房地产估价中成本法的改进研究

发布时间：2018-02-27 21:36

本文关键词： 成本法模糊综合评判价值工程效用函数　出处：《武汉理工大学》2014年硕士论文　论文类型：学位论文

【摘要】：成本法，是以待估房地产开发所需的必要而正常的成本为基础估算待估房地产在一定时点、一定产权状况下价格的一种估价方法。由于我国的房地产市场仍处于一个不完全状态，交易信息的公开化程度不是很高，导致收益法和比较法的使用受到了一定程度的限制。而成本法，一直以来都是我国房地产估价中应用最最为广泛的一种估价方法。《房地产估价规范》中指出:“在无市场依据或市场依据不充分而不采用市场比较法、收益法、假设开发法进行估价的情况下，采用成本法作为主要的估价方法。所以如何科学运用成本法进行房地产估价是我国房地产界迫切需要解决的问题。本文从理论上对房地产价格的影响因素、房地产价格的构成及房地产估价的目的、原则、常用方法作了深入研究，通过对传统成本法的估价研究，分析了成本法估价中存在的问题进行了，并对成本法估价中的难点问题提出改进建议。在本文中首先对模糊数学和价值工程应用于成本法估价进行了适用性分析，通过建立模糊综合评价模型对建筑物的成新度进行评估，并提出用层次分析法对模型中一直不好解决的权重问题给出了新的解法。针对传统成本法仅仅只是从成本的角度来考虑估价物的价值，，忽略了房地产的价格并不是只取决于成本，而是取决于效用这个问题，本文利用价值工程的原理，筛选出没有产生与成本相应效用的成本，从而对现实成本进行修正。并提出建立效用函数来反映经济外部性对房地产价格的影响。对于上面这些修正,在本论文中结合估价实例进行了演算,并对传统成本法和改进后的成本法进行了比较说明,证明了改进算法的可行性。
[Abstract]:Cost method is necessary to estimate the real estate development required for the normal cost based estimation to estimate the real estate at some point in time, some property prices under the condition of a valuation method. Because of China's real estate market is still in an incomplete state, the degree of public information is not very high. LED to the use of income method and the comparison method will be limited to a certain extent. But the cost method has been applied in the real estate appraisal in our country the most widely used one evaluation method. Real estate regulation > pointed out: "in comparison, no market or on the basis of market basis and not the market valuation method, the hypothetical development method, using the cost method as the main method of valuation. So how to use the scientific method of cost for real estate valuation of China's real estate industry is the urgent need to solve the problem.
Based on the theoretical factors affecting the real estate prices, real estate prices and real estate valuation purposes, principles, methods of in-depth study, through the Valuation Research on traditional cost method, analyzes the existing problems in cost valuation method, and the problems in the appraisal of this law put forward the improvement proposal.
In this paper the fuzzy mathematics and the application of value engineering in cost valuation method of applicability analysis, establish the fuzzy comprehensive evaluation model of building a new evaluation, and puts forward the analysis method of the model has not been well solved the weight problem gives a new solution level. In view of the traditional cost method are just from the perspective of cost to consider the valuation of the value, ignoring the price of real estate is not only depend on the cost, but depends on the utility of this problem, this paper uses the principle of value engineering, and the cost of screening did not produce the corresponding utility cost, so as to amend the real cost. And proposed the establishment of a utility function to reflect the influence of the economic externality on real estate prices.
For the above corrections, we combined the evaluation examples with the traditional cost method and the improved cost method, and proved the feasibility of the improved algorithm.

【学位授予单位】：武汉理工大学
【学位级别】：硕士
【学位授予年份】：2014
【分类号】：F299.233.42

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