Evaluation of expert reports filed for urgent expropriation: The case of Gelemen and Tekkeköy logistics center
Abstract
In this study, the expert reports received from the court for 51 real estate parcels over the past 20 years have been examined and evaluated. The expert reports are from the urgent expropriation process as per Article 27 of the Expropriation Law No.2942, and these reports have frequently been used by public institutions. In expropriation cases, the income valuation method was used by the real estate experts. It has revealed that the zoning and usage characteristics of the real estate parcels were not taken into consideration sufficiently during valuation, the parameters used in the valuation of the real estate by the expert committee and the determination of structures, facilities and plants on the real estate parcels were incomplete. Important mistakes were made in updating the sales values of comparable real estate parcels and, in general, the quality of the valuation study remained at a low level. In order to minimize these errors, members of the expert committees should be trained and should possess sufficient experience in the field of land acquisition, expropriation and valuation. In these conditions, the valuation studies should be carried out by real estate development experts and the employment of the said experts should be made obligatory in all public institutions and companies that provide consultancy services to them. Furthermore, it is necessary and beneficial to establish a monitoring-evaluation system with the effective supervision of the expertise process.
Keywords
Urgent expropriation Real estate valuation Expert witness Quality of valuation report Logistic center
References
- Açıl AF (1977) Türkiye’de 1950-1974 Yılları Arasında Muhtelif Tarımsal Arazi Nevilerinin Kıymetleri ve Bunlardaki Değişmeler, Ankara Üniversitesi Ziraat Fakültesi Yayınları: 619, Ankara.
- Çağan N (1977) Anayasa Mahkemesi ve kamulaştırmada vergi değeri. Ankara Üniversitesi Hukuk Fakültesi Dergisi 411: 247-256.
- Denyer-Green B (1998) Compulsory Purchase and Compensation, Fifth Edition, Estates Gazette, London, UK.
- Köktürk E, Köktürk E (2016) Taşınmaz Değerlemesi. Seçkin Yayıncılık, Ankara, s. 1374.
- Murray WG, Hariss DG, Miller GA, Thompson NS (1983) Farm Appraisal and Valuation. The Iowa State University Press, Sixth Edition, 303, Iowa, USA.
- Tanrıvermiş H, Gündoğmuş E, Demirci R (2004) Arazilerin kamulaştırma bedellerinin takdiri tarım arazilerinin kamulaştırma bedellerinin takdirinde kullanılabilecek kapitalizasyon faiz oranları, arazi gelirleri ve arazi birim değerleri. EDUSER Yayınları, Ankara, s. 422.
- Tanrıvermiş H, Aliefendioğlu Y, Demirci R (2011a) Doğanözü Barajı göl alanı ve mücavir sahadaki arazilerin gelirleri ve kapitalizasyon oranları ile birim arazi değerlerinin araştırılması. Ankara Üniversitesi Fen Bilimleri Enstitüsü Taşınmaz Geliştirme Anabilim Dalı Yayın No: 6, Ankara.
- Tanrıvermiş H, Aliefendioğlu Y, Demirci R, İşlek BG (2011b) Namazgah Barajı göl alanı ve mücavir alanda arazi gelirleri kapitalizasyon oranın birim arazi değerleri ve kamulaştırma bedellerinin analizi. Ankara Üniversitesi, Fen Bilimleri Enstitüsü Taşınmaz Geliştirme Anabilim Dalı Yayın No: 7, Ankara.
- Tanrıvermiş H (2017) Gayrimenkul Değerleme Esasları, SPL Sermaye Piyasası Lisanslama Sicil ve Eğitim Kuruluşu, Lisanslama Sınavları Çalışma Kitapları Ders Kodu: 1014 (Konut Değerleme Sınavı, Gayrimenkul Değerleme Sınavı), Ankara.
- Tanrıvermiş H, Aliefendioğlu Y (2019a) The Impacts of Land Acquisition and Resettlement Activities of Infrastructure Investments on Natural and Cultural Heritages and Social and Economic Life: The case of Turkey (Chapter 7), In: Handbook of Contemporary Issues in Expropriation, Eds: Pliemmer and McCluskey, Routledge Taylor & Francis Group, Oxfordshire, UK, pp:118-157.
- Tanrıvermiş H, Aliefendioğlu Y (2019b) Legal and Institutional Fundaments of Expropriation and Compensation Issues in Turkey (Chapter 10), In: Handbook of Contemporary Issues in Expropriation, Eds: Pliemmer and McCluskey, Routledge Taylor & Francis Group, Oxfordshire, UK, pp: 194-228.
- TKGM (2019) Tapu ve Kadastro Genel Müdürlüğü. http://parselsorgu.tkgm.gov.tr. Accessed October 11, 2019.
- Tutar M, Pulak TM (2006) Açıklamalı-İçtihatlı-Notlu Karşılaştırmalı Eski-Yeni Kamulaştırma Davaları. Adalet Yayınevi, Ankara, s. 2476.
- Ventolo WL, Williams MR (2001) Fundamentals of real estate appraisal. Dearborn Real Estate Education, 8th Edition, 446, Chicago, USA.
- Yang WF (1986) Zirai işletmecilikte tetkik ve araştırma metodları. Ege Üniversitesi Ziraat Fakültesi Yayın No: 90, Ege Üniversitesi Matbaası: İzmir, s. 228.
Evaluation of expert reports filed for urgent expropriation: The case of Gelemen and Tekkeköy logistics center
Abstract
In this study, the expert reports received from the court for 51 real estate parcels over the past 20 years have been examined and evaluated. The expert reports are from the urgent expropriation process as per Article 27 of the Expropriation Law No.2942, and these reports have frequently been used by public institutions. In expropriation cases, the income valuation method was used by the real estate experts. It has revealed that the zoning and usage characteristics of the real estate parcels were not taken into consideration sufficiently during valuation, the parameters used in the valuation of the real estate by the expert committee and the determination of structures, facilities and plants on the real estate parcels were incomplete. Important mistakes were made in updating the sales values of comparable real estate parcels and, in general, the quality of the valuation study remained at a low level. In order to minimize these errors, members of the expert committees should be trained and should possess sufficient experience in the field of land acquisition, expropriation and valuation. In these conditions, the valuation studies should be carried out by real estate development experts and the employment of the said experts should be made obligatory in all public institutions and companies that provide consultancy services to them. Furthermore, it is necessary and beneficial to establish a monitoring-evaluation system with the effective supervision of the expertise process.
Keywords
Urgent expropriation Real estate valuation Expert witness Quality of valuation report Logistic center
References
- Açıl AF (1977) Türkiye’de 1950-1974 Yılları Arasında Muhtelif Tarımsal Arazi Nevilerinin Kıymetleri ve Bunlardaki Değişmeler, Ankara Üniversitesi Ziraat Fakültesi Yayınları: 619, Ankara.
- Çağan N (1977) Anayasa Mahkemesi ve kamulaştırmada vergi değeri. Ankara Üniversitesi Hukuk Fakültesi Dergisi 411: 247-256.
- Denyer-Green B (1998) Compulsory Purchase and Compensation, Fifth Edition, Estates Gazette, London, UK.
- Köktürk E, Köktürk E (2016) Taşınmaz Değerlemesi. Seçkin Yayıncılık, Ankara, s. 1374.
- Murray WG, Hariss DG, Miller GA, Thompson NS (1983) Farm Appraisal and Valuation. The Iowa State University Press, Sixth Edition, 303, Iowa, USA.
- Tanrıvermiş H, Gündoğmuş E, Demirci R (2004) Arazilerin kamulaştırma bedellerinin takdiri tarım arazilerinin kamulaştırma bedellerinin takdirinde kullanılabilecek kapitalizasyon faiz oranları, arazi gelirleri ve arazi birim değerleri. EDUSER Yayınları, Ankara, s. 422.
- Tanrıvermiş H, Aliefendioğlu Y, Demirci R (2011a) Doğanözü Barajı göl alanı ve mücavir sahadaki arazilerin gelirleri ve kapitalizasyon oranları ile birim arazi değerlerinin araştırılması. Ankara Üniversitesi Fen Bilimleri Enstitüsü Taşınmaz Geliştirme Anabilim Dalı Yayın No: 6, Ankara.
- Tanrıvermiş H, Aliefendioğlu Y, Demirci R, İşlek BG (2011b) Namazgah Barajı göl alanı ve mücavir alanda arazi gelirleri kapitalizasyon oranın birim arazi değerleri ve kamulaştırma bedellerinin analizi. Ankara Üniversitesi, Fen Bilimleri Enstitüsü Taşınmaz Geliştirme Anabilim Dalı Yayın No: 7, Ankara.
- Tanrıvermiş H (2017) Gayrimenkul Değerleme Esasları, SPL Sermaye Piyasası Lisanslama Sicil ve Eğitim Kuruluşu, Lisanslama Sınavları Çalışma Kitapları Ders Kodu: 1014 (Konut Değerleme Sınavı, Gayrimenkul Değerleme Sınavı), Ankara.
- Tanrıvermiş H, Aliefendioğlu Y (2019a) The Impacts of Land Acquisition and Resettlement Activities of Infrastructure Investments on Natural and Cultural Heritages and Social and Economic Life: The case of Turkey (Chapter 7), In: Handbook of Contemporary Issues in Expropriation, Eds: Pliemmer and McCluskey, Routledge Taylor & Francis Group, Oxfordshire, UK, pp:118-157.
- Tanrıvermiş H, Aliefendioğlu Y (2019b) Legal and Institutional Fundaments of Expropriation and Compensation Issues in Turkey (Chapter 10), In: Handbook of Contemporary Issues in Expropriation, Eds: Pliemmer and McCluskey, Routledge Taylor & Francis Group, Oxfordshire, UK, pp: 194-228.
- TKGM (2019) Tapu ve Kadastro Genel Müdürlüğü. http://parselsorgu.tkgm.gov.tr. Accessed October 11, 2019.
- Tutar M, Pulak TM (2006) Açıklamalı-İçtihatlı-Notlu Karşılaştırmalı Eski-Yeni Kamulaştırma Davaları. Adalet Yayınevi, Ankara, s. 2476.
- Ventolo WL, Williams MR (2001) Fundamentals of real estate appraisal. Dearborn Real Estate Education, 8th Edition, 446, Chicago, USA.
- Yang WF (1986) Zirai işletmecilikte tetkik ve araştırma metodları. Ege Üniversitesi Ziraat Fakültesi Yayın No: 90, Ege Üniversitesi Matbaası: İzmir, s. 228.
Details
| Primary Language | English |
|---|---|
| Subjects | Agricultural Engineering |
| Journal Section | Makaleler |
| Authors | |
| Publication Date | December 1, 2021 |
| Submission Date | September 30, 2021 |
| Published in Issue | Year 2021 Volume: 34 Issue: 3 |
Cite
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