基于寿命周期成本理论的不动产估价方法研究
发布时间：2019-05-15 04:55
【摘要】：近几年，随着金融市场的繁荣和不动产交易量的增加，不动产评估业得到突飞猛进的发展。如何准确的计算不动产价格成为国内外专家和学者研究的对象。目前我国在借鉴国外不动产估价成功经验的基础上，估价实践有了快速的发展，但评估方法研究还有许多有待进一步改进和完善的地方，特别是不动产估价方法中引入全寿命周期成本理论的研究还比较少，该研究不仅对提高不动产估价结果的科学性具有重大的意义，而且对促进整个不动产评估行业健康持续发展也有重要的作用。 本论文的主要工作是应用寿命周期成本理论对不动产评估方法中的市场比较法、成本法、收益法进行分析研究。 寿命周期成本是由经济成本、环境成本、社会成本三方面组成。以全寿命周期成本理论为指导，对不动产评估方法进行完善和改进。 在市场比较法中，考虑对可比实例的成交价格进行建筑物增量投入成本和使用成本因素修正，得到评估对象的价格。 在成本法中，将全寿命周期成本分为上游成本、中游成本和下游成本。在全寿命周期成本理论指导下，考虑使用成本、维护成本、能源费用节约和残值回收差异，构建了成本法估价模型，并在不动产评估案例中进行了运用。 在收益法中，根据不动产寿命周期成本费用变化情况，考虑空气质量改善和能源节约对纯收益的影响，用MATLAB分别模拟了对象状态系数处于-2、-1、0、1、2时还原利率与价值的关系曲线，引入收益波动模型，对资本化率确定方法进行了完善，改进了收益法估价技术。 结果表明，以寿命周期成本费用分析为基础，在市场比较法中考虑建筑物增量成本因素和使用成本因素；在成本法中，考虑使用成本、维护成本、能源节约费用和残值回收差异；在收益法中考虑空气质量的改善和能源节约方面对纯收益的影响，，对改进不动产价格评估技术与方法具有一定理论价值和实际意义。
[Abstract]:In recent years, with the prosperity of financial market and the increase of real estate transaction volume, real estate evaluation industry has been developed by leaps and bounds. How to calculate the real estate price accurately has become the research object of experts and scholars at home and abroad. At present, on the basis of drawing lessons from the successful experience of foreign real estate valuation, the valuation practice has made rapid development, but there are still many places to be further improved and improved in the study of evaluation methods. In particular, there are few studies on the introduction of life cycle cost theory into the real estate valuation method, which is not only of great significance to improve the scientific nature of the real estate valuation results. And it also plays an important role in promoting the healthy and sustainable development of the whole real estate evaluation industry. The main work of this paper is to analyze and study the market comparison method, cost method and income method in the real estate evaluation method by using the life cycle cost theory. Life cycle cost is composed of economic cost, environmental cost and social cost. Under the guidance of life cycle cost theory, the real estate evaluation method is improved and improved. In the market comparison method, the incremental input cost and use cost of buildings are considered to modify the transaction price of comparable examples, and the price of the evaluated object is obtained. In the cost method, the life cycle cost is divided into upstream cost, middle cost and downstream cost. Under the guidance of life cycle cost theory, considering the differences of use cost, maintenance cost, energy cost saving and residual value recovery, the cost valuation model is constructed and applied in real estate evaluation cases. In the income method, according to the change of real estate life cycle cost, considering the influence of air quality improvement and energy saving on net income, the object state coefficient is simulated by MATLAB. At 1,2, the relationship curve between interest rate and value is reduced, the income fluctuation model is introduced, the method of determining capitalization rate is improved, and the valuation technology of income method is improved. The results show that the incremental cost factor and the use cost factor of the building are considered in the market comparison method based on the life cycle cost analysis. In the cost method, the differences in use cost, maintenance cost, energy saving cost and residual value recovery are considered. Considering the influence of air quality improvement and energy conservation on net income in the income method has certain theoretical value and practical significance for improving the real estate price evaluation technology and method.
【学位授予单位】：长安大学
【学位级别】：硕士
【学位授予年份】：2013
【分类号】：F34;F299.23
本文编号：2477325
[Abstract]:In recent years, with the prosperity of financial market and the increase of real estate transaction volume, real estate evaluation industry has been developed by leaps and bounds. How to calculate the real estate price accurately has become the research object of experts and scholars at home and abroad. At present, on the basis of drawing lessons from the successful experience of foreign real estate valuation, the valuation practice has made rapid development, but there are still many places to be further improved and improved in the study of evaluation methods. In particular, there are few studies on the introduction of life cycle cost theory into the real estate valuation method, which is not only of great significance to improve the scientific nature of the real estate valuation results. And it also plays an important role in promoting the healthy and sustainable development of the whole real estate evaluation industry. The main work of this paper is to analyze and study the market comparison method, cost method and income method in the real estate evaluation method by using the life cycle cost theory. Life cycle cost is composed of economic cost, environmental cost and social cost. Under the guidance of life cycle cost theory, the real estate evaluation method is improved and improved. In the market comparison method, the incremental input cost and use cost of buildings are considered to modify the transaction price of comparable examples, and the price of the evaluated object is obtained. In the cost method, the life cycle cost is divided into upstream cost, middle cost and downstream cost. Under the guidance of life cycle cost theory, considering the differences of use cost, maintenance cost, energy cost saving and residual value recovery, the cost valuation model is constructed and applied in real estate evaluation cases. In the income method, according to the change of real estate life cycle cost, considering the influence of air quality improvement and energy saving on net income, the object state coefficient is simulated by MATLAB. At 1,2, the relationship curve between interest rate and value is reduced, the income fluctuation model is introduced, the method of determining capitalization rate is improved, and the valuation technology of income method is improved. The results show that the incremental cost factor and the use cost factor of the building are considered in the market comparison method based on the life cycle cost analysis. In the cost method, the differences in use cost, maintenance cost, energy saving cost and residual value recovery are considered. Considering the influence of air quality improvement and energy conservation on net income in the income method has certain theoretical value and practical significance for improving the real estate price evaluation technology and method.
【学位授予单位】：长安大学
【学位级别】：硕士
【学位授予年份】：2013
【分类号】：F34;F299.23
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