本文選題：城區(qū)商住用地　切入點(diǎn)：市場(chǎng)比較法　出處：《四川農(nóng)業(yè)大學(xué)》2014年碩士論文　論文類(lèi)型：學(xué)位論文

【摘要】：我國(guó)住房制度改革以來(lái),房地產(chǎn)市場(chǎng)逐漸放開(kāi)并取得了較快的發(fā)展。房地產(chǎn)價(jià)值的合理、客觀(guān)核定在房地產(chǎn)一級(jí)和二級(jí)市場(chǎng)各項(xiàng)經(jīng)濟(jì)活動(dòng)中起著重大作用。開(kāi)縣土地市場(chǎng)活躍,尤其是城區(qū)商住用地出讓及轉(zhuǎn)讓案例特別多,因此市場(chǎng)比較法成為開(kāi)縣區(qū)域應(yīng)用最廣泛的評(píng)估方法。論文旨在結(jié)合開(kāi)縣城區(qū)開(kāi)發(fā)和地產(chǎn)發(fā)展的實(shí)際,客觀(guān)分析市場(chǎng)比較法中各影響因子的作用,合理調(diào)整比較系數(shù),以形成適合開(kāi)縣城區(qū)商住用地地價(jià)評(píng)估的市場(chǎng)比較法體系。論文針對(duì)市場(chǎng)比較法中比較案例、各修正因素篩選及量化問(wèn)題,以開(kāi)縣城區(qū)商住用地為對(duì)象,深入分析市場(chǎng)比較法估價(jià)體系,并對(duì)開(kāi)縣商圈進(jìn)行市場(chǎng)調(diào)查獲取一手資料,研究開(kāi)縣城市總體規(guī)劃、開(kāi)縣歷年各項(xiàng)經(jīng)濟(jì)指標(biāo)、近年土地成交案例,通過(guò)資料分析與實(shí)際走訪(fǎng)調(diào)查相結(jié)合,定量分析與定性分析相結(jié)合,理論分析聯(lián)系實(shí)證研究,形成了適合研究區(qū)域的市場(chǎng)比較法估價(jià)體系。主要結(jié)論如下：1、該區(qū)域市場(chǎng)比較法中的顯著相關(guān)因子為：一般因素中的交易時(shí)間因素,區(qū)域因素中距商業(yè)中心距離、公用設(shè)施、商業(yè)繁華程度、基礎(chǔ)設(shè)施完備度、公交便捷度、道路通達(dá)度,個(gè)別因素中容積率、土地級(jí)別、臨街狀況、面積。2、基于三峽移民對(duì)開(kāi)縣特有影響的考慮,在重慶地價(jià)指數(shù)表基礎(chǔ)上修正得出了開(kāi)縣近年地價(jià)指數(shù)。3、對(duì)容積率等地價(jià)顯著影響因子進(jìn)行逐一修正后,距商業(yè)中心距離,每相差1 km,修正0.5%；公用設(shè)施完備度每相差一個(gè)等級(jí),修正2%；商業(yè)繁華程度每相差一個(gè)等級(jí)修正5%；公交便捷度每增加或減少1條線(xiàn)路修正0.5%,涉及軌道交通修正1%；道路通達(dá)度每相差一個(gè)等級(jí)修正2%,涉及單行道和步行街修正增加修正1%；為減小容積率對(duì)地價(jià)的顯著影響采用比較案例樓面價(jià)為比準(zhǔn)價(jià)格；臨街狀況每相差一個(gè)等級(jí),修正5%；面積每相差一個(gè)等級(jí)修正2%。4、建立了參照案例適宜度量化模型,解決了在案例選取時(shí)的主觀(guān)性、隨意性問(wèn)題,提高了估價(jià)的可信度。參照案例適宜度量化辦法為：參照案例適宜度=60/容積率差異+15／交易時(shí)間差異+25／面積適宜度等級(jí)差異。5、考慮到開(kāi)縣城市規(guī)劃的重大變化,重新構(gòu)建了開(kāi)縣商業(yè)區(qū)位模型,利用城鎮(zhèn)土地分等定級(jí)原理對(duì)開(kāi)縣城區(qū)土地級(jí)別做了科學(xué)調(diào)整,將部分原規(guī)劃區(qū)外的土地級(jí)別提高了2-5級(jí),為該區(qū)域地價(jià)評(píng)估提供了有利的參考體系。
[Abstract]:Since the reform of the housing system, the real estate market gradually liberalized and achieved rapid development. The real estate value is reasonable, objective assessment plays an important role in the real estate market and two of the economic activities in Kaixian. The development of land market, especially urban commercial and residential land and the transfer case is particularly much, so market comparison assessment methods become the most widely Kaixian regional application. This paper aims to according to the actual situation of Kaixian urban development and real estate development, the factors affecting the role of objective analysis of the market comparison approach, adjusting the comparison coefficient, to form a suitable land price evaluation of Kaixian urban residential market comparison system. The thesis focuses on the comparative case Market Comparison in the method, correction factor screening and quantification problem, taking Kaixian city commercial land as the research object, in-depth analysis of market comparison system, and the Kaixian business circle The market survey to obtain first-hand information on the overall planning of Kaixian City, Kaixian's economic indicators in recent years, land transaction case, through data analysis combined with the actual investigation, quantitative analysis and qualitative analysis, theoretical analysis with empirical research, formed for the research area of the market comparison system. The main conclusions are as follows: 1 significant factors related to the regional market comparison approach is: general factors of transaction time factors, regional factors in the distance from the commercial center of public facilities, commercial prosperity, complete infrastructure, public transport convenience, road accessibility, individual factors in the volume rate, land level, street, area.2, the three Gorges immigrants on Kaixian special effects based on the consideration of land price index in Chongqing based on the table correction obtained in Kaixian in recent years the land price index.3, the volume rate of land price influence One by one factor correction, distance from the commercial center, each is 1 km, the 0.5% amendment; public facilities of each is a grade, modified 2% degree of commercial prosperity; each is a modified 5% grade; bus convenient level each increase or decrease 1 lines 0.5% revision relates to rail traffic amendment 1% road; accessibility is a modified 2% grade per lane and the pedestrian street, involving 1% amendment amendments to increase the volume rate; to reduce the significant influence on land price using comparative case floor price than the price; the condition of each street is a grade, amendment 5%; area of each difference between a grade modified 2%.4, established by reference in case the suitability of quantitative model to solve the case in the selection of subjectivity and arbitrariness, improve the evaluation reliability. The reference case for suitability quantitative method: reference case suitable volume difference degree of =60/ / +15 transactions The time difference between +25 /.5 area suitability level difference, considering the change of Kaixian city planning, to build Kaixian commercial location model, the use of urban land classification principle of land grade in Kaixian city to do scientific adjustment, will be part of the original planning area of the land level increased 2-5, provide a favorable reference system for the regional land price evaluation.

【學(xué)位授予單位】：四川農(nóng)業(yè)大學(xué)
【學(xué)位級(jí)別】：碩士
【學(xué)位授予年份】：2014
【分類(lèi)號(hào)】：F299.23

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