View Evaluation Based on Visibility and Economical Value of High-Rise Apartment Units in the Northern Area of Seoul

Abstract

This study addresses the challenge of objectively quantifying the value of specific views, known to provide psychological and physical benefits, from city center apartments. Unlike subjective evaluations, objective measurement is hindered by limited research and methodology. The research focuses on quantifying visibility by projecting rays from measurement points and determining whether they intersect with unobstructed views, such as the sky and natural elements. Two metrics are proposed to evaluate visibility: the number of view rays and the ratio of view rays to windows. The study analyzed 17 types of residential units in 12 complexes in northern Seoul, South Korea, with the aim of isolating the effect of views on housing prices from other factors. Correlation coefficients were used to assess the relationship between view and housing prices. The results indicated that valuations based on average visibility are more favorable than those based on maximum visibility. The amount of visibility showed a stronger correlation with apartment prices than the number of floors, suggesting the need to measure views across the entire space. The study's methodology can be applied to analyze views in different buildings and urban areas.