Research Article

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

Sekinat ABDULKAREEM1*, Deborah O. ALONGE2
1 Department of Estate Management and Valuation, Federal University of technology Minna
2 Department of Architecture, Federal University of technology Minna
* Corresponding author: sekinat.abdul@futminna.edu.ng
Published: May, 2026
DOI: 10.66884/kesj.2026.x7ygcgic
Pages: 12-27
Views: 77
Downloads: 34

Abstract

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.

Keywords

Rental Growth Rental Values Rental Variation Neighbourhood Density

References

  1. Abisuga, A. O., Oyewole, M. O., & Akinjare, O. A. (2020). Residential Satisfaction and Housing Quality in Urban Nigeria. Journal of Built Environment Project and Asset Management, 10(4), 540–558.
  2. Adama, J. J., Kemiki, O. A., & Daniel, I. O. (2022). Urban Sprawl and Land Use Dynamics in Niger State. Nigerian Journal of Environmental Sciences, 6(2), 112–125.
  3. Adewusi, A. O., Oni, A. S., & Aluko, O. (2022). The Dynamics of Rental Housing Markets in Developing Economies. Journal of Real Estate Finance, 29(1), 15–32.
  4. Aina, O. K., & Somefun, A. O. (2007). Fundamentals of Real Estate Economics. Lagos: Pumark Nigeria Limited, pp. 45–60.
  5. Aliyu, A. A., Kasim, R., & Martin, D. (2021). Impact of Location on Residential Property Rental Values. International Journal of Real Estate Studies, 15(3), 88–104.
  6. Ankeli, I. A. (2022). Trends in Real Estate Investment and Urban Growth. Journal of Property Management, 40(2), 210–228.
  7. Ayedun, C. A., Oloyede, S. A., & Durodola, O. D. (2021). Factors Influencing Residential Property Values. International Journal of Real Estate Studies, 15(1), 12–25.
  8. Babatunde, S. O., Perera, S., & Zhou, L. (2021). Challenges of Real Estate Investment in Emerging African Markets. Construction Economics and Management, 39(5), 450–468.
  9. Bello, M. U., & Muhammad, M. S. (2022). The Impact of Abuja's Proximity on the Housing Market of Minna. Journal of African Urban Studies, 8(2), 201–219.
  10. Boon, J., Guntermann, K. L., & Smith, B. C. (2007). Residential Property Market Analysis and Trend Forecasting. Journal of Property Research, 24(3), 185–205.
  11. Creswell, J. W., & Creswell, J. D. (2018). Research Design: Qualitative and Quantitative Approaches. SAGE, 5th Ed., pp. 150–175.
  12. Dabara, D. I. (2021). Inflation Hedging Capacity of Residential Real Estate. Journal of Real Estate Finance, 34(2), 312–330.
  13. Daniel, I. O., Kemiki, O. A., & Adama, J. J. (2023). Affordability and Gentrification Trends in High-Density Urban Corridors. Journal of Housing and the Built Environment, 38(1), 45– 62.
  14. Felix, O., & Adeniran, A. A. (2019). Assessment of Residential Property Rental Values in Urban Centers. Journal of African Real Estate Research, 4(1), 74–91.
  15. Gholipour, H. F., Tajaddini, R., & Nguyen, J. (2022). Housing Affordability and the Rental Market. Journal of Real Estate Research, 44(3), 389–410.
  16. Gyamfi-Yeboah, F., Ayitey, J. Z., & Gyamfi-Yeboah, S. (2021). Investment Decision Making in the Real Estate Sector. Journal of Property Investment & Finance, 39(4), 350–366.
  17. Hui, E. C., Chau, K. W., & Ho, V. S. (2006). Property Market Cycles and Investment Decisions. Journal of Real Estate Portfolio Management, 12(2), 145–160.
  18. Ifediora, C. (2020). Property Classification and Valuation Methodologies. Real Estate Education Series, 11(2), 33–49.
  19. Jimoh, R. A., Kemiki, O. A., & Babatunde, S. O. (2021). Assessing Infrastructure Decay in HighDensity Residential Areas of Minna. Journal of Construction Research, 22(1), 101–118.
  20. Kemiki, O. A., Adewunmi, Y., & Ayedun, C. A. (2018). Determinants of Rental Growth in Urban Residential Properties. International Journal of Strategic Property Management, 22(3), 241–255.
  21. Lawal, K. O. (2023). Market Trends and Investment Performance. African Journal of Business Management, 17(4), 112–129.
  22. Naderifar, M., Goli, H., & Ghaljaie, F. (2017). Snowball Sampling in Qualitative Research. Strides in Development of Medical Education, 14(3), e60459.
  23. Nwosu, K. C. (2019). Modern Land Economics and the Theory of Bid-Rent. Urban Economics Review, 7(2), 22–38.
  24. Olanrele, O. O., Adegunle, T. O., & Dahir, N. M. (2020). Barriers to Homeownership in Urban Nigeria. Journal of African Real Estate Research, 5(2), 40–58.
  25. Olapade, D. T. (2023). Neighborhood Density and Residential Rental Values. Journal of Sustainable Development, 16(1), 90–108.
  26. Olayiwola, L. M., Adeleye, O., & Ogunleye, A. O. (2005). Residential Land Use and Housing Policy in Nigeria. Journal of Social Sciences, 11(3), 189–195.
  27. Sekinat ABDULKAREEM1 and Deborah O. ALONGE2
  28. Oni, A. S. (2022). Urban Land Use and Housing Density Dynamics in Nigeria. NIESV Journal, 14(1), 15–30.
  29. Pallant, J. (2020). SPSS Survival Manual. McGraw-Hill, 7th Ed., pp. 240–255.
  30. Peppercorn, I. G., & Taffin, C. (2021). Rental Housing: A Sustainable Strategy for Urban Growth. World Bank Publications, pp. 210–245.
  31. Rubaszek, M. (2019). The Economics of Renting vs. Owning in Urban Districts. European Journal of Housing Policy, 19(4), 450–472.
  32. Saunders, M., Lewis, P., & Thornhill, A. (2012). Research Methods for Business Students. Pearson, 6th Ed., pp. 120–145.
  33. Thontteh, E. O. (2022). A Hedonic Analysis of Residential Rents in North-Central Nigeria. Journal of Property Management and Development, 10(2), 65–82.
  34. Udoekanem, N. B., Adoga, D. O., & Onuorah, V. C. (2015). Determinants of Residential Ground Rent in Nigerian Urban Property Markets. International Journal of Sustainable Development, 8(2), 12–28.
  35. UN-Habitat (2022). World Cities Report: Envisaging the Future of Cities. United Nations Human Settlements Programme, pp. 88–112.
  36. World Bank (2020). Urbanization and Housing Constraints in Developing Economies. World Bank Publications, pp. 34–58.
  37. Zubairu, S. N., Kemiki, O. A., & Adama, J. J. (2020). Assessing the Housing Deficit in North- Central Nigeria. International Journal of Built Environment, 13(2), 140–158.
How to Cite

ABDULKAREEM, S., & ALONGE, D. O. (2026). ANALYSIS OF RESIDENTIAL RENTAL VALUES ACROSS NEIGHBORHOOD DENSITIES IN MINNA, NIGERIA. Kaduna State University Environmental Sciences Journal, 6(1), 12-27. https://doi.org/10.66884/kesj.2026.x7ygcgic

S. ABDULKAREEM, and D. O. ALONGE, "ANALYSIS OF RESIDENTIAL RENTAL VALUES ACROSS NEIGHBORHOOD DENSITIES IN MINNA, NIGERIA," Kaduna State University Environmental Sciences Journal, vol. 6, no. 1, pp. 12-27, May 2026. doi: 10.66884/kesj.2026.x7ygcgic

Share this article:
Facebook X / Twitter LinkedIn
Download PDF View Full Text (PDF) Back to Articles