Effects of Hang Da market redevelopment in Hanoi city center viewed
from consumers’ shop-around behaviors
Graduate school of economics, Fukuoka University
FQBIC; Faculty of economics at Fukuoka University
FQBIC
Faculty of economics at Fukuoka University
Faculty of economics at Fukuoka University

Tran Ngoc Huy
Saburo Saito
Masakuni Iwami
Yasufumi Igarashi
Masakuni Kakoi

1. Introduction
As seen in big Asian cities, Hanoi also shows a typical image of its city center commercial district(CCCD) as lively scenes of daily hustle and bustle at big traditional markets such as Dong Xuan, Hang Be
and Hang Da markets. But these traditional markets have been facing with various serious problems such as
poor infrastructure system, which have created much inconvenience to customers for traveling, shopping,parking and so on. On the other hand, a number of new modern commercial facilities have been built at
suburban areas or the areas neighboring to CCCD of Hanoi, for example, Vincom City Tower, Luxury Mall,
Parkson Viet Tower, and Keangnam Complex to name a few.
Emergence of these new shopping complexes would reduce the attractiveness of the CCCD of Hanoi andmay lead to its decline. Therefore, the People’s Committee of Hanoi (PCH) has been trying to make a plan toimplement projects to improve the city center retail environment (CCRE) of Hanoi. Purposes of theseprojects are to improve CCCD, to attract more consumers to the area, and to increase the effectiveness of the
traditional markets. The redevelopment and modernization of the system of traditional markets is thought ofas a first step towards this end. The first traditional market to be redeveloped in the CCCD is Hang Da
market. The new Hang Da market was opened in October, 2010. To follow this redevelopment, theredevelopments of Dong Xuan and Hang Be markets have been scheduled as the next step.
By modernizing the current traditional market system, these redeveloped traditional markets are expected
to keep the course of sustainable growth. While the spatial structure of CCRE is critical for assessing
sustainability of these projects, little effort has been made to evaluate this matter. In order to achievesustainable redevelopment, the redevelopment plan should be made based on cautious consideration of whatkind and what size of facilities should be located in what places. These issues heavily depend on theevaluation of spatial structure of CCRE, particularly, on the consumer’s shop-around movements within the
CCCD. From this perspective, promising methods based on analyzing the information recorded fromconsumers’ shop-around behaviors at CCCDs have been constructed by Fukuoka University of Quantitative
Behavioral Informatics for City and Space (FQBIC). These methods estimate and forecast the economic
effects of urban redevelopment projects by analyzing how they would change consumer shop-aroundbehaviors which, in turn, would affect turnovers of retail facilities (Cf. [1], [2], [4], [8], [10], [14]).
In this paper, we try to evaluate the effects of Hang Da market redevelopment from the viewpoint ofconsumer shop-around behaviors. Our study estimates changes in consumer shop-around movements within
the CCCD of Hanoi between two points of time, before and after redevelopment of the Hang Da market. For
the purpose, in January, 2011, the second on-site survey on consumers’ shop-around behaviors in the CCCD
of Hanoi was conducted. Apart from the usual questionnaire items concerning the activities of respondents’shop-around behaviors, which are the same as those of the first survey in 2004, the questionnaire items in2011 contain questions asking respondents about the changes of their shopping behaviors such as shopping
frequency and expenditure per purchase after redevelopment of Hang Da market.
From analyzing these micro behavioral changes in consumer shopping behaviors, we estimate how theredevelopment of Hang Da Market has the influence on the aggregate changes of consumer shop-aroundbehaviors.

2. On the consistent OD estimation for the on-site person trip survey
Saito, Nakashima, and Kakoi (2000) first indicated that the choice-based bias necessarily occurs if on-site
trip chain data from different sampling points are pooled to be used to estimate shop-around movements
among shopping sites. Saito, Nakashima, Kakoi (2001) first have shown the existence of a consistentestimation method to estimate the probability distribution over the shop-around routes. The method isformulated as equation (2.1).
presenterFukuoka University of Quantitative Information for City and Space Economy
1



~


   t (rv, s) 1 f c (st vt) f c (vt )v0 sS tTlS (rt ) H ( s ) f (v s )c

f c (r ) 

c

t

t


~

     (rv, s)crR v 0 sS tT

t

(2.1)

t

1 f c ( st vt ) f c (vt )lS (rt ) H ( s ) f (v s )
t

c

t

t

R denotes the set of all shop-around routes (i.e., trip-chains or paths) and each route is represented by rR.
The route r R is represented as a sequence of the nodes such like r=h132h, which is also represented as alist: {(h, 1, 3, 2, h}. S is the set of sampling points and each sampling point is represented by sS, which also
denotes a random variable (rv) to express the choice of s. Each sample was denoted by t. T denotes the set of
all samples. v is a rv that represents the frequency of visits to CCCD. lS(rt) is the length of route of sample t,which is defined as lS (rt ) | rt  S | . H(s) is the proportion of the number of samples from sampling point s to
the total number of all samples. The random variable  tc (rv, s) is defined as follows: tc (rv, s) r r, v v, s  s 10 ifotherwisettt

The function f (r, v, s) denotes the joint density of random variables, r, v, s. As to the details of the method,
readers are referred to the references of [3], [5], and [12].

3. Methodology and survey data
3.1 Methodology
We wish to estimate changes of actual numbers ofNote:consumer shop-around movements within the CCCD of
9
Hanoi by using the above consistent estimation method.
3
According to equation (2.1), the probability
10
distribution over all shop-around routes depends on the13
11
following characteristics of shop-around behavior of
512each consumer: (i) frequency of visit to CCCD; (ii)5frequency of visit at different sampling points; (iii)number of stops at sampling points in each consumer’s
16
4
14
shopping route; (iv) proportion of samples from each17
6sampling point.
18
15
8
As mentioned, in the survey in 2011, we have asked
21
19
retrospectively the respondents about the changes of20
their shopping behaviors after the redevelopment ofHang Da Market. More specifically speaking, we
1
obtained above two kinds of frequency data for each
respondent retrospectively at two points of time. That is
24
22
to say, (i) the frequency of visit at CCCD and (ii) that at
7
sampling points are obtained at two points of time, i.e.,
23 2
before and after the redevelopment.
25
Based on the survey in 2011, we apply the consistentestimation method to shop-around routes obtained fromthe survey 2011 while using two different data of visit
Figure 3.1 Map of shopping nodes in the CCCD of Hanoi
frequency obtained retrospectively at two points of time,i.e., before and after the redevelopment. Thus we get two kinds of density estimations that correspond to twopoints of time, i.e., present and before the redevelopment.
To expand the density to obtain the actual numbers of shop-around movements, we need actual numbersof visitors at least for one sampling point. To do this, we use data of people counting surveys conducted in
April of 2010 at Trangtien Plaza and in August of 2010 at Dong Xuan market area as already reported in [7].
We just use the data from Dong Xuan market area for the density expansion. Note that these two counting
surveys are carried out before the new Hang Da market opened.
In this way, while using two different frequency data at two points of time, applying them to one
shop-around route of 2011 to derive two density estimates, and expanding them by the actual number ofvisitors at Dong Xuan market area, we obtain two estimates of total in-migrants to CCCD of Hanoi that
Shopping place

Shopping street

Sampling points

Code

Shopping node1

Intimex Superma rket

2

Tra ng Ti en Pl a za

3

Dong Xua n Ma rket

Code

4

Ha ng Be Ma rket

15

Ha ng Di eu s treet

5

Ha ng Da o- Nga ng-Buom s treets

16

Ha ng Ga i s treet

6

Ha m ca ma p Bui di ng

17

Ca uGo Street

7

Tra ng tien book s hops

18

Ha ng Da u Street

8

Ha ng Da Ma rket

19

Ha ng Trong s treet

9

Ha ng Khoa i Street

20

Le Tha i To s treet

10

Ca u Dong Ma rket

21

Hoa n Ki em La ke a rea

11

Ha ng Ma s treet

22

Tra ng Ti en s hops

12

La n Ong Street

23

Ha ng Ba i s treet

13

Ha ng Duong s treet

24

Di nh Le s treet

14

Di nh Liet s treet

25

Ha ng Ba i Superma rket

Shopping node2

correspond respectively to before and after the redevelopment of Hang Da Market. We regard the difference
between these two estimates as the effect of the Hang Da Market redevelopment.
As for the definition of shopping nodes, each shopping street is defined as a shopping node. The shoppingbuilding or places also are defined as shopping nodes. As a result, we defined 25 shopping nodes as depicted
in Figure 3.1.
3.2 Outline of the second on-site survey on consumer shop-around behaviors in Hanoi
The second survey on consumer’s shop-around behaviors was carried out at the CCCD of Hanoi in
January, 2011. It was conducted according to joint research agreement between FQBIC and Institute ofTransport Planning and Management (ITPM) of University of Communication and Transport of Vietnam.
The survey is a fifteen-minute interview survey asking respondents about their shop-around activities on thatday. The respondents are chosen at random from visitors at CCCD of Hanoi.
Table 3.1 Outline of the on-site survey of consumers’ shop around behaviors at Hanoi CCCD in 2011
Name of survey

On side survey on consumer’s shop around behaviors at Hanoi CCCD

Date survey

On Saturday (2011.01.22) and Sunday ( 2011.01.23)

Survey time

10:00-18:00

Sampling points

7 points (see Figure 3.1)
INTIMEX Supermarket; Trangtien Plaza; Inner Dong Xuan market; Hang Be market; Hang Buom-Hang
Duong Streets; Bookshops on Trang Tien Street; Hang Da market.

No. of samples

600 samples

Survey method

1. Samples drawn randomly from visitors at Hanoi CCCD
2. Interview respondents with questionnaire for 15 to 20 minutes

Mainquestionnaire items

1. Personal profile (Resident; Age; gender; occupation…)
2. Places visited, purposes done there, and expenditure there
3. Frequency of visits to Hanoi CCCD and sampling points
4. Average expenditure at Hanoi CCCD and sampling points
5. Frequency of visits to Hanoi CCCD and sampling points before redeveloping Hang Da market
6. Average expenditure at Hanoi CCCD and sampling points before redeveloping Hang Da market

Table 3.2 Numbers of samples obtained from sampling points

The main questionnaire items, which are the
The number
No
Sampling points (S)Percentof samples
1
Intimex Supermarket
60
10.0
same as the first survey in 2004, are items to record
2
100
16.7
Trang Tien Plaza
the shop-around history of respondents, that is, the
3
100
16.7
Inner Dong Xuan market
sequence of triples composed of place visited,
4
80
13.3
Hang Be market
purpose done there, and expense spent there. Beside
5
100
16.7
Hang Ngang- Dao-Buom Streets
6
these items, the question items are included that ask
60
10.0
Trang Tien Bookshops
7
100
16.7
Hang Da Market
the respondents about the changes of their shopping
Total
600
100.00
behaviors. We asked the respondent retrospectively
about frequency of visit at CCCD and sampling points and about expenditure at shopping sites at two pointsof time, before and after the redevelopment of Hang Da market. Outline of the survey is shown in Table 3.1.
The seven sampling points are listed in Table 3.2.
The result of the analysis of frequency of visit at
CCCD at two points of time shows that only 23 % (138)of the respondents changed their frequency of visit at
CCCD of Hanoi after the redevelopment of Hang Da
Market. The average frequency of visit at CCCD of
Hanoi at present is 6.17 times per month. The averagefrequency of visit at CCCD of Hanoi before theredevelopment of Hang Da Market is 5.91 times permonth. For the reference, the average frequency of visit
obtained in 2004 survey was 4.67 times per month.
Figure 3.2 Comparison of frequency of visit to shopping sites
Figure 3.2 gives a comparison of frequency of visit
between two points of time. From Figure 3.2, there seems to be not much difference in frequency of visit at
most of shopping sites between before and after the redevelopment except Hang Da Market. After theredevelopment, the average frequency of visit to Hang Da Market is 2.2 times higher than before.
7.0

Frequency of visit (times/month)

6.0
5.0
4.0
3.0

After

2.0

Before1.0
0.0

4. Estimating actual numbers of consumer shop-around movements within CCCD of Hanoi
Following the same method as Saito S. and Huy T. (2010) done in[7], we estimate the actual numbers ofshop-around movements among the nodes within CCCD of Hanoi. Here we expanded the OD density matrix
with the counted number of visitors at Dong Xuan Market area, which is equal to 12,940 visitors per day.
3

The estimated results for two cases are shown in Table 4.1. The table indicates that we can distinguishentry visits, shop-around visits, and sojourn visits. In other word, we can distinguish how many consumers
visit shopping nodes from their home (entry-visits), how many consumers visit shopping nodes from othershopping nodes (shop-around visits), and how many consumers stay at the same shopping node between two
consecutive stops among their shop-around route (sojourn visits). As a reference, Table 4.1 also gives theresult using shop-around routes obtained from 2004 survey and the actual number of visitors at Dong Xuan
Market area in August of 2010, (Cf [7]).
Table 4.1 Summary of the estimated numbers of consumers’ entry visits and shop-around visits
After redeveloping Hang Da Market(After October, 2010)
Code

Shopping Nodes

Befor redeveloping Hang Da Market(before April, 2009)

Entry
visit

Shop-around visit(B=b1+b2)

Total

Entry
visit

Shop-around visit(B'=b'1+b'2)(A)

Aroundvisit(b1)

Sojourn
visit
(b2)

C=A+B

(A')

Aroundvisit(b'1)

Estimated results in 2004

Total

Entry
visit

Shop-around visit(B''=b''1+b''2)

Sojourn
visit
(b'2)

C'=A'+B'(A'')

Aroundvisit(b''1)

Total

Sojourn
visit
C''=A''+B''(b''2)

1

Intimex Supermarket

9,186

10,08918,02237,297

8,826

9,876

17,28535,987

10,3852,359

14,541

27,284

2

Trang Tien Plaza

4,504

3,075

8,520

16,099

5,103

3,107

8,414

16,625

4,710

2,127

6,186

13,023

3

Dong Xuan M arket

5,371

7,569

15,37628,316

5,415

7,525

15,56228,502

4,501

8,439

12,85525,795

4Hang Be M arket

6,907

9,652

13,122

29,681

6,716

8,789

12,43627,941

9,014

8,850

24,48642,3505

Hang Dao- Ngang-Buom street

23,44013,137

27,066

63,64322,894

13,29826,915

63,10727,437

1,799

56,49285,728

6

Ham ca map Buiding

5,090

8,884

1,203

15,176

6,589

8,398

2,285

17,272

2,473

3,482

3,342

9,297

7

Trang tien book shop

6,099

13,315

5,667

25,081

6,586

11,347

7,150

25,082

10,622

6,286

12,26429,172

8Hang Da Market

9,831

6,785

7,188

23,804

4,066

5,245

3,406

12,717

2,136

230

0

2,367

9

Hang Khoai Street

2,217

4,321

83

6,622

2,286

3,783

81

6,150

1,094

2,640

0

3,734

10

Cau Dong M arket

1,553

6,014

503

8,070

1,272

5,463

455

7,189

2,382

5,263

1,603

9,247

11

Hang M a street

91

3,345

0

3,436

60

2,514

0

2,574

71

0

0

71

12

Lan Ong Street

78

380

34

492

127

167

30

324

65

27

0

92

13

Hang Duong street

1,117

3,597

416

5,130

1,350

4,658

390

6,398

3,952

35

633

4,620

14

Hang Dieu street

783

2,401

0

3,184

317

900

0

1,217

91

0

0

91

15

Hang Gai street

351

3,409

915

4,675

168

1,260

451

1,878

563

90

0

653

16

Dinh Liet street

1,369

66

0

1,436

1,272

35

0

1,307

447

436

0

882

17

CauGo Street

1,048

3,307

198

4,554

918

2,648

140

3,706

6,883

6,709

3,401

16,99318

Hang Dau Street

19

2,852

0

2,871

15

3,569

0

3,584

1,304

2,450

0

3,753

19

Hang Trong street

206

1,369

0

1,575

105

787

0

892

591

0

0

591

20

Le Thai To street

2,397

4,554

0

6,951

1,715

3,512

0

5,227

1,290

141

234

1,665

21

Hoan Kiem Lake area

8,499

23,473

4,100

36,073

7,638

19,6394,835

32,112

1,356

7,714

72

9,141

22

Trang Tien shops

3,527

8,448

3,151

15,126

2,043

7,665

1,737

11,446

650

6,152

817

7,619

23

Hang Bai street

301

0

0

301

146

0

0

146

418

522

0

941

24

Dinh Le street

4,137

1,545

5,687

11,369

3,905

1,224

4,432

9,560

1,421

4,427

385

6,232

25

Hang Bai Supermarket

2,351

1,919

2,140

6,411

1,653

1,804

1,120

4,577

1,584

1,351

0

2,935

Total

100,473

143,506

113,392 357,371

91,186

127,212

107,121

325,519

95,44071,527

137,310304,277

5. Effects of Hang Da market redevelopment viewed from consumer shop-around behaviors
5.1 Hang Da market redevelopment project
The old Hang Da market is a traditional indoor market. It is one of the three big traditional markets in the
CCCD of Hanoi. Hang Da market was built in 1989 with shopping floor area of 3,716sqm, consisting of two
main stories of wares. Before its reconstruction, the market is business place of 528 small retail shops andthree state-owned enterprises. The merchandise includes food, wine, flower and clothing and other daily
goods. The market is thus so popular to the locals. However, after a long time of use, infrastructure of theHang Da market is mostly out of date and does not meet consumers’ shopping demands as well as
environment and fire safety requirements. These matters badly affect business of retailers in Hang Da Market
as well as attraction of Hanoi CCCD to consumers. In order to solve this problem, the PCH decided to carryout the Hang Da Market redevelopment project on October 3, 2007.
The construction of new Hang Da Market started in April, 2009 and completed in October, 2010. New
Hang Da Market is a 5-storey building and two basements with 17,530sqm total shopping floor area,
comprising approximately 10,000sqm of modern retail space and 7,530sqm for a traditional market. The
unique structure of the complex makes it distinguishable from other shopping sites. New Hang Da Market is
expected to become an attractive shopping place not only for local consumers but also international tourists.
5.2 Effects of Hang Da market redevelopment viewed from consumer shop –around behaviors
The new Hang Da market increases not only the quality of shopping environment but also the shopping
floor area. Its shop floor area becomes more than 4.5 times larger than the previous one.

4

From Table 4.1, we can evaluate the effects of Hang Da Market redevelopment from the changes ofconsumer shop-around movements within CCCD of Hanoi. From the table, we see that the net increase of
in-migrants to CCCD, i.e., entry visits, is about 9,300 persons per day. This net increase of entry visits leads
to the increase of total visits of about 25,600 persons per day due to their shop-around behaviors.
We summarize the result of comparisons in Table 5.1. It should be noted that the effects of the Hang Da
Market redevelopment on shopping nodes near Hang Da market vary node by node. For instance, as for Hang
Gai Street, Hang Dieu Street, Hang Trong and Lan Ong streets, the numbers of visits at these shopping nodes
have increased by over 40%. The numbers of visits at most of shopping nodes have increased. But there are
four shopping nodes that decrease the numbers of visits. They are Hang Duong Street, Ham Ca Map buiding,
Hang Dau Street and Trang Tien plaza. The decreases of Hang Dau and Hang Duong Street are over 20%.
Now look at Table 5.1 to compare consumer shop-around movements between 2004 and 2011. From C2
in Table 5.1 we see that the increase of the number of visits at CCCD from 2004 to 2011 becomes 77,012
persons per day. Note that beside the Hang Da Market redevelopment, there have been many other changes in
CCCD such as developments of public transport system and openings of new shopping sites at suburban
areas during 2004 to 2011. However, if we compare the above C2 with C1, the increase of the number ofvisits at CCCD which is regarded as caused by the Hang Da Market redevelopment, C1 becomes 25,581
persons per day that accounts for 33% of C2, 77,012 persons per day, the total changes of the number ofvisits from 2004 to 2011. Thus the change caused by the redevelopment of Hang Da Market may be thoughtof as a significant event having a relatively large impact on the total change of CCCD of Hanoi.
Table 5.1 The changes of numbers of visitors at shopping sites in CCCD of Hanoi
Changes of numbers of visits to shopping
nodes after Hang Da redeveloping
Code

1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25

Shopping Nodes

Intimex Supermarket
Trang Tien Plaza
Dong Xuan M arket
Hang Be M arket
Hang Dao- Ngang-Buom street
Ham ca map Buiding
Trang tien book shop
Hang Da Market
Hang Khoai Street
Cau Dong M arket
Hang M a street
Lan Ong Street
Hang Duong street
Hang Dieu street
Hang Gai street
Dinh Liet street
CauGo Street
Hang Dau Street
Hang Trong street
Le Thai To street
Hoan Kiem Lake area
Trang Tien shops
Hang Bai street
Dinh Le street
Hang Bai Supermarket
Total

Changes of numbers of visits to shopping
nodes during the preriod from 2004 to 2011

Entry visit

Shop-aroundvisit

T otalEntry visit

Shop-aroundvisit

T otalA1= A-A'

b1= b1-b1'

C1=A1+  b1

A2= A-A''

b2= b1-b1''

C2=A2+  b2

360
-599
-44
191
546
-1,499
-487
5,765
-69
281
31
-49
-234
467
183
97
130
4
101
682
862
1,483
155
232
698
9,287

213
-33
44
864
-161
486
1,968
1,541
539
552
831
213
-1,060
1,500
2,149
31
659
-717
582
1,042
3,834
783
0
321
115
16,294

572
-632
0
1,054
385
-1,013
1,481
7,305
470
833
861
163
-1,294
1,967
2,332
128
789
-712
683
1,724
4,695
2,266
155
553
813
25,581-1,199-206
870-2,107-3,9972,616-4,522
7,695
1,123
-829
19
13
-2,836692-212
923-5,835-1,285
-385
1,107
7,144
2,877
-117
2,716
767
5,033

7,730
948
-870
802
11,338
5,402
7,029
6,555
1,681
752
3,345
353
3,562
2,401
3,319
-370
-3,401
403
1,369
4,413
15,7592,296-522-2,882568
71,9796,531
742
0-1,305
7,342
8,019
2,506
14,250
2,804
-77
3,364
365
726
3,093
3,107
553
-9,236
-882
984
5,520
22,903
5,173
-639
-166
1,335
77,012

6. Conclusion
Based on the micro behavior changes in consumer shopping behaviors, we try to assess the aggregate
effects of Hang Da market redevelopment by employing the consistent OD estimation method to estimate
shop-around patterns due to Saito, Nakashima, and Kakoi (2001, 2003).
The results of this research show that Hang Da redevelopment project have the positive effects on
consumers’ shop-around movements. It leads to a significant increase of the number of in-migrants to CCCD
of Hanoi and also leads to some increase of the numbers of visitors at shopping nodes among CCCD of
Hanoi due to their shop-around behaviors. More specifically speaking, not only the number of visitors at

5

Hang Da market increases strongly but also the numbers of visitors at shopping sites neighboring to Hang Da
market also increase significantly.
Moreover, if we compare the change of the number of in-migrants to CCCD of Hanoi during the period
from 2004 to 2011 and that from 2009, the time before the redevelopment of Hang Da Market to 2011, thetime after the redevelopment, we find the fact that the change from 2004 to 2011 is not very large incomparison with that from 2009 to 2011. This fact seems to reflect quite accurately the transition of actual
practical statuses of development in CCCD of Hanoi. There had been no big development project that aims to
improve retail environment and to encourage consumers to go shopping at CCCD of Hanoi before theredevelopment project of Hang Da Market started.
The People’s Committee of Hanoi (PCH) seems to have known this issue. They launched some plans toredevelop a series of shopping sites in CCCD of Hanoi such as Hang Da market, Hang Be Market, Trang
Tien Palaza and Dong Xuan Market. Hang Da Market redevelopment project was the first of this plan. Our
analytical result to demonstrate that the Hang Da market redevelopment project has made a significant
contribution to CCCD of Hanoi gives a strong support for the city planners of Hanoi to pursue other on-goingprojects. Such projects would create such positive effects on consumer shop-around movements that increase
their frequency of visit to CCCD and extend their shop-around route within CCCD.
Due to the limitation of resources, the date when the on-site shop-around survey was conducted is forced
to become different from the date when the people counting surveys were conducted. The people counting
surveys were carried out only in 2010. Apparently, it would be ideal if we could have conducted both theon-site survey of consumer shop-around and the people counting survey at the same time and if we could
have conducted the people counting survey at two points of time as the on-site surveys were carried out.
Additionally, our study here has been confined to assessing the effects of Hang Da redevelopment basedon the change of frequency of visits of consumers. Some other factors having the effects on consumer
shop-around movements such as changes of shop-around routes are still untouched. Those topics are left for
the future studies.
References[1] Ishibashi, K. and Saito, S. (2000) “An evaluation of a commercial district from a viewpoint of consumers’ shop-around model”, the planningof public systems, chapter 11, Gihoudou Press, pp.177-193. (in Japanese)[2] Ishibashi, K. and Saito, S. (2004) "Evaluating strength and weakness of a city center retail environment based on consumers' shop aroundbehavior: A case study of Fujisawa city". Paper presented at The 18th Pacific Regional Science Conference held at Port Elizabeth, South
Africa, The Pacific Regional Science Conference Organization (PRSCO).
[3] Nakashima, T., and Saito, S. (2004) “The bias corrected estimation of OD pattern from on-site trip chain data with application: An on-site
consistent estimation of shop-around flows at a city center commercial districts”. Paper presented at RSAI (Regional Science Association
International) World Congress held at Port Elizabeth, South Africa, 2004.
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Conference Organization) held at Portland, U.S., 2001.
[6] Saito, S., Huy, T. N. (2009) “Consumer shop-around behavior at city center commercial district in Hanoi, Vietnam”. Paper presented at 46 th
meeting in Japan section of Regional Science Association International held at Hiroshima.
[7] Saito, S., Huy, T.N. (2010) “Estimating and analyzing consumers’ shop-around movements within the city center commercial district of Hanoi,
Vietnam”, Proceedings of 26th Annual Meeting of the Japan Association for Real Estate Sciences, pp.191-198.
[8] Saito, S. and Ishibashi, K. (1992) “A Markov chain model with covariates to forecast consumer’s shopping trip chain within a central
commercial district”. Discussion paper No. 21, Faculty of Economics, Fukuoka University. Paper presented at the Fourth World Congress of theRegional science association international held at Palma de Mallorca, Spain,1992.
[9] Saito, S., Ishibashi, K., Wang, D. , Kakoi, M., Nakashima, T., and Igarashi, Y., (2002) “Shopping behavior under rapidly changing retail
environment of Shanghai: An analysis based on the diary survey on consumer behavior in 2001”, Studies in Regional Science, Vol.32, No.3,
pp.211-236 (in Japanese).
[10] Saito, S., Kumata, Y., and Ishibashi, K., (1996) “A choice-based Poisson regression model: Its integrated use with Markov shop-aroundmodel to evaluate city center retail redevelopment”. Paper was presented at the third international conference on retailing and service science
held at Telfs/Buchen, Austria, 1996.
[11] Saito, S., Kakoi, M., and Nakashima, T. (2000) “A joint inverse estimation of consumer’s entry and shop-around pattern among shoppingsites in a city center retail environment”, Studies in Regional Science, Vol. 30, No.1, pp. 213-229. (in Japanese, Abstract in English)[12] Saito, S., Nakashima, T. (2001) “Extensions to consistent estimation method for on-site person trip chain survey”. Paper presented at 38th
meeting in Japan section of Regional Science Association International held at Kyoto, Japan. (in Japanese)[13] Saito, S., Nakashima, T. (2003) “An application of the consistent OD estimation for on-site person trip survey: Estimating the shop aroundpattern of consumers at Daimyo district of Fukuoka City, Japan”. Studies in Regional Science, Vol. 33, No. 3, pp. 173-203. (In Japanese,
Abstract in English)[14] Saito, S., Nakashima, T., and Kakoi, M. (1999) “Identifying the effect of city center retail redevelopment on consumer’s shop-aroundbehavior: An empirical study on structural changes of city center at Fukuoka city”, Studies in Regional Science, Vol.29, pp.107-130. (inJapanese with English abstract).
[15] Saito S., Nakashima, T., and Kakoi, M. (2001) “The consistent OD estimation for on-site person trip survey”, Studies in Regional Science,Vol. 31, No3. pp. 191-208. (In Japanese, Abstract in English)[16] Savills, Global real estate services (2010) Information of Hang Da market redevelopment project, available at link of website
http://vn.savills.com.vn/property-showcase/retail/hang-da-market.aspx

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