【摘要】：隨著我國城市化進程和新農村的建設,征地已經成為我國的普遍現(xiàn)象。但與此同時也出現(xiàn)了很多問題。比如說征用農用地價格補償不合理,拆遷農村房屋沒有考慮到農村居民的社會保障,低估了農用地和農村房屋的價格。評估理論和實踐的滯后,民群眾合法權益的有效保護。所以本文分別從征用農用地和拆遷農村房屋的角度出發(fā),找到適合這兩種情況的評估方法,具有極大的實踐意義。 對于農征地的評估方法,通過采用兩種或兩種以上方法對農用地征用價格進行評估,并結合當?shù)貙嶋H情況對不同評估結果進行分析,確定最后的估價結果。在本文中主要采用的是用社會價值量和城鎮(zhèn)基準地價進行農征地的評估,得出的最終結果進行比較發(fā)現(xiàn)接近實際征用價格,說明了這兩種方法的可行性。 對于農村拆遷房屋的評估,主要是對照城鎮(zhèn)拆遷房屋的評估方法,最普遍和適用的是市場比較法。但是在采用市場比較法的過程中我們發(fā)現(xiàn),在影響可比實例的因素修正時,帶有較大的主觀性。為了避免這種情況,在本文中引入了模糊數(shù)學模型,運用德爾菲法(Delphi)即專家打分法確定特征因素的隸屬函數(shù)值,這樣更能客觀的求出待估房屋的價格,增加了精確性,對于改進市場比較法具有重要的意義。 文章分為以下幾個部分：第一部分為引言,介紹了本文的引言、研究意義以及邏輯框架。第二部分為文獻綜述,回顧了國內外關于評估農用地和房地產的歷史發(fā)展進程,對于國外的農用地評價體系和房屋定量估價方法值得我們學習,并且用在我國的實際情況中；第三部分介紹了農用地分等定級的標準以及農用地估價的方法,著重介紹了分等定級的步驟以及與農用地估價的關系,并且介紹了關于農用地價格的幾個概念,更好的說明了農用地價格的構成。第四部分通過舉例說明農用地的估價方法并且做出了科學的比較。第五部分論述了拆遷房屋的估價方法以及改進的市場比較法,并引進了模糊數(shù)學模型,模糊集對認知不確定的模糊概念和對象有著很好的處理效果,采用定量的計算房屋的價格更加合理,對于在實際情況下對拆遷房屋的補償提供了很好的依據(jù)。運用改進的市場比較法進行案例分析并且和傳統(tǒng)的市場比較法進行了比較分析；第六部分對文章進行了總結,提出了建議,并且說明了不足之處。 我們可以看出對于農征地和拆遷房屋的估價方法我們有很多選擇,但以往的選擇通常是以定性分析為主,通過對估價方法的改進,引入數(shù)學模型,定量的評估農征地和拆遷房屋的價格,對于補償價格奠定了一個科學合理的基礎,對于保障農民的權利以及我國經濟的縱向發(fā)展具有極大的意義。
[Abstract]:With the process of urbanization and the construction of new countryside, land expropriation has become a common phenomenon in China. But at the same time, there are also a lot of problems. For example, the price compensation for expropriation of agricultural land is unreasonable, the demolition of rural houses does not take into account the social security of rural residents, and the price of agricultural land and rural houses is underestimated. Evaluation theory and practice lag, the effective protection of the legitimate rights and interests of the masses. Therefore, from the angle of expropriation of agricultural land and demolition of rural houses, this paper finds the evaluation methods suitable for these two situations, which has great practical significance. For the evaluation method of land expropriation, two or more methods are used to evaluate the expropriation price of agricultural land, and different evaluation results are analyzed according to the local conditions, and the final evaluation results are determined. In this paper, we mainly use the social value and the standard land price to evaluate the land expropriation. The final results are close to the actual expropriation price, which shows the feasibility of these two methods. The evaluation of rural house demolition is mainly compared with the evaluation method of urban house demolition, and the most common and applicable method is the market comparison method. However, in the process of adopting market comparison, we find that there is more subjectivity in the correction of factors affecting comparable examples. In order to avoid this kind of situation, the fuzzy mathematics model is introduced in this paper, and the membership function value of characteristic factor is determined by using Delphi method (Delphi), that is, expert scoring method, so that the price of house to be estimated can be calculated objectively and the accuracy is increased. It is of great significance to improve the market comparison method. The article is divided into the following parts: the first part is the introduction, the significance of the research and the logical framework. The second part is literature review, reviewing the historical development process of appraising agricultural land and real estate at home and abroad. The evaluation system of agricultural land and the method of house quantitative evaluation abroad are worth studying, and used in the actual situation of our country. The third part introduces the standard of agricultural land gradation and the method of agricultural land evaluation, especially introduces the steps of grading and the relationship with agricultural land evaluation, and introduces several concepts about agricultural land price. A better explanation of the composition of agricultural land prices. The fourth part illustrates the evaluation method of agricultural land and makes a scientific comparison. The fifth part discusses the evaluation method of the house demolition and the improved market comparison method, and introduces the fuzzy mathematical model. The fuzzy set has a good effect on the fuzzy concept and object of cognitive uncertainty. The quantitative calculation of housing price is more reasonable, which provides a good basis for the compensation of house demolition. The improved market comparison method is used for case analysis and comparative analysis with the traditional market comparison method. The sixth part summarizes the article, puts forward some suggestions, and explains the shortcomings. We can see that we have a lot of choices for the evaluation methods of land expropriation and house demolition, but the former choice is usually qualitative analysis, through the improvement of the evaluation method, the mathematical model is introduced. The quantitative evaluation of the price of land requisition and house demolition lays a scientific and reasonable foundation for the compensation price and is of great significance to the protection of farmers' rights and the vertical development of our country's economy.
【學位授予單位】：山東大學
【學位級別】：碩士
【學位授予年份】：2013
【分類號】：F301.2

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