【作者】 卫欣；

【导师】 邱道持；

【作者基本信息】 西南师范大学 ， 人文地理学， 2003， 硕士

【摘要】 基准地价是政府对一定时期城镇各级别土地或均质地域及其商业、住宅、工业等土地利用类型分别评估确定的法定最高使用年限土地使用权平均价格，是分用途的土地使用权区域平均价格。它是目前区域平均价格的最常见形式，反映了城镇地价的总体水平和空间分布规律，是国家对地产市场价格实施宏观控制和管理的决策依据，也是国家征收土地使用税费，参与城镇土地收益分配的基本标准。基准地价更新是在土地定级或划分均质地域的基础上，用宗地地租、交易样本的平均地价或地价指数等来重新确定基准地价和宗地地价修正体系。为了使土地估价成果符合客观实际，保持基准地价成果和宗地地价评估标准的现势性，在土地市场发生变化或影响土地价格的因素发生变化后，必须对地价进行重新评估，更新基准地价成果和宗地地价评估标准。 结合重庆市房地产市场发展的实际，重庆市主城区基准地价更新的基本思路为：首先以土地定级成果为依据，采集并整理各类用地的市场交易资料；然后计算并修正交易样点的地价，检验和处理样点数据；最后，利用市场交易样点地价更新分类分级基准地价。此外，采用地价指数对更新后的基准地价进行验证。 完备的基础资料是完成基准地价更新的前提，基准地价更新基础资料主要包括：土地定级成果资料，地租、地价资料，地价因素资料和其它资料。 基准地价修正系数表是采用替代原理，建立基准地价、宗地地价及其影响因素之间的相关关系，编制出基准地价在不同因素条件下修正为宗地地价的系数体系，以便能在宗地条件调查的基础上，按对应的修正系数，快速、高效、及时地评估出宗地地价。同时，在基准地价更新过程中涉及到的样点地价的计算与修正也需在基准地价修正系数表的辅助下完成。 整理后的交易样点地价资料还不能直接用于基准地价的评估，必须对样点地价进行计算，最终得到与基准地价的地价内涵相一致的标准地价。经计算后的样点地价还须进行修正，使样点地价的地价内涵与基准地价的地价内涵相一致。修正的主要内容有：开发程度修正、容积率修正、出让年期修正、其它修正等。在完成了对样点地价的修正后，应对样点地价数据进行检验。数据检验以土地级别为单位，分土地利用类型进行抽样样本的标准差检验，以剔除非正常的地价信息。 在对市场交易地价资料进行了计算、修正和检验后，即可以利用样点地价评估重庆市主城区分类分级基准地价。根据样点地价的分布规律，选用加权算术平均值作为某类某级土地的基准地价。同时，对基准地价测算结果进行验证。考虑到市场交易样本和市场供求关系偶然性等因素，为使基准地价初测结果的级差分布更合理，采用级差收益测算法的理论模型对基准地价初测结果进行修正。最后，确定经验证和修正后的结果为基准地价更新的初步成果。更多还原

【Abstract】 Datum land price is a kind of average price which is evaluated by government on the basis of land distinctions and longest time-limit of the legal. It includes business -land price, housing-land one, and industrial land one. .It is the most familiar form of the average price of district at present. It also reflects the total level and distributing regulation with space of land price of cities. According to the datum land price, the government could control and manage prices in real estate market on macroscopic. It is also the basic standard for government to collect tax and fee of land use. It will help the government to get part of income in land use. Datum land price update is made on the basis of land distinctions. Rent of lots, average prices of bargain samples and land price index are used to update the datum land price and revising system of prices of lots. After land market or affecting factors of land price change, the datum land price and evaluatingstandard of prices of lots should be updated in order to make the evaluated price of land, the datum land price and evaluating standard of prices of lots be practical.According to the actuality of the real estate market of Chongqing, we decided the basic method of the Update of Datum Land Price of the main urban zone of Chongqing. First, we collected and coordinate bargaining information on market of various lands. Then, we calculated and correct the prices of bargaining samples. After that, we checked up and disposed the data of samples. Finally, we use the prices of bargaining samples on market to update the datum land Price on land-distinctions and land-types. In addition, we validate the updated datum land price by using land price index.Complete basic data will do good to update the datum land price. The basic data include the land distinctions, land rent, land prices, affecting factors of land price etc.Substituting principle is used to establish the revising coefficients tables for datum land price. The tables join the datum land price, prices of lots and affecting factors of land prices together. They help us to revise the datum land price into price of the lot on different affecting factors. On condition of investigation on lots, we could evaluate prices of them quickly and efficiently through the corresponding revising coefficients. At the same time, calculation and revision of land prices of samples could not accomplished without thfr tables.The coordinated land price data of bargaining samples could not be used to update the datum land price. First, we should calculated the land prices of samples to get normative price under the connotation of the datum land price. Then, we revise the prices of samples to make them into the connotation with that of the datum land price. We should revise the exploiting degree, capacity rate, remising period etc. Finally, we should check up land prices data of samples. Standard differences are used to check up the data on the basis of land distinctions and land kinds. Only in this way could we eliminate the abnormal land price data.After the calculation, revision and test of the bargaining price data on market of 2000, we could evaluate the datum land price on land distinctions and types of the main urban zone of Chongqing. According to the distributing regulations of prices of samples, we select arithmetic average data on the basis of the land proportion. At the same time, we validate the updated datum land price. Then, we use academic model of income of difference between land distinctions calculating to revise the updated datum land price to make the difference between land distinctions rational. That is because the bargaining samples on market and connection between supply & demand are sometimes haphazard. Finally, the validated and revised result were affirmed.更多还原