“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:
XIANGMU |
SHOUCENG |
DIERCENG |
DISANCENG |
DISICENG |
ZUJIN(YUAN/PINGFANGMI) |
1100 |
550 |
250 |
180 |
PINGGUCANKAOJIA(WANYUAN) |
22WANZUOYOU |
9WANZUOYOU |
5WANZUOYOU |
3.5WANZUOYOU |
LOUCENGXIUZHENGXISHU |
1 |
0.5 |
0.23 |
0.16 |
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:
XIANGMU |
SHOUCENG |
DIERCENG |
DISANCENG |
ZUJIN(YUAN/PINGFANGMI) |
110 |
60 |
40 |
PINGGUCANKAOJIA(YUAN) |
28000 |
18000 |
17000 |
LOUCENGXIUZHENGXISHU |
1 |
0.63 |
0.6 |
六、总结
GENJUYISHANGSHANGYETIPINGGUDEQIANXIKEZHI,SHANGYETIPINGGUBUNENGJIANDANDEGENJUZUSHOUBI,LOUCENGXIUZHENGXISHUPINGGUCHUSHANGYETIDEJIAZHI。ZAIHENDUOQINGKUANGXIASHANGYETIDEZUSHOUBI,LOUCENGXIUZHENGXISHUDENGXIANGGUANDEXISHUBINGBUSHITONGYIDE,SHIBUNENGYIGAIERLUNDE。ZAIPINGGUGUOCHENGDANGZHONGWOMENYINGDANGGENJUSHANGYETIDESHOUYIXING、JINGYINGNEIRONGDUODENGTEDIAN,SHANGYETIJIAGEYINGXIANGDEQUYUYINSU,SHIWUYINSUDENGLAIKAOLVSHANGYETIDEJIAGE,ZAIGENJUSHANGYEDEJIAOYISHILI,QIANZAIZUJINYIJIJINGYINGFEIYONGXUANYONGSHICHANGFA、SHOUYIFACESUANCHUSHANGYETIDEZUIZHONGJIAZHI。