Developing a model software to determine the effect of High Voltage Transmission Lines (HVTL) on the residential land value by using AHP method
Abstract
Due to High Voltage Transmission Lines (HVTL), easement expropriation is made and an easement price (compensation) is paid to the property owner. Since there is not a standard method, this price is calculated inappropriately and inaccurately. Therefore, either the property owner or the government suffers material damage. The main objective of this study is to determine the impact of HVTL factors on property value using the Analytical Hierarchy Process (AHP) method. Additionally, within the scope of the study, the aim is to develop a software model that automatically detects impairment rate and easement prices. In the study, a total of 79 individuals from 21 different countries participated in the national and international survey. The weights of the factors were determined using the AHP. A model software was created by integrating the weight values and the interface software of the model was created. The model software was tested with sixty expert reports prepared by different experts collected from ten different provinces. The rate of error in the expert reports was found to be at least 0.38% and at most 84.98%. With this software, an appraisal standard that will largely eliminate the existing injustices in the determination of the easement price will be provided. In addition, the inconsistencies between the expert reports of similar parcels and easements will be reduced, and easement prices will be paid fairly.
Keyword : High Voltage Transmission Lines (HVTL), easement expropriation, residential land value, Analytical Hierarchy Process (AHP)
How to Cite
Marabaoğlu, S. N., & Uzun, B. (2024). Developing a model software to determine the effect of High Voltage Transmission Lines (HVTL) on the residential land value by using AHP method. International Journal of Strategic Property Management, 28(4), 223–233. https://doi.org/10.3846/ijspm.2024.21810
This work is licensed under a Creative Commons Attribution 4.0 International License.
References
Akinjare, O. A., Ogumba, O. A., Ayedun, C. A., & Iroham, O. C. (2013). Disamenity hazards and rental values in Surulere, Lagos metropolis: A perceptional study of power lines. Ethiopian Journal of Environmental Studies and Management, 6, 96–103. https://doi.org/10.4314/ejesm.v6i1.11
Bala, A., Pirasteh, S., Aliyu, Y., A., Aliyu, A., O., Bawa, S., & Abdulwahab, I. (2022). Mapping and suitability analysis of existing electoral polling units in Katsina local government area of Katsina State, Nigeria. Survey Review, 54, 469–478. https://doi.org/10.1080/00396265.2022.2100956
Bogdan, B., & Barańska, A. (in press). Compensation for establishing transmission line easement: Parts of land affected and persons involved. Real Estate Management and Valuation. https://doi.org/10.2478/remav-2024-0024
Bottemiller, S. C., & Wolverton, M. L. (2013). The price effects of HVTLs on abutting homes. The Appraisal Journal, 81, 45–62.
Brown, D. (1976, January). The effect of power line structures and easements on farm land values. Right of Way, 33–38.
Callanan, J. (2013, January 13–16). A contingent valuation approach to the valuation of high voltage transmission lines. In 19th Annual Pacific-Rim Real Estate Society Conference (pp. 1–11), Melbourne, Australia. https://www.prres.org/uploads/695/1955/Callanan_A_Contingent_Valuation_Approach_To_The_Valuation_Of_HighVoltage_Transmission_Lines.pdf
Chalmers, J. A. (2012). High-voltage transmission lines and rural, western real estate values. The Appraisal Journal, 80, 30–45.
Colwell, P. F., & Foley, K. W. (1979). Electric transmission lines and the selling price of residential property. The Appraisal Journal, 47, 490–499.
Colak, H. E., Memisoglu, T., & Gercek, Y. (2020). Optimal site selection for solar photovoltaic (PV) power plants using GIS and AHP: A case study of Malatya Province, Turkey. Renewable Energy, 149, 565–576. https://doi.org/10.1016/j.renene.2019.12.078
Coruhlu, Y. E., Baser, V., & Yıldız, O. (2021). Object-based geographical data model for determination of the cemetery sites using SWOT and AHP integration. Survey Review, 53, 108–121. https://doi.org/10.1080/00396265.2020.1747843
Delaney, C., & Timmons, D. (1992). High voltage power lines: Do they affect residential property value. Journal of Real Estate Research, 7, 315–330. https://doi.org/10.1080/10835547.1992.12090682
Des Rosiers, F. (2002). Power lines, visual encumbrances and house values: A microspatial approach to impact measurement. Journal of Real Estate Research, 23, 275–301. https://doi.org/10.1080/10835547.2002.12091082
Döner, F., & Kaya, E. (2021). Evaluation of the process of acquiring land ownership in the implementation of energy transmission line projects. Geomatic Journal, 6(3), 189–197. https://doi.org/10.29128/geomatik.733149 (in Turkish)
Elliott, P., & Wadley, D. (2012). Coming to terms with powerlines. International Planning Studies, 17, 179–201. https://doi.org/10.1080/13563475.2012.673739
Expropriation Law (No. 2942). (1983, November 4). Official Gazette, 8.11.1983/18215.
Giaccaria, S., Frontuto, V., & Dalmazzone, S. (2010). Who’s afraid of power lines? Merging survey and GIS data to account for spatial heterogeneity (Working Paper). Italy.
Han, J. H., & Elliott, P. (2013, May 5–9). Impact of high voltage overhead transmission lines on property value. In CIB World Building Congress 2013 Proceedings (pp. 1–13), Brisbane, Australia. https://wbc2013.apps.qut.edu.au/papers/cibwbc2013_submission_332.pdf
Jackson, T. O. (2010, November/December). Electric transmission lines: Is there an impact on rural land values. Right of Way, 32–35. http://www.real-analytics.com/Transmission%20Lines%20and%20Rural%20Land.pdf
Jackson, T. O. (2011, May/June). Electric transmission lines and rural land values. Right of Way, 35–37. https://eweb.irwaonline.org/eweb/upload/web_may_11_ElectricTrans.pdf
Jackson, T. O., Pitts, J., & Norwood, S. (2012, April 19). The effects of high voltage electric transmission lines on commercial and industrial properties [Paper presentation]. American Real Estate Society Annual Meeting, St. Petersburg, Florida.
Ju, H., & Yoo, A. (2014). The environmental cost of overhead power transmission lines: The case of Korea. Journal of Environmental Planning and Management, 57(6), 812–828. https://doi.org/10.1080/09640568.2013.770388
Kinnard, W. (1967). Tower lines and residential property values. The Appraisal Journal, 35, 269–284.
Kinnard, W. N., Geckler, M. B., & DeLottie, J. W. (1997, April 16–19). Post-1992 evidence of EMF impacts on nearby residential property values [Paper presentation]. American Real Estate Annual Meeting, Sarasota, FL.
Kroll, C. A., & Priestly, T. (1992). The effects of overhead transmission lines on property values: A review and analysis of the literature (Report). Edison Electric Institute Siting & Environmental Planning Task Force.
Lee, G. K., & Chan, E. H. W. (2008). The Analytic Hierarchy Process (AHP) approach for assessment of urban renewal proposals. Social Indicators Research, 89, 155–168. https://doi.org/10.1007/s11205-007-9228-x
Marabaoğlu, S. N. (2020). A model design for determining the effect of high voltage transmission lines on residential land value [Doctoral thesis, Karadeniz Technical University]. Trabzon. (in Turkish)
Marabaoğlu, S. N., & Uzun, B. (2019). High voltage transmission lines and property value. In 17th Turkish Mapping Scientific and Technical Congress, Proceedings Book (pp. 1–7). https://www.researchgate.net/publication/342881722_Yuksek_Voltajli_Iletim_Hatlari_ve_Tasinmaz_Degeri (in Turkish)
May, D. E., Corbin, A. R., & Hollins, P. D. (2011). Identifying determinants of residential property values in South London. Review of Economic Perspectives, 11(1), 3–11. https://doi.org/10.2478/v10135-011-0004-0
Morgan, M., Pukkala, E., & Kaprio, J. (1985). Power line frequency electric and magnetic fields: A pilot study of risk perception. Risk Analysis, 5(2), 139–149. https://doi.org/10.1111/j.1539-6924.1985.tb00161.x
Navrud, S., Ready, R. C., Magnussen, K., & Bergland, O. (2008). Valuing the social benefits of avoiding landscape degradation from overhead power transmission lines: Do underground cables pass the benefit–cost test? Landscape Research, 33, 281–296. https://doi.org/10.1080/01426390802045921
Nisancı, R. (2005). Production of pixel-based urban real estate value maps based on nominal valuation method with geographic ınformation systems [Doctoral thesis, Karadeniz Technical University]. Trabzon. (in Turkish)
Pitts, J. M., & Jackson, T. O. (2007). Power lines and property values revisited. The Appraisal Journal, 75(4), 323–325.
Priestly, T., & Evans, G. W. (1996). Resident perceptions of nearby electric transmission line. Journal of Environmental Psychology, 16, 65–74. https://doi.org/10.1006/jevp.1996.0006
Rigdon, B. (1991). 138 kV transmission lines and value of recreational land. Right of Way, 38, 6, 8–19. https://eweb.irwaonline.org/eweb/upload/1201a.pdf
Rotimi, A., & Joseph, O. (2014). The impact of high voltage power lines on residential property values in selected parts of Lagos State. Journal of International Academic Research for Multidisciplinary, 2(8), 443–453.
Saaty, T. L. (1980). The analytic hierarchy process. McGraw-Hill. https://doi.org/10.21236/ADA214804
Seiler, M. J. (2014). Power lines and perceived prices: Isolating elements of easement rights and noise pollution. The Journal of Sustainable Real Estate, 6(1), 47–61. https://doi.org/10.1080/10835547.2014.12091861
Senol, M. (2012). Expropriation expertise. UCTEA Chamber of Civil Engineers, Ankara. (in Turkish)
Sims, S., & Dent, P. (2003). The effect of electricity distribution equipment on the UK residential property market. In The 2003 Pacific Rim Real Estate Society Conference, Proceedings Book (pp. 1–24), Australia. https://www.academia.edu/80466745/The_effect_of_electricity_distribution_equipment_on_the_UK_residential_property_market
Sims, S., Dent, P., & Ennis-Reynolds, G. (2009). Calculating the cost of overheads: The real impact of HVOTLs on house price. Property Management, 27(5), 319–347. https://doi.org/10.1108/02637470910998474
Soini, K., Pouta, E., Salmiovirta, M., Uusitalo, M., & Kivinen, T. (2011). Local residents’ perceptions of energy landscape: The case of transmission lines. Land Use Policy, 28, 294–305. https://doi.org/10.1016/j.landusepol.2010.06.009
Solum, C. L. (1985). Transmission line easement effect on rural land in Northwest Wisconsin. Right of Way, 14–18. https://eweb.irwaonline.org/eweb/upload/0485.pdf
Sisman, A., Akar, A. U., & Yalpir, S. (2023). The novelty hybrid model development proposal for mass appraisal of real estate in sustainable land management. Survey Review, 55, 1–20. https://doi.org/10.1080/00396265.2021.1996797
Tatos, T., Glick, M., & Lunt, T. A. (2016). Property value impacts from transmission lines, sub-transmission lines, and substations. The Appraisal Journal, 205–230.
Turkish Electricity Transmission Corporation. (2019). 2019 annual report. Ankara. (in Turkish)
Thomas, C., & Welke, G. (2017). The effect of HVTLs on property values: An event study. International Real Estate Review, 20(2), 167–187. https://doi.org/10.53383/100239
Wadley, D., Elliott, P., & Han, J. H. (2017). Modelling homeowners’ reactions to the placement of high voltage overhead transmission lines. International Planning Studies, 22(2), 114–127. https://doi.org/10.1080/13563475.2016.1202100
Wyman, D., & Mothorpe, C. (2018). The pricing of power lines: A geospatial approach to measuring residential property values. Journal of Real Estate Research, 40, 121–154. https://doi.org/10.1080/10835547.2018.12091490
Yap, J. Y. L., Ho, C. C., & Ting, C. Y. (2018, September 26). Analytic hierarchy process (AHP) for business site selection [Conference presentation]. 3rd International Conference on Applied Science and Technology, Malaysia. https://doi.org/10.1063/1.5055553
Yıldırım, V., Yomralıoglu, T., Nisanci, R., Colak, H. E., Bediroglu, Ş., & Saralioglu, E. (2017). A spatial multicriteria decision-making method for natural gas transmission pipeline routing. Structure and Infrastructure Engineering, 13(5), 567–580. https://doi.org/10.1080/15732479.2016.1173071
Yılmaz, M., & Alkan, R. M. (2022). Easement expropriation in high voltage transmission line projects. Afyon Kocatepe University Journal of Science and Engineering Sciences, 22(6), 1353–1367. https://doi.org/10.35414/akufemubid.1169475 (in Turkish)
Bala, A., Pirasteh, S., Aliyu, Y., A., Aliyu, A., O., Bawa, S., & Abdulwahab, I. (2022). Mapping and suitability analysis of existing electoral polling units in Katsina local government area of Katsina State, Nigeria. Survey Review, 54, 469–478. https://doi.org/10.1080/00396265.2022.2100956
Bogdan, B., & Barańska, A. (in press). Compensation for establishing transmission line easement: Parts of land affected and persons involved. Real Estate Management and Valuation. https://doi.org/10.2478/remav-2024-0024
Bottemiller, S. C., & Wolverton, M. L. (2013). The price effects of HVTLs on abutting homes. The Appraisal Journal, 81, 45–62.
Brown, D. (1976, January). The effect of power line structures and easements on farm land values. Right of Way, 33–38.
Callanan, J. (2013, January 13–16). A contingent valuation approach to the valuation of high voltage transmission lines. In 19th Annual Pacific-Rim Real Estate Society Conference (pp. 1–11), Melbourne, Australia. https://www.prres.org/uploads/695/1955/Callanan_A_Contingent_Valuation_Approach_To_The_Valuation_Of_HighVoltage_Transmission_Lines.pdf
Chalmers, J. A. (2012). High-voltage transmission lines and rural, western real estate values. The Appraisal Journal, 80, 30–45.
Colwell, P. F., & Foley, K. W. (1979). Electric transmission lines and the selling price of residential property. The Appraisal Journal, 47, 490–499.
Colak, H. E., Memisoglu, T., & Gercek, Y. (2020). Optimal site selection for solar photovoltaic (PV) power plants using GIS and AHP: A case study of Malatya Province, Turkey. Renewable Energy, 149, 565–576. https://doi.org/10.1016/j.renene.2019.12.078
Coruhlu, Y. E., Baser, V., & Yıldız, O. (2021). Object-based geographical data model for determination of the cemetery sites using SWOT and AHP integration. Survey Review, 53, 108–121. https://doi.org/10.1080/00396265.2020.1747843
Delaney, C., & Timmons, D. (1992). High voltage power lines: Do they affect residential property value. Journal of Real Estate Research, 7, 315–330. https://doi.org/10.1080/10835547.1992.12090682
Des Rosiers, F. (2002). Power lines, visual encumbrances and house values: A microspatial approach to impact measurement. Journal of Real Estate Research, 23, 275–301. https://doi.org/10.1080/10835547.2002.12091082
Döner, F., & Kaya, E. (2021). Evaluation of the process of acquiring land ownership in the implementation of energy transmission line projects. Geomatic Journal, 6(3), 189–197. https://doi.org/10.29128/geomatik.733149 (in Turkish)
Elliott, P., & Wadley, D. (2012). Coming to terms with powerlines. International Planning Studies, 17, 179–201. https://doi.org/10.1080/13563475.2012.673739
Expropriation Law (No. 2942). (1983, November 4). Official Gazette, 8.11.1983/18215.
Giaccaria, S., Frontuto, V., & Dalmazzone, S. (2010). Who’s afraid of power lines? Merging survey and GIS data to account for spatial heterogeneity (Working Paper). Italy.
Han, J. H., & Elliott, P. (2013, May 5–9). Impact of high voltage overhead transmission lines on property value. In CIB World Building Congress 2013 Proceedings (pp. 1–13), Brisbane, Australia. https://wbc2013.apps.qut.edu.au/papers/cibwbc2013_submission_332.pdf
Jackson, T. O. (2010, November/December). Electric transmission lines: Is there an impact on rural land values. Right of Way, 32–35. http://www.real-analytics.com/Transmission%20Lines%20and%20Rural%20Land.pdf
Jackson, T. O. (2011, May/June). Electric transmission lines and rural land values. Right of Way, 35–37. https://eweb.irwaonline.org/eweb/upload/web_may_11_ElectricTrans.pdf
Jackson, T. O., Pitts, J., & Norwood, S. (2012, April 19). The effects of high voltage electric transmission lines on commercial and industrial properties [Paper presentation]. American Real Estate Society Annual Meeting, St. Petersburg, Florida.
Ju, H., & Yoo, A. (2014). The environmental cost of overhead power transmission lines: The case of Korea. Journal of Environmental Planning and Management, 57(6), 812–828. https://doi.org/10.1080/09640568.2013.770388
Kinnard, W. (1967). Tower lines and residential property values. The Appraisal Journal, 35, 269–284.
Kinnard, W. N., Geckler, M. B., & DeLottie, J. W. (1997, April 16–19). Post-1992 evidence of EMF impacts on nearby residential property values [Paper presentation]. American Real Estate Annual Meeting, Sarasota, FL.
Kroll, C. A., & Priestly, T. (1992). The effects of overhead transmission lines on property values: A review and analysis of the literature (Report). Edison Electric Institute Siting & Environmental Planning Task Force.
Lee, G. K., & Chan, E. H. W. (2008). The Analytic Hierarchy Process (AHP) approach for assessment of urban renewal proposals. Social Indicators Research, 89, 155–168. https://doi.org/10.1007/s11205-007-9228-x
Marabaoğlu, S. N. (2020). A model design for determining the effect of high voltage transmission lines on residential land value [Doctoral thesis, Karadeniz Technical University]. Trabzon. (in Turkish)
Marabaoğlu, S. N., & Uzun, B. (2019). High voltage transmission lines and property value. In 17th Turkish Mapping Scientific and Technical Congress, Proceedings Book (pp. 1–7). https://www.researchgate.net/publication/342881722_Yuksek_Voltajli_Iletim_Hatlari_ve_Tasinmaz_Degeri (in Turkish)
May, D. E., Corbin, A. R., & Hollins, P. D. (2011). Identifying determinants of residential property values in South London. Review of Economic Perspectives, 11(1), 3–11. https://doi.org/10.2478/v10135-011-0004-0
Morgan, M., Pukkala, E., & Kaprio, J. (1985). Power line frequency electric and magnetic fields: A pilot study of risk perception. Risk Analysis, 5(2), 139–149. https://doi.org/10.1111/j.1539-6924.1985.tb00161.x
Navrud, S., Ready, R. C., Magnussen, K., & Bergland, O. (2008). Valuing the social benefits of avoiding landscape degradation from overhead power transmission lines: Do underground cables pass the benefit–cost test? Landscape Research, 33, 281–296. https://doi.org/10.1080/01426390802045921
Nisancı, R. (2005). Production of pixel-based urban real estate value maps based on nominal valuation method with geographic ınformation systems [Doctoral thesis, Karadeniz Technical University]. Trabzon. (in Turkish)
Pitts, J. M., & Jackson, T. O. (2007). Power lines and property values revisited. The Appraisal Journal, 75(4), 323–325.
Priestly, T., & Evans, G. W. (1996). Resident perceptions of nearby electric transmission line. Journal of Environmental Psychology, 16, 65–74. https://doi.org/10.1006/jevp.1996.0006
Rigdon, B. (1991). 138 kV transmission lines and value of recreational land. Right of Way, 38, 6, 8–19. https://eweb.irwaonline.org/eweb/upload/1201a.pdf
Rotimi, A., & Joseph, O. (2014). The impact of high voltage power lines on residential property values in selected parts of Lagos State. Journal of International Academic Research for Multidisciplinary, 2(8), 443–453.
Saaty, T. L. (1980). The analytic hierarchy process. McGraw-Hill. https://doi.org/10.21236/ADA214804
Seiler, M. J. (2014). Power lines and perceived prices: Isolating elements of easement rights and noise pollution. The Journal of Sustainable Real Estate, 6(1), 47–61. https://doi.org/10.1080/10835547.2014.12091861
Senol, M. (2012). Expropriation expertise. UCTEA Chamber of Civil Engineers, Ankara. (in Turkish)
Sims, S., & Dent, P. (2003). The effect of electricity distribution equipment on the UK residential property market. In The 2003 Pacific Rim Real Estate Society Conference, Proceedings Book (pp. 1–24), Australia. https://www.academia.edu/80466745/The_effect_of_electricity_distribution_equipment_on_the_UK_residential_property_market
Sims, S., Dent, P., & Ennis-Reynolds, G. (2009). Calculating the cost of overheads: The real impact of HVOTLs on house price. Property Management, 27(5), 319–347. https://doi.org/10.1108/02637470910998474
Soini, K., Pouta, E., Salmiovirta, M., Uusitalo, M., & Kivinen, T. (2011). Local residents’ perceptions of energy landscape: The case of transmission lines. Land Use Policy, 28, 294–305. https://doi.org/10.1016/j.landusepol.2010.06.009
Solum, C. L. (1985). Transmission line easement effect on rural land in Northwest Wisconsin. Right of Way, 14–18. https://eweb.irwaonline.org/eweb/upload/0485.pdf
Sisman, A., Akar, A. U., & Yalpir, S. (2023). The novelty hybrid model development proposal for mass appraisal of real estate in sustainable land management. Survey Review, 55, 1–20. https://doi.org/10.1080/00396265.2021.1996797
Tatos, T., Glick, M., & Lunt, T. A. (2016). Property value impacts from transmission lines, sub-transmission lines, and substations. The Appraisal Journal, 205–230.
Turkish Electricity Transmission Corporation. (2019). 2019 annual report. Ankara. (in Turkish)
Thomas, C., & Welke, G. (2017). The effect of HVTLs on property values: An event study. International Real Estate Review, 20(2), 167–187. https://doi.org/10.53383/100239
Wadley, D., Elliott, P., & Han, J. H. (2017). Modelling homeowners’ reactions to the placement of high voltage overhead transmission lines. International Planning Studies, 22(2), 114–127. https://doi.org/10.1080/13563475.2016.1202100
Wyman, D., & Mothorpe, C. (2018). The pricing of power lines: A geospatial approach to measuring residential property values. Journal of Real Estate Research, 40, 121–154. https://doi.org/10.1080/10835547.2018.12091490
Yap, J. Y. L., Ho, C. C., & Ting, C. Y. (2018, September 26). Analytic hierarchy process (AHP) for business site selection [Conference presentation]. 3rd International Conference on Applied Science and Technology, Malaysia. https://doi.org/10.1063/1.5055553
Yıldırım, V., Yomralıoglu, T., Nisanci, R., Colak, H. E., Bediroglu, Ş., & Saralioglu, E. (2017). A spatial multicriteria decision-making method for natural gas transmission pipeline routing. Structure and Infrastructure Engineering, 13(5), 567–580. https://doi.org/10.1080/15732479.2016.1173071
Yılmaz, M., & Alkan, R. M. (2022). Easement expropriation in high voltage transmission line projects. Afyon Kocatepe University Journal of Science and Engineering Sciences, 22(6), 1353–1367. https://doi.org/10.35414/akufemubid.1169475 (in Turkish)