The demonstration report of real estate appraisal and the asset appraisal report are the results of the appraisal agency's performance of the appraisal contract, and are also the proof documents of the appraisal agency's legal responsibility for the asset appraisal project. Let me share the real estate appraisal report and have a look together.
Real estate appraisal report 1 1. Foreword letter to the entrusting party:
Xx: Entrusted by you, our firm has appraised the residential house located at Room 302, Building 7, Zone A, xx Garden, XX Road, Guangdong Province, China (building area135m2).
The purpose of evaluation is to provide reference for determining the amount of real estate mortgage loan and evaluate the value of real estate mortgage.
According to relevant national laws, regulations and technical standards, the above-mentioned real estate was analyzed and calculated, and now the appraisal results are reported as follows: the total market appraisal price of the appraised object on X, X, 20xx is RMB 765,438+07, and the unit price of 930 yuan (in words: RMB 7 17, 930 yuan only) is RMB 5,365,438+08.
See the attached Report on Real Estate Appraisal Results for the appraisal results.
I am here to convey
Legal representative of real estate appraisal firm: xxx
Two. Appraiser's statement We solemnly declare that:
1. The facts stated in this appraisal report are true and accurate.
2. The analysis, opinions and conclusions in this appraisal report are our own impartial professional analysis, opinions and conclusions, but they are limited by the assumptions and restrictions explained in this appraisal report.
3. We have no interest in the appraised object, and have no personal interest or prejudice with relevant parties.
4. We made analysis according to Chinese national standard GB/T50291-1999 "Specification for Real Estate Valuation" and "Guiding Opinions on Real Estate Mortgage Valuation" jointly issued by the Ministry of Construction, China People's Bank and China Banking Regulatory Commission, formed opinions and conclusions, and wrote this appraisal report.
5. We made a field survey of the appraised object in this appraisal report.
6. No one provided professional help for this appraisal report.
7. This appraisal report is issued according to the relevant information provided by the entrusting party, and the entrusting party shall bear legal responsibility for the authenticity of the information.
8. The appraisal results in this report are only used by the entrusting party for this appraisal purpose and shall not be used for other purposes.
Without the consent of this appraiser, this appraisal report shall not be provided to the entrusting party and units and individuals other than the report review department.
Appraisal institutions and appraisers shall not bear any responsibility for the consequences caused by the use of this report by units and individuals other than the entrusting party and the report appraisal department.
9. All or part of the contents of this appraisal report shall not be published in any public media, and the right to interpret the report belongs to this appraisal institution.
Real estate appraiser: 20xx year x month x day
Three. Assumptions and limitations of valuation
1. This appraisal report is only for the entrusting party to provide value reference for determining the amount of real estate mortgage loan. The appraisal company will not bear any responsibility for the losses caused by improper use of the entrusting party.
2. Conduct on-the-spot investigation of real estate according to the Power of Attorney for Real Estate Appraisal provided by the entrusting party, and the scope of real estate appraisal shall be defined by the entrusting party, and it shall bear corresponding legal responsibilities.
3. The "appraised value" as mentioned in this report refers to our opinions on the fair value of the appraised object under the premise that the planned use remains unchanged and the external economic environment at the appraisal date has not changed significantly in the foreseeable future.
4. Based on the appraisal purpose, the appraisal result of this appraisal report reflects the objective and fair market value of the entrusted real estate on the appraisal date of xx, xx, XX, XX, and does not consider the impact of possible future price increases on the appraisal value, nor does it consider the impact of national macroeconomic policy changes and force majeure on the appraisal value.
5. The purpose of real estate appraisal business by registered real estate appraisers is to estimate the value of the appraised object and express opinions, not to confirm or express opinions on the ownership and other rights of the appraised object. The entrusting party is responsible for explaining the legal ownership and other rights of the appraised object.
6. This appraisal is based on the assumption that the appraised object does not involve any mortgage guarantee and other legal priority rights, otherwise the appraisal result should be adjusted accordingly.
7. The premise of our appraisal result is that the information provided by the entrusting party is true, and the property right of the entrusted house is complete and has the legal land use right.
The entrusting party shall bear legal responsibility for the authenticity, integrity and legality of the information provided. If the appraisal results are distorted due to the untrue certification materials provided by the entrusting party, we will not bear any legal and economic responsibilities.
8. Our appraisal entity is based on the external entity of the appraisal object photographed and surveyed on the spot. However, in this appraisal, the appraisers did not accept the entrustment to test the structure and foundation of the appraisal object, and they could not be sure that the structure and foundation of the appraisal object were free from defects.
9. As the appraised object is a part of the whole real estate, this appraisal is based on the premise that the appraised object can legally enjoy and share the rights and interests of the whole real estate, various service facilities and the land use right occupied by the whole real estate.
10. The appraisal result of this appraisal report is the real estate mortgage value obtained on the premise of open market, and the influence of future market price fluctuation risk, quick liquidation losses and expenses, and relevant taxes payable at the time of transfer on the appraisal result is not considered.
The appraisal object is residential building, which has certain universality and independent applicability. If it is realized quickly at the appraisal time, its realizable price is generally about 70% of the market value, and it can be realized in a short time. The realized variable current price should give priority to the evaluation of auction fees and taxes paid according to regulations.
Real estate appraisal result report
(I) Name of the entrusting party: xx Garden, xx City Legal Representative: xxx Address: Area: 135 m2 Tel: xxxxxxx.
(II) Name of appraiser: xxx Address: Tel: xxxxxxx Qualification Grade: xx Appraisal Agency CertificateNo.: xx Real Estate Self-Appraisal (20 13)No. xxxx
(III) Appraisal object
1. The appraisal object is located in XXX, the middle section of Yuan Kui Road.
There are xxx experimental school and fengxi middle school around.
RT Mart, Land and Resources Bureau, Bank of China Building and Municipal Government.
At present, there are 7 routes, and 12 routes arrive in a straight line.
The area has convenient transportation, perfect infrastructure and public services, and a good natural and living environment.
2. Coverage area135m2.
The layout of four floors is patchwork, with seven floors, which was completed in July 2007.
The appraisal object is located on the 3rd floor, with a construction area of135m2; Decoration: wooden floor in the living room, wooden floor in the bedroom and porcelain scraping on the wall; Tile the kitchen floor and tile the wall; The entrance door is equipped with security doors, and the rest are wooden doors, aluminum alloy windows, water, electricity and telephone ports.
The appraisal object has good layout, good lighting and ventilation and good maintenance. Evaluate the market value of real estate for 20 13 and 10 for two months. (4) The appraisal purpose is to provide reference for the sale of houses.
(5) Evaluation benchmark date
(vi) Evaluation principles
1, principle of legality
2, the principle of substitution
3, the highest and best use principle
4. Identification time principle.
5. Principles of objectivity, justice and fairness
(7) Evaluation basis
1, the national standard "Code for Real Estate Appraisal"
2. Power of Attorney for Real Estate Appraisal
3. Real estate appraisal contract
4. Relevant pricing and tax standards of government departments and current real estate price information in this area.
5. All the information provided by the entrusting party and all the information obtained by the appraisers through on-site investigation.
6. People's Republic of China (PRC) City Real Estate Management Law
7. Appraisal Method of People's Republic of China (PRC) National Standard "Specification for Urban Land Appraisal" According to the requirements of "Specification for Real Estate Appraisal", according to the development of local real estate market and the specific characteristics of the appraised object, this appraisal adopts cost method, income method and market comparison method to appraise the appraised object according to the appraisal purpose, location condition and use of the appraised object and field investigation results.
Market comparison method:
According to the principle of substitution, the real estate of the appraised object is compared with the real estate with similar transactions recently, and the real estate price of the appraised object is revised from the aspects of transaction situation, transaction date, regional factors and personal factors.
Income method:
Income method is a method to predict the future normal income of the appraisal object, select a suitable rate of return or capitalization rate and income multiplier, and then discount it to the appraisal time point and accumulate it, so as to estimate the objective and reasonable price or value of the appraisal object.
Cost method is a method to calculate the objective and reasonable price or value of the appraisal object by calculating the re-purchase and construction price of the appraisal object at the appraisal time, and then deducting depreciation.
(IX) Appraisal result: Based on scientific analysis and calculation by appraisers of this firm, the mortgage value of real estate is appraised according to the requirements of national real estate appraisal standards and other requirements on the premise of providing reference for determining the amount of real estate mortgage loan.
Using scientific appraisal ideas and methods, the total market appraisal price of the appraised object at the appraisal time of 20XX years 165438+ 10/0 is 7388 13. Rmb (in words: RMB 7 188 13 yuan only), and the appraised unit price is RMB 5,472.69.
(Xi) Appraisal date: 20XX 165438+ 10 to 20xx165438+10/20 October.
The validity period of this appraisal report is 1: the appraisal result shown in this appraisal report is the open market price of the appraised object on the appraisal date of 20 13 1 10, which needs to be adjusted accordingly with the change of time and market conditions. If the time from the completion of the appraisal report to the use of this appraisal result exceeds one year (that is, the validity period is 20 13 1 10 to 20 14 1 10), we are not responsible for the consequences caused by this result.
2. When the appraised object or national economic situation, urban planning and real estate tax and fee policies change after the appraisal date and within the validity period, which has obvious influence on the appraisal result, the entrusting party will promptly hire a real estate appraisal agency to make corresponding adjustment or re-appraisal on the appraisal result.
Otherwise, we will not be responsible for the consequences of this result.
3. Due to the change of time, the appraisal object and the real estate market may affect the mortgage value of real estate; Therefore, lenders (financial institutions) should re-evaluate the mortgage value of real estate regularly or when the real estate market becomes more expensive.
(thirteen), other issues that need to be explained:
1. The appraisal object is subject to the relevant information and quantity provided by the entrusting party.
In this appraisal, if the information provided by the entrusting party is false, the entrusting party shall bear legal responsibility.
3. This appraisal report is designed for the use of the entrusting party according to the entrusting purpose, and it shall not be copied or used for other purposes without approval.
4. The above appraisal conclusion reflects the current fair price of the appraisal object under the appraisal purpose and according to the appraisal principle, and does not consider the influence of changes in national macroeconomic policies and natural forces or other force majeure on the appraisal price.
5. This appraisal report must be used completely, and the trustee will not bear any responsibility for the related losses caused by using only part of the contents in the report.
14. Appraiser: xxx (China registered real estate appraiser) Appraiser: xxx (China registered real estate appraiser) Appraiser: xxx (China registered real estate appraiser) Appraiser: Chaozhou Real Estate Appraisal Firm.
Date of issuance of the report: 20XX 165438+ 10/0.
Real estate appraisal report 2 appraisal statement
1. In carrying out this asset appraisal business, we have followed relevant laws and regulations and asset appraisal standards, and adhered to the principles of independence, objectivity and impartiality. According to the facts we have in practice, the matters stated in the evaluation report are objective and true. Our analysis, judgment and inference, as well as the appraisal report issued by us, followed the asset appraisal standards and related norms.
2. We have no interest in the appraisal object in the appraisal report, have no interest in related parties and have no prejudice against related parties.
3. We have conducted on-the-spot investigation on the appraised object in the appraisal report; We have paid necessary attention to the legal ownership of the appraisal object and checked the legal ownership information of the appraisal object, but we cannot guarantee the authenticity of the legal ownership of the appraisal object in any form; We have asked enterprises to improve property rights to meet the requirements of issuing evaluation reports, and disclosed the problems found.
4. We have professional qualifications and relevant professional evaluation experience required for business evaluation.
5. Our professional opinion on the value of the appraised object is a reference for realizing economic behavior and should not be regarded as a guarantee for the realizable price of the appraised object. We are not responsible for the decisions of the parties concerned.
The appraisal report issued by us and the disclosed appraisal conclusion are limited to the appraisal purpose and use specified in the appraisal report and the users of the appraisal report, and shall be used within the validity period of the appraisal conclusion. The consequences of improper use have nothing to do with us.
7. During the appraisal process, we did not consider the possible mortgage and guarantee matters in the future, and the impact of the extra price that may be paid by special transaction methods on the appraisal conclusion, nor did we consider the impact of changes in national macroeconomic policies and force majeure such as natural forces on the appraisal conclusion. We are not responsible for the change of asset value after the appraisal base date.
Eight. We are not responsible for the appraisal conclusion of the appraisal object and the possible defects that the relevant parties can't know in the implemented appraisal process.
I. Basic overview
The appraisal object is Room 403, Building 10/0, Group 9, Tianshunyuan Community, Fengshun Road, Gutian, Qiaokou District, Wuhan. The structure is steel-concrete structure with a building area of 1 12.39 square meters. The design purpose is residence, and the land use right expires on August 3, 2059.
Second, the purpose of evaluation
Provide reference for real estate transfer.
Third, the evaluation benchmark date
The benchmark date of appraisal is 20xx years165438+1October 3rd.
Four. Valuation benchmark
1. This appraisal is based on People's Republic of China (PRC) Urban Real Estate Management Law, Land Management Law of the People's Republic of China, Regulations on Urban Real Estate Transfer Management, People's Republic of China (PRC) Guarantee Law, Chongqing Real Estate Transfer Management Implementation Opinions and other relevant policies, regulations and documents.
2. Evaluate relevant information
Copy of the house property certificate, with the house property certificate number of 20x xx. H 150602, as well as relevant real estate information held by our company and information obtained from field investigation.
Verb (abbreviation of verb) evaluation principle
In addition to the general principles of independence, objectivity and impartiality, this assessment also follows the following practical principles.
1, principle of legality
The real estate of the appraised object meets the requirements of urban planning on land use, plot ratio, coverage rate, building height and architectural style, that is, it should be carried out on the premise of legal use and legal disposal of the appraised object. The appraised object has obtained the legal house ownership certificate.
2, the highest and best use principle
The highest and best use under the legal premise is the way to maximize the profit of real estate. The price of real estate is affected by the combination of land and buildings. If the two are properly balanced, the utility of real estate can be highly exerted and the highest and best use state can be achieved. The current use of the appraised object is residence. Based on the analysis of the location of the appraised object, we believe that it is most beneficial to maintain the current use state, and this appraisal is based on this.
3. The principle of substitution
According to the principle of economics, the prices of goods with the same utility in the same market will tend to be consistent, and this principle is also applicable to the real estate market. This appraisal adopts the market comparison method to calculate the price, which is based on this principle. Through investigation, the real estate near the appraisal object similar to the appraisal object is obtained as a reference example, and the recent transaction price is taken as an objective price to determine the value basis of the appraisal object at the appraisal time.
4. Identification time principle.
Because the real estate market is constantly changing, the same real estate often has different price levels at different valuation points. The definition of the real estate market and its own situation in this appraisal is based on its situation at the time of appraisal.
5, the principle of prudence
Real estate mortgage valuation should follow the principle of prudence. The principle of prudence means that when making valuation-related judgments in the presence of uncertain factors, we should be cautious, fully estimate the possible restrictions on the realization of mortgaged real estate, possible risks and losses in the future, and not overestimate the open market value or underestimate the known legal priority. Upon investigation, the appraised object does not have the legal right of priority, and the market value is not overestimated according to the actual market transaction and the rental income of the appraised object.
Evaluation method of intransitive verbs
According to the purpose of this appraisal, the characteristics and actual situation of the appraisal object, and on the basis of careful analysis of the existing data and on-the-spot investigation, the appraisers choose the market comparison method as the basic method of this appraisal.
Real estate appraisal report 3 Preliminary investigation report on real estate appraisal of a residential area in Yingbin Road, Panyu, Guangzhou.
1. Project name: real estate appraisal report of a residential area in Yingbin Road, Panyu, Guangzhou.
Two. Overview of appraisal object
The project is located in Zhicun Village, Dashi Town, Panyu, at the junction of Yingbin Road Avenue and Minamachi (Nancun-Dashi), bordering Chimelong Golf Driving Range and Chimelong Night Animal World. The total land area is 3535 10 m2 (530 mu), of which 173420 m2 (260 mu) has been paid in full, and 66700 m2 (100 mu) has been marked with red lines (the land payment has not been paid); 1 13390 square meters (170 mu) is a hill, and the lease has been signed for 70 years. The mountains are densely covered with vegetation, overlooking the green forest landscape of Chimelong.
Three. Survey data analysis
1, general factors
Urban Resources Guangzhou is the capital of Guangdong Province.
The political, economic and cultural center of the province. Located in the southeast of Guangdong Province, on the northern edge of the Pearl River Delta, east longitude 1 12 degrees 57 minutes to north latitude14 degrees 3 minutes and north latitude 22 degrees 26 minutes to 23 degrees 56 minutes, bordering the South China Sea and Hong Kong and Macao. It is the central city in southern China and the "South Gate" of China.
Guangzhou has jurisdiction over Yuexiu, Haizhu, Liwan, Tianhe, Baiyun, Huangpu, Huadu, Panyu, Nansha, Luogang and Conghua and Zengcheng, with a total area of 74.34 square kilometers. At the end of 2008, the registered population of the city was 1.0 1.82 million, and the permanent population exceeded 1.5 million.
Guangzhou is high in the northeast and low in the southwest, with mountainous areas in the north and northeast and alluvial plains in the Pearl River Delta in the south. Subtropical monsoon climate, abundant rainfall. The annual average temperature is 22.8 degrees Celsius, the average relative humidity is 68%, and the annual rainfall in urban areas is more than 1600 mm. ..
Guangzhou is a famous hometown of overseas Chinese in China, with the largest number of overseas Chinese among Chinese cities. According to statistics, there are 6.5438+0.06 million overseas Chinese, which are distributed in more than 654.38+0.30 countries and regions in the world. There are 880,000 land use right price appraisers in Hong Kong, Macao and Guangzhou Bi Garden Real Estate Development Co., Ltd., and 6,543.8+0.56 million returned overseas Chinese from Hong Kong and Macao.
② Urban planning and development goals
Guangzhou's urban spatial layout and infrastructure are more perfect. Panyu and Huadu were successfully set up, Liwan and Fangcun, Yuexiu and Dongshan merged, Luogang and Nansha were set up, the administrative boundaries were comprehensively delineated and straightened out, and the administrative division structure was continuously optimized; The strategy of "expanding the south to the north and promoting the east to the west" has been implemented steadily, the built-up area has been continuously expanded, and the construction of central towns has been rapidly promoted. Guangzhou Baiyun International Airport Relocation Project of Guangzhou University
A number of major projects related to the long-term development of Guangzhou, such as Xuecheng Project, Nansha Port Area Project of Guangzhou Port, Guangzhou International Convention and Exhibition Center, Metro Line 2 and Nansha Port Area Expressway, have been completed and put into use one after another. The new railway passenger station has started construction, the information infrastructure is close to the world-class level, and Guangzhou's land, sea and air transportation hub is complete. The strategic layout of the spatial structure support system for the development of modern metropolis has been completed, and the image of modern metropolis has been further highlighted.
Urban management has been effectively strengthened. The merger of villages and towns and the transformation of "villages in cities" have been comprehensively promoted, the management system of "two levels of government, three levels of management and four levels of network" has been continuously improved, the comprehensive improvement of urban environment has achieved remarkable results, and the management of rental houses and floating personnel has gradually been on the right track. The ecological environment is more optimized.
The projects of "green water and green mountains" and "blue sky and clear water" are progressing smoothly. By 2008, the city's green coverage rate reached 44.4%, the per capita green area 12.62 square meters, the harmless treatment rate of urban domestic garbage reached 100%, and the treatment rate of urban domestic sewage reached 7 1.34% (including Laoba).
③ Social and economic development.
The national economy has sustained and rapid growth, and the ability of sustainable development has been significantly enhanced.
Total economic output: in 2008, Guangzhou's GDP exceeded 500 billion yuan, 600 billion yuan and 700 billion yuan for three consecutive years, and reached a new level of 800 billion yuan in 2008, reaching 8.2158.2 billion yuan, with an increase of 12.3%, among which the first one was.
The primary, secondary and tertiary industries increased by 1.8%, 10.9% and 13.6% respectively, and the per capita GDP increased by 10%, and the economy continued to maintain a steady and rapid growth trend. The ratio of tertiary industry structure is 2.04: 38.94: 59.02, and the industrial structure is further optimized. The quality of economic development continued to improve, and the general budget revenue reached a new high of 6219.6 billion yuan, an increase of 18.7%. It is estimated that the energy consumption per 10,000 yuan GDP is 0.68 tons of standard coal, down 4.35% year-on-year.
In terms of fiscal revenue and expenditure, Guangzhou's general budget revenue for the whole year was 247.7 billion yuan, a year-on-year increase of 17438+0%. Among them, the revenue of the national tax department was149.5 billion yuan, an increase of15.4%; The revenue of the local tax department was 72.7 billion yuan, an increase of 22.2%. The local general budget revenue was 62,654.38+0.96 billion yuan, an increase of 1.8%. Among them, the business tax was 65.438+02.798 billion yuan, an increase of 3.6%;
The value-added tax was 65.438+02.872 billion yuan, an increase of 654.38+05.5%; Enterprise income tax was 7.563 billion yuan, an increase of 26.8%; Personal income tax was 3.534 billion yuan, an increase of 65.438+09.7%; Property tax was 310.05 billion yuan, an increase of10.8%. The fiscal expenditure of local general budget was 765.438+300 million yuan, an increase of 65.438+04.3%. Among them, social security and employment expenditure was 8.932 billion yuan, an increase of 23.8%; Expenditure on environmental protection was 739 million yuan, an increase of 52.2%; Expenditure on education was 9.572 billion yuan, up by 18.5%. In 2008, the finance was used to support the reconstruction funds after the Wenchuan earthquake.
24 1 100 million yuan.
Price, consumer market price: The overall consumer price level of urban residents rose by 5.9% in the whole year, of which the price of consumer goods rose by 7.7% and the price of service items rose by 1.7%. The overall level of consumer prices of rural residents has risen.
9.9%, of which, the price of living consumption rose by 9. 1%, and the price of service items rose slightly by 0.8%.
2. Regional factors
① Basic situation
The "Panyu Yingbin Road" project is located in Zhi Village, Dashi Town, Panyu District, at the intersection of Yingbin Road Avenue and Minaminoooji (Nancun-Dashi), bordering Chimelong Golf Practice Center and Chimelong Night Animal World. The total land area is 3535 10 m2 (530 mu), of which 173420 m2 (260 mu) has been paid in full, and 66700 m2 (100 mu) has been marked with a red line (unpaid land payment); 1 13390 square meters (170 mu) is a hill, and the lease has been signed for 70 years. The mountains are densely covered with vegetation, overlooking the green forest landscape of Chimelong.
② the distance between the plot and the surrounding area
—— Adjacent to South China Expressway;
—— Tianhe District, Guangzhou 15km;
—— About 500 meters from Xinguang Expressway;
—— Panyu Bridge10km;
—— Hanxi Station of Metro Line 31000m;
③ Surrounding traffic conditions
The project is located at the intersection of Yingbin Road and Nanmin Road, the main traffic trunk line in Panyu, and is connected with South China Expressway and Panyu Bridge. It takes about 10 minutes to go directly to Guangzhou Zhujiang New Town without passing the traffic lights. In addition to South China Expressway, there are Luoxi Bridge, Guangzhou North Ring Expressway, Xinguang Expressway under construction and Metro Line 3 around the project, and the traffic is very convenient.
④ Basic technical indicators of the project
Land area: 360 mu (and 170 mu rented mountain area)
Floor area ratio: 2.5 (1.6 approved in earlier years and expected to be adjusted to 2.5).
Total construction area: 8837750 square meters
3. Individual factors
① geographical location
The appraisal object is located in Zhicun Village, Dashi Town, Panyu District, at the intersection of Yingbin Road Avenue and Nanmin Road (Nancun-Dashi), and it takes about 10 minutes to reach Guangzhou Zhujiang New Town directly. The location is good.
② Real estate status
Yingbin Road, South China Plate is a relatively small brand-new building. Free City Garden is located in Liren East Interchange, Yingbin Road, Panyu, and Xingye Road passes through the community, reaching Xinguang Expressway under construction, Hanxi Station of Metro Line 3, and near Han Xi Super Business Center. The project is adjacent to South China Country Garden in the east, Jinxiu Xiangjiang Garden in the north and Fuyou New Embrace in the west.
The project covers an area of about 200,000 square meters with a planned construction area of 350,000 square meters. It is planned to build 57 houses with elevators, including 2 houses with 76-88 square meters, 3 houses with 95- 1 10 square meters, 4 houses with 128 square meters, and duplex houses with 196-243 square meters. Mainly small and medium-sized units. Property form: * * * 9- 12 of Building 57, Building 1 19, 4 households 1 staircase.
(3) Peripheral support and internal support
Gym, coffee shop, bar, library, cinema, table tennis hall, SPA, beauty salon, ventilation room, ceramics museum, primary and secondary schools: Lirendong Primary School and Country Garden School are nearby.