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class="time">2015-11-23 13:57</span> <span id="gwr18lkl3dc" class="source">來(lái)源：<a href="http://www.zcjx68.com" title="建設工程教育網(wǎng)">河南省房地產(chǎn)估價(jià)師與經(jīng)紀人協(xié)會(huì )</a></span> </div> <a href="javascript:void(0);" target="_self" class="collection li-an"></a> <a href="javascript:void(0);" target="_self" class="print" onclick="javascript:window.print()">打印</a> <div id="gwr18lkl3dc" class="font_size">字體：<a href="javascript:void(0);" target="_self" class="big">大</a><a href="javascript:void(0);" target="_self" class="small">小</a></div> </div> </div>   <div id="gwr18lkl3dc" class="news_con"> <div id="gwr18lkl3dc" class="jxbox clearfix"> <p style="TEXT-INDENT: 2em">報酬率或資本化率是房地產(chǎn)估價(jià)活動(dòng)中的重要參數之一，對收益法估價(jià)結果影響甚大。估價(jià)實(shí)踐中，報酬率或資本化率過(guò)低、過(guò)高現象一直存在，取值過(guò)程不規范、隨意性大的問(wèn)題往往使房地產(chǎn)估價(jià)師產(chǎn)生困惑。根據當前房地產(chǎn)市場(chǎng)狀況，一般情況下，宜采用累加法及市場(chǎng)提取法求取報酬率或資本化率。 </p> <p style="TEXT-INDENT: 2em"><strong>一、累加法 </strong></p> <p style="TEXT-INDENT: 2em">以安全利率加風(fēng)險調整值作為報酬率。安全利率選用中國人民銀行公布的同時(shí)期一年定期存款年利率，風(fēng)險調整值為承擔額外風(fēng)險所要求的補償。 </p> <p style="TEXT-INDENT: 2em"><strong>提示： </strong></p> <p style="TEXT-INDENT: 2em">1.報酬率不得低于中國人民銀行公布的同時(shí)期五年期存款年利率；有長(cháng)期國債年利率的，不低于房地產(chǎn)收益年限相似年期的國債年利率。 </p> <p style="TEXT-INDENT: 2em">2. 存款利率市場(chǎng)化后，應考慮存款利率浮動(dòng)因素的影響，可采用同時(shí)期一年定期存款實(shí)際平均利率為安全利率。 </p> <p style="TEXT-INDENT: 2em">3. 風(fēng)險調整值根據估價(jià)對象及其所在地區、行業(yè)、市場(chǎng)等存在的風(fēng)險，結合當時(shí)的貨幣政策綜合確定；貨幣政策分從緊、適度從緊、穩健、適度穩健、寬松五個(gè)檔次，應以近幾年穩健貨幣政策時(shí)期的利率為參考，短期從緊、寬松貨幣政策時(shí)，考慮風(fēng)險調整值的幅度，使報酬率相對穩定。貨幣政策是漸進(jìn)的，應先判斷貨幣政策走向。 </p> <p style="TEXT-INDENT: 2em">4.從用途上分，風(fēng)險調整值自低到高的順序是工業(yè)、居住、辦公、商業(yè)；從檔次上分，風(fēng)險調整值自低到高的順序是：住宅（低檔、中檔、高檔）、寫(xiě)字樓（丙級、乙級、甲級）、商業(yè)（小區級、區級、市級）。 </p> <p style="TEXT-INDENT: 2em"><strong>二、市場(chǎng)提取法 </strong></p> <p style="TEXT-INDENT: 2em">選取不少于三個(gè)可比實(shí)例，利用其價(jià)格、凈收益、收益期或持有期等數據，選用相應的收益法公式，求取報酬率或資本化率。 </p> <p style="TEXT-INDENT: 2em"><strong>提示： </strong></p> <p style="TEXT-INDENT: 2em">1.求取報酬率的方程一般為不易解方程，在無(wú)計算軟件的情況下，須多次試算并利用線(xiàn)性?xún)炔宸ń魄笕　?</p> <p style="TEXT-INDENT: 2em">2.多個(gè)可比實(shí)例求取的報酬率綜合為估價(jià)對象的報酬率時(shí)，應分別根據房地產(chǎn)的可比性及交易雙方的預期心態(tài)等，采用加權算術(shù)平均值作為估價(jià)對象的報酬率，如認為無(wú)差別，權重相同。 </p> <p style="TEXT-INDENT: 2em">3.對求取的報酬率要進(jìn)行適當的調整，當未來(lái)類(lèi)似收益性房地產(chǎn)收益與可比實(shí)例交易時(shí)的狀況相比，收益風(fēng)險有降低的趨勢時(shí)，報酬率可適當下調，反之亦然。 </p> <p style="TEXT-INDENT: 2em">4.如求取的報酬率低于同時(shí)期中國人民銀行公布的五年期存款年利率或類(lèi)似收益年限的長(cháng)期國債年利率，說(shuō)明類(lèi)似房地產(chǎn)租售比失調，房地產(chǎn)投機成分較大，除投資咨詢(xún)性估價(jià)報告外，不再選用市場(chǎng)提取法確定報酬率或資本化率。 </p> <p style="TEXT-INDENT: 2em"><strong>相關(guān)閱讀</strong>：<a href="http://www.zcjx68.com/gujia/zhengce/su1511238684.shtml" target="_blank"><font color="#0000ff">河南省房地產(chǎn)估價(jià)師與經(jīng)紀人協(xié)會(huì )關(guān)于修訂發(fā)布《河南省房地產(chǎn)估價(jià)技術(shù)指引》（1-3號）的通知</font></a></p><div id="gwr18lkl3dc" class="editor"> 責任編輯：lala</div> <div style="text-align: right;" id="ycFoot"></div> </div> </div>   <div 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