Real estate is the most important economic asset of any society whose entry into the economic cycle has a considerable impact on the development of the country. Stability of real estate rights has effect on the owner's ability on the entry of its real state to economic cycles. This stability will motivate investment in real estate section. The stability of real state rights as well as identifying of the objective rights in the real state have effects on the ability to achieve the financial markets, supply and exchange of property on the market, and affect the real estate transaction costs which have a vital role in the development of real estate transactions. Hence, markets, where real estate is exchanged, want to design a system to detect and determine real state rights; a system which allows the exchange of real state with lower transaction costs because the increase in the volume of property transaction has the inverse relationship with the "transaction cost". "Transaction costs" in the field of real estate is a matter of debate and a lot of effort has been made to explore different aspects of it in the legal systems of other countries. However, despite its importance and its impact on the development of the property market, enough attention has not been paid to this concept in the Iranian legal system. Thus, attention must be paid to the following two factors: 1. the concept of transaction cost, on the one hand 2. The inverse relationship between the volume of real estate transactions and transaction costs, on the other hand. Given these two factors, it is necessary to review the environmental and human factors of transaction costs in the field of real estate transactions in two stages, i.e., before and after the conclusion of the transaction. Additionally, it raises the need for legal solutions to remove or reduce environmental and human factors.
This paper analyzes the concept of transaction costs, particularly in the real estate market. This article examines the causes of transaction costs on the basis of economic theory in two stages, i.e., before and after the conclusion of the contract. The paper examines environmental and human factors that create these costs in both periods. In this study, the specific characteristics and differences of real estate with other assets are considered and after determining these attributes in real estate, it was concluded that the land registry system convert assets into capital. With this system, real estate transactions are impersonal. Land Registry System performs this function through the following two functions: (1) Identifying and defining property rights and guaranteeing the stability of property rights (2) The legal protection of those rights. As a result, property registration reduces transaction costs and has impact on the environment and human factors of costs. The property enters the economic cycle through this system. This research reviews both personal and objective systems of registration of the Land Registry that are used worldwide. In this study the legal functions of the registration system are emphasized and their effects on transaction costs are analyzed. This study shows that, despite some shortcomings, the use of objective registration system in combination with the cadaster in Iran provides access to the goal. In Iran, Land Registry's system is a legal entity with functions that can affect the performance of the property market and reduce "transaction costs". In addition, this system increases the volume of these transactions and their "economic efficiency". Registration system determines property rights and protects those rights against trade risks.
Land Registration System collects the information and data about real estate and their rights and makes it possible to achieve this information and data for concluding the deal on the market. This system intercepts asymmetries and distortions of information and thereby eliminates the "uncertainty" and "complexity" of transaction. It eliminates "opportunistic behavior" and cheating "parties" that increase transaction costs. In addition, Land Registry System provides legal protection of registered property rights and it cannot be violated. As a result, it controls "bounded rationality" of the parties that is another factor in increasing transaction costs through reduced claims and risk. Of course, creating a land registry system imposes the costs to the government (the cost of creating and maintaining land registration system) as well as parties (inquiry fee, tax costs, registration fees such as notary fees and costs of registration of property rights in registration system, etc.). These costs themselves are the transaction costs. However, it is desirable as long as these costs are less than the costs caused by the lack of the existence of such a system.

One of the investment opportunities in Iran is real states, which always absorb a massive capital flow. In this study, in addition to investigating the performance of real estate market versus other investment opportunities; the effect of real states in the investors’ portfolio has been studied over a period between 1992-2013. We have considered exchange rate (dollar), Gold, stock and securities as other investment opportunities.To evaluate the effect of real estate market on investors’ portfolio, mean-variance methods have been used. In this way, efficiency frontier has drawn in two states, with and without real estate market.Results of the paper indicate that presence of real state market in the portfolios shifts the efficiency frontier up, and leads to less risk and more return on optimal portfolios. Moreover, the paper clearly indicates the weight of real states in the lower level of risk is low and weight of real states in higher level of risk is high.

The role of official documents in real estate transaction is one of the most significant issues of the post 1931 Registration Act. One may identify two main opinions in this concern: Some see registration of the transaction in an official document as a fundamental element of a sell contract, without which a contract is to be considered as void. According to the second opinion the transaction is a valid one, yet it can not be proved unless it has been officially registered. After presenting different opinions in this subject, I will conclude that there can be no unified rule for all types of the real estates. That is to say, we must make a distinction between real estates which benefit from official registration records, and those which lack such a record. In some, official registration is a fundamental element for the validity of the transaction, and in some others, it does not play such a role. Taking this distinction and the theoretical foundation of registration provisions seriously would enable us to tackle one the existing challenge to the real estate transaction.

Guaranty of security of juridical act about lands is a more important difficulties in every country. Disregarding the independence of land registration system from the system of civil law and disregarding bases and functions of land registration system has resulted in making mistakes by judicial doctrine and precedent in order to propose proper suggestions for solving the problems related to land registration system and to sanction for juridical acts about lands. Whiles presentation every solution in this scope must be proper regarding to protective bases of owner and third parties and two functional characters of the land registration system including “informing” and “protective” features. land registration systems can be divided in constitutive registration system and confirmative one. This classification means land registration in any case, has a very effective role in credit of judicial act about of land although the degree of this effect is different depending on the system.

from the point of view of the economicanalysis of law,one of the goals of the legal institution is "registration of real estate transactions",reducing and correcting "Imperfect Contracts" and "Transaction Costs" for the "optimal use of scarce resources" i.e. real estate. considering that unregistered real estate transaction is one of the most important examples of imperfect contract, therefore, it is important to analyze the mutual impact of the economic theories of imperfect contracts and transaction costs with the legal system of secondary registration, in preventing contractual defects. therefore, the question arises that how does the existence of the secondary registration system help to correct imperfect contracts and reduce the costs of real estate transactions? This research is theoretical-applied and the research method in it is library and the method of investigating the issue and analyzing the data is descriptive-analytical. finally, it was concluded that the existence of an imperfect registration system leads to the conclusion of imperfect contracts from the point of view of law and causes an increase in transaction costs.it is desirable not to have an "absolutely imperfect real estate contract" from the point of view of economy. therefore, the existence of the principle of mandatory registration of transactions is necessary.in fact, a secondary registration system with full legal effect, it leads to the conclusion of a perfect contract from the point of view of law and a partially imperfect contract from the point of view of economy and causes the reduction of real estate transaction costs.

In our country, the Organization of Registration of Deeds and Real Estates is affiliated with the independent judiciary. This has led to disagreements and suggestions about changing the position of the Organization of Registration of Deeds and Real Estates in the structure of the government and the three powers, and raises the question of what factors cause that organization to be a separate or integral part of the judiciary, and what effect will this issue have on the independence of the judiciary as well as the performance of the Registration Organization? This study has reached the conclusion, using a descriptive - analytical method, focusing on the study of the duties of the Organization and matters of a judicial nature, that in the light of the nature of the various duties and powers of the departments of the Organization, the separation of enforceable official documents departments to the structure of the judiciary, separation of real estate registries as part of the legislature, Separation of notaries, marriage and divorce offices and registration of companies to the executive branch, and annexation of patents and industrial property to the Civil Registry Office, are in line with judicial independence and legal principles.

The existence of a coherent registration system is the premise of ensuring the security of real estate transactions and maintaining the stability and order in their legal status. Whether a secondary real estate registration system, registering transactions involving registered estates, is necessary and how its implementation must be guaranteed is one of the questions determining the optimal economic performance of real estate transactions and ensuring their security, because property rights being correctly created, through primary registration, and stabilized, through secondary registration, will lead to the establishment of economic order, which necessitates an economic analysis of secondary registration. From the perspective of economic analysis of rights based on the game theory, the parties to the real estate transactions are concerned, in order to adopt a strategic and wise decisions, with how registration will affect them in making or proving their real estate transaction. The question, accordingly, is which legal sanctions for non-registration of real estate transactions the game theory prescribes as leadingthe parties to  make their transactions registered. The present study predicts the legal behaviors of the actors in the real estate transactions, and provides an economic analysis of the sanctions of the transaction registration under Article 62 of the Permanent Provisions of Development Programs Act. The question is how game theory justifies the necessity of registering real estate transactions. From an economic point of view, the question also arises as to whether the mentioned Article can serve the expected economic functions of a secondary real estate registration rule leading the economic actors to registered transactions. This research is theoretical and applied using library method for data collection and descriptive-analytical method  for data analysis. It will conclude that from the perspective of the bargaining strategy, there is a relationship, in the ‘game’ between the parties to real estate transactions, between the need to register those transactions and the guarantees of its implementation. The effect of registration in the making stage will be to shift the game with the bargaining strategy from the channel of registration/non-registration of the transactions to the channel of real estate exchange that enjoys the allocative efficiency defined by Coase. The second type of game, in other words, meets the economic goals of the registration system and is more efficient.  As for solving the game, based on the amount in which the Nash equilibrium is obtained, the latter part of Article 62 of the Permanent Provisions of Development Programs Act, disregarding the registration law system, leads the parties to enter into transactions using unregistered deeds. Therefore, this Article, which considers real estate transactions carried out with unregistered deeds to be also valid, needs, from an economic point of view, to be amended, because the acceptance of unregistered deeds in real estate transactions creates a non-cooperative game with a negative or a zero sum. And, according to the game theory, it is only with a secondary registration system, which gives effect to registration in the making stage of real estate transactions that a cooperative game with a positive sum is created and the bargains prescribed by the economic theory of ownership and the Coase’s allocative efficiency are achieved. Finally, in order to achieve the economic efficiency in the Iranian real estate market, higher credibility must be granted to registered documents in transactions. This requires a decisive sanction against real estate transactions carried out by unregistered deeds and making the registration a necessary element of their validity, so that parties have no other choice but to conclude those transactions in a formal manner. Therefore, in order to create secure ownership, investment and economic development, , it is necessary to amend, following the example of the legal system of developed countries, regulations that, contrary to the purposes of the registration law, consider the unregistered deeds of real estate transactions as valid and to provide rules that motivate citizens to behave efficiently. This rules shoulddrive the bargaining in real estate transactions to what economic theory of ownership prescribes, which is attainable only through registered transactions, where registration is a required element of a valid transaction.

Separation, one of the branches of division, is among the cases considered as the dissolution cause of diffusion. Accordingly, each partner will take the possession of a certain part of property and will own it. Concerning the distribution of diffusion properties, some significant issues can be raised, among which the separation nature, the competent authority for separation, and decision-making about the request for separation of common property are prominent. There is no legal provision concerning the separation nature. Besides, there is a disagreement between jurists and lawyers. However, it seems that its nature is considered as a contract. From ownership viewpoint of property by individuals and its legal facets, all properties are divided into the common and exclusive properties. Yet, the methods of dividing common and exclusive properties are different. Diffusion in ownership may be voluntary or forced. It is noteworthy that that due to various issues on ownership in common property, individuals do not want to share property with others, and thereby, the division of common property rises. Competent authorities should be examined for distribution and allocation of common property and its formalities that is sometimes court and Real State Registry Office. In this study, the allocation of common property and its relevant procedure are analyzed as well as the other related issues

Urban property survey is one the of municipality activities for development and updating of the spatial database of the urban properties. With the emergence of mobile geospatial information system, new methods were developed to collect and update the location information. In mobile environment the calculations depend on to tasks undertaken and user dynamic environment. Reduction of user direct interaction with the system is one of the most important factors for system automation and leads to reduction of the human errors in collection and updating information. This can be done by understanding user situation using context information so that suitable maps and attribute information can be provided to the user at right place. Urban property survey information is a sample of spatial information that can benefit from such systems.
The objective of this paper is to identify the role of context-aware mobile GIS in urban property survey, standardization and optimization of urban property survey process and identification of the implementation methods to present suitable spatial information relevant to the user’s context and also intelligent user interfaces for enhancement of the system capabilities. In addition to the client-server architecture, a stand-alone architecture is used in the system design and implementation for this research to prevent the survey process failure in case of disconnecting from server. Finally, Tehran urban blocks are used to test the system and the obtained results compared to the results of two former municipality urban property surveys. The results indicate their required time for data collection in the proposed method compared to the two Tehran urban property survey periods has been reduced to 50% and the time between spatial and attribute data collection and their upload to municipality database reduced nearly 100%. By using this system, direct interaction of the surveyor and the system application is reduced and it has helped to upgrade automation in data collection and updating which results in enormous improvements in urban property survey process. By using the proposed method, the block and property data based on paper maps in traditional urban property survey, have been directly corrected and updated in field.