See discussions, stats, and author profiles for this publication at: https://www.researchgate.

net/publication/373531846

Residential satisfaction within selected public housing estates in Lokoja Kogi

State, Nigeria

Article in Malaysian Journal of Society and Space · August 2023

DOI: 10.17576/geo-2023-1903-04

CITATION READS

1 364

4 authors, including:

Hassan Saliu Musa lawal Sagada

Ahmadu Bello University Ahmadu Bello University
8 PUBLICATIONS 9 CITATIONS 9 PUBLICATIONS 4 CITATIONS

SEE PROFILE SEE PROFILE

Joy Maina
Ahmadu Bello University
58 PUBLICATIONS 236 CITATIONS

SEE PROFILE

All content following this page was uploaded by Joy Maina on 13 September 2023.

The user has requested enhancement of the downloaded file.

Geografia-Malaysian Journal of Society and Space 19 issue 3 (46-58)
© 2023, e-ISSN 2682-7727 https://doi.org/10.17576/geo-2023-1903-04 46

Residential satisfaction within selected public housing estates in Lokoja

Kogi State, Nigeria
Hassan Ozovehe Saliu1, Musa Lawal Sagada1, Joy Joshua Maina1, Maruf Sani2
1
Department of Architecture, Ahmadu Bello University, Nigeria.
2
Department of Urban and Regional Planning, Ahmadu Bello University, Nigeria.

Correspondence: Hassan Ozovehe Saliu (email: [email protected])

Received: 27 March 2023; Accepted: 15 August 2023; Published: 30 August 2023

Abstract

Residential satisfaction has been assessed by various authors, who reported varying degrees of
dissatisfaction and satisfaction. However, the differences in satisfaction among the various
housing components remain an issue. The study investigates residential satisfaction in specific
housing estates in Lokoja, Kogi State, aiming to understand the various aspects that contribute
to satisfaction. The research collected responses from 215 residents and employed statistical
analysis using SPSS version 21. Among the four housing sub-components examined,
satisfaction levels varied. Housing unit attributes had the lowest satisfaction level, indicating
poor satisfaction. Housing socio-economic attributes, housing neighbourhood attributes, and
housing management attributes showed moderate satisfaction levels. Significantly different
satisfaction levels were found among these sub-components, as demonstrated by the Kruskal-
Wallis test outcomes. Satisfaction with housing unit attributes, socio-economic attributes, and
neighbourhood attributes were all statistically significant. Interestingly, satisfaction with the
management attribute was not statistically significant due to high resident involvement in
housing management. The study suggests revising government policies regarding public
housing estates and emphasizes resident involvement throughout the housing process to
enhance satisfaction across all sub-components. These findings have implications for housing
policies, urban planning, and resource allocation, striving for more inclusive and satisfying
living conditions. The study's outcomes could influence housing development approaches,
ultimately improving the overall quality of life in Lokoja, Kogi State.

Keywords: Differences, housing attribute, Lokoja, public housing, residential satisfaction,

satisfaction index

Introduction

Public housing refers to the government's provision of housing for civil occupancy to satisfy
the demands of the residents and reduce the financial burden of housing production. Despite
this, some authors have suggested that the dwelling of many people living in public housing
are unsatisfactory (Ogunsote & Afolabi, 2021; Saliu et al., 2023). This dissatisfaction may be
due, in part, to a lack of user participation in the housing development process, particularly in
the public sector. According to Ishiyaku (2016) and Kasim et al. (2007), the emphasis on low-
cost housing production has often taken precedence over occupant satisfaction in public
housing programs.
Geografia-Malaysian Journal of Society and Space 19 issue 3 (46-58)
© 2023, e-ISSN 2682-7727 https://doi.org/10.17576/geo-2023-1903-04 47

According to studies, the degree of satisfaction that public housing residents derive
from their homes is linked to their demographic and other housing-related factors (Jiboye,
2008; Ibem et al., 2018). Also, Makinde (2015) notes that residents' decisions regarding their
living spaces are based on their subjective evaluations of the place. As a result, a person's
evaluation of a location will rely on their perception of it, the characteristics of the location,
and their personal requirements, expectations, or goals. This viewpoint is shared by other
scholars, including Rojek et al. (1975), Lynch and Appleyard (2019), Brown et al. (2020) and
Galster (1987).
The definition of residents' satisfaction is based on the perceived difference between
their aspirations and achievements, according to Campbell et al. (1976). Similarly, Abe and
Kato (2017), Adeyemo and Aderonmu (2020), Fagbenle and Adeyemi (2020) and Olubodun
and Adenuga (2021) define residents' satisfaction as the degree to which individuals living in
a specific residential area experience a sense of happiness or fulfilment with the physical,
social, and environmental conditions of their residential environment. It is a measure of the
level of happiness and well-being experienced by residents in their living conditions.
The study of residential satisfaction is crucial in housing research since it helps to assess
how the standard of living experienced by residents is impacted by the residential environment
and satisfaction with various components of housing, such as housing unit characteristics,
neighbourhood characteristics, housing management characteristics, resident demographics,
and socioeconomic status (Mohit and Azim, 2012; Salleh et al., 2012; Adeyemo & Aderonmu,
2020; Akin et al., 2014; Huang & Du, 2015; Adenuga, 2021). However, the degree to which
each of these components influences overall residential satisfaction varies, as Mohit et al.
(2014) pointed out, requiring further research to address this gap.
Therefore, the present study objectives are to 1) examine the socioeconomic
characteristics of residents in selected estates, 2) determine the level of residential satisfaction
in selected public housing estates in Lokoja from the user's perspective, and 3) compare the
differences in residential satisfaction with housing sub-components across the estates. This
study aims to assist designers and policymakers in developing programs for public housing in
Lokoja, Kogi State.

Literature review

In literature, satisfaction is a broad concept that spans various disciplines, resulting in diverse
definitions and understandings (Hui & Zheng, 2010). Aga and Safakli (2007) suggest that
customer’s satisfaction is an assessment of how much a product or service meets their desires.
Similarly, Jaafar et al. (2006) and Hanif et al. (2010) contend that Consumers use satisfaction
as a criterion for evaluation to assess whether a good or service meets their expectations in
terms of both performance and quality. Therefore, satisfaction is defined as the appraisal of the
capability of products and services to meet the users' needs, expectations, and ambitions, it
stems from the difference between what consumers expect from products and services, and
what they actually receive. As noted earlier, this understanding of satisfaction is relevant to
different areas of inquiry, such as architecture and other service-oriented professions.
Various authors in the field of housing and related research have defined satisfaction
studies as housing satisfaction, occupants' satisfaction, residents' satisfaction, and residential
satisfaction (Karma et al., 2009; Jiboye, 2010; Mohit et al., 2010; Mohit & Nazyddah, 2011;
Adeyemo & Aderonmu, 2020; Ogunsote & Afolabi, 2021). Nonetheless, all these definitions
of satisfaction ultimately relate to an individual's satisfaction with their place of dwelling, either
directly or indirectly.
Geografia-Malaysian Journal of Society and Space 19 issue 3 (46-58)
© 2023, e-ISSN 2682-7727 https://doi.org/10.17576/geo-2023-1903-04 48

Researchers have identified several factors contributing to residential satisfaction, as

Huang and Du (2015) observed. These factors are believed to impact or forecast the satisfaction
of residents with their housing on a global level. According to the available literature, the
satisfaction of residents with their housing is influenced by three main factors, which are the
demographic characteristics of residents, housing characteristics, and socio-spatial
characteristics of the neighbourhood. These factors have been further broken down into various
variables of residential satisfaction, as highlighted by researchers (Lu, 1999; Amerigo &
Aragones, 1997).
For example, housing characteristics encompass factors such as house size and age
(Muwaffaq, 2020; Fang, 2006), interior and exterior environments (Phillips et al., 2005 in
Balathandayutgan & Sritharan, 2013), and other housing aspects such as the number of
bedrooms, kitchen size and location, and the quality of housing units. Socioeconomic and
demographic attributes of households include age, race, education, gender, marital status,
income, and whether children are present.
The socio-spatial characteristics of a neighbourhood refer to the combination of social
and spatial factors that make up a community. This includes essential services such as schools,
shops, healthcare, and green spaces that are crucial for residents' quality of life. Access to
employment opportunities is also a significant factor that contributes to a neighbourhood’s
socio-spatial characteristics. If a community has job opportunities nearby, it can positively
impact the local economy and residents' employment prospects, making it an attractive place
to live.
The management attributes of a neighbourhood are concerned with the physical upkeep
and maintenance of the community, as well as the safety and security of its residents. These
attributes include factors such as crime rates, cleanliness, maintenance of facilities, and
community regulations. A well-managed neighbourhood is one where residents feel safe and
secure, facilities are well-maintained and clean, and community rules are followed. The socio-
spatial characteristics and management attributes of a neighbourhood play a crucial role in
determining its attractiveness and liveability, impacting residents' quality of life, local
economy, and future development and growth.
Numerous studies that examine residential satisfaction utilize various factors that affect
residents' contentment as a focal point of investigation. For instance, Kaitilla's (1993) research
on the satisfaction of urban residents with public housing for the low-income group in West
Taraka, Papua New Guinea, found that the occupants were notably unhappy with their housing.
The study focused on the attributes of the housing units, such as the size of the houses, the
number of rooms and living/dining areas, storage space availability, as well as the layout and
design of kitchens, toilets, and bathroom facilities. According to the author, the residents
conveyed their discontent with their overall housing situation.
Another study carried out in Nigeria by Ukoha and Beamish (1997) focused on
examining residents' satisfaction with public housing in Abuja and the correlation between
satisfaction and particular housing features. In general, the study indicated that the residents
were generally dissatisfied with their housing situation. While they expressed satisfaction with
the amenities in their neighbourhood, they were dissatisfied with the structures, building
characteristics, living conditions, and management of their housing.
According to the results of a research by Bruin and Cook in 1997, low-income single-
parent women's personality traits are significant determinates of their contentment with their
housing, while residential factors, such as feeling secure and having social connections in the
neighbourhood, are powerful predictors of their satisfaction with the neighbourhood. Aduwo
et al. (2016) also discovered that the absence of involvement of end-users at the local level was
responsible for the large-scale failure of public housing programs in Nigeria. Additionally, the
Geografia-Malaysian Journal of Society and Space 19 issue 3 (46-58)
© 2023, e-ISSN 2682-7727 https://doi.org/10.17576/geo-2023-1903-04 49

authors noted that housing providers rarely had access to accurate household data, which would
have aided them in effectively delivering housing across the country.
The study by Ubani and Nwauzoma (2018) aimed to identify the determinants of
residents' satisfaction in rented accommodations in Enugu State, Nigeria. The research found
six main factors affecting satisfaction, including housing unit quality, infrastructure and
amenities accessibility, neighbourhood facilities quality, availability and quality of
infrastructure services, social features, and waste disposal. However, despite these
determinants being identified, most residents were dissatisfied with all seven attributes
measured in the study, indicating significant issues with rental housing and living conditions
in Enugu State. It is important to note that these determinants may differ in different locations
due to various factors such as culture, economic status, and infrastructure availability.
The literature review discussed the importance of examining all four components of
housing satisfaction to evaluate the overall level of residential satisfaction. These components
include the physical condition of the housing unit, the neighbourhood and community
environment, the quality and availability of housing services, and the affordability of the
housing. However, previous studies have often failed to explore the differences among these
components and their relative contribution to overall satisfaction.
The present study focuses on identifying the dimensions of residential satisfaction
within public housing estates in Lokoja, Nigeria. The study aims to examine specific factors
that contribute to residents' overall satisfaction with their housing and provide valuable
information for policymakers to improve the living conditions of public housing residents. The
conceptual framework of the study is grounded on four components that significantly influence
residential satisfaction, namely, socioeconomic characteristics, housing unit characteristics,
management characteristics, and neighbourhood characteristics.
The study's findings can aid policymakers in developing targeted interventions to
address residents' pressing concerns and raise the standard of living for public housing
inhabitants in Lokoja and beyond. The graphical representation provided in the study (figure
1) is a useful tool for policymakers and researchers to understand the complexities of residential
satisfaction and develop effective strategies to create sustainable communities that meet the
requirements of all residents.

Figure 1. The study's conceptual framework

Geografia-Malaysian Journal of Society and Space 19 issue 3 (46-58)
© 2023, e-ISSN 2682-7727 https://doi.org/10.17576/geo-2023-1903-04 50

Method and study area

The survey and interview methods were used in this study as it adopted a mixed-methods
approach, incorporating both quantitative and qualitative research methods. This methodology
has been used by previous authors such as Ibem et al. (2018) and Maina (2012). The survey
was conducted between December 2020 and March 2021, and it targeted a population drawn
from three public housing estates located in Lokoja, Kogi State. Lokoja, the capital of Kogi
State, is situated between latitudes 7°45'N and 7°51'N and longitudes 6°41'E and 6°45'E, with
an elevation of 45 to 125 meters above sea level. The town is located on the western side of the
River Niger, close to its merger with the River Benue and surrounded by the river and Mount
Patti (Figure 2). It serves as a gateway to five of the country's six geopolitical zones and has
experienced rapid urbanization since being designated as the state capital in 1991, resulting in
a strain on public and urban infrastructures, including a need for more housing units and
facilities (Ukoje & Ibor, 2022).

Source: Adapted and Modified from Administrative Map of Kogi State, 2021

Figure 2. Residential areas in the study’s location

Geografia-Malaysian Journal of Society and Space 19 issue 3 (46-58)
© 2023, e-ISSN 2682-7727 https://doi.org/10.17576/geo-2023-1903-04 51

The estates investigated were purposefully selected from a total of ten estates based on
their longevity, and they include Adankolo estate, Ganaja estate, ad Lokongoma estate. The
three estates had a total of 550 housing units, consisting of 200 3-bedroom freestanding
bungalows, 150 2-bedroom semi-detached houses, and 200 1-bedroom semi-detached houses
(as shown in table 1). All the housing estates were fully occupied during the survey period.
To calculate the study's sample size, a population of 220 housing units was selected
using the formula N/(1+N(e^2)), where N represents the total number of housing units (550)
and e denotes the margin of error (0.05), as recommended by Yamane (1967) and Maina
(2021). The houses surveyed were randomly selected at intervals of three houses, and the
fraction of the sample size for each selected housing estate was determined using the following
formula:

Proportion (P) = Total number of houses in an estate zx Sample size (s)

Total population of the study

As part of the study's sampling strategy, a total of 80 housing units were selected from
Adankolo estate, 60 housing units from Ganaja housing estate, and 80 housing units from
Lokongoma estate. These houses were chosen randomly at intervals of three houses. To achieve
the study's objective, a mixed-methods approach was employed, which included informal
interviews, observations, and a questionnaire survey adapted from Ibem et al. (2018). The
information gathered was examined using a program called the Statistical Package for the
Social Sciences (SPSS). Several analyses were conducted to address the study's objective. To
begin with, the researchers the average ratings for 31 different aspects that described the living
conditions in the residential areas, which is known as the mean attribute satisfaction scores
(MASS). Additionally, they also determined the total satisfaction score for the residential areas
(RSAT) by using data from all of the participants. Descriptive analysis was performed on the
data collected on the residents' demographic profiles. Second, satisfaction indices were
calculated for the four housing sub-components by dividing the total attribute scores for all
housing sub-components by the maximum allowable attribute score for all housing sub-
components. Finally, a Kruskal-Wallis test was conducted to determine if there were any
differences in satisfaction levels across the four housing sub-components.

Table 1. Public housing developments located in Lokoja

Location Name Types of Houses Age of the No of Sample

scheme Unit frame
size
Adankolo Phase I 1,2&3 bedroom 24* 200 80
Ganaja Phase2 1,2&3 bedrooms 21* 150 60
Lokongoma Phase 3 1,2&3 bedroom 21* 200 80
Workers Village Phase 4 3bedroom Twins 18 100 --
Flats
Ganaja Workers Housing Unit 2 bedrooms 12 100 --
GRA. bungalow Commissioners Quarters 3-4 bedroom 19 100 --
Lokongoma Secretariat Housing Twin flats 17 150 --
Estate
Ganaja Quarters House of Assembly 3 bedrooms 17 50 --
GRA DG Quarters 4 bedrooms 15 20 --
Barack Road Otokiti Housing Estate 2/3 bedrooms 15 250 --
Total 1320 220
*Selected housing estates
Source: Author’s field survey, 2021
Geografia-Malaysian Journal of Society and Space 19 issue 3 (46-58)
© 2023, e-ISSN 2682-7727 https://doi.org/10.17576/geo-2023-1903-04 52

Results and discussion

The information presented in Table 2 reveals that out of the survey participants, 56.6% or 121
individuals were male, while 43.5% or 94 individuals were female. The majority of the sample,
consisting of 186 individuals or 86.5%, were married and aged between 30 to 59 years old.
Additionally, almost all of the respondents (99.4%) had received tertiary education, and 67.4%
of them were employed as civil servants by the government.
Regarding the survey results, the middle value of the monthly income of the participants
fell between N51 and 100,000, accounting for 91 individuals or 42.3%. The income range of
N101 and 150,000 was closely following with 124 individuals or 57.7%. Moreover, a
significant proportion of the respondents, 80.5%, had resided in the estate for at least 11 years,
qualifying them to provide answers on their satisfaction with the residential conditions in the
estate.
Table 2. Demographic characteristics of respondents

Socio-economic variables Freq. % Socio-economic variables Freq. %

Gender Monthly Income (in Naira)
Male 121 56.5 51-100,000 91 42.3
Female 94 43.5 101-150,000 124 57.7
Marital status Above 150,000 0 0.0
Married 186 86.5
Divorced 2 0.9 Length of stay
Widowed 3 1.4 Less than 3 years 9 4.2
Single 21 9.8 3-10 years 32 14.9
11 years and above 173 80.5
Age (in years) No response 1 0.5
No response 2 0.9
18-30 38 17.7 Household size in persons

31-45 134 62.3 1 6 2.8

46-59 36 16.7 2 19 8.8
Above 60 5 2.3 3 45 20.9
4 66 30.7
Highest educational More than 4 78 36.3
qualification No response 1 0.5
Primary 3 1.4
Secondary 6 2.8 Tenure
Tertiary 203 94.4 Renter 45 20.9
No response 3 1.4 Owner occupier 170 79.1
Missing 0 0.0
Employment
Civil Service 145 67.4 Typology
Private organisation 51 23.7 2 bedroom semi-detached 103 47.7
Self employed 16 7.7 3-bedroom bungalow 65 30.0
Retiree 3 1.4 1 bedroom semi-detached 48 22.2

Ethnic Grouping Religion Belief

No response 4 1.9 Christianity 138 64.2
Igala 71 33.0 Islam 77 35.8
Ebira 58 27.0 No response 0 0.0
Basange 48 22.3
Yoruba 34 15.8
Source: Author’s field survey, 2021
Geografia-Malaysian Journal of Society and Space 19 issue 3 (46-58)
© 2023, e-ISSN 2682-7727 https://doi.org/10.17576/geo-2023-1903-04 53

The majority of households had more than four people (78, 36.3%), followed by three,
two, and four people (19, 8.8% each). Owner-occupiers constituted 79.1% (170) of the sample,
while the remaining 20.9% (45) were living in privately rented housing. The residents belonged
to different ethnic groups such as Igala, Ebira, Basange, and Youruba, which are the major
ethnic groups in Kogi State. This discovery supports that of Saliu et al. (2023), indicating that
the city of Lokoja is no man’s preserve, and, as a commercial nerve centre of Kogi State,
attracts residents from other ethnic origins. It also confirmed that of Amad (2003) that shows
that people from different ethnic backgrounds can live together peacefully and harmoniously.
The analysis of the four components of residential satisfaction, including the housing
unit, socio-economic environment, management, and neighbourhood components, resulted in
an overall residents' satisfaction index (RIS) of 2.67. This indicates that the most of
respondents, 63.19%, were dissatisfied with their general housing condition. Researchers
Makinde (2015) and Maina (2021) classify respondents who score below 3 on a 5-point Likert
scale as dissatisfied with their housing conditions, which aligns with these findings. The
outcomes of this study align with Kaitilla's (1993) research that revealed dissatisfaction among
public housing occupants in Papua, New Guinea, and Ukoha and Beamish's (1997) findings
that demonstrated complete dissatisfaction among public housing residents in Abuja, Nigeria.
However, these results contradict Mammadi et al.'s (2020) research, which found that residents
of public housing in Maiduguri metropolis in Nigeria were very satisfied with their housing
situations, with an average satisfaction score of 5.8 on a 7-point Likert scale. This suggests that
residents in all public housing estates have different satisfaction levels across the four housing
components.
The third objective of this research necessitated an assessment of residents' contentment
levels concerning the four distinct housing sub-components employed to gauge their overall
residential satisfaction. This was crucial to assess the degree to which each housing sub-
component contributes to overall residential satisfaction across all housing estates. To achieve
this, satisfaction indices for the four housing sub-components were computed by dividing the
total attribute scores for all housing sub-components by the maximum allowable attribute score
for all housing sub-components. It is important to note that the four housing sub-components
have different numbers of attributes, so the satisfaction index was chosen for comparison. In
order to analyse the findings, a satisfaction scale consisting of three levels was employed,
where a score of 70.0 to 100.0 was indicative of high satisfaction, a score of 50.0-69.0 indicated
moderate satisfaction, and a score below 50.0 represented poor satisfaction.
The analysis findings are presented in table 3, and upon closer examination, it was
discovered that the satisfaction index for the housing unit attribute was 48.95, indicating poor
satisfaction levels. Similarly, the socio-economic attribute had a satisfaction index of 57.74,
while the management and housing neighbourhood attributes had satisfaction indices of 56.51
and 56.87, respectively, all falling under the moderate satisfaction category. Overall, the results
of this study indicate that the housing unit attribute had the lowest satisfaction level, followed
by the management and housing neighbourhood attributes, while the socio-economic attribute
had the highest satisfaction level. These findings suggest that policymakers and housing
authorities need to focus on enhancing the quality of public housing structures, improving
management, and promoting a better sense of community in public housing estates to improve
overall residential satisfaction levels.
Geografia-Malaysian Journal of Society and Space 19 issue 3 (46-58)
© 2023, e-ISSN 2682-7727 https://doi.org/10.17576/geo-2023-1903-04 54

Table 3. Housing sub-components satisfaction indices

Housing sub-components Attribute Max. possible Satisfaction Levels of

scores scores indices satisfaction
Housing unit attributes 7367 15050 48.95 Poor*
Housing socio-economic attributes 4345 7545 57.74 Moderate
Management of attributes 2430 4300 56.51 Moderate
Housing neighbourhood 3668 6450 56.87 Moderate
Total 18802 33345
Source: Author’s field work, 2021

Based on the results, it is clear that the participants expressed the highest level of
contentment with the socioeconomic aspect of their residential areas, which had a satisfaction
index of 57.74%. The second highest satisfaction index was recorded for the housing
neighbourhood sub-component, which had a satisfaction index of 56.87%, followed by the
housing management sub-component with a satisfaction index of 56.51%. These satisfaction
indices indicate that the residents of the surveyed estates were moderately satisfied with the
socioeconomic sub-component, management sub-component, and neighbourhood sub-
component. However, the satisfaction index for the housing unit sub-component was found to
be low at 48.95%, indicating that it contributed the least to overall satisfaction. Interestingly,
these findings seem to contradict the study of some authors that showed that residents in Lagos,
Nigeria, were more satisfied with the design of their housing units than with other aspects of
the housing environment (Jiboye, 2009; Fatoye & Odusami, 2009). Additionally, Ibem (2011)
suggested that residents of public housing in Ogun State, Nigeria, were more satisfied with the
housing unit sub-component than with other sub-components.
The study further aimed to examine whether there were any discrepancies in
satisfaction levels with the four housing sub-components between the three housing estates
when taken as a whole and when examined individually. To perform this analysis, the Kruskal-
Wallis test was utilized. The three housing estates were regarded as the independent variables
in this examination, while the attribute scores for each of the housing sub-components were
deemed the dependent variables, as presented in table 4.

Table 4. Attribute scores for Housing sub-components across the estates

Housing sub-components Adankolo Ganaja Lokongoma

Housing unit sub component 2417 2157 2762
Socio-economics sub component 1437 1227 1745
Management sub component 828 678 923
Neighbourhood sub component 1204 954 1400

Total 5886 5016 6830

Source: Author’s field work, 2021

In order to assess whether there were discrepancies in levels of contentment with the
four sub-components of housing among the three Lokoja housing estates, a Kruskal-Wallis test
was carried out. The three housing estates were treated as the independent variables while the
attribute scores for each of the housing sub-components were taken as the dependent variables.
The test results indicated that there was no noticeable variation in residents' satisfaction across
the three housing estates. This was demonstrated by the following results: λ2 = 0.962, df = 2,
k = 3, and p = 0.6183. Additionally, differences in satisfaction with the housing unit attributes,
socio-economic attributes, management attributes, and neighbourhood facilities within each
Geografia-Malaysian Journal of Society and Space 19 issue 3 (46-58)
© 2023, e-ISSN 2682-7727 https://doi.org/10.17576/geo-2023-1903-04 55

estate were evaluated separately using the Kruskal-Wallis test to determine whether there were
any statistically significant differences. The results of the test indicated that there were
statistically significant differences in satisfaction with the housing unit attributes (λ2 = 14.34,
df = 2, P < 0.05), satisfaction with socio-economic attributes (λ2 = 8.33, df = 2, P < 0.05), and
satisfaction with neighbourhood attributes of the estates (λ2 = 9.70, df = 2, P < 0.05), as shown
in Table 5.
Table 5. Kruskal-Wallis Test for Housing sub-components across the estates

Housing sub-components H (λ2) df k p Outcome

Housing unit sub component 14.34 2 3 0.00077 Significant (yes)
Socio-economics sub component 8.33 2 3 0.01553 Significant (yes)
Management sub component 2.88 2 3 0.23693 Not Significant (No)
Neighbourhood sub component 9.70 2 3 0.00781 Significant (yes)

Source: Author’s field work, 2021

The statistical analysis presented that there was no significant difference in satisfaction
with the management attribute of the three housing estates. This suggests that the level of
satisfaction with the management of the housing estates is relatively similar, and it is not a
significant factor in the differences in residential satisfaction among the respondents. However,
it was found that the satisfaction with the housing unit attributes, socio-economic attributes,
and location of neighbourhood facilities differed significantly among the three housing estates.
This indicates that differences in these factors account for the variation in residential
satisfaction among the respondents.
This finding highlights the importance of resident involvement in the housing process.
The residents of the housing estates took control of the management aspect of their housing,
which included maintaining the cleanliness of the estates through self-help and ensuring the
security of life and properties. They achieved this by engaging the services of vigilantes,
erecting perimeter fences, and fortifying all openings with burglary. This level of involvement
and commitment to the maintenance and improvement of their living environment is likely to
have contributed significantly to their satisfaction level with the housing estates.
Overall, the study suggests that involving residents in the housing process can lead to
a higher level of satisfaction with all aspects of the housing environment. It highlights the
importance of considering not only the physical attributes of housing but also the socio-
economic and management aspects and their relationship with the residents' overall level of
satisfaction.

Conclusion

The study found that the majority of respondents (63.33%) in the three surveyed housing estates
expressed dissatisfaction with the general housing condition, and only 36.67% of them were
satisfied with their housing condition. The overall residential satisfaction score (RSAT) in all
the estates surveyed was recorded at 2.67, which is below the median value of 3 on a 5-point
Likert scale, indicating that residents in the surveyed estates in Lokoja were generally
dissatisfied. When comparing residents' satisfaction with different aspects of housing, three
components (housing socio-economic attributes, management attributes, and housing
neighbourhood attributes) all had a moderate satisfaction index of 57.74, 56.51, and 56.87,
respectively. However, housing unit attributes were considered to have a poor satisfaction
index (48.95), suggesting that they contributed least to the overall residential satisfaction of
Geografia-Malaysian Journal of Society and Space 19 issue 3 (46-58)
© 2023, e-ISSN 2682-7727 https://doi.org/10.17576/geo-2023-1903-04 56

residents of the selected housing in Lokoja, Kogi State. Furthermore, the Kruskal-Wallis test
reveals that the differences in residential satisfaction across the three estates surveyed were due
to differences in housing unit attributes rather than differences in housing management
attributes, with an H value of 14.34. The result indicated that the most of the residents across
the estates were more satisfied with the housing management attributes.
Based on these findings, the study recommends that the government and other private
agencies adopt a strategy whereby the aspect of housing unit components in public housing
production are left for the would-be occupants, while other components (management sub-
components, socio-economic environment, and neighbourhood sub-component) should be the
responsibility of the public housing providers. The study suggests that residents would be more
satisfied with their housing unit attributes if they had more control over them. Failure to do this
could result in dissatisfaction and subsequent housing transformation. Although the focus of
this study is not on housing transformation or modification, it was observed that some of the
residents of the selected estates in Lokoja who were not satisfied with their overall housing
environment (main activity area, privacy issue, and opportunity to engage in home-based
activities) had made efforts to transform their houses to meet their needs and aspirations.
The findings of this study are crucial for guiding housing policies, urban planning
decisions, and resource allocation efforts that aim to create more inclusive, equitable, and
satisfying living conditions for residents. It has the potential to drive positive changes in
housing development practices and improve the overall quality of life in Lokoja Kogi state.

Acknowledgment

The authors extend their gratitude to the residents who graciously contributed to this study.
Additionally, sincere appreciation is expressed to Godman O. Agbo and Zakari Umar Zakari
for their invaluable assistance with data collection

References

Abe, R., & Kato, H. (2017). Built environment, travel, and residential satisfaction in a
developing city: Can residents under rapid urbanization agree with a sustainable urban
form?. Asian Transport Studies, 3, 481–498.
Adeyemo, O. A., & Aderonmu, P. A. (2020). Assessment of residents’ satisfaction with public
housing in Nigeria. Journal of Building Performance, 11(2), 1-11.
Aduwo, E. B., Edewor, P., & Ibem, E. O. (2016). Urbanization and housing for low-income
earners in Nigeria: A review of features, challenges, and prospects. Mediterranean
Journal of Social Sciences, 7(2), 347–357.
Afolarin, A. O. (2013). Factors affecting quality in the delivery of public housing projects in
Lagos State, Nigeria. International Journal of Engineering and Technology, 3(3), 332–
336.
Aga, M., & Safakli, O. (2007). An empirical investigation of service quality and customer
satisfaction in professional accounting firms: Evidence from North Cyprus. Problems
and Perspectives in Management, 5, 84-98.
Akin, A. O., Tosin, O., & Abolade, O. (2014). Perceived housing satisfaction in public estates
of Osogbo, Nigeria. Journal of Geography and Regional Planning, 7(9), 185–191.
Amerigo, M., & Aragones, J. I. (1997). A theoretical and methodological approach to the study
of residential satisfaction. Journal of Environmental Psychology, 17, 47–57.
Geografia-Malaysian Journal of Society and Space 19 issue 3 (46-58)
© 2023, e-ISSN 2682-7727 https://doi.org/10.17576/geo-2023-1903-04 57

Balathandayutgan, P., & Sritharan, R. (2013). A focus on factors influencing residential

satisfaction. Journal of Asian Architecture and Building Engineering, 12(1), 103–110.
Bruin, M. J., & Cook, C. C. (1997). Understanding constraints and residential satisfaction
among low-income single-parent families. Environment and Behavior, 29, 532-553.
Buys, L., & Miller, E. (2012). Residential satisfaction in inner urban higher-density Brisbane,
Australia: Role of dwelling design, neighbourhood, and neighbours. Journal of
Environmental Planning and Management, 55(3), 319–338.
Dharani, K. (2015). Study on negligence of quality assurance and proposing an effective
framework for total quality management. International Journal of Research in
Engineering and Technology, 4(2), 604–609.
Fatoye, E. O., & Odusami, K. T. (2009). Occupants' satisfaction approach to housing
performance evaluation: The case of Nigeria (Paper presented). RICS COBRA
Research Conference held at the University of Cape Town.
Fagbenle, O. I., & Adeyemi, O. A. (2020). Resident satisfaction with public housing in
Abeokuta, Nigeria: An analysis of the physical and social dimensions. Journal of
Housing and the Built Environment, 35(1), 305-326.
Fang, Y. P. (2006). Residential satisfaction, moving intention and moving behaviors: A study
of redeveloped neighborhoods in inner-city Beijing. Housing Studies, 21(5), 671–694.
Galster, G. (1987). Identifying the correlates of dwelling satisfaction: An empirical critique.
Environment and Behavior, 19(5), 539-568.
Hanif, M., Hafeez, S., & Riaz, A. (2010). Factors affecting customers' satisfaction.
International Journal of Finance and Economics, 60, 44-52.
Huang, Z., & Du, X. (2015). Assessment and determinants of residential satisfaction with
public housing in Hangzhou, China. Habitat International, 47, 218-230.
Hui, E. C. M., & Zheng, X. (2010). Measuring customer satisfaction of FM service in housing
sector: A structural equation model approach. Facilities, 28(5/6), 306-320.
Ibem, E. O., & Amole, D. (2012). Residential satisfaction in public core housing in Abeokuta,
Ogun State, Nigeria. Social Indicators Research, 113(1), 563-581.
Ibem, E. O., Ayo-Vaughan, E. A., Oluwunmi, A. O., & Alagbe, O. A. (2018). Residential
satisfaction among low-income earners in government-subsidized housing estates in
Ogun State, Nigeria. Urban Forum, 29(1), 1-23.
Ishiyaku, B. (2016). Evaluation of Nigerian public housing performance using occupants'
experience and satisfaction. (Unpublished doctoral dissertation). Universiti Tun
Hussein Onn Malaysia.
Ishiyaku, B., Kasim, R., & Harir, A. I. (2017). Confirmatory factorial validity of public housing
satisfaction constructs. Cogent Business & Management, 4(1359458), 1-17.
Jaafar, M., Hasan, N. L., Mahamad, O., & Ramayah, T. (2006). The determinants of housing
satisfaction level: A study on residential development project by PENANG
Development Corporation (PDC). Journal of Construction in Developing Countries,
11(2), 69-83.
Jiboye, A. D. (2009). Evaluating tenants' satisfaction with public housing in Lagos, Nigeria.
Town Planning and Architecture, 33(4), 239-247.
Jiboye, A. D. (2010). The correlates of public housing satisfaction in Lagos, Nigeria. Journal
of Geography and Regional Planning, 3(2), 017-028.
Kasim, R., Ahmad, A. R., & Eni, S. (2007). Skills for engaging communities in the housing
neighbourhood facilities process: The European experience. Habitat International,
31(1), 72-88. doi: 10.1016/j.habitatint.2006.06.002.
Maina, J. J. (2021a). An assessment of residential satisfaction in public housing using Housing
Habitability System Framework in Gombe, Northeast Nigeria. Geografia-Malaysian
Journal of Society and Space, 17(2), 129-142. doi: 10.17576/geo-2021-1702-11.
 Geografia-Malaysian Journal of Society and Space 19 issue 3 (46-58)
© 2023, e-ISSN 2682-7727 https://doi.org/10.17576/geo-2023-1903-04 58

Maina, J. J. (2021b). Socioeconomic and demographic predictors of residential satisfaction

within public housing estates in Northern Nigeria. Covenant Journal in Research &
Built Environment (CJRBE), 9(1), 1-11. doi: 10.24331/cjrbe. v9i1.928.
Makinde, O. O. (2015). Influences of socio-cultural experiences on residents' satisfaction in
Ikorodu low-cost housing estate, Lagos State. Environment, Development and
Sustainability, 17(1), 173-198. doi: 10.1007/s10668-014-9545-6.
Mammadi, A., Baba, H. M., Tukur, S., Muhammad, A. A., & Abdullahi, U. (2020). Residents’
satisfaction levels of public housing in Maiduguri Metropolis of Borno State, Nigeria.
Traektoriâ Nauki = Path of Science, 6(3).
Mohit, M. A., Ibrahim, M., & Rashid, Y. R. (2010). Assessment of residential satisfaction in
newly designed public low-cost housing in Kuala Lumpur, Malaysia. Habitat
International, 34, 18-27.
Mohit, M. A., & Azim, M. (2012). Assessment of residential satisfaction with public housing
in Hulhumale’, Maldives. Procedia - Social and Behavioral Sciences, 38, 1-17.
Mohit, M. A., & Raja, A. M. M. A. (2014). Residential satisfaction: Concepts, theories, and
empirical studies. Planning Malaysia: Journal of the Malaysian Institute of Planners,
3, 47-66.
Muwaffaq, U. A. (2020). Housing: Concept, definition and components.
Ogunsote, O. O., & Afolabi, A. O. (2021). Evaluation of housing satisfaction among low-
income earners in Lagos, Nigeria. Sustainable Cities and Society, 66, 102669.
Rojek, D. A., Clemente, F. R., & Summers, G. A. (1975). Community satisfaction: A study of
contentment with local services. Rural Sociology, 40(2), 177-192.
Saliu, H.O., Sagada, M.L., Maina, J.J., & Sani Maruf. (2023). Predictors of Residential
Satisfaction Within Selected Public Housing Estates in Lokoja Kogi State, Nigeria.
Archiculture. A Journal that Promotes Architecture of Human Culture with the Culture
of Architecture, 5(1), 73-86.
Salleh, A. N. A., Yosuf, B. N. A., Salleh, C. A. G., & Johari, D. N. (2012). Tenant satisfaction
in public housing and its relationship with rent arrears: Majlis Bandaraya, Perak,
Malaysia. International Journal of Trade, Economics, and Finance, 3(1), 10–18.
Salleh, G. (2008). Residential and neighborhood satisfaction in private low-cost housing: Case
study of Penang, Malaysia. (Paper presented). Housing Symposium, Universiti Sains
Malaysia.
Ubani, O., & Nwauzoma, U. (2018). Residents’ satisfaction determinants in the rental housing
in Enugu urban, Enugu State, Nigeria. Research Journal of Environment, 22, 31-38.
Ukoje, J. E., & Ibor, U. W. (2022). Drivers of residential location in suburban areas of Lokoja,
Nigeria. AFRIGIST Journal of Land Administration and Environmental Management,
2(1), 39-51. https://doi.org/10.54222/ajlaem/v2i1.4

View publication stats