SULLA DIPENDENZA DEL PREZZO DEGLI IMMOBILI RESIDENZIALI DAI LIVELLI DI ACCESSIBILITÀ A SERVIZI E INFRASTRUTTURE DI TRASPORTO (On the Dependence of Residential Property Prices on Levels of Accessibility to Services and Transport Infrastructure)

Intrinsic characteristics and urban facilities significantly influence residential property prices. However, among the effects of city facilities, those related to accessibility to the urban system services and activities have not yet been sufficiently investigated and their spatial heterogeneity is often overlooked. The aim of the paper is to define a methodology to analyse the impact of accessibility to services and infrastructures on property values. It is a three-step methodology: (i) characterisation of the price function; (ii) verifying the goodness of the model; (iii) autocorrelation analysis and implementation of spatial econometric models. A new element of this research is the construction of a panel of input variables useful for setting the price function. In fact, in addition to intrinsic characteristics and zonal characteristics, local accessibility indicators and systemwide accessibility indicators, usually not included in evaluations, are introduced. In addition, the last step of the model demonstrates the necessity of implementing spatial econometric models in cases where the levels of spatial heterogeneity are not negligible. The implementation of the model to real case studies will allow to quantify the impact of local and systemwide accessibility on residential property values.