Schedule 8.1.1. Supply structure on the Moscow primary land market in July 2000
Table 8.1.4. Calculation of the cost of rights to a land plot
8.2. Calculation of the cost of an object based on costs
The cost method is based on the principle of substitution, according to which the investor will not pay for a property an amount greater than what it would cost to obtain the appropriate building site and build a facility of similar purpose and quality without undue delay.
The resulting construction cost is 258.33 rubles per 1 sq. m. m of premises, which also does not correspond to the current price level on the Moscow construction market
Closer to market prices would be the cost of construction, equal to 33,900,000 rubles, which is about 400 US dollars per square meter (recalculation made at the approximate exchange rate for December 1998, 1 $ is equal to 20 rubles).
Taking into account the above, the Appraiser decided to independently assess the replacement cost of the object using standard designs of functional analogues.
As a functional analogue, the Appraiser accepted a standard supermarket with a trading area of 1,500 sq. m according to the standard project 271-13-96.85, developed by TsNIIEP of commercial and household buildings and tourist complexes (Moscow). The main technical and economic indicators of the functional analogue are given in Table 8.2.1.
Table 8.2.1.1. Basic technical and economic indicators of an analogue of the object of evaluation
Brief description of design solutions | A one-story commercial building with a two-story administrative and amenity extension. Has a technical underground. The foundations are prefabricated reinforced concrete strip foundations. Load-bearing structures and wall panels are prefabricated reinforced concrete. Partitions made of brick and plasterboard sheets. The roof is flat combined with the roof, with an internal drain. The roof is rolled flat. The floors are cast mosaic, ceramic tiles and linoleum. |
Total area, sq. m | |
Sales area, sq. m | |
Number of floors / floor height, m | 1 / 4.5 m (approximately) |
Cost of equipment and furniture in 1984 prices, thousand rubles. | |
Other costs in 1984 prices, thousand rubles. | |
The cost of construction and installation work in 1984 prices per 1 sq. m of total area, rub/sq. m | |
Cost of equipment and furniture in 1984 prices per 1 sq. m of total area, rub/sq. m | |
The amount of other costs in 1984 prices per 1 sq. m of total area, rub/sq. m |
Table 8.2.1.2. Estimation of full replacement cost
(construction costs) of the assessment object
Design parameter | Unit measurements | Magnitude | Justifications for the value |
The cost of construction and installation work of a functional analogue per 1 sq. m of total area in 1984 prices | RUB/sq. m | See table. 8.2.1. |
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Total area of the property being assessed | |||
Correction factor that takes into account the linking of standard design documentation to the site of construction of the facility | See note 1 to table |
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Correction factor taking into account the reduced capital value of the property being assessed in comparison with its analogue | See note 2 to table |
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Cost of construction and installation work of the property being assessed in 1984 prices | 130,93*4247*1,3*0,86 |
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Index of transition from estimated prices of 1984 to prices of March 2000 without VAT | Information and analytical bulletin “Price indices in construction”, issue 2 (31), 2000, paragraph 2.2, class of structural system KS-6 |
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Index of transition from March 2000 prices to prices on the valuation date | Information and analytical bulletin “Price indices in construction”, issue 2 (31), 2000, paragraph 2.6. |
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Cost of construction and installation work of the property being assessed in prices as of the date of assessment, excluding VAT | 621675*24,979*1,100 |
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The cost of technological equipment and furniture of a functional analogue per 1 sq. m of total area in 1984 prices | RUB/sq. m | See table. 8.2.1. |
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Index of transition from estimated prices for technological equipment and furniture in 1984 to prices on the date of assessment, excluding VAT |
23,460*1,100*(19,489/14,122) |
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The cost of technological equipment and furniture of the valuation object in prices as of the valuation date, excluding VAT | 69,42*35,613*4247 |
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The amount of other costs of a functional analogue per 1 sq. m of total area in 1984 prices | RUB/sq. m | See table. 8.2.1. |
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Index of transition from estimated prices for other costs in 1984 to prices on the valuation date, excluding VAT | Information and analytical bulletin “Price indices in construction”, issue 2 (31), 2000, paragraphs 1, 2.1, 2.6. 23,460*1,100*(19,489/14,122) |
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The amount of other costs of the valuation object in prices as of the valuation date, excluding VAT | 2,54*35,613*4247 |
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Cost of construction of the valuation facility in prices as of the valuation date excluding VAT | |||
Rate 20% |
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Replacement cost of the valuation object in prices as of the valuation date | |||
Replacement cost of the valuation object in prices on the valuation date (rounded value) | US dollars |
Property Valuation Report is a mandatory written part of the specialist’s work and it is this document that is handed to the client. But the relationship between the specialist and the other person who asked for the service is also fixed in the report and in a special agreement. One way or another, the work performed and the report compiled on it indicate that the service was received. The conclusion is a document that has legal force. If it was compiled by a professional in his field, then the report can be attached to court documents, and can also be used in legal disputes and litigation, attached to the case of inheritance and participate in other transactions provided for by the general trade turnover in our country. Real estate appraisal assignmentProperty inspection assignment is an action that precedes the assessment procedure. Upon receiving an order to carry out work, a specialist, so to speak, receives the corresponding tasks. As part of this task, he must establish a number of facts. These include:
In addition, when reviewing the assignment, the real estate professional should:
Each appraiser must carry out these actions so that the report compiled based on the results of the work contains only reliable information that corresponds to reality. It is very important to pay attention to who is writing the report. A specialist appraiser who has the appropriate education has the right to draw up a report. Neither the assistant nor the secretary has the right to draw up this document. Upon completion of the report, the date of its preparation, the signature of the appraiser, and also a seal if the client dealt with the company are affixed. But often, in practice, it happens that the specialist forces the appraiser’s assistant to write a conclusion with all its complex nuances and rules, and the professional himself only signs. This behavior is fraught with consequences in the form of an illiterate description of the assessment process and conclusions on the analysis of the value of real estate due to the lack of experience of the assistant or secretary. Who prepares the appraisal report for the property being purchased?
The fact is that before purchasing real estate, future owners ask a professional to check the condition of the property. Only a person with specialized knowledge can accurately describe the condition. This means that it is they who should draw up the report in order to most competently reflect the current state of affairs. Report priceIt is not worth talking about the cost of a real estate value analysis report. The cost of a report on assessing the value of a property depends not only on the region where the citizen lives, but also on the object itself. If we are talking about commercial real estate, and we take into account the central zone of Russia, then the cost of the assessment will start from 15,000 rubles, accordingly, this is the cost of the report. If we talk about real estate such as a house, a built cottage or a plot of land, then the cost of the work of a highly specialized specialist and the subsequent preparation of the corresponding document will vary from six to 8,000 rubles. If we are talking about an ordinary apartment or room, then the cost of the apartment assessment report will cost you the amount not exceeding 5000 rubles. In the regions of the far north, the value of this amount is slightly overestimated, but in the outback of central Russia, on the contrary, it is much lower. And don’t worry that the cost of the work involved in drawing up a conclusion is too high. In any city you can find alternative options, because a lot depends on the experience of a particular specialist. Conclusion on the market value of the property
This act may include the following information:
They must be provided both by the owner himself and by some authorities servicing the property, such as a management organization. Report on the assessment of the purchase price of the apartmentApartment assessment report(we suggest looking at an example of an apartment appraisal report above) - this is a document that is drawn up on the basis of the law and is intended to determine how well the purchase price corresponds to the actual condition of the housing. In this case, an independent assessment of real estate should presage the redemption procedure. It is necessary to determine a fair price. Its location, layout, environmental condition, neighbors, and so on are taken into account. The cost analysis procedure follows a general basis, however, the report emphasizes that the apartment is being prepared for purchase. Conclusion on the assessment of the foundation of a residential building
In this situation, the emphasis is on the state of the object. It would also be a good idea to indicate its width, height, materials used, as well as the year it was poured. Residential fire damage assessment reportThe damage assessment report from the fire that occurred contains the following data.
Review of the report
In this situation, it is necessary to assess not only the damage that was caused to the apartments below, but also the damage to the property that caused the flood. In this situation, a specialist appraiser is also called in, who is obliged to carry out all the necessary work and examinations in order to establish the cause of the leak and the damage caused, as well as generally establish how much the property has lost in value due to this incident. Coordination of real estate valuation resultsCoordination of property inspection results- this is a procedure in which two reports, which were drawn up upon the application of the same owner, are compared with each other in order to accurately determine the estimated value of a particular property. In this case, the opinions of two experts can either agree or diverge, but not significantly. In this case, an additional assessment is made, and the result is submitted to the owner of the object selected for examination. A distinctive feature of this report is that it is compiled in the form of a table. Now you know in what situation what specific real estate valuation report you may need, and you can choose the one you need on your own, without the help of specialists. However, only a competent professional can help you draw up this document, whom you can find through the corresponding advertisement in the city itself. CULTURE First dimension: Existence Connecting sensors to multiphase AC circuitsAccording to superstring theory, the fifth and sixth dimensions arise in the same place as the concept of possible worlds. If we could see in the fifth dimension, we would notice that that world is a little different from...
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Conclusion on the property being purchased, or rather, on its valuation as well Only a specialist appraiser has the right to compile.
Real estate valuation report(a sample real estate valuation report can be downloaded above) is a document that is drawn up in accordance with the current law of our country and contains all the results of the assessment of the market value of the property, as well as a list of all the examinations carried out.
Residential building foundation assessment report is a document that contains an expert opinion that describes the foundation of a residential building, talks about its strength, expected service life, as well as various problems that may arise in connection with the operation of the building.
Review of the apartment leak assessment report drawn up in the case when, for one reason or another, the property was the initiator of flooding.
