A B S T R A C T
This study examines the influence of housing patterns on residential satisfaction by comparing neighborhood satisfaction in apartment-based developments (Mehr Housing) with villa-type neighborhoods (Blocks 2 and 7). The research adopts a cross-sectional case study design and applies a descriptive-analytical approach to assess residential satisfaction. The study population comprises all households in Tohid Shahr, from which a sample of 316 households was selected. The results indicate that residential satisfaction levels in all three neighborhoods were above the average; however, notable differences were observed among them. Among the three cases, the Mehr Housing project exhibited the lowest level of residential satisfaction, while homeowners generally reported higher satisfaction than renters. In total, 21 distinct factors influencing residential satisfaction were identified. Specifically, 13 factors were extracted from 49 items in Block 2, 14 factors in Block 7, and 14 factors in the Mehr Housing neighborhood. These factors explained a substantial proportion of the variance in residential satisfaction, accounting for 71.54% in Block 2, 69.83% in Block 7, and 73.41% in Mehr Housing, with an average explanatory power of approximately 72%. Notably, social capital emerged as the most influential determinant of residential satisfaction across all neighborhoods. In Block 2, the most influential factors included social capital, sense of security, and place attachment. In Block 7, the primary determinants were social trust, housing quality, and social networks, whereas in the Mehr Housing neighborhood, social capital, place attachment, and environmental readability were most prominent. These leading factors explained approximately 28%, 25%, and 27% of the variance in residential satisfaction within their respective neighborhoods. Overall, residents living in lower-density neighborhoods with a higher proportion of villa units reported greater residential satisfaction than those residing in Mehr Housing apartment complexes. The study highlights the need for in-depth qualitative research to better understand and improve living conditions in existing neighborhoods.
Extended Abstract
Introduction
As urban populations continue to grow and cities expand spatially, understanding residential satisfaction and its underlying determinants has become increasingly important. Housing satisfaction plays a significant role in shaping residents’ well-being and overall quality of life, rendering scholarly investigation in this field essential, particularly in the context of global housing policies aimed at improving living conditions. Assessing the factors that influence housing satisfaction is therefore essential for evaluating the effectiveness of such housing policies.
In Iran, rapid urban population growth over the past five decades has prompted the implementation of various housing initiatives. One of the principal strategies has involved the development of new cities and towns in proximity to major metropolitan areas as a means of addressing housing shortages. The Mehr Housing Project, initiated in 2007, was designed to support low-income groups, with implementation plans extending through 2024. In addition, the National Housing Plan, introduced by the thirteenth government, aims to construct one million residential units annually, thereby facilitating housing provision for low-income urban populations.
In Sabzevar, urban development policies have resulted in the establishment of Towhid City, located approximately eight kilometers from the main urban area. Recent development projects, including a 21-hectare national housing site and the 495-unit Shahid Mohaddinia complex, are expected to contribute to population growth in the area. These developments highlight the necessity of assessing residential satisfaction among local inhabitants, which constitutes the central focus of the present study. Towhid City encompasses a range of housing typologies, including villa-type residences and apartment units within the Mehr Housing area. Understanding variations in residential satisfaction across these housing models is critical for informing future urban housing policies, particularly with respect to new residential developments, forthcoming project phases, and national housing initiatives. Accordingly, the study aims to:
· assess residential satisfaction in the Mehr Housing area, Block 2, and Block 7;
· identify the key factors influencing residential satisfaction;
· analyze differences in satisfaction levels across the selected neighborhoods.

Methodology
This applied, cross-sectional case study employs a descriptive-analytical approach to examine residential satisfaction. The study population includes all households in the Towhid area of Sabzevar, from which a sample of 316 households was selected. The research instrument consists of a questionnaire with 65 items, of which 16 capture respondents’ background variables and personal characteristics, and 49 address factors influencing residential satisfaction at the household level. These factors were identified through a review of relevant theoretical frameworks and existing empirical studies.
The empirical focus of the study is Towhid City, located in the city of Sabzevar. The land preparation plan for Towhid City comprises five distinct development projects: Phase One (219 hectares), Phase Two (100.7 hectares), Type 47 Salman (45.51 hectares), Sajjad City (90 hectares), and Mehr Housing (50 hectares). Although precise population statistics for Towhid City are not available, estimates derived from the 2011 and 2016 national censuses suggest a population of approximately 18,027. Population projections for 2024 indicate that Block 2 will accommodate approximately 3,227 residents, Block 7 around 3,539 residents, and the Mehr Housing area about 2,536 residents. Within Phase One, which consists of seven blocks, Blocks 1 and 2 exhibit lower land and housing values, whereas Blocks 5, 6, and 7 are characterized by higher values. The selection of these areas was influenced by variations in the social and economic backgrounds of residents, while also accounting for differences in housing form, specifically the presence of apartment-style units in the Mehr Housing area compared to villa-type units in the other blocks.

Results and Discussion
The assessment of residential satisfaction indicated that all three neighborhoods achieved scores above the average level; however, notable differences were observed among them. Among the three cases, the Mehr Housing project exhibited the lowest levels of residential satisfaction, along with the greatest degree of variability. Overall, homeowners reported higher levels of residential satisfaction than renters; additionally, in Block 7, married residents expressed greater satisfaction than single individuals. In contrast, single residents in the Mehr Housing area and Block 2 reported higher levels of satisfaction than their married counterparts.
The study employed exploratory factor analysis to identify the underlying factors influencing residential satisfaction across the three neighborhoods in Towhid City. In total, 21 distinct factors were identified; specifically, 13 factors were extracted from 49 items in Block 2, 14 factors in Block 7, and 14 factors in the Mehr Housing neighborhood. Collectively, these factors explained a substantial proportion of the variance in residential satisfaction, accounting for 71.54% in Block 2, 69.83% in Block 7, and 73.41% in the Mehr Housing area, with an average explanatory power of approximately 72%. Notably, social capital emerged as the most influential determinant of residential satisfaction across all neighborhoods. In Block 7, social capital was further differentiated into two components, namely social networks and social trust. In Block 2, the most influential factors included social capital, sense of security, and place attachment. In Block 7, the primary determinants were social trust, housing quality, and social networks, whereas in the Mehr Housing area, the dominant factors included social capital, place attachment, and environmental readability. These leading factors accounted for approximately 28%, 25%, and 27% of the variance in residential satisfaction within their respective neighborhoods.
The findings distinguish between subjective and objective determinants of residential satisfaction, indicating that subjective factors exert a stronger influence in Blocks 2 and 7. In contrast, the Mehr Housing neighborhood exhibits a greater reliance on objective determinants, with 39.60% of residential satisfaction attributed to objective factors, compared to 33.81% associated with subjective factors. Residents living in lower-density areas with a higher proportion of villa-type units reported higher levels of residential satisfaction than those residing in Mehr Housing apartment complexes. The relatively lower level of satisfaction in the Mehr Housing area is not solely attributable to higher residential density but is also influenced by the design quality and construction conditions of the apartment units.
These findings suggest that further research on different apartment typologies and their construction quality is necessary to gain a deeper understanding of how housing design influences residential satisfaction. As urban land and housing costs continue to increase, alongside the economic pressures experienced by many middle-class households, concerns are growing that the shift toward denser housing forms and apartment complexes will continue. This underscores the need for a more nuanced understanding of how such factors shape residential satisfaction, particularly as municipalities and housing developers increasingly prioritize high-density living environments.

Conclusion
This study examined how housing patterns influence residential satisfaction by comparing neighborhood satisfaction in apartment-based developments (Mehr Housing) with villa-type neighborhoods (Blocks 2 and 7). Although all neighborhoods recorded satisfaction levels above the midpoint, residents in the Mehr Housing area reported lower levels of residential satisfaction than those living in villa-type neighborhoods. The analysis identified 21 distinct factors influencing residential satisfaction; while several of these factors were common across neighborhoods, others varied according to local context. Social capital emerged as the most significant shared determinant of residential satisfaction across all neighborhoods. In villa-type neighborhoods, subjective factors exerted a stronger influence on residential satisfaction, whereas objective factors were more influential in the Mehr Housing area. The findings highlight the need for in-depth qualitative research to better understand and enhance living conditions in existing neighborhoods. Furthermore, the study recommends that future residential developments give greater consideration to social dimensions alongside physical attributes in order to foster more satisfactory living environments.

Funding
There is no funding support.

Authors’ Contribution
Seyed Hadi Hosseini (Introduction, data collection, data analysis, discussion and conclusion), Mohammad Salmani Moghadam (Introduction and data collection), Salman Tatar (Data collection).

Conflict of Interest
Authors declared no conflict of interest.

Acknowledgments
We are grateful to all the scientific consultants of this paper.