What are the conditions for using the benchmark land price coefficient correction method?

『一』 Introduction to the Benchmark Land Price Coefficient Correction Method

The Benchmark Land Price Coefficient Correction Method is a method that provides an objective basis for *** to collect land taxes and fees. method.

『二』What is the benchmark land price correction method in asset evaluation

The benchmark land price coefficient correction method uses the urban benchmark land price and the benchmark land price correction coefficient table and other evaluation results, in accordance with the principle of version substitution. , compare the regional conditions and individual conditions of the parcel of land to be valued with the average conditions of the area where it is located, and select the corresponding correction coefficient to correct the benchmark land price according to the correction coefficient table, and then calculate the valuation period of the parcel of land to be valued. price method.

The formula for the correction coefficient of the benchmark land price is:

Land price = the level benchmark land price of the area where the parcel to be valued is located × (1 the sum of the regional factors that affect the land price and the correction coefficients of individual factors) × Date correction coefficient × Floor area ratio correction coefficient × Land use period correction coefficient ± Development degree correction

『三』 Benchmark land price coefficient correction method of benchmark land price coefficient correction method

Use grade or regional benchmark land price to evaluate the parcel land price. When evaluating the parcel land price using grade or regional benchmark land price, the benchmark land price coefficient correction method is to analyze the influencing factors of the parcel land price to be estimated and use the parcel land price correction coefficient to calculate the land price for each parcel. This is a method of estimating the objective price of land to be appraised by revising the benchmark land prices for land of the same grade or in the same area for similar purposes that have been published by cities and towns. The basic formula is as follows:

V=V1b×(1±∑Ki) ×Kj In the formula: V: land price

V1b: land for a certain purpose at a certain land level Base land price

∑Ki: Land price correction coefficient

Kj: Valuation date, floor area ratio, land use life and other correction coefficients a. Collect relevant base land price information;

b. Determine the benchmark land price for similar uses in the level (region) of the parcel to be valued;

c. Analyze the factors affecting the land price of the parcel to be valued, and compile the land price of the parcel to be valued Influencing factor condition description table;

d. Based on the parcel land price influencing factor indicator table and the benchmark land price coefficient correction table, determine the correction coefficient of the parcel land price to be estimated;

e. Carry out Valuation date, floor area ratio, land use life and other modifications;

f. Find the land price to be appraised.

7.2.2.2 Use route price evaluation

Using route price to evaluate the land price is to make in-depth corrections based on the known route price and based on the conditions of the parcel. Parcel shape correction, width correction, width-to-depth ratio correction, floor area ratio correction, etc.

Parcel land price calculation formula:

V=u×dv×K1×K2×…×Ki …×Kn (59)

In the formula: V: land price to be estimated

u: route price

dv: depth index

Ki: Other correction coefficients (i=1-n) are suitable for *** areas where the benchmark land price has been announced and the benchmark land price correction system is relatively complete. It can carry out parcel land price assessment in large quantities in a short period of time. It is generally not used as the main assessment method in parcel land price assessment, but as an auxiliary method.

『四』What two methods are generally used in land valuation methods? Is the benchmark land price coefficient correction method used more often?

Land valuation includes the cost approximation method, the benchmark land price correction method, and the market comparison method. , income method, etc.

The benchmark land price correction method is often used

"五" How to calculate the date correction coefficient in the benchmark land price coefficient correction method

The benchmark land price correction method The correction method is one of the important applied valuation methods in land valuation in China. It uses the urban benchmark land price and the benchmark land price correction coefficient and other valuation results, and according to the substitution principle, combines the regional conditions and individual conditions of the parcel to be valued with the area in which it is located. A valuation method that compares the base land price with the average conditions and selects the corresponding correction coefficient to correct the benchmark land price according to the correction coefficient table, thereby obtaining the price of the parcel to be valued on the valuation base date. 1 Use level or regional benchmark land price to evaluate the benchmark land price (1) Basic formula When using the level or regional benchmark land price to evaluate the parcel land price, the benchmark land price coefficient correction method is to use the parcel land price correction coefficient through the analysis of factors affecting the parcel land price to be estimated. , a method of revising the published benchmark land prices of land of the same grade or area for similar uses in various cities and towns, and estimating the objective price of the land to be valued. The basic formula is as follows: V=V1b×(1±∑Ki)×Kj (58) In the formula: V: land price V1b: benchmark land price of land for a certain purpose at a certain land level ∑Ki: parcel land price correction coefficient Kj: Valuation date, floor area ratio, land use life and other correction coefficients (2) Procedure a. Collect relevant benchmark land price information; b. Determine the benchmark land price for similar uses in the level (region) of the parcel to be valued; c. Analysis For the factors affecting the land price of the parcel to be appraised, prepare a conditional description table of factors affecting the land price of the parcel to be appraised; d. Based on the indicator table of factors affecting the land price of the parcel and the correction table of the benchmark land price coefficient, determine the correction coefficient of the land price of the parcel to be appraised; e. Make other corrections such as valuation date, floor area ratio, land use period, etc.; f. Find the land price of the parcel to be valued. 2 Use route price evaluation to use route price to evaluate the parcel land price. Based on the known route price and based on the parcel's own conditions, the depth correction, parcel shape correction, width correction, width-to-depth ratio correction, and floor area ratio correction are performed. The formula for calculating land price of equal parcels: V=u×dv×K1×K2×…×Ki…×Kn (59) In the formula: V: land price of parcel to be estimated u: route price dv: depth index Ki: other correction coefficients ( i=1-n) Correction system, compilation and calculation 1. The calibrated land price is based on the benchmark land price and is calculated based on the correction coefficient of the influencing factors of the commissioned land parcel and other conditions. Influencing factors: including use, floor area ratio, road (street), sea (river), park, square, public green space, width-to-depth ratio, and service life. 2. The calculation formula for the demarcated land price of developed land in the city’s built-up areas and development zones is: the demarcated land price for commercial and comprehensive land = benchmark land price × floor area ratio correction coefficient × service life correction coefficient × purpose correction coefficient × width-depth ratio correction coefficient x road frontage (street ) Correction coefficient for green spaces near the sea (river), parks, squares, and public roads. Calibrated land price for residential land (villa) = base land price × floor area ratio correction coefficient × service life correction coefficient × purpose correction coefficient x residential land parcel price correction coefficient. 3. Townships (towns) outside the urban area *** The formula for calculating the benchmark land price within the built-up area is: Calibrated land price = Benchmark land price × Floor area ratio correction coefficient The road (street) is adjacent to the sea (river), park, square, and public green space correction coefficient. 4. The calculation formula for the apportioned land price of commercial paved buildings facing the road (street) is used for commercial and residential buildings and comprehensive buildings: the apportioned land price of commercial paved buildings = the comprehensive-use calibrated land price of the plot × the corresponding correction coefficient × the apportioned land area. 5. If the land price needs to be paid to increase the land use period, the supplementary payment standard is: increased land use period/the number of years with a correction coefficient of 1 for the use × the denominated land price for the use. 6. If the land use period is changed from high use to low use and the land use period is increased and the land price needs to be paid back, the supplementary payment standard is the number of years to increase the land use period and the use correction coefficient is 1 x the low-use land price x 40. 7. Industrial land demarcation The land price calculation formula is: calibrated land price = benchmark land price × service life correction coefficient x road correction coefficient.

8. Industrial land includes industrial warehousing and other land, and its commercial warehousing land will be charged an additional RMB 50 based on the industrial benchmark land price. 9. The formula for calculating the calibrated land price for agricultural land is: calibrated land price = benchmark land price × service life correction coefficient. 10. The demarcated land price of specific parcels in towns and villages adjacent to built-up areas or development zones can be evaluated with reference to the benchmark land prices in built-up areas and towns respectively, and then the weighted values ??can be used to determine the parcel's demarcated land price. 11. For the parcel of land originally approved for transfer, if the use is changed after approval, and the land price for the new use is higher than the original land price, the land price must be repaid. The repayment standard shall be based on the land price after the change of use minus the original use on the same assessment period. If the land price is increased and the floor area ratio is increased, and if you go to the land department to complete the formalities before construction in accordance with the provisions of the Urban Real Estate Management Law, the land price will be recalculated based on the new floor area ratio and the land price difference will be paid. If additional formalities are completed after completion, the land price for the increased construction area will be calculated based on the floor land price at the time of the original transfer. 12. For projects constructed for commercial, residential or mixed use, if the land area (or allocated land area) for commercial use is larger than the land area for other uses, it will be assessed as commercial use, otherwise it will be assessed as comprehensive use. 13. When evaluating land parcels adjacent to parks, squares, and public green spaces (large areas), the impact of parks, squares, and public green spaces on the parcels and the increase in land value should be considered. 14. For the parking lot land and greening and beautifying land used by the hotel (newly acquired and transferred separately), the land price will be calculated at 40% of the original land price for the hotel. For the greening land and parking lot land used for other purposes (excluding public buildings) ***The green land is sold separately), and the land price of the land is calculated at 40% of the original land price. 15. The benchmark land price of gas stations in the city and adjacent urban and rural areas: 400,000 yuan for a store in the city and 350,000 yuan for a land adjacent to a built-up area and a township. 16. When evaluating the land use for refrigeration plants, gas stations, and parking lots, the correction factor for the floor area ratio of refrigeration plants and gas stations is between 0.8 and 0.9. 17. The floor area ratio correction coefficient of projects such as resorts and hotels built in Haipo Tourism Development Zone, Luhuitou Tourism Development Zone, Yalong Bay National Resort and other scenic tourist attractions will be calculated based on the villa floor area ratio correction coefficient. 18. For plots on both sides of the same road (street), the land price should be calculated based on the benchmark land price of the same area (higher rather than lower). Part 4 Land Price Policy 19. When transferring the land uses stated in the original land certificate (such as storage land, industrial land, agricultural land, etc.), they should be evaluated according to the planned use or actual use. 20. According to local industrial policies, the industries that can be transferred at a preferential transfer price are tourism industry, high-tech industry, tourism agricultural projects and infrastructure projects, etc. (1) Tourism industry. In order to introduce funds, accelerate the economic construction of our city, and promote the development of tourism, the municipal government will transfer the land use rights in the tourist resort development zones determined by the national or provincial level to developers in tracts according to the national economic macro-control and our country. The minimum transfer price will be determined based on the city’s economic development. Generally, the denominated land price for land use rights transferred into a piece of land is composed of land rent. The land acquisition fee, management fee, relocation and resettlement fee and related taxes and fees are paid by the developer according to the actual amount. (2) Land for high and new technology (industrial) projects. For high-tech projects that are at the national advanced level and have a role in promoting the development of Sanya City, the land price denominated for industrial land can be reduced or exempted. (3) For the land used for tourism agricultural projects, the agricultural land part shall be charged according to the demarcated land price of agricultural land. However, public supporting facilities (referring to public housing for employee accommodation) shall be built with a floor area ratio of less than 0.005. The non-agricultural land part shall be charged according to different uses. Calibrated land price is charged. The land area used is calculated based on the floor area ratio, that is, land area = building area - floor area ratio. (4) For golf course project land, the portion of golf course land will be charged according to the demarcated land rent for golf course land, but it is allowed to build public supporting facilities with a floor area ratio of 0.01 or above. The portion exceeding 0.01 will be charged at the denominated commercial and residential land price. receive. 21. Under the following circumstances, preferential land rent will be given. (1) For land used for projects such as schools (kindergartens) and hospitals (excluding convalescence and rehabilitation centers) that are not funded by the city’s financial appropriations, the land rent can be reduced by 40%.

(2) Land for high-tech and new scientific research projects certified by national or provincial science and technology departments will be given preferential land rent exemptions depending on the size of the investment. (3) Profitable municipal public facilities, including land for water supply, power supply, telecommunications and other infrastructure, and land for transportation supporting facilities, shall be calculated and charged according to the demarcated land rent for industrial land. (4) Land used for farmers’ markets will be evaluated based on commercial land prices and a 30% discount will be given based on the nominal land rent.

"Lu" Factors to be corrected in the benchmark land price coefficient correction method

Multiple choice question? Generally speaking, it is ABC

"Qi" Benchmark land price coefficient correction method How to calculate the period correction coefficient in

The basic formula is as follows:

V=V1b×(1±∑Ki) ×Kj where:

1. V: land price.

2. V1b: The benchmark land price of a certain land at a certain land level.

3. ∑Ki: Land price correction coefficient.

4. Kj: Valuation date, floor area ratio, land use period and other correction coefficients.

This formula is suitable for *** areas where the benchmark land price has been announced and the benchmark land price correction system is relatively complete. It can carry out parcel land price assessment in large quantities in a short period of time. It is generally not used as the main assessment method in parcel land price assessment, but as an auxiliary method.

(7) Extended reading on the conditions for use of the benchmark land price coefficient correction method:

The updating and balancing of benchmark land prices is a highly applicable task. The urban benchmark land price is determined by the relevant departments of land management through scientific methods. It mainly plays the following functions:

1. Shows the development of urban land in China There are various economic benefits that can be generated during the utilization process, and it also shows the quality of urban land according to price standards.

2. Provide a basis for governments at all levels to transfer land use rights for a fee, and also provide a reference basis for the transfer of land use rights between land users.

3. The benchmark land price levels for various price zones and different uses also help the country strengthen the management of the land market, realize the rational allocation of land resources, and maximize the economic and social utility of limited urban land. conditions.

4. Provide objective basis for *** to collect land taxes and fees. The benchmark land price can provide the main basis for the collection of land use tax. It can also provide an important method for calculating the value-added amount for the collection of land value-added tax.

5. The state and governments at all levels can formulate flexible land price policies based on benchmark land prices, guide or control various economic and social activities through land price differences and adjustments, and implement urban rules and economic development strategies. and industrial policy.

6. The establishment of benchmark land prices can further promote the establishment and improvement of the land price system, and is also conducive to further improving China's national economic statistics and accounting system.

『8』Why are the service life correction coefficients of the cost approximation method and the benchmark land price coefficient correction method different?

The life coefficient source of the cost approximation method is generally from an indefinite correction to a commissioned estimate The remaining useful life of the parcel, for example, revised from indefinite to 45 years. However, the benchmark land price depends on the connotation of the benchmark land price itself. Nowadays, the benchmark land prices published by *** generally have a limited period, such as 50 years for industry, 40 years for business, and 70 years for residential. In this way, when the period is revised, the benchmark land price must be adjusted from the benchmark land price. The limited period is revised to the actual life of the assessed parcel, for example, industrial land is revised from 50 years to 45 years.

『九』 Can the assessed price of land be lower than the benchmark land price? What is the legal basis?

The assessed price of land can be lower than the benchmark land price

1 , According to the explanation of the benchmark land price, "The benchmark land price is the initial price of land, which is the average price of state-owned land use rights announced by the people's government at the city, county and above levels." Since it is the average price, for a single piece of land, naturally There are prices above this and prices below this.

2. According to the current land assessment methods, it can be seen that there are many factors that affect the land assessment price, which are related to the benchmark land price, but there is no requirement that it cannot be lower than the benchmark land price.

(1) Benchmark land price correction method

The benchmark land price coefficient correction method uses the urban benchmark land price and the benchmark land price correction coefficient table and other evaluation results. According to the principle of substitution, the land parcel to be valued is This method compares the regional conditions and individual conditions with the average conditions of the area where it is located, and selects the corresponding correction coefficient to correct the benchmark land price according to the correction coefficient table, and then calculates the price of the parcel to be valued on the valuation date.

According to the "Urban Land Valuation Regulations" and the local benchmark land price report, the calculation formula for the benchmark land price coefficient correction method to evaluate the land price is:

The formula for the benchmark land price correction coefficient method = benchmark Land Price /p>

K2——Period correction coefficient

(2) Cost approximation method

The cost approximation method is based on the sum of various expenses incurred in developing land. The valuation method is based on, plus certain profits, interest, taxes payable and land value-added income to determine the land price.

The basic calculation formula is:

Land price = land acquisition fee, relevant tax, land development fee, investment interest, investment profit, land value-added income

(3) Market Method

The market comparison method is to compare the land to be valued with similar land transaction examples that have occurred in a relatively recent period, correct the relevant factors, and obtain the land price of the land to be valued at the time of valuation. method.

『十』How to calculate the correction coefficient of the development degree of the base land price

Your question is ambiguous.

If it is the correction coefficient of the base land price In the law, how to correct the degree of development.

1. In the benchmark land price, the cost of each pass and leveling is generally listed separately. If it is mainly pre-correction or post-correction, the regulations should be ( Base land price - development degree correction) * other correction coefficients, but considering that in marginal areas, the land price is close to the basic cost price, and if the development cost is high, if the above method is used to correct it, the valuation result will be too low, the land price can be considered =Benchmark land price*Correction coefficient-development degree

2. If there is a correction coefficient in the benchmark land price system, make the correction directly. No other separate correction is required.

If it is calculated As for the correction coefficient of the development degree in the benchmark land price

1. The first method is to investigate the overall cost of infrastructure in the area, spread it evenly into the land area, and then calculate the respective prices.

2. If it is a coefficient, it is more complicated. The degree of development is used as a factor to calculate the correction coefficient. Delphi scoring is used to determine the weight and then calculate the correction coefficient