Gayrimenkul sektöründe blok zincir teknolojisinin kullanımı ve akıllı kontratların incelenmesi
The investi̇gation of use of the smart contracts and blockchain in real estate
Yazar: HAMZA SEZER
Danışman: PROF. DR. ŞEVKİYE ŞENCE TÜRK
İstanbul Teknik Üniversitesi / Fen Bilimleri Enstitüsü / Gayrimenkul Geliştirme Ana Bilim Dalı / Gayrimenkul Geliştirme Bilim Dalı
Derece: Yüksek Lisans, 2019
Konu: Bilgisayar Mühendisliği Bilimleri-Bilgisayar ve Kontrol = Computer Engineering and Computer Science and Control ; İnşaat Mühendisliği = Civil Engineering ; Şehircilik ve Bölge Planlama = Urban and Regional Planning

Özet:
Gayrimenkul genel olarak bir arazi ve bu araziye bağlı olarak inşa edilmiş her şey olarak tanımlanmaktadır. İnsanların barınma ihtiyacı ile başlayan gayrimenkul geliştirme, yaşam standartlarının değişmesine bağlı olarak insanların daha iyi yaşama, çalışma ve dinlenme alanları talep etmeye başlamasıyla gelişmiştir. Önce konut ihtiyacı şeklinde başlayan gayrimenkul, daha sonra insanların ihtiyaçlarına bağlı olarak farklı şekillerde arz edilmeye başlamıştır. Farklı şekillerde oluşturalan gayrimenkullerin oluşması ile gayrimenkul sadece ihtiyaç olmaktan çıkıp, ayrıca bir yatırım aracı olmuştur.
Gayrimenkulün çeşitlilik göstermesi ve ihtiyaçların değişmesi ile profesyonel olarak gayrimenkul geliştirmeye ve gayrimenkul geliştirme aşamalarında farklı profesyonellikleri kullanmaya gereksinim oluşmuştur. Birçok profesyonelliğin oluştuğunun gözlemlenmesi ile gayrimenkul geliştirme de verimli olarak kullanılabilecek birçok uygulama gelişmenin bir parçası haline gelmiştir.
Gayrimenkul geliştimede yenilikler 19. Yüzyıla kadar tasarım ve malzemelerin geliştirilmesi ile farklılık gösterse de 20. Yüzyılın ortalarından sonra teknolojik yenilikler gayrimenkulün adapte olması gereken ve gayrimenkul geliştimeye fayda sağlayan araç olmuştur. İnternet gibi bütün hayatımızı değiştiren teknolojik gelişmeler gayrimenkul sektöründe de birçok uygulamada kullanımı ihtiyaç haline gelen olmazsa olmaz araçlardan biri olmuştur.
Varlıkların internetten güvenli ve şeffaf şekilde transfer edilmesine olanak sağlayan Blok Zinciri teknolojsi de birçok farklı uygulama alanına sahip olacak bir teknolojik yenilik olarak ortaya çıkmaktadır. Kayıt mekanizmasının güvenilirliği ve şeffaflık ilkesi üzerine kurulu olması nedeni ile belirsizliklere hızlı ve keskin çözümler üretmektedir.
Bu çalışmada, gayrimenkule doğrudan etki edebilecek bir yenilik olarak düşünüldüğü için gayrimenkulde Blok Zinciri uygulamalarının oluşturabileceği faydalar ve yenilikler değerlendirilmiştir. Sonrasında, tasarlanan bu yenilikler, gayrimenkul sektöründe yer alan görüşme yapılan gayrimenkul profesyonelleri, Blok Zinciri kod uzmanları ve Hukuk uzmanlarından alınan bilgiler ile gerçekte uygulanabilir olup olmadığı değerlendirilmeye çalışılmıştır.

Abstract:
Real estate is generally described as a land and anything built related to that land. Real estate development, which started with the need of people's housing, was developed as people started to demand better living, working and relaxation areas due to changing living standards. Real estate, which started in the form of housing needs firstly, then started to be offered in different ways depending on the needs of people. With the formation of real estate created in different ways, real estate has ceased to be just a need and has become an investment tool. With the diversification of real estate and changing needs, A need of developing real estate professionally has appeared and using different professionalism in real estate development stages has become a need. With the observation that many professionalism has occurred, many applications that can be used efficiently in real estate development have become part of real estate development.
Although innovations in real estate development have changed with the development of design and materials until the 19th century, after the mid-20th century, technological innovations have become tools that must be adapted to real estate and benefit from real estate development.
Technological developments that have changed our lives like the internet have become one of the must-have tools in the real estate sector. Block Chain technology, which enables the transfer of assets from the internet safely and transparently, also appears as a technological innovation which will have many different application areas. Based on the reliability of the recording mechanism and the principle of transparency, it produces fast and sharp solutions to uncertainties.
With the differentiation and professionalization of the real estate development process, different needs of the sector have been formed. These needs have led to the necessity of continuous feeding with human, material and technology resources. It has been observed that real estate can provide many benefits in real estate development processes.
A real estate that is in the beginning of the real estate development process In all real estate development processes up to the sale of second hand, the situations and stages in which Block Chain technology can be used were observed.
With the Block Chain technology, in addition to the registration of property rights while the land is in the land and the records in the title deed directorate, systems where data can be accessed quickly from each property owner can be used. In addition to the use of property rights, the uncertainties arising from the zoning rights in similar parcels will be ensured to be transparent and efficient observable by renewing all parcel rights by registering the Block Chain of regional records.
Ownership rights and zoning status etc. It is thought that the flow of data such as Block Chain technology will be efficient and transparent. In this way, the precedent status of the municipalities will be controlled and monitored transparently. In this way, the rights grievances that may arise will be controllable and transparent.
Since all information is based on Block Chain while real estate is in the land, valuation reports and best and most effective usage analysis can be done accurately and transparently. As a result of this, the valuation and analysis will be continuously available within the real estate and will be traceable. In this way, real estates will be able to show their real values and can be used in the most effective way since they contain the past works in the block chain records.
After the best and most effective usage analyzes are completed, the manufacturing processes resulting from transparent and clear records in architectural design and contract phases can be followed and all parties can be informed in the same way since the quality standards are met. As all of the real estate development works and problems occurred in the Block Chain registry system, landowners can examine the architectural design and changes instantly and observe the new items arising as a result of the changes made in smart contracts. In this way, land owners who have many plots will be able to access data directly on the processes in all development projects. Since smart contracts are established by the system, it is concluded that the results of the changes in the process can be followed instantly by avoiding uncertainties.
Since the contracting companies can record the production stages instantly and the information is recorded by the system, all parties will be able to follow the productions instantly. In this way, the quality of the production can be observed and accordingly, smart contracts can be processed. In addition, since the contract of everything in the system is provided by smart contracts, instant quality and manufacturing pricing can be made. It is concluded that the major problems experienced in progress payments can be observed instantly from the recording mechanism and transparency of the system and that progress payments can be realized directly if the conditions determined by smart contracts are fulfilled.
The sales process that starts with the start of manufacturing will be carried out with smart contracts. In this way, all the contracts and projects of certain and registered real estate for buyers is considered to be net changeable products. In this way, the real estate buyer will always be on the safe side since the changes in the real estate produced will be shaped according to the conditions determined by smart contracts. In this way, the quality of the number of real estate investors will increase. With the increase in investments, periodic stagnation problems of the sector will be solved. In addition to this, the Block Chain technology and payment mechanisms will change in trading transactions. Many convenience payment mechanisms will be included in the real estate sector for the sale of any property abroad. With the KYC systems, buyers and sellers may be protected from fraud during payment transactions.
With the Block Chain technology, which will ensure the delivery of title deeds in digital environment, the identities and transaction times of the parties will be registered and transparent.
Real estate with title deed and block chain codes, leasing contracts are provided by using smart contracts. With smart contracts, the parties will have to bear their consequences directly if they see their responsibilities directly and fail to fulfill their responsibilities. In this way, real estate owners will be able to maintain their rights for their property and be able to execute processes automatically. The users of the real estate will also be able to retain their rights in the demands of the real estate owners through smart contracts.
It is thought that Block Chain technology will have devastating effects in all real estate development processes. In order to establish this, it needs to be integrated into the tax system, to provide legal infrastructure and to increase the level of adaptation of technology to the real estate sector. State institutions will be able to get rid of transaction and document load thanks to Block Chain technology. In addition to this, the period of unregistered manufacturing and real estate products will end and the data for real estates will be clear and clear at all stages thanks to Block Chain based systems.
In this study, the benefits and innovations that can be created by Block Chain applications in real estate are considered because they are considered as an innovation that can directly affect the real estate. These innovations, which were designed afterwards, have been tried to be evaluated with the information received from real estate professionals, Block Chain Code experts and Lawyers.