市场比较法在土地价格评估中的应用研究

发布时间：2018-12-06 18:39

【摘要】：随着我国城市化的不断发展,土地资源越来越成为人们所关注的一个中心问题,土地的评估行业随之兴起。在市场经济条件下,土地这一重要资源只有在市场机制的作用下才能实现最佳配置,土地价格则是土地市场运行的中心环节。由于土地的固定性和不可移动性,导致土地市场具有分割性和区域性的特点。因此,随着区域的不同、土地用途的不同,城市土地价格影响因素有差异。同时,土地市场本身又是一个不完全市场,参与交易各方的信息不完全对称,加之影响土地价格的因素较多且复杂,因此,如何公正、合理地确定土地价格,如何充分体现土地的资产价值的问题日益重要。随着我国社会主义市场经济体系的不断完善,城市土地市场的发展和交易数据的积累为构建我国城市土地特征价格模型创造了条件。从市场比较法及土地价格评估的概念入手,介绍了土地价格评估的相关理论：市场定价理论理论、风险理论和产权理论。采用文献研究法,阐述了市场比较法和土地价格评估的含义,土地价格评估的影响因素及价值类型,并与对发达国家的土地价格评估经验进行比较。采用调查分析法,对从来自于国家统计部门和各个土地价格评估有限公司的数据进行分析研究,归纳共性问题。采用定性分析法,着重分析了现行市场比较法的评估依据、评估途径、评估模型、评估程序及评估报告,发现了土地价格评估中市场比较法存在着：可比实例选取困难、影响因素的选择不够全面、因素修正过于主观化及最终评价格评估格的确定过于简单四个方面的问题,同时深层剖析了市场比较法在土地价格评估中存在问题的成因：土地交易市场不发达、土地价格影响因素繁杂、土地价格评估相关法规不够完善、土地价格评估发展时间较短。采用实证分析法,对哈尔滨某一办公大厦分摊的土地价值采用市场比较法进行评估,总结得出土地价格评估中市场比较法的完善对策：建立完善的土地价格评估案例数据库、科学确定土地价格的影响因素、科学确定影响因素的分值及修正权重、完善评估结果的确定方法。
[Abstract]:With the continuous development of urbanization in China, land resources have become a central issue that people pay more and more attention to. Under the condition of market economy, land, an important resource, can only be allocated best under the action of market mechanism, and land price is the central link of land market operation. Because of the immobility and immobility of the land, the land market has the characteristics of division and region. Therefore, with different regions and different land use, urban land price factors are different. At the same time, the land market itself is an incomplete market, the information of the parties involved in the transaction is not completely symmetrical, and the factors affecting the land price are many and complex. Therefore, how to determine the land price fairly and reasonably, How to fully reflect the value of land assets is increasingly important. With the continuous improvement of the socialist market economy system in China, the development of urban land market and the accumulation of transaction data create conditions for the construction of the characteristic price model of urban land in China. Starting with the concept of market comparative method and land price evaluation, this paper introduces the related theories of land price assessment: market pricing theory, risk theory and property right theory. In this paper, the meaning of market comparison method and land price assessment, the influence factors and value types of land price evaluation are expounded, and the experience of land price assessment in developed countries is compared with that of developed countries. By using the method of investigation and analysis, this paper analyzes and studies the data from the national statistical department and the land price evaluation limited companies, and concludes the common problems. The qualitative analysis method is used to analyze the evaluation basis, evaluation method, evaluation model, evaluation procedure and evaluation report of the current market comparison method. It is found that the market comparison method in land price assessment is difficult to select comparable examples. The selection of the influencing factors is not comprehensive enough, the factors correction is too subjective and the determination of the final price evaluation case is too simple. At the same time, the paper deeply analyzes the causes of the problems in the land price assessment by market comparison: the land transaction market is not developed, the influence factors of land price are complicated, the relevant laws and regulations of land price evaluation are not perfect enough, and the development time of land price assessment is short. By using the empirical analysis method, the market comparison method is used to evaluate the land value of a certain office building in Harbin, and the perfect countermeasures of the market comparison method in land price assessment are summarized: establishing a perfect case database of land price assessment, Scientific determination of the factors affecting the land price, scientific determination of the impact factors and the revised weight of the factors, and the improvement of the evaluation results of the determination method.
【学位授予单位】：哈尔滨商业大学
【学位级别】：硕士
【学位授予年份】：2016
【分类号】：F301.3

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