Study on physical requirements of housing for low-middle income families in Dhaka city-an attempt towards affordability

Abstract

Dhaka city is one of the most populous mega cities of the world. Because of unplanned urban growth, shortage of land in comparison to the ever-increasing population, and uneven distribution of residential lands among different income groups, it has never been possible to meet the housing demand of the low-middle income families of Dhaka city, the target group of the research which is 20% of population is one of the major fractions of the total population. The thesis illustrates the present housing scenario of the target group of the city. The research examines the three parameters, the physical requirements of housing affordability namely, i. Land price, its location, and availability, ii. Building construction’s cost: in materials and techniques, and iii. Unit sizes, down payment and recovery period. With a deliberation on housing, the paper shows that the three parameters of the physical requirements of housing affordability are responsible for increasing the housing unit price. Based on secondary sources the localities of Mirpur, Badda and Demra of Dhaka city, the three study areas are selected for field investigation. Extensive reconnaissance survey and the questionnaire survey of randomly selected 36 household of said income group observes the household size, living condition, income and expenditure, rents paid, preference of unit sizes, internal layout of a housing unit, aspiration of a housing ownership, and capacity to pay for a housing unit. The compilations and computations of the data obtained from questionnaire survey were done using frequency distributions and cross tabulations. Case Studies also facilitates decision making. Based on the analyses of secondary information and primary data, inferences are drawn and recommendations are presented. A housing unit price generally comprises of land cost, building construction material cost, and space allocation. The analyses show that without taking the land cost in account, through different permutation and combination of various construction materials, space allocation and distribution, and deliberations in floor to floor heights about 20% reduction in price of housing units is possible. Cost reduction through different suggested measures would not be sacrificial to the environmental quality. For Dhaka city, availability of land for housing is another crucial factor. Land assembly and land swap would provide more buildable area. The study provides effective and appropriate guidelines to make housing accessible to the low-middle income group in an affordable price in Dhaka City. A framework for realistically addressing the constraints to affordable housing for the target group is provided that may be followed.