How to evaluate the three types of comprehensive land for office, residential and factory buildings?

1. On the one hand, according to Article 12 of the "Interim Regulations on the Assignment and Transfer of Urban State-owned Land Use Rights", the maximum number of years for the transfer of land use rights is determined according to the following uses: 70 years for residential land; 50 years for industrial land. years; 50 years for land used for education, science and technology, culture, health, and sports; 40 years for land used for commerce, tourism, and entertainment; and 50 years for land used for comprehensive or other purposes. At present, the land use rights granted in my country are generally for a maximum number of years. For a piece of land with several uses, if the entire land is treated as a comprehensive land, the residential land can only be used for 50 years. The developer will pay the same amount of construction costs and taxes, but the sales price will inevitably be higher than that for 70 years. The price of housing is low; for home buyers, no matter whether they buy the property at a lower price or not, they are not willing to use their brand-new house 20 years shorter than others. Therefore, if a multi-purpose land includes ordinary residential land, then the entire land is set as a comprehensive land with a transfer period of 50 years, which will be difficult for many people to accept.

2. On the other hand, when cities across the country set benchmark land prices, since the connotation of land prices for comprehensive land is difficult to define, except for a few cities such as Beijing, most places have avoided this issue. Basically, Only the benchmark land prices for commercial, residential and industrial land are determined. Moreover, comprehensive land in Beijing refers to land for office and scientific research, office buildings, convention and exhibition centers, culture, sports and health, etc. It does not include the situation where there are both commercial and ordinary residences in the same land. In this way, the land and resources department does not have a unified benchmark land price for reference when determining the transfer price of comprehensive land. The author believes that the evaluation of comprehensive land prices can be solved in two ways: the separate method and the combined method according to different situations.

a. The classification algorithm

is suitable for situations where the parcel area is large, the uses are clearly differentiated, and it contains ordinary residential land. The specific method is: according to the apportioned land area for different uses in the parcel, separately evaluate the price of commercial, residential and other land within the legal transfer period, and when signing the state-owned land use rights transfer contract and issuing the state-owned land use certificate, note Indicate the allocated land area and service life for each use.

b. Combined method: Applicable to situations where the parcel area is small, the purpose distinction is not obvious, does not include ordinary residential land, or the residential land does not require a 70-year use period. For example, a three-dimensional, multi-level commercial office complex or an apartment with residential buildings above and commercial below occupy a small land area, so the land area allocated to each use is basically the base area of ??the building. In this case, the land cannot be physically divided, and the entire land can be regarded as a comprehensive land, and the transfer period is uniformly set at 50 years.