ANALYSIS OF RESIDENTIAL RENTAL VALUES ACROSS NEIGHBORHOOD DENSITIES IN MINNA, NIGERIA

Purpose: The aim of this study is to investigate the rental value dynamics of residential properties across low, medium, and high-density neighbourhoods specifically Fadikpe, Tundun Fulani, and Bosso Estate, respectively in Minna, Nigeria, for the period 2013–2025.

Design/methodology/approach: primary data were elicited from a sample of 226 tenants and 10 registered Estate Surveyors and Valuers within the selected density zones. The data were analysed using descriptive statistics, including tables, percentages, and charts. To evaluate the pace of appreciation, the Rental Growth Rate (RGR) was calculated annually, while a Two-way Analysis of Variance (ANOVA) was employed to test for statistically significant variations in rental values across different property types and neighbourhood densities.

Findings: Findings indicated a sustained increase in demand for rental housing in Minna, exerting significant upward pressure on rental values for all residential categories. The inferential analysis further confirmed statistically significant variations in rental values across the studied density zones.

Research limitations/Implications: This research highlights that the rental disparities have profound implications for housing affordability, living conditions, investment patterns, and broader urban development. Where high-yield gentrification in high-density zones threatens housing affordability and overcrowding; conversely, low-density neighbourhoods experienced relative underdevelopment due to limited investment. This implies that without balanced policy intervention and infrastructure upgrades in low-density areas, urban inequality and overcrowding in Minna will continue to intensify.

Practical implications: It is recommended that policymakers should implement balanced development strategies, promote infrastructure upgrades in low-density areas and enforce rent control regulations to ensure housing affordability across all neighbourhoods’ density.

Originality/value – This research uniquely establishes the statistical interaction between property types and neighbourhood density in Minna over a thirteen-year period (2013–2025), uncovering an "investment-infrastructural paradox" where high-yield gentrification in high-density zones contrasts with investment stagnation in low-density areas.