【摘要】：隨著我國城市化的不斷發(fā)展,土地資源越來越成為人們所關(guān)注的一個(gè)中心問題,土地的評(píng)估行業(yè)隨之興起。在市場(chǎng)經(jīng)濟(jì)條件下,土地這一重要資源只有在市場(chǎng)機(jī)制的作用下才能實(shí)現(xiàn)最佳配置,土地價(jià)格則是土地市場(chǎng)運(yùn)行的中心環(huán)節(jié)。由于土地的固定性和不可移動(dòng)性,導(dǎo)致土地市場(chǎng)具有分割性和區(qū)域性的特點(diǎn)。因此,隨著區(qū)域的不同、土地用途的不同,城市土地價(jià)格影響因素有差異。同時(shí),土地市場(chǎng)本身又是一個(gè)不完全市場(chǎng),參與交易各方的信息不完全對(duì)稱,加之影響土地價(jià)格的因素較多且復(fù)雜,因此,如何公正、合理地確定土地價(jià)格,如何充分體現(xiàn)土地的資產(chǎn)價(jià)值的問題日益重要。隨著我國社會(huì)主義市場(chǎng)經(jīng)濟(jì)體系的不斷完善,城市土地市場(chǎng)的發(fā)展和交易數(shù)據(jù)的積累為構(gòu)建我國城市土地特征價(jià)格模型創(chuàng)造了條件。從市場(chǎng)比較法及土地價(jià)格評(píng)估的概念入手,介紹了土地價(jià)格評(píng)估的相關(guān)理論：市場(chǎng)定價(jià)理論理論、風(fēng)險(xiǎn)理論和產(chǎn)權(quán)理論。采用文獻(xiàn)研究法,闡述了市場(chǎng)比較法和土地價(jià)格評(píng)估的含義,土地價(jià)格評(píng)估的影響因素及價(jià)值類型,并與對(duì)發(fā)達(dá)國家的土地價(jià)格評(píng)估經(jīng)驗(yàn)進(jìn)行比較。采用調(diào)查分析法,對(duì)從來自于國家統(tǒng)計(jì)部門和各個(gè)土地價(jià)格評(píng)估有限公司的數(shù)據(jù)進(jìn)行分析研究,歸納共性問題。采用定性分析法,著重分析了現(xiàn)行市場(chǎng)比較法的評(píng)估依據(jù)、評(píng)估途徑、評(píng)估模型、評(píng)估程序及評(píng)估報(bào)告,發(fā)現(xiàn)了土地價(jià)格評(píng)估中市場(chǎng)比較法存在著：可比實(shí)例選取困難、影響因素的選擇不夠全面、因素修正過于主觀化及最終評(píng)價(jià)格評(píng)估格的確定過于簡(jiǎn)單四個(gè)方面的問題,同時(shí)深層剖析了市場(chǎng)比較法在土地價(jià)格評(píng)估中存在問題的成因：土地交易市場(chǎng)不發(fā)達(dá)、土地價(jià)格影響因素繁雜、土地價(jià)格評(píng)估相關(guān)法規(guī)不夠完善、土地價(jià)格評(píng)估發(fā)展時(shí)間較短。采用實(shí)證分析法,對(duì)哈爾濱某一辦公大廈分?jǐn)偟耐恋貎r(jià)值采用市場(chǎng)比較法進(jìn)行評(píng)估,總結(jié)得出土地價(jià)格評(píng)估中市場(chǎng)比較法的完善對(duì)策：建立完善的土地價(jià)格評(píng)估案例數(shù)據(jù)庫、科學(xué)確定土地價(jià)格的影響因素、科學(xué)確定影響因素的分值及修正權(quán)重、完善評(píng)估結(jié)果的確定方法。
[Abstract]:With the continuous development of urbanization in China, land resources have become a central issue that people pay more and more attention to. Under the condition of market economy, land, an important resource, can only be allocated best under the action of market mechanism, and land price is the central link of land market operation. Because of the immobility and immobility of the land, the land market has the characteristics of division and region. Therefore, with different regions and different land use, urban land price factors are different. At the same time, the land market itself is an incomplete market, the information of the parties involved in the transaction is not completely symmetrical, and the factors affecting the land price are many and complex. Therefore, how to determine the land price fairly and reasonably, How to fully reflect the value of land assets is increasingly important. With the continuous improvement of the socialist market economy system in China, the development of urban land market and the accumulation of transaction data create conditions for the construction of the characteristic price model of urban land in China. Starting with the concept of market comparative method and land price evaluation, this paper introduces the related theories of land price assessment: market pricing theory, risk theory and property right theory. In this paper, the meaning of market comparison method and land price assessment, the influence factors and value types of land price evaluation are expounded, and the experience of land price assessment in developed countries is compared with that of developed countries. By using the method of investigation and analysis, this paper analyzes and studies the data from the national statistical department and the land price evaluation limited companies, and concludes the common problems. The qualitative analysis method is used to analyze the evaluation basis, evaluation method, evaluation model, evaluation procedure and evaluation report of the current market comparison method. It is found that the market comparison method in land price assessment is difficult to select comparable examples. The selection of the influencing factors is not comprehensive enough, the factors correction is too subjective and the determination of the final price evaluation case is too simple. At the same time, the paper deeply analyzes the causes of the problems in the land price assessment by market comparison: the land transaction market is not developed, the influence factors of land price are complicated, the relevant laws and regulations of land price evaluation are not perfect enough, and the development time of land price assessment is short. By using the empirical analysis method, the market comparison method is used to evaluate the land value of a certain office building in Harbin, and the perfect countermeasures of the market comparison method in land price assessment are summarized: establishing a perfect case database of land price assessment, Scientific determination of the factors affecting the land price, scientific determination of the impact factors and the revised weight of the factors, and the improvement of the evaluation results of the determination method.
【學(xué)位授予單位】：哈爾濱商業(yè)大學(xué)
【學(xué)位級(jí)別】：碩士
【學(xué)位授予年份】：2016
【分類號(hào)】：F301.3

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