城镇商业用地基准地价的容积率修正系数编制新方法

A New Approach for the Correction Coeffi cient of Floor Area Ratio in Calculating the Benchmark Land Price of Urban Commercial Land

研究目的:建立一种具有理论基础的城镇商业用地基准地价容积率修正系数编制方法,为宗地评估提供更科学的参数标准。研究方法:基于竞租理论和最大效用原则等理论综合分析房屋楼层用途分布的经济驱动和土地收益随楼层递增而递减的变化特征,确定了均质区域内存在楼层用途由商业向住宅转换的分布特征及以转换层为临界点的收益分段递减规律;据此设计了以商业与住宅用地级别叠加划分均质区域R、统计方法确定临界楼层k、住宅级别基准地价确定临界楼面地价P的参数确定方法,基于城市房屋重置价格和典型楼盘的楼层售价的剩余法确定k+1层—顶层之间地价比值作为商业楼层系数并计算商业楼层地价,继而结合商业首层楼面基准地价回归分析拟合第1—k层之间的商业楼层修正系数;以此统计不同容积率和建筑密度条件下的宗地地价与基准地价的比值作为修正系数值。研究结果:基于上述思路设计了针对城镇商业用地基准地价容积率修正系数的系统编制技术流程,以四会市城镇商业用地基准地价容积率修正系数编制进行了实例说明。研究结论:本方法在广东省汕头市潮阳区、四会市、饶平县等城镇基准地价评估中得到实践应用,验证了其可行性与合理性,丰富、完善了中国基准地价评估的技术流程。

The purpose of this study is to establish a new approach with theoretical basis for the correction coefficient of floor area ratio in calculating the benchmark land price of urban commercial land, which is expected to provide more scientific parameters standard for land appraisal. Based on the bid-rent theoly and the principle of maximizing expected utility, the economic drivers of commercial and residential floors distribution in mixed-use buildings and the decreasing trend character of land profit by the floor increase were analyzed, and then the character of floors distribution from commercial use to residential use and the law of diminishing marginal land profit with two segments split by the demarcation floor of the two types uses were ascertained. Accordingly, we designed the methods for determining the parameters, including homogeneous regions of R plotted by overlaying the grade polygons of commercial land and residential land, the demarcation floor＇ s number of k by statistical methods and the demarcation floor＇ s land price of P calculated by residential grade＇s benchmark land price. And the model＇s decline curves of the two segments （the k＋l ＇th to top layer and the 1st to the k＇ th layer） were fitted by residual method and regression analysis, by which the ratio of land price in different floor area ratio or density of building to the region＇ s benchmark land price can be calculated as benchmark land price＇ s floor area ratio correction coefficient. In view of the above, the corresponding technical processes were designed and demonstrate by an example of Sihui City. This new approach turned out to be feasible and reasonable in several benchmark land price appraisal projects of Shantou Chaoyang District, Sihui City and Raoping County of Guangdong Province. So it may prefect the technique process of benchmark land appraisal in China with good practical applications.