不动产估价视角下地上附着物补偿标准测算方法的应用研究

发布时间：2018-03-20 01:14

本文选题：地上附着物　切入点：不动产估价　出处：《浙江财经大学》2017年硕士论文　论文类型：学位论文

【摘要】：在目前地上附着物补偿过程中,由于现行地上附着物补偿标准测算方法不合理,地上附着物补偿标准偏低、方法操作不便、补偿标准相邻区域差异较大等弊病愈发凸显,这严重损害了被征地农民的应有利益。地上附着物作为农民的重要不动产,其补偿标准的测算是当前值得研究的一个重大课题。目前,学界对地上附着物补偿标准测算方法的研究大多只着眼于房屋类建筑物补偿价值的构成、影响因素等方面,对农田水利工程、树木等其他地上附着物补偿标准的测算则缺乏深入的探讨分析。本文在现有关于地上附着物补偿标准测算方法研究的基础上,引入不动产估价理论,以地上附着物作为不动产估价对象,针对建筑物、构筑物、地上定着物这三大地上附着物类别及其特点,深入探究其补偿标准测算方法,总结出一套相对全面合理的地上附着物补偿标准测算方法,进而丰富不动产估价理论与方法。首先,本文梳理了地上附着物作为不动产的理论依据,厘清了其异于一般不动产的特点,不同地上附着物具有不同的特点,如建筑物具备贬值性、构筑物的变现性强、地上定着物价值量小、寿命周期长短不一但总体偏短,等等。其次,根据各类地上附着物的不同特征,建立地上附着物分类体系。再次,通过实地调研对现行补偿标准进行评价,本文将在不动产估价这一全新视角下,对不同类型的地上附着物,采用重置成本法、系数调整法等不动产估价方法,以舟山嵊泗县、普陀区为例进行实证应用研究并比较分析,在多种不动产估价方法中选择具有可行性的地上附着物补偿标准测算方法来解决现有问题。最后根据研究结论提出针对性建议。通过本文的研究,得出以下主要结论:1、基于不动产估价理论及各类附着物的不动产特点,地上附着物可划分为建筑物(框架结构楼房、砖混结构楼房、简易房屋等)、构筑物(棚体、临时棚、氨水池、坟墓等)以及地上定着物(生产性果园、零星果木、竹类及桑园、茶园等)来进行补偿标准测算。2、通过文献研究与实地调研,发现现行地上附着物补偿标准存在的问题与不足,如补偿标准偏低,难以满足农民心理需求,相邻区域补偿标准差异较大,容易引起农民的攀比心理以及实际操作过程中测算方法较为繁琐等问题。为解决上述问题,选择适宜的不动产估价方法进行应用研究,根据地上附着物的不动产特性及地上附着物补偿特点,针对建筑物采用重置成本法与市场比较法进行应用研究,为解决市场比较法主观随意性强、评估结果可信度低等问题,将模糊数学理论引入建筑物估价工作中,将系数调整法代入地上定着物的补偿标准应用研究中,运用市场比较法与系数调整法进行构筑物的补偿标准应用研究。3、通过实证应用与不动产估价方法优劣势分析比较,基于提高涨幅满意度、体现不同经济水平、具有可操作性这三方面来评价测算方法的科学合理性,本文研究认为,重置成本法充分考虑到建筑物的重置全价和损耗,评估结果公平合理,适用于以重置、补偿为目标的建筑物补偿标准测算。系数调整法建立在不同时期的地上附着物物价变动水平上,充分体现经济水平的增长,使得补偿标准不再滞后于现行物价,适用于价值量小,物价变动幅度略小的地上定着物。市场比较法反映市场现实价格,适用于物价变动大,价值量相对较大的构筑物。鉴于以上补偿标准测算方法的研究结论,笔者针对完善地上附着物补偿标准测算工作提出了几点建议:(1)应利用补偿标准测算方法及时更新补偿标准,以此跟上社会经济变化水平,使失地农民获得更为满意的补偿标准。(2)可由第三方评估机构对地上附着物状况做出公正的测算评价,出具规范评价报告。(3)可专门建立特种植物补偿标准专家鉴定委员会对少见特种植物进行测算评估。(4)做好地上附着物新旧补偿标准的衔接工作。
[Abstract]:In the current ground attachments compensation process, the compensation standard calculation method on the current attachment is not reasonable, ground attachments compensation method of low standards, inconvenient operation, large difference between adjacent regional compensation standard highlights the disadvantages of illness, serious damage to the interests of landless farmers. Should be ground attachments as farmers the importance of real estate, the calculation of the compensation standard is currently a major issue worthy of study. At present, constitute the academic research on the calculation method of attached property compensation standard on most only focus on the building of housing compensation value, influencing factors, the farmland water conservancy project is the lack of in-depth analysis the trees and other ground attachments compensation standard calculation. Based on calculation method of attached property compensation standard based on the existing on the ground, the introduction of real estate appraisal theory, on the ground attachments As for the real estate appraisal objects, buildings, structures, fixed objects on the ground and the characteristics of the three categories of attachment on the earth, to explore the compensation standard calculation method, summarizes the calculation method of material compensation standard attached a relatively comprehensive and reasonable ground, and enrich the theory and methods for real estate appraisal firstly. In this paper, combing the structures on the ground as real estate theory, clarifies the different from the general character of the real estate, different ground structures have different characteristics, such as building structures with depreciation, strong liquidity, fixed objects on the ground value is small, but the length of life cycle short of, and so on. Secondly, according to the different characteristics of various types of attachments on the ground, the establishment of the attachments to the land classification system. Thirdly, to evaluate the current compensation standard through field research, this paper will be in the real estate appraisal which is a new perspective on Attachments of different types of land, the replacement cost method, coefficient adjustment method of real estate valuation method, taking Zhoushan County of Shengsi, Putuo District as an example of the application of empirical research and comparative analysis, real estate appraisal method in selection of feasible ground attached property compensation standard calculation method to solve the existing problems in variety. According to the research conclusion put forward suggestions. Through this research, the main conclusions are as follows: 1, real estate property valuation theory and various characteristics of the attachment on the ground attachments can be divided into buildings (frame buildings, masonry building, simple houses, etc.), structures (shed body, temporary shelter, ammonia pool, etc.) as well as the grave fixed objects on the ground (the production of fruit orchards, sporadic, bamboo and mulberry tea, etc.) for calculating the compensation standard of.2, through literature research and field research, found on the current attachment Existence of compensation standard problems and shortcomings, such as low compensation standards, it is difficult to meet the psychological needs of farmers, the regional difference between adjacent compensation standard is large, easy to cause the farmer to keep up with the Joneses and in the actual operation process calculation methods are more complicated problems. To solve these problems, appropriate choice of real estate appraisal methods applied research, according to the matter attached on the ground not animal production performance and compensation characteristics of attachment, for application in building the replacement cost method and market comparison method, to solve the market comparison of subjective assessment results of strong, low credibility, fuzzy mathematics theory into building valuation, the coefficient adjustment method into the ground the application research of compensation standard in the use of comparative law and market factor adjustment method application of the.3 standard of compensation structures, through empirical application and Real estate appraisal method of comparative analysis of advantages and disadvantages, improve or satisfaction based on reflect the different economic level, have scientific rationality and operability of the three aspects of evaluation methods, this paper argues that the replacement cost method considering building replacement cost and loss assessment results apply to the fair and reasonable, reset, compensation the goal of building the compensation calculation. The adjusted coefficient method to establish the object attached to the level of price changes in different periods of earth, fully reflects the level of economic growth, the compensation standard no longer lags behind the current price, suitable for the value of small, slightly smaller range of price fixed objects on the ground. The market comparison method reflects the reality of the market the price for price changes, the value of a relatively large amount of structures. In view of above research conclusion calculation method based on the standard of compensation, improve the ground attachments compensation And puts forward some suggestions on the standard of compensation calculation: (1) the compensation standard calculation method should be used to update the standard of compensation, in order to keep up with the changes of social economic level, so that the farmers get more satisfied with the compensation standard. (2) by the third party evaluation mechanism on physical condition to make assessment on attachment of justice. The evaluation report issued by the standard. (3) can be devoted to the establishment of expert appraisal committee special plant compensation standard measure evaluation of special rare plants. (4) to the ground attachments and compensation standard convergence work.

【学位授予单位】：浙江财经大学
【学位级别】：硕士
【学位授予年份】：2017
【分类号】：F301

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