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

Author

Listed:
  • 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)

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.

Suggested Citation

  • Pilarczyk Aleksandra & Kondak Anna & Grzelka Kornelia & Wiejak-Roy Grażyna & Bieda Agnieszka, 2025. "Devil in the Details – Visual Perception of the Landscape Features by Potential Residential Buyers," Real Estate Management and Valuation, Sciendo, vol. 33(1), pages 85-103.
    • Handle: RePEc:vrs:remava:v:33:y:2025:i:1:p:85-103:n:1008
    DOI: 10.2478/remav-2025-0008
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    References listed on IDEAS

    as
    1. Potrawa, Tomasz & Tetereva, Anastasija, 2022. "How much is the view from the window worth? Machine learning-driven hedonic pricing model of the real estate market," Journal of Business Research, Elsevier, vol. 144(C), pages 50-65.
    2. Aaron Arndt & David M. Harrison & Mark A. Lane & Michael J. Seiler & Vicky L. Seiler, 2013. "Can Agents Influence Property Perceptions Through Their Appearance and Use of Pathos?," Housing Studies, Taylor & Francis Journals, vol. 28(8), pages 1105-1116, November.
    3. Lawrence L. Garber Jr. & Michael J. Dotson & Earl D. Honeycutt Jr., 2013. "The perceived visual similarity of realtors: an exploratory study," International Journal of Management Practice, Inderscience Enterprises Ltd, vol. 6(4), pages 320-337.
    4. Pachali, Max & Kurz, Peter & Otter, Thomas, 2023. "Omitted budget constraint bias and implications for competitive pricing," Other publications TiSEM 3a3eeaa6-6e7f-4a63-b800-0, Tilburg University, School of Economics and Management.
    Full references (including those not matched with items on IDEAS)

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    More about this item

    Keywords

    eye-tracker; housing; property price; visual pathways; window view;
    All these keywords.

    JEL classification:

    • O18 - Economic Development, Innovation, Technological Change, and Growth - - Economic Development - - - Urban, Rural, Regional, and Transportation Analysis; Housing; Infrastructure
    • R39 - Urban, Rural, Regional, Real Estate, and Transportation Economics - - Real Estate Markets, Spatial Production Analysis, and Firm Location - - - Other

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