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    国有租赁厂房估价观点  
     
 

国有租赁厂房估价观点
土地性质为国有租赁的厂房估价思路是怎样的
我接手了一个评估,是一个土地性质为国有租赁的厂房。租赁期限到期为2013年6月。
现在有两种估价观点:
第一种、参考国有出让性质的土地,评估该房地产的价值,扣除每年应该缴纳的租金(折现到估价时点)。就是该房地产在估价时点的价值。


第二种、把每年应该缴纳的土地租金折现到估价时点,就是该土地的价值。加上建筑物的价值,就是该房地产在估价时点的价值。


7.4  土地租赁权价格评估
7.4.1  国有土地租赁权分为土地所有权人设定的租赁权[a1] 和土地使用权人设定的租赁权。前者因发生土地转让、场地出租、企业改制和改变土地用途后依法应当有偿使用而设定,并可依法转租、转让或抵押;后者因土地使用权人以租赁方式利用土地而设定,经出租人许可可以转租、转让,但不能抵押。评估计算的租赁年期不得超过同类土地使用权出让的法定最高年期。
7.4.2  土地租赁权价格可用年租金表示,也可用未来年租金的贴现值累加表示。
7.4.3  所有权人设定的土地租赁权价格,可用收益还原法、市场比较法、成本逼近法、剩余法和基准地价系数修正法评估。其价格内涵与土地使用权相同。但要注意合同规定的土地租金调整形式及幅度对土地纯租金的影响。
土地使用权人设定的土地租赁权价格,以公开市场原则下双方签订的租赁契约租金中的土地纯租金为依据评估。以房屋租赁为形式的土地租赁,应从房屋租金中分离出土地纯租金。土地租赁权价格的租赁年期修正与土地使用权的年期修正相同

 
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