【摘要】：隨著房地產(chǎn)行業(yè)的逐步發(fā)展，當(dāng)前銀行采用在建工程抵押的方式向房地產(chǎn)行業(yè)注入的信貸資金逐年增多，如何對(duì)抵押在建工程進(jìn)行價(jià)值評(píng)估并確定適宜的貸款額度就變得尤為重要。由于目前理論界對(duì)抵押貸款價(jià)值類型的爭(zhēng)議以及實(shí)際操作中多以市場(chǎng)價(jià)值為主進(jìn)行籠統(tǒng)評(píng)估，銀行等金融機(jī)構(gòu)大多是根據(jù)從業(yè)經(jīng)驗(yàn)對(duì)評(píng)估機(jī)構(gòu)所評(píng)估出的市場(chǎng)價(jià)值進(jìn)行折算從而得到抵押價(jià)值。但這種方法對(duì)銀行從業(yè)人員的經(jīng)驗(yàn)要求極高，而且精確度不夠。很容易產(chǎn)生一定幅度的高估或低估，，對(duì)銀行或者開發(fā)商造成一定的損失。 本文首先從房地產(chǎn)抵押評(píng)估的相關(guān)基礎(chǔ)理論出發(fā)，對(duì)房地產(chǎn)抵押評(píng)估的價(jià)值類型進(jìn)深行深入研究。接著分析了我國房地產(chǎn)抵押評(píng)估的現(xiàn)狀、抵押評(píng)估過程中出現(xiàn)的問題以及出現(xiàn)這些問題的原因。簡(jiǎn)述了傳統(tǒng)的幾種評(píng)估方法并探究了這幾種傳統(tǒng)的評(píng)估方法對(duì)在建工程抵押變現(xiàn)價(jià)值評(píng)估的適用性與局限性。在這些理論研究的基礎(chǔ)上，結(jié)合在建工程自身的特殊性，提出了兩種新的評(píng)估在建工程抵押變現(xiàn)價(jià)值的方法：變現(xiàn)系數(shù)法和參照調(diào)整法。變現(xiàn)系數(shù)法中采用梯形模糊決策理論建立指標(biāo)模型，從而得出比較合理精確的快速變現(xiàn)系數(shù)。參照調(diào)整法中首先引入模糊識(shí)別模型，分析、計(jì)算待抵押在建工程與市場(chǎng)上類似已變現(xiàn)的抵押在建工程的貼近度，進(jìn)而選取最佳的可比實(shí)例，并采用歸一法進(jìn)行調(diào)整，使得估價(jià)結(jié)果更合理更精準(zhǔn)。此外，還根據(jù)這兩種評(píng)估方法各自不同的適用性，將它們結(jié)合形成更為有效的綜合評(píng)估法。最后通過實(shí)例對(duì)所提出的在建工程抵押變現(xiàn)價(jià)值評(píng)估方法進(jìn)行實(shí)證分析。這樣就可以得到更為準(zhǔn)確、合理與有效的抵押變現(xiàn)價(jià)值，從而為日后銀行業(yè)的相關(guān)信貸決策提供科學(xué)依據(jù)。
[Abstract]:With the gradual development of the real estate industry, the amount of credit funds injected into the real estate industry by banks using the way of mortgage in construction projects is increasing year by year. How to evaluate the value of mortgage construction and determine the appropriate amount of loans becomes particularly important. Because of the controversy of mortgage value type and the general evaluation of market value in practice, Banks and other financial institutions mostly convert the market value assessed by the evaluation institution according to their working experience to get the mortgage value. However, the experience of the bank staff is very high, and the accuracy of this method is not enough. It is easy to produce a certain extent of overestimation or underestimation, causing certain losses to banks or developers. Based on the basic theory of real estate mortgage evaluation, this paper deeply studies the value types of real estate mortgage assessment. Then it analyzes the current situation of real estate mortgage assessment in China, the problems in the process of mortgage assessment and the reasons for these problems. This paper briefly introduces several traditional evaluation methods and probes into the applicability and limitation of these traditional evaluation methods to the evaluation of the value of mortgage realization in the construction project. On the basis of these theoretical studies and combining with the particularity of the construction project in progress, two new methods to evaluate the value of mortgage realization of the construction in progress are put forward: the method of realisation coefficient and the method of reference adjustment. In the realization coefficient method, the trapezoidal fuzzy decision theory is used to establish the index model, and a more reasonable and accurate fast realization coefficient is obtained. Referring to the adjustment method, the fuzzy identification model is introduced first, and the closeness degree of the construction project in progress to be mortgaged is calculated to be similar to that in the market, then the best comparable example is selected, and the normalization method is adopted to adjust it. Make the valuation more reasonable and accurate. In addition, according to the different applicability of the two evaluation methods, a more effective comprehensive evaluation method is formed. Finally, an example is given to analyze the method of realizing the value of mortgage in construction project. In this way, we can get more accurate, reasonable and effective value of mortgage realization, and provide scientific basis for the related credit decision of the banking industry in the future.
【學(xué)位授予單位】：江西理工大學(xué)
【學(xué)位級(jí)別】：碩士
【學(xué)位授予年份】：2013
【分類號(hào)】：TU723

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