Avrupa İnsan Hakları Mahkemesi ve yargı karaları bağlamında Türkiye 'de taşınmaz değerleme sistemindeki temel sorunların tespiti
Examination of the main issues in the real estate appraisal system in the context of the European Human Rights Court and jurisdictions
Yazar: MUHAMMED ALİ BAYRAK
Danışman: PROF. DR. TAHSİN YOMRALIOĞLU
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:
Bilinen tarih boyunca insan ile toprak ilişkisi hep birlikte var olmuştur. İnsanlık tarihine bakıldığında, ilk zamanlarından itibaren insan toprağı işleyerek yaşamını sürdürmüş ve ilerleyen zamanlarda topraktan elde ettiği ürünlerin ticaretini yaparak geçimini sağlamıştır. İnsanın doğasındaki sahiplenme duygusu ve toprak ilişkisi bir araya geldiğinde mülkiyet kavramı ortaya çıkmıştır. Mülkiyet hakkı tarih boyunca insanların yaşamında önemli bir yere sahip olmuştur. Ülkemizin tarihine bakıldığında mülkiyet hakkı Anayasa ile güvence altına alınmış bir haktır. Anayasadaki mülkiyet kavramının korunması kanunlar ile sağlanmıştır. Uluslararası düzeyde bakıldığında Avrupa İnsan Hakları Sözleşmesi ile mülkiyet hakkı koruma altına alınmıştır. Günümüzde mülkiyet hakkının ihlali ile ilgili gerek ulusal mecrada Yargı makamlarında ve gerekse uluslararası mecrada Avrupa İnsan Hakları Mahkemesinde mülkiyet hakkı ihlaline ilişkin Türkiye aleyhinde açılmış birçok dava bulunmaktadır. Literatür araştırması ve yargı kararlarının incelenmesi neticesinde özellikle kamulaştırma ve tapu iptali konularında yargı makamlarına intikal etmiş davaların bulunduğu belirlenmiştir. Ülke sınırları içerisinde mülkiyet hakkına yapılan ihlallerle ilgili mahkemelerde hak arayabilmek mümkündür. Avrupa İnsan Hakları Mahkemesi yapmış olduğu incelemeler ve ulusalararası mahkemelerde yapılan yargılamaların neticesinde devletler aleyhinde kararlar alarak, sözleşmeye uygun olarak neticelendirilmelerini takip etmektedirler. Bu çalışmada söz konusu davalar içerisinden, taşınmaz değerleme konusunu içeren mahkeme kararlarının incelemesi yapılmıştır. Taşınmaz değerleme, bir taşınmazın üzerindeki suni yapılar dahil olmak üzere belirli bir zaman diliminde, yasal mevzuata uygun olarak, taşınmazın özellikleri ve fiziksel koşulları göz önünde bulundurularak değerinin tespit edilmesi işlemidir. Ülkemiz içerisinde Yargıtay mahkemelerine bağlı hukuk dairelerinin vermiş olduğu kararlarda taşınmaz değerleme yöntemlerinin doğru işletilememesi ve hazırlanan raporların denetime uzak ve bilimsel verilerle desteklenmediği sıklıkla görülmüştür. Avrupa İnsan Hakları Mahkemesi kararlarında ise ulusal yargılamada yapılan işlemler ve araştırmalar esastan incelenerek, ulusal yargı mahkemelerine sunulan taşınmaz değerleme raporlarında yapılan yanlış uygulamaların uluslararası makamda da aynı sorunlar üzerinden devam ettiği görülmüştür. Yapılan ayrı ayrı incelemeler neticesinde her iki yargı makamının tespit ettiği ortak sorunlar belirlenerek bulgular kısmında detaylı olarak açıklanmıştır. Taşınmaz değerinin tespitine ilişkin ortak temel sorunların; taşınmaz değerleme raporunun içeriği, taşınmaz değerine etki eden faktörlerin tespiti ve taşınmaz değerleme için uygun emsal tespitinin yapılması başlıkları altında incelenmesi gerektiği tespit edilmiştir. Sonuç kısmında temel ortak sorunların, yargı kararlarının içeriğindeki tespit edilen bulguları göz önüne alınarak tablo şeklinde gösterilmiş ve ekteki yargı kararları ile desteklenmiştir. Taşınmaz değerleme raporlarındaki noksanlıklar ve uygulamada geliştirilebilecek kavramların tespitinde ve mevzuat çalışmalarında göz önünde bulundurulması gereken temel unsurları tablo üzerinden gözlemlemek mümkündür. Bunun sonucunda ülkemizde taşınmaz değerleme ile ilgili keskin ve kapsamlı bir mevzuat analizi yapılması gerektiği ayrıca taşınmaz değerleme raporlarının standartlarının belirlenerek katılımcı bir sistem ile sürekli güncel tutulmasının gerekliliği tespit edilmiştir.

Abstract:
Throughout the known history, the relationship between man and land has existed together. Considering the history of humanity, human have lived their lives by cultivating the soil from the earliest times and later made a living by trading the products obtained from the soil. The concept of ownership emerged when the sense of ownership in human nature and the land relationship came together. The right to own a property has had an important place in people's lives throughout history. 
Considering the history of our country, the right to own property is a right guaranteed by the Constitution. The protection of the concept of property in the constitution is provided by laws. At the international level, the property right has been protected with the European Convention on Human Rights. Today there are many cases in the judicial authorities and public channels as well as international channels against Turkey related to violation of the right of ownership, in the European Court of Human Rights.
As a result of the literature research and examination of judicial decisions, it has been determined that there are cases referred to judicial authorities, especially regarding expropriation and cancellation of title deeds. It is possible to claim rights in courts regarding violations of property rights within the borders of the country. The European Court of Human Rights takes decisions against states as a result of the investigations and trials made in international courts, and follows their conclusion in accordance with the convention. In this study, among the aforementioned lawsuits, court decisions involving the subject of real estate appraisal were examined. 
In our country, there are problems in many application areas due to the fact that the real estate valuation process is not at a certain standard. The reasons for this are the fact that the real estate valuation process does not have a clearly defined legislation, and it has a place in the laws and regulations laid down for different disciplines. When the Supreme Court decisions in the Turkish legal system and the judicial decisions made before the ECHR are examined, it is one of the areas where real estate valuation is widely used and has its own problems.
Real estate is defined as land and buildings built by people on it, which is an asset that we can see and contact with. Value is the equivalent in money determined between the parties to obtain a good or service from the market. Since it is not static, it consists of a possible price determination at a certain time and is an economic concept.
Real estate defines all of the tangible parts of the land and the building on it, which can be physically felt with all its additions. Real estate valuation is the process of determining the value of an immovable in a certain period of time, including artificial structures on it, in accordance with the legal regulations, taking into account the properties and physical conditions of the real estate. 
In the real estate appraisal process, first of all, the problem is determined, a situation assessment and a real estate appraisal plan accordingly. By collecting information about real estate and environmental conditions, it is determined which real estate valuation method or methods will be used together. After the valuation method is determined, the value of the real estate is determined. All these transactions are explained in steps in the real estate appraisal report and the real estate appraisal report is drawn up.
Within the scope of the study, academic studies on real estate appraisal, the decisions of the Judicial Departments of the Supreme Court of Appeals within the Turkish Legal System and the decisions of the European Court of Human Rights concerning our country is examined separately, and the main problems caused by the wrong practices in the valuation process may also be influenced by the legislative gap will be tried to be done.
In this thesis, it is aimed to determine the problems about the real estate valuation system by examining the judgements of the Judiciary and the ECHR and to present a solution proposal; The term "immovable" will be used to ensure integrity of meaning and avoid confusion of definition. In the decisions of the legal departments of the Court of Cassation courts in our country, it was frequently seen that the real estate valuation methods were not properly operated and the reports prepared were far from auditing and not supported by scientific data. 
In the decisions of the European Court of Human Rights, the procedures and investigations that carried out in the national proceedings, were examined on the basis of the fact that it was observed that the wrong practices in the real estate appraisal reports submitted to the national courts of law continued on the same problems in the international authority. The common problems identified by both judicial authorities as a result of separate examinations were determined and explained in detail in the findings section. Common basic problems related to the determination of real estate value has been determined that the content of the real estate appraisal report should be examined under the headings of determining the factors affecting the immovable value and determining the appropriate precedent for real estate appraisal. 
Evaluations made with subjective perspectives in real estate appraisal reports, scientific data not supporting the written reports objectively enough, the importance of the quality of the immovable in determining the appraisal method, and the fact that the people who make the appraisal are not selected from the experts in their field are the main problems in real estate appraisal activities.
In the conclusion part, the main common problems are shown in the form of a table, taking into account the findings of the judicial decisions and supported by the attached judicial decisions. It is possible to observe the deficiencies in the real estate appraisal reports and the basic elements that should be taken into consideration in the determination of the concepts that can be developed in practice and in the legislation studies. As a result, it was determined that a sharp and comprehensive legislative analysis on real estate valuation is required in our country, and the standards of real estate valuation reports should be determined and kept up-to-date with a participatory system.
As a solution to the problems in the case was transferred to the jurisdiction of real estate valuation problems in Turkey must first be a legislative review. The opinions of all institutions and organizations operating in the public sphere, especially the valuation institutions, should be taken. As a result of a detailed analysis, the appraisal reports should be standardized, and a training program or certification mechanism should be established for the real estate appraisal business that will improve both in practice and in theory. Within this mechanism, a commission should be established to solve the wrong practices in practice, and the content of the appraisal report should be kept up-to-date within the framework of the established legislation.