铜山区盛世年华居住住宅转让报告 - 图文

江苏建筑职业技术学院毕业设计说明书

摘要

随着我国房地产市场的不断发展和进步，房地产交易也成为了重要的任务，房地产估价在人们的工作、生活中已成为必然的一项技术性、专业性工作。自国家实行了房地产估价制度以后，如何运用合理、正确的模型对房地产演化机理、价格的形成、价格评估及有效地抑制价格升降等已成为摆在我们面前的问题。现在利用房地产的一些估价方法来解释房地产价格形成及演化机制，并将平时所学、所实践的房地产估价知识运用于房地产估价中，应用了基本原则概念，研究了一些因素和方法内容，应用 “市场法、收益法、成本法”理论，将实际评估房地产价格时选取的可比案例以及权重确定的科学理论应用于实际项目中，我们可以搜集一些交易实例，然后通过可比系数的修正来估算房地产转让的价格，这样也会避免了一直以来对可比案例及权重选取标准的主观随意性问题。该理论对大宗房地产价格的评估具有广泛的价值。在估价出单位建筑价格后，再与其同一类型比较，然后利用房地产理论估价出相对均稳的价格。

关键词：房地产估价，比较法评估，抑制房价

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江苏建筑职业技术学院毕业设计说明书

Abstract

With the constant development and progress of the real estate market in our country, the real estate transaction has become the important task, in the real estate appraisal in people's work and life has become inevitable a technical and professional work. Since the state applies a system of the real estate appraisal, how to reasonable use and the right model for real estate evolution m- echanism, the formation of prices, price assessment and effectively restrain price movements and so on has become a problem we have before us. Now using elementary model to explain the real estate price formation and evolution mechanism, and the usual knowledge, the practice of real estate appraisal is applied to real estate appraisal, the application of the concept of basic principl- es, content and method to investigate the factors, the application of the theory of market method and income method, cost method, the actual assessment of real estate prices of comparable cases and the weight of a scientific theory is applied to actual project, we can collect some trade as an example, and then through the comparable coefficient of correction to estimate the variance of the transfer prices problem, avoid the has always been subjective randomness of comparable cases and weight selection standard problem. The theory of the real estate price evaluation has extensive value. After the valuation out the unit price of construction, with the same type, and then using the theory of real estate valuation out relatively stable prices.

Key words: real estate appraisal Comparison method to evaluate Rein in property prices

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江苏建筑职业技术学院毕业设计说明书

目录

1.致委托方函 ............................................................................................................. 1 2.估价人员声明 ......................................................................................................... 2 3.估价的假设和限制条件 ......................................................................................... 3

3.1、估价的前提条件 ........................................................................................ 3 3.2、估价结果和估价报告的使用 .................................................................... 4 3.3、需要特殊说明的事实 ................................................................................ 4 4.房地产估价结果报告 ............................................................................................. 5

4.1、委托方 ......................................................................................................... 6 4.2、估价方 ......................................................................................................... 6 4.3、估价概况与计算 ......................................................................................... 6 4.4、估价目的 ..................................................................................................... 9 4.5、估价时点 ..................................................................................................... 9 4.6、价值定义 ..................................................................................................... 9 4.7、估价依据 ................................................................................................... 10

4.7.1法律法规依据 .................................................................................... 10 4.7.2经济行为依据 .................................................................................... 10 4.7.3取价依据 ............................................................................................ 10 4.7.4参考资料及其它 ................................................................................ 10 4.8、估价原则 .................................................................................................... 11

4.8.1合法原则 ............................................................................................. 11 4.8.2最高最佳使用原则 ............................................................................. 11 4.8.3替代原则 ............................................................................................. 11 4.8.4估价时点原则 ..................................................................................... 11 4.8.5供求原则 ............................................................................................. 11 4.8.6遵循独立性、客观性、公正性、谨慎性的工作原则 ..................... 11 4.9、估价方法 ................................................................................................... 12

4.9.1评估思路 ............................................................................................ 12 4.9.2方法选择依据 .................................................................................... 12 4.9.3所选方法的含义 ................................................................................ 13 4.10、估价结果 ................................................................................................. 13 4.11、估价作业日期 .......................................................................................... 14 4.12、估价报告有效期 ..................................................................................... 14 4.13变现能力分析 ............................................................................................ 14 5.房地产估价技术报告 ........................................................................................... 16

5.1、个别因素 .................................................................................................. 16 5.2、市场背景分析 .......................................................................................... 17 5.3、估价依据原则 .......................................................................................... 19

5.3.1合法原则 ............................................................................................ 19 5.3.2最高最佳使用原则 ............................................................................ 19 5.3.3替代原则 ............................................................................................ 19 5.3.4估价时点原则 .................................................................................... 19

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江苏建筑职业技术学院毕业设计说明书

5.3.5供求原则 ............................................................................................ 19 5.3.6遵循独立性、客观性、公正性、谨慎性的工作原则 .................... 20 5.4、估价方法 .................................................................................................. 20

5.4.1采用市场法进行测算 ........................................................................ 20 5.4.2采用收益法进行测算 ........................................................................ 24 5.5、估价结果确定 .......................................................................................... 31 5.6、最后结果 .................................................................................................. 31 6.附件 ......................................................................................................................................... 32 7.参考文献 ............................................................................................................... 35 8.致谢 ....................................................................................................................... 36

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