湖泊景区旅游地价评价方法探讨——以武汉市东湖风景区为例

Primary Study on Appraisement of Tourism Land:the Case of East-Lake Sight Region,Wuhan City

论文结合近些年来我国旅游界业已存在的旅游地旅游资源开发经营权的变相出让转让,和旅游房地产市场化运作的种种现象,从对"旅游地"及"旅游地评估"两个概念的界定入手,对湖泊景区旅游地的地价评估进行了初步的探讨和分析。论文首先从地理学的视角出发,对"旅游地"概念的含义进行了分析和确认;然后对"旅游地评估"的实质进行了分析。在此基础上,论文对湖泊旅游地的地价评估原则和方法体系进行了探讨,确定了湖泊旅游地评估的三大基本原则,构建了湖泊旅游地的评价指标体系、等级分级体系及湖泊旅游地的地价评估方法体系。论文并以武汉市东湖风景区为例,在对武汉市东湖风景区旅游开发价值进行客观评价的基础上,对其出让价格进行了评估尝试,以实例进行了湖泊旅游地的出让价值评估实证研究,用收益还原法估算出其出让价值约为38 70×108元人民币。

In recent years, tourism-land remising and land value appraisement have become a focus in China especially among the tourism community. However, few researchers have made thorough feasible study on tourism-land appraisement till now. This paper tries to make a preliminary analysis on how to appraise lake tourism land value. By combining some existing economical phenomena as the remising and transferring of the exploiting and running rights of the tourism-land resources in disguised form and some other marketing actions in tourism realty, this paper, starting with definitions of two major conceptions 'tourism-land' and 'tourism-land appraisement', makes a preliminary discussion and analysis on land value appraisement of tourism land. At first, it analyzes various significations of 'tourism-land' concept from geographical visual angle. Tourism-land may be defined as a sight or a natural, social, and economic synthesis, which can make people experience originality, whose configurations and structures are peculiar, and which is provided with tourism functions. And then, the paper analyzes the essential of the term 'tourism-land appraisement', which is a kind of land value appraisements for special land. Based on these, the paper primarily discusses the appraisement principles and methods of land value of tourism-land, making three basic principles of tourism-land value appraisement and composing the appraising index, ranking, and method systems for lake tourism land value appraisement. The three principles are combination between judgment and appraisement of tourism-land; consideration of related factors while appraising tourism-land; monopolization by local government; integration of all the characteristics and values of the tourism-land. The appraisement index system for lake tourism-land mainly includes tourism resource quality, tourism market condition, tourism environment quality, and tourism exploitation condition. And the method system of lake tourism-land value appraisement mainly includes markets comparison, income revivification, benchmark land evaluation. In this paper, the author takes the East-Lake sight region in Wuhan for example,using the income revivification method to try to appraise its remising price. The author at first judges its tourism exploiting value and thinks it is moderately appropriate to exploit, and then makes a detailed survey of its yearly income and interest, and then makes concrete appraisement of its remising price. The last appraising result is RMB 3 billions and 870 millions. In this way, other tourism-land value can also be appraised. It is extremely necessary and important to appraise tourism-land value and to explore the method of evaluate.