Urban Crises and Rental Values Differential in Kaduna Metropolis

Abstract

The incessant outbreak of violent conflicts in Kaduna metropolis led to enmasse intrametropolitan population mobility and change of residence to areas perceived to be relatively safer for lives and property. The emergent of change residents has affected the values of rental properties in the metropolis. This paper examines the changes in rental values in the different residential areas as a consequence of the mobility that resulted from sectarian crises that occurred in February and May 2000. Data collected are on two time periods: mid-1999 (pre crisis period), and mid-2005 (post crisis-year) were obtained from the Estate surveyors and Property Valuer agents from 27residential areas vulnerable to violent conflicts occurrence. The analysis of the data reveals three groups of residential areas. These are areas with increased rental values (net-population gain) which experienced higher demand for accommodation, areas with net-population loss which experienced low demand for residential apartments, as the number of people moving out from the areas out-numbered the in-coming group, hence, rental values were generally lower, areas that changed little if at all, as the number of movements into or out of the areas were fairly even.

Key Words: Urban crisis, rental values, Kaduna metropolis, violent conflicts