Konut fiyatlarını etkileyen faktörlerin incelenmesi: İstanbul Fatih örneği
A study on factors affecting the housing prices: Case of Fatih
Yazar: NASTARAN SARVIN
Danışman: PROF. DR. AYŞE LALE BERKÖZ
İstanbul Teknik Üniversitesi / Fen Bilimleri Enstitüsü / Mimarlık Ana Bilim Dalı / Gayrimenkul Geliştirme Bilim Dalı
Derece: Yüksek Lisans, 2017
Konu: Ekonomi = Economics ; Mimarlık = Architecture ; Şehircilik ve Bölge Planlama = Urban and Regional Planning

Özet:
Barınma ihtiyacı insanlar için beslenme, gİyinme gibi temel ihtiyaçlardandır. Farklı kültürlere sahip çeşitli yaşama tarzı olan insanların konut tercihleri birbirinden farklı olabilmektedir. İnsanların konut tercihleri ile birlikte konut fiyatları da önem kazanmaktadır. Konut fiyatlarını etkileyen faktörler farklı bölgelerde birbirlerinden büyük ölçüde farklı olabilmektedir. Konut fiyatını etkileyen faktörler sadece insanların tercihlerine bağlı olmayıp aynı zamanda fiziksel, çevresel, sosyal ve bölgenin ekonomik durumuna göre değişmektedir. 
Bu çalışmanın amacı İstanbul'un en eski ve tarihi dokuya sahip Fatih İlçesi'nde bulunan konutların fiyatını etkileyen faktörlerin incelemesidir. Bu çalışma Fatih ilçesinin tarihteki gelişiminin araştırması, mevcut durumu ile ilgili incelemelerin yapılması, Fatih bölgesindeki konut fiyatları ile ilgili verilerin toplanması ve analizinin yapılması, son olarak da sonuçların değerlendirilmesini kapsamaktadır.  
Çalışmada kullanılan veriler konut kredisine konu 360 adet konutun gayrimenkul değerleme raporlarından alınmıştır. Değerlemeye konu konutların hepsi gayrimenkul değerleme uzmanları tarafından yerinde görülerek incelenmiştir. Dolayısıyla kullanılan veriler tezin sonuçlarının güvenirliğini sağlamaktadır.
Çalışmada taşınmazın bulunduğu binanın yaşı, cadde veya sokak üzerinde konumlu olması, iç mekanların durumu, bulunduğu kat, brüt alan, taşınmaz içerisindeki oda sayısı ve bina içerisinde doğalgaz sistemi ve asansör bulunup bulunmaması gibi faktörlerin konutun fiyatı ile ilişkisini ölçmek amacıyla, korelasyon ve regresyon analizleri uygulanmıştır.
Korelasyon analizi sonuçlarına göre Alan ile Güncel değer arasında pozitif yönlü bir ilişki söz konusudur. Yani Alan büyüdükçe Değer de büyümekte, alan küçüldükçe Değer de küçülmektedir. Bina Yaşı ile Güncel Değer arasında ise negatif yönlü bir ilişki söz konusudur. Bir başka deyişle Bina Yaşı arttıkça Değer azalmakta , Bina Yaşı azaldıkça Değer artmaktadır.
Regresyon analizi sonuçlarına göre bina yaşı ile konut değeri arasındaki ilişki negatiftir. Yani bina yaşının artması konut değerinde azalmaya sebep olmaktadır. Çalışmada kullanılan değişkenlerden konut değerine olumsuz etkisi olan "bina yaşı"dır. Diğer değişkenler konut değerine olumlu katkı yapmaktadırlar. Konutun caddede konumlu bir binada olması sokakta konumlu bir binada olmasına göre konuta ilave değer katmaktadır. Yani konutun caddede konumlu olması daha tercih edilir bir özellik olarak ortaya çıkmaktadır. Konutun bulunduğu kat açısından ise konutun ara katta konumlanması diğer zemin ve çatı katı seçeneklerine göre değere daha yüksek oranda katkıda bulunmaktadır. Isıtma sistemlerinden doğalgaz faktörü de değere olumlu katkıda bulunmaktadır. Diğer taraftan binada asansör bulunması da pozitif etkiye sahiptir. Konuttta bulunan oda sayısı arttıkça konutun değeri de artmaktadır. 
İstanbul'un en eski ve merkezi yerleşimlerinden olan Fatih ilçesinden elde edilen bu sonuçlar daha önce bu konuda yapılmış literatürle karşılaştırılmıştır. Bu çerçevede İstanbul'un diğer İlçelerinde de yapılacak benzer çalışmalara bir altlık oluşturacağı düşünülen bu çalışma, benzer çalışmaların artmasıyla Istanbul için bir değer haritası oluşturulmasına katkı niteliği de taşımaktadır.

Abstract:
Shelter is a basic need such as food and clothing for human being. People with different cultures and lifestyles have different preferences for choosing houses. For example, more crowded families, prefer to live in big houses while less crowded families prefer to live in houses with only one or two rooms. This different preferences can change the housing prices. Factors affecting housing prices can vary widely in different regions. Factors affecting housing prices are not only dependent on people's preferences, but also on the physical, environmental, social and regional economic conditions. There are many studies around the world that show the effect of economic situation of the country in housing prices. Also the land use of the area that houses have been located, the transportation, the access to the important points of the city can effect the prices.   
Real Estate Appraisal is the independent and impartial determination of the rights and benefits of a real estate, a real estate project or a real estate at a certain date. Real estate appraisal is done by 3 different methods. These are Income Method, Cost Method and Comparison Method. In the valuation process of real estates, the most important factor is the using purpose of the real estate. Different valuation methods are preferred according to the kind of the properties. For example, while income method is preferred to indicate the value of a commercial property, it may be more appropriate to calculate the value of a property using comparison method. Housing investments have a great influence on the total assets of households. The most common method used for housing valuation in Turkey is comparison method.
The aim of this study is to examine the factors that affect the price of the houses in the Fatih district. Fatih district is one of the most important districts of Istanbul. the Fatih district is surrounded by Zeytinburnu district in the west, Eyüp district in the northwest, Marmara Sea in the South and East, and Golden Horn in the north. Fatih district is connected to Beyoğlu district through Galata Bridge and Atatürk Bridge. 
The most important transportation axes of the province are Turgut Özal Millet Street, Fevzi Paşa Street, Adnan Menderes Boulevard, Ordu Caddesi and Atatürk Boulevard. The metro stations in the district are Topkapi Ulubatlı, Fatih, Aksaray, and most importantly Yenikapı metro station. One of the important transportations that provides access to the county and other districts is the Kabataş-Bağcılar Tramway. The Fatih district is located in the center of the Istanbul and has accessibility and various public transportation vehicles in the area.
Fatih district of Istanbul was chosen as an example area for this study. The reasons for choosing this province are that Fatih is İstanbul's oldest district, Fatih district is located in the center of Istanbul, Fatih district has a more complex and different texture than the other districts of Istanbul, the properties are mostly old and the quality of the buildings has not been change in the last years and finaly the increasing of the real estate prices in recent years.
This study includes the investigation of the historical development of the Fatih district, the examination of the current situation, the collection and analysis of the data related to the house prices in the Fatih district, and finally the evaluation of the results.
The data used in the study were taken from real estate appraisal reports of 360 houses subject to housing credit. All the houses were examined by real estate appraisers on site. Therefore, the data used provides the reliability of the results of the thesis. Real estate appraisers have access to the datas like the legal area and the architectural project of the house. They exmine the physical and environmental characteristics of the area. Then the real estate appraiser try to find similar houses that are located near the house that they evaluating. Then they calculate the value of the house by finding the value of the similar houses. After that they give value to the houses depending on all of the characteristics.
Correlation and regression analysis were applied in order to measure the relationship between the price of the houses and different factors. These factors are the age of the building, the location of the building, the indoor situation, the number of floors, the gross area, the number of rooms, the natural gas system and elevator. The hypothesis of this study is that there is a negative relationship between the age of the building and the price of the house and a positive relationship between the other factors like location of the building, the indoor situation, the number of floors, the gross area, the number of rooms, the natural gas system and elevator and the price of the house. 
There are seven sub hypothesis in this study. These hypotheses are, the age of the building negatively affects the price of the house, the building is located on the street adds more value to the price of the house, the influence of the housing in the intermediate floors of the building to the housing value is greater than other floors, the number of rooms has positive effect to the value of the house, the presence of the elevator in the building where the house is located positively affects the price of the house, in the building where the house is located The presence of the natural gas system affects the price of the house positively.
There are datas in this study that shows the characteristics of the houses. When the data taken from the real estate appraisal reports are examined, it is seen that the number of the houses in the sub streets is higher than the houses that are not located on the main streets. Looking at the indoor situation of the houses, it is determined that the number of houses in the middle status are more than the others. Fatih district has an old texture. 
It was determined that most of the buildings are in the age range of 40-49 years. There are also a small number of new buildings in the area. About the floors, it is seen that the most of the houses are located in middle flours of the building. There are also a few number of houses that are located on the roof and floor. In the Fatih district most of the houses have 2 rooms. 
According to the datas, the most number of houses in Fatih district have natural gas system, but a very few number of buildings have elevator. In this study the available gross areas of the datas have been collected. It is seen that houses with area of 60-79 m2 in all years are more than the other houses. In 2010 and 2011 there are very few houses with area of 140-160 m2.
According to the information obtained from real estate appraisal reports, there is a steady increase in the m2 unit values of the houses. In 2010, we see that the unit values of m2 are between 1000-1499 TL / m2. This value increased to 1500-1999 TL / m2 unit value in the years of 2011 and 2012. In the year of 2013, it is determined that the unit values of residences are between 2000-2499 TL / m2, in the year 2014 it is 3000-3499 TL / m2 and in 2015 it is 3500-3999 TL / m2. As can be seen from datas, according to the real estate appraisal reports between 2010 and 2016, the average of m2 unit values for each year is calculated and it is seen that m2 unit values increased in these years. The highest increase started in 2013 and continued until 2015.
For doing the correlation analysis, the using datas have to be quantitative. In this study there are three quantitative datas. These datas are the age of the building, the gross area of the house and the price of the houses. Other factors in the study are qualitative and because of that these factors have not been included in the correlation analysis. According to the results of correlation analysis, there is a positive relationship between the gross area and the price of the houses. On the other hand, according to the results there is a negative relationship between the building age and the price of the houses. In other words, as the age of building increases, the value decreases. As the age of building decreases, the value increases. This result approves the hypothesis of the study.
According to the results of regression analysis, the relationship between building age and housing value is negative. That is, the increase in the age of the building causes the decrease in the price of the houses. All of the variables used in the study except the building age factor make a positive contribution to housing price. Only the building age factor has negative effect on house prices. 
According to the results of this study, houses that take place on the main street are more valuable than the other houses. It is because of ease of the access to the important points of the city. In other words, people prefer to live in the houses that are located on the main streets. The next factor in the study is the floor of the house. According to the results, houses that located in the middle floors are more valuable than the other houses. The natural gas system factor also contributes positively to the housing prices. The existing of the elevator in the building also has a positive effect in the price of the houses. Unfortunately in Fatih district the number of buildings that have elevator is too low. As the number of rooms in the house increases, the price of the house also increases. 
The results of the study are Parallel to the hypothesis. The results obtained from this study have been compared with the other studies which has been made in this subject before. this study is supposed to create a base for similar studies on factors affecting the housing prices. In this study only the architectural features of the building and houses have been considered and there is no information about the environmental, social and regional economic conditions of the district. With collecting more datas about the environmental, social and regional economic conditions of the Fatih street and the buildings, there can be a more comprehensive study. Finding relationship between different factors can help real estate experts to find a reasonable explains for the complicated differences of house values.
In this study there are datas that can be used for evaluating the effect of access and transportation factors to the price of the houses. The location and the street names of the houses are available in the study. It is possible to create a housing price map for İstanbul with this datas and similar studies from other districts of İstanbul. It is also possible to measure the distance between buildings and transportation stations and do analysis to find the effect of this factor to the prices of the houses.