How to accurately evaluate the second-hand housing price evaluation, what factors should be paid attention to?

First, how to accurately evaluate the price of second-hand housing

Second-hand housing price evaluation is not only a market-oriented behavior, but also a very specialized real estate research behavior, which involves many factors and complicated processes, and is a matter of great concern to both sides of real estate transactions at present. At present, there are three methods for real estate appraisal institutions to evaluate second-hand houses: market comparison method, income method and cost method, but most appraisal institutions generally choose market comparison method when conditions permit.

The so-called market comparison method is to select at least three market examples similar to the housing to be evaluated in terms of location, age and apartment type, and compare them with the second-hand housing to be evaluated, and then make appropriate corrections according to the prices of the examples and the specific conditions of the housing to be evaluated. Among them, the factors to correct the price include the property type, structure, level, orientation, indoor clear height, studio, year of construction, ownership, lot grade, area, room type, lighting, kitchen and bathroom size, building quality, number and brand of elevators, facade modeling, interior and exterior decoration of the property, room availability, and external environment, greening, humanities, transportation, commercial service facilities and infrastructure where the property is located. For example, if the house faces south, it will be reduced by 5%-6% in the east and10% in the west; The floors of multi-storey houses shall be based on the 3rd to 4th floors, with the bottom floor reduced by 5%-6% and the top floor reduced by10%; The old and the new are mainly based on the year of construction, and the degree of maintenance can be reduced by up to 40%; The addition and subtraction of room type coefficient is more complicated. Two rooms and one hall are based on the hall of 12 square meter, and the use value of the hall should also be considered (such as the difference between aisle hall and independent hall, bright hall and dark hall). The kitchen and bathroom shall be based on 4 square meters, and less than 4 square meters will be reduced by 2%-5%, which is divided into light and dark rooms; At the same time, the room rate is closely related to the addition and subtraction coefficient.

Second, what factors should be paid attention to in the evaluation of second-hand houses?

To evaluate the price of second-hand housing, we should not only consider the relationship between market supply and demand, but also consider the influence of related factors. Specifically, we need to pay attention to the following aspects:

The first element, the regional location. The quality of lots has a great influence on second-hand houses, especially the regional prices of houses in Beijing. In areas with relatively developed economy and transportation, the demand for housing is large and the price is relatively high.

The second factor is the house's own configuration and surrounding facilities. In the same lot, the living environment of old houses will be inferior to that of new residential areas, such as layout, facilities, living scale, parking situation, greening and property management. And the old house will be greatly discounted. In addition, the residential structure, cultural atmosphere, supporting construction, primary and secondary schools in this area will have a greater impact on the price. The correction percentage of housing location's influence on housing prices is generally 0 to 3%, and the influence of living environment on housing prices is not deducted by 5% without property management; If the community is not closed separately, it will also be reduced by 5%; Houses belonging to key primary and secondary schools should be increased by 15%.

The third factor is the orientation and newness of the apartment. Take a 75-square-meter two-bedroom apartment in Fangzhuang as an example. Building age 1995, floor 20/25, residential area and property, facing south, empty, ordinary decoration. Depreciation rate: the discount period of mixed first-class structure houses is 50 years, and the annual depreciation rate is 2%, that is, 10 years × (-2%) =-20%. Floor: the price varies with the floor where the house is located: the first floor-2%; The second layer is 0; The third and fourth floors are 2%; The fifth floor is1%; The highest level is -2%. Top floor:-3% on the first floor; The second floor is-2%; The third layer is-1%; The fourth and fifth layers are 0; Six floors and above are1%; The top layer is-3%; This house should be+1%. Orientation: orientation will also have a certain impact on the price, and the east direction is 0; South direction is+2%; The west direction is-1%; North -2%, so this house should be-1%. Key primary and secondary school districts:+15%. Based on the local commercial new house price of about 6,000 yuan/square meter, the price of this property is: 6,000-6,000× 20%+6,000×1%+6,000× 2% = 4,980 (yuan/square meter). Therefore, it is concluded that the transaction unit price of the house should be 4980 yuan.

The fourth factor is the degree of interior decoration of the house and others. Although the degree of interior decoration and other factors have little impact on the price, they have a positive impact on the sales speed of the house. In the process of evaluating the price of renovated second-hand houses, two factors are mainly considered. First, judging the material price and labor cost must be based on the current price, not the price at the time of decoration; Secondly, according to the market practice, the decoration depreciation is generally calculated according to the five-year system, and the depreciation method is calculated according to the progressive method of 10% in the first year and 20% in the second year. Generally more than 5 years of renovation, its price can be ignored.