1、區(qū)位因素修正環(huán)境18.08環(huán)境18.08配套13.16配套13.16交通8.76戶型景觀12.2440交通8.76個別因素修正戶型景觀12.24建筑指標(biāo)7.08建筑指標(biāo)7.08設(shè)備6.84設(shè)備6.84發(fā)展商實力6.6發(fā)展商實力6.6項目規(guī)模6.6項目規(guī)模6.6營銷策劃5.64營銷策劃5.64物業(yè)管理5.28物業(yè)管理5.28規(guī)劃5.16規(guī)劃5.16小區(qū)配套4.56小區(qū)配套4.5610060小區(qū)環(huán)境及綠化交通是否便利開發(fā)公司的聲譽 價格戶型設(shè)計物業(yè)管理水平52%46.40%41.60%40.80%36%35.20%離市中心的遠(yuǎn)近程度 社區(qū)及周遍配套 保值增值的能力住所離工作地點近建筑風(fēng)格28%22

2、.40%15.20%12.80%5.60%環(huán)境16.08建筑指標(biāo)12.08戶型景觀11.24配套11.16交通8.76設(shè)備6.84發(fā)展商實力6.6項目規(guī)模6.6營銷策劃5.64物業(yè)管理5.28規(guī)劃5.16小區(qū)配套4.56100評評分分統(tǒng)統(tǒng)計計序號評分項目評分參考打分序號評分項目評分參考打分環(huán)環(huán)境境1區(qū)位級差 A比我高戶戶型型景景觀觀21合理性 A比我好-1B比我低B比我差C相當(dāng)C相當(dāng)2自然環(huán)境 A比我好22山景 A比我好B比我差B比我差C相當(dāng)C相當(dāng)3生活環(huán)境 A比我好-123水景 A比我好B比我差B比我差C相當(dāng)C相當(dāng)4商業(yè)環(huán)境 A比我好24都市景觀 A比我好B比我差B比我差C相當(dāng)C相當(dāng)5升值潛

3、力 A比我大-125開闊性 A比我好B比我小B比我差C相當(dāng)C相當(dāng)交交通通6通達(dá)程度 A比我好設(shè)設(shè)備備26電梯 A比我好B比我差B比我差C都相當(dāng)C相當(dāng)7道路狀況 A比我好27智能化 A比我好B比我差B比我差C相當(dāng)C相當(dāng)8交通秩序 A比我好小小區(qū)區(qū)配配套套28車位配比 A比我好B比我差B比我差C相當(dāng)C相當(dāng)周周邊邊配配套套9文化設(shè)施 A比我好29活動場所 A比我多B比我差B比我少C相當(dāng)C相當(dāng)10商場 A比我多-130會所設(shè)施 A比我好B比我少B比我差C相當(dāng)C相當(dāng)11學(xué)校 A比我多31設(shè)施檔次 A比我好B比我少B比我差C相當(dāng)C相當(dāng)12郵局/銀行 A比我多建建筑筑指指標(biāo)標(biāo)32實用率 A比我高B比我少B比

4、我低C相當(dāng)C相當(dāng)13菜場 A比我多33施工單位品牌 A比我好B比我少B比我差C相當(dāng)C相當(dāng)14餐飲 A比我多-134裝修標(biāo)準(zhǔn) A比我好B比我少B比我差C相當(dāng)C相當(dāng)15發(fā)展商實力 A比我強35工程進(jìn)度 A比我快5B比我弱B比我慢C相當(dāng)C相當(dāng)16項目規(guī)模 A比我大物物業(yè)業(yè)管管理理36管理公司品牌 A比我好B比我小B比我差C相當(dāng)C相當(dāng)規(guī)規(guī)劃劃17小區(qū)規(guī)劃 A比我好37收費標(biāo)準(zhǔn) A比我高B比我差B比我低C相當(dāng)C相當(dāng)18外觀設(shè)計 A比我好38物管服務(wù) A比我好B比我差B比我差C相當(dāng)C相當(dāng)19綠化/景觀 A比我好營營銷銷策策劃劃39代理商品牌 A比我好B比我差B比我差C相當(dāng)C相當(dāng)20覆蓋率/容積率 A比我大

5、40地盤包裝 A比我好B比我小B比我差C相當(dāng)C相當(dāng)評評分分說說明明：將參考樓盤與景秀江山共分為5個檔次，打分時參考景秀江山和參考樓盤的實際情況，設(shè)景秀江山基分為100，在此基礎(chǔ)上，如果認(rèn)為參考樓盤各評分項目要比景秀江山高（或者低）1（或者2）個檔次，則在相應(yīng)項目的評分上加或減10分（20分），即上下限為20分，10分為一個檔次；如果認(rèn)為各參考樓盤的評分項目與景秀江山相當(dāng)，則基分100不變。可可比比性性評評分分表表可比樓盤沁園春銀府花園江岸錦城華盛家園錦繡華天創(chuàng)遠(yuǎn)景園評分人劉洪偉黃楊0.90.80.750.60.50.7羅旭晏平0.90.90.80.80.50.7楊率0.950.90.90.60

6、.60.8何應(yīng)強0.70.850.850.50.50.65唐小元10.950.80.850.80.85去掉一個最低分0.70.80.750.50.50.65去掉一個最高分10.950.90.850.80.85最后平均得分0.9166666670.883333333 0.816666667 0.66666667 0.5333333330.733333333可比性系數(shù)0.9166666670.883333333 0.816666667 0.66666667 0.5333333330.733333333可比性評分：是指對出售的現(xiàn)樓、準(zhǔn)現(xiàn)樓或者樓花的地段、價格、功能、用途、檔次相近程度等的定量描述評分

7、標(biāo)準(zhǔn)：1.完全具有可比性：0.91.0；2.基本具有可比性：0.60.8；3.沒有可比性：0.10.5；4.評分精確到0.05可可比比性性評評分分表表可比樓盤沁園春銀府花園江岸錦城華盛家園錦繡華天創(chuàng)遠(yuǎn)景園評分人劉洪偉黃楊羅旭晏平楊率何應(yīng)強唐小元去掉一個最低分去掉一個最高分最后平均得分可比性系數(shù)評分人景景秀秀江江山山一一期期銷銷售售價價格格計計算算表表項目及分值沁園春銀府花園江岸錦城華盛家園錦繡華天創(chuàng)遠(yuǎn)景園2002商品房均價總項目分項目權(quán)重（%）權(quán)重修正（%）評分加權(quán)得分評分加權(quán)得分評分加權(quán)得分評分加權(quán)得分評分加權(quán)得分評分加權(quán)得分區(qū)位因素修正環(huán)境區(qū)位級差12.95.161005.161005.1

8、61105.6761005.161306.7081105.676自然環(huán)境4.81.92801.536801.536801.536801.536701.3441001.92生活環(huán)境9.23.681003.681104.0481204.4161104.0481204.4161104.048商業(yè)環(huán)境6.82.721002.721102.9921203.2641002.721203.2641002.72升值潛力11.54.6904.14904.141004.6904.141105.061004.6交通通達(dá)程度10.24.081004.081004.081204.896903.6721004.08100

9、4.08道路狀況7.32.921103.2121002.921103.2121103.2121103.2121002.92交通秩序4.41.761101.9361001.761101.936901.5841001.761001.76配套文化設(shè)施2.91.161001.161101.2761201.3921001.161101.2761101.276商場7.73.08902.7721103.3881203.6961103.3881103.3881103.388學(xué)校7.73.081003.081103.3881103.388902.7721003.081103.388郵局/銀行41.61001.6

10、1101.761101.761001.61201.921001.6菜場4.21.681001.681101.8481101.8481001.681001.681001.68餐飲6.42.561002.561102.8161203.0721203.0721102.8161102.816合計10040138039.316145041.112156044.692139039.744151044.004146041.872個別因素修正發(fā)展商實力116.61006.6905.941006.61207.921107.261107.26項目規(guī)模116.6905.941006.6905.941006.6905

11、.941006.6規(guī)劃小區(qū)規(guī)劃21.21001.21001.21001.2901.08800.961001.2外觀設(shè)計21.21001.21001.21001.21001.21001.21001.2綠化/景觀21.2901.08800.96800.96901.08901.081001.2覆蓋率/容積率2.61.56901.4041001.56901.4041001.56901.4041001.56戶型景觀合理性9.45.641106.204905.076905.0761005.64905.0761005.64山景2.751.65701.155801.32801.32801.32701.1557

12、01.155水景2.751.651302.145901.4851201.98901.485901.4851101.815都市景觀2.751.651101.8151101.8151201.981001.651201.981101.815開闊性2.751.651101.815901.485901.4851001.65801.321001.65設(shè)備電梯4.22.521002.521002.521002.521002.521002.521002.52智能化7.24.321004.321004.32903.8881004.321004.321004.32小區(qū)配套車位配比1.40.84900.756100

13、0.84900.756900.7561100.9241000.84活動場所1.30.781000.781100.858900.7021000.78900.7021000.78會所設(shè)施3.11.861001.861001.86801.4881102.046901.6741001.86設(shè)施檔次1.81.081001.081001.08900.9721001.08900.9721001.08建筑指標(biāo)實用率2.81.681001.681001.681001.681001.681001.681001.68施工單位品牌3.52.1901.89901.89901.891002.11002.1901.89裝修

14、標(biāo)準(zhǔn)21.21001.21001.21001.21001.21001.21001.2工程進(jìn)度3.52.11503.151302.731002.11503.151302.731202.52物業(yè)管理管理公司品牌2.61.561001.56901.4041001.56901.4041001.561001.56收費標(biāo)準(zhǔn)3.62.161002.161102.3761002.161002.161002.161002.16物管服務(wù)2.61.561001.56901.404901.4041001.561001.561001.56營銷策劃代理商品牌2.81.68801.344901.512901.5121001

15、.681001.681001.68地盤包裝6.63.961305.1481003.961003.961204.7521104.3561104.356合計10060264061.566254058.275247056.937263062.373253058.998262061.101總計2001004020100.882399099.3874030101.6294020102.1174040103.0024080102.973修正系數(shù) 0.991257111.0061680.983970.9792690.970850.9711281修正系數(shù)和5.902648可比樓盤實際銷售均價270022002

16、6502450268030002376可比性系數(shù)0.700.850.850.500.500.65可比性價格189018702252.5122513401950修正均價1873.4761881.532216.391199.61300.951893.72376修正均價合計10365.65加權(quán)平均市場基準(zhǔn)價1756一期住宅銷售均價：可控成本（1目標(biāo)收益）70%+市場基準(zhǔn)價30%2212每棟均價2棟3棟4棟5棟一期總均價2212221222122212系數(shù)和每棟調(diào)整系數(shù)-0.042-0.0580.0480.0520水平價差調(diào)整每棟均價21192084231823272棟房號21022103220422

17、052206系數(shù)-0.005-0.015000.0150.005垂直價差調(diào)整調(diào)整后每層價格系數(shù)和0樓層系數(shù)2棟垂直價差3棟垂直價差4棟垂直價差 5棟垂直價差2棟3棟4棟5棟1樓-0.015-32-31-35-35架空2053架空架空1樓架空2樓-0.02-42-42-46-4720772042227222812樓2067204620772077210820873樓-0.02-42-42-46-4720772042227222813樓2067204620772077210820874樓-0.01-21-21-23-2320982063229523044樓208820672098209821302

18、1095樓-0.01-21-21-23-2320982063229523045樓2088206720982098213021096樓0000021192084231823276樓2109208821192119215121307樓0000021192084231823277樓2109208821192119215121308樓0.012121232321412105234223518樓2130210821412141217321519樓0.012121232321412105234223519樓21302108214121412173215110樓0.024242464721622126236

19、5237410樓21512129216221622194217311樓0.0242424647216221262365237411樓21512129216221622194217312樓0.12254250278279237423342597260712樓236223382374237424092386系數(shù)和0.105水平價差調(diào)整3棟房號31023103310432053206320732083309331033113312系數(shù)-0.008-0.006-0.0040000000.0080.0060.004系數(shù)和01樓203620402045205320532053205320532053206

20、9206520612樓2026203020342042204220422042204220422059205520503樓2026203020342042204220422042204220422059205520504樓2047205120552063206320632063206320632080207620715樓2047205120552063206320632063206320632080207620716樓2067207120762084208420842084208420842101209620927樓206720712076208420842084208420842084210

21、1209620928樓2088209220962105210521052105210521052122211721139樓20882092209621052105210521052105210521222117211310樓21092113211721262126212621262126212621432138213411樓21092113211721262126212621262126212621432138213412樓231523202325233423342334233423342334235323482343水平價差調(diào)整水平價差調(diào)整4棟5棟房號41024103420442054206

22、房號51025103520452055206系數(shù)-0.008-0.005000.010.003系數(shù)-0.008-0.005000.0080.005系數(shù)和0系數(shù)和01樓架空1樓架空2樓2254226122722272229522792樓2263226922812281229922923樓2254226122722272229522793樓2263226922812281229922924樓2277228422952295231823024樓2286229323042304232223165樓2277228422952295231823025樓2286229323042304232223166樓2

23、300230723182318234223256樓2309231623272327234623397樓2300230723182318234223257樓2309231623272327234623398樓2323233023422342236523498樓2332233923512351236923629樓2323233023422342236523499樓23322339235123512369236210樓23462353236523652389237210樓23552362237423742393238611樓23462353236523652389237211樓23552362237

24、423742393238612樓25762584259725972623260412樓258625942607260726272620景景秀秀江江山山一一期期銷銷售售價價格格表表2棟房號210121022103220422052206總面積套內(nèi)面積陽臺面積分?jǐn)偯娣e樓層價格1架空22067204620772077210820873206720462077207721082087420882067209820982130210952088206720982098213021096210920882119211921512130721092088211921192151213082130210821

25、412141217321519213021082141214121732151102151212921622162219421731121512129216221622194217312236223382374237424092386景景秀秀江江山山一一期期銷銷售售價價格格表表3棟房號310131023103310432053206320732083309331033113312總面積套內(nèi)面積陽臺面積分?jǐn)偯娣e樓層價格120362040204520532053205320532053205320692065206122026203020342042204220422042204220422059

26、205520503202620302034204220422042204220422042205920552050420472051205520632063206320632063206320802076207152047205120552063206320632063206320632080207620716206720712076208420842084208420842084210120962092720672071207620842084208420842084208421012096209282088209220962105210521052105210521052122211721

27、139208820922096210521052105210521052105212221172113102109211321172126212621262126212621262143213821341121092113211721262126212621262126212621432138213412231523202325233423342334233423342334235323482343景景秀秀江江山山一一期期銷銷售售價價格格表表景景秀秀江江山山一一期期銷銷售售價價格格表表4棟5棟房號410141024103420442054206房號51015102510352045205520

28、6總面積總面積套內(nèi)面積套內(nèi)面積陽臺面積陽臺面積分?jǐn)偯娣e分?jǐn)偯娣e樓層價格1架空樓層價格1架空222542261227222722295227922263226922812281229922923225422612272227222952279322632269228122812299229242277228422952295231823024228622932304230423222316522772284229522952318230252286229323042304232223166230023072318231823422325623092316232723272346233972300

29、230723182318234223257230923162327232723462339823232330234223422365234982332233923512351236923629232323302342234223652349923322339235123512369236210234623532365236523892372102355236223742374239323861123462353236523652389237211235523622374237423932386122576258425972597262326041225862594260726072627262

30、0價格偏差調(diào)整2棟3棟4棟5棟合計一期樓盤偏差量均價銷售面積銷售額調(diào)整比率2棟1樓2樓3樓4樓5樓6樓7樓8樓9樓10樓11樓12樓合計2棟均價偏差量均價銷售面積銷售額調(diào)整比率3棟1樓2樓3樓4樓5樓6樓7樓8樓9樓10樓11樓12樓合計3棟均價偏差量均價銷售面積銷售額調(diào)整比率4棟1樓2樓3樓4樓5樓6樓7樓8樓9樓10樓11樓12樓合計4棟均價偏差量均價銷售面積銷售額調(diào)整比率5棟1樓2樓3樓4樓5樓6樓7樓8樓9樓10樓11樓12樓合計5棟均價偏差量均價銷售面積銷售額調(diào)整比率華華盛盛.新新外外灘灘一一期期銷銷售售價價格格計計算算表表項目及分值沁園春銀府花園總項目分項目權(quán)重（%）權(quán)重修正（%）

31、評分加權(quán)得分評分區(qū)位因素修正環(huán)境區(qū)位級差12.95.161005.1690自然環(huán)境4.81.921102.11280生活環(huán)境9.23.68903.31290商業(yè)環(huán)境6.82.721002.72110升值潛力11.54.61004.690交通通達(dá)程度10.24.081004.0880道路狀況7.32.921002.9290交通秩序4.41.761001.7690配套文化設(shè)施2.91.161001.16100商場7.73.081003.08110學(xué)校7.73.081003.08100郵局/銀行41.61001.6110菜場4.21.681001.68110餐飲6.42.561002.56110合計

32、10040140039.8241360個別因素修正發(fā)展商實力116.6905.9490項目規(guī)模116.6905.94100規(guī)劃小區(qū)規(guī)劃21.2901.08100外觀設(shè)計21.21001.2100綠化/景觀21.21001.280覆蓋率/容積率2.61.56901.404100戶型景觀合理性9.45.64804.51280山景2.751.65801.3280水景2.751.651201.9880都市景觀2.751.651101.81590開闊性2.751.651101.81590設(shè)備電梯4.22.521002.52100智能化7.24.321104.75290小區(qū)配套車位配比1.40.84100

33、0.84100活動場所1.30.781000.7890會所設(shè)施3.11.861001.8690設(shè)施檔次1.81.081001.08100建筑指標(biāo)實用率2.81.68801.344100施工單位品牌3.52.1901.8990裝修標(biāo)準(zhǔn)21.21001.2100工程進(jìn)度3.52.11202.52120物業(yè)管理管理公司品牌2.61.561001.5690收費標(biāo)準(zhǔn)3.62.161002.16100物管服務(wù)2.61.561001.5690營銷策劃代理商品牌2.81.68801.34480地盤包裝6.63.96903.56480合計 10060253057.182410總計 200100393097.00

34、43770修正系數(shù)1.0308853修正系數(shù)和 6.099718可比樓盤實際銷售均價2700可比性系數(shù)0.90可比性價格2430修正均價2505修正均價合計12143市場基準(zhǔn)價1991一期住宅銷售均價：可控成本（1目標(biāo)收益）70%+市場基準(zhǔn)價30%2247每棟均價1棟2棟基準(zhǔn)價22472247每棟調(diào)整系數(shù)-0.042-0.058每棟均價21532117垂直價差調(diào)整調(diào)整后每層價格樓層系數(shù)1棟垂直價差2棟垂直價差 3棟垂直價差4棟垂直價差1棟2棟1樓-0.015-32-32-35-35架空20852樓-0.02-43-42-47-47211020753樓-0.02-43-42-47-4721102

35、0754樓-0.01-22-21-24-24213220965樓-0.01-22-21-24-24213220966樓00000215321177樓00000215321178樓0.0122212424217521389樓0.01222124242175213810樓0.02434247472196215911樓0.02434247472196215912樓0.1225825428328424112371系數(shù)和0.105水平價差調(diào)整2棟房號310231033104320532063207系數(shù)-0.008-0.006-0.0040000系數(shù)和01樓206920732077208520852085

36、20852樓20582062206720752075207520753樓20582062206720752075207520754樓20792083208820962096209620965樓20792083208820962096209620966樓21002104210921172117211721177樓21002104210921172117211721178樓21212125213021382138213821389樓212121252130213821382138213810樓214221472151215921592159215911樓2142214721512159215921

37、59215912樓2352235723622371237123712371水平價差調(diào)整3棟房號41024103420442054206系數(shù)-0.008-0.005000.010.003系數(shù)和01樓架空2樓2290229723082308233123153樓2290229723082308233123154樓2313232023322332235523395樓2313232023322332235523396樓2337234423552355237923627樓2337234423552355237923628樓2360236723792379240323869樓2360236723792379

38、2403238610樓23832390240224022427241011樓23832390240224022427241012樓261726252638263826642646雄海花園華盛家園錦繡華天創(chuàng)遠(yuǎn)景園加權(quán)得分評分加權(quán)得分評分加權(quán)得分評分加權(quán)得分評分加權(quán)得分4.6441105.6761105.6761206.1921105.6761.536901.728801.536801.536901.7283.3121104.0481003.681104.0481104.0482.9921203.2641002.721203.2641102.9924.141105.061105.061105.06

39、1105.063.2641104.4881004.081104.4881104.4882.6281002.921002.921103.2121103.2121.584901.5841001.761101.9361001.761.161001.16901.044901.0441101.2763.3881203.6961003.081103.3881103.3883.081003.08902.772902.7721103.3881.761201.921001.61101.761101.761.8481101.8481001.681001.681001.682.8161203.0721102.816

40、1102.8161002.5638.152151043.544139040.424148043.196149043.0165.941006.61006.61107.261006.66.6905.941006.6805.281006.61.2901.081001.2901.08901.081.21001.2901.08901.081001.20.96800.961001.2800.961001.21.56901.4041001.56901.4041001.564.512905.0761005.641005.641005.641.32901.485801.32801.32901.4851.3211

41、01.815801.32801.321101.8151.4851101.815901.4851001.651101.8151.4851101.815801.32801.32901.4852.521002.521002.521002.521002.523.8881004.321004.321104.7521004.320.841000.841000.841000.841000.840.702800.6241000.78800.6241000.781.6741001.861001.861001.861001.861.081001.081001.081101.1881001.081.68901.51

42、2100.168901.512901.5121.89801.68901.89901.89901.891.2901.081001.21101.321001.22.521002.11202.521202.521202.521.404901.404901.4041001.561001.562.16901.9441002.161002.161002.161.4041001.56901.4041001.561001.56華華盛盛.新新外外灘灘一一期期銷銷售售價價格格計計算算表表銀府花園1.344801.3441001.68901.512901.5123.168803.168903.564903.5641

43、003.9655.056244056.226241056.715247057.696258059.75493.208395099.77380097.1393950 100.8924070102.771.0728691.002311.029450.991160.97305220026502450268030000.900.800.800.500.7019802120196013402100212421252018132820433棟4棟22472247系數(shù)和0.0480.0520水平價差調(diào)整235523641棟房號2102210322042205系數(shù)-0.005-0.015000.015系數(shù)和0

44、3棟4棟架空架空1樓架空230823172樓20992078211021102142230823173樓20992078211021102142233223414樓21212100213221322164233223415樓21212100213221322164235523646樓21422121215321532185235523647樓21422121215321532185237923888樓21642142217521752207237923889樓216421422175217522072402241210樓218521632196219622292402241211樓218521

45、632196219622292638264812樓2399237524112411244832083309331033113312000.0080.0060.00420852085210220982094207520752091208720832075207520912087208320962096211321092104209620962113210921042117211721342130212621172117213421302126213821382155215121472138213821552151214721592159217721722168215921592177217221

46、6823712371239023852381水平價差調(diào)整4棟房號51025103520452055206系數(shù)-0.008-0.005000.0080.005系數(shù)和01樓架空2樓2299230523172317233623293樓2299230523172317233623294樓2322232923412341235923525樓2322232923412341235923526樓2345235323642364238323767樓2345235323642364238323768樓2369237623882388240724009樓23692376238823882407240010樓23922400241224122431242411樓23922400241224122431242412樓2627263526482648266926612002商品房均價123764.60237622060.00521212121214221422164216421862186220722072424