Rental values in major cities worldwide have increased at a rate never before seen due to the growing demand for residential properties in metropolitan areas. The connections between residential property rental values and all of these location-specific and physical dwelling attributes, amenities, and so forth are valued by valuers, planning authorities, and policymakers. For example, valuers will receive assistance in assigning values to different housing and locational qualities once all of these links have been established. The purpose of this study was to assess how public amenities affected the rental values of residential properties in five key areas of Kaduna city. Three sub-areas—Kaduna Township, Kaduna Township, Ungwan Rimi-Malali, Kawo-Mando, Sabo-Narayi and Barnawa —were established inside the study area. The demarcation is based on the unequal distribution of public amenities in the study area, meaning that certain neighborhoods have more amenities than others. These public facilities were the subject of the study: roads, drainage systems, electricity, pipe-borne water, garbage collection and disposal, security (police station, army post), health facilities (hospitals, health care centers, etc.), and educational facilities (schools). Tenements, one-bedroom apartments, two-bedroom apartments, three-bedroom apartments, and bungalows are the types of residential properties that were examined. Quantitative (Survey) research design was used with questionnaire as data collection tool. Stratified and random sampling technique was applied. Data was analized using descriptive statistics. The study concludes that there is an uneven distribution of the eight (8) public amenities across the study area with wide difference in availability. Kaduna Township, Ungwan Rimi-Malali, Kawo-Mando and Barnawa have the adequate public amenities than Sabo-Narayi. The uneven distribution of public amenities causes rent differentials within the Kaduna Metropolis.

Keywords: Public infrastructure, rental value, rent, residential property, rental inequality

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1. Seymour E, Endsley KA, Franklin RS. Differential drivers of rent burden in growing and shrinking cities. Appl Geogr. 2020;125:102302.
2. Jimoh UU, Famewo AS. Analysis of housing rent dynamics in Ibadan North local government, Oyo State, Nigeria. Ibadan J Soc Sci. 2022;20(1):33–58.
3. Kumar A. Does facility-maintenance service quality drive tenants’ willingness to pay higher rent? Evidence from Indian residential real estate infrastructure. Facilities. 2024;42(9-10):789–810.
4. Ramani A, Bloom N. The donut effect of COVID-19 on cities. NBER Working Paper No. 28876. National Bureau of Economic Research; 2021.
5. Sani A, Mohammed MI, Usman H. Locational, neighbourhood and physical characteristics of residential rental properties: a review. J Commer Manag Tour Stud. 2023;2(3):143–154.
6. Albouy D. What are cities worth? Land rents, local productivity, and the total value of amenities. Rev Econ Stat. 2016;98(3):477–487.
7. Jimoh DA, Ige VO. Public infrastructure vs. residential property rental value in Lagos, Nigeria. J Sustain Dev Stud. 2017;10(1):17–33.
8. Satterthwaite D, Archer D, Colenbrander S, Dodman D, Hardoy J, Mitlin D, et al. Building resilience to climate change in informal settlements. One Earth. 2020;2(2):143–156.
9. Wrigley N, Lambiri D. High street performance and evolution: A brief guide to the evidence. University of Southampton; 2022.
10. Zhang K, Yan D. Enhancing the community environment in populous residential districts: Neighborhood amenities and residents’ daily needs. Sustainability. 2023;15(17):13255.
11. Adegbite AA. Healthy living promotion, water facilities development as a tool to challenging sedentary lifestyles and provision of sustainable community security among residents of Ilese-Ijebu Ogun State Nigeria. Glob J Health Relat Res. 2025;7(1):49–55.
12. Gibberd JT. Developing amenities to create more sustainable and inclusive human settlements. In: CIB Conferences. 2025;1(1):404.
13. Borana SL, Yadav SK. Spatial distribution disparity analysis of urban amenities in municipal wards periphery of Jodhpur city. Int J Eng Dev Res. 2017;5(4).
14. Koster HRA, Rouwendal J. Historic amenities and housing externalities: Evidence from the Netherlands. Econ J. 2022;127(605):1–27.
15. Wen H, Zhang Y, Zhang L. Do educational facilities affect housing rental prices? Evidence from Hangzhou, China. Habitat Int. 2021;109:102331.
16. Storper M. Separate worlds? Explaining the current wave of regional economic polarisation. J Econ Geogr. 2021;18(2):247–270.
17. Aalbers MB. The financialization of housing: A political economy approach. 2nd ed. Routledge; 2022.
18. Mulley C, Moutou CJ, Nelson JD. Workshop 7 report: Land use and public transport. Res Transp Econ. 2020;69:614–620.
19. Osman A, van Noorloos F. Transit-oriented development, displacement, and the politics of land in Johannesburg. Urban Forum. 2021;32(3):297–315.
20. Cervero R, Murakami J. Urban development around transit stations: Lessons from global cities. J Plan Lit. 2022;37(1):3–21.
21. Hahm Y, Yoon H, Kwon Y. Does shared mobility substitute or complement public transit? Evidence from Seoul’s rental housing market. Cities. 2022;121:103483.
22. Brick by brick: Building better housing policies. OECD Publishing; 2021.
23. Medda F, Modelewska M. Land value capture: A method to finance urban public transport infrastructure. J Transp Geogr. 2021;91:102952.
24. Calavita N, Mallach A. Inclusionary housing in international perspective: Affordable housing, social inclusion, and land value recapture. 2nd ed. Lincoln Institute of Land Policy; 2022.
25. Hulse K, Milligan V. Thinking about housing affordability. Urban Policy Res. 2020;38(3):178–191.
26. Albouy D, Ehrlich G, Liu Y. Housing demand, cost-of-living inequality, and the affordability crisis. J Urban Econ. 2021;124:103362.
27. Hilber CA, Mense A. The rise and fall of the price-to-rent ratio: Why are superstar cities different? Econ J. 2025;124.
28. Nicoletti L, Sirenko M, Verma T. Disadvantaged communities have lower access to urban infrastructure. Environ Plan B Urban Anal City Sci. 2023;50(3):831–849.
29. Pandey B, Brelsford C, Seto KC. Rising infrastructure inequalities accompany urbanization and economic development. Nat Commun. 2025;16:1193.
30. Oduola MK, Oyewole MO, Ajayi CA. Hedonic modelling of residential rental values in Ilorin metropolis, Nigeria. Int J Latest Technol Eng Manag Appl Sci. 2022;11(4):1–9.
31. Aziz A, Anwar MM, Dawood M. The impact of neighborhood services on land values: An estimation through the hedonic pricing model. GeoJournal. 2021;86(4):1915–1925.
32. Dirie AM, Nor ASM, Hassan AA. Investigating the impact of property characteristics, cost of living, and environmental factors on rental prices in Baidoa’s climate-affected real estate market: A hybrid approach using hedonic regression and neural networks. Front Sustain Cities. 2025;7.

Rental values in major cities worldwide have increased at a rate never before seen due to the growing demand for residential properties in metropolitan areas. The connections between residential property rental values and all of these location-specific and physical dwelling attributes, amenities, and so forth are valued by valuers, planning authorities, and policymakers. For example, valuers will receive assistance in assigning values to different housing and locational qualities once all of these links have been established. The purpose of this study was to assess how public amenities affected the rental values of residential properties in five key areas of Kaduna city. Three sub-areas—Kaduna Township, Kaduna Township, Ungwan Rimi-Malali, Kawo-Mando, Sabo-Narayi and Barnawa —were established inside the study area. The demarcation is based on the unequal distribution of public amenities in the study area, meaning that certain neighborhoods have more amenities than others. These public facilities were the subject of the study: roads, drainage systems, electricity, pipe-borne water, garbage collection and disposal, security (police station, army post), health facilities (hospitals, health care centers, etc.), and educational facilities (schools). Tenements, one-bedroom apartments, two-bedroom apartments, three-bedroom apartments, and bungalows are the types of residential properties that were examined. Quantitative (Survey) research design was used with questionnaire as data collection tool. Stratified and random sampling technique was applied. Data was analized using descriptive statistics. The study concludes that there is an uneven distribution of the eight (8) public amenities across the study area with wide difference in availability. Kaduna Township, Ungwan Rimi-Malali, Kawo-Mando and Barnawa have the adequate public amenities than Sabo-Narayi. The uneven distribution of public amenities causes rent differentials within the Kaduna Metropolis.

Keywords: Public infrastructure, rental value, rent, residential property, rental inequality

🔒 This is a subscription article

Full text is available to subscribers and institutional members. Please choose an option below to access it.

1. Seymour E, Endsley KA, Franklin RS. Differential drivers of rent burden in growing and shrinking cities. Appl Geogr. 2020;125:102302.
2. Jimoh UU, Famewo AS. Analysis of housing rent dynamics in Ibadan North local government, Oyo State, Nigeria. Ibadan J Soc Sci. 2022;20(1):33–58.
3. Kumar A. Does facility-maintenance service quality drive tenants’ willingness to pay higher rent? Evidence from Indian residential real estate infrastructure. Facilities. 2024;42(9-10):789–810.
4. Ramani A, Bloom N. The donut effect of COVID-19 on cities. NBER Working Paper No. 28876. National Bureau of Economic Research; 2021.
5. Sani A, Mohammed MI, Usman H. Locational, neighbourhood and physical characteristics of residential rental properties: a review. J Commer Manag Tour Stud. 2023;2(3):143–154.
6. Albouy D. What are cities worth? Land rents, local productivity, and the total value of amenities. Rev Econ Stat. 2016;98(3):477–487.
7. Jimoh DA, Ige VO. Public infrastructure vs. residential property rental value in Lagos, Nigeria. J Sustain Dev Stud. 2017;10(1):17–33.
8. Satterthwaite D, Archer D, Colenbrander S, Dodman D, Hardoy J, Mitlin D, et al. Building resilience to climate change in informal settlements. One Earth. 2020;2(2):143–156.
9. Wrigley N, Lambiri D. High street performance and evolution: A brief guide to the evidence. University of Southampton; 2022.
10. Zhang K, Yan D. Enhancing the community environment in populous residential districts: Neighborhood amenities and residents’ daily needs. Sustainability. 2023;15(17):13255.
11. Adegbite AA. Healthy living promotion, water facilities development as a tool to challenging sedentary lifestyles and provision of sustainable community security among residents of Ilese-Ijebu Ogun State Nigeria. Glob J Health Relat Res. 2025;7(1):49–55.
12. Gibberd JT. Developing amenities to create more sustainable and inclusive human settlements. In: CIB Conferences. 2025;1(1):404.
13. Borana SL, Yadav SK. Spatial distribution disparity analysis of urban amenities in municipal wards periphery of Jodhpur city. Int J Eng Dev Res. 2017;5(4).
14. Koster HRA, Rouwendal J. Historic amenities and housing externalities: Evidence from the Netherlands. Econ J. 2022;127(605):1–27.
15. Wen H, Zhang Y, Zhang L. Do educational facilities affect housing rental prices? Evidence from Hangzhou, China. Habitat Int. 2021;109:102331.
16. Storper M. Separate worlds? Explaining the current wave of regional economic polarisation. J Econ Geogr. 2021;18(2):247–270.
17. Aalbers MB. The financialization of housing: A political economy approach. 2nd ed. Routledge; 2022.
18. Mulley C, Moutou CJ, Nelson JD. Workshop 7 report: Land use and public transport. Res Transp Econ. 2020;69:614–620.
19. Osman A, van Noorloos F. Transit-oriented development, displacement, and the politics of land in Johannesburg. Urban Forum. 2021;32(3):297–315.
20. Cervero R, Murakami J. Urban development around transit stations: Lessons from global cities. J Plan Lit. 2022;37(1):3–21.
21. Hahm Y, Yoon H, Kwon Y. Does shared mobility substitute or complement public transit? Evidence from Seoul’s rental housing market. Cities. 2022;121:103483.
22. Brick by brick: Building better housing policies. OECD Publishing; 2021.
23. Medda F, Modelewska M. Land value capture: A method to finance urban public transport infrastructure. J Transp Geogr. 2021;91:102952.
24. Calavita N, Mallach A. Inclusionary housing in international perspective: Affordable housing, social inclusion, and land value recapture. 2nd ed. Lincoln Institute of Land Policy; 2022.
25. Hulse K, Milligan V. Thinking about housing affordability. Urban Policy Res. 2020;38(3):178–191.
26. Albouy D, Ehrlich G, Liu Y. Housing demand, cost-of-living inequality, and the affordability crisis. J Urban Econ. 2021;124:103362.
27. Hilber CA, Mense A. The rise and fall of the price-to-rent ratio: Why are superstar cities different? Econ J. 2025;124.
28. Nicoletti L, Sirenko M, Verma T. Disadvantaged communities have lower access to urban infrastructure. Environ Plan B Urban Anal City Sci. 2023;50(3):831–849.
29. Pandey B, Brelsford C, Seto KC. Rising infrastructure inequalities accompany urbanization and economic development. Nat Commun. 2025;16:1193.
30. Oduola MK, Oyewole MO, Ajayi CA. Hedonic modelling of residential rental values in Ilorin metropolis, Nigeria. Int J Latest Technol Eng Manag Appl Sci. 2022;11(4):1–9.
31. Aziz A, Anwar MM, Dawood M. The impact of neighborhood services on land values: An estimation through the hedonic pricing model. GeoJournal. 2021;86(4):1915–1925.
32. Dirie AM, Nor ASM, Hassan AA. Investigating the impact of property characteristics, cost of living, and environmental factors on rental prices in Baidoa’s climate-affected real estate market: A hybrid approach using hedonic regression and neural networks. Front Sustain Cities. 2025;7.