Spatial Analysis of Economic and Transit-Driven Land Value in a District-Level City in Thailand: A Case Study of Ban Pong Municipality, Ratchaburi, Thailand
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Abstract
Despite extensive Transit-Oriented Development (TOD) research in major metropolitan areas, critical knowledge gaps persist regarding how rail infrastructure impacts vary spatially across different land value segments in non-metropolitan district-level urban centers. This gap severely constrains the formulation of evidence-based policies for optimizing rail infrastructure investments and managing transit-induced spatial transformation in emerging urban contexts. Our study investigated the spatially heterogeneous impacts of heavy rail infrastructure on land values across property types and value segments in Ban Pong Municipality, Ratchaburi Province, Thailand, while examining spatial spillover effects to inform context-appropriate TOD strategies for district-level urban centers. Applying Hedonic Pricing Model (HPM) and TOD principles, this research employed Spatial Lag Quantile Regression (SLQR) to analyze 6,506 land parcels consisting of commercial (1,727), residential (3,705), and vacant (1,074) properties. It examined accessibility impacts across low-value <77.06 USD/sq.m. (<2,500 THB/sq.m.), mid-value 77.06-154.11 USD/sq.m. (2,500-5,000 THB/sq.m.), and high-value >154.11 USD/sq.m. (>5,000 THB/sq.m.) quantiles to capture market heterogeneity. The findings revealed pronounced quantile-specific variations in rail accessibility capitalization. Low- and mid-value segments demonstrated significant favorable premiums for proximity to rail stations, access to the Central Business District, and arterial road connectivity. Commercial and vacant parcels exhibited the strongest responsiveness, supporting bid-rent and agglomeration theories. Conversely, high-value residential properties exhibited weak or adverse transit proximity effects, indicating a preference for low-density, amenity-rich environments. Spatial lag coefficients remained consistently significant, confirming substantial neighborhood spillovers across all models. Results indicated the necessity for differentiated TOD implementation strategies: intensive development targeting in low-to-mid value zones where transit premiums were strongest, coupled with inclusionary zoning and anti-gentrification measures, while maintaining environmental quality in high-value areas. This research advances TOD theory by demonstrating systematic spatial heterogeneity in district-level urban contexts through the SLQR application, offering evidence-based guidance for sustainable urban transformation in non-metropolitan district-level cities in Thailand.
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