Devil in the Details – Visual Perception of the Landscape Features by Potential Residential Buyers

Pilarczyk Aleksandra (), Kondak Anna (), Grzelka Kornelia (), Wiejak-Roy Grażyna () and Bieda Agnieszka ()
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Pilarczyk Aleksandra: Quasar Inc S.A.; Brukowa 4A, 05-092 Warszawa, Poland
Kondak Anna: AGH University of Krakow, Faculty of Management, Department of Enterprise Management, 30 Mickiewicza Av., 30-059 Krakow, Poland
Grzelka Kornelia: AGH University of Krakow, Faculty of Geo-Data Science, Geodesy, and Environmental Engineering, Department of Photogrammetry, Remote Sensing of Environment and Spatial Engineering; 30 Mickiewicza Av., 30-059 Krakow, Poland
Wiejak-Roy Grażyna: University of the West of England, Centre for Advanced Built Environment Research, School of Architecture and Environment, Coldharbour Ln, Stoke Gifford, Bristol BS16 1QY, United Kingdom
Bieda Agnieszka: AGH University of Krakow, Faculty of Geo-Data Science, Geodesy, and Environmental Engineering, Department of Photogrammetry, Remote Sensing of Environment and Spatial Engineering; 30 Mickiewicza Av., 30-059 Krakow, Poland

Real Estate Management and Valuation, 2025, vol. 33, issue 1, 85-103

Abstract: It has long been established that people attach value to window views. However, the challenge in real estate market analyses is to capture what landscape features an attractive view contains and thus how they affect the worth (individual valuation) of the real estate. Real estate research predominantly uses questionnaires to analyze the perception of the landscape. This research assesses the possibilities of using eye-tracking as an objective tool for the assessment of the visual perception of the landscape. The research aim was achieved by comparing the results of subjective surveys with a qualitative analysis of the records of gaze patterns of participants observing on-screen photos of window views. All analyses concerned the urban landscape. Surveys show that natural areas are the most attractive for potential residential buyers, while the most undesirable are industrial window views. Participants of the eye-tracking study focused their attention on details such as distinctive buildings, construction machinery, road signs and traffic lights, advertisements, graffiti, murals, street lamps and electrical boxes. These undesirable details can obscure the entirety of even the most aesthetically pleasing landscape. Thus, the results of this study are expected to inform those involved in urban design to minimize the impact of such obstructions.

Keywords: eye-tracker; housing; property price; visual pathways; window view (search for similar items in EconPapers)
JEL-codes: O18 R39 (search for similar items in EconPapers)
Date: 2025
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Persistent link: https://EconPapers.repec.org/RePEc:vrs:remava:v:33:y:2025:i:1:p:85-103:n:1008

DOI: 10.2478/remav-2025-0008

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