İstanbul'da konut değerini etkileyen faktörler.Anadolu yakası örneği

Başlık çevirisi mevcut değil.

Tez No: 75350
Yazar: KENAN GÖÇER
Danışmanlar: PROF. DR. HALE ÇIRACI
Tez Türü: Yüksek Lisans
Konular: Şehircilik ve Bölge Planlama, Urban and Regional Planning
Anahtar Kelimeler: Belirtilmemiş.
Yıl: 1998
Dil: Türkçe
Üniversite: İstanbul Teknik Üniversitesi
Enstitü: Fen Bilimleri Enstitüsü
Ana Bilim Dalı: Bölge Planlama Ana Bilim Dalı
Bilim Dalı: Belirtilmemiş.
Sayfa Sayısı: 139

Özet

ÖZET Gelişmekte olan ülkelerde konut sorunu, yeterli konut üretememe, üretim sürecinde kamunun teknik ve ekonomik alanda etkin olamaması, kentlilerin kendi sorunlarını kendi imkanlarıyla çözmesine neden olmaktadır. Gelir dağılımındaki dengesizlik ise konut dokusunda ikili bir yapıya neden olmaktadır. Gelişmiş ülkelerde ise konut sorunu çok daha azdır nüfus artışlarının az olması planlama olgusunun kurumsallaşmış olması hem sağlıklı konut dokusuna neden olmakta hem de kentsel yaşantının daha rasyonel olmasına neden olmaktadır. Kentlerdeki önemli dinamiklerden birisi de kentin beyni sayılan merkezin diğer bölgelerle ve alt merkezlerle olan ilişkisini çözümlemektir. Bu çalışmada Anadolu yakasında merkezin konut değer artışındaki işlevine bakıldı. Merkezin konut arazi değerinde çok fazla önemli çıkmaması başka değişkenlerin özellikle erişebilirliğin ve denizin daha etkili olması İstanbul'da önemli değişimleri ortaya koymuştur. İstanbul bir yandan düzensiz konut dokusuyla az gelişmiş ülke özelliği taşırken diğer yandan merkeze olan bağımlılığın azalması ve yükün alt merkezlere atılmasıyla gelişmiş ülke metropollerinde görülen bir dinamizm de yaşanmaktadır. Yoğunluğun ise konut arazi değerinde etkisi az çıkmıştır. Erişebilirlik sağlandığında kent merkezi dışında da yer seçme eğilimi vardır. Aynı zamanda düzenli konut dokusunun da gerek yer seçim kriterlerinde gerekse konut arazi değerinde etkilidir. vııı

Özet (Çeviri)

SUMMARY HOUSING'S MARKET VALUE AFFECTING FACTORS IN ISTANBUL: THE CASE OF ANATOLIAN SIDE Most of the developing countries face a serious problem of residence scarcity. This situation can even cause political crises. Most part of the residence necessity is covered by“ informal sector ”; in other words, a considerable part of the houses are constructed by illegal, unhealthy means and out of rules. These kinds of residences have no construction licenses, title deeds and they are not in conformity with the plans. The unequal income distribution gives rise to the two kinds of residence types in the city sites that are with prestige and unhealthy. The causes of this situation are the disability of the local and central administration of developing politics against the dense immigration, unnecessary savings of the capital. Their big cities could not develop subcenters that the city services could put their burden on. And this causes the great density in the city center, the accessories to be sunnecessary and the residence and the land values to increase very much. Another problem of the developing countries is about the city land. The city land rents that are due to the value increase play an important role in the usage of the land. The high amount of the land rent and the unjustness which happen in the division of the land rent as well as the economical factors and the political decisions drive the problem to a worse state. Because the city land is used as a tool for speculations. That is why, the land rent theories are discussed in the second part. The developments until the city land rent are discussed which is one of the first theories about the land rent. The word rent means the excess profit made on a monopolistic situation or on the case in which the natural being is used in the production in the most broad sense. It is not attempted for such as an additional cost, investment for this additional profit made. Thus, the revenue of the other factors must be separated from the total gained revenue in the production of a product that is produced on the soil for the purpose of determining the land rent. The city land rent is divided into three as differential rent, absolute rent and the monopolistic rent. The differential rent is the type of rent that has the source from the difference in the values between the land and residence that are close to the city center and the ones that are more far away, under the hypothesis that the services in the city centers are better and more attractive. The scarcity phenomenon that is caused by the fact that the city land supply cannot be increased will provide a land rent to the land owner only because of this situation without the attempt of him. This rent is called“ absolute ”land rent. In Turkey, the legal structured problems of the residence value increase about the immovable properties increase the unjust distribution of income. The fact that the residence has values more than one can Explain this situation. The multiple values of the residence services to the tendencies of capturing the residence in the case of an increase in value as well as decreasing the value when there is a payment for the IXvalue in case of a value increase. An immovable property has 5 different value in Turkey : 1 - The value of the declaration to the municipality. 2 - The selling value on the title deed. 3 - The market value 4 - The nationalization value 5 - The mortgage value For example, when a property is being sold or nationalized the owner of the property has the tendency to increase the value of the property, on the other hand he may not show this tendency while declaring the value to the municipality. One of the most important parameters in the search of city dynamics to bring up the factors that effect the values of the city land and residence. Because, these values explain the criteria in the selection of the residence and place at the same time. The theory about the selection of the residence and the land is also discussed in the second part. The residence - land selection rules are in the field of micro economics. However, in the city economics, the theories of the production and the consumption of the product cannot always provide the necessary conditions of the micro economics. For example, the qualities of a product are determined and its cost calculation is easy because it is standard. At the same time, the price elasticity in the city while calculating its cost is not too much. However, when the land is handled as a product in the city the price elasticity is various at every point in the city due to many different reasons. And again, it is difficult to build a residence in the same standard at every point of the city as well as finding a residence of the same standard while making an analysis of the residences. Even though the fact that the residence is not in a homogeneous structure in the city, on the other hand every city has different subjective properties due to the different structures of the cities themselves and their values are changeable every moment, caused difficulties in finding a common model in the theories of The selection of the places, important institutional infrastructures are developed in this field during the 20. Century. The theories of the residence place selection are made by first basing it on the distance to the city center. Hence later it is understood that the distance to the center and the accessibility to the city center are not the only factors that affect the residence value and the selection of the place and as a result of these, other variables is considered. The development of new subcenters decreases the interest to the traditional center. At the same time when the services such as resting, entertainment, shopping in the cities go out of the traditional center the selection criteria have also changed parallel to the developments. The factors that affect the residence value are discussed in the third section. The development level of the country and the residence policy developed according to the development level of the country is one of the most important factors on the residence value. In the developed countries the balanced distribution of income andthe population density can be also seen from the residence background. The residence background would be more regular because of the balance of the distribution of income so, its value will not be changing very much. The government produces residences in one hand and on the other hand making policies or technical or economical aids for low level income owners to have cheap residence. However, the unjust distribution of income in developing countries causes the public sector's difficulties in the production of residence or credit for it and the production of land which its infrastructure is already exists and on the other hand increasing the cost of residence as well as the existence of unqualified and unhealthy residences and luxury residences together. The difference in the distribution of income reflects not only to the city but also to the local differences. This can also affect the residence value. The size of the city which the residence exists can be effective on the residence value. In big cities, there is lots of opportunities of social and technical infrastructure and this can affect the value because the environment can determine the value of the residence at the same time. More investments around the environment of the residence, more value of the residence. The physical properties of the environment of the residence can also affect the value but this changes according to different cities. For example, the decreasing effect of the noise of the planes in Istanbul is not as much as the Western countries. There is always a value difference between the flats of the same block which have a sea view and which have not. The social and cultural structure of the environment of the residence can also affect the value. The high cultural level of the population, the density of population as to increase the city accessories and make them cheaper are the reasons to increase the residence value, whereas the crime rate, or unusable city accessories and the excess of the city accessories which makes it insufficient are the factors which decrease the value of the residence. The reasons which increase the land value are the same with the value of the residence. However, sometimes the differences can be observed between land values and residence values in the city centers. The land values in the city centers can be more expensive than the residence values. The places which there is a collapse and title deed prohibition are good examples to it. When the adjustments, amendments which will be made according to the existing structures cost more than the ones to be applied to the free spaces, the demand to the land can be more than the demand to the residence. The legal position of the residence is also effective in the residence value. One of the functions of residence is provide“a social security ”. The lack of reliance on which is brought up by residence which are unsuitable to the construction law is a factor which decreases the residence value. The second factor which affects the residence value is the reasons sourced from the residence itself. Mainly the size of the residence and the place of it in the block is important for determining the value. The bigger buildings are more expensive. The residences at the entrance and base floor can be more cheap than the others. The material of the residence is also important. The ones with the better material ( construction material ) and with a better temperature isolation can be more expensive XIthan the others. The existence of a central heating or the stove is also considered. How many times the residence has been sold and bought are also considered in the Western countries but not so much in Turkey. The third factor which affects the residence value is the reasons sourced from the user of it. The income figure of the user, the density of its family, the right of him to benefit from the residence credits affect the demand to the residence and its value. All the factors which determine the value of a residence are interrelated with themselves. In the fourth section the residential development of Istanbul is discussed. After the world war II. the calm development phase of Istanbul is ended. The population of the city started to increase rapidly with the rapid city building in Turkey. In 1950, the metropolitan population which was 975000 went up to 7521000 in 1990. When a period of 40 years is considered the city population was doubled every 10 year. The country's period of jcapital savings, the legal structure about the properties on the city land, the ways of presenting the residence and the other buildings, the limitations of the financing of the local administrations, the attitudes in the presentation of the city infrastructure and services, the populist attitudes in the planning and controlling against the rapid increase of the population after the world war II. could not cause an intelligent settlement of the Istanbul population to the city residential area. When the residential demand of population was not supplied in the period of building residences which were existing and legal, public have founded new ways of presenting residences. Mainly, building“gecekondu”for newly separated groups from the country side coming to the big city,“yapsatçılık”for the middle level income people of the city. While the gecekondu lines are around the city yapsat kind of apartments has made the demolish - build period wide against the land values increasing rapidly in the city center. As a result, there became a city administration model which gives rise to the behavioral units to both capture and escape from the absolute land rents. While the city centers become denser and denser to realize the absolute land rents the suburb of the city causes escaping from the city land rents by building out of construction law. And then, the areas between the outside constructions and the city center are open to the construction without any space left free. Istanbul which has a construction form as that is now on an area with a radius of 100 km or more but it still has no healthy metropolitan structure, rather it is like a wild industrial city. The important factor which gives shape to the metropolitan is the policies which allow the transportation mostly by highways in the city and all along the country since 1950. Until this phase, the macroform of Istanbul was determined by some climatic conditions like sun position - wind and natural physical thresholds such as water levels ( Bosphorus, Haliç, The Çekmece Lakes ) and forest. In this period the transportation based investments like E - 5 highway and 1. Bosphorus Bridge was considered before the natural factors in the development of the city macroform. The position of the E - 5 highway in the metropolis scale which has become an inner city axle surrounded by no - planned industrial and residential areas and this gave rise to xnthe necessity of a disconnected highway Jying between west and east as in the country scale. When the Anadolu Trakya Highway was built up, the 2. pass of bridge has become necessary. Today, the land speculation on the surrounding roads and connections of the 2. Bosphorus Bridge and the direction of the grow of the city in the north which is a disadvantage for the forest and water regions caused the city which was growing as a single poled before to grow as multiple poled in the direction of east, west, north - west and north - east. The weight of the west side in the metropolitan is decreasing while the east part is increasing. In the whole metropolis there are centers other than the traditional one when considered in the decentralization of the center; in the west part Bakırköy is the second degree subcenter, Eyüp Gaziosmanpaşa is the third degree subcenter and in the east part Kadıköy is the first degree subcenter and Kartal is the second degree subcenter. It is observed that the Central Business Area (CBA) moves to the North, to the Şişli - Mecidiyeköy country line which is connected to the city by the 1. Bosphorus Bridge. In the west part, The radial which was going from the center to the suburbs has shown a linear development first in the form of dense structure which did not allow the city to have its fresh air necessity with no open and green areas and then later in the form of transportation like arteries. In the east part, due to the infrastructure, irregular industrial and residential areas have shown a linear development around the main joints separated from the highways. The new administrative elite who are grouped around the international finance and commercial and whose income are measured by the world standards in Istanbul, have also started separating their houses from the city as if they did with their working places and the places which they accepted their guests. The luxury residence phenomenon like in 1980 has answered to this necessity. The connection of these residences which are around the hills beside the Bosphorus to the new business, accommodation and consumption areas are made by intermediary arteries connected to the Beşiktaş - Büyükdere axle like a comb. It gives the opportunity to the residents to live in the house, office, hotel triangle with its swimming pools, tennis courts, greenness and etc. When it paid attention to the changes in land values the most important factor is that the increase is at the places affected by CBA. This is not the same real increase in the collapse areas, the places which have the maximum point for developing and growing rate even they face an absolute increase. In the model in this research Muth1 model is taken as an example and the effects of other variables other than the distance to the center in the Istanbul metropolitan area, in the Kadıköy side is looked up. It is tried to explain what the factors are which affect the residence values as the result of taking the variables suiting the Kadıköy ' s own subjective conditions. Because in the recent years, one of the important developments in Istanbul is that the decrease of the dependence on the traditional city center like in western metropolitans. New subcenters' development shows it. In a place like Istanbul as the biggest metropolis of a developing country, factors other xnithan the distance to the city center affect the residence value as it is in western metropolis. Or searching for if the most important variable is the city center or not like in a metropolis of a developing country is the aim of the study. In the study the factors which affect the residence and land value are taken as the distance to the center, the density of population, accessibility and the distance to the sea. When the factors affecting the residence value in a study made for the Kadıköy side in İstanbul are searched it is found that more than one factor is affective. For Kadıköy side, the most important factors on the residence - land value is found to be accessibility and the structure of the environment which the residence actually exists. For this side, it is not the most important factor to live in the city center. The more important is being in the access of the roads to connect it to the center but it is not the sufficient factor. Beside the accessibility, the environmental structure of the residence must be planned. The second degree factor affecting the land - residence value is the distance to the sea. Finding the effectivity of the distance to the sea is more than the center is the same result with the study of Johnson's study in 1989 in Chicago suburbs. The factor of living near the ocean was more effective than living next to the center also in Johnson ' s study. The less effectiveness of the factor of distance to the center shows very important developments for Kadıköy. The aim of the thesis is to measure the dependence, interest to the center and compare it with the western cities. In western cities the dependency of the center has decreased but the accessibility has been increased. The center has left some of its burden to the subcenters. Muth ' s study was searching for what the factors are other than the distance to the center. And he has proved that by the occurrence of the subcenters the interest to the center has decreased. And in this study, the relative unimportance of the distance to the center shows that the subcenters have developed in Kadıköy side and these subcenters growing service to their own hinterland. This is an important development for Kadıköy. There are also the effects of Üsküdar, the second degree subcenter, and Kartal and Maltepe which are the third degree subcenters on the balanced growing between the center and subcenters at the residence and land market. According to the result of the study that the residence structure and the accessibility are more effective than the distance to the center, when good accessibility opportunities are provided and the residence structure is planned and when there is a prohibition of illegal buildings and gecekondu the improving parallel to the city dynamics in the west metropolis can be held faster and more healthy in Kadıköy side. Thus, while creating more healthy city structures by capturing absolute and monopolistic land rents without any effort, the growing of the existing unjust income distribution can be avoided and controlled partly. In Turkey, the legal structured problems of the residence value increase about the immovable properties increase the unjust distribution of income. The fact that the xivresidence has values more than one can explain this situation. The multiple values of the residence services to the tendencies, of capturing the residence in the case of an increase in value as well as decreasing the value when there is a payment for the value in case of a value increase. An immovable property has 5 different value in Turkey : 1 - The value of the declaration to the municipality. 2 - The selling value on the title deed. 3 - The market value 4 - The nationalization value 5 - The mortgage value. For example, when a property is being sold or nationalized the owner of the property has the tendency to increase the value of the property, on the other hand he may not show this tendency while declaring the value to the municipality. One of the most important parameters in the search of city dynamics to bring up the factors which affect the values of the city land and residence. Because these values explain the criteria in the selection of the residence and place at the same time. The theories about the selection of the residence and the land are also discussed in the second part. The increasing number of low level income people 's providing of regular residences is becoming more and more difficult every day because of the inflation. The increase in value of residence parallel to the inflation makes it an investment tool beyond the accommodation. This situation makes having a residence difficult for people who want to use it as accommodation. Because of that, the government needs to employ policies for low level income groups in technical, legal, economic and social means needed for making cheap residences and for the production of land with its infrastructure ready. The importance of the studies which are conducted for the residence value is that it provides a connection and passage between the levels of planning. When the factors which affect the residence value are looked up, it depends on the planning decisions, the residence and land policies in the country scale because it is dependent to the development level of the country which the residence exists in. The residence value depends on the region planning decisions because it is dependent to the size of the metropolis or the position of the residence in the city, in other words the criteria such as the relationship with the center and accessibility. If considered as the necessity of the social and technical city infrastructure, it depends on the city planning decisions. At the same time, when the size of the residence, its efficiency for usage, the effects of its aesthetic feature on its value are assessed, it depends on the architectural decisions. xv

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