【摘要】：近幾年，隨著金融市場(chǎng)的繁榮和不動(dòng)產(chǎn)交易量的增加，不動(dòng)產(chǎn)評(píng)估業(yè)得到突飛猛進(jìn)的發(fā)展。如何準(zhǔn)確的計(jì)算不動(dòng)產(chǎn)價(jià)格成為國(guó)內(nèi)外專家和學(xué)者研究的對(duì)象。目前我國(guó)在借鑒國(guó)外不動(dòng)產(chǎn)估價(jià)成功經(jīng)驗(yàn)的基礎(chǔ)上，估價(jià)實(shí)踐有了快速的發(fā)展，但評(píng)估方法研究還有許多有待進(jìn)一步改進(jìn)和完善的地方，特別是不動(dòng)產(chǎn)估價(jià)方法中引入全壽命周期成本理論的研究還比較少，該研究不僅對(duì)提高不動(dòng)產(chǎn)估價(jià)結(jié)果的科學(xué)性具有重大的意義，而且對(duì)促進(jìn)整個(gè)不動(dòng)產(chǎn)評(píng)估行業(yè)健康持續(xù)發(fā)展也有重要的作用。 本論文的主要工作是應(yīng)用壽命周期成本理論對(duì)不動(dòng)產(chǎn)評(píng)估方法中的市場(chǎng)比較法、成本法、收益法進(jìn)行分析研究。 壽命周期成本是由經(jīng)濟(jì)成本、環(huán)境成本、社會(huì)成本三方面組成。以全壽命周期成本理論為指導(dǎo)，對(duì)不動(dòng)產(chǎn)評(píng)估方法進(jìn)行完善和改進(jìn)。 在市場(chǎng)比較法中，考慮對(duì)可比實(shí)例的成交價(jià)格進(jìn)行建筑物增量投入成本和使用成本因素修正，得到評(píng)估對(duì)象的價(jià)格。 在成本法中，將全壽命周期成本分為上游成本、中游成本和下游成本。在全壽命周期成本理論指導(dǎo)下，考慮使用成本、維護(hù)成本、能源費(fèi)用節(jié)約和殘值回收差異，構(gòu)建了成本法估價(jià)模型，并在不動(dòng)產(chǎn)評(píng)估案例中進(jìn)行了運(yùn)用。 在收益法中，根據(jù)不動(dòng)產(chǎn)壽命周期成本費(fèi)用變化情況，考慮空氣質(zhì)量改善和能源節(jié)約對(duì)純收益的影響，用MATLAB分別模擬了對(duì)象狀態(tài)系數(shù)處于-2、-1、0、1、2時(shí)還原利率與價(jià)值的關(guān)系曲線，引入收益波動(dòng)模型，對(duì)資本化率確定方法進(jìn)行了完善，改進(jìn)了收益法估價(jià)技術(shù)。 結(jié)果表明，以壽命周期成本費(fèi)用分析為基礎(chǔ)，在市場(chǎng)比較法中考慮建筑物增量成本因素和使用成本因素；在成本法中，考慮使用成本、維護(hù)成本、能源節(jié)約費(fèi)用和殘值回收差異；在收益法中考慮空氣質(zhì)量的改善和能源節(jié)約方面對(duì)純收益的影響，，對(duì)改進(jìn)不動(dòng)產(chǎn)價(jià)格評(píng)估技術(shù)與方法具有一定理論價(jià)值和實(shí)際意義。
[Abstract]:In recent years, with the prosperity of financial market and the increase of real estate transaction volume, real estate evaluation industry has been developed by leaps and bounds. How to calculate the real estate price accurately has become the research object of experts and scholars at home and abroad. At present, on the basis of drawing lessons from the successful experience of foreign real estate valuation, the valuation practice has made rapid development, but there are still many places to be further improved and improved in the study of evaluation methods. In particular, there are few studies on the introduction of life cycle cost theory into the real estate valuation method, which is not only of great significance to improve the scientific nature of the real estate valuation results. And it also plays an important role in promoting the healthy and sustainable development of the whole real estate evaluation industry. The main work of this paper is to analyze and study the market comparison method, cost method and income method in the real estate evaluation method by using the life cycle cost theory. Life cycle cost is composed of economic cost, environmental cost and social cost. Under the guidance of life cycle cost theory, the real estate evaluation method is improved and improved. In the market comparison method, the incremental input cost and use cost of buildings are considered to modify the transaction price of comparable examples, and the price of the evaluated object is obtained. In the cost method, the life cycle cost is divided into upstream cost, middle cost and downstream cost. Under the guidance of life cycle cost theory, considering the differences of use cost, maintenance cost, energy cost saving and residual value recovery, the cost valuation model is constructed and applied in real estate evaluation cases. In the income method, according to the change of real estate life cycle cost, considering the influence of air quality improvement and energy saving on net income, the object state coefficient is simulated by MATLAB. At 1,2, the relationship curve between interest rate and value is reduced, the income fluctuation model is introduced, the method of determining capitalization rate is improved, and the valuation technology of income method is improved. The results show that the incremental cost factor and the use cost factor of the building are considered in the market comparison method based on the life cycle cost analysis. In the cost method, the differences in use cost, maintenance cost, energy saving cost and residual value recovery are considered. Considering the influence of air quality improvement and energy conservation on net income in the income method has certain theoretical value and practical significance for improving the real estate price evaluation technology and method.
【學(xué)位授予單位】：長(zhǎng)安大學(xué)
【學(xué)位級(jí)別】：碩士
【學(xué)位授予年份】：2013
【分類號(hào)】：F34;F299.23

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