Mass Appraisal Based on Geographic Information Systems and Explainable Artificial Intelligence Using TUCBS Data

Yıl 2025, Sayı: 8, 40 - 70, 31.12.2025

Emel Perçem , Akın Kısa

Öz

This study presents a mass appraisal approach that integrates TUCBS data with Geographic Information Systems (GIS) and artificial intelligence methods to estimate residential property values in the Yenimahalle and Keçiören districts of Ankara. A total of 37,095 property sales records obtained from Endeksa were enriched with spatial layers—including Digital Elevation Model (DEM), transportation networks, education and health facilities, and Point of Interest (POI) data—acquired from TUCBS, resulting in a comprehensive dataset consisting of 34,272 residential sales records and 56 variables. Following exploratory data analysis and feature engineering, variable importance was determined using the Permutation Feature Importance (PFI) method, and variables with low contribution were removed. Eight machine learning models (Random Forest, Extra Trees, Bagging, Gradient Boosting, AdaBoost, XGBoost, LightGBM, CatBoost) were optimized using GridSearchCV and evaluated based on R², RMSE, and MAE metrics. The results show that XGBoost, LightGBM, and Random Forest achieved the highest accuracy (R² ≈ 0.91), while LightGBM provided the best balance between accuracy and computation time. The decision-making process of the models was clarified through Explainable Artificial Intelligence (XAI) techniques, with SHAP analysis revealing the directional and quantitative contributions of each feature to the predictions. Findings indicate that total floor count, gross area, building age, and floor level are the most influential determinants of residential property value. Estimated values were mapped spatially using 500 m² hexagonal grids and published via ArcGIS Server. The study demonstrates that the integration of ML–GIS–XAI can provide a transparent, scalable, and data-driven mass appraisal infrastructure, offering an effective decision-support tool for banking, property taxation, expropriation, and urban planning.

Anahtar Kelimeler

Mass Appraisal , Geographic Information Systems , Machine Learning , Explainable Artificial Intelligence , TUCBS

Etik Beyan

This study does not involve human or animal subjects and therefore does not require ethics committee approval.

Destekleyen Kurum

This research received no external funding.

Teşekkür

This article is derived from the author’s Master’s Thesis in Geographic Information Systems.

TUCBS Verileriyle Coğrafi Bilgi Sistemleri ve Açıklanabilir Yapay Zekâ Tabanlı Toplu Değerleme

Öz

Bu çalışma, TUCBS verilerinin Coğrafi Bilgi Sistemleri (CBS) ve yapay zekâ yöntemleri kullanılarak Ankara’nın Yenimahalle ve Keçiören ilçelerinde konut değerlerini tahmin etmeye yönelik bir toplu değerleme yaklaşımı sunmaktadır. Endeksa’dan elde edilen 37.095 konut satış verisi; TUCBS’den temin edilen sayısal yükseklik modeli (DEM), ulaşım, eğitim, sağlık tesisleri ve ilgi noktaları (POI) gibi katmanlar analiz edilerek mekânsal verilerle zenginleştirilmiş ve 34.272 konut satış kaydı ile 56 değişkenden oluşan kapsamlı bir veri seti oluşturulmuştur. Keşifsel veri analizi ve özellik mühendisliği sonrasında Permütasyon Özellik Önemi (PFI) yöntemiyle değişken önemi belirlenmiş, katkısı düşük değişkenler çıkarılmıştır. Sekiz makine öğrenmesi modeli (Random Forest, Extra Trees, Bagging, Gradient Boosting, AdaBoost, XGBoost, LightGBM, CatBoost) GridSearchCV kullanılarak optimize edilmiş ve performansları R², RMSE ve MAE metrikleri üzerinden değerlendirilmiştir. Sonuçlar, XGBoost, LightGBM ve Random Forest modellerinin en yüksek doğruluğu sağladığını (R² ≈ 0.91), LightGBM’in ise doğruluk-zaman dengesi bakımından en uygun model olduğunu göstermiştir. Modelin karar mekanizması; açıklanabilir yapay zekâ (XAI) teknikleriyle şeffaflaştırılmış, SHAP analizi ile her bir özelliğin tahmine yönlü ve nicel etkilerini açıklamıştır. Bulgular; toplam kat sayısı, brüt alan, bina yaşı ve bulunduğu kat değişkenlerinin konut değeri üzerinde en belirleyici faktörler olduğunu göstermektedir. Elde edilen değerler 500 m²lik altıgen ızgara yöntemiyle mekânsal olarak haritalandırılıp ArcGIS Server üzerinden servis edilmiştir. Çalışma, ML-GIS-XAI entegrasyonuyla şeffaf, ölçeklenebilir ve veri odaklı bir toplu değerleme altyapısı oluşturulabileceğini ve bu yaklaşımın bankacılık, emlak vergisi, kamulaştırma ve kentsel planlama gibi alanlarda etkili bir karar destek aracı sağlayabileceğini göstermektedir.

Anahtar Kelimeler

Toplu değerleme , Coğrafi Bilgi Sistemleri , Makine Öğrenmesi , Açıklanabilir Yapay Zekâ , TUCBS

Etik Beyan

Bu çalışma insan ya da hayvan denek kullanılmadığı için etik kurul onayı gerektirmemektedir.

Destekleyen Kurum

Yoktur.

Teşekkür

Bu makale, yazarın Coğrafi Bilgi Sistemleri Uzmanlık Tezi’nden türetilmiştir.

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