Kentsel alt merkezlerde karma proje geliştirme potansiyeli: İstanbul örneği
The potential of the development of mixed use project in urban subcenters: The Istanbul case
Yazar: GAMZE ÇEVİRGEN
Danışman: PROF. DR. FATİH TERZİ
İstanbul Teknik Üniversitesi / Fen Bilimleri Enstitüsü / Gayrimenkul Geliştirme Ana Bilim Dalı / Gayrimenkul Geliştirme Bilim Dalı
Derece: Yüksek Lisans, 2019
Konu: Şehircilik ve Bölge Planlama = Urban and Regional Planning

Özet:
Karma kullanım kavramı günümüzde, kentsel planlama ve gayrimenkul geliştirme alanında sıkça duyulan bir kavram olarak ortaya çıkmaktadır. Özellikle metropol şehirlerde, arsa fiyatlarının yüksekliği, ulaşıma harcanan süreyi en aza indirme isteği, günün her saatinde yaşayan bir alan oluşturulma isteği, yatırımcılar için yüksek arazi yoğunluğu ve yüksek fiyatlara hızlı kullanıcı bulması gibi nedenlerle yaygın bir şekilde tercih edilen proje türü olmuştur.
İstanbul'da da dünyanın önde gelen metropol şehirleri gibi karma kullanımlı projelerin sayısı giderek artmıştır. Özellikle merkezi iş alanlarında yer alan karma kullanımlı projeler, bu alanlarda giderek artan arsa maliyetleri ve stok azlığı gibi nedenler ile kentsel alt merkezlerde yer seçmeye başlamıştır.
15.06.2009 tarihli 1/100.000 ölçekli İstanbul Çevre Düzeni Planında tek merkezli yapının çok merkezli yapıya dönüştürülmesi için bir takım değişiklikler hedeflenmiş ve bu amaçla "Merkezi İş Alanı" olan Beşiktaş-Zincirlikuyu-Levent-Maslak Hattına (Büyükdere Aksı) alternatif merkezler önerilmiştir. Kozyatağı-Ataşehir Bölgesi, Yenibosna Basın Aksı ve Kartal yeni altmerkezler olarak belirlenmiştir.
Tez kapsamında, alt merkezlerde olası geliştirilecek karma kullanımlı projelerin 'ekonomik yapılabilirlik' bakımından karşılaştırılarak farklı nitelikteki alt merkezlerin, karma kullanımlı proje geliştirmesine yönelik etkileri karşılaştırmalı olarak değerlendirilmiştir.
İstanbul gayrimenkul piyasası, potansiyel projelerde yer alacak kullanım tipleri nezdinde; konut, ofis ve perakende başlıkları altında incelenmiştir. 
Tezin amacı, İstanbul Metropoliten Alanı'nda, Merkezi İş Alanı (MİA) dışında kalan ve alt merkezler olarak planlanan Yenibosna Basın Ekspres Aksı (Bağcılar), Ataşehir Finans Merkezi ve Kartal Kentsel Dönüşüm Alanı'nda seçilen arsalarda karma kullanım geliştirme potaniyelini ortaya koymaktır. 
Bu amaç kapsamında Büyükdere Aksı ve Maslak Merkezi İş Alanına alternatif olarak planlanan Basın Ekspres Hattı (Bağcılar), Kartal Kentsel Dönüşüm Alanı ve Finans Merkezi (Ümraniye-Ataşehir) bölgelerinden seçilen arsalar için bölge piyasası incelenmiş ve karma kullanımlı proje fizibilite etütleri yapılarak İstanbul'da karma kullanım türüne yönelik potansiyel değerlendirmesi yapılmıştır.
Ekonomik yapılabilirlik karşılaştırılmasında karma proje içerisinde yer alacak fonksiyonlar olan konut, ofis ve perakende alanları için pazar araştırması yapılarak metrekare birim satış ve kira değerleri, satış ve kiralama hızı öngörüleri, iskonto ve kapitalizayon oranlarına ulaşılmıştır. Bölgenin gayrimenkul piyasa dinamikleri göz önünde bulundurularak her bir kullanım türü için net bugünkü değer hesabı yapılmış ulaşılan net bugünkü değerler toplanarak proje değerine ulaşılmıştır. Benzer şekilde piyasa araştırmaları sonucunda ortalama arsa bedelleri tespit edilmiş ve arsa bedeli proje değerine oranlanmıştır. Bu sonuçlar çerçevesinde en düşük orana ulaşılan projenin en karlı proje olacağı sonucuna varılmıştır.
Sonuç bölümünde, alt merkezlerde hayata geçirilmek istenen karma kullanımlı projelerde birden fazla alt merkezin piyasa analizlerinin yapılması gerektiği üzerinde durulmuş, alt merkez olarak planlanan alanlarda verilen özel kararların (özel proje alanı, kentsel dönüşüm alanı vb.) kentsel gelişim sürecine olumlu/olumsuz etkilerine yer verilmiştir.

Abstract:
The concept of mixed use emerges as a frequently heard concept in urban planning and real estate development. After the 1980s, the development of technology, village-to-city migration, transition to the information age, changes in individuals' economic levels, changes in the way they work and use leisure time have changed their consumption habits. New demands have emerged in residential and office styles and shopping centers have gained high value in urban life. With this trend, mixed-use buildings have begun to include shopping centers in the city centers and places for people to spend their free time.
Especially in metropolitan cities, it has become a widely preferred type of project due to the high land prices, the desire to minimize the time spent on transportation, the desire to create a living area at any time of the day, the high density for investors and the fast finding of users at high prices. One of the most important factors in the realization of a real estate project and its appeal to the appropriate market is its location. Because of their multiple functions such as housing, office, hotel and shopping center, site selection of mixed projects is performed as a result of more complicated evaluations.
In sub-centers that have the role of reducing the pressure in the Central Business Areas (CBD), urban development policies are determined in order to realize the economic, technological and socio-cultural developments as well as the areas living the urban development process within the framework of zoning plans. In order to achieve these developments, it is among the methods encountered to locate the relevant activities in the areas appropriate to the types of activities and sometimes to benefit from different incentives and privileges. 
The number of mixed-use projects such as the leading metropolitan cities of the world has increased in Istanbul. After the 1990s, the number of mixed-use projects between Levent and Maslak is remarkable and these areas have become a central commercial area. Together with the reasons that led to the formation of sub-centers in the urban development process of Istanbul, this type of mixed development was another factor that encouraged the formation of new sub-centers in the city. Facilities such as services, labor, social areas in the city center were less needed thanks to the mixed-use projects established in the sub-centers. This has led to the preference and increase in the number of mixed-use projects where all facilities are available in the sub-centers. Especially mixed-use projects in the Central Business Areas(CBD) have begun to select locations in urban sub-centers due to increasing land costs and lack of stock in these areas. 
A number of changes were targeted in the 1 / 100.000 scale Istanbul Environmental Order Plan (dated 2009) to transform the single-centered structure into a multi-centered structure. For this purpose, alternative centers have been proposed for Beşiktaş-Zincirlikuyu-Levent-Maslak Line (Büyükdere Axis) which is the "Central Business Area". Kozyatağı-Ataşehir Region, Yenibosna Basın Ekspres Axis and Kartal were identified as new sub-centers.
Within the scope of the thesis, possible mixed-use projects to be developed in sub-centers were compared in terms of feasibility analysis. Thus, the effects of different sub-centers on mixed-use project development were evaluated comparatively.
In this context, first of all, the urban development of Istanbul from the Ottoman period to the present has been briefly mentioned and the concept of mixed use has been examined in Istanbul. The distribution and typology of mixed use in Istanbul are given. Several of the mixed-use projects of different nature have been examined.
Since the types of use that will be included in the potential projects are residential, office and retail, the Istanbul real estate market is examined under these headings.
In the housing market, average sales figures and changes by years, transaction volume by years, share of mortgaged sales, office stock in the office market and change by years, stock distribution by region, occupancy rates by regions, average rent and it's changes by years; in the retail market, the division of organized and traditional retail, leasable area per person was examined.
The aim of the thesis is to reveal the potential of developing mixed use in the lands selected in Yenibosna Basın Ekspres Axis (Bağcılar), Ataşehir Finance Center and Kartal Urban Transformation Area which are planned as sub-centers outside the Central Business Area (CBD) in Istanbul Metropolitan Area. 
Within this scope, the regional market for the lands selected from the Basın Ekspres Axis (Bağcılar), Kartal Urban Transformation Area and Ataşehir Finance Center (Ümraniye-Ataşehir), which is planned as an alternative to Büyükdere Axis and Maslak Center Business Area, was examined. The feasibility studies of the mixed-use projects were conducted and the potential assessment of the mixed-use type was conducted in Istanbul.
In the sampling areas, it was taken into consideration that there are suitable zoning plan conditions for the mixed use project when selecting the plots. It is considered that the construction area provided by the construction conditions of the sample areas is of similar quantity and the total construction area is over 100.000 m2.
In comparing economic feasibility, the construction process is primarily designed. The unit costs per square meter for residential, office and retail areas have been estimated using similar projects in the market.
Since the research area of the thesis is an alternative to Büyükdere and Maslak Center Business Area Axis, there are three sub-centers selected in the Istanbul Urban Area, the office usage was chosen as the dominant use in the project. 30% of the projects are designed as residential, 60% as office and 10% as retail. 
Market research has been carried out for residential, office and retail areas, which are the functions to be included in the mixed project, and the sales and rental values of square meters, sales and leasing rates, discount and capitalization rates have been reached. Considering the real estate market dynamics of the region, net present value is calculated for each type of usage and the net present values are collected and project value is computed. Similarly, as a result of market researches, the average land prices were determined and the land value was proportional to the project value. Within the framework of these results, it was concluded that the project with the lowest rate would be the highest ant best use (HBU). In the conclusion part, it is emphasized that market analysis of more than one sub-center should be made in mixed-use projects that are intended to be implemented in sub-centers, and the positive / negative effects of legal decisions (special project area, urban transformation area etc.) made in sub-centers are mentioned. The comparative advantages and disadvantages of the regions selected as sample areas are given.