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NON-AGRICULTURAL REAL ESTATE IN THE RESOURCES OF THE OLSZTYN BRANCH OF THE AGRICULTURAL PROPERTY

AGENCY

Krystyna Kurowska, Ph.D.

Department of Planning and Spatial Engineering Faculty of Geodesy, Geospatial and Civil Engineering University of Warmia and Mazury in Olsztyn Olsztyn, Poland

e-mail: krystyna.kurowska@uwm.edu.pl - contact person Hubert Kryszk, Ph.D.

Department of Planning and Spatial Engineering Faculty of Geodesy, Geospatial and Civil Engineering University of Warmia and Mazury in Olsztyn Olsztyn, Poland

e-mail: hubert.kryszk@uwm.edu.pl

Abstract

The Agricultural Property Stock of the State Treasury, which is managed by the Agricultural Property Agency, contains real estate with a potential to be developed for non-agricultural purposes. The actual potential is created by individual characteristics of a property, above all its location. The Agricultural Property Agency has not put up for sale as typical agricultural properties such land parcels that have uniquely attractive location for possible development projects, which could play an important role in the economic activation and creation of new jobs, or in the execution of other investment projects. These land lots are sold in view of their non-agricultural potential, which has an influence on their prices.

The aim of this study is to explore the above market, to determine the scale of non-agricultural real estate properties sold by the APA Olsztyn Branch, and to identify the characteristics of immovable properties which determine their investment potential. The analyses were based on sale transactions in 2010-2016, and were supported by the GIS tools.

Key words: rural areas, investment property, real estate, real estate value Introduction

A legal state person to manage the State Treasury Stock was established, which in the early years of its operations, that is from 1992 to 2002, was named the Agricultural Property Agency of the State Treasury (the Polish acronym: AWRSP). In 2003, it was transformed into the Agricultural Property Agency (the Polish acronym: ANR) (KUROWSKA, KRYSZK, 2017). As the time passed, the conditions underlying the Agency’s operations altered through constant adjustment to the changing social and economic circumstances (KUROWSKA et al., 2016). Until 2016, the principal responsibility of the ANR had been to privatize the property owned by the State Treasury, in the mode envisaged by the Act on the Management of Real Estate of the State Treasury (ACT, 1991). The Agricultural Property Agency, which exercises rights of ownership and other property rights on behalf of the State Treasury, manages land properties which have been incorporated into the State Treasury in different forms envisaged by law (KLUSEK, 2013).

The Agricultural Property Stock of the State Treasury, beside the land dedicated to agricultural production as well as residential and other housing properties (KUROWSKA et al., 2016), contains such land lots that can be crucial for undertaking and completing various investment projects. According to NAWROCKI (2010), land properties which are more appealing to investors are mostly land parcels designated for development, land with underground fossil deposits, or sites where wind turbines can be raised. Another important consideration is the status of a given real property in terms of zoning plans, i.e.

having a valid local spatial management plan which contains provisions allowing for other than agricultural land use, does not prejudge the use of land but defines directions in future development and gives the grounds for proceeding a change in land use from agricultural land to other purposes. As underlined by

This article has been written as part of the project „Analysis of principles of the management of agricultural properties from the Agricultural Property Agency of the State Treasury in the context of changing legal regulations”, contract agreement no 04/SFKiW/2017.

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KLUSEK (2013), the Agricultural Property Agency has the largest and most attractive resources of land for potential investments in Poland.

Until the end of 2015, structural and ownership transformations of the real estate properties in the Stock had been achieved through such procedures as:

 sale of land by restricted and open tender and by granting a pre-emption right to acquire a property,

 secondary restructurisation and subsequent distribution of properties, especially large ones, previously leased and returned to the Stock after expiry or dissolution of lease contracts, or following exclusion of some part of a leased property to be managed separately by other users, mainly individual farmers (RAPORT, 2016).

Over the past years, the trade in agricultural real properties on the private market has been restricted.

The State Treasury’s agricultural real estate properties held in the Agricultural Property Stock of the State Treasury play an important role on the market (KUROWSKA, KRYSZK, 2017). Since it was established, the Agricultural Property Agency has taken over and included in the Stock 4 739 thousand ha of land. Until 31 December 2015, the Agency had distributed permanently 3 333 thousand ha, i.e. 70.3% of the land incorporated into the Stock. As of the end of 2015, the total area of the land properties remaining in the Stock was 1 406.4 thousand ha, including around 249.7 thousand ha allocated to be transferred to new owners. Most land resources, around 171 thousand ha (an estimate based on reports from the Agency’s branches) can be sold or leased to the Agency’s clients for purposes related to agricultural production.

Another 47.3 thousand ha have been classified as usable for non-agricultural purposes, especially for afforestation and construction development, but also for recreation and nature conservation. The remaining 31.4 thousand ha to be redistributed is the land for which possible land use directions have not been defined. Some of it is characterised by large fragmentation or other undesirable features, e.g.

unregulated water regimes, location on slopes, bouldered soil, surface overgrown with trees or brambles.

Some of the land found in the Stock is suitable for other than agricultural purposes, as it is located near urbanised areas, linear infrastructure (mostly ring roads and roads under construction) or because of natural and landscape assets (RAPORT, 2016).

The Agency has been selling non-agricultural land for many years, but these transactions had not been monitored until 2004. The available data show that the sale of such land has not exceeded 1 thousand ha per year (the years 2004-2006) or reached around 1.5 thousand ha a year (in 2010, 2015) (KLUSEK, 2013).

As highlighted by ZAREMBA (2011), for the real estate market to operate and develop properly, a certain resource of buildings, building structures and land plots is essential. These resources are local in character and immovable in space or time, but they create opportunities to carry out many investment projects which are significant in the context of their location. Particularly important are development projects executed by large international companies, like Opel, Toyota, Sharp, LG, Michelin, Electrolux, Isuzu, Auchan, IKEA or Viessmann (NAWROCKI 2010, KLUSEK, 2013), on the land parcels managed by the Agency (NAWROCKI 2010, KLUSEK, 2013), as they contribute to an improved situation on the labour market and better living conditions of local residents.

An important question pertaining to the value of a real property on the market is the zoning of the area where a given property is located, in the sense of a set of formal decisions defining possible investment directions for this terrain. A market-related feature which should be taken into account when making an appraisal of a real property, as it can greatly affect the value, is the use (function) of this property as designated in the relevant development planning documents (KRAJEWSKA 2011, KUROWSKA et al. 2015)).

A special class of real estate properties consists of building land plots, which are usually treated as a non- profit type of investment, purchased to satisfy one’s housing needs or to construct a building needed to conduct one’s business activity (KRAJEWSKA 2011, MARKS-BIELSKA, LIZIŃSKA 2015). Restrictions on land use for investment purposes are prepared to protect valuable areas of nature. The process of land use in agriculture and forestry related to the investment needs the reassignment of the local spatial plan and the permit in the form of an administrative decision for the actual change of land use (KWARTNIK-PRUC et al.

2011, CYMERMAN et al. 2013).

Prices obtained for non-agricultural land, even in cases where the status of a given land parcel in the local spatial management plan has not been changed, are several-fold higher than prices for state agricultural land. Higher incomes derived from the sale of non-agricultural properties have enabled the Agency to make due contributions to the state budget. Since 2009, the Agricultural Property Agency has been engaged in intensive promotional and marketing activities to increase the sale of land plots which are attractive sites for non-agricultural investments. Noteworthy is the undertaken collaboration with the Polish Agency of Information and Foreign Investment, where a portfolio of real properties that can serve industrial development is created. Such land plots are selected with respect to their location near large towns or industrial centers (SKLENIČKA et al., 2013), growing housing demand and infrastructural expansion (SWINNEN, 2009) or near existing or planned road and rail hubs (LASKOWSKA, 2011). Based on

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research KUROWSKA and RUDNICKI (2015) we were observed a surge in activities undertaken to acquire agricultural land by non-agricultural entities (e.g. town inhabitants) that were usually connected to more profitable (non-agricultural) branches of economy.

Other factors play an important part as well, for example the lifting in 2004 of barriers to the purchase of non-agricultural real estate properties by citizens and entrepreneurs from the EEC member states (KISIEL et al., 2010). Another form of permanent distribution of the Stock resources is by their gratuitous transfer to local government units, mostly municipalities, which are then able to complete public purpose investment tasks.

Real estate acquired for the Agency may be used for the implementation of a public investment (BIEDA et al., 2014). State policy in the field of spatial management needs further elaboration and should address a complex system that encompasses both land used for agriculture and land use for other purposes (MARKS- BIELSKA, 2013).

Materials and methods

Rational management of the land resources in the Stock inscribes itself in the set of tasks delegated to the Agency, which it has been performing to this day. This task involves mainly the land plots which are distinguished by having a potential for non-agricultural development (for construction purposes, services, industrial use, etc.), including public purpose investments.

This paper focuses on questions related to the sale of land for non-agricultural purposes. Results of the land sale in 2010-2016 (area, transaction prices) as well as activities undertaken to intensify the sale were submitted to analysis. Annual reports produced by the Agricultural Property Agency, the Agency’s internal reports and other documents containing the data and information concerning the management of real estate properties which belong to the Agricultural Property Stock of the State Treasury in the whole country served as a source of data for the research. Detailed analyses regarding non-agricultural properties covered the area managed by the Olsztyn Branch of the APA, and were based on the data acquired from this branch office. Attention was paid to the scale of trade in non-agricultural properties and an attempt was made to identify the factors that influenced transaction prices achieved for land plots sold from the Agricultural Property Stock of the State Treasury for purposes other than farming.

Characteristics of immovable properties which affect the achieved transaction prices were identified in this study according to the information found on accessible brokerage and realtor websites and during field research. Properties of more than 0.03 ha in area were included in the analyses.

A stimulus for undertaking this research was a growing interest over the recent years in buying real properties from the Stock, coinciding with the changing legal, market and socio-economic conditions.

Results and discussion

As for non-agricultural land, the APA tended to sell such properties by open tender. In just one year, that is in 2015, the Agency sold 1 100 ha of non-agricultural land for investment purposes. 1 179 transactions were done and the average price for 1 ha was 279.3 thousand PLN (compared to agricultural land, where the price was ca 29 thousand PLN / ha) (RAPORT, 2016).

In the APA Olsztyn Branch, 1 785 transactions were concluded during oral restricted and open tenders held from 1 Januray 2010 to 31 December 2016. Based on the transaction data bank maintained by the Olsztyn Branch, it was determined that the maximum area of a sold property was 62.9493 ha. The minimum price was 0.92 PLN/m2, and the maximum one was 301.02 PLN/m2. The average transaction price was 18.18 PLN/ m2. The total area of the properties sold during the analysed time period was 823.8673 ha. Our analyses prove that transaction prices were varied and depended on the form of a sale and the area of a sold property and above all, the location and condition of their function in the plan (or provisions in the study). Table 1 shows the characteristics of the market for non-agricultural land properties selected from the transaction data base, including the status of properties in the land planning documents (function in the plan, provisions in the land plan study).

Table 1. Characteristics of transactions regarding non-agricultural real estate properties from 1 January 2010 to 31 December 2016.

Specification Characteristics

Number of transactions 769

Min area 0.0006 ha

Max area 62.9493 ha

Min transaction price 0.92 PLN/m2 Max transaction price 301.02 PLN/m2 Average transaction price 18.18PLN/m2 Total non-agricultural area 823.8673 ha

Source: Own study based on the data of the APA Osztyn Branch.

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Over the analysed time period, most transactions were concluded in the course of open tender bids, corresponding to 90% of all transactions. The highest transaction prices were achieved in a restricted tender.

The APA Olsztyn Branch is also orientated towards the distribution of land in the Stock for agricultural use. Like other branch offices of the Agricultural Property Agency, however, the Olsztyn Branch has some land designated for non-agricultural purposes (LIZIŃSKA, KISIEL, 2012). For some of these land plots, local spatial management plans have been prepared.

Table 2. Specification of land plots in the APA Olsztyn Branch Stock which are covered by valid local spatial management plans.

District Municipality Area of a land plot in the register

[ha]*

bartoszycki Bartoszyce 109.11

działdowski Działdowo

Iłowo-Osada

150.81 0.97

elbląski Milejewo 21.41

kętrzyński Kętrzyn 13.91

lidzbarski Lidzbark Warmiński

Orneta

6.63 2.66

miasto Elbląg Elbląg 44.18

miasto Olsztyn miasto Olsztyn 138.34

mrągowski Mrągowo 15.83

olsztyński Barczewo

Dobre Miasto Gietrzwałd

Jonkowo Olsztynek Purda Stawiguda

147.64 107.79 23.71

2.44 76.22 27.71 50.09

ostródzki Dąbrówno

Morąg Ostróda

163.96 6.73 65.42

szczycieński Dźwierzuty

Pasym Szczytno Wielbark

34.77 87.33 145.67

42.68

Nota bene: this specification is purely indicative in nature (some of the information may be outdated, and it does not include shares in roads and shared land plots).

Source: Developed by the author, based on the data provided by the APA Olsztyn Branch.

Most of the local spatial management plans comprising land plots for non-agricultural purposes can be found in the District of Olsztyn (powiat olsztyński). Large shares of the land covered by valid spatial management plans are also noted in the Districts of Szczytno and Ostróda (powiat szczycieński and ostródzki). At the moment, more local plans are being developed, particularly in the municipalities of Stawiguda and Purda.

Fig. 1. Sale of non-agricultural real estate properties from 1 January 2010 to 31 December 2016. Resource: Own study based on data of the APA OT Olsztyn Branch.

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LAZÍKOVÁ (2010) emphasizes the impact of subjective factors on the formation of the agricultural land prices. These factors comprise spatial planning including the risk of expropriation, change of land type, access to water, distance from economic centres, distance from business partners and competitors, and other factors depending on individual preferences. One of the important factors is the price of the especial interest. The especial interest means an entirely subjective factor dependent on the subjective preferences of an individual (DIRGASOVÁ et al., 2017). An example is if the agricultural land is situated in a dream location of the individual and investor is willing to pay for it a much higher price than the actual price.

Table 3. Examples of selected agricultural properties sold from the APA Resource.

Property description Local zoning plan Localization (www.geoportal.gov.pl) Powiat działdowski

Gmina Działdowo

Year of the transaction: 2012 Area: 0,006ha

Transaction price: 12,83 PLN/m2

TI-4a - reserve land for trafostacja

Powiat iławski Gmina Susz Obręb Różanki

Year of the transaction: 2010 Area: 44,8845ha

Transaction price: 10,47 PLN/m2

Area of development of processing and utilization of solid waste

Powiat olsztyński Gmina Stawiguda Obręb Kręsk

Year of the transaction: 2014 Area: 5,5404ha

Transaction price: 5,38 PLN/m2

Residential and farmland areas with the admission of agritourism

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Powiat olsztyński Gmina Stawiguda Obręb Majdy

Year of the transaction: 2010 Area: 0,1362ha

Transaction price: 85,68 PLN/m2

Residential development areas

Powiat olsztyński Gmina Stawiguda Obręb Majdy

Year of the transaction: 2011 Area: 3,93ha

Transaction price: 21,50 PLN/m2

18RP.RM - Housing areas of a residential nature

Source: Own study.

SKLENIČKA et al. (2013) identified the distance to built-up areas as a factor with an immense impact on the agricultural land price since the research proved that the agricultural land prices and more attractive are higher near settlements. This phenomenon can be observed in the immediate vicinity of the city of Olsztyn and Ostróda (Fig. 1 and Table 3.).

The price of agricultural land is, apart from the traditional factors (demand, supply, production value and location of the land plot), also affected by the intention of a buyer. Buyer perceives the agricultural land as an investment; therefore often supposes that shortly after the purchase the purpose of the acquired agricultural land will be changed from agricultural to non-agricultural (HOPFER and ŻUK 2002, DIRGASOVÁ et al., 2017). As an example, you can indicate a small parcel in the municipality Stawiguda (Table 3).

Many new roads are being developed in the whole region of Warmia and Mazury, but especially around its capital city Olsztyn. What naturally follows the construction of roads (ring roads, express carriageways) is the development of service amenities. An example is the Municipality of Purda, where the APA has prepared for sale new land plots for services and industries. The municipality has undertaken a task to develop local spatial management plans.

Conclusions

As the above study has demonstrated, the Agency has been selling real estate properties designated different types of land use. Among the non-agricultural properties, the prevalent share was composed of properties for housing and services purposes. Valid local spatial management plans exist for most of these properties. In very few cases, the land planning status of a property was identified on the basis of a study.

Another group of properties characteristic for the APA Olsztyn Branch consisted of land plots for recreational purposes. In this case, the features that determined the selling price were the nature and landscape related values (e.g. a land plot bordering with a lake) as well as an access to technical infrastructure. In the analysed period of time, there were also transactions where land was sold for solid waste processing and recycling.

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Estimates by the APA Olsztyn Branch indicate that many of the land resources remaining in the Stock have a potential for investment. In the frame of the currently binding legal regulations (possible sale of agricultural land of up to 0.03 ha in area and non-agricultural land without limits set on their area to persons not professionally involved in agriculture), the Agency should encourage the development of new local spatial management plans so as to carry out rational management of the land resources still remaining in the Stock of the State Treasury. This is particularly important with regard to land that has little use of farming. Further justification lies in the fact that the Agency was able to sell most non- agricultural land plots (mostly for housing and services) in municipalities with the highest coverage of local plans. This trend responds well to social expectations and current economic circumstances, as well as supporting the claim that rural areas can provide space for other than agricultural functions. An important contributing factor is the cooperation between local governments and the Agency, so that the tasks performed are coherent with the local development policy.

References

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BIEDA, A., JASINSKA, E., PREWEDA, E. 2014. Surveying Protection of Agricultural Land in Poland. The 9th International Conference “Environmental Engineering” 22–23 May 2014, Vilnius, Lithuania, http://dx.doi.org/10.3846/enviro.2014.192

CYMERMAN, R, KOWALCZYK C., KUROWSKA, K. 2012. Ekonomiczne i prawne aspekty odrolniania i odlesiania gruntów. (Economic and legal aspects of exclusion from agricultural production and deforestation). Educaterra. Osztyn.

DIRGASOVÁ, K., BANDLEROVÁ, A. J. 2017. Factors affecting the price of agricultural land in Slovakia.

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KUROWSKA, K. OGRYZEK, M., KRYSZK, H. 2016. Rola Agencji Nieruchomości Rolnych w gospodarowaniu i kształtowaniu przestrzeni obszarów wiejskich. (Role of Agricultural Property Agency in spatial development of rural areas). Wydawnictwo Uniwersytetu Warmińsko-Mazurskiego, Olsztyn.

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MARKS-BIELSKA, R. 2013. Factors shaping the agricultural land market in Poland. Land Use Policy, 30 (1):

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