بررسي تاثير قيمت زمين برسازمان فضايي شهر

The Study the Effect of Land on the Urban Space Agency (Case Study: Region 5 of District 1 of Tehran during 1995- 2004)

روند افزايش جمعيت وفعاليت در شهرها، منجر به افزايش تراكم ساختماني ومتراكم شدن توده هاي ساختماني گرديده است.ساخت وساز و شكل گيري فضاهاي سكونتي وفعاليتي نيازمند زمين مناسب است ولي عرضه زمين به واسطه ثابت بودن آن،پيوسته محدوديتي را متحمل نموده است. ازاين رو در بازار مبادلات اقتصادي زمين، زمين نيز مانند كالاي اقتصادي درمعرض تقاضاي موجود قرارمي گيرد و با افزايش تقاضا قيمت وارزش بيشتري به دست مي آورد. در اين تحقيق تاثير عامل قيمت زمين برروندساخت وسازدرناحيه 5 منطقه يك تهران بررسي شده همچنين تفاوت قيمت ناشي از شرايط توپوگرافي، شكل زمين، بافت وتراكم ساختماني با استفاده ازمدل اقتصادسنجي چند متغيره، مورد نقد و بررسي قرارگرفته است. آهنگ تغييرات قيمت زمين درمنطقه يك طي اين سال ها يكنواخت نبوده وازنوساناتي برخورداربوده است. اين تغييرات به جزسال1377 محاسبه شده ، همواره روندي افزايشي داشته وبر قيمت زمين دراين ناحيه افزوده شده است، ميانگين رشد سالانه آن 9/21 ? كه گوياي تفاوت نسبي درآهنگ تغييرات قيمت 6? و براي شهرتهران است.

The population increase trend and activities in urban areas has caused in the increase in building density and also building masses density. Construction and formation of the residential and activity areas need proper land but because the land area is fixed this has caused a continuous limitation. Considering this matter in the economical market of land, like other materials land also is placed in the current demand exposure and its value and price increases as the demand increases .In this research it is tried to study the effect of land price as a variable on the construction trend in region 5 of district 1 of Tehran and also land price difference caused by the topography situations, land form, texture and density of buildings are critically studied while applying multi variable economical model. The land price change trend in district 1 had fluctuations during these years and was not monotonous. These changes except for the year 1998 have been and upward trend and the price of the land in this district has been increased. The average annual increase has been calculated as 21.9% which shows a relative difference of 6% in the price change trend and for the city of Tehran. The landʹs share as of the major components involved in the construction section can be inferred from the share of landʹs price in average price of construction expenses in each square meter. In reality the components which determine the function situations of the land value and building can end in demolition trend. When the function of the building value drops in relation to the value of land this is the point that demolition is justified economically. There are two elements, 1.decrease in the value of building and 2.increase in the value of land, which will cause in the demolition, renovation and application change of the building and land. The fluctuations in land price as an index of economy shows that simultaneously with the increase of land construction area license, the prices increases but with decrease in land construction license, land price do not decrease. From another point considering the synthetic plans in a ten year period in two regions of Kashanak and Sahebgharanieh it is inferred that as the price of land increases, ultimately the urban area land application change increases. Considering the above mentioned study, the following suggestions are put forward: - Codification and approval of a set of regulations for urban area land exchanges towards urban area land price stabilization - Creation of land Bank under supervision of urban area management organization - The revenue of the Tehran municipality under study was not stable so during the year 2000 the revenue rate was less than 10% from the share of renovation and duties and more than 70% from surplus of density in 2 regions and this crooked trend should not continue - Encouragement of the investors in the fields of non-residential constructions to work on construction of profitable service activities - Guidance and control of floating densities toward proper areas