High Land Prices Research Articles

Fighting for Farmers

Fighting for Farmers

Housing challenges and programs to enhance access to affordable housing in the Kingdom of Saudi Arabia

Affordable housing contributes to the prosperity of any community. This study assesses housing challenges and enabling programs to affordable housing in the Kingdom of Saudi Arabia (KSA) within the Vision 2030. A questionnaire of housing experts was undertaken, and responses were analyzed using the Relative Importance Index (RII) and Chi-Square. The findings show that top-ranked challenges are the high price of residential land (RII = 0.89), high construction cost (RII = 0.87), and high urbanization rate (RII = 0.76). The study found that participants' demographic factors led to significant differences in scores for six of the investigated challenges. In addition, the most effective enabling programs were the value added tax (VAT) exemption program (RII = 0.82), followed by the developmental housing program (RII = 0.73), and ownership forms (RII = 0.73). Significant differences in scores for two of the enabling programs were found based on participants' age and gender. The present study recommends that the government should review some of these programs and reassess the challenges of access to affordable housing.

MAPPING THE HOUSING AFFORDABILITY IN BEKASI CITY

High urban population growth increases the housing demand and housing prices due to its limitations. These increasing urban housing prices affect housing affordability, especially for urban families with low and medium incomes. If people could buy a house with a large area in the past, now they need years to save money to buy a house with a smaller plot area. This study aims to study the level of housing affordability in Bekasi City based on current property prices. This study uses a quantitative descriptive method with three stages of analysis, namely property price analysis based on location, purchasing power analysis, and affordability analysis of house prices in Bekasi City. For buildings area up to 60m2, the price ranges from 350 to 800 million rupiahs, while the house purchasing power is less than 2.5 million per month. This research shows that most of the residents of Bekasi City cannot afford housing prices not only because of high land prices but rather its location.

Stadtregionen im Spannungsfeld zwischen Wohnungsfrage und Flächensparen. Trends, Strategien und Lösungsansätze in Kernstädten und ihrem Umland

Growing city regions are in between the poles of high land and housing prices and national land-saving targets. The mobilization of building land to create living space and the reduction of new land take represent a conflict of goals that can only be resolved by taking an integrated look at the instruments for meeting both challenges. In order to address this conflict analytically, a regional causal loop diagram is used to map the complex mechanisms of action between housing markets and new land use for housing in core cities and their hinterland and to use it as a theoretical framework. Using a mixed-methods approach, trends in residential development as well as municipal solution strategies in German city regions are investigated. The results show increasing land use efficiency in core cities and the dense hinterland, with simultaneous high, price-induced migration gains in the less dense hinterland, where single-family housing still dominates. It becomes evident that the questions about land saving in the hinterland and housing in core cities have to be considered mutually. The regional land take can only be minimized if affordable and attractive housing is provided in the core cities, especially for families. For this, a more consistent use of existing land policy instruments in combination with a regional commitment to higher densities, especially in the hinterland, is necessary.

A New Urban Greening Scheme Approach: Increasing Quantity and Quality of Urban Green Space

Urban green spaces are perceived as vital urban infrastructure for healing from the spread of the COVID-19 disease. Regarding the limited availability and the high price of land in urban areas, local governments are encouraged to find alternative solutions that are good, appropriate, and fast to achieve the target of 30% green open space in their area. Based on the Green City Development Roadmap by the Ministry of Public Works and Housing in 2015, several cities were creatively assessing and determining the components of green open space based on the city’s natural character and stipulated in local regulations. This causes the diversity of existing green open space data in each city which cannot be compared validly. Furthermore, along with technology development in providing more environmentally friendly elements, the term “green open space” is considered to limit improvement efforts in the quantity and quality of urban green spaces. Therefore, this descriptive-qualitative study was conducted to find a new paradigm in defining green open spaces through benchmarking methods based on selected cities’ strategic and practical policies. The study results found the term “green space” in general as a response to the spatial problem that does not limit the function and utilization of the space, such as the condition of being open or closed by a tree canopy, owned by public or private, or furnished with vegetation and/or hardscape elements. However, we consider that implementing this breakthrough idea needs to be supported by related scientific studies and best practices relevant to the environmental context, both ecological, social, and cultural aspects. Consequently, a deeper study in realizing the green space concept needs to be carried out, primarily related to proving that this concept can increase both the quantity and quality of the urban green space.

The Willingness of Tourism-Friendly Cities’ Representatives to Share Innovative Solutions in the Form of Open Innovations

The tendency of enterprises to use open innovations can be seen in the literature in many areas of research and practical application. However, the use of the concept of open innovation in local administration entities is less noticeable. The research gap in this area prompts the authors to examine such a tendency among city representatives in the example of the Tourism Friendly Cities (TFC) group. TFC is a group of nine tourism destinations that are also European cities struggling with the impact of modern tourism. They take part in the URBACT program under the European Territorial Cooperation program. The goal of the article is to identify the basic problems of TFCs with the impact of the COVID-19 pandemic and to assess the propensity of TFC representatives to transfer innovative solutions in the form of open innovation. The article presents findings based on interviews with 104 experts from these cities, consisting of representatives of the public and private sectors. Research results indicate that the key problems of modern tourism in TFCs include constraints related to the lack of parking spaces, high rents and high prices of land, and short-term rental housing. The experts recommend measures to increase resilience and competitiveness initiated by business owners and at the initiative of the local administration. Key tools in this regard include and local community communication and engagement, creating attractions that benefit both residents and visitors, and measuring and monitoring tourism. In all, 92.8% of the experts believe that the right solution for the development of methods and tools for stakeholder cooperation in TFCs is to share the developed solutions in the form of open innovation.

PUSHOVER ANALYSIS IN SAP 2000 USED IN THE SEISMIC ANALYSIS OF A LIVE PROJECT MULTISTOREY BUILDING

The research was carried out for a live (G+5) structure. SAP2000 finite component software was used to analyze the building. Due to high land prices and a scarcity of land, multi-story structures are widespread in India. Seismic is a marvel that has the power to ruin huge constructions. Structures should be designed from the bottom up to be safe for people's lives, with the appropriate style and features, in order to have a flexible and reasonable disappointment. The primary purpose is to construct a tremor-resistant structure by performing a business seismic investigation, establishing the look with a static comparable research strategy, and analysing and planning the structure using SAP2000. As a result, all zones (II, III, IV, and V) were calculated by checking the structure's reaction and behaviour using its base shear, structural deformation, and performance curve. Keywords: - Seismic Analysis, Story Drift, Story Displacement, Performance Curve, Structure Deformation, Base Shear

Are Damages to Remainder Parcels in Right-of-Way Acquisitions Stationary? A Spatial Analysis of Appraisal Report Data

The acquisition of private property by right-of-way projects causes economic changes to the remainder of the property. An issue is the deviations in remainder parcel values between appraisers. Therefore, it is vital to understand whether appraisers in different locations consider and value the same or different factors. The objective of this paper is to identify spatial heterogeneity in the factors contributing to damages (as percentages) to remainders of affected parcels. Data on 507 appraisal reports for affected remainder parcels in Tennessee were collected and coded, creating a unique database with 23 variables. Applying a geographically weighted Gaussian regression model uncovered whether relationships were stationary over space. Results show that the local model outperforms the global model with an improved adjusted R2 of 0.81 compared with 0.77 in the global model. The most significant factors contributing to damage percentages that varied spatially are ratio of acquisition, adverse change in utility, major acquisition of landscape, highest and best use changed to assemblage, and major damage to access (landlocked). A larger area, corner parcels, and all categories of existing land use compared with residential use tend to lower the percentage damage to the remainder. Nashville is less severely affected by major damage to access, presumably for its high price of land. This study can assist appraisers in getting an early estimate of damage during partial takings. Property owners will have clarity about the impact of the eminent domain procedure on their land’s price.

Land use / land cover changes monitored by NDVI index in Rangamati, Bangladesh for the last four decades

The study of land use/land cover dynamics has been increasingly important in the research of earth surface natural resources. The normalized difference vegetation index (NDVI) is a widely used method for observing land use/land cover change detection. The surface land resources are easily interpreted by computing their NDVI. This study aimed at analyzing Land Use/Land Cover (LULC) changes between 1977 and 2019 in the Rangamati district, Bangladesh using reclassify the NDVI values of the Landsat satellite image and identifying the main drivers to change LULC by household survey. Five different years of Landsat images were used to extract the NDVI values January of 1977, 1989, 2000, 2011 and 2019. The NDVI values are initially computed using the user define method to reclassify the NDVI map to create land use land cover map and change detection. The highest NDVI value was found in 1977 (0.88) which indicates healthy vegetation at that time and thereafter it followed a decreasing trend (0.79 in 1989, 0.74 in 2000, 0.71 in 2011 and 0.53 in 2019) which shows a rapid vegetation cover change in the study area. Analysis of the household survey revealed that population growth, migration from plain land, rapidly urbanization, Kaptai Dam, migration policy of government, high land price, unplanned development, development of tourism industry, firewood collection and poverty have been identified as the major drivers of LULC changes in the study area. Furthermore, analysis of NDVI confirms that the forest vegetation area is being decreased and settlement area and sparseness of vegetation are being increased. The accuracy of the NDVI-based classified images is assessed, using a confusion matrix where overall classification accuracy and Kappa coefficient are computed. The overall classification accuracy was 84% - 90% with corresponding Kappa statistics of 80% - 88% for TM and OLI-TIRS images, respectively. The study serves as a basis of understanding of the LULC changes in the southeastern part of Bangladesh. Bangladesh J. Agri. 2019-2021, 44-46: 127-140

Recent challenges and new possibilities with urban agriculture in Victoria, British Columbia

Increasing urbanization generates new challenges for cities, including housing shortages, environmental degradation, public health concerns, and food security issues, just to mention a few. High levels of food insecurity can motivate planners to increase their support for community gardening forms of urban agriculture. The COVID‐19 pandemic has amplified many pressures of urban living. In this paper, we focus on challenges around urban agriculture activities, in particular, exploring regulatory approaches and limitations when it comes to growing food in cities. This study uses qualitative research methods to explore the main barriers to urban agriculture as perceived by community‐based groups in Victoria, British Columbia. Data collection included 18 semi‐structured, face‐to‐face interviews, and two community mapping workshops with local residents, government officials, and non‐governmental groups. Data analysis generated initial codes and themes that revealed “urban agriculture zones” and “garden‐style” apartment housing as important avenues for urban agriculture projects. These findings are relevant in Victoria, where more than half of the population lives in apartments. A food action plan is a regulatory mechanism that can boost food production when aligned with the official community plan. Any progress towards far‐reaching changes, however, requires an efficient urban agriculture development process, including creating site inventories, increasing stakeholder participation, reducing waitlists, and tackling high land prices.

The relationship between residential development land prices and house prices

There exists apparent disagreement between two areas of literature regarding the relationship between house prices and land prices. In the professional literature it is argued that high house prices cause high residential development land prices. In some of the policy literature it is argued that it is land-price increases that are behind increasing house prices. We argue that this is a rather artificial dichotomy and arises from two different ways of thinking about the relationship between land and house prices. To demonstrate this we explore how housing and residential land markets work and how their price responses are interrelated. Published open access under a CC BY licence. https://creativecommons.org/licences/by/4.0/

Evaluation of the Nairobi-Thika Road Improvement Project in the Context of Inclusive Development

This paper converts the six reasons for inclusive development proposed by Gupta into a heuristic device for evaluation of inclusive development in road infrastructure projects in Nairobi. The Gupta Rationale entails six key evaluative elements of, that is, whether the project has achieved: Welfare of the poor and marginalized, Human rights, Economic Sustainability, Human security and livelihood support, Inclusive decision-making and Non production of poverty. This study subjected the Nairobi-Thika Road Improvement Project to this evaluative criterion as case study. The results of the evaluation are that the project mainly focused on enhancing the comfort of the private motorist, no serious violations except on few occasions when structures used by informal SMEs were demolished without offers of viable alternatives, the project led to improved infrastructure with significant economic benefits, densification and crowding occasioned by high land prices has led to overstretched infrastructural services thereby threatening the human security in the neighbourhoods along the corridor, the project was not inclusive in terms of decision-making but was a top-down outfit that did little to incorporate local governments and communities, and that it caused production of poverty by destroying livelihoods of petty traders and employees of SMEs that were operating along the corridor. The paper demonstrates that the Gupta Rationale can clearly assess the extent of inclusive development in a project and help to reach the conclusion as to whether a particular project’s processes and outcomes engender inclusive development. In the case of Nairobi, for instance, the device has helped reach a rational decision that development is not inclusive. Recommendation is made that the Gupta Rationale should be used in the ex-ante and ex-post evaluation of road improvement projects or any other urban development project for that matter. This would help mainstream inclusive urban development.

Kelompok Milenial dan Tantangan Pembangunan Kota: Gentrifikasi dan Komersialisasi Ruang di Kota Yogyakarta

This study aims to explore gentrification in the city of Yogyakarta through the production and commercial- ization process of tourism space, explore the impact of gentrification felt by local communities in a cross-gen- erational context, and formulate strategies that millennials can do to support housing access in the city of Yogyakarta. Through the research process in Sosrokusuman Village located in the Malioboro area, this study finds that the transformation of settlements in Sosrokusuman cannot be separated from its territory within the Malioboro area as a tourism space. In addition, the exploration on the impact of gentrification for local com- munities shows that the scarcity of housing due to land conversion (commercialization) and high land prices have caused millennials with salaries equivalent to the regional minimum wage to have difficulty accessing housing in Sosrokusuman and have the potential for voluntary eviction. Meanwhile, the exploration of strat- egies that can be done to support housing access for millennials is through cross-sector collaboration with the concept of collaborative implementation program (CIP).

POSSIBILITY REALIZATION OF SUB-DISTRICT PARK AND TPU BASED ON RDTR IN BEKASI CITY

To be a sustainable city, the New Urban Agenda (NUA) mandates that every resident must be served by GOS. The GOS provided must be close to the population and evenly distributed in each neighborhood. The neighborhood unit has around 120,000 inhabitants, namely the sub-district. Bekasi City plans in the RDTR to provide sub-district GOS such as a sub-district park and a public cemetery (TPU). The availability of public GOS in Bekasi City is currently 3.73% of the city area in 2019, which is still far from the standard requirement of about 20%. To overcome several problems related to public GOS, especially parks and TPUs, the Bekasi City Government created a program of 1,000 parks spread over 12 sub-districts and preparing TPU land every year. This study aims to examine the possibility of realizing the plan from the government based on the RDTR, land use, and land prices. This research is descriptive with a quantitative approach. Analytical methods used spatial analysis using Geographic Information Systems (GIS) and quantitative descriptive analysis. As a result, the sub-district parks realized about 61% and 39% unrealized, and TPUs about 57% realized and 43% unrealized. The possibility of realization, namely the government's ability, is likely big or small. The possibility of realization can be a direction for development like sub-district priorities based on distribution and quantity. To fulfill the distribution required high costs due to the high price of land. However, to fulfill the quantity, looking for sub-districts with large areas and big opportunities for realization.

POSSIBILITY REALIZATION OF SUB-DISTRICT PARK AND TPU BASED ON RDTR IN BEKASI CITY

To be a sustainable city, the New Urban Agenda (NUA) mandates that every resident must be served by GOS. The GOS provided must be close to the population and evenly distributed in each neighborhood. The neighborhood unit has around 120,000 inhabitants, namely the sub-district. Bekasi City plans in the RDTR to provide sub-district GOS such as a sub-district park and a public cemetery (TPU). The availability of public GOS in Bekasi City is currently 3.73% of the city area in 2019, which is still far from the standard requirement of about 20%. To overcome several problems related to public GOS, especially parks and TPUs, the Bekasi City Government created a program of 1,000 parks spread over 12 sub-districts and preparing TPU land every year. This study aims to examine the possibility of realizing the plan from the government based on the RDTR, land use, and land prices. This research is descriptive with a quantitative approach. Analytical methods used spatial analysis using Geographic Information Systems (GIS) and quantitative descriptive analysis. As a result, the sub-district parks realized about 61% and 39% unrealized, and TPUs about 57% realized and 43% unrealized. The possibility of realization, namely the government's ability, is likely big or small. The possibility of realization can be a direction for development like sub-district priorities based on distribution and quantity. To fulfill the distribution required high costs due to the high price of land. However, to fulfill the quantity, looking for sub-districts with large areas and big opportunities for realization.

Decentralized public farmland conveyance: Rental rights auctioning in Ukraine

This study examines whether decentralized auctioning of public agricultural land results in higher land prices in comparison to auctioning via a centralized agency. Decentralization reforms in Ukraine, first, mandated local governments to manage communal land and later transferred agricultural land in their jurisdictions. We compare the resulting land prices of centrally and locally organized auctions and evaluate whether land-use concentration affected auction outcomes. Using unique datasets on land auctions from 2014 to 2020, we find that land plots auctioned locally by rural municipalities generate more competitive land rental outcomes with higher land rental prices. In addition, land concentration is found to negatively affect land rental prices and auction markups. Based on the results, we discuss policy implications for the management of public agricultural land in weak institutional settings.

Pelatihan Hidroponik dan Pengomposan di Tingkat SMA dalam Rangka Persiapan Adiwiyata

Limited land and high land prices are obstacles experienced by the development of settlements and schools. However, school institutions have a responsibility in shaping the character of caring for the environment in students. Therefore, hydroponic and composting training was conducted at the high school level with the aim that students gain knowledge and experience in farming using hydroponic methods and composting using waste in schools. The training method carried out includes 3 stages. The first stage is preparation with teachers to conduct training with students. Furthermore, at the implementation stage, hydroponic and composting training was carried out with high school schools in Lamongan regency. The last stage is an evaluation of activities with the school. The results of the training showed that 45% of participants were interested in hydroponic training and 65% were interested in composting training, 57% of participants were motivated in the application of hydroponics and composting in their respective schools. In addition, as many as 55% have a desire to learn more about the training that has been carried out. And 60% of the participants have the desire to pursue hydroponic and composting business.

Design and analysis of a commercial complex by using post tension method (stilt + 12 floors) with cost analysis of conventional slab and post-tensioned slab

This paper deals with the analysis and design of high-rise buildings with post-tensioned slabs. The structure was analyzed and designed for a typical floor. Drawings and other specifications are studied with reference to National Building Code (NBC). Designing structures is a major aspect of Civil Engineering. In further development we use additives and plasticizers, etc. and the building materials change from day to day. In ancient times, buildings were built only from the first floor. i.e., an independent house. At present we are building with steel and more than 13 floors, due to scarcity of land, high price of land and urbanization etc. For the construction of high-rise buildings, we are now moving on to claims and post-tensioning methods. In ancient days materials such as lime, mud, kuchar and surhi etc. were used. Presently buildings are built with materials like cement, sand and steel in their improved forms.

Penerapan Geostatistika Ordinary Kriging dalam Estimasi Harga Tanah (Studi Kasus: Kecamatan Samarinda Utara Kota Samarinda)

Abstract
 Ordinary kriging geostatistical method is an interpolation method that used spatial data. This method generally used to estimate coal and mineral resources. However, over time this method is also used in estimating land prices. The purpose of this research is to determine the best model for land price estimation in North Samarinda District, especially in Sempaja Selatan Sub-District between spherical models, Exponential models and Gaussian models and to determine land price estimation using ordinary kriging geostatistical method based on the best semivariogram model displayed in the form of a contour map. The estimation process begins by create an experimental semivariogram and a structural analysis which is carried out to obtain sill, nugget and range. Then, interpolated using the three models to get the predicted value and calculated RMSE to determine the performance of the model, which the spherical model is the best model because it has the smallest RMSE value. From this method, a contour map of the estimation results of land prices in Sempaja Selatan Sub-District of North Samarinda District is obtained. The lowest land prices are found to be predominantly located in the northwest and north of Sempaja Selatan Sub-District. The lowest price of the land range from Rp. 279,000,- to Rp. 900,000,- per m2 and the highest price of land is predominantly located in the southern part of Sempaja Selatan Sub-District with prices ranging from Rp. 2,982,000, - to Rp. 4,981,000, - per m2. The variation in land prices in Sempaja Selatan Sub-District of North Samarinda District is influenced by physical factors, namely the elevation and slope of the slope. Low land prices tend to be in areas of high elevation and steep slopes, while high land prices are at low elevations and with a slope that is flat. So from this, it can be said that the land price is inversely proportional to the physical factor of the land.

Explorative Study of Aquaponics Systems in Indonesia

Aquaponics is the combined cultivation of fish in aquaculture systems and plants in hydroponic systems. This study aimed to explore and evaluate new aquaponics system designs in Jakarta, Indonesia, in terms of water and nutrient efficiency, and/or profitability. In total, one brackish water system with barramundi and tomato (BW) and three freshwater systems with Nile tilapia, rice, and duckweed (FW + DW), Nile tilapia and rice (FW − DW), and Nile tilapia and tomato (FW-tomato) were investigated using dynamic mathematical models. The results showed an increase of N, P, and water use efficiency by 10%, 18%, and 31%, respectively, in FW-tomato compare to FW − DW. Meanwhile, FW + DW only slightly increased the efficiency but worsened the already negative net present value (NPV) of FW − DW due to the high land prices. The BW system had similar water and nutrient efficiency to FW-tomato, but lower NPV. Profit of the BW and FW-tomato becomes comparable if the hydroponic area in the BW system can be expanded by 35%, or the selling price of tomato or fish in the BW can be increased by 20%. Given the expected growth of both the production of tomatoes and aquaculture in Indonesia, there is potential for further introduction of aquaponics systems in Indonesia.