摘要
房地产业是我国第三产业的重要组成部分，它的发展带动了50多个相关行业的快速增长，对发展我国国民经济、提高人民的居住水平有着举足轻重的作用。居民住房是人们赖以生存和发展的最重要也是最基本的条件，在房地产被炒的越来越热的今天，越来越多的广大人民群众也开始时时刻刻关心房产走势的问题，房地产业已经成为社会生产和生活不可缺少的要素之一，而房产的价格俨然成为人们必不可少考虑的重点。评估行业的发展也是顺应了房产行业发展的需要，对稳定房产市场和法律的有效实施都起到了一定的积极作用。
随着房地产行业支柱地位表现的越来越明显，房产价格在市场中的杠杆作用也越来越突出。房产估价作为一种以房产价格的经济性鉴证为主的行业，主要用来保障房产交易中的各方权益，在房产市场中起着“经济警察”的作用。人们出于租赁、抵押、买卖或是转让的目的，需要依靠评估机构给出的参考价格来进行决策。离开了它，房产市场就难免失去其公平性，而缺乏公平性的竞争，就不会有稳定的市场秩序。
因此，合理地评定房地产价格，对于促进国民经济的发展具有重要的现实意义。
本文首先从研究的背景、意义及国内外的研究现状出发，进而对市场比较法的理论依据、适用对象、假设前提、限制条件以及操作程序等方面进行简述，旨在确保在运用市场比较法时能以理论为依据避免不必要的问题，准确无误地获取估价结果。其次，从微观和宏观两个方面分析影响房产评估价格的因素，其中涉及的因素主要包括有：利率、汇率、居民收入水平、交通条件、物业设施、居住环境等。所有影响因素会通过市场调查取得的汇总数据，采用多因素分析的方法，借助SPSS软件分析得出影响程度大小，进而赋予其权重系数用于评估对象因素的修正中。接下来是市场比较法在实际案例中的计算操作，重点通过对选取可比实例价格的修正，得出比较基准价格，并在此基础上得出最终的评估价格。对于评估结果与实际价格之间的差异会给出一定的分析和解释。本文的最后会对整个方法运用中的不足做一个简单的阐述，也会针对这些不足提出一些合理的建议。
关键词：市场比较法，房产价格，影响因素 .
ABSTRACT .
Real estate is an important part of the tertiary industry. Its development led to the rapid growth ofmore than 50 related industries, which plays an important role in the development of our national economyand improving the living standards of the people. Residential housing is the most important and basicconditions for people's survival and development. Today, when estate is getting popular and popular, moreand more people begin to concern about the trend of real estate. Real estate has been one of the elements ofsocial production and life indispensable. Then the price of real estate is becoming the key point in whatpeople consider about. Industry of valuation follows the needs of real estate's developing in some degree.
All of this has showed a positive effect to stable the marketing of real estate and carry out laws effectively.
With the pillar position of real estate industry pillar position becoming more and more outstanding, theimportant effect of real estate's price also be more valued by people at the same time. The valuation of realestate is used to protect the interests of all parties from real estate transactions, as an industry which mainlydominated serve for economic identify. It plays the role of “economic police ”in the real estate market.
People need the result given by the organization of valuation to make a decision, when they have thepurpose of renting, mortgage, transaction and so on. Without it, the market will inevitably lose the equity ofitself. The market will develop with an unstable order, if it is lack of fairness and competition. Therefore, areasonable assessment of real estate prices has important practical significance to promote the developmentof national economy.
Firstly, this article will introduce the background, the significance of the study at home and abroad.
Then some theoretical basis, assumptions, limitations and operating procedures about the marketcomparison approach will be outlined in brief, which aims at avoiding unnecessary problems when usingthis approach. In this way, people can have a more accurate result. Secondly, some factors that affect theprice of real estate will be analyzed from both the horizontal and vertical. These factors are mainly aboutthe environmental factors, such as mortgage interest rates, exchange rates, transportation, living facilities,living environment and so on. All factors which be got from the marketing research will be summarizedand analyzed through the approach of multifactor analysis. This process needs the assistance of SPSS.
According to the analyzed results, each elements will be determined its importance, which is helpful to theadjustment about similar property. Next is actual operating, that is calculating. In this part, the focus isfigure out the based prices through adjusting the effects caused by important elements. Once this step iscompleted, the final result can be calculated. Of course, the difference between the conclusion of value andthe real price will be explained and analyzed. Finally, the shortages about the application of the marketcomparison approach can be showed simply. Certainly, this article will show some reasonable suggestionsto solve these problems.
Key words:Market comparison approach, Price of real estate, Influenced elements .
目 录
摘要
ABSTRACT
1绪论
1.1研究背景及意义
1.2国内外研究现状
1.3研究内容及方法
1.4研究思路和创新点
2居民住房及评估方法概述
2.1评估居民住房的理论研究
2.1.1居民住房的概念
2.1.2居民住房评估的特点
2.1.3评估居民住房的目的
2.2评估方法的阐述与分析
2.2.1估价方法的概述
2.2.2估价方法的研究
2.2.3评估方法的比较
2.3市场比较法的基本理论
2.3.1市场比较法的应用与限制条件
2.3.2市场比较法应用的技术路线与程序
3影响居民住房价格的因素
3.1宏观环境影响的分析
3.1.1利率
3.1.2汇率
3.1.3政策的宏观调控
3.1.4居民的收入水平
3.2微观环境影响的分析
3.2.1交通条件和环境质量
3.2.2生活服务设施与设备
3.2.3朝向与楼层
3.3多因素分析法的运用
3.3.1调查数据搜集及整理
3.3.2数据的分析
3.3.3权重的确定
4案例分析
4.1背景介绍
4.2价值评估过程
4.2.1选取可比实例
4.2.2影响因素的修正
4.2.3求取比准价格
4.3评估结果分析
4.3.1评估结果的不足之处
4.3.2对不足的修正
4.4成本法的运用
4.5两种方法的分析比较
5总结
5.1市场比较法运用的特殊性
5.2运用市场比较法存在的问题
5.3针对问题的改进措施
参考文献
附录
致谢
