Section 1 Land**
Land** 1) Land** connotation.
There is a difference between land value and land **:
1. Land value is a theoretical value, which is what we call the "objective value" of the market.
2. The value of the land ** is the actual transaction value, or the value that did not occur but was marked for the transaction.
Land values and land** are closely related, mutually supportive, and mutually transformative.
To sum up, land price is a reflection of the economic value of land, an economic relationship that will inevitably arise in the sale and purchase of land, and a price to be paid for the expected income of land rights. Although in some cases land price is considered to be the capitalization of ground rent, the essence of land rent, in the sense of valuation, is the exchange value of land rights in the market.
From an appraisal perspective, land prices need to be understood at the following three levels:
First, land prices are the economic result of land exchange.
Second, land prices are the result of the exchange of land rights.
Third, the land price is the result of the exchange of land rights based on market negotiations.
When dealing with a piece of land, the appraiser should pay more attention to the following:
1) The content corresponding to the land price, that is, the amount of land rights, the scope of the land entity, which is the object of valuation and the carrier of land price;
2) The factors that affect the level of land price, which is the key to judging the difference of each piece of land.
3) The overall market level of land price, which is the benchmark for judging the level of land price of the object of valuation and determining the valuation conclusion.
4) With the change of time, the possible appreciation or depreciation of land price and the trend of change.
Characteristics of the land**
The regional differences are obvious, the intentions within the region are declining, the overall trend is on the rise, the individual differences are large, and the competition is insufficient.
Different types of land** and their characteristics.
1) Classification according to the status of land rights.
It is divided into land use rights**, authorized operation land use rights**, capital contribution (shareholding) land use rights**, land lease rights**, allocated land use rights** and easements**.
The right to use state-owned construction land obtained by way of transfer** - land use right transfer fee.
2) Transaction**, market**, evaluation**.
1. The transaction price is the amount paid by the buyer or received by the seller in a successful land transaction.
2. The market ** is the average transaction of a certain land in the market**.
3. Appraisal, the value of the land valuation object or the value formed by the valuation activities. Essentially, it is an estimate of a particular value** of a land valuation object.
3) All kinds of public land prices, including benchmark land prices, marked land prices and taxable low prices.
1. Publicize the land price.
With the goal of maintaining the stable development of the economy and the market, the land price shall be assessed in accordance with the open market value standard, and the land price shall be confirmed and announced by the first standard, including the benchmark land price, the marked land price, and the low taxable price.
2. Benchmark low price.
Within the scope of urban buildable land determined in the overall land use plan, under the conditions of average development and utilization, the construction land of different levels or different homogeneous areas shall be assessed separately according to the commercial service, residential, industrial and other uses, and determined by **, the regional average of the land rights with the statutory maximum use period on a certain valuation period.
3. Determine the land price.
*Land rights under the legal maximum usufruct period of a certain valuation period for standard parcels under the current development and utilization conditions under normal market conditions for the purpose of management purposes**.
4. Taxable land price.
For the purpose of taxation, the land shall be calculated on the basis of the benchmark land price and the calibrated land price, and determined by **, as the basis for taxation.
4) The total land price, the land price per unit area and the floor land price (classified by the unit of expression).
t) When comparing the level of different parcels** within the same real estate supply and demand range, the indicator that can best reflect the level of land price is the floor price.
v) Competitive Markets** and Agreements**.
1.Bidding**: The transaction of the land transfer by bidding**.
2. Transfer the real estate to the bidder with the highest bid or the highest bid in the form of open bidding, or indicate the preemptive right holder who buys the highest bid.
5. The expropriation value, also known as expropriation compensation**, is the value assessed for the state to provide a reference basis for determining the compensation amount of the expropriated land**.
6. Insurance value: the value assessed for insurance purposes**.