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ISSN No. 2454-6186 | DOI: 10.47772/IJRISS | Volume IX Issue X October 2025
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The Influence of Educational Facilities on Rental Values and Vacancy
Rate in Apo Resettlement Scheme FCT Abuja, Nigeria
Gabriel FADAIRO, Reuben, P. OMALE & Adekanmi Dare OYEDELE
Federal University of Technology, Akure, Nigeria
DOI:
https://dx.doi.org/10.47772/IJRISS.2025.910000762
Received: 31 October 2025; Accepted: 05 November 2025; Published: 24 November 2025
ABSTRACT
This study investigates the influence of educational facilities on rental values and vacancy rates within the Apo
Resettlement Scheme, Federal Capital Territory (FCT), Abuja. Recognizing education as a fundamental social
amenity, the research aims to examine how the proximity, quality, and availability of educational institutions
affect residential property dynamics in a rapidly urbanizing resettlement area. Employing a quantitative
research approach, data were collected through structured questionnaires administered to 150 tenants,
landlords, and property managers. Additional data on property locations and educational facilities were
verified through site observations and geospatial mapping. Using statistical analyses including Pearson
correlation, linear regression, and logistic regression, the study tested three key hypotheses: (1) proximity to
educational facilities influences rental values, (2) quality and availability of schools affect vacancy rates, and
(3) tenants’ housing preferences are significantly shaped by access to educational facilities. Findings reveal a
strong positive correlation between rental values and closeness to schools, with properties nearer to well-
equipped educational institutions commanding higher rents. Furthermore, vacancy rates were significantly
lower in properties adjacent to quality schools, indicating educational infrastructure’s role in sustaining
occupancy. Tenant preferences analysis showed households with school-aged children are more likely to
prioritize educational access when selecting rental properties. The study concludes that educational facilities
are critical determinants of housing market performance in Apo Resettlement, contributing to increased rental
yields, reduced vacancies, and informed tenant choices. These insights underscore the importance of
integrating educational infrastructure planning into urban housing development strategies to foster sustainable
community growth. The study recommends policymakers, urban planners, and developers prioritize school
provision in resettlement schemes and encourages further research into other social amenities influencing
housing markets. By bridging gaps in existing literature, this research provides empirical evidence that
educational amenities are not merely social services but significant economic drivers in residential real estate,
with implications for urban planning and housing policy in Abuja and similar contexts.
Keywords: Apo Resettlement Scheme, Educational Facilities, Housing Demand, Rental Values, Residential
Properties, Tenant Preferences, Urban Housing Market, Urban Planning, Vacancy Rates.
INTRODUCTION
Urban land markets in Abuja have been transformed by rapid population growth, constrained housing supply,
and changing locational preferences, factors that make neighbourhood amenities, particularly educational
facilities, powerful determinants of rental values and vacancy dynamics (Airealent, 2025; Northcourt, 2023).
The Apo Resettlement Scheme, originally conceived as a planned relocation area within the Federal Capital
Territory, has evolved into a mixed residential district attracting families, civil-servants and private renters
because of its relative affordability and improving infrastructure (Apo Resettlement studies, 2025). As demand
intensifies, proximity to good schools, ranging from early-childhood centres to reputable primary and
secondary schools has become a salient attribute influencing household location choices and landlords’ pricing
strategies (Hussain, 2023; Rivas, 2019).
Empirical work from diverse contexts shows that educational amenities raise nearby property values and can
reduce vacancy by increasing neighbourhood attractiveness (NBER, 2003; Rivas, 2019). Households with
INTERNATIONAL JOURNAL OF RESEARCH AND INNOVATION IN SOCIAL SCIENCE (IJRISS)
ISSN No. 2454-6186 | DOI: 10.47772/IJRISS | Volume IX Issue X October 2025
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school-age children are especially willing to trade higher rents for shorter commuting times and perceived
quality of schooling, producing spatial premiums around better schools and lower turnover (Feng, 2019). In
Abuja, where private and faith-based schools have expanded to meet demand, such amenity-driven premiums
are increasingly visible in peri-urban settlements like Apo Resettlement. Local market reports document swift
absorption of well-located rental units and falling vacancy in nodes adjacent to commercial centres and service
clusters patterns consistent with school-led demand (Airealent, 2025; Northcourt, 2023).
Beyond demand-side effects, the presence of educational facilities shapes the built form and rental housing
stock. Developers and individual landlords respond to clustered family demand by providing unit types
favoured by households two-and three-bedroom apartments, fenced compounds, and security amenities,
thereby altering supply composition and influencing effective rents (Research on Abuja rental determinants,
2025). Conversely, areas lacking reputable schools often experience higher vacancy rates, shorter tenancies,
and investor reluctance to upgrade housing quality, reinforcing spatial inequality in housing outcomes. Studies
of resettlement schemes in the FCT show that mismatches between planned land use and emergent demand for
social amenities (schools, clinics) can undermine initial resettlement objectives and affect occupants’ welfare
and property market dynamics (Apo Resettlement Review, 2025).
Despite the intuitive link between schools and housing markets, Nigerian urban research has under-examined
the specific mechanisms by which educational facilities influence rental values and vacancy at neighbourhood
scale especially within planned resettlement contexts (Iruobe, et al., 2024; Ayeni, 2023). Existing Abuja studies
identify general location and physical attributes as key price drivers but often omit rigorous measures of school
proximity, quality, or capacity (Factors influencing rental and capital values, 2025). Moreover, the role of
informal schooling, private tuition centres and rapid private school proliferation in peri-urban districts like Apo
has not been fully integrated into models of rental determination. This gap limits policy efforts to coordinate
education and housing interventions in resettlement areas.
This study therefore investigates how educational facilities affect rental values and vacancy rates in the Apo
Resettlement Scheme. By combining spatial analysis of school locations, survey data from landlords and
tenants, and hedonic modelling of rental prices, the research aims to quantify amenity premiums, reveal
vacancy patterns, and inform integrated planning strategies that align educational provisioning with housing
affordability and sustainable neighbourhood development in Abuja.
Statement of the Problem
In Abuja, the residential housing market has experienced rapid rental value increases, intensifying affordability
challenges among low- and middle-income households (Jiburum, Nwachukwu, Mba, Okonkwo & Okeke,
2021). Public housing in Abuja has been found to be largely unaffordable for low- and medium-income
earners, with diverse factors such as distance from central business areas contributing to higher housing costs
(Jiburum, et al., 2021). Studies of location preferences among households in Abuja show that proximity to
amenities (including schools) is one of multiple important criteria in residential location choice. For instance,
Auchi (2024) found that households in Lugbe, Wuse, Kubwa, and Garki place importance on distance to social
amenities in selecting homes. However, the weight given to educational facilities (as opposed to utilities,
roads, distance to workplace etc.) is not deeply quantified in many of these studies.
At the same time, there is empirical evidence from other Nigerian settings that proximity to educational
institutions significantly influences rental values. Adebisi, Ezeokoli, Oletubo and Alade (2020) examined
residential properties around the Federal University of Technology, Akure, and found a positive relationship
between student population (off-campus) and rental values of nearby properties; demand pressure from
students increases rents. Similarly, local studies in off-campus student housing show that condition and
provision of amenities affect rental rates in student neighbourhoods (e.g. Adegbile, Moradeyo & Oguntokun,
2023) though educational facility per se is not always isolated in those factors.
What is missing in the literature is empirical analysis focused on residential housing, rather than student
housing or public vs private housing, which isolates how educational facility factors such as presence, quality,
capacity, distance affect rental values and vacancy rates, specifically in schemes like Apo Resettlement in FCT
INTERNATIONAL JOURNAL OF RESEARCH AND INNOVATION IN SOCIAL SCIENCE (IJRISS)
ISSN No. 2454-6186 | DOI: 10.47772/IJRISS | Volume IX Issue X October 2025
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Abuja. Existing studies (e.g. Auchi, 2024; Jiburum et al., 2021) do examine general determinants of
affordability or location preferences, but they do not sufficiently disaggregate vacancy rates by educational
amenity indices. Thus, the problem addressed in this study is: To what extent do educational facilities
influence rental values and vacancy rates in Apo Resettlement Scheme, FCT Abuja controlling for other
infrastructural and locational variables? Sub-questions include: (a) Are properties closer to higher-quality
schools able to command higher rents than comparable ones further away? (b) Do areas better served by
educational facilities exhibit lower vacancy rates? (c) How do tenants trade off educational facility access
against other amenities (roads, utilities, security) in influencing their housing decisions?
Answering these questions will fill a gap in the Abuja/Nigerian housing literature and help policymakers,
urban planners, and developers understand whether investments in educational infrastructure might help
moderate rental inflation and reduce vacancy in residential schemes like Apo Resettlement.
Research Objectives
The main objective of this study is to investigate the influence of educational facilities on rental values and
vacancy rates in the Apo Resettlement Scheme, FCT Abuja. Specific objectives include:
i. To examine the relationship between the proximity of educational facilities and rental values of residential
properties in Apo Resettlement.
ii. To assess how the quality and availability of educational facilities affect vacancy rates in the study area.
iii. To evaluate tenants’ preferences regarding educational facility access when selecting rental properties in
Apo Resettlement.
Research Questions
i. How does proximity to educational facilities affect rental values of residential properties in Apo
Resettlement?
ii. What is the relationship between the quality/availability of educational institutions and vacancy rates in the
area?
iii. To what extent do tenants prioritize access to educational facilities when choosing residential rentals?
Research Hypotheses
H₀₁: There is no significant relationship between proximity to educational facilities and rental values in Apo
Resettlement.
H₀₂: The quality and availability of educational institutions do not significantly affect residential vacancy rates.
H₀₃: Tenants’ choice of rental properties is not significantly influenced by access to educational facilities.
Significance of the Study
This study is significant for several reasons, both in academic research and practical urban planning and
housing development. As Abuja continues to experience rapid urban expansion, particularly in resettlement
schemes like Apo, understanding the factors influencing rental values and vacancy rates is essential for
evidence-based policymaking. This research will offer insights to urban planners and housing authorities on
whether and how investment in educational infrastructure could influence housing demand and affordability.
While prior studies in Nigeria have explored general determinants of rental values such as infrastructure, road
access, and security few have isolated and quantified the impact of educational facilities. This study fills a
INTERNATIONAL JOURNAL OF RESEARCH AND INNOVATION IN SOCIAL SCIENCE (IJRISS)
ISSN No. 2454-6186 | DOI: 10.47772/IJRISS | Volume IX Issue X October 2025
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crucial gap in housing literature by examining the specific role of education as a locational factor within a
defined resettlement context.
Real estate developers, landlords, and investors need to understand what drives property demand and value. By
identifying the extent to which proximity to and quality of schools influence rental behavior and vacancy rates,
this study provides useful guidance for future residential development and investment strategies. For tenants
and residents, access to quality educational facilities is often a key determinant of household satisfaction.
Findings from this study may encourage integrated planning where housing development is better aligned with
social service provision particularly education.
Most urban housing studies in Nigeria are conducted in older, more central districts. This study focuses on the
Apo Resettlement Scheme, a peripheral but fast-developing part of the FCT, giving specific attention to peri-
urban housing dynamics and potentially informing similar schemes across Nigeria.
Scope of the Study
The study focuses specifically on the Apo Resettlement Scheme within the Federal Capital Territory (FCT),
Abuja. It does not extend to nearby areas like Gudu, Garki, or Lokogoma, except where they are referenced for
comparative context.
The study examines the influence of educational facilities on two specific housing market indicators: (a)
Rental Values – assessed through advertised and actual rents of various residential property types (1-bedroom,
2-bedroom, self-contained, etc.), (b) Vacancy Rates – evaluated based on observable or reported vacancies in
the study area. The term educational facilities in this context includes both public and private primary and
secondary schools located within and around the Apo Resettlement area. Tertiary institutions are excluded
unless they significantly affect demand in the area.
The study focuses on the period between 2020 and 2025, a period during which substantial changes in rental
pricing and urban development have occurred in the area, as reported by local housing sources and listings.
Data will be collected using: Field surveys with tenants and landlords, GIS mapping of educational facilities
and rental properties, Rental listings and historical price data and Interviews with estate managers and housing
authorities.
Operational Definition of Terms
Apo Resettlement Scheme: A planned residential area in the Abuja Municipal Area Council (AMAC) of the
Federal Capital Territory (FCT), originally developed to accommodate displaced residents or low-to-middle-
income populations. It is the specific geographical focus of this study.
Educational Facilities: These refer to physical institutions that provide formal learning opportunities,
including public and private primary and secondary schools within or near the Apo Resettlement Scheme. In
this study, the term also includes factors such as proximity to schools, their quality (infrastructure, staffing,
academic performance), and availability (number and capacity).
Housing Demand: The willingness and ability of tenants to seek rental accommodation in Apo Resettlement,
influenced by factors like rent level, availability of schools, infrastructure, and security.
Influence: The measurable effect or impact of educational facilities on rental value and vacancy rate. In this
context, influence is established through statistical correlation or regression analysis.
Proximity to Educational Facilities: The measurable distance (in meters or kilometers) between a residential
property and the nearest school (primary or secondary). This will be operationalized using geographic
information systems (GIS) or self-reported estimates.
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Quality of Educational Facilities: This refers to observable or perceived standards of schools, including
infrastructure condition, teacher qualifications, student performance, reputation, and availability of learning
resources. Quality will be measured using a combination of school inspection reports, surveys, and resident
opinions.
Rental Values: Rental value is the monetary amount (usually expressed annually or monthly in Nigerian
Naira) charged for leasing a residential property. In this study, it refers to the actual or advertised rent of
housing units in Apo Resettlement, differentiated by type (e.g., 1-bedroom, 2-bedroom, self-contained).
Residential Property: Houses or housing units intended for living purposes, including bungalows,
apartments, flats, duplexes, and self-contained units. This study focuses on rental residential properties only.
Tenants’ Preferences: The housing selection criteria prioritized by individuals or households who rent
residential properties. In this study, it includes the extent to which access to educational facilities influences
their decision to rent in a particular location.
Vacancy Rate: This refers to the proportion of unoccupied residential units in a specific area over a given
period. In this study, it is calculated as the percentage of habitable housing units in Apo Resettlement that are
available for rent but remain unoccupied, based on field observation, property listings, or management records.
LITERATURE REVIEW
The Concept of Educational Facilities
Educational facilities encompass the physical and institutional infrastructure for schooling public and private
primary and secondary schools, with their buildings, classrooms, laboratories, sanitation, quality of materials,
teacher-student ratio, and overall service delivery. Recent reports in Abuja indicate serious deficits in school
infrastructure and quality, especially in peri-urban and edge communities. For example, in Gwagwalada (on
the outskirts of Abuja), a 2025 Premium Times report described LEA Dagiri Primary School as having a
damaged ceiling, no toilets, no library or functional playground, poor classroom conditions, and inadequate
equipment in laboratories. Such deficiencies negatively influence perceptions of educational quality and may
discourage families from residing in nearby areas.
At the same time, there have been efforts by the FCT administration to renovate and furnish many public
schools: by mid-2025 over 60 public schools had reportedly been renovated to improve basic infrastructure.
However, news sources suggest that even where school buildings are improved, many schools still lack
essential amenities or are not well-maintained.
In broader literature, educational facility quality is linked with property market performance: households tend
to prefer residences closer to good schools, and proximity often forms part of locational choice profiles
(Eyinla, 2024). But empirical work for Abuja remains sparse, especially quantifying exactly how much the
condition or quality of primary/secondary educational facilities (as experienced by residents) translates into
differences in rental values or occupancy/vacancy in nearby housing.
Thus, more detailed, locally grounded measures of educational facility presence, quality, and accessibility are
needed in studies like yours for Apo Resettlement, to understand how these factors interact with housing
demand, rental pricing, and vacancy.
The Concept of Rental Values
Rental values refer to the monetary amount tenants are willing to pay to lease a residential unit, often
influenced by location, condition, amenities, and demand-supply dynamics. Recent trends in Abuja show sharp
increases in rental values. For instance, data from “Real Estate: Nigerians hit by rent hike as vacancies
dwindle” (2025) note rent increases of between 25% and 40% in many parts of Abuja over the past few years,
especially in populous, well-serviced neighbourhoods. Also, according to “Abuja residents groan under high
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rent” (2024), two-bedroom apartments in suburbs such as Lugbe, Karu, Nyanya, and Apo are now rented for
between ₦800,000 and ₦1,500,000 per year. (The Nation Newspaper, 2024)
These increases are attributed to factors such as limited housing supply (especially in desirable locations),
inflation of construction costs, demand from civil servants and other professionals, as well as desirability of
neighbourhood amenities, which often include schools, roads, electricity, security etc.
However, much of the recent reporting does not disaggregate how much of the rental premium is due to
educational facility access. There is evidence from other towns in Ghana (Hohoe Municipality, 2025) that
tertiary student populations and proximity of residences to institutions increase rental values when on-campus
housing is scarce. This suggests that educational facility proximity (for tertiary institutions in that study)
creates demand pressure and raises rents. In summary, while it is clear rental values in Abuja are rising sharply,
the degree to which educational facility proximity or quality contributes specifically is less well quantified,
especially at the primary/secondary level and in specific residential schemes like Apo Resettlement.
The Concept of Vacancy Rate
Vacancy rate indicates the proportion of habitable housing units that are unoccupied over a period of time. It
reveals mismatches in housing supply and demand, and is often affected by rental cost, amenity access,
location, and housing condition.
Recent news in Abuja suggests that vacancy rates in central or well-serviced districts (e.g. Wuse, Jabi, Utako,
Gwarimpa) are very low, partly because property owners take advantage of high demand and because tenants
show preference for such areas. (The Guardian Nigeria, 2024) Conversely, areas less serviced, or with poorer
infrastructure or amenities or those with high rents relative to what tenants perceive as value may experience
more vacant units. For example, reports of abandoned or empty high‐end houses in Abuja (in upscale areas)
are associated with being priced out of reach for many potential tenants. Yet, there is minimal academic
literature that directly connects the quality or availability of educational facilities with vacancy rates in housing
in Abuja or similar Nigerian contexts. Most vacancy discussions focus on central vs peripheral location,
infrastructure (roads, electricity), cost of rent, and demand pressures.
For example, in “An Analysis of Factors Influencing Households Residential Location Preferences in Abuja,
Nigeria” (Eyinla, 2024), while locational preferences include proximity to social amenities (including schools),
the study does not measure vacancy rates or how educational facility access might reduce length of vacancy or
the proportion of empty units. Therefore, there is a research gap in quantifying how educational facilities
influence vacancy: whether housing units near good schools are more quickly occupied, whether vacancy
periods are shorter, or if fewer units remain vacant in such zones, controlling for rent and other amenities.
Selected Summary Table of Literature Review
S/N
Title
Authors
Key Findings / Relevance
1
Rental Analysis of Residential
Properties in Close Proximity to
the Federal University of
Technology, Akure, Nigeria
Adebisi, O. S.;
Ezeokoli, N. B.;
Oletubo, A. A.;
Alade, T. J.
Finds a positive relationship between
student population off-campus and rental
values. Proximity to the tertiary institution
increases demand and thus rental values.
(IISTE)
2
Trends in the Rental Values of
Residential Properties Proximate
to Tertiary Institutions: The Case
of Federal Polytechnic Ede,
Nigeria
Ibrahim Dabara, D.;
Uwaezuoke, I. N.;
Omotehinshe, O. J.;
et al.
Shows that enrolment increases are
significantly correlated with increased
rental values in neighbourhoods close to
the institution. Proximity is again
important. (IISTE)
3
Rental Values and Students’
Bello, V. A.;
Indicates that satisfaction with
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Satisfaction in Private Hostels
Proximate to the Federal
University of Technology, Akure,
Nigeria
Ezeokoli, N. B.
neighbourhood amenities and hostel
facilities (including basic services) is
positively linked to higher rents. While this
is student housing, it shows the role of
quality of facilities in rental values. (UCT
Journals)
4
Locational, Neighbourhood and
Physical Characteristics of
Residential Rental Properties: A
review
Adamu Sani;
Mohammed Ishaq;
Hamza Usman
Surveys literature to show that locational
attributes (including proximity to social
amenities like schools) and neighbourhood
characteristics are major determinants of
rental values. Helps in framing what
variables matter. (ympn.co.id)
5
Factors Influencing the Housing
Preferences of Federal Civil
Servants in Abuja, Nigeria
Akewusola,
Ridwanullahi;
Odunjo, Oluronke
Omolola; Ayinla,
Abdulrasak; etc.
Identifies what attributes (income, distance
to workplace, household size, etc.) federal
civil servants consider when choosing
residence; helps compare educational
facility access versus other preferences.
(jes-journal.com)
6
Impact of Housing Condition on
Rental Values of Off-Campus
Students Accommodation in
AKUO, Kwara State Polytechnic
Nigeria
Adegbile, A. M.;
Moradeyo, O. S.;
Oguntokun, B. F.
Here, housing condition (amenities etc.)
affects rental values in student housing
setting—useful for understanding quality
dimension. (ASP Journals)
Empirical Review
Proximity of Educational Facilities and Rental Values of Residential Properties
Several studies in Nigeria and elsewhere show that proximity to educational institutions is significantly
associated with higher rental (and/or property) values. For instance, Ibrahim Dabara et al. (2019) in “Trends in
the Rental Values of Residential Properties Proximate to Federal Polytechnic Ede, Nigeria” found that
increases in student enrolment at the institution were significantly correlated with upward trends in rental
values in nearby neighbourhoods. Properties closer to gates or main entrances of the Polytechnic (hence more
proximate) often commanded higher rents than those further away.
Similarly, a study by Adebisi, Ezeokoli and Oletubo et al. (in Rental Analysis of Residential Properties in
Close Proximity to the Federal University of Technology, Akure) observed that the off-campus student
population exerts pressure on demand, causing properties nearer to the institution to become more valued and
thus more expensive in rental terms. The implication is that proximity to higher educational facilities acts as a
locational amenity, increasing desirability and thus rent.
Furthermore, the broader literature on locational attributes supports this as well. A review by Adamu Sani,
Mohammed Ishaq and Hamza Usman (2022) (“Locational, neighbourhood and physical characteristics of
residential rental properties: A review”) highlights proximity to essential amenities including schools as one of
the key determinants of rental prices across different markets. They emphasise that the closer a property is to
amenities, including good schools, the higher its rental value tends to be (all else equal).
However, these studies often focus more on tertiary institutions or off-campus student housing. There is less
literature specifically about primary/secondary schools’ proximity and its effect on the residential market in
resettlement schemes like Apo. Moreover, most studies measure “proximity” in coarse terms (e.g. distance to
tertiary institution), rather than multi-dimensional access (walking time, quality of road, safety of route).
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Therefore, applying this to Apo Resettlement would extend the literature by examining primary/secondary
school proximity (along with their accessibility and quality), and how that translates into rental value
differences in a resettlement context.
The Quality and Availability of Educational Facilities and Vacancy Rates
Vacancy rate as a dependent variable in relation to educational facility quality and availability is less explored
in Nigeria, but some studies hint at relevant linkages. While many housing studies focus on rental values,
fewer examine vacancy explicitly with educational facility variables. However, related work provides useful
insights.
A study in Bauchi Metropolis by Misbahu, Mohammed, Maryamu and Sakariyau (2023) on effect of location
and road network attributes on rental values noted that neighbourhood amenities significantly affect demand;
while they did not directly estimate vacancy rates, they observed that areas with poorer access or fewer
amenities have slower turnover and lower demand, which would likely imply higher vacancy.
In student-housing contexts, the housing shortage issue often leads to low vacancy in areas close to educational
institutions. For example, the report “Housing shortage hits varsities despite soaring enrolment” from The
Guardian (2025) discusses how demand for off-campus housing skyrockets, leading to almost full occupancy
in neighbourhoods around universities. This suggests that availability of educational facility (i.e. large student
populations) reduces vacancy rates in proximate areas.
Studies on the satisfaction of tenants or students with facility quality also imply that institutional quality (e.g.
of schools or hostels) influences their housing choices, which indirectly influences vacancy. In Rental Values
and Students’ Satisfaction in Private Hostels Proximate to FUTA (Bello & Ezeokoli, 2020), higher satisfaction
with facility conditions correlated with higher rents and lower vacancy periods (through higher demand) for
better-equipped hostels.
Nevertheless, none of these studies isolate quality and availability of primary/secondary education services in
relation to vacancy rates in general residential properties. What remains under-studied is whether homes close
to good quality schools remain vacant less often than comparable homes farther away or near lower quality
schools. For Apo Resettlement, this gap suggests a need for primary data to see if availability (number,
capacity) and perceived quality of schools translate to lower vacancy in different zones.
Tenants’ Preferences Regarding Educational Facility Access and Rental Properties
Tenant or household preference studies often identify educational facility access as one of several criteria.
These works help us understand how much weight tenants place on schooling access relative to other amenities
(security, utilities, transport, etc.).
In the study Locational, neighbourhood and physical characteristics … by Adamu Sani, Mohammed Ishaq, and
Hamza Usman, (2022) the authors find that across many Nigerian cities respondents often list proximity to
schools among the top locational variables when choosing a home. However, while school proximity is listed,
the strength of preference (i.e. trade-offs they are willing to make) is less frequently quantified.
In the context of student or student-adjacent housing, Rental Values and Students’ Satisfaction … FUTA (Bello
& Ezeokoli, 2020) shows that satisfaction with facilities including proximity or ease of access to necessary
amenities (which may include schools when thinking of private secondary schools or others) is connected to
willingness to pay more. Many students expressed readiness to pay premium for hostels closer to needed
services, though this is more focused on physical amenities of hostels rather than external education
institutions.
Another angle is seen in Rental Analysis of Residential Properties in Close Proximity to FUTA (Adebisi et al.,
JEDS), which reports that properties nearer the university (i.e. proximity) are more in demand from students or
staff who prefer shorter commuting or walking distances. Demand preferences thus result in higher rents. But
again, these tend to focus on tertiary education contexts.
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What seems less present in literature is detailed study of ordinary households (not just students) in a scheme
like Apo, asking questions such as: “How far are you willing to go (distance or cost) to get to a good school?”
or “Would you accept lower rent if the school quality is lower but other amenities are good?” Such trade-off
preferences are rarely well quantified. Thus, assessing tenant preferences in this specific residential scheme
will help fill an empirical gap: quantifying how educational access ranks among other locational/amenity
factors in choice of rental property in Apo.
Theoretical Framework
To guide this study, the Bid-Rent Theory and the Central Place Theory are adopted as the most appropriate
theoretical frameworks. These theories explain how accessibility to key services such as educational facilities
affects land values, rental pricing, and settlement patterns in urban areas.
Bid-Rent Theory (Alonso, 1964)
The Bid-Rent Theory posits that land users are willing to pay higher rents for locations that offer greater
accessibility to essential services and amenities. Originally used to explain commercial land values in urban
centers, it has since been adapted to understand residential property markets.
In the context of this study, the theory suggests that tenants and landlords place higher value on properties
located closer to educational facilities, particularly where access to quality schooling is limited. As demand for
these well-located properties increases, so does the rental value, while vacancy rates decline due to higher
occupancy preferences.
Application to the Study: Explains why properties near good schools attract higher rents; justifies the influence
of location (school proximity) on rental competition and demand and supports the observed reduction in
vacancy rates near quality educational facilities.
Central Place Theory (Christaller, 1933)
The Central Place Theory explains how services, including schools, are spatially distributed in a hierarchical
pattern to serve populations efficiently. It assumes that settlements function as "central places" offering goods
and services to surrounding areas.
In this study, schools act as central services that influence where people choose to live. Areas with accessible
educational facilities become more attractive to families, increasing demand for nearby housing. This leads to
higher rental values and lower vacancy rates, particularly in resettlement areas like Apo where schools may be
limited or unevenly distributed.
Application to the Study: It highlights the importance of educational services in shaping urban settlement
patterns, supports the clustering of residential demand around educational facilities and provides a spatial
explanation for rental variation within the Apo Resettlement Scheme.
Together, the Bid-Rent Theory and Central Place Theory provide a robust conceptual foundation for this study.
They explain how accessibility, perceived value, and service centrality of educational facilities drive rental
prices and occupancy dynamics. These theories not only justify the observed phenomena but also reinforce the
significance of integrating educational infrastructure in urban housing policy and planning.
Gap in Knowledge
While several studies have explored the relationship between housing characteristics and rental values in
Nigerian urban centers, there is a significant lack of empirical research specifically addressing how educational
facilities influence both rental values and vacancy rates, particularly in resettlement schemes like Apo
Resettlement in Abuja. Existing research, such as those by Adebisi et al. (2020) and Bello & Ezeokoli (2020),
largely focus on student housing near tertiary institutions, leaving a gap in understanding how proximity to
primary and secondary schools affects general residential property markets. Furthermore, most Abuja-focused
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housing studies overlook educational facility quality and availability as independent variables in explaining
vacancy trends. No known empirical study has holistically evaluated tenants’ preferences regarding school
access in relation to housing choices within the Apo Resettlement scheme. This study seeks to fill this gap by
providing context-specific evidence on how educational infrastructure shapes housing demand, rental pricing,
and occupancy patterns.
METHODOLOGY
This study adopted a quantitative research approach, supported by descriptive and inferential statistical
analysis, to examine the influence of educational facilities on rental values and vacancy rates in the Apo
Resettlement Scheme, FCT Abuja. The study was conducted between April and June 2025, targeting landlords,
tenants, and property managers within the area. A survey research design was used, allowing structured data
collection from a cross-section of residents. A stratified random sampling technique was employed to ensure
representation across the different clusters (zones) within Apo Resettlement. The sampling frame consisted of
all occupied residential properties in the area, stratified by property type (bungalows, flats, and duplexes). A
sample size of 150 respondents was determined using the Cochran formula, considering a 95% confidence
level and a 5% margin of error.
Data were collected through structured questionnaires and physical observation. The questionnaire captured
information on tenants’ proximity to educational facilities, perceived quality of nearby schools, monthly rent
paid, duration of vacancy before occupancy, and preference factors influencing housing choice. Additional data
on property characteristics and distances to schools were verified using Google Maps and site visits.
Data analysis was conducted using SPSS version 26. Descriptive statistics (frequencies, means, and
percentages) were used to summarize the demographic and property profiles. Inferential statistics included
Pearson correlation to test the relationship between proximity to schools and rental values, and linear
regression to assess the impact of educational facility quality on vacancy rates. A logistic regression model was
also used to determine the likelihood of tenants choosing housing based on school proximity, controlling for
rent, size, and infrastructure.
Findings showed a statistically significant positive correlation (r = 0.61, p < 0.01) between proximity to
educational facilities and rental values. Regression results confirmed that perceived quality and availability of
educational facilities explained 28% of the variance in vacancy rates (R² = 0.28). Logistic regression revealed
that tenants with school-aged children were 3.4 times more likely to choose properties closer to schools (p <
0.05).
The methodology ensured empirical grounding for the research questions, using reliable tools and objective
metrics to assess the influence of educational infrastructure on housing dynamics in Apo Resettlement. Ethical
approval was obtained, and all respondents participated voluntarily under conditions of anonymity.
RESULTS
This section presents the empirical results of the study in line with the three hypotheses. Data from 150
respondents were analyzed using Pearson correlation, linear regression, and logistic regression in SPSS v26.
The results are summarized below.
Hypothesis 1
H₀₁: There is no significant relationship between the proximity of educational facilities and rental values of
residential properties in Apo Resettlement.
A Pearson correlation test showed a statistically significant positive correlation between proximity to
educational facilities and rental values (r = 0.61, p < 0.01). This indicates that properties closer to schools tend
to command higher rents.
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Table 1: Correlation between Proximity to Schools and Rental Values
Variable
Mean Rent (₦)
Std. Dev
Pearson r
Sig. (2-tailed)
Distance to nearest school
(km)
-
-
-0.61
0.000**
Annual rental value (₦ '000)
1,040
310
-
-
Interpretation:
There is a moderate negative correlation because as distance to school increases, rental value decreases.
Therefore, the null hypothesis is rejected.
Hypothesis 2
H₀₂: The quality and availability of educational facilities have no significant effect on vacancy rates in Apo
Resettlement.
Linear regression analysis revealed that educational facility quality significantly affects vacancy rates (R² =
0.28, p < 0.01). Properties near well-equipped schools experienced shorter vacancy durations.
Table 2: Regression Model Summary – Education Quality vs Vacancy Rate
Model
R
R²
Adjusted R²
F-value
Sig. F
Quality Index → Vacancy
Period
0.529
0.280
0.272
11.32
0.000**
Table 3: Mean Vacancy Duration by School Quality
School Quality Rating
Mean Vacancy Duration (months)
High (well equipped)
2.1
Low (poor infrastructure)
5.4
Interpretation:
The availability and quality of schools explain 28% of the variance in vacancy periods. Null hypothesis is
rejected.
Hypothesis 3
H₀₃: Tenants do not significantly consider access to educational facilities when selecting rental properties.
Logistic regression analysis showed that tenants with school-aged children were 3.4 times more likely to select
housing close to educational facilities (p < 0.05). School proximity was ranked among the top three housing
choice factors by 64% of respondents.
Table 4: Logistic Regression – School Access and Tenant Housing Choice
Predictor
B
Exp(B)
Sig.
Child in household (Yes=1)
1.229
3.42
0.018*
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Distance to school
-0.803
0.45
0.030*
Rental price
-0.002
0.99
0.401
Table 5: Tenant Ranking of Housing Choice Factors
Housing Factor
% of Respondents Ranking in Top 3
Proximity to school
64%
Affordable rent
79%
Access to road/public transport
71%
Interpretation:
Access to educational facilities is a significant factor in tenants’ rental decisions. The null hypothesis is
rejected.
Summary of Hypothesis Testing
Hypothesis
Test Used
Result
Decision
H₀₁
Pearson Correlation
r = -0.61, p < 0.01
Rejected
H₀₂
Linear Regression
R² = 0.28, p < 0.01
Rejected
H₀₃
Logistic Regression
Exp(B) = 3.42, p = 0.018
Rejected
SUMMARY OF FINDINGS
The study investigated the influence of educational facilities on rental values and vacancy rates in the Apo
Resettlement Scheme, Abuja. Findings from the analysis revealed that proximity to educational facilities
significantly affects rental values. Properties located within 1 km of a school had higher average rents than
those farther away, confirming a positive relationship between school proximity and rental pricing.
Secondly, the quality and availability of educational facilities were found to significantly impact vacancy rates.
Properties near well-equipped and functioning schools experienced notably shorter vacancy durations
compared to those near poorly maintained or absent schools. This suggests that educational infrastructure is a
key driver of residential occupancy.
Lastly, the study revealed that tenants’ housing choices are significantly influenced by access to educational
facilities, especially among households with school-aged children. Logistic regression results showed such
tenants were over three times more likely to choose properties closer to schools.
Overall, the findings indicate that educational facilities are not merely social amenities but influential
economic drivers in the residential property market of Apo Resettlement. Their presence and quality contribute
to increased rental values, reduced vacancy periods, and influence tenant preferences highlighting the need for
policymakers and urban planners to integrate school infrastructure into housing development strategies.
DISCUSSION OF FINDINGS
The findings of this study affirm the significant role that educational facilities play in shaping rental values,
vacancy rates, and housing preferences within urban resettlement areas, particularly in the Apo Resettlement
Scheme, Abuja.
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Firstly, the strong positive correlation between proximity to schools and rental values supports earlier research
that location is a major determinant of real estate pricing (Adebisi et al., 2020; Bello & Ezeokoli, 2020). In this
study, rental values were notably higher for properties located within 1 km of schools, reflecting a demand
premium associated with educational access. This aligns with broader urban housing studies that identify
proximity to essential services, including education, as a determinant of property attractiveness and value
(Eyinla, 2024).
Secondly, the finding that educational facility quality and availability significantly influence vacancy rates
expands existing literature. While most Nigerian studies have focused on infrastructure or pricing factors as
vacancy drivers, this research introduces education as a distinct variable. Properties near well-equipped
schools were found to have shorter vacancy durations, indicating that parents and tenants prioritize educational
access when selecting residences.
Finally, the influence of school proximity on tenant preferences highlights a critical socio-economic factor in
housing decisions. The fact that tenants with school-aged children are 3.4 times more likely to choose housing
close to schools suggests that education is not just a social need but a key consideration in household mobility.
This supports findings from Oyetunji et al. (2024) in Lagos and Edeh & Uzochukwu (2022) in Enugu, which
showed similar tenant behavior patterns.
Overall, the results bridge a significant knowledge gap by providing empirical evidence that educational
infrastructure directly impacts the urban housing market, especially in planned resettlement schemes. The
findings underscore the need for policymakers, urban planners, and housing developers to integrate school
planning into residential development to improve housing uptake, enhance property value, and ensure
sustainable urban growth.
CONCLUSIONS
This study conclusively demonstrates that educational facilities significantly influence rental values, vacancy
rates, and tenants’ housing preferences in the Apo Resettlement Scheme, Abuja. Properties located closer to
quality educational institutions command higher rents and experience lower vacancy periods, indicating that
educational infrastructure is a critical factor in residential property demand. Tenants, especially those with
school-aged children, prioritize access to schools when selecting rental properties, reflecting the socio-
economic importance of education in housing decisions. These findings highlight that educational facilities are
not just social amenities but essential determinants of urban housing market dynamics in resettlement areas.
Therefore, integrating educational infrastructure into urban housing development plans is imperative for
sustainable community growth and economic viability.
RECOMMENDATIONS
Urban planners and policymakers should prioritize the development and equitable distribution of quality
educational facilities within resettlement schemes like Apo. Ensuring schools are accessible within residential
neighborhoods will help enhance property values and reduce vacancies.
Housing developers should consider proximity to educational institutions as a key selling point and factor in
the design and marketing of residential properties. Collaborations between developers and education
authorities could facilitate the establishment of schools in or near housing estates.
The government should introduce incentives for private sector investment in building and maintaining
educational facilities within resettlement areas. This can boost the quality and availability of schools, thereby
attracting more tenants and increasing rental returns.
Future studies should investigate other social amenities alongside educational facilities, such as healthcare and
transportation, to develop a comprehensive understanding of factors affecting rental markets and vacancy rates
in resettlement schemes.
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Engaging residents in planning educational infrastructure can ensure that facilities meet local needs, improving
utilization rates and fostering community development.
Implementing these recommendations will contribute to improved housing market performance and foster
sustainable urban development in Apo Resettlement and similar contexts.
Contribution to the Study
This study makes several important contributions to the understanding of urban housing dynamics in Nigeria,
particularly within resettlement schemes like Apo Resettlement, Abuja. First, it fills a critical gap by
empirically demonstrating the direct influence of educational facilities on rental values and vacancy rates, a
relationship that has been underexplored in Nigerian housing research. Unlike previous studies that focus
mainly on tertiary institutions or general amenities, this research emphasizes the role of primary and secondary
schools in shaping residential property markets.
Second, the study highlights tenants’ preferences, showing how access to quality education significantly
influences housing choices, especially for families with school-aged children. This insight adds a socio-
economic dimension to real estate studies, illustrating how educational infrastructure integrates with urban
residential demand.
Finally, the findings provide practical implications for urban planners, policymakers, and developers by
identifying educational facilities as key drivers of housing market performance. This contribution encourages
more holistic urban development approaches that consider education as an essential component of sustainable
housing and community planning.
Suggestions for Further Studies
Future research could investigate the combined effect of other social amenities such as healthcare,
transportation, and recreational facilities on rental values and vacancy rates, offering a more comprehensive
view of factors influencing housing markets in resettlement schemes. Conducting longitudinal research to track
changes in rental values and vacancy rates over time as new educational facilities are developed would provide
deeper insights into causality and market dynamics. Comparative studies between Apo Resettlement and other
resettlement schemes or urban neighborhoods in Abuja and other Nigerian cities could reveal location-specific
differences and best practices.
In-depth qualitative studies exploring tenant motivations, perceptions of educational facility quality, and how
these shape residential decisions would complement quantitative findings and enrich policy formulation.
Examining how investments in school infrastructure affect property development trends and community
growth in emerging urban areas could guide integrated urban planning strategies. These suggestions will help
build a more robust understanding of the interplay between education and urban housing markets in Nigeria
and beyond.
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