Coğrafi bilgi sistemleri ile İstanbul ili nominal taşınmaz değer haritasının oluşturulması
Creation of nominal asset value-based map using geographical information systems for İstanbul city
Yazar: MUHAMMED OĞUZHAN METE
Danışman: PROF. DR. TAHSİN YOMRALIOĞLU
İstanbul Teknik Üniversitesi / Fen Bilimleri Enstitüsü / Geomatik Mühendisliği Ana Bilim Dalı / Geomatik Mühendisliği Bilim Dalı
Derece: Yüksek Lisans, 2019
Konu: Jeodezi ve Fotogrametri = Geodesy and Photogrammetry

Özet:
Taşınmaz malların değerlemesi alım satım, kiralama, vergilendirme, kamulaştırma,  kentsel dönüşüm, özelleştirme, devletleştirme, sermaye piyasası faaliyetleri gibi birçok uygulamada karşılaşılan bir değer kestirim yaklaşımıdır. Yapılan uygulamalarda mekânsal gelişmeleri gözeterek taşınmazlar için objektif, doğru ve kabul edilebilir bir değer saptamasının yapılması oldukça önemlidir. Bu kapsamda ülkemizin en büyük sorunlarından bir tanesi taşınmazların değerlerinin bir standardının olmamasıdır. Gelişen teknoloji ile birlikte taşınmaz değerlemesi bilimsel yöntemlerle, tarafsız bir şekilde belirlenebilmektedir. Geleneksel değerleme yöntemlerinin yanında, taşınmaz değerlerinin belirlenmesi için kullanılan Stokastik yöntemlerden biri de "nominal değerleme" yöntemidir. Nominal değerleme yaklaşımı ile birim değeri etkileyebilecek birçok mekânsal parametre çeşitli konumsal analizlere tabi tutularak piksel bazlı değer haritası üretimi mümkün olmaktadır. Coğrafi Bilgi Sistemleri (CBS) ile Nominal Taşınmaz Değerleme çalışması kapsamında İstanbul ili için nominal taşınmaz değer haritası üretilmesi amaçlanmıştır. Çalışma alanı için belirlenen birçok kriter ile yakınlık, görünürlük, yüzey gibi çeşitli analizler gerçekleştirilmiş ve bu kriterlerin önem derecelerine göre değeri doğru şekilde etkilemelerini sağlamak için ağırlık tayininde Çok Kriterli Karar Verme (ÇKKV) Yöntemlerinden biri olan Best Worst Method (BWM) kullanılmıştır. Görünürlük analizi kapsamında Boğaz, Marmara Denizi, Karadeniz, Adalar ve Haliç manzaralarına sahip bölgeler tespit edilmiştir. Yakınlık analizi ile eğitim, hastane, itfaiye, karakol gibi alanların yanı sıra, yeşil alanlara, ulaşım ağlarına, toplu taşıma duraklarına yakınlık analizleri gerçekleştirilerek taşınmaz değerlemesindeki etkileri irdelenmiştir. Seçilen kriterden oluşan ağırlıklı nominal taşınmaz değer haritası üretilerek dinamik bir model oluşturulmuş, değer haritasının web servisi ile internet ortamında paylaşılarak taşınmaz maliklerinin kendi parsellerini görüntüleyip nominal değerini ve karşılık gelen piyasa değerini görüntülemesi mümkün hale gelmiştir.

Abstract:
Having a property is one of the lifetime targets in societies where the concept of property ownership is important matter. People want to have a house where they can live, a land that they can invest, or farmland that they can use for agricultural purposes. According to the United Nations, real estate property has a value because it adds to life satisfaction and attractiveness. The real estate valuation can be defined as the whole of the activities carried out for the objective determination of the value by considering the different properties of a real estate. Determining the value of real estates, which is an important part of the market, is a necessary action in many transactions such as purchase and sale, renting, taxation, expropriation, urban renewal, zoning applications, capital market activities. It is important that all these operations are carried out correctly and objectively. In this context, various methods are used worldwide for the valuation of real estates. The comparison method, cost method and income method are the classical methods used in real estate valuation. Apart from these methods, statistical methods such as nominal valuation method, regression analysis method, matrix method and mass valuation method can also be used to determine the values of the real estates.

Geographic information systems (GIS) have become an important science for the problems encountered in everyday life in which all processes from the collection and storage of spatial data to analyzing and the production of alternative solutions, are managed completely. Map and navigation applications, emergency and disaster management, municipal services, urban planning, land management are some of the most common uses of GIS. Since many of the factors affecting the value of real estates are based on location, it is possible to take advantage of GIS functionality, analysis power and the ability to produce alternative solutions. With the nominal valuation method, which is one of the stochastic methods, the valuation of real estates can be done objectively with scientific approaches. The nominal valuation method requires mass valuation of the real estates according to the attributes that they have. In this method, the smallest unit subject to valuation may be cadastral parcels or pixels of a certain size. In this way, it is possible to produce nominal asset value-based raster map by using GIS.

There are many factors that affect the values of the real estates. Factors should be determined by considering the location of the real estates to be valued. The extent to which the determined factors affect the value depends on the weight coefficients to be determined. In this regard, common weights in the literature and the related surveys are used. The criterion and coefficients obtained after this stage can be used directly, but using Multi Criteria Decision Making (MCDM) methods, it is possible to provide more accurate valuation by considering the correlation of the criteria. MCDM enables the design, evaluation and production of alternative solutions. The combined use of GIS and MCDM simplifies decision making by blending geographic data and decision-makers' preferences. Factors affecting the value of the real estate property can be used to determine the weights according to the preference of the factors by using the MCDM methods. Within the scope of the study, the factors affecting the value were determined by establishing proximity, visibility and surface analyzes with the help of GIS. The Best Worst Method (BWM), one of the MCDM methods was used to determine the weights of the determined factors. With the dynamic data model created, all processes were automated and the nominal asset value-based map was created.

With the development of cloud computing technology, it has become easier to store and present large data on the internet. Today, companies, banks, public and private sector stakeholders have provided a significant advantage in terms of security, performance and cost by using the cloud computing systems. Spatial data constitutes an important part of the big data concept. The use of the cloud systems for storing, analyzing and presenting these data is becoming increasingly widespread. In the study of nominal valuation of real estates, cloud computing technology was used for the storage and service of spatial data in the context of Platform as a Service (PaaS) and Software as a Service (SaaS). It is made possible to share the maps produced according to the model with the geographic data service software established in the cloud. In order to provide web-based GIS to users, web maps are designed and published with the open source javascript library.Thus, all the maps and data produced were shared with users dynamically on the web.

With the real estate valuation study, a dynamic valuation model has been produced in Istanbul city and it is aimed to determine the real estate values by analyzing and weighting various criteria. It is aimed to contribute to real estate market with objective and transparent valuation model by sharing the produced value map with the users in the web.