Impact of Forest Landscape on the Price of Development Plots in the Otwock Region, Poland

Abstract

Building plots, understood as land properties intended for development, are an important object of commercial transactions. Their prices are determined by several factors, such as location, state of development, distance from important urban centres, and proximity to green areas. It is certain that, especially with regard to building plots intended for single-family housing, the proximity of natural areas, especially forest areas, is becoming increasingly important. The Otwock region, with a forest cover of more than 30%, has numerous undeveloped lands that are or could be development plots. This article concerns an analysis of transactions involving undeveloped development land of selected communes in the Otwock region. On the basis of an analysis of prices of real estate transactions from 2011 to 2016 from four municipalities of the Otwock region and a spatial visualisation of the plots, the relationship of price (m2) with physical characteristics (technical development, shape, area), distance from a large city (Warsaw), and distance from a railroad line stop and landscape values (landscape type, distance to the forest, number of landscape components) was determined. Statistical analyses used regression and correlation analysis. The preferences of 519 people interested in buying/selling real estate in the Otwock region were also investigated, and for this purpose, we cooperated with real estate offices and municipal offices. The results of the survey strongly indicate that forest landscapes increase the attractiveness of building plots, which in turn leads to higher prices on the market. The results of the study show that there is a relationship between the price of a property and its distance to the forest, the nature of the forest boundary, and the number of landscape elements. The forest landscape is one of the most important factors determining the attractiveness of a building plot. Proximity to a forest, especially forests under a form of protection, is an important value for prospective land plot buyers. The views of respondents varied considerably due to socio-demographic characteristics, mainly the age and education of respondents.