房地产估价的市场比较法研究

房地产估价的市场比较法研究专业:结构工程硕士生:王秋丽指导教师:孟周济高工摘要市场比较法较于其它估价方法估价原理简单易懂，最重要的是在估价过程中能直接反映房地产的市场状态，这些特点使其在估价方法体系中成为最简单、最直接、最常用的一种方法，得到国际估价界的公认。我国《房地产估价规范》规定:在有条件的地方必须应用市场比较法来估价土地或房地产价格。本文从理论上对房地产价格的影响因素，房地产估价的内容、原则及特点，市场比较法的应用原理、步骤及应用现状做了深入研究，总结了市场比较法在我国应用过程中存在的主要问题和难点:可比实例选择的随意性，因素修正的主观性、不完备性，交易案例不易得到等，以及目前所采用的市场比较法数学估价模型存在的不科学性和不合理性，急需寻找更科学、更合理的估价模型以及更科学地应用市场比较法估价的途径。本文主要探讨了模糊理论在市场比较法中的应用，在现有房地产估价理论的基础上，结合模糊理论的最新研究成果，建立了市场比较法的模糊数学模型:在修正区域因素和个别因素过程中，采用德尔菲调查法确定价格影响因素指标，在确定某因素隶属于某种特征的程度时引入了隶属函数，在确定权重时引入了层次分析法和模糊上下因素法，在选择可比实例过程中引入了贴近度，在确定最终价格时引入了指数平滑法。最后针对我国估价案例库匾乏的现状提出了引入计算机的建议，就改进算法的研究结果进行了总结，并指出市场比较法是一门与计算机密切相关的方法，应该加大计算机在市场比较法中的应用。关键词:市场比较法德尔菲调查法模糊上下因素法贴近度层次分析法指数平滑法西安建筑科技大学硕士学位论文StudyontheMarketComParisonAPProaehoftheRealEstateAPPraisalSPecialty:StruetureEngineerName:节厄ngQiuliInstrUctor:MengZhoujiABSTRACTThemarketcomParisonaPProach15uulversallyrecognizedasoneofthesimPlest，themostdirectandfrequentmethodsintheintemationalevaluatingsystemofrealestate.Ononehand，comParedwithothermethods，theworkingPrineiPlesofmarketcomParisonaPProachareeasytounderstand:ontheotherhand，itdireetlyrefiectsthesituationoftherealestatemarket.ChinaRealEstateRegulationstiPulatesthatifconditionsPennitted，it15bettertousemarketcomParisonaPProachtoevaluatebothlandandrealestate.theeffeetofrealPriee，thecontent，thePrineiPleandthecharacteristieofrealestate，theutiliZationPrineiPle，thestcPandthePresentconditionsofusingmarketeomParisonaPProaehareanalyzedtheoretically，thedifficultyandtheproblems，thatthechoieeofcomParedexamPlesatwill，thefactorrevisesubjeCtivelyandincomPletely，thechoieeoftransactioneaseuneasyandatPresent，thefuzzythcorymoleofmarketcomParisonaPProachhassomeunseientifienatureandunfairness，whichexitintheProeessofusingmarketcomParisonaPProach，areconcluded.50it15urgenttoseekmoreseientifie，reasonableestimatemodelsandtheProcessofseientificallyusingthemarketcomP硕sonapProaches.ThisartielemaiulydiscussedtheaPPlicationoffuzzytheoryinthemarketcomParisonaPProaeh，andinbaseoftherealestateaPPraisaltheoryandthenewestresearehresultsoffuzzytheory，thefuzzymathematicalmodelofthemarketcomParisonaPProach15established:IntheP代‘essofrevisingtheregionfactorandtheindividualfaetor’Whendeterminingthefactor，whiehinflueneethePriee，theDelPhi15used.Whendetermininghowsimilarthefaeersare，theSubordinationfunetion15used.WhendetermininghowimPortantthefactor15，theA圣IPandFuzzyfactormethodsareused.WhenchoosingcomParedexamPle，thesimilaritydegree15used.Whendeterminingtheultimateeost，theindexmethod15used.FinallyaimedatthePresentsituationoflackingeasesinthestorehous吐inourCountry，西安建筑科技大学硕士学位论文somesuggestionsaregiven，theresearchresultsareeoneluded，andPointoutthemarketcomParisonaPProaChhasacloserelationwithcomPuter，50itshouldenlargetheusingofeomPuterinthemarketcomParisonaPProaeh.Keywords:marketcomParisonaPProach，DelPhi，fuzzyfactormethod，similaritydegree，analytiehierarehyProeess(AHP)，indexsmoothmethod西安建筑科技大学硕士学位论文目录绪论.”””””””””.“““””““”””““..”“”“”””..“““”“”“”””“”..””“二”.““““”””””..”..“.1第1章房地产价格与房地产估价.”.”””:.”””””“””“.”.”””.”..“””””..”.”..““”””“.51.1房地产的概念与特点..............................·······················································……51.2房地产价格......................................................................................··......·······……51.2.1房地产价格的形成....................................·...·········································……51.2.2房地产价格的分类.....................................··，·········································……51.2.3房地产价格的影响因素...................······················································……61.3房地产估价...............................................................................................·.....……61.3.1房地产估价的定义........................................··..·····································……61.3.2房地产估价的特点........................................·········································……61.3.3房地产估价的注意事项..................·..····················································……7第2章房地产主要估价方法及其相关联系..…””“..…”……””二””..”..””..”.””“.….82.1房地产主要估价方法................................·····················································……82.1.1市场比较法......................................................................····....···············……82.1.2收益还原法..............................................................................·············……102.1.3成本法..............................................................……，...............................……n2.1.4假设开发法............................……，...........................................·····..······……122.2房地产的价值标准及四种估价方法的相互联系.......................................……12第3章市场比较法研究的必要性.”””..”””“”二”“““”“..””.““”“..””.””””“.”..“.…143.1市场比较法的综述................................................·······································……143.2传统市场比较法的缺陷..................................·············································……1433市场比较法中新思路的引入.......................................................................……17第4章市场比较法建模的工程数学理论…””“”“””“”““”..””““”““““““..”“””.194.1模糊数学基本概念............................................