MAPPING HOUSING AFFORDABILITY STRESS AND RESIDENTIAL DISPLACEMENT IN CALABAR METROPOLIS, NIGERIA: A GIS-BASED ASSESSMENT OF MIGRATION FLOWS TO LOW-COST PERI-URBAN SETTLEMENTS

This study examined housing affordability stress and residential displacement in Calabar Metropolis, Nigeria, with emphasis on the role of house agents in rental inflation and the spatial movement of residents to low-cost peri-urban settlements. An integrated descriptive survey and GIS-based spatial analytical design was adopted. Data were obtained from 1,650 respondents through structured questionnaires, field observation, GPS-based spatial tracking and housing records. Descriptive statistics, hotspot analysis, kernel density estimation and origin-destination flow mapping were used for analysis. Findings showed marked spatial variation in rental costs, with Etta Agbor, Marian, Goldie and Calabar South recording the strongest housing pressure. House agents exerted strong influence on rent inflation through agency fees, artificial rent increases, weak rent regulation and limited tenant negotiation power. Relocation flows were strongest from Marian to Ikot Nakanda, Etta Agbor to Ikot Esu and Calabar South to Ikot Edem Odo. The study concludes that unregulated rental intermediation is intensifying affordability stress, displacement and peri-urban infrastructure pressure, requiring stronger rent governance and inclusive spatial planning.