TABLE OF CONTENTS INTRODUCTION 1 1. The importance of research 1 2. Objectives Missions 2 2.1. Objectives 2 2.2. Missions 2 3. Research limits 3 4.Meaning Of Practical Science 3 5. Structure 3 CHAPTER 1: LITERATURE REVIEW ABOUT LAND VALUATION – LAND PRICE DETERMINATION AND ESTABLISHING REGION MAP OF LAND VALUE 4 1.1. Overview of land price and Theoretical basis of land price 4 1.1.1. Overview of land price 4 1.1.2. Theoretical basis of land price 5 1.1.3. Factors affecting land price 7 1.2. Theoretical basis for land valuation – land price determination 9 1.2.1. Definition of land valuation – land price determination 9 1.2.2. Land valuation – land price determination’s methodologies 10 1.3. Introduction of region map of land value 14 1.4. Literature reviews on land valuation – land price determination in the world and in Vietnam. 16 1.4.1. In the world 16 1.4.2. In Vietnam 19 1.4.3. General reviews of the science researches 20 CHAPTER 2: ESTABLISHING REGION MAPS OF LAND VALUE BASED ON GEOGRAPHIC INFORMATION SYSTEM AND MULTICRITERIA ANALYSIS 21 2.1. Introduction of Geographic Information System (GIS) 22 2.1.1. Definiton of GIS 22 2.1.2. Functions of GIS 22 2.1.3. GIS data types 23 2.1.4. The main components of GIS 24 2.1.5. Advantages and Disadvantages of GIS 25 2.1.6. Introduction of ArcGIS software 25 2.2. Introduction of Analytic Hierarchy Process (AHP) 26 2.2.1. Definition of AHP 26 2.2.2. The basic steps of AHP 27 2.2.3. Advantages and Disadvantages of MCA 31 2.3. Methodologies 32 2.3.1. The investigation method of secondary data collection 32 2.3.2. The method of data processing and analyzing in GIS 32 2.3.3. The method of establishing spatial database 32 2.3.4. Method of searching and analyzing data 32 2.3.5. Analytical Hierarchy Process (AHP) 32 2.3.6. Interpolation method 32 2.4. Research process 33 2.4.1. Identify the purposes, requirements, responsibilities and scopes of research 33 2.4.2. Investigating, collecting, processing information 34 2.4.3. Building database 34 2.4.4 Calculating effect coefficients 35 2.4.5. Assigning coefficients for land plots 35 2.4.6. Interpolation land prices 36 2.4.7. Establishing mao 37 CHAPTER 3. LAND VALUATION – LAND PRICE DETERMINATION AND ESTABLISHING REGION MAPS OF LAND VALUE AT CUA DAI WARD, HOI AN CITY, QUANG NAM PROVINCE, VIETNAM 38 3.1. Features of research area 38 3.1.1. Natural, socioeconomic situations in Cua Dai ward 38 3.1.2. General assessment of natural, economic, social and environmental conditions 40 3.2. Building a database serving land valuation 41 3.2.1. Legal regulations 41 3.2.2. Application GIS in establishing database serving land valuation 42 3.3. Establishing region map of land value in Cua Dai ward at state price 46 3.3.1. Updating Land price data to database on the map 46 3.3.2. Checking the results and establishing map 50 3.4. Valuating and establishing region map of land value in Cua Dai ward at market price 51 3.4.1. Calculating effected coefficient by multi criteria analysis 51 3.4.2. Insert data into a maps database 57 3.4.3. Interpolating land prices 59 3.4.4. Editing, completing land value map 60 3.5. Comparing the market price with the state price 61 CONCLUSIONS AND RECOMMENDATIONS 63 1. Conclusions 63 2. Recommendations 65 APPENDIX REFERENCES
MINISTRY OF NATURAL RESOURCES AND ENVIRONMENT HANOI UNIVERSITY OF NATURAL RESOURCES AND ENVIRONMENT FACULTY OF LAND ADMINISTRATION STUDENT’S SCIENTIFIC RESEARCH 2016 - 2017 LAND VALUATION – LAND PRICE DETERMINTION IN CUA DAI WARD, HOI AN CITY, QUANG NAM PROVINCE USING GIS-BASED MULTI-CRITERIA ANALYSIS APPROACH Scientific speciality: Land Administration HANOI – 05/2017 MINISTRY OF NATURAL RESOURCES AND ENVIRONMENT HANOI UNIVERSITY OF NATURAL RESOURCES AND ENVIRONMENT FACULTY OF LAND ADMINISTRATION STUDENT’S SCIENTIFIC RESEARCH 2016 - 2017 LAND VALUATION – LAND PRICE DETERMINATION IN CUA DAI WARD, HOI AN CITY, QUANG NAM PROVINCE USING GIS-BASED MULTI-CRITERIA ANALYSIS APPROACH Student: Ẹhnicity: Class: DAO Ngoc Ninh Gender: Female Kinh/Vietnamese DH3QN, Faculty of Land administration Department of House and Land administration Senior year/4-year academic Supervisors: Assoc Prof Dr NGUYEN An Thinh Dr PHAM Anh Tuan HANOI, 05/2017 TABLE OF CONTENTS REFERENCES LIST OF ABBREVIATIONS No Abbreviation Stand for AHP Analytical Hierarchy Process GIS Geographic Information System K_D Coefficient of deep indicators MCA Multi-Criteria Analysis LIST OF TABLES LIST OF FIGURES INTRODUCTION The importance of research Land valuation and land price determination have been and currently being a topical issue in many countries around the world nowadays Its benefits expertise to the functions of land-use planning and the recording of land tenure cover the areas of insurance, compensation, property tax, compulsory purchase and strategic advice to governments (David Peter Mitchell et al, 2015) Land valuation is not only used for state management of land but also toward sustainable development and becoming one of the foundations of land administration (Dale, P.F., McLaughlin, J.D., 1988) Each country has its own way to determine land price and applies several land price determination methods, so that land price changes from places to places (Cristina M.B., 1998) The differences in land price, especially the difference between the land state price and land market price, will make a big impact on economic – social issues The land price approached by the government based on the land's ability to make a profit, the bank interest rate and the supply-demand relationship, which is issued by People's Committees of provinces and cities as a detailed price list, is no longer reasonable for land use situation and unable to meet the changes ongoing in the areas In the developing countries, including Vietnam, the co-existance of two types of land price is also a major problem in land management and land use situation (Lin Gan, Chang-chun Feng, 2015) These changes are happened stronger in narrow coastal plains (David Peter Mitchell et al., 2015), especially in Quang Nam coastal area as Cua Dai ward, Hoi An city Quang Nam province, where as one of five key economic region of central, is gradually implementing urbanization – modernization According to the criteria developed lettered urbanization Quang Nam province, Urbanization Rate in 2020 will be around 32.3%, and it’s going to reach about 60% in 2030 (decree no 1367/QD-UBND, dated 17 April 2015 by the People’s Committee of Quang Nam province, regulation on approving the Quang Nam urban development program for the period to 2020 and with the vision to 2030) The land price, of course, must be determined to meet the changes ongoing in the province Besides, the land state price is always around from 10 to 70% lower than the market price (Department of Natural Resource and Environment (DNRE), Ho Chi Minh City) This greatly affect land management activities and also make it difficult to specify cost–benefit decisions during site clearance preparation Thus, minimize the difference between land market price and land price approached by government is an important and urgent activity This is also the first step to ensure a fair land taxation system (David Peter Mitchell et al., 2015) The development of Geographic Information System (GIS) currently provides several tools that could show land prices on space, serve improve efficiency of State management on land Application of GIS also allows for combining quantitative analysis calculations (such as multi criteria analysis, multivariate analysis, ) in defining and classifying the level of influence of the socio-economic factors affecting land price The basis of valuation is extended, more closely and land prices to be calculated more accurately Due to the actual needs and the importance of land valuation and land price determination in land management, the research: “Land Valuation and Land Price Determination in Cua Dai Ward, Hoi An City, Quang Nam Province using GISBased Multi Criteria analysis approach” was choosen and implemented Objectives - Missions 2.1 Objectives Determine land price and create a region map of land value (at state prices and market prices) based on GIS and Multi Criteria Analysis application in Cua Dai ward, Hoi An city, Quang Nam province 2.2 Missions To achieve this goal, the following the research’s missions is conducted - An overview document on the legal regulations, the science theories, methods and technologies, practical applications related to land valuation, establishing region map of land value in the world and in Vietnam - Doing research in transfer data and create a map of land value under state price - Studying to apply AHP and GIS, interpolate data to determine land price and to establish region map of land value at market prices - Establishing the region map of land value at market price at Cua Dai ward based on GIS application - Comparison between land state price and land market price Research limits: - Space limits: The study is conducted in Cua Dai ward, Hoi An city, Quang Nam province - Scientific limits: + The map of the land value in Cua Dai ward under state and market price is updated in 2017 + Applying ArcGIS to create a map of landing value + Application combines GIS and AHP model for land valuation and establishing the region map of market price Meaning Of Practical Science + Science meaning: The topic of systematizing the scientific basis of land valuation, valuation methods is using multi-target analysis method and applying GIS to establish region maps of land value + Practical meaning: The research result is scientific basis for using land and financial management of land and land prices (such as being the basis for serving the sale, exchange and transfer of land use rights, contributing to stabilize the land market; being the basis for land compensation when the State recovers land; being the basis for the use of land in order to improve the efficiency of land management and use;…) The research also proposed a methodology to apply technologies to investigate, collect, create and manage data supporting in order that the work of land management the state is more efficient Structure Apart from the introduction, conclusions and recommendations, the project consists of three chapters as the following: Chapter 1: Literature Review about Land Valuation – Land Price Determination and Establishing Region Map of Land Value Chapter 2: Establishing Region Maps of Land Value based on Geographic Information System and Multi Criteria Analysis Chapter Land Valuation – Land Price Determination and Establishing Region Maps of Land Value at Cua Dai Ward, Hoi An City, Quang Nam Province, Vietnam CHAPTER 1: LITERATURE REVIEW ABOUT LAND VALUATION – LAND PRICE DETERMINATION AND ESTABLISHING REGION MAP OF LAND VALUE 1.1 Overview of land price and Theoretical basis of land price 1.1.1 Overview of land price In the world, land price and land valuation are always a concerned issue Land price is an essential part in state management of land, is established for the compensation, clearance land use tax calculation (Mitchell et al., 2015) Land valuation is not only used for state management of land but also toward sustainable development and becoming one of the foundations of land administration Different country has different way to value land, that’s why the price of the lands varies from one area to another (Cristina, 1998) The difference between land prices at state and market price impact a lot on the social economy of the area If the difference is large, the land market will face with many obstacles, the state will have difficulty in managing land Estimating land value between countries around the world and Vietnam has similarities, besides, still has differences in the characteristics of each country In general, the valuation system in each country is stable from central to local with function, clear mechanisms of action, with own land management regime In Vietnam, land belongs to people The Government allocates land to organization, household and individual for stable and long-term use in planning and zoning The Government authorizes land to users through renting, recognizes land using right to stable user, regulates rights and obligations to users Otherwise, land price is the expression by money of land right value defined in rule 23 Article in 2013 Land laws: “using land right price (or Land price) is money in a unit each area regulated by the Govern or establish in land-owning right negotiation” (Nguyen Duc Kha, 2007) In principle, land prices formed depends on the profitability and its method of land use However, land is natural resources (not human working), is the input material for every commercial activities and consuming demands In the market economy, land prices are a component of real estate market and always fluctuate in both quantity and expression The state needs to intervene to adjust prices in favor of sustainable development by means of legislative, zoning and planning So land valuation is establishment and essential component in making a reasonable land management Land valuation facilitates fairness in the performance of financial obligations related to land between managers and land users, between land users In addition, land valuation is also an estimation of the value of land use rights in monetary form for a defined purpose, at a defined time To estimate the land prices, it must be based on principles and methods of valuation on the basis of firmly grasp the land market data, based on the economic and natural attributes of the land parcels (Tra Ho and Quan Nguyen, 2006) 1.1.2 Theoretical basis of land price In Vietnam, Land Price means the value of land use rights calculated per unit of land area (Section 19, Article 3, The Land Law 2013) and Value of land use rights means the monetary value of a land use rights over a specific area during a specified defined use term (Section 20, Article 3, The Land Law 2013) Land is a non-labor product, and It does not have itself value Therefore, for the land, its price reflects the effect of itself in economic activities, it is the profitability, in other words, land price high or low is determined by high or low earning potential at specified time Land benefit is go along with its profitability from the land price and the corresponding price such as ownership price, land tenure price, the price of land rental rights, the price of land mortgage rights and so on (Vo Dieu Linh, 2015) 1.1.3 The main characteristics of land price Since land is inherently peculiar unlike other commodities, land prices have different characteristics Features of land prices include: - Differences in means of expression: Different goods are usually denoted by the price, but the land value is also denoted by the tax beside by the price Land price reflects the function of the land in the economic activities The more land's benefit owners have, the greater profit they achieve Land also have the respective price such as: ownership price, land tenure price, the price of land rental rights, the price of land mortgage rights and so on - Differences in price basis: Commodities have mobility The origin of price is itself value Land is not mobile, it can’t move itself but its benefits and profits - Differences in formation time: Normal goods can be standardized, easily compare and also have almost completely market, its form is easy to complete in a 10 Figure 3.8: Position of interpolation points The price collected at the field is the coefficient affected the price, so in the interpolation, we need to standardize the price collection layer by dividing the price into collecting and analyzing the influence coefficients according to the formula: Add a new field called "Standard_prices" with ‘Double’ type, proceed to calculate the value for the column "Standard_prices" by Field Calculator tool in ArcGIS Figure 3.9: Attribute table of “collected_prices” layer 3.4.3 Interpolating land prices Standard_prices field in collected_prices layer's attribute table is used to interpolate, in order to interpret unknown values based on known values 63 In ArcMap, open the Spatial Analyst Conducting interpolation by IDW Inverse Distance Weighted After interpolation, we get the value of each cell in maps of Cua Dai Ward A land plot is a combination of cells To calculate the average value (MEAN) of land plots, the tool we use Zonal Statistic Interpolation result is the value of the parcel of land after getting rid of the influencing factors, is the standard price raster layer and the average value field of all land parcels (MEAN) Figure 3.10: Results after interpolating by IDW tool in ArcGIS Use the Clip tool to cut the raster layer along Cua Dai ward boundaries The actual price of the land plot is calculated by: The result is the market price for each land plot The work of batch pricing for each land plot is completed 64 Figure 3.11: Results of valuated market price 3.4.4 Editing, completing region map of land value Presents the elements of the map, such as the background graphic, symbols, etc The ratio, legend, name, the color of the land parcel, etc should be presented harmoniously, consistently in order to clearly high lights the differences among prices of each region at the ward Region map of land value at the market price of the Cua Dai Ward is presented in figure 3.12 Figure 3.12: Region map of land market price 65 The results indicated that land prices at market prices in the regions increased significantly The region has the highest price is residential land parcels at the position of Lac Long Quan street, because of locating in the main road, close to the sea, surrounded by so many luxury resorts Besides, because of the better potential business abilities and profitability, which is suitable with the actual land price situation at the ward Phuoc Trach, Phuoc Hai urban area has evenly relatively price Phuoc Hai residential area (ex) is the region having the lowest price at the ward, because there is almost no possibility of business, away from the beach and far from the tourist site The results indicated by region of market value were verified through the field survey and the inspection, evaluation of the cadastral officer of Cua Dai ward and the professional of the Department of Natural Resources and Environment of Hoi An city that the evaluated price is close to the market price in Cua Dai ward 3.5 Comparing the market price with the state price In ArcToolbox, select Raster Calculator tool to overlay the land state price map and region map of land market price to compare them The result indicated the level of land parity expressed by region, indicating the difference between the determined market price and the state price issued along with Decree No 48/2014/QĐ-UBND (25/12/2014) 66 Figure 3.13: Comparison map of land market price and land state price 67 CONCLUSIONS AND RECOMMENDATIONS Conclusions Regarding legal regulations, scientific theories, methods and technologies, practical applications related to land valuation - land price determination, establishing region maps of land value in the world and in Vietnam: the information about land price and region maps of land value are important material for financial land management and land prices Land valuation - land price determination is detailed in the Land Law and sub-law Based on the application of GIS technology and multiindicator analysis methodology, the project has developed a land valuation process and established region map of land value in Cua Dai ward, Hoi An city, Quang Nam province, Vietnam The results will support the land state managemen, providing information on land prices to people Results of research on building a database serving for land valuation: The subject developed a database of attributes for each land parcel, including basic data according to cadastral records, such as land parcel’s price, land parcel direction, coefficient, facade, name of road, road location Results of research on data conversion and establishment of state land price maps: The research set the location code for each land plot in Cua Dai area The information includes the name of the road, the location of the parcel and the land classification and enter the land price in accordance with the price list attached to Decision No 48/2014 / QD-UBND (25/12/2014) Land state map indicated that the residential land parcels which are in position of Cua Dai Street have the highest price at VND 4.6 million/m2 to VND million/m2, and the area where has the lowest price include Residential land parcels which are in position of Devong riverwalk and the concrete road in Phuoc Hai resident area; Agricutural land in Phuoc Hai residential area and Un-used land in the coastal area at lower than 0.5 million VND/m Regarding the application of AHP and GIS model in data interpolation for land valuation and establishing region map of land market pricem: Apply the AHP model to calculate the weights of ten indicators for land valuation and Mapping land prices according to market prices (Location, Shape, Areage, The current state of erosiondeposition, The distance to the beach, The distance to the central location, The security 68 situation, The dispute situation, The planning situation indicator, The "Certificate of house ownership and land use rights" situation) in order to objectively assess the weights GIS was applied to interpolate the parameters computed by the AHP model The results indicated that land prices at market prices in the regions increased significantly The region has the highest price is residential land parcels at the position of Lac Long Quan street, because of locating in the main road, close to the sea, surrounded by so many luxury resorts Besides, because of the better potential business abilities and profitability, which is suitable with the actual land price situation at the ward Phuoc Trach, Phuoc Hai urban area has evenly relatively price Phuoc Hai residential area (ex) is the region having the lowest price at the ward, because there is almost no possibility of business, away from the beach and far from the tourist site Comparison between land prices at state price and market price: In ArcToolbox, select Raster Calculator tool to overlay the land state price map and region map of land market price to compare them The Comparison map of land market price and land state price, which is the final result, indicated the level of land parity expressed by region, indicating the difference between the determined market price and the state price issued along with Decree No 48/2014/QĐ-UBND (25/12/2014) Nowadays, the market value of the land plot is a popular issue Valuating the parcel of land reasonably, closely to the market price is an essential issue in order to meet the needs of the people, publish the land price information and develop the real estate market Based on the application of GIS and multi-criteria analysis, the topic has established the region map of land value at Cua Dai Ward, Hoi An City, Quang Nam Province The application of multi criteria analysis identified the importance extents among the criteria affecting land prices, thereby calculate the weights of them objectively and consistently Along with the help of ArcGIS to update the data, the coefficient of effect and interpolation, the topic identified the prices of land plots which are relatively close to the actual market prices at the ward Region map of land value – the final result – will contribute to land management at the ward, provide information about the land price for the people and help the real estate market develop 69 Recommendations Through the course of the study, I propose some recommendations as the following: - Local government should apply the new technologies to investigate, collect, create and manage data supporting in order that the work of land management the state is more efficient - Build and widespread land valuation process, the method of mapping the land value, publish land prices at the headquarters of the Ward's People's Committee on the mass media so that people can catch up, update information on the real estate situation at the ward - The methodology and valuation model approached by this study proposed a bulk pricing model that supports the land management and can be applied all over the country 70 REFERENCES Abelson P., 1997 House and Land Prices in Sydney from 1931 to 1989, Urban Studies 34, pp 1381-1400 Aoki, Y.; Osaragi, T.; Ishizaka, K., 1994 An Interpolating Model for Land-price Data with Transportation Costs and Urban Activities Environment and Planning 21, pp 53- 65 Azar, K T.; Ferreira Jr, J.; Abed J.; et al., 1994 Using GIS for Estimating the Spatial Distribution of Land Value in Metropolitan Beirut Proceedings of the Conference on Urban and Regional Information Association - URISA C M Tam et al., 1998, A study of Feng Shui and its impacts on land and property developments: case study of a village housing development in Tai Po East area, in Urban Design International, pages 185-193 Circular No 36/2014/TT-BTNMT, dated June 30, 2014 of the Ministry of Natural Resources and Environment, detailing the method of land valuation, adjusting the land price index, determining specific land prices and providing accurate advice about land valuation Dale, P., Mahoney, R & McLaren, R 2007 Land Markets and the modern economy, RICS Research Dale, P.F., McLaughlin, J.D., 1988, Land Information Management, PP 51-52, Oxford, Clarendon press David J Buckley, 2004, The GIS Primer: An Introduction to Geographic Information Systems, in Pacific Meridian Resources David Peter Mitchell et al., 2015, Land valuation: a key tool for disaster risk management 10 Deac, V., 2014 Land Valuation in Romania: Challenges and Difficulties Procedia Economics and Finance, Volume 15, 2014, Pages 792-799 11 Decision No 20/2016/QD-UBND, dated 20 December 2016 by the People’s Committee of Quang Nam province, edited, added some content in Decision No 48/2014/QD-UBND 25/12/2014 and Decision No 43/2015/QD-UBND 22/12/2015 by the People’s Committee regulate regulation on land prices, land price list for the period 2015-2019 in 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from the digital cadastral database serving for land administration Hanoi Journal of Geodesy and Cartography magazine 44 Vo Dieu Linh (2015) Land valuation lecture Hanoi University of Natural Resources and Environment 45 Yongjun Yang et al, 2015, A GIS-Based Web Approach for Serving Land Price Information, in ISPRS Int J Geo-Inf 2015, no 4, pages 2078-2093 46 Yu Qin et al., 2016 Changes in the distribution of land prices in urban China during 2007–2012 Regional Science and Urban Economics, Volume 57, Pages 77-90 74 APPENDIX 1: LIST OF ABBREVIATIONS ABBREVIATIONS Criteria Coefficients (Ki) Natural (Wi) Location K1 W1 Shape K2 W2 Acreage K3 W3 The current state of erosiondeposition K4 W4 K5 W5 K6 W6 The security situation K7 W7 The dispute situation K8 W8 The planning situation indicator K9 W9 The “Certificate of House ownership and land use rights” situation K10 W10 Socioeconomic The distance to the beach -environmental The distance to the location Legal The total weight central APPENDIX 2: QUESTIONAIRE HANOI UNIVERSITY OF NATURAL RESOURCES AND ENVIRONMENT SCIENTIFIC RESEARCH TOPIC FACULTY OF LAND ADMINISTRATION QUESTIONNAIRE LAND VALUATION AND LAND PRICE DETERMINATION IN QUANG NAM COASTAL AREA Full name of person being interviewed: _ Age: _ Career : _ Address: , Cua Dai ward, Hoi An city, Quang Nam Province Land price: ……….………………………………………….………………… (dong/sqm) Land use purpose □ Agricultural land □ Non- agricultural land □ Un – used land □ Position 2: Apply to land plot having at least one side adjacent to the lane whose smallest cross section at least 4m wide □ Position 3: Apply to land plot having at least one side adjacent to the lane whose smallest cross section is from 2.5m to less than 4m wide □ Position 4: Apply to land plot having at least one side adjacent to the lane whose smallest cross section is smaller than 2.5m wide □ Residential land Natural factors Location □ Position 1: Apply to land plot having at least one side adjacent to the large streets listed Shape □ Square □ Trapezoidal □ Complex Acreage □ 50m2 Socioeconomic-environmental factors The current state of erosion-deposition □ Yes □ No The distance to the beach □ 1 km The distance to the central location □ 3.5 km □ Good □ Medium □ Bad The security situation Legal factors The dispute situation □ Yes □ No The planning situation indicator □ Yes □ No The “Certificate of House ownership and land use rights” situation □ Yes □ No ... management, the research: Land Valuation and Land Price Determination in Cua Dai Ward, Hoi An City, Quang Nam Province using GISBased Multi Criteria analysis approach was choosen and implemented Objectives... affecting land prices, the relationship between urban land prices and housing, land valuation – land price determination in land consolidation project, difficulties and challenges in land management... Determination and Establishing Region Maps of Land Value at Cua Dai Ward, Hoi An City, Quang Nam Province, Vietnam CHAPTER 1: LITERATURE REVIEW ABOUT LAND VALUATION – LAND PRICE DETERMINATION AND ESTABLISHING