本文選題：地上附著物　切入點：不動產估價　出處：《浙江財經大學》2017年碩士論文　論文類型：學位論文

【摘要】：在目前地上附著物補償過程中,由于現(xiàn)行地上附著物補償標準測算方法不合理,地上附著物補償標準偏低、方法操作不便、補償標準相鄰區(qū)域差異較大等弊病愈發(fā)凸顯,這嚴重損害了被征地農民的應有利益。地上附著物作為農民的重要不動產,其補償標準的測算是當前值得研究的一個重大課題。目前,學界對地上附著物補償標準測算方法的研究大多只著眼于房屋類建筑物補償價值的構成、影響因素等方面,對農田水利工程、樹木等其他地上附著物補償標準的測算則缺乏深入的探討分析。本文在現(xiàn)有關于地上附著物補償標準測算方法研究的基礎上,引入不動產估價理論,以地上附著物作為不動產估價對象,針對建筑物、構筑物、地上定著物這三大地上附著物類別及其特點,深入探究其補償標準測算方法,總結出一套相對全面合理的地上附著物補償標準測算方法,進而豐富不動產估價理論與方法。首先,本文梳理了地上附著物作為不動產的理論依據(jù),厘清了其異于一般不動產的特點,不同地上附著物具有不同的特點,如建筑物具備貶值性、構筑物的變現(xiàn)性強、地上定著物價值量小、壽命周期長短不一但總體偏短,等等。其次,根據(jù)各類地上附著物的不同特征,建立地上附著物分類體系。再次,通過實地調研對現(xiàn)行補償標準進行評價,本文將在不動產估價這一全新視角下,對不同類型的地上附著物,采用重置成本法、系數(shù)調整法等不動產估價方法,以舟山嵊泗縣、普陀區(qū)為例進行實證應用研究并比較分析,在多種不動產估價方法中選擇具有可行性的地上附著物補償標準測算方法來解決現(xiàn)有問題。最后根據(jù)研究結論提出針對性建議。通過本文的研究,得出以下主要結論:1、基于不動產估價理論及各類附著物的不動產特點,地上附著物可劃分為建筑物(框架結構樓房、磚混結構樓房、簡易房屋等)、構筑物(棚體、臨時棚、氨水池、墳墓等)以及地上定著物(生產性果園、零星果木、竹類及桑園、茶園等)來進行補償標準測算。2、通過文獻研究與實地調研,發(fā)現(xiàn)現(xiàn)行地上附著物補償標準存在的問題與不足,如補償標準偏低,難以滿足農民心理需求,相鄰區(qū)域補償標準差異較大,容易引起農民的攀比心理以及實際操作過程中測算方法較為繁瑣等問題。為解決上述問題,選擇適宜的不動產估價方法進行應用研究,根據(jù)地上附著物的不動產特性及地上附著物補償特點,針對建筑物采用重置成本法與市場比較法進行應用研究,為解決市場比較法主觀隨意性強、評估結果可信度低等問題,將模糊數(shù)學理論引入建筑物估價工作中,將系數(shù)調整法代入地上定著物的補償標準應用研究中,運用市場比較法與系數(shù)調整法進行構筑物的補償標準應用研究。3、通過實證應用與不動產估價方法優(yōu)劣勢分析比較,基于提高漲幅滿意度、體現(xiàn)不同經濟水平、具有可操作性這三方面來評價測算方法的科學合理性,本文研究認為,重置成本法充分考慮到建筑物的重置全價和損耗,評估結果公平合理,適用于以重置、補償為目標的建筑物補償標準測算。系數(shù)調整法建立在不同時期的地上附著物物價變動水平上,充分體現(xiàn)經濟水平的增長,使得補償標準不再滯后于現(xiàn)行物價,適用于價值量小,物價變動幅度略小的地上定著物。市場比較法反映市場現(xiàn)實價格,適用于物價變動大,價值量相對較大的構筑物。鑒于以上補償標準測算方法的研究結論,筆者針對完善地上附著物補償標準測算工作提出了幾點建議:(1)應利用補償標準測算方法及時更新補償標準,以此跟上社會經濟變化水平,使失地農民獲得更為滿意的補償標準。(2)可由第三方評估機構對地上附著物狀況做出公正的測算評價,出具規(guī)范評價報告。(3)可專門建立特種植物補償標準專家鑒定委員會對少見特種植物進行測算評估。(4)做好地上附著物新舊補償標準的銜接工作。
[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.

【學位授予單位】：浙江財經大學
【學位級別】：碩士
【學位授予年份】：2017
【分類號】：F301

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