1# RECORD 139a32c171216feaad674ea1857ab835d598fe3a2# TITLE: Predicting Housing Prices in Central Ankara, Turkey Based on Spatial Dependence Analysis3# YEAR: 2002.0 VENUE: nan DOI: 10.2457/srs.33.2174# AUTHORS: Bahadir Gultekin; E. Yamamura5# PAGES: 11 CANDIDATE TABLE PAGES (1-based): []6# ABSTRACT: nan789===== PAGE 1 (score 3, numeric-paren 0, table-words 0, var-words 3) =====1011Predicting 12Housing 13Prices 14in Central 15Ankara, 16Turkey 17Based 18on Spatial 19Dependence 20Analysis21Bahadir 22GULTEKIN* 23and Etsuo 24YAMAMURA*25Abstract26The aim of the current 27study is to apply hedonic 28price model to estimate 29the price of the aging 30housing 31stock 32in the central 33part of Ankara 34City. 35The main focus of the research 36is to investigate 37the effect of the location 38of the housing 39unit relative 40to the social 41services 42on the price of the units .43 In order to achieve 44this goal, two important 45indicators 46will be used; 47the first one is the proximity 48of the housing 49unit to the social 50services 51and the second 52one is the mass of the social service 53areas 54which 55represents 56the level of impact 57intensity. 58GIS mapping 59facilities 60and Network 61Analysis 62will 63be used throughout 64the research 65as a powerful 66tool to handle the spatial 67data sets and to calculate 68the proximity 69measures 70from 71the social 72service 73areas.741. 75Introduction76"Hedonic Price Analysis regards housing as a composite commodity, made up of distinct 77bundles of housing attributes that vary between properties" (Rosen, 1974 [31]). The model 78relies on the principle that the purchasing price of a housing unit that an individual is willing 79to pay, depends on the existence and level of a wide range of housing attributes.80There is a consensus in the literature that an economic approach based on the hedonic 81price model is the most suitable one for constructing quality adjusted house price indices. 82Hedonic price model is a well-established valuation technique to estimate the value of the 83property in the housing market (Powe et al., 1995 [29]). The aim of the current study is to 84apply hedonic price analysis model to the aging housing stock, which is surrounded by various 85urban activities changing from central business district to squatter housing areas in the 86central part of Ankara City.87The aim of the study is not to estimate the housing prices accurately but also reconsider 88the locational attributes of the housing units and propose a new approach depending both on 89the proximity of the housing units to the urban services in terms of distance and the changing 90effect of these services on the price of the housing units relative to their scale . The 91proximity of the housing units to the urban services will be evaluated under the light of 92multiple-center accessibility hypothesis (Heikkila et al., 1989 [18]). It is originated from the 93idea that the housing units, which have more and easy access to the urban services , have 94higher values in the market. 95The level of accessibility will be evaluated by calculating the 96distance of the housing units to the urban activities. 97However, distance between the urban 98services and the housing units, is not a complete indicator to see the effect of these services 99on the housing price. 100In order to complete this indicator the size of the urban services should 101be taken into consideration too, because the distance decay effect also contains the size of the102* 北海道大学大学院地球環境科学研究科103〒 060-0810札104幌市北区北10条105西5丁106目107217108