The Factors Influencing Change of Use of Properties in Old-Bodija Estate, Ibadan, Oyo State, Nigeria

Abstract: Urban development often leads to uncoordinated land use patterns as neighborhoods face growing demand for commercial spaces, causing them to lose their original local character. This study examines the conversion of residential properties to commercial uses, focusing on the extent of these changes and their influencing factors.

The research utilized a survey design, collecting data through structured questionnaires from 86 commercial property owners/occupants and 45 Estate Surveying and Valuation firms. Descriptive and inferential statistics, such as weighted mean scores, least square regression, the Mann Whitney U test, and factor analysis, were employed to analyze the data.

The drift schedules (rise or reduction) in the number of properties changed/modified between 2014 and 2022, showed a significant progression in property modifications through a linear trend analysis using least square regression models, with R² values of 0.1927 and 0.4102. The Mann Whitney U test revealed significant differences in opinions on factors driving property changes: planning regulations (p=0.001), use of complementary infrastructure (p=0.033), traffic jams (p=0.000), desire to maximize profits (p=0.000), commercial space demand (p=0.014), and investment potential (p=0.000). Factor analysis (chi-square=1618.722, p≤0.000) identified four primary components: demand, business, commercial agglomeration and planning regulations; property upgrades and governmental factors; supply, demand and increased economic activities; and accessibility and investment maximization.

Recommendations include revising land use strategies to enforce stricter controls aligned with master plans, retrofitting existing properties for enhanced energy efficiency and occupant satisfaction, thereby meeting the Environmental, Social, and Governance (ESG) standards, and; substantially reducing the need for the change of use.

land use, change of use, conversion, residential property, commercial property

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