ࡱ> q` bjbjqPqP ?P::*%$$$$$$$8LLL8LdM48nP(P"PPPQQQmmmmmmm$LphrTmi$SQQSSm$$PPfn\\\S$P$Pm\Sm\\;_$$_PP @/ٷkL4US_a4 |n0n[_,sYs_s$_QZ'R@\gR4RQQQmmb\XQQQnSSSS888?E888E888$$$$$$ Ph lc s 03 V d v p dng phng php so snh (Cc s liu nu trong v d mang tnh cht minh ha) (Km theo Tiu chun s 07 - TGVN 07) V d 1: Ti sn cn thm nh gi l mt tha t xy dng nh  dn c c din tch 56m2 ti phng A thnh ph X. Qua thu thp thng tin trong vng 01 nm so vi ngy thm nh gi  khu vc ny (thuc phng A v phng ln cn) c 3 tha t giao dch thnh cng v c cc yu t so snh gn tng t vi tha t cn thm nh gi. C th nh sau: TTYu t so snhTha t cn thm nh giTha t so snh 1Tha t so snh 2Tha t so snh 31Gi bn Cha bit, cn thm nh gi1,1 t 980 triu 1,35 t 2Tng din tch56m250m249 m260m23Gi bn/m2Cha bit, cn thm nh gi22 triu/m220 triu/m222,5 triu /m24Tnh trng php l cp s Cha hp thc ha quyn s dng t cp s  cp s 5Li th kinh doanhMt ng 10mMt ng 10 mMt ng 8mGip 2 mt ng 8 m6C s h tngin n nh, cp nc tt; thot nc km, hay b ngp khi ma toin n nh, cp v thot nc ttin n nh, cp v thot nc ttin n nh, cp v thot nc tt7HngTyngng NamBc8Cnh quanNhn ra khu ng dn cNhn ra khu ng dn cNhn ra khu ng dn cNhn ra cng vin9iu kin thanh tonThanh ton tin mt ngay 1 ln khi muaThanh ton tin mt lm 2 ln, 60% ngay khi mua, 40% sau  1 nmThanh ton tin mt ngay 1 ln khi muaThanh ton tin mt ngay 1 ln khi muaNgoi ra, qua iu tra th trng, thu thp c cc thng tin nh sau: - Chi ph hp thc ha quyn s dng t tha t so snh 1 l 1 triu /m2. - Gi t mt ng 10m cao hn mt ng 8m 10%, km hn 2 mt ng 8m 5%. - Gi t nhn ra cng vin cao hn gi t nhn ra khu dn c 5%. - Gi t khu vc thot nc tt cao hn khu vc thot nc km 10%. - Gi t ca tha t nm  hng Ty v hng Bc nh nhau, nhng km hn tha t nm  hng ng 5% v km hn tha t nm  hng ng Nam 10%. - Li sut tin vay ngn hng k hn 1 nm l 20%/ nm. Li gii: 1/ Phn tch thng tin thu thp - Gi t mt ng 10 m cao hn mt ng 8m 10%, km hn 2 mt ng 8m l 5%, iu ny cho thy: ng 10m c t l 100%; ng 8m l 90%, 2 mt ng 8m l 105%. Ti sn thm nh  ng 10m, mc iu chnh cho ti sn 2 v 3 nh sau: Ti sn so snh 2  ng 8m: (100% - 90%) / 90% = + 11,11% Ti sn so snh 3  2 mt ng 8m: (100% - 105%)/105% = - 4,76% - Gi t nhn ra cng vin cao hn gi t nhn ra khu dn c 5%, iu ny cho thy nhn ra cng vin bng 1,05 ln nhn ra khu dn c. Ti sn thm nh nhn ra khu dn c nn s bng ti sn so snh chia cho 1,05 ln. Mc iu chnh l: (100% - 105%) / 105% = - 4,76% - Gi t khu vc thot nc tt cao hn khu vc thot nc km 10%,iu ny cho thy khu vc thot nc tt bng 1,1 ln khu vc thot nc km. Ti sn thm nh nm  khu vc thot nc km nn s bng ti sn so snh chia cho 1,1 ln. Mc iu chnh l (100% - 110%) / 110% = 9,09%. - Gi t nm  hng Ty v hng Bc nh nhau, nhng km tha t nm  hng ng 5% v km hn tha t nm  hng ng Nam 10%, iu ny cho thy: gi t hng Ty v Bc l 90%, hng ng l 95% v hng ng Nam l 100% . Ti sn thm nh nm  hng ty nn c t l l 90%. Mc iu chnh l: iu chnh cho ti sn nm hng ng: (90% - 95%) / 95% = - 5,26% iu chnh cho ti sn hng ng Nam: (90% -100%) / 100% = - 10% 2/ Bng so snh v iu chnh s liu (Market data grid) T cc thng tin nu trn thc hin vic iu chnh gi t ca cc tha t so snh: TTYu t so snhTha t cn thm nh giTha t so snh 1Tha t so snh 2Tha t so snh 3AGi bn Cha bit, cn thm nh gi1,1 t 980 triu 1,35 t BTng din tch56m250m249 m260 m2CGi bn/m2Cha bit22 triu /m220 triu /m222,5triu /m2Diu chnh theo cc yu t so snhD1iu kin thanh tonTr ngayThanh ton 2 ln Khng iu chnh Khng iu chnhT l iu chnh- 0.07Mc iu chnh- 1,47 trGi sau iu chnh 20,53 tr /m2D2Tnh trng php l cp s Cha s 20 triu /m222,5 triu /m2Mc iu chnh+ 1 triu /m2Gi sau iu chnh21,53 triu /m2D3V tr (Li th kinh doanh)Ng 10mNg 10mNg 8m2 mt ng 8 mT l100%100%90%105%T l iu chnh11.11%- 4.76%Mc iu chnh+ 2,22 tr - 1,07 tr  D4C s h tngB ngp khi maTtTtTtT l100%110%110%110%T l iu chnh- 9,09%- 9,09%- 9,09%Mc iu chnh- 1,92 tr/m2- 1,92 tr/m2- 1,92 tr/m2 D5HngTyngng NamBcT l90%95%100%90%T l iu chnh- 5,26%- 10,0%Mc iu chnh-1,08 tr/m2-2,0 tr/m2D6Cnh quanNhn ra dn cDn cDn cCng vinT l100%100%100%105%T l iu chnh- 4,76%Mc iu chnh- 1,07 tr EMc gi ch dn/m217,50 tr /m218,4 tr /m218,31 tr/m2 GThng nht mc gi ch dn S ln iu chnh433S iu chnh thun (tr )4,401,604,19S iu chnh tuyt i5,506,044,19So snh 2 v 3 c s ln iu chnh t nht (3), s iu chnh thun ca bt ng sn 2 l 1,6 triu ng v iu chnh gp l 6,04 triu ng. So snh 3 c iu chnh thun v iu chnh gp u l 4,19 tr, thp hn so snh 2 nn thm nh vin chn so snh 3 lm mc gi ch dn cho ti sn thm nh. n gi t / m2 c tnh cho thm nh thm nh l 18,31 tr/m2 Gi th trng ca l t cn thm nh gi: 18,31 tr x 56m2 = 1.025,45 tr Lm trn: 1.025 triu ng f 0 2 P R   " B D H f :<@VXh*żŴŨzŅzŅzŅzozŅzŅzhxDRh$CJaJhxDRh- =CJaJhz(}h- =CJaJh$h- =5CJaJhz(}h- =5CJaJhz(}h$5CJaJhMCJaJh- =CJH*aJh- =CJaJh- =CJ\aJh- =5>*CJaJh$h- =6CJaJh\h CJaJhMh- =+f 2  " @ R f x $<<$Ifa$gd_$xx`a$gd$ $x`a$gdc $hx^ha$ $xxa$gd <  4$$$$<<$Ifa$gd_kd$$IfTlֈ  $D\{$ t0&644 laT  . 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Chung c ny c xy dng xong v a vo s dng cch y 2 nm. Qua thu thp thng tin trong vng 12 thng so vi ngy thm nh gi  khu vc ny c 5 BS giao dch thnh nh sau: - BS 1 nm  ngay tng trt  chung c ny c din tch 84m2 v trang tr ni tht tt hn BS cn thm nh gi 20 triu ng, c bn vi gi 692 triu ng. - BS 2 nm  l chung c cch  30 m v cng nm trong cm chung c ny cing l chung c 5 tng v a vo s dng cch y 2 nm, nhng v tr thun li hn, c din tch 70m2 nm  tng 3 trang tr ni tht tt hn BS cn thm nh gi 10 triu ng, c bn vi gi 360 triu ng. - BS 3 nm  tng trt cng l chung c vi BS 2 c din tch 84m2 trang tr ni tht tt hn BS cn thm nh gi 20 triu ng, c bn vi gi 717,2 triu ng. - BS 4 nm  l chung c cch chung c c cn h cn thm nh gi 150 m, v tr km thun li hn, cing l chung c 5 tng v a vo s dng cch y 2 nm c din tch 42m2, nm  tng 3, trang tr ni tht tng t bt ng sn cn thm nh gi, c bn vi gi 189 triu ng. - BS 5 nm ngay tng trt ca BS 4 c din tch 70m2, trang tr ni tht tng t BS 4 c bn vi gi 525 triu ng. Qua so snh cho thy cc BS so snh v BS cn thm nh gi c cc yu t khc nhau c bn sau: v tr cc tng, trang tr ni tht, v tr chung c. Li gii: Trc ht iu chnh s khc nhau v trang tr ni tht. * c tnh gi bn BS 1 sau khi iu chnh s khc bit v trang tr ni tht so vi BS cn thm nh gi: 692 tr  20 tr = 672 tr n gi bn BS 1 sau khi iu chnh s khc bit v trang tr ni tht: 672 tr/ 84m2 = 8 tr/m2 * c tnh gi bn BS 2 sau khi iu chnh s khc bit v trang tr ni tht so vi BDS cn thm nh gi: 360 tr -10 tr = 350 tr n gi bn BS 2 sau khi iu chnh s khc bit v trang tr ni tht: 350 tr / 70m2 = 5tr/m2 * c tnh gi bn BS 3 sau khi iu chnh s khc bit v trang tr ni tht so vi BS cn thm nh gi: 717,2 tr  20tr = 697,2 tr n gi bn BS 3 sau khi iu chnh s khc bit v trang tr ni tht: 697,2 tr/ 84m2 = 8,3 tr/m2 * n gi bn BS 4 189 tr/ 42m2 = 4,5 tr/m2 * n gi bn BS 5 525 tr/ 70m2 = 7,5 tr/m2 Qua i chiu v tr cc tng v v tr chung c cho thy: - BS cn thm nh gi, BS 2, BS 4 cng nm  tng 3. - BS 1, BS 3, BS 5 cng nm  tng trt. - BS cn thm nh v BS 1 cng nm  1 chung c. - BS 2 v BS 3 cng nm  1 chung c. - BS 4 v BS 5 cng nm  1 chung c. Qua so snh n gi bn gia BS 2 v BS 3, gia BS 4 v BS 5 cho thy: n gi bn:  EMBED Equation.3  Do vy c th c tnh n gi bn cn h  tng 3 bng khong 60% n gi bn cn h tng trt. T  c tnh n gi bn cn h cn thm nh gi bng khong 60% n gi bn ca BS1. Gi th trng ca BS cn thm nh gi l: 8tr/m2 x 60% x 56m2 = 268 triu ng V d 3 Ti sn cn thm nh gi l mt l hng 80 my bm nc do i Loan sn xut nm 2006, cng sut bm: 10m3/ gi,  cao ct nc y: 15m, cht lng cn li: 85%, mc ch thm nh gi l a ra bn trn th trng. Qua thu thp thng tin trn th trng c cc thng tin vo thi im thm nh gi nh sau : - My bm nc cng nhn mc do i Loan sn xut nm 2006 cng sut bm 10m3/ gi,  cao ct nc y 15m, cht lng mi 100%, gi bn 14.400.000 / ci. - My bm nc cng nhn mc do i Loan sn xut nm 2006 cng sut 10m3/gi,  cao ct nc y 12m, cht lng cn li 85%, gi bn 8.300.000 /ci. - My bm cng nhn mc do i Loan sn xut nm 2008 cng sut 10m3/gi,  cao ct nc y 15m, cht lng mi 100%, gi bn 13.500.000 /ci. - Gi my bm sn xut nm 2006 bng 80% gi my sn xut nm 2008 cng c tnh k thut; - Gi my bm c  cao ct nc y 12m bng 80% gi my bm cng cng sut c  cao ct nc 15m; - Gi my bm cht lng cn li 85% bng 80% gi my cng nm sn xut, cng c trng k thut c cht lng 100%. Li gii: - i chiu my bm cn thm nh gi v cc my bm so snh Yu t so snhMy bm cn thm nh giMy bm so snh 1My bm so snh 2My bm so snh 3Nm sn xut2006200620062008- Cht lng85%100%85%100%-  cao ct nc  cao 15m  cao 15m  cao 12m  cao15m- Cng sut10m3/gi,10m3/gi,10m3/gi,10m3/gi, Gi bnCn xc nh14.400.000 8.300.000 13.500.000 - Cn c vo cc thng tin trn th trng tin hnh iu chnh gi bn cc my thit b so snh nh sau: Yu t so snhMy bm cn thm nh giMy bm so snh 1My bm so snh 2My bm so snh 3Gi bn14.400.000 8.300.000 13.500.000 Nm sn xut00- 20%Cht lng- 20%0100% cao ct nc0%+ 25%0Cng sut0%0%0%Tng mc iu chnh- 20%+ 25%- 20%Gi iu chnh (mc gi ch dn)11.520.00010.375.00010.800.000 T cc mc gi sau khi iu chnh (gi ch dn) ca cc my bm so snh c th c tnh gi tr th trng ca my bm cn thm nh gi bng bnh qun gi  iu chnh ca 3 ti sn so snh trn :  EMBED Equation.3  =10.898.000 Gi tr th trng ca my bm cn thm nh gi: 10.900.000 /ci (lm trn).     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