African Journal of Housing and Sustainable Development

The Social and Economic Implications of Gentrification in Somolu LGA., Lagos State

Victor Onifade — 2025-12-22

Gentrification in Somolu, Lagos, has significantly transformed the urban environment, reshaping housing affordability, demographic composition, economic activities and social interactions. This study examines the socioeconomic implications of gentrification in areas such as Bajulaiye, Pedro, Akoka, and Bariga, where noticeable changes in residential and commercial landscapes have emerged. The study employed the multistage sampling technique. The population was divided into two clusters of medium- and highdensity areas, and then subdivided into different strata consisting of stakeholders relevant to the study. Using Yamane’s formula, the researchers sampled 411 respondents. Focus group discussions were also done as a means to enrich the qualitative data. Using factor analysis, regression analysis and correlation analysis, the researchers identified key drivers of gentrification, such as rising rental rates, shifts in ethnic composition, demographic changes, and increasing property values. The findings reveal that while gentrification has led to improved infrastructure, increased business activities and enhanced public services, it has also resulted in significant displacement of long-term residents due to escalating housing costs and changes in neighbourhood dynamics. Regression analysis indicates that demographic shifts, expansion of public services and rising rental rates significantly influence length of stay in the area, with an R Square value of 0.255, suggesting that these variables explain 25.5% of the variance in residential stability. Similarly, the model for property value increase revealed that factors such as changes in tenurial status, professional occupation and shifts in ethnic composition explain 30.3% of the variance in property appreciation, highlighting the role of economic restructuring in shaping the real estate market. Correlation analysis further established significant associations between gentrification and housing affordability (r = 0.133, p = .007), age group and length of stay (r = -0.200, p = .001), as well as community improvement actions and resident displacement (r = -0.173, p = .001), demonstrating the socioeconomic complexities of urban renewal in Somolu. The study recommends policy interventions such as rent control measures, community land trusts and affordable housing programmes to protect vulnerable residents from displacement. Additionally, targeted investment in infrastructure development should be balanced with social inclusion initiatives to ensure equitable growth. Support for local businesses, particularly in Pedro and Bajulaiye, will help sustain indigenous economic activities, while cultural preservation programmes in Bariga can mitigate the erosion of long-standing community traditions. By addressing these concerns, urban planning authorities can foster a more inclusive and sustainable development framework, ensuring that the benefits of gentrification are equitably distributed across all social groups in Somolu.

Industrialisation, Access to Land Transition and Conflict in Obajana, Nigeria

Kennedy Eborka — 2025-12-22

In the erstwhile rural community of Obajana, Kogi State, Nigeria, the emergence of industries and urban expansion exerted impacts on the dominant communal land-use system. These changes or transition manifested as diminished access to land for locals, farmland loss, reduced farm holding and loss of livelihoods, leading to the evolution of multidimensional conflicts of various intensity levels. Given this context, this study examined the nature of land use prior to industrial establishment, assessing the link between industrial expansion and access to farmland, the various levels of manifestations of conflict propelled by the loss of access to land, and the mechanisms for the resolution of land conflicts. The study was non-experimental and adopted a qualitative approach involving a combination of focus group discussions (FGD), key informant interviews (KII) and life story interviews (LSI) across sections of the society. The respondents were drawn from community leaders, the general population, the youth, and ethnic associations. The findings indicated that industrial expansion affected access to farmland, pulled inmigration and stimulated conflicts at three levels: intra-community, intercommunity and inter-group. The mode of conflict resolution encompassed traditional/informal and formal mechanisms, depending on the level of conflict. Given the erosion of access to communally managed land, it is argued that a land policy/law needs to evolve for managing and distributing land in the emerging land economy and land market in the new urban system.

Assessment of Level of Team Integration among Property Development Stakeholders in Lagos State

Ifeoluwa Alexander Arola — 2025-12-22

As well established as the concept of integration is in developed countries, it has yet to gain ground in developing nations like Nigeria. Within the context of property development, integration refers to the introduction of working practices, methods and behaviour that create a culture of efficient and effective collaboration between individuals and organisations, thus improving property development outcomes. This study, undertaken in a Nigerian context, addresses the lack of literature on integration and collaboration in property development. It assesses the level of integration among stakeholders in Lagos State, identifying ten parameters of integration and 18 challenges to achieving it. A quantitative survey was conducted with 139 stakeholders, including property investors, developers, building professionals and financiers. The purpose of the survey was to identify what parameters of integration these stakeholders considered most important for effective teamwork, as well as to measure the levels of occurrence of these parameters among property development stakeholders and to identify the most significant challenges and impact of poor integration. The study found that key integration parameters in property development stakeholders in Lagos include a ‘shared vision’, ‘team and process flexibility’, and ‘unrestricted sharing of information’. Despite the presence of a fairly high level of integration, the Lagos property market still falls short of expectations. Major challenges identified were project size, changing team composition, self-centeredness’ among professionals, and the absence of a system for measuring integration. Poor integration negatively impacts project performance, leads to delays and harms team relationships. To improve collaboration, the study recommends investing in collaborative technology, conducting workshops for team cohesion and establishing standard metrics for measuring integration.

City Diplomacy: The Role of the Creative Economy in Urban Development in Africa

Olaolu Peter Oluwasanmi — 2025-12-22

Through the lens of city diplomacy, this study examines the role of the creative economy in urban development within African cities. With urbanization rapidly transforming African cities into dynamic economic hubs, they face challenges such as unemployment, infrastructure deficits and social inequality. City diplomacy, the active engagement of cities in international partnerships, allows these urban centres to address local issues while positioning themselves as influential players on the global stage. This study employs urban informality and city diplomacy theories to explore how African cities harness the creative economy — including sectors such as arts, media, design, and culture — as a panacea to sustainable growth, social cohesion and cultural revitalization. Through thematic analysis of case studies, the research demonstrates the creative economy’s impact on economic diversification, job creation, and tourism. Findings reveal that city diplomacy, when integrated with creative industries, not only strengthens international collaborations but also promotes cultural exchange, technological innovation and resilience in African cities. The study concludes that there is a need for strategic city diplomacy to elevate African cities as key cultural and economic hubs that can contribute more meaningfully to the global economy while advancing sustainable urban development. It is recommended that African city governments should implement supportive policy frameworks, invest in creative infrastructure and foster public-private partnerships to maximize the creative economy’s potential. Additionally, digital platforms and cultural exchanges are essential for boosting the global visibility of African cities and the sustainability of the creative industries.

Digital Transformation in Estate Surveying and Valuation: An Explanatory Study of ICT Utilisation in Lagos Metropolis

O. B. A. Idowu — 2025-12-22

The study assesses the significance of digital transformation in the built environment, focusing on Information and Communication Technology (ICT) adoption among Estate Surveyors and Valuers in Lagos metropolis. The aim of the study is to examine the nexus between ICT adoption and sustainable land management practices. Despite the growing and increasing sophistication of ICT and its opportunities worldwide, Estate Surveyors and Valuers in developing countries including Nigeria are yet to fully embrace ICT in their operations. The purpose of the study is to contribute to academic discourse on digital transformation, and highlighting opportunities for innovative and sustainable land management. Online survey of 86 Estate Surveyors and Valuers was conducted. Descriptive statistics of Frequencies, Percentages and Mean scores were used for the analyses. The finding revealed widespread adoption of basic ICT tools like Microsoft Office Suite and email to enhance service delivery and competitiveness. However, specialized tools such as Geographic Information System are underutilized. Specific challenges were identified, and these include high costs of ICT, insufficient technical skills and inadequate infrastructure. The study concludes that targeted interventions are necessary to improve ICT adoption and promote sustainable land management. The study also recommends capacity building, infrastructure, enhancements and strategic ICT policy interventions to improve professional efficiency and competitiveness.

Photovoltaic Integration for Zero Energy Buildings and Architectural Aesthetic Value: A Review

Olaseinde Seyi Awosika — 2025-12-22

Photovoltaic (PV) integration in architectural design has become pivotal in achieving Zero Energy Buildings (ZEBs) while maintaining aesthetic appeal. This review explores the intersection of PV technology and architectural aesthetics, focusing on advancements, challenges and opportunities. The use of Photovoltaic components in building construction is crucial for achieving ZEB status, which is the onsite generation of a building’s annual energy need through a renewable source. PV technology has evolved significantly, moving beyond traditional rooftop installations to incorporate innovative solutions such as BuildingIntegrated Photovoltaics (BIPV). BIPV seamlessly integrates PV elements into building materials like windows, facades and roofs, thereby enhancing both energy efficiency and visual appeal. Design considerations encompass aspects such as colour, texture, transparency and pattern, which ensure that PV elements harmonize with overall building aesthetics. This study presents the outcome of the review of 28 peer-reviewed journal articles published between 2020 and 2024. Case studies and best practices from around the globe were also used to illustrate successful implementations of PV integration in architectural projects. These examples highlight diverse approaches to balancing energy performance with aesthetic values across different building types and climates. Looking forward, future research directions include enhancing the performance and lifespan of PV materials, integrating smart technologies for optimal energy management and developing standards and guidelines for PV-integrated architectural design. Such advancements will drive the mainstream adoption of ZEBs while enhancing their architectural appeal. In conclusion, PV integration for ZEBs represents a dynamic field where technological innovation intersects with architectural creativity in the development of sustainable buildings that embody both energy efficiency and aesthetic excellence.

Beyond the Loss of Lives and Properties: Uncovering the Impacts of Land Conflict in Oyo State, Nigeria

Robert Ereola Shiyanbola — 2025-12-22

Land is a source of human identity, a means of livelihood and an agent of economic growth and development, especially in rural areas where the customary land-tenure system is still practised. Despite its significance, its usage sometimes leads to competition and results in land conflicts, with impacts that extend beyond the loss of lives and properties. This study adopted a mixed-method of data collection complemented by reports from the Oyo State Technical Committee on Administrative Boundary Conflicts, the National Boundary Commission, and Nigeria Watch (IFRANigeria), which served as secondary data. For the data analysis, the researchers undertook thematic, narrative, mean ranking, and principal component analyses. The findings show that beyond loss of lives and properties, land conflict leads to sour relationships, age-long hostilities, tenure insecurity, termination of peaceful coexistence, and loss of cultural heritage, among others. Often leading to new conflicts, these impacts are more grievous and are evident in individual households, families, communities, and the country’s economy. After identifying the social, cultural, market and governance impacts of land conflicts, the researchers offer insights for designing a framework for land-conflict management that would be useful for government and other stakeholders.

Institutional Failures in Risk Allocation: A Systematic Review of Affordable Housing PPP Projects in Africa

Oluwaseun Adesola Muraina — 2025-12-22

Affordable housing implementation remains a persistent challenge in Africa. Due to inadequate public finance, rapid urbanisation, and weak organisational capacity, public-private partnerships (PPPs) have largely been adopted as a premeditated strategy to increase housing supply for low- to middle-income earners. Despite its relevance, the implementation of these partnerships is often weakened by ailing risk allocation mechanisms across Africa cities. This study aims to review the role of risk allocation mechanisms in influencing the successes and failures of PPP affordable housing projects in Africa. Specifically, the study situates these risks into three: operational, legal, and financial risk. Furthermore, the study assesses how these risk affects the successes and failures of PPP affordable housing projects in Africa. Leveraging on institutional theory, the study used a systematic review based on PRISMA guidelines. The study selected peer-reviewed published articles from Web of Science and Scopus between 2015 and 2025. Out of 956 articles retrieved on affordable housing, 38 articles met the inclusion criteria, with a thematic focus on affordable housing PPPs, risk allocation, and affordable housing project successes and failures. The study found that operational mismanagement, ineffective legal frameworks, and financial uncertainties were critical drivers of affordable housing PPPs across Africa. Case studies revealed that Ethiopia and Rwanda employed innovative risk allocation approaches, whereas Ghana, Cameroon, and Nigeria struggled with enforcement gaps, political interference, and institutional misalignment. The study recommends that for emerging economies, the active institutional work across all three dimensions is essential not only to prevent systemic failure but also to construct the foundational capabilities necessary for sustained PPP success.

Appraising the Planning Permit Framework in Lagos State: Perspectives from Real Estate Developers

Aliu Adebayo Soyingbe — 2025-12-22

This study examines the planning permit framework in Lagos State, Nigeria, with focus on identifying reforms to streamline and accelerate permit issuance for more inclusive urban development. Using a qualitative approach, semi-structured interviews were conducted with real estate developers who had direct experience navigating the Lagos State planning permit process. Participants were purposively selected to capture in-depth perspectives on the procedural and regulatory challenges encountered and inherent in planning permit process. Thematic analysis revealed persistent issues, including bureaucratic delays, inconsistent regulatory enforcement, high acquisition costs, and weak communication between developers and planning authorities. The challenges collectively hinder the timely and transparent issuance of permits, limiting opportunities for sustainable urban growth. Insights from international best practices indicate that digital application platforms, improved inter-agency coordination, and greater transparency could significantly enhance the framework’s efficiency. While the study offers perspectives from real estate developers, its scope excludes other stakeholders, and it does not distinguish between small- and large-scale developers, which are factors that may affect the generalizability of findings. Nevertheless, the research contributes to the theoretical discourse on urban planning regulation in Nigeria and offers actionable recommendations for policymakers and practitioners. Addressing these challenges through targeted reforms could foster a more transparent, efficient, and inclusive planning permit process, which ultimately creates a more enabling environment for sustainable urban development in Lagos State.

A GIS and Multi-Criteria Decision Analysis for Landfill Site Selection and Management in Ibadan, Nigeria

M. K. Oluwanimifise — 2025-12-22

Many counties are striving against the incessant wave of urbanization and increasing population to establish a sustainable integrated waste management system. No doubt, the establishment and maintenance of an efficient sanitary landfill is a challenge, especially in developing countries, where many of the required standards and the legal, environmental and socioeconomic factors are frequently unavailable. Ibadan, a city in the south-west of Nigeria, for instance, there is a major problem of insufficient landfill sites, with those available mostly not being quite fit for purpose. Thus, this study investigates the viability and sustainability of the existing dumpsites in the city, using Geographic Information System (GIS) and Multi-criteria Decision Analysis (MCDA)-based Analytical Hierarchy process (AHP) techniques. Waste managers from private firms and the Oyo State Waste Management Agency (OYWMA), as well as citizens across the study area (of Ibadan- North) were interviewed. AHP was used to obtain the weights of factor parameters. Also done was a thematic mapping of the ten selected criteria, viz: closeness to airport, distance from industries, distance from gas pipeline, proximity to road, built-up area distance, slope, land cover and use, distance from highways, distance from rivers, and distance from wetlands. Suitability mapping was prepared by overlay analyses and assigned as ‘very low’, ‘low’, ‘moderate’, ‘high’ and ‘highest’ suitability. The results of the weighted overlay analyses showed that 4.2% of the total space had very low suitability, 5.7% had low suitability, 27.4% was moderately suitable, 45.3% was highly suitable and 17.4% had highest suitability. Given these findings, it is recommended that the existing landfills should be relocated, alongside the creation of five new landfill sites. It is also recommended for government to conduct periodic holistic evaluations of the functionality of landfill sites.

The Nexus between Number of Bedrooms and Residential Property Rental Values in Ebute-Metta, Lagos

John Uyi Osagie — 2025-12-22

Within the Nigerian context, rent determination has remained unregulated over the years, with tenants and landlords viewing the process differently. Focusing on the Ebute-Metta area of Lagos, this study assesses the nexus between the number of bedrooms and the rental value of residential properties. The study utilised a quantitative approach that surveys two population categories: Estate Surveyors/Valuers and Residents of Ebute Metta. The study identified the predominant type of residential properties based on number of bedrooms, ascertained the rental values of the properties, and explored tenants' preferences for determining rent, especially concerning the number of bedrooms. The findings show that blocks of flats, multi-tenanted apartments and tenement buildings, containing mainly one-bedroom, room-self, single rooms and, occasionally, three-bedrooms, were the predominant type of residential properties in the area. The rental values of each were determined in different ranges. The number of bedrooms was considered extremely significant in improving rental value and was highly prioritised by property owners and developers. However, tenants viewed variables such as security and amenities as more important than number of bedrooms, although the latter factor mattered to them when they needed accommodation for extended family members and guests or when they required extra storage space.