Abstract
This research work developed an integrated residential location choice in the developing countries, a case of South Africa. The primary aim of this study was to: model the extent to which demographic characteristics, dwelling units’ features, neighbourhood features, households’ self-congruity, households’ functional congruity, green building features and stakeholders’ relations predict residential location choice (RCL), which were classified as the exogenous variables and their level of influence in RLC (endogenous variable). An extant literature review, Delphi study and field questionnaire survey was undertaken to achieve this objective. Results from the literature showed that the exogenous constructs (demographic characteristics, dwelling units’ features, neighbourhood features, services provided by government, and assessing the households’ self-congruity, households’ functional congruity, green building features, and stakeholders’ management) influence RLC in South Africa.
Secondly, a Delphi study was utilized to collect data for the qualitative approach dimension of the study. Microsoft Excel was used to analyse results from the Delphi study using descriptive statistics. These descriptive statistics informed whether the experts had reached a consensus. A conceptual integrated RLC model was then developed based on the theories developed from the literature review and the Delphi study. Results from the Delphi study showed that RLC outcomes could be considered as an eight-factor model.
Lastly, the questionnaire survey was conducted in Mangaung Metropolitan Municipality. Descriptive statistics, inferential statistics and hypothesis testing using the Statistical Package for the Social Sciences (SPSS) version 2.0 were used in analyzing data obtained from the questionnaire survey. The SEM analysis results showed that all the exogenous variables such as: demographic characteristics, dwelling unit features, neighbourhood features, services provided by government, households’ self-congruence, households’ functional congruence, green building features and stakeholders’ relations were found to be significant, and all had definite positive directions in influencing RLC.
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The findings of this study would deepen the understanding of professionals, academics and policy-makers on unobserved underlying factors driving the behaviour of people in the selection of residential properties or locations for development housing projects. Understanding these factors in this study would also be useful to property developers and surveyors to have in-depth knowledge of the important factors influencing residential locations and attracting household investment. Suppose property developers or policy-makers can understand the self-connection between housing users and housing market or housing choice. In that case, they would be empowered to design more effective policy interventions in the housing market or human settlement. Also, it would allow property development to be profitable in terms of demand, supply, and consumer preference.
Keywords: residential location choice; households’ self-congruity; households’ functional congruity.