Automatic calculation of adjustments. Automatic calculation of corrections Ceiling height correction when assessing

When applying the comparative approach, the value of the Property to be assessed is determined in comparison with the sale price of similar properties. The basis for applying this approach is the fact that the value of the Subject Property is directly related to the sale price of similar properties. Each comparable sale (object of comparison, analogue) is compared with the property being valued. Accuracy of calculation of the value of the Object of Assessment comparative approach depends on the volume (completeness) and quality (reliability) of information about sales transactions (or offers for sale).

The comparative approach consists of the following steps:

1. Determining the purpose of the assessment with the identification of the type of rights being assessed of the Object of assessment and analogues.

2. Analysis of the real estate market of analogues that coincide in function with the best and most efficient use Object of evaluation.

3. Choice of unit of comparison.

4. Selection of analogues from the number of sales transactions and offers for sale (public offer); verification of information on selected analogues about the sale price, asking price, payment terms, location, physical characteristics and other terms of the transaction.

5. Selection of the most significant comparison parameters for adjusting the prices of analogues.

6. Adjustment of the cost of comparison units of analogues for differences in comparison parameters.

7. Analysis of the adjusted values ​​of unit prices of analogues.

8. Reconciliation of the adjusted values ​​of unit prices of analogues and conclusion on the value of the Object of Assessment by a comparative approach.

The sales price is adjusted (adjusted) to reflect significant differences between them. The initial data on the Object of Assessment and analogues for comparison are presented in Table 7.

Table 7 - Initial data on the objects of comparison (analogues)

Some elements of comparison are characterized by several indicators, for each of which adjustments are made.

When collecting information on the Objects of Comparison (analogues), it is necessary first of all to collect a sufficient amount of documented data on completed transactions for the sale of analogues. Considering that this information is confidential and there is no free access to databases on completed real estate purchase and sale transactions, it is possible to use data on the offer prices of objects of comparison taken from open sources of specialized periodicals and the Internet. The data of public offers are closest to the real prices of purchase and sale transactions, which allows, taking into account the adjustment of the asking price, to reflect the real prices of the purchase and sale of real estate as closely as possible.

Analogues should be as similar as possible to the Object of Assessment and, first of all, in the first five elements of comparison. All selected analogues are summarized in Table 8, which includes primary data obtained from open sources and additional data obtained directly from the seller of analogues.

The following is a justification and calculation of the amount of adjustments for the elements of comparison, which are different for analogues and the Object of Assessment. The technique of approximation of each object of comparison to the Object of assessment is used. All data on the Object of Assessment must be unchanged, and presumably (hypothetically) only data on the object of comparison changes. The sign of the adjustment is determined based on the following: if the value of the object of comparison increases for any element when approaching the Object of Assessment, then the sign of the adjustment is positive, respectively, if it decreases, then the sign of the adjustment is negative.

Adjustments (amendments) can be cost and percentage. On quantitative grounds, differences are usually introduced in value terms, and on qualitative grounds, in percentage terms. Percentage adjustments are applied both to the cost of the comparison object and to the unit of comparison, and cost adjustments are applied to the cost of the comparison object. Adjustments for market conditions, location and depreciation are expressed as a percentage.

The difference between the obtained values ​​of the cost of the apartment and the cost of the apartment with the replaced element of comparison is approximate and will be the amount of the adjustment.

The amount of each adjustment is justified. This determination of the amount of adjustment is most reliable in a developed market if there is a sufficient number of proposals.

Based on the data obtained (correction values, both positive and negative), Table. eight

The applied adjustments are reflected and justified in Table. 9.

Table 8 - Adjustment and calculation of the value of the Property under a comparative approach

Table 9 - Rationale for adjustments

The smallest number of adjustments is observed in analog No. 3, the smallest total gross correction - in analog No. 1.

In this regard, the weighting coefficients will be distributed as follows:
analogue No. 1 - 0.4, analogue No. 2 - 0.25, analogue No. 3 - 0.35.

Adjusted value of the subject property:

11 988 816*0,4+15 759 344*0,25+13 406 356*0,35 = RUB 13,427,587

Similar information.

You can see the logic for calculating the final cost of the appraisal object and calculating adjustments in this Excel file: . It also has a block called "adjustment rules" that specifies the specific amounts of adjustments to be applied. For example, to adjust for distance from the metro, a factor of 1 is used for a deviation of 200 units, which means that every 200 meters of distance from the metro gives a price deviation of 1%. Moreover, all these values ​​are adjustable, depending on what is indicated in your report in the description of adjustments, they can be changed, because recommendations may differ in different sources. For 8 main types of adjustments, we suggest using automatic calculation of values, according to your parameters.

1. Correction for distance from stop public transport(underground)
2. Floor adjustment
3. Adjustment for availability of summer accommodations
4. Adjustment for the bathroom
5. Correction for total area
6. Living area adjustment
7. Adjustment for kitchen area
8. Condition Adjustment

This does not mean that you should use all these adjustments, if you wish, you can enter the number 0 in the settings for any of the adjustments, and automatic calculation will not be performed by default. You also need to understand that the distances between objects are calculated directly on the map, without taking into account fences, holes and other obstacles that must be bypassed. Yandex knows how to calculate the distance along motorways, but the path of a pedestrian is inscrutable, and it will take some time to learn how to accurately calculate it. When creating a report, you can always correct any auto-calculated figure to 0 or insert your own if the situation requires it. The system also provides one arbitrary relative adjustment to take into account the non-trivial features of the object of assessment. To more accurately determine the final cost of an object, you can also use an absolute adjustment, with which the desired cost will be adjusted not by a percentage of the price of an analogue, but by a certain amount. As a rule, such an adjustment is used to account for the cost of improvements, whether it be redevelopment or exclusive repairs, the cost of which the appraiser has the right to determine by his own expert assessment.

In Prosimple, the determination of the amount of adjustments is made on the basis of the methodology proposed by the Scientific and Practical Center of Professional Appraisers, where, according to the methodology, the adjustments have the following values:

HER. Yaskevich. “Practical methods and examples of comparative adjustments in real estate valuation (purchase and sale and rent). Entrepreneur's profit and external wear. Evaluation of infrastructure facilities.» M.: NPCPO LLC, 2010

Adjustment for trading. In the study of the current situation on the market at present, the value of the adjustment for trading is 3-7%. In rare cases, the transaction price and the offer price are the same. The initial price in most cases is much higher than the real value of the object. This premium, according to our calculations, is the above 3 - 7%.

Based on these sites:

http://shkolazhizni.ru/archive/0/n-3099/

http://www.vikup-kvartir.ru/news.php?id=609

Thus, in this report, the adjustment for trading was 5%.

Transferable Rights Adjustment. Since the property rights are transferred for the object of appraisal and objects of analogues, no adjustment was made for the transferred rights.

Adjustment for financing conditions. Since the object of appraisal and objects of analogues have market financing conditions, no adjustment for financing conditions was made.

Adjustment to the terms of the deal. Since the object of appraisal and objects of analogues have market terms of the transaction, no adjustment for the terms of the transaction was made.

Adjustment for market conditions (date of sale). According to the market conditions, the object of assessment and the objects of analogues are comparable. Therefore, no adjustment for market conditions was made.

Correction for distance from the subway Since the object of appraisal and similar objects are located in the same block, no adjustment was made for the distance from the metro.

House type adjustment. Since the type of house for the appraisal and the objects of analogues is the same, panel, no adjustment was made for the type of house.

Correction per floor/number of floors. The factor that affects the cost is on which floor the apartment is located. If the floor is first, then this entails humidity and low temperature air in the apartment, as well as, as a rule, in apartments on the ground floor there is not enough natural daylight due to trees or bushes planted around the house. As for the last floor, there is a high probability of roof leakage and strong heating of windows in the summer. There is also a problem with water pressure due to the upper floor. Therefore, apartments on higher floors will cost more than apartments on lower floors.

According to websites:

http://www.ocenchik.ru/docs/1293-correktirovka-realty-moscow.html

http://www.ocenka-i.ru/korr-all/2010-10-22-05-42-28.html

adjustment for the first and last floor is 5-15%. But since the apartments are almost all analogues on the middle floors, the adjustment for the floor / number of floors is not included.

Adjustment for the number of rooms. By the number of rooms, the object of assessment and the objects of analogues are the same - 3 rooms. Therefore, no adjustment was made for the number of rooms.

Correction for the total area. This amendment is introduced if the area of ​​the object of assessment deviates from the area of ​​the analogue by more than 10 sq.m. Since the objects analogues are slightly different from total area of the subject property, no adjustment was made for the total area.

Adjustment for the area of ​​the kitchen. This amendment is introduced in the event that the area of ​​the kitchen of the evaluated object deviates from the area of ​​the kitchen of the analogue by more than 1 sq.m.

According to websites:

http://www.ocenka-i.ru/korr-all/korr-kuhni.html

http://www.ocenchik.ru/docs/1293-correktirovka-realty-moscow.html

The amount of the adjustment is taken at the rate of 0.5% for each 1 sq.m.

Living area adjustment. As a result of market analysis, it was revealed that the average cost of 1 sq. m of a two-room apartment in the Yasenevo area is 157,834 rubles. Therefore, the adjustment was calculated as the difference between the living area of ​​the appraisal object and the analogue object, multiplied by the cost of 1 sq. m. The adjustment was made to all objects of analogues except for No. 4, since the total area of ​​objects of analogues No. 1, No. 2, No. 3 and No. 5 differs by an average of 2 sq.m. from the living area of ​​the appraisal object.

Ceiling height adjustment. Since the series of the house, namely P-3, all have the same ceiling height, too, therefore, no adjustment was made for the height of the ceilings .

According to the site:

http://tipdoma.ru/series_p-3.html

Window adjustment. Since the windows of the object of assessment and the objects of analogues are the same, no adjustment was made.

Window view correction. Since the view from the window at the object of assessment and objects of analogues to the courtyard and the street, no adjustment was made.

Bathroom adjustment. The bathroom at the object of assessment is combined, while the objects of analogues are separate, so the adjustment was made at a rate of 2%.

According to the site:

http://www.directeconomic.ru/dhoms-669-6.html

Adjustment for the presence of a balcony / loggia. This amendment implies an increase in the cost of the apartment in the presence of this type of improvement, it is 1-5%, since the object of the appraisal has a loggia, which has advantages over a balcony, we make an amendment of 2% to the object analogue No. 3.

According to websites:

http://forum.ners.ru/viewtopic.php?f=39&t=35314

http://www.ocenchik.ru/docs/1293-correktirovka-realty-moscow

http://www.ocenka-i.ru/korr-all/2010-10-22-05-42-02

Adjustment for the condition of the finish. Repair and quality finishes affect the cost of the apartment in the most direct way. Impeccable and high-quality finishes increase the price by 10%. Since the quality of the finish of the object of assessment does not differ much from the quality of the finish of the objects of analogues, therefore, no adjustment was made.

Adjustment for additional features. Since the additional characteristics of the object of assessment and objects of analogues do not differ much, no adjustment was made.

When applying the comparative approach, the value of the Property to be assessed is determined in comparison with the sale price of similar properties. The basis for applying this approach is the fact that the value of the Subject Property is directly related to the sale price of similar properties. Each comparable sale (object of comparison, analogue) is compared with the property being valued. The accuracy of calculating the value of the Valuation Object by the comparative approach depends on the volume (completeness) and quality (reliability) of information about sales transactions (or offers for sale).

The comparative approach consists of the following steps:

1. Determining the purpose of the assessment with the identification of the type of rights being assessed of the Object of assessment and analogues.

2. Analysis of the real estate market of analogues, coinciding in terms of functionality with the best and most efficient use of the Property.

3. Choice of unit of comparison.

4. Selection of analogues from the number of sales transactions and offers for sale (public offer); verification of information on selected analogues about the sale price, asking price, payment terms, location, physical characteristics and other terms of the transaction.

5. Selection of the most significant comparison parameters for adjusting the prices of analogues.

6. Adjustment of the cost of comparison units of analogues for differences in comparison parameters.

7. Analysis of the adjusted values ​​of unit prices of analogues.

8. Reconciliation of the adjusted values ​​of unit prices of analogues and conclusion on the value of the Object of Assessment by a comparative approach.

The sales price is adjusted (adjusted) to reflect significant differences between them. The initial data on the Object of Assessment and analogues of apartments for comparison are presented in Table 7.

Table 7 - Initial data on the objects of comparison (analogues)

Some elements of comparison are characterized by several indicators, for each of which adjustments are made.

When collecting information on the Objects of Comparison (analogues), it is necessary first of all to collect a sufficient amount of documented data on completed transactions for the sale of analogues. Considering that this information is confidential and there is no free access to databases on completed real estate purchase and sale transactions, it is possible to use data on the offer prices of objects of comparison taken from open sources of specialized periodicals and the Internet. The data of public offers are closest to the real prices of purchase and sale transactions, which allows, taking into account the adjustment of the asking price, to reflect the real prices of the purchase and sale of real estate as closely as possible.

Analogues should be as similar as possible to the Object of Assessment and, first of all, in terms of the first five elements of comparison, and for residential real estate (apartments) and in terms of physical characteristics (number of rooms, total area, type of building, etc.). All selected analogues are summarized in Table 8, which includes primary data obtained from open sources and additional data obtained directly from the seller of analogues.

The following is a justification and calculation of the amount of adjustments for the elements of comparison, which are different for analogues and the Object of Assessment. The technique of approximation of each object of comparison to the Object of assessment is used. All data on the Object of Assessment must be unchanged, and presumably (hypothetically) only data on the object of comparison changes. The sign of the adjustment is determined based on the following: if the value of the object of comparison increases for any element when approaching the Object of Assessment, then the sign of the adjustment is positive, respectively, if it decreases, then the sign of the adjustment is negative.

Adjustments (amendments) can be cost and percentage. On quantitative grounds, differences are usually introduced in value terms, and on qualitative grounds, in percentage terms. Percentage adjustments are applied both to the cost of the comparison object and to the unit of comparison, and cost adjustments are applied to the cost of the comparison object. Adjustments for market conditions, location and depreciation are expressed as a percentage.

The difference between the obtained values ​​of the cost of the apartment and the cost of the apartment with the replaced element of comparison is approximate and will be the amount of the adjustment.

The amount of each adjustment is justified. This determination of the amount of adjustment is most reliable in a developed market if there is a sufficient number of proposals.

Based on the data obtained (correction values, both positive and negative), Table. eight

The applied adjustments are reflected and justified in Table. 9.

Table 8 - Adjustment and calculation of the value of the Property under a comparative approach

Table 9 - Rationale for adjustments

The smallest number of adjustments is observed in analog No. 2, a small total net correction - in analog No. 3, the smallest gross correction - in analog No. 1.

In this regard, the weighting coefficients will be distributed as follows: analogue No. 1 - 0.35, analogue No. 2 - 0.3, analogue No. 3 - 0.2, analogue No. 4 - 0.15

Adjusted value of the subject property:

12 387 599*0,35+11 765 477*0,3+11 860 851*0,2+15 347 209*0,15 = RUB 12,539,554.3