【作者】 赵栋；

【导师】 孙旭；

【作者基本信息】 内蒙古农业大学 ， 水土保持与荒漠化防治， 2007， 硕士

【摘要】 由于我国房地产业起步较晚,土地市场上的评估思想和评估方法还不成熟,估价结果可信度较低[1,2],土地市场面临着急需探求一种科学、有效的评估方法的难题。GB《房地产估价规范》5.1.4:有条件选用市场比较法进行估价的,应以市场比较法为主要的估价方法。本文正是以上述问题的解决为目标,对现行市场比较法做了彻底剖析,认为其在实际运用中存在着一个主要问题:主观化,即过度依赖于价格评估人员的主观经验,这不仅使估价结果显得不可靠,更有可能引发道德风险,不利于整个土地市场的规范与发展。因此,本文基于模糊综合评判思想建立了市场法估价定量分析模型:首先,认为对某土地市场价格影响的因素是多而复杂的,建立了客观合理的价格评估指标体系;其次,采用层次分析法(Analytic Hierarchy Process)对评估类型地产的各个影响因素权重进行合理的确定;再次,采用模糊综合评判(Fuzzy Comprehensive Evaluation)对各个可比实例进行科学评判;最后,采用模糊模式识别中的贴近度来确定可比实例与估价对象的相似程度继而来求取最后的比准价格。同时对模型应用的可行性以实证分析来验证,结论为:应用模型估价能明显提高估价精度。通过市场法比较法定量分析模型的建立来减弱人为因素的影响,试图为地价评估工作打开新思路,探求出一种科学、有效的评估方法。更多还原

【Abstract】 As the beginning of the Chinese real estate industry was late, the ideology and method about land appraisal are not mature. Some reliability of appraisal is lower, and land market was forced search for a scientific and effective method to solve these problems. GB《Code for Real Estate Appraisal》5.1.4:If there was a possibility to select Market Comparison Approach, it should be made as the main method.This study is based on how to solve the above problems. With analyzed the actual Market Comparison Approach, we found the problem in actual use is depending on objective view of assessors too much. It will make the result of valuation not credible, but also bring morality risk. These could not make the development of real estate market normative. Therefore, this study found a Market Approach of Valuation Quantitative Analysis Model based on Fuzzy Comprehensive Evaluation ideology. First of all, to be considered that some land price is influenced by many complicated factors, it has established an objective and reasonable system in price valuation index. Second, it confirmed the weight of factors which influence the type of land by AHP. Moreover, the comparable example was valued scientifically by Fuzzy Comprehensive Evaluation. Finally, it confirmed the similitude of comparable examples and valuing subject by the approximation in Fuzzy Patten identification, and computed the final standard system. Then, the feasibility of model was examined by certified conclusion, and drew a conclusion that it was more exact to value by application model than by market comparison approach.The establishment of market comparison approach valuation can degrease the human factors, we try to make new ideology in the valuation on real estate and search for a valuing method that is scientific and effective.更多还原