Housing Mismatch Model in Suburban Areas - ScienceDirect

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ScienceDirect Procedia - Social and Behavioral Sciences 234 (2016) 442 – 451

ASEAN-Turkey ASLI (Annual Serial Landmark International) Conferences on Quality of Life 2016

AMER International Conference on Quality of Life, AicQoL2016Medan 25 – 27 February 2016, Medan, Indonesia

Housing Mismatch Model in Suburban Areas Ahmad Fawwaz Ahmad Saleh*, Ting Kien Hwa, Rohayu Majid Faculty of Architecture, Planning and Surveying, Universiti Teknologi MARA (UiTM), 40450 Shah Alam, Selangor, Malaysia

Abstract

Housing mismatch becomes vital issues to studies; it happens due to inequality of housing demand and supply in the property market. Housing mismatch has generated by various factors and situation based on the demographic profile in neighborhood areas. However, the most area appears to have different aspect and issues of housing mismatch. This paper aims to review the situation exist in housing mismatch and to identify the elements in measuring the inequality based on literature. Also, the result will be compiled through a creation of framework model. The study is still in progress and will identify the exact contribution of housing dispersion and phenomenon through selected areas. Identification of these contributes to local communities, private institution, and the government in facilitating them towards the better-living conditions. © 2015 The Authors. Published by Elsevier Ltd.

© 2016 The Authors. Published by Elsevier Ltd. This is an open access article under the CC BY-NC-ND license Peer-review under responsibility of AMER (Association of Malaysian Environment-Behaviour Researchers) and cE-Bs (Centre (http://creativecommons.org/licenses/by-nc-nd/4.0/). for Environment-Behaviour Studies, Faculty of Architecture, Planning & Surveying, Universiti Teknologi MARA, Malaysia. Peer-review under responsibility of the Association of Malaysian Environment-Behavior Researchers, AMER (ABRA malaysia) Keywords: Housing mismatch; disparity; living condition; demand supply

1. Introduction Nowadays, housing development can be used to measure the quality of life. The standard indicators of the quality of life usually include not only wealth and employment but it includes a built environment factors (Streimikeine, 2014). The general studies for this paper are to review the mechanism existence of housing mismatch that affect people due to an unequal standard of living. It could be referring the situation of shortage supply but high

*

Corresponding Author. Tel.: +6 019 418 9454 ; fax: +0 00 0000 0000. E-mail address: [email protected]

1877-0428 © 2016 The Authors. Published by Elsevier Ltd. This is an open access article under the CC BY-NC-ND license (http://creativecommons.org/licenses/by-nc-nd/4.0/). Peer-review under responsibility of the Association of Malaysian Environment-Behavior Researchers, AMER (ABRA malaysia) doi:10.1016/j.sbspro.2016.10.262

Ahmad Fawwaz Ahmad Saleh et al. / Procedia - Social and Behavioral Sciences 234 (2016) 442 – 451

demand or vice versa. Dispersion between supply and demand contributed to housing mismatch (Sharipah, 2011). This shows that, the analysis of housing dispersion is so much related with the usage of variable in housing supply and housing demand. Hence, the research of housing mismatch is used to evaluate the detailed distribution for the well-being of societies. Thus, the identification of this issues will create a sense strong of places to live. Hamdan et al. (2014) stated that quality of life and social well-being are linked to the ability of people that disclosed with their surroundings, felt connected and have the strong sense of place to live. As this is the critical issues of quality of life, it is very imperative to determine and reviewing factors that lead to the imbalance of housing supply and demand in suburban areas. The suburban area, are good positions in representing the societies that were confronting the housing problems rather than gathering data in urban areas. The term of housing mismatch is gather in the full range of context including the measurement level of wealth, employment of societies, behaviors and regulatory. Moreover, introducing the factor that contribute to housing mismatch, it indirectly can help communities to understand the core of sustainable development issue and the relationship between them. By recognizing the factors, it is the appropriate channel of scaling evolution and also can be as the useful measurement to raise awareness of the critical issues among public in concern of their quality of life and policy-makers. Since, the housing mismatch a very complex circumstances and many of its are strongly correlated with each other's, compiling and reviewing the mechanism of housing mismatch requires very comprehensive framework model that should include an extensive literature of situation and components, which directly allows in assessing interrelationship between supply and demand. The aim of this paper is to review on the factors that contributed to the existence of housing mismatch and to define the contribution aspect to the existence of housing mismatch in suburban areas, especially in Malaysia. The primary task of this paper is to compile the various conditions and issues that related to housing inequality and to develop its conceptual framework model of housing mismatch through literature review gathered. The revision is executed by analyzing the factors occurred proving the existence paradox of housing mismatch in suburban areas primarily suburban areas in Kuala Lumpur, Malaysia, so that, the potential key can be archived wisely. In this stage, the literature review will be gathered by taking into consideration of site observation, data from local government and any related journal or articles. These will contribute some early design to harvest solutions and methods to indicate housing mismatch before the research continue into the final phase of the study. All these, should be field by relevant literature review and followed by the discussion of some aspect to measure housing mismatch. After that, a conclusion that were based on this area is discussed. 2. Literature review 2.1. The factual situation that contributed to existence of housing mismatch The spatial mismatch initially had been put forward by John. F. Kain (1968), which initially starts with the mismatch hypothesis on suburbanization of job and the barriers that prevent the Blacks and low-income group shifting their daily cost to suburban areas that result in poverty and high unemployment. Followed by (Gobillon, Selod, & Zenou, 2007) highlight that central city of Blacks did not reallocate to the suburban areas, where the jobs existed because they had discriminated against the housing market. Besides, further research on the mismatch has been studied by many aspects and situation such as distances and cost for low-income group (Martin, 2001). Others, Relationship between transportation accessibility and employment rates (Ong and Miller, 2005; Fan et al. 2014) and social welfare policies (Ihlanfeldt and Sjuist, 1991; Kawabata, 2003). Zhou et al. (2012) recommended to helping the Blacks population to shift in suburban areas and improve policy and physical connection between the central city of Black and suburban jobs. On the 21st century with rapid housing development of urbanization and existing problems of imbalance in housing supply and demand in requested areas lead to empirical research by Zhou et al. (2012). The scholars were trying to analyze the problem caused by the job and housing mismatch in central cities in the direction of improving the quality of life. Zhou et al. (2012) put the ideas of spatial mismatch on housing aimed at overcoming the

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problems of traffic congestion, unemployment and reducing the divergence between the reach and the indigent persons in the cities. The remainder of this paper will focus on the existence situation lead to housing mismatch that by looking into the extent of housing supply and housing demand in the context of Malaysia country. Mismatch happened due to the factors of supply and demand (Khazanah Research Institute, 2015). Identifying the conditions and indicators on people well-being are the crucial task because there are very few conditions that may bring to the existence of housing mismatch especially in suburban areas. An absolute key to housing inequality conditions is by determining the variable that may contribute to the imbalance between housing supply and housing demand. According to Shra'a et al. (2012) meeting residents, housing need is a basis for residences satisfaction, thus, will influence to their quality of life. Based on various literature, in regards on the housing mismatch related with housing supply and housing demand, this phenomenon can affect the quality of life and may happen due to three situation stated below; 2.1.1. Affordability The affordability gap is the major issues that confronting by countries, which is it could create inequality between housing demand and supply. The widening affordability is where many buyers are unable to get a homeownership ladder and forced out the market due to high market price in housing development concern in suburban areas. In the meantime, much attention is being faced by low and middle-income people to suit themselves with the high price market. Cagamas (2003) conclude that there is a mismatch between the type of housing unit offered and the unit desired by low and middle-income people. This fact is strongly supported with the result from Valuation and property service Department (JPPH) whereby they indicate that the price indices in all houses have continued to increase with the average price in quarter 1 2014 reach until RM 643,941 at Kuala Lumpur. Meanwhile, almost majority of private developer offering nonluxury houses in more than RM 500,000 in most suburban areas and is far beyond the reach of low and middle-income people. Unless, immediate actions taken, the recognition of the type of housing mismatch confronts in selected areas. Zhou et al. (2012) emphasize that poorer group applied for subsidies rental housing rather than to buy affordable houses due to unreachable of annual income to meet housing supply. In the meantime, Wan et al. (2011), observed that housing mismatch may exist in affordability aspects. Therefore, the booming of local economy growth brings new job opportunity and more residents, but it also creates a gap between housing price and income. Thus, high market value and rental rates created a lack of affordable neighborhoods housing in substantial economic growth. 2.1.2. Regulatory (requirement and qualification) Existences of housing dispersion happened in the situation of housing price and the regulatory set up by the government, and the private institution doesn't meet the need of demand. Thus, it automatically affects the quality of life among local neighborhoods. Zarina (2012), summarizes the issues raised in a market are the high price of housing development, the bureaucratic procedures with policies and legalities. In the meantime, Chiah (2014), emphasize that, the majority of people from middle-income group stuck in the range of middle group requirement, they are not qualified to buy low and medium houses. Both authors indicated there were strong relations between the condition and regulatory issues with the phenomenon of housing mismatch. Zhou et al. (2012), highlight that the sequel of enforcing the new housing policies have gain increased social segregation in the cities. Both government and private institution had set up their own regulatory and requirement by discriminated demographic profiles in neighborhoods areas. For the government, this can be observed through qualification of housing scheme offered by them. Such as the conditions to archived in by own PRIMA houses and to get My First Home Scheme. However, the government seems doesn't enough knowledge to restructure the applicable requirement to meets people needs. Ahmed, Shaqra’,Badarulzaman, & Roosli, (2015) claims that a contribution of government is a lack of giving financial resources and unable to attempt their housing challenge on their own. While, for a private institution, they have their owned code of conduct for approved financing home loan for an individual. Policies, procedures and incentive related to housing supply are all reasons why new housing


supply is unresponsive to market condition (Bramley,2007). Therefore, by recognizing the factual issues of inequality enable for the stakeholders review the regulatory imposed by themselves. 2.1.3. Spatial geographical location Housing at some states in Malaysia heavily depends on spatial locations. (KRI, 2015). In searching suitability of land for its development and looked at where there was an acute need for a particular type of housing or affordable houses and either the locations can fulfill the need of locals people in the areas is open up to questions. By delivering the bad development or unsuitable areas with the wrong local neighborhoods profile in that development area, it may result in oversupply or over the demand of housing development. It is obvious that geographical spatial locations are ones of the issues that being confront contributing to housing mismatch phenomenon. Eddie et al. (2015) highlight the spatial mismatch happened due to factors of workplaces and the limitation of choice in reallocate public housing. Meanwhile, Edward et al. (2008) stress the inefficiency of home comes from misallocation of resources, which are overbuilding of an area. The geographical constraint can be significant to some places. Watson (2013) emphasize that if people expect demand will be an increase in the future, housing price will tend to rise by more in geographically-constrains areas where people want to live. As the result, geographical spatial location can be the issues in existing of housing mismatch. Given the need to archive the 11th Malaysia Plan objectives, "to ensure matched between location, price and target group" it is must to include that actual problem exist in Malaysia which is the spatial location to sustain the quality of life among societies. 2.1.4. The compilation framework of housing mismatch phenomenon; A review

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Ahmad Fawwaz Ahmad Saleh et al. / Procedia - Social and Behavioral Sciences 234 (2016) 442 – 451 Fig. 1. The framework of housing mismatch phenomenon

From previous literature review and discussion of housing mismatch, the figure above shows a combination of three literature issues that bring to the result of housing mismatch in some areas. The interrelationship between these situations is essential to determine and indicate the common problems faced by that study area soon. The hypothesis review that, these three main issues comes from the discussion in various authors and research are relevant to studies. Based on to Dias, et al. (2014) the essential component of sustainable development must come with equity, well serve and fair for everyone. So, by revising the issues, no doubt this key element can be achieved. 2.2. The related indicator and attributes in measuring housing mismatch 2.2.1. Land Obviously, the land is one of the aspects of measuring the existence of housing dispersion. Figure 2 had categorized land into two categories, such as private and state land. Whereby, it results to the existence supply of differences classes of houses. For instance low, middle and high-end houses supply. According to Tsutsumi et al. (2011), land price is affected by social factors. This author, indirectly include people behavioral in measuring a mismatch when the author concern with social contribution. Besides, Ihlandfeldt (2002), emphasizes that the use of zoning and type of land use control can inflate the cost of suburban housing is a contributing factor of spatial mismatch of a housing. 2.2.2. Suppliers (Government and private developers) Based on the point of view in supply factors, suppliers are derived from two institutions. Government and private developers are the vendors that contribute to housing supply and indirectly relates to an existence of housing inequality. Figure 2 shows the indicators and examples of both suppliers required to measure. One of them is housing products and housing programs. For housing product, it derived from housing quality and type of houses that being developed by developers. This are ones of the essential attributes of studies to meet with demands. The choices of type of houses would be diverse based on the level of income (Chiu & Ho, 2006). This aspect shows the housing products are the significant point of measurement during a determination of housing mismatch model. Others aspect that should be the concern is on welfare policies to matched up the certain income group in the housing market. Whereby, by looking into aspects of housing programs delivered by the government institution. Watson (2013), indicate that housing development and land availability heavily depends on government regulations. By identifying the housing programs that had been implemented by the government and its requirement to purchase, it is a must to having housing programs as an aspect to indicate housing dispersion. 2.2.3. Financial institution In the point of view of supply factors, the financial institution is the important aspect that should be a concern. This aspect is significant to determine whether the housing mismatch comes from this aspect or others attributes. It is related, to identify how much contribution by the financial institution through supply the credit finance to individual or companies. Less stringent credit, low-interest rates and absolute credit standard will have enabled more people to enter the market and allowed households to borrow more (Watson, 2013). Therefore, the aspect of the financial institution are ones of the critical variable in measuring housing dispersion. 2.2.4. People behaviors People behaviors are one of the most vital aspects of studies in measuring a quality of life for societies. According to Najib et al. (2015), residents respond to the environment and their facilities and how well their


building needs and wants have been supported. Thus, to know a people preference, choices, need and desires are the challenging aspects of housing inequality. People behaviors should be the attribute to measuring the needs and wants of people on the type of houses that they wanted to purchase or housing quality and between the overall types of housing that being built by suppliers. Majid (2010), property attribute (Pa) and property view (PV) are important among respondents. Under this aspect, the criteria of demographic profiles influence buyers behaviors (Najib et al. 2015; Majid, et al. 2012), precisely during decision-making process in selecting the right unit for their home (Lutfi, 2010). 2.2.5. Household profiles Household profiles are one of the important indicators to indicate whether the housing mismatch occurs or not. By reporting the information from demographic profiles, it involved population calculation that would affect the overall real estate market (Green et al. 2005). The household patterns would usually occur by various criteria that make them more convincing to study. Besides, the difference result of buyers' behavior would encourage purchasers to buy a different unit that is the best for their needs and wants (Majid, 2012; Husin et al. 2015). Majid (2012), highlight that, a few criteria and factors that give high impact on property development such as; x Age level x Gender x Marital Status x Qualification x Occupation x Number of households x Educational level x Annual income The criteria above strictly being the highlight to measure any research ethics for housing. However, Ariyawansa (2007) argue that demographic criteria does not affect property market. In the meantime, the implementation of housing demand to incorporate with housing supply should be refer with current situation of the areas. In the end, it is needed for researchers to recognize housing mismatch based on demographic profiles. 2.2.6. People financial For the point of view of demand factors, people economic ones of the attributes should be a concern in measuring phenomenon of housing dispersion. People finance can investigate through monthly or annual cost for the individual. Central Bank of Malaysia (2003) stated age, income, as a measurement to qualify them in buying houses. As reported by various scholars, people finance difficulty due to lack of saving and it's happened mainly in lowincome group (Jaiyeoba. B. & Amole. B., 2013).

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2.2.7. The interrelated conceptual framework of housing mismatch indicator

Fig. 2. Conceptual of housing mismatch model

As the table above explained that the conceptual framework model of variable and situation where the existence of housing mismatch will happen. As can be seen in the figure, the issues of mismatch come with three major issues. Such as geographical spatial location, affordability and regulatory (requirement and qualification). This figure has been explicitly explaining in measure housing mismatch within a few attributed had been compiled. For instance,


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type of land, housing product, housing programs, type of finance, need and wants and more. Meanwhile, According to Gaspareneine (2014) claims that building factors, financial variable, demographic profiles, government, and developers are one of the primary mechanism that affect housing prices. Hence, by providing this aspect, it will give the result of this studies precisely. Finally, to support any housing analysis for housing dispersion, the measurement should be specifically describe with combination of qualitative approach for biases theories. 3. Discussion Based on the review above, a disparity between housing demand and supply are ones of the mechanism that can bring into chaos in certain areas. This studies purposely to compile all variables to indicate a type of housing mismatch phenomenon may exist in that selected areas. In the meantime, a review has to identify in creating the factual report about the matters. As stated above, various authors indicate a different purpose of housing mismatch, some author’s measure about the cases of a job, distance and time travel. Besides, there is also authors weigh about the spatial mismatch in regards to welfare policies of a government institution (Zhou et al.,2012; Kawabata, 2011; Zhou, H., and Tian, Z., 2012). However, all the authors trying to recognize the existences of mismatch in their purpose of studies. Meanwhile, for the aspect to measure housing disparity, all the attributes mentioned can be the point of recognized either their mismatch are under a situation of affordability, regulatory or spatial geographical locations. As a reminder, the differences areas contribute with a difference result of a situation. For example, Suburban areas in Kuala Lumpur, such as, Wangsa Maju, Ampang and so on, having a difference demographic profiles that will make them have to confront with a difference kind of housing mismatch. Eddie et al. 2005 emphasize the mismatch is relevant to studies of housing type, age structure, and household income. Correlation of this result will develop in the final stage of this research. Last but not least, homes need to be in well-organized either it is in suitable to be live with or not. This significant can be achieved through responsible stakeholders in overcome the vital issues that can bring the economy of the country in categories of worse. The housing development that do not meet the minimum standard and satisfaction will result in discomfort and eventually can create stress among the societies. The common agenda in a quality of life are to create a balanced environment with positive perception and interaction. According to Turkoglu, H. (2015) the indicators to measures the quality of life depends on the purpose of the research, it can measure housing environment, accessibility, physical condition and social interaction. After that, measurement and identification of ‘housing mismatch' are ones of the thing that indirectly bring to a positive result in future time being. 4. Conclusion This paper examine and analyze that problems that contributed to housing mismatch and the attributes or aspect to measuring the housing mismatch. This remarkable results perhaps should be as the potential roles in facilitating local community, government, and private institution to overcome the issues of housing mismatch, especially in their local areas. Thus, it directly will create sustainability in the quality of life. In general, having a satisfaction houses is one of the most valuable aspects of people lives, and it is a significant element of characters to meet their need and wants. It is imperative to meet their common needs. Such as, in the offering reasonable price that can support them to buy a house or meet the requirement of government when applying the national affordable homes. By understanding the component and attributes in housing mismatch, it will create awareness among stakeholders. Meanwhile, this research can be as an indicator for future studies and directly can improve the quality of life within people affordability. Also, this review is the benchmark for setting up and facilitating the researchers to come out with real framework model in selected areas. This initial stage is to examine the aspect needed to measure results. Lastly, as summarization, review of housing mismatch that correlated with housing supply and demand are deemed into three situations such as affordability, geographical spatial location and regulatory. Meanwhile, the mechanism to revise is

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basically, need to have the attributes of land, suppliers, financial institution, people behaviors, household profiles and individuals financial. This stuff is a crucial aspect of measuring the result of housing disparity. All this relevant literature is one of the parts to improve the quality and productivity of the industry; thus, it will create such the remarkable growth in the life of social well-being. The term of human welfare is the highlight as an extension to meet population need and wants (Hafazah.A.K. 2012). Therefore, by identifying the phenomenon of this inequality at local neighborhood is the contribution to promoting well-being in societies.

Acknowledgements I would like to thanks to Creator for the grace and mercy that I managed to complete my dissertation, Infinite gratitude to all parties who have provided assistance, cooperation, comments and encouragement directly and indirectly in the success of this writing. To Prof. Dr. Ting Kien Hwa, and Dr. Rohayu Abdul Majid, thank you for all the guidance, advice, patience and trust given throughout the process of this writing. Not also forgetting, thanks to friends and sources of information that has been willing to help in providing data on primary and secondary data in the process of preparing for this project. Appreciation was also given to Minister of Higher Education as a funded body to complete this research.

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