Explain the concept of physical-spatial factors affecting the management of urban land values using ANP1 Method, Case study: Zaferanieh Neighborhood, Tehran

Document Type: Case Study


Department of Civil Engineering, Architecture and Art, Islamic Azad University, Science and Research Branch, Islamic Azad University, Tehran, Iran.


Urban land is one of the most significant constituents’ portfolio of urbanhouseholds in Iran; Land prices also have the greatest impact on real estate prices. In the construction of urban management of Iran, valuation of urban land prices is not a special trustee, and in fact, the offices of the estate consultant, the builders and owners of each one, agreeing to their interests, determine the value of a domain. On the other hand, the value of urban land has a direct relationship with access to the city’s physical-spatial facilities. This article is a physical-spatial factors affecting the value of residential land in Zaferanieh neighborhood in Tehran as a case study, identified during the literature review and interviews with experts, investors and residents of the neighborhood, using components derived from The ANP method is prioritized and weighed. The results show that contents of research including visibility into surrounding areas of land, access to facilities and urban activities, the structure of land plots, comfort, image and security of the residents of the environment. The model for estimating the physical-spatial components affecting the value of residential land derived from the research in the case study; can provide an effective tool for determining and controlling the price of urban land, as well as creating a real estate tax map for country-land.


Abedin Derkush, S. (1394). "Revenue to Urban Economics". Tehran: Academic Publishing Center.

Anderson, s & West, s. (2006). “Open space, Residential Property Values, and Spatial Context”. Regional Science and Urban Economics, 773-789.

Bello, m. a. (2007). “The Influence of Consumers Behavior on the Variables Determining Residential Property Values in Lagos, Nigeria". American Journal of Applied Sciences, 764-778.

Carmona, M. e. (2001). "The Value of Urban Design: An Economic, Social, and Environmental Approach to Urban Design.". (R. B. Farhmandian, Trans.) Hale Tahan.

Cremona, Matthew; Heath, Team; & Tsedel, Steven. (2003). "Public spaces and urban spaces". (M. Shokouhi, Trans.)

Graaskamp, J. (1989). "Fundamentals of Real Estate Development". Washington: Urban Land Institute.

Ismail Salehi, Fariba Qaraee & Zahra Ahari. (2012). Tehran: Art University Press.

Jim, C & Chen, Wendy Y. (2009). "value of scenic views: Hedonic assessment of private housing in Hong Kong”. Land scape and Urban planning, Volume 91. Issue 4, 226-234.

Jim,C.Y&Chen,W.Y. (2007). “Consumption preferences and environment externalities: A Hedonic analysis of the housing market in Guangzhou”. Geoforum 38, 414-431.

Kain, John. & Quigley, John. (2012). (). “Measuring the Value of Housing Quality”. Journal of the American Statistical Association, volume 65, 532-548.

Khodaverdi, Pouria. & Mu'azzai Mehr Tehran, Amir. (1395). Urban regeneration (planning model and flow management). Tehran: Azad Peyma.

Madani Pour, A. (1996). "Urban Space Design: An Attitude to the Social and Spatial Process". (F. Mortazai, Trans.) Tehran: Information and Communication Technology Organization of Tehran Municipality.

Mcdougall, G. (1976). “Local public goods and residential property values: Some Insights and extensions”. National Tax Journal, 29, 436-447.

O'Sullivan, A. (2009). “Urban Economics”. London: McGraw-Hill Education.

Rafeeian, Mojtaba; Mohammad, Ali Akbar; & Hossein Abadi, Mostafa. (1389). "Measurement of the Quality Values of Open Urban Spaces Using the HPM Model Case Study: Rond-Dahl-Velenjak Residential Range". Journal of Urban Management (11-107), Volume 8, Issue 26a, utumn and winter, 11-107.

Rafian, Mojtaba; Asgari, Ali; & Asgarizadeh, Zahra. (1388). "Measuring the Satisfaction of Residents of Nawab Neighborhoods". Journal of Human Geography Research, Volume 41, Issue 67., 53-68.

Rafiean, Mojtaba; Asgari, Ali & Asgarizadeh, Zahra. (1387). "Measuring Environmental Values Affecting Selection of Residential Units of Nawab Residents Using Empirical Selection Method". International Journal of Engineering, University of Science and Technology Volume 19, Issue 6, Specialty Engineering Architecture and Urban Developmen, 13-22.

Ridker, R.G & Hening, J.A. (1967). “The determinants of residential property values with special References to air pollution. The Review of Economics and Statistics,volume 49, 246-257.

Ross, calum & Giannini, Simon. (2017). “The real estate retirement plan: an investment and lifestyle Solution for Canadians”. Toronto: Ontario, Dundurn.

Straszheim, M. (1975). “An econometric Analysis of the urban housing Market”. New York: National Bureau of Economic Research.

Sullivan, A. (1996). Issues in urban economics. Jafar Ghaderi. Tehran: Noore Elm.

Zebardast, E. (1389). "Application of ANP Network Analysis Process in Urban and Regional Planning". The Art of Fine Arts, Architecture and Urban Design, (79-90), Volume 2, Issue 41., 79-90.