Impact Of Urban Growth On Residential Property Development (A Case Study Of Upper Part Of Gaa-Akanbi Ilorin South L.G.A Kwara State)

Project and Seminar Material for Estate Management

Impact Of Urban Growth On Residential Property Development (A Case Study Of Upper Part Of Gaa-Akanbi Ilorin South L.G.A Kwara State)


The term residential property are building constructed to locate for shelter (i.e. to living) for both man and animal, after the day work, own is expected to sleep under his shelter for refreshment of the brain. Examples of residential property are duplex, bungalow and castle.

The morphology of any town or city in its past and present population determine the nature of social and economic activities in that town urban area search of sites thereby concentrate more workers, building and residential activities into the area. Increase in the number of people who live in urban and also the diffusion of urban life to every habitable world would be seen as one of the characteristics features of modern day life which made it necessary for the study of urban growth so as to examine why it occur, what happen, when it occurs and what impact does it have on residential property values.

Urban growth is in no doubt associated with some inherit problem which calls for an effective control that will serve as a guide to uplift the living standard of the citizen. These problems can as well be equated or compared to those prevailing in other places. It is therefore hoped that the findings of this project will help both the government investor and their likes appreciate the impact growth and also enable the government to plan ahead.

Table of Content

  • Title page
  • Certification
  • Dedication
  • Acknowledgement
  • Table of content
  • Abstract

Chapter One

1.0 Introduction

  • 1.1 Statement of problem
  • 1.2 Aims and Objectives
  • 1.3 Significance of the study
  • 1.4 Scope of study
  • 1.5 Limitation of study
  • 1.6 Study Area (Geographical setting, historical Background of study area) Location plan/sketch and constructional details of case study.
  • 1.7 Definition of terms

Chapter Two

2.0 Literature Review

  • 2.1 Theories of urban growth
  • 2.2 Current factors behind urban growth
  • 2.3 Property as in development
  • 2.4 Urban growth and property development
  • 2.5 Factor that affect and determined residential property as a development.

Chapter Three

3.0 Research Methodology

  • 3.1 The research design
  • 3.2 Data types and sources
  • 3.3 Instrumentation for data collection
  • 3.4 Sample frame, sample size and sampling procedure
  • 3.5 Method of data collection
  • 3.6 Method of data analysis

Chapter Four

4.0 Data Presentation and Analysis of Result

  • 4.1 Impact of urban growth on residential property development in upper part of Gaa-Akanbi
  • 4.2 Constraints on residential property development in upper part of Gaa-Akanbi
  • 4.2.1 Planning restriction
  • 4.2.2 High cost of construction and development

Chapter Five

5.0 Summary, Recommendation and Conclusion

  • 5.1 Summary
  • 5.2 Recommendation
  • 5.3 Conclusion
  • References
  • Appendices

Chapter One

1.0 Introduction

Urban are very much human invention which man has evolved as a means of organizing his existence. In the course of time, settlements grew in size and complexity. It was observed by lean and Goodall (1966) that the development of urban areas and the increasing proportion of man’s ability to fashion the physical, residential.

However, distinction must be made between factors bringing about a general growth in urban population and urban areas throughout a nation and their which affect the growth of a particular urban area. Thus, these are those residential and social factors. Going by the nature, existing resident activities in upper part of Gaa-Akanbi i.e. bungalow, duplex and tenement.

Which about a drastic change in the area, because the seeds of urban growth are very much contained in the urbanization itself and also with increase in society of well being and urbanization in Gaa-Akanbi in relation to its residential activities especially as additional people from different places immigrate to settle down there. With this increase in population it was brought additional techniques, skills, ideas for creating a better environment for settlement in particular area.

1.1 Statement of the Problem

According to the national urbanization policy Jawaharal N (2005) and the national mission on sustainable habitat stated that urban policy seeks to create fully sensitize cities through awareness generation, integrated city sanitation plans etc. however this is not so in Gaa-Akanbi because of the alarming increase in the population and poor sanitation standard of the people living in the area. Which has leads to pollution and other dangerous condition affecting the people living there.

1.2 Aim qnd Objectives

The topic aim to examine the causes of urban growth on residential properties and also aimed at examine the impact of urban growth on the residential property development in the case study area. The following objectives are to be considered.

  1. To examine the various type of residential properties in the study area.
  2. To examine the rate of urban growth in upper part of Gaa-Akanbi in Ilorin south L.G.A Kwara state.
  3. To examine to what extent has the urban growth favoured residential property development in upper part of Gaa-Akanbi in Ilorin south L.G.A.
  4. To examine other influence and problems caused by the urban growth.

1.3 Significance of the Study

  1. To create more reliable and easy way of solving the problem of urban growth in Gaa-Akanbi.
  2. To create a better way of improving urban development in the area.

1.4 Scope of Study

The scope is to highlight the impact of the urban growth on residential property development in upper part of Gaa-Akanbi.

1.5 Limitation of Study

The difficulties encountered during this research where basically on data collection. Thus, these have been described as the most frustration period ever sit. Also, inability to obtain the data at the actual time contributed to the research problem which is the backbone for the success of this project; in addition there are difficulties in tracking down the corners in upper part of Gaa-Akanbi in Ilorin Kwara state.

1.6 Study Area (Geographical Setting &Historical Background of the Study Area)

Location plan /sketch and constructional detail of case study.

Ilorin is the present day capital of Kwara state in the north central region of the federal republic of Nigeria. It is a predominantly Islamic city with people of diverse culture who have come together live as one in peace and harmony.

The entire Ilorin community comprise of five local government areas namely; Ilorin west, Ilorin south, Ilorin east Asa and Moro. Those local government areas are all under entity known as Ilorin emirate.

Ilorin south is a local government area in Kwara state, Nigeria. Its headquarters are in the town of Fufu.
It has an area of 174km2 and a population of 208, 671 at the 2006 census.

Ilorin community was discovered in the 18th century by the duo of Afonja and Are-Onakakanfo, Yoruba warlords and sheik Alimi, an Islamic scholar. These heroes of Ilorin arrived Ilorin at different times and in different circumstance.

Sheik Alimi was an Islamic missionary propagating Islam and its teaching across the lord. The sojourned for the year through village and across Yoruba land. He had followers with whom he moved around to establish the tenets and principles of Islamic. He was temporarily settled Kano village very cross to Ilorin where he built mosque and houses. From Kuwo, sheik Alimi continued to explore other territories where he could spread and establish his beliefs and settle down permanently.

During the course of his exploitation, sheik Alimi discovered a river that flows through villages which he sought to known its origin, that river is river Asabail known today as river Asa. He traced the origin of the river to the vicinity of the river.

The hamlets like Idape Okesuna and Gambari which also had their traditional heads within their hamlets were a major spots where there was a big thin there hamlets used by the locals to sharpen their metal objects such as farm implements. That spot where the stone is located was referred to as Ilorin. It served as a meeting point for the locals to interact. Unfortunately, Sheik Alimi could mot interact with the people due to language barrier so he relied on Olufadi his hosts to interpret for him.

1.7 Definition of Terms


The development of town or city areas and the increasing proportion of man’s activities now carried out in such area illustrated dramatically man’s ability to fashion the physical economical and social world in which he lives. Urban areas are thus very much a human invention which are many problem involved in defining the term “urban areas and also depending upon the point of view from which a study is being made the “urban area” may refer to the physical and also the geographical of an urban area and are separated from other such centre by a means of much greater area of thinly settles land.

Also the residents of places are normally although not wholly engaged in an agricultural occupation. Thus urban areas have important functions connected with those manufacturing and service activities which are performed from centralized locations. This would cover the case of an urban area whose functions were primarily the provision of services for the surrounding agricultural area.

Furthermore, throughout this and also through the following part of this project, term urban area city and town are use to mean the surrounding.


The things that someone owns a building a piece of land or both together use especially by lawyers, estate agents and other related fields. There are four types of property

  1. Commercial property
  2. Residential property
  3. Industrial property
  4. Recreational property

This is the process of producing or creating new or more advanced.

Residential Property:

Are building constructed to locate for shelter (i.e. to living) for both man and animal, after the day work. There are many various types of residential property. These include:

  1. Flat
  2. Duplex
  3. Bungalow
  4. Treatment house
  5. Terrace house
  6. Mansionate etc

Flat is a set of rooms on one floor, within kitchen and bathroom, in a large building or block.


Is a building divided into two separate home, a flat apartment within rooms on two floor.


Bungalow is a house built all on one level, without stairs. (In some Asian countries) a large house, sometimes on more than one level that is not joined to another house on either side.

Tenement House:

Is a large building divided into flats apartment, especially in a poor area of a city.

Terrace House:

Terrace house is a house that is one of a row of house that joined together on each side.

Chapter Five

Summary, Recommendations and Conclusion

5.1 Summary

The characteristics of urban growth as observed are that it does not proceed equally everywhere. Both concentrated and dispersion is element of growth. The growth in the development of residential activities within and around upper part of Gaa-Akanbi has been a major fact responsible for the continuous influx of people into the town. The higher demand for these properties by the learning population due to more residential activities influences their value.

The growth of upper part of Gaa-Akanbi is generally concerned with the physical expansion of the town coupled with the changes in regional form are status which accompanies the growth of the town. Thus, the discovery conversion and haphazard development of residential properties in some central parts and indeed in some satellite towns as a result of population explosion has been attributed to the inability of planning authority in this area.

5.2 Recommendations

  1. Having discussed about urban growth and its subsequent effect on commercial property values it is therefore necessary to forward the following recommendations which if properly implemented will surely reduce the problems discussed and improve efficiency to some extent. There is actually a need for government to accept a more strategy to measure the impact of demographic trend upon the urban growth so as to plan ahead of time for the needs of the very growing population. This requires not only the measure of natural increase of population but also judgment as to the nature of future migration and mobility within the town.
  2. The government should also concentrate in the form of new schools, extension of roads and possible parts of the satellite towns formed at the upper fringes. This would not only enhances the value of the properties located in this areas but also ensure good urban planning and which encourage investors to develop better and sound residential properties. This would also attract activities and invariably increase job opportunities and also reduce the rate of migration in the areas.
  3. The high interest charged on loan especially to developers by banks should also be softened so as to enable developers to secure more loans for the production of more class residential properties at a lesser rents.
    It should be however be noted that characteristics of urban growth and its problems in upper part of Gaa-Akanbi area contained many element comparable to those prevailing in other residential town in Nigeria. Thus, the generalization made from this analysis can however be applicable to the situation in the country ever.

5.3 Conclusion

In conclusion, it is pertinent to look at the conception of urban growth which involves gives rise to different set of values to the landed properties a successful proves in the proceeding chapters. From the research, it was established that rent on residential properties have been on the increase in population due to the inter play of this area. This shows that urban growth has a positive effect on residential properties in upper part of Gaa-Akanbi. The limited supply of land coupled with speculation which is believed to be a speedy act of the speculators into finding alternative sites, round the periphery of the town along the major transport routes to the town where value are relatively lower which in the long run give rise to the increase in residential activities in the urban fringes. It is therefore hoped that the findings of these project will go a long way to help the government and investors to appreciate the impact of urban growth and in particular enable the government to plan ahead which is the long run give rise to the increase in residential activities in the urban fringes. It is therefore hoped that the findings of these project will go a long way to help the government and investors to appreciate the impact of urban growth and in particular enables the government to plan ahead.

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