Multivariate statistical analysis application to determine factors affecting the parcel value to be used mass real estate valuation approaches

Yıl 2022, Cilt: 7 Sayı: 1, 32 - 42, 15.02.2022

Şükran Yalpır Fatma Bünyan Ünel

https://doi.org/10.26833/ijeg.862563

Cited By: 5

Öz

Real estate is a form of immovable asset that enables individuals to exert their property rights and provides a form of material guarantee through its economic value. The economic value of real estate, which is reflected in the price, is an aspect that all countries emphasize today by identifying purchase and sale values in market conditions that are removed from large project rumors and speculations. The more the real estate market value is removed from reality, the more negative its effect will be on the cost-benefit of real estate management. This study aimed to identify the main criteria that affect parcel value, which constitutes a basis for real estate, narrow them down to the optimum level using questionnaires and standardize them. A total of 559 experts working in real estate valuation and 1,915 members of the public that play a role in real estate purchases and sales were contacted in Ankara, Konya and Kayseri, all of which are located in the Central Anatolia Region of Turkey. The factor analysis method was applied to the survey data. Grouping was carried out with 10 factors and the results were interpreted.  

Anahtar Kelimeler

Criteria, Factor Analysis, Mass Appraisal, Parcel Value, Real Estate Valuation

Destekleyen Kurum

the Scientific and Technological Research Council of Turkey (TÜBİTAK)

Proje Numarası

115Y769

Teşekkür

The authors would like to thank the pollsters for their effort and the participants who patiently completed the questionnaire in the data collection phase of the survey.

Kaynakça

• Açlar A & Çağdaş V (2008). Taşınmaz (Gayrimenkul) Değerlemesi (2. Baskı). Ankara, Türkiye: TMMO, HKMO.
• Alpar R (2013). Çok Değişkenli İstatistiksel Yöntemler (Uygulamalı) (4. Baskı). Ankara, Türkiye: Detay Yayıncılık.
• Altunışık R, Çoşkun R, Bayraktaroğlu S & Yıldırım E (2010). Sosyal Bilimlerde Araştırma Yöntemleri SPSS Uygulamalı. Sakarya, Türkiye: Sakarya Yayıncılık.
• Arıkan R (2013). Anketler ve Anket Soruları. Ankara, Türkiye: Nobel Akademik Yayıncılık.
• Aydinoglu A C, Bovkir R & Colkesen I (2020). Implementing a mass valuation application on interoperable land valuation data model designed as an extension of the national GDI, Survey Review, 1771967.
• Baş T (2010). Anket (6. Baskı). Ankara, Türkiye: Seçkin Yayıncılık.
• Bender A, Din A, Hoesli M & Brocher S (2000). Environmental preferences of homeowners, Further evidence using the AHP method. Journal of Property Investment&Finance, 18(4), 445–455.
• Biçen S (2010). Uluslararası Sermaye Yatırımlarının Gelişmekte Olan Ülkelerin Bankacılık Sektörüne Etkisi, Türkiye Örneği. Doktora tezi, Kadir Has Üniversitesi, İstanbul, Türkiye.
• Bozdağ A & Ertunç E (2020). Real Property Valuation in the Sample of the City of Niğde through GIS and AHP Method, Journal of Geomatics, 5(3), 228–240.
• Büyüköztürk Ş (2002). Faktör Analizi: Temel Kavramlar ve Ölçek Geliştirmede Kullanımı. Kuram ve Uygulamada Eğitim Yönetimi, 32, 470–483.
• Cellmer R & Trojanek R (2020). Towards Increasing Residential Market Transparency: Mapping Local Housing Prices and Dynamics, ISPRS International Journal of Geo-Information, 9(2), 9010002.
• Çakır P & Sesli F A (2013). Arsa Vasıflı Taşınmazların Değerine Etki Eden Faktörlerin ve Bu Faktörlerin Önem Sıralarının Belirlenmesi. Harita Teknolojileri Elektronik Dergisi, 5(3), 1–16.
• Erdem N (2018). The Content Analysis on Graduate Theses in the Field of Real Estate Valuation in Turkey, APJES, 6(1), 112–126.
• Ertaş M (2019). Education for Real Estate Valuation in Turkey, International Journal of Engineering and Geosciences (IJEG), 4(1), 008–015.
• IAAO (2014). Guidance on International Mass Appraisal and Related Tax Policy 2014. The International Association of Assessing Officers (IAAO), the United States of America.
• IAAO (2017). Standard on Mass Appraisal of Real Property 2017. The International Association of Assessing Officers (IAAO), the United States of America.
• IVS (2017). International Valuation Standards (IVS). International Valuation Standards Council, United Kingdom.
• Kalaycı Ş (Ed.). (2010). SPSS Uygulamalı Çok Değişkenli İstatistik Teknikleri. Ankara, Türkiye: Asil Yayın.
• Kryvobokov M (2005). Estimating the weights of location attributes with the Analytic Hierarchy Process in Donetsk, Ukraine. Nordic Journal of Surveying and Real Estate Research, 2(2), 5–29.
• Law on Soil Protection and Land, No 5403. (5403 Sayılı Toprak Koruma ve Arazi Kullanımı Kanunu). Kanun Kabul Tarihi: 03.07.2005, Resmi Gazete Tarihi: 19.07.2005, Resmi Gazete Sayısı: 25880.
• Mete M O & Yomralioglu T (2021). Implementation of serverless cloud GIS platform for land valuation, International Journal of Digital Earth, 1889056.
• Miotti L A & Loch C (2021). Property value map updating by mass appraisal method a case in the city of Pato branco, state Paraná, Acta Scientiarum, Technology, 43, e48912.
• Nguyen P H, Tsai J F, Nguyen T T, Nguyen T G & Vu D D (2020). A Grey MCDM Based on DEMATEL Model for Real Estate Evaluation and Selection Problems: A Numerical Example, Journal of Asian Finance, Economics and Business, 7(11), 549–556.
• Nişancı R (2005). CBS ile Nominal Değerleme Yöntemine Dayalı Piksel Tabanlı Kentsel Taşınmaz Değer Haritalarının Üretilmesi. Doktora tezi, Karadeniz Teknik Üniversitesi, Trabzon, Türkiye.
• Özdamar K (2002). Paket Programlar ile İstatistiksel Veri Analizi-1 (SPSS-MINITAB). Eskişehir, Türkiye: ETAM Kaan Kitabevi.
• Pace R K, Barry R & Sirmans C F (1998). Spatial Statistics and Real Estate. Journal of Real Estate Finance and Economics, 17(1), 5–13.
• Property Ownership Law, No 634. (634 Sayılı Kat Mülkiyeti Kanunu), Kabul Tarihi: 23.6.1965, Yayımlandığı Resmi Gazete Tarihi: 2.7.1965 Resmi Gazete Sayısı: 12038.
• Shimizu C, Nishimura K G & Watanabe T (2016). House Prices at Different Stages of the Buying/Selling Process. Regional Science and Urban Economics, 59, 37–53.
• Timur S (2009). CBS Destekli Taşınmaz Mal Değer Haritalarının Oluşturulması: İstanbul İli, Şişli İlçesi Örneği. Yüksek Lisans tezi, İstanbul Teknik Üniversitesi, İstanbul, Türkiye.
• Tiryakioğlu İ & Erdoğan S (2006). Coğrafi Bilgi Sistemleri Destekli Taşınmaz Değerlemesi: Afyonkarahisar Örneği. 4. Coğrafi Bilgi Sistemleri Bilişim Günleri, İstanbul, Türkiye.
• TKMP (2008). Tapu Kadastro Modernizasyon Projesi (TKMP). 4. Bileşen Gayrimenkul Değerleme, ÇŞB, TKGM, Kadastro Dairesi Başkanlığı, Ankara.
• Turkish Civil Code, No 4721. (4721 Sayılı Türk Medeni Kanunu), Kabul Tarihi: 22.11.2001, Yayımlandığı Resmi Gazete Tarihi: 08.12.2001, Resmi Gazete Sayısı: 24607.
• UNECE WPLA (2001). Land (Real Estate) Mass Valuation Systems for Taxation Purposes in Europe. The Federal Land Cadastre Service of Russia on behalf of the UN ECE Working Party on Land Administration, Moscow, Russian Federation.
• UNECE WPLA (2014). Survey on Land Administration Systems. New York and Geneva.
• Unel F B (2017). Development of Geography Data Model For Criteria of Real Estate Valuation, Ph.D. Thesis, Selcuk University, Konya, Turkey.
• Unel F B & Yalpir Ş (2017). Reduction of Mass Appraisal Criteria with Principal Component Analysis and Integration to GIS, International Journal of Engineering and Geosciences (IJEG), 4(3), 094-105.
• Unel F B & Yalpir Ş (2019a). Valuations of Building Plots Using the AHP Method, International Journal of Strategic Property Management, 23(3), 197–212.
• Unel F B & Yalpir Ş (2019b) Approach to Criteria Affecting Value of Real Properties in Turkey, Journal of Geomatics, 4(2), 112-133.
• Unel F B, Yalpir S & Gulnar B (2017). Preference Changes Depending on Age Groups of Criteria Affecting the Real Estate Value, International Journal of Engineering and Geosciences (IJEG), 2(2), 41–51.
• USAID (2006). Tax Modernization in Bosnia and Herzegovina, USAID Assistance in Fiscal Reform, Bosnia and Herzegovina.
• USPAP (2017). The Uniform Standards of Professional Appraisal Practice (USPAP) (2020-2021). The Appraisal Standards Board, the Appraisal Foundation, the United States of America.
• Üçdoğruk Ş (2001). İzmir İlinde Emlak Fiyatlarına Etki Eden Faktörler-Hedonik Yaklaşım, Dokuz Eylül Üniversitesi, İİBF Dergisi, 16(2), 149-161.
• Yalpır Ş (2007). Bulanık Mantık Metodolojisi ile Taşınmaz Değerleme Modelinin Geliştirilmesi ve Uygulaması: Konya Örneği. Doktora tezi, Selçuk Üniversitesi, Konya, Türkiye.
• Yalpir S & Unel F B (2017). Use of Spatial Analysis Methods in Land Appraisal; Konya Example. In 5th International Symposium on Innovative Technologies in Engineering and Science (ISITES2017), Baku, Azerbaijan.
• Yıldız Ü (2014). Gayrimenkul Bilimlerinde Kitlesel Değerleme Uygulamaları ve Türkiye için Model Önerisi. Yüksek Lisans tezi, Ankara Üniversitesi, Ankara, Türkiye.
• Yilmazer S & Kocaman S (2020). A mass appraisal assessment study using machine learning based on multiple regression and random forest, Land Use Policy, 99, 104889.
• Yomralıoğlu T (1993). A Nominal Asset Value-Based Approach for Land Readjustment and Its implementation Using Geographical Information Systems. PhD, University of Newcastle upon Tyne, UK.
• Zoning Law No 3194. (3194 Sayılı İmar Kanunu). Kabul Tarihi: 3.5.1985, Yayımlandığı Resmi Gazete Tarihi: 9.5.1985, Resmi Gazete Sayısı: 18749.
• Zyga J (2020). The influence analysis of criteria of comparables’ selection on the accuracy of the property value estimation, Reports on Geodesy and Geoinformatics, 109, 9–15.