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Publié par :
Published by :
Publicación de la :Faculté des sciences de l"administrationUniversité Laval
Québec (Québec) Canada G1K 7P4
Tél. Ph. Tel. : (418) 656-3644
Fax : (418) 656-2624
Édition électronique :
Electronic publishing :
Edición electrónica :Céline Frenette
Vice-décanat à la recherche et au développementFaculté des sciences de l"administration
Disponible sur Internet :
Available on Internet
Disponible por Internet :http ://www.fsa.ulaval.ca/rd rd@fsa.ulaval.caDOCUMENT DE TRAVAIL 1999-011
GIS-BASED SIMULATION OF ACCESSIBILITY TO ENHANCE
HEDONIC MODELING AND PROPERTY VALUE APPRAISAL :
AN APPLICATION TO THE QUEBEC CITY METROPOLITAN
AREAMarius Thériault, François Des Rosiers,
Marie-Hélène Vandersmissen
Version originale :
Original manuscript :
Version original :ISBN - 2-89524-081-7
ISBN -
ISBN -
Série électronique mise à jour :
One-line publication updated :
Seria electrónica, puesta al dia 04-1999
GIS-based Simulation of Accessibility to Enhance Hedonic Modeling and Property Value Appraisal: An Application to the Quebec City Metropolitan AreaMarius Thériault
1 , François Des Rosiers 2 and Marie-Hélène Vandersmissen 31. Department of Geography, Planning and Research Center, Laval University, Québec, Canada, G1K 7P4
Phone: 418-656-2131 ext. 5899, Fax: 418-524-6701 e-mail: Marius.Theriault@ggr.ulaval.ca2. Faculty of Business Administration, Planning and Research Center, Laval University, Québec, Canada, G1K 7P4
Phone: 418-656-2131 ext. 5012, e-mail: Francois.DesRosiers@fsa.ulaval.ca3. Department of Planning, Planning and Research Center, Laval University, Québec, Canada, G1K 7P4
Phone: 418-656-2131 ext. 4251, e-mail: Marie-Helene.Vandersmissen@crad.ulaval.caSummary
This paper presents a simulation procedure that uses GIS technology for integrating accessibility to services and working places
in order to improve modeling of houses values. Most real estate models use simple functions of distance to CBD in order to
evaluate access to services and centrality. However, cities are complex systems. Secondary business centers appear. Shopping
malls are disseminated. And, daily services are often located in the neighborhoods. Therefore, measuring accessibility is far
more complex than evaluating a mere Euclidean distance to CBD. Using topological streets and roads network and origin-
destination surveys, TransCAD (transportation GIS software) simulates trips from each home to selected activity places. Using
streets and realistic speed values, it computes accessibility based on the shortest route length, the minimum traveling time or
some global cost index. The main purpose of this paper is to compare the effectiveness of these various accessibility
measurements to improve hedonic modeling of house values and urban dynamics understanding. Previous work indicates strong
effects of proximity to shopping centers, to schools, to highway exits and to working places on the surrounding houses values.
This paper improves hedonic modeling procedure with distance measurements that are compatible with human perception of
accessibility and are more sensitive to the local urban context. Distance to the nearest business and working places is measured
on the road network. This clearly enhances understanding of externalities and allows for a comprehensive evaluation of
neighborhood attractiveness. Application to housing market of the Quebec City Metropolitan Area (more than 2,400 cottages
sold from 1993 to 1997) illustrates the potential of this method to improve CAMA and urban studies.Key Words GIS, Hedonic modeling, Accessibility, Traveling time, CAMA, Housing markets, Spatial analysis