{"id":763,"date":"2007-03-15T21:08:00","date_gmt":"2007-03-15T21:08:00","guid":{"rendered":""},"modified":"2025-10-23T10:01:33","modified_gmt":"2025-10-23T10:01:33","slug":"kapitalizasyon-faiz-oranlari-ve-objektif-deger-tespiti-763","status":"publish","type":"post","link":"https:\/\/gardensel.com\/tr\/kapitalizasyon-faiz-oranlari-ve-objektif-deger-tespiti-763","title":{"rendered":"KAP\u0130TAL\u0130ZASYON FA\u0130Z ORANLARI VE OBJEKT\u0130F DEGER TESP\u0130T\u0130"},"content":{"rendered":"<p>\n<span class=\"gs-wm-wrap\"><img loading=\"lazy\" decoding=\"async\" src=\"\/images\/stories\/Korkmaz_Mert\/image004.jpg\" border=\"0\" alt=\"image004\" title=\"image004\" hspace=\"10\" vspace=\"5\" width=\"350\" height=\"334\" align=\"left\" \/><i class=\"gs-wm-badge\" aria-hidden=\"true\"><\/i><\/span>Tar\u0131msal varl\u0131klar\u0131n k\u0131ymet takdiri , arazinin y\u0131ll\u0131k net getirisi ( Rant\u0131 ) baz olarak ele al\u0131n\u0131r ve hesab\u0131 yap\u0131l\u0131r. Hesaplamalarda iki unsur &ouml;n plana &ccedil;\u0131kar,&nbsp; bunlar Kapitalizasyon &nbsp;faiz oran\u0131 ve objektif de\u011fer art\u0131\u015f\u0131. Bu iki oran &uuml;zerinde yap\u0131lan oynamalar arazinin de\u011ferinin istenilen oranda artmas\u0131na yada azalmas\u0131na neden olur. Yani arazinin &uuml;zerindeki &uuml;r&uuml;n deseninden ziyade bu iki oran\u0131n ger&ccedil;e\u011fe yak\u0131n olarak bulunmas\u0131, ger&ccedil;ek manada arazinin de\u011ferini ortaya &ccedil;\u0131kar\u0131r.\n<\/p>\n<p>\nArazinin Pazar de\u011feri klasik manada&nbsp; :\n<\/p>\n<p>\n&nbsp;Pazar de\u011feri ( D ) =&nbsp; Arazinin Y\u0131ll\u0131k Net Geliri ( Rant\u0131 )( R ) \/ Kapitalizasyon Faiz Oran\u0131 ( f )\n<\/p>\n<p>\nForm&uuml;l&uuml; ile&nbsp; bulunur.&nbsp; Buradan arazinin net geliri ile pazar de\u011ferleri aras\u0131ndaki &nbsp;( f = R\/D )&nbsp; ili\u015fkiden faydalan\u0131larak kapitalizasyon faiz oran\u0131 bulunur.\n<\/p>\n<p> Kapitalizasyon faiz oran\u0131&nbsp; araziye yat\u0131r\u0131lan sermayenin kullan\u0131lma hakk\u0131 olarak tarif edilmekte. Arazinin kapitalizasyon faiz oran\u0131n\u0131n bulunmas\u0131 olduk&ccedil;a g&uuml;&ccedil; bir i\u015flemdir. Baz\u0131 ilim adamlar\u0131 ; bir y\u0131l vadeli tasarruf mevduat\u0131 ile s&uuml;reklilik ve g&uuml;vence y&ouml;n&uuml;nden araziye benzer yat\u0131r\u0131mlar olarak kabul edilen uzun vadeli \u015firket ve devlet tahvilleri faiz oranlar\u0131, ipotek kar\u015f\u0131l\u0131\u011f\u0131 al\u0131nan orta ve uzun vadeli tar\u0131msal kredi faiz oranlar\u0131 ve Pazar yakla\u015f\u0131m\u0131 gibidir denilmektedir. Oysa &uuml;lkemizde istikrarl\u0131 bir faiz ve ekonomik&nbsp; durumun s&ouml;z konusu olmamas\u0131ndan, her zaman faiz gelirleri arazi gelirinden fazla olmu\u015ftur. K\u0131sacas\u0131&nbsp; &uuml;lkemizde kapitalizasyon faiz oran\u0131n hesaplanmas\u0131n\u0131n objektif olmas\u0131 &ccedil;ok zor g&ouml;z&uuml;kmektedir. <\/p>\n<p>\n&nbsp;\n<\/p>\n<p>\n&nbsp;Kapitalizasyon faiz oran\u0131 &uuml;zerinde etkili olan fakt&ouml;rler\n<\/p>\n<ul>\n<li>Arazinin yerle\u015fim yerine yak\u0131nl\u0131\u011f\u0131\/Uzakl\u0131\u011f\u0131<\/li>\n<li>Yak\u0131n oldu\u011fu yerle\u015fim yerindeki n&uuml;fus yo\u011funlu\u011fu<\/li>\n<li>Ula\u015f\u0131m imkan durumu<\/li>\n<li>&Uuml;r&uuml;n Pazar durumu<\/li>\n<li>Arazinin b&uuml;y&uuml;kl&uuml;k \/K&uuml;&ccedil;&uuml;kl&uuml;k durumu <\/li>\n<li>M&uuml;lkiyet emniyeti<\/li>\n<li>Al\u0131m sat\u0131m kolayl\u0131\u011f\u0131\/ zorlu\u011fu<\/li>\n<li>Kadastro &ccedil;al\u0131\u015fmalar\u0131n\u0131n durumu<\/li>\n<li>Arazinin sulanma,topo\u011frafik yap\u0131s\u0131, deniz ve g&ouml;l k\u0131y\u0131lar\u0131na yak\u0131nl\u0131\u011f\u0131<\/li>\n<li>Belediye hizmetlerinden yararlanabilme durumu<\/li>\n<\/ul>\n<p>\nYarg\u0131tay uygulamalar\u0131nda ,&uuml;lkenin co\u011frafi konumu,iklim \u015fartlar\u0131, topo\u011frafik yap\u0131,toprak yap\u0131s\u0131,verimlili\u011fe etkili olan di\u011fer unsurlar ve b&ouml;lgenin konumu dikkate al\u0131narak kapitalizasyon faizi %3 ile %15&nbsp;&nbsp; aras\u0131nda kabul edilmi\u015ftir.&nbsp;&nbsp;&nbsp;\n<\/p>\n<p>\n&nbsp; &Uuml;lkemizde b&ouml;lgelere ,illere ve &ouml;zel iklim g&ouml;steren yerlere g&ouml;re kapitalizasyon&nbsp; faizini belirleyecek detayl\u0131 bir &ccedil;al\u0131\u015fma bulunmamaktad\u0131r. Ancak &nbsp;2000 -2004 y\u0131llar\u0131 aras\u0131nda az da olsa b&ouml;yle bir &ccedil;al\u0131\u015fma&nbsp;&nbsp; Do&ccedil;.Dr.Harun TANRIVERM\u0130\u015e&nbsp; Hocan\u0131n , Y&uuml;ksek Lisans&nbsp; &ouml;\u011frencilerince&nbsp; yap\u0131lm\u0131\u015ft\u0131r.&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;\n<\/p>\n<p>\n&nbsp;&nbsp; Kapitalizasyon faiz oran\u0131n\u0131n belirlenmesinde arazinin topo\u011frafik yap\u0131s\u0131 ve tar\u0131ma elveri\u015flili\u011fi, sulana bilirli\u011fi ve pazara yak\u0131nl\u0131\u011f\u0131 &ccedil;ok&nbsp; &ouml;nemlidir. Bu oranlar\u0131n tespiti kadar uygulamas\u0131 da &ouml;nemlidir. Bir puan a\u015fa\u011f\u0131 veya yukar\u0131&nbsp; fiyatlarda &ouml;nemli oynamalara neden olmaktad\u0131r. Komisyon &uuml;yeleri bu konuda iyi bir bilgilendirme , veri toplama ( \u0130l, \u0130l&ccedil;e Tar\u0131m m&uuml;d&uuml;rl&uuml;\u011f&uuml;nden, Ziraat Odalar\u0131ndan, Tar\u0131m Kredi Koparatiflerinden&nbsp; ) ,araziyi bizzat gidip yerinde g&ouml;rme gibi &ccedil;al\u0131\u015fmalar\u0131 hi&ccedil;bir etki alt\u0131nda kalmadan yapmal\u0131d\u0131r.\n<\/p>\n<p>\nObjektif de\u011fer art\u0131\u015f\u0131 belirlenmesinde en &ouml;nemli kriter , yukar\u0131da bahse konu olan de\u011fer d\u0131\u015f\u0131nda arazinin de\u011ferinin art\u0131\u015f\u0131na neden olacak ba\u015fka&nbsp; bir unsur var ise o zaman objektif de\u011fer art\u0131\u015f\u0131 komisyon &uuml;yelerince tespit edilir. Yarg\u0131tay kararlar\u0131&nbsp; objektif de\u011fer art\u0131\u015f\u0131n\u0131n % 100 ge&ccedil;meyecek nispet de olaca\u011f\u0131 &nbsp;y&ouml;n&uuml;ndedir. G&uuml;n&uuml;m&uuml;zde Baz\u0131 &Uuml;niversite hocalar\u0131 k\u0131ymet takdirinde objektif de\u011fer art\u0131\u015f\u0131n\u0131n olmamas\u0131 gerekti\u011fini ve bunun m&uuml;kerrer &ouml;deme olaca\u011f\u0131 y&ouml;n&uuml;nde g&ouml;r&uuml;\u015f bildirmektedirler. Oysa&nbsp; ayn\u0131 &ouml;zellik ve \u015fartlar\u0131 ta\u015f\u0131yan iki arazinin birinin yan\u0131ndan Karayollar\u0131n\u0131n ge&ccedil;mesi ve o arazide dinlenme, konaklama vb. gibi tesislerin kurulma imkan\u0131n\u0131n di\u011fer araziye g&ouml;re daha fazla olmas\u0131 iki arazi aras\u0131nda do\u011fal olarak fiyat fark\u0131n\u0131 ortaya &ccedil;\u0131kar\u0131r. E\u011fer Tar\u0131msal net gelire g&ouml;re hesaplama yap\u0131lm\u0131\u015f olsa iki sininde fiyat\u0131n\u0131n ayn\u0131 &ccedil;\u0131kmas\u0131 gerekir. Komisyon &uuml;yelerin k\u0131ymet takdiri yaparken bu konulara g&ouml;re objektif de\u011fer art\u0131m\u0131 yapmas\u0131 zorunlu olmaktad\u0131r.\n<\/p>\n<p>\nDi\u011fer yaz\u0131m\u0131zda peyzaj ve Meyve a\u011fa&ccedil;lar\u0131n\u0131n de\u011ferlerinin belirlenmesine &ccedil;al\u0131\u015faca\u011f\u0131z.&nbsp;\n<\/p>\n<p>\nKorkmaz MERT\n<\/p>\n<p>\nZiraat M&uuml;hendisi\n<\/p>\n<p><!--GS_AUTHOR_NOTE--><\/p>\n<p class=\"gs-author-note\">Bu yaz\u0131 <strong>Z\u0131raat M\u00fchendisi Korkmaz MERT<\/strong> kategorisinde yay\u0131nlanm\u0131\u015ft\u0131r.<\/p>\n<p><!--\/GS_AUTHOR_NOTE--><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Tar\u0131msal varl\u0131klar\u0131n k\u0131ymet takdiri , arazinin y\u0131ll\u0131k net getirisi ( Rant\u0131 ) baz olarak ele al\u0131n\u0131r ve hesab\u0131 yap\u0131l\u0131r. Hesaplamalarda iki unsur &ouml;n plana &ccedil;\u0131kar,&nbsp; bunlar Kapitalizasyon &nbsp;faiz oran\u0131 ve objektif de\u011fer art\u0131\u015f\u0131. Bu iki oran &uuml;zerinde yap\u0131lan oynamalar arazinin de\u011ferinin istenilen oranda artmas\u0131na yada azalmas\u0131na neden olur. Yani arazinin &uuml;zerindeki &uuml;r&uuml;n deseninden ziyade bu [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[405],"tags":[],"fp_columnist":[],"class_list":["post-763","post","type-post","status-publish","format-standard","hentry","category-kose-yazilari"],"_links":{"self":[{"href":"https:\/\/gardensel.com\/tr\/wp-json\/wp\/v2\/posts\/763","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/gardensel.com\/tr\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/gardensel.com\/tr\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/gardensel.com\/tr\/wp-json\/wp\/v2\/users\/2"}],"replies":[{"embeddable":true,"href":"https:\/\/gardensel.com\/tr\/wp-json\/wp\/v2\/comments?post=763"}],"version-history":[{"count":1,"href":"https:\/\/gardensel.com\/tr\/wp-json\/wp\/v2\/posts\/763\/revisions"}],"predecessor-version":[{"id":172636,"href":"https:\/\/gardensel.com\/tr\/wp-json\/wp\/v2\/posts\/763\/revisions\/172636"}],"wp:attachment":[{"href":"https:\/\/gardensel.com\/tr\/wp-json\/wp\/v2\/media?parent=763"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/gardensel.com\/tr\/wp-json\/wp\/v2\/categories?post=763"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/gardensel.com\/tr\/wp-json\/wp\/v2\/tags?post=763"},{"taxonomy":"fp_columnist","embeddable":true,"href":"https:\/\/gardensel.com\/tr\/wp-json\/wp\/v2\/fp_columnist?post=763"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}