Figure 1
Methodological process.
Source: Author.
Table 1
Means of different variables according to grouping for development permits.
| VARIABLE | CLUSTER 1 | CLUSTER 2 | CLUSTER 3 | CLUSTER 4 | CLUSTER 5 | CLUSTER 6 |
|---|---|---|---|---|---|---|
| Net residential density (apartments/ha) | 182.05 | 252.85 | 359.84 | 774.40 | 907.56 | 2023.83 |
| Built density (built m2/plot area m2) | 3.50 | 3.69 | 2.62 | 5.61 | 5.20 | 11.68 |
| Gross apartment area (apartments/built m2) | 242.52 | 163.41 | 76.72 | 76.71 | 66.31 | 61.35 |
| Height (floors) | 6.83 | 8.30 | 7.60 | 15.25 | 11.2 | 24.23 |
| Units (apartments) | 57.61 | 62.24 | 116.75 | 209.79 | 175.20 | 492.10 |
| Construction quality (1 = lowest to 5 = highest) | 3.72 | 3.87 | 2.87 | 3.32 | 3.40 | 3.13 |
| Installations (0 to 3) | 2.28 | 2.67 | 1.09 | 2.56 | 2.48 | 2.55 |
| Rooms (rooms/units) | 1.89 | 4.52 | 3.87 | 3.64 | 2.12 | 3.25 |
| Gross rooms area (built m2/rooms) | 157.46 | 36.74 | 20.18 | 21.52 | 30.16 | 19.32 |
| Rooms dummy (1 = permits with ≥ 3 rooms) per unit | 0.17 | 1.0 | 1.0 | 1.0 | 0.08 | 0.96 |
| Mixed-use dummy (1 = permits with mixed-use) | 1.0 | 0.02 | 0 | 0 | 0.12 | 0 |
| Observations | 18 | 282 | 173 | 357 | 25 | 97 |
[i] Source: Author based on National Institute of Statistics of Chile (INE) (n.d.) data.
Figure 2
Examples of buildings for the identified clusters.
Source: Google (2025).
Figure 3
Spatial distribution of the first principal component.
Source: Author based on National Institute of Statistics of Chile (INE) (n.d.) data.
Figure 4
Location of development permits with the grouping of six clusters.
Source: Author based on National Institute of Statistics of Chile (INE) (n.d.) data.
Table 2
Logistic models.
| VARIABLE | EXPLAINED VARIABLE: 1 = CLUSTER 6; 0 = OTHER CLUSTERS MODEL 5 | |||
|---|---|---|---|---|
| ESTIMATED | SE | PR(> |Z|) | VIF | |
| (Intercept) | 4.379 | 1.955 | 0.025 | |
| Distance to major public transport | –0.011 | 0.004 | 0.005 | 1.4 |
| Residential density | –0.016 | 0.009 | 0.065 | 1.8 |
| Built density | 0.162 | 0.092 | 0.078 | 2.0 |
| Land price | –0.073 | 0.058 | 0.209 | 1.4 |
| Socio-economic level | –0.006 | 0.003 | 0.045 | 2.1 |
| Residential Use Coefficient | –1.144 | 0.542 | 0.035 | 2.2 |
| Dummy to public transport | 0.307 | 0.314 | 0.328 | 1.2 |
| Dummy to motorways | 0.183 | 0.383 | 0.634 | 1.4 |
| Dummy of Conchalí | –16.670 | 4,586 | 0.997 | 1.0 |
| Dummy of El Bosque | –17.190 | 5,323 | 0.997 | 1.0 |
| Dummy of Estación Central | 2.809 | 0.590 | 0.000 | 3.0 |
| Dummy of Huechuraba | –16.310 | 4,128 | 0.997 | 1.0 |
| Dummy of Independencia | 2.127 | 0.609 | 0.000 | 2.0 |
| Dummy of La Cisterna | –1.877 | 1.138 | 0.099 | 1.2 |
| Dummy of La Florida | –0.382 | 0.902 | 0.672 | 1.5 |
| Dummy of La Granja | –16.010 | 7,604 | 0.998 | 1.0 |
| Dummy of La Pintana | –17.670 | 10,750 | 0.999 | 1.0 |
| Dummy of La Reina | –16.350 | 4,283 | 0.997 | 1.0 |
| Dummy of Las Condes | –15.060 | 1,240 | 0.990 | 1.0 |
| Dummy of Lo Barnechea | –16.000 | 3,713 | 0.997 | 1.0 |
| Dummy of Lo Prado | –17.640 | 10,750 | 0.999 | 1.0 |
| Dummy of Macul | –1.089 | 1.112 | 0.328 | 1.2 |
| Dummy of Maipú | –15.560 | 7,532 | 0.998 | 1.0 |
| Dummy of Ñuñoa | –0.225 | 0.576 | 0.696 | 1.8 |
| Dummy of Peñalolén | –15.700 | 3,277 | 0.996 | 1.0 |
| Dummy of Providencia | –15.320 | 1,168 | 0.990 | 1.0 |
| Dummy of Pudahuel | –15.980 | 4,134 | 0.997 | 1.0 |
| Dummy of Quilicura | –16.040 | 10,750 | 0.999 | 1.0 |
| Dummy of Quinta Normal | –0.331 | 0.702 | 0.637 | 1.7 |
| Dummy of Recoleta | –16.690 | 4,678 | 0.997 | 1.0 |
| Dummy of Renca | –16.100 | 3,343 | 0.996 | 1.0 |
| Dummy of San Joaquín | –16.710 | 3,481 | 0.996 | 1.0 |
| Dummy of San Miguel | –1.241 | 0.733 | 0.091 | 1.4 |
| Dummy of Vitacura | –14.990 | 1,552 | 0.992 | 1.0 |
| Dummy of Puente Alto | –14.770 | 10,750 | 0.999 | 1.0 |
| Observations | 892 | |||
| Prob > chi2 | 0.000 | |||
| Pseudo R2 (McFadden) | 0.454 | |||
[i] Note: SE = standard error; VIF = variance inflation factor.
Source: Author based on National Institute of Statistics of Chile (INE) (n.d.) data.
Table 3
Ordered logistic models.
| VARIABLE | MODEL 4 | ||
|---|---|---|---|
| ESTIMATED | SE | PR(> |Z|) | |
| Distance to major public transport | –0.0005 | 0.0008 | 0.5720 |
| Residential density | –0.0018 | 0.0040 | 0.6490 |
| Built density | 0.1948 | 0.0897 | 0.0080 |
| Land price | –0.0227 | 0.0086 | 0.0100 |
| Socio-economic level | –0.0047 | 0.0014 | 0.0010 |
| Residential Use Coefficient | –1.3964 | 0.0609 | 0.0000 |
| Dummy to public transport | 0.5079 | 0.2792 | 0.0030 |
| Dummy to motorways | –0.4553 | 0.1257 | 0.0220 |
| Dummy of Conchalí | –1.4346 | 0.1912 | 0.0740 |
| Dummy of El Bosque | –1.5341 | 0.1845 | 0.0730 |
| Dummy of Estación Central | 2.4648 | 4.8061 | 0.0000 |
| Dummy of Huechuraba | –1.5383 | 0.3012 | 0.2730 |
| Dummy of Independencia | 1.5015 | 2.1145 | 0.0010 |
| Dummy of La Cisterna | –0.2701 | 0.3046 | 0.4990 |
| Dummy of La Florida | –0.2929 | 0.3016 | 0.4690 |
| Dummy of La Granja | 0.3201 | 1.9454 | 0.8210 |
| Dummy of La Pintana | –1.6635 | 0.2982 | 0.2900 |
| Dummy of La Reina | –2.3484 | 0.1073 | 0.0370 |
| Dummy of Las Condes | –2.8128 | 0.0285 | 0.0000 |
| Dummy of Lo Barnechea | –2.4609 | 0.0824 | 0.0110 |
| Dummy of Lo Prado | –2.6583 | 0.1090 | 0.0880 |
| Dummy of Macul | 0.0492 | 0.4591 | 0.9100 |
| Dummy of Maipú | –0.7057 | 0.7077 | 0.6220 |
| Dummy of Ñuñoa | –1.2648 | 0.0952 | 0.0000 |
| Dummy of Peñalolén | –3.5770 | 0.0402 | 0.0130 |
| Dummy of Providencia | –3.7542 | 0.0111 | 0.0000 |
| Dummy of Pudahuel | –1.5841 | 0.1683 | 0.0540 |
| Dummy of Quilicura | –1.1190 | 0.5066 | 0.4710 |
| Dummy of Quinta Normal | –0.0711 | 0.4621 | 0.8860 |
| Dummy of Recoleta | –2.5438 | 0.0660 | 0.0020 |
| Dummy of Renca | –0.9277 | 0.2846 | 0.1970 |
| Dummy of San Joaquín | –0.9427 | 0.2555 | 0.1510 |
| Dummy of San Miguel | 0.1127 | 0.3737 | 0.7360 |
| Dummy of Vitacura | –3.8207 | 0.0136 | 0.0000 |
| Dummy of Puente Alto | –0.8260 | 0.6798 | 0.5950 |
| Threshold 1 | –10.9381 | 0.9818 | |
| Threshold 2 | –5.8216 | 0.9057 | |
| Threshold 3 | –4.4072 | 0.8953 | |
| Threshold 4 | –1.2126 | 0.8778 | |
| Threshold 5 | –0.9052 | 0.8782 | |
| Observations | 892 | ||
| LR chi2(43) | 749.09 | ||
| Prob > chi2 | 0.0000 | ||
| Pseudo R2 | 0.2973 | ||
| Log-likelihood | –885.23 | ||
[i] Note: SE = standard error.
Source: Author based on National Institute of Statistics of Chile (INE) (n.d.) data.