Multilevel modelling, location and property valuations: an application to the Italian residential market

Abstract

PurposeThe use of statistical methods in the field of real estate appraisals presents a trade-off between the efficiency of the estimates (that would require the use of sophisticate econometric models) and the ease of the economic interpretation of the outcomes (that characterises the hedonic pricing models). This paper shows that multilevel modelling (MLM) can represent a suitable solution to this trade-off.Design/methodology/approachThis paper uses the so-called “multilevel modelling” (henceforth MLM). MLM can represent a further step forward in the use of statistical methods in property appraisals. MLM is easy to implement and the MLM estimates have a clear economic meaning. Furthermore, MLM provides more efficient estimates of hedonic prices (the prices of housing attributes) with respect to standard hedonic pricing models. Finally, MLM is particularly suitable for the housing market analysis, where the feature “location” plays a key role.FindingsFor the Italian context, characterised by many “benchmark locations” (small municipalities that share similar geographic, historic, and socioeconomic characteristics), the paper finds that multilevel modelling (MLM) is needed to correctly estimate the hedonic prices also in a micro-area.Practical implicationsMLM allows to further enhance the key role of “location”. Location is indeed used as the “grouping variable” in MLM, instead of being treated as a generic housing attribute in hedonic pricing models. When the benchmark locations are many, therefore, MLM represents a very effective compromise between the estimates’ efficiency and the ease of outcomes’ economic interpretation.Originality/valueUnlike the related literature that, basically, use MLM to investigate what are the main determinants (levels) of housing prices, this paper uses MLM to make more efficient the estimation of hedonic prices.