A RECOMMENDATION OF DECISION-SUPPORT MODEL BASED ON GEOGRAPHICAL INFORMATION SYSTEMS FOR GENERATING REAL ESTATE EVALUATION MAPS: KAŞÜSTÜ/TRABZON EXAMPLE

Year 2016, Volume: 34 Issue: 3, 349 - 363, 01.09.2016

Volkan Başer Cemal Bıyık Bayram Uzun Volkan Yıldırım Recep Nişancı

Abstract

Rapid growth of urban population also increases the supply for real estate. In this way, urban lands become a scarce resource, and real estate gains value. Therefore, formation from agricultural lands to the lands with building plot becomes inevitable. The value increase from land to plot satisfies both the society and the public with the new urban land arising. With this transformation, increasing real estate value returns to the national economy as more taxes.
For this purpose, the study has been focused on generating plot-based evaluation maps of the region by using nominal evaluation method for Kaşüstü town of Trabzon city where public services developed intensely, has become an attraction center for foreign investors and therefore value grow process has changed rapidly. Thus, tax losses to arise will be minimized with the evaluation to be done with income method and tax incomes will be increased. In this regard, a decision-support model based on Geographical Information Systems (GIS) has been created. With this model, the value increase with transition from rural area to urban land can be monitored dynamically. With this study, the impact of land plan changes on real estate was evaluated in terms of society and public.
In the application study performed on 41 building blocks and 215 plots on an area of 10 hectares, it was found that the unit price per sqm of the plots used as agricultural lands which was 40 TL (14 $) reached to 800 TL (285 $) by increasing 20 times when they were transformed into building plot as a result of development implementations.

Keywords

: Real estate, evaluation, nominal value, GIS

References

• [1] Krause, A. L. and Bitter C., 2012. Spatial econometrics, land values and sustainability: Trends in real estate valuation research, Current Research on Cities 29(2), 19–25.
• [2] Droj G., Droj L., Mancia A., 2010. Nominal assets valuation by GIS Nyugat-Magyarországi Egyetem, Geoinformatikai Kar, Székesfehérvár.
• [3] Ertaş, M., 1992. Kentsel Alanlarda Taşınmaz Değerlemesi ve Karatay İlçe Belediyesi İçin Bir Uygulama, Yüksek Lisans Tezi, Selçuk Üniversitesi Fen Bilimleri Enstitüsü, Konya.
• [4] Bostancı, B., 2008. Forecasting analysis on real estate development and application of housing area model in İstanbul. Yıldız Technical University, Ph.D. Thesis, Istanbul, 217 pages.
• [5] Başer, V. ve Bıyık, C., 2002. Tarım Arazisi İken İmar Parseline Dönüştürülmüş Arazilerde Değer Artış Sürecinin İrdelenmesi: Trabzon Kaşüstü Örneği, Karadeniz Teknik Üniversitesi, Yüksek Lisans Tezi, Trabzon.
• [6] Yıldız, O., Çoruhlu, Y., E., Demir, O., 2015. A Visional Overview to Renovation Concept on Cadastral Works in Turkey, Sigma Journal Engineering and Natural Sciences, 33 (4), 503-519.
• [7] Demir, O., Uzun, B., Çoruhlu, Y.E., 2015. Progress of cost recovery on cadastre based on land management implementation in Turkey, Survey Review, 47, Issue 340, 36-48, DOI: 10.1179/1752270614Y.0000000091.
• [8] Demir O., Çoruhlu Y.E., 2009. Determining The Property Ownership on Cadastral Works in Turkey, Land Use Policy, vol.26, pp.112-120.
• [9] Boztoprak T., Demir O., Çoruhlu Y.E., Nişancı R., 2015. Arazi Toplulaştırmasının Tarımsal İşletmelere Etkilerinin Araştırılması, Selçuk Üniversitesi Mühendislik-Bilim ve Teknoloji Dergisi, vol.1, pp.1-11
• [10] Boztoprak T., Demir O., Çoruhlu Y.E., 2016. Comparıson of Expropriation and Land Consolidation on The Regulation of Agricultural Land, Sigma Journal Engineering and Natural Sciences, 34 (1), 43-55.
• [11] Uzun, B., 2000. Çevre Yolu Mülkiyet İlişkilerinin İmar Hakları Açısından İncelenmesi ve Arazi Düzenlemesi Yaklaşımı İle Bir Model Önerisi, Doktora Tezi, KTÜ Fen Bilimleri Enstitüsü, Trabzon.
• [12] Nitikin, D., Shen, C., & Zou, H., 2012. Land taxation in China: assessment of prospects for politically and economically sustainable reform. Annals of Economics and Finance, 13(2), 489-528.
• [13] Zhang R., Du Q., Geng J., Liu B., Huang Y., 2015. An improved spatial error model for the mass appraisal of commercial real estate based on spatial analysis: Shenzhen as a case study, Habitat International, 46, 196-205.
• [14] Cete, M., Yomralioglu, T., 2013. Re-engineering of Turkish land administration, Survey Review, 45, Issue 330, 197-205, DOI: 10.1179/1752270612Y.0000000027.
• [15] Döner, F., 2015. Evaluation of cadastre renovation studies in Turkey, Survey Review 47, Issue 341, 141-152, DOI: 10.1179/1752270614Y.0000000101.
• [16] Cete, M., 2010. Turkish Land Readjustment: Good Practice in Urban Development, Journal of Urban Planning and Development, 136, Issue 4, 373-380, DOI: 10.1061/(ASCE)UP.1943-5444.0000031.
• [17] Dale, P. F and McLaughlin, J. D., 1988. Land Information Management, Oxford University Press, New York.
• [18] Yomralıoğlu, T., 1995. Taşınmazların Değerlendirilmesi, Ders notaları, KTÜ, Trabzon.
• [19] Frizzel, R., 1979. The Valuation of rural property, Lincoln College, New Zealand.
• [20] NRC ( Natural Reserch Council) 1983. Procedures and Standards for a Multipurpose Cadastre, p.73., Natıonal Academy Press, Washington D.C.
• [21] Myhrberg, O., 1987. Cost and Price Factors of Building Sites in Dispersed Developed Areas in Finland, Surveying Science in Finland, No.2, pp. 26-47.
• [22] Yomralioglu, T., 1994, A Value-Based Approach for Urban Land Readjustment, FIG.XX International Congress, Commission 8, Paper no:805.4, pp.1-10, Melbourne, Australia.
• [23] Nişanci, R., 2005. Coğrafi Bilgi Sistemleri ile Nominal Değerleme Yöntemine Dayalı Piksel Tabanlı Kentsel Taşınmaz Değer Haritalarının Üretilmesi, KTÜ Fen Bilimleri Enstitüsü, Trabzon.
• [24] Yomralioglu, T.,1993, The Investigation of a Value-based Urban Land Readjustment Model and its Implementation Using Geographical Information Systems, PhD. Thesis, Dep. of Surveying University of Newcastle upon Tyne, UK.
• [25] Yomralıoğlu, T., Nişanci R., Uzun B., 2007. Raster Tabanlı Nominal Değerleme yöntemine dayalı arsa-arazi düzenlemesi uygulaması, TMMOB Harita ve Kadastro Mühendisleri Odası, 11. Türkiye Harita Bilimsel ve Teknik Kurultayı, 2 – 6 Nisan 2007, Ankara.
• [26] Erbil, E.H., 2014. Taşınmaz Mal Değerleme Amaçlı Coğrafi Bilgi Sistemi Tasarımı, 5. Uzaktan Algılama, CBS Sempozyumu (UZAL-CBS 2014), 14-17 Ekim 2014, İstanbul.
• [27] Torun, M. K., Yanalak, M., Seker, D. Z., 2009. Taşınmaz Değer Haritalarının Cbs İle Üretilmesi, TMMOB Harita ve Kadastro Mühendisleri Odası, 12. Türkiye Harita Bilimsel ve Teknik Kurultayı, Ankara.
• [28] Mülayım, Z. G., 1986. Bilirkişi, Ankara.
• [29] Yomralıoğlu, T., 2000. Coğrafi Bilgi Sistemleri Temel Kavramlar ve Uygulamalar, 1. baskı. Seçil Ofset, İstanbul.