road 218 40000Giwa Amu Street 176

196

37500

Below 40001 C

Boundary Road 159 35800Idosogie Street 243 350002nd Ugbor Road 202 34200Ogbeson Street 57 32500Oghosa Street 186 32500Gapiona Street 307 325001st Ugbor Road 133 30000Guobadia Street 301 30000

Source Authorsrsquo Analysis (2013)

Table 3 shows the rental values in relation to the weighted accessibility index of each road

in GRA Three categories of residential properties can be identified based on range of mean rental

values in relation to accessibility Category A which has residential properties of the highest rental

values (N50001 amp above) are located on moderately accessible roads (177) These arterial roads

are Oba Eweka Road Ikpokpan Road Ihama Road Reuben Street and Akhabore Street Category

B has residential properties of the next highest rental values (N40001 ndash N50000) but are located

on highly accessible roads (150) These roads are Adesuwa Road Oni Street Aideyan Street and

Etete Road Residential properties with the lowest rental values (Below N40001) fall in category C

and are located on the least accessible roads (196) These roads were Giwa Amu Road Boundary

Road Idosogie Road 2nd Ugbor Road Ogbeson Street Gapiona Street 1st Ugbor Road and

18

Guobadia Street Consequently this variation in rental value along with the accessibility of the roads

in GRA is shown on a value map (Figure 10)

Fig 10 Value Map Showing Spatial Variation in Rental Values with Accessibility in GRA

Source Authorsrsquo Analysis (2013)

From the findings above the study shows that rental values of residential properties vary

significantly with the level of accessibility of the roads Generally residential properties with higher

19

rental values are located on more assessable roads while properties with the lowest rental values are

located on the least assessable roads This confirms the fact that the higher the accessibility of a

road the higher the values of rent property and land that are located on it Therefore it is plausible

to concede that the location and distribution of residential properties in Benin City reflect the need

to maximize accessibility to locations and productive resources within the neighbourhoods or

within the city The more accessible these residential properties are to these productive resources

the higher their rental value all other things being equal

CONCLUSION AND POLICY RECOMMENDATIONS

Having established the impact of accessibility on rental values of residential property it is

worthy to note that a major problem faced by outlying neighbourhoods in Benin City is the poor

state of roads which has continued to impede accessibility The construction and rehabilitation of

roads is mainly concentrated in the city center where the roads are generally in good conditions and

accessibility is already high Neighbourhoods that are located further away from the city center are

impoverished by poor roads that make them poorly accessible Therefore it is of great necessity that

government constructs rehabilitate and adequately maintain roads in these neighbourhoods in order

to enhancing their accessibility and general usability This is because improved road network not

only ease movement and circulation but also offer better accessibility to productive resources and

locations within a neighbourhood and the city in general However the study concludes that the

level of accessibility of individual roads in a neighbourhood will be higher only if the general state

of roads in the neighbourhoods is in a good condition And since the state governmentrsquos Land Use

Charge is based on the value of the residential property improving the state of roads would not only

beneficial to the government as it tax a higher amount on highly valued properties but also the

owners who will ultimately shift the cost to their tenants through high rental payments Rationally

20

high rental values for residential properties in a neighbourhood where the state of road is good can

only be considered by the tenants as proper

REFERENCES

Aderamo A J (2003) A Graph Theoretic Analysis of Intra-Urban Road Network in Ilorin Nigeria Research for Development 17 1 amp 2 18 1 amp 2 (December 2003) 221 ndash 240

Balchin P N Kieve J L and Bull G H (2000) Urban Economics ndash A Global Perspective New York Palgrave Publishers 1st Ed

Damm D Lerman S Lerner-Lam E and Young J (1980) Response of Urban Real Estate Values in Anticipation of The Washington Metro Journal of Transport Economics and Policy (September) 315 ndash 336 in ldquoOni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant Universityrdquo

Dewees D N (1976) The Effect of a Subway on Residential Property Values in Toronto Journal of Urban Economics 3 357 ndash369

Harvey J (1999) Urban Land Economics Jack Harvey Publishers 5th Ed

Lowe J C and Moryada S (1975) The Geography of Movement Boston Houghton Mifflin Co

Marshall S (2005) Street and Patterns New York Spon Press

Ogu V I (2005) Urban Infrastructure Development and Sustainability in Nigeria Human Settlement Development Journal Vol 3

Oni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant University

Robert A M (1996) The Rental Pricing of Housing in New York 1830 - 1860 A Journal of Economic History 56 (3) 605 ndash 625

Singh S K (2005) Review of Urban Transportation in India Journal of Public Transportation 8 1

William B Davies K and Johnson T (1980) Modern Methods of Valuation 7th Ed London The Estate Gazette Limited

21

samples for this study are residential properties in the stratified neighbourhoods in the study area In

determining the sample size that is adequate for this study the research sought to define a sample of

tenement population to ensure at least 95 level of confidence and that probable error of using a

sample rather than surveying the whole population did not exceed 005 Using the derived value for

the combine household unit for Oredo and Egor LGAs as the population size the sample size for

this study was determined to be 300 In this case the questionnaire was administered in relation to

the population density of each neighbourhood in the ratio 403525 in Ogboka Ugbowo and GRA

respectively Consequently one questionnaire was administered per household In a situation where

more than one household resides in a particular property only one household was interviewed The

interview was targeted only at the head of a household but in the absence of the head the spouse

was interviewed

The graph theory was used in computing the level of accessibility of each road This was

done using a weighted accessibility index as modified from the price-weighted index The

weighted accessibility index is an index in which the individual nodal points on each road are

weighted in proportion to the sum of their shortest paths travel and rank Weighted here refers to

the mathematical practice of adjusting the component of an index to reflect the importance of

certain characteristics in this case the level of accessibility of each road It should be noted

however that the lesser the paths travelled to a node the higher the rank and accessibility of that

node To compute the weighted accessibility index nodes with lower accessibility index will

receive lesser weight in the index Thus a road with more nodes of lower accessibility index will

have a lower weighted accessibility index but a higher level of accessibility Accordingly if the

nodes that encompass a road were more of those of lower accessibility indices the level of

6

accessibility on that road was more likely to be higher even if the other nodes on that road were of

higher accessibility indices

In operationalizing the weighted accessibility index for the selected roads in each

neighbourhood Equation 32 as formulated from the price index formula is used

ā = Σ (rnan) Σ (an)

where

ā = weighted accessibility index

an = accessibility indices of nodal points

rn = ranks of nodal points

Furthermore in the collection of secondary data to operationalize the graph theory the linear

graph of the road network in each neighbourhood was derived and traced out using the

CorelDrawX3 workspace The resulting graphs were analyzed to determine the weighted

accessibility of each road regardless of its width quality shape and standard However what was

considered was taking the shortest route where possible as obtained from the shimbel accessibility

matrices This is shown for each neighbourhood in the Figures below

7

Figure 2 Road Network in Ogboka Converted Into Planar Graph

Source Authorsrsquo Analysis

8

Figure 3 Shimbel Accessibility Matrix of Ogboka

Source Authorsrsquo Analysis

9

Figure 4 Road Network in Ugbowo Converted Into Planar Graph

Source Authorsrsquo Analysis

10

Figure 5 Shimbel Accessibility Matrix of UgbowoSource Authorsrsquo Analysis

11

Figure 6 Road Network in GRA Converted Into Planar Graph

Source Authorsrsquo Analysis

12

Figure 7 Shimbel Accessibility Matrix of GRA

Source Authorsrsquo Analysis

13

RESULTS AND DISCUSSION

The study focused on assessing the effect of accessibility on variation in rental values of

residential properties in Benin City The graph analysis which was centered on specific

neighbourhoods as mentioned above provided answers to the question of whether the level of

accessibility of roads had a substantial impact on rental values of adjoining residential properties

The graph theory was used to measure the level of accessibility of each road and it was found that

residential properties located on more accessible roads had higher rental values while those located

on the least accessible roads had lower rental values These findings are discussed and shown in the

Tables and Figures below

Table 1 Rental Value in relation to Accessibility of Individual Roads in Ogboka

Arterial Road Weighted Accessibility Mean Range CategoryIndex Mean

Ozah Street 110

93

7500

Above N5000 AAgbado Street 48 7100Igbesamwan Road 87 6400Aruosa Street 127 5400Owina Street 156

1464300

N3001 ndash N5000 BIgun Street 136 3900Evbohan Street 147 3900Ezoba Street 159

1752900

Below N3001 CEguadase Street 190 2500Source Authorrsquos Analysis (2013)

Table 1 shows the rental values in relation to the weighted accessibility index of each road

in Ogboka Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (Above N5000) are located on highly accessible roads (93) These roads are Ozah

Street Agbado Street Igbesamwan Road and Aruosa Street Category B has residential properties

of the next highest rental values (N3001 - N5000) and are located on moderately accessible roads

(146) These roads are Owina Street Igun Street and Evbohan Street Residential properties with

14

the lowest rental values (Below N3001) fall in category C and are located on the least accessible

roads These are Ezoba Street and Eguadase Street Consequently this variation in rental value

along with accessibility of the roads in Ogboka is shown on a value map shown (Figure 8)

Fig 8 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ogboka

Source Authorrsquos Analysis (2013)

Table 2 Rental Value in relation to Accessibility of Individual Roads in Ugbowo

15

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanLucky Street 105

150

33800Above

N30000 ABendel Street 196 33200Irowa Street 230 31100FGGC Road 79 30000Jonathan Street 202

140

29200

N20001-

N30000B

19th Street 198 28900Omage Street 56 28500Adolor Road 104 2750015th Street 167 26500Nova Road 185 25000Police Road 73 25000Sebastian St 240 25000Ogbeidie St 105 24200Ighomo Street 115 22500Uwasota Road 105 20800Technical Road 255

26017500 Below

20001 DEgboni Street 266 17500Source Authorsrsquo Analysis (2013)

Table 2 shows the rental values in relation to the weighted accessibility index of each road

in Ugbowo Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (N30001 amp above) are located on moderately accessible roads (150) These roads

are Lucky Street Bendel Street Irowa Street and FGGC Road Category B has residential

properties of the next highest rental values (N20001 ndash N30000) but are located on highly

accessible roads (140) These roads are Jonathan Street 19 th Street Omage Street Adolor Road

15th Street Nova Road Police Road Sebastian Street Ogbeidie Street Ighomo Street and Uwasota

Road Residential properties with the lowest rental values (Below N20001) fall in category C and

are located on the least accessible roads (260) Roads in this category are Technical Road and

Egboni Street Consequently this variation in rental value along with the accessibility of the roads in

Ugbowo is shown on a value map (Figure 9)

16

Fig 9 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ugbowo

Source Authorsrsquo Analysis (2013)

17

Table 3 Rental Value in relation to Accessibility of Individual Roads in GRA

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanOba Eweka Road 115

177

72500

N50001 amp Above A

Ikpokpan Road 271 72500Ihama Road 142 60800Reuben Street 296 56500Akhabore Street 59 55800Adesuwa Road 172

150

45400N40001

ndash N50000

BOni Street 157 44500Aideyan Street 45 40800Etete Road 218 40000Giwa Amu Street 176

196

37500

Below 40001 C

Boundary Road 159 35800Idosogie Street 243 350002nd Ugbor Road 202 34200Ogbeson Street 57 32500Oghosa Street 186 32500Gapiona Street 307 325001st Ugbor Road 133 30000Guobadia Street 301 30000

Source Authorsrsquo Analysis (2013)

Table 3 shows the rental values in relation to the weighted accessibility index of each road

in GRA Three categories of residential properties can be identified based on range of mean rental

values in relation to accessibility Category A which has residential properties of the highest rental

values (N50001 amp above) are located on moderately accessible roads (177) These arterial roads

are Oba Eweka Road Ikpokpan Road Ihama Road Reuben Street and Akhabore Street Category

B has residential properties of the next highest rental values (N40001 ndash N50000) but are located

on highly accessible roads (150) These roads are Adesuwa Road Oni Street Aideyan Street and

Etete Road Residential properties with the lowest rental values (Below N40001) fall in category C

and are located on the least accessible roads (196) These roads were Giwa Amu Road Boundary

Road Idosogie Road 2nd Ugbor Road Ogbeson Street Gapiona Street 1st Ugbor Road and

18

Guobadia Street Consequently this variation in rental value along with the accessibility of the roads

in GRA is shown on a value map (Figure 10)

Fig 10 Value Map Showing Spatial Variation in Rental Values with Accessibility in GRA

Source Authorsrsquo Analysis (2013)

From the findings above the study shows that rental values of residential properties vary

significantly with the level of accessibility of the roads Generally residential properties with higher

19

rental values are located on more assessable roads while properties with the lowest rental values are

located on the least assessable roads This confirms the fact that the higher the accessibility of a

road the higher the values of rent property and land that are located on it Therefore it is plausible

to concede that the location and distribution of residential properties in Benin City reflect the need

to maximize accessibility to locations and productive resources within the neighbourhoods or

within the city The more accessible these residential properties are to these productive resources

the higher their rental value all other things being equal

CONCLUSION AND POLICY RECOMMENDATIONS

Having established the impact of accessibility on rental values of residential property it is

worthy to note that a major problem faced by outlying neighbourhoods in Benin City is the poor

state of roads which has continued to impede accessibility The construction and rehabilitation of

roads is mainly concentrated in the city center where the roads are generally in good conditions and

accessibility is already high Neighbourhoods that are located further away from the city center are

impoverished by poor roads that make them poorly accessible Therefore it is of great necessity that

government constructs rehabilitate and adequately maintain roads in these neighbourhoods in order

to enhancing their accessibility and general usability This is because improved road network not

only ease movement and circulation but also offer better accessibility to productive resources and

locations within a neighbourhood and the city in general However the study concludes that the

level of accessibility of individual roads in a neighbourhood will be higher only if the general state

of roads in the neighbourhoods is in a good condition And since the state governmentrsquos Land Use

Charge is based on the value of the residential property improving the state of roads would not only

beneficial to the government as it tax a higher amount on highly valued properties but also the

owners who will ultimately shift the cost to their tenants through high rental payments Rationally

20

high rental values for residential properties in a neighbourhood where the state of road is good can

only be considered by the tenants as proper

REFERENCES

Aderamo A J (2003) A Graph Theoretic Analysis of Intra-Urban Road Network in Ilorin Nigeria Research for Development 17 1 amp 2 18 1 amp 2 (December 2003) 221 ndash 240

Balchin P N Kieve J L and Bull G H (2000) Urban Economics ndash A Global Perspective New York Palgrave Publishers 1st Ed

Damm D Lerman S Lerner-Lam E and Young J (1980) Response of Urban Real Estate Values in Anticipation of The Washington Metro Journal of Transport Economics and Policy (September) 315 ndash 336 in ldquoOni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant Universityrdquo

Dewees D N (1976) The Effect of a Subway on Residential Property Values in Toronto Journal of Urban Economics 3 357 ndash369

Harvey J (1999) Urban Land Economics Jack Harvey Publishers 5th Ed

Lowe J C and Moryada S (1975) The Geography of Movement Boston Houghton Mifflin Co

Marshall S (2005) Street and Patterns New York Spon Press

Ogu V I (2005) Urban Infrastructure Development and Sustainability in Nigeria Human Settlement Development Journal Vol 3

Oni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant University

Robert A M (1996) The Rental Pricing of Housing in New York 1830 - 1860 A Journal of Economic History 56 (3) 605 ndash 625

Singh S K (2005) Review of Urban Transportation in India Journal of Public Transportation 8 1

William B Davies K and Johnson T (1980) Modern Methods of Valuation 7th Ed London The Estate Gazette Limited

21

accessibility on that road was more likely to be higher even if the other nodes on that road were of

higher accessibility indices

In operationalizing the weighted accessibility index for the selected roads in each

neighbourhood Equation 32 as formulated from the price index formula is used

ā = Σ (rnan) Σ (an)

where

ā = weighted accessibility index

an = accessibility indices of nodal points

rn = ranks of nodal points

Furthermore in the collection of secondary data to operationalize the graph theory the linear

graph of the road network in each neighbourhood was derived and traced out using the

CorelDrawX3 workspace The resulting graphs were analyzed to determine the weighted

accessibility of each road regardless of its width quality shape and standard However what was

considered was taking the shortest route where possible as obtained from the shimbel accessibility

matrices This is shown for each neighbourhood in the Figures below

7

Figure 2 Road Network in Ogboka Converted Into Planar Graph

Source Authorsrsquo Analysis

8

Figure 3 Shimbel Accessibility Matrix of Ogboka

Source Authorsrsquo Analysis

9

Figure 4 Road Network in Ugbowo Converted Into Planar Graph

Source Authorsrsquo Analysis

10

Figure 5 Shimbel Accessibility Matrix of UgbowoSource Authorsrsquo Analysis

11

Figure 6 Road Network in GRA Converted Into Planar Graph

Source Authorsrsquo Analysis

12

Figure 7 Shimbel Accessibility Matrix of GRA

Source Authorsrsquo Analysis

13

RESULTS AND DISCUSSION

The study focused on assessing the effect of accessibility on variation in rental values of

residential properties in Benin City The graph analysis which was centered on specific

neighbourhoods as mentioned above provided answers to the question of whether the level of

accessibility of roads had a substantial impact on rental values of adjoining residential properties

The graph theory was used to measure the level of accessibility of each road and it was found that

residential properties located on more accessible roads had higher rental values while those located

on the least accessible roads had lower rental values These findings are discussed and shown in the

Tables and Figures below

Table 1 Rental Value in relation to Accessibility of Individual Roads in Ogboka

Arterial Road Weighted Accessibility Mean Range CategoryIndex Mean

Ozah Street 110

93

7500

Above N5000 AAgbado Street 48 7100Igbesamwan Road 87 6400Aruosa Street 127 5400Owina Street 156

1464300

N3001 ndash N5000 BIgun Street 136 3900Evbohan Street 147 3900Ezoba Street 159

1752900

Below N3001 CEguadase Street 190 2500Source Authorrsquos Analysis (2013)

Table 1 shows the rental values in relation to the weighted accessibility index of each road

in Ogboka Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (Above N5000) are located on highly accessible roads (93) These roads are Ozah

Street Agbado Street Igbesamwan Road and Aruosa Street Category B has residential properties

of the next highest rental values (N3001 - N5000) and are located on moderately accessible roads

(146) These roads are Owina Street Igun Street and Evbohan Street Residential properties with

14

the lowest rental values (Below N3001) fall in category C and are located on the least accessible

roads These are Ezoba Street and Eguadase Street Consequently this variation in rental value

along with accessibility of the roads in Ogboka is shown on a value map shown (Figure 8)

Fig 8 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ogboka

Source Authorrsquos Analysis (2013)

Table 2 Rental Value in relation to Accessibility of Individual Roads in Ugbowo

15

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanLucky Street 105

150

33800Above

N30000 ABendel Street 196 33200Irowa Street 230 31100FGGC Road 79 30000Jonathan Street 202

140

29200

N20001-

N30000B

19th Street 198 28900Omage Street 56 28500Adolor Road 104 2750015th Street 167 26500Nova Road 185 25000Police Road 73 25000Sebastian St 240 25000Ogbeidie St 105 24200Ighomo Street 115 22500Uwasota Road 105 20800Technical Road 255

26017500 Below

20001 DEgboni Street 266 17500Source Authorsrsquo Analysis (2013)

Table 2 shows the rental values in relation to the weighted accessibility index of each road

in Ugbowo Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (N30001 amp above) are located on moderately accessible roads (150) These roads

are Lucky Street Bendel Street Irowa Street and FGGC Road Category B has residential

properties of the next highest rental values (N20001 ndash N30000) but are located on highly

accessible roads (140) These roads are Jonathan Street 19 th Street Omage Street Adolor Road

15th Street Nova Road Police Road Sebastian Street Ogbeidie Street Ighomo Street and Uwasota

Road Residential properties with the lowest rental values (Below N20001) fall in category C and

are located on the least accessible roads (260) Roads in this category are Technical Road and

Egboni Street Consequently this variation in rental value along with the accessibility of the roads in

Ugbowo is shown on a value map (Figure 9)

16

Fig 9 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ugbowo

Source Authorsrsquo Analysis (2013)

17

Table 3 Rental Value in relation to Accessibility of Individual Roads in GRA

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanOba Eweka Road 115

177

72500

N50001 amp Above A

Ikpokpan Road 271 72500Ihama Road 142 60800Reuben Street 296 56500Akhabore Street 59 55800Adesuwa Road 172

150

45400N40001

ndash N50000

BOni Street 157 44500Aideyan Street 45 40800Etete Road 218 40000Giwa Amu Street 176

196

37500

Below 40001 C

Boundary Road 159 35800Idosogie Street 243 350002nd Ugbor Road 202 34200Ogbeson Street 57 32500Oghosa Street 186 32500Gapiona Street 307 325001st Ugbor Road 133 30000Guobadia Street 301 30000

Source Authorsrsquo Analysis (2013)

Table 3 shows the rental values in relation to the weighted accessibility index of each road

in GRA Three categories of residential properties can be identified based on range of mean rental

values in relation to accessibility Category A which has residential properties of the highest rental

values (N50001 amp above) are located on moderately accessible roads (177) These arterial roads

are Oba Eweka Road Ikpokpan Road Ihama Road Reuben Street and Akhabore Street Category

B has residential properties of the next highest rental values (N40001 ndash N50000) but are located

on highly accessible roads (150) These roads are Adesuwa Road Oni Street Aideyan Street and

Etete Road Residential properties with the lowest rental values (Below N40001) fall in category C

and are located on the least accessible roads (196) These roads were Giwa Amu Road Boundary

Road Idosogie Road 2nd Ugbor Road Ogbeson Street Gapiona Street 1st Ugbor Road and

18

Guobadia Street Consequently this variation in rental value along with the accessibility of the roads

in GRA is shown on a value map (Figure 10)

Fig 10 Value Map Showing Spatial Variation in Rental Values with Accessibility in GRA

Source Authorsrsquo Analysis (2013)

From the findings above the study shows that rental values of residential properties vary

significantly with the level of accessibility of the roads Generally residential properties with higher

19

rental values are located on more assessable roads while properties with the lowest rental values are

located on the least assessable roads This confirms the fact that the higher the accessibility of a

road the higher the values of rent property and land that are located on it Therefore it is plausible

to concede that the location and distribution of residential properties in Benin City reflect the need

to maximize accessibility to locations and productive resources within the neighbourhoods or

within the city The more accessible these residential properties are to these productive resources

the higher their rental value all other things being equal

CONCLUSION AND POLICY RECOMMENDATIONS

Having established the impact of accessibility on rental values of residential property it is

worthy to note that a major problem faced by outlying neighbourhoods in Benin City is the poor

state of roads which has continued to impede accessibility The construction and rehabilitation of

roads is mainly concentrated in the city center where the roads are generally in good conditions and

accessibility is already high Neighbourhoods that are located further away from the city center are

impoverished by poor roads that make them poorly accessible Therefore it is of great necessity that

government constructs rehabilitate and adequately maintain roads in these neighbourhoods in order

to enhancing their accessibility and general usability This is because improved road network not

only ease movement and circulation but also offer better accessibility to productive resources and

locations within a neighbourhood and the city in general However the study concludes that the

level of accessibility of individual roads in a neighbourhood will be higher only if the general state

of roads in the neighbourhoods is in a good condition And since the state governmentrsquos Land Use

Charge is based on the value of the residential property improving the state of roads would not only

beneficial to the government as it tax a higher amount on highly valued properties but also the

owners who will ultimately shift the cost to their tenants through high rental payments Rationally

20

high rental values for residential properties in a neighbourhood where the state of road is good can

only be considered by the tenants as proper

REFERENCES

Aderamo A J (2003) A Graph Theoretic Analysis of Intra-Urban Road Network in Ilorin Nigeria Research for Development 17 1 amp 2 18 1 amp 2 (December 2003) 221 ndash 240

Balchin P N Kieve J L and Bull G H (2000) Urban Economics ndash A Global Perspective New York Palgrave Publishers 1st Ed

Damm D Lerman S Lerner-Lam E and Young J (1980) Response of Urban Real Estate Values in Anticipation of The Washington Metro Journal of Transport Economics and Policy (September) 315 ndash 336 in ldquoOni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant Universityrdquo

Dewees D N (1976) The Effect of a Subway on Residential Property Values in Toronto Journal of Urban Economics 3 357 ndash369

Harvey J (1999) Urban Land Economics Jack Harvey Publishers 5th Ed

Lowe J C and Moryada S (1975) The Geography of Movement Boston Houghton Mifflin Co

Marshall S (2005) Street and Patterns New York Spon Press

Ogu V I (2005) Urban Infrastructure Development and Sustainability in Nigeria Human Settlement Development Journal Vol 3

Oni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant University

Robert A M (1996) The Rental Pricing of Housing in New York 1830 - 1860 A Journal of Economic History 56 (3) 605 ndash 625

Singh S K (2005) Review of Urban Transportation in India Journal of Public Transportation 8 1

William B Davies K and Johnson T (1980) Modern Methods of Valuation 7th Ed London The Estate Gazette Limited

21

Figure 2 Road Network in Ogboka Converted Into Planar Graph

Source Authorsrsquo Analysis

8

Figure 3 Shimbel Accessibility Matrix of Ogboka

Source Authorsrsquo Analysis

9

Figure 4 Road Network in Ugbowo Converted Into Planar Graph

Source Authorsrsquo Analysis

10

Figure 5 Shimbel Accessibility Matrix of UgbowoSource Authorsrsquo Analysis

11

Figure 6 Road Network in GRA Converted Into Planar Graph

Source Authorsrsquo Analysis

12

Figure 7 Shimbel Accessibility Matrix of GRA

Source Authorsrsquo Analysis

13

RESULTS AND DISCUSSION

The study focused on assessing the effect of accessibility on variation in rental values of

residential properties in Benin City The graph analysis which was centered on specific

neighbourhoods as mentioned above provided answers to the question of whether the level of

accessibility of roads had a substantial impact on rental values of adjoining residential properties

The graph theory was used to measure the level of accessibility of each road and it was found that

residential properties located on more accessible roads had higher rental values while those located

on the least accessible roads had lower rental values These findings are discussed and shown in the

Tables and Figures below

Table 1 Rental Value in relation to Accessibility of Individual Roads in Ogboka

Arterial Road Weighted Accessibility Mean Range CategoryIndex Mean

Ozah Street 110

93

7500

Above N5000 AAgbado Street 48 7100Igbesamwan Road 87 6400Aruosa Street 127 5400Owina Street 156

1464300

N3001 ndash N5000 BIgun Street 136 3900Evbohan Street 147 3900Ezoba Street 159

1752900

Below N3001 CEguadase Street 190 2500Source Authorrsquos Analysis (2013)

Table 1 shows the rental values in relation to the weighted accessibility index of each road

in Ogboka Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (Above N5000) are located on highly accessible roads (93) These roads are Ozah

Street Agbado Street Igbesamwan Road and Aruosa Street Category B has residential properties

of the next highest rental values (N3001 - N5000) and are located on moderately accessible roads

(146) These roads are Owina Street Igun Street and Evbohan Street Residential properties with

14

the lowest rental values (Below N3001) fall in category C and are located on the least accessible

roads These are Ezoba Street and Eguadase Street Consequently this variation in rental value

along with accessibility of the roads in Ogboka is shown on a value map shown (Figure 8)

Fig 8 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ogboka

Source Authorrsquos Analysis (2013)

Table 2 Rental Value in relation to Accessibility of Individual Roads in Ugbowo

15

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanLucky Street 105

150

33800Above

N30000 ABendel Street 196 33200Irowa Street 230 31100FGGC Road 79 30000Jonathan Street 202

140

29200

N20001-

N30000B

19th Street 198 28900Omage Street 56 28500Adolor Road 104 2750015th Street 167 26500Nova Road 185 25000Police Road 73 25000Sebastian St 240 25000Ogbeidie St 105 24200Ighomo Street 115 22500Uwasota Road 105 20800Technical Road 255

26017500 Below

20001 DEgboni Street 266 17500Source Authorsrsquo Analysis (2013)

Table 2 shows the rental values in relation to the weighted accessibility index of each road

in Ugbowo Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (N30001 amp above) are located on moderately accessible roads (150) These roads

are Lucky Street Bendel Street Irowa Street and FGGC Road Category B has residential

properties of the next highest rental values (N20001 ndash N30000) but are located on highly

accessible roads (140) These roads are Jonathan Street 19 th Street Omage Street Adolor Road

15th Street Nova Road Police Road Sebastian Street Ogbeidie Street Ighomo Street and Uwasota

Road Residential properties with the lowest rental values (Below N20001) fall in category C and

are located on the least accessible roads (260) Roads in this category are Technical Road and

Egboni Street Consequently this variation in rental value along with the accessibility of the roads in

Ugbowo is shown on a value map (Figure 9)

16

Fig 9 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ugbowo

Source Authorsrsquo Analysis (2013)

17

Table 3 Rental Value in relation to Accessibility of Individual Roads in GRA

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanOba Eweka Road 115

177

72500

N50001 amp Above A

Ikpokpan Road 271 72500Ihama Road 142 60800Reuben Street 296 56500Akhabore Street 59 55800Adesuwa Road 172

150

45400N40001

ndash N50000

BOni Street 157 44500Aideyan Street 45 40800Etete Road 218 40000Giwa Amu Street 176

196

37500

Below 40001 C

Boundary Road 159 35800Idosogie Street 243 350002nd Ugbor Road 202 34200Ogbeson Street 57 32500Oghosa Street 186 32500Gapiona Street 307 325001st Ugbor Road 133 30000Guobadia Street 301 30000

Source Authorsrsquo Analysis (2013)

Table 3 shows the rental values in relation to the weighted accessibility index of each road

in GRA Three categories of residential properties can be identified based on range of mean rental

values in relation to accessibility Category A which has residential properties of the highest rental

values (N50001 amp above) are located on moderately accessible roads (177) These arterial roads

are Oba Eweka Road Ikpokpan Road Ihama Road Reuben Street and Akhabore Street Category

B has residential properties of the next highest rental values (N40001 ndash N50000) but are located

on highly accessible roads (150) These roads are Adesuwa Road Oni Street Aideyan Street and

Etete Road Residential properties with the lowest rental values (Below N40001) fall in category C

and are located on the least accessible roads (196) These roads were Giwa Amu Road Boundary

Road Idosogie Road 2nd Ugbor Road Ogbeson Street Gapiona Street 1st Ugbor Road and

18

Guobadia Street Consequently this variation in rental value along with the accessibility of the roads

in GRA is shown on a value map (Figure 10)

Fig 10 Value Map Showing Spatial Variation in Rental Values with Accessibility in GRA

Source Authorsrsquo Analysis (2013)

From the findings above the study shows that rental values of residential properties vary

significantly with the level of accessibility of the roads Generally residential properties with higher

19

rental values are located on more assessable roads while properties with the lowest rental values are

located on the least assessable roads This confirms the fact that the higher the accessibility of a

road the higher the values of rent property and land that are located on it Therefore it is plausible

to concede that the location and distribution of residential properties in Benin City reflect the need

to maximize accessibility to locations and productive resources within the neighbourhoods or

within the city The more accessible these residential properties are to these productive resources

the higher their rental value all other things being equal

CONCLUSION AND POLICY RECOMMENDATIONS

Having established the impact of accessibility on rental values of residential property it is

worthy to note that a major problem faced by outlying neighbourhoods in Benin City is the poor

state of roads which has continued to impede accessibility The construction and rehabilitation of

roads is mainly concentrated in the city center where the roads are generally in good conditions and

accessibility is already high Neighbourhoods that are located further away from the city center are

impoverished by poor roads that make them poorly accessible Therefore it is of great necessity that

government constructs rehabilitate and adequately maintain roads in these neighbourhoods in order

to enhancing their accessibility and general usability This is because improved road network not

only ease movement and circulation but also offer better accessibility to productive resources and

locations within a neighbourhood and the city in general However the study concludes that the

level of accessibility of individual roads in a neighbourhood will be higher only if the general state

of roads in the neighbourhoods is in a good condition And since the state governmentrsquos Land Use

Charge is based on the value of the residential property improving the state of roads would not only

beneficial to the government as it tax a higher amount on highly valued properties but also the

owners who will ultimately shift the cost to their tenants through high rental payments Rationally

20

high rental values for residential properties in a neighbourhood where the state of road is good can

only be considered by the tenants as proper

REFERENCES

Aderamo A J (2003) A Graph Theoretic Analysis of Intra-Urban Road Network in Ilorin Nigeria Research for Development 17 1 amp 2 18 1 amp 2 (December 2003) 221 ndash 240

Balchin P N Kieve J L and Bull G H (2000) Urban Economics ndash A Global Perspective New York Palgrave Publishers 1st Ed

Damm D Lerman S Lerner-Lam E and Young J (1980) Response of Urban Real Estate Values in Anticipation of The Washington Metro Journal of Transport Economics and Policy (September) 315 ndash 336 in ldquoOni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant Universityrdquo

Dewees D N (1976) The Effect of a Subway on Residential Property Values in Toronto Journal of Urban Economics 3 357 ndash369

Harvey J (1999) Urban Land Economics Jack Harvey Publishers 5th Ed

Lowe J C and Moryada S (1975) The Geography of Movement Boston Houghton Mifflin Co

Marshall S (2005) Street and Patterns New York Spon Press

Ogu V I (2005) Urban Infrastructure Development and Sustainability in Nigeria Human Settlement Development Journal Vol 3

Oni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant University

Robert A M (1996) The Rental Pricing of Housing in New York 1830 - 1860 A Journal of Economic History 56 (3) 605 ndash 625

Singh S K (2005) Review of Urban Transportation in India Journal of Public Transportation 8 1

William B Davies K and Johnson T (1980) Modern Methods of Valuation 7th Ed London The Estate Gazette Limited

21

Figure 3 Shimbel Accessibility Matrix of Ogboka

Source Authorsrsquo Analysis

9

Figure 4 Road Network in Ugbowo Converted Into Planar Graph

Source Authorsrsquo Analysis

10

Figure 5 Shimbel Accessibility Matrix of UgbowoSource Authorsrsquo Analysis

11

Figure 6 Road Network in GRA Converted Into Planar Graph

Source Authorsrsquo Analysis

12

Figure 7 Shimbel Accessibility Matrix of GRA

Source Authorsrsquo Analysis

13

RESULTS AND DISCUSSION

The study focused on assessing the effect of accessibility on variation in rental values of

residential properties in Benin City The graph analysis which was centered on specific

neighbourhoods as mentioned above provided answers to the question of whether the level of

accessibility of roads had a substantial impact on rental values of adjoining residential properties

The graph theory was used to measure the level of accessibility of each road and it was found that

residential properties located on more accessible roads had higher rental values while those located

on the least accessible roads had lower rental values These findings are discussed and shown in the

Tables and Figures below

Table 1 Rental Value in relation to Accessibility of Individual Roads in Ogboka

Arterial Road Weighted Accessibility Mean Range CategoryIndex Mean

Ozah Street 110

93

7500

Above N5000 AAgbado Street 48 7100Igbesamwan Road 87 6400Aruosa Street 127 5400Owina Street 156

1464300

N3001 ndash N5000 BIgun Street 136 3900Evbohan Street 147 3900Ezoba Street 159

1752900

Below N3001 CEguadase Street 190 2500Source Authorrsquos Analysis (2013)

Table 1 shows the rental values in relation to the weighted accessibility index of each road

in Ogboka Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (Above N5000) are located on highly accessible roads (93) These roads are Ozah

Street Agbado Street Igbesamwan Road and Aruosa Street Category B has residential properties

of the next highest rental values (N3001 - N5000) and are located on moderately accessible roads

(146) These roads are Owina Street Igun Street and Evbohan Street Residential properties with

14

the lowest rental values (Below N3001) fall in category C and are located on the least accessible

roads These are Ezoba Street and Eguadase Street Consequently this variation in rental value

along with accessibility of the roads in Ogboka is shown on a value map shown (Figure 8)

Fig 8 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ogboka

Source Authorrsquos Analysis (2013)

Table 2 Rental Value in relation to Accessibility of Individual Roads in Ugbowo

15

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanLucky Street 105

150

33800Above

N30000 ABendel Street 196 33200Irowa Street 230 31100FGGC Road 79 30000Jonathan Street 202

140

29200

N20001-

N30000B

19th Street 198 28900Omage Street 56 28500Adolor Road 104 2750015th Street 167 26500Nova Road 185 25000Police Road 73 25000Sebastian St 240 25000Ogbeidie St 105 24200Ighomo Street 115 22500Uwasota Road 105 20800Technical Road 255

26017500 Below

20001 DEgboni Street 266 17500Source Authorsrsquo Analysis (2013)

Table 2 shows the rental values in relation to the weighted accessibility index of each road

in Ugbowo Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (N30001 amp above) are located on moderately accessible roads (150) These roads

are Lucky Street Bendel Street Irowa Street and FGGC Road Category B has residential

properties of the next highest rental values (N20001 ndash N30000) but are located on highly

accessible roads (140) These roads are Jonathan Street 19 th Street Omage Street Adolor Road

15th Street Nova Road Police Road Sebastian Street Ogbeidie Street Ighomo Street and Uwasota

Road Residential properties with the lowest rental values (Below N20001) fall in category C and

are located on the least accessible roads (260) Roads in this category are Technical Road and

Egboni Street Consequently this variation in rental value along with the accessibility of the roads in

Ugbowo is shown on a value map (Figure 9)

16

Fig 9 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ugbowo

Source Authorsrsquo Analysis (2013)

17

Table 3 Rental Value in relation to Accessibility of Individual Roads in GRA

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanOba Eweka Road 115

177

72500

N50001 amp Above A

Ikpokpan Road 271 72500Ihama Road 142 60800Reuben Street 296 56500Akhabore Street 59 55800Adesuwa Road 172

150

45400N40001

ndash N50000

BOni Street 157 44500Aideyan Street 45 40800Etete Road 218 40000Giwa Amu Street 176

196

37500

Below 40001 C

Boundary Road 159 35800Idosogie Street 243 350002nd Ugbor Road 202 34200Ogbeson Street 57 32500Oghosa Street 186 32500Gapiona Street 307 325001st Ugbor Road 133 30000Guobadia Street 301 30000

Source Authorsrsquo Analysis (2013)

Table 3 shows the rental values in relation to the weighted accessibility index of each road

in GRA Three categories of residential properties can be identified based on range of mean rental

values in relation to accessibility Category A which has residential properties of the highest rental

values (N50001 amp above) are located on moderately accessible roads (177) These arterial roads

are Oba Eweka Road Ikpokpan Road Ihama Road Reuben Street and Akhabore Street Category

B has residential properties of the next highest rental values (N40001 ndash N50000) but are located

on highly accessible roads (150) These roads are Adesuwa Road Oni Street Aideyan Street and

Etete Road Residential properties with the lowest rental values (Below N40001) fall in category C

and are located on the least accessible roads (196) These roads were Giwa Amu Road Boundary

Road Idosogie Road 2nd Ugbor Road Ogbeson Street Gapiona Street 1st Ugbor Road and

18

Guobadia Street Consequently this variation in rental value along with the accessibility of the roads

in GRA is shown on a value map (Figure 10)

Fig 10 Value Map Showing Spatial Variation in Rental Values with Accessibility in GRA

Source Authorsrsquo Analysis (2013)

From the findings above the study shows that rental values of residential properties vary

significantly with the level of accessibility of the roads Generally residential properties with higher

19

rental values are located on more assessable roads while properties with the lowest rental values are

located on the least assessable roads This confirms the fact that the higher the accessibility of a

road the higher the values of rent property and land that are located on it Therefore it is plausible

to concede that the location and distribution of residential properties in Benin City reflect the need

to maximize accessibility to locations and productive resources within the neighbourhoods or

within the city The more accessible these residential properties are to these productive resources

the higher their rental value all other things being equal

CONCLUSION AND POLICY RECOMMENDATIONS

Having established the impact of accessibility on rental values of residential property it is

worthy to note that a major problem faced by outlying neighbourhoods in Benin City is the poor

state of roads which has continued to impede accessibility The construction and rehabilitation of

roads is mainly concentrated in the city center where the roads are generally in good conditions and

accessibility is already high Neighbourhoods that are located further away from the city center are

impoverished by poor roads that make them poorly accessible Therefore it is of great necessity that

government constructs rehabilitate and adequately maintain roads in these neighbourhoods in order

to enhancing their accessibility and general usability This is because improved road network not

only ease movement and circulation but also offer better accessibility to productive resources and

locations within a neighbourhood and the city in general However the study concludes that the

level of accessibility of individual roads in a neighbourhood will be higher only if the general state

of roads in the neighbourhoods is in a good condition And since the state governmentrsquos Land Use

Charge is based on the value of the residential property improving the state of roads would not only

beneficial to the government as it tax a higher amount on highly valued properties but also the

owners who will ultimately shift the cost to their tenants through high rental payments Rationally

20

high rental values for residential properties in a neighbourhood where the state of road is good can

only be considered by the tenants as proper

REFERENCES

Aderamo A J (2003) A Graph Theoretic Analysis of Intra-Urban Road Network in Ilorin Nigeria Research for Development 17 1 amp 2 18 1 amp 2 (December 2003) 221 ndash 240

Balchin P N Kieve J L and Bull G H (2000) Urban Economics ndash A Global Perspective New York Palgrave Publishers 1st Ed

Damm D Lerman S Lerner-Lam E and Young J (1980) Response of Urban Real Estate Values in Anticipation of The Washington Metro Journal of Transport Economics and Policy (September) 315 ndash 336 in ldquoOni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant Universityrdquo

Dewees D N (1976) The Effect of a Subway on Residential Property Values in Toronto Journal of Urban Economics 3 357 ndash369

Harvey J (1999) Urban Land Economics Jack Harvey Publishers 5th Ed

Lowe J C and Moryada S (1975) The Geography of Movement Boston Houghton Mifflin Co

Marshall S (2005) Street and Patterns New York Spon Press

Ogu V I (2005) Urban Infrastructure Development and Sustainability in Nigeria Human Settlement Development Journal Vol 3

Oni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant University

Robert A M (1996) The Rental Pricing of Housing in New York 1830 - 1860 A Journal of Economic History 56 (3) 605 ndash 625

Singh S K (2005) Review of Urban Transportation in India Journal of Public Transportation 8 1

William B Davies K and Johnson T (1980) Modern Methods of Valuation 7th Ed London The Estate Gazette Limited

21

Figure 4 Road Network in Ugbowo Converted Into Planar Graph

Source Authorsrsquo Analysis

10

Figure 5 Shimbel Accessibility Matrix of UgbowoSource Authorsrsquo Analysis

11

Figure 6 Road Network in GRA Converted Into Planar Graph

Source Authorsrsquo Analysis

12

Figure 7 Shimbel Accessibility Matrix of GRA

Source Authorsrsquo Analysis

13

RESULTS AND DISCUSSION

The study focused on assessing the effect of accessibility on variation in rental values of

residential properties in Benin City The graph analysis which was centered on specific

neighbourhoods as mentioned above provided answers to the question of whether the level of

accessibility of roads had a substantial impact on rental values of adjoining residential properties

The graph theory was used to measure the level of accessibility of each road and it was found that

residential properties located on more accessible roads had higher rental values while those located

on the least accessible roads had lower rental values These findings are discussed and shown in the

Tables and Figures below

Table 1 Rental Value in relation to Accessibility of Individual Roads in Ogboka

Arterial Road Weighted Accessibility Mean Range CategoryIndex Mean

Ozah Street 110

93

7500

Above N5000 AAgbado Street 48 7100Igbesamwan Road 87 6400Aruosa Street 127 5400Owina Street 156

1464300

N3001 ndash N5000 BIgun Street 136 3900Evbohan Street 147 3900Ezoba Street 159

1752900

Below N3001 CEguadase Street 190 2500Source Authorrsquos Analysis (2013)

Table 1 shows the rental values in relation to the weighted accessibility index of each road

in Ogboka Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (Above N5000) are located on highly accessible roads (93) These roads are Ozah

Street Agbado Street Igbesamwan Road and Aruosa Street Category B has residential properties

of the next highest rental values (N3001 - N5000) and are located on moderately accessible roads

(146) These roads are Owina Street Igun Street and Evbohan Street Residential properties with

14

the lowest rental values (Below N3001) fall in category C and are located on the least accessible

roads These are Ezoba Street and Eguadase Street Consequently this variation in rental value

along with accessibility of the roads in Ogboka is shown on a value map shown (Figure 8)

Fig 8 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ogboka

Source Authorrsquos Analysis (2013)

Table 2 Rental Value in relation to Accessibility of Individual Roads in Ugbowo

15

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanLucky Street 105

150

33800Above

N30000 ABendel Street 196 33200Irowa Street 230 31100FGGC Road 79 30000Jonathan Street 202

140

29200

N20001-

N30000B

19th Street 198 28900Omage Street 56 28500Adolor Road 104 2750015th Street 167 26500Nova Road 185 25000Police Road 73 25000Sebastian St 240 25000Ogbeidie St 105 24200Ighomo Street 115 22500Uwasota Road 105 20800Technical Road 255

26017500 Below

20001 DEgboni Street 266 17500Source Authorsrsquo Analysis (2013)

Table 2 shows the rental values in relation to the weighted accessibility index of each road

in Ugbowo Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (N30001 amp above) are located on moderately accessible roads (150) These roads

are Lucky Street Bendel Street Irowa Street and FGGC Road Category B has residential

properties of the next highest rental values (N20001 ndash N30000) but are located on highly

accessible roads (140) These roads are Jonathan Street 19 th Street Omage Street Adolor Road

15th Street Nova Road Police Road Sebastian Street Ogbeidie Street Ighomo Street and Uwasota

Road Residential properties with the lowest rental values (Below N20001) fall in category C and

are located on the least accessible roads (260) Roads in this category are Technical Road and

Egboni Street Consequently this variation in rental value along with the accessibility of the roads in

Ugbowo is shown on a value map (Figure 9)

16

Fig 9 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ugbowo

Source Authorsrsquo Analysis (2013)

17

Table 3 Rental Value in relation to Accessibility of Individual Roads in GRA

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanOba Eweka Road 115

177

72500

N50001 amp Above A

Ikpokpan Road 271 72500Ihama Road 142 60800Reuben Street 296 56500Akhabore Street 59 55800Adesuwa Road 172

150

45400N40001

ndash N50000

BOni Street 157 44500Aideyan Street 45 40800Etete Road 218 40000Giwa Amu Street 176

196

37500

Below 40001 C

Boundary Road 159 35800Idosogie Street 243 350002nd Ugbor Road 202 34200Ogbeson Street 57 32500Oghosa Street 186 32500Gapiona Street 307 325001st Ugbor Road 133 30000Guobadia Street 301 30000

Source Authorsrsquo Analysis (2013)

Table 3 shows the rental values in relation to the weighted accessibility index of each road

in GRA Three categories of residential properties can be identified based on range of mean rental

values in relation to accessibility Category A which has residential properties of the highest rental

values (N50001 amp above) are located on moderately accessible roads (177) These arterial roads

are Oba Eweka Road Ikpokpan Road Ihama Road Reuben Street and Akhabore Street Category

B has residential properties of the next highest rental values (N40001 ndash N50000) but are located

on highly accessible roads (150) These roads are Adesuwa Road Oni Street Aideyan Street and

Etete Road Residential properties with the lowest rental values (Below N40001) fall in category C

and are located on the least accessible roads (196) These roads were Giwa Amu Road Boundary

Road Idosogie Road 2nd Ugbor Road Ogbeson Street Gapiona Street 1st Ugbor Road and

18

Guobadia Street Consequently this variation in rental value along with the accessibility of the roads

in GRA is shown on a value map (Figure 10)

Fig 10 Value Map Showing Spatial Variation in Rental Values with Accessibility in GRA

Source Authorsrsquo Analysis (2013)

From the findings above the study shows that rental values of residential properties vary

significantly with the level of accessibility of the roads Generally residential properties with higher

19

rental values are located on more assessable roads while properties with the lowest rental values are

located on the least assessable roads This confirms the fact that the higher the accessibility of a

road the higher the values of rent property and land that are located on it Therefore it is plausible

to concede that the location and distribution of residential properties in Benin City reflect the need

to maximize accessibility to locations and productive resources within the neighbourhoods or

within the city The more accessible these residential properties are to these productive resources

the higher their rental value all other things being equal

CONCLUSION AND POLICY RECOMMENDATIONS

Having established the impact of accessibility on rental values of residential property it is

worthy to note that a major problem faced by outlying neighbourhoods in Benin City is the poor

state of roads which has continued to impede accessibility The construction and rehabilitation of

roads is mainly concentrated in the city center where the roads are generally in good conditions and

accessibility is already high Neighbourhoods that are located further away from the city center are

impoverished by poor roads that make them poorly accessible Therefore it is of great necessity that

government constructs rehabilitate and adequately maintain roads in these neighbourhoods in order

to enhancing their accessibility and general usability This is because improved road network not

only ease movement and circulation but also offer better accessibility to productive resources and

locations within a neighbourhood and the city in general However the study concludes that the

level of accessibility of individual roads in a neighbourhood will be higher only if the general state

of roads in the neighbourhoods is in a good condition And since the state governmentrsquos Land Use

Charge is based on the value of the residential property improving the state of roads would not only

beneficial to the government as it tax a higher amount on highly valued properties but also the

owners who will ultimately shift the cost to their tenants through high rental payments Rationally

20

high rental values for residential properties in a neighbourhood where the state of road is good can

only be considered by the tenants as proper

REFERENCES

Aderamo A J (2003) A Graph Theoretic Analysis of Intra-Urban Road Network in Ilorin Nigeria Research for Development 17 1 amp 2 18 1 amp 2 (December 2003) 221 ndash 240

Balchin P N Kieve J L and Bull G H (2000) Urban Economics ndash A Global Perspective New York Palgrave Publishers 1st Ed

Damm D Lerman S Lerner-Lam E and Young J (1980) Response of Urban Real Estate Values in Anticipation of The Washington Metro Journal of Transport Economics and Policy (September) 315 ndash 336 in ldquoOni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant Universityrdquo

Dewees D N (1976) The Effect of a Subway on Residential Property Values in Toronto Journal of Urban Economics 3 357 ndash369

Harvey J (1999) Urban Land Economics Jack Harvey Publishers 5th Ed

Lowe J C and Moryada S (1975) The Geography of Movement Boston Houghton Mifflin Co

Marshall S (2005) Street and Patterns New York Spon Press

Ogu V I (2005) Urban Infrastructure Development and Sustainability in Nigeria Human Settlement Development Journal Vol 3

Oni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant University

Robert A M (1996) The Rental Pricing of Housing in New York 1830 - 1860 A Journal of Economic History 56 (3) 605 ndash 625

Singh S K (2005) Review of Urban Transportation in India Journal of Public Transportation 8 1

William B Davies K and Johnson T (1980) Modern Methods of Valuation 7th Ed London The Estate Gazette Limited

21

Figure 5 Shimbel Accessibility Matrix of UgbowoSource Authorsrsquo Analysis

11

Figure 6 Road Network in GRA Converted Into Planar Graph

Source Authorsrsquo Analysis

12

Figure 7 Shimbel Accessibility Matrix of GRA

Source Authorsrsquo Analysis

13

RESULTS AND DISCUSSION

The study focused on assessing the effect of accessibility on variation in rental values of

residential properties in Benin City The graph analysis which was centered on specific

neighbourhoods as mentioned above provided answers to the question of whether the level of

accessibility of roads had a substantial impact on rental values of adjoining residential properties

The graph theory was used to measure the level of accessibility of each road and it was found that

residential properties located on more accessible roads had higher rental values while those located

on the least accessible roads had lower rental values These findings are discussed and shown in the

Tables and Figures below

Table 1 Rental Value in relation to Accessibility of Individual Roads in Ogboka

Arterial Road Weighted Accessibility Mean Range CategoryIndex Mean

Ozah Street 110

93

7500

Above N5000 AAgbado Street 48 7100Igbesamwan Road 87 6400Aruosa Street 127 5400Owina Street 156

1464300

N3001 ndash N5000 BIgun Street 136 3900Evbohan Street 147 3900Ezoba Street 159

1752900

Below N3001 CEguadase Street 190 2500Source Authorrsquos Analysis (2013)

Table 1 shows the rental values in relation to the weighted accessibility index of each road

in Ogboka Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (Above N5000) are located on highly accessible roads (93) These roads are Ozah

Street Agbado Street Igbesamwan Road and Aruosa Street Category B has residential properties

of the next highest rental values (N3001 - N5000) and are located on moderately accessible roads

(146) These roads are Owina Street Igun Street and Evbohan Street Residential properties with

14

the lowest rental values (Below N3001) fall in category C and are located on the least accessible

roads These are Ezoba Street and Eguadase Street Consequently this variation in rental value

along with accessibility of the roads in Ogboka is shown on a value map shown (Figure 8)

Fig 8 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ogboka

Source Authorrsquos Analysis (2013)

Table 2 Rental Value in relation to Accessibility of Individual Roads in Ugbowo

15

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanLucky Street 105

150

33800Above

N30000 ABendel Street 196 33200Irowa Street 230 31100FGGC Road 79 30000Jonathan Street 202

140

29200

N20001-

N30000B

19th Street 198 28900Omage Street 56 28500Adolor Road 104 2750015th Street 167 26500Nova Road 185 25000Police Road 73 25000Sebastian St 240 25000Ogbeidie St 105 24200Ighomo Street 115 22500Uwasota Road 105 20800Technical Road 255

26017500 Below

20001 DEgboni Street 266 17500Source Authorsrsquo Analysis (2013)

Table 2 shows the rental values in relation to the weighted accessibility index of each road

in Ugbowo Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (N30001 amp above) are located on moderately accessible roads (150) These roads

are Lucky Street Bendel Street Irowa Street and FGGC Road Category B has residential

properties of the next highest rental values (N20001 ndash N30000) but are located on highly

accessible roads (140) These roads are Jonathan Street 19 th Street Omage Street Adolor Road

15th Street Nova Road Police Road Sebastian Street Ogbeidie Street Ighomo Street and Uwasota

Road Residential properties with the lowest rental values (Below N20001) fall in category C and

are located on the least accessible roads (260) Roads in this category are Technical Road and

Egboni Street Consequently this variation in rental value along with the accessibility of the roads in

Ugbowo is shown on a value map (Figure 9)

16

Fig 9 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ugbowo

Source Authorsrsquo Analysis (2013)

17

Table 3 Rental Value in relation to Accessibility of Individual Roads in GRA

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanOba Eweka Road 115

177

72500

N50001 amp Above A

Ikpokpan Road 271 72500Ihama Road 142 60800Reuben Street 296 56500Akhabore Street 59 55800Adesuwa Road 172

150

45400N40001

ndash N50000

BOni Street 157 44500Aideyan Street 45 40800Etete Road 218 40000Giwa Amu Street 176

196

37500

Below 40001 C

Boundary Road 159 35800Idosogie Street 243 350002nd Ugbor Road 202 34200Ogbeson Street 57 32500Oghosa Street 186 32500Gapiona Street 307 325001st Ugbor Road 133 30000Guobadia Street 301 30000

Source Authorsrsquo Analysis (2013)

Table 3 shows the rental values in relation to the weighted accessibility index of each road

in GRA Three categories of residential properties can be identified based on range of mean rental

values in relation to accessibility Category A which has residential properties of the highest rental

values (N50001 amp above) are located on moderately accessible roads (177) These arterial roads

are Oba Eweka Road Ikpokpan Road Ihama Road Reuben Street and Akhabore Street Category

B has residential properties of the next highest rental values (N40001 ndash N50000) but are located

on highly accessible roads (150) These roads are Adesuwa Road Oni Street Aideyan Street and

Etete Road Residential properties with the lowest rental values (Below N40001) fall in category C

and are located on the least accessible roads (196) These roads were Giwa Amu Road Boundary

Road Idosogie Road 2nd Ugbor Road Ogbeson Street Gapiona Street 1st Ugbor Road and

18

Guobadia Street Consequently this variation in rental value along with the accessibility of the roads

in GRA is shown on a value map (Figure 10)

Fig 10 Value Map Showing Spatial Variation in Rental Values with Accessibility in GRA

Source Authorsrsquo Analysis (2013)

From the findings above the study shows that rental values of residential properties vary

significantly with the level of accessibility of the roads Generally residential properties with higher

19

rental values are located on more assessable roads while properties with the lowest rental values are

located on the least assessable roads This confirms the fact that the higher the accessibility of a

road the higher the values of rent property and land that are located on it Therefore it is plausible

to concede that the location and distribution of residential properties in Benin City reflect the need

to maximize accessibility to locations and productive resources within the neighbourhoods or

within the city The more accessible these residential properties are to these productive resources

the higher their rental value all other things being equal

CONCLUSION AND POLICY RECOMMENDATIONS

Having established the impact of accessibility on rental values of residential property it is

worthy to note that a major problem faced by outlying neighbourhoods in Benin City is the poor

state of roads which has continued to impede accessibility The construction and rehabilitation of

roads is mainly concentrated in the city center where the roads are generally in good conditions and

accessibility is already high Neighbourhoods that are located further away from the city center are

impoverished by poor roads that make them poorly accessible Therefore it is of great necessity that

government constructs rehabilitate and adequately maintain roads in these neighbourhoods in order

to enhancing their accessibility and general usability This is because improved road network not

only ease movement and circulation but also offer better accessibility to productive resources and

locations within a neighbourhood and the city in general However the study concludes that the

level of accessibility of individual roads in a neighbourhood will be higher only if the general state

of roads in the neighbourhoods is in a good condition And since the state governmentrsquos Land Use

Charge is based on the value of the residential property improving the state of roads would not only

beneficial to the government as it tax a higher amount on highly valued properties but also the

owners who will ultimately shift the cost to their tenants through high rental payments Rationally

20

high rental values for residential properties in a neighbourhood where the state of road is good can

only be considered by the tenants as proper

REFERENCES

Aderamo A J (2003) A Graph Theoretic Analysis of Intra-Urban Road Network in Ilorin Nigeria Research for Development 17 1 amp 2 18 1 amp 2 (December 2003) 221 ndash 240

Balchin P N Kieve J L and Bull G H (2000) Urban Economics ndash A Global Perspective New York Palgrave Publishers 1st Ed

Damm D Lerman S Lerner-Lam E and Young J (1980) Response of Urban Real Estate Values in Anticipation of The Washington Metro Journal of Transport Economics and Policy (September) 315 ndash 336 in ldquoOni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant Universityrdquo

Dewees D N (1976) The Effect of a Subway on Residential Property Values in Toronto Journal of Urban Economics 3 357 ndash369

Harvey J (1999) Urban Land Economics Jack Harvey Publishers 5th Ed

Lowe J C and Moryada S (1975) The Geography of Movement Boston Houghton Mifflin Co

Marshall S (2005) Street and Patterns New York Spon Press

Ogu V I (2005) Urban Infrastructure Development and Sustainability in Nigeria Human Settlement Development Journal Vol 3

Oni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant University

Robert A M (1996) The Rental Pricing of Housing in New York 1830 - 1860 A Journal of Economic History 56 (3) 605 ndash 625

Singh S K (2005) Review of Urban Transportation in India Journal of Public Transportation 8 1

William B Davies K and Johnson T (1980) Modern Methods of Valuation 7th Ed London The Estate Gazette Limited

21

Figure 6 Road Network in GRA Converted Into Planar Graph

Source Authorsrsquo Analysis

12

Figure 7 Shimbel Accessibility Matrix of GRA

Source Authorsrsquo Analysis

13

RESULTS AND DISCUSSION

The study focused on assessing the effect of accessibility on variation in rental values of

residential properties in Benin City The graph analysis which was centered on specific

neighbourhoods as mentioned above provided answers to the question of whether the level of

accessibility of roads had a substantial impact on rental values of adjoining residential properties

The graph theory was used to measure the level of accessibility of each road and it was found that

residential properties located on more accessible roads had higher rental values while those located

on the least accessible roads had lower rental values These findings are discussed and shown in the

Tables and Figures below

Table 1 Rental Value in relation to Accessibility of Individual Roads in Ogboka

Arterial Road Weighted Accessibility Mean Range CategoryIndex Mean

Ozah Street 110

93

7500

Above N5000 AAgbado Street 48 7100Igbesamwan Road 87 6400Aruosa Street 127 5400Owina Street 156

1464300

N3001 ndash N5000 BIgun Street 136 3900Evbohan Street 147 3900Ezoba Street 159

1752900

Below N3001 CEguadase Street 190 2500Source Authorrsquos Analysis (2013)

Table 1 shows the rental values in relation to the weighted accessibility index of each road

in Ogboka Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (Above N5000) are located on highly accessible roads (93) These roads are Ozah

Street Agbado Street Igbesamwan Road and Aruosa Street Category B has residential properties

of the next highest rental values (N3001 - N5000) and are located on moderately accessible roads

(146) These roads are Owina Street Igun Street and Evbohan Street Residential properties with

14

the lowest rental values (Below N3001) fall in category C and are located on the least accessible

roads These are Ezoba Street and Eguadase Street Consequently this variation in rental value

along with accessibility of the roads in Ogboka is shown on a value map shown (Figure 8)

Fig 8 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ogboka

Source Authorrsquos Analysis (2013)

Table 2 Rental Value in relation to Accessibility of Individual Roads in Ugbowo

15

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanLucky Street 105

150

33800Above

N30000 ABendel Street 196 33200Irowa Street 230 31100FGGC Road 79 30000Jonathan Street 202

140

29200

N20001-

N30000B

19th Street 198 28900Omage Street 56 28500Adolor Road 104 2750015th Street 167 26500Nova Road 185 25000Police Road 73 25000Sebastian St 240 25000Ogbeidie St 105 24200Ighomo Street 115 22500Uwasota Road 105 20800Technical Road 255

26017500 Below

20001 DEgboni Street 266 17500Source Authorsrsquo Analysis (2013)

Table 2 shows the rental values in relation to the weighted accessibility index of each road

in Ugbowo Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (N30001 amp above) are located on moderately accessible roads (150) These roads

are Lucky Street Bendel Street Irowa Street and FGGC Road Category B has residential

properties of the next highest rental values (N20001 ndash N30000) but are located on highly

accessible roads (140) These roads are Jonathan Street 19 th Street Omage Street Adolor Road

15th Street Nova Road Police Road Sebastian Street Ogbeidie Street Ighomo Street and Uwasota

Road Residential properties with the lowest rental values (Below N20001) fall in category C and

are located on the least accessible roads (260) Roads in this category are Technical Road and

Egboni Street Consequently this variation in rental value along with the accessibility of the roads in

Ugbowo is shown on a value map (Figure 9)

16

Fig 9 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ugbowo

Source Authorsrsquo Analysis (2013)

17

Table 3 Rental Value in relation to Accessibility of Individual Roads in GRA

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanOba Eweka Road 115

177

72500

N50001 amp Above A

Ikpokpan Road 271 72500Ihama Road 142 60800Reuben Street 296 56500Akhabore Street 59 55800Adesuwa Road 172

150

45400N40001

ndash N50000

BOni Street 157 44500Aideyan Street 45 40800Etete Road 218 40000Giwa Amu Street 176

196

37500

Below 40001 C

Boundary Road 159 35800Idosogie Street 243 350002nd Ugbor Road 202 34200Ogbeson Street 57 32500Oghosa Street 186 32500Gapiona Street 307 325001st Ugbor Road 133 30000Guobadia Street 301 30000

Source Authorsrsquo Analysis (2013)

Table 3 shows the rental values in relation to the weighted accessibility index of each road

in GRA Three categories of residential properties can be identified based on range of mean rental

values in relation to accessibility Category A which has residential properties of the highest rental

values (N50001 amp above) are located on moderately accessible roads (177) These arterial roads

are Oba Eweka Road Ikpokpan Road Ihama Road Reuben Street and Akhabore Street Category

B has residential properties of the next highest rental values (N40001 ndash N50000) but are located

on highly accessible roads (150) These roads are Adesuwa Road Oni Street Aideyan Street and

Etete Road Residential properties with the lowest rental values (Below N40001) fall in category C

and are located on the least accessible roads (196) These roads were Giwa Amu Road Boundary

Road Idosogie Road 2nd Ugbor Road Ogbeson Street Gapiona Street 1st Ugbor Road and

18

Guobadia Street Consequently this variation in rental value along with the accessibility of the roads

in GRA is shown on a value map (Figure 10)

Fig 10 Value Map Showing Spatial Variation in Rental Values with Accessibility in GRA

Source Authorsrsquo Analysis (2013)

From the findings above the study shows that rental values of residential properties vary

significantly with the level of accessibility of the roads Generally residential properties with higher

19

rental values are located on more assessable roads while properties with the lowest rental values are

located on the least assessable roads This confirms the fact that the higher the accessibility of a

road the higher the values of rent property and land that are located on it Therefore it is plausible

to concede that the location and distribution of residential properties in Benin City reflect the need

to maximize accessibility to locations and productive resources within the neighbourhoods or

within the city The more accessible these residential properties are to these productive resources

the higher their rental value all other things being equal

CONCLUSION AND POLICY RECOMMENDATIONS

Having established the impact of accessibility on rental values of residential property it is

worthy to note that a major problem faced by outlying neighbourhoods in Benin City is the poor

state of roads which has continued to impede accessibility The construction and rehabilitation of

roads is mainly concentrated in the city center where the roads are generally in good conditions and

accessibility is already high Neighbourhoods that are located further away from the city center are

impoverished by poor roads that make them poorly accessible Therefore it is of great necessity that

government constructs rehabilitate and adequately maintain roads in these neighbourhoods in order

to enhancing their accessibility and general usability This is because improved road network not

only ease movement and circulation but also offer better accessibility to productive resources and

locations within a neighbourhood and the city in general However the study concludes that the

level of accessibility of individual roads in a neighbourhood will be higher only if the general state

of roads in the neighbourhoods is in a good condition And since the state governmentrsquos Land Use

Charge is based on the value of the residential property improving the state of roads would not only

beneficial to the government as it tax a higher amount on highly valued properties but also the

owners who will ultimately shift the cost to their tenants through high rental payments Rationally

20

high rental values for residential properties in a neighbourhood where the state of road is good can

only be considered by the tenants as proper

REFERENCES

Aderamo A J (2003) A Graph Theoretic Analysis of Intra-Urban Road Network in Ilorin Nigeria Research for Development 17 1 amp 2 18 1 amp 2 (December 2003) 221 ndash 240

Balchin P N Kieve J L and Bull G H (2000) Urban Economics ndash A Global Perspective New York Palgrave Publishers 1st Ed

Damm D Lerman S Lerner-Lam E and Young J (1980) Response of Urban Real Estate Values in Anticipation of The Washington Metro Journal of Transport Economics and Policy (September) 315 ndash 336 in ldquoOni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant Universityrdquo

Dewees D N (1976) The Effect of a Subway on Residential Property Values in Toronto Journal of Urban Economics 3 357 ndash369

Harvey J (1999) Urban Land Economics Jack Harvey Publishers 5th Ed

Lowe J C and Moryada S (1975) The Geography of Movement Boston Houghton Mifflin Co

Marshall S (2005) Street and Patterns New York Spon Press

Ogu V I (2005) Urban Infrastructure Development and Sustainability in Nigeria Human Settlement Development Journal Vol 3

Oni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant University

Robert A M (1996) The Rental Pricing of Housing in New York 1830 - 1860 A Journal of Economic History 56 (3) 605 ndash 625

Singh S K (2005) Review of Urban Transportation in India Journal of Public Transportation 8 1

William B Davies K and Johnson T (1980) Modern Methods of Valuation 7th Ed London The Estate Gazette Limited

21

Figure 7 Shimbel Accessibility Matrix of GRA

Source Authorsrsquo Analysis

13

RESULTS AND DISCUSSION

The study focused on assessing the effect of accessibility on variation in rental values of

residential properties in Benin City The graph analysis which was centered on specific

neighbourhoods as mentioned above provided answers to the question of whether the level of

accessibility of roads had a substantial impact on rental values of adjoining residential properties

The graph theory was used to measure the level of accessibility of each road and it was found that

residential properties located on more accessible roads had higher rental values while those located

on the least accessible roads had lower rental values These findings are discussed and shown in the

Tables and Figures below

Table 1 Rental Value in relation to Accessibility of Individual Roads in Ogboka

Arterial Road Weighted Accessibility Mean Range CategoryIndex Mean

Ozah Street 110

93

7500

Above N5000 AAgbado Street 48 7100Igbesamwan Road 87 6400Aruosa Street 127 5400Owina Street 156

1464300

N3001 ndash N5000 BIgun Street 136 3900Evbohan Street 147 3900Ezoba Street 159

1752900

Below N3001 CEguadase Street 190 2500Source Authorrsquos Analysis (2013)

Table 1 shows the rental values in relation to the weighted accessibility index of each road

in Ogboka Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (Above N5000) are located on highly accessible roads (93) These roads are Ozah

Street Agbado Street Igbesamwan Road and Aruosa Street Category B has residential properties

of the next highest rental values (N3001 - N5000) and are located on moderately accessible roads

(146) These roads are Owina Street Igun Street and Evbohan Street Residential properties with

14

the lowest rental values (Below N3001) fall in category C and are located on the least accessible

roads These are Ezoba Street and Eguadase Street Consequently this variation in rental value

along with accessibility of the roads in Ogboka is shown on a value map shown (Figure 8)

Fig 8 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ogboka

Source Authorrsquos Analysis (2013)

Table 2 Rental Value in relation to Accessibility of Individual Roads in Ugbowo

15

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanLucky Street 105

150

33800Above

N30000 ABendel Street 196 33200Irowa Street 230 31100FGGC Road 79 30000Jonathan Street 202

140

29200

N20001-

N30000B

19th Street 198 28900Omage Street 56 28500Adolor Road 104 2750015th Street 167 26500Nova Road 185 25000Police Road 73 25000Sebastian St 240 25000Ogbeidie St 105 24200Ighomo Street 115 22500Uwasota Road 105 20800Technical Road 255

26017500 Below

20001 DEgboni Street 266 17500Source Authorsrsquo Analysis (2013)

Table 2 shows the rental values in relation to the weighted accessibility index of each road

in Ugbowo Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (N30001 amp above) are located on moderately accessible roads (150) These roads

are Lucky Street Bendel Street Irowa Street and FGGC Road Category B has residential

properties of the next highest rental values (N20001 ndash N30000) but are located on highly

accessible roads (140) These roads are Jonathan Street 19 th Street Omage Street Adolor Road

15th Street Nova Road Police Road Sebastian Street Ogbeidie Street Ighomo Street and Uwasota

Road Residential properties with the lowest rental values (Below N20001) fall in category C and

are located on the least accessible roads (260) Roads in this category are Technical Road and

Egboni Street Consequently this variation in rental value along with the accessibility of the roads in

Ugbowo is shown on a value map (Figure 9)

16

Fig 9 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ugbowo

Source Authorsrsquo Analysis (2013)

17

Table 3 Rental Value in relation to Accessibility of Individual Roads in GRA

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanOba Eweka Road 115

177

72500

N50001 amp Above A

Ikpokpan Road 271 72500Ihama Road 142 60800Reuben Street 296 56500Akhabore Street 59 55800Adesuwa Road 172

150

45400N40001

ndash N50000

BOni Street 157 44500Aideyan Street 45 40800Etete Road 218 40000Giwa Amu Street 176

196

37500

Below 40001 C

Boundary Road 159 35800Idosogie Street 243 350002nd Ugbor Road 202 34200Ogbeson Street 57 32500Oghosa Street 186 32500Gapiona Street 307 325001st Ugbor Road 133 30000Guobadia Street 301 30000

Source Authorsrsquo Analysis (2013)

Table 3 shows the rental values in relation to the weighted accessibility index of each road

in GRA Three categories of residential properties can be identified based on range of mean rental

values in relation to accessibility Category A which has residential properties of the highest rental

values (N50001 amp above) are located on moderately accessible roads (177) These arterial roads

are Oba Eweka Road Ikpokpan Road Ihama Road Reuben Street and Akhabore Street Category

B has residential properties of the next highest rental values (N40001 ndash N50000) but are located

on highly accessible roads (150) These roads are Adesuwa Road Oni Street Aideyan Street and

Etete Road Residential properties with the lowest rental values (Below N40001) fall in category C

and are located on the least accessible roads (196) These roads were Giwa Amu Road Boundary

Road Idosogie Road 2nd Ugbor Road Ogbeson Street Gapiona Street 1st Ugbor Road and

18

Guobadia Street Consequently this variation in rental value along with the accessibility of the roads

in GRA is shown on a value map (Figure 10)

Fig 10 Value Map Showing Spatial Variation in Rental Values with Accessibility in GRA

Source Authorsrsquo Analysis (2013)

From the findings above the study shows that rental values of residential properties vary

significantly with the level of accessibility of the roads Generally residential properties with higher

19

rental values are located on more assessable roads while properties with the lowest rental values are

located on the least assessable roads This confirms the fact that the higher the accessibility of a

road the higher the values of rent property and land that are located on it Therefore it is plausible

to concede that the location and distribution of residential properties in Benin City reflect the need

to maximize accessibility to locations and productive resources within the neighbourhoods or

within the city The more accessible these residential properties are to these productive resources

the higher their rental value all other things being equal

CONCLUSION AND POLICY RECOMMENDATIONS

Having established the impact of accessibility on rental values of residential property it is

worthy to note that a major problem faced by outlying neighbourhoods in Benin City is the poor

state of roads which has continued to impede accessibility The construction and rehabilitation of

roads is mainly concentrated in the city center where the roads are generally in good conditions and

accessibility is already high Neighbourhoods that are located further away from the city center are

impoverished by poor roads that make them poorly accessible Therefore it is of great necessity that

government constructs rehabilitate and adequately maintain roads in these neighbourhoods in order

to enhancing their accessibility and general usability This is because improved road network not

only ease movement and circulation but also offer better accessibility to productive resources and

locations within a neighbourhood and the city in general However the study concludes that the

level of accessibility of individual roads in a neighbourhood will be higher only if the general state

of roads in the neighbourhoods is in a good condition And since the state governmentrsquos Land Use

Charge is based on the value of the residential property improving the state of roads would not only

beneficial to the government as it tax a higher amount on highly valued properties but also the

owners who will ultimately shift the cost to their tenants through high rental payments Rationally

20

high rental values for residential properties in a neighbourhood where the state of road is good can

only be considered by the tenants as proper

REFERENCES

Aderamo A J (2003) A Graph Theoretic Analysis of Intra-Urban Road Network in Ilorin Nigeria Research for Development 17 1 amp 2 18 1 amp 2 (December 2003) 221 ndash 240

Balchin P N Kieve J L and Bull G H (2000) Urban Economics ndash A Global Perspective New York Palgrave Publishers 1st Ed

Damm D Lerman S Lerner-Lam E and Young J (1980) Response of Urban Real Estate Values in Anticipation of The Washington Metro Journal of Transport Economics and Policy (September) 315 ndash 336 in ldquoOni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant Universityrdquo

Dewees D N (1976) The Effect of a Subway on Residential Property Values in Toronto Journal of Urban Economics 3 357 ndash369

Harvey J (1999) Urban Land Economics Jack Harvey Publishers 5th Ed

Lowe J C and Moryada S (1975) The Geography of Movement Boston Houghton Mifflin Co

Marshall S (2005) Street and Patterns New York Spon Press

Ogu V I (2005) Urban Infrastructure Development and Sustainability in Nigeria Human Settlement Development Journal Vol 3

Oni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant University

Robert A M (1996) The Rental Pricing of Housing in New York 1830 - 1860 A Journal of Economic History 56 (3) 605 ndash 625

Singh S K (2005) Review of Urban Transportation in India Journal of Public Transportation 8 1

William B Davies K and Johnson T (1980) Modern Methods of Valuation 7th Ed London The Estate Gazette Limited

21

RESULTS AND DISCUSSION

The study focused on assessing the effect of accessibility on variation in rental values of

residential properties in Benin City The graph analysis which was centered on specific

neighbourhoods as mentioned above provided answers to the question of whether the level of

accessibility of roads had a substantial impact on rental values of adjoining residential properties

The graph theory was used to measure the level of accessibility of each road and it was found that

residential properties located on more accessible roads had higher rental values while those located

on the least accessible roads had lower rental values These findings are discussed and shown in the

Tables and Figures below

Table 1 Rental Value in relation to Accessibility of Individual Roads in Ogboka

Arterial Road Weighted Accessibility Mean Range CategoryIndex Mean

Ozah Street 110

93

7500

Above N5000 AAgbado Street 48 7100Igbesamwan Road 87 6400Aruosa Street 127 5400Owina Street 156

1464300

N3001 ndash N5000 BIgun Street 136 3900Evbohan Street 147 3900Ezoba Street 159

1752900

Below N3001 CEguadase Street 190 2500Source Authorrsquos Analysis (2013)

Table 1 shows the rental values in relation to the weighted accessibility index of each road

in Ogboka Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (Above N5000) are located on highly accessible roads (93) These roads are Ozah

Street Agbado Street Igbesamwan Road and Aruosa Street Category B has residential properties

of the next highest rental values (N3001 - N5000) and are located on moderately accessible roads

(146) These roads are Owina Street Igun Street and Evbohan Street Residential properties with

14

the lowest rental values (Below N3001) fall in category C and are located on the least accessible

roads These are Ezoba Street and Eguadase Street Consequently this variation in rental value

along with accessibility of the roads in Ogboka is shown on a value map shown (Figure 8)

Fig 8 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ogboka

Source Authorrsquos Analysis (2013)

Table 2 Rental Value in relation to Accessibility of Individual Roads in Ugbowo

15

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanLucky Street 105

150

33800Above

N30000 ABendel Street 196 33200Irowa Street 230 31100FGGC Road 79 30000Jonathan Street 202

140

29200

N20001-

N30000B

19th Street 198 28900Omage Street 56 28500Adolor Road 104 2750015th Street 167 26500Nova Road 185 25000Police Road 73 25000Sebastian St 240 25000Ogbeidie St 105 24200Ighomo Street 115 22500Uwasota Road 105 20800Technical Road 255

26017500 Below

20001 DEgboni Street 266 17500Source Authorsrsquo Analysis (2013)

Table 2 shows the rental values in relation to the weighted accessibility index of each road

in Ugbowo Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (N30001 amp above) are located on moderately accessible roads (150) These roads

are Lucky Street Bendel Street Irowa Street and FGGC Road Category B has residential

properties of the next highest rental values (N20001 ndash N30000) but are located on highly

accessible roads (140) These roads are Jonathan Street 19 th Street Omage Street Adolor Road

15th Street Nova Road Police Road Sebastian Street Ogbeidie Street Ighomo Street and Uwasota

Road Residential properties with the lowest rental values (Below N20001) fall in category C and

are located on the least accessible roads (260) Roads in this category are Technical Road and

Egboni Street Consequently this variation in rental value along with the accessibility of the roads in

Ugbowo is shown on a value map (Figure 9)

16

Fig 9 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ugbowo

Source Authorsrsquo Analysis (2013)

17

Table 3 Rental Value in relation to Accessibility of Individual Roads in GRA

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanOba Eweka Road 115

177

72500

N50001 amp Above A

Ikpokpan Road 271 72500Ihama Road 142 60800Reuben Street 296 56500Akhabore Street 59 55800Adesuwa Road 172

150

45400N40001

ndash N50000

BOni Street 157 44500Aideyan Street 45 40800Etete Road 218 40000Giwa Amu Street 176

196

37500

Below 40001 C

Boundary Road 159 35800Idosogie Street 243 350002nd Ugbor Road 202 34200Ogbeson Street 57 32500Oghosa Street 186 32500Gapiona Street 307 325001st Ugbor Road 133 30000Guobadia Street 301 30000

Source Authorsrsquo Analysis (2013)

Table 3 shows the rental values in relation to the weighted accessibility index of each road

in GRA Three categories of residential properties can be identified based on range of mean rental

values in relation to accessibility Category A which has residential properties of the highest rental

values (N50001 amp above) are located on moderately accessible roads (177) These arterial roads

are Oba Eweka Road Ikpokpan Road Ihama Road Reuben Street and Akhabore Street Category

B has residential properties of the next highest rental values (N40001 ndash N50000) but are located

on highly accessible roads (150) These roads are Adesuwa Road Oni Street Aideyan Street and

Etete Road Residential properties with the lowest rental values (Below N40001) fall in category C

and are located on the least accessible roads (196) These roads were Giwa Amu Road Boundary

Road Idosogie Road 2nd Ugbor Road Ogbeson Street Gapiona Street 1st Ugbor Road and

18

Guobadia Street Consequently this variation in rental value along with the accessibility of the roads

in GRA is shown on a value map (Figure 10)

Fig 10 Value Map Showing Spatial Variation in Rental Values with Accessibility in GRA

Source Authorsrsquo Analysis (2013)

From the findings above the study shows that rental values of residential properties vary

significantly with the level of accessibility of the roads Generally residential properties with higher

19

rental values are located on more assessable roads while properties with the lowest rental values are

located on the least assessable roads This confirms the fact that the higher the accessibility of a

road the higher the values of rent property and land that are located on it Therefore it is plausible

to concede that the location and distribution of residential properties in Benin City reflect the need

to maximize accessibility to locations and productive resources within the neighbourhoods or

within the city The more accessible these residential properties are to these productive resources

the higher their rental value all other things being equal

CONCLUSION AND POLICY RECOMMENDATIONS

Having established the impact of accessibility on rental values of residential property it is

worthy to note that a major problem faced by outlying neighbourhoods in Benin City is the poor

state of roads which has continued to impede accessibility The construction and rehabilitation of

roads is mainly concentrated in the city center where the roads are generally in good conditions and

accessibility is already high Neighbourhoods that are located further away from the city center are

impoverished by poor roads that make them poorly accessible Therefore it is of great necessity that

government constructs rehabilitate and adequately maintain roads in these neighbourhoods in order

to enhancing their accessibility and general usability This is because improved road network not

only ease movement and circulation but also offer better accessibility to productive resources and

locations within a neighbourhood and the city in general However the study concludes that the

level of accessibility of individual roads in a neighbourhood will be higher only if the general state

of roads in the neighbourhoods is in a good condition And since the state governmentrsquos Land Use

Charge is based on the value of the residential property improving the state of roads would not only

beneficial to the government as it tax a higher amount on highly valued properties but also the

owners who will ultimately shift the cost to their tenants through high rental payments Rationally

20

high rental values for residential properties in a neighbourhood where the state of road is good can

only be considered by the tenants as proper

REFERENCES

Aderamo A J (2003) A Graph Theoretic Analysis of Intra-Urban Road Network in Ilorin Nigeria Research for Development 17 1 amp 2 18 1 amp 2 (December 2003) 221 ndash 240

Balchin P N Kieve J L and Bull G H (2000) Urban Economics ndash A Global Perspective New York Palgrave Publishers 1st Ed

Damm D Lerman S Lerner-Lam E and Young J (1980) Response of Urban Real Estate Values in Anticipation of The Washington Metro Journal of Transport Economics and Policy (September) 315 ndash 336 in ldquoOni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant Universityrdquo

Dewees D N (1976) The Effect of a Subway on Residential Property Values in Toronto Journal of Urban Economics 3 357 ndash369

Harvey J (1999) Urban Land Economics Jack Harvey Publishers 5th Ed

Lowe J C and Moryada S (1975) The Geography of Movement Boston Houghton Mifflin Co

Marshall S (2005) Street and Patterns New York Spon Press

Ogu V I (2005) Urban Infrastructure Development and Sustainability in Nigeria Human Settlement Development Journal Vol 3

Oni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant University

Robert A M (1996) The Rental Pricing of Housing in New York 1830 - 1860 A Journal of Economic History 56 (3) 605 ndash 625

Singh S K (2005) Review of Urban Transportation in India Journal of Public Transportation 8 1

William B Davies K and Johnson T (1980) Modern Methods of Valuation 7th Ed London The Estate Gazette Limited

21

the lowest rental values (Below N3001) fall in category C and are located on the least accessible

roads These are Ezoba Street and Eguadase Street Consequently this variation in rental value

along with accessibility of the roads in Ogboka is shown on a value map shown (Figure 8)

Fig 8 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ogboka

Source Authorrsquos Analysis (2013)

Table 2 Rental Value in relation to Accessibility of Individual Roads in Ugbowo

15

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanLucky Street 105

150

33800Above

N30000 ABendel Street 196 33200Irowa Street 230 31100FGGC Road 79 30000Jonathan Street 202

140

29200

N20001-

N30000B

19th Street 198 28900Omage Street 56 28500Adolor Road 104 2750015th Street 167 26500Nova Road 185 25000Police Road 73 25000Sebastian St 240 25000Ogbeidie St 105 24200Ighomo Street 115 22500Uwasota Road 105 20800Technical Road 255

26017500 Below

20001 DEgboni Street 266 17500Source Authorsrsquo Analysis (2013)

Table 2 shows the rental values in relation to the weighted accessibility index of each road

in Ugbowo Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (N30001 amp above) are located on moderately accessible roads (150) These roads

are Lucky Street Bendel Street Irowa Street and FGGC Road Category B has residential

properties of the next highest rental values (N20001 ndash N30000) but are located on highly

accessible roads (140) These roads are Jonathan Street 19 th Street Omage Street Adolor Road

15th Street Nova Road Police Road Sebastian Street Ogbeidie Street Ighomo Street and Uwasota

Road Residential properties with the lowest rental values (Below N20001) fall in category C and

are located on the least accessible roads (260) Roads in this category are Technical Road and

Egboni Street Consequently this variation in rental value along with the accessibility of the roads in

Ugbowo is shown on a value map (Figure 9)

16

Fig 9 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ugbowo

Source Authorsrsquo Analysis (2013)

17

Table 3 Rental Value in relation to Accessibility of Individual Roads in GRA

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanOba Eweka Road 115

177

72500

N50001 amp Above A

Ikpokpan Road 271 72500Ihama Road 142 60800Reuben Street 296 56500Akhabore Street 59 55800Adesuwa Road 172

150

45400N40001

ndash N50000

BOni Street 157 44500Aideyan Street 45 40800Etete Road 218 40000Giwa Amu Street 176

196

37500

Below 40001 C

Boundary Road 159 35800Idosogie Street 243 350002nd Ugbor Road 202 34200Ogbeson Street 57 32500Oghosa Street 186 32500Gapiona Street 307 325001st Ugbor Road 133 30000Guobadia Street 301 30000

Source Authorsrsquo Analysis (2013)

Table 3 shows the rental values in relation to the weighted accessibility index of each road

in GRA Three categories of residential properties can be identified based on range of mean rental

values in relation to accessibility Category A which has residential properties of the highest rental

values (N50001 amp above) are located on moderately accessible roads (177) These arterial roads

are Oba Eweka Road Ikpokpan Road Ihama Road Reuben Street and Akhabore Street Category

B has residential properties of the next highest rental values (N40001 ndash N50000) but are located

on highly accessible roads (150) These roads are Adesuwa Road Oni Street Aideyan Street and

Etete Road Residential properties with the lowest rental values (Below N40001) fall in category C

and are located on the least accessible roads (196) These roads were Giwa Amu Road Boundary

Road Idosogie Road 2nd Ugbor Road Ogbeson Street Gapiona Street 1st Ugbor Road and

18

Guobadia Street Consequently this variation in rental value along with the accessibility of the roads

in GRA is shown on a value map (Figure 10)

Fig 10 Value Map Showing Spatial Variation in Rental Values with Accessibility in GRA

Source Authorsrsquo Analysis (2013)

From the findings above the study shows that rental values of residential properties vary

significantly with the level of accessibility of the roads Generally residential properties with higher

19

rental values are located on more assessable roads while properties with the lowest rental values are

located on the least assessable roads This confirms the fact that the higher the accessibility of a

road the higher the values of rent property and land that are located on it Therefore it is plausible

to concede that the location and distribution of residential properties in Benin City reflect the need

to maximize accessibility to locations and productive resources within the neighbourhoods or

within the city The more accessible these residential properties are to these productive resources

the higher their rental value all other things being equal

CONCLUSION AND POLICY RECOMMENDATIONS

Having established the impact of accessibility on rental values of residential property it is

worthy to note that a major problem faced by outlying neighbourhoods in Benin City is the poor

state of roads which has continued to impede accessibility The construction and rehabilitation of

roads is mainly concentrated in the city center where the roads are generally in good conditions and

accessibility is already high Neighbourhoods that are located further away from the city center are

impoverished by poor roads that make them poorly accessible Therefore it is of great necessity that

government constructs rehabilitate and adequately maintain roads in these neighbourhoods in order

to enhancing their accessibility and general usability This is because improved road network not

only ease movement and circulation but also offer better accessibility to productive resources and

locations within a neighbourhood and the city in general However the study concludes that the

level of accessibility of individual roads in a neighbourhood will be higher only if the general state

of roads in the neighbourhoods is in a good condition And since the state governmentrsquos Land Use

Charge is based on the value of the residential property improving the state of roads would not only

beneficial to the government as it tax a higher amount on highly valued properties but also the

owners who will ultimately shift the cost to their tenants through high rental payments Rationally

20

high rental values for residential properties in a neighbourhood where the state of road is good can

only be considered by the tenants as proper

REFERENCES

Aderamo A J (2003) A Graph Theoretic Analysis of Intra-Urban Road Network in Ilorin Nigeria Research for Development 17 1 amp 2 18 1 amp 2 (December 2003) 221 ndash 240

Balchin P N Kieve J L and Bull G H (2000) Urban Economics ndash A Global Perspective New York Palgrave Publishers 1st Ed

Damm D Lerman S Lerner-Lam E and Young J (1980) Response of Urban Real Estate Values in Anticipation of The Washington Metro Journal of Transport Economics and Policy (September) 315 ndash 336 in ldquoOni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant Universityrdquo

Dewees D N (1976) The Effect of a Subway on Residential Property Values in Toronto Journal of Urban Economics 3 357 ndash369

Harvey J (1999) Urban Land Economics Jack Harvey Publishers 5th Ed

Lowe J C and Moryada S (1975) The Geography of Movement Boston Houghton Mifflin Co

Marshall S (2005) Street and Patterns New York Spon Press

Ogu V I (2005) Urban Infrastructure Development and Sustainability in Nigeria Human Settlement Development Journal Vol 3

Oni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant University

Robert A M (1996) The Rental Pricing of Housing in New York 1830 - 1860 A Journal of Economic History 56 (3) 605 ndash 625

Singh S K (2005) Review of Urban Transportation in India Journal of Public Transportation 8 1

William B Davies K and Johnson T (1980) Modern Methods of Valuation 7th Ed London The Estate Gazette Limited

21

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanLucky Street 105

150

33800Above

N30000 ABendel Street 196 33200Irowa Street 230 31100FGGC Road 79 30000Jonathan Street 202

140

29200

N20001-

N30000B

19th Street 198 28900Omage Street 56 28500Adolor Road 104 2750015th Street 167 26500Nova Road 185 25000Police Road 73 25000Sebastian St 240 25000Ogbeidie St 105 24200Ighomo Street 115 22500Uwasota Road 105 20800Technical Road 255

26017500 Below

20001 DEgboni Street 266 17500Source Authorsrsquo Analysis (2013)

Table 2 shows the rental values in relation to the weighted accessibility index of each road

in Ugbowo Three categories of residential properties can be identified based on range of mean

rental values in relation to accessibility Category A which has residential properties of the highest

rental values (N30001 amp above) are located on moderately accessible roads (150) These roads

are Lucky Street Bendel Street Irowa Street and FGGC Road Category B has residential

properties of the next highest rental values (N20001 ndash N30000) but are located on highly

accessible roads (140) These roads are Jonathan Street 19 th Street Omage Street Adolor Road

15th Street Nova Road Police Road Sebastian Street Ogbeidie Street Ighomo Street and Uwasota

Road Residential properties with the lowest rental values (Below N20001) fall in category C and

are located on the least accessible roads (260) Roads in this category are Technical Road and

Egboni Street Consequently this variation in rental value along with the accessibility of the roads in

Ugbowo is shown on a value map (Figure 9)

16

Fig 9 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ugbowo

Source Authorsrsquo Analysis (2013)

17

Table 3 Rental Value in relation to Accessibility of Individual Roads in GRA

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanOba Eweka Road 115

177

72500

N50001 amp Above A

Ikpokpan Road 271 72500Ihama Road 142 60800Reuben Street 296 56500Akhabore Street 59 55800Adesuwa Road 172

150

45400N40001

ndash N50000

BOni Street 157 44500Aideyan Street 45 40800Etete Road 218 40000Giwa Amu Street 176

196

37500

Below 40001 C

Boundary Road 159 35800Idosogie Street 243 350002nd Ugbor Road 202 34200Ogbeson Street 57 32500Oghosa Street 186 32500Gapiona Street 307 325001st Ugbor Road 133 30000Guobadia Street 301 30000

Source Authorsrsquo Analysis (2013)

Table 3 shows the rental values in relation to the weighted accessibility index of each road

in GRA Three categories of residential properties can be identified based on range of mean rental

values in relation to accessibility Category A which has residential properties of the highest rental

values (N50001 amp above) are located on moderately accessible roads (177) These arterial roads

are Oba Eweka Road Ikpokpan Road Ihama Road Reuben Street and Akhabore Street Category

B has residential properties of the next highest rental values (N40001 ndash N50000) but are located

on highly accessible roads (150) These roads are Adesuwa Road Oni Street Aideyan Street and

Etete Road Residential properties with the lowest rental values (Below N40001) fall in category C

and are located on the least accessible roads (196) These roads were Giwa Amu Road Boundary

Road Idosogie Road 2nd Ugbor Road Ogbeson Street Gapiona Street 1st Ugbor Road and

18

Guobadia Street Consequently this variation in rental value along with the accessibility of the roads

in GRA is shown on a value map (Figure 10)

Fig 10 Value Map Showing Spatial Variation in Rental Values with Accessibility in GRA

Source Authorsrsquo Analysis (2013)

From the findings above the study shows that rental values of residential properties vary

significantly with the level of accessibility of the roads Generally residential properties with higher

19

rental values are located on more assessable roads while properties with the lowest rental values are

located on the least assessable roads This confirms the fact that the higher the accessibility of a

road the higher the values of rent property and land that are located on it Therefore it is plausible

to concede that the location and distribution of residential properties in Benin City reflect the need

to maximize accessibility to locations and productive resources within the neighbourhoods or

within the city The more accessible these residential properties are to these productive resources

the higher their rental value all other things being equal

CONCLUSION AND POLICY RECOMMENDATIONS

Having established the impact of accessibility on rental values of residential property it is

worthy to note that a major problem faced by outlying neighbourhoods in Benin City is the poor

state of roads which has continued to impede accessibility The construction and rehabilitation of

roads is mainly concentrated in the city center where the roads are generally in good conditions and

accessibility is already high Neighbourhoods that are located further away from the city center are

impoverished by poor roads that make them poorly accessible Therefore it is of great necessity that

government constructs rehabilitate and adequately maintain roads in these neighbourhoods in order

to enhancing their accessibility and general usability This is because improved road network not

only ease movement and circulation but also offer better accessibility to productive resources and

locations within a neighbourhood and the city in general However the study concludes that the

level of accessibility of individual roads in a neighbourhood will be higher only if the general state

of roads in the neighbourhoods is in a good condition And since the state governmentrsquos Land Use

Charge is based on the value of the residential property improving the state of roads would not only

beneficial to the government as it tax a higher amount on highly valued properties but also the

owners who will ultimately shift the cost to their tenants through high rental payments Rationally

20

high rental values for residential properties in a neighbourhood where the state of road is good can

only be considered by the tenants as proper

REFERENCES

Aderamo A J (2003) A Graph Theoretic Analysis of Intra-Urban Road Network in Ilorin Nigeria Research for Development 17 1 amp 2 18 1 amp 2 (December 2003) 221 ndash 240

Balchin P N Kieve J L and Bull G H (2000) Urban Economics ndash A Global Perspective New York Palgrave Publishers 1st Ed

Damm D Lerman S Lerner-Lam E and Young J (1980) Response of Urban Real Estate Values in Anticipation of The Washington Metro Journal of Transport Economics and Policy (September) 315 ndash 336 in ldquoOni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant Universityrdquo

Dewees D N (1976) The Effect of a Subway on Residential Property Values in Toronto Journal of Urban Economics 3 357 ndash369

Harvey J (1999) Urban Land Economics Jack Harvey Publishers 5th Ed

Lowe J C and Moryada S (1975) The Geography of Movement Boston Houghton Mifflin Co

Marshall S (2005) Street and Patterns New York Spon Press

Ogu V I (2005) Urban Infrastructure Development and Sustainability in Nigeria Human Settlement Development Journal Vol 3

Oni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant University

Robert A M (1996) The Rental Pricing of Housing in New York 1830 - 1860 A Journal of Economic History 56 (3) 605 ndash 625

Singh S K (2005) Review of Urban Transportation in India Journal of Public Transportation 8 1

William B Davies K and Johnson T (1980) Modern Methods of Valuation 7th Ed London The Estate Gazette Limited

21

Fig 9 Value Map Showing Spatial Variation in Rental Values with Accessibility in Ugbowo

Source Authorsrsquo Analysis (2013)

17

Table 3 Rental Value in relation to Accessibility of Individual Roads in GRA

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanOba Eweka Road 115

177

72500

N50001 amp Above A

Ikpokpan Road 271 72500Ihama Road 142 60800Reuben Street 296 56500Akhabore Street 59 55800Adesuwa Road 172

150

45400N40001

ndash N50000

BOni Street 157 44500Aideyan Street 45 40800Etete Road 218 40000Giwa Amu Street 176

196

37500

Below 40001 C

Boundary Road 159 35800Idosogie Street 243 350002nd Ugbor Road 202 34200Ogbeson Street 57 32500Oghosa Street 186 32500Gapiona Street 307 325001st Ugbor Road 133 30000Guobadia Street 301 30000

Source Authorsrsquo Analysis (2013)

Table 3 shows the rental values in relation to the weighted accessibility index of each road

in GRA Three categories of residential properties can be identified based on range of mean rental

values in relation to accessibility Category A which has residential properties of the highest rental

values (N50001 amp above) are located on moderately accessible roads (177) These arterial roads

are Oba Eweka Road Ikpokpan Road Ihama Road Reuben Street and Akhabore Street Category

B has residential properties of the next highest rental values (N40001 ndash N50000) but are located

on highly accessible roads (150) These roads are Adesuwa Road Oni Street Aideyan Street and

Etete Road Residential properties with the lowest rental values (Below N40001) fall in category C

and are located on the least accessible roads (196) These roads were Giwa Amu Road Boundary

Road Idosogie Road 2nd Ugbor Road Ogbeson Street Gapiona Street 1st Ugbor Road and

18

Guobadia Street Consequently this variation in rental value along with the accessibility of the roads

in GRA is shown on a value map (Figure 10)

Fig 10 Value Map Showing Spatial Variation in Rental Values with Accessibility in GRA

Source Authorsrsquo Analysis (2013)

From the findings above the study shows that rental values of residential properties vary

significantly with the level of accessibility of the roads Generally residential properties with higher

19

rental values are located on more assessable roads while properties with the lowest rental values are

located on the least assessable roads This confirms the fact that the higher the accessibility of a

road the higher the values of rent property and land that are located on it Therefore it is plausible

to concede that the location and distribution of residential properties in Benin City reflect the need

to maximize accessibility to locations and productive resources within the neighbourhoods or

within the city The more accessible these residential properties are to these productive resources

the higher their rental value all other things being equal

CONCLUSION AND POLICY RECOMMENDATIONS

Having established the impact of accessibility on rental values of residential property it is

worthy to note that a major problem faced by outlying neighbourhoods in Benin City is the poor

state of roads which has continued to impede accessibility The construction and rehabilitation of

roads is mainly concentrated in the city center where the roads are generally in good conditions and

accessibility is already high Neighbourhoods that are located further away from the city center are

impoverished by poor roads that make them poorly accessible Therefore it is of great necessity that

government constructs rehabilitate and adequately maintain roads in these neighbourhoods in order

to enhancing their accessibility and general usability This is because improved road network not

only ease movement and circulation but also offer better accessibility to productive resources and

locations within a neighbourhood and the city in general However the study concludes that the

level of accessibility of individual roads in a neighbourhood will be higher only if the general state

of roads in the neighbourhoods is in a good condition And since the state governmentrsquos Land Use

Charge is based on the value of the residential property improving the state of roads would not only

beneficial to the government as it tax a higher amount on highly valued properties but also the

owners who will ultimately shift the cost to their tenants through high rental payments Rationally

20

high rental values for residential properties in a neighbourhood where the state of road is good can

only be considered by the tenants as proper

REFERENCES

Aderamo A J (2003) A Graph Theoretic Analysis of Intra-Urban Road Network in Ilorin Nigeria Research for Development 17 1 amp 2 18 1 amp 2 (December 2003) 221 ndash 240

Balchin P N Kieve J L and Bull G H (2000) Urban Economics ndash A Global Perspective New York Palgrave Publishers 1st Ed

Damm D Lerman S Lerner-Lam E and Young J (1980) Response of Urban Real Estate Values in Anticipation of The Washington Metro Journal of Transport Economics and Policy (September) 315 ndash 336 in ldquoOni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant Universityrdquo

Dewees D N (1976) The Effect of a Subway on Residential Property Values in Toronto Journal of Urban Economics 3 357 ndash369

Harvey J (1999) Urban Land Economics Jack Harvey Publishers 5th Ed

Lowe J C and Moryada S (1975) The Geography of Movement Boston Houghton Mifflin Co

Marshall S (2005) Street and Patterns New York Spon Press

Ogu V I (2005) Urban Infrastructure Development and Sustainability in Nigeria Human Settlement Development Journal Vol 3

Oni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant University

Robert A M (1996) The Rental Pricing of Housing in New York 1830 - 1860 A Journal of Economic History 56 (3) 605 ndash 625

Singh S K (2005) Review of Urban Transportation in India Journal of Public Transportation 8 1

William B Davies K and Johnson T (1980) Modern Methods of Valuation 7th Ed London The Estate Gazette Limited

21

Table 3 Rental Value in relation to Accessibility of Individual Roads in GRA

Arterial RoadWeighted Accessibility

Mean Range CategoryIndex MeanOba Eweka Road 115

177

72500

N50001 amp Above A

Ikpokpan Road 271 72500Ihama Road 142 60800Reuben Street 296 56500Akhabore Street 59 55800Adesuwa Road 172

150

45400N40001

ndash N50000

BOni Street 157 44500Aideyan Street 45 40800Etete Road 218 40000Giwa Amu Street 176

196

37500

Below 40001 C

Boundary Road 159 35800Idosogie Street 243 350002nd Ugbor Road 202 34200Ogbeson Street 57 32500Oghosa Street 186 32500Gapiona Street 307 325001st Ugbor Road 133 30000Guobadia Street 301 30000

Source Authorsrsquo Analysis (2013)

Table 3 shows the rental values in relation to the weighted accessibility index of each road

in GRA Three categories of residential properties can be identified based on range of mean rental

values in relation to accessibility Category A which has residential properties of the highest rental

values (N50001 amp above) are located on moderately accessible roads (177) These arterial roads

are Oba Eweka Road Ikpokpan Road Ihama Road Reuben Street and Akhabore Street Category

B has residential properties of the next highest rental values (N40001 ndash N50000) but are located

on highly accessible roads (150) These roads are Adesuwa Road Oni Street Aideyan Street and

Etete Road Residential properties with the lowest rental values (Below N40001) fall in category C

and are located on the least accessible roads (196) These roads were Giwa Amu Road Boundary

Road Idosogie Road 2nd Ugbor Road Ogbeson Street Gapiona Street 1st Ugbor Road and

18

Guobadia Street Consequently this variation in rental value along with the accessibility of the roads

in GRA is shown on a value map (Figure 10)

Fig 10 Value Map Showing Spatial Variation in Rental Values with Accessibility in GRA

Source Authorsrsquo Analysis (2013)

From the findings above the study shows that rental values of residential properties vary

significantly with the level of accessibility of the roads Generally residential properties with higher

19

rental values are located on more assessable roads while properties with the lowest rental values are

located on the least assessable roads This confirms the fact that the higher the accessibility of a

road the higher the values of rent property and land that are located on it Therefore it is plausible

to concede that the location and distribution of residential properties in Benin City reflect the need

to maximize accessibility to locations and productive resources within the neighbourhoods or

within the city The more accessible these residential properties are to these productive resources

the higher their rental value all other things being equal

CONCLUSION AND POLICY RECOMMENDATIONS

Having established the impact of accessibility on rental values of residential property it is

worthy to note that a major problem faced by outlying neighbourhoods in Benin City is the poor

state of roads which has continued to impede accessibility The construction and rehabilitation of

roads is mainly concentrated in the city center where the roads are generally in good conditions and

accessibility is already high Neighbourhoods that are located further away from the city center are

impoverished by poor roads that make them poorly accessible Therefore it is of great necessity that

government constructs rehabilitate and adequately maintain roads in these neighbourhoods in order

to enhancing their accessibility and general usability This is because improved road network not

only ease movement and circulation but also offer better accessibility to productive resources and

locations within a neighbourhood and the city in general However the study concludes that the

level of accessibility of individual roads in a neighbourhood will be higher only if the general state

of roads in the neighbourhoods is in a good condition And since the state governmentrsquos Land Use

Charge is based on the value of the residential property improving the state of roads would not only

beneficial to the government as it tax a higher amount on highly valued properties but also the

owners who will ultimately shift the cost to their tenants through high rental payments Rationally

20

high rental values for residential properties in a neighbourhood where the state of road is good can

only be considered by the tenants as proper

REFERENCES

Aderamo A J (2003) A Graph Theoretic Analysis of Intra-Urban Road Network in Ilorin Nigeria Research for Development 17 1 amp 2 18 1 amp 2 (December 2003) 221 ndash 240

Balchin P N Kieve J L and Bull G H (2000) Urban Economics ndash A Global Perspective New York Palgrave Publishers 1st Ed

Damm D Lerman S Lerner-Lam E and Young J (1980) Response of Urban Real Estate Values in Anticipation of The Washington Metro Journal of Transport Economics and Policy (September) 315 ndash 336 in ldquoOni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant Universityrdquo

Dewees D N (1976) The Effect of a Subway on Residential Property Values in Toronto Journal of Urban Economics 3 357 ndash369

Harvey J (1999) Urban Land Economics Jack Harvey Publishers 5th Ed

Lowe J C and Moryada S (1975) The Geography of Movement Boston Houghton Mifflin Co

Marshall S (2005) Street and Patterns New York Spon Press

Ogu V I (2005) Urban Infrastructure Development and Sustainability in Nigeria Human Settlement Development Journal Vol 3

Oni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant University

Robert A M (1996) The Rental Pricing of Housing in New York 1830 - 1860 A Journal of Economic History 56 (3) 605 ndash 625

Singh S K (2005) Review of Urban Transportation in India Journal of Public Transportation 8 1

William B Davies K and Johnson T (1980) Modern Methods of Valuation 7th Ed London The Estate Gazette Limited

21

Guobadia Street Consequently this variation in rental value along with the accessibility of the roads

in GRA is shown on a value map (Figure 10)

Fig 10 Value Map Showing Spatial Variation in Rental Values with Accessibility in GRA

Source Authorsrsquo Analysis (2013)

From the findings above the study shows that rental values of residential properties vary

significantly with the level of accessibility of the roads Generally residential properties with higher

19

rental values are located on more assessable roads while properties with the lowest rental values are

located on the least assessable roads This confirms the fact that the higher the accessibility of a

road the higher the values of rent property and land that are located on it Therefore it is plausible

to concede that the location and distribution of residential properties in Benin City reflect the need

to maximize accessibility to locations and productive resources within the neighbourhoods or

within the city The more accessible these residential properties are to these productive resources

the higher their rental value all other things being equal

CONCLUSION AND POLICY RECOMMENDATIONS

Having established the impact of accessibility on rental values of residential property it is

worthy to note that a major problem faced by outlying neighbourhoods in Benin City is the poor

state of roads which has continued to impede accessibility The construction and rehabilitation of

roads is mainly concentrated in the city center where the roads are generally in good conditions and

accessibility is already high Neighbourhoods that are located further away from the city center are

impoverished by poor roads that make them poorly accessible Therefore it is of great necessity that

government constructs rehabilitate and adequately maintain roads in these neighbourhoods in order

to enhancing their accessibility and general usability This is because improved road network not

only ease movement and circulation but also offer better accessibility to productive resources and

locations within a neighbourhood and the city in general However the study concludes that the

level of accessibility of individual roads in a neighbourhood will be higher only if the general state

of roads in the neighbourhoods is in a good condition And since the state governmentrsquos Land Use

Charge is based on the value of the residential property improving the state of roads would not only

beneficial to the government as it tax a higher amount on highly valued properties but also the

owners who will ultimately shift the cost to their tenants through high rental payments Rationally

20

high rental values for residential properties in a neighbourhood where the state of road is good can

only be considered by the tenants as proper

REFERENCES

Aderamo A J (2003) A Graph Theoretic Analysis of Intra-Urban Road Network in Ilorin Nigeria Research for Development 17 1 amp 2 18 1 amp 2 (December 2003) 221 ndash 240

Balchin P N Kieve J L and Bull G H (2000) Urban Economics ndash A Global Perspective New York Palgrave Publishers 1st Ed

Damm D Lerman S Lerner-Lam E and Young J (1980) Response of Urban Real Estate Values in Anticipation of The Washington Metro Journal of Transport Economics and Policy (September) 315 ndash 336 in ldquoOni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant Universityrdquo

Dewees D N (1976) The Effect of a Subway on Residential Property Values in Toronto Journal of Urban Economics 3 357 ndash369

Harvey J (1999) Urban Land Economics Jack Harvey Publishers 5th Ed

Lowe J C and Moryada S (1975) The Geography of Movement Boston Houghton Mifflin Co

Marshall S (2005) Street and Patterns New York Spon Press

Ogu V I (2005) Urban Infrastructure Development and Sustainability in Nigeria Human Settlement Development Journal Vol 3

Oni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant University

Robert A M (1996) The Rental Pricing of Housing in New York 1830 - 1860 A Journal of Economic History 56 (3) 605 ndash 625

Singh S K (2005) Review of Urban Transportation in India Journal of Public Transportation 8 1

William B Davies K and Johnson T (1980) Modern Methods of Valuation 7th Ed London The Estate Gazette Limited

21

rental values are located on more assessable roads while properties with the lowest rental values are

located on the least assessable roads This confirms the fact that the higher the accessibility of a

road the higher the values of rent property and land that are located on it Therefore it is plausible

to concede that the location and distribution of residential properties in Benin City reflect the need

to maximize accessibility to locations and productive resources within the neighbourhoods or

within the city The more accessible these residential properties are to these productive resources

the higher their rental value all other things being equal

CONCLUSION AND POLICY RECOMMENDATIONS

Having established the impact of accessibility on rental values of residential property it is

worthy to note that a major problem faced by outlying neighbourhoods in Benin City is the poor

state of roads which has continued to impede accessibility The construction and rehabilitation of

roads is mainly concentrated in the city center where the roads are generally in good conditions and

accessibility is already high Neighbourhoods that are located further away from the city center are

impoverished by poor roads that make them poorly accessible Therefore it is of great necessity that

government constructs rehabilitate and adequately maintain roads in these neighbourhoods in order

to enhancing their accessibility and general usability This is because improved road network not

only ease movement and circulation but also offer better accessibility to productive resources and

locations within a neighbourhood and the city in general However the study concludes that the

level of accessibility of individual roads in a neighbourhood will be higher only if the general state

of roads in the neighbourhoods is in a good condition And since the state governmentrsquos Land Use

Charge is based on the value of the residential property improving the state of roads would not only

beneficial to the government as it tax a higher amount on highly valued properties but also the

owners who will ultimately shift the cost to their tenants through high rental payments Rationally

20

high rental values for residential properties in a neighbourhood where the state of road is good can

only be considered by the tenants as proper

REFERENCES

Aderamo A J (2003) A Graph Theoretic Analysis of Intra-Urban Road Network in Ilorin Nigeria Research for Development 17 1 amp 2 18 1 amp 2 (December 2003) 221 ndash 240

Balchin P N Kieve J L and Bull G H (2000) Urban Economics ndash A Global Perspective New York Palgrave Publishers 1st Ed

Damm D Lerman S Lerner-Lam E and Young J (1980) Response of Urban Real Estate Values in Anticipation of The Washington Metro Journal of Transport Economics and Policy (September) 315 ndash 336 in ldquoOni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant Universityrdquo

Dewees D N (1976) The Effect of a Subway on Residential Property Values in Toronto Journal of Urban Economics 3 357 ndash369

Harvey J (1999) Urban Land Economics Jack Harvey Publishers 5th Ed

Lowe J C and Moryada S (1975) The Geography of Movement Boston Houghton Mifflin Co

Marshall S (2005) Street and Patterns New York Spon Press

Ogu V I (2005) Urban Infrastructure Development and Sustainability in Nigeria Human Settlement Development Journal Vol 3

Oni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant University

Robert A M (1996) The Rental Pricing of Housing in New York 1830 - 1860 A Journal of Economic History 56 (3) 605 ndash 625

Singh S K (2005) Review of Urban Transportation in India Journal of Public Transportation 8 1

William B Davies K and Johnson T (1980) Modern Methods of Valuation 7th Ed London The Estate Gazette Limited

21

high rental values for residential properties in a neighbourhood where the state of road is good can

only be considered by the tenants as proper

REFERENCES

Aderamo A J (2003) A Graph Theoretic Analysis of Intra-Urban Road Network in Ilorin Nigeria Research for Development 17 1 amp 2 18 1 amp 2 (December 2003) 221 ndash 240

Balchin P N Kieve J L and Bull G H (2000) Urban Economics ndash A Global Perspective New York Palgrave Publishers 1st Ed

Damm D Lerman S Lerner-Lam E and Young J (1980) Response of Urban Real Estate Values in Anticipation of The Washington Metro Journal of Transport Economics and Policy (September) 315 ndash 336 in ldquoOni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant Universityrdquo

Dewees D N (1976) The Effect of a Subway on Residential Property Values in Toronto Journal of Urban Economics 3 357 ndash369

Harvey J (1999) Urban Land Economics Jack Harvey Publishers 5th Ed

Lowe J C and Moryada S (1975) The Geography of Movement Boston Houghton Mifflin Co

Marshall S (2005) Street and Patterns New York Spon Press

Ogu V I (2005) Urban Infrastructure Development and Sustainability in Nigeria Human Settlement Development Journal Vol 3

Oni A O (2009) Arterial Road Network and Commercial Property Values in Ikeja Nigeria PhD Thesis Submitted to the Department of Estate Management Covenant University

Robert A M (1996) The Rental Pricing of Housing in New York 1830 - 1860 A Journal of Economic History 56 (3) 605 ndash 625

Singh S K (2005) Review of Urban Transportation in India Journal of Public Transportation 8 1

William B Davies K and Johnson T (1980) Modern Methods of Valuation 7th Ed London The Estate Gazette Limited

21