首页 理论教育 《城镇土地估价规程》概述

《城镇土地估价规程》概述

时间:2023-11-18 理论教育 版权反馈
【摘要】:《城地规程》适用于城市规划区范围内建设用地的“基准地价”和“宗地地价”评估。土地所有权价格评估主要体现在农村集体土地所有权转为国家土地所有权方面。宗地地价评估基本方法均适用城市国家土地所有权价格的评估。土地使用权转让价格评估,应按公开市场原则采用收益还原法、市场比较法、假设开发法、成本法和基准地价系数修正法评估,其价格是正常的市场价格。

一、《城镇土地估价规程》概述

《城镇土地估价规程》(GB/T18508-2001)(以下简称《城地规程》)制定的目的是为了规范土地估价行为,统一估价程序和方法,做到估价结果客观、公正、合理,《城地规程》是根据《中华人民共和国城市规划法》、《中华人民共和国城市房地产管理法》、《中华人民共和国土地管理法》等法律、法规的有关规定而制定的。

《城地规程》适用于城市规划区范围内建设用地的“基准地价”和“宗地地价”评估。独立工矿区、城市规划区外的成片开发区和国家重点基础设施建设用地、农村乡镇企业建设用地的土地估价也适用该《城地规程》。

与《房地产估价规范》相比较,二者的估价方法及其估价技术路线大体上是一致的,然而在《城地规程》中针对土地估价更加具体、详细地阐述了各类用地城镇宗地估价、评估及不同土地权利的宗地价格评估。

(一)各类用地宗地价格评估

1.居住类宗地价格评估

居住类用地包括独立住宅用地、高档公寓用地、普通住宅用地、简易住宅用地。由于各类居住用地价格影响因素(包括一般影响因素、区域影响因素、个别影响因素)各不相同,所以要首先确定影响不同类型居住用地价格的主要因素,并作详细的分析,要针对不同类型居住用地的特点选择适当的估价方法。

2.商业金融业用地宗地价格评估

商业金融业用地包括金融保险业用地、办公服务类用地、综合商厦类用地、普通零售店类用地、旅游娱乐类用地。在评估过程中,首先确定影响商业金融业用地价格的主要因素及不同类型商业金融业用地价格的影响因素,分用地类型对具体的影响因素作具体分析,并选用适当的估价方法。商业金融业用地估价宜采用市场比较法、收益还原法、剩余法(假设开发法)和基准地价系数修正法。

在商业金融业用地宗地价格评估过程中:商业金融业用地估价参数的确定,应充分考虑估价对象的特点及土地收益水平;确定还原利率时,应考虑各类商业金融业用地的投资风险差异;确定投资利息率时,应考虑不同项目的开发周期差异;确定投资利润率时,应考虑不同项目的投资风险与开发周期差异。

3.工业、仓储用地宗地价格评估

工业、仓储用地主要有:矿井、矿区用地;传统制造业、电力、煤气及水的生产和供应用地;邮电、高新技企业用地;仓储业用地等。评估过程中首先应确定影响工业、仓储用地价格的主要因素及影响不同类型工业、仓储用地的因素,对每种类型工业、仓储用地价格的影响因素作重点分析,并选择适用的评估方法。工业、仓储用地估价宜采用市场比较法、成本逼近法和基准地价系数修正法。

此外,在评估过程中,主要参数的确定要考虑不同行业类别的特点及土地收益水平。确定投资利息率时,应注意不同类别工业、不同建设规模对开发建设周期的影响;确定投资利润率时,应注意不同类别工业的投资风险、资金利润率以及净收益在各生产要素间分配比例的差异;确定土地增值收益率时,应注意区别不同工业土地增值的客观差异;确定土地还原利率时,应注意不同工业项目间客观存在的投资风险及市场利润差异。

4.交通用地宗地价格评估

交通用地指铁路、公路、管道运输、港口码头和机场等交通运输及其附属设施等用地。

一般线路道路用地可采用道路贡献法、成本逼近法、市场比较法、收益还原法等方法估价。其中道路贡献法,是利用道路对周围各类用地的贡献,用各类用地的平均价格来估算道路价格的方法。有独立权属单位的高压线走廊、管线(输油管、排污管、天然气管等)等用地价格的评估参照线状交通用地评估方法评估。机场、码头、车站、编组站等面状交通用地价格可采用基准地价修正法、成本逼近法、收益还原法评估。

5.综合用地宗地价格评估

综合用地指集办公、商住(公寓)、餐饮、购物、娱乐于一体的现代化综合大厦或大厦群用地。

综合用地价格评估方法,可选用收益还原法、市场比较法、剩余法和基准地价系数修正法。综合用地价格评估的关键是正确把握同一建筑物中各不同利用部分的权重及各部分之间的相互作用。综合用地价格评估不能简单等于各不同利用部分所分摊土地价值之和。综合利用的土地价值可能大于或小于各不同利用部分所分摊土地价值之和。

无论应用何种方法,可以先分别评估各不同利用部分所分摊土地的价格,然后根据该宗地的主要用途、该区域的主要土地利用类型及该区域各不动产类型的市场价格,进行该宗地各利用方向相互之间的影响程度修正。

6.公共绿地价格评估

公共绿地包括市级和区级综合性公园、儿童公园、动物园、植物园、街道广场绿地等,是由城市政府投资兴建,具有一定规模和比较完善的设施,可供居民游览、休息之用的场所。

公共绿地价格一般可采用绿地贡献法、成本逼近法、市场比较法等方法估价。其中绿地贡献法,是利用绿地对周围各类用地的贡献,用各类用地的平均价格来估算绿地价格的方法。绿地周围各类用地的价格可用路线价估价法、基准地价系数修正法、市场比较法、收益还原法、成本逼近法及市场成交价格来获得。城市中的水域用地价格评估参照公共绿地价格评估方法评估。

(二)不同土地权利的宗地价格评估

1.土地所有权价格评估

土地所有权价格评估主要体现在农村集体土地所有权转为国家土地所有权方面。城市国家土地所有权不进入市场,但在掌握国有土地价值量方面,可进行土地所有权价格评估。

宗地地价评估基本方法均适用城市国家土地所有权价格的评估。在土地所有权价格评估中,要注意土地所有权投资风险小于土地使用权投资,其土地还原利率应小于土地使用权价格评估中所用利率。农村集体土地所有权价格评估可采用以下五种方法。

(1)征地补偿法。主要用于因社会公益事业及重大建设项目需要征用农村集体土地时的价格评估。

(2)收益还原法。主要用于非因社会公益事业及重大建设项目需要征用,且在改变用途后有收益的农村集体土地所有权价格评估。

(3)市场比较法。主要用于城市郊区集体土地所有权交易较多的地区。

(4)剩余法。主要用于非因社会公益事业及国家重大建设项目发生的农村集体土地所有权交易时的价格评估。

(5)成本逼近法。主要用于因社会公用事业及国家重大建设项目而发生交易的农村集体土地所有权价格评估。

2.土地使用权价格评估

土地使用权价格评估首先应分清土地使用权价格的类型。土地使用权价格的类型按交易形式分主要有出让价格、转让价格、租赁价格及抵押价格等,出让价格又因出让方式不同分为协议出让价格、招标出让价格和拍卖出让价格。

土地使用权出让价格评估,实际上是土地使用权出让底价评估,可按公开市场原则采用收益还原法、市场比较法、假设开发法、成本法和基准地价系数修正法评估。在运用市场比较法时,应选用同一出让方式的比较实例。

土地使用权转让价格评估,应按公开市场原则采用收益还原法、市场比较法、假设开发法、成本法和基准地价系数修正法评估,其价格是正常的市场价格。

当设有土地租赁权和土地抵押权的土地使用权在发生转移时,其土地使用权价格与没有设定土地租赁权和土地抵押权的土地使用权价格有区别。他项权利的设定,给土地的正常使用带来了限制,因而要对没有设定他项权利的土地使用权价格进行修正。修正的幅度以他项权利给新土地使用权人在土地利用上带来困难而发生的费用或减少的收益为标准。这可用新土地使用权人为恢复正常土地使用权而撤销他项权利所必须支付的正常费用来估算。

3.土地租赁权价格评估

国有土地租赁权分为土地所有权人设定的租赁权和土地使用权人设定的租赁权。评估计算的租赁年期不得超过同类土地使用权出让的法定最高年期。

土地租赁权价格可用年租金表示,也可用未来年租金的贴现值累加表示。

所有权人设定的土地租赁权价格,可用收益还原法、市场比较法、成本逼近法、剩余法和基准地价系数修正法评估。其价格内涵与土地使用权相同。但要注意合同规定的土地租金调整形式及幅度对土地纯租金的影响。

土地使用权人设定的土地租赁权价格,以公开市场原则下双方签订的租赁契约租金中的土地纯租金为依据评估。以房屋租赁为形式的土地租赁,应从房屋租金中分离出土地纯租金。土地租赁权价格的租赁年期修正与土地使用权的年期修正相同。

4.土地抵押价格评估

土地抵押价格是指以抵押方式将土地作为债权担保而设定抵押权时的土地使用权价格。土地抵押价格是将抵押权人对未来市场风险对土地价格影响程度的估计等因素考虑后的土地使用权价格。它比公开市场条件下正常交易的土地使用权价格要低。依法不得抵押的土地,没有抵押价格。首次抵押的土地,该土地的价格为抵押价格。再次抵押的土地,该土地的价格扣除已担保债权后的余额部分为抵押价格。

土地抵押价格的评估,可先用收益还原法、市场比较法、剩余法、成本逼近法和基准地价系数修正法求取公开市场条件下的正常土地使用权价格,再对它进行未来市场风险等修正。修正值一般确定在20%左右。

以划拨方式取得的土地使用权设定抵押时,评估土地抵押价格时应扣除预计处分所得价款中相当于应缴纳的土地使用权出让金的款额。在方法应用上,成本逼近法则是在价格构成中不包含土地所有权增值收益项,其他方法则是在估算正常土地使用权价格后扣除应缴纳的土地使用权出让金款额。以出让方式取得的土地使用权设定抵押,则按宗地评估基本方法评估土地出让剩余年限的土地使用权市场价格。要注意抵押期限与抵押期限届满时土地使用权剩余年限对抵押价格的影响。以所有权人设定的土地租赁权设定抵押,在估算抵押价格时,主要考虑土地租金标准的调整情况及抵押年限和租赁年限的影响。

5.土地地役权价格评估

地役权是为自己土地利用的需要,而对他人土地加以支配的权利。目前我国城镇土地地役权大致包括:通行权、通过权、流水权、通风权、采光权、取水权、眺望权等。其中通风权、采光权和眺望权在确定土地纯收益或进行个别因素修正时已经加以考虑。

对地役权价格评估主要是为了确定需役地使用权人对供役地使用权人承受地役权的经济补偿及因设有地役权而对供役地和需役地使用权价格的影响。地役权价格在理论上等于需役地因设定地役权而导致地产增值的部分。地役权价格一般不等于供役地因设有地役权而导致地产贬值的部分。但至少应等于供役地因设有地役权而导致地产贬值的部分。地役权价格评估方法可用收益还原法、市场比较法、成本逼近法、剩余法及基准地价系数修正法。

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