问题 问答题

下面是一份土地估价技术报告中采用假设开发法测算的说明部分(标注“略”的为正常内容),请阅读后回答相关问题。

1.估价对象建设期及利用方式分析该地块为出让所得,根据××经济技术开发区经济发展局文件《关于“××住宅小区”项目初步设计的批复》(××开经[2005]053号),该地块将建成多层住宅小区,土地总面积95635m2,总建筑面积143452m2,其中物管、会所等公建配套用房面积占3.4%,容积率1.5,建筑覆盖率≤35%。估价人员进行了实地勘察,地块离城市较近,有直达的主干道,地块边缘已经具备自来水和天然气管道等基础设施,而且自然景色优美,环境状况表明很适合修建住宅,但是地址状况表明只适合修建多层住宅。估价人员也对周边市场进行了调查,由于有城市轻轨经过该区域,所以本区域对多层住宅需求较大。估价人员在综合对区域的市场、环境及土地条件等分析后,认为在不改变多层住宅性质的前提下,为最大限度地提高开发价值,地块最佳利用方式应该为:土地用途设定为多层别墅型住宅用地,总用地面积为95635m2,总建筑面积为35000m2,其中物业管理、社区活动中心、小商场、小区停车库、小邮局、小型银行储蓄所、社区医疗服务中心等公建配套用房面积占3.4%,建筑覆盖率≤15%,容积率0.37,主要建筑物为多幢,二、三层的别墅排屋。本次评估按土地的最佳利用方式确定预期开发条件。根据以上项目的建设规模,本次评估确定其开发期为2年。由于本次评估目的为待开发土地市值估算,开发期自估价基准日算起。

2.预期售价确定及销售状况分析根据××经济技术开发区近期该区域楼盘销售情况来看,该类出让用地新开发的别墅排屋平均售价在3500~4000元/m2之间,考虑到该区域目前房地产市场行情,结合估价对象实际情况,经综合分析,确定该地块开发完后,即2009年6月30日,法定使用年限的住宅平均售价为3500元/m2,则该物业预期总售价为:总售价=平均售价×建筑面积=3500×35000=12250(万元)通过调查该区域房地产销售情况,与待估对象相同或类似的房地产项目一般均采取预售形式,考虑到估价对象所处区域房地产销售市场的实际情况,本次评估假设估价对象所建物业销售状况为:项目在开发1年后开始预售,且为均匀销售,截至开发完成时销售率达到40%,另外60%在开发完成后的1年半内均匀售出。假设房屋售价在销售期内保持不变。

3.开发总费用的确定根据待估宗地现状,要建成一个完整可售和可居住的住宅小区,必须经过前期工程、建安工程和室外配套建设三个阶段。本案的前期费用很复杂,除了其间发生的前期勘察设计、可行性研究费用、临时“三通一平”费用外,还有解决市政设施缺口的有关费用,如5km长的电缆铺设费用,100m长的排水管道等的铺设费用;土建安装及附属工程费用;室外工程、绿化建设费用;管理费和不可预见费等。上述费用经归类,可分为前期费用、建造成本、室外建设费用、管理费用四大项,分别估算如下。

(1)前期费用(分析过程略)。确定其前期费用为200元/m2(按总建筑面积),则前期费用总计为:前期费用=前期费用标准×总建筑面积=200×35000=700(万元)并设定为开发初期一次性投入。

(2)建造成本(分析过程略)。确定其平均建造成本为700元/m2(按总建筑面积),则整个物业总建造成本共计为:建造成本=平均建造成本×总建筑面积=700×35000=2450(万元)并设定为开发期内均匀投入。

(3)室外建设费用(分析过程略)。确定该地块室外建设费用标准为220元/m2(按土地面积),则小区建设费用总计为:室外建设费用=室外建设费用标准×土地面积=220×95635=2103.97(万元)并设定为开发期内均匀投入。

(4)管理费用。包括开发过程中的管理费、监理费及不可预见费等,为上述(2)+(3)的5%计。设定为开发期内均匀投入。管理费用=[(2)+(3)]×5%=[2450+2103.971]×5%=227.70(万元)

4.销售费用(分析过程略)确定此项费用可按总售价的8%计,该项费用设定为与销售进度同步投入。销售费用=总售价×8%=12250×8%=980(万元)

5.利息率和利润率确定

(1)利息率,本次评估将采用贴现方式计算地价,故不考虑投资利息。贴现率采用2006年4月28日公告的银行1~3年期贷款利率6.03%。

(2)利润率,房地产的利润率关键要看市场供求状况。根据对目前房地产企业资产收益率的统计,结合××市统计年鉴资料,考虑区域房地产实际市场情况,确定该房地产开发项目投资利润率为24%。

6.地价测算根据假设开发法基本公式,地价=预期售价-总开发费用-利润-利息-销售费用,结合本次评估实际,得到如下方程:总地价-总地价×24%解上式得:总地价=2762.28万元土地单价=27622800/95635=289(元/m2)就上述报告片断,回答以下问题。

报告中采用贴现的方式进行地价测算,假设开发法也可以不采用贴现方式测算地价,请根据报告中的数据资料,并假定地价为P,分别列出其总售价、建造成本、销售费用、利息、利润的计算式。

答案

参考答案:

总售价、建造成本、销售费用、利息、利润的计算式。①总售价=3500×35000。②总开发费用=700+(2450+2103.97+227.70)或:建造成本=700×3500。③销售费用=12250×8%。④利息=[(P+700)×(1+6.03%2)-1]+(2450+2103.97+227.70)×[(1+⑤利润=(P+700+2450+2103.97+227.70)×24%。

单项选择题

Jack’s friend Tony had recently gotten a tattoo (纹身), and Jack was so impressed by Tony’s bravery and his tattoo that he decided to get one too. Why do a lot of young people in North America get tattoos today Peer pressure, media influence, and personal expression are some of the common reasons.
The desire to be part of a group, to be accepted by one’s friends or peers, can have a great influence on what a person does. Sometimes, wearing a tattoo can be a sign that you belong to a certain group. Gangs often use special clothes and tattoos to identify their particular group. For example, in one gang all the members may wear green army jackets and have large "Xs" tattooed on their arms. It is not only gangs that have this type of special "uniform". Young people often belong to a certain group of friends. Some of these groups wear only brand-name clothes. Others wear tattoos. When a person’s friends are all doing something, such as getting a tattoo, that person is more likely to do the same thing, and get a tattoo too.
The media is another big influence behind the popularity of tattoos in North America. A wide variety of media images show tattoos. Tattoos can be seen on people appearing in commercials selling expensive cars. Famous sports heroes with tattoos are shown in magazines. Fashion models are often seen in magazines and on TV wearing designer clothes that show their bodies tattooed with detailed and colorful patterns. These media images link tattoos to ideas of wealth, success, and status. As a result, many people decide to get a tattoo for its fashion and status value.
It is not always the influence of other people or the media that results in a person getting a tattoo. Many people decide to wear tattoos in order to express their artistic nature, their beliefs, or their feelings -- in other words, to show their individuality. A musician in a rock band may get a tattoo of a guitar on the arm. Some environmentalists may tattoo pictures of endangered animals on their shoulders. Lovers may tattoo each others’ names over their hearts. A tattoo can be a public sign to show what is important in a person’s life.

Jack got a tattoo because of ______.

A. a desire to express himself
B. the influence of the media
C. the influence of friends
D. a desire to be fashionable

单项选择题