Benchmark land price coefficient correction method case Benchmark land price correction coefficient table

Location: Sheng Xing Road, near Chineydy International Hotel and Hualin Tea Art;

Land area: 480 square meters, street width 24 meters, depth 20 meters;

Land use: building density 100%, building plot ratio 6.0, the first and second floors are commercial land, and the third, fourth, fifth and sixth floors are residential land.

Question: What is the land price of the first floor facade on May 20 12 1 day? What is the total land price of this land? What is the land price on the fourth floor?

Analysis: This parcel is a typical vertical comprehensive land for commercial service and residence, which is calculated according to the comprehensive land calculation method. It is divided into two parts, namely, commercial service part and residential part. If there is a route price, the application formula for commercial service land is: p quotient = route price × KY× KV× (1+KT) × Ks× Ka× KC× KD× KP+KF; The application formula for residential land is: p quotient = area price × (1+∑ ki )× ky× kv× (1+kt )× ks× ka+KF.

Valuation process:

First of all, the business service part.

(a) to determine the purpose of the appraisal object and the benchmark land price standard.

The plot is located in Sheng Xing Road, Zhou Nan Town, Nanxian County, with the land grade of Grade II. Land use is for commercial services. According to the Technical Report on Updating the Benchmark Land Price of Nanxian Town, the route price segment is Sheng Xing Road (Tuanjie Road-Nanhua Road), and the route price standard is 2620 yuan/square meter.

(2) Determine the correction coefficient that affects the price of the appraised object.

1, determine the period correction coefficient.

The appraised object evaluates the commercial service land with the set purpose, and the set service life is 40 years, which is consistent with the set service life of the benchmark land price, and there is no need to revise the service life. Namely: KY = 1.

2. Determine the correction factor of the period and date.

The benchmark land price date is 2011July 3 1. After investigation, the land price level of commercial service land on the evaluation benchmark date of 20 1 May 21July 3 1 day is not much different from that of July 20 1 year. Therefore, the correction factor is 0.

3. Determine the floor area ratio correction factor and the allocation ratio of layered land price.

The appraisal object is the commercial service land on the first and second floors, with a plot ratio of 6.0. The plot ratio should be revised according to the whole commercial service land, and then the land price of the appraisal object should be calculated by using the floor land price sharing coefficient. According to the plot ratio correction coefficient of the commercial service land in the county planning area, the plot ratio of the whole plot is revised to1.50+10× 0.01=1.60.

As the appraisal object is the first floor and the second floor of a six-story commercial and residential building, according to the Distribution Table of Average Floor Land Price of Commercial Land in County Planning Area, the land price of the first floor is 52. 15% and the land price of the second floor is 18.92%, so the total land price should be 7 1.07%.

4. Determine the correction value of development degree.

The development degree set by the appraisal object is consistent with the development degree set by the benchmark land price, and there is no need to modify the development degree;

5. Determine the correction coefficient of street corner.

Corner land condition is one of the most important micro-location factors that affect the land price of commercial land. The traffic at the corner is convenient, the traffic and people flow are large, the benefit of commercial land per unit area is much higher than that of other lots, and the land price level is correspondingly high. As the location of the appraised land does not belong to the street corner, there is no need to modify the street corner.

6, determine the parcel depth correction coefficient.

In the same route price segment, although each piece of land is adjacent to the same street, the unit area price of each piece of land will be different because of its different depths, so the route price of standard depth must be revised to the parcel price of different depths. According to the planning data provided by the entrusting party, the land depth of the appraised object is inconsistent with the standard depth, so it needs to be revised.

The appraised object is adjacent to Sheng Xing Road, the main road, and the depth of land facing the street is 20m, and the correction coefficient is determined to be 0.92.

7, determine the parcel area correction coefficient.

The size of the parcel area will have a certain impact on the use of the parcel, which will naturally affect the land price, so the parcel area impact correction should be done. The parcel area of the appraised object is moderate, which is beneficial to land use, and the correction coefficient is 1.02.

8, determine the parcel shape correction coefficient.

The shape of the package also has a certain influence on the use of the package, so it should also be corrected. The appraisal object is rectangular, and the correction coefficient is 1.02.

9, determine the parcel position deviation correction coefficient.

In order to narrow the difference of land price evaluation results on both sides of grade boundary or homogeneous area boundary, the deviation degree of land position of entrusted land is revised, that is, the degree of land geometric center deviating from grade or homogeneous area center, and its calculation formula is:

Where: KP-correction coefficient of parcel position deviation.

Po- the benchmark land price of the grade or similar area where the plot is located.

P-the benchmark land price of the adjacent grade or homogeneous area of the parcel.

R0-the distance from the middle point of the land grade or homogeneous area to the boundary.

R- the distance from the middle point of the land grade or homogeneous area to the center of the parcel.

F- adjustment coefficient of boundary segmentation intensity

According to the field investigation, the location of the plot is moderate and there is no need to rectify it.

(3) Determine the appraisal result.

1, the whole land is the land price of commercial service land.

Unit price = 2620×/kloc-0 /× (1+0 )×1.60× 0.92×1.02×1= 4012 yuan/.

Total land price = 4012× 480 =1925760 yuan.

2. Price of commercial service land on the first and second floors

Unit price = 2620×/kloc-0 /× (1+0 )×1.60× 0.92× (52.15%+18.92% )×1.

Total land price =2852×480= 1368960 yuan.

3. Land price of commercial service land on the first floor

Unit price = 2620×/kloc-0 /× (1+0 )×1.60× 0.92× 52.15 %×1.02×1+0.

Total land price = 2092× 480 =1004160 yuan.

Second, the residential part.

(a) to determine the purpose of the appraisal object and the benchmark land price standard.

The plot is located in Sheng Xing Road, Zhou Nan Town, Nanxian County, with the land grade of Grade II. The land use is residential. According to the Technical Report on Updating Urban Benchmark Land Price in Nanxian County, the plot price number is J209, and the plot price standard is 430 yuan/m2.

(2) Determine the correction coefficient that affects the price of the appraised object.

1, regional factor correction

According to the data collected by appraisers and field investigation, the revised explanation table and correction coefficient table are as follows:

Correction Form of Regional Factors of Appraisal Object

Factor Factor indicates the correction coefficient of advantages and disadvantages.

The distance from Chineydy International Hotel, No.50, Mi You to Business Clothing Center is 3.522 meters.

Traffic condition: Sheng Xing Road (bustling main road) is excellent 2.587.

Infrastructure conditions: the comprehensive guarantee rate of hydropower is 95-98%, with an excellent rate of 2.408.

The distance from public facilities to primary and secondary schools (m) is less than -0.974 when it is more than 800 meters.

Distance to the hospital (m) 1000m or so -0.956.

Distance from cultural and sports facilities (m) 1000 m or worse -0.867.

It is about 500m away from the farmers' market (M), which is worse than -0.9438+0.

The noise pollution of environmental quality is heavier and worse -0.460.

The condition of lakes near the landscape square is worse than -0.779 at 1000 meters.

Excellent flat terrain, 0.796.

The flood level is guaranteed, with 50- 1.358 once in 000.

Population status: the population density is relatively high, which is better: 0.6 17.

Urban planning road planning main road 1.294

Compared with the planned use, the present situation is more applicable and the road is better, 0.587.

Total 7. 142

2, individual factors correction

(1), determine the annual correction coefficient.

The appraisal purpose of the appraisal object is residential land, and the set service life is 70 years, which is consistent with the set service life of the benchmark land price, and there is no need to modify the service life. Namely: KY = 1.

(2), determine the daily correction coefficient.

The benchmark date of benchmark land price is 2011July 3 1. According to the investigation, the land price level of residential land is not much different from the land price level on the benchmark date of 2011July 3 1 day in the area where the appraised object is located. Therefore, the correction factor is 0.

(3) Determine the floor area ratio correction coefficient and the allocation ratio of layered land price.

The appraisal object is residential land with three, four, five and six floors, and the plot ratio of the whole plot is 6.0. The plot ratio should be revised according to the whole plot as residential land, and then the land price of the appraisal object should be calculated by using the floor land price sharing coefficient. According to the plot ratio correction coefficient of residential land in the county planning area, the plot ratio of parcel is revised to1.45+10× 0.01=1.55.

As the appraisal object is the third, fourth, fifth and sixth floors of a six-storey commercial service and residential building, according to the Allocation Rate Table of Average Floor Land Price for Residential Land in County Planning Area, the land price for the third floor is 19.57%, the land price for the fourth floor is 20.34%, and the land price for the fifth floor is 15.6 1%, and the land price for the fourth floor is1%.

(4) Determine the correction value of development degree.

The development degree set by the appraisal object is consistent with the development degree set by the benchmark land price, and there is no need to modify the development degree;

(5) Determine the azimuth correction coefficient.

The orientation of the parcel has a certain influence on lighting and ventilation, and will affect the use of the land, so the orientation of the parcel should be modified. The appraisal object faces south, which is beneficial to land use, and the correction coefficient is 1.05438+0.

(6) Determine the parcel area correction coefficient.

The size of the parcel area will have a certain impact on the use of the parcel, which will naturally affect the land price, so the parcel area impact correction should be done. The parcel area of the appraised object is moderate, which is beneficial to land use, and the correction coefficient is 1.02.

(7), determine the parcel shape correction coefficient.

The shape of the package also has a certain influence on the use of the package, so it should also be corrected. The appraisal object is rectangular, and the correction coefficient is 1.02.

(3) Determine the appraisal result.

1, the whole land is the land price of residential land.

Unit price = 420× (1+7.142 )×/kloc-0 /× (1+0 )×1.55×1.02/

Total land price = 741× 480 = 355,680 yuan.

2, three, four, five, six floors of residential land price.

Unit price = 420× (1+7.142 )×/kloc-0 /× (1+0 )×1.55× 70.28 %×1.02/.

Total land price = 521× 480 = 250,080 yuan.

3, the fourth floor residential land price

Unit price = 420× (1+7.142 )×/kloc-0 /× (1+0 )×1.55× 20.34 %×1.02/.

Total land price = 15 1×480=72480 yuan.

Three. conclusion

(1) Price of comprehensive land for commercial service and residence

Total land price = 355680+1925760 = 2281440 yuan.

Unit price =228 1440÷480=4753 yuan/square meter.

(2) The price of the first floor facade

Total land price = 1004 160 yuan.

Unit price per floor =1004160 ÷ 480 = 2093 yuan/square meter.

According to the allocated land area, the land unit price =1004160 ÷ 80 =12552 yuan/square meter.

(C) the fourth floor residential prices

Total land price = 72,480 yuan

Unit price per floor =72480÷480= 15 1 yuan /m2.

According to the allocated land area, the land unit price = 72480÷80 = 906 yuan/square meter.

Total price of a set of 120m2 residential land on the fourth floor =151×120 =18120 yuan.

Less? What is the total land price of this land? What is the land price on the fourth floor?

Analysis: This parcel is a typical vertical comprehensive land for commercial service and residence, which is calculated according to the comprehensive land calculation method. It is divided into two parts, namely, commercial service part and residential part. If there is a route price, the application formula for commercial service land is: p quotient = route price × KY× KV× (1+KT) × Ks× Ka× KC× KD× KP+KF; The application formula for residential land is: p quotient = area price × (1+∑ ki )× ky× kv× (1+kt )× ks× ka+KF.

Valuation process:

First of all, the business service part.

(a) to determine the purpose of the appraisal object and the benchmark land price standard.

The plot is located in Sheng Xing Road, Zhou Nan Town, Nanxian County, with the land grade of Grade II. Land use is for commercial services. According to the Technical Report on Updating the Benchmark Land Price of Nanxian Town, the route price segment is Sheng Xing Road (Tuanjie Road-Nanhua Road), and the route price standard is 2620 yuan/square meter.

(2) Determine the correction coefficient that affects the price of the appraised object.

1, determine the period correction coefficient.

The appraised object evaluates the commercial service land with the set purpose, and the set service life is 40 years, which is consistent with the set service life of the benchmark land price, and there is no need to revise the service life. Namely: KY = 1.

2. Determine the correction factor of the period and date.

The benchmark land price date is 2011July 3 1. After investigation, the land price level of commercial service land on the evaluation benchmark date of 20 1 May 21July 3 1 day is not much different from that of July 20 1 year. Therefore, the correction factor is 0.

3. Determine the floor area ratio correction factor and the allocation ratio of layered land price.

The appraisal object is the commercial service land on the first and second floors, with a plot ratio of 6.0. The plot ratio should be revised according to the whole commercial service land, and then the land price of the appraisal object should be calculated by using the floor land price sharing coefficient. According to the plot ratio correction coefficient of the commercial service land in the county planning area, the plot ratio of the whole plot is revised to1.50+10× 0.01=1.60.

As the appraisal object is the first floor and the second floor of a six-story commercial and residential building, according to the Distribution Table of Average Floor Land Price of Commercial Land in County Planning Area, the land price of the first floor is 52. 15% and the land price of the second floor is 18.92%, so the total land price should be 7 1.07%.

4. Determine the correction value of development degree.

The development degree set by the appraisal object is consistent with the development degree set by the benchmark land price, and there is no need to modify the development degree;

5. Determine the correction coefficient of street corner.

Corner land condition is one of the most important micro-location factors that affect the land price of commercial land. The traffic at the corner is convenient, the traffic and people flow are large, the benefit of commercial land per unit area is much higher than that of other lots, and the land price level is correspondingly high. As the location of the appraised land does not belong to the street corner, there is no need to modify the street corner.

6, determine the parcel depth correction coefficient.

In the same route price segment, although each piece of land is adjacent to the same street, the unit area price of each piece of land will be different because of its different depths, so the route price of standard depth must be revised to the parcel price of different depths. According to the planning data provided by the entrusting party, the land depth of the appraised object is inconsistent with the standard depth, so it needs to be revised.

The appraised object is adjacent to Sheng Xing Road, the main road, and the depth of land facing the street is 20m, and the correction coefficient is determined to be 0.92.

7, determine the parcel area correction coefficient.

The size of the parcel area will have a certain impact on the use of the parcel, which will naturally affect the land price, so the parcel area impact correction should be done. The parcel area of the appraised object is moderate, which is beneficial to land use, and the correction coefficient is 1.02.

8, determine the parcel shape correction coefficient.

The shape of the package also has a certain influence on the use of the package, so it should also be corrected. The appraisal object is rectangular, and the correction coefficient is 1.02.

9, determine the parcel position deviation correction coefficient.

In order to narrow the difference of land price evaluation results on both sides of grade boundary or homogeneous area boundary, the deviation degree of land position of entrusted land is revised, that is, the degree of land geometric center deviating from grade or homogeneous area center, and its calculation formula is:

Where: KP-correction coefficient of parcel position deviation.

Po- the benchmark land price of the grade or similar area where the plot is located.

P-the benchmark land price of the adjacent grade or homogeneous area of the parcel.

R0-the distance from the middle point of the land grade or homogeneous area to the boundary.

R- the distance from the middle point of the land grade or homogeneous area to the center of the parcel.

F- adjustment coefficient of boundary segmentation intensity

According to the field investigation, the location of the plot is moderate and there is no need to rectify it.

(3) Determine the appraisal result.

1, the whole land is the land price of commercial service land.

Unit price = 2620×/kloc-0 /× (1+0 )×1.60× 0.92×1.02×1= 4012 yuan/.

Total land price = 4012× 480 =1925760 yuan.

2. Price of commercial service land on the first and second floors

Unit price = 2620×/kloc-0 /× (1+0 )×1.60× 0.92× (52.15%+18.92% )×1.

Total land price =2852×480= 1368960 yuan.

3. Land price of commercial service land on the first floor

Unit price = 2620×/kloc-0 /× (1+0 )×1.60× 0.92× 52.15 %×1.02×1+0.

Total land price = 2092× 480 =1004160 yuan.

Second, the residential part.

(a) to determine the purpose of the appraisal object and the benchmark land price standard.

The plot is located in Sheng Xing Road, Zhou Nan Town, Nanxian County, with the land grade of Grade II. The land use is residential. According to the Technical Report on Updating Urban Benchmark Land Price in Nanxian County, the plot price number is J209, and the plot price standard is 430 yuan/m2.

(2) Determine the correction coefficient that affects the price of the appraised object.

1, regional factor correction

According to the data collected by appraisers and field investigation, the revised explanation table and correction coefficient table are as follows:

Correction Form of Regional Factors of Appraisal Object

Factor Factor indicates the correction coefficient of advantages and disadvantages.

The distance from Chineydy International Hotel, No.50, Mi You to Business Clothing Center is 3.522 meters.

Traffic condition: Sheng Xing Road (bustling main road) is excellent 2.587.

Infrastructure conditions: the comprehensive guarantee rate of hydropower is 95-98%, with an excellent rate of 2.408.

The distance from public facilities to primary and secondary schools (m) is less than -0.974 when it is more than 800 meters.

Distance to the hospital (m) 1000m or so -0.956.

Distance from cultural and sports facilities (m) 1000 m or worse -0.867.

It is about 500m away from the farmers' market (M), which is worse than -0.9438+0.

The noise pollution of environmental quality is heavier and worse -0.460.

The condition of lakes near the landscape square is worse than -0.779 at 1000 meters.

Excellent flat terrain, 0.796.

The flood level is guaranteed, with 50- 1.358 once in 000.

Population status: the population density is relatively high, which is better: 0.6 17.

Urban planning road planning main road 1.294

Compared with the planned use, the present situation is more applicable and the road is better, 0.587.

Total 7. 142

2, individual factors correction

(1), determine the annual correction coefficient.

The appraisal purpose of the appraisal object is residential land, and the set service life is 70 years, which is consistent with the set service life of the benchmark land price, and there is no need to modify the service life. Namely: KY = 1.

(2), determine the daily correction coefficient.

The benchmark date of benchmark land price is 2011July 3 1. According to the investigation, the land price level of residential land is not much different from the land price level on the benchmark date of 2011July 3 1 day in the area where the appraised object is located. Therefore, the correction factor is 0.

(3) Determine the floor area ratio correction coefficient and the allocation ratio of layered land price.

The appraisal object is residential land with three, four, five and six floors, and the plot ratio of the whole plot is 6.0. The plot ratio should be revised according to the whole plot as residential land, and then the land price of the appraisal object should be calculated by using the floor land price sharing coefficient. According to the plot ratio correction coefficient of residential land in the county planning area, the plot ratio of parcel is revised to1.45+10× 0.01=1.55.

As the appraisal object is the third, fourth, fifth and sixth floors of a six-storey commercial service and residential building, according to the Allocation Rate Table of Average Floor Land Price for Residential Land in County Planning Area, the land price for the third floor is 19.57%, the land price for the fourth floor is 20.34%, and the land price for the fifth floor is 15.6 1%, and the land price for the fourth floor is1%.

(4) Determine the correction value of development degree.

The development degree set by the appraisal object is consistent with the development degree set by the benchmark land price, and there is no need to modify the development degree;

(5) Determine the azimuth correction coefficient.

The orientation of the parcel has a certain influence on lighting and ventilation, and will affect the use of the land, so the orientation of the parcel should be modified. The appraisal object faces south, which is beneficial to land use, and the correction coefficient is 1.05438+0.

(6) Determine the parcel area correction coefficient.

The size of the parcel area will have a certain impact on the use of the parcel, which will naturally affect the land price, so the parcel area impact correction should be done. The parcel area of the appraised object is moderate, which is beneficial to land use, and the correction coefficient is 1.02.

(7), determine the parcel shape correction coefficient.

The shape of the package also has a certain influence on the use of the package, so it should also be corrected. The appraisal object is rectangular, and the correction coefficient is 1.02.

(3) Determine the appraisal result.

1, the whole land is the land price of residential land.

Unit price = 420× (1+7.142 )×/kloc-0 /× (1+0 )×1.55×1.02/

Total land price = 741× 480 = 355,680 yuan.

2, three, four, five, six floors of residential land price.

Unit price = 420× (1+7.142 )×/kloc-0 /× (1+0 )×1.55× 70.28 %×1.02/.

Total land price = 521× 480 = 250,080 yuan.

3, the fourth floor residential land price

Unit price = 420× (1+7.142 )×/kloc-0 /× (1+0 )×1.55× 20.34 %×1.02/.

Total land price = 15 1×480=72480 yuan.

Three. conclusion

(1) Price of comprehensive land for commercial service and residence

Total land price = 355680+1925760 = 2281440 yuan.

Unit price =228 1440÷480=4753 yuan/square meter.

(2) The price of the first floor facade

Total land price = 1004 160 yuan.

Unit price per floor =1004160 ÷ 480 = 2093 yuan/square meter.

According to the allocated land area, the land unit price =1004160 ÷ 80 =12552 yuan/square meter.

(C) the fourth floor residential prices

Total land price = 72,480 yuan

Unit price per floor =72480÷480= 15 1 yuan /m2.

According to the allocated land area, the land unit price = 72480÷80 = 906 yuan/square meter.

Total price of a set of 120m2 residential land on the fourth floor =151×120 =18120 yuan.