饒平縣各用途宗地地價(jià)修正體系

饒平縣城鎮(zhèn)國(guó)有建設(shè)用地標(biāo)定地價(jià)制訂項(xiàng)目體系建設(shè)報(bào)告饒平縣各用途宗地地價(jià)修正體系（一）商服用地宗地地價(jià)修正體系編制1、容積率修正系數(shù)編制商服用地容積率修正系數(shù)表容積率≤0.40.50.60.70.80.911.11.21.3修正系數(shù)10.92800.89380.86580.84230.82220.80450.78890.77480.7622容積率1.41.51.61.71.81.922.12.22.3修正系數(shù)0.75060.74000.73030.72120.71280.70490.69750.69050.68390.6777容積率2.42.52.62.72.82.933.13.23.3修正系數(shù)0.67170.66610.66080.65560.65070.64610.64160.63720.63310.6291容積率3.43.53.63.73.83.944.14.24.3修正系數(shù)0.62520.62150.61790.61440.61110.60780.60460.60160.59860.5957容積率4.44.54.64.74.84.955.15.25.3修正系數(shù)0.59290.59020.58750.58490.58240.57990.57750.57510.57280.5706容積率5.45.55.65.75.85.966.16.26.3修正系數(shù)0.56840.56630.56420.56210.56010.55810.55620.55430.55250.5506容積率6.46.56.66.76.86.9≥7——————修正系數(shù)0.54880.54710.54540.54370.54200.54040.5388——————2、樓層分配系數(shù)修正饒平縣商服用地樓層修正系數(shù)表總樓層所在樓層1234111.251.4781.7172——0.750.8871.0303————0.6350.7384——————0.5153、期日修正系數(shù)編制估價(jià)對(duì)象的估價(jià)期日與標(biāo)定地價(jià)設(shè)定的估價(jià)期日如不一致時(shí)，需根據(jù)政府發(fā)布的地價(jià)指數(shù)或市場(chǎng)狀況進(jìn)行期日修正。4、臨路條件修正臨路條件修正系數(shù)表臨路條件臨步行街、商業(yè)街臨生活型主干道臨混合型主干道臨生活型次干道臨交通型干道臨支路臨老街、小巷不臨路修正系數(shù)1.20~1.251.15~1.201.10~1.151.05~1.101.00~1.050.95~1.000.90~0.950.85~0.905、街角地修正街角地修正系數(shù)表臨街類型一面臨街兩面臨街三面臨街修正系數(shù)1.001.05~1.151.15~1.26、土地剩余使用年期修正商服用地使用年期修正系數(shù)表123456789100.06450.12530.18240.23620.28690.33450.37940.42160.46130.4987111213141516171819200.53390.56710.59820.62760.65520.68120.70560.72870.75030.7707212223242526272829300.78990.80800.82500.84100.85610.87020.88360.89610.90800.9191313233343536373839400.92960.93940.94870.95740.96560.97340.98060.98750.99391.0000注：①在進(jìn)行宗地評(píng)估時(shí)可根據(jù)公式Ky=[1－（1÷（1+r）ml）]÷[1－[1÷（1+r）m]直接計(jì)算；②表中為商服用地土地還原利率取6.25％條件下的年期修正系數(shù)。7、土地開(kāi)發(fā)程度修正土地使用開(kāi)發(fā)程度修正表單位：元/平方米土地開(kāi)發(fā)項(xiàng)目場(chǎng)地平整通路通電供水排水通訊合計(jì)開(kāi)發(fā)費(fèi)15~3020~6015~3515~3010~255~1580~195注：本表僅供參考，實(shí)際操作時(shí)應(yīng)根據(jù)待評(píng)估宗的具體開(kāi)發(fā)狀況，參照上表進(jìn)行修正。上述土地開(kāi)發(fā)程度修正的面積基礎(chǔ)是土地面積。8、其他個(gè)別因素修正商服用地其他個(gè)別因素修正系數(shù)表優(yōu)劣度因素優(yōu)較優(yōu)一般較劣劣宗地面積面積適中，對(duì)土地利用極為有利面積對(duì)土地利用較為有利面積對(duì)土地利用無(wú)不良影響面積較小，對(duì)土地利用有一定影響面積過(guò)小，對(duì)土地利用產(chǎn)生嚴(yán)重影響修正系數(shù)0.020.010-0.01-0.02宗地形狀形狀規(guī)則，對(duì)土地利用合理形狀較規(guī)則，土地利用較為合理形狀一般，土地利用無(wú)不良影響形狀不規(guī)則，對(duì)土地利用不合理形狀不規(guī)則，對(duì)土地利用產(chǎn)生嚴(yán)重影響修正系數(shù)0.020.010-0.01-0.02宗地地勢(shì)地勢(shì)平坦地勢(shì)較平坦，坡度<2%，對(duì)建筑無(wú)影響地勢(shì)較平坦，坡度<5%，對(duì)建筑影響較小地勢(shì)不太平坦，需考慮坡度的影響地勢(shì)很不平坦，需經(jīng)過(guò)平整才能使用修正系數(shù)0.020.010-0.01-0.02宗地地質(zhì)承載力強(qiáng)承載力較強(qiáng)承載力一般承載力較弱承載力弱修正系數(shù)0.020.010-0.01-0.02距離鐵路或高架路、橋——大于50米，基本不受影響小于30米，受影響小小于15米，受影響大10米以內(nèi)，嚴(yán)重受影響修正系數(shù)——0-0.02-0.05-0.1（二）住宅用地宗地地價(jià)修正體系編制1、容積率修正系數(shù)編制住宅用地容積率修正公式一覽表容積率≤1.01<r<2.02.0≤r<7.0≥7.0修正系數(shù)1.3435（2.0/r）0.426（2.0/r）0.3870.6158注：容積率為建設(shè)項(xiàng)目綜合容積率，即含裙樓商業(yè)、公建配套等的綜合容積率。住宅用地容積率修正系數(shù)表容積率≤1.01.11.21.31.41.51.61.71.8修正系數(shù)1.34351.29001.24311.20141.16411.13041.09971.07171.0459容積率1.922.12.22.32.42.52.62.7修正系數(shù)1.02211.00000.98130.96380.94730.93190.91730.90340.8904容積率2.82.933.13.23.33.43.53.6修正系數(shù)0.87790.86610.85480.84400.83370.82380.81440.80530.7965容積率3.73.83.944.14.24.34.44.5修正系數(shù)0.78810.78000.77220.76470.75740.75040.74360.73700.7306容積率4.64.74.84.955.15.25.35.4修正系數(shù)0.72450.71850.71260.70700.70150.69610.69090.68580.6809容積率5.55.65.75.85.966.16.26.3修正系數(shù)0.67600.67140.66680.66230.65790.65370.64950.64540.6414容積率6.46.56.66.76.86.9≥7.0修正系數(shù)0.63750.63370.63000.62630.62280.61920.61582、期日修正系數(shù)編制估價(jià)對(duì)象的估價(jià)期日與標(biāo)定地價(jià)設(shè)定的估價(jià)期日如不一致時(shí)，需根據(jù)政府發(fā)布的地價(jià)指數(shù)或市場(chǎng)狀況進(jìn)行期日修正。3、臨江修正臨黃岡河兩岸的臨江建設(shè)用地，其臨江宗地紅線以內(nèi)50米部分的標(biāo)定地價(jià)在原基礎(chǔ)上有一定幅度的增加。根據(jù)對(duì)住宅用地的價(jià)格影響，住宅用地其臨江用地紅線以內(nèi)50米部分的標(biāo)定地價(jià)在所在區(qū)域標(biāo)定地價(jià)的基礎(chǔ)上增加10%，即臨江修正系數(shù)為10%。如在評(píng)估時(shí)點(diǎn)，待估宗地和江邊之間已有其他建筑物的，則不用做臨江修正。4、電梯修正電梯修正系數(shù)樓層12345678910修正系數(shù)1.00001.01771.01831.02301.03271.04171.06501.07211.07391.0802樓層11121314151617181920修正系數(shù)1.08671.09801.10491.11761.12201.14441.14791.14981.15931.1627樓層21222324252627282930修正系數(shù)1.16741.19151.20861.21431.21471.21661.21731.21831.21991.22435、住宅用地樓層分配系數(shù)多層住宅樓層分配系數(shù)總樓層所在樓層123456789110.9920.9820.9790.9750.9740.9730.9730.9722——1.0081.0141.0091.0080.9980.9980.9970.9963————1.0041.0181.0231.0211.0311.0351.0334——————0.9941.0121.0311.0321.0381.0365————————0.9821.0041.0151.0291.0326——————————0.9720.9860.9931.0137————————————0.9650.9730.9898——————————————0.9620.9719————————————————0.958注：1.樓層分配修正系數(shù)是對(duì)住宅樓整體平均樓面地價(jià)修正至具體某一層的樓面地價(jià)修正；2.上表的多層住宅樓層分配修正系數(shù)適用于多層無(wú)電梯住宅，即樓層為9層以下的普通樓梯住宅樓。小高層、高層住宅樓層分配系數(shù)1總樓層所在樓層6789101112131415161718192010.9690.9680.9680.9670.9650.9630.9610.9590.9560.9540.9520.9510.9480.9450.94320.9860.9850.9760.9730.9720.9710.9690.9660.9630.9610.9580.9560.9560.9550.95430.9970.9910.9880.9850.9840.9830.9780.9750.9720.9670.9620.9610.9610.9610.9641.0081.0020.9970.9950.9930.9910.9870.9840.9810.9750.9720.9670.9670.9670.96651.0181.0121.0091.0051.0041.0020.9990.9950.9930.9870.9850.9820.9750.9730.97261.0221.0191.0151.0111.0071.0051.0031.0020.9980.9950.9920.9910.980.980.97871.0231.0221.0151.0121.0091.0071.0051.0031.0010.9980.9960.9890.9860.98481.0251.0231.0161.0131.0121.011.0081.0051.0031.00110.990.98991.0261.0251.0181.0171.0141.0121.011.0061.0041.00310.991101.0221.0241.0211.0171.0151.0141.0111.0061.0031.0021111.0211.0261.0221.0191.0191.0161.0151.0111.0091.008121.021.0271.0251.0241.0221.0181.0171.0161.015131.0241.031.0291.0271.0231.0221.0221.021141.0251.0321.0291.0271.0261.0281.027151.0271.0351.0321.0311.0341.033161.0321.0371.0351.041.039171.0331.0421.0381.041181.0341.0321.032191.0221.028201.019注：1.樓層分配修正系數(shù)是對(duì)住宅樓整體平均樓面地價(jià)修正至具體某一層的樓面地價(jià)修正；2.上表的高層住宅樓層分配修正系數(shù)適用于高層電梯住宅，即樓層為6層以上且配備電梯的普通住宅樓；小高層、高層住宅樓層分配系數(shù)2總樓層所在樓層21222324252627282930313233343510.9430.9420.9420.9360.9350.9320.9320.9290.9270.9220.9210.9210.920.910.9120.9520.950.950.9480.9470.9470.9450.9430.9420.9390.9360.9360.9360.9350.93430.9580.9560.9550.9540.9530.9520.9510.9490.9470.9460.9450.9440.9430.9420.94140.9640.9620.9620.960.9580.9570.9560.9540.9520.950.9480.9480.9470.9460.94450.970.9680.9670.9660.9640.9630.9620.9610.9590.9570.9560.9550.9540.9530.95260.9770.9750.9730.9720.9710.9710.9680.9670.9650.9640.9610.960.9580.9570.95670.9820.9810.980.9780.9770.9770.9740.9720.9710.9690.9670.9660.9650.9630.96280.9890.9870.9850.9830.980.9790.9780.9770.9760.9750.9720.9720.9710.970.96990.9910.9910.9890.9880.9860.9840.9820.980.980.980.9790.9780.9770.9760.9751010.9920.9910.990.990.990.990.9890.9880.9850.9820.9820.980.980.979111.007110.9960.9940.9940.9940.9940.9940.9920.9890.9890.9870.9860.985121.0131.011.006110.9960.9960.9960.9960.9950.9930.9930.9920.9910.99131.0191.0171.0151.011.01110.9990.9980.9970.9950.9950.9940.9940.993141.0251.0231.0211.0181.0171.0081.003110.9990.9980.9980.9960.9960.995151.0311.0291.0271.0241.0231.0161.0151.0111.009110.9990.9980.9980.998161.0361.0351.0331.031.0291.0231.0221.0181.0151.0131.012110.9990.999171.0381.0361.0341.0331.0311.0261.0241.0211.0191.0191.0181.0181.01511181.0391.0371.0351.0341.0331.0281.0271.0241.0221.0211.021.0191.0181.0181.015191.0311.0391.0361.0361.0331.0321.0291.0271.0251.0251.0241.0231.0221.0211.017201.021.0321.0371.0371.0351.0331.0311.0291.0271.0271.0271.0261.0251.0241.019211.0151.0241.0281.0391.0351.0381.0331.0331.0311.031.031.031.0271.0261.023221.0141.0211.0351.0361.041.0381.0371.0341.0331.0331.0331.0321.0321.028231.0131.0211.0331.0431.041.041.0381.0381.0381.0371.0351.0331.029241.0121.0181.0371.0411.0431.0411.0411.041.041.0381.0361.033251.0121.0231.0361.0371.0421.0421.0421.0421.0411.0391.038261.0111.0221.0321.0381.0431.0431.0431.0421.0421.039271.0111.0281.0311.0361.0391.0391.0441.0431.041281.011.0231.0311.0371.0371.0391.0461.045291.011.0211.0281.0281.0361.0421.046301.011.021.0251.0271.0381.043311.0071.0181.0241.0281.039321.0061.0181.0241.034330.9991.0161.023340.9961.013350.993注：（1）樓層分配修正系數(shù)是對(duì)住宅樓整體平均樓面地價(jià)修正至具體某一層的樓面地價(jià)修正；（2）上表的高層住宅樓層分配修正系數(shù)適用于高層電梯住宅，即樓層為6層以上（含6層）且配備電梯的普通住宅樓。（3）大于35層統(tǒng)一按0.98計(jì)算。6、臨路條件修正臨路條件修正系數(shù)表臨路條件臨生活型道路臨步行街、商業(yè)街臨混合型道路臨交通型道路臨支路、小區(qū)道路臨老街、小巷不臨路修正系數(shù)1.10~1.201.05~1.151.04~1.070.98~1.031.000.9~1.00.85~0.907、土地剩余使用年期修正住宅用地使用年期修正系數(shù)表123456789100.04880.09530.13970.18190.22220.26050.29700.33190.36500.3966111213141516171819200.42680.45540.48280.50880.53370.55730.57990.60130.62180.6413212223242526272829300.65990.67760.69440.71050.72580.74040.75430.76760.78020.7922313233343536373839400.80370.81460.82500.83490.84440.85340.86190.87010.87790.8853414243444546474849500.89240.89910.90550.91160.91750.92300.92830.93340.93820.9427515253545556575859600.94710.95120.95520.95900.96260.96600.96930.97240.97530.9782616263646566676869700.98080.98340.98580.98820.99040.99250.99450.99640.99831.0000注：①在進(jìn)行宗地評(píng)估時(shí)可根據(jù)公式Ky=[1－（1÷（1+r）ml）]÷[1－[1÷（1+r）m]直接計(jì)算；②表中為住宅用地土地還原利率取4.95％條件下的年期修正系數(shù)。8、土地開(kāi)發(fā)程度修正（同商服用地，詳見(jiàn)上文）9、其他個(gè)別因素修正住宅用地其他個(gè)別因素修正系數(shù)表優(yōu)劣度因素優(yōu)較優(yōu)一般較劣劣宗地面積面積適中，對(duì)土地利用極為有利面積對(duì)土地利用較為有利面積對(duì)土地利用無(wú)不良影響面積較小，對(duì)土地利用有一定影響面積過(guò)小，對(duì)土地利用產(chǎn)生嚴(yán)重影響修正系數(shù)0.020.010-0.01-0.02宗地形狀形狀規(guī)則，對(duì)土地利用合理形狀較規(guī)則，土地利用較為合理形狀一般，土地利用無(wú)不良影響形狀不規(guī)則，對(duì)土地利用不合理形狀不規(guī)則，對(duì)土地利用產(chǎn)生嚴(yán)重影響修正系數(shù)0.020.010-0.01-0.02宗地地勢(shì)地勢(shì)平坦地勢(shì)較平坦，坡度<2%，對(duì)建筑無(wú)影響地勢(shì)較平坦，坡度<5%，對(duì)建筑影響較小地勢(shì)不太平坦，需考慮坡度的影響地勢(shì)很不平坦，需經(jīng)過(guò)平整才能使用修正系數(shù)0.020.010-0.01-0.02宗地地質(zhì)承載力強(qiáng)承載力較強(qiáng)承載力一般承載力較弱承載力弱修正系數(shù)0.020.010-0.01-0.02景觀環(huán)境因素臨市級(jí)、區(qū)級(jí)公園綠地；周圍綠化程度高，空氣潔凈，環(huán)境優(yōu)美臨市級(jí)、區(qū)級(jí)公園綠地≤500米；周圍綠化程度較高，空氣較為潔凈，環(huán)境較安靜輕度噪聲污染；臨近水體水質(zhì)無(wú)明顯污染；污染情況輕微，對(duì)生活無(wú)影響臨近車流量大，有一定噪聲污染；臨近水體水質(zhì)明顯污染；對(duì)生活有較明顯影響附近有工廠排放有害氣體；附近水源污染嚴(yán)重，氣味難聞，對(duì)生活有嚴(yán)重影響修正系數(shù)0.06~0.100.02~0.060.00~0.02-0.02~-0.05-0.15距離鐵路或高架路、橋--大于50米，基本不受影響小于30米，受影響小小于15米，受影響大10米以內(nèi)，嚴(yán)重受影響修正系數(shù)--0-0.02-0.05-0.1（三）混合用地宗地地價(jià)修正體系編制商住混合用地的修正因素，參照對(duì)應(yīng)用途的因素修正后再對(duì)應(yīng)乘以相應(yīng)用途的建筑面積或比例，其公式為：商住混合用地樓面地價(jià)=（商服用地地價(jià)×商服用地建筑面積+住宅用地地價(jià)×住宅用地建筑面積）÷總建筑面積。容積率修正系數(shù)編制商住混合用地的容積率修正，按各自用途對(duì)應(yīng)的容積率修正系數(shù)。期日修正系數(shù)編制估價(jià)對(duì)象的估價(jià)期日與標(biāo)定地價(jià)設(shè)定的估價(jià)期日如不一致時(shí)，需根據(jù)政府發(fā)布的地價(jià)指數(shù)或市場(chǎng)狀況并按各自用途情況進(jìn)行期日修正。土地剩余使用年期修正編制商住混合用地的土地剩余使用年期修正，按各自用途對(duì)應(yīng)的土地剩余使用年期修正系數(shù)。土地開(kāi)發(fā)程度修正（同商服用地，詳見(jiàn)上文）。其他個(gè)別因素修正編制商住混合用地的其他個(gè)別因素修正，按各自用途對(duì)應(yīng)的其他個(gè)別因素修正系數(shù)。（四）工業(yè)用地宗地地價(jià)修正體系編制1、期日修正系數(shù)編制估價(jià)對(duì)象的估價(jià)期日與標(biāo)定地價(jià)設(shè)定的估價(jià)期日如不一致時(shí)，需根據(jù)政府發(fā)布的地價(jià)指數(shù)或市場(chǎng)狀況進(jìn)行期日修正。2、土地剩余使用年期修正編制工業(yè)用地使用年期修正系數(shù)表123456789100.04950.09690.14210.18530.22660.26610.30380.33990.37430.4072111213141516171819200.43860.46870.49740.52480.55110.57610.60010.62290.64480.6657212223242526272829300.68560.70470.72290.74040.75700.77290.78810.80260.81650.8297313233343536373839400.84240.85450.86610.87710.88770.89780.90750.91670.92550.9339414243444546474849500.94660.95370.96050.96700.97320.97910.98470.99010.99511.0000注：①在進(jìn)行宗地評(píng)估時(shí)可根據(jù)公式Ky=[1－（1÷（1+r）ml）]÷[1－[1÷（1+r）m]直接計(jì)算；②表中為工業(yè)用地土地還原利率取4.65％條件下的年期修正系數(shù)。3、土地開(kāi)發(fā)程度修正（同商服用地，詳見(jiàn)上文）4、其他個(gè)別因素修正編制工業(yè)用地其他個(gè)別因素修正系數(shù)表優(yōu)劣度因素優(yōu)較優(yōu)一般較劣劣宗地面積面積適中，對(duì)土地利用極為有利面積對(duì)土地利用較為有利面積對(duì)土地利用無(wú)不良影響面積較小，對(duì)土地利用有一定影響面積過(guò)小，對(duì)土地利用產(chǎn)生嚴(yán)重影響修正系數(shù)0.020.010-0.01-0.02宗地形狀形狀規(guī)則，利于布局形狀較規(guī)則，較利于布局形狀一般，不影響布局形狀不規(guī)則，對(duì)布局有一定影響形狀不規(guī)則，較難布局修正系數(shù)0.020.010-0.01-0.02宗地地勢(shì)地勢(shì)平坦地勢(shì)較平坦，坡度<2%，對(duì)建筑無(wú)影響地勢(shì)較平坦，坡度<5%，對(duì)建筑影響較小地勢(shì)不太平坦，需考慮坡度的影響地勢(shì)很不平坦，需經(jīng)過(guò)平整才能使用修正系數(shù)0.020.010-0.01-0.02宗地地質(zhì)承載力強(qiáng)承載力較強(qiáng)承載力一般承載力較弱承載力弱修正系數(shù)0.020.010-0.01-0.02（五）公服用地（類別一）宗地地價(jià)修正體系編制1、容積率修正公服用地（類別一）容積率修正公式一覽表容積率≤1.01<r≤1.51.5<r<4.0≥4.0修正系數(shù)（1.5/r）0.412（1.5/r）0.347（1.5/r）0.6160.5465備注：容積率為建設(shè)項(xiàng)目綜合容積率，即含裙樓商業(yè)、公建配套等的綜合容積率。公服用地（類別一）容積率修正系數(shù)表容積率0.50.60.70.80.911.11.21.3修正系數(shù)1.57241.45871.36891.29561.23421.18181.11361.08051.0509容積率1.41.51.61.71.81.922.12.2修正系數(shù)1.02421.00000.96100.92580.89380.86450.83760.81280.7898容積率2.32.42.52.62.72.82.933.1修正系數(shù)0.76850.74860.73000.71260.69620.68080.66620.65250.6394容積率3.23.33.43.53.63.73.83.94修正系數(shù)0.62700.61530.60410.59340.58320.57340.56410.55510.5465注：系數(shù)明細(xì)表是由公式計(jì)算的修正系數(shù)明細(xì)，除表系數(shù)明細(xì)表中列出的修正系數(shù)外，其它修正通過(guò)表公式計(jì)算獲取。2、期日修正系數(shù)編制估價(jià)對(duì)象的估價(jià)期日與標(biāo)定地價(jià)設(shè)定的估價(jià)期日如不一致時(shí)，需根據(jù)政府發(fā)布的地價(jià)指數(shù)或市場(chǎng)狀況進(jìn)行期日修正。3、使用年期修正公服用地（類別一）使用年期修正系數(shù)表123456789100.05250.10260.15020.19550.23870.27970.31880.35610.39150.4252111213141516171819200.45730.48790.51700.54470.57100.59610.62000.64280.66440.6850212223242526272829300.70460.72330.74110.75800.77410.78940.80400.81790.83120.8438313233343536373839400.85570.86710.87800.88830.89820.90760.91650.92500.93300.9407414243444546474849500.94660.95370.96050.96700.97320.97910.98470.99010.99511.0000注：①在進(jìn)行宗地評(píng)估時(shí)可根據(jù)公式Ky=[1－（1÷（1+r）ml）]÷[1－[1÷（1+r）m]直接計(jì)算；②表中為公服用地土地還原利率取5.05％條件下的年期修正系數(shù)。4、臨路條件修正公服用地（類別一）臨路條件修正系數(shù)表臨路條件臨生活型道路臨步