Automatic calculation of adjustments. Automatic Calculation of Correction Correction Height Ceiling when evaluating

When applying a comparative approach, the cost of the assessment object is determined compared to the sale of similar objects. The basis for the application of this approach is the fact that the cost of the assessment object is directly related to the sale of similar objects. Each comparable sale (comparison object, analog) is compared with the estimated property. Accuracy of calculating the value of the assessment object comparative approach Depends on the volume (completeness) and quality (reliability) of information on sale and sales transactions (or selling offers).

A comparative approach consists of the following steps:

1. Determination of the target of the assessment with the identification of the type of valued rights of the object of assessment and analogues.

2. Analysis of the real estate market of analogs that coincide on the functional purpose with the best and most effective use Assessment object.

3. Select a comparison unit.

4. Selection of analogues from the number of purchase and sale deals and offers for sale (Public Offer); Checking information on selected analogues about the sale price, the requested price, payment terms, location, physical characteristics and other conditions of the transaction.

5. Select the most significant comparison parameters to adjust the price of analogs.

6. Adjustment of the value of the comparison of analogues to differences in the comparison parameters.

7. Analysis of the adjusted values \u200b\u200bof single prices of analogs.

8. Coordination of the adjusted values \u200b\u200bof single prices of analogs and the conclusion about the value of the assessment object with a comparative approach.

The sale price includes amendments (adjustments), reflecting significant differences between them. Initial data on the object of evaluation and analogs for comparison are presented in Table 7.

Table 7 - Initial data on comparison objects (analogues)

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

When collecting information on comparison facilities (analogues), it is primarily necessary to collect a sufficient number of documented data on the bull-selling transactions of analogs. Considering that this information is confidential and there is no free access to the databases for perfect sale and sale transactions of real estate objects, you can use data on the prices of comparison facilities taken from open sources of specialized periodic publications and the Internet. The data of the public offer is closest to the real prices of purchase and sale transactions, which allows the correction of the requested price, as close as possible to reflect the real prices of the purchase and sale of real estate objects.

Analogs should be maximally similar to the assessment object and primarily on the first five comparison elements. All selected analogues are reduced to Table 8, which includes primary data obtained from open sources and additional data obtained directly from the seller analogs.

The following is the rationale and calculation of the magnitude of the adjustments by comparison elements, which are different for analogues and the object of the assessment. The method of approximation of each object of comparison to the assessment object is used. All data on the object of assessment must be unchanged, and allegedly (hypothetically) change only data on the comparison object. The adjustment mark is determined on the basis of the following: if the cost of the comparison object when the estimate object approaches the element is increasing, then the adjustment sign is positive, respectively, if decreases, then the adjustment sign is negative.

Adjustments (amendments) may be valid and interest. In quantitative features, the differences are usually introduced in value terms, and according to quality - in percentage. Interest amendments are also applied to the value of the comparison object, and to a comparison unit, and the value to the value of the comparison object. Amendments to market conditions, location and wear have a percentage expression.

The difference between the obtained values \u200b\u200bof the value of the apartment and the cost of the apartment with a replaced element of the comparison approximately and will be the adjustment value.

The magnitude of each adjustment is justified. The most reliably such determination of the adjustment value on the developed market in the presence of a sufficient number of proposals.

Based on the data obtained (the amendments, both positive and negative values) are made in Table. eight

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

Table 8 - Adjustment and calculation of the value of the assessment object with a comparative approach

Table 9 - Justification of adjustments

The smallest amount of adjustments is observed in analogue number 3, the smallest total gross correction - at the analogue number 1.

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

The adjusted value of the assessment object:

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

Similar information.

You can view the logic of calculating the summary value of the object of assessment and calculating the adjustments in this Excel file :. It also has a block called "Rules for adjustments", in which the specific values \u200b\u200bof the adjusted adjustments are indicated. For example, a coefficient 1 is used to adjust the distance from the metro for deviation of 200 units, this means that every 200 meters of remoteness from the subway give a deviation in the price of 1%. Moreover, all these quantities are defined, depending on what specified in your report in the description of the adjustments, they can be changed, because in various sources, the recommendations may differ. For 8 main types of adjustments, we offer to use the automatic calculation of the values, according to your parameters.

1. Correction for remoteness from public transportation (subway)
2. Adjustment on floor
3. Adjustment for summer premises
4. Adjustment on the bathroom
5. Correction on the total area
6. Correction on the living area
7. Correction on the kitchen area
8. Adjustment on the state

This does not mean that you must use all these adjustments, if you wish, you can put in the setting of any of the adjustments to the number 0, and it will not be automatically calculated by default. It is also necessary to understand that the distances between the objects are considered on the map directly, without taking into account the fences, holes and other obstacles that need to be bypassed. Yandex can count the distance on the highways, but the path of the pedestrian is deficiently, and some accurate to consider it soon. When creating a report, you can always correct any authoritative digit to 0 or insert your own, if the situation requires. The system also provides one arbitrary relative adjustment for accounting for a non-trivial feature of the assessment object. To more accurately determine the final value of the object, you can also use absolute adjustment, with which the desired cost will be adjusted not percentage of the price of analog and for a certain amount. As a rule, such an adjustment is used to account for improvement costs, be it redevelopment or exclusive repairs, the value of which the appraiser has the right to determine its own expert assessment.

In Prosimple, the definition of the size of the adjustments is made on the basis of the methodology proposed by the scientifically practical center of professional appraisers, where, according to the procedure, adjustments are values:

HER. Yaskevich. "Practical methods and examples of comparative adjustments in real estate assessment (purchase and sale and rent). Profit of entrepreneur I. exterior wear. Evaluation of infrastructure facilities. " M.: LLC "NPCPO", 2010

Adjustment on bargaining. In the study of the current situation in the market at present, the magnitude of the amendment to the bargaining is 3-7%. In rather rare cases, the price of the transaction and the offer price coincide. The initial price in most cases is significantly higher than the real value of the object. This allowance, according to our calculations, is the above 3 - 7%.

Based on site data:

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

http://www.vikup-kvartir.ru/news.php?id\u003d609

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

Adjustment on transmitted rights. Since the object of the assessment and objects of analogues is given the right of ownership, the adjustment on the transmitted rights was not introduced.

Adjustment on financing conditions. Since the object of assessing and objects of analogues is the conditions for financing market, then the adjustment for the financing conditions was not introduced.

Adjustment on the terms of the transaction. Since the object of evaluation and objects of analogs is the market conditions of the transaction, then the adjustment for the terms of the transaction was not introduced.

Adjustment on the market conditions (date of sale). Under the terms of the market, the estimate object and objects are comparable. Thus, the adjustment to the conditions of the market was not introduced.

Correction for remoteness from the subwaySince the object of evaluation and objects analogues are located in one block, then the adjustment to the distance from the subway was not introduced.

Adjustment on the type of house. Since the type of house in the object of the assessment and objects of the analogues is the same, panel, the adjustment on the type of house was not introduced.

Adjustment on floor / Floor.The factor that affects the cost is at what floor is the apartment located. If the floor is the first, then it entails humidity and low air temperature in the apartment, as well as, as a rule, in apartments on the first floor there is not enough natural daylights due to the trees or bushes planted around the house. As for the last floor, it is the likelihood of the roof leakage and strong heating of windows in the summer. The problem with water pressure due to the upper floor is not excluded. Therefore, apartments on more upper floors will cost more than apartments on the lower floors.

According to sites:

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 on the first and last floor is 5-15%. But since apartments are approximately all on the middle floors, the adjustment on the floor / the floors does not turn on.

Adjustment on the number of rooms. By the number of rooms, the estimate object and objects analogue are the same - 3 rooms. Therefore, the adjustment on the number of rooms was not introduced.

Adjustment on the total area.This amendment is entered in the event that the area of \u200b\u200bthe assessment object deviates from the analog area by more than 10 sq.m. Since the closes analogue is slightly different from common Square Assessment object The adjustment on the total area was not introduced.

Adjustment on the kitchen area.This amendment is entered in the event that the area of \u200b\u200bthe kitchen of the estimated object deviates from the area of \u200b\u200bthe kitchen of analogue by more than 1 sq.m.

According to sites:

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

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

The magnitude of the adjustment is taken in the amount of 0.5% for each 1 sq.m.

Adjustment on the living area.As a result of the analysis of the market, it was revealed that the average cost of 1 square meters. M two-bedroom apartment in the Yasenevo district is 157,834 rubles. Therefore, the adjustment was calculated, as the difference between the living area of \u200b\u200bthe object of evaluation and an analog object, multiplied by the cost of 1 square meters. The adjustment was introduced into all objects analogues except No. 4, since the total area of \u200b\u200bobjects of analogs No. 1, No. 2, No. 3 and No. 5 differs on average for 2 sq.m. From the living area of \u200b\u200bthe object of the assessment.

Ceiling height adjustment. Since the series of the house, namely P-3, all the same and the height of the ceilings, too, so the adjustment to the height of the ceilings was not introduced .

According to the site:

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

Correction on the windows. Since the windows of the estimation object and objects are the same, the adjustment was not made.

Correction on the view from the window. Since the view from the window of the object of assessment and objects of analogues to the courtyard and the street, the adjustment was not introduced.

Adjustment on the bathroom. The bathroom for the object of the assessment is combined, while objects are separate, therefore the adjustment was introduced in the amount of 2%.

According to the site:

http://www.direteconomic.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, is 1-5%, since the object of the valuation of the loggia, which has advantages over the balcony, make a correction in the amount of 2% to the analogue object No. 3.

According to sites:

http://forum.nerers.ru/viewtopic.php?f\u003d39&t\u003d35314.

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

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

Adjustment on 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 finishing of the assessment object is not much different from the quality of finishing objects of analogs, so the adjustment was not made.

Adjustment on additional characteristics. Since additional characteristics of the object of assessment and objects of the analogs are not very different, the adjustment was not made.

When applying a comparative approach, the cost of the assessment object is determined compared to the sale of similar objects. The basis for the application of this approach is the fact that the cost of the assessment object is directly related to the sale of similar objects. Each comparable sale (comparison object, analog) is compared with the estimated property. The accuracy of the calculation of the value of the assessment object with a comparative approach depends on the volume (completeness) and the quality of (reliability) of information on purchase and sale transactions (or selling offers).

A comparative approach consists of the following steps:

1. Determination of the target of the assessment with the identification of the type of valued rights of the object of assessment and analogues.

2. Analysis of the real estate market of analogs that coincide on the functional purpose with the best and most efficient use of an assessment object.

3. Select a comparison unit.

4. Selection of analogues from the number of purchase and sale deals and offers for sale (Public Offer); Checking information on selected analogues about the sale price, the requested price, payment terms, location, physical characteristics and other conditions of the transaction.

5. Select the most significant comparison parameters to adjust the price of analogs.

6. Adjustment of the value of the comparison of analogues to differences in the comparison parameters.

7. Analysis of the adjusted values \u200b\u200bof single prices of analogs.

8. Coordination of the adjusted values \u200b\u200bof single prices of analogs and the conclusion about the value of the assessment object with a comparative approach.

The sale price includes amendments (adjustments), reflecting significant differences between them. Initial data on the object of assessment and analogues of apartments for comparison are presented in Table 7.

Table 7 - Initial data on comparison objects (analogues)

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

When collecting information on comparison facilities (analogues), it is primarily necessary to collect a sufficient number of documented data on the bull-selling transactions of analogs. Considering that this information is confidential and there is no free access to the databases for perfect sale and sale transactions of real estate objects, you can use data on the prices of comparison facilities taken from open sources of specialized periodic publications and the Internet. The data of the public offer is closest to the real prices of purchase and sale transactions, which allows the correction of the requested price, as close as possible to reflect the real prices of the purchase and sale of real estate objects.

Analogs should be maximally similar to the object of the assessment and, first of all, on the first five elements of comparison, and for residential real estate (apartments) and physical characteristics (the number of rooms, the total area, the type of building, etc.). All selected analogues are reduced to Table 8, which includes primary data obtained from open sources and additional data obtained directly from the seller analogs.

The following is the rationale and calculation of the magnitude of the adjustments by comparison elements, which are different for analogues and the object of the assessment. The method of approximation of each object of comparison to the assessment object is used. All data on the object of assessment must be unchanged, and allegedly (hypothetically) change only data on the comparison object. The adjustment mark is determined on the basis of the following: if the cost of the comparison object when the estimate object approaches the element is increasing, then the adjustment sign is positive, respectively, if decreases, then the adjustment sign is negative.

Adjustments (amendments) may be valid and interest. In quantitative features, the differences are usually introduced in value terms, and according to quality - in percentage. Interest amendments are also applied to the value of the comparison object, and to a comparison unit, and the value to the value of the comparison object. Amendments to market conditions, location and wear have a percentage expression.

The difference between the obtained values \u200b\u200bof the value of the apartment and the cost of the apartment with a replaced element of the comparison approximately and will be the adjustment value.

The magnitude of each adjustment is justified. The most reliably such determination of the adjustment value on the developed market in the presence of a sufficient number of proposals.

Based on the data obtained (the amendments, both positive and negative values) are made in Table. eight

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

Table 8 - Adjustment and calculation of the value of the assessment object with a comparative approach

Table 9 - Justification of adjustments

The smallest amount of adjustments is observed in analogue number 2, a small total net correction - in analogue number 3, the smallest gross correction - in analogue number 1.

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

The adjusted value of the assessment object:

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