本文關(guān)鍵詞： 別墅類房地產(chǎn) 價值評估 評估方法 報酬率　出處：《天津商業(yè)大學》2013年碩士論文　論文類型：學位論文

【摘要】：市場經(jīng)濟的不斷發(fā)展,使得與房地產(chǎn)相關(guān)的產(chǎn)業(yè)交易也越來越發(fā)達,房地產(chǎn)業(yè)的發(fā)展,催生了房地產(chǎn)評估行業(yè)的發(fā)展,房地產(chǎn)評估是指專業(yè)評估人員以及專業(yè)評估機構(gòu)遵循一定的評估法律法規(guī)規(guī)范,以及一定的評估原則,基于自身的專業(yè)知識以及經(jīng)驗的積累來對房地產(chǎn)進行專業(yè)的價值評估。房地產(chǎn)價值評估包括對土地的評估、對房屋構(gòu)筑物的評估,整體資產(chǎn)中的房地產(chǎn)和以房地產(chǎn)為主的整體資產(chǎn)的評估,以及將土地及地上建筑整體作為評估對象進行評估等,本文以房地產(chǎn)整體作為評估對象進行評估。 目前房地產(chǎn)價值評估的主要方法包括市場比較法、收益法、成本法三大主要評估方法,同時還包括假設(shè)開發(fā)法、長期趨勢法、路線價法、基準地價法等方法,這幾種方法都是三大主要方法的派生,各評估方法在評估中所依據(jù)的理論不盡相同,評估思路存在差異,同時其適用范圍也有所差別,故而評估結(jié)果也不完全相同。本文通過對房地產(chǎn)評估理論以及評估方法的系統(tǒng)分析,考慮估價對象相關(guān)因素,結(jié)合估價對象市場狀況,選取了適合的估價方法。 本文選取天津開發(fā)區(qū)XX路XX號的部分別墅作為評估對象,該案例具有評估價值大、估價對象數(shù)量多、評估實務(wù)復雜等特點,本文對于該案例評估進行了全程的研究分析,通過對有關(guān)評估對象相關(guān)資料的搜集整理,根據(jù)評估目的,本案例估價目的為公開市場交易價值,選取了市場比較法以及收益法對評估對象進行評估測算,通過分析市場狀況,分別賦予市場法以及收益法不同的權(quán)重來求取估價結(jié)果,針對目前房地產(chǎn)市場較為活躍的特點,尤其是本案例位于開發(fā)區(qū)核心地帶,加上其為別墅類地產(chǎn),故而市場法能更為準確的反映其價值,故賦予市場法較大權(quán)重。市場法中修正系數(shù)的取值以及收益法中報酬率的取值是評估中的難點,在取值時要充分依據(jù)客觀資料來進行,本文在案例分析中對于市場法中修正系數(shù)的取值,收益法中報酬率的取值做了深度分析,同時結(jié)合案例對于別墅類房地產(chǎn)在具體評估作業(yè)中評估思路的梳理、評估方法的選擇,評估中應(yīng)注意的問題做出了總結(jié)分析。
[Abstract]:With the continuous development of the market economy, the real estate related industrial transactions are becoming more and more developed. The development of the real estate industry has given birth to the development of the real estate evaluation industry. Real estate evaluation refers to professional appraisers and professional evaluation organizations following certain evaluation laws and regulations, as well as certain evaluation principles. Professional valuation of real estate based on its own expertise and experience. Real estate valuation includes evaluation of land, evaluation of housing structures, The real estate in the whole assets and the whole assets based on the real estate are evaluated, and the whole land and the above ground buildings are taken as the evaluation objects, and so on. The whole real estate is taken as the evaluation object in this paper. At present, the main methods of real estate value evaluation include market comparison method, income method and cost method. At the same time, they also include hypothetical development method, long-term trend method, route price method, benchmark land price method and so on. These methods are derived from the three main methods, and each evaluation method is based on different theories, and there are differences in the evaluation ideas, and the scope of its application is also different. Therefore, the evaluation results are not the same. Through the systematic analysis of the real estate evaluation theory and evaluation method, considering the relevant factors of the valuation object, combined with the market situation of the valuation object, this paper selects the suitable valuation method. In this paper, some villas of XX Road, Tianjin Development Zone, are selected as evaluation objects. This case has the characteristics of large evaluation value, large number of valuation objects and complex evaluation practice. According to the purpose of evaluation, the purpose of this case is to evaluate the value of open market transactions. The market comparative method and income method are selected to evaluate and calculate the evaluation object, and the market situation is analyzed. The market approach and the income approach are given different weights to obtain the valuation results. In view of the current characteristics of the more active real estate market, especially this case is located in the core of the development zone, plus it is a villa real estate. Therefore, the market method can reflect its value more accurately, so it gives the market method a large weight. The value of the correction coefficient in the market method and the value of the return rate in the income method are the difficulties in the evaluation. This paper makes a deep analysis of the value of the correction coefficient in the market method and the return value of the income method in the case analysis. At the same time, combining with the case study, the author combs the evaluation ideas and the selection of the evaluation method for the villa real estate in the concrete evaluation operation. The problems that should be paid attention to in the evaluation are summarized and analyzed.
【學位授予單位】：天津商業(yè)大學
【學位級別】：碩士
【學位授予年份】：2013
【分類號】：F299.23

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