基于壽命周期成本理論的不動產估價方法研究
發(fā)布時間：2019-05-15 04:55
【摘要】：近幾年，隨著金融市場的繁榮和不動產交易量的增加，不動產評估業(yè)得到突飛猛進的發(fā)展。如何準確的計算不動產價格成為國內外專家和學者研究的對象。目前我國在借鑒國外不動產估價成功經驗的基礎上，估價實踐有了快速的發(fā)展，但評估方法研究還有許多有待進一步改進和完善的地方，特別是不動產估價方法中引入全壽命周期成本理論的研究還比較少，該研究不僅對提高不動產估價結果的科學性具有重大的意義，而且對促進整個不動產評估行業(yè)健康持續(xù)發(fā)展也有重要的作用。 本論文的主要工作是應用壽命周期成本理論對不動產評估方法中的市場比較法、成本法、收益法進行分析研究。 壽命周期成本是由經濟成本、環(huán)境成本、社會成本三方面組成。以全壽命周期成本理論為指導，對不動產評估方法進行完善和改進。 在市場比較法中，考慮對可比實例的成交價格進行建筑物增量投入成本和使用成本因素修正，得到評估對象的價格。 在成本法中，將全壽命周期成本分為上游成本、中游成本和下游成本。在全壽命周期成本理論指導下，考慮使用成本、維護成本、能源費用節(jié)約和殘值回收差異，構建了成本法估價模型，并在不動產評估案例中進行了運用。 在收益法中，根據(jù)不動產壽命周期成本費用變化情況，考慮空氣質量改善和能源節(jié)約對純收益的影響，用MATLAB分別模擬了對象狀態(tài)系數(shù)處于-2、-1、0、1、2時還原利率與價值的關系曲線，引入收益波動模型，對資本化率確定方法進行了完善，改進了收益法估價技術。 結果表明，以壽命周期成本費用分析為基礎，在市場比較法中考慮建筑物增量成本因素和使用成本因素；在成本法中，考慮使用成本、維護成本、能源節(jié)約費用和殘值回收差異；在收益法中考慮空氣質量的改善和能源節(jié)約方面對純收益的影響，，對改進不動產價格評估技術與方法具有一定理論價值和實際意義。
[Abstract]:In recent years, with the prosperity of financial market and the increase of real estate transaction volume, real estate evaluation industry has been developed by leaps and bounds. How to calculate the real estate price accurately has become the research object of experts and scholars at home and abroad. At present, on the basis of drawing lessons from the successful experience of foreign real estate valuation, the valuation practice has made rapid development, but there are still many places to be further improved and improved in the study of evaluation methods. In particular, there are few studies on the introduction of life cycle cost theory into the real estate valuation method, which is not only of great significance to improve the scientific nature of the real estate valuation results. And it also plays an important role in promoting the healthy and sustainable development of the whole real estate evaluation industry. The main work of this paper is to analyze and study the market comparison method, cost method and income method in the real estate evaluation method by using the life cycle cost theory. Life cycle cost is composed of economic cost, environmental cost and social cost. Under the guidance of life cycle cost theory, the real estate evaluation method is improved and improved. In the market comparison method, the incremental input cost and use cost of buildings are considered to modify the transaction price of comparable examples, and the price of the evaluated object is obtained. In the cost method, the life cycle cost is divided into upstream cost, middle cost and downstream cost. Under the guidance of life cycle cost theory, considering the differences of use cost, maintenance cost, energy cost saving and residual value recovery, the cost valuation model is constructed and applied in real estate evaluation cases. In the income method, according to the change of real estate life cycle cost, considering the influence of air quality improvement and energy saving on net income, the object state coefficient is simulated by MATLAB. At 1,2, the relationship curve between interest rate and value is reduced, the income fluctuation model is introduced, the method of determining capitalization rate is improved, and the valuation technology of income method is improved. The results show that the incremental cost factor and the use cost factor of the building are considered in the market comparison method based on the life cycle cost analysis. In the cost method, the differences in use cost, maintenance cost, energy saving cost and residual value recovery are considered. Considering the influence of air quality improvement and energy conservation on net income in the income method has certain theoretical value and practical significance for improving the real estate price evaluation technology and method.
【學位授予單位】：長安大學
【學位級別】：碩士
【學位授予年份】：2013
【分類號】：F34;F299.23
本文編號：2477325
[Abstract]:In recent years, with the prosperity of financial market and the increase of real estate transaction volume, real estate evaluation industry has been developed by leaps and bounds. How to calculate the real estate price accurately has become the research object of experts and scholars at home and abroad. At present, on the basis of drawing lessons from the successful experience of foreign real estate valuation, the valuation practice has made rapid development, but there are still many places to be further improved and improved in the study of evaluation methods. In particular, there are few studies on the introduction of life cycle cost theory into the real estate valuation method, which is not only of great significance to improve the scientific nature of the real estate valuation results. And it also plays an important role in promoting the healthy and sustainable development of the whole real estate evaluation industry. The main work of this paper is to analyze and study the market comparison method, cost method and income method in the real estate evaluation method by using the life cycle cost theory. Life cycle cost is composed of economic cost, environmental cost and social cost. Under the guidance of life cycle cost theory, the real estate evaluation method is improved and improved. In the market comparison method, the incremental input cost and use cost of buildings are considered to modify the transaction price of comparable examples, and the price of the evaluated object is obtained. In the cost method, the life cycle cost is divided into upstream cost, middle cost and downstream cost. Under the guidance of life cycle cost theory, considering the differences of use cost, maintenance cost, energy cost saving and residual value recovery, the cost valuation model is constructed and applied in real estate evaluation cases. In the income method, according to the change of real estate life cycle cost, considering the influence of air quality improvement and energy saving on net income, the object state coefficient is simulated by MATLAB. At 1,2, the relationship curve between interest rate and value is reduced, the income fluctuation model is introduced, the method of determining capitalization rate is improved, and the valuation technology of income method is improved. The results show that the incremental cost factor and the use cost factor of the building are considered in the market comparison method based on the life cycle cost analysis. In the cost method, the differences in use cost, maintenance cost, energy saving cost and residual value recovery are considered. Considering the influence of air quality improvement and energy conservation on net income in the income method has certain theoretical value and practical significance for improving the real estate price evaluation technology and method.
【學位授予單位】：長安大學
【學位級別】：碩士
【學位授予年份】：2013
【分類號】：F34;F299.23
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