Urban morphology and urban land values in central business districts: İzmir case

Urban land is a multi component property that offers a wide frame to be investigated. Different parameters or which parameter is the most influencing factor of land values are highly being questioned in residential areas so far. However city centers, especially central business districts are being questioned only the aspect of their affect on surroundings or whole urban land values. According to Hillier's concept of movement economy; spaces which bring people together attract functions, and functions produce more movement so this process creates multiplier effect on movement; vitality of spaces. This vitality makes spaces more usable ones than the others therefore, its value will increase. In this context, morphological structure in urban centers has great importance. The aim of this study is to determine urban morphology effect on land prices at per square meter in city centers. Literature related on factors that affecting urban land value were grouped into eight main headings; social structure, legal status, functional characteristics, spatial characteristics, location characteristics, security, landscape and morphological characteristics and regression analysis was carried out with the available data. Morphological characteristics analysed by Depthmap software for space syntax analysis which provide us to make objective comments by explaining urban morphology with quantitative data. According to regression analysis, final equation explains land values by 0,89% with the factors; road type street, number of floors, road width, security, high level of landscape, distance to sea, land use; retail, office and global integration value. This study shows the legibility and predictability of urban economic structure with objectively evaluated urban morphology by using space syntax analysis, also is a guide for urban planners to deal with planning studies especially in city centers.