A utility-based spatial analysis of residential street-level conditions; A case study of Rotterdam

TL;DR

This paper introduces a novel method combining computer vision and discrete choice models to analyze how street-level conditions influence residential location choices, revealing significant local variations in utility and challenging assumptions about urban attractiveness.

Contribution

It advances discrete choice modeling by integrating a semantic regularisation layer for explainability and streamlined analysis of street-level image data.

Findings

Street-level conditions vary greatly within neighborhoods.

High real-estate prices are not due to attractive street conditions.

Southern neighborhoods have surprisingly appealing street environments.

Abstract

Residential location choices are traditionally modelled using factors related to accessibility and socioeconomic environments, neglecting the importance of local street-level conditions. Arguably, this neglect is due to data practices. Today, however, street-level images -- which are highly effective at encoding street-level conditions -- are widely available. Additionally, recent advances in discrete choice models incorporating computer vision capabilities offer opportunities to integrate street-level conditions into residential location choice analysis. This study leverages these developments to investigate the spatial distribution of utility derived from street-level conditions in residential location choices on a city-wide scale. In our case study of Rotterdam, the Netherlands, we find that the utility derived from street-level conditions varies significantly on a highly localised scale, with conditions rapidly changing even within neighbourhoods. Our results also reveal that the high real-estate prices in the city centre cannot be attributed to attractive street-level conditions. Furthermore, whereas the city centre is characterised by relatively unattractive residential street-level conditions, neighbourhoods in the southern part of the city -- often perceived as problematic -- exhibit surprisingly appealing street-level environments. The methodological contribution of this paper is that it advances the discrete choice models incorporating computer vision capabilities by introducing a semantic regularisation layer to the model. Thereby, it adds explainability and eliminates the need for a separate pipeline to extract information from images, streamlining the analysis. As such, this paper's findings and methodological advancements pave the way for further studies to explore integrating street-level conditions in urban planning.