饶平县各用途宗地地价修正体系

饶平县城镇国有建设用地标定地价制订项目体系建设报告饶平县各用途宗地地价修正体系（一）商服用地宗地地价修正体系编制1、容积率修正系数编制商服用地容积率修正系数表容积率≤0.40.50.60.70.80.911.11.21.3修正系数10.92800.89380.86580.84230.82220.80450.78890.77480.7622容积率1.41.51.61.71.81.922.12.22.3修正系数0.75060.74000.73030.72120.71280.70490.69750.69050.68390.6777容积率2.42.52.62.72.82.933.13.23.3修正系数0.67170.66610.66080.65560.65070.64610.64160.63720.63310.6291容积率3.43.53.63.73.83.944.14.24.3修正系数0.62520.62150.61790.61440.61110.60780.60460.60160.59860.5957容积率4.44.54.64.74.84.955.15.25.3修正系数0.59290.59020.58750.58490.58240.57990.57750.57510.57280.5706容积率5.45.55.65.75.85.966.16.26.3修正系数0.56840.56630.56420.56210.56010.55810.55620.55430.55250.5506容积率6.46.56.66.76.86.9≥7——————修正系数0.54880.54710.54540.54370.54200.54040.5388——————2、楼层分配系数修正饶平县商服用地楼层修正系数表总楼层所在楼层1234111.251.4781.7172——0.750.8871.0303————0.6350.7384——————0.5153、期日修正系数编制估价对象的估价期日与标定地价设定的估价期日如不一致时，需根据政府发布的地价指数或市场状况进行期日修正。4、临路条件修正临路条件修正系数表临路条件临步行街、商业街临生活型主干道临混合型主干道临生活型次干道临交通型干道临支路临老街、小巷不临路修正系数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数表临街类型一面临街两面临街三面临街修正系数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数表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在进行宗地评估时可根据公式Ky=[1－（1÷（1+r）ml）]÷[1－[1÷（1+r）m]直接计算；②表中为商服用地土地还原利率取6.25％条件下的年期修正系数。7、土地开发程度修正土地使用开发程度修正表单位：元/平方米土地开发项目场地平整通路通电供水排水通讯合计开发费15~3020~6015~3515~3010~255~1580~195注：本表仅供参考，实际操作时应根据待评估宗的具体开发状况，参照上表进行修正。上述土地开发程度修正的面积基础是土地面积。8、其他个别因素修正商服用地其他个别因素修正系数表优劣度因素优较优一般较劣劣宗地面积面积适中，对土地利用极为有利面积对土地利用较为有利面积对土地利用无不良影响面积较小，对土地利用有一定影响面积过小，对土地利用产生严重影响修正系数0.020.010-0.01-0.02宗地形状形状规则，对土地利用合理形状较规则，土地利用较为合理形状一般，土地利用无不良影响形状不规则，对土地利用不合理形状不规则，对土地利用产生严重影响修正系数0.020.010-0.01-0.02宗地地势地势平坦地势较平坦，坡度<2%，对建筑无影响地势较平坦，坡度<5%，对建筑影响较小地势不太平坦，需考虑坡度的影响地势很不平坦，需经过平整才能使用修正系数0.020.010-0.01-0.02宗地地质承载力强承载力较强承载力一般承载力较弱承载力弱修正系数0.020.010-0.01-0.02距离铁路或高架路、桥——大于50米，基本不受影响小于30米，受影响小小于15米，受影响大10米以内，严重受影响修正系数——0-0.02-0.05-0.1（二）住宅用地宗地地价修正体系编制1、容积率修正系数编制住宅用地容积率修正公式一览表容积率≤1.01<r<2.02.0≤r<7.0≥7.0修正系数1.3435（2.0/r）0.426（2.0/r）0.3870.6158注：容积率为建设项目综合容积率，即含裙楼商业、公建配套等的综合容积率。住宅用地容积率修正系数表容积率≤1.01.11.21.31.41.51.61.71.8修正系数1.34351.29001.24311.20141.16411.13041.09971.07171.0459容积率1.922.12.22.32.42.52.62.7修正系数1.02211.00000.98130.96380.94730.93190.91730.90340.8904容积率2.82.933.13.23.33.43.53.6修正系数0.87790.86610.85480.84400.83370.82380.81440.80530.7965容积率3.73.83.944.14.24.34.44.5修正系数0.78810.78000.77220.76470.75740.75040.74360.73700.7306容积率4.64.74.84.955.15.25.35.4修正系数0.72450.71850.71260.70700.70150.69610.69090.68580.6809容积率5.55.65.75.85.966.16.26.3修正系数0.67600.67140.66680.66230.65790.65370.64950.64540.6414容积率6.46.56.66.76.86.9≥7.0修正系数0.63750.63370.63000.62630.62280.61920.61582、期日修正系数编制估价对象的估价期日与标定地价设定的估价期日如不一致时，需根据政府发布的地价指数或市场状况进行期日修正。3、临江修正临黄冈河两岸的临江建设用地，其临江宗地红线以内50米部分的标定地价在原基础上有一定幅度的增加。根据对住宅用地的价格影响，住宅用地其临江用地红线以内50米部分的标定地价在所在区域标定地价的基础上增加10%，即临江修正系数为10%。如在评估时点，待估宗地和江边之间已有其他建筑物的，则不用做临江修正。4、电梯修正电梯修正系数楼层12345678910修正系数1.00001.01771.01831.02301.03271.04171.06501.07211.07391.0802楼层11121314151617181920修正系数1.08671.09801.10491.11761.12201.14441.14791.14981.15931.1627楼层21222324252627282930修正系数1.16741.19151.20861.21431.21471.21661.21731.21831.21991.22435、住宅用地楼层分配系数多层住宅楼层分配系数总楼层所在楼层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.楼层分配修正系数是对住宅楼整体平均楼面地价修正至具体某一层的楼面地价修正；2.上表的多层住宅楼层分配修正系数适用于多层无电梯住宅，即楼层为9层以下的普通楼梯住宅楼。小高层、高层住宅楼层分配系数1总楼层所在楼层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.楼层分配修正系数是对住宅楼整体平均楼面地价修正至具体某一层的楼面地价修正；2.上表的高层住宅楼层分配修正系数适用于高层电梯住宅，即楼层为6层以上且配备电梯的普通住宅楼；小高层、高层住宅楼层分配系数2总楼层所在楼层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）楼层分配修正系数是对住宅楼整体平均楼面地价修正至具体某一层的楼面地价修正；（2）上表的高层住宅楼层分配修正系数适用于高层电梯住宅，即楼层为6层以上（含6层）且配备电梯的普通住宅楼。（3）大于35层统一按0.98计算。6、临路条件修正临路条件修正系数表临路条件临生活型道路临步行街、商业街临混合型道路临交通型道路临支路、小区道路临老街、小巷不临路修正系数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数表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在进行宗地评估时可根据公式Ky=[1－（1÷（1+r）ml）]÷[1－[1÷（1+r）m]直接计算；②表中为住宅用地土地还原利率取4.95％条件下的年期修正系数。8、土地开发程度修正（同商服用地，详见上文）9、其他个别因素修正住宅用地其他个别因素修正系数表优劣度因素优较优一般较劣劣宗地面积面积适中，对土地利用极为有利面积对土地利用较为有利面积对土地利用无不良影响面积较小，对土地利用有一定影响面积过小，对土地利用产生严重影响修正系数0.020.010-0.01-0.02宗地形状形状规则，对土地利用合理形状较规则，土地利用较为合理形状一般，土地利用无不良影响形状不规则，对土地利用不合理形状不规则，对土地利用产生严重影响修正系数0.020.010-0.01-0.02宗地地势地势平坦地势较平坦，坡度<2%，对建筑无影响地势较平坦，坡度<5%，对建筑影响较小地势不太平坦，需考虑坡度的影响地势很不平坦，需经过平整才能使用修正系数0.020.010-0.01-0.02宗地地质承载力强承载力较强承载力一般承载力较弱承载力弱修正系数0.020.010-0.01-0.02景观环境因素临市级、区级公园绿地；周围绿化程度高，空气洁净，环境优美临市级、区级公园绿地≤500米；周围绿化程度较高，空气较为洁净，环境较安静轻度噪声污染；临近水体水质无明显污染；污染情况轻微，对生活无影响临近车流量大，有一定噪声污染；临近水体水质明显污染；对生活有较明显影响附近有工厂排放有害气体；附近水源污染严重，气味难闻，对生活有严重影响修正系数0.06~0.100.02~0.060.00~0.02-0.02~-0.05-0.15距离铁路或高架路、桥--大于50米，基本不受影响小于30米，受影响小小于15米，受影响大10米以内，严重受影响修正系数--0-0.02-0.05-0.1（三）混合用地宗地地价修正体系编制商住混合用地的修正因素，参照对应用途的因素修正后再对应乘以相应用途的建筑面积或比例，其公式为：商住混合用地楼面地价=（商服用地地价×商服用地建筑面积+住宅用地地价×住宅用地建筑面积）÷总建筑面积。容积率修正系数编制商住混合用地的容积率修正，按各自用途对应的容积率修正系数。期日修正系数编制估价对象的估价期日与标定地价设定的估价期日如不一致时，需根据政府发布的地价指数或市场状况并按各自用途情况进行期日修正。土地剩余使用年期修正编制商住混合用地的土地剩余使用年期修正，按各自用途对应的土地剩余使用年期修正系数。土地开发程度修正（同商服用地，详见上文）。其他个别因素修正编制商住混合用地的其他个别因素修正，按各自用途对应的其他个别因素修正系数。（四）工业用地宗地地价修正体系编制1、期日修正系数编制估价对象的估价期日与标定地价设定的估价期日如不一致时，需根据政府发布的地价指数或市场状况进行期日修正。2、土地剩余使用年期修正编制工业用地使用年期修正系数表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在进行宗地评估时可根据公式Ky=[1－（1÷（1+r）ml）]÷[1－[1÷（1+r）m]直接计算；②表中为工业用地土地还原利率取4.65％条件下的年期修正系数。3、土地开发程度修正（同商服用地，详见上文）4、其他个别因素修正编制工业用地其他个别因素修正系数表优劣度因素优较优一般较劣劣宗地面积面积适中，对土地利用极为有利面积对土地利用较为有利面积对土地利用无不良影响面积较小，对土地利用有一定影响面积过小，对土地利用产生严重影响修正系数0.020.010-0.01-0.02宗地形状形状规则，利于布局形状较规则，较利于布局形状一般，不影响布局形状不规则，对布局有一定影响形状不规则，较难布局修正系数0.020.010-0.01-0.02宗地地势地势平坦地势较平坦，坡度<2%，对建筑无影响地势较平坦，坡度<5%，对建筑影响较小地势不太平坦，需考虑坡度的影响地势很不平坦，需经过平整才能使用修正系数0.020.010-0.01-0.02宗地地质承载力强承载力较强承载力一般承载力较弱承载力弱修正系数0.020.010-0.01-0.02（五）公服用地（类别一）宗地地价修正体系编制1、容积率修正公服用地（类别一）容积率修正公式一览表容积率≤1.01<r≤1.51.5<r<4.0≥4.0修正系数（1.5/r）0.412（1.5/r）0.347（1.5/r）0.6160.5465备注：容积率为建设项目综合容积率，即含裙楼商业、公建配套等的综合容积率。公服用地（类别一）容积率修正系数表容积率0.50.60.70.80.911.11.21.3修正系数1.57241.45871.36891.29561.23421.18181.11361.08051.0509容积率1.41.51.61.71.81.922.12.2修正系数1.02421.00000.96100.92580.89380.86450.83760.81280.7898容积率2.32.42.52.62.72.82.933.1修正系数0.76850.74860.73000.71260.69620.68080.66620.65250.6394容积率3.23.33.43.53.63.73.83.94修正系数0.62700.61530.60410.59340.58320.57340.56410.55510.5465注：系数明细表是由公式计算的修正系数明细，除表系数明细表中列出的修正系数外，其它修正通过表公式计算获取。2、期日修正系数编制估价对象的估价期日与标定地价设定的估价期日如不一致时，需根据政府发布的地价指数或市场状况进行期日修正。3、使用年期修正公服用地（类别一）使用年期修正系数表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在进行宗地评估时可根据公式Ky=[1－（1÷（1+r）ml）]÷[1－[1÷（1+r）m]直接计算；②表中为公服用地土地还原利率取5.05％条件下的年期修正系数。4、临路条件修正公服用地（类别一）临路条件修正系数表临路条件临生活型道路临步