variaciones normativas y económicas en predios en suelo de expansión urbana administrados por la sociedad de activos especiales-sae, caso de estudio urbanización villa liliana cajicá, cundinamarca

Abstract

This degree project evaluates the technical, legal, and economic viability of the Villa Liliana subdivision, a 25-hectare asset located in an urban expansion zone in Cajicá, managed by the Special Assets Society (SAE). Given the historical stagnation in the property's commercialization, the research diagnoses a cadastral asynchrony in the main access matrix folios, establishing the legal mechanism of Early Alienation as an enabling requirement for its development. Furthermore, the impact of the new Basic Territorial Ordering Plan (Agreement 04 of 2025) is analyzed, demonstrating the physical unfeasibility of concentrating 80,000 m² of public space in a single tract of land due to the presence of natural drainages, thus justifying the adoption of a decentralized urban model. Through the multitemporal application of the Static Residual Method (2019-2025), a gross valuation peak of $639,000/m² was identified for 2025, driven by the stabilization of interest rates and the increase in the minimum wage. Finally, a Hybrid Disposition Model is proposed, structuring a debt-for-land swap with the municipal administration to clear fiscal liabilities that represent only 4.06% of the asset's total value. The study concludes that technical interventions from Cadastral Engineering can resolve spatial and legal bottlenecks, transforming an unproductive liability into a strategic asset for municipal territorial planning and State capital recovery, subject to future capital gains tax deductions.