Gayrimenkul geliştirme süreçlerinde bütünleşik yatırım yönetimi
Integrated investment management in real estate develeopment processes
Yazar: NURBANU TÜRGEN
Danışman: DOÇ. DR. ELİF ALKAY
İstanbul Teknik Üniversitesi / Fen Bilimleri Enstitüsü / Gayrimenkul Geliştirme Ana Bilim Dalı / Gayrimenkul Geliştirme Bilim Dalı
Derece: Yüksek Lisans, 2014
Konu: Jeodezi ve Fotogrametri = Geodesy and Photogrammetry ; Mimarlık = Architecture ; Şehircilik ve Bölge Planlama = Urban and Regional Planning
Dizin: Mimari projeler = Architectural projects ; Yatırım projeleri = Investment projects ; İnşaat projeleri = Construction projects ; İş süreçleri = Business processes

Özet:
Gayrimenkul son derece dinamik ve kendine özgü özellikleri olan bir yatırım aracıdır. Gayrimenkul geliştirme ise birçok faktörden etkilenen ve hakkıyla yapılsa da yapılmasa da zor bir iştir. Bu sebeple bu kavramların bilinçli bir yaklaşım ile ele alınması gerekmektedir. Bu yaklaşım her biri çeşitli özelliklere sahip ve farklı olan  gayrimenkul projeleri için sistematik ve izlenebilir bir yaklaşım olmalıdır. Bu şekilde ne zaman hangi işe daha fazla ağırlık verilmesi gerektiği, hangi sorun ve çözümlerin ön plana çıktığı ile ilgili bilgi sahibi olunabilir.
Gayrimenkul, tahvil, hisse senedi, döviz gibi diğer yatırım araçları ile aynı şekilde  algılanmalı ancak farklılıkları her zaman göz önünde bulundurulmalıdır. Gayrimenkul geliştirmenin ise, çeşitli disiplinler çerçevesinde analiz edilen aşamalı bir süreçler bütünü olduğu unutulmamalıdır. Gayrimenkul geliştirme her aşamada bir adım ileri giden, fikrin oluşturulması ve geliştirilmesi, fizibilite, inşaat öncesi, inşaat, tamamlanma ve resmi açılış ile satış veya varlık yönetimi süreçlerinden oluşur. Bu süreçlerin herbiri alanında uzman kişiler ve çeşitli meslek disiplinleri ile gerçekleştirilir. Her süreçte gündeme gelen önemli konular kendi içerisinde ve süreçlerin bütününde analiz edilir. Bu konular pazar ve rekabet analizi, fiziksel analiz ve tasarım analizi, politik ve hukuki analiz ve finansal analizdir. Bu şekilde proje ile ilgili bütünleşik bir çalışma yapılabilir ve gerekli yerlerde çeşitli kararlar alınabilir.
Bir gayrimenkul geliştirme yatırımı, proje yönetimi metedolojisi ile ele alındığı takdirde yatırımın verimliliği artacaktır. Çünkü yatırımın en başında hedeflenen verimlilik, süreç içerisinde amaçlar ve hedefler doğrultusunda yapılan başarılı bir proje yönetimine bağlıdır. Proje yönetimi uzun yıllardır tartışılan ve geliştirilmek istenen bir alan olarak hemen her sektörü ilgilendirmektedir. Bunun sonucunda bu alanla ilgili kullanılmak üzere araçlar ve teknikler geliştirilmiş, gelişen teknoloji ile birlikte çeşitli yazılımlar üretilmiştir. Günümüzde proje yönetiminin standartlaşan konu ve yöntemleri ve belli bir terminolojisi bulunmaktadır. Türü ne olursa olsun hemen her proje belli başlı süreçlerden geçmektedir ve bu süreçler içerisinde gündeme gelen çeşitli bilgi alanları bulunmaktadır. Süreçler, başlangıç, planlama, yürütme, izleme ve kontrol ile kapanıştır. Bilgi alanları ise entegrasyon yönetimi, kapsam yönetimi, zaman yönetimi, maliyet yönetimi, risk yönetimi, iletişim yönetimi, insan kaynakları yönetimi, kalite yönetimi, tedarik yönetimi ve paydaş yönetimidir. Süreçlerin ve bilgi alanlarının entegrasyonuyla yürütülen bir proje, başarılı bir sonucun en önemli anahtarıdır.
Gayrimenkul geliştirme projesinde yer alan fikrin oluşturulması ve geliştirilmesi, fizibilite, inşaat öncesi, inşaat, tamamlanma ve resmi açılış süreçleri, proje başlangıç, planlama, yürütme, izleme ve kontrol ile kapanış süreçleri şeklinde ele alınabilir ve proje yönetimi bilgi alanları ile incelenebilir. Bina ve varlık yönetimi ise operasyon olarak ele alınabilir. Bu şekilde bir gayrimenkul geliştirme sürecinde hangi konuların öne çıktığı ve hangi bilgi alanlarının ön planda olduğu görülebilir. Alınacak kararların zamanlaması ve içeriği konusunda bir yol haritası çizilebilir.
Son olarak, araştırılan konuların ve oluşturulan fikirlerin, projeler, firmalar ve eğitim düzeyinde veya vaka analizi yaklaşımıyla incelenmesi söz konusu olabilir.

Abstract:
Real estate investment is a dynamic and a unique investment tool because of its inherent characteristics. Therefore, a real estate development process is complicated and difficult. In order to overcome such a difficult and complicated process a systematic approach is needed to follow which have to refer systematic and applicable ways of real estate development projects even they developed in different context.
Real estate development means providing places that people will live, work and recreate. It is influenced by cities and at the same time it influences them. It is related directly with city plans and it has an impact on distribution of population. It is faced with high expectations in especially big cities depending social, political, environmental and financial conditions and rapid changes in technology. These make it more complicated. For this reason, it is important to follow and to be aware of both domestic and abroad economic outlook and sectoral tendencies.
Real estate is evaluated like debenture bonds, share certificates, foreign exchanges, however, its inherent characteristics differ it from these investment tools. It is remembered that a real estate development is a hierarchical and sequental process which is needed to be considered and analyzed by focusing on several disciplines. Real estate development is a hierarcihcal process that a latter step is based on a former step, and, it basically includes six important steps: idea inception and refinement, feasibility, preconstruction, construction, stabilization, asset management, property management and/or sale. Each of these processes should be planned and managed by consistent professionals; each process should be detailed and analyzed by seperately and problem solving should be focused consistent to the each particular process. Market and competitive anlaysis, physical and design analysis, financial analysis, political and legal analysis are issues that should be considered contextually in each process. By following such a way, a complementary and consistent real estate development process can be followed and problem solving can be managed in particular.
Since the targeted feasibility of a real estate investment can be achieved in process by considering the targets and goals, the feasibility of a real estate investment will be increased if it is considered with project management. Project management is in the concern of several sectors which has been discussed in order to develop a bundle of recommendations or methodologies defing the ways of a rationale project management. Consequently, there are some new tools and techniques, moreover, softwares have been developed corresponding to a project management process. Nowadays, project management has a terminology and standardized methods corresponding to rationale process as a result of that huge effort. Apart from the context of the project, each project evolves some similar processes each of which has its own characteristics based on information areas. These similar processes are the initiating, planning, executing, monitoring and controlling, closing. The information areas are integration management, scope management, time management, cost management, quality management, human resources management, communications management, risk management, procurement management, stakeholder management.
In integration management, everybody works for the same goal and copes with changes. Scope management is very important to determine works to be held and not. Time management estimates the necessary times to complete works and follows these constituted schedules. Cost management is about making budget planning and controlling the budget. Quality management is to be sure that requested product is generated in maximum capacity. Human resources management is responsible for choosing the right person for a position and motivating the staff. Communications management ensures involvement of everybody and determines the connections between people. Risk management is necessary to consider possible positive and negative conditions and to cope with them when they happened. Procurement management means choosing contractors and conducting necessary contracts. Stakeholder management  is about managing expectations and participations of all persons and institutions which may influence the project negatively or positively.
A real estate investment that managed by integrating processes and information areas simultaneously is obviously ended with sucesses. The process in a real estate development project and the information areas in project management can be combined and draw a harmonious investment process.
For the success of the project, processes of real estate development must be adopted to dynamism of project management during the period of investment. Therefore; primarily it must be perceived that it is a project and all works must be integrated to total sum of activities. Any kind of factor that may affect final product must be taken into account and must be included to project management. However, developer must be aware of that it is not possible to guarantee the success of project even if he/she does all of them.
In order to understand the complex and multi-discipline structure of real estate development, it is necessary to have a systematic point of view. In this way, processes can be carried out healthfully. Success of the project depends on this systematic approach regarding processes.
An integrated approach provides unity between variables oriented to investment aim that is shaped by developing technology and dynamic market environment, and variables oriented to goals of business administration and marketing. Furthermore, it helps to determine which issues will have priority in which processes.
Associated with technological progress, computer softwares must be used in conducting project  within preplanned duration and cost limits. In this way, ever-changing conditions of project can be estimated during processes and  necessary precautions can be taken. This activity becomes meaningful through a reliable organizational structure and an intense communication plan. Investor firm should not find itself as the best, even if it has sufficient technology; but it must define relations within organization very well. The success of project depends on using tools and techniques properly according to structure of organization.
Real estate development is a team work which has experts in all subjects to genarate final product. These certain experts have contradicting objectives. For example, a high quality project means high prices in sales or rents, and also high costs of construction. On the other hand, every expert has differences in variability and duration of his/her activities. Some projects continue for years and during this process, there occurs many changes inside and outside of the project. Inevitably, a multi-disciplinary approach must be internalized in project to be able to have adoptation. Because a real estate project has a complex structure which needs expert groups working in itself and at the same time, integration of emerging works of these groups. This integration can be possible through gathering all relevant disciplines under a committee. This committee, as a point of decision making, must be able to aggregate whole stakeholders of project under a single roof.
To be able to carry out real estate development processes successfuly,interdiscipliner communication must be sufficient, work rules must be defined, necessary documentation must be constituted, responsibilities must be determined and controlled efficiently.
Internal and external factors that influence the real estate development project, tendencies and existing conditions must be analyzed in detail, and decision makers must be informed about them periodically. Additionally, the relationship between activities and methods used in decision making must be defined. Developer should observe the project from beginning to end, in terms of perspectives of all participants. This is so important in order to increase performance of the project.
As a last word, such a process that joint real estate development project and project management is particular to a focused project and detailed by considering the case analysis.