基于特征价格理论的房地产估价市场比较法研究.docx

随着国民经济的发展，房地产的相关经济活动越来越频繁，对房地产估价的需求也随
之增大。那么，如何精确衡量房地产价值就成为房地产估价的一个永恒话题。房地产估价
的三大基本方法:市场比较法，成本法和收益法，尤以市场法的运用最为广泛，但是这种
评估方法在实际评估运用中过多依赖于评估者的经验，对数理模型运用较少，在实际应用
中，易出现评估价格偏离市场价格的现象。
本文以理论联系实际，定量分析和定性分析相结合的方法，研究如何在房地产估价中
引入特征价格理论，与市场比较法有机结合，建立房地产估价模型。模型弥补了传统市场
比较法的不足，减少了在房地产估价中人为因素的影响，使得评估结果更科学、客观和可
信。
首先，阐述传统的市场比较法，并对传统的市场比较法及在应用中的缺陷进行分析。
其次，引入特征价格理论，研究基于特征价格理论的市场比较法。其中较详细地介绍
特征价格理论的基础、应用条件、应用领域等，分析当前特征价格理论用于我国房地产估
价的可行性，建立房地产估价模型。同时运用统计学理论的研究成果，确定了样本数据的
搜集与选取的原则，计算房地产估价模型的参数。
再次，探讨影响房地产估价的特征因素及量化的方法。在分析影响房地产价格特征因
素后，在查阅大量资料并征询专家意见的基础上，确定各类房地产的价格特征因素，并运
用专家意见法和模糊数学的方法对特征因素进行量化。
最后，以广州市高层住宅为例，阐述房地产估价模型在房地产估价中的具体应用。通
过调查研究，获取广州市住宅房地产交易的大量实际数据，从中筛选研究对象获得特征因
素数据，在计算机上运行SPSS软件，得到广州市高层住宅的估价模型。
关键词:房地产估价;市场比较法;特征价格理论;特征因素
广东工业大学管理学硕士学位论文
Abstract
Alongwithnationaleconomy，5develoPment，followstherealestatetherelated
eeonomieaetivitytobegettingmoreandmorefrequent，alsoinereasestothereal
estateestimate，5demandalongwithit.Regardlessofstemmingfromwhiehkindof
estimategoal，therealestatevalue’5Preeiseweight15aneternaltoPie.Inthereal
estateaPPraisal’5threeessentialmethods，themarketmethodutilization15esPeeially
widesPread.ButthisaPPraisalmethodreliesonexeessivelymuehintheaetual
aPPraisalutilizationvaluator，5exPerience，andit15fewtothemathematiealmodel
utilization.InthePraetiealaPPlieation，it15easytoPresentthePhenomenonofthe
aPPraisalPricedeviationmarketPriee.
ThisartielehasusedtheaPPlytheorytorealitymethod，unifiesthemethodwith
thequantitativeanalysisandthequalitativeanalysis.Tostudieshowtointroducethe
eharacteristiePrieetheoryintherealestateaPPraisal，andeombinedwithmarket
eomParisonaPProachofrealestateaPPraisal.TomakeuPtheinsufficiencyofthe
traditionalmarketeomParisonaPProaeh，andredueethehumanfaetorinflueneeinthe
realestateaPPraisal.SothateancausetheaPPraisalresulttobemoreseientific，tobe
objectiveand15eredible.
Firstly，thePaPerdeseribestraditionmarketeomParisonaPProaeh，andanalyzes
it’5flawsintheaPPlicationasPeet.
Secondl又thearticleintroducestheeharaeteristiePrieetheory，andstudiesmarket
eomParisonaPProachthatbasedontheeharaeteristiePricetheory.Theartiele
introdueesthetheoretiealfoundationofeharaeteristiePrieetheory，theaPPlieation
eondition，theaPPlieationdomainindetailand50on.Andanalyzesthefeasibilityof
theeurrenteharaeteristiePricetheorytouseinoureountryrealestateestimate.And
analyzestherealestateaPPraisaleharaeteristiePrieemodel.Thentheartieleintroduees
theresearchresultsofstatistiestheory，andeonfirmsthemethodtoeolleetthesamPled
data，selectthesamPleddataandeomPuteParametersofeharaeteristicPrieemodel.
Thirdly，theartielediseussesthecharaeteristiefaetorswhiehinflueneerealestate
Abstraet
aPPraisalPrieeandquantifieationmethodofit.Onthefoundationofanalysisinfluenee
realestatePricefactorandtheconsultmassivematerialandseekinformationthe
exPertadviees，theartieledetermineseharaeteristicfactorsofeachkindofrealestate’s
Price，andearriesonthequantifieationthecharacteristicfaetorsusingtheexPert
advieeandfuzzymathematics’method.
Finally，taketheGuangzhouhigh一levelhousingastheexamPle.Theartiele
elaboraesaPPlieationofcharaeteristiePrieemodelinrealestateaPPraisaleonerete.
Throughtheinvestigationandstudy，gainstheGuangzhouhousingrealestate
transactionmassiveaetualdata，sereenstheobjeetofstudytoobtaintheeharaeteristie
faetorsdata.Then，itmovestheSPSSsoftwareontheeomPuter，andobtains
eharaeteristiePrieeaPPraisalmodelofGuangzhouhigh一levelhousing.
Keywords:RealestateaPPraisal;marketcomParisonaPProaeh;eharacteristiePriee
theory;charaeteristicfaetors
川
广东工业大学管理学硕士学位论文
目录
摘要......................................................................................................................……I
目录...............................................................................................……，.............……IV
第一章绪论..........................................................................……，.......................……1
1.1研究背景.....................................................................................................……1
1.2研究的意义.................................................................................................……2
1.3文献综述.....................................................……，.........................................……3
1.3.1国外研究综述.......................................................................……，.........……3
1.3.2国内研究动态.......................................................................................……5
1.4研究的思路、方法与框架.........................................................................……，8
1.4.1研究思路..............................................................................................……8
1.4.2研究的方法..........................................................................................……8
1.4.3本文基本框架.....................................................……，.，.........................……8
第二章传统市场比较法估价方法及缺陷.........................................................……10
2.1房地产估价概述.……，........................................……，................................……10
2.2市场比较法概念.......................................................................................……10
2.3市场比较法的理论依据.........................................................................……，二10
2.4市场比较法的适用范围和应用条件......……，.............................................……n
2.4.1适用范围.............................................................................................……H
2.4.2应用条件......……、...............……，...........……、.，.…，.......……，……‘....……，……n
2.5传统市场比较法的估价步骤与方法.........................................................……12
2.5.1搜集交易案例.....................................................................................……12
2.5.2选取比较案例.....................................................................................……12
2.5.3建立价格可比基础............................................................................……12
2.5.4进行交易情况修正.............................................................................……13
2.5.5进行交易日期调整.............................................................................……14
2.5.6进行区域因素的修正........................................................................……15
2.5.7进行个别因素的修正.........................................................................……15
目录
二二二二二石二二二二二二二二二二二二二二二二二二二二二二二二二二二二二二二二二二
2.5.8求取比准价格......................................···········································，···……17
2.6传统市场比较法的缺陷................................................................……，.....……19
第三章基于特征价格理论的市场比较法.，.......................................................……21
3.1特征价格理论概述..……，.....................................................·····················……21
3.1.1特征价格的涵义......................................···········································……21
3.1.2特征价格理论的基础.........................................................................……22
3.1.3特征价格理论应用的前提条件..........................................................……23
3.1.4特征价格理论在房地产市场上的应用...............................................……25
3.2特征价格理论在市场比较法中的应用分析.............................................……26
3.2.1特征价格理论的应用优势.....................................................……，......……26
3.2.2特征价格理论应用在市场比较法中可行...........................................……27
3.3基于特征价格理论的房地产估价方法与模型..........................................……27
3，3.1选取房地产估价价格的特征因素，二，，…，，.，……，，…，.，.，.，二，.，.，.，二，，.，，.，......……28
3.3.2选择适用的函数形式.........................................................................……29
3.3.3搜集与选取样本数据............……，......................................................……31
3.3.4计算应用参数值...................................··············································……34
3.3.5检验模型............................................................................................……35
3.3.6确定模型结果....................................……，..........................................……36
第四章影响房地产评估价格的特征因素及量化...............................……，.......……37
4.1特征因素的分析..........................................·············································……37
4.1.1时间因素............................................................................................……38
4.1.2区域因素............................................................................................……38
4.1.3个别因素............................................................................................……40
4.2不同类型房地产的特征因素..................................................................……，.42
4.2.1房地产的分类.....................................................................................……42
4.2.2各类房地产的特征因素.....................................................................……43
4.3特征因素的量化....................................···················································……47
第五章实例一广州市高层住宅的评估..................……‘...................................……51
5.1确定影响广州高层住宅评估价格的特征因素..........................................……51
5.2获取数据并量化.................……，..................·············································……51
广东工业大学管理学硕士学位论文
5.2.1研究对象的选取.................................................................................……51
5.2.2数据的获取途径.................................................................................……51
5.2.3特征因素指标的具体量化..................................................................……53
5.3确定具体估价模型...................................................................................……54
5.3.1用逐步回归法得出影响较大的特征因素...........................................……55
5.3.2用强行回归法求取模型结果..............................................................……56
5.4广州市高层住宅估价模型的应用.............................................................……61
结论...................................................................................……，.........................……62
参考文献............................................................................................................……64
攻读学位期间发表的论文.................................................................................……68
独创性声明...........................................................................................·············……69
致谢..................................................................................……，..........................……70
附录...............................................................................……，.............................……71
Contents
Contents
Abstract........……，..................................……，........................................................……11
Contents.........................................................................................……，........……，二Vll
ChaPter1Introduction..........................................................................................……1
1.1Researchbackground...................................................................................……1
1.2Researchsignificance..................................................................................……2
1.3Literaturereview.........................................................................................……3
1.3.1Summaryofstudyabroad..............……，..................................................……3
1.3.2Dynamicdomesticrese盯ch...............................................……，..............……5
1.4Researchideas，methodsandframework.......................................................……8
1.4.1Researchideas.，.....................................................................................……8
1.4.2Researchmethods..................................................................................……8
1.4.3Thebasicframework....................……，......……，..……，..…，.......................……8
ChaPter2TraditionalMarketcomParisonaPProachanditsflaws.......................……10
2.1Realestateestimateoutline........................................................................……10
2.2Marketcomparisonapproachconcept........................................................……10
2.3Marketcomparisonapproachtheorybasis..................................................……10
2.4MarketeomParisonaPProaehaPPlieablescoPeandaPPlieationeondition...……11
2.4.1Apphcabfesc0pe...................................................................................……11
2.4.2Apphcationc0nditi0n............................................................................……11
2.5TraditionalMarketeomParisonaPProaehestimatestePandmethod...........……12
2.5.1C0llectetransactioncase......................................................................……12
2.5.2Selectecomparisoncase.......................................................................……12
2.5.3Theestabhshmentpricemaycompare..................................................……12
2.5.4Transactionsituationrevision..............................................................……13
2.5.5Transactiondaterevision.....................................................................……14
2.5.6Regionfactorsrevision........................................................................……15
2.5.7Indiv记ualfactorsrevision...................................................................……15
Vll
夕
广东工业大学管理学硕士学位论文
2.5.8TheeomPutationeomParestheaceuratePriee......................................……17
2.6TraditionalMarketcomParisonaPProachflaws.......................................……，二19
ChaPter3BasedoneharacteristiePricetheoryMarketeomParisonaPProaeh......……20
3.1CharacteristicPricetheoryoutline............................……，..........................……21
3.1.1Ch盯acteristicpriceimplication...........................................................……21
3.1.2Ch盯acteristicpricetheoryfoundation.................................................……22
3.1.3CharaeteristiePricetheoryaPPlicationPrerequisite.............................……23
3.1.4CharacteristiePricetheoryinrealestatemarketaPPlieation................……25
3.2CharacteristiePricetheoryinmarketcomParisonaPProaehaPPliedanalysis.…26
3.2.1CharacteristiePricetheoryaPPlieationsuPeriority...............................……26
3.2.2CharaeteristicPricetheoryaPPlieationinMarketeomParisonaPProaeh
feasible.........................................................................................................……27
3.3ThemethodandmodelofRealestateestimatebasedoneharaeteristiePriee
theory.........................……，…，.，.…，...................................................................……27
3.3.1SeleeterealestateestimatePrieeeharaeteristiefactors........................……28
3.3，2Choicesultablefunctionform..............................................................……29
3.3.3Collecteandselectesampleddata............……，.....................……，.........……31
3.3.4ComPutateaPPlicationp盯ametervafue................................................……34
3.3.5Examinatiemodel...............……，..........................................................……35
3.3.6Definitemodelresult...........................................................................……36
ChaPter4InflueneerealestateestimatePriceeharaeteristiefaetorsandquantifieation
……，......................