Leta 2007 je v Združenih državah Amerike izbruhnila finančna kriza, ki se je postopoma razvila v eno najhujših globalnih finančnih in gospodarskih recesij v zgodovini (post)moderne družbe. Njene ...posledice so številne. V članku proučujemo enega od prostorskih učinkov, to je nedokončane ali dokončane, vendar ne popolnoma zasedene novogradnje stanovanjskih in poslovnih objektov. V Ljubljani smo konec novembra leta 2011 s terenskim popisom evidentirali 97 lokacij praznih ali le delno zasedenih večstanovanjskih in poslovnih zgradb oziroma kompleksov, zgrajenih za trg, in njihovih aktivnih ali opuščenih gradbišč. Med popisanimi enotami prevladujejo pretežno večstanovanjske zgradbe in kompleksi (76 enot), ostalo so poslovne zgradbe ali zgradbe in kompleksi z izrazito mešano stanovanjsko-poslovno funkcijo. V popisanih nepremičninah je na voljo več kot 1.500 stanovanj ter skoraj 75.000 m2 poslovnih prostorov. Prostorska analiza popisanih enot kaže na razpršenost po vsem mestu, vendar z nekaj zgostitvami na območjih z najboljšo dostopnostjo ali razpoložljivim prostorom. V članku analiziramo tudi vzroke na strani ponudbe in povpraševanja za nastanek novega elementa v morfološki strukturi Ljubljane, na koncu pa nakazujemo možnosti za prihodnje raziskave na tem področju.
In early 2004, the finance ministers of Bavaria and Rhineland-Palatinate put forward a new model for assessing land tax. The model envisages the abolition of the current Land Tax A (tax on ...agricultural and forestry enterprises); Land Tax B (developed/ developable real estate) is in future to comprise a flatrate tax on the buildings and a more up-to-date and realistic taxation of the land value based on the standard land value. Nevertheless, the question still remains: Why not go one step further and replace this ‘combined tax on land and buildings’ with a simple ‘land value tax’?
This article describes expert opinion and expert reports commonly requested by courts and lawyers in those technical disciplines related to real estate, within the framework of the current Spanish ...legislation. As established in Spanish Civil Code Article 348 "property means the right to possess, enjoy and dispose of anything of value with no limitations other than those established by law. In addition, the owner is entitled to claim property ownership as its holder and its possessor". This regulation has resulted in many litigation proceedings in Spain. Performance appraisal reports can be of aid to non-judicial experts and lawyers in relation to technical issues and can at times be decisive.
Ustavno sodišče RS ugotavlja, da je neurejeno zemljiškoknjižno stanje zemljišč, na katerih so zgrajene kategorizirane ceste, posledica neučinkovitega izvajanja postopkov za pridobivanje zemljišč. Tak ...poseg v ustavno zagotovljeno lastninsko pravico jetreba obravnavati kot razlastitev, razlastitvenemu zavezancu pa pripada za odvzeto nepremičnino v splošnem odškodnina oziroma nadomestilo v naravi. V obravnavanem primeru se glede odškodnineupoštevajo določila ZUreP-1, po katerem odškodnina obsega vrednost nepremičnine, ki se določi glede na njeno dejansko rabo, in stranske stroške, ki so povezani z razlastitvijo. Dokazali smo, da je, obupoštevanju mednarodne pogodbe in Ustave RS, ta vrednost nepremičnine lahko le tržna vrednost nepremičnine. V članku so za obravnavani primer podrobno analizirani vsi elementi odškodnine takoglede upoštevanja statusa zemljišča, dejanskega stanja zemljišča, datuma stanja in datuma vrednotenja kot tudi glede stranskih stroškov, pri tem pa še posebej zmanjšana vrednost preostalega zemljišča. Na podlagi teh izhodišč in izbora ustrezne metode je oblikovan model vrednotenja kategoriziranih cest za namenepravnega prometa. Uporaba modela je prikazana na dveh različnih primerih. Ugotavljamo, da je izbrana diferenčna metoda primerna za vrednotenje kategoriziranih cest za namene pravnega prometa, za izpeljavo vrednotenja v postopku pridobitve zemljišč v celotni Republiki Sloveniji pa morajo biti izpolnjeni še nekateri pogoji, kot so: razpoložljivost ustreznih podatkov iz ETN, oblikovanje ustreznih informacijskih podlag in izobraževanje cenilcev, kibodo v postopku posamičnega vrednotenja zemljišč odmerjali odškodnino. The Constitutional Court of the Republic of Slovenia has found that the unregulated state in the landregister of the land on which classified roads had been constructed was brought about by the ineffective implementation of land acquisition procedures. Suchencroachment upon constitutionally guaranteed property rights shall be treated as expropriation, and the expropriation obligor shall in general be entitled to a refund or compensation in kind for the expropriated real estate. In the particular case dealt with herein,concerning real estate compensation, the provisions of the Spatial Planning Act (ZUreP-1) shall apply, according to which the compensation shall amount to a real estate value which is to be determined by taking into account the actual use of the real estatein question as well as the extra expenses incurred through expropriation. It has been shown that, taking into account the International Agreement and the Constitution of the Republic of Slovenia, the value of this particular real estate may be represented by its market value only. Concerning this particular caseof real estate compensation, this paper analyses in detail all the elements of compensation, in particular, the decreased value of the remaining land. Based on these foundations and having selected an appropriate method, the real estate valuation model for classifiedroads has been created for the purposes of legal transactions. The difference method selected has been proven appropriate for the implementation of the valuation of classified roads for the purposes of legal transactions, however, for the implementation of valuation within the land acquisition procedure in the entire Republic of Slovenia, certain additional conditions need to be complied.
SI: Prispevek obravnava uporabo načina kapitalizacije donosa v slovenskem sistemu množičnega vrednotenja nepremičnin pri modelih posebnih nepremičnin, to je nepremičnin za proizvodnjo električne ...energije, nepremičnin za izkoriščanje mineralnih surovin, pristanišč in marin ter bencinskih servisov. Predstavljena je uporaba dveh metod izračuna, prilagojenih sistemu množičnega vrednotenja nepremičnin, in sicer metode neposredne kapitalizacije in metode diskontiranega denarnega toka. EN: The article describes the application of the income approach in models of special properties (power plants, mineral exploitation sites, ports, marinas and petrol stations) in the mass appraisal system in Slovenia. There are two methods described in the article: direct capitalization and discounted cash flow, both adapted to the mass appraisal system.
V članku je opisana raziskava o obravnavi lastnine velikih lastnikov v projektu obveščanja. Oblikovan je bil vzorec sedmih lastnikov, ki jih lahko opredelimo kot reprezentativne predstavnike glede na ...lastnosti nepremičnin v njihovi lasti in »vrsto« lastništva. Na vzorcu teh sedmih lastnikov so bila obravnavana razmerja med njihovimi internimi evidencami in podatki registra nepremičnin ter opredeljene težave, s katerimi so se srečevali med obveščanjem o poskusnem izračunu vrednosti nepremičnin. V vzorec je bilo uvrščenih 26.792 sestavin nepremičnin, kar pomeni 0,4 % vseh sestavin nepremičnin v registru nepremičnin. Neskladja so bila uvrščena v štiri sklope, podane so značilnosti teh sklopov. V članku je predstavljena tudi vključitev zasebnega sektorja v projekt obveščanja. Rezultati analiz kažejo, da je vzrok za večino zaznanih neskladij odnos do lastnine, in sicer odnos do lastnine vsakega posameznika in naše družbe kot celote ; This article describes an examination of the property of large real estate owners in the Information of Test Property Value Calculation project. A pattern of seven owners has been made, which can be considered representatives of property, considering the characteristics of their property and the type of ownership. Based on this pattern, the relationships between their internal records and the real estate registry database have been analysed, and problems that occurred during the informing of the test property value calculation have also been noted. The pattern consisted of 26,792 constituent parts of real estate, which represents 0.4% of all the real estate parts noted in the real estate registry. Discrepancies have been divided into four sets, and characteristics of these sets have also been given. The article also presents the inclusion of the private sector in to the information process. Analysis results show that the cause of most of the detected discrepancies is the lack of responsibility of owners towards their property.
V prispevku je obravnavano gospodarno upravljanje nepremičnin s strani državnih, občinskih ter drugih javnih organov in organizacij, ki temelji na ekonomskih podatkih in kazalnikih. Predstavljeno je, ...na katerih vsebinskih področjih v Sloveniji je sistem množičnegavrednotenja nepremičnin s področnim predpisom že predviden za uporabo, kje se predvideva uporaba ter kje bi bilo smiselno in stroškovno učinkovito predvideti uporabo sistema množičnega vrednotenja nepremičnin. This article discusses the concept of real estate management by state, municipal and other public authorities and organisations on the basis of realestate economic data and economic indicators. Realestate mass-valuation system applications already defined by regulations in Slovenia are described. Further proposals as well as possible and cost-effective applications of a real estate mass-valuation system are presented.
V času novih zahtev družbe in uporabnikov ter pospešenega tehnološkega in informacijskega razvoja se pred državne geodetske in nepremičninske institucije postavljajo nove zahteve in pričakovanja. ...Vloga institucij, ki želijo podpirati gospodarsko uspešne ekonomije, mora biti ponovno analizirana, njene dejavnosti in strategije razvoja pa bi morale biti bolj prilagojene domačemu in širšemu krogu uporabnikov izdelkov in storitev. Na nepremičninskem področju zagotavljajo razvojne smernice in trende dokumenti Evropske komisije, dokumenti ustreznih evropskih združenj in tudi Mednarodne banke za obnovo in razvoj. Ob upoštevanju opisanih okvirov, tradicije in nacionalnih prioritet bi morali pripraviti prenovljeni dolgoročni program razvoja nepremičninskih evidenc (katastrov in zemljiške knjige) v tesni povezavi z nosilnimi uporabniškimi področji. Le veliki projekti in neposredne potrebe resorjev bodo lahko v prihodnje zagotovili bolj uporabniško naravnane rešitve, ki jih bo laže podpreti s finančnimi sredstvi (tudi evropskimi) in pri tem poskusiti v praksi udejanjiti načela javno-zasebnih partnerstev. / In the processes of dynamic changes in the European space, in the time of the society’s and users’ new requirements and in the time of accelerated technological and information developments the national geodetic and real estate institutions are faced with new demands and expectations. The role of the institutions that want to support successful economies needs to be re-analyzed, and their activities and development strategies should be adapted to a greater extent to the domestic and broader circle of the users of products and services. In the field of real estate, the development guidelines and trends are provided by the documents of the European Commission, the documents of the appropriate European associations and also the International Bank for Reconstruction and Development. While taking into account the framework above, tradition and national priorities, a revised long-term program of the development of the real estate records (the cadastres and the land register) needs to be prepared in close cooperation with the fields in which users use these records. Only large projects and direct needs of particular sectors will ensure more user-directed solutions, which will be easier to support with financial resources (also European), in an attempt to realize the principles of public-private partnerships in practice.
Predlog modela je računalniško podprt sistem za ocenjevanje vrednosti prostorske lokacije nepremičnin, tako zdajšnjih razmerij kot tudi simuliranje prihodnjih na osnovi domnevnih smeri razvoja, ...strateških ali konkretnih prostorskih odločitev. Model izhaja iz klasičnih metod množičnega vrednotenja nepremičnin, podprtega z geografskim informacijskim modelom. Uvaja pa precejšnjo novost na tem področju: uporabo metode analitičnega hierarhičnega procesiranja za določitev tehničnih koeficientov ugodnosti lokacije. Model je bil razvit v raziskavi Razvoj in implementacija regionalnega simulacijskega modela za ljubljansko urbano regijo, ki jo je financirala Mestna občina Ljubljana.
For a successful introduction of the real estate tax and for the ex-ante evaluation of its social acceptability it is necessary to consider its general and sociological characteristics. It is ...necessary to examine the effects of the specific solutions and consequences of its introduction within a given social environment. Both is important for achieving the necessary degree of its political and social acceptability and also to ex-post evaluate its justification and efficiency. In the article, the general characteristics of real estate taxes and some known characteristics of this tax in Slovenia are described and its social acceptability evaluated.