Assessment of the Impacts Of Urban Design Quality Components on Housing Prices (Case Study: In Thirteen Districts in Mashhad)

Introduction
Shelter is one of the essential needs of human that its price fluctuations especially in metropolitans have been influenced by different factors. These factors include shelter quality and quantity characters, hause market policymaking and urban design quality that have determinant impacts on shelters demand and price in urban areas. Today, urban areas have been proposed prominently as the basis for the international economic spatial units. In the shadow of restructuring global economy, development process of cities is changed fundamentally during recent century. Therefore, in real urban spaces, so many price fluctuations and differences had been observed that attracted the attention of urban settlement managers and planners and also urban citizens. Landscape design is an important element to housing development since it can create genius loci (sense of place) to the housing area. This will determine the level of comfort for the residents and the residential areas. Good design should contribute positively to making places better for people.
 
Methodology
In this study, analytical–descriptive and survey methodology were used. Therefore, according to the subject and its theoretical foundation and the attempts made to answer the key scientific questions, the study identified the most important factors in the formation of citizen’s security. This prioritizes the areas of 13 regions in Mashhad based on these indices. Thus, after extracting and determining the effective factors through library and documentary resources, a questionnaire was designed to be distributed in 13 regions of the study area. Thus, present study is following to measure and explain the effects of urban design quality on settlement price in 13 regions of Mashhad metropolitan. This is based on the gained results of multi criteria regression statistical test. The urban design quality has explained about 41 percent of shelter and house price fluctuations. Also, we have used spearman’s correlation statistical test for determining the correlation between urban design quality criteria and settlement price. This study employed quantitative approaches in a questionnaire survey and observation. In order to identify the needs of the users in terms of landscape design, respondents were asked about the type of criteria considered to be significant for the landscape design in their residential areas. The most important goal of this study is to determine the effects of urban design on housing price around Mashhad regions through of regression. the empirical data were collected from researcher made questionnaire filled by sample community and analyzed by SPSS and MCDM technique.
 
Discussion and Results
Results show that all of the criteria accept three factors that have meaningful relation with shelter price. These factors are including space resilience, urban landscape quality and intrinsic– conceptual environmental quality. Finally, ranking of 13 regions of Mashhad metropolitan by ORESTE technique as a multi criteria decision making techniques, indicate that regions of 8, 9 and 11 are in good position with a view to urban design quality and regions of 12, 2 and 3 lie in misappropriate position based on the urban design criteria. The results also show that there are 68.2% of the respondents who agreed that landscape design can influence their decisions in buying or renting a house. Meanwhile, a majority of the respondents agreed that landscape design can increase the value of a property. An important matter about the housing lands, as both a living area and an investment tool, is that the lands are not only evaluated by the structural characteristics of the property but also it is evaluated physically and physiologically by the other urban and spatial particularities. Based on regression test result, urban design determines 41% of housing price in 13 regions of Mashhad and its significant effect.
 
Conclusions
It can be concluded that urban space design influences the house prices and values in residential development. Most of the respondents support the importance of landscape design positively in their residential areas. However, there are still many constraints and limitations in planning and guidelines in order to utilize this landscape design especially in house compounds. Equally, an approach to residential development  is the constraints and opportunities provided by the landscape. The constraints and opportunities will not only minimize adverse effects but will also offer environmental, social and economic benefits. The housing today not only will help shape the environment in the immediate future, but it will also be a legacy in determining the environmental quality of many areas. Most of recommendation could be applied by urban managers for assessing and controlling the urban design in streets, sectors and urban spaces for improving the urban comfort ability and also housing price. Findings of this research could be helpful for the real estate sector actors in decision making processes. Investors, home owners, brokers, valuators could use this model to evaluate the current situation to define house prices. On the wide perspective, local government’s decisions on different scales could have wider effects on the house characteristics.