Geonauka

Vol. 1, No. 1 (2013)

INSPIRE as a support for development of spatial units valuation

Hrvoje TOMI

, Siniša MASTELI

IVI

, Miodrag ROI

1 University of Zagreb, Faculty of Geodesy, Zagreb, Croatia

Abstract. The traditional division of official spatial information registers among several administrative bodies which
manage  them  disables  their  quality  and  timely  insight  in  spatial  state.    The  establishment  of  modern  automatic
valuation systems enables more effective spatial management.  In order for these systems to work, certain conditions
have to be met. Spatial information is complex information which needs to be carefully modelled and by managing
them in a digital form greater interoperability will be enabled. That enables the production of subsystems which use
the  information  of  the  existing  registers.  In  that  way  the  system  of  mass  real  estate  valuation  would  be  based  on
official information of space information registers managed on national level. That would, with the help of familiar
and  clear  methodology,  through  calculation  transparency  guarantee  the  justice  of  values  determined  by  the  system.
The  unambiguousness  and  adaptability  of  spatial  information  towards  the  systems  of  automatic  management  and
information  processing  is  best  reached  by  application  of  certain  norms.  The  infrastructure  of  spatial  information
prescribes  those  norms  and  gives  guidelines  for  the  development  and  improvement  of  spatial  information.  The
infrastructure of spatial information in Croatia is supported by and prescribed through several laws, and all of them
are  in  accordance  with  European  directive  for  infrastructure  of  spatial  information  –  INSPIRE.  INSPIRE,  among
other things, has the goal to enable the exchange of information among different subjects and enable free combining
of spatial information from different sources in whole Europe. The paper describes the combination of various sorts
and  sets  of  information    of  transport  network  which  will,  according  to  INSPIRE,  be  made  within  the  national
infrastructure of spatial information, and which will be used as factors of real estate valuation.

Keywords: mass real estate valuation, administrative boundaries, SDI

INSPIRE kao podrška razvoju vrednosti prostornih jedinica

Apstrakt. Tradicionalna podela zvani

nih registara prostornih informacija izme

u više organa uprave, koji upravljaju

njima, onemogu

ava njihov kvalitet i pravovremen uvid u stanje u prostoru. Uspostavljanje savremenih automatskih

sistema procene vrednosti nepokretnosti omogu

ava efikasnije upravljanje prostorom. Da bi ovi sistemi mogli da rade

moraju biti ispunjeni neki uslovi. Prostorna informacija je kompleksna informacija koja treba da se pažljivo modelira
i da se njom pažljivo upravlja u digitalnom obliku kako bi se omogu

ila bolja interoperabilnost. To omogu

ava

uspostavljanje podsistema koji koriste informacije postoje

ih registara. Na taj na

in sistem masovne procene

vrednosti nepokretnosti bi mogao biti baziran na podacima zvani

nih prostornih registara kojim se upravlja na

nacionalnom nivou. To bi, uz pomo

poznate i jasne metodologije, kroz transparentnost obra

unavanja garantovalo

pravi

nost vrednosti odre

enih sistemom. Nedvosmislenost i prilagodljivost prostornih informacija prema sistemima

automatskog upravljanja i obrade informacija je najbolje posti

i primenom odre

enih normi. Infrastruktura prostornih

podataka propisuje ove norme i daje smernice za razvoj i unapre

enje prostronih informacija. Infrastruktura

prostornih podataka u Hrvatskoj je podržana i propisana kroz nekoliko zakona, a svi su u skladu sa evropskom
direktivom za infrastrukturu prostornih informacija – INSPIRE. INSPIRE, izme

u ostalog, ima za cilj da omogu

razmenu informacija izme

u razli

itih subjekata i omogu

i slobodno kombinovanje prostornih podataka iz razli

itih

izvora u celoj Evropi. U radu je opisana kombinacija razli

itih vrsta i skupova informacijasaobra

ajne mreže koja

u skladu sa INSPIRE, biti napravljena u okviru nacionalne infrastructure prostornih podataka, a koja

e se koristiti

kao factor procene vrednosti nekretnine.

Klju

ne re

i: masovna procena vrednosti nepokretnosti, administrativne granice, SDI

Hrvoje Tomi

> [email protected]

Geonauka

Vol. 1, No. 1 (2013)

Introduction

Although

the

fundamental

reason

for

the

establishment of the majority of cadastral systems is real
estate  taxation,  in  Croatia  the  determination  of  the
amount  of  the  real  estate  tax  based  on  the  cadastral
income was abandoned in 2001 according to the Law on
State  Survey  and  Real  Estate  Cadastre  in  that  time.  [1]
The  abolishment  of  the  system  and  the  methods  of
cadastral  classification  signified  the  abolishment  of  the
only system of agricultural land valuation on a national
level.

The establishment of modern automatic systems of

mass real estate valuation enables more effective spatial
management  of  a  country,  as  a  limited  and  valuable
resource.  Those  systems  can  and  are  used  for  several
purposes,  for  example:  just  taxation  of  real  estate
property,  help  in  real  estate  market,  and  help  in
managing rural and urban land.

In order to regulate spatial relations according to

modern technological findings, it is necessary to enable
all necessary preconditions – integration of the attributes
connected  to  space,  which  are  traditionally  divided
among  several  administrative  bodies.  The  majority  of
modern  valuation  systems  are  based  on  cadastral
information as the basic information layer. The effective
functioning  of  real  estate  cadastre,  as  the  fundamental
infrastructural  system  [2],  helped  by  SDBMS  (Spatial
Database  Management  System)  or  GIS  technologies,
makes  the  procedure  of  planning  and  realization  of
economic  and  other  activities  connected  to  real  estate
easy,  but  it  also  makes  real  and  justifiable  goals  of
spatial development [3].

Real estate valuation is a complex procedure and it

most  often  includes  multicriteria  valuation  based  on
spatial  information  stored  and  divided  among  several
administrative bodies. Without clear norms which define
the procedures of collecting,  maintaining and formation
of metadata – information about information, it is rather
difficult  and  hardly  possible  to  unite  all  the  above
mentioned  information  about  space  and  to  use  them  in
the systems of real estate valuation. The current Law on
State Survey and the Real Property Cadastre from 2007
[4],  among  other  things,  gives  a  definition  of  National
Spatial Data Infrastructure. In that way it establishes the
goals  of  the  making  and  improving  the  national
infrastructure  of  spatial  data.  All  articles  of  the  above
mentioned  law  are  in  compliance  with  the  INSPIRE
directive

–

European

initiative

for

improving

infrastructure of spatial data on a regional level. The
goal of the above mentioned initiative is to establish and
improve the infrastructure of spatial data on a European
level, and the establishment of the norm sets of data with
accompanying metadata, as well as discovery services
and dissemination of data.

By joining the EU, Croatia will, along with

challenges such as restoring land registers and keeping

real estate cadastre up-to-date to the state on the field, be
obliged  to  make  the  sets  of  spatial  data  according  to
INSPIRE  directive  [5].  That  will  enable  the  making  of
the  mass  real  estate  valuation  system  by  using  the
existing  sets  of  spatial  data.  One  of  more  important
factors  of  real  estate  valuation  are  transport  networks,
for  which  the  metadata should  have  been  prepared, and
the  complete  harmonization  and  the  preparation  of
transport  network  data  should  be  done  by  2017  at  the
latest [10].

2 Background and Methods

In  most  European  countries  there  is  a  certain  model  of
real estate valuation that evaluates some of the physical
characteristics  of  real  estates,  i.e.  cadastral  parcels  with
accompanying  building  and  other  constructions.  The
mentioned  systems  evaluate  the  real  estate  value  by
dividing  them  on  agricultural  and  buildable  cadastral
parcels  (built  or  non-built),  which  are  mostly  taxed
jointly  with  one  tax  on  a  real  estate.  The  evaluation  of
agricultural  land  takes  into  consideration  agricultural
abilities  of  the  land:  the  quality  of  the  soil,  the  water
regime,  the  elevation  and  climate  influence  and
economic conditions for production – infrastructure and
alike.  For  built  and  non-built  land  one  of  the  three
valuation  methods:  Cost  Approach,  Sales  Comparison
Approach and Income Capitalization Approach.

2.1 Real estate valuation methods

Real estate valuation assessment is the prediction of

the  real  estate  value  based  on  experience,  and  the
valuation  of  its  spatial  and  other  features.  It  inevitably
includes  dependence  on  market  factors.  The  mentioned
methods  are  mainly  used  for  individual  assessments  of
the  value  of  non-built  or  built  buildable  land.  They
include the appraiser, which makes the procedure longer
and  more  expensive,  and  enable  the  dependence  of  the
appraised  value  on  the  subjective  impression  of  the
appraiser.

Mass valuation is a procedure which, based on the

objective  factors,  appraises  the  value  of a  large  number
of  real  estate  by  statistic  methods.  In  order  for  the
appraised value to be just and correct, it is necessary to
have  enough  information  on  each  real  estate.  It  is
possible, with limited certainty, to predict the value of a
certain  factor  used  in  the  further  procedure  of  the
calculation of the final value [6],[7], i.e. appraised value
got  based  on  mass  valuation  information,  taking  into
consideration market factors, by statistical methods.

Valuation appraisal of things is strictly monetary,

and  its  function  will  be  the  measure  of  value  and  price
[8]. Depending on the purpose and on the used method,
the  determination  of  the  real  estate  value  is  a  complex
procedure  that  involves  quantitative  valuation  of
qualitative  factors  of  a  real  estate.  By  implementing
market  factors  in  the  calculation,  we  can  talk  about