Pricing factors of second-hand houses in Yuncuixuan

When calculating the price of second-hand housing, we should grasp the following three factors:

Housing factor

After the house is completed, it will enter the depreciation period.

According to the theoretical depreciation rate, the building depreciation life of the mixed first-class structure is 50 years, and the annual depreciation rate is 2%.

Secondly, the old house is backward in layout, inconvenient to use and outdated in function, which cannot be compared with the new commercial house in this respect.

In addition, natural conditions such as orientation and floor will also have some impact on the price.

environmental factor

Environmental factors are complex, including natural environment, social environment, macro environment and micro environment. In the same location, the living environment of old houses cannot be compared with that of new commercial houses.

For example, the layout, facilities, greening and even appearance of the house will be greatly discounted in the old house.

Another example is the social environment. In the same land level area, some areas are suitable for business and some areas are suitable for living.

In addition, the residential structure, cultural atmosphere, supporting construction, primary and secondary school districts in this area will have a greater impact on housing prices.

psychologic factor

If psychological factors are not strong in price or other special needs, people are unwilling to buy old houses to live in, and the price difference between new and old houses is not big, then the psychological obstacles for people to buy old houses cannot be overcome.

To sum up, we try to measure the price of second-hand housing in this way, based on the price of commercial housing in the same region:

1. Housing factors

(1) depreciation: annual depreciation rate -2%

(2) Xing Tao: "three small" Xing Tao (small hall, kitchen and bathroom)-10%

(3) Floor: 2 floors and 6-3% floors; 7th floor-5%; 3, 4 floor+3%; 1, the fifth floor is the benchmark price; If the roof is another -5%

(4) Orientation: No facing south window -5%

2. Environmental factors

(1) No property management -5%

(2) Non-independent closed communities -5%

(3) There are provincial and municipal key primary schools+15%.

3. Psychological factors: -8%

Now give an example to verify it.

Location of the house: a small house in a residential area with a construction area of 5 1 m2.

Land grade: Grade II area.

Building structure: mixed level 1

Xing Tao: "three small" Xing Tao-10%

Building year: 1988, depreciation period 12-( 12× 2%) =-24%.

Floor: * * Seventh floor, this room is located on the second floor -3%

Orientation: north and south

Property management: non-residential, no property management-10%

School district: key primary and secondary schools+15%

Psychological factors: -8%

The local commodity house price is: 4,500 yuan/square meter.

4500-(4500× 24%+4500×10%+4500× 3%+4500×10%+4500× 8%-4500×15% = 2700.

Therefore, the actual transaction price of the house is RMB 6,543,800+RMB 4,000 only, RMB 2,745 per square meter.