1、市市场场法法比比较较法法计计算算比比准准价价格格比较因素科科苑苑大大酒酒店店丽丽苑苑大大酒酒店店楼面熟地价待估7489.007489.00交易情况100100100.00100.00估价时点10010098.0098.00区区位位状状况况因因素素基础设施情况100100105.00105.00地理位置100100102.00102.00距市中心距离100100102.00102.00交通设施状况100100105.00105.00商业繁华程度100100100.00100.00权权益益状状况况因因素素土地用途10010099.0099.00土地级别100100101.00101.00土地使用年2、限100100100.00100.00城市规划限制条件（容积率）100100101.00101.00实实物物状状况况因因素素面积大小100100100.00100.00基础设施完备程度100100102.00102.00地质条件100100103.00103.006279.196279.19价价格格权权重重比比率率0.250.25比比准准楼楼面面建建筑筑面面积积价价（元元/m2/m2）#1569.801569.8018,645,666.0718,385,752.967079.61222918,466,829.187110.831412重重庆庆大大酒酒店店重重百百大大酒酒店店6991.006993、1.007679.007679.00100.00100.00100.00100.0099.0099.00100.00100.00102.00102.00103.00103.00104.00104.00105.00105.00104.00104.00105.00105.00103.00103.00103.00103.00100.00100.00100.00100.0099.0099.0099.0099.00101.00101.00100.00100.00100.00100.00100.00100.00101.00101.00100.00100.00100.00100.00100.00100.004、101.00101.00101.00101.0097.0097.0098.0098.007491.167491.167457.267457.260.500.500.250.253745.583745.581864.321864.32成成本本法法比比准准价价格格比较因素估价对象重重新新购购建建价价格格1 1 建建筑筑物物重重新新购购建建价价格格（选选用用分分部部分分项项法法）直接费（元/m2）待估1.1.1.1交易情况1001.1.1.2估价时点1001.1.1.3基础工程1001.1.1.4墙体工程1001.1.1.5楼地面工程1001.1.1.6屋面工程1001.1.1.7给排水工程10015、.1.1.8供暖工程1001.1.1.9电器工程1001.1.11.1.1 比比准准直直接接费费1419.4989021419.4989021.1.21.1.2承承包包商商间间接接费费、利利润润和和税税金金113.5599122113.55991228%1.11.1 工工程程承承包包价价格格1533.0588141533.0588141.21.2 开开发发商商管管理理费费、利利息息和和税税费费306.6117629306.611762920%建建筑筑物物重重新新购购建建价价格格（元元/m2/m2）1 18 83 39 9.6 67 70 05 57 77 72 2 土土地地重重新新购购建建价价6、格格（选选用用市市场场比比较较法法）楼面熟地价（元/m2）待估2.1交易情况1002.2估价时点1002.3基础设施情况1002.4地理位置1002.5距市中心距离1002.6交通设施状况1002.7商业繁华程度1002.8土地用途1002.9土地级别1002.10土地地质状况100土土地地重重新新购购建建价价格格（元元/m2/m2）6 61 13 3.8 83 33 37 75 58 83 3折折旧旧价价格格（采采用用直直线线折折旧旧法法）有有效效经经过过使使用用年年数数建建筑筑物物重重新新构构建建价价格格建建筑筑物物残残值值率率51804.7464195%房房地地产产价价格格=重重新新购购7、建建价价格格-折折旧旧（万万元元）45080.63实例1实例2实例31405.61405.61421.21421.214001400100100100100100100999999991001009696969696961001001001001001001001001001001001001001001001001021021001001011011001001001001001001001001001001001001001001478.9562291478.9562291407.1287131407.128713#1 11 18 8.3 31 16 64 49 98 83 31 11 18、2 2.5 57 70 02 29 97 7#1597.2727271597.2727271519.699011519.69901#319.4545455319.4545455303.939802303.939802#1916.7272731916.7272731823.6388121823.638812#625.8625.8598.6598.6610.5610.5100100100100100100999999991001009999999999991001001001001001001001001001001001001001001001001001001001001001001001009、100100100100100100100100100100100100100100100100100100638.5062749638.5062749598.6598.6604.395604.395经经济济寿寿命命建建筑筑面面积积（m2)年年折折旧旧额额(元元）总总折折旧旧额额（万万元元）3067838747.91 19.37395收收益益法法比比准准价价格格模模型型公公式式房地产的收益期限N第N年的净收益An报酬资本化法净净收收益益每每年年不不变变年限有限A/Y*1-1/(1+Y)n206000无限年A/Y5000直接资本化法毛毛租租金金乘乘数数法法毛租金毛租金乘数房地产价值3000515000潜潜在在毛毛收收入入乘乘数数法法潜在毛收入潜在毛收入乘数房地产价值4567836536有有效效毛毛收收入入乘乘数数法法有效毛收入有效毛收入乘数房地产价值56004.525200净净收收益益乘乘数数法法净收益净收益乘数房地产价值5600739200第N期的报酬率Yn房地产估价时点收益价格V10%51081.38238.00%62500