نقش بنگاه‌هاي معاملات ملكي در بورس بازي زمين و مسكن شهري از منظر مشاوران املاك (مطالعه موردي: منطقه 12 شهرداري مشهد)

The Role of Real Estate Agencies in Urban Land and Housing Exchange from the Real Estate Advisor's Perspective Case Study: District 12 Mashhad

ﻣﻌﻤﻮﻻ اﺛﺮﻋﻮاﻣﻞ ﻣﺨﺘﻠﻒ ﺗﺎﺛﯿﺮﮔﺬار ﺑﺮ اﻗﺘﺼﺎد ﺷﻬﺮ در ﻗﯿﻤﺖ زﻣﯿﻦ و ﻣﺴﮑﻦ اﺛـﺮ ﻣﯽﮔﺬارد. در ﺳﺎل ﻫﺎي اﺧﯿﺮ ﻧﻘﺶ راﻧﺖ ﺧﻮاري و ﺑﻮرس ﺑـﺎزي در ﺑـﯽ ﺛﺒـﺎﺗﯽ و ﻧﻮﺳﺎﻧﺎت ﻗﯿﻤﺘﯽ ﺑﺎزار زﻣﯿﻦ و ﻣﺴﮑﻦ ﺷﻬﺮﻫﺎي اﯾﺮان ازﺟﻤﻠﻪ ﮐﻼن ﺷـﻬﺮ ﻣﺸـﻬﺪ ﺑﻪ ﻣﺮاﺗﺐ ﺑﯿﺸﺘﺮ از اﺛﺮات ﻧﺮخ ﺗﻮرم ﺑﻮده اﺳﺖ. ﺷﻨﺎﺳﺎﯾﯽ ﻋﻮاﻣﻞ ﻣـﺆﺛﺮ ﺑـﺮ ﻗﯿﻤـﺖ ﺗﻤﺎم ﺷﺪه ﻣﺴﮑﻦ و ﻣﺘﻌﺎﻗﺐ آن ﻋﻮاﻣﻞ ﻣﺆﺛﺮ ﺑﺮ ﺷﮑﻞ ﮔﯿﺮي ﺑﻮرس ﺑﺎزي در اﯾـﻦ ﺑﺨﺶ، اﻫﻤﯿﺖ زﯾﺎدي دارد. ﺑﺴﯿﺎري از ﻣﺮدم ﻣﻌﺘﻘﺪﻧﺪ ﮐﻪ ﻧﻘﺶ ﻣﺸﺎورﯾﻦ اﻣـﻼك در اﯾﺠﺎد ﻧﻮﺳﺎﻧﺎت ﻗﯿﻤﺘﯽ و ﺳﻮداﮔﺮي ﻫﺎي ﻧﺎﻣﺘﻌﺎرف ﻣﺴـﮑﻦ ﺑـﯽ ﺑـﺪﯾﻞ اﺳـﺖ. ﻣﻘﺎﻟﻪ ﺣﺎﺿﺮ ﺿﻤﻦ ﺑﺮرﺳﯽ ﻋﻮاﻣﻞ ﻣﺆﺛﺮ ﺑﺮ ﺑﻮرس ﺑﺎزي در ﺣـﻮزه اﻣـﻼك، ﻧﻘـﺶ ﺑﻨﮕﺎه ﻫﺎي ﻣﻌﺎﻣﻼت ﻣﻠﮑﯽ را در ﮔﺴﺘﺮش ﺑﻮرس ﺑﺎزي زﻣﯿﻦ و ﻣﺴـﮑﻦ ﺷـﻬﺮي از دﯾﺪﮔﺎه ﺧﻮد ﻣﺸﺎورﯾﻦ اﻣﻼك ﺑﺎ ﻣﻄﺎﻟﻌﻪ اﺧﺘﺼﺎﺻﯽ ﺑـﺮ ﻣﻨﻄﻘـﻪ 12 ﺷـﻬﺮداري ﻣﺸﻬﺪ ﺗﺤﺖ ﻋﻨﻮان ﻧﻤﻮﻧﻪ ﻣﻮردي ﭘﺮداﺧﺘﻪ اﺳـﺖ. روش ﺗﺤﻘﯿـﻖ در اﯾـﻦ ﻣﻘﺎﻟـﻪ، ﺗﻮﺻــﯿﻔﯽ-ﺗﺤﻠﯿﻠــﯽ و ﺟﺎﻣﻌــﻪ آﻣــﺎري، ﻣﺸــﺎورﯾﻦ اﻣــﻼك ﺷــﺎﻏﻞ در ﻣﻨﻄﻘــﻪ12 ﺷـﻬﺮداري ﻣﺸـﻬﺪ اﺳــﺖ. اﻃﻼﻋـﺎت ﻣﯿــﺪاﻧﯽ از ﻃﺮﯾـﻖ ﭘﺮﺳﺸــﮕﺮي و ﺑـﺎ اﺑــﺰار ﭘﺮﺳﺸﻨﺎﻣﻪ ﮔﺮدآوري ﺷﺪه و در دو ﺑﺨﺶ ﺑﻪ ﺗﺤﻠﯿﻞ ﯾﺎﻓﺘﻪ ﻫﺎي ﺗﺤﻘﯿـﻖ و آزﻣـﻮن ﻓﺮﺿﯿﺎت ﺑﺎ اﺳﺘﻔﺎده از روش ﺗﯽ ﺗﮏ ﻧﻤﻮﻧﻪ اي و آزﻣﻮن ﻫﻤﺒﺴـﺘﮕﯽ ﭘﯿﺮﺳـﻮن در ﻫﺎي ﻣﻌﺎﻣﻼت ﻣﻠﮑـﯽ و ﺳـﺎزﻣﺎن ﺷـﻬﺮداري، ﻣﺸـﺨّﺺ ﺷـﺪ ﮐـﻪ ﺑﻨﮕـﺎه ﻫـﺎي ﻣﻌﺎﻣﻼت ﻣﻠﮑﯽ در ارزش ﮔﺬاري و ﺑﻮرس ﺑﺎزي زﻣﯿﻦ و ﻣﺴـﮑﻦ ﺷـﻬﺮي ﻧﻘـﺶ ﭼﻨﺪاﻧﯽ ﻧﺪاﺷﺘﻪ و ﺻﺮﻓﺎ ﻣﺴﺌﻮﻟﯿﺖ رﺳﺎﻧﺪن ﻣﺘﻘﺎﺿـﯽ و ﻋﺮﺿـﻪ ﮐﻨﻨـﺪه را ﺑـﻪ ﻫـﻢ ﺗﺤﺖ ﻋﻨﻮان واﺳﻄﻪ ﮔﺮ ﺑﺮ ﻋﻬﺪه دارﻧﺪ. ﻫﻤﭽﻨﯿﻦ راﺑﻄﻪ ﻣﻌﻨـﺎداري ﺑـﯿﻦ ﺳﯿﺎﺳـﺖ ﻫﺎي ﻣﺎﻟﮑﺎن و ﮔﺴﺘﺮش ﺑﻮرس ﺑﺎزي ﯾﺎﻓﺖ ﻧﺸـﺪ اﻣـﺎ، ﺑـﯿﻦ ﻣﯿـﺰان ﺗﺄﺛﯿﺮﮔـﺬاري ﺳﺎزﻣﺎن ﺷﻬﺮداري در ارزش ﮔﺬاري زﻣﯿﻦ و ﻣﺴـﮑﻦ ﺷـﻬﺮي در ﮔـﺮوه ﻧﻤﻮﻧـﻪ و ﺟﺎﻣﻌﻪ آﻣﺎري ارﺗﺒﺎط ﻣﻌﻨﺎداري وﺟﻮد داﺷﺖ ﮐﻪ ﻧﺸـﺎن از دﺧﯿـﻞ ﺑـﻮدن ﺳـﺎزﻣﺎن ﺷﻬﺮداري ﺗﺤﺖ ﻋﻨﻮان ﯾﮏ ﻧﻬﺎد ﻋﻤﻮﻣﯽ در ﺑﻮرس ﺑﺎزي زﻣﯿﻦ و ﻣﺴﮑﻦ ﺷﻬﺮي ﻣﯽ دﻫﺪ.

Typically, the effects of various factors affecting the city's economy are reflected in the price of land and housing. In recent years, the role of rent-seeking and stock-exchange in the volatility and price fluctuations of the land and housing markets of Iranian cities, including Mashhad's metropolis, has been far greater than the effects of inflation. It is important to identify the factors affecting the cost of housing and subsequently the factors affecting the formation of the stock market in this sector. Many people believe that the role of real estate consultants is unparalleled in creating price fluctuations and unusual housing speculation. This paper, while examining the factors affecting real estate stock exchange, examines the role of real estate firms in the expansion of the land and urban housing stock market from the perspective of real estate consultants themselves through a specific case study of District 12 of Mashhad. The research method in this article is descriptive-analytical and the statistical population includes real estate consultants working in the district 12 of Mashhad. Field information was collected through interview and questionnaire. The research findings and hypotheses were analyzed using one-sample t-test and Pearson correlation test in SPSS software. Based on the available information and the correlation coefficient obtained from the Pearson test for the owner's policy component and the t-test obtained from the one-sample t-test for the two components of the real estate agency and the municipal organization, it was identified that the real estate agencies do not play a significant role in the valuation and stock market of urban land and housing and are solely responsible for bringing the applicant and supplier together as mediators. Also, no significant relationship was found between owner policies and stock market expansion. However, there was a significant relationship between the impact of municipal organization on the pricing of urban land and housing in the sample group with the statistical population. This indicates the involvement of municipality as a public entity in the stock exchange of land and housing in the city.