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1、摘要摘要随着我国土地使用制度、住房制度以及其他相关领域的经济体制改革的不断深入和完善，房地产估价的作用越来越大，房地产估价方法的研究将越来越重要。本文主要对房地产估价的三种方法市场比较法、成本法、收益法进行了比较详细的阐述和分析，并分别在这几种估价方法中引入数学模型，以定量的方法来确定房地产估价。首先，本文在介绍国内外房地产估价研究现状的基础上，提出估价方法在目前应用中存在的难点和问题；接着概述资产评估的基本概念；然后是房地产估价方法的阐述和分析，在市场比较法中首先介绍了各因素的修正，分析了应用市场比较法估价的难点；在收益法中首先介绍了纯收益、资本
2、化率和收益年限的确定，接着分析了运营费用的合理构成；在成本法中首先介绍了房地产价格构成，分析了建筑物折旧的分类和求取方法，最后根据其中比较常用的市场比较法，结合实际的案例进行房地产估价，从而达到了对该方法的实际验证，并做出了该房地产估价的案例报告。关键词：房地产估价；市场比较法；收益法；成本法；资本化率25AbstractAbstractAsourcountrylandusesystem,thehousingsystemaswellasallthecorrelationdomainseconomicrestructuringisunceasingl
3、ydeepingandisperfected,therealestateestimatepaymoreandmorefunction,therealestateestimateresearchwillbemoreandmoreimportant.Thisarticlewillelaboratedtheparameterdeterminationofthemarketcomparisonmethod,theincomelawandthecostlawindetailandProposedsomenewideasaboutthat,andwillsep
4、aratelyintroducethemathematicalmodelintheseestimatemethod,anddefiniterealestateestimatequotamethod.First,inthebaseoftheresearchofthedomesticandforeignrealestateestimatepresentsituation,thisarticleproposesthedifficultyandquestionofestimatemethodintheapplicationatpresent;Thenout
5、linesthebasicconceptoftherealestateestimate;thearticleintroducesthevariousfactorsrevisionofthemarketcomparisonmethod,analyzesthedifficultyofthemarketcomparisonmethodinapplication,proposestheapplicationoftheset一airanalysisintheestimate,andhasconfirmedtheanalysissuperiorityofthe
6、set-pairanalysisthroughtheexample;intheincomemethodfirstlyintroducesthedeterminationofnetincomeandcapitalizationrateandfixednumberofyearofincome,thenanalysesthereasonableoperatingcosts;firstofallintroducestherealestatepricesincostmethod,analyzestheclassificationofbuildingdepre
7、ciationandcalculatingmethods,finallyaccordingtothemarketthatarewidelyusedinthecomparisonmethod,combinedwiththeactualcasetocarryontherealestateappraisal,soastoachievethepracticalvalidationofthemethod,andmadethecaseofrealestateappraisalreport.KEYWORDS:therealestateestimate;marke
8、tcomparisonmethod;incomeapproach;costapproach;capitalizationr
