Elektrik enerjisi nakil hattı projelerinde irtifak hakkı değer tespitinde kullanılacak bir model önerisi
A model proposal to be used in determining value of easement right in electric energy transmission line projects
Yazar: MUSTAFA YILMAZ
Danışman: PROF. DR. REHA METİN ALKAN
İstanbul Teknik Üniversitesi / Lisansüstü Eğitim Enstitüsü / Geomatik Mühendisliği Ana Bilim Dalı / Geomatik Mühendisliği Bilim Dalı
Derece: Yüksek Lisans, 2021
Konu: Jeodezi ve Fotogrametri = Geodesy and Photogrammetry

Özet:
Elektrik enerjisi, teknolojinin zirve noktasına ulaştığı zamanımızda en önemli enerji kaynaklarından birisi olmuştur. Bu durum ülkemizde gerek şehir, kasaba ve köylerde yaşayan insanların aydınlanma, ısınma, eğlenme gibi ihtiyaçlarını karşılayabilmesi, gerekse üretim yapan fabrikaların, sanayii iş yerlerinin ihtiyacı olan elektrik enerjisinin sağlanması için gerekli yatırımların yapılmasını zorunlu kılmıştır. 
Enerji iletim hatlarının ve trafo merkezlerinin teknik maliyetleri yanında, kamulaştırma maliyetleri de önemli bir kalem olarak karşımıza çıkmaktadır. Enerji nakil hatlarında yapılan kamulaştırmalar genellikle trafo merkezi, pilon yeri kamulaştırmaları olup bu iki alanın tamamının kamulaştırılması gerekmektedir. Ayrıca enerji nakil hatları kamulaştırmasında daha önemli ve uygulanması daha karmaşık olan irtifak hakkı kamulaştırmaları bulunmaktadır. İrtifak hakkı kamulaştırmalarında gerek kurum kıymet takdir komisyonu tarafından hazırlanan kıymet takdir raporlarında, gerekse mahkeme bilirkişileri tarafından hazırlanan bilirkişi raporlarında, irtifak hakkının sebep olacağı değer düşüklüğü miktarı belirlenerek mal sahibine bu bedel ödenir. Bedel üzerinde kurum ve malik anlaşırsa tescil tarihinden itibaren 45 gün içerisinde malike bedel ödenir. Eğer bir anlaşma sağlanamazsa İdare, kamulaştırma kanununun 10. maddesi gereğince taşınmazın bulunduğu yerdeki ilgili asliye hukuk mahkemesine müracaat eder ve taşınmaz malın kamulaştırma bedelinin tespitiyle, bu bedelin, peşin veya kamulaştırma kanununun 3 üncü maddesinin ikinci fıkrasına göre yapılmış ise taksitle ödenmesi karşılığında, idare adına tesciline karar verilmesini ister. Mahkemece belirlenen bedel daha önceden belirlenen bankaya bloke edildikten sonra tescile karar verilir. Karar kesinleştikten sonra tescil işlemi gerçekleştirilir.
İrtifak hakkı değerlemesi yapılırken yerleşik Yargıtay içtihatlarına göre arsalar için değer düşüklüğü en fazla %50, araziler için ise en fazla %35 olabileceği belirtilmiştir. Yani arsalarda Değer Düşüklüğü Oranı (DDO) = İrtifak Alanı/Toplam Alan x 0.50, arazilerde ise DDO = İrtifak Alanı/Toplam Alan x 0.35 formülü kullanılmaktadır. Pratikte mahkeme bilirkişileri genellikle 0.50 ve 0.35 üst değerini kullanmaktadır. Ancak bu oranın maksimum olarak kullanılması her durumda uygun değildir. Zira irtifak kurulması nedeniyle taşınmazda meydana gelecek değer düşüklüğünün oranının hesabında, taşınmazın cinsinin, niteliğinin, kullanım şeklinin, irtifak hakkının niteliğinin (boru hattı, enerji nakil hattı vs.), taşınmazda kapladığı alan ve yerinin, istikametinin dikkate alınması gerekmektedir. Bu şekilde yapılmayıp da, üst sınır değerin standart olarak uygulanması sonucunda hiç şüphesiz daha yüksek irtifak hakkı kamulaştırma bedeli ortaya çıkacak, bu da Kamu için fazladan maliyete yol açacaktır. 
Bu çalışmada enerji nakil hatları ve yapılan işlemler hakkında bilgiler verildikten sonra, irtifak hakkı değerine etki eden temel faktörler ile bunların değeri etkilemedeki ağırlıkları belirlenmiş ve böylece elektrik enerjisi nakil hattı projelerinde irtifak hakkı değerinin belirlenmesinde kullanılabilecek nominal değerleme yöntemine dayalı bir model önerisinde bulunulmuştur. Modele dayalı olarak örnek alınan parseller için hesaplanan değer düşüklüğü katsayıları mahkeme ve piyasa değer düşüklüğü katsayıları ile karşılaştırılmıştır. Karşılaştırmalar sonucunda önerilen model ile piyasa verilerinden elde edilen değer düşüklüğü oranının birbirine yakın olduğu belirlenmiştir. Bununla birlikte mahkeme bilirkişileri tarafından verilen değer düşüklüğü katsayılarının genel olarak bu iki katsayının oldukça üstünde ve 0.50 olarak kullanıldığı görülmüştür. Çalışmada önerilen modelden elde edilen sonuçlar, günümüzde enerji nakil hatları kamulaştırmasında yaşanan sorunlar da dikkate alınarak analiz edilmiş, bazı çözüm önerilerinde bulunulmuştur.

Abstract:
Electrical energy has been one of the most important energy resources in our time when technology is at its peak. This situation has made it necessary to make necessary investments in our country to meet the needs of people living in cities, towns and villages such as enlightenment, heating and entertainment, and to provide electrical energy needed by factories and industrial workplaces. Turkey Electricity Transmission Company is responsible for electricity transmission in Turkey. In order to meet the electrical energy needs, many electrical energy transmission lines and transformer centers are installed by this company every year. electric power transmission line projects generally consist of pylon places, substations and transmission line cables. The installation cost of these parts is quite high and the costs should be determined approximately in advance before they are installed.
In addition to the technical costs of energy transmission lines and transformer centers, expropriation costs are also an important item. Expropriations made on energy transmission lines are generally transformer center, pylon area expropriations. These two areas should be completely expropriated. In this case, the ownership of the fully expropriated part is taken from the owner and transferred to the electricity authority. The cost of the expropriated part is calculated and paid to the parcel owner. In addition, there are easement rights expropriations which are more important and more complex to implement in energy transmission lines expropriation. Easement rights expropriations are a common situation in parcels extending along the line such as electricity transmission lines and natural gas pipelines. These rights are a huge cost item besides the project costs.
In the expropriation of easement right, the amount of decrease in value of the parcel caused by the right of easement is determined in the appraisal reports prepared either by the institution's appraisal commission or by the court experts and this amount is paid to the owner. If the owner is agreed with the institution, the fee is paid to the owner within 45 days from the date of the agreement. If an agreement cannot be reached with the owner, in accordance with Article 10 of the expropriation law, the administration applies to the relevant civil court of first instance in the place where the property is located and requests that the expropriation value of the immovable property be determined, in return for the payment of this price in cash or in installments if the expropriation is made in accordance with the second paragraph of Article 3, on behalf of the administration. 
The registration is decided after the amount determined by the court is deposited. After the decision is finalized, the registration process is carried out.
According to article 11 of the expropriation law, the easement right is the decrease in value that will occur in the parcel due to the easement transition. However, there is no explanation in laws or regulations on how this decrease rate should be calculated. For this reason, both Turkish Electricity Transmission Company valuation commission and court experts benefit from the Supreme Court's decisions in calculating the easement right. While making the valuation, the conditions of the real estate and the easement are also taken into account. 
For appraisal of the right of easement, it was stated in the decisions of the Supreme Court that the decrease rate for zoning parcels could be maximum 50% and for agricultural lands it can be maximum 35%. In other words, Decrease Rate = Easement Area / Total Area x 0.50 for zoning parcels and  Decrease Rate = Easement Area / Total Area x 0.35 in agricultural parcels. However, when calculating the easement price, court experts usually give the decrease rate as 50%, without taking into account the factors affecting the decrease. Even for agricultural parcels, which should have a maximum depreciation rate of 35%, this rate is  taken as 50%. However, it is not appropriate to use this ratio as maximum. Because, in calculating the rate of depreciation of the property due to the establishment of an easement, the type, nature, type of use of the immovable, the nature of the easement right (pipeline, energy transmission line, etc.), should be taken into account. As a result of not doing it this way, but applying the upper limit value as a standard, a higher easement right expropriation cost will undoubtedly arise, which will lead to additional costs for the public. In this case, public resources suffer a great loss. In addition, the costs of electrical energy transmission facilities increase considerably. In addition, unjust enrichment occurs in terms of the owner of the immovable. Later, when the court decision is appealed, the easement value determined by the Supreme Court can be reduced. In this case, the excess of the money received from the immovable owner is requested back with interest. In this case, the owner of the immovable cannot repay the money, so he/she may be in a difficult situation. It is very important to eliminate all these negative situations.
In this study, after giving information about the energy transmission lines and the operations carried out, the factors that affect the value of the easement and their weight in determining decrease of value has been determined. The factors affecting the easement right in the study are as follows, respectively: Building area affectted by the line, construction area that can be built, parcel size, the way the line passes through the parcel, zoning function under the line,location of the parcel, psychological factors and health effects.  These factors were determined by technical personnel who work for Turkish Electricity Transmission Company (TEİAŞ) as Geomatics Engineer, Agricultural Engineer and City Planner and are expert in  field of valuation. Then, for each of the factors affecting the decrease, weights were determined. Finally, by using the nominal valuation method with the help of these factor weights, decrease coefficient for easement right in the parcel were calculated .
 In order to check the accuracy of the proposed model, the energy transmission line between Pendik and Kurtköy transformer centers was taken as an example. 45 of the parcels on this electricity transmission line were used in our application and the decrease coefficients for all parcel were determined with the model we proposed.These decrease coefficients calculated for the sample parcels based on the model were compared with the court and market decrease coefficients. As a result of the comparisons, it was determined that the decrease rate obtained from the model and market data was close to each other. However, the decrease coefficients given by the court experts are generally above these two coefficients and 0.50.
Court expert reports and sketches were examined for each parcel, and the impairment coefficients of each were taken into account. market values were determined by taking advantage of the opinions of experienced people working as real estate agents, engineering and architectural offices in the real estate market.
The results obtained from the study and the problems experienced in the expropriation of energy transmission lines have been also analyzed and some solution suggestions have been made. In addition, the problems experienced in the expropriation of energy transmission lines today are also discussed and solutions for these problems have been tried to be found.  
As a result, it is observed that the model proposed by us based on the nominal valuation method gives promising results as a result of the evaluations made. Therefore, this study will be an important resource for future studies. It is thought that the model can be successfully applied in many projects in our country.