奉天麻将

“SHANGYEZONGHETI”，SHIJIANGCHENGSHIZHONGSHANGYE、BANGONG、JUZHU、LVDIAN、ZHANLAN、CANYIN、HUIYI、WENYUDENGCHENGSHISHENGHUOKONGJIANDESANXIANGYISHANGGONGNENGJINXINGZUHE，BINGZAIGEBUFENJIANJIANLIYIZHONGXIANGHUYICUN、XIANGHUBIYIDENENGDONGGUANXI，CONGERXINGCHENGYIGEDUOGONGNENG、GAOXIAOLV、FUZAERTONGYIDEZONGHETI。ERSHANGYETIWEISHANGYEZONGHETIDEYIBUFEN，SHISHANGYEZONGHETIDICENGDESHANGYEBUFEN（DIYIZHISICENGHUOLIUCENG）。SHANGYETIFENWEIZHUZHAIDICENGSHANGYE，BAIHUOSHANGCHANGGOUWUZHONGXINSHANGYE，XIEZILOU、SHANGWULOUSHANGYEDENG。GUANGZHOUSHICHANGJIANDESHANGYETIYOUZHUZHAIDICENGSHANGYE，RUHUALINGUOJIEGUAN、XINDAXINBAIHUO，JUNTIANGUANGCHANGDENG；BAIHUOSHANGCHANGGOUWUZHONGXINSHANGYE，RUMEILINGUOJISHIPINZHONGXIN；XIEZILOU、SHANGWULOUSHANGYE，RUTAIGUHUI、BAIYUNWANDAGUANGCHANG、ZHENGJIAGUANGCHANGDENG。

ZAIZHEILIWOMENZHUYAOQIANXIZHUZHAIDISHANG、BAIHUOSHANGCHANGGOUWUZHONGXINSHANGYE，XIEZILOU、SHANGWULOUSHANGYEZHEIXIELEIXINGDESHANGYETIDEPINGGU。

一、评估商业体要了解商业体特点

SHANGYETIDETEDIANYOU：1、SHOUYIXING；2、JINGYINGNEIRONGDUO；3、CHUZU、ZHUANZUJINGYINGDUO，CHANQUANFENSAN；4、ZHUANGXIUGAODANGQIEFUZA；5、CHUIZHIKONGJIANJIAZHISHUAIJIANXINGMINGXIAN；

二、了解影响商业体价格的区域因素

YINGXIANGSHANGYETIJIAGEDEQUYUYINSUYOU：QUWEIFANHUACHENGDU、JIAOTONGTIAOJIAN、LINJIEZHUANGKUANG、LOUCENG、ZHOUBIANPEITAODENG。

1、QUWEIFANHUACHENGDU，YINGXIANGSHANGYETIJIAGEDESHOUYAOYINSUSHIXIANGMUSUOCHUDIDUANDEFANHUACHENGDU，FANHUACHENGDUYUEGAO，SHANGYETIDEJIAZHIJIUYUEGAO；DUIYUSHANGYETI，YOUYUSHANGPUDOUCHUYUTONGYIDONGLOU，JIUDEQUEDINGSHANGYETIWEIYUSHANGYEQUDEJUTIWEIZHI，YINWEIZAITONGYISHANGYEQUZHONGZHUDAOSHANGDESHANGYETIBICEDAOSHANGHUOQITAWEIZHIDESHANGYETIDEJIAZHIYAOGAODEDUO。LIRUZHONGHUAGUANGCHANG，WEIYUSHANGCHANGZHURUKOUDESHANGYEZUJINWEI1700YUAN/PINGFANGMI，ERWEIYUSHANGCHANGCEMENRUKOUDEZUJINYUE1300YUAN/PINGFANGMI。

ZHONGHUAGUANGCHANGWAIJING

2、JIAOTONGTIAOJIAN，JIAOTONGDETONGDADUDUISHANGYETIDEJIAGEJUYOUHENDADEYINGXIANG。DAOLUJIAOTONGTIAOJIANDEGAISHANKEYIJIYANTUSHANGYEDAILAIJUDADERENLIULIANG，JIZHONGDERENLIULIANGDUISHANGYETISHIHENZHONGYAODE。

3、LINJIEZHUANGKUANG，PINGGUSHANGYETISHI，LINJIESHANGYEWUYEDEJIAGEBINEIJIEDEWUYEYAOGAODEDUO。

4、LOUCENG，TONGCHANGQINGKUANGXIAWEIYUSHOUCENGDESHANGYETIDEJIAZHIYAOGAOYUQITALOUCENGDESHANGYETI，YIBANLAISHUO，SHOUCENGSHANGYEYONGFANGYUERCENGSHANGYEYONGFANGDEJIAGEXIANGCHABIJIAODA，ERCENGSHANGYEYONGFANGYUQITALOUCENGDESHANGYEYONGFANGDEJIAZHIXIANGCHABUDA。GENJUGUJIAJINGYAN，SHANGYETIERCENGSHANGYEYONGFANGDEJIAGEWEISHOUCENGJIAGEDE60%-70%，SANCENGWEISHOUCENGDE40%-50%。RANERDUIYUYIXIESHEQUNEIDESHANGPU，ERCENGJIAGEKENENGZHISHIDICENGDE35%-50%，ERCENGYUSANCENGKENENGXIANGCHA20%ZUOYOU。

5、ZHOUBIANPEITAO，TONGCHANGQINGKUANGXIAZHOUBIANPEITAOWANSHANDESHANGYETI，QIJIAZHIYEBIJIAOGAO。

三、了解影响商业体价格的主要实物状况因素

YINGXIANGSHANGYETIJIAGEDEZHUYAOSHIWUZHUANGKUANGYINSU：JIANZHUPINZHIJINEIBUGEJU、JINGGAO、MIANJI、SHESHISHEBEIDENG。

1、JIANZHUPINZHIJINEIBUGEJU，SHANGYETIZISHENDEJIANZHUPINZHIBAOKUOJIANZHUJIEGOU、ZHUANGSHIZHUANGXIU、SHESHI，JIANZHUPINGMIANHUOZHEKONGJIANLIYONGDENANYI、KEGAIZAOCHENGDU、WAIGUANYIJIJIANZHUWULINJIEMENMIANKUANZHAI。LINGWAIDUIYUSHANGYETIPINGGUHAIYAOKAOLVQINEIBUGEJUSHIFOUYOULIYUJUTAI、HUOJIADENGDEBUZHIHEGOUWURENLIUDEZUZHIYEDUISHANGYETIDEJINGYINGCHANSHENGYINGXIANG。

2、JINGGAO，SHANGYETIDESHINEIJINGGAOYINGSHIYI。JINGGAOPIANDIZENANMIANCHANSHENGYAYIGAN，BULIYUJINGYING；JINGGAOCHAOGUOHESHIDEGAODU，JIANZHUCHENGBENHUITIGAO，YEWUZHUYUFANGDICHANJIAZHITIGAO。

3、MIANJI，GENJUSHANGYEYETAIDECHAYI，DUISHANGYEJINGYINGMIANJIYAOQIUBUTONG，SHANGYEYONGFANGSUOXUDEJINGYINGMIANJIHUICUNZAIJIAODADECHAYI。

4、SHEBEISHESHI，SHEBEISHESHIYUEWANSHANDESHANGYETI，JIAZHIJIUYUEGAO。LIRUFUSHOUTIYUEDUODESHANGYETI，LOUCENGJIAZHIDECHAJUJIANGDADASUOXIAO。

四、选好技术路线及合适的估价方法

SHANGYETIPINGGUYIBANSHIYIZHISANHUOLIUCENGDESHANGYEWUYE，PINGGUZHEIZHONGWUYESHOUXIANYINGXIANGXILEJIEBUTONGLOUCENGDESHANGYEYETAI，JINGYINGFANGSHI、LEIXING、SHOURUSHUIPINGCHAYIDENG，QICISHILEJIETONGCENGSHANGYETIDEPUMIANFENBUGEJU，ZUIHOUGENJUBUTONGLOUCENGDEJUTIQINGKUANG、JIAOYISHILI、QIANZAIZUJINJIQIJINGYINGFEIYONGCESUANERXUANZEGUJIADEFANGFA，YIBANKECAIYONGSHOUYIFA、BIJIAOFA。

五、评估实例

SHILIA：HUALINGUOJIEGUAN

XIANGMUWEIZHI：GUANGZHOUSHILIWANQUKANGWANGZHONGLU352HAOHUALINGUOJIEGUAN

HUALINGUOJIDICHUXIGUANFUDI - GUANGZHOUCHENGXICE，LAOLIWANHUIJUGUANGZHOU2200DUONIANLISHIWENHUA，ZAOZAIQINGCHAOKANGXINIANJIAN，NANLAIBEIWANGDEKERENJIUZAIHUALINYUQIJIEZIYOUZUOZHEGEZHONGYOUGUANYUQIDESHENGYI。LIANMIAN500MIDEHUALINYUQIJIE，JUJILEGUANGZHOUBACHENGYISHANGDEYUQISHANG，NANGKUOLEGUANGZHOUYUQIJIAOYIZONGLIANGDE90%YISHANG。HUALINYUQIJIE、YUANSHENGTAOCIYUSHIGONGYIJIEWENMINGYUSHI，HUALINGUOJIYONGYOUGUANGZHOUWENHUAMINGCHENGHEXINQUYUDEDUTEWENHUAZIYUANYOUSHI、SIBAIDUONIANDETIANFUSHANGMAI、YOUZHENONGHOUDECHUANTONGSHANGYEFENWEI。

HUALINGUOJISHIYOUNANCHIJITUANTOUZIKAIFA，YOUA、B、C、D、EGUANGONGWUZUOSHANGYEZONGHETIZUCHENG，YUEJIANCHENGYU2006NIAN，ZONGJIANZHUMIANJIWEI18WANPINGFANGMI。QIZHONG，EGUANSHIZUIXINDEYIGEGUAN，QISUOZAIDELOUYUWEIGANGJINHUNNINGTUJIEGOU22CENG，PEIBEI2BUFUSHOUDIANTI，2BUKETI，1BUKETI，MUQIANZHIYOUKETIJIHUOTIDAODASAN、SILOU。

GENJUDIAOCHA，HUALINGUOJIEGUANSHOUCENGZHIDISICENGWEISHANGYE，DIWUCENGJIQIYISHANGWEIZHUZHAI，QIZHONGSHOUCENGJINGYINGFEICUI、HUANGJIN、ZHUBAO、CHENXIANG，DIERCENGJINGYINGBAOSHI、MANAO、MILA、SHUIJING、YINSHI，DISANCENGXIANWEIZHUANGXIU，KONGZHI，ZHUNBEIJINGYINGGONGYIPINJIQIXIANGGUANPEITAO，DISICENGXIANWEIZHUANGXIU，KONGZHI，ZHUNBEIJINGYINGYINXING、CANYIN、JIANCEZHONGXINDENGPEITAO。MUQIANHUALINGUOJIEGUANSHOU、ERCENGSHANGPUZHENGZAIZHAOSHANG，ZHICHUZUBUCHUSHOU。QIZHONGSHOUCENGSHANGPUCENGGAO5.9MI，MIANJI10-120PINGFANGMI，SHOUCENGPINGJUNZUJIN1100YUAN/PINGFANGMI/YUE。SHOUCENGLINJIELINMENKOUDEWEIZHIZUJINYUE1580YUAN/PINGFANGMI/YUE，LINFUSHOUTIWEIZHISHANGPUZUJINYUE1500-1520YUAN/PINGFANGMI/YUE，NEIPUZUJINYUE900-1300YUAN/PINGFANGMI/YUE，ZUQIDOUWEI3-5NIAN，ZUJINMEINIANDIZENG10%。ERCENGSHANGPUCENGGAO4.7MI，MIANJI15-50PINGFANGMI，PINGJUNZUJINJUNJIA550YUAN/PINGFANGMI/YUE，QIZHONGFUSHOUTIWEIZHIDEZUJINYUE580YUAN/PINGFANGMI/YUE，QITAWEIZHI400-550YUAN/PINGFANGMI/YUE，GUANLIFEIWEI38YUAN/PINGFANGMI/YUE。SANCENGHESICENGZANSHIWEIZHAOSHANG。GENJUDIAOCHAWEIYUKANGWANGZHONGLUDELANWANGUOJIZHUBAOJIAOYIGUANGCHANG，YOULIANGBUFUSHOUDIANTIDAOSAN、SILOU，SANCENGDEZUJINYUE250-350YUAN/PINGFANGMI/YUE，SICENGDEZUJINYUE120-180YUAN/PINGFANGMI/YUE，GUANLIFEIWEI30YUAN/PINGFANGMI/YUE。LINGXIANGMUWEIYUSHANGXIAJIUBUXINGJIESHANGQUAN，ZHOUBIANSHANGPUCHUSHOUDEBIJIAOSHAO，DANSHIJIAGEXIANGDUIBIJIAOGAO，KANGWANGZHONGLUMIANJIYUE6-15PINGFANGMIDELINJIEXIAOPUDESHOUJIAYUE18-25WAN/PINGFANGMI。

GENJUSHICHANGDIAOCHAJIEHEWUYEDESHANGYEFENWEI，JIAOTONGZHUANGKUANG、ZHUANGXIUDENGFANGMIANDEYINSU，QUEDINGHUALINGUOJIEGUANDEPINGGUCANKAOJIARUXIA：

SHILIB、MEILINGUOJISHIPINZHONGXIN

MEILINGUOJISHIPINZHONGXINWEIYUGUANGZHOUSHIHUANGPUDADAODONG663HAO，YOUMEILINJIYEJITUANKAIFADE，QIWEIYUTIANHEQUCHENGSHUSHANGQUAN（GUANGJIAOHUISHANGQUAN、GUANGZHOUJIAJUCHANYEYUANQU），WEIDITIESHANGGAIWUYE，XIANGMUSUOCHUWEIZHIJIAOTONGBIANLI、WULIUTONGCHANG、HUANJINGXIANDAI，CHENGWEIJIAJUSHIPINZHUANYESHICHANG。

GENJUDIAOCHA，MEILINGUOJISHIPINZHONGXINWEIYIDONGGANGJINHUNNINGTUJIEGOUSANCENGDESHANGYETI，ZONGMIANJIYUE30WANPINGFANGMI，SHOUCENGZHUYAOJINGYINGSHUZHI，TAOCI、SHUIJING、BOLI、JINSHU、MUDIAO，HUAYIDENG，ERCENGZHUYAOJINGYINGHUALANG、KUANGYI、DENGSHI、FANGZHISHIPIN、DITAN、ZONGJIAOYONGPINDENG；DISANCENGJINGYINGGUOJIGUAN、DENGSHI、DENGYIGUAN；TIANMIANWEIGONGZUOSHI。XIANSHOUCENGZHIDISANCENGJUNYIZHUANGXIU，MEICENGPEIBEI2BUGUANGUANGTI，10BUSHOUFUTI，3BUKETI，5BUHUOTI，PEITAOSHESHIJIAOWANSHAN。

GENJUDIAOCHA，MEILINGUOJISHIPINZHONGXINSHOUCENGPINGJUNZUJINWEI110YUAN，ERCENGZU60YUAN，SANLOUZU40YUAN/PINGFANGMI，GUANLIFEIYUE38YUAN，SHOUCENGCHUZULVYUEWEI50%，DIERCENGCHUZULVYUE35%，DISANCENGCHUZULVYUE95%。ZHOUBIANHUICAILUSHOUCENG50PINGFANGMIDELINJIEXIAOSHANGPUSHOUJIAYUE30000YUAN/PINGFANGMI，ERLOUSHOUJIAYUE15000-17000YUAN/PINGFANGMI。

GENJUSHICHANGDIAOCHAJIEHEWUYEDESHANGYEFENWEI，JIAOTONGZHUANGKUANG、ZHUANGXIUDENGFANGMIANDEYINSU，QUEDINGMEILINGUOJISHIPINZHONGXINDEPINGGUCANKAOJIARUXIA：

六、总结

GENJUYISHANGSHANGYETIPINGGUDEQIANXIKEZHI，SHANGYETIPINGGUBUNENGJIANDANDEGENJUZUSHOUBI，LOUCENGXIUZHENGXISHUPINGGUCHUSHANGYETIDEJIAZHI。ZAIHENDUOQINGKUANGXIASHANGYETIDEZUSHOUBI，LOUCENGXIUZHENGXISHUDENGXIANGGUANDEXISHUBINGBUSHITONGYIDE，SHIBUNENGYIGAIERLUNDE。ZAIPINGGUGUOCHENGDANGZHONGWOMENYINGDANGGENJUSHANGYETIDESHOUYIXING、JINGYINGNEIRONGDUODENGTEDIAN，SHANGYETIJIAGEYINGXIANGDEQUYUYINSU，SHIWUYINSUDENGLAIKAOLVSHANGYETIDEJIAGE，ZAIGENJUSHANGYEDEJIAOYISHILI，QIANZAIZUJINYIJIJINGYINGFEIYONGXUANYONGSHICHANGFA、SHOUYIFACESUANCHUSHANGYETIDEZUIZHONGJIAZHI。