How to calculate the vacancy rate

Question 1: How is the housing vacancy rate calculated? What Fa wants to ask is why, or how to calculate?

Housing vacancy rate is calculated to understand the trend of housing demand in the market. Too many vacant houses indicate insufficient demand or purchasing power, and the country or market can make corresponding adjustments. If you say how to calculate it, divide the number of idle houses by the total number and multiply it by 100%.

Question 2: Algorithm of vacancy rate-There are three popular calculation methods of vacancy rate: vacancy rate = vacant area of housing in the whole society/vacancy rate of all housing areas = vacant area of commercial housing in the last three years/vacancy rate of completed area = vacant area of commercial housing in that year/completed area. As we all know, the completed area in three years is two or three times that of that year, and the total housing stock is dozens of times that in three years. The denominator is different, and the calculation results are naturally quite different. Vacancy rate algorithm commonly used in the west: vacancy rate = housing area for sale and rental/saleable housing and other commercial housing. The sale and rental of all saleable houses and other commodity houses are the denominator, and the houses sold and rented are the numerator to calculate the vacancy rate. Experts think it is not applicable to China: the reason is that the large-scale urbanization process in western countries has already ended, while China has just begun. China's construction area in one year is equivalent to the sum of all developed countries.

Question 3: housing vacancy rate's formula standard describes the resource allocation in the real estate field with the index of super vacancy rate, but its formula takes the total stock of saleable houses and other commercial houses as the denominator and the properties for sale and rental in the primary market as the numerator. The calculation deviation of control rate is inevitable, but if the data deviates too far from reality and affects the macro-decision of the whole country, it is a problem that needs to be vigilant. Once again, the vacancy rate analysis method and judgment standard of "spreading false information" are used, and an authoritative conclusion that shocked the public seems beyond doubt is drawn. This makes the author feel it necessary to discuss this issue again in combination with the actual situation. The problem lies in the calculation formula of vacancy rate and the regulation of vacancy standard. Most European and American market economy countries advocate market regulation. Although they are all engaged in the construction of housing security system, there will be no * * institutions concerned about the monitoring of the vacancy rate of commercial housing. And "the vacancy rate is between 5% and 10% as a reasonable area, and 10% to 20% as a vacant dangerous area. Although some foreign scholars do use the vacancy rate as an indicator to describe the allocation of resources in the real estate field, the formula takes the total stock of saleable houses and other commercial houses as the denominator and the properties for sale and rental in the primary market as the numerator (this was confirmed by Vice Minister Liu Zhifeng at the symposium on the real estate market situation hosted by Minister of Construction Wang Guangtao on March 1 2006). In China, some institutions or scholars calculate the vacancy rate by dividing the vacant area by the completed area of commercial housing in the current year, while others divide the vacant area by the sum of the completed areas in the previous three years. Obviously, compared with the formulas used by foreign scholars, the denominator of these two formulas is reduced by about 20 ~ 60 times. According to the Statistical Bulletin on the General Situation of Urban Housing compiled by the General Finance Department of the Ministry of Construction and the Housing and Real Estate Department, by the end of February 2004, the construction area of urban housing in China was149.06 million square meters, of which the residential construction area was 96160,000 square meters; The vacant area of commercial housing in China is 65.438+23 million square meters, of which 74 million square meters is vacant. According to the algorithm of foreign scholars, the vacancy rate of commercial housing is only 0.83%, and the vacancy rate of commercial housing is only 0.77%. The latest data shows that the vacant area of commercial housing in China was 654.38+43 million square meters at the end of February 2005, of which the vacant area of commercial housing was 83 million square meters (the increase of vacant area is directly related to the market wait-and-see formed in macro-control), and the vacancy rates of both are still less than 1%.

Question 4: How is the occupancy rate of hotel rooms calculated? Hotel occupancy rate refers to the percentage of the total number of rooms actually rented divided by the total number of rooms. In addition, you can learn more about the concept of rate of return. It will help you better understand their concepts, relationships and practical management functions. Analysis on the Application of Hotel Revenue Management in Front Office

Abstract: Although revenue management is a very complicated concept, it is relatively simple in application. When hotels implement revenue management theory, it depends on the combination of "artificial intelligence" and "general computer technology", and there is no need to complicate its theory.

Although revenue management is a modern scientific operation management method developed in 1980s, there are few hotels using revenue management in China, which is mainly due to some misunderstandings that affect the effective application of revenue management. The discussion on the implementation of revenue management focuses too much on the automatic computer system, too much on the research of revenue management theories such as linear programming, dynamic programming and marginal revenue control, and completely ignores the potential connotation of revenue management theory.

Although revenue management is a very complicated concept, it is relatively simple in application. When hotels implement revenue management theory, they rely on the combination of "artificial intelligence" and "general computer technology". There is no need to complicate its theory. This paper introduces some methods of its application in hotels.

Basic principles of income management

The basic principle of revenue management is "five principles"; That is, the products of the enterprise can be sold to the most suitable customers at the best time, at the best price and through the best channels, so as to maximize the hotel's income.

The operating practice of hotel revenue management is to quantitatively predict the needs of different customers at different times by subdividing the market and guests, and determine the dynamic control through optimization methods, so as to maximize the total revenue of the hotel and ensure the sustained growth of hotel profits.

Revenue management is a systematic project of hotel management.

When implementing the revenue management system, it should be clear that this system can operate well not only in the front office, but also in a systematic project to increase business income and strengthen hotel management, which requires the operation at the hotel level. J.W.Marriot II, chairman of Marriott Hotel Group in the United States, said: "The top level of the hotel must implement revenue management for the hotel, and the CEO needs 100% to support this work." The involvement of the highest level is the basis for supporting and establishing the management system and ensuring its effective work.

Therefore, in order to operate the revenue management system well, the hotel should make overall arrangements, the comprehensive marketing department (the head of revenue management) and the front office should coordinate their operations, and the general manager of the hotel should take the lead in the revenue management system.

Basic content of front desk income management

Because the lobby is the information collection center of the hotel, all kinds of house management secretaries, price historical files, all kinds of house price drama files, occupancy rates of all kinds of rooms in different periods, and all kinds of guest historical data are concentrated in the database of the lobby, which sometimes leads to the mistake of taking the lobby as the main position of the revenue management system. When it comes to the management of hotel room price income, it is necessary to understand the various structures of hotel room service income:

First, the rental income of the agreed guests, including the individual and group guests of the agreed company, the travel team income of the agreed travel agency, the group guest income of the agreed meeting, and the long-term housing income;

Second, the network company and the reservation center agreed on rental income;

The third is the personal rental income at the front desk.

The first and second types of rental income are basically signed by the hotel marketing department with relevant enterprises through agreements. These two types of negotiated rental income account for about 75%-80% of the total hotel defense income in the current period, while the third type of front office individual rental income accounts for about 20%-25% of the total hotel room service income in the current period.

The front office revenue management operation is mainly about the marketing of front office individuals, how to effectively raise the house price of front office individuals, how to make full use of various resources of hotels and society, and increase the consumption of front office individuals.

Practical operation of front desk income management

1, segment market and customers, and forecast demand.

PhilipKetler and JohnBowen pointed out in their book Hotel and Tourism Marketing: "The idea behind revenue management is to effectively manage revenue and inventory through pricing differences, and its basis is the demand elasticity of selected market segments". Each hotel has its own market positioning, but there are still many differences in customer classification, source channels and consumption characteristics. & gt

Question 5: What are the statistical methods of housing vacancy rate? In the statistics of housing market in western countries, housing vacancy is divided into self-owned housing vacancy and rental housing vacancy, which refers to houses that can be sold (rented) but have not yet been sold (rented). The National Bureau of Statistics explained that the vacancy rate refers to the number of unoccupied residential units at the time of investigation. If the residents of the house under investigation have more frequent houses in other places, the house is also vacant. Vacancy rate refers to the proportion of vacant residential area to the total residential area at a certain moment, that is, the proportion of unused part to the total usable residential area. The definition of vacancy rate in the United States, Hongkong and Taiwan Province Province is: the ratio of vacant houses of corresponding types (or uses) to their total stock, and its calculation formula is: total housing vacancy rate = total housing vacancy rate/total housing stock100%. In the United States, it is usual to investigate the vacancy of both self-owned houses and rented houses. Because the total vacancy rate includes some non-market vacancy rates, it is not commonly used, but renting housing vacancy rate is more commonly used. The formula for renting housing vacancy rate is: housing vacancy rate = vacant rental housing/(rental housing+vacant rental housing) ÷ 100%.

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Question 7: What is the difference between the vacancy rate and the idle rate of real estate? Idle land refers to the construction land that the land user has obtained the land use right according to law and has not started development and construction within the prescribed time limit without the consent of the person who originally approved the land use. The prescribed time limit refers to 1 year from the date when the contract for paid use of state-owned land comes into effect or the land management department issues the approval letter for construction land. In another case, development and construction have been started, but the development and construction area accounts for less than one third of the total area that should be started, or the investment accounts for less than 25% of the total investment, and the development and construction have been suspended without approval 1 year.

Vacant house is a special term in the real estate market. Strictly speaking, it refers to a house that has not been sold one year after its completion. In layman's terms, it refers to houses that cannot be sold in the market. It can be divided into three situations: the vacant commercial housing for sale is less than 1 year; Vacant time in 1 year and less than 3 years is unsalable commercial housing; Vacant for more than 3 years is the backlog of commercial housing. In daily life, ordinary people expand the concept extension of vacant houses, and think that commercial houses that have been delivered but have not been inhabited for many years are also vacant houses.

Question 8: What is the vacancy rate of houses stipulated by China law? China housing vacancy index and vacancy rate;

With the deepening of housing reform and the development of housing commercialization, the number of commercial housing has gradually increased. In 1990s, China introduced the index of vacant commercial housing. This indicator stipulates that the completed but unsold commercial houses are all vacant commercial houses from the statistical year to 65438+February 3/kloc-0. When calculating housing vacancy rate, the total number of commercial housing completed in that year was taken as the denominator at first, and then changed to the total number of housing completed in that year (this calculation method is still widely used at present). Later, it was found that the vacant houses were accumulated by the backlog of houses for many years, which was not correct compared with the total number of houses built in that year. Therefore, some experts suggested using the total number of houses built for three consecutive years as the denominator to calculate, but there was no unified regulation.

When people use this "primitive" vacant house index in China, they find that a considerable number of unsold houses built at the end of the year are for sale and will be sold next year. It can be seen that this vacant commercial housing index can only explain the sales of completed housing in that year. Because it contains a lot of houses for sale in the vacant category, it can't accurately explain the real backlog of houses. It is an indicator with obvious defects when wearing a "vacant" hat but containing a lot of "non-vacant" houses for sale. Therefore, the housing vacancy rate calculated based on it also has obvious defects.

In order to make the statistical indicators accurately reflect the sales and backlog of commercial housing, the relevant authorities made supplementary provisions in 2003 in view of the shortage of housing vacancy indicators, and decided to supplement the relevant indicators as follows: unsold commercial housing within 1 year after housing construction, unsold commercial housing within 1 ~ 3 years is unsalable, and unsold housing for more than 3 years is backlog. Many people in the industry believe that this supplementary indicator can more accurately reflect the housing backlog than the vacant indicator, but because it only plays a "supplementary" role, it has not replaced the vacant housing indicator with the housing for sale indicator. At present, people still generally use the inaccurate vacancy index of original housing. Article 4 of Document 15 published by nine departments stipulates that "commercial banks shall not accept commercial houses that have been vacant for more than three years as loan collateral", which is different from the statistical indicators used in official documents at present. To this end, many people in the industry constantly call for the revision and supplement of the existing statistical indicators of housing vacancy to truly reflect the situation of housing vacancy.

Question 9: What is the vacancy rate of office real estate appraisal income and the annual increase of income? The vacancy rate can be as much as you want, as long as it is not 100%.

Take it for yourself and see how much money you want to estimate with the income method.

Income increases every year?

I will send you our steps. Take a look.

For example:

Considering that the supply of commercial service houses in this business district is not large at present, the overall vacancy rate of shops on 1 floor in the region is low, and the loss rate of vacancy and rent collection is 5%, the effective gross income is calculated accordingly.

The appraised object has no lease restrictions.

2. Calculate the annual effective total income

Annual effective gross income = [monthly rent ×( 1- loss rate of vacancy and rent collection) ]× 12.

=[6 1×( 1-5%)]× 12

=695.40 Yuan/m2

3, estimate the operating expenses

When leasing real estate, the main operating expenses are taxes, maintenance fees, management fees, insurance fees, etc.

A. Maintenance fee: According to the management level of similar properties in Jilin City, it is usually 3.5% of the annual effective gross income.

B insurance premium: refers to the property insurance premium for unexpected loss of real estate, which is 0. 15% of the annual effective gross income in combination with the actual situation of the appraised object.

C. Tax: According to the current national tax policy, the rental of the appraised object mainly pays property tax, business tax, urban construction tax, stamp duty, education surcharge and local education surcharge, in which the property tax is 0.2% of the effective gross income of 65,438+years; The business tax is 5% of the annual effective gross income; Urban construction tax is 7% of business tax; Education surcharge is 3% of business tax; Local education surcharge is 2% of business tax; Stamp duty is 0. 1% of effective gross income.

D lease management fee: according to the management level of similar properties in Jilin, it is usually 2% of the annual effective gross income.

Total annual operating expenses = maintenance fee+insurance fee+property tax+business tax+city maintenance construction tax+education surcharge+local education surcharge+stamp duty+lease management fee.

= annual effective gross income × [3.5%+0.15%+12%+5% × (1+7%+3%+2%)+0.1%+2%]

=695.40×0.2335

= 162.38 yuan/square meter

4. Calculate the total annual net income.

Annual total net income = annual effective total income-annual total operating expenses

=695.40- 162.38

=533.02 Yuan/m2

5. Determination of income period

The completion year of the appraised object is 20 10, and the building structure is reinforced concrete structure. According to the reinforced concrete structure, the service life of unproductive buildings is 60 years, and the remaining service life of buildings is 56 years. In addition, according to the state-owned land use certificate number. XXXX, the land was acquired by means of transfer, with the termination date of 65438+20501October 4, and the estimated remaining service life of the land is 35.47 years. Therefore, the income period of this appraisal is calculated according to the remaining years of the land, that is, the remaining income period n=35.47 years.

6, choose the right rate of return

The rate of return adopts the accumulation method, and the rate of return is regarded as including two parts: risk-free rate of return and risk-free rate of return, and then each part is calculated separately, and then added to get the rate of return.

According to the characteristics of the appraised object, the safe interest rate of one-year time deposit is 2.75% of the legal interest rate.

Risk adjustment value: risks are divided into four grades: low, medium, high and speculative, and the corresponding adjustment values are divided into 0-2%, 2-5%, 5-8% and above 8%. The appraisal object is commercial outlets facing the street. According to the investment income level of similar real estate industry, considering inflation and investment risk factors of commercial outlets, the risk adjustment value of this assessment is 4.0%.

So the yield is: 2.75%+4.25%=7.0%.

7. Calculate the price of income

Through investigation, it is found that the business circle where the appraised object is located is in a good state of similar operation. Considering the actual situation of the appraised object and the future development trend of the region, as well as the mature development of Niumaxing business district, the formula of constant annual net income is adopted.

Calculation formula of income price: v = a/r [1-1(1+r) n]

Where r is the comprehensive rate of return.

N years' income

A- annual net income

533.02 ÷ 7.00% × [1-kloc-0/÷ (1+7.00%) 35.47] = 6924.00 yuan/square meter (accurate to one place) ... >>

Question 10: How is the housing vacancy rate calculated? What Fa wants to ask is why, or how to calculate?

Housing vacancy rate is calculated to understand the trend of housing demand in the market. Too many vacant houses indicate insufficient demand or purchasing power, and the country or market can make corresponding adjustments. If you say how to calculate it, divide the number of idle houses by the total number and multiply it by 100%.