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Example of real estate appraisal report

I. Property owner (unit): ×××××

Two. Appraisal purpose: to appraise the compensation price for demolition.

Three. Appraisal date: April 8, 2002 to April 5, 2002/kloc-0.

Four. Appraisal time: April 2002 15 (near the date of demolition)

Verb (abbreviation of verb) valuation benchmark

1. People's Republic of China (PRC) City Real Estate Management Law

2. People's Republic of China (PRC) real estate appraisal standard;

3. Appraisal power of attorney:

4. Assessors investigate and understand the situation;

5. Property Ownership Certificate (New North CertificateNo.). 003 1 1 100);

6. the State Council's Regulations on the Administration of Urban House Demolition and Xinxiang's compensation standard for demolition.

Valuation principle of intransitive verbs: This appraisal report follows the principles of fairness, justice and openness, combining the appraisal purpose and the specific situation of the appraisal object, and specifically following the appraisal time principle, the highest and best use principle and the substitution principle.

Seven. Appraisal method: According to the appraisal characteristics and actual situation, this report adopts market comparison method and income reduction method to evaluate the demolished real estate as a whole. As for some unauthorized structures, walls and the land they occupy, they have been included, but their values have not been listed separately. In addition, although the compensation guidance price of the demolition regulations of Xinxiang Municipal People's Government is not fully adopted in this report, it is because the decoration, decoration, height and other factors of the demolished houses are not fully considered in the guidance price. This report is mainly based on the spirit of People's Republic of China (PRC) national standard "Code for Real Estate Appraisal".

Eight. assessment result

This appraisal is based on the information about the appraised object, according to the appraisal purpose, following the appraisal procedure, adopting scientific appraisal methods, carefully analyzing the information, carefully calculating, and combining the appraisal purpose and appraisal experience, the compensation price of the appraised object at the appraisal time is calculated as follows:

RMB in figures: 206,247 yuan.

In words: two hundred and sixty-two thousand two hundred and forty-seven Yuan only.

Nine. Validity period of evaluation price

The evaluation period of this report is half a year, and it will take effect on April 15, 2002. With the passage of time, the real estate market situation and the appraisal object's own situation change, and the market value of the appraisal object will also change accordingly, and the appraisal result needs to be adjusted accordingly.

X. Assessing the scope of price application

The results of this appraisal report are for reference only when the demolition department compensates, and are not used for other purposes.

XI。 Assumptions and limitations of valuation

1. Valuation assumptions

Our appraisal value is the current price and reference price for the compensation of the demolition appraisal object at the appraisal time. Suppose:

(1) There are voluntary sellers and voluntary buyers;

(2) property can be freely transferred in the open market;

(3) When the transaction is completed within an appropriate period of time, the property nature and market conditions can be comprehensively considered for bargaining;

(4) Do not consider the extra price of special buyers.

Step 2 limit

(1) The receipt related to the building area of the real estate is subject to the property ownership certificate provided by the entrusting party, and the entrusting party has not provided the relevant land information of the land area.

(2) In this report, the compensation price for demolition refers to the real estate appraisal in which the appraisal result is dedicated to the compensation for demolition, and the compensation price for the demolition of non-residential houses is not included.

(3) Without the written consent of the appraisal unit, all or part of this report and any relevant information shall not be quoted in any publicly published documents, notices or statements, and the right to interpret this report belongs to the appraisal unit.

Twelve. Special statement

1. The analysis, opinions and conclusions in this appraisal report are people's own impartial professional analysis, opinions and conclusions, but they are limited by the assumptions and restrictions explained in this appraisal report.

2. We have no interest in the appraised object in this appraisal report, and have no personal interest or prejudice with relevant parties.

3. We made an analysis according to People's Republic of China (PRC) National Standard, Real Estate Appraisal Standard and the State Council Urban House Demolition Management Regulations, formed opinions and conclusions, and wrote this appraisal report.

4. We have made a field survey of the appraised object in this appraisal report, and are responsible for the objectivity, authenticity and impartiality of the field survey of the appraised object. However, the appraiser's investigation on the subject matter is limited to the appearance and use of the subject matter. Unless otherwise agreed, the appraiser is not responsible for investigating the structural quality of the appraised object, or checking the covered, unexposed and inaccessible parts.

5. No one has provided important professional help to this appraisal report.

Descriptive part of valuation analysis

I. Overview of the appraisal object

The appraisal object of this report is the real estate located in Shengli Road, XX, Xinxiang City, and the ownership of the house belongs to XXX. The house ownership certificate (new house ownership certificateNo. XXXXX) held by this person was issued by Xinxiang Municipal People's Government, and the specific evaluation scope was the buildings and some supporting structures and occupied land specified in the house ownership certificate.

2. Location and environmental conditions

The appraisal object is located at Shengli Road, XX, Xinxiang City (intersection of XX and XX). The house faces XXX in the south and XX commercial pavement in the north. In front of the door is Shengli Road, the main road of Xinxiang City, which belongs to the second-class section of Xinxiang City (according to the original regional division standard). Behind the building (that is, on the east side) is a residential building, which is used to supervise the Weihe River. The entrusted real estate is a commercial house for rent, located in Xinxiang City, the municipal commercial service area, with high housing utilization rate, which is an ideal place for real estate investment and management.

3. Description of the basic conditions of the building

The appraisal object is a two-story brick-concrete structure building. The construction time is 198 1 year. At present, the ground floor is rented by commercial places, with antique tiles on the front wall, signboards on the front wall on the second floor, double-door glass springs, granite floor on the first floor, adhesive tape on the wall, light steel keel ceiling on the top floor, and checkered wooden shed at the back, which is convenient for operation. The door frame is decorated and frosted to open the door. At present, the second floor is the residence of commercial operators, which belongs to leasing. The floor is paved with ordinary floor tiles, the interior wall is painted with 888 paint, and some wallpaper is pasted. The space is separated by ground glass, and the roof is cast in place. The second floor is equipped with outdoor stairs. Because the building has been rebuilt, for the convenience of operation and use, the stairs are closed to the south, and the east wall on the second floor is completely closed (including the temporary roof). According to the field survey by appraisers, the length of the north wall of the appraisal object is 8. The front wall facing the street is 6.45 meters, with a total construction area (property right certificate) of 78.90 square meters. After the second renovation, the building is in good condition. According to the compensation standard for house demolition of Xinxiang Municipal People's Government, the rate of new houses is 90%.

Second, the valuation procedure.

1. Professionals organize evaluation teams and draw up evaluation work plans.

2. Review the drawings, materials and other relevant documents related to the appraised object.

3. Investigate the area, topography, landform, location and building structure of the subject matter.

4. Evaluate the calculation, write and submit the evaluation report.

Third, the choice of evaluation methods.

Because there are many transactions of the same type of real estate in the market at present, it is best to choose the market comparison method for evaluation. As the commercial house is currently a rental income house, it can be evaluated by reduction method. Finally, the valuation results of the above two methods are weighted, and the price of the demolition target is obtained.

Iv. evaluation and calculation process

(A) the market comparison method

1. Market comparison formula: market comparison method refers to an appraisal method that compares the real estate of the appraised object with similar real estate traded in the recent period, and corrects the most probable reasonable price of the appraised object's real estate from the known prices of similar real estate traded. Its basic formula is:

Real estate price to be evaluated = transaction instance price × transaction situation correction × transaction date correction × regional factor correction × individual factor correction.

2. Choose comparable cases

After screening, four transactions A, B, C and D were determined as comparable cases.

situation

Project location and area, category and use, transaction time and price of building structure.

(Yuan/m2)

6th Floor, Brick-concrete Business Building at the Intersection of Pingyuan Road and Laodong Road, A1-2/20001.100000000066

B 1/6 1998+000, Floor 6, Commercial Brick-concrete Building at the intersection of Shengli Road and Jiangzhuang Street.

C 1/62000.4900, 6th Floor, Brick-concrete Business Building, Renmin East Road

D 1/62000.82600, 6th Floor, Brick-concrete Business Building, Dongguan Street, Old Town, Xinxiang City

3. Valuation calculation

(1) transaction modification

The transaction prices of Comparative Examples A, C and D are the sales prices of production and development companies, and the prices are relatively normal. Comparative example B belongs to abnormal transaction and should be corrected appropriately. Let the transaction price index of the appraised object be 100, that of comparative examples A, C and D be 100, and that of B be 95.

(2) Modification of the transaction date

The transaction dates of Examples A, C and D are all in 2000, and the transaction date of Example B is 1999. Since the housing sales market of real estate developers remained basically unchanged from 2000 to 200 1 year, there is no need to revise the transaction date. If the transaction date correction guideline of the appraised object is 100, the transaction date correction indexes of A, C and D are as follows.

(3) correction of regional factors

Because there are differences between the comparable example and the appraised object in location, traffic accessibility, prosperity, residential area, surrounding environment and other external environmental factors, it should be revised. Through comparative analysis, the comparable example A is located at the intersection of Labor Road and Pingyuan Road, with a slightly stronger location and prosperity than the assessed object, a more suitable surrounding environment and better road accessibility. Comparative example B is located at the intersection of Shengli Road and Jiangzhuang. The location and prosperity are better than the assessed object, but the traffic accessibility is not as good as the assessed object, and the surrounding environment is similar to the assessed object. Comparable example C is located in the east section of Renmin Road, which is inferior to the appraised object in location and prosperity, but the traffic is accessible. Comparable example D is located in Dongguan Street, the old city of Xinxiang, but its location, prosperity and traffic accessibility are not as good as the appraised object, and its living area is better than the appraised object. Assume that the regional factor correction index of the appraised object is 100. Through the analysis of the following table, it is concluded that Comparative Example A is 105 and B is 65435.

Regional factor correction table

Regional factor weight evaluation object example a example b example c example d

The batch number is 0.110011011065438.

The traffic accessibility is 0.21001109510085.

Prosperity 0.41001051109085

Residential area 0.1100101115.

Surrounding environment 0.21001051059580

Subtotal11021051069789.50

& lt4> Individual factors

Due to the differences in the use function and quality of the real estate itself, the price differences, such as the frontage state, building structure, decoration, use nature, area and shape, affect the transaction price. Through comparative analysis, A, B, C and D are newly-built houses, with no decoration, better structure than the appraised object, operating rental in nature and better area and shape than the appraised object. Let the single factor correction index of the appraised object be 100, and the single factor correction indexes of A, B, C and D listed in the following table are 1 18, 1 15, 1 10 respectively.

Individual factor correction coefficient table

Single factor weight evaluation object Example A Example B Example C Example D

Building structure 0.3100140140140140.

Decoration 0.2/kloc-0.2 100959595959595

Usage attribute: 0.2100100100100.

Street state 0.21001201109085

The regional shape is 0.11001301201kloc-0/0.

Subtotal:11001151109.

& lt5> Quasi-price Calculation

According to the calculation formula of market comparison method, the reference price is calculated as follows:

The transaction price of the project is revised. The transaction date is revised. The regional factors are revised. The individual factors are revised. The reference price is revised.

(yuan/square)

a 3250 100/ 100 100/ 100 100/ 105 100/ 1 182623

b 3 100 100/95 100/98 100/ 106 100/ 1 15273 1

c 2900 100/ 100 100/ 100 100/97 100/ 1 1027 18

d 2600 100/ 100 100/ 100 100/89.5 100/ 1092655

Because the above four reference prices are relatively close, their arithmetic average is the target price:

2632+2732+37 18+2655

Unit price of the appraised object = ——————— = 2682 yuan/m2.

four

Price of appraisal object = 2682× 78.9 = 211609.

< second > income reduction method

1. Income reduction method (income method for short) is a valuation method that converts future net income into present value by using appropriate reduction interest rate. Its basic formula is:

v = a/r[ 1- 1/( 1+r)n]

Where: V is the real estate price.

R is the reduction rate.

N is the number of years of future earnings.

When using this method to evaluate, it is very important to determine the net income and reduction interest rate. When determining the net income, we not only consider the actual property, but also consider the objective income of the property, that is, the general normal income obtained by excluding special and accidental components from the actual income.

2. Data collection and parameter selection

Through investigation, analysis and collection, relevant information is as follows:

(1) According to the housing rental situation in different sections of Xinxiang City, the housing rent level is calculated, and the total housing rent is determined to be 2,300 yuan.

(2) Property tax (property tax, business tax, urban construction tax and education surcharge) is 17.5% of the total income.

(3) The repair cost is 3% of the present value of the house.

(4) The annual depreciation expense is calculated at 65438+ 0.5% of the replacement price of the house.

(5) The insurance premium is 3‰ of the present value of the house.

(6) The management fee is calculated at 3% of the annual rent.

3. Calculated total income =12× 2,300 yuan/month = 27,600 yuan.

4. Calculate the total cost

(1) real estate tax

Property tax =56400× 17.5%=4830 yuan.

(2) Management fee:

Management fee =56400×3%=828 yuan

(3) Repair cost:

House depreciation expense =830 yuan/m2×1.5 %× 21× 78% = 20,628 m2.

The present value of the house =830×78.9-20628=44859 yuan.

Repair cost =44859×2%=897 yuan.

(4) Depreciation expense:

Depreciation expense =830× 1.5%×78.5=982 yuan.

(5) Insurance premium:

Insurance premium =44859×3%= 134 yuan.

(6) Total cost:

Total cost (1)+(2)+(3)+(4)+(5) = 4830+828+987+982+134 = 7671yuan.

5. Annual net income

Annual net income (a)= total annual income-total annual expenses = 27600-7671=19929 yuan.

6. Determine the comprehensive reduction rate of real estate.

The downward adjustment of interest rate is determined by the method of safe interest rate plus risk adjustment value. According to the one-year time deposit interest rate (safe interest rate) recently published by the People's Bank of China (65,438+0.89%) and various social and economic factors affecting the appraised object, the land risk adjustment coefficient and the housing risk adjustment coefficient under low risk are determined to be 7% and 8% respectively, and the formula is as follows:

Risk adjustment coefficient =Xγ 1+Yγ2

Where x is the ratio of land price to real estate price, and y is the ratio of real estate price to real estate price.

Risk adjustment coefficient =7%×0.6+8%×0.4=7.4%

γ = safe interest rate+risk adjustment coefficient = 1.89%+7.4%=9.29%.

7. Calculate the real estate price

Selection of calculation formula

1

v =—×[ 1———]

r ( 1+r)n

N is the service life of the house, and the appraised house is of brick-concrete structure. The economic service life of non-productive houses is 50 years according to the regulations. The house was built in 198 1 year and has been used for 2 1 year, so the service life is n=50-2 1=29. Substituting the above parameters into the formula, we can get:

1 19 1

v =——×[ 1————————]= 198204

9.29% ( 1+9.29%)29

(3) Through the different applications of the above two valuation methods, the real estate value assessed by the market comparison method is 265,438+065,438+0609 yuan, and that assessed by the income reduction method is 65,438+098,204 yuan. According to the requirements of the Specification for Real Estate Appraisal, the weighted value of the appraisal result of the market comparison method is 0.6, the weighted value of the appraisal result of the income reduction method is 0.4, and the comprehensive appraisal of the real estate value is as follows:

2 1 1609×0.6+ 198204×0.4=206247