Title of Appraisal Project: xxx (according to the situs of the land certificate) mortgage value appraisal
Commissioner:
Appraisal Party:
Appraisal Person:
Date of Appraisal Report Assignment:
Appraisal Report No.
TABLE OF CONTENTS LETTER TO COMMISSIONER 3
Statement of Appraisal Person 4
Assumptions. p>Assumptions and Limitations of the Appraisal 6
Report of Appraisal Results 10
I. Party Entrusted with the Appraisal 10
II. Principles 11
VIII. Definition of Value 12
IX. Appraisal Methodology 12
X. Appraisal Results 12
XI. Date of Work on the Appraisal Report 13
XII. Validity of the Application of the Appraisal Report 13
XIII. Staff Members Involved in the Appraisal 13
Participating in the Appraisal Signatures of Registered Real Estate Appraisers (at least two) 13
Appraisal Technical Report 14
I. Appraisal Objects 14
II. Basis for Selection of Appraisal Methods 15
III. Analysis of Highest and Best Use 15
IV. Appraisal Measurement Process 15
The Cost Approach 15 V. Determination of Appraisal Results 20
Analysis of Realizability 22
Attachment 23
Letter to Client
Subject of Letter (Full Name of Client)
Body of Letter ①Location of Appraisal Object, Floor Area, Land Area, Ownership Status, Use, and Progress of Image, etc.
②Purpose of Appraisal
③Appraisal Timing
④Appraisal Result
⑥Appraisal Results Results of appraisal
⑤ Appraisers involved in the appraisal of this report
⑥ Summary of real estate appraisal results, including market value and mortgage value
Summary of appraisal results of real estate mortgages
Currency: RMB
Amounts and explanations
Items and units Amounts and explanations
1. Value of the property under the assumption that no statutory priority right has been established
2. Value under the assumption that there is no statutory priority right of compensation Total price (yuan or ten thousand yuan)
Unit price (yuan/m2)
2. Statutory priority amount Total amount (yuan or ten thousand yuan)
2.1 Arrears in the price of construction works Total amount (yuan or ten thousand yuan)
2.2 Amount of mortgaged secured claims Total amount (yuan or ten thousand yuan)
2.3 Other statutory priority amount Total amount (yuan or ten thousand yuan)
2.3 Other statutory priority amount Total amount (yuan or ten thousand yuan)
3. Yuan or 10,000 Yuan) 3. Mortgage value Total value (Yuan or 10,000 Yuan)
Unit price (Yuan/m2)
Value of buildings on the ground
Value of the land
Note: Mortgage value = value assuming that there is no right of statutory priority - statutory priority payment
The letter of acknowledgement (the full name of the appraisal institution) should be signed and stamped with the seal of the appraisal institution.
(2) The analyses, opinions and conclusions contained in this appraisal report are our own impartial professional analyses, opinions and conclusions, subject to the assumptions and limitations already stated in this appraisal report.
(3) We have no (or have had stated) interest in the subject of appraisal in this appraisal report, and no (or have had stated) personal interest or bias in the parties concerned.
(4) We have conducted our analysis, formed our opinions and conclusions, and written this appraisal report in accordance with the Real Estate Appraisal Standards, a national standard of the People's Republic of China*** and the People's Republic of China.
(5) We have (or have not) conducted field surveys of the appraised objects in this appraisal report (it should be clearly stated in this statement which appraisers have conducted field surveys of the appraised objects), and the appraisers' surveys of the appraised objects have been limited to the exterior appearance of the appraised objects and the conditions of their use, and the appraisers have not assumed any responsibility for investigating the quality of the architectural structure of the appraised objects, or the quality of the other obscured non-exposed and hard-to-reach parts of the appraised object.
(6) No one has provided significant professional assistance in connection with this appraisal report (if there is an exception, the name of the person who provided significant professional assistance should be stated).
(7) The appraisal results of this report are intended to be used only by the client for the purposes of this appraisal and for no other purpose. Without the written consent of this appraisal organization, the main part or any part of this report shall not be made available to units and individuals other than the client, the report user, or the department reviewing the report, nor shall it be published in any written form.
(8) This appraisal report shall be interpreted by XX Company
(9) Staff participating in this appraisal
Signatures of registered real estate appraisers participating in this appraisal (at least two)
Name of the appraiser Certificate of Registration No. Signature
Participating Appraisers:
Assumptions and Limitations of the Appraisal
1 ...Describe the assumptions and premises of this appraisal, the information and data that have not been investigated and confirmed or cannot be investigated and confirmed, the factors and some special treatments that have not been considered in the appraisal and their possible effects, and the limitations used in this appraisal report.
(1) Legal prerequisites:
① clear ownership without objection
② not belonging to real estate prohibited by laws and regulations from being mortgaged
(2) on the premise that the subject of the project can be transferred under normal market conditions
(3) based on a reasonable
(4) the right of first priority to be compensated
(5) the stability of the market, the absence of significant changes in policies, and the exclusion of Force majeure effects
2. Matters for the attention of the report users:
(1) the situation of priority compensation:
(2) the condition of the appraisal object and the condition of the real estate market due to the change of time on the value of the real estate collateral;
(3) the real estate credit risk concerns that may arise during the period of collateralization;
(4) reasonable use of appraisal values ;
(5) Reassessment of real estate mortgage values on a regular basis or when real estate market prices change rapidly.
6 (6) The project has been pre-sold on the date and scope of pre-sale.
3. Validity period for the application of the appraisal report
4. It is assumed that the construction work under construction of the subject of appraisal will continue to be constructed after the appraisal in accordance with the existing planning and design and construction specifications, and will be able to be completed in accordance with the normal construction period, and will be able to obtain the completion formalities and be delivered for use.
Report of Appraisal Results
I. Appraisal Party Commissioned
II. Appraisal Party
**Company
Address:
Legal Representative:
Level of Qualification for Real Estate Appraisal: Certificate No.:
Contact Person: Contact Tel. p>1, Project location and four directions
2, Status of rights and interests
Acquisition of legal documents such as land certificates, project approvals, planning documents and construction permits.
3. Physical condition
Briefly introduce the image progress of the construction in progress.
4. Scope of appraisal
It is necessary to clarify whether the object of appraisal is the entire land use right or the land use right apportioned according to the buildings on the ground.
If the scope of the collateral is only a part of the project, it should be described clearly with respect to the collateralized part and the corresponding use.
Fourth, the purpose of the assessment
To provide a reference basis for determining the amount of mortgage loans for the subject of assessment and assess the value of the construction-in-progress mortgage.
V. Valuation time point
The time point for the valuation of the object of valuation is, in principle, the date of completion of the field survey of the object of valuation. However, unless otherwise agreed in the appraisal commissioning contract.
If the time of appraisal is not the date of completion of the field survey, it shall be assumed in the "Assumptions and Limitations of Appraisal" that the status of the subject of appraisal at the time of appraisal is the same as that at the date of completion of the field survey, and the users of the appraisal report shall be reminded of this in the appraisal report.
VI. Basis of Appraisal
1. National laws and regulations;
2. Rules and regulations of the Ministry of Housing and Urban-Rural Development and the Ministry of Land and Resources;
3. Policy documents of the Beijing Municipal Government and other relevant departments;
4. Technical standards
National standard of Real Estate Appraisal GB/T 50291-1999
National standard of urban appraisal GB/T 50291-1999
The appraisal of urban real estate is based on the following assumptions
National Standard GB/T 18508-2001 for Urban Land Appraisal Regulations
5. Relevant information provided by the commissioning party:
6. Relevant information in the hands of the appraisers as well as the information obtained from the field survey.
VII. Principles of Appraisal
1) Follow the principle of legality.
(2) Follow the principle of highest and best use.
(3) Follow the principle of substitution.
(4) Follow the principle of point in time of assessment.
(5) Follow the precautionary principle.
VIII. Definition of Value
Mortgage value is the market value of the subject of appraisal at the point of appraisal, which is equal to the market value under the assumption that there is no statutory right of first refusal in place, minus the amount of the statutory first refusal that is known to the appraiser.
The market value of the subject of appraisal includes the sum of the value of the land use rights within the occupancy of the subject of appraisal and the market value of the buildings on the ground, or the sum of the value of the buildings on the ground of the mortgage and their apportioned land use rights.
Legal priority payment means the amount which is assumed to be paid in priority to the current mortgage loan under the provisions of the law in the event of the realization of the mortgage right at the point of time of appraisal, including the amount of the price of the delinquent construction work, the amount of the claim which has been secured by the mortgage, and others.
IX. Valuation Methods
The mortgage of residential construction works in progress should be appraised by two appropriate valuation methods, namely, the cost method and the hypothetical development method (each method should be briefly described in terms of its ideas and results of the calculations, and the basis for the final value).
X. Summary of appraisal results of real estate mortgage appraisal results
Currency: RMB
Amounts and explanations
Items and units Amounts Explanation
1. Value under the assumption that no statutory preferential right of repayment has been established Total amount (yuan or ten thousand yuan)
Unit price (yuan/m2)
2. Statutory preferential Amount to be paid Total amount (yuan or ten thousand yuan)
2.1 Amount owed for construction works Total amount (yuan or ten thousand yuan)
2.2 Amount of secured claims that have been mortgaged Total amount (yuan or ten thousand yuan)
2.3 Other statutory priority Amount Total amount (yuan or ten thousand yuan)
3. Value of mortgage Total value (yuan or ten thousand yuan)
Unit price (yuan/m2)
Above-ground Building value
Land value
Note: Mortgage value = value assuming that no legal right of priority is established - legal priority payment XI. Work date of the appraisal report
XII. Validity period of the application of the appraisal report
XIII. Staff members involved in this appraisal
Participation Signatures of registered real estate appraisers of this appraisal (at least two)
Name of appraiser Certificate of Registration No. Signature
Participating appraisal staff: Unit's seal Monthly, Yearly
Technical report of appraisal
I. Appraisal Objects
1. Situation of the project and its four boundaries
2. Analysis of the status of rights and interests
(1) Land registration and rights status (ownership certificates and registration status: including certificate number, right holder, type of right of use, date of termination of right, status of other rights, etc.).
Land Use Right Certificate No. Land Use Right Owner
Nature of Land Use Right Land Area (m2)
Right Termination Date
Land Premium Payment
Other Rights Status
Other
(2) Project Approval, Planning Documents (Land for Construction and Substitute for Acquisition of Land, Purpose of Use, Scale of Building and Density, Human Defense Status), Construction Permit and human defense status), construction permit documents.
(3) Statutory priority payment status
(4) Sales permit documents and pre-sale status
(5) Analysis on the impact of defective interests on the price
3. Physical status
(1) Land status
(2) Planning and design standards of the buildings on the ground
(3) Status of construction of the buildings on the ground
(4) Planning and design standards of the buildings on the ground
(5) Analysis on the impact of defective interests on the price
6. Construction status of the buildings
(4) Analysis of the impact on the price
4. Scope of appraisal
It is necessary to clarify whether the object of appraisal is all the land use rights or the land use rights apportioned according to the buildings on the ground, and if the scope of the mortgage is only a part of the project, the corresponding use of the mortgaged part should be described clearly, etc.
5.
5. Location analysis
6. Market background analysis
II. Basis for selection of appraisal method
Based on the characteristics of the appraisal object, briefly explain the reasons for the selection of the cost method and the assumption of development method for appraisal.
III. Highest and Best Use Analysis
Following the principle of highest and best use, the appraisal should be based on the premise of the highest and best use of the appraisal object.
IV. Assessment and Measurement Process
(I) Cost Approach
Applying the cost approach to appraisal should be carried out according to the following steps:
1. Gathering information on costs, taxes, development profits, etc.
2. Estimating Replacement or Reconstruction Prices
Replacement or reconstruction prices should be the amount required to re-acquire or re-develop, re The sum of all necessary costs and expenses and tax payable and normal development profit required to construct the appraised object in a brand new state, the composition of which includes the following:
(1) Land acquisition cost
(2) Development cost
(3) Administrative cost
(4) Selling cost
(5) Interest on investment
(6) Sales tax
(7) Investment profit
3. Finding the price of the object of appraisal
Measurement formula
Value of construction in progress=Land acquisition cost+Development cost+Management cost+Sales cost+Interest on investment+Sales tax+Investment profit
Land acquisition cost=Purchase price of land-use right+Taxes and fees payable by the buyer
Land-use right purchase The price should take into account the age of the land use right of the appraised object.
Newly developed land and newly built real estate should generally not be deducted for depreciation.
Summary of cost-method appraisal measurements
Unit Amount Description
I. Re-purchase price Yuan
(I) Land acquisition cost Yuan
Purchase price Yuan
Acquisition tax Yuan
Or: Expropriation of collective land cost Yuan
Expropriation compensation and resettlement cost Yuan
Land compensation fee Yuan
Settlement subsidy fee Yuan
Compensation fee for ground attachments Yuan
Sapling compensation fee Yuan
Arrangement of social security costs for farmers whose land is expropriated Yuan
Related taxes and fees Yuan
Land expropriation administration fee Yuan
Cultivated land occupation tax Yuan
Cultivated land reclamation fee Yuan
New vegetable land Development and construction fund Yuan
Costs such as concession fee Yuan
Management fee Yuan
Land development fee Yuan
Interest Yuan
Profit Yuan
Or: urban housing demolition and relocation costs Yuan
Housing demolition compensation and resettlement costs Yuan
Real estate market price of the demolished house Yuan
Compensation for self-decorating and decorating the interior of the demolished house $
Relocation subsidy $
Resettlement subsidy $
Compensation for stopping production and business caused by the demolition and relocation of non-residential houses $
Related taxes $
Housing demolition and relocation management fee $
Housing demolition and relocation service fee $
Housing demolition and relocation appraisal fee $
Housing demolition and spoil removal fee $
Costs such as concession fee $
Management fee $
Land development fee $
Interest $
Profit $
(2) Development cost $
(1) Survey, design and preliminary engineering cost $
(2) Construction and installation engineering cost $
Foundation work cost $
Structural work cost $
Equipment installation and decoration work cost $
(3) Outdoor work cost $
a. Infrastructure construction cost $
Road work $
Water supply and drainage work $
Water supply work $
Storm water work $
Sewage water Engineering Yuan
Central Water Engineering Yuan
Electricity Engineering Yuan
Telecommunication Engineering Yuan
Gas Engineering Yuan
Heat Engineering Yuan
Cable Television Engineering Yuan
b. Construction Costs of Public **** Supporting Facilities Yuan
(c) Administrative Expenses Yuan
(d) Selling Expenses Yuan
(v) Interest on investment Yuan
(vi) Sales tax Yuan
Sales tax and surcharge Yuan
Other sales tax Yuan
(vii) Profit on investment Yuan
Investment profit margin %
II. Depreciation of construction in progress Yuan
Material depreciation Yuan
Functional depreciation Yuan
Economic depreciation Yuan
Economic depreciation Yuan
III. Calculation results Total price Yuan or ten thousand Yuan
Unit price Yuan/m2
Attachments
1. Business license of the client
2. Entrustment letter of the client
3. Location map of the subject of appraisal
4. Photographs of the subject of appraisal in the four directions and the surrounding environment (there should be photographs taken by the appraiser during the investigation of the site)
5. Photographs of the appraisal object
5. Photographs of the progress of the appraisal object
6. Relevant project approval documents and documents proving ownership
7. Enquiry information and investigation records of the legal priority right of compensation, etc.
8. Other special documents cited in the appraisal
9. Qualification certificates of appraisers and appraisal organizations, etc.
Real Estate Mortgage Appraisal Report
(Parameter Part)
(Cost Method for Residential Construction-in-Progress) IV. Parameters of the Cost Method System
Table of Cost Method Parameter System and Valuation Intervals
Item Name Correlation Coefficients Remarks
1. Cost of Acquisition of Land
1.1 Purchase Price of Land Use Rights - According to the actual acquisition cost of land use rights, the purchase price of land use rights shall be based on the actual acquisition cost of land use rights. 1.1 Purchase price of land use right - based on the actual acquisition cost of land use right, determined with reference to the land market situation
1.2 Taxes and fees payable by the buyer at the time of purchase 3% The basis for the fee is the purchase price of land use right
2 Development Costs
2.1 Costs of Construction and Installation Works Foundation Works - according to the different structures, determined in accordance with the progress of the works, see the table of the composition of the project cost for details
Structural Works
Equipment Installation and Installation Works
Equipment Installation and Installation Works
Equipment installation and decoration works
2.2 Engineering survey, design and preliminary engineering costs 5-8% based on the cost of construction and installation works
2.3 Outdoor engineering costs Infrastructure construction costs 5-15% Determined according to the actual occurrence of the situation, according to a certain percentage of the cost of construction and installation works, for villas and other outdoor engineering costs account for a large proportion of the project, can be exempted from the limitations of this indicator. The cost of outdoor works, such as villas, can be exempted from this indicator.
Public **** Supporting Facilities Construction Costs - Measured according to the actual occurrence
3 Management Costs 2-5% Based on the sum of items 1-2 in the table
4 Selling Costs 2-4% Based on the sum of items 1, 2 and 3 in the table
5 Interest on Investments - Calculated according to the benchmark interest rate announced by the People's Bank of China during the current period, and calculated on the basis of the sum of items 1, 2, 3 and 4 in the table. The sum of items 1, 2, 3 and 4 in the table shall be the base.
6 Sales tax 5.5% mainly refers to business tax, urban maintenance and construction tax and education surcharge, calculated on the basis of real estate appraisal
7 Investment margin ≤40% According to the development of the residential real estate market in Beijing, and taking into account the location of the project and the progress of the project, the sum of items 1, 2, 3 and 4 in the table shall be the base
5. p>
V. Explanation of Parameter System
1. Land Acquisition Cost
1.1 Periodic Correction Coefficient
The period correction coefficient is determined according to the location of the appraisal object and the situation of the land market in Beijing.
1.2 Taxes payable by the buyer at the time of purchase
Based on the situation in Beijing, the deed tax is 3% of the land acquisition cost.
2. Development Costs
2.1 Construction and Installation Fees
Includes the costs of foundation works, structural works, equipment installation and decoration works.
Based on the actual degree of progress of the project and the proportion of each project determined by the survey, the construction and installation project cost of the construction in progress is estimated. The formula is:
Construction and installation cost = ∑[Progress of completion of each project (%) x budget of each construction project]
Proportion of major projects in different structural projects
Structural Classification
Project name Type of building structure
Brick-concrete first-class, second-class steel concrete structure Steel structure
Foundation work 15 25 35
Structural works 50 60 55
Equipment installation and decoration works 35 15 10
Remarks: the price composition for the standard of rough house
The ratio in the above table is a reference ratio, which should be measured in accordance with the different structures, design standards, etc., and in conjunction with the actual completion situation, and the adjustment range of ±10% is appropriate.2.2 Engineering survey Design and preliminary engineering costs
Including market research, feasibility study, engineering survey, environmental impact assessment, planning and architectural design, construction bidding, construction of water, electricity, roads, site formation and temporary housing and other costs necessary for the development of the project's preliminary work.
2.3 Outdoor Engineering Fees
2.3.1 Infrastructure Construction Fees
Infrastructure construction fees, approved by the planning department for the construction of the residential area within the red line of the planning of roads, water supply, power supply, gas supply, communications, lighting, landscaping, landscaping, sanitation, sewage disposal, flood drainage and other engineering costs and the construction of the residential area outside the red line of the residential area, which is specifically built for this residential area. Infrastructure costs.
Should be in accordance with the municipal government's urban planning quota indicators, based on the approved detailed planning and construction drawings of the pre-calculated (final) cost of the residential area and business area in proportion to the share of the share of credit.
Can be included in the infrastructure construction costs of the following items: infrastructure engineering fees, electricity supply and construction contracting management fees, street light maintenance fees in residential areas, groundwater resource fees, air-raid basement construction fees, power supply sticker fees, construction projects **** with power facilities on behalf of the maintenance fee, greening compensation fees, etc..
2.3.2 Public **** supporting facilities construction costs
Public **** supporting facilities construction costs, mainly for the residential community services, non-operating public **** facilities and living service facilities construction costs, including non-operating education, health care, culture and sports, post and telecommunications, community services, administration, municipal utilities. Should be based on the detailed planning and construction drawings of the pre (final) construction cost by the proportion of residential area and business area share of the account.
3. Management costs
Management costs, for the administration of the enterprise management and organization of business activities and the costs incurred. Management costs in accordance with the real estate development enterprise financial accounting system accounting, and factually included in the development costs, usually measured by the cost of land acquisition and development costs and a certain percentage, according to the real estate situation in Beijing generally take 2-5%.
4. Selling expenses
Selling expenses, the enterprise in the process of selling products or providing services and other costs, as well as the costs of specialized sales agencies. Calculated as a percentage of the cost of land acquisition, development costs and management costs of the object of assessment, generally taken as 2-4%.
5. Investment interest
Investment interest, for the development of the operator to raise funds for the costs incurred, including net interest expenses incurred during the operation of the enterprise, the net gain or loss on exchange, the transfer of foreign exchange fees, financial institution fees, and other financial costs incurred in the financing of the enterprise.
The land acquisition cost of the interest-bearing period for the objective development of the image of the project cycle; construction costs, engineering survey and design and preliminary engineering costs, outdoor engineering costs of the interest-bearing period for the objective development of the image of the project cycle of half of the loan interest rate according to the People's Bank of China announced the benchmark interest rate. The development cycle of less than one year is measured by simple interest, and more than one year is measured by compound interest.
6. Sales tax
According to the relevant regulations of Beijing, the sales tax is measured at 5.5% or 5.4% of the assessed value (for remote counties). The difference in tax rates is based on the location of the subject of assessment.
7. Investment Profit Rate
Depending on the development of the residential real estate market in Beijing, there may be different reasonable ranges of values depending on the base for calculating the development profit rate. According to the development of Beijing residential real estate market, combined with the location of the project, project positioning, project progress, the investment profit margin does not exceed 40% of the sum of the land acquisition cost, development costs, management costs and selling costs.
VI. Depreciation of construction in progress
Newly developed land and new real estate, generally should not be deducted for depreciation.