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1、市市場場法法比比較較法法計計算算比比準準價價格格比較因素科科苑苑大大酒酒店店麗麗苑苑大大酒酒店店樓面熟地價待估7489.007489.00交易情況100100100.00100.00估價時點10010098.0098.00區區位位狀狀況況因因素素基礎設施情況100100105.00105.00地理位置100100102.00102.00距市中心距離100100102.00102.00交通設施狀況100100105.00105.00商業繁華程度100100100.00100.00權權益益狀狀況況因因素素土地用途10010099.0099.00土地級別100100101.00101.00土地使用年2、限100100100.00100.00城市規劃限制條件（容積率）100100101.00101.00實實物物狀狀況況因因素素面積大小100100100.00100.00基礎設施完備程度100100102.00102.00地質條件100100103.00103.006279.196279.19價價格格權權重重比比率率0.250.25比比準準樓樓面面建建筑筑面面積積價價（元元/m2/m2）#1569.801569.8018,645,666.0718,385,752.967079.61222918,466,829.187110.831412重重慶慶大大酒酒店店重重百百大大酒酒店店6991.006993、1.007679.007679.00100.00100.00100.00100.0099.0099.00100.00100.00102.00102.00103.00103.00104.00104.00105.00105.00104.00104.00105.00105.00103.00103.00103.00103.00100.00100.00100.00100.0099.0099.0099.0099.00101.00101.00100.00100.00100.00100.00100.00100.00101.00101.00100.00100.00100.00100.00100.00100.004、101.00101.00101.00101.0097.0097.0098.0098.007491.167491.167457.267457.260.500.500.250.253745.583745.581864.321864.32 成成本本法法比比準準價價格格比較因素估價對象重重新新購購建建價價格格1 1 建建筑筑物物重重新新購購建建價價格格（選選用用分分部部分分項項法法）直接費（元/m2）待估1.1.1.1交易情況1001.1.1.2估價時點1001.1.1.3基礎工程1001.1.1.4墻體工程1001.1.1.5樓地面工程1001.1.1.6屋面工程1001.1.1.7給排水工程1005、1.1.1.8供暖工程1001.1.1.9電器工程1001.1.11.1.1 比比準準直直接接費費1419.4989021419.4989021.1.21.1.2承承包包商商間間接接費費、利利潤潤和和稅稅金金113.5599122113.55991228%1.11.1 工工程程承承包包價價格格1533.0588141533.0588141.21.2 開開發發商商管管理理費費、利利息息和和稅稅費費306.6117629306.611762920%建建筑筑物物重重新新購購建建價價格格（元元/m2/m2）1 18 83 39 9.6 67 70 05 57 77 72 2 土土地地重重新新購購建建價6、價格格（選選用用市市場場比比較較法法）樓面熟地價（元/m2）待估2.1交易情況1002.2估價時點1002.3基礎設施情況1002.4地理位置1002.5距市中心距離1002.6交通設施狀況1002.7商業繁華程度1002.8土地用途1002.9土地級別1002.10土地地質狀況100土土地地重重新新購購建建價價格格（元元/m2/m2）6 61 13 3.8 83 33 37 75 58 83 3折折舊舊價價格格（采采用用直直線線折折舊舊法法）有有效效經經過過使使用用年年數數建建筑筑物物重重新新構構建建價價格格建建筑筑物物殘殘值值率率51804.7464195%房房地地產產價價格格=重重新新購7、購建建價價格格-折折舊舊（萬萬元元）45080.63實例1實例2實例31405.61405.61421.21421.214001400100100100100100100999999991001009696969696961001001001001001001001001001001001001001001001001021021001001011011001001001001001001001001001001001001001001478.9562291478.9562291407.1287131407.128713#1 11 18 8.3 31 16 64 49 98 83 31 11 8、12 2.5 57 70 02 29 97 7#1597.2727271597.2727271519.699011519.69901#319.4545455319.4545455303.939802303.939802#1916.7272731916.7272731823.6388121823.638812#625.8625.8598.6598.6610.5610.510010010010010010099999999100100999999999999100100100100100100100100100100100100100100100100100100100100100100100109、0100100100100100100100100100100100100100100100100100100638.5062749638.5062749598.6598.6604.395604.395經經濟濟壽壽命命建建筑筑面面積積（m2)年年折折舊舊額額(元元）總總折折舊舊額額（萬萬元元）3067838747.91 19.37395收收益益法法比比準準價價格格模模型型公公式式房地產的收益期限N第N年的凈收益An報酬資本化法凈凈收收益益每每年年不不變變年限有限A/Y*1-1/(1+Y)n206000無限年A/Y5000直接資本化法毛毛租租金金乘乘數數法法毛租金毛租金乘數房地產價值3000515000潛潛在在毛毛收收入入乘乘數數法法潛在毛收入潛在毛收入乘數房地產價值4567836536有有效效毛毛收收入入乘乘數數法法有效毛收入有效毛收入乘數房地產價值56004.525200凈凈收收益益乘乘數數法法凈收益凈收益乘數房地產價值5600739200第N期的報酬率Yn房地產估價時點收益價格V10%51081.38238.00%62500