Incorporación de la plusvalía solar en el valor de inmuebles de edificios residenciales en Concepción.
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Date
2025
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Publisher
Universidad de Concepción
Abstract
Los paisajes urbanos conforman un entorno complejo cuya influencia afecta la distribución de radiación solar, especialmente alrededor de construcciones verticales, pues gran parte de la radiación recibida se ve disminuida por las sombras proyectadas de las edificaciones circundantes. En este contexto, la disponibilidad solar de la envolvente de un edificio depende en gran parte de la morfología urbana, lo que pone en riesgo el acceso solar y los derechos solares de los propietarios.
El acceso solar en el diseño urbano es fundamental para permitir el aprovechamiento solar pasivo en edificaciones, mejorando las condiciones de confort de sus usuarios. Esto tiene un impacto significativo en la eficiencia energética y en la reducción de costos asociados con la calefacción de departamentos en edificios residenciales.
Actualmente, el avalúo fiscal de inmuebles residenciales se basa en varios criterios relacionados con la ubicación, la antigüedad y el tamaño del inmueble, sin considerar el acceso solar como un elemento diferenciador. El objetivo de esta memoria es proponer un procedimiento de incorporación de la plusvalía solar en el avalúo fiscal de inmuebles habitacionales en Concepción, lo que permitiría determinar de manera más precisa las propiedades con acceso solar favorable, ajustando el valor de estos inmuebles en función de su eficiencia energética y el ahorro proyectado en costos de calefacción.
Para cuantificar el impacto del acceso solar, se realizó un análisis energético de distintas geometrías urbanas, basado en el balance térmico y simulaciones de radiación solar, lo que permitió determinar las ganancias solares y los costos de operación por calefacción en la totalidad de departamentos de las fachadas en estudio.
Los resultados evidencian que las obstrucciones urbanas afectan significativamente la ganancia solar y así su balance térmico. Se constató que una orientación favorable puede ser menos eficiente si se encuentra significativamente obstruida, y que las pérdidas por envolvente influyen específicamente en pisos superiores. El método propuesto incorpora un umbral de aplicación para el reajuste del valor fiscal, reconociendo el acceso solar como una externalidad positiva que contribuye directamente a la plusvalía y al valor del inmueble en términos de eficiencia energética.
Urban landscapes form a complex environment whose influence affects the distribution of solar radiation, especially around vertical constructions, as much of the received radiation is reduced by shadows cast by surrounding buildings. In this context, the solar availability of a building’s envelope largely depends on urban morphology, which puts at risk both solar access and the solar rights of property owners. Solar access in urban design is fundamental to enabling passive solar utilization in buildings, improving the comfort conditions of their occupants. This has a significant impact on energy efficiency and the reduction of costs associated with heating apartments in residential buildings. Currently, the fiscal appraisal of residential properties is based on criteria such as location, age, and size of the property, without considering solar access as a differentiating factor. The objective of this thesis is to propose a procedure for incorporating solar added value into the fiscal appraisal of residential properties in Concepción, which would allow more precise valuation of properties with favorable solar access by adjusting their value based on energy efficiency and projected savings in heating costs. To quantify the impact of solar access, an energy analysis of different urban geometries was conducted, based on thermal balance and solar radiation simulations, which allowed the determination of solar gains and operating heating costs for all apartments on the studied facades. The results show that urban obstructions significantly affect solar gains and, consequently, the thermal balance. It was found that a favorable orientation can be less efficient if significantly obstructed, and that envelope losses particularly affect upper floors. The proposed method incorporates an application threshold for fiscal value adjustment, recognizing solar access as a positive externality that directly contributes to added value and the property’s worth in terms of energy efficiency.
Urban landscapes form a complex environment whose influence affects the distribution of solar radiation, especially around vertical constructions, as much of the received radiation is reduced by shadows cast by surrounding buildings. In this context, the solar availability of a building’s envelope largely depends on urban morphology, which puts at risk both solar access and the solar rights of property owners. Solar access in urban design is fundamental to enabling passive solar utilization in buildings, improving the comfort conditions of their occupants. This has a significant impact on energy efficiency and the reduction of costs associated with heating apartments in residential buildings. Currently, the fiscal appraisal of residential properties is based on criteria such as location, age, and size of the property, without considering solar access as a differentiating factor. The objective of this thesis is to propose a procedure for incorporating solar added value into the fiscal appraisal of residential properties in Concepción, which would allow more precise valuation of properties with favorable solar access by adjusting their value based on energy efficiency and projected savings in heating costs. To quantify the impact of solar access, an energy analysis of different urban geometries was conducted, based on thermal balance and solar radiation simulations, which allowed the determination of solar gains and operating heating costs for all apartments on the studied facades. The results show that urban obstructions significantly affect solar gains and, consequently, the thermal balance. It was found that a favorable orientation can be less efficient if significantly obstructed, and that envelope losses particularly affect upper floors. The proposed method incorporates an application threshold for fiscal value adjustment, recognizing solar access as a positive externality that directly contributes to added value and the property’s worth in terms of energy efficiency.
Description
Tesis presentada para optar al título de Ingeniero/a Civil.
Keywords
Radiación solar, Valoración, Edificios