雷速体育

商业体价值评估浅析

雷速体育 “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。

雷速体育 ZAIZHEILIWOMENZHUYAOQIANXIZHUZHAIDISHANG、BAIHUOSHANGCHANGGOUWUZHONGXINSHANGYE,XIEZILOU、SHANGWULOUSHANGYEZHEIXIELEIXINGDESHANGYETIDEPINGGU。


一、评估商业体要了解商业体特点


雷速体育 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


雷速体育 YINGXIANGSHANGYETIJIAGEDEQUYUYINSUYOU:QUWEIFANHUACHENGDU、JIAOTONGTIAOJIAN、LINJIEZHUANGKUANG、LOUCENG、ZHOUBIANPEITAODENG。


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

ZHONGHUAGUANGCHANGWAIJING


2、JIAOTONGTIAOJIAN,JIAOTONGDETONGDADUDUISHANGYETIDEJIAGEJUYOUHENDADEYINGXIANG。DAOLUJIAOTONGTIAOJIANDEGAISHANKEYIJIYANTUSHANGYEDAILAIJUDADERENLIULIANG,JIZHONGDERENLIULIANGDUISHANGYETISHIHENZHONGYAODE。


3、LINJIEZHUANGKUANG,PINGGUSHANGYETISHI,LINJIESHANGYEWUYEDEJIAGEBINEIJIEDEWUYEYAOGAODEDUO。


雷速体育 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。


雷速体育 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


雷速体育 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。

雷速体育 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。

雷速体育 GENJUSHICHANGDIAOCHAJIEHEWUYEDESHANGYEFENWEI,JIAOTONGZHUANGKUANG、ZHUANGXIUDENGFANGMIANDEYINSU,QUEDINGHUALINGUOJIEGUANDEPINGGUCANKAOJIARUXIA:


雷速体育 XIANGMU

SHOUCENG

DIERCENG

DISANCENG

DISICENG

雷速体育 ZUJIN(YUAN/PINGFANGMI)

雷速体育 1100

550

250

雷速体育 180

雷速体育 PINGGUCANKAOJIA(WANYUAN)

雷速体育 22WANZUOYOU

雷速体育 9WANZUOYOU

雷速体育 5WANZUOYOU

3.5WANZUOYOU

雷速体育 LOUCENGXIUZHENGXISHU

1

雷速体育 0.5

0.23

0.16


SHILIB、MEILINGUOJISHIPINZHONGXIN


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

雷速体育 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

雷速体育 DIERCENG

DISANCENG

雷速体育 ZUJIN(YUAN/PINGFANGMI)

110

60

40

雷速体育 PINGGUCANKAOJIA(YUAN)

雷速体育 28000

18000

17000

LOUCENGXIUZHENGXISHU

雷速体育 1

0.63

雷速体育 0.6


六、总结


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