Analyzing the Causes and Spatial Impacts of Increasing Land Prices and Transactions in the Rural Area of Ahandan, Lahijan County

Introduction
The trend of land sales in rural areas is a relatively recent socioeconomic phenomenon that has been growing annually. The northern rural areas of Iran, including the Ahandan region in Lahijan County, have experienced significant spatial and structural transformations over the past two decades, largely driven by land sales to non-local buyers. This research aims to examine the underlying causes of rising land prices and sales in the Ahandan rural area and their subsequent spatial consequences.
 
Methodology
This study adopts a descriptive-analytical design with a qualitative approach for data collection and analysis. A combination of library-documentary methods and fieldwork was utilized to gather theoretical insights and regional data. Sources included reputable academic websites, library materials, domestic and international research articles, and reports from the Gilan Province Planning Department. Field data were collected through direct observation and semi-structured interviews with local experts, such as village heads, Islamic council members, and knowledgeable residents. The statistical population encompassed residents of the Ahandan rural area, including youth, local council members, village heads, elders, and migrants residing in the villages of Lialman, Darreh Jir, and Sokhteh Kuh. Non-random (purposeful) sampling, specifically using the snowball technique, was employed. Theoretical saturation was reached after interviewing 18 participants across the three villages. The collected data were analyzed through qualitative content analysis and a grounded theory approach, involving systematic coding and the identification of patterns and common themes. The study's spatial focus is the Ahandan region (comprising the three aforementioned villages), and its temporal scope covers the period from 2011 to 2024.
 
Findings
The results indicate that demand from urban residents—both local and non-local—for second homes and non-agricultural land use is the primary driver behind increasing land prices in the region. The majority of this demand is for constructing villas, second homes, or initiating non-agricultural activities, which, in turn, inflates land value. Furthermore, improvements in infrastructure and transportation access have enhanced the appeal of rural areas for both living and investment. Conversely, high agricultural production costs, the expense of living, the declining profitability of farming, and villagers' diminishing interest in preserving rural lands have fueled the trend of rapid land sales. Economic pressures, such as debt and financial needs for education or marriage, also compel villagers to sell their land. These developments have led to significant economic, social, and structural consequences, including:

Land-use changes: Farmlands and orchards are increasingly converted into residential units.
Migration and demographic shifts: Indigenous villagers often sell their land and relocate due to financial constraints.
Alterations to the social fabric: Changes are observed in the community's social and economic structures.
Environmental impact: There's increased pressure on water and soil resources, destruction of local ecosystems, and overall rural instability.

 
Discussion and Conclusion
Economically, the escalating demand for land by urban residents for villas, second homes, or non-agricultural uses has substantially increased rural land prices. Enhanced infrastructure and accessibility have further boosted the attractiveness of rural areas. Additionally, societal shifts toward seeking a peaceful, nature-oriented lifestyle contribute to this trend, influencing new investment patterns in rural areas, such as eco-tourism accommodations and other tourism services. Policy and legal factors also play a role in land prices and sales. Government initiatives aimed at developing rural areas and supporting agriculture can increase land value, while changes in land-use regulations can further amplify price hikes. Addressing these complex interactions is crucial for a comprehensive understanding of rising rural land prices. The spatial impacts of increasing land prices and sales include:

Land-use conversion: Farmlands are being transformed into residential properties, leading to a reduction in agricultural production.
Demographic changes: Local residents may be displaced, potentially leading to social tensions and cultural conflicts.
Environmental degradation: Increased construction and land-use change harm local ecosystems, threatening food security and environmental balance.

To effectively manage this phenomenon and its associated consequences, policies should aim to capitalize on opportunities while minimizing negative effects. Recommended measures include:

Strategic tourism management in rural areas.
Preserving rural cultural and social identity.
Ensuring sustainability and environmental protection.
Enhancing rural living standards.
Promoting educational and awareness programs for both locals and newcomers.