本文選題：地上附著物　切入點(diǎn)：不動(dòng)產(chǎn)估價(jià)　出處：《浙江財(cái)經(jīng)大學(xué)》2017年碩士論文　論文類(lèi)型：學(xué)位論文

【摘要】：在目前地上附著物補(bǔ)償過(guò)程中,由于現(xiàn)行地上附著物補(bǔ)償標(biāo)準(zhǔn)測(cè)算方法不合理,地上附著物補(bǔ)償標(biāo)準(zhǔn)偏低、方法操作不便、補(bǔ)償標(biāo)準(zhǔn)相鄰區(qū)域差異較大等弊病愈發(fā)凸顯,這嚴(yán)重?fù)p害了被征地農(nóng)民的應(yīng)有利益。地上附著物作為農(nóng)民的重要不動(dòng)產(chǎn),其補(bǔ)償標(biāo)準(zhǔn)的測(cè)算是當(dāng)前值得研究的一個(gè)重大課題。目前,學(xué)界對(duì)地上附著物補(bǔ)償標(biāo)準(zhǔn)測(cè)算方法的研究大多只著眼于房屋類(lèi)建筑物補(bǔ)償價(jià)值的構(gòu)成、影響因素等方面,對(duì)農(nóng)田水利工程、樹(shù)木等其他地上附著物補(bǔ)償標(biāo)準(zhǔn)的測(cè)算則缺乏深入的探討分析。本文在現(xiàn)有關(guān)于地上附著物補(bǔ)償標(biāo)準(zhǔn)測(cè)算方法研究的基礎(chǔ)上,引入不動(dòng)產(chǎn)估價(jià)理論,以地上附著物作為不動(dòng)產(chǎn)估價(jià)對(duì)象,針對(duì)建筑物、構(gòu)筑物、地上定著物這三大地上附著物類(lèi)別及其特點(diǎn),深入探究其補(bǔ)償標(biāo)準(zhǔn)測(cè)算方法,總結(jié)出一套相對(duì)全面合理的地上附著物補(bǔ)償標(biāo)準(zhǔn)測(cè)算方法,進(jìn)而豐富不動(dòng)產(chǎn)估價(jià)理論與方法。首先,本文梳理了地上附著物作為不動(dòng)產(chǎn)的理論依據(jù),厘清了其異于一般不動(dòng)產(chǎn)的特點(diǎn),不同地上附著物具有不同的特點(diǎn),如建筑物具備貶值性、構(gòu)筑物的變現(xiàn)性強(qiáng)、地上定著物價(jià)值量小、壽命周期長(zhǎng)短不一但總體偏短,等等。其次,根據(jù)各類(lèi)地上附著物的不同特征,建立地上附著物分類(lèi)體系。再次,通過(guò)實(shí)地調(diào)研對(duì)現(xiàn)行補(bǔ)償標(biāo)準(zhǔn)進(jìn)行評(píng)價(jià),本文將在不動(dòng)產(chǎn)估價(jià)這一全新視角下,對(duì)不同類(lèi)型的地上附著物,采用重置成本法、系數(shù)調(diào)整法等不動(dòng)產(chǎn)估價(jià)方法,以舟山嵊泗縣、普陀區(qū)為例進(jìn)行實(shí)證應(yīng)用研究并比較分析,在多種不動(dòng)產(chǎn)估價(jià)方法中選擇具有可行性的地上附著物補(bǔ)償標(biāo)準(zhǔn)測(cè)算方法來(lái)解決現(xiàn)有問(wèn)題。最后根據(jù)研究結(jié)論提出針對(duì)性建議。通過(guò)本文的研究,得出以下主要結(jié)論:1、基于不動(dòng)產(chǎn)估價(jià)理論及各類(lèi)附著物的不動(dòng)產(chǎn)特點(diǎn),地上附著物可劃分為建筑物(框架結(jié)構(gòu)樓房、磚混結(jié)構(gòu)樓房、簡(jiǎn)易房屋等)、構(gòu)筑物(棚體、臨時(shí)棚、氨水池、墳?zāi)沟?以及地上定著物(生產(chǎn)性果園、零星果木、竹類(lèi)及桑園、茶園等)來(lái)進(jìn)行補(bǔ)償標(biāo)準(zhǔn)測(cè)算。2、通過(guò)文獻(xiàn)研究與實(shí)地調(diào)研,發(fā)現(xiàn)現(xiàn)行地上附著物補(bǔ)償標(biāo)準(zhǔn)存在的問(wèn)題與不足,如補(bǔ)償標(biāo)準(zhǔn)偏低,難以滿(mǎn)足農(nóng)民心理需求,相鄰區(qū)域補(bǔ)償標(biāo)準(zhǔn)差異較大,容易引起農(nóng)民的攀比心理以及實(shí)際操作過(guò)程中測(cè)算方法較為繁瑣等問(wèn)題。為解決上述問(wèn)題,選擇適宜的不動(dòng)產(chǎn)估價(jià)方法進(jìn)行應(yīng)用研究,根據(jù)地上附著物的不動(dòng)產(chǎn)特性及地上附著物補(bǔ)償特點(diǎn),針對(duì)建筑物采用重置成本法與市場(chǎng)比較法進(jìn)行應(yīng)用研究,為解決市場(chǎng)比較法主觀隨意性強(qiáng)、評(píng)估結(jié)果可信度低等問(wèn)題,將模糊數(shù)學(xué)理論引入建筑物估價(jià)工作中,將系數(shù)調(diào)整法代入地上定著物的補(bǔ)償標(biāo)準(zhǔn)應(yīng)用研究中,運(yùn)用市場(chǎng)比較法與系數(shù)調(diào)整法進(jìn)行構(gòu)筑物的補(bǔ)償標(biāo)準(zhǔn)應(yīng)用研究。3、通過(guò)實(shí)證應(yīng)用與不動(dòng)產(chǎn)估價(jià)方法優(yōu)劣勢(shì)分析比較,基于提高漲幅滿(mǎn)意度、體現(xiàn)不同經(jīng)濟(jì)水平、具有可操作性這三方面來(lái)評(píng)價(jià)測(cè)算方法的科學(xué)合理性,本文研究認(rèn)為,重置成本法充分考慮到建筑物的重置全價(jià)和損耗,評(píng)估結(jié)果公平合理,適用于以重置、補(bǔ)償為目標(biāo)的建筑物補(bǔ)償標(biāo)準(zhǔn)測(cè)算。系數(shù)調(diào)整法建立在不同時(shí)期的地上附著物物價(jià)變動(dòng)水平上,充分體現(xiàn)經(jīng)濟(jì)水平的增長(zhǎng),使得補(bǔ)償標(biāo)準(zhǔn)不再滯后于現(xiàn)行物價(jià),適用于價(jià)值量小,物價(jià)變動(dòng)幅度略小的地上定著物。市場(chǎng)比較法反映市場(chǎng)現(xiàn)實(shí)價(jià)格,適用于物價(jià)變動(dòng)大,價(jià)值量相對(duì)較大的構(gòu)筑物。鑒于以上補(bǔ)償標(biāo)準(zhǔn)測(cè)算方法的研究結(jié)論,筆者針對(duì)完善地上附著物補(bǔ)償標(biāo)準(zhǔn)測(cè)算工作提出了幾點(diǎn)建議:(1)應(yīng)利用補(bǔ)償標(biāo)準(zhǔn)測(cè)算方法及時(shí)更新補(bǔ)償標(biāo)準(zhǔn),以此跟上社會(huì)經(jīng)濟(jì)變化水平,使失地農(nóng)民獲得更為滿(mǎn)意的補(bǔ)償標(biāo)準(zhǔn)。(2)可由第三方評(píng)估機(jī)構(gòu)對(duì)地上附著物狀況做出公正的測(cè)算評(píng)價(jià),出具規(guī)范評(píng)價(jià)報(bào)告。(3)可專(zhuān)門(mén)建立特種植物補(bǔ)償標(biāo)準(zhǔn)專(zhuān)家鑒定委員會(huì)對(duì)少見(jiàn)特種植物進(jìn)行測(cè)算評(píng)估。(4)做好地上附著物新舊補(bǔ)償標(biāo)準(zhǔn)的銜接工作。
[Abstract]:In the current ground attachments compensation process, the compensation standard calculation method on the current attachment is not reasonable, ground attachments compensation method of low standards, inconvenient operation, large difference between adjacent regional compensation standard highlights the disadvantages of illness, serious damage to the interests of landless farmers. Should be ground attachments as farmers the importance of real estate, the calculation of the compensation standard is currently a major issue worthy of study. At present, constitute the academic research on the calculation method of attached property compensation standard on most only focus on the building of housing compensation value, influencing factors, the farmland water conservancy project is the lack of in-depth analysis the trees and other ground attachments compensation standard calculation. Based on calculation method of attached property compensation standard based on the existing on the ground, the introduction of real estate appraisal theory, on the ground attachments As for the real estate appraisal objects, buildings, structures, fixed objects on the ground and the characteristics of the three categories of attachment on the earth, to explore the compensation standard calculation method, summarizes the calculation method of material compensation standard attached a relatively comprehensive and reasonable ground, and enrich the theory and methods for real estate appraisal firstly. In this paper, combing the structures on the ground as real estate theory, clarifies the different from the general character of the real estate, different ground structures have different characteristics, such as building structures with depreciation, strong liquidity, fixed objects on the ground value is small, but the length of life cycle short of, and so on. Secondly, according to the different characteristics of various types of attachments on the ground, the establishment of the attachments to the land classification system. Thirdly, to evaluate the current compensation standard through field research, this paper will be in the real estate appraisal which is a new perspective on Attachments of different types of land, the replacement cost method, coefficient adjustment method of real estate valuation method, taking Zhoushan County of Shengsi, Putuo District as an example of the application of empirical research and comparative analysis, real estate appraisal method in selection of feasible ground attached property compensation standard calculation method to solve the existing problems in variety. According to the research conclusion put forward suggestions. Through this research, the main conclusions are as follows: 1, real estate property valuation theory and various characteristics of the attachment on the ground attachments can be divided into buildings (frame buildings, masonry building, simple houses, etc.), structures (shed body, temporary shelter, ammonia pool, etc.) as well as the grave fixed objects on the ground (the production of fruit orchards, sporadic, bamboo and mulberry tea, etc.) for calculating the compensation standard of.2, through literature research and field research, found on the current attachment Existence of compensation standard problems and shortcomings, such as low compensation standards, it is difficult to meet the psychological needs of farmers, the regional difference between adjacent compensation standard is large, easy to cause the farmer to keep up with the Joneses and in the actual operation process calculation methods are more complicated problems. To solve these problems, appropriate choice of real estate appraisal methods applied research, according to the matter attached on the ground not animal production performance and compensation characteristics of attachment, for application in building the replacement cost method and market comparison method, to solve the market comparison of subjective assessment results of strong, low credibility, fuzzy mathematics theory into building valuation, the coefficient adjustment method into the ground the application research of compensation standard in the use of comparative law and market factor adjustment method application of the.3 standard of compensation structures, through empirical application and Real estate appraisal method of comparative analysis of advantages and disadvantages, improve or satisfaction based on reflect the different economic level, have scientific rationality and operability of the three aspects of evaluation methods, this paper argues that the replacement cost method considering building replacement cost and loss assessment results apply to the fair and reasonable, reset, compensation the goal of building the compensation calculation. The adjusted coefficient method to establish the object attached to the level of price changes in different periods of earth, fully reflects the level of economic growth, the compensation standard no longer lags behind the current price, suitable for the value of small, slightly smaller range of price fixed objects on the ground. The market comparison method reflects the reality of the market the price for price changes, the value of a relatively large amount of structures. In view of above research conclusion calculation method based on the standard of compensation, improve the ground attachments compensation And puts forward some suggestions on the standard of compensation calculation: (1) the compensation standard calculation method should be used to update the standard of compensation, in order to keep up with the changes of social economic level, so that the farmers get more satisfied with the compensation standard. (2) by the third party evaluation mechanism on physical condition to make assessment on attachment of justice. The evaluation report issued by the standard. (3) can be devoted to the establishment of expert appraisal committee special plant compensation standard measure evaluation of special rare plants. (4) to the ground attachments and compensation standard convergence work.

【學(xué)位授予單位】：浙江財(cái)經(jīng)大學(xué)
【學(xué)位級(jí)別】：碩士
【學(xué)位授予年份】：2017
【分類(lèi)號(hào)】：F301

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