Formulation of a Housing Utility Scoring Index (HUSI) and its Empirical Validation: A Pilot Study in Kolkata, India

Purpose: This study develops and validates the Housing Utility Scoring Index (HUSI), a composite framework designed to measure housing utility at the project level. Unlike existing indices that focus narrowly on affordability, price, or sustainability, HUSI integrates multiple dimensions—affordability, accessibility, environmental quality, design, and user satisfaction—into a single standardized score. The research examines whether HUSI scores are predictive of market acceptance, measured by unsold housing inventory. Method: A pilot study was conducted in ten privately developed housing complexes across the Kolkata Metropolitan Area, drawing on survey data from 60 respondents. Weighted satisfaction scores (using Stillwell’s Rank Sum method and Cummin’s % Scale Maximum) across five levels of housing attributes (building, housing complex, neighborhood, city, and miscellaneous) were aggregated to compute project-level HUSI values. These were statistically tested against unsold inventory percentages using Pearson’s correlation. Findings: Results indicate a strong, statistically significant negative correlation (r = –0.803, p < 0.01) between HUSI scores and unsold inventory. Projects with higher utility scores consistently demonstrated lower unsold stock, supporting the validity of HUSI as a market-relevant metric. Original contribution: HUSI offers a novel, multidimensional, and empirically validated index that links buyer satisfaction with housing market performance. It provides a replicable decision-support tool for developers, policymakers, and researchers seeking to align housing provision with consumer preferences.