Optimization of expropriation costs on the highway projects in Türkiye

Year 2024, Volume: 9 Issue: 1, 25 - 33, 15.02.2024

Kemal Çelik

https://doi.org/10.26833/ijeg.1255727

Abstract

Expropriation is widely used to introduce highway projects into the society. Expropriation is the registration process of real estate and equities owned by natural and legal persons on behalf of the administration for public interest, provided that property and easement right amount shall be paid in cash or in advance or by equal installments. In what situations and by which institutions expropriation is carried out are restricted by the law. In accordance with the Article 3 of the Expropriation Law Number 2942 amended by the Law Number 4650, the expropriation process shall not be started without an adequate allowance provided by the administration. The exercise of the right of property shall not be against public interest.” Project areas are required to be converted into public property after the development plans for the public projects are prepared. Areas regarded as private property but intersected by highway, railway or waterway routes can only be occupied after expropriation. Without expropriation, projects based on transportation in improvement areas can be opened to public with the application of the provisions of the Development Law Number 3194, while those in areas having no development plan can be opened to public with the application of the relevant provisions of the Agricultural Reform Law Number 3083 on Land Consolidation in Irrigated Areas and Law Number 5403 on Soil Conservation and Land Use. In this article, opening highways, railways, and waterways to public in Türkiye using the implementation of development plans is discussed. For the real estate coinciding with the route of public investments, if land and land lots are arranged in accordance with the Article 18 of the Development Law Number 3194, state withholding up to 45% may be imposed. The objective function in the state withholding can be stated as f= costmin= f(a,b). Land acquisition increases as the ratio of state withholding increases, resulting in the minimization of the expropriation costs. Public projects such as highway can be opened to public free of charge with development plan implementation in improvement areas and with land consolidation in rural areas having no development plan.

Keywords

Highway, Expropriation, Real Estate

References

• Pellicani, R., Koç, K., & Özler, V. (2009). Kamulaştırmada Taşınmaz Değerlemesi ve Karayolları Genel Müdürlüğü Uygulamaları, Karayolları Genel Müdürlüğü, Ankara.
• Çelik, K. & Aşık, Y. (2004). Emlak Vergisi Değerinin Piyasa Koşullarına Göre Belirlenmesi, Mülkiyet Dergisi, 52, 15-19
• Cay, T., & Iscan, F. (2006). Optimization in land consolidation. XXIII FIG Congress, Munich, Germany, 1, 11.
• Çelik, K. (2006). Planlama ve imar kanunu uygulaması arazi ve arsa düzenlemesi. Devran Matbaacılık, Ankara.
• Alkan, M., & Polat, Z. A. (2021). Lisans ve lisansüstü düzeyinde verilen taşınmaz değerleme eğitiminin değerleme lisansı sınavı kapsamında değerlendirilmesi. Geomatik, 6(1), 15-30. https://doi.org/10.29128/geomatik.650766
• Ünel, F. B., & Yalpir, Ş. (2019). Türkiye’de taşınmazların değerini etkileyen kriterlere yaklaşım. Geomatik, 4(2), 112-133. https://doi.org/10.29128/geomatik.499681
• Yomralioglu, T., Inan, H. I., Aydinoglu, A. C., & Uzun, B. (2009). Evaluation of initiatives for spatial information system to support Turkish agriculture policy. Scientific Research and Essay, 4(12), 1523-1530.
• Dale, P., & McLaughlin, J. (2000). Land administration. Oxford University Press.
• Uzun, B. (2000). Çevre yolu-mülkiyet ilişkilerinin imar hakları açısından incelenmesi ve arazi düzenlemesi yaklaşımıyla bir model önerisi. [Doctoral dissertation, Karadeniz Technical University]
• Evren, N. (2012). Türkiye’de kamulaştırma çalışmaları için alternatif yaklaşımlar. [Doctoral dissertation, Selçuk University].
• Ertaş, M. (2019). Education for real estate valuation in Turkey. International Journal of Engineering and Geosciences, 4(1), 8-15. https://doi.org/10.26833/ijeg.416336
• Yalpir, Ş., & Ünel, F. B. (2022). Multivariate statistical analysis application to determine factors affecting the parcel value to be used mass real estate valuation approaches. International Journal of Engineering and Geosciences, 7(1), 32-42. https://doi.org/10.26833/ijeg.862563
• Unel, F. B., Yalpir, S., & Gulnar, B. (2017). Preference changes depending on age groups of criteria affecting the real estate value. International Journal of Engineering and Geosciences, 2(2), 41-51. https://doi.org/10.26833/ijeg.297271
• Gözler, K. (2003). İdare Hukuku, Ekin Kitabevi, Bursa.
• Haklı, H., 2017, Arazi Toplulaştırma İçin Optimizasyon Tabanlı Yeni Bir Dağıtım Ve Parselasyon Modelinin Geliştirilmesi, [Doctoral dissertation, Selçuk University]
• Hartvigsen, M. (2006). Land Consolidation under the new EU Rural Development Programme 2007-13
• Tanrıvermiş, H. (2004). Arsa-Arazi Ayrımında Kriterler ve Değerleme İşlemleri, ANKÜSEM Kamulaştırma, Değerleme ve Bilirkişilik Eğitim Programı (Sertifikalı), Ocak-Nisan 2004, Ankara
• Yomralıoğlu, T. (1992). Arsa ve arazi Düzenlemesi için yeni bir uygulama şekli. Harita ve Kadastro Mühendisleri Odası Yayın Organı, (73), 30-43.
• Tüdeş, T. (1992). Türkiye’de imar planı uygulama yöntemleri. İmar Planlarının Uygulanması Semineri, 9-20
• https://www.kgm.gov.tr/Sayfalar/KGM/SiteTr/Istatistikler/DevletveIlYolEnvanteri.aspx
• Seele, W. (1982). Land readjustment in the Federal Republic of Germany. Land Readjustment, DC Health and Co., Lexingtons, Mass.
• http://www.inhak.adalet.gov.tr/istatistik/2018/2018istatistikler.html
• Berberoğlu, A. (2004). Avrupa İnsan Hakları Mahkemesi Kararları Işığında Kamulaştırma Kavramı ve Türkiye Uygulaması. [Master’s thesis, Gazi University]
• Karakayacı, O., & Karakayacı, Z. (2012). Kentsel saçaklanma alanlarında arsa/arazı değerini belirlemeye yönelik yöntem önerisi. The Journal of Academic Social Science Studies, 5(4), 107-120. http://dx.doi.org/10.9761/jasss_98
• He, Z., & Asami, Y. (2014). How do landowners price their lands during land expropriation and the motives behind it: An explanation from a WTA/WTP experiment in central Beijing. Urban Studies, 51(2), 412-427. https://doi.org/10.1177/00420980134922
• Sert, A. (2005). Kamulaştırma Amaçlı Arazi Toplulaştırma. [Master’s thesis, Yıldız Technical University]
• Yirsaw Alemu, B. (2013). Expropriation, valuation and compensation practice in Ethiopia: The case of Bahir Dar city and surrounding. Property Management, 31(2), 132-158. https://doi.org/10.1108/02637471311309436
• Yomralioglu, T., Uzun, B., & Nisanci, R. (2008). Land valuation issues of expropriation applications in Turkey. Land Reform, 1, 80-90.
• Schnidman, F. (1988). Land readjustment: an alternative to development exactions. Private supply of public services, 73-87.
• Köroğlu, Ö. (1995). Kamulaştırma. Seçkin Yayınevi, Ankara.
• Ayten, T. (2015). Kamulaştırma amaçlı arazi toplulaştırması. [Master’s thesis, Selçuk University]