HOUSING PROVISION IN TURKEY IN 1980s
Journal Name:
- Orta Doğu Teknik Üniversitesi Mimarlık Fakültesi Dergisi
Keywords (Original Language):
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Abstract (2. Language):
Housing industry in Turkey was in a deep crisis in early 1980's following a boom
in 1976-1980 period. An economic stabilization program which was introduced
in January 1980, led to a big drop in housing demand, proved to be the main cause
of the crisis. Governments had to intervene by enacting two successive laws in
1981 and 1984 in order to provide new financial means to the housing sector. In
accordance with the second bill which has been in effect since 1984, a new housing
finance organization, named the 'Mass Housing Fund', was established as a
department attached to the Prime Ministry. Substantial amounts of money
accumulate in the Fund through tax-like deductions imposed on certain goods
and services, including petroleum products, tobacco and alcoholic drinks. The
Fund, functioning aş the main source of credits extended to housing purchasers,
to self-builders and to the members of house-building cooperatives, was instrumental
in achieving a sharp recovery in the 1984-1987 period. Over-stimulation
of the sector in this period led to a construction cost inflation well above the
general price rise. The Fund itself has gone into crisis by 1988 as credit applications for too many
housing units have been accepted and 30 to 50 per cent of its income have been
transferred to the National Budget since 1989. Since fixed credit interest rates
remained about one third of the rate of inflation, credit returns could not make
much contribution to the Fund's resources.
The crisis and subsequent developments affected housing provision in Turkey to
a great extent. Allocation of 70 per cent of Fund's credits in the 1984-1989 period
to house-building cooperatives boosted for this form of non-profit housing
provision, as the number of cooperatives doubled in this period.
Small-capital speculative housebuilders (which are called yap-satci) began to
operate with larger own-capital, compared to the period before 1980, without
any significant change in their production techniques.
Many new contractors entered into this field to build cooperative housing. Most
of them relied on conventional production techniques which are most consistent
with the pace of cash flows.
Some large capital builders and contractors began to build speculative housing
estates at the outskirts of cities. However, absence of an effective housing credit
system inhibits their activities.
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Abstract (Original Language):
Bu yazıda Türkiye'deki konut üretiminde 1980 sonrasında görülen nitel ve nicel gelişmeler inceleniyor. Ekonominin 1970'li yılların ilk yarısında girdiği krizin ve
1978 yandan itibaren uygulamaya konulan önlemler paketlerinin konut sektörü
üzerinde büyük etkileri olmuştur. Konut sektörünün bu süreçteki davranışları
çeşitli aşamalarda farklılıklar göstermiştir. 1980 yılma kadar giderek artan konut
arz ve talebi, 1980 yılında yürürlüğe giren istikrar programlarının ardından hızla
daralmıştır. Derin bir krize giren konut sektörünü krizden kurtarmaya yönelik
yasalar çıkarılmış, getirilen mali ve idari düzenlemeler konut sunum biçimlerinde
ve talebin örgütlenişinde yeni gelişmelere yol açmıştır.
Bu yazıda önce krizin ve istikrar programlarının konut arz ve talebi üzerindeki
etkileri, niceliksel verilerle inceleniyor. Daha sonra konut sunum biçimlerinde
1980 sonrasındaki gelişmeler tartışılmaktadır. Çalışmanın kapsamında yalnızca
ruhsatlı konut üretimi üzerinde durulmuş, ruhsatsız konut yapımındaki
gelişmelere değinilmemiştir. Zaten çoğunluğu Devlet İstatistik Enstitüsünden
elde edilen verilerle ruhsatsız yapılaşma konusunda değerlendirme yapma olanağı
çok sınırlıdır.
FULL TEXT (PDF):
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137-154