International Journal of Real Estate Studies
International Journal of Real Estate Studies (INTREST), formerly known as Malaysian Journal of Real Estate (MaJORE), is an academic journal devoted to the publication of original works that advance knowledge of theory, practice, and research across the real estate and land administration disciplines. The journal focuses on but not limited to global perspectives on the real estate domain, that are of importance to scholars, educators, students, practitioners, policy-makers, and consultants worldwide. The research covers multiple levels of analysis in the field of real estate, building performance, construction management, urban planning, land administration, and other related areas. This journal accepts both empirical and conceptual research papers with relevant methodological approaches. Besides that, INTREST also publishes short notes and book reviews. Manuscripts are accepted for publication on the understanding that they have been submitted solely to the International Journal of Real Estate Studies and have not been published in part or whole previously by any other journal. International Journal of Real Estate Studies (INTREST) is published online with a frequency of two regular issues per year (June and December). Application to publish special issues is opened throughout the year. Interested applicants may submit such applications by sending us an email to intrest@utm.my. Indexed by: MyCite , MyJurnal
Copyright of articles that appear in the International Journal of Real Estate Studies belongs exclusively to Penerbit Universiti Teknologi Malaysia (Penerbit UTM Press). This copyright covers the rights to reproduce the article, including reprints, electronic reproductions, or any other reproductions of similar nature.
Securing Land Tenure through Title Registration: A Systematic Review of Global Evidence
Land title registration reforms are widely promoted for their potential to strengthen tenure security, stimulate investment, and support broader social and economic development. However, evidence from different countries shows that the effectiveness of such reforms varies considerably across institutional and socio-political contexts. This study provides a systematic synthesis of global evidence on land title registration reforms by reviewing 50 peer-reviewed articles published between 2010 and 2024. The review followed a structured search strategy using the Scopus and Google Scholar databases, guided by the PRISMA framework to ensure transparent identification, screening, and selection of relevant literature. The review included English-language peer-reviewed publications that examined the impacts, implementation measures, and institutional dynamics of land titling programmes. The findings indicate that land titling initiatives are frequently associated with increased agricultural investment and productivity, improved access to formal credit, and stronger legal recognition of women’s land rights. Evidence from countries such as Ethiopia, Vietnam, and Rwanda demonstrates that well-designed registration programmes can support agricultural development and strengthen the legal recognition of land rights. However, the review also reveals that the issuance of formal titles does not always translate into perceived tenure security, particularly in contexts where institutional enforcement is weak, administrative systems are fragmented, or customary tenure arrangements remain unresolved. The analysis further identifies key enabling conditions for effective reforms, including decentralized governance structures, participatory implementation approaches, performance-based institutional incentives, and the adoption of fit-for-purpose technological tools such as Geographic Information Systems (GIS). Overall, the findings highlight that successful land title registration requires context-sensitive governance strategies that integrate legal reforms, institutional capacity building, and inclusive participation.
Copyright (c) 2026 International Journal of Real Estate Studies
Lifestyle Priorities and Homeownership Decisions among Malaysian Civil Servants: A Behavioural Finance Perspective
The rising cost of living and property prices in Malaysia have intensified housing affordability challenges among civil servants. This quantitative cross-sectional study examines how lifestyle spending priorities, psychological and social factors, and perceived barriers and opportunities influence financial wellbeing and homeownership status, with financial management tested as a mediating mechanism. Data were collected through an online survey of 411 Malaysian civil servants and analysed using descriptive statistics, Pearson correlation, multiple regression, binary logistic regression, and Hayes's PROCESS macro with 5,000 bootstrap samples. The results show that 48.7% of respondents owned a home, while the largest income group earned RM3,000–RM4,999 per month. Financial management showed the strongest association with homeownership odds (OR = 2.18), whereas lifestyle spending priorities were negatively associated with homeownership (OR = 0.71). The financial wellbeing model explained 68.7% of the variance, while the homeownership model explained 29.4%. Mediation analysis indicated that financial management transmitted the effects of lifestyle spending priorities and perceived barriers and opportunities to both financial wellbeing and homeownership, while the indirect effects of psychological and social factors were less consistent. The findings support Mental Accounting Theory and Behavioural Finance Theory by showing that stable employment alone does not automatically translate into housing attainment when spending priorities, savings discipline, and perceived barriers shape the pathway to ownership. The study suggests that housing policy for civil servants should combine structural housing support with targeted financial management interventions.
Residential Price Forecasting in Shaoxing using Gaussian Process Regression with Bayesian Optimisation
The Chinese residential property market has undergone pronounced cyclical shifts over the last decade, moving from sustained expansion to a sharp downturn after late 2021, which poses considerable challenges for investors, planners, and regulators seeking to anticipate urban housing price trends. While machine learning methods are increasingly applied to real estate forecasting, Gaussian process regression (GPR) remains underutilised in China’s spatially heterogeneous markets, and no prior study has deployed it to model price dynamics in Shaoxing—a representative, rapidly transitioning urban centre. To address this gap, the present study constructs a GPR forecasting framework with multiple kernel structures and adaptive basis functions, optimized through Bayesian inference and cross-validation, using monthly residential price data from January 2013 to July 2024. The model is trained on the period up to April 2022 and evaluated out-of-sample over May 2022–July 2024. For comparative benchmarking, identical test conditions are applied to a long short-term memory (LSTM) network, support vector regression, a regression tree, and a simple autoregressive model. The GPR model achieves a root mean square error of 30.98, markedly lower than LSTM (48.58), support vector regression (60.98), regression tree (73.34), and the autoregressive benchmark (87.28), corresponding to a relative root mean square error of 0.1774%. These results confirm the framework’s ability to capture the nonlinear temporal dependencies that characterise Shaoxing’s housing market. Beyond its methodological contribution, the study offers practical value for valuation practice, land administration, and housing policy by providing a transparent, scalable, and data-driven tool for price monitoring. The proposed system can be deployed independently or integrated with conventional econometric models, and its parsimonious input design facilitates replication in other urban contexts, supporting evidence-based decision-making across diverse real estate markets.
Virtual Reality for Residential Daylight Assessment: Enhancing Homebuyer Decision-Making and Purchase Intention
Daylight is a critical factor influencing mental well-being, impacting mood regulation, cognitive performance, and circadian rhythms, which are the key aspects that shape the desirability and liveability of residential environments. Conventional daylight assessments for real estate rely on physical models and in-person site visits to show units, which can be costly and time-consuming. With advancements in Virtual Reality (VR), daylight conditions can now be simulated in immersive, interactive environments, offering a cost-effective and ecologically valid method for assessing homebuyers’ emotional responses. This study explores the role of VR-based daylight simulation in enhancing emotional well-being, drawing insights from environmental psychology, neuroarchitecture, and immersive technology. Grounded in Approach–Avoidance Theory, this research examines how variations in daylight brightness influence pleasure and satisfaction. A within-subjects experimental design was conducted with 50 participants experiencing two VR-simulated bedroom settings, one bright and one dark. Emotional responses were analyzed using Paired Samples t-tests and repeated measures ANOVA. Results showed significantly higher pleasure and satisfaction scores in the bright daylight condition (p < 0.001), confirming daylight’s positive impact on emotions. Notably, satisfaction was more sensitive to lighting variations than pleasure, suggesting that satisfaction is directly influenced by environmental conditions, while pleasure remains more stable due to subjective preferences and contextual associations. These findings validate VR as a robust tool for daylight research, offering a controlled, immersive, and ecologically valid method for studying daylight’s psychological and behavioral effects. The findings offer valuable insights for architects, developers, and real estate professionals, advocating for VR as a transformative tool in real estate design and marketing. By highlighting the relationship between daylight quality and emotional well-being, this study supports the creation of more liveable, resilient, and marketable urban residential spaces, aligning with the evolving priorities of sustainable real estate development.
The Satisfaction Level of UniMAP Rental Bus Services among Faculty of Civil Engineering and Technology Students from Various Perspectives
This paper analyze the level of satisfaction of Faculty of Civil Engineering and Technology (FKTA) students with the UniMAP bus services on various perspective and explore and understand the management methods of UniMAP transportation, focusing on identifying strengths, weaknesses, and areas for improvement and identify the problems that students are facing and suggestions to be present to the University management to further improve efficiency in the transport management system. A questionnaire was used to collect data on student satisfaction, analyzed using SPSS. Additionally, interviews with rental bus service management provided insights into routes, costs, and services as a support for more understanding on UniMAP Transportation Unit. The findings indicate that while students are partially satisfied with punctuality, safety, and facilities, they are dissatisfied with delays and overcrowding. Recommendations include rescheduling bus timings, improving bus stop facilities, increasing comfort at bus stops, prioritizing safety, and implementing a more effective communication and reporting system. This will ensure a more reliable and satisfying experience for all students.
Copyright (c) 2025 International Journal of Real Estate Studies
A Preliminary Review of Housing Development Economics in Sarawak: Demystifying the Development Cost Components and Transaction Costs
Shelter is primarily characterized as a housing necessity, which is an essential component of Maslow's Hierarchy of Human Needs. Housing development levels have been suggested as a metric for a country's socioeconomic stability. Despite its significance for human well-being, there appears to be a problem with home affordability. This scenario is convinced to derive from the mismatch between market affordability and housing selling prices, especially in Malaysia. Residential Transaction Data reported by NAPIC in Q1 2024, 53.1% of consumers demand residential prices ranging below RM300,000. However, the average house prices recorded in Sarawak for Q4 2024 are RM415,936, with Sibu recording the highest house prices, followed by Miri and Kuching, respectively. Consequently, houses sold in Sarawak are categorized as severely unaffordable. Hence, this calls for research to debunk the total development costs for housing development in Sarawak, namely the land, hard, and soft costs. By doing so, it will reveal the composition of the cost components of housing development costs in Sarawak as well as the corresponding transaction costs. This will determine which housing development cost components with the highest costs within the three main components (land, hard and soft cost). The findings will be correlated with the costs of housing development in Peninsular Malaysia. By assessing the similarities and differences between Sarawak's and Peninsular Malaysia’s cost components distribution, it will lead to producing evidence-based insights that are both diagnostic and prescriptive, derived from all the data gathered. Such information is crucial for assisting policymakers and regulatory bodies in assessing the impacts of the regulatory framework monetarily.
Effectiveness of the Program Perumahan Penjawat Awam Malaysia in Supporting Public Servant Homeownership
Despite stable employment, many Malaysian public servants face homeownership challenges due to widening affordability gaps and fragmented housing assistance. Evaluating government housing interventions from the beneficiary perspective is essential to improving policy outcomes and resource allocation. This paper presents a comprehensive assessment of the Program Program Perumahan Penjawat Awam Malaysia (PPAM) and its effectiveness in addressing homeownership challenges faced by public servants in Malaysia. Using a quantitative cross-sectional design, data were collected from 398 public servants through a structured questionnaire employing a 4-point Likert scale, helping minimize neutral response bias. Simple random sampling was used to ensure representativeness across respondents. The study examined four main program dimensions: awareness, implementation, accessibility, and features. These were analysed to determine how they influence program effectiveness perceptions, with satisfaction as a mediating variable. The analysis also investigated whether these relationships shaped demographic factors such as service grade and age groups. Partial Least Squares Structural Equation Modeling (PLS-SEM) analysis showed that satisfaction is the key predictor of program effectiveness, accounting for 98.5% of its variance. Program awareness drove satisfaction and influenced effectiveness entirely through that link rather than directly. In the multi-group analysis, management level officers focused on program features while implementation grade officers placed more value on accessibility and awareness. Younger public servants responded more strongly to awareness initiatives than older colleagues. These results indicate that user experience matters more than technical features of the program. The traditional focus on program dimensions had little direct impact, suggesting a shift toward managing the user experience. The findings also highlight the value of demographic-sensitive strategies instead of one-size-fits-all approaches. For policymakers, this means public housing programs should be designed around users’ needs, with communication tailored to different demographic groups and performance measured by user satisfaction. The simplified model offers a clear framework for reforming public housing programs in Malaysia to improve outcomes and allocate resources more efficiently across public servants.
Proximity to Retail Outlets and Residential Property Rental Values in Akure, Nigeria
Location and neighbourhood characteristics are important factors to consider in real estate investment, as the composition of the physical and locational environment can influence the extent of desirability. This study examines the effect of the attachment of retail shops on residential property rental prices. Using a cross-sectional survey research, this study divided Akure into three population density zones to assess how the contiguous development of attached retail shops affects residential rental prices in each of the zones. Independent sample T-test was used to compare the residential property rental prices across the zones. Results of the analysis revealed that in the high population density zone, there is no statistically significant difference in the rental prices of residential properties with retail shop attachment and those without retail shop attachment. In the medium-density zone, it was revealed that the rental prices of residential properties with retail shop attachments are marginally lower than those without the attachments, which is statistically significant at p < 0.050. In the low-density zone, rental prices of residential properties that are without retail shop attachments are statistically higher than those with the attachments. This study, therefore, concludes that, in examining the effects of retail shop attachments on residential property rental prices, the population density of the study area is an important factor that could influence the result. It is therefore recommended that planning authorities in Akure, Nigeria, should ensure close monitoring of the development of residential neighbourhoods, to prevent unregulated attachment of retail shops that could in turn, have unanticipated effects on the prices of residential neighbourhoods.
An Evaluation of Financing Urban Land Administration Reforms in Africa: Comparative Insights and Policy Pathways for DFIs
Transitioning to effective urban land administration is a key challenge in Sub-Saharan Africa, where weak governance and land administration institutions, land insecurity, and land governance fragmentation are a barrier to economic development. Evidence of how the financing models and enabling policy conditions between DFIs and conventional financial institutions differ is still limited, and strategic potential to catalyse reform is not yet fully realised. This paper evaluates how DFIs fund and facilitate urban land administration reforms across four African countries - Nigeria, Cameroon, Ethiopia, and Rwanda. A comparative multiple-case study approach with documentary analysis and a structured expert survey of 12 practitioners in Southwest Nigeria was used to analyze data, which were then thematically coded in NVivo 14 based on three dimensions: financing structures, DFI roles and policy frameworks. The results show that public budgets and concessional loans are by far the most prevalent financing instruments, whereas blended finance, PPPs, and land value capture instruments are hardly used. DFIs are mostly involved in technical assistance, policy dialogue and capacity building, and have almost no gender equity provisions in place, except in Rwanda. The following is identified as pre-conditions for the effective engagement of DFI: legal harmonisation, tenure integration and enhanced institutional mandates. The paper offers comparative policy approaches on how to diversify finance, how to coordinate institutions, and how to integrate gender-sensitivities in the DFI-supported land reform in Africa.
Integrating Project Management Techniques in Property Acquisition and Development
The study investigates the adoption of Project Management Techniques (PMT) in property acquisition and development and their effects on project performance and valuation outcomes in Nigeria. A quantitative design was employed, using structured questionnaires administered to 102 real estate professionals. Data were analysed using descriptive statistics, Pearson’s correlation, and regression analysis with SPSS. Reliability testing yielded a Cronbach’s alpha of .889, confirming high internal consistency. Results showed that cost management tools (M = 4.24, SD = 0.88) and risk management frameworks (M = 4.12, SD = 1.14) were the most frequently adopted PMT, while Gantt charts recorded the lowest adoption (M = 3.29, SD = 1.18). Correlation analysis revealed significant positive relationships between PMT adoption and project performance (r = .589, p < .001). Regression analysis demonstrated that PMT adoption significantly predicted valuation outcomes, β = 0.48, SE = 0.08, t (100) = 5.96, p < .001, 95% CI [0.32, 0.64], explaining 26.2% of the variance (R² = .262, adjusted R² = .254). The study concludes that the integration of PMT enhances project delivery efficiency and valuation accuracy in Nigeria’s real estate sector. Wider professional training, institutional support, and policy implementation are recommended to strengthen PMT adoption.
A Critical Note on ESG and Social Governance in Real Estate Valuation
This short paper critically examines the relevance of social governance criteria within real estate valuation. While Environmental, Social and Governance (ESG) principles have become increasingly visible in real estate investment, reporting and asset management, their direct application to valuation practice remains conceptually and methodologically contested. The paper argues that only social factors that are observable, market-relevant and capable of influencing property performance should be considered in valuation analysis. Through a conceptual review of selected ESG and real estate valuation literature, the paper distinguishes between broader corporate social governance ideals and valuation-relevant property attributes such as accessibility, safety, social infrastructure, neighborhood quality and user demand. The paper concludes that ESG considerations should not be rejected wholesale, but should be applied cautiously, transparently and only where they can be linked to market evidence, professional judgement and recognized valuation principles.
University Proximity and Residential Rental Values in Peri-Urban Dar es Salaam, Tanzania: Spatial Pricing Dynamics in Emerging African Housing Markets
While the influence of universities on surrounding housing markets is widely recognized, evidence from African cities remains scarce. This study investigates the effect of university proximity on residential rental values in peri-urban Dar es Salaam, Tanzania, focusing on neighborhoods around Ardhi University and the University of Dar es Salaam. Data were collected through structured questionnaires administered to landlords and tenants. Out of 150 targeted respondents, 107 valid questionnaires were completed, resulting in a response rate of 71.3%. The analysis employed a mixed-methods approach, combining a household survey with GIS data. A suite of spatial econometric techniques, including Geographically Weighted Regression (GWR), quantile regression, and kriging interpolation were applied to assess the spatial impact of proximity, property attributes, and local infrastructure on rental values for the year 2024. The findings indicate that proximity to university campuses leads to a significant rental premium, with rental values decreasing by approximately 25% per kilometer from Ardhi University. This trend reflects high demand from students, staff, and associated services. Additionally, property features such as dwelling type and utility availability significantly influence rental levels. However, affordability concerns and informal tenancy practices highlight ongoing challenges in urban housing governance. However, the cross-sectional design and potential for unobserved confounding factors suggest the findings represent a strong association rather than definitive causality. This study offers a novel empirical application of advanced spatial pricing models in peri-urban Tanzania, contributing to policy discussions on balancing rental market efficiency with affordability in rapidly urbanizing African cities.
Unveiling the Potentials and Challenges of Ella as a Tourist Destination
Tourism significantly contributes to the economic, socio-cultural, and environmental development of countries worldwide, making it important to focus on the potentials and challenges for tourism. Ella, a captivating city in the Badulla District, is growing as a leading tourism destination in Sri Lanka, with different attractions like the Nine Arch Bridge, Little Adam’s Peak, Ravana Ella Falls and Cave, Ella Rock, and many more, offering tourists a wide range of activities to experience. The accelerating demand for tourism in Ella emphasizes the need to assess its potential more specifically, as well as the challenges that might hinder the realization of the potential for tourism development. Therefore, this study attempted to analyse the potential and challenges of Ella for a better understanding of potential developments. A descriptive research design was utilised based on the qualitative and quantitative data collected from a convenient sample of 138 residents and 150 tourists through a semi-structured questionnaire, along with the secondary data to assess the potentials and challenges. Results drawn indicate Ella’s massive potentials for tourism development. Among such potentials, its strategic location, higher government attention and support as a major tourist destination, positive attitudes and active engagement of the host community towards tourism, availability of infrastructure and other supportive facilities, diversity in attractions, possibility for promoting alternative types of tourism, and unexplored historical legacy of the area are some key factors. At the same time, it was found that several circumstances obstruct the realization of potential opportunities, such as inadequate transport facilities, inadequacies in destination management measures, poor promotional efforts, unacceptable business practices of locals, overcrowding, and the long distances between attractions. The study recommends implementing adequate destination management measures, improving the entire transportation system, and establishing a regulatory or monitoring mechanism to ensure fair business practices by locals.
Choice Behavior of Commercial Property Attributes in an Emerging Market: A Multi-Criteria Decision Analysis
Real estate investment decision-making is complicated by a blend of biases and economic challenges, along with the unique characteristics of each property. The study investigates the predictors of commercial property choice behavior in emerging markets, with a specific focus on Lagos, Nigeria. The study employed the Multi-criteria Decision Analysis (MCDA) framework with a specific focus on the Analytical Hierarchy Process (AHP). Data were collected from primary sources through a questionnaire survey of a sample of 601 randomly selected business owners. The study further selected nine (9) experts through an arbitral selection procedure who are actively practising as real estate brokers. The study reveals that location, property identity, and the nature of the business were paramount attributes in commercial property selection in Lagos State, Nigeria. Cognitive factors such as experience and representative heuristics significantly influenced decision-making, reflecting the reliance on past knowledge and perceived similarities amidst market volatility in obscure emerging markets. Macroeconomic volatility and the regulatory environment emerged as critical market dynamics shaping investment preferences. This study is one of the very few studies that have investigated the predictors of commercial property choice behavior in emerging markets, with a focus on Lagos, Nigeria. This is one of the very few studies that contributes to the theoretical understanding of decision-making under uncertainty.
From Settlers to Successors: Navigating Inheritance Restrictions on FELDA Land Ownership
The development of the Federal Land Development Authority (FELDA) is recognised as a successful effort by the Government of Malaysia in eradicating poverty and developing rural lands into massive plantations for the country’s exports. The land ownership by the FELDA settlers under the FELDA’s scheme is unique and differs from other land ownership, since it is subject to the Land (Group Settlement) Act 1960 (GSA). However, the restriction provided under the GSA that limits the number of landowners has led to complex issues, especially upon the death of the settler, since legal heirs cannot inherit the land according to their entitled portions under the inheritance law. Undoubtedly, the imposed restriction has posed problems in estate distribution, which adversely affects the rights and entitlements of the legal heirs. Hence, this article aims to analyse the issues affecting the interests of the legal heirs of FELDA’s settlers, as well as to identify the right distribution mechanisms that can be proposed as potential solutions. Data gathered is obtained from previous literature studies, and from the interviews conducted with the personnel representatives of authoritative stakeholders, namely, the Estate Distribution Officer from the Estate Distribution Division of the Department of the Director General of Lands and Mines (JKPTG), and an officer of the Land Management Department of FELDA Headquarters. This article indicates that issues of inheritance claims must be thoroughly addressed, and that the execution of a trust deed could help to resolve the issues of estate distribution relating to FELDA lands. Additionally, cooperation from stakeholders is highly needed to ensure the transfer of ownership of FELDA holding title to the next generation can be carried out smoothly, while also achieving the economic and administrative purposes of the stakeholders fairly and equitably.
Risk Analysis in the Implementation of Flood Control Construction Projects in Jambi Province
Flood control construction projects are highly prone to various risks due to technical, environmental, and management factors. While risk management in general construction projects is widely studied, few works focus specifically on flood control infrastructure in flood-prone regions. This study aims to analyze the risks that arise in the implementation of flood control construction projects in Jambi Province. A mixed-methods approach was employed, combining survey data from key stakeholders with quantitative analysis using severity indices and probability-impact matrices and formulate mitigation strategies using the PDCA (Plan – Do – Check – Act) approach. Data were collected through questionnaires distributed to stakeholders and analyzed using risk matrices The results showed that among 39 identified risk variables, one was categorized as moderate-risk, and thirtyeight were categorized as low – risk. Key risks include delays in land acquisition, design changes, weather disruptions, and material shortages. Mitigation strategies include enhanced planning, improved stakeholder communication, and strengthening contractor capabilities. The study contributes theoretically by demonstrating the applicability of PDCA in risk management for flood – prone infrastructure, and practically by providing actionable strategies to enhance project resilience in similar contexts globally. These findings aim to assist practitioners in recognizing and managing key risks to ensure successful project delivery.
Assessment of Void Periods in Residential Buildings in Minna, Nigeria
Void periods significantly impact the profitability of residential investments in Minna, necessitating an in-depth assessment. Re-letting vacant apartments takes a while, and in many cases, newly completed residential buildings experience voids. This study was informed by the need to establish the level of void periods at which residential building types are most vulnerable, as well as locational differences in the study area. Thus, the study aimed to provide an in-depth assessment of void periods in buildings across residential neighbourhoods in Minna, Nigeria. The objectives were to assess the duration of void periods, analyse variations across residential building types, and explore neighbourhood-level differences in the study area. The study adopted a quantitative approach, using a structured questionnaire distributed to Estate Surveyors and Valuers (ESVs), Local Estate Agents (LEAs), and property owners managing 1,500 residential units across 13 neighbourhoods. Levene’s test of homogeneity of variance, Welch adjusted analysis of variance, and the Games-Howell post hoc test were used for data analysis. The study found significant variations in void periods among different residential building types and neighbourhoods, with mean void periods ranging from 4.87 to 7.03 months. The study’s findings of high void periods underscore the need for stakeholders to address the underlying issues, suggesting that collaborative efforts could mitigate these challenges in the Minna residential property market. Findings from this study serve as a vital indicator of the market conditions, and how it directly affects properties’ financial performance. It further offers crucial indicators that influence residential real estate investment, as well as urban planning.
Awareness and Perception of The Impact of Sustainability Features on Commercial Property Valuations in Lagos, Nigeria
Sustainable development is that which satisfies current needs without jeopardizing the capacity of unborn generations to satisfy their own. it is pertinent to emphasise the need for more awareness of sustainability in property valuation, as poor knowledge can lead to issues such as possible undervaluation of property. Also, valuers should understand the need to incorporate the relevant sustainability features into valuation exercise as accurate property valuation is essential for encouraging investment decision. It is on this note that this study examined the Awareness and Perception of The Impact of Sustainability Features on Commercial Property Valuations in Lagos, Nigeria with a view to identify sustainability features relevant to property valuation in the study area. Primary data was collected with the aid of a structured questionnaire administered on One Hundred and Ninety-Three (193) Estate Surveying and Valuation Firms in Lagos Island with a total of 152 questionnaires retrieved, yielding a 79% response rate. The data collected were analysed using descriptive research designs, specifically weighted mean score and factor analysis. The analysis of the weighted mean score ranked wind turbines highest in awareness followed by greywater recycling, this could be linked to the presence of alternative energy solution and the need for water conservation in Nigeria. The study further grouped the sustainable features into seven (7) components for easy understanding which are - energy efficiency & renewable energy systems; water efficiency & sustainable water management; indoor environmental quality & comfort; green & sustainable building materials; smart & automated building systems; safety & accessibility; and sustainable urban & site planning. The study therefore recommends increase in awareness of sustainable features in the construction industry. Finally, incorporating sustainability concerns into property valuation theory and practice will play a major role in the accomplishment of more sustainable development in the real estate and building industries.
Exploring Factors Enhancing the Implementation of Supply Chain Management in the Nigerian Construction Industry: A Qualitative Study
Supply Chain Management (SCM) plays a pivotal role in driving economic growth by enhancing efficiency, reducing costs, and fostering competitiveness in Nigeria. Despite the growing importance of SCM in the construction industry, many construction firms in Nigeria are yet to effectively implement SCM practices. This has led to inefficiencies, delays, cost overruns, and poor project outcomes. Therefore, there is a need to establish factors that enhance the implementation of SCM in construction firms in Nigeria. The study relied on qualitative research using a case study methodology, primarily employing interviews to gather data from twenty construction companies in Abuja, Nigeria. Ten medium-scale and ten large-size (total of twenty) construction firms were interviewed, however, only ten out of twenty targeted interviews were achieved within four months. The interview response rate is fifty percent, and this showed the trait of multiple case studies. The study applied content analysis, which is an explicit approach in thematic analysis. The study deploys content analysis to explore a detailed conversation, ensuring clear interpretation. The study established undertaking digital transformation/technological innovation, collaboration, training and development, and information sharing as critical factors enhancing the implementation of SCM. The study has provided enhancements to help construction firms implement SCM in the industry. The study contributes to the body of knowledge on SCM construction and provides a practical model for its implementation. The study recommends investments in digital transformation and training and skill development programs for the enhancement of SCM capabilities.
Affordable Housing Schemes in Malaysia: A Review of Systematic Gaps
Affordable housing is critical for Malaysia’s low-and-middle-income populations which is B40 and M40 groups who constitute the majority. However, persistent systematic gaps where fundamental flaws within policy, governance and delivery frameworks undermine the effectiveness of current affordable housing schemes. This aim of study is to analyse the systematic gaps within the affordable housing schemes in Malaysia that impacting the target income groups. This study identifies and analyses these gaps through a content analysis of relevant statutes, regulations, academic literature based on journals, articles and electronic resources. The systematic gaps identified include delays in-house delivery system, insufficient supply and demand, rising prices of affordable housing, mismatch between affordable housing types and buyers’ preferences and poor maintenance and mismanagement. These critical findings reveal how systematic weaknesses hinder scheme objectives. The analysis concludes that addressing these gaps requires streamlined governance with clear accountability, enhances enforcement against speculation, targeted interventions for specific income groups and robust management frameworks. The implementation of these measures is essential to achieve accessible, quality and sustainable housing for all eligible Malaysians.
Retail Property Investment in Tanzania: Unveiling Economic, Location, and Property Factors Influencing Operational Performance in Dar Es Salaam
This study explores the main factors that affect how well retail property investments perform in Dar es Salaam, the economic heart of Tanzania. It looks closely at how economic conditions, properties' location, and physical characteristics influence investment returns. The research uses a mixed-methods approach, combining survey data with interviews to understand what drives success in this sector. From the findings, several economic factors—such as people's buying power, rental income, day-to-day costs, and how well those costs are managed—play a big role in determining performance. At the same time, where a property is located, including how accessible it is, the state of nearby infrastructure, and the type of surrounding businesses, also matter a great deal. Features of the property itself, like the quality of the building, available facilities, and how it is managed, further influence its success. The study is supported by well-established theories like the Resource-Based Theory, Location Theory, and the Theory of Performance, which help explain how internal and external factors combine to shape investment outcomes. Based on the results, the research offers practical recommendations for improving retail property performance, including better planning, improved property management, and supportive policies. These insights are particularly useful for investors, policymakers, and urban planners working in growing cities like Dar es Salaam and other parts of the developing world.
Correlation between Demographic Characteristics and Building Material Preferences of Civil Servants in Abuja
Building material preferences is an aspect of housing preference that has received very little attention from researchers over the years. Materials used in buildings are a function of their availability and suitability, as well as different demographic characteristics. It is crucial for stakeholders in housing provision to understand the building material preferences of individuals based on their demographic characteristics. Majority of governments’ previous housing projects were targeted to workers but failed due to the lack of prior study of their housing preferences. Therefore, this study seeks to assess the links between demographic characteristics and building material preferences among Federal civil service workers in Abuja, Nigeria. The survey method was adopted in this study, and data were collected using structured questionnaire. The population of the study was the Federal civil service workers in all the Federal Ministries in Abuja, and a sample size of 2,133 was gotten out of 40,884 sample frame using Slovin's formula. The respondents were sampled using simple random sampling technique, and the data collected were analysed using both descriptive and inferential statistics analysis methods. The findings of the study show that most of the correlations are weak (|R| < 0.2), indicating minimal practical significance, despite statistical significance. Preferences for window material and type of door show relatively consistent significant associations across multiple variables. Significant p-values indicate patterns worth investigating further, but the weak R-values highlight that other factors likely have stronger influences on material preferences. The study recommends that further investigation should be conducted on the interrelationship between building material preferences and demographic attributes.
Public Real Estate Management Practices and Challenges in Zimbabwe
Governments own properties and infrastructure to fulfil their primary goal of service delivery. However, problems exist as this goal outweighs that of making profits, yet finances are needed for maintenance and upkeep. The research investigated public real estate management practices, the extent to which the practices are implemented, and the challenges affecting public real estate management in Zimbabwe. A quantitative research approach was adopted, which involved distributing questionnaires to government officers and executives responsible for public real estate management in Bulawayo. The data was analysed using descriptive statistics to compute mean scores (MSs) and frequencies. The results suggest that the most frequently implemented practices are asset registration and record keeping, rent collection, periodic/regular reporting, financial analysis, and leasing property to private organisations. Furthermore, the primary challenges encountered in public real estate management include inadequate financing, lengthy budget approval processes, a lack of effective information technology systems and skills, poor communication as well as high cost of building materials. The results highlight the need to design interventions that ensure that public sector real property is maintained adequately, promoting a proactive approach to management, and also integrating technology into public sector real property management. This will help improve the population's welfare and living standards while unlocking the potential of the property values of all government properties to regenerate income even from non-core real estate.
Awareness and Adoption of Social Media Marketing Tools among Estate Surveying and Valuation Firms in Lagos State, Nigeria
This study is borne out of the sole objective of investigating the awareness, adoption, and influencing factors related to the use of social media marketing tools among estate surveying and valuation firms in Lagos State. Over time, the increasing use of social media has raised concerns while also contributing significantly to the nation's economy. Despite these concerns, social media marketing has proven to be of immense benefit in today’s world. This study focuses on its impact on estate surveying and valuation firms in Lagos State, Nigeria. A survey was conducted among eighty-three (83) estate surveying and valuation firms in the state, with data analyzed using simple percentages and presented in tabular form. The findings revealed that all the firms and their clients actively use social media, with Facebook, WhatsApp, and Twitter being the most popular platforms among the firms. The study concluded by highlighting the growing role of social media in property marketing by estate firms in Lagos State, emphasizing its effectiveness in boosting visibility, sales, and customer loyalty. It also calls for updated practice codes to address challenges posed by unlicensed practitioners and promote sustainable growth in the digital era.
Assessment of Residents’ Socioeconomic Characteristics and their Pattern of Residential Mobility in Osogbo, Nigeria
This study focuses on Residents’ Socioeconomic Characteristics and the Pattern of Residential Mobility in Osogbo, Nigeria. Using both primary and secondary data. Primary data obtained from households in Osogbo and Olorunda Local Government Areas LGAs. Information obtained from INEC showed that there were 26 electoral wards in the study area. The wards were classified into core, transition, and suburban zones. A stratified random sampling technique was employed to select 9 electoral wards that were sampled. Through Google Earth, 10027 buildings were identified in the study area. In the core (1201 and 2558), transition (4434 and 1063) and suburb (443 and 328). Five per cent (5%) of the identified buildings were sampled. Thus, one out of every 20 buildings was selected using the systematic random sampling technique. Adopted this procedure, a questionnaire was administered to four hundred and ninety-nine (499) households in the study area. Secondary data obtained were the maps of the study area. Data were analyzed using binomial logistic regression and factor analysis. Findings show that most residents (87.1%) have moved at least once within Osogbo. While 12.9% of the sampled population have not moved. 7%, 4.9% and 1% of this are from the core, transition and suburban zones of Osogbo respectively. It further shows that residential movement within each residential zone is apparent. 35.9%, 34.9% and 2.4% of the residents moved or relocated within the core, transition and suburban residential zones of Osogbo, respectively. Major movement (19.2%) across the residential zones occurs from the core zone to the transition zone. Another notable residential movement is from the core to the suburban, representing 3.2%. The study concluded that special consideration must be given to the socioeconomic characteristics and the pattern of residential mobility of residents, overall housing quality, neighbourhood conditions and attributes, among others, which varied along the different residential areas of Osogbo.
The Impact of ESG Components on Market Value Changes in Commercial Property Valuation: Challenges and Insights from Sri Lankan Valuers
The study empirically verifies whether ESG components play a significant role in impacting the market value of commercial properties in the context of Sri Lanka along with identifying the issues and challenges associated with the ESG application in commercial property valuation. The study employed both qualitative and quantitative research approaches that involved scaled questionnaires and structured interviews with preset samples. The findings from quantitative analysis reveal the highest mean value is recorded in the environment component (3.72), while the correlation is positive with overall ESG and significant on all three ESG components. The issue of limited concern of ESG by the small-scale commercial properties and the challenge in quantifying ESG components present as the major challenges that the valuers face was highlighted in the content analysis. This research contributes to the literature on the relationship between the perspective of the ESG consideration by the valuers and market value and the challenges and issues faced by professionals in the valuation of commercial properties in Sri Lanka. The study draws the attention of responsible authorities to consider developing a framework to consider ESG in property valuation.
Impact of Factors Influencing Organizational Readiness to Adopt the Build-Operate-Transfer Model in Yemen’s Infrastructure Projects
The Build-Operate-Transfer (BOT) model presents a viable approach to financing infrastructure projects, especially in contexts with constrained public funding. Despite its potential, the model remains relatively unfamiliar in Yemen, with limited empirical research on its adoption. This study aims to examine how organizational factors, specifically structure and culture, affect an organization's readiness to adopt BOT in the Yemeni infrastructure sector. Drawing on theories of organizational readiness and innovation adoption, this study proposes and empirically tests several hypotheses. Using stratified sampling, a questionnaire survey was distributed to senior managers and executives in both public and private organizations. Data were collected from 269 respondents and analyzed using multiple regression, correlation, and factor analysis to identify the key determinants of BOT readiness. The findings reveal that structural factors, namely formalization and centralization, play a significant role in influencing BOT adoption, whereas organizational culture did not show a statistically significant impact. These findings underscore the dominance of top-down decision-making in Yemeni organizations, thereby diminishing the influence of cultural factors on strategic adoption. The study contributes to the BOT literature by offering empirical evidence from a bureaucratic, hierarchically structured environment. It also extends the theory of organizational readiness to the BOT context.
An Examination of the Physical Characteristics of Privately Developed Student Housing in Studentified Neighbourhood of Calabar, Nigeria
In recent years, off-campus student housing has gained significant attention in developing countries like Nigeria, driven by the surge in students’ enrolment into tertiary institutions. As investments in this sector grow rapidly, students are placing greater emphasis on specific characteristics of their accommodations, seeking satisfaction and value. Hence, this study investigates the physical characteristics of the off-campus, privately developed student housing with a view to providing information on the physical attributes of this asset class to aid investment decisions. This research employed a descriptive case study approach. The results and discussions were limited to quantitative evidence. A census sampling technique was adopted in gathering the study data from 73 individual student housing units out of the 92 units that were available in the studentified neighbourhood of Calabar. To ensure targeted data collection, the studentified neighbourhood was stratified into three distinct categories based on proximity to major tertiary institutions: the University of Calabar stratum, the University of Cross River stratum, and the College of Health Technology stratum. This stratification allowed for a comprehensive analysis of student housing physical characteristics within each institutional context. The findings reveal that student housing in the study area primarily features ensuite rooms (91.78%), with most measuring 9m2-11.99m2. Again, the results showed that student housing units typically have 21-40 rooms and are of flat-style designs (60.28%). Further analysis of student housing building contents, facilities and services led to the categorisation of the student housing into three groups. The groups are high-tech/premium, middle-end, and low-end student housing units. For strategic investment decisions, student housing investors should consider a holistic review of student housing building contents, facilities and services. This will enable the investors to align their investment motives to a particular student housing unit category.
Corruption in Urban Land Governance in Sub-Saharan Africa: A Pentapartite Comparative Approach
This research focuses on corruption in urban land governance in Kenya, Ethiopia, Zimbabwe, Nigeria, and Namibia, whereby the data collected are secondary data from different sources, including Transparency International and literature review. The research utilizes the document review method in a qualitative research approach to analyze secondary data extracted from reliable websites and literature from Google Scholar, Scopus, and Web of Science. The study also further focuses on areas of high corruption risk in urban land management and the roles of political, economic, and historical imperatives in land management for the analysis of the corruption perceptions index for 2023. Hence, the corruption indices vary radically depending on the country in question and the lowest of those indices prove that corruption constitutes massive challenges. Political actors, economic interests, and each country's historical context shape these patterns. This evil has been termed broadly to slow down urban development, increase the cost of housing, and promote inequality. Any mechanisms of combating corruption should be based on the specific features of the political and socio-economic environment of the countries. As a result, the research has highlighted the importance of enhanced legal reforms, openness, and accountability towards the fight against corruption with particular reference to the Sub-Saharan Africa region in relation to fair and prudent land management.
Integrating Digital Twins in Real Estate: Revolutionising Property Management
The use of digital twin technology in property management is examined in this study, with a focus on the Malaysian real estate market. Thus, the goal is to use digital twins with real-time monitoring, predictive maintenance, and building system optimisation to overcome the inefficiencies of traditional property management. The study has various significances, first as it fulfils the research goals of not only pinpointing the inefficiencies and problems that the traditional property management process in Malaysia is currently facing but also structuring a path towards having the advanced digital twin technology introduced to the given field. In general, the study examined both residential and commercial properties, including office buildings and high-rise apartments. A mixed methodology is used in the study, which includes quantitative data from 100 tenants and qualitative interviews with 50 property managers regarding the cost reduction, tenant satisfaction, and operational efficiency of digital twins. While quantitative data was subjected to descriptive and inferential statistical methods using SPSS as the preferred statistical package, qualitative data was subjected to thematic analysis. The results are maintenance expenses have decreased by 30%, tenant complaints have decreased by 25%, and operating expenses have decreased by 20%. These findings also highlight issues with key data integration, including scalability of digital twin applications, data security issues, and interoperability between legacy systems and digital twins. Despite the fact that the technology has many advantages, the study makes it evident that more research is required to fully examine cost-benefit analysis over an extended period of time and to determine whether the technology can scale across various property types. The results offer valuable perspectives for policymakers, property managers, and individuals seeking to incorporate these technologies into real estate management.