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The effect of integration of affordable/ low cost housing into urban areas on property values

  • Authors: Ngxwashula, Ntomboxolo
  • Date: 2020
  • Subjects: Housing -- South Africa , Urban poor -- Housing -- South Africa Real property -- Valuation -- South Africa Property
  • Language: English
  • Type: Thesis , Masters , MSc
  • Identifier: http://hdl.handle.net/10948/46838 , vital:39666
  • Description: In the recent years in South Africa after the apartheid era, the government has for the past 25 years been embarking on programmes and policy directives to address the past spatial injustices amongst other things that the apartheid government has left the country with. It is clear that some of the apartheid marks are still to this day evident and challenging to resolve. One of the priority government’s projects is to integrate communities without classifying areas with skin colour, income range etc. Since 1994 the government has developed a lot of legislation and policies in favour of spatial integration of low cost housing and affordable housing within the existing urban fabric. According to COGTA. (2016:22) urban areas in South Africa remain marked by profound social divisions, which stem from apartheid planning and, since 1994, have been reinforced by the uneven growth in land values and limited access by the poor to resources. The growth of the black middle class has resulted in more racial mixing in the (previously predominantly white and middle-class) suburbs, however, very little in working-class and poor areas. Furthermore it is argued that the property and land use status quo undermines access to urban opportunity and reinforces the highly inefficient urban sprawl that is characteristic of South Africa’s urban areas. There has been no substantial land reform and restitution, especially in urban areas, in part because of the importance of the formal property market, which increased significantly between 1994 and 2014. While this growth is essential to the health of rates income for municipalities, it has not addressed the issue of well-located, affordable housing and decent shelter for all. Spatial Integration has been implemented in some parts of the country, however it is evident that there is some resistance towards the concept of spatial integration and the most referred to reason for the resistance is that the integration of low cost or social housing into high income areas will decrease the property values of the existing properties in urban areas. This research aims to study and investigate if property values are affected by the inclusion of low cost housing in existing urban areas and further investigate why there is still resistance to the concept of integration and address any underpinning reasons and provide recommendations. In this study the related literature was reviewed and an empirical study was conducted. The empirical study was conducted using a combination of qualitative and quantitative approaches, referred to as Mixed Method. The research involved the use of questionnaires (Multiple Choice questions and Likert Scale format type of questions), semi-structured interviews and observation done by the researcher. The findings suggest that the following variables influence the resistance towards spatial integration of affordable/low cost housing into urban areas: Increased crime rate, Negative impact on property values, Clutch of different cultures, NIMBY Syndrome (Not in my Backyard), and Aesthetics of low cost/ social housing. The findings of this research may be used for a further research for a doctoral research investigating, more comprehensive detail, each of the identified variables in the perceived resistance towards spatial integration into urban areas framework which is apparent in the review of the related literature. In accordance with the results of this study and the testing of the objectives and sub questions, all variables have a positive influence on the perceived effect of spatial integration onto urban areas. Equally, some of the variables are not perceived to have a direct but an indirect relationship with spatial integration. The results of this research confirms this research questions and reveals two important things that, the concept of spatial integration into existing suburbia does have a negative effect on existing middle to high income properties in proximity to the social houses. Secondly the results reveal that concept of spatial integration of social housing into existing suburbia areas does positively affect the property values of the social housing. According to the definition of Property value which refers to the worth of a piece of real estate based on the price that a buyer and seller agree upon, furthermore the value of a property converges at the point where the forces of supply meet the forces of demand. In other words, the value of a property at any given time is determined by what the market will bear. Through this study it has been discovered that although property valuations for residential properties are conducted by means of a Comparative Method, which basically compares similar properties, it is however evident through this research that demand for properties located in areas where spatial integration has been implemented is very low, which leads to property owners desperately reducing their prices just to sell. Therefore this research concludes that spatial integration does have an impact on property values, though it is not a determining factor in the calculation of property value, it has an indirect impact. This study contributed to the South African property development body of knowledge, by determining the factors influencing the continued resistance towards Spatial Integration of affordable/low income housing into existing urban areas on property values.
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  • Date Issued: 2020

The social sustainability of low-cost housing: the role of social capital and sense of place

  • Authors: Williams-Bruinders, Leizel
  • Date: 2019
  • Subjects: Housing -- South Africa , City planning -- South Africa Cities and towns -- Research Urban geography
  • Language: English
  • Type: Thesis , Doctoral , DPhil
  • Identifier: http://hdl.handle.net/10948/44390 , vital:37161
  • Description: In the past twenty years we have seen the South African government deliver the largest number of houses in the world (NDHS, 2011). However, this great effort does not appeal to the principles that policies have set out in terms of equality. Along with the delivery of this high level of state funded housing, many of the RDP dwellers feel as though they have been marginalised and forced out of the area of opportunity, namely, the CBD and the northern suburbs (Huchzermeyer, 2003). Many researchers believe that the South African housing delivery pattern resembles that of apartheid segregationist planning, which exacerbated the social inequalities in the country (Huchzermeyer, 2003; Donaldson, 2001; Harrison et al., 2003). To gain an in-depth understanding of the lived experiences of residents of a low-cost housing settlement, an interpretative phenomenological analysis was undertaken. The emergent themes emanating from the research study revealed that social problems were pertinent factors to the lack of formulation of community social cohesion. Without this aspect, community building will be hampered, and thus cohesive neighbourhoods will be lacking. To this end, social innovation is proposed as a solution to the Zanemvula development. The issue of social development needs to placed back on the housing agenda, as is stated in the latest Housing Act.
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  • Date Issued: 2019

An assessment of the challenges facing the Eastern cape Nkonkobe Municipality in the provision of Adequate housing for the poor (2010- 2012)

  • Authors: Mkiva, Nkosohlanga Matthew
  • Date: 2014
  • Subjects: Municipal services , Housing policy -- South Africa , Housing -- South Africa
  • Language: English
  • Type: text
  • Identifier: http://hdl.handle.net/10353/25766 , vital:64477
  • Description: The purpose of this study was to asses the challenges facing the Eastern Cape Nkonkobe Municipality in the provision of adequate housing for the poor. The study also aimed at suggesting mechanisms or strategies that could be applied to remedy the situation. It became evident throughout the study that the government has tried its best to fight against homelessness, but there are still thousands of people who do not have houses. The study was conducted through the use of a combination of the qualitative and quantitative research methods. Multiple methods were used with a view to increasing the reliability of observations. Twenty questionnaires were distributed to people at grassroots and ten questionnaires were distributed to the municipal officials. It has been noted in the study that community participation at all government levels is not taken seriously thus the housing problem in Nkonkobe Municipality. It is evident in the study that all the peoples’ projects in this municipality should be people-driven. It has also been pointed out that the service providers take a big slice of the municipal budget. The National Department of Human Settlement must also increase the budget that is allocated to the local municipalities so as to be able to spearhead housing delivery. This study will make a great contribution to the society in that all stakeholders will devise mechanisms to fight against housing challenges in the Nkonkobe Municipality. The municipal officials will devise workable solutions to the housing problem in Nkonkobe. This will change peoples’ lives and human dignity will be restored. , Thesis (MPA) -- Faculty of Management and Commerce, 2014
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  • Date Issued: 2014

Strategies for sustainable housing co-operatives in South Africa

  • Authors: Jimoh, Richard Ajayi
  • Date: 2012
  • Subjects: Housing, Cooperative -- South Africa , Housing -- South Africa , Sustainable development -- South Africa , Housing -- Finance-- South Africa
  • Language: English
  • Type: Thesis , Doctoral , PhD
  • Identifier: vital:9690 , http://hdl.handle.net/10948/d1009500 , Housing, Cooperative -- South Africa , Housing -- South Africa , Sustainable development -- South Africa , Housing -- Finance-- South Africa
  • Description: An increasing number of people are in need of housing that would improve long-term tenure for them. Private ownership is a well-known incentive for peoples’ participation in housing programmes. The current difficulties in obtaining credit for housing, following the global economic crisis, show that private individual home-ownership is not effective enough in addressing the housing needs of the low and middle income groups. As a result of this, the need to find an option that will solve the housing needs of the people became intense. However, the implementation of the co-operative housing delivery option in South Africa has not been successfully implemented as a result of the actions or the inactions of the role players. The study sought answer to the causes of the inability to successfully implement the co-operative housing approach through the use of ‘triad model’ that has to do with the ideology of co-operatives, the praxis and the organisational structures of the various housing co-operatives. The study was domiciled in a pragmatic paradigm, using the mixed methods research approach by conducting a three-stage research whereby convergent parallel design was adopted as the methodology. Questionnaires were administered to the chairpersons of the housing co-operatives identified in this stage one of the study. Stage two consisted of conducting interviews with chairpersons of six housing co-operatives using the purposive non-probability sampling method. The final stage was the survey among the members of the housing co-operatives interviewed. It was discovered, inter alia, that the membership of housing co-operatives was not voluntary; policy and legislative documents on social housing were biased against the co-operative housing approach; limited understanding of the co-operative approach exists among officials of government responsible for the implementations and a lack of training to members of the housing co-operatives by agencies of government responsible for propagating the approach was evident. Based on the findings, framework for sustainable housing co-operatives in South Africa was proposed from the strategies identified. The strategies identified were classified into the following factors: Policy and legislation; support services; education, training and information; and governance.
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  • Date Issued: 2012

The impact of macroeconomic and financial factors on the performance of the housing property market in South Africa

  • Authors: Kwangware, Debra
  • Date: 2009
  • Subjects: Microeconomics , Housing -- South Africa , Housing -- Prices -- South Africa , Real property -- South Africa , Interest rates -- South Africa , Foreign exchange rates -- South Africa
  • Language: English
  • Type: Thesis , Masters , MCom
  • Identifier: vital:1042 , http://hdl.handle.net/10962/d1005641 , Microeconomics , Housing -- South Africa , Housing -- Prices -- South Africa , Real property -- South Africa , Interest rates -- South Africa , Foreign exchange rates -- South Africa
  • Description: This study exammes the impact of macroeconomic and financial variables on the performance of the housing property market in South Africa using monthly data for the period January 1996 to June 2008. Orthogonalised and non-orthogonalised house price returns and real estate returns are utilised as proxies for the housing property market in separate models. Three main issues were empirically analysed in relation to the linkage between selected variables and the housing property market. The first aspect examined the relationship between selected macroeconomic and financial factors and property returns. Secondly, the study examined the influence that a unit shock to each variable has on property returns over a period of time. The third aspect focused on determining the proportion of property returns variation that results from changes in the macroeconomic and financial variables. VAR modelling was thus adopted to empirically analyse these three aspects. The results reveal that house price returns are influenced by most of the macroeconomic and financial variables used in this study. Specifically, the real effective exchange rate, interest rate spread and manufacturing production positively impact on house price returns while the domestic interest rate, the dividend yield and expected inflation have a negative effect. Furthermore, manufacturing production has a lagged effect on house price returns while the real effective exchange rate and domestic interest rate have a contemporaneous effect. Real estate returns are not influenced by most of the variables except for the domestic interest rate and dividend yield which have a negative effect.
  • Full Text:
  • Date Issued: 2009

Some aspects of housing economics with reference to the coloured population of South Africa

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