ContactISSN:e-ISSN: 3108-4885
Author Sign-inReviewer Sign-inRegister
TürkçeEnglish
HomeABOUTAIM AND SCOPEGUIDE FOR AUTHORSSend ArticleLatest IssueArchiveContact Us

THE RELATIONSHIP BETWEEN SPATIAL DEVELOPMENT AND HOUSING SUBMARKETS IN MEDIUM-SIZED CITIES: THE CASE OF SİİRT

Aysu Uğurlar,Zilan Akkuş

  • Aysu Uğurlar: Van Yüzüncü Yıl Üniversitesi
  • Zilan Akkuş: Siirt Üniversitesi Fen Bilimleri Enstitüsü
  •  Year : 2026
  •  Vol : 3
  •  Issue : 1
  •  Page : 78-104
The housing market differs from other goods markets due to the heterogeneous, non-substitutable, and location-specific nature of housing, resulting in distinct submarkets. Although housing market–macroeconomic relationships have been widely examined, studies have largely focused on metropolitan areas, while medium-sized cities remain relatively understudied. This study examines the neighborhood-level differentiation of for-sale and rental housing markets in Siirt, a medium-sized city in Türkiye’s Southeastern Anatolia Region, during 2023–2026, relating these differences to spatial development dynamics. Descriptive statistics were applied to 450 housing listings collected from Sahibinden.com in February–March 2023 (315 for sale and 135 for rent), and findings were compared with 2021–2026 data from Endeksa. Results indicate that Siirt’s housing market is spatially heterogeneous. Veysel Karani exhibits high sale prices but low rental yields, suggesting a stronger investment orientation, whereas Kooperatif and Bahçelievler represent more mature, use-value-oriented submarkets. The findings demonstrate that transportation infrastructure and public investments shape urban growth and contribute to differentiated housing submarkets across established and newly developing neighborhoods.
Cite this Article As : Uğurlar, A., & Akkuş, Z. (2026). Orta Ölçekli Kentlerde Mekânsal Gelişme ve Konut Alt Piyasaları İlişkisi: Siirt Örneği. Thinking of Urban Decoding Journal (TUDEJ), 3(1), 78-104.

Conflict of interest : Hayir

This article is published under the CC BY-NC 4.0 license.
Thinking Of Urban Decoding Journal
2026, Vol3, Issue1
E-ISSN: 3108-4885
Received : , Accepted : , Published Online :

References

  1. Agnello, L., & Schuknecht, L. (2011). Booms and busts in housing markets: Determinants and implications. Journal of Housing Economics, 20(3), 171–190. https://doi.org/10.1016/j.jhe.2011.04.001
  2. Akkılıç, M., Yıldırım, H. H., & Dikici, M. S. (2021). Balıkesir ilinde konut fiyatlarındaki farklılıkları oluşturan unsurların tespiti. Uluslararası Finansal Ekonomi ve Bankacılık Uygulamaları Dergisi, 2(1), 38–62.
  3. Alkan A, Adıgüzel F, Çetin M (2024) Coğrafi bilgi sistemleri kullanarak trafik kazalarının analizi: Siirt kenti örneği. Akıllı Ulaşım Sistemleri ve Uygulamaları Dergisi, 7(1), 1-14. https://doi.org/10.51513/jitsa.1333482
  4. Alkan Gökler, L. (2017). Ankara'da Konut Fiyatları Farklılaşmasının Hedonik Analiz Yardımıyla İncelenmesi. Megaron, 12(2).
  5. Alkan, A. (2018). Hava kirliliğinin ciddi boyutlara ulaştığı kentlere bir örnek: Siirt. Bitlis Eren Üniversitesi Sosyal Bilimler Dergisi, 7(2), 641-666.
  6. Baumont, C. (2009). Spatial effects of urban public policies on housing values. Papers in Regional Science, 88(2), 301-326.
  7. Baum-Snow, N. (2007). Did highways cause suburbanization?. The quarterly journal of economics, 122(2), 775-805. https://doi.org/10.1162/qjec.122.2.775
  8. Bayazıt, E. (2025). Kent kimliği kavramının Kevin Lynch yaklaşımıyla incelenmesi: Siirt kenti örneği. Artvin Çoruh Üniversitesi Orman Fakültesi Dergisi, 26(2), 355-369.
  9. Bourassa, S. C., Hamelink, F., Hoesli, M., & MacGregor, B. D. (1999). Defining housing submarkets. Journal of Housing Economics, 8(2), 160-183.
  10. Bourassa, S. C., Hoesli, M., & Peng, V. S. (2003). Do housing submarkets really matter?. Journal of Housing Economics, 12(1), 12-28.
  11. Case, K. E., Quigley, J. M., & Shiller, R. J. (2005). Comparing wealth effects: The stock market versus the housing market. The B.E. Journal of Macroeconomics, 5(1), 1–34. https://doi.org/10.2202/1534-6013.1235
  12. Chauvin, J. P., Glaeser, E., Ma, Y., & Tobio, K. (2017). What is different about urbanization in rich and poor countries? Cities in Brazil, China, India and the United States. Journal of Urban Economics, 98, 17-49. 10.1016/j.jue.2016.05.003
  13. Christophers, B. (2021). A tale of two inequalities: Housing-wealth inequality and tenure inequality. Environment and planning A: economy and space, 53(3), 573-594. https://doi.org/10.1177/0308518X1987694
  14. Coulson, N. E., & Kim, M.-S. (2000). Residential investment, non-residential investment and GDP. Real Estate Economics, 28(2), 233–247. https://doi.org/10.1111/1540-6229.00800
  15. Cuerpo, C., Pontuch, P., & Kalantaryan, S. (2014). Rental market regulation in the European Union (No. 515). Directorate General Economic and Financial Affairs (DG ECFIN), European Commission.
  16. Czerniak, A., & Rubaszek, M. (2018). The size of the rental market and housing market fluctuations. Open Economies Review, 29(2), 261-281.
  17. Çildam, S. Y. (2019). Toponomi (yer adları) açısından Siirt’te mahalle adları. Atatürk Üniversitesi Sosyal Bilimler Enstitüsü Dergisi, 23(4), 1443-1458.
  18. Dale-Johnson, D. (1982). An alternative approach to housing market segmentation using hedonic price data. Journal of urban economics, 11(3), 311-332.
  19. Davenport, J. L. (2003). The effect of supply and demand factors on the affordability of rental housing (Honors Projects, Paper 10). Illinois Wesleyan University. http://digitalcommons.iwu.edu/econ_honproj/10
  20. de Albuquerquemello, V. P., & Besarria, C. (2021). Rental market and macroeconomics: evidence for the US. Journal of Economic Studies, 48(3), 587-603. https://doi.org/10.1108/JES-01-2020-0003
  21. de Palma, A., Picard, N., & Waddell, P. (2007). Discrete choice models with capacity constraints: An empirical analysis of the housing market of the Greater Paris region. Journal of Urban Economics, 62(2), 204–230. https://doi.org/10.1016/j.jue.2007.02.007
  22. Demir, Ş. (2023). Osmanlıdan günümüze Siirt’te şehircilik faaliyetleri. Yüzüncü Yıl Üniversitesi Sosyal Bilimler Enstitüsü Dergisi, (Cumhuriyet Özel Sayısı), 182-201.Girouard, N., André, C., & Price, R. W. (2004). Housing markets, wealth and the business cycle. OECD Economics Department Working Papers.
  23. Dipasquale, D., & Wheaton, W. C. (1996). Urban economics and real estate markets. Prentice Hall.
  24. Dunn, R., Longley, P., & Wrigley, N. (1987). Graphical procedures for identifying functional form in binary discrete choice models: A case study of revealed tenure choice. Regional Science and Urban Economics, 17(1), 151–167. https://doi.org/10.1016/0166-0462(87)90073-1
  25. Duranton, G., Henderson, V., & Strange, W. (Eds.). (2015). Handbook of regional and urban economics. Elsevier.
  26. Gauger, J., & Snyder, T. C. (2003). Residential fixed investment and the macroeconomy: Has deregulation altered key relationships? The Journal of Real Estate Finance and Economics, 27(3), 335–354. https://doi.org/10.1023/A:1025842108205
  27. Glaeser, E. (2013). Triumph of the city: How our greatest invention makes us richer, smarter, greener, healthier, and happier. New York, NY: Penguin Books. doi, 10, 1726-3247.
  28. Glaeser, E. L., & Gyourko, J. (2005). Urban decline and durable housing. Journal of Political Economy, 11(2), 345–375. https://doi.org/10.1086/427465
  29. Glaeser, E. L., Gyourko, J., & Saks, R. E. (2006). Urban growth and housing supply. Journal of Economic Geography, 6(1), 71–89. https://doi.org/10.1093/jeg/lbi003
  30. Goodman, A. C., & Thibodeau, T. G. (2007). The spatial proximity of metropolitan area housing submarkets. Real Estate Economics, 35(2), 209-232. https://onlinelibrary.wiley.com/doi/10.1111/j.1540-6229.2007.00188.x
  31. Green, R. K. (1997). Follow the leader: How changes in residential and non-residential investment predict changes in GDP. Real Estate Economics, 25(2), 253–270. https://doi.org/10.1111/1540-6229.00714
  32. Grigsby, W. G., Baratz, M. S., Galster, G. C., & Maclennan, D. (1987). The dynamics of neighborhood change and decline. Pergamon Press.
  33. Güller, C., & Varol, C. (2022). Erzurum’da konut fiyatlarına etki eden faktörlerin hedonik analiz yardımıyla belirlenmesi. Sosyoekonomi, 30(54), 377-400.
  34. Harding, J. P., Knight, J. R., & Sirmans, C. F. (2003). Estimating bargaining effects in hedonic models: Evidence from the housing market. Real estate economics, 31(4), 601-622.
  35. Head, K., & Mayer, T. (2011). Gravity, market potential and economic development. Journal of Economic Geography, 11(2), 281-294. https://doi.org/10.1093/jeg/lbq037
  36. Herath, S., & Maier, G. (2010). The hedonic price method in real estate and housing market research: a review of the literature.
  37. Himmelberg, C., Mayer, C., & Sinai, T. (2005). Assessing high house prices: Bubbles, fundamentals and misperceptions. Journal of Economic Perspectives, 19(4), 67–92. https://doi.org/10.1257/089533005775196769
  38. Iacoviello, M. (2005). House prices, borrowing constraints, and monetary policy in the business cycle. American economic review, 95(3), 739-764. DOI: 10.1257/0002828054201477
  39. Iacoviello, M., & Minetti, R. (2008). The credit channel of monetary policy: Evidence from the housing market. Journal of Macroeconomics, 30(1), 69–96. https://doi.org/10.1016/j.jmacro.2006.12.001
  40. Kangallı Uyar, S. G. (2015). Hedonik fiyat teorisi çerçevesinde İstanbul konut piyasası fiyat dinamiklerinin parametrik ve parametrik olmayan mekânsal modeller ile karşılaştırmalı analizi [Doktora tezi, Pamukkale Üniversitesi]. Pamukkale Üniversitesi.
  41. Kayral, İ. E. (2017). İstanbul, Ankara ve İzmir konut fiyat değişimlerini etkileyen faktörlerin araştırılması. Çukurova Üniversitesi İktisadi ve İdari Bilimler Fakültesi Dergisi, 21(1), 65-84.
  42. Koday, S., Koday, Z., & Kızılkan, Y. (2017). Siirt ilinde bir mesken kültürü: Cas evleri. Atatürk Üniversitesi Sosyal Bilimler Enstitüsü Dergisi, 21(4), 1369-1385.
  43. Kofner, S. (2014). The private rental sector in Germany. CreateSpace Independent Publishing Platform.
  44. Kolomak, E. A., & Nezavitina, A. O. (2021). Assessment of the Spatial Externalities of Major Cities on the Housing Market of Small and Medium-Sized Cities. Regional Research of Russia, 11(3), 308-314. https://doi.org/10.1134/S2079970521030072
  45. Kong, Y., & Dong, J. (2024). Does the size of the housing rental market stabilize regional economic fluctuations? Evidence from China's large-and medium-sized cities. Habitat International, 153, 103189. 10.1016/j.habitatint.2024.103189
  46. Kong, Y., Glascock, J. L., & Lu-Andrews, R. (2016). An investigation into real estate investment and economic growth in China: A dynamic panel data approach. Sustainability, 8(1), 66. https://doi.org/10.3390/su8010066
  47. Leishman, C. (2001). House building and product differentiation: An hedonic price approach. Journal of Housing and the Built Environment, 16(2), 131-152.
  48. Leishman, C. (2009). Spatial change and the structure of urban housing sub-markets. Housing Studies, 24(5), 563-585.
  49. Li, Y., Qi, Y., Liu, L., Hou, Y., Fu, S., Yao, J., & Zhu, D. (2022). Effect of increasing the rental housing supply on house prices: Evidence from China’s large and medium-sized cities. Land Use Policy, 123, 106420. https://doi.org/10.1016/j.landusepol.2022.106420
  50. Lipscomb, C. A., & Farmer, M. C. (2005). Household diversity and market segmentation within a single neighborhood. The Annals of Regional Science, 39(4), 791-810. https://doi.org/10.1080/02673030903082310
  51. Malpezzi, S. (2003). Housing price indices. Journal of Housing Economics, 12(3), 181–206.
  52. Malpezzi, S. (2003). Housing price indices. Journal of Housing Economics, 12(3), 181–206.
  53. Muth, R. F. (1969). Cities and housing: The spatial pattern of urban residential land use. University of Chicago Press.
  54. O’Sullivan, T., & Gibb, K. (Eds.). (2003). Housing economics and public policy: Essays in honour of Duncan Maclennan. Blackwell Science.
  55. Özgen, N., & Karadoğan, S. (2009). Siirt şehrinin kuruluşu ve gelişimi. Fırat Üniversitesi Sosyal Bilimler Dergisi, 19(2), 61–81.
  56. Pan, H., & Wang, C. (2013). House prices, bank instability, and economic growth: Evidence from the threshold model. Journal of Banking & Finance, 37(5), 1720–1732. https://doi.org/10.1016/j.jbankfin.2013.01.018
  57. Quigley, J. M. (1985). Consumer choice of dwelling, neighborhood and public services. Regional Science and Urban Economics, 15(1), 41–63. https://doi.org/10.1016/0166-0462(85)90031-6
  58. Robinson, J. (2011). Cities in a world of cities: The comparative gesture. International Journal of Urban and Regional Research, 35(1), 1–23. https://doi.org/10.1111/j.1468-2427.2010.00982.x
  59. Rubaszek, M., & Rubio, M. (2020). Does the rental housing market stabilize the economy? A micro and macro perspective: M. Rubaszek, M. Rubio. Empirical Economics, 59(1), 233-257.
  60. Seçkin BS (2005) Başlangıçtan Günümüze Siirt Tarihi. Siirtliler Vakfı Yayınları.
  61. Sieg, H., Smith, V. K., Banzhaf, H. S., & Walsh, R. (2002). Interjurisdictional housing prices in locational equilibrium. Journal of Urban Economics, 52(1), 131–153. https://doi.org/10.1016/S0094-1190(02)00007-4
  62. Siirt Belediyesi. (2025, 24 Mart). Siirt'te kentsel dönüşüm projesi temel kazıları başladı. https://siirt.bel.tr/siirtte-kentsel-donusum-projesi-temel-kazilari-basladi
  63. Sirmans, G. S., MacDonald, L., Macpherson, D. A., & Zietz, E. N. (2006). The Value of Housing Characteristics: A Meta Analysis: GS Sirmans, L. MacDonald, et al. The Journal of Real Estate Finance and Economics, 33(3), 215-240.
  64. Topel, R., & Rosen, S. (1988). Housing investment in the United States. Journal of political Economy, 96(4), 718-740.
  65. Tu, Y. (2003). Segmentation, adjustment and disequilibrium. In T. O'Sullivan & K. Gibb (Eds.), Housing economics and public policy (pp. 38–55). Blackwell Science.
  66. Türkiye İstatistik Kurumu (TÜİK). (2024). Adrese Dayalı Nüfus Kayıt Sistemi Sonuçları, 2024. https://www.tuik.gov.tr
  67. Üçdoğruk, Ş. (2001). İzmir İlinde Emlak Fiyatlarina Etki Eden Faktörler-Hedonik Yaklaşim. Dokuz Eylül Üniversitesi İktisadi İdari Bilimler Fakültesi Dergisi, 16(2).
  68. Üzmez, U. (2014). Bir kamu politikası açığı: Orta ölçekli kentsel alanlar sorunu. Çankırı Karatekin Üniversitesi Sosyal Bilimler Enstitüsü Dergisi, 5(2), 145-164.
  69. Wen, Y. (2001). Residential investment and economic growth. Annals of Economics and Finance, 2(2), 437-444.
  70. Williamson, J. G. (1965). Regional inequality and the process of national development: A description of the patterns. Economic Development and Cultural Change, 13(4), 3–45.
  71. Wu, G., Guo, W., & Niu, X. (2023). Spillover effect analysis of home-purchase limit policy on housing prices in large and medium-sized cities: Evidence from China. Plos One, 18(1), https://doi.org/10.1371/journal.pone.0280235
  72. Yandex Maps. (n.d.-a). Siirt kent merkezi harita görüntüsü [Harita görüntüsü]. Erişim tarihi 5 Mayıs 2026, https://yandex.com.tr/maps/103878/siirt/?ll=41.884671%2C37.953391&z=14
  73. Yandex Maps. (n.d.-b). Siirt kent merkezi uydu görüntüsü [Uydu görüntüsü]. Erişim tarihi 5 Mayıs 2026, https://yandex.com.tr/maps/103878/siirt/?l=sat%2Cpht&ll=41.884671%2C37.953391&z=14
  74. Yankaya, U., & Çelik, H. M. (2005). İzmir metrosunun konut fiyatlari üzerindeki etkilerinin hedonik fiyat yöntemi ile modellenmesi. Dokuz Eylül Üniversitesi İktisadi İdari Bilimler Fakültesi Dergisi, 20(2), 61-79.
  75. Yates, J., & Mackay, D. F. (2006). Discrete choice modelling of urban housing markets: A critical review and an application. Urban Studies, 43(3), 559–581. https://doi.org/10.1080/00420980500533695
  76. Yazar (2014). [Atıf Bilgisi hakem sürecinden sonra eklenecektir]
  77. Yazar (2019). [Atıf Bilgisi hakem sürecinden sonra eklenecektir]
  78. Yazar, K. H. (2006). Sürdürülebilir kentsel gelişme çerçevesinde orta ölçekli kentlere dönük kent planlama yöntem önerisi (Doktora Tezi, Ankara Üniversitesi (Turkey).
  79. Yenidoğan Mahallesi 1/1000 ölçekli uygulama imar planı değişikliği. (t.y.). İmar Planı. Erişim tarihi 4 Mart 2026, https://imarplani.com/plan/U%C4%B0P-561094346