STUDENT CONTEST 2016
KOSZALIN UNIVERSITY OF TECHNOLOGY DEPARTMENT OF CIVIL ENGINEERING, ENVIRONMENT AND GEODESY
Land value maps as an instrument supporting land management
Author:
Thesis supervisor:
Agata Firlej
dr Joanna Cymerman
KOSZALIN, 2016
Address Offices in Brussels : Rue du Nord 76, BE – 1000 Bruxelles. Tel +32/2/217.39.72 Fax +32/2/219.31.47 E-mail: maurice.barbieri@clge.eu - www.clge.eu EU-Transparency Register of interest representatives - 510083513941-24
STUDENT CONTEST 2016
List of content Introduction ................................................................................................................ 3 1. Land value map ....................................................................................................... 4 1.1. Value as the most important element of land value maps ........................... 4 1.2. Procedure of land value maps creation ........................................................ 4 2. Land value maps creation....................................................................................... 6 2.1. Characterization of Stargard local market ....................................................... 6 2.2. Collection and verification of input data ......................................................... 7 2.3. Prices adjustment .............................................................................................8 2.4. The land value map creation .......................................................................... 12 2.4.1. Rules of the uniform zones separation.................................................... 12 2.4.2. Property market analysis ........................................................................ 14 2.4.3. Representative property valuation ......................................................... 15 2.4.4. Mapping .................................................................................................. 17 3. Supporting land management .......................................................................... 19 Summary ...................................................................................................................20 Bibliography.............................................................................................................. 22 Legal acts .................................................................................................................. 22 Internet sources ........................................................................................................ 22 List of figures ............................................................................................................ 23 List of charts ............................................................................................................. 24 List of tables .............................................................................................................. 24
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STUDENT CONTEST 2016
Introduction Subject: Land value map as an instrument supporting land management. The most important factor impacting land value is localization. Nonetheless, two properties situated side by side may differ from each other in legal status, technical condition and land usage, which may cause remarkable diversification of values. The subject matter of this paper is to present problems concerning land value maps. The issue is characterized by increasing interest of polish scientists (economists, cartographers), real estate appraisers and public administration bodies. The problem is complexed as it can be examined in terms of science and utilitarian applications as well. In comparison to the other valuation- and mapping- related topics, land value map is a question relatively rarely raised. The author’s engineering thesis was a trial to organize possessed knowledge in one elaboration and to gather information connected with the procedure of land value maps creation, as initial recognition showed a lack of this kind of coverage. This paper focuses mainly application of pre-established theory - a preparation of land value map for the middle-size city. The main purpose of the elaboration is to apply gained information to create proper topographical depiction, which will include the most important features of properties and will be characterized by adequate accuracy. Proving vitality of land value maps was selected as the other target. The intention is to show that implementation of those maps will significantly improve land management in Poland.
Key words: land value map, mapping, value of property, land management.
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STUDENT CONTEST 2016
1. Land value map 1.1. Value as the most important element of land value maps Land value is basic and constantly desired element of real estate market. Land price is useful information for public and private bodies. It is a concern for developers, buyers, landlords, who want are about to sell the property and for real estate appraisers1. Property value data is particularly used during the process of land management. The spatial configuration of land property and its attribute - value can be pictured as cartographic elaboration called land value map. Map turns out to be a helpful instrument to present property features and localization. The significance of creation this kind of map was noticed nationally and internationally. International Federation of Surveyors (FIG) undertook this issue. Federation members state that “such maps are expected to play an increasingly important role in the determination of the causes and effects of changes in the value of land and property”2. In Poland, this potential remains used only partially. Land value maps are shared only by real estate companies or by some public administration bodies3. The definition and rules of creation this type of maps have not been legally defined. There are conducted scientific works, which target is to set up those rules.
1.2. Procedure of land value maps creation Preparation of land value map is a complexed process, which contains few stages. As a law does not give any indications connected with the procedure, polish researchers are trying to settle the proper principles. According to their papers, different methods and instruments can be used4 (figure 1).
B. Prus, Mapy wartości gruntów jako czynnik wspomagający gospodarowanie terenami w gminie [in:] Infrastruktura i ekologia terenów wiejskich, Cracow 2010, nr 12, pp. 170-171. 2 S. Źróbek, I. Gajderowicz, R. Cellmer, J. Kuryj, Opracowanie metod sporządzanie map wartości gruntu w technologii geoinformacyjnej na potrzeby gospodarki nieruchomościami [in:] ,,Przegląd geodezyjny”, nr 10, Olsztyn 2004, p. 3. 3 B. Całka, E. Bielecka, Mapy średnich cen transakcyjnych mieszkań: studium przypadku pierwotnego rynku nieruchomości w Siedlcach [in:] ,,Roczniki Geomatyki”, Warsaw 2014, vol. 12, t. 4, p. 380. 4 R. Cellmer, M. Bełej, S. Źróbek, Urban land value maps – a methodological approach [in:] ,,Geodetski vestnik”, Ljubljana 2014, vol. 58, p. 536. 1
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STUDENT CONTEST 2016 Figure 1. Procedure of land value maps creation Collection and verification of input Contour-line
data
map
Value adjustment
Object map
Interpolation
Object method
Object method
method
attribute
model approach
Marking points
Ascertainment of
presenting
rules of the uniform
localization of sold
zones separation
properties Interpolation
Real estate market analysis Ascertainment
Division into the
of features affecting
uniform zones
property value
Real estate market
Division into the
analysis
uniform zones Representative property valuation Ascertainment
of unit value in each zone
Mapping
Source: own elaboration on the basis of S. Źróbek, R. Cellmer, J. Kuryj, A. Janowski, Mapy przeciętnych wartości gruntów – narzędzie pomocnicze w powszechnej taksacji gruntów, http://www.i-net.pl/publikacje/cellmer-janowski-kuryj-zrobek-2004.pdf, [access: 6.10.2015, 16:30].
Applying this knowledge, the next chapter of this paper shows an exemplary procedure of land value map preparation.
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STUDENT CONTEST 2016
2. Land value maps creation 2.1. Characterization of Stargard local market Studies were conducted for Stargard. It is one of the oldest cities in Poland, previously belonged to Germany. After Second World War it was demised to Poland5. General information about Stargard is presented in table 1. Table 1. General information about Stargard (31.07.2014) county
zachodniopomorskie
district
stargardzki
community
City Stargard
total population
68922
population density [person/km2]
1433
area [km2]
48,1
Source: own elaboration on the basis of http://www.stargard.pl, [access 5.02.2016, 11:50] and http://demografia.stat.gov.pl, [access 5.02.2016, 11:55].
Stargard is located at the Ina River, 40 km away from Stettin, 180 km away from Berlin and exactly 15 degrees to the East from the prime meridian6. It is situated in West Pomerania (figure 2). Figure 2. Localization of Stargard on the map of Poland and city administrative borders
Source: The Free Wiki World Map, https://www.openstreetmap.org/#map=6/51.924/21.335& layers=H, [access: 05.02.2016, 12:40]. 5 6
http://www.stargard.pl/Historia-miasta, [access: 05.02.2016, 12:30]. http://www.stargard.pl/miasto, [access: 05.02.2016, 12:30].
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STUDENT CONTEST 2016
Nowadays Stargard serves as an economical and industrial center in the area7. Particularly meaningful is food sector and machine industry, which is being developed as Stargard Industrial Park was established. The Park is situated close to the railway, which brings enormous logistic abilities, especially that city fulfills a rail hub function8. In recent years High Technologies Industrial Park has been vigorously developing too.
2.2. Collection and verification of input data Data related to land properties transactions over the period 2013-2015 were gained from Rejestr Cen i Wartości Nieruchomości (free translation: Register of Prices and Values of Properties). Out of 162 transactions carried out in that time, there were selected those, which fulfill following conditions: •
they were free-market transactions,
•
the transaction was connected with ownership right. Data was rejected if transactions prices blatantly differed from prices
of similar properties. Afterward, the land purpose pointed in the area development plan was indicated. It turned out that most of the sold properties were dedicated into a residential or industrial area. Two others were devoted to public needs area and one to transport. Thereafter, out of Register of Properties’ Prices and Values, information about transactions connected with the disposal of proprietorship by tender was selected. According to the law9, prices of properties sold at public auction could be a reliable source of information providing, that those prices do not diverge more than 20% from prices achieved for similar properties10. As a result of this elimination, there were 2 other transactions added to the initial dataset (annex 1). All of them were reached from 23.01.2014 r. to 29.12.2015 r. A number of properties connected with land use functions present as follows (chart 1).
7 http://web.archive.org/web/20070306095205/http://www.rbgp.pl/projekty/plan/plan_wojew _ zachod.pdf, [access: 05.02.2016, 12:40]. 8 http://www.stargard.pl/Stargardzki-Park-Przemyslowy, [access: 05.02.2016, 12:45]. 9 Rozporządzenie Rady Ministrów z dnia 21 września 2004 r. w sprawie wyceny nieruchomości i sporządzania operatu szacunkowego (Dz. U. Nr 207, poz. 2109 ze zm.). 10 Ibidem, § 5 section 2.
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STUDENT CONTEST 2016
Chart 1. The number of selected properties according to its land use. 14
13
12 10 residental area 8
industrial area 6
6
public needs area transport area
4 2
2
1
0 Source: own research.
Considering two facts: 1. very small collection of data related to properties dedicated in area development plan to public needs and to transport, 2. the land value map should present property value for one or predominant in each zone type of land use; the decision has been made: information connected with public needs and transport areas will not be either factored during further research in and shown on the land value map.
2.3. Prices adjustment The similar properties were chosen from the database. They were used to determine an index of time influence on market prices. As similarity was accepted congruent property area and the same land purpose pointed in the area development plan. Prices of all transactions were adjusted for the 1st of January 2016. •
Index of time influence on market prices for properties devoted to the
residential area in the area development plan. In this case to determine the value of the index, linear regression has been used. Data related to properties with 500-6000 sq. m area was selected. (table 2).
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STUDENT CONTEST 2016
Table 2. Transactions used to calculate index of time influence
transaction date
price/value [PLN]
area [sq. m]
unit price [PLN]
months since the first transaction in the database
1
2015-09-02
120000,00
507
236,69
19
2
2015-08-21
100626,30
519
193,88
19
3
2015-04-07
199000,00
780
255,13
14
4
2014-10-30
100000,00
717
139,47
9
5
2014-09-26
135450,00
903
150,00
8
6
2014-05-19
344400,00
2071
166,30
4
7
2014-02-18
109088,00
1112
98,10
1
8
2014-01-23
756000,00
5936
127,36
0
Source: own research.
To appoint index of time influence computer program STATISTICA 12 has been used. It allowed creating two-dimensional correlation graph (chart 2). Chart 2. Correlation graph: the relation between price [PLN/1 sq. m] – vertical axis and the number of months since the first transaction in database – horizontal axis
Source: own research.
9 Address Offices in Brussels : Rue du Nord 76, BE – 1000 Bruxelles. Tel +32/2/217.39.72 Fax +32/2/219.31.47 E-mail: maurice.barbieri@clge.eu - www.clge.eu EU-Transparency Register of interest representatives - 510083513941-24
STUDENT CONTEST 2016 As a result of the analysis, it can be concluded that there is a correlation between prices increase and time. Linear function graph was aligned to possessed data. Afterward, a residual scatter diagram has been checked (chart 3). Chart 3. Scatter diagram: the residuals (vertical axis) in regard to expected values (horizontal axis)
Source: own research.
Deficiency of noticeable regularity in the residuals distribution is in favor of the model. The p index is equal 0,01 and lower than assumed significance level a=0,05, therefore there are a presumptions to reject the null hypothesis, assuming that there is no correlation between price and transaction date. The coefficient of determination (R2) equals 66%, which makes it possible to state, that regression model is able to explain 66% changeability of prices in relation to time. Adjusted R2 informs about the quality of adjustment regression equation to the other series from the same statistic population. The value stands at 61%, which can be described as satisfactory. Standard error equals 33,91 PLN/sq. m, which is 20% of mean transaction price from 8 used transactions. This is information about the average error that is made during prediction of transaction price basing on time that has passed since the first transaction in the database. The results of regression are shown in table 3.
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STUDENT CONTEST 2016 Table 3. Regression results
Source: own research.
According to the information below it is able to ascertain that model fulfills basic statistic demands, therefore it will be used to adjust prices. Following adjusted prices have been obtained (table 4). Table 4. Adjusted prices of properties dedicated prices devoted into a residential area in area development plan Price area per 1 sq. [sq. m] m [PLN] 17 402,94
Adjusted price/value [PLN] 6850,00
Adjusted prices per 1 sq. m [PLN] 402,94
593,75
9511,76
594,49
507
236,69
120023,52
236,73
100626,30
519
193,88
100649,82
193,93
2015-07-24
7400,00
64
115,63
7429,40
116,08
0020.88/5
2015-04-07
199000,00
780
255,13
199047,04
255,19
0017.45/2
2014-11-07
35629,41
476
74,85
35711,73
75,02
0002.328
2014-10-30
100000,00
717
139,47
100082,32
139,58
0019.19/14
2014-09-26
135450,00
903
150,00
135538,20
150,10
0002.92/6
2014-06-09
1400,00
9
155,56
1511,72
167,97
0009.371/2
2014-05-19
344400,00
2071
166,30
344511,72
166,35
0016.204/6
2014-02-18
109088
1112
98,10
109217,36
98,22
0019.278/10
2014-01-23
756000
5936
127,36
756135,24
127,38
Cadastral ID 321401_1.
Transaction date
Price/value [PLN]
0010.163/3
2015-12-29
6850,00
0013.43/12
2015-10-05
9500,00
16
0009.75
2015-09-02
120000,00
0013.70/2
2015-08-21
0021.61/1
Source: own research.
•
Index of time influence on market prices for properties devoted
to the industrial area in area development plan. In this case, on the grounds of no linear relation on the correlation diagram, a trial to calculate the index of time influence using interval method was taken. From among six industrial properties, only one pair could be recognized as similar. Approximate surface area (5214 and 4166 sq. m) and localization in Stargard Industrial Park are a testimony for this. Despite the fact that transactions were conducted in the 11-month distance, unit prices were almost the same. It proves that prices during studied period were constant.
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STUDENT CONTEST 2016 Motivated by above – mentioned reasons, it was deemed that index of time influence on market prices for properties devoted into the industrial area is equal 0% (table 5). Table 5. Adjusted prices of properties devoted to the industrial area in area development plan Cadastral ID 321401_1.
Transaction date
Price/value [PLN]
area [sq. m]
Adjusted prices per 1 sq. m [PLN]
0005.1180
2015-11-05
91930,20
1484
61,95
0005.4/88
2015-10-22
384793,20
5214
73,80
0023.96/70
2015-08-31
795000,00
18008
44,15
0005.1215
2015-08-13
599292,90
10185
58,84
0005.4/73
2014-11-20
307500,00
4166
73,81
0005.1020
2014-02-12
80250,00
2675
30,00
Source: own research
Further researches were conducted using prices adjusted to day 01.01.2016.
2.4. The land value map creation Land value map will be prepared with the application of object method and attribute approach. It is preferred as a number of possessed data is too low to carry statistical analysis out and use model approach. Interpolation method would probably turn out to be not precise as properties are concentrated only in few city areas. Other limitation, except amount and type of data, could be the purpose of the map. In this case, no limits have been enforced, therefore above - mentioned method will be applied. The map will contain the value of the property, which is an object of proprietorship and is dedicated in local plan into a residential area. The values of properties dedicated to industry area will be shown in the zones of Stargard Industrial Park and High Technologies Industrial Park (numbers 5, 22, 23).
2.4.1. Rules of the uniform zones separation The first step to create land value map using attribute method is to specify rules of uniform zones separation. At Stargard local market as essential features impacting prices were recognized: 12 Address Offices in Brussels : Rue du Nord 76, BE – 1000 Bruxelles. Tel +32/2/217.39.72 Fax +32/2/219.31.47 E-mail: maurice.barbieri@clge.eu - www.clge.eu EU-Transparency Register of interest representatives - 510083513941-24
STUDENT CONTEST 2016 •
localization,
•
surrounding,
•
social factors. As borders of uniform zones cadastral districts borders were accepted.
An assumption has been taken: properties situated in the same cadastral district are marked by similar features. At this case, land value map will present 23 uniform zones (figure 3). The property value of the predominant land use functions in the zone will be presented. Figure 3. Borders of uniform zones
Figure 4. Possessed (red) and not possessed (green) transactions data
Source: own research.
There is information about conducted transactions, which are connected with properties located in 12 from 23 zones in the database. The zones with available information are marked red, the rest is colored green (figure 4). To gather from figure 4, representative property valuation, using possessed data is able to conduct in 12 of uniform zones. In the others, the value will be estimated.
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STUDENT CONTEST 2016
2.4.2. Property market analysis The analysis of property market was based on factors selection. There were chosen those, which are essential to form prices and values of properties such as: •
transaction date,
•
land use pointed in the area development plan,
•
surface area. Transaction date has been already taken into consideration as calculations
are being executed using adjusted prices. Land use was factored in as well. In order to revise surface area, linear regression has been used (chart). Chart 4. Correlation graph: the relation between area [m2] – vertical axis and adjusted price per 1 sq. m – horizontal axis
Source: own research.
At this chart lack of linear correlation was noticed. It is indicated by a low value of the coefficient of determination (R2) value, which equals 12%. It is proof, that possessed data is not enough to find reliable index correcting price-size relation. Prices divergence is probably caused by other properties features. On the 14 Address Offices in Brussels : Rue du Nord 76, BE – 1000 Bruxelles. Tel +32/2/217.39.72 Fax +32/2/219.31.47 E-mail: maurice.barbieri@clge.eu - www.clge.eu EU-Transparency Register of interest representatives - 510083513941-24
STUDENT CONTEST 2016 basis of the database, it can be deemed, that property size has got infinitesimal impact at unit prices. This influence will be left out during further research.
2.4.3. Representative property valuation Average value of property in the zone was calculated as the arithmetic mean from
adjusted
prices
of
properties
connected
with
each
zone
in view of the predominant land use functions, coved to 5 PLN (table 6). Table 6. The values of properties in the zones with available data Zone number Value [PLN/ 1 sq. m]
2
5
9
13
16
17
19
20
21
23
150
60
200
395
100
75
140
255
115
45
Source: own research.
To determine value in the other zones sales comparison approach and pair comparison method has been used. In the case of properties dedicated to a residential area as meaningful market features, which affect at prices level were recognized the same attributes that were used during uniform zones separation (figure 5). Figure 5. The attributes affecting prices level •availability of public services
•distance to city center •transport abilities
localization
surrounding
• safety • assessment of area image and popularity
social factors
Source: own research.
Features were rated in following scales (table 7). Table 7. Scale of rates connected with residential properties features localization
social factors
surrounding
1
very good
1
very popular
1
good
2
good
2
average
2
average
3
average
3
not popular
4
bad Source: own research.
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STUDENT CONTEST 2016 According to selected scale, the zones were rated in those three categories (table 8). Table 8. Rating of each zone (residential area) Zone
Localization Surrounding
Social factor
1
3
2
3
2
3
2
3
3
4
2
3
6
1
2
3
7
4
2
3
9
1
1
2
10
1
1
1
11
1
1
1
12
2
2
2
13
1
2
2
14
2
2
3
15
2
2
2
16
2
1
1
17
4
1
2
18
3
2
3
19
2
2
1
20
2
1
1
21
3
2
1
Source: own research.
Base on that data, an influence of particular attributes at market value has been calculated. Weights of individual features are presented below. •
W lokalization=46%,
•
W surrounding=42%,
•
W social factors =13%. As a result of sales comparison approach application, values in the zones
were obtained (table 9). Table 9. Values of properties in the zones with unavailable data Zone number
1
3
6
7
10
11
12
14
15
18
value [PLN/sq m]
90
80
215
105
275
275
190
125
160
90
Source: own research.
For industrial properties following scales has been used (table 10). 16 Address Offices in Brussels : Rue du Nord 76, BE – 1000 Bruxelles. Tel +32/2/217.39.72 Fax +32/2/219.31.47 E-mail: maurice.barbieri@clge.eu - www.clge.eu EU-Transparency Register of interest representatives - 510083513941-24
STUDENT CONTEST 2016 Table 10. Rating of each zone (industrial area) Localization
Transport
1
Very good
1
Very good
2
Good
2
Good
Source: own research.
Zones 5, 22, 23 were rated in table 15. Table 11. Rating of each zone (industrial area) Zone
Localization
Transport
5
2
1
22
3
2
23
3
2
Source: own research.
Weights of those features: •
W localization=50%,
•
W transport=50%. That information was used to compute the value in the zone number 22,
which stands for 45 PLN per 1 sq. m. In the zone number 4 valuation was impossible as there are situated areas dedicated to the agricultural production and into residential reserves which cannot be compared to any property in the database. At predominant territory of zone number 8 military area is situated, which was unable to valuation as well.
2.4.4. Mapping Land value map has been prepared using tools offered by ArcGIS. The final effect of the whole procedure is given below (figure 6).
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STUDENT CONTEST 2016 Figure 6. Land value map
Source: own research.
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STUDENT CONTEST 2016
3. Supporting land management Knowledge of land value is indispensable during the land management process and to undertake actions towards it (table 12). Table 12. Evaluation purposes in the process of land management Evaluation purposes 1.
Land property disposal
2.
Perpetual usufruct law disposal
3.
Actualization of annual perpetual usufruct fees
4.
Actualization of other annual fees Exchange of rights to property (ownership right, perpetual usufruct and participation in those rights)
5. 6.
Land property expropriation
7.
Establishment of adjacent fee
8.
Establishment of planning fee
Source: own elaboration on the basic of T. Budzyński, Propozycje zastosowań mapy średnich gospodarce nieruchomościami [in:] ,,Studia i materiały Towarzystwa Naukowego Nieruchomości”, vol. 20, nr 1, Olsztyn 2012, p. 139.
General list of improvements of land value map application is shown in table 13. Table 13. Land support improvements, results of land value map application Land management improvements State Treasury
local government units
1.
Estimation of possesions value
2.
Indication of prices levels changes during the time laps
3.
Approximate indication of property income
4.
Improvement of credits and insurance process
5.
Acts of administration in terms of perpetual usufruct fees actualization
6.
Assistance to set starting prices at public auctions down
7..
Simplification of making decisions about land purchase
8.
Determination of approximate value in case of expropriated properties
Assistance to establishment of adjacent and planning fees percentage rate and approximate income connected with those fees
Soure: own elaboration on the basic of T. Budzyński, Propozycje zastosowań mapy średnich…, op. cit., pp. 142-143 and R. Cellmer, J. Kuryj, Określanie stref o podobnej cenności gruntów z wykorzystaniem metod geostatystycznych [in:] ,,Studia i materiały Towarzystwa Naukowego Nieruchomości”, vol. 19, nr 3, Olsztyn 2011, op. cit., p. 8 and R. Cellmer, Mapa wartości gruntów – charakterystyka rozwiązań w wybranych krajach [in:] Wycena, nr 4(105), Olsztyn 2013, p. 43.
19 Address Offices in Brussels : Rue du Nord 76, BE – 1000 Bruxelles. Tel +32/2/217.39.72 Fax +32/2/219.31.47 E-mail: maurice.barbieri@clge.eu - www.clge.eu EU-Transparency Register of interest representatives - 510083513941-24
STUDENT CONTEST 2016 Except improvements in public land management, other benefits of land value maps application can be distinguished (figure 7). Figure 7. Other improvements, succession of land value maps application Other improvments • Gathering information from many public records on the map • Simplification of well-balanced properties management for natural person • Improvement of mass appraisal process • Exploitation of the land value map to compliment cadaster • Facilitation of developers investment decisions •Gaining information by a person with an interest with buying property • Exploitation land value information by real estate appraisers on requirements of individual and mass valuation •Exploitation land value information by town planners during proccess of spatial planning • Exploitation land value information by real estate agents for prices negotiations • Determination real estate market development potencial • Assurance of real estate market clarity Source: own elaboration in basics on T. Budzyński, Propozycje zastosowań mapy średnich…, op. cit., pp. 142-143 and R. Cellmer, Mapa wartości gruntów – charakterystyka rozwiązań, op. cit., pp. 42-43 and J. Gall, Future of Value Maps in European Context, XXIII FIG Congres Munich, Niemcy 08-13.08.2006, https://www.fig.net/resources/proceedings/fig_proceedings/fig2006/ papers/ts17/ts17_02_gall_0767.pdf, [access: 05.02.2016, 10:50].
Information connected with a dispersion of properties’ prices and values is one of the basic factors allowing valid land management and undertaking beneficial spatial decisions. Multiple of purpose, which can be achieved using land value map proves its vitality and indispensability in the area of land management in Poland.
Summary The purpose of this paper was to create the map, present methods and rules of land value map creation and to prove it is an instrument, which supports and improves land management. This study is a trial to show how to choose and conduct the proper procedure of land value map creation. The research has been partially straitened because of a very small collection of information connected with transactions. In more than half of uniform zones there were no transactions characterized by demanded parameters. Data from a longer period of time should be gained. Anyway, land value map preparation in some area of Poland may turn out to be quite difficult, regarding not enough amounts of data, even considering a long
20 Address Offices in Brussels : Rue du Nord 76, BE – 1000 Bruxelles. Tel +32/2/217.39.72 Fax +32/2/219.31.47 E-mail: maurice.barbieri@clge.eu - www.clge.eu EU-Transparency Register of interest representatives - 510083513941-24
STUDENT CONTEST 2016 period of time. It is succession of the short tradition of a free-market economy in Poland. Lack of legally determined procedures of land value map creation has got its strengths and weaknesses. On the one hand, the inconsistent system will cause a variety of forms and procedures of land value maps creation. On the other hand, no rules will enable to adjust the method to the possessed data, area and needs (table 14). Table 14. Pros and cons of interpolation and object method method
object
interpolation attribute approach
model approach • readable
+
• uncomplicated process
• the simplicity of uniform zones separation
of map creation
• readable
-
• should be used for
• isolines could fake values spatial positions
purposes that do not need great accuracy
• great potential – could become the quickest and the most effective method • instable polish real estate market is not easy to describe in mathematical formulas
Source: own elaboration.
Particularly important, in terms of the paper, is chapter 3, which gives detailed improvements, results of land values map implementation into common use. Application of this type of maps would optimize public land management process and would be helpful for a natural person, who is interested in the wellbalanced management of capital, invested in the form of property. To sum up, it could be stated that legally formulated rules and application of land value maps will significantly improve the rational and effective land management process in Poland.
21 Address Offices in Brussels : Rue du Nord 76, BE – 1000 Bruxelles. Tel +32/2/217.39.72 Fax +32/2/219.31.47 E-mail: maurice.barbieri@clge.eu - www.clge.eu EU-Transparency Register of interest representatives - 510083513941-24
STUDENT CONTEST 2016
Bibliography 1. Budzyński T., Propozycje zastosowań mapy średnich cen transakcyjnych gruntów
w
gospodarce
nieruchomościami
[w:]
,,Studia
i
materiały
Towarzystwa Naukowego Nieruchomości”, vol. 20, nr 1, Olsztyn 2012. 2. Całka B., Bielecka E., Mapy średnich cen transakcyjnych mieszkań: studium przypadku pierwotnego rynku nieruchomości w Siedlcach [w:] ,,Roczniki Geomatyki”, T. 12, z. 4, Warszawa 2014. 3. Cellmer
R.,
wartości
Mapa
gruntów
–
charakterystyka
rozwiązań
w wybranych krajach [w:] Wycena, nr 4(105), Olsztyn 2013. 4. Cellmer R., Bełej M, Źróbek S., Urban land value maps – a methodological approach, ,,Geodetski vestnik”, vol. 58, Ljubljana 2014. 5. Cellmer
R.,
Kuryj
J.,
Określanie
stref
o
podobnej
cenności
gruntów z wykorzystaniem metod geostatystycznych [w:] ,,Studia i materiały Towarzystwa Naukowego Nieruchomości”, vol. 19, nr 3, Olsztyn 2011. 6. Prus
B.,
Mapy
wartości
gruntów
jako
czynnik
wspomagający
gospodarowanie terenami w gminie [w:] Infrastruktura i ekologia terenów wiejskich, nr 12, Kraków 2010. 7. Źróbek S., Gajderowicz I., Cellmer R., Kuryj J., Opracowanie metod sporządzania map wartości gruntu w technologii geoinformacyjnej na potrzeby gospodarki nieruchomościami [w:] ,,Przegląd geodezyjny”, nr 10, Olsztyn 2004.
Legal acts 1. Rozporządzenie Rady Ministrów z dnia 21 września 2004 r. w sprawie wyceny nieruchomości i sporządzania operatu szacunkowego (Dz. U. Nr 207, poz. 2109 ze zm.).
Internet sources [1] Źróbek S., Cellmer R., Kuryj J., Janowski A., Mapy przeciętnych wartości gruntów
–
narzędzie
pomocnicze
w powszechnej
taksacji
gruntów,
http://www.i-net.pl/publikacje/cellmer-janowski-kuryj-zrobek-2004.pdf, [access: 6.10.2015, 16:30].
22 Address Offices in Brussels : Rue du Nord 76, BE – 1000 Bruxelles. Tel +32/2/217.39.72 Fax +32/2/219.31.47 E-mail: maurice.barbieri@clge.eu - www.clge.eu EU-Transparency Register of interest representatives - 510083513941-24
STUDENT CONTEST 2016 [2] Źróbek S., Cellmer R., Kuryj J., Metodyka sporządzania map wartości gruntów
na
potrzeby
wyceny
i
gospodarowania
nieruchomościami,
http://www.i-net.pl/publikacje/cellmer-janowski-kuryj-zrobek-2004.pdf, [access: 6.10.2015, 16:30]. [3] Gall J., Future of Value Maps in European Context, XXIII FIG Congress Munich,
Germany
08-13.08.2006
r.,
https://www.fig.net/resources/
proceedings/fig_proceedings/fig2006/papers/ts17/ts17_02_gall_0767.pdf, [access: 05.02.2016, 10:50]. [4] Website of Główny Urząd Statystyczny http://demografia.stat.gov.pl/, [access 5.02.2016, 11:50]. [5] Website
of
Stargard,
http://www.stargard.pl/Historia-miasta,
[access:
05.02.2016, 12:30]. [6] Website of Stargard, http://www.stargard.pl/miasto, [access: 05.02.2016, 12:30]. [7] Plan
zagospodarowania
przestrzennego
województwa
zachodniopomorskiego, http://web.archive.org/web/20070306095205/http: //www.rbgp.pl/projekty/plan/plan_wojew_zachod.pdf, [dostęp: 05.02.2016, 12:40]. [8] Website
of
Stargard,
http://www.stargard.pl/Stargardzki-Park-
Przemyslowy, [access: 05.02.2016, 12:45]. [9] The
Free
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World
Map,
www.openstreetmap.org/#map=6/51.924
/21.335& layers=H, [access: 05.02.2016, 12:40].
List of figures Figure 1. Procedure of land value maps creation ....................................................... 5 Figure 2. Localization of Stargard on the map of Poland and city administrative borders ........................................................................................................................ 6 Figure 3. Borders of uniform zones
Figure
possessed (green) transactions data
13
4.
Possessed
(red)
and
not
Figure 5. The attributes affecting prices level .......................................................... 15 Figure 6. Land value map ......................................................................................... 18 Figure 7. Other improvements, succession of land value maps application ...........20
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STUDENT CONTEST 2016
List of charts Chart 1. The number of selected properties according to its land use. ......................8 Chart 2. Correlation graph: the relation between price [PLN/1 sq. m] – vertical axis and number of months since the first transaction in database – horizontal axis ..... 9 Chart 3. Scatter diagram: the residuals (vertical axis) in regard to expected values (horizontal axis) ........................................................................................................ 10 Chart 4. Correlation graph: the relation between area [m2] – vertical axis and adjusted price per 1 sq. m – horizontal axis ............................................................. 14
List of tables Table 1. General information about Stargard (31.07.2014) ....................................... 6 Table 2. Transactions used to calculate index of time influence ............................... 9 Table 3. Regression results ........................................................................................ 11 Table 4. Adjusted prices of properties dedicated prices devoted into a residential area in area development plan .................................................................................. 11 Table 5. Adjusted prices of properties devoted to the industrial area in area development plan ..................................................................................................... 12 Table 6. The values of properties in the zones with available data ......................... 15 Table 7. Scale of rates connected with residential properties features.................... 15 Table 8. Rating of each zone (residential area) ........................................................ 16 Table 9. Values of properties in the zones with unavailable data ............................ 16 Table 10. Rating of each zone (industrial area) ....................................................... 17 Table 11. Rating of each zone (industrial area) ........................................................ 17 Table 12. Evaluation purposes in the process of land management ........................ 19 Table 13. Land support improvements, results of land value map application ...... 19 Table 14. Pros and cons of interpolation and object method .................................. 21
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STUDENT CONTEST 2016
Annex 1. The database
1
Cadastral ID
Transaction date
Price/value [PLN]
Land use
Area [sq.m]
321401_1.0010.163/3
2015-12-29
6850,00
Residetial area
17
Price per 1 sq. m [PLN] 402,94
2
321401_1.0005.1180
2015-11-05
91930,20
Industrial area
1484
61,95
3
321401_1.0005.4/88
2015-10-22
384793,20
5214
73,80
4
321401_1.0013.43/12
2015-10-05
9500,00
Industrial area Residetial area
16
593,75
507
236,69
5
321401_1.0009.75
2015-09-02
120000,00
Residetial area
6
321401_1.0023.96/70
2015-08-31
795000,00
Industrial area
18008
44,15
7
321401_1.0013.70/2
2015-08-21
100626,30
Residetial area
519
193,88
8
321401_1.0005.1215
2015-08-13
599292,90
Industrial area
10185
58,84
9
321401_1.0021.61/1
2015-07-24
7400,00
Residetial area
64
115,63
10
321401_1.0019.70/7
2015-04-15
438050,00
Transport area
7249
60,43
11
321401_1.0020.88/5
2015-04-07
199000,00
Residetial area
780
255,13
12
321401_1.0008.123/85
2014-12-04
32372,37
public needs area
1003
32,28
13
321401_1.0005.4/73
2014-11-20
307500,00
4166
73,81
14
321401_1.0017.45/2
2014-11-07
35629,41
Industrial area Residetial area
476
74,85
15
321401_1.0002.328
2014-10-30
100000,00
Residetial area
717
139,47
16
321401_1.0019.19/14
2014-09-26
135450,00
Residetial area
903
150,00
17
321401_1.0015.43/6
2014-09-03
19000,00
1288
14,75
18
321401_1.0002.92/6
2014-06-09
1400,00
public needs area Residetial area
9
155,56
19
321401_1.0009.371/2
2014-05-19
344400,00
Residetial area
2071
166,30
20
321401_1.0016.204/6
2014-02-18
109088,00
Residetial area
1112
98,10
21
321401_1.0005.1020
2014-02-12
80250,00
Industrial area
2675
30,00
22
321401_1.0019.278/10
2014-01-23
756000,00
Residetial area
5936
127,36
Source: own elaboration.
25 Address Offices in Brussels : Rue du Nord 76, BE – 1000 Bruxelles. Tel +32/2/217.39.72 Fax +32/2/219.31.47 E-mail: maurice.barbieri@clge.eu - www.clge.eu EU-Transparency Register of interest representatives - 510083513941-24