Avaliações imobiliárias em desapropriações com tratamento científico por regressão linear

Abstract

The implementation of land transport infrastructures generally requires the use of not publicly owned land. The incorporation of these lands supposes processes of expropriation that, in order to have effective legal protection, require a determination of value to be paid by the promoter of the infrastructure to the expropriated owner. In Brazil, the technical basis for the determination of these values rests in the real estate appraisal procedure based on technical norm NBR ABNT 14653/2011. One of the most used methods for expropriation valuations is the direct comparison of market data, as in the case of the Pró-Transport project in Natal/RN, considered by experts as eventually divergent with reality. Here, we applied a satisfactory model of real estate valuation based on a multiple linear regression by ordinary least squares to cases of Pró-Transport. The total area of the land (in m²) and the shortest distance to the relevant road axis (m) were adopted as independent variables in the regression, aided by Microsoft Excel and sisDEA software, verifying that the resulting linear model attended the various statistical assumptions established in theory and in regulations. Results were robust, with coefficients of determination and correlation above the limits of acceptability proposed in the specialized literature. Therefore, the model is useful for land valuation in Pajuçara neighborhoods, in the Northern Zone of Natal.