Model penilaian massa berasaskan analisis spatial bagi tujuan keadilan dan keseragaman taksiran harta

Abstract

Rating is a major source of income for local authorities. The basis of rating is the assessed values of property holdings from which property tax can be charged. The traditional single valuation method contributes to the inconsistency of assessed value because location factors are not considered objectively. The traditional method is also unable to produce equity and uniformity of the assessed values consistently. The main objective of this research was to develop a mass appraisal model incorporating spatial analysis and geographic information system (GIS). This research attempts to address the above issues through an automated valuation system. In order to achieve the objective, Majlis Perbandaran Kulai was chosen as a study area. As many as 1,500 transaction data between 2004 and 2006 representing 86 housing areas were utilized that included locational factors, namely accessibility, neighborhood and environment. These variable components were generated using spatial analysis which included buffer, overlay and network analysis techniques. The outputs from the analyses consisted of variable components which were derived objectively and they can assist in the process of forming mass appraisal model. Four mass appraisal models were used as alternatives to the traditional single valuation method. They were least squares, spatial hedonic, geographically weighted regression and kriging. The outcomes of the models showed that the assessed values were statistically significant. The performance of mass appraisal models from equity and uniformity perspectives was measured using ratio study technique. The four models were compared on the basis of their accuracy in terms of equity and uniformity. From this research, it was discovered that the spatial hedonic model was the best but has some shortcomings in the calibration process. Meanwhile, least square model was the second best choice and was more suitable to be used in the Automated Valuation System (AVS). Thus, the least square model was used in the calibration process for mass appraisal to produce equity and uniformity in the assessment values for all property holdings in the study area.