Konut bölgelerinde mekansal yapı - arazi değer ilişkisi

Özet

İnsanın çevre koşullarına tepkisi sadece doğal bir tepki değil, aynı zamanda düzenleyici bir eylemdir. Kent de insanın şekil verdiği ve kendi kültürü içinde geliştirdiği bir yapay çevresidir. Bu çalışmada konut bölgelerindeki arazi değerine etki eden kentsel ve mekânsal değişkenlerin neler olduğu ve arazi değerine ne derecede etki ettiğinden yola çıkılarak, şehirlerin yeniden yapılanmasında, tasarım projelerinde, gayrimenkul yatırımlarında daha sağlıklı kararlar verilmesi için bilimsel bir yaklaşım geliştirmek amaçlanmıştır. Bu çerçevede konut bölgelerindeki arazi değerleri değişimini mekânsal boyutta etkileyen etmenlerle ölçümünün yapılmasına yönelik araştırmanın özgünlüğünü yansıtan bir model kurgulanmıştır. Bu çerçevede kurgulanan model bir dünya metropolü özelliği taşıyan İstanbul örnekleminde ele alınmıştır. Bu modelde mevcut ekonomik arazi değerlerinin tespiti, mekânsal kurgunun sayısal olarak yorumlanması (mekân sentaks yöntemi kullanılarak), taşınmaz değerini etkilediği düşünülen kentsel değişkenlerin tespiti, elde edilen verilerin birleştirilmesi ve bir istatistik programı yardımıyla aralarındaki ilişkilerin istatistiksel olarak irdelenmesi ile farklı yöntemler bir arada kurgulanmıştır. Çalışma neticesinde arazi değerlerini bağımlı değişken kabul edip arazi değerlerini etkileyen kentsel etmenleri bağımsız değişken kabul ederek regresyon analizi yapılmıştır. Sonuç olarak modele giren kentsel etmenlerden mekân sentax analizinde elde edilen bütünleşme değerleri, sokakların denize uzaklığı, sokakların merkezi iş alanına uzaklığı, sokakların üniversiteye uzaklığı, sokakların sağlık tesisine uzaklığı ve sokaklardaki yapıların cephe-renk uyumu ölçümünü ifade eden kalite parametrelerinin İstanbul örnekleminde arazi değerlerinin değişiminde etkili olduğu belirlenmiştir.

Abstract

The importance of real estate property to the national economy is vital. The demand of people for a place to live in, accommodation, and investments has been ongoing for a long period of time. Urban land values particularly, have a determining effect on both urban planning and real estate activities. Knowing the factors affecting the urban land values could be an important advantage in order to determine the future of urban development, and foresee the probable changes. In this study it is aimed to develop a scientific approach in order to be able to make proper decisions in regenerating urban areas, urban design projects, land use planning and real estate investments starting from what the urban variables are and how do they affect the land values. The goal of this study is to highlight the effect of locations of the housing unit in the city, and the structure of the neighbourhood other than the effect of construction quality of the buildings which have the same construction costs. At the same time, it is aimed to make this study a source to be used as a guide for decision makers in using the urban land more economically, in a world metropolis such as Istanbul. In the context of the study 504 street from 13 neighbourhoods around Istanbul (9 from European side and 4 from Asian side) were analysed with random size sampling technique. These samplings reveal a residential function of land use in the study area. In the scope of this paper it is aimed to find out the factors according to which land values differ, by determining the land values street by street in different residential areas of Istanbul. This study has become a paper in which many different methods are used. They include determining the economical values, forming a location model using space syntax, evaluating the location structure numerically, determining the urban variables that are thought to be effecting (arisen from a literature research) the urban values and combining the collected data on a database and considering the relation between them with a statistical program. In the research in order to define the factors affecting the value of residential units and their measurement, a method reflecting the originality of the study has been used. Parallel to the model formed in this perspective, axes have been drawn on the street basis to form a location model for every neighbourhood selected. A combination value for every street has been calculated using the space syntax method which is developed for location studies and which evaluates the locations numerically. Later, the accessibility parameters for every street and the distance of every street to the facilities have been determined. For the measurement of the visual quality and comfort, again on the street basis buildings, pavements, landscape and security factors have been graded. After all these calculations all data is gathered in statistical program. In the next section, after evaluating the relation of the data with the land values, a regression analysis has been made. Factors that affect the values of residential units and explain the model have been determined. As a result of the analysis, the factors have been determined as following; integration values of the space syntax analysis, the distance of the streets to the sea, the distance to the central business district, the distance to the university, the distance to the hospital and the buildings’ colour harmony. This model contributes to residential values by analyzing the spatial factors. The spatial factors with different methods (space syntax, density analysis categorical evaluation and regression analysis) employed in order to define relationship between land values and residential areas. Further research should focus on using different techniques that revealed significant results as in this model Like in many other developing countries, research conducted in Turkey issuing the values of residential units regarding the public benefit and directing the people to investments with high profits are not adequate. This aims to help planners, designers, investors, and decision makers running residential policies.