Abstract:In this research, the socio-economic determinants of housing market values have been examined, highlighting their respective contributions to the formation of the property prices and, in particular, verifying the property tax liability. The property tax is a factor that could determine, through modest fluctuations, the revival of the property demand, generating positive effects also on the construction sector, which has been currently affected by the negative real estate contingency. The functional correlations of housing prices with the main socio-economic variables considered (i.e., housing rents, household incomes, household consumptions, property taxes, population and mean population age) have been explained through an econometric analysis implemented with an innovative methodology that uses multi-objective genetic algorithms. The analysis is contextualized to the Apulia region in the South of Italy, and the population of the sample studied consists of 258 individuals, corresponding to the municipalities of the region. In particular, the data collected for each variable considered refer to two different moments, that is, the year 2011 and the year 2015, in order to take into account the fiscal tightening that has occurred in Italy in this period of time. The elaborations carried out have allowed us to enucleate interesting functional relationships between property prices and the explanatory variables considered.
This paper experiments with some costs-benefit analyses, seeking a balance between soil-take and buildability due to land policy and management. The activities have been carried out inside the MITO lab (Lab for Multimedia Information for Territorial Objects) of the Polytechnic University of Bari. Reports have been produced about the Southern Italian Apulia Region, which is rich in farmland and coastline, often invaded by construction, with a severe loss of nature, a degradation of the soil, landscape, and ecosystem services. A methodological approach to the assessment of sustainability of urban expansion related, on one hand, to "plus values" deriving from the transformation of urban fringes and, on the other hand to the analysis of the transition of land-use, with the aim of "saving soil" against urban sprawl. The loss of natural and agricultural surfaces due to the expanding artificial lands is an unsustainable character of urban development, especially in the manner in which it was carried out in past decades. We try to assess how plus value can be considered "unearned", and to understand if the "land value recapture" can compensate for the negative environmental effects of urban expansion. We measured the transition from farmlands and natural habitat to urbanization with the support of the use of some Geographic Information Systems (GIS) tools, in favor of a new artificial land cover in the region of Apulia, Southern Italy. Data have been collected at the regional scale and at the local level, producing information about land use change and increases of property values due to improvements, referring to the 258 municipalities of the region. Looking at the results of our measurements, we started an interpretation of the driving forces that favor the plus values due to the transition of land-use. Compensation, easements, recapture of plus value, and improvement are, nowadays in Italy, discussed as major land-policy tools for managing environmental and landscape preservation. The interplay between urban economics and environmentally sound regulations reveals some controversial issues in urban governance and nature preservation: perhaps some abstract regulations, conjoined with non-case-oriented urban policies, consider these keywords as the old chemists considered the Philosopher's Stone. The analyses show criticality emerging themes in emblematic cases, studied in some municipal contexts.
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