本文關(guān)鍵詞： 房地產(chǎn)抵押評(píng)估 可比案例 變現(xiàn)能力 抵押價(jià)值　出處：《北京建筑大學(xué)》2014年碩士論文　論文類型：學(xué)位論文

【摘要】：一直以來(lái)，較低的風(fēng)險(xiǎn)和穩(wěn)定的收益，使房地產(chǎn)抵押貸款成為銀行等金融機(jī)構(gòu)更愿采用的貸款方式。但隨著抵押物處置過(guò)程中出現(xiàn)的變現(xiàn)困難、銀行的抵押權(quán)不能完全實(shí)現(xiàn)情況的增多和美國(guó)次貸危機(jī)的教訓(xùn)下，與房地產(chǎn)市場(chǎng)和金融機(jī)構(gòu)聯(lián)系密切的房地產(chǎn)抵押評(píng)估，一直是業(yè)界討論的重點(diǎn)。正像習(xí)近平訪問(wèn)德國(guó)時(shí)說(shuō)的，中國(guó)需要“德國(guó)質(zhì)量”。房地產(chǎn)抵押評(píng)估也需要提高質(zhì)量，高質(zhì)量的房地產(chǎn)抵押評(píng)估對(duì)保證商業(yè)銀行貸款的安全、保證借款人的正當(dāng)利益和促進(jìn)房地產(chǎn)業(yè)的健康發(fā)展起到了重要的作用。但我國(guó)的房地產(chǎn)抵押評(píng)估市場(chǎng)起步較晚，不論在理論上還是在實(shí)踐中仍存在若干問(wèn)題，這就有必要對(duì)房地產(chǎn)抵押評(píng)估涉及的問(wèn)題加以研究，這也是本文作者選擇此命題論文的目的。 本文在論述我國(guó)房地產(chǎn)抵押評(píng)估現(xiàn)狀的基礎(chǔ)上，主要分析了我國(guó)房地產(chǎn)抵押評(píng)估過(guò)程中出現(xiàn)的若干問(wèn)題。抵押評(píng)估過(guò)程中，在選擇可比案例時(shí)，可能出現(xiàn)兩種情況，一種情況是存在大量交易實(shí)例，從眾多交易實(shí)例中選擇與估價(jià)對(duì)象最相似的可比案例比較困難，另一種情況是在一些房地產(chǎn)交易不活躍的地方或是評(píng)估一些特殊項(xiàng)目時(shí)會(huì)存在可比案例搜集量不足、實(shí)用性不強(qiáng)的情況。對(duì)于第一個(gè)問(wèn)題，運(yùn)用模糊數(shù)學(xué)的貼近度概念和擇近原則，可以有效的選擇合理的可比案例。對(duì)于第二個(gè)問(wèn)題，通過(guò)建立估價(jià)機(jī)構(gòu)自己的房地產(chǎn)估價(jià)數(shù)據(jù)庫(kù)，特別地通過(guò)異地評(píng)估機(jī)構(gòu)之間的合作可以有效解決這類問(wèn)題；在進(jìn)行抵押房地產(chǎn)變現(xiàn)能力分析時(shí)缺乏相關(guān)的理論和定量分析的支撐，對(duì)快速變現(xiàn)率的確定主要靠估價(jià)人員定性地做出。本文通過(guò)模糊評(píng)判模型定量地確定抵押房地產(chǎn)的變現(xiàn)能力和有效地確定快速變現(xiàn)率；抵押評(píng)估實(shí)踐中，，存在對(duì)房地產(chǎn)抵押價(jià)值認(rèn)識(shí)不清的情況，估價(jià)結(jié)果不能起到為銀行有效防范抵押貸款風(fēng)險(xiǎn)的作用。本文通過(guò)相關(guān)法律法規(guī)的說(shuō)明，論述了對(duì)抵押權(quán)有影響的優(yōu)先受償款的種類，對(duì)合理確定抵押價(jià)值提出了建議；本文還論述了評(píng)估過(guò)程合規(guī)性不足的問(wèn)題，并提出了對(duì)相關(guān)問(wèn)題的建議。
[Abstract]:Low risk and steady returns have long made real estate mortgages a preferred form of lending for banks and other financial institutions. But with the difficulties of realisation in the course of the disposal of collateral, With the increase in mortgage rights of banks and the lessons of the US subprime mortgage crisis, the assessment of real estate mortgages closely linked to the real estate market and financial institutions has always been the focus of discussion in the industry. As Xi Jinping said during his visit to Germany, China needs "German quality." Real Estate Mortgage Evaluation also needs to improve the quality. High quality Real Estate Mortgage Evaluation is necessary to ensure the safety of commercial bank loans. It plays an important role in ensuring the legitimate interests of borrowers and promoting the healthy development of real estate industry. However, the real estate mortgage evaluation market in China started late, and there are still some problems in theory and practice. It is necessary to study the problems involved in real estate mortgage assessment, which is the purpose of this thesis. On the basis of discussing the present situation of real estate mortgage assessment in our country, this paper mainly analyzes some problems in the process of real estate mortgage assessment in China. In the course of mortgage assessment, there may be two kinds of situations in the process of selecting comparable cases. In one case, where there are a large number of transaction instances, it is difficult to select comparable cases that are the most similar to the valuation object, Another situation is where real estate transactions are not active, or where there is a lack of comparable case collection when evaluating specific projects. For the first question, By using the concept of closeness degree of fuzzy mathematics and the principle of proximity selection, we can effectively select reasonable comparable cases. For the second problem, through the establishment of the appraisal institution's own real estate appraisal database, In particular, such problems can be effectively solved through cooperation among remote assessment agencies; there is a lack of relevant theoretical and quantitative support in the analysis of the liquidity of mortgaged real estate. The determination of quick realisation rate mainly depends on the appraisal personnel qualitatively. This paper quantitatively determines the realisation ability of mortgaged real estate by fuzzy evaluation model and effectively determines the fast realisation rate. There is a lack of clear understanding of the value of real estate mortgage, and the evaluation results can not effectively guard against the risk of mortgage loans for banks. This paper discusses the types of priority payments that have an impact on mortgage rights through the explanation of relevant laws and regulations. This paper also discusses the problem of insufficient compliance in the evaluation process and puts forward some suggestions on the related problems.
【學(xué)位授予單位】：北京建筑大學(xué)
【學(xué)位級(jí)別】：碩士
【學(xué)位授予年份】：2014
【分類號(hào)】：D922.29;D923.2;F299.23;F832.4

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