评正稿2015(0490)兰州市七里河区土门墩加油站价值估价(土门墩街道)(1)

房地产估价报告1甘肃信诺房地产咨询估价有限责任公司Tel：(0931)84635618461659房地产估价报告估价项目名称：兰州市七里河区土门墩加油站房地产价值估价委托人：兰州市土门墩街道办事处估价机构：甘肃信诺房地产咨询估价有限公司注册房地产估价师：唐靖王琴估价作业日期：二〇一五年七月二十日至二〇一五年七月二十八日估价报告编号：（2015）甘信估字第0490-1号房地产估价报告2甘肃信诺房地产咨询估价有限责任公司Tel：(0931)84635618461659目录一、致委托方函··························································································3二、注册房地产估价师声明··········································································4三、估价的假设和限制条件··········································································6四、估价结果报告·······················································································8(一)委托方··························································································8(二)估价方··························································································8(三)估价对象·······················································································8(四)估价目的·······················································································9(五)估价时点·······················································································9(六)价值定义·······················································································9(七)估价依据·······················································································9(八)估价原则·······················································································10(九)估价方法·······················································································10(十)估价结果·······················································································10(十一)估价人员····················································································11(十二)估价作业日期··············································································11(十三)估价报告应用的有效期·································································11五、估价技术报告························································································12(一)个别因素分析·················································································12(二)区域因素分析·················································································13(三)市场背景分析·················································································14(四)最高最佳使用分析·········································································16(五)评估方法的选用·············································································17(六)估价测算过程················································································17(七)估价结果的确定·············································································28六、附件(一)估价对象有关资料(复印件)；(二)评估机构和估价师资质(复印件)。房地产估价报告3甘肃信诺房地产咨询估价有限责任公司Tel：(0931)84635618461659一、致委托方函兰州市土门墩街道办事处：受贵单位委托，参照《国有土地上房屋征收与补偿条例》、《国有土地上房屋征收评估办法》及兰七国征字【2014】第04号《兰州市七里河区人民政府国有土地上房屋征收公告》的有关规定，我公司对位于兰州市七里河区土门墩加油站国有土地使用权、地上建筑物价值进行了估价，土地使用权面积1291.10平方米，实地测量房屋建筑面积为191.72平方米(其中证载混合结构房屋建筑面积为129.36㎡)。估价目的是“为房屋征收部门与被征收人确定被征收估价对象价值的补偿提供依据，评估被征收对象的价值”。估价时点为2015年7月20日。我公司注册房地产估价师经过实地查看和市场调查，遵照《中华人民共和国房地产管理法》、《中华人民共和国土地管理法》、《国有土地上房屋征收与补偿条例》、《国有土地上房屋征收评估办法》等法律法规和技术标准，遵循独立、客观、公正、合法的原则，按照估价程序，选用适宜的估价方法，并对影响估价对象价格的因素进行认真分析，结合估价经验，在满足本次估价假设和限制条件的前提下，经过详细测算后确定估价对象在估价时点的土地使用权价值为:￥491.14万元大写（人民币）：肆佰玖拾壹万壹仟肆佰元元/㎡。甘肃信诺房地产咨询估价有限公司法定代表人：二0一五年七月二十八日房地产估价报告4甘肃信诺房地产咨询估价有限责任公司Tel：(0931)84635618461659二、注册房地产估价师声明（一）、我们郑重声明：1、我们在本估价报告中陈述的事实是真实的和准确的。我们忠实于估价对象的客观现状和现场查看资料。2、本估价报告中的分析、意见和结论是我们自己公正专业分析、意见和结论，但受本估价报告中已说明的假设和限制条件的限制。3、我们与估价报告中的估价对象没有利害关系，也与有关当事人没有个人利害关系或偏见，在整个估价过程中，我们严格遵守《房地产估价师职业道德规范》。4、我们依照中华人民共和国国家标准GB/T50291-1999建标48号《房地产估价规范》进行分析，形成意见和结论，撰写本估价报告书。5、没有人对本估价报告提供重要专业帮助，本报告所依据的相关资料由委托人提供，委托人应对资料的真实、可靠性负责。6、注册房地产估价师对估价对象的整体状况进行了实地查看，并作了详细的记录，但仅限于估价对象的外观，尤其因提供资料有限，我们不承担至本次估价时点后的房屋建筑面积及相应权益的责任。7、本估价报告仅是在报告中说明的假设条件下对估价对象正常市场价格进行的合理估算。8、委托人只可按照估价报告的估价目的使用，不得挪做其他用途，我们不承担由于报告使用不当而造成的一切损失。房地产估价报告5甘肃信诺房地产咨询估价有限责任公司Tel：(0931)846356184616599、本报告采用电子表格连续计算，可能出现公式左右不相等的情况，但不影响最终结果的正确性。如发现本报告有关的文字或数字因校对或其它原因出现误差时，请将报告退回本公司进行更正，否则报告误差部分无效。10、未经我公司书面同意，本报告的全部或部分内容不得发表于任何公开媒体上，本报告复印件一律无效。（二）、我们郑重声明：1、本报告估价结果，仅作“为房屋征收部门与被征收人确定被征收估价对象价值的补偿提供依据，评估被征收对象的价值”。2、敬请报告使用方认真阅读本报告的全部内容。（三）、参加本次估价的估价师签名：注册房地产估价师：签名：注册房地产估价师：签名：二〇一五年七月二十八日房地产估价报告6甘肃信诺房地产咨询估价有限责任公司Tel：(0931)84635618461659三、估价的假设和限制条件(一)本次估价的假设前提为：1、委估对象合法获得土地使用权，地上建筑物符合规划要求，建筑质量符合质量标准；2、影响估价对象房地产价格的政策因素在估价报告有效期之内不变；(二)本次估价报告的限制条件为：1、本报告认为房屋所有权人提供的所有估价资料是真实、可靠的，并以此作为估价的重要依据之一，若因委托方提供的资料不实而引起的责任，估价方不予承担；2、本报告目的具有专用性，任何单位和个人未经允许，不得擅自将本估价报告部分或全部登载于任何媒体之上，亦不得作为其他用途使用；3、本估价报告所确定的估价结果是估价对象处于公开市场正常交易状态之下的市场价格。4、委托方提供给我公司估价对象《国有土地使用证》证号为甘国用（2003）第1711号、《房屋所有权证》证号为房权证兰房（七公）产字第7815号复印件。5、委托方提供的《国有土地使用证》无终止日期，土地使用权类型为国家作价出资（入股）、地类用途为其他商服用地。按照发证日期2003年9月29日起计算，商服用地法定最高出让使用年限为40年，终止日期为2043年9月29日，故本次估价对象至估价时点（2015年7月20日）剩余使用年限为28.17年。房地产估价报告7甘肃信诺房地产咨询估价有限责任公司Tel：(0931)84635618461659(三)本估价报告未考虑因素：1、国家房地产业政策变化或当地政府有关政策变化调整以及遇有自然力和其他不可抗力对估价结果的影响；2、当事人与估价房地产有关的债权债务。房地产估价报告8甘肃信诺房地产咨询估价有限责任公司Tel：(0931)84635618461659四、房地产估价结果报告(一)委托方：1、单位名称：兰州市土门墩街道办事处2、地址：兰州市城关区张掖路兰州房地产大厦9楼(二)估价方：1、单位名称：甘肃信诺房地产咨询估价有限公司2、法定代表人：唐旭跃3、地址：兰州市城关区张掖路87号（中广商务大厦26层）4、估价资格等级：房地产评估壹级5、联系人：李小龙6、联系电话：[phone](三)估价对象概况：1、估价对象土地