# RECORD 63f327f2d844daf6ba970bc6d5f6ab1fc9861dfd
# TITLE: External Factors, Housing Values, and Rents: Evidence from Survey Data
# YEAR: 2000.0  VENUE: Journal of Housing Research  DOI: 10.1080/2167034x.2003.12461361
# AUTHORS: Vedia Dökmeci; Zeynep Önder; Abdullah Yavas
# PAGES: 26  CANDIDATE TABLE PAGES (1-based): [21, 23, 25]
# ABSTRACT: This study uses a rich survey data to analyze housing values and rents in Istanbul, Turkey. In addition to variables related to location, household characteristics, and the physical characteristics of the property, the data involves a number of “qualitative” questions related to a set of external factors, such as the satisfaction level of the occupants with green area, parks, recreational facilities, transportation, distance to work, and noise. The paper identifies and compares the set of external factors that have a significant impact on property values and rents. Introduction When valuing residential property, one must consider the effects of the external factors as well as the characteristics of the property itself. Typically, these external factors are grouped together under a “location” variable. The principal reason for this practice is that the available data sets, such as the Multiple Listing Data sets, usually do not provide information on individual external factors. The other reason is that most of these external factors, such as noise, view, greenery, and accessability, are difficult to measure. The current study overcomes this problem by generating the data through an extensive survey. The survey was conducted in Istanbul, Turkey and includes questions about the occupants’ level of satisfaction / dissatisfaction with a number of external factors as well as questions about the physical, locational, and household characteristics of the property. The external factors included greenery, nearby parks, noise, recreational facilities, access to shopping centers, transportation facilities, distance to work, road conditions, distance to the street, and site conditions. The purpose of the project is to identify and compare the set of external factors have an impact on property values and rents. A number of earlier studies examined the role of individual external factors on housing prices. Hughes and Sirmans (1992, 1993) looked at the impact of different traffic levels within a neighborhood and compared the negative effects of excessive traffic (smoke, noise, danger, dust) with the positive effects of better access. Their study, based on 288 MLS residential sales within the Baton Rouge, Lousiana, metropolitian area, suggests a downward adjustment in the price of 11.49% for high traffic. The study by Li and Brown (1980) included data on air pollution, visual quality, noise and proximity to the ocean, rivers, recreational areas, schools, expressway interch


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Dökmeci, Vedia; Yavas, Abdullah
Conference Paper
External Factors, Housing Values And Rents:
Evidence From Survey Data
40th Congress of the European Regional Science Association: "European Monetary Union
and Regional Policy", August 29 - September 1, 2000, Barcelona, Spain
Provided in Cooperation with:
European Regional Science Association (ERSA)
Suggested Citation: Dökmeci, Vedia; Yavas, Abdullah (2000) : External Factors, Housing
Values And Rents: Evidence From Survey Data, 40th Congress of the European Regional
Science Association: "European Monetary Union and Regional Policy", August 29 - September
1, 2000, Barcelona, Spain, European Regional Science Association (ERSA), Louvain-la-Neuve
This Version is available at:
http://hdl.handle.net/10419/114780
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17
Table 1: Summary Statistics  
 
VARIABLE 
MEAN         STD. DEV.   
 MIN. 
 MAX. 
 
 
 LABEL 
 
VAR1-A 
 
147.77 
  228.35 
 20,000.0  
1,000,000.0 PRICE YOU WOULD ASK (000 TL) 
VAR1-B 
 
  77.88 
 
85.95 
100.0 
 
5000.0 
RENT YOU WOULD CHARGE (000 TL) 
VAR2 
 
  ..... 
 
..... 
 1.0  
19.0DISTRICTS 
VAR3 
 
  1.05 
 
.93 
 1.0  
 3.0ROAD CONDITIONS 
VAR4 
 
  1.91 
 
.69 
 1.0  
5.0ROAD COVER 
VAR5 
 
  2.20 
 
.72 
 1.0  
5.0TYPE OF HOUSING (CONDO, SINGLE-FAMILY,..) 
VAR6 
 
  4.79 
 
2.20 
 .0  
8.0HOW LONG HAVE YOU LIVED IN THIS HOUSE 
VAR7 
 
  90.63 
 
67.88 
30.0 
 
550.0 
SURFACE AREA ( M2) 
VAR8 
 
  2.45 
 
.89 
 1.0  
10.0NUMBER OF ROOMS 
VAR9 
 
  .89 
 
.92 
 .0  
5.0NUMBER OF BALCONY 
VAR10 
 
  4.43 
 
2.03 
 1.0  
20.0# OF PEOPLE IN THIS HOUSE 
VAR11 
 
  1.95 
 
1.38 
 1.0  
5.0OWNERSHIP 
VAR12 
 
  .91 
 
.92 
 .0  
6.0HOW MANY HOUSES DO YOU OWN 
VAR13 
 
  .85 
 
.72 
 .0  
4.0LOCATION OF HOMES  
     
 
 
 
  
 
 
SATISFACTION LEVEL 
VAR14 
 
  2.13 
 
.72 
 1.0  
4.0W/  DISTRICT 
VAR15 
 
  2.20 
 
.75 
 1.0  
4.0W/  TRANSPORTATION 
VAR16 
 
  2.11 
 
.89 
 1.0  
4.0W/  DISTANCE TO WORKPLACE 
VAR17 
 
  2.28 
 
.75 
 1.0  
4.0W/  HOUSING SIZE 
VAR18 
 
  2.26 
 
.81 
 1.0  
4.0W/  NUMBER OF ROOMS, LIVING 
VAR19 
 
  1.92 
 
1.14 
 1.0  
4.0     W/  BALCONY AND TERRACE 
VAR20 
 
  2.38 
 
.82 
 1.0  
4.0W/  QUALITY OF CONSTRUCTION 
VAR21 
 
  2.49 
 
.92 
 1.0  
4.0W/  SITE IMPROVEMENTS 
VAR22 
 
  2.78 
 
.97 
 1.0  
4.0W/  GREEN AREAS 
VAR23 
 
  2.84 
 
.97 
 1.0  
4.0W/  NEARBY RECREATIONAL FACILITIES  
VAR24 
 
  2.33 
 
.79 
 1.0  
4.0W/ DRINKING WATER 
VAR25 
 
  2.16 
 
.76 
 1.0  
4.0W/  SEWAGE SYSTEM 
VAR26 
 
  2.03 
 
1.01 
 1.0  
4.0W/  CONDITION OF THE ROOF 
VAR27 
 
  2.13 
 
.84 
 1.0  
4.0W/  NEARBY NOISE 
VAR28 
 
  1.96 
 
.72 
 1.0  
4.0W/  NEIGHBORHOOD RELATIONS 
VAR29 
 
  2.51 
 
.91 
 1.0  
4.0W/  VIEW  
VAR30 
 
  2.13 
 
.82 
 1.0  
 4.0W/  DISTANCE TO STREET 
VAR31 
 
  2.08 
 
.77 
 1.0  
 4.0W/  SHOPPING FACILITIES 
VAR32 
 
  2.27 
 
.53 
 1.0  
4.0OVERALL LEVEL OF SATISFACTION 
VAR33 
 
  1.76 
 
1.21 
 1.0  
4.0LEGAL STATUS (TITLE,  PERMIT, ..) 
VAR34 
 
   2.73 
 
.50 
 1.0  
 4.0TYPE OF CONSTRUCTION 
VAR35 
 
   2.00 
 
.81 
 1.0  
3.0AGE OF THE BUILDING (<10, 11-20, >20) 
VAR36 
 
  2.93 
 
1.22 
 1.0  
 4.0WHO BUILT THE PROPERTY? 
VAR37 
 
  2.63 
 
.81 
 1.0  
4.0TYPE OF HEATING 
VAR38 
 
  2.81 
 
1.14 
 1.0  
5.0WC AND BATH 
     
 
 
 
  
 
 
EQUIPMENT IN THE BATHROOM 
VAR39 
 
  .43 
 
.50 
 .0  
 1.0CLOSET 
VAR40 
 
  .38 
 
.56 
 .0  
1.0BATH TAB 
VAR41 
 
  .15 
 
.36 
 .0  
 1.0SHOWER 
VAR42 
 
  .07 
 
.38 
 .0  
1.0SHOWER CABIN 
VAR43 
 
  .14 
 
.35 
 .0  
 1.0THERMOSIFON 
VAR44 
 
  .50 
 
.50 
 .0  
 1.0CHAUFBAIN 
VAR45 
 
  .45 
 
.50 
 .0  
1.0WASHING MACHINE 
VAR46 
 
  .40 
 
.49 
 .0  
 1.0AUTOMATIC WASHING MACHINE 
VAR47 
 
  .03 
 
.16 
 .0  
1.0DRYER 
VAR48 
 
  .35 
 
.48 
 .0  
1.0WC STYLE  (WESTERN) 
VAR49 
 
  .75 
 
.44 
 .0  
1.0WC STYLE  (TURKISH) 
VAR50 
 
  .58 
 
.49 
 .0  
1.0WASH BASIN IN THE BATHROOM 
VAR51 
 
  1.01 
 
.24 
 .0  
1.0SEPARATE KITCHEN 
     
 
 
 
  
 
 
EQUIPMENT IN THE KITCHEN 
VAR52 
 
  .94 
 
.25 
 .0  
1.0KITCHEN TABLE 
VAR53 
 
  .82 
 
.38 
 .0  
1.0WASH BASIN 
VAR54 
 
  .86 
 
.35 
 .0  
1.0RUNNING WATER 
VAR55 
 
  .85 
 
.36 
 .0  
1.0SEWAGE 
VAR56 
 
  .68 
 
.47 
 .0  
1.0STOVE 
VAR57 
 
  .71 
 
.45 
 .0  
1.0 OVEN 
VAR58 
 
  .93 
 
.25 
 .0  
1.0REFRIGERATOR 


===== PAGE 22 (score 20, numeric-paren 0, table-words 0, var-words 17) =====

 
 
18
VAR59 
 
  .14 
 
.35 
 .0  
1.0DISH WASHER 
VAR60 
 
  .01 
 
.10 
 .0  
1.0GARBAGE DISPOSER 
     
 
 
 
  
 
 
DO YOU HAVE THE FOLLOWING? 
VAR61 
 
  .01 
 
.12 
 .0  
1.0CLOSED GARAGE 
VAR62 
 
  .12 
 
.33 
 .0  
1.0OPEN GARAGE 
VAR63 
 
  .04 
 
.20 
 .0  
1.0SATELLITE RECEIVER 
VAR64 
 
  .00 
 
.03 
 .0  
1.0SWIMMING POOL 
VAR65 
 
  .03 
 
.17 
 .0  
1.0FIRE STAIRS 
VAR66 
 
  .11 
 
.38 
 .0  
1.0ELEVATOR 
VAR67 
 
  .12 
 
.33 
 .0  
1.0HOT WATER 
VAR68 
 
  1.29 
 
.45 
 .0  
1.0DO YOU WANT A NEW HOME? 
VAR69 
 
  5.78 
 
7.50 
 1.0  
19.0WHICH DISTRICT WOULD YOU WANT TO MOVE 
VAR70 
 
  2.75 
 
3.72 
 .0  
18.0WHICH DISTRICT WOULD YOU...-REASON 1 
VAR71 
 
  .79 
 
2.48 
 .0  
18.0WHICH DISTRICT WOULD YOU...-REASON 2 
VAR72 
 
  .13 
 
1.08 
 .0  
18.0WHICH DISTRICT WOULD YOU...-REASON 3 
VAR73 
 
  .68 
 
.80 
 1.0  
5.0WHY DO YOU WANT A NEW HOME? 
     
 
 
 
  
 
 
WHAT WOULD YOU CHANGE ABOUT HOUSE 
VAR74 
 
  .19 
 
.39 
 .0  
1.0TRANSPORTATION 
VAR75 
 
  .17 
 
.38 
 .0  
1.0DISTANCE TO YOUR JOB 
VAR76 
 
  .30 
 
.46 
 .0  
1.0 SIZE 
VAR77 
 
  .29 
 
.45 
 .0  
1.0NUMBER OF ROOMS AND BATH 
VAR78 
 
  .25 
 
.43 
 .0  
1.0BALCONIES 
VAR79 
 
  .31 
 
.46 
 .0  
1.0QUALITY OF THE CONSTRUCTION 
VAR80 
 
  .38 
 
.48 
 .0  
1.0SITE IMPROVEMENTS 
VAR81 
 
  .44 
 
.50 
 .0  
1.0GREEN AREAS  
VAR82 
 
  .45 
 
.50 
 .0  
1.0RECREATIONAL FACILITIES  
VAR83 
 
  .23 
 
.42 
 .0  
1.0WATER 
VAR84 
 
  .16 
 
.36 
 .0  
1.0SANITARY SYSTEM 
VAR85 
 
  .17 
 
.38 
 .0  
1.0 ROOF 
VAR86 
 
  .20 
 
.40 
 .0  
1.0 NOISE 
VAR87 
 
  .10 
 
.31 
 .0  
1.0NEIGHBORHOOD RELATIONSHIPS 
VAR88 
 
  .38 
 
.49 
 .0  
1.0 VIEW 
VAR89 
 
  .15 
 
.36 
 .0  
1.0DISTANCE TO THE STREET 
VAR90 
 
  .16 
 
.37 
 .0  
1.0SHOPPING FACILITIES 
VAR91 
 
  1.93 
 
.49 
 1.0  
4.0HOW WOULD YOU FINANCE A NEW HOUSE 
VAR92 
 
  .64 
 
1.20 
 1.0  
14.0REASONS FOR NOT OWNING A HOUSE 1 
VAR93 
 
  .03 
 
.50 
 1.0  
14.0REASONS FOR NOT OWNING A HOUSE 2 
VAR94 
 
  .00 
 
.06 
 1.0  
14.0REASONS FOR NOT OWNING A HOUSE 3 
     
 
 
 
  
 
 
WHICH OF THE FOLLOWING DO YOU OWN? 
VAR95 
 
  .89 
 
.32 
 .0  
1.0  COLOR TV 
VAR96 
 
  .31 
 
.46 
 .0  
1.0 VCR 
VAR97 
 
  .09 
 
.29 
 .0  
1.0CD PLAYER 
VAR98 
 
  .05 
 
.21 
 .0  
1.0 
PC 
VAR99 
 
  .65 
 
.48 
 .0  
1.0TELEPHONE 
VAR100 
 
  .02 
 
.13 
 .0  
1.0PAGER 
VAR101 
 
  .29 
 
.55 
 .0  
1.0 CAR 
VAR102 
 
  45.28 
 
13.99 
18.0 
 
87.0 
AGE OF THE HOUSEHOLD HEAD 
VAR103 
 
  20.73 
 
12.54 
 1.0  
67.0YEARS YOU HAVE BEEN MARRIED 
VAR104 
 
  2.40 
 
1.80 
 1.0  
10.0EDUCATION OF THE HEAD 
VAR105 
 
  1.50 
 
1.64 
 1.0  
10.0EDUCATION OF THE SPOUSE 
VAR106 
 
  1.57 
 
1.84 
 1.0  
10.0EDUCATION OF THE 1. CHILD 
VAR107 
 
  1.20 
 
3.34 
 1.0  
10.0EDUCATION OF THE 2. CHILD 
VAR108 
 
  .88 
 
5.24 
 1.0  
10.0EDUCATION OF THE 3. CHILD 
VAR109 
 
  .51 
 
6.60 
 1.0  
10.0EDUCATION OF THE 4. CHILD 
VAR110 
 
  .45 
 
6.59 
 1.0  
 10.0EDUCATION OF THE 5. CHILD 
VAR111 
 
  .44 
 
6.59 
 1.0  
10.0EDUCATION OF THE 6. CHILD 
VAR112 
 
  6.76 
 
 3.46 
 1.0  
12.0OCCUPATION OF THE HEAD 
VAR113 
 
  1.44 
 
1.84 
 1.0  
12.0OCCUPATION OF THE SPOUSE 
VAR114 
 
  3.05 
 
3.59 
 1.0  
12.0OCCUPATION OF THE 1. CHILD 
VAR115 
 
  2.17 
 
4.25 
 1.0  
 12.0OCCUP ATION OF THE 2. CHILD 
VAR116 
 
  1.48 
 
 5.67 
 1.0  
12.0OCCUPATION OF THE 3. CHILD 
VAR117 
 
  .63 
 
6.68 
 1.0  
12.0OCCUPATION OF THE 4.CHILD 
VAR118 
 
  .48 
 
6.61 
 1.0  
12.0OCCUPATION OF THE 5. CHILD 
VAR119 
 
  .45 
 
6.59 
 1.0  
12.0OCCUPATION OF THE 6. CHILD 
VAR120 
 
  1.66 
 
.88 
 1.0  
 6.0TOTAL HOUSEHOLD INCOME 


===== PAGE 23 (score 23, numeric-paren 0, table-words 3, var-words 8) =====

 
 
19
Table 2: DEPENDENT VARIABLE = VALUE 
 
F Value 
 
 9.117 
Prob.>F 
 
0.0001 
R-square 
 
0.263 
Adj R-sq 
 
0.235 
N 
 
 
795 
  
 
 
 
 
 
Parameter Standard 
 
Variable 
 
 
 
 
Estimate  
Error  
 
Prob > |T| 
INTERCEPT 
 
 
 
 
 
853.80 
168.89  
 
0.0001 
ASIA  
 
 
 
 
 
28.70  
34.95  
 
0.4118 
FATIH * 
 
 
 
 
 
20.21  
37.15  
 
0.5866 
G.O.PASA* 
 
 
 
 
 
 -2.70  
31.61  
 
0.9319 
KADIKOY* 
 
 
 
 
 
-37.98 
 
46.52  
 
0.4146 
KAGITHANE* 
 
 
 
 
 
103.60 
39.12  
 
0.0083 
KARTAL* 
 
 
 
 
 
-65.87 
 
46.19  
 
0.1543 
PENDIK * 
 
 
 
 
 
-119.54 
66.75  
 
0.0737 
SARIYER* 
 
 
 
 
 
256.40 
56.79  
 
0.0001 
SISLI*  
 
 
 
 
 
59.71  
38.11  
 
0.1176 
USKUDAR* 
 
 
 
 
 
20.86  
39.08  
 
0.5936 
APARTMENT 
 
 
 
 
 
-31.73 
 
23.84  
 
0.1836 
SINGLE FAMILY HOME  
 
 
40.99  
35.88  
 
0.2536 
LIVING AREA (m2)  
 
 
 
1.88  
0.28 
 
 
0.0001 
GARAGE 
 
 
 
 
 
112.63 
27.50  
 
0.0001 
TITLE & CONST. PERMIT  
 
38.83 
 
19.73  
 
0.0494 
BUILT BY A BUILDER 
 
 
 
28.90  
20.47  
 
0.1585 
TENANT 
 
 
 
 
 
16.20  
17.18  
 
0.3458 
FAMILY INCOME < 3M**  
 
 
-942.80 
161.46  
 
0.0001 
FAMILY INCOME ?  [3M,5M] 
 
 
-937.50 
160.96  
 
0.0001 
FAMILY INCOME ?  [5M,9M] 
 
 
-839.67 
162.29  
 
0.0001 
FAMILY INCOME ?  [9M,14M] 
 
 
-904.74 
165.56  
 
0.0001 
FAMILY INCOME ?  [15M,20M] 
 
 
-896.64 
170.70  
 
0.0001 
GREEN AREA/VERY HAPPY  
 
 
237.47 
55.74  
 
0.0001 
RECREATIONAL FACILITIES/VERY HAPPY 
-108.77 
79.89  
 
0.1738 
NOISE IN THE BUILDING/UNHAPPY  
 
-24.77 
 
18.54  
 
0.1820 
NEIGHBOR. RELATIONS/HAPPY 
 
 
21.86  
22.82  
 
0.3384 
NEIGHBOR. RELATIONS/UNHAPPY  
 
50.00  
29.74  
 
0.0931 
VIEW/VERY HAPPY  
 
 
 
 
-59.09 
 
44.96  
 
0.1892 
VIEW/UNHAPPY 
 
 
 
 
 
 -27.92 
16.99  
 
0.1007 
SHOPPING FACILITIES/HAPPY 
 
 
23.37  
18.12  
 
0.1976 
 


===== PAGE 24 (score 1, numeric-paren 0, table-words 0, var-words 1) =====

 
 
20
* A district of Istanbul 
** Income in millions of Turkish Lira (the exchange rate at the time was $1? 6950 Turkish Liras) 


===== PAGE 25 (score 23, numeric-paren 0, table-words 3, var-words 7) =====

 
 
21
Table 3: DEPENDENT VARIABLE = RENT 
 
F Value 
 
 17.897 
Prob.>F 
 
0.0001 
R-square 
 
0.4443 
Adj R-sq 
 
0.4195 
N 
 
 
795 
  
 
 
 
 
 
 
Parameter 
Standard 
 
Variable 
 
 
 
 
 
Estimate 
Error  
Prob > |T| 
INTERCEPT 
 
 
 
 
 
-217.11 
55.98  
0.0001  
ASIA  
 
 
 
 
 
-5.52  
8.82 
 
0.53 
BAKIRKOY* 
 
 
 
 
 
14.19  
8.26 
 
0.08 
BESIKTAS* 
 
 
 
 
 
98.32  
15.08  
0.0001 
BEYKOZ* 
 
 
 
 
 
83.53  
41.47  
0.044 
FATIH* 
 
 
 
 
 
30.07  
12.77  
0.018 
KAGITHANE* 
 
 
 
 
 
36.97  
12.67  
0.0036 
KARTAL* 
 
 
 
 
 
-9.49  
12.75  
0.457 
PENDIK * 
 
 
 
 
 
43.71  
19.62  
0.0262 
SARIYER* 
 
 
 
 
 
24.40  
18.07  
0.1774 
SISLI*  
 
 
 
 
 
48.91  
12.53  
0.0001 
USKUDAR* 
 
 
 
 
 
26.33  
11.03  
0.0173 
LIVING AREA - M2  
 
 
 
0.52  
0.091  
0.0001 
GARAGE 
 
 
 
 
 
57.45  
8.66 
 
0.0001 
TITLE & CONST. PERMIT  
 
20.43 
 
6.20 
 
0.001 
BUILT BY A COOPERATIVE 
 
 
59.59  
11.44  
0.0001 
BUILT BY A BUILDER 
 
 
 
23.38  
6.16 
 
0.0002 
OWNER 
 
 
 
 
 
12.76  
5.51 
 
0.0209 
TENANT - RENT FREE 
 
 
 
13.38  
12.25  
0.2749 
FAMILY INCOME < 3M**  
 
 
156.20 
52.03  
0.0028 
FAMILY INCOME ?  [3M,5M] 
 
 
164.82 
51.81  
0.0015 
FAMILY INCOME ?  [5M,9M] 
 
 
196.45 
52.13  
0.0002 
FAMILY INCOME ?  [9M,14M] 
 
 
241.57 
53.37  
0.0001 
FAMILY INCOME ?  [15M,20M] 
 
 
233.21 
54.71  
0.0001  
TRANSPORTATION/VERY HAPPY 
 
 
61.96  
15.43  
0.0001 
TRANSPORTATION/HAPPY 
 
 
18.88  
11.76  
0.109 
TRANSPORTATION/UNHAPPY 
 
 
15.33  
12.30  
0.2131 
GREEN AREA/VERY HAPPY  
 
 
86.04  
18.05  
0.0001 
RECREATIONAL FACILITIES/VERY HAPPY 
-34.58 
 
25.87  
0.1817 
RECREATIONAL FACILITIES/UNHAPPY 
-10.83  
5.63 
 
0.0547 
NEIGHBOR. RELATIONS/UNHAPPY  
 
12.49  
7.44 
 
0.0937 
VIEW/VERY HAPPY  
 
 
 
 
-38.34 
 
14.35  
0.0077 
VIEW/UNHAPPY 
 
 
 
 
 
6.75  
5.40 
 
0.2115 
SHOPPING FACILITIES/HAPPY 
 
 
14.88  
8.92 
 
0.0958 
SHOPPING FACILITIES/UNHAPPY 
 
 
12.20  
10.41  
0.2415 


===== PAGE 26 (score 1, numeric-paren 0, table-words 0, var-words 1) =====

 
 
22
 
* A district of Istanbul 
** Income in millions of Turkish Lira (the exchange rate at the time was $1? 6950 Turkish Liras)