Spatial Variation in Housing Values among the Neighborhoods of Tobruk City

Abstract

The study aims to measure and analyze the spatial variation in housing value across the neighborhoods of Tobruk (Shaher Rouha, Souq al-‘Ajaj, and the City) and to relate these variations to households’ socio-economic characteristics. Results show that the City records the highest average ownership and land prices (average ownership price: 584,000 LYD; average land price: 374,000 LYD) despite having the lowest average household income, while Shaher Rouha exhibits the lowest average prices and the highest average income (2,242 LYD/month); Souq al-‘Ajaj occupies an intermediate position. Analyses indicate that the variation is driven mainly by land and ownership values rather than by monthly rents; the ownership-to-annual-income ratio reaches 26 in the City versus 15.6 in Shaher Rouha, indicating greater housing pressure in the City. The study also finds that proximity to services may contribute to higher land values, although this relationship requires deeper statistical and spatial testing. The study concludes that a spatial and economic gap affects households’ ability to own or rent housing, and recommends planning and regulatory interventions—expanding urban plans, regulating the land market, and providing affordable housing finance—to alleviate price pressure and achieve spatial balance.