BÜYÜKŞEHİR ÖLÇEĞİNDE MAHALLE BAZINDA TANIMLANAN KİRALIK KONUT ALT BÖLGELERİNİN ÇOK DÜZEYLİ ANALİZİ: İSTANBUL ÖRNEĞİ

Year 2021, Volume: 26 Issue: 3, 1063 - 1082, 31.12.2021

Birol Alas

https://doi.org/10.17482/uumfd.933668

Abstract

Taşınmaza ait değerler, emsal, maliyet ve gelir yöntemleri kullanılarak belirlenmektedir. Emsal ve gelir yöntemlerinde karşılaştırılabilir satış ve kira bedelleri dikkate alınır. Bu yöntemlerin uygulanabilmesi taşınmaz değerleri veri tabanının olmasına bağlıdır. Bu veri tabanı kullanılarak; taşınmaz değerlerinin bulunması, yıllara göre takip edilmesi ve değer haritalarının yapılması mümkün olabilmektedir. Bu çalışmada; İstanbul büyükşehir alanında, mahalle alt bölgeleri kullanılarak apartman dairesi (konut) kira bedelleri çok düzeyli analiz metoduyla incelenmiştir. Çalışma sonucunda, büyükşehir ölçeğinde konut kira bedellerinin belirlenmesinde, mahallelerin alt bölge olarak kullanılabileceği saptanmıştır. Ayrıca şehir genelinde yapılan bir hedonik regresyon model ile çok düzeyli model sonuçları karşılaştırılmış ve çok düzeyli modelin daha fazla değişkeni analize katmasına karşın hedonik regresyon modeliyle yaklaşık aynı sonuçları verdiği görülmüştür. Bu çalışma mahalle haricinde farklı düzeylerin analize katılmasıyla genişletilebileceği gibi, değer haritalarının oluşturulmasında ve ilerde yapılacak endeks çalışmalarına da altlık olarak katkıda bulunabilecektir.

Keywords

İstanbul, Çok Düzeyli Analiz, Taşınmaz Değerleme, Alt Bölge

Multi-Level Analysis of Rental House Sub-Markets Defined based on Neighborhood in the Metropolitan Area: The Case of Istanbul

Abstract

The values of the immovables are determined by using the equivalent, cost and income methods. Comparable sales and rental prices are taken into account in equivalent and income methods. The application of these methods depends on the availability of a database of real estate values. Using this database; it is possible to find real estate values, track them over the years and make value maps. In this study; In the Istanbul metropolitan area, using the neighborhood sub-regions, apartment (dwelling house) rental prices have been analyzed using a multi-level analysis method. As a result of the study, it has been determined that neighborhoods can be used as sub-regions in the determination of housing rental prices at the metropolitan scale. In addition, the results of a citywide hedonic regression model and the multilevel model were compared and it was seen that the multilevel model gave approximately the same results as the hedonic regression model, although it included more variables in the analysis. This study can be expanded by adding different levels other than the district and neighborhood to the analysis, as well as contributing to the creation of value maps and as a base for future index studies. 

Keywords

Istanbul, Multilevel Analysis, Real Estate Valuation, Submarket

References

• 1. Açlar, A., Çağdaş, V. (2008) Taşınmaz (Gayrimenkul) Değerlemesi 2nci baskı, TMMOB Harita ve Kadastro Mühendisleri Odası, Ankara. ISBN: 978-9944-89-558-3.
• 2. Alas, B. (2017) Toplu konutlarda şerefiye düzeltmelerinin regresyon analizi ile incelenmesi, Kent Akademisi, 10(4), 396-412.
• 3. Alas, B. (2020) A multilevel analysis of housing submarkets defined by the municipal boundaries and by the street connections in the metropolitan area: Istanbul, Journal of Housing and the Built Environment, 35(4), 1201-1217. DOI: 10.1007/s10901-020-09735-7.
• 4. Alas, B. (2021) Şehir içinden geçen karayollarının konut alt piyasasına etkisi: İstanbul Anadolu yakasından geçen D100 Karayolu. Uludağ Üniversitesi Mühendislik Fakültesi Dergisi, 26(1). DOI: 10.17482/uumfd.854850.
• 5. Alkay, E. (2008) Housing submarkets in Istanbul, International Real Estate Review, 11(1), 113-127.
• 6. Alkay, E. (2011) The residental mobility pattern in the İstanbul metropolitan area, Housing Studies, 26(4), 521-539. DOI: 10.1080/02673037.2011.559752.
• 7. Bourassa, S.C., Hamelink, F., Hoesli, M. and MacGregor, B., (1999). Defining housing submarkets, Journal of Housing Economics, 8(2), 160-183. DOI: 10.1006/jhec.1999.0246.
• 8. Bourassa, S.C., Hoesli, M., Vincent, S.P. (2003) Do housing submarkets really matter? Journal of Housing Economics, 12, 12-28. DOI: 10.1016/S1051-1377(03)00003-2
• 9. Bourassa, S.C., Cantoni, E., Hoesli, M. (2007). Spatial dependence, housing submarkets, and house bprice prediction. J Real Estate Finan Econ, 35, 143-160. DOI: 10.1007/s11146-007-9036-8.
• 10. Cellmer, R., Belej, M., Zrobek, S., and Kovac, M.S. (2014). Urban land value maps: a methodological approach, Geodetskivestnik, 58(3), 535-551. DOI: 10.15292/geodetski-vestnik.2014.03.535-551.
• 11. Cengiz, E.C., (2020) Financing urban rail investments via urban development, Ph.D. Thesis, Istanbul Technical University, Istanbul.
• 12. Choy, Lennon H. T., Mak, Stephen W. K., ve Ho, Winky K. O. (2007). Modeling Hong Kong real estate prices. Journal of Housing and Built Environment, 22, 359–368. DOI: 10.1007/s10901-007-9089-2
• 13. Conroy, Stephen, Narwold, Andrew, & Sandy, Jonathan. (2013). The value of a foor: Valuing foor level in high-rise condominiums in San Diego. International Journal of Housing Markets and Analysis, 6(2), 197–208. DOI: 10.1108/IJHMA-01-2012-0003.
• 14. Dale-Johnson, D. (1983). An alternative approach to housing market segmentation using hedonic price data. Journal of Urban Economics. 11, 311-332. DOI: 10.1016/0094-1190(82)90078-X.
• 15. Douglas C. M., Elizabeth A.P. ve Geoffrey G.V. (2013). Doğrusal Regresyon Analizine Giriş, Nobel yayınları, Ankara.
• 16. Goodman, A.C., Thibodeau, T.G. (1998) Housing market segmentation, Journal of Housing Economics, 7, 121-143.
• 17. Goodman, A.C. and Thibodeau, T.G. (2003). Housing market segmentation and hedonic prediction accuracy. Journal of Housing Economics. 12, 181-201.
• 18. Goodman, A.C., Thibodeau, T.G. (2007) The spatial proximity of metropolitan area housing submarkets, Real Estate Economics, 35(2), 209-232.
• 19. Jones, K. and Bullen, N. (1993). A multilevel analysis of the variation in domestic property prices: Southern England, 1980-87. Urban Studies, 30(8), 1409-1426. DOI: 10.1080/00420989320081341
• 20. Keskin, B., Watkins, C., (2016). Defining spatial housing submarkets:Exploring the case for expert delineated boundaries, Urban Studies Journal Limited, 1-17 DOI: 10.1177/0042098015620351.
• 21. Köktürk E. ve Köktürk E. (2015) Taşınmaz Değerlemesi, Seçkin Yayıncılık, Ankara.
• 22. Leishman, C. (2009) Spatial change and the structure of urban housing sub-markets, Housing Studies, Vol. 24, No. 5, 563-585. DOI: 10.1080/02673030903082310.
• 23. Leishman, C., Costello, G., Rowley, S., Watkins, C., (2013) The predictive performanca of multilevel models of housing sub-markets a comperative analysis, Urban Studies. DOI: 10.1177/0042098012466603.
• 24. Özus, E., Dökmeci, V., Kiroglu, G., Egdemir, G. (2007) Spatial analysis of residential prices in Istanbul, European Planning Studies, 15(5), 707-721. DOI: 10.1080/09654310701214085.
• 25. Palm, R. (1978) Spatial segmentation of the urban housing market, Geosciences faculty publications, paper 8.
• 26. Rummel, R. J. (1970). Applied Factor Analysis. Evanston, IL: Northwestern University Press.
• 27. Samapatti, S., and Tay, L. (2015) An hedonic price model of new housing in indonesia, Pasific rim property journal, 8(3), 203-211. DOI: 10.1080/14445921.2002.11104123
• 28. Subramanian, S. V., Duncan, C. and Jones, K. (2001). Multilevel perspectives on modelling census data. Environment and Planning A, 33, 399-417. DOI: 10.1068/a3357
• 29. Subramanian, S. V. (2009). Handbook of Applied Spatial Analysis.
• 30. Şahin, O., (2019) Investigation of the effects of transportation investments on real estate prices: Case study Beylikdüzü&Esenyurt, Ph.D. Thesis, Boğaziçi University, Istanbul.
• 31. Tabachnick, B. G., Fidell, L. S. (2007) Using multivariate statistics 5th ed, Boston: Pearson. ISBN: 0-205-45938-2.
• 32. Watkins, C. (2001) The definition and identification of housing submarkets, Environment and Planning A, 33, 2235-2253. DOI: 10.1068/a34162
• 33. Wong, S. K., Chau, K. W., Yau, Y., Cheung, A. K. C. (2011) Property price gradients: the vertical dimension. J Hous and the Built Environ, 26, 33–45.