估价对象为一宗10000m2的“七通一平”用地,土地使用权出让时间为2006年3月1

题型:问答题

问题:

估价对象为一宗10000m2的“七通一平”用地,土地使用权出让时间为2006年3月1日。土地使用权出让年限为50年,容积率为5。根据规划拟建一幢商业、住宅综合楼,钢筋混凝土结构,共18层;其中1~3层主要为商业用途,建筑面积9000m2(含独立使用的车棚300m2),其余建筑面积均为商品住宅。该区域公布的钢筋混凝土结构建筑物重置价格为15007元/m2。工程自2006年9月1日开工,2008年9月1日建成。现需估价2006年9月1日的土地交易价格。有关资料如下。
1.房地产转让中卖方需要缴纳的营业税及附加等为售价的5.5%,买方需要缴纳的契税等相关税费为售价的4%。
2.建筑安装工程费为1100元/m2,专业及管理费为建筑安装工程费的8%。
3.商业用房建成半年后可全部用于出租,出租空置率及租金损失率共为10%,按建筑面积计月租赁收入会稳定在50元/m2,运营费用率为24%。
4.商品住宅建成半年时可售出30%,平均价格为2700元/m2;建成一年时可售出60%,平均价格为2800元/m2;剩余的10%会在建成一年后售出,平均价格为2900元/m2,广告宣传和销售代理费等销售费用为售价的3.5%。
5.房地产报酬率为8%,折现率为12%,贷款年利率为6%,销售利润率为20%,估价测算如下(节选)。
采用现金流量折现法测算估价对象于2006年9月1日的土地公开市场价值。
解:
1.开发完成后的房地产总价值
总建筑面积=10000×5=50000(m2)
住宅总面积=50000-9000=41000(m2)
(1)商铺开发完成后的房地产总价值
每平方米商铺的有效毛收入=月租赁收入×12×(1-空置及租金损失率)
=50×12×(1-10%)=540(元/m2)
每平方米商铺的净收益=有效毛收入×(1-运营费用率)
=540×(1-24%)=410.40(元/m2)
商铺开发完成后的单价=410.40/8%×[1-1/(1+8%)47]×1/(1+8%)2.5
=4118.45(元/m2)
商铺开发完成后的总价=4118.45×9000=3706.61(万元)
(2)住宅开发完成后的总价值=41000×30%×2700/(1+12%)2.5+60%×2800/(1+12%)+105×2900/(1+12%)3.5
=8204.06(万元)
(3)开发完成后的房地产总价值=3706.61+8204.06=11910.67(万元)
2.扣除项目
(1)建安工程费=50000×1100/(1+12%)=4910.71(万元)
(2)专业及管理费用=4910.71×8%=392.86(万元)
(3)销售费用和销售税费总额=11910.67×(3.5%+5.5%)=1071.96(万元)
(4)销售利润=11910.67×20%=2382.13(万元)
(5)买方购买该宗熟地应负担的税费=V×4%=0.04V
3.总地价
2006年9月1日的总地价:
V=11910.67-4910.71-392.86-1071.96-2382.13-0.04V
=3031.74(万元)

考点:房地产估价师房地产估价案例与分析房地产估价案例与分析
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第二部分 阅读理解(共20小题;每小题2分,满分40分)

阅读下列短文,从每题所给的四个选项(A、B、C和D)中,选出最佳选项,并在答题卡上将该项涂黑。

Where is that noise coming from? Not sure? Try living with your eyes closed for a few years. Blind people are better at locating sounds than people who can see, a new study says, without the benefits of vision the ears seem to work much better.

Previous studies have shown that blind people are better than others at reaching out and touching the sources of sounds that are close by. Researchers from the University of Montreal wanted to see if blind people were also better at locating sounds that are far away. Twenty-three blind people participated in the study. All had been sightless for at least 20 years. Fourteen of them had lost their vision before age 11. The rest went blind after age 16. The experiment also included 10 people who could see but were wearing blind-folds.

In one task, volunteers had to pick the direction of a sound coming from about 3 metres away. When the sound was in front of them or slightly off center in front, both groups performed equally well.

When sounds came from the side or the back, however, the blind group performed much better than the blindfolded group. The participants who had been blind since childhood did slightly better than those who lost their sight later.

Recognizing the locations of distant sounds can be a matter of life-or-death for blind people,say the researchers. Crossing the street, for instance, is much harder when you can’t see the cars coming.

Still, the researchers were surprised by how well the blind participants did, especially those who went blind after age 16. In another experiment, the scientists also found that parts of the brain that normally deal with visual information became active in locating sound in the people who were blind by age 11. These brain parts didn’t show sound-location activity in the other group of blind people or in the sighted people. The scientists now want to learn more about the working of brains of “late-onset” blind people.

36. The recent study shows blind people are better at telling ________________.

A. The sources of loud sounds.          B. the locations of distant sounds

C. the direction of sharp sounds         D. the distance of a sound in front of them

37. Which would be a proper title for the passage?

A. A Research on Blind People         B. Where is That Noise Coming from?

C. Hearing Better in the Dark          D. What If Living Without Your Eyes?

38. If people were asked to tell the direction of a sound from the side, who would perform best?

A. Those who are blind.                  B. Those who have gone blind since children.

C. Those who went blind at age 16.      D. Those who are blindfolded.

39. Which of the following is true according to the passage?

A. Whether to be able to locate the sounds can be of vital importance for the blind.

B. All the volunteers in the experiment are sightless.

C. All the participants did equally well when picking sounds from whatever direction.

D. The later people become blind, the better they can perform in telling the direction of sounds.

40. What do we know about that parts of brain dealing with visual information are active in locating sounds?

A. This happens in almost all the testers.

B. This only occurs in the people who were blind after age 16.

C. It remains nothing new to the scientists any more.

D. It remains a mystery why it is so.

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