# RECORD 139a32c171216feaad674ea1857ab835d598fe3a
# TITLE: Predicting Housing Prices in Central Ankara, Turkey Based on Spatial Dependence Analysis
# YEAR: 2002.0  VENUE: nan  DOI: 10.2457/srs.33.217
# AUTHORS: Bahadir Gultekin; E. Yamamura
# PAGES: 11  CANDIDATE TABLE PAGES (1-based): []
# ABSTRACT: nan


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Predicting 
Housing 
Prices 
in Central 
Ankara, 
Turkey 
Based 
on Spatial 
Dependence 
Analysis
Bahadir 
GULTEKIN* 
and Etsuo 
YAMAMURA*
Abstract
The aim of the current 
study is to apply hedonic 
price model to estimate 
the price of the aging 
housing 
stock 
in the central 
part of Ankara 
City. 
The main focus of the research 
is to investigate 
the effect of the location 
of the housing 
unit relative 
to the social 
services 
on the price of the units .
 In order to achieve 
this goal, two important 
indicators 
will be used; 
the first one is the proximity 
of the housing 
unit to the social 
services 
and the second 
one is the mass of the social service 
areas 
which 
represents 
the level of impact 
intensity. 
GIS mapping 
facilities 
and Network 
Analysis 
will 
be used throughout 
the research 
as a powerful 
tool to handle the spatial 
data sets and to calculate 
the proximity 
measures 
from 
the social 
service 
areas.
1. 
Introduction
"Hedonic Price Analysis regards housing as a composite commodity, made up of distinct 
bundles of housing attributes that vary between properties" (Rosen, 1974 [31]). The model 
relies on the principle that the purchasing price of a housing unit that an individual is willing 
to pay, depends on the existence and level of a wide range of housing attributes.
There is a consensus in the literature that an economic approach based on the hedonic 
price model is the most suitable one for constructing quality adjusted house price indices. 
Hedonic price model is a well-established valuation technique to estimate the value of the 
property in the housing market (Powe et al., 1995 [29]). The aim of the current study is to 
apply hedonic price analysis model to the aging housing stock, which is surrounded by various 
urban activities changing from central business district to squatter housing areas in the 
central part of Ankara City.
The aim of the study is not to estimate the housing prices accurately but also reconsider 
the locational attributes of the housing units and propose a new approach depending both on 
the proximity of the housing units to the urban services in terms of distance and the changing 
effect of these services on the price of the housing units relative to their scale . The 
proximity of the housing units to the urban services will be evaluated under the light of 
multiple-center accessibility hypothesis (Heikkila et al., 1989 [18]). It is originated from the 
idea that the housing units, which have more and easy access to the urban services , have 
higher values in the market. 
The level of accessibility will be evaluated by calculating the 
distance of the housing units to the urban activities. 
However, distance between the urban 
services and the housing units, is not a complete indicator to see the effect of these services 
on the housing price. 
In order to complete this indicator the size of the urban services should 
be taken into consideration too, because the distance decay effect also contains the size of the
* 北海道大学大学院地球環境科学研究科
〒 060-0810札
幌市北区北10条
西5丁
目
217