Residential Property Development Research Articles

Ethno-religious Conflict in Kaduna, Nigeria: Perceptual implications for Residential Property Development

This study investigates the causes of ethno-religious conflicts prevalence in Kaduna and its attendant influence on residential property development decisions in Kaduna, Nigeria. Data was collected through structured questionnaires and administered by trained Assistants to residential property owners/investors in selected neighbourhoods of Kaduna North and Kaduna South. A total of 5,439 questionnaires were administered to respondents (Property Owners/Investors) and 3,431 was retrieved. This includes 1,608 from Kaduna North and 1,823 from Kaduna South representing a total of 63.08% response rate. Quantitative data obtained from the questionnaires were analysed using descriptive statistics and logistic regression. The findings indicate that in Kaduna North, the incessant ethno-religious conflicts in the area, resulted to problems associated with low occupancy ratio occasioned which is a consequence of voids in many completed residential properties in the area, negatively affected investment decisions (B = 1.275, p = 0.049). In Kaduna South, the incessant conflicts in the area resulted to more significant problems which negatively affected residential property investment decisions including property loss due to violent attacks (B = -1.102, p < 0.001), limited access to financing (B = -3.392, p < 0.001), overall insecurity in the location (B = -1.816, p < 0.001), low property demand (B = 9.269, p < 0.001), and challenges with disposal and attracting quality tenants/occupants/buyers (B = -7.029, p < 0.001). The study recommends the need for strengthened security measures, improved access to financing, peace-building initiatives, infrastructure development, market support and capacity building. These findings provide valuable insights for policymakers and stakeholders in residential property development ventures in developing targeted strategies to promote sustainable residential property development in Kaduna.

Socio-Economic Barriers to Adopting Energy-Saving Bioclimatic Strategies in a Mediterranean Sustainable Real Estate Setting: A Quantitative Analysis of Resident Perspectives

In response to escalating environmental challenges, this research underscores the pivotal role of sustainable construction practices, particularly focusing on bioclimatic design as a foundational element within the realm of sustainable architecture and environmental upgrading of buildings, within the broader context of sustainable urban planning. The study delves into the perspectives of residents in Cyprus concerning bioclimatic building design. Employing a quantitative methodology, the investigation aims to comprehensively assess homeowner views on the benefits, motivations, concerns, and preferred techniques associated with bioclimatic design. By comprehending these perspectives and contextual factors, this study identifies obstacles hindering broader implementation and illuminates why adoption remains limited, despite the potential for substantial energy and emissions reductions. The research also examines the background of respondents, such as heating/cooling systems, energy expenses, and upgrade preferences, to provide essential context for the findings. A structured questionnaire was administered to a stratified sample of 150 pedestrians in the Pafos area, ensuring a representative cross-section of the local population. This method allowed for a robust examination of demographic influences on opinions and an in-depth analysis of the impact of residential characteristics. The findings reveal a substantial influence of cost considerations in shaping decisions related to residential property development and the renovation of existing structures, contributing to the limitation of widespread adoption across the island. This influence persists even as a majority of respondents express a readiness to undertake building energy upgrades, among which, the most popular actions include the installation of specialized glass, the replacement of traditional air conditioning units with inverters, and the adoption of energy-efficient lighting. The research culminates in the proposal that introducing financial incentives has the potential to enhance homeowner participation in bioclimatic and energy upgrades. This recommendation is particularly salient in the climatic context of Cyprus, where the implementation of solar control measures emerges as a promising avenue for bolstering energy efficiency. In considering the socio-economic dimensions implicit in these findings, it becomes evident that the interplay between financial considerations and sustainable construction practices is a critical aspect. The identified barriers underscore the necessity for nuanced strategies and policy frameworks that address the socio-economic dimensions of bioclimatic design adoption. In this context, the study contributes to the existing body of knowledge by shedding light on the intricate relationship between financial factors and sustainable architectural practices, offering implications for future research endeavors and potential avenues for policy interventions.

Analysis of Selected Macroeconomic Variables and Property Development in Kwara State, Nigeria: Implications on Investment Decisions

The widening gap between housing need and supply has created a void for private developers to fill in housing delivery in Nigeria. However, the uncertainty and instability of the economy across countries of the world as indicated by macroeconomic variables appears very important to be considered. Thus, the study's objective was to evaluate the effect of macroeconomic variables on private residential property development in Ilorin, Kwara state, Nigeria, for investment decision making. This study focused on three macroeconomic variables which include GDP, Interest rate and Inflation rate.
 The research utilized both primary and secondary data. The primary data were collected via structured questionnaires administered on Real Estate Development Association Practitioners (REDAN) in Ilorin, Kwara State. The secondary data which include GDP, Interest rate and Inflation rate from 2010 to 2020 was also obtained from the Central Bank of Nigeria (CBN) and Nigeria Bureau of Statistics (NBS). The information obtained were analyzed using Trend analysis and multiple regressions. Trend analysis aimed at projecting macroeconomic movement from 2010 to 2030, while the multiple regressions was used to investigate the effects of macroeconomic variables on private housing development in Ilorin Metropolis.
 The result of the analysis revealed among others that macroeconomic variables affect property development as they show significant effect on private residential property development with GDP producing positive significant effect on residential property development, while interest rate and inflation rate have negative significant effect on property development.
 Therefore, this study recommends that real estate investors in Ilorin metropolis should consider the macroeconomic environment, and evaluate their risk exposure to make informed investment decisions.

Factors influencing Building Information Modelling adoption for residential property development

Appalled by the low uptake of building information modelling (BIM) in the housing sector, this study investigates the factors influencing the adoption of BIM for residential property development in Nigeria, an emerging market. The primary data utilized were elicited with the aid of a questionnaire served on the officials of real estate development firms in Nigeria. The obtained data were analyzed using statistical tools such as mean ranking, frequency distribution and principal component analysis (PCA). Based on mean ranking analysis, high cost of implementing BIM (MS = 4.38), cost of hardware installation (MS = 4.24) were found as the most influential inhibiting factors. On further analysis, the results of the PCA revealed that the factors influencing BIM adoption can be grouped into operating environment and regulatory factors, cost of acquisition/usage factors, firm management factors, usage capability factors and client demand factors, with variances of 26.834%, 18.792%, 13.439%, 6.275% and 2.909% respectively. The study concluded that issues surrounding operating environment constraints and cost of acquisition and deployment significantly underpin the uptake of BIM technology in emerging economies like Nigeria. Hence, it is imperative that real estate development organizations embrace industry collaboration and efforts made to reduce BIM acquisition and deployment cost.

The Role of User Experience in the Impact of Low-Carbon Building Characteristics on Consumer’s Housing Purchase Intention

While residential buildings account for a small proportion of global energy consumption, their significance in terms of energy usage and environmental impact should not be underestimated, especially considering population growth and urbanization. Consequently, low-carbon building has gained popularity as a new architectural form. This article first presents a theoretical model with low-carbon building characteristics as the independent variable, consumer purchase intention as the dependent variable, and user experience as the mediating variable. Subsequently, data were collected through a survey questionnaire. Finally, regression analysis and sequential testing were used to examine the influence of low-carbon building characteristics on consumers’ housing purchase intentions and the mediating role of user experience. The findings reveal a significant positive influence of low-carbon building characteristics on consumer housing purchase tendency, with user experience playing a crucial mediating role. Therefore, real estate companies should prioritize the incorporation of low-carbon building characteristics and continuously enhance user experience in the design, development, and marketing of residential properties to increase consumer purchase intention. This research provides empirical evidence and theoretical support to elucidate the relationship between low-carbon buildings and consumer purchase intention in China.

A Niche Discovery in the Metaverse

Over time, social media has evolved. In this study, secondary, targeting, and portfolio matrix models are integrated for competitive positioning. Similarly, to others, Facebook continues to serve a strategically diverse audience of targeted users. Due to the Covid-19 Pandemic, there was a need for social engagement, distancing, and isolation. The Facebook platform faced competition among social media platforms in trying to attract a younger demographic, Generation Y, Z, and A. Founder Mark Zuckerberg announced Meta to address this challenge. The Metaverse was launched into the universe thanks to Facebook's innovative genius. The evolutionary strategy addressed the preferences of younger generations of users. As the Metaverse mimics real-life imagery, it would alter the mundane socialization strategy used by older users. In the Metaverse, unlimited communication and socialization can be harnessed; however, tremendous opportunity exists through the integration of Opportunity Zones (OZ's). Developing OZ tracts will promote growth and development of residential and commercial properties. Through the Metaverse, tax incentives and ownership rights are communicated. With a large segment of younger users, Facebook's platform has reshaped both the urban and rural landscape in America.

An Investigation on the Impact of Economic Recession on the Development of Residential Properties in the Medium Densities of Zimbabwe: A Case of Aspindale Park, Harare (2015-2022).

An Investigation on the Impact of Economic Recession on the Development of Residential Properties in the Medium Densities of Zimbabwe: A Case of Aspindale Park, Harare (2015-2022).

DEVELOPMENT RESIDENTIAL PROPERTY FOR B40

Economic conditions in the aftermath of the Covid-19 pandemic create an uncertain environment for all levels of the community, resulting in anxiety for everyone. The majority of the B40 group has difficulty obtaining credit from banks due to a lack of credit history and collateral. The B40 group is among the affected in obtaining financing from any financial institution. It makes it more difficult for them to buy a house and obtain financial assistance from financial institutions. As a result, they are unable to own their house and resulting to rent a house for their whole lifetime. It is worsened for this vulnerable group to pay the monthly house rental due to unstable income. Eventually, the house rentals arrears accumulate over several months, which could cause them to be evicted from the rented house. Therefore, the study aims to discuss the issues and challenges for the B40 group in Malaysia to own a home and explore a feasible solution for affordable housing on waqf land, while also proposing a framework for the development of residential property on waqf land in Malaysia by a collaboration between related stakeholders. This study incorporated primary data by conducting an in-depth analysis of the interview sessions from the targeted respondents. A series of interview questions are posed about the issues and challenges of B40 in owning a house, and the proposed framework to elicit feedback from industry practitioners regarding its viability and perspectives. The study discovers that the Islamic bank could play a significant role by acting as a collection agent from the public as a source of funding and channeling the fund to the waqf organizations or directly to this project. The study also proposes solar energy utilization within the framework which may help to mitigate greenhouse gas emissions while also addressing the United Nations' sustainable development agenda. This research offers the originality of the finding for the proposed collaboration framework between the Islamic banks, waqf, and zakat institutions in developing the residential property for the B40 group. This research contributes to improving the B40 group’s standard of living by providing a more comfortable house to live in for a long-term period, while also sparking an idea for other researchers to further improve the framework for other environmental aspects.

Homestay Innovation Capability in a Property Business Perspective

The rapid development of entrepreneurship-based tourism has encouraged households in tourist areas to try to take advantage of opportunities to do business through residential property to become homestays. Homestays are offered for tourists who want to spend the night naturally, enjoy daily life with the local culture of the destination visited with all the facilities which of course can meet the needs of traveling. Residential home owners try to become property entrepreneurs by understanding the management of the property business through innovation capabilities that transform residential homes into homestays. The needs of tourists in choosing homestay accommodation are different from hotels or villas or bungalows, preferring to enjoy a homely atmosphere by getting memories and local experiences in tourist destination areas. Residential homeowners will seek information regarding home repairs and the physical availability of residential homes, arrange schedules, and need to study property management in collaboration with residential developers. So this study aims to determine the innovation ability of homestay property developers who are considered influential in increasing business through the dimensions of technology development, operational capabilities, managerial routines and property transactions. This descriptive research with quantitative and qualitative approaches uses triangulation data collection techniques and is statistically analyzed using Partial Least Square. It is important for homestay business owners to find building developers who can repair or rearrange buildings who have the ability to innovate in the property business. The results of measurements from residential home owners and property developers in tourist destinations show that the dimensions of strong property innovation capabilities are innovation capabilities in management and routine operations, while the dimensions of innovation capabilities that still have weaknesses are innovation capabilities in technology development and transactions.
 
 Keywords: Innovation capability; homestays ; Property Business.

An Analysis of Problems in Housing Ownership and Property Development in Abuja, Nigeria

Since housing ranks second in the hierarchy of human needs, real estate development and the housing crisis have taken on a significant dimension today. In Abuja, Nigeria, several elements have an impact on these issues. Real estate development may evoke various feelings, depending on one's perspective. Several factors are considered a problem for housing ownership and property development. This study analyzes the problems associated with housing ownership and property development in Abuja, Nigeria. The study used quantitative research; 121 questionnaires were given to real estate developers, and 77 were retrieved and used for analysis. According to the study's findings, the following factors are known to affect residential property development: access to land, funding, exorbitant building material costs, corruption, government policy, high capital costs, high labor costs, Cost of land, mortgage interest rate, building costs, perception of buyers' lack of price control, and household expenditures are further factors. Factors impacting affordability are revealed to be mostly outside of the control of the landowner but are still subject to government regulation. As a result, to provide a solution for this element, the government must improve the welfare of its population concerning housing.

Converting commercial and industrial property into rented residential accommodation: development of a decision support tool

PurposeThis study aims to develop a decision-making tool that assesses the economic feasibility of converting commercial and industrial buildings into rented residential accommodation. This tool also enables developers to provide high-quality rented residential accommodation that contribute to the gentrification of formerly industrialised inner city or developed areas.Design/methodology/approachThe overarching epistemological approach adopted used inductive reasoning and a postpositivist philosophical design to structure the research problem and devise new theories about the phenomena under investigation. From an operational perspective, a two-phase “waterfall” research approach was adopted. Phase one used extant literature to identify development factors and variables for consideration, risks posed and conversion appraisal criteria. Two case studies formed the basis of a cross comparative analysis, namely, a new build and conversion of a former industrial building into rented residential accommodation. Phase two identified development appraisal criteria, conducted a cost analysis and premised upon the findings, developed a decision support appraisal tool as a “proof of concept”.FindingsThe research combined key decision factors and variables that assist property developers when evaluating whether to convert commercial and industrial property into rented residential accommodation. The appraisal tool’s functionality was validated via a focus group discussion with senior property developers to ensure that assessment criteria and development weightings were appropriate. Feedback revealed that the tool was suitable for purpose and should now be adopted in practice and refined as appropriate and with usage.Research limitations/implicationsThe appraisal tool presented could yield a far more accurate means of decision-making which, in turn, could ensure that predicted investment returns are received (thus reducing errors and lowering risk for investors). Future work is required to robustly test and validate the tool’s accuracy in practice. It is envisaged that future projects will provide a rich stream of data for such testing.Originality/valueTo the best of the authors’ knowledge, this work constitutes the first attempt to conceptualise a decision support tool for rented residential property development.

Analyzing the Application of Void Decks on High-rise Affordable Housing in Jakarta, Indonesia, to Achieve Optimal Urban Ventilation

Economic growth in ASEAN countries encourages significant urbanized growth. In line with the growth of urbanization, large swathes of residential buildings have been constructed in urban areas, especially, in the case of Indonesia, through the government's 1000 rusun (high-rise affordable housing) development program in Jakarta. In order to reduce energy consumption and create a sustainable rusun, a passive strategy is needed in the form of natural air conditioning through optimized natural ventilation in these buildings. In this study, testing was conducted on Rusun Rorotan in Jakarta, from two wind source directions (north and northwest) with five void decks configuration samples each, in order to determine wind flow and wind speed patterns in the Rusun area. For this purpose, the wind tunnel simulation method using the Butterfly plugin in Grasshopper was employed. These results should provide a reference for future residential property developers, especially in the scope of other countries in ASEAN, which have similar climatic conditions to that of Indonesia.

Risk Identification Techniques in Residential Property Development for Sustainability in Port Harcourt

Risk influences the failure and success of a development even if some development fails and succeeds regardless of how these risks are tackled. Every developers aim is tomaximize return and obtain end users satisfaction; although residential property developments have faced several risks during the development processes. Therefore the aim of the study is to access the risk identification techniques in residential property development processes for sustainability of development in Port Harcourt metropolis, Rivers State, Nigeria. The study adopted explanatory and exploratory case study research design. Both qualitative and quantitative data were collected using simple random sampling and purposive sampling respectively. A total number of 80 questionnaires were distributed, 60 were retrieved representing 75.0% response rate and 10 (ten) interviewee were sampled. Data collected was analysed with descriptive statistical tool of simple percentage and frequency analysis. The finding of the study reveal and confirmed that nine techniques are the techniques to be used in identifying risk in residential property development processes for sustainability they include: experience with similar projects; brainstorming; questionnaire; interview; checklist; expert system; Monte Carlo; Delphi Techniques; and Scenario analysis. The study therefore reflects that the understanding of risk identification techniques must be brought to the awareness of residential property developers, professionals and governments in order to assist in decision making and to eliminate residential property development failure.

NON-PERFORMING LOAN SETTLEMENT FOR RESIDENTIAL PROPERTY DEVELOPERS AMID THE COVID-19 PANDEMIC

This research discusses the issue of Non-performing loan settlement for residential property developers amid the Covid-19 pandemic. The legal research used is a normative juridical method with a statutory approach. This research was conducted by making an inventory of primary and secondary materials to assess published legal issues. This research examines that the settlement of property developers' bad credit can be done by means of credit rescue and credit settlement. Credit rescue is carried out by providing easy conditions for debtors so that they are expected to complete their credit, which can be done by restructuring credit both inside and outside the court. Meanwhile, credit settlement is carried out by executing the collateral object made by the creditor, such as taking collateral, cessie, subrogation, execution of mortgage rights, lawsuit for default and bankruptcy. In the event of bad credit, creditors will generally choose the bankruptcy route to resolve bad credit by the developer. The bankruptcy of property developers will certainly be very detrimental to property consumers because the position of property consumers is only as concurrent creditors, which means that consumers will get the final payment after preferred creditors and separatists.

Residential Property Development Feasibility Study – A Self-Fulfilling Prophecy?

Property development business is considered one of the most risky corporate activities due to its cyclicality and volatility [1,2]. It involves numerous risk factors [3-5] such as such as macroeconomic, social, urban-planning, political-legal, regulatory, environmental, and technological framework conditions [6,7]. Yet property developers are either “knowingly taking risks” [8] or making decisions without sufficiently understanding and analyzing risks [9], resulting in committing to projects based on arbitrary or speculative decisions, and ultimately causing project failures and financial losses [10]. This short article reviews the three mainstream feasibility study methods and finds that the feasibility study adopted by the industry may require some further development.

An innovative social enterprise: Roles of and challenges faced by an arts hub in a World Heritage Site in Malaysia

This research examines the roles of an arts hub in George Town, Malaysia, a UNESCO World Heritage Site. Operating largely as a social enterprise, it has fostered links between the local cultural sector, international arts actors, local communities, and tourists. But this innovative approach does encounter some challenges. This research employed a structured questionnaire and in-depth interviews with key persons, to understand the adopted management strategies and innovation practices. The arts hub has converted a derelict bus depot into an arts space serving both artists and local communities. This place-making effort has gained international acclaims for its innovations and community engagement. But it is a “meanwhile” space, precarious in nature due to land development threats as it is located at the edge of the old city centre, just outside of the world heritage site regulated zone. It also faces challenges in financial sustainability; further innovation in its business model is warranted particularly in revenue model innovation and partnership-building with the public sector and the tourism industry. The organisation is the focal point of an extended international and local art community in a mini-entrepreneurial ecosystem. It survives by finding innovative ways, taking some risks to obtain resources, retain and nurture talent, and reach out to the community. The research helps to provide a greater understanding of the potential roles and challenges faced by innovative social enterprises in the cultural and creative sector worldwide. • An arts hub could play a role in place-making, re-occupying spaces for community-based creative activities. • Extended network is an enabling factor in innovation endeavours of an art based social enterprise. • Organisational innovation is required to improve access to resources and talents, and to reach out to the communities. • A ‘meanwhile’ art space is precarious due to the pressure from commercial and residential property development. • Innovation in business/revenue model is warranted to ensure long-term financial sustainability of a social enterprise.

Reference dependence, loss aversion and residential property development decisions

We analyse land transaction and residential development data from Beijing, China and identify that developers’ evaluation of land transaction exhibits reference dependence and loss aversion. Developers with prior land transaction losses set higher house prices than those without prior losses. This effect is strongest at the beginning and towards the end of the property sales period. It is moderated by developers’ ownership structure and listing status. Privately-owned firms experience stronger effects than their state-owned counterparts, whereas unlisted firms are more strongly affected than their listed counterparts. Results have implications on the relationship between the land and the housing markets in China. In a booming land market where land acquisition entails a high price, developers will transfer excess land price to house prices, thereby increasing the latter. The land market plays an integral role in managing housing prices in China.

Understanding stakeholders’ opinion and willingness on the adoption of sustainable residential property features in a developing property market

Sustainable building connects with the safeguarding principles on built environment and climate change reality. Research have shown a compelling stakeholders’ willingness to invest in sustainable buildings in the developed economies and some emerging economies. However, information on key market actors’ opinion on the sustainability attributes, their willingness to adopt sustainable features and the acceptance of sustainable policy in residential property development in sub-Saharan Africa is under investigated. Our paper adopts a trio of the market-led actors’ perspective evaluation; Investors, Contractors and Users, to investigate perceptions on the sustainability attributes of eight contextual property-related sustainable features, unfolded from sustainability literature and identified during the pilot study in Lagos; the largest property market and economic nerve-centre of West Africa and Nigeria. We also examine the stakeholders’ willingness on the use of the sustainable features. The study employed analysis of variance, correlation analysis and willingness to adopt index (WTAI) and found that variations exist among different stakeholders. Therefore, the need to sensitize all stakeholders on the attributes of sustainable buildings, especially the extra-environmental benefits which is more relevant to the stakeholders in taking decisions on sustainable building adoption in developing economies.

Housing sales of real estate developers in Turkey

PurposeBecause of competition, residential property developers use a variety of promotional tools to gain recognition and increase their market share and the demand for housing, and to manage their customer relations. This study aims to examine what real estate developers did to detect the need for types of housing, and pricing and promoting housing. It also sought clues about how they manage customer relations in residential sales.Design/methodology/approachIn this study, semi-structured interviews were conducted with real estate developers. This study has heuristic characteristics based on qualitative data. Document reviews, descriptive analysis and discourse analysis were carried out on the interview data and other sources. As purposeful sampling is generally used in qualitative studies; intensity sampling, homogeneous sampling, criterion sampling and snowball sampling were used together in this study.FindingsThe study found that real estate developers were inadequate at advertising and promoting, allocated little budget for promotion and did not use technology sufficiently. The real estate developers gave discounts at rates that did not actually desire, had to create payment plans, and as a result, they lost customers because they could not manage customer relations well.Research limitations/implicationsInterviews were conducted with 15 real estate developers who have been selling residential properties for more than 10 years in Süleymanpasa and Çorlu districts of Tekirdag. Data obtained are mostly qualitative.Originality/valueThis study aimed to determine real estate developers’ ability to implement a variety of promotional strategies and manage customer relations. Results and conclusions can offer significant clues about real estate developers with similar characteristics. Its conclusions of this study can be compared to similar studies of real estate developers in many regions of Turkey.

Willingness to Pay for Green Infrastructure in Residential Development—A Consumer Perspective

This paper investigates the literature and theoretical underpinning of the concept of “willingness to pay” (WTP) for green infrastructure (GI) with consequences for residential development. The benefits of GI in urban settlements include improved air quality, attenuation of the urban heat island, thermal insulation and lower energy bills for green roofs and walls, the creation of social amenity space, a habitat for biodiversity, and stormwater water attenuation. Collectively, these benefits are termed eco-system services and enhance sustainability. The role of GI, the “lungs of the planet”, is heavily correlated to atmospheric conditions; high levels of GI improve air quality, which is acknowledged widely with many cities increasing GI to make them more resilient to future predicted challenges with respect to heat and poor air quality. In addition, there is evidence that the biophilia effect enhances human well-being. There are some studies claiming that purchasers pay a premium for property with good GI. However, there is little research about the process in consumers’ minds leading to such a premium—if, how, when (under what circumstances), and then to what extent are consumers willing to pay for GI. This process, if better understood, may enable sellers or policy makers to influence the amounts of GI in developments, thus making it possible to enhance the value of GI to buyers. There is some research pointing to factors to be considered when modeling such processes. For developers, knowing the optimum amount of GI would enable them to design and construct developments with maximum purchaser appeal. To do this, stakeholders need to predict the level of WTP amongst potential purchasers for which they need to understand the decision processes behind WTP. In this way, sustainability in residential property development could be optimized. The paper analyzes the literature and theories concerning WTP, focusing on dwellings and GI. Our findings are that some quantitative evidence exists that purchasers pay more for residential property with high levels of GI in some cities, but they do so without any understanding of the possible decision processes leading to those premiums (if, how, when, and then to what extent). The paper proposes a comprehensive conceptual model that may explain buyers’ WTP for a dwelling based on a presumed cost–benefit analysis performed by buyers, which has been extended here to include GI and psychological factors. Thus, the paper has a consumer perspective. The model may be used to select variables and test them in empirical studies, and by integrating with other factors in the model, it can attain a more comprehensive understanding of WTP for GI in residential development.