دانشگاه تربیت مدرس پژوهش ها و چشم اندازهای اقتصادی 3115-9168 26 2 2026 06 22 Comparative PEST Analysis of International Practices in Implementing Land Value Capture (LVC) Mechanisms تحلیل مقایسه‌ای تجربیات جهانی ابزارهای جذب ارزش افزوده زمین (LVC) با استفاده از روش PEST 313 343 28404 10.48311/ecor.2025.115459.0 FA مهسا فتاحیان دکتری شهرسازی، گروه شهرسازی، دانشکده معماری و شهرسازی، دانشگاه هنر اصفهان، اصفهان، ایران 0000-0002-0461-8604 رضا نصر اصفهانی دانشیار عضو هیات علمی گروه اقتصاد و کارآفرینی، دانشگاه هنر اصفهان، اصفهان، ایران. 0000-0002-8195-1339 همایون نورایی دانشیار برنامه ‎ریزی شهری و منطقه ‎ای، گروه شهرسازی، دانشکده معماری و شهرسازی، دانشگاه هنر اصفهان، اصفهان، ایران 0000-0002-6343-7117 Journal Article 2025 09 03 Abstract Land Value Capture (LVC) mechanisms have gained global attention as innovative strategies for financing urban infrastructure and promoting spatial justice. This study utilizes a library-based research approach to compile reports documenting the application of LVC tools over the past decade across various regions. Eight successful international cases were analyzed: valorization and plusvalías in Colombia, surplus construction bonds in Brazil, zoning in the United States, transfer of development rights in India, developer obligations in Germany, joint development in Washington, D.C., the rail-plus-property model in Hong Kong, and land readjustment in Japan. Using the PEST analytical framework, the study identifies key success factors and challenges related to these instruments, drawing lessons applicable to Iran. The findings show that LVC can generate sustainable financial flows, reduce reliance on public budgets, and promote social equity through the redistribution of public investment benefits. However, challenges such as political shifts, real estate downturns, social resistance, and legal complexities affect outcomes. For effective adoption in Iran—facing urbanization, oil dependency, and sanctions—the study recommends strengthening political and legal support, diversifying financial resources, prioritizing social justice, and investing in technical infrastructure. Purpose/Aims: Infrastructure investment needs are projected to reach $57 trillion by 2030, exceeding local governments' financial capacity and highlighting the need for alternative revenue sources. Following the Habitat III Conference, LVC emerged as a solution to urban financing challenges. LVC tools, based on capturing increases in land value due to public investments and regulatory changes, can be redistributed for the public good. This study aims to examine the success factors and challenges of LVC by analyzing eight global case studies: Valorización and Plusvalías in Colombia, Surplus Construction Bonds in Brazil, Zoning in the United States, Transfer of Development Rights in India, Developer Obligations in Germany, Joint Development in Washington, D.C., the Rail and Property model in Hong Kong, and Land Readjustment in Japan. The findings provide lessons for Iran's LVC implementation, offering insights into policymaking tailored to local conditions. Methodology & Framework: This study employs a library-based research approach, collecting data from official reports, case studies, and academic publications. The PEST framework (political, economic, social, and technical-legal factors) was used for analysis. A comparative examination of the eight international cases identified commonalities and divergences, based on geographical diversity, effectiveness, and relevance to Iran. Findings: The comparative analysis reveals the diversity of institutional frameworks, policy environments, and socio-cultural factors influencing LVC's success. These cases demonstrate how countries facing rapid urbanization, economic fluctuations, and inequality have developed strategies for financing urban development and promoting equity. Politically, the findings stress the importance of strong legal foundations and multilevel coordination. In Colombia, well-defined frameworks and municipal autonomy allowed efficient valorization implementation. Similarly, Brazil’s City Statute and municipal charters strengthened São Paulo’s LVC practices, promoting public-private partnerships and transparency. Economically, LVC tools have generated substantial financial returns, providing stable funding and reducing public budget reliance. Bogotá raised $683 million through valorization programs, São Paulo generated 3.3 billion reais with CEPAC bonds, and Hong Kong’s Rail and Property model produced an estimated $140 billion in net returns. These results suggest that well-structured LVC tools can ensure long-term financial sustainability without imposing excessive fiscal burdens. Socially, LVC has advanced social justice by redistributing development benefits and improving public service access. Affordable housing policies in the U.S. and Germany, along with transit-oriented development (TOD) in Hong Kong and India, have fostered inclusive growth. Transparency and public participation have been crucial in building trust and reducing resistance. Technically, effective regulatory and administrative systems are vital. The U.S. uses Floor Area Ratio (FAR) calculations and zoning adjustments to capture land value. Germany’s development yield indices and two-stage implementation provide clarity for developers, while Japan’s cadastral mapping and open public systems aid land readjustment programs. These examples show the need for strong legal and technical frameworks to ensure LVC's fair and consistent application. Discussion: Key lessons from these global cases emphasize strengthening political and legal support, diversifying financial resources, prioritizing public participation, and investing in technical infrastructure. In Iran, urban development faces rapid urbanization, a lack of affordable housing, informal settlements, aging infrastructure, and fiscal constraints from sanctions and oil dependency. LVC tools can provide innovative solutions for sustainable financing. To implement LVC in Iran, it is essential to reinforce legal frameworks, empower local authorities, and improve coordination across government levels. Independent oversight mechanisms will enhance transparency. Attracting private investment, diversifying financial instruments, and ensuring equitable risk-sharing between the public and private sectors will reduce reliance on public funds. Socially, prioritizing LVC revenues for affordable housing, preventing displacement, and fostering community participation will help mitigate conflicts. Investing in digital infrastructure, professional capacity building, and pilot projects will strengthen local adaptability, ensuring the effective execution of LVC mechanisms. Conclusion & Implications: The successful implementation of LVC in Iran could guide the country’s urban development toward a more sustainable and equitable model. By adapting international best practices to local conditions, Iran can address challenges posed by urbanization and economic constraints. Strengthening legal frameworks, empowering local authorities, fostering public-private partnerships, and emphasizing social justice will be crucial for LVC adoption. This study provides valuable insights for policymakers and urban planners seeking to create a more inclusive and sustainable urban development model in Iran. ابزارهای جذب ارزش افزوده زمین (LVC)، به‌عنوان راهکاری نوآورانه برای تأمین مالی زیرساخت‌های شهری و ارتقاء عدالت فضایی، در شهرهای جهان مورد توجه قرار گرفته‌اند. در این مطالعه، با استفاده از روش‌های کتابخانه‌ای، به جمع‌آوری گزارش‌ها و منابع معتبر در زمینه تجربه‌های اجرای ابزارهای LVC در دهه اخیر در مکان‌های مختلف پرداخته شده است. در این راستا، بررسی هشت تجربه موفق جهانی شامل ابزارهای والوریزاسیون و پلوس‌والیاس در کلمبیا، اوراق ساخت‌وساز مازاد در برزیل، منطقه‌بندی در ایالات متحده آمریکا، انتقال حقوق توسعه در هند، تعهدات توسعه‌دهنده در آلمان، توسعه مشارکتی در واشنگتن‌دی‌سی، مدل ریل + املاک در هنگ‌کنگ و تنظیم مجدد زمین در ژاپن با استفاده از روش تحلیلی PEST و شناسایی عوامل موفقیت و چالش‌های آنها در زمینه‌های متفاوت جغرافیایی، درس‌هایی کلیدی برای به‌کارگیری ابزارهای LVC در ایران استخراج گردید. یافته‌ها نشان می‌دهند که ابزارهای LVC با ایجاد جریان مالی پایدار، وابستگی به بودجه عمومی را کاهش می‌دهند و با توزیع منافع حاصل از اقدامات عمومی، عدالت اجتماعی را تقویت می‌کنند. بااین‌حال، چالش‌هایی نظیر آسیب‌پذیری از تغییرات سیاسی، تأثیرپذیری از رکود بازار املاک، مقاومت‌های اجتماعی و پیچیدگی‌های فنی - حقوقی، بر نتایج به‌کارگیری آنها اثرگذار است. برای تسهیل به‌کارگیری این ابزارها در کشور ایران که با چالش‌های بنیادی مانند شهرنشینی سریع، وابستگی به درآمدهای نفتی و تحریم‌های اقتصادی مواجه است، تقویت حمایت سیاسی و قانونی، تنوع‌بخشی منابع اقتصادی، تمرکز بر عدالت اجتماعی از طریق مشارکت عمومی و سرمایه‌گذاری در زیرساخت‌های فنی پیشنهاد می‌شود.

https://ecor.modares.ac.ir/article_28404_9744c8cf184ceb07cf5c2bbce1489eb3.pdf