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10/2/2022

不动产的基础知识(了解市场价格1)

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2-1 房产价格的考虑方式
决定购买房产是,最大的课题就是「价格」。房地产的特征是,由于房产是一种高度个性化的资产,要确定它的销售价格是否合理是极其困难的。特别是在中介房产中,最终的价格是由卖方和买方之间商议决定的。首先,了解一些有关房产价值的基本概念和评估技术等等。
要点1 了解价格的基本考虑方式
要点2 掌握价格评价的方法
要点1 了解价格的基本考虑方式
*不存在相同的房产
房产是不存在相同房产的。即使在相同的地区的土地,土地的形状、面积、方位、道路的衔接状况等的不同,价格会有大幅度的差距。或是,在同一栋公寓内房产也会随着楼层、房间布局、房间的方位、管理状况等的不同而决定不同的价格。
*价格随着交易时间的变化而变化
在房产市场也有总体的市场动向。比如说尽管是同一个房产,也会出现由于交易的时期(取引时点)不同、价格也会有大幅度的变化的情况。因此,在确定房产价格时,也应根据交易时间考虑整体市场的趋势。
*以买卖双方的最终协议为基准
房产交易不是像在超市购物那样,通过对提供的价格选择 "买或不买 "来完成。 而是当卖方和买方互相就所需条件达成一致时,价格才会确定。
因此,由于房产价格是针对每笔 "交易 "确定的,只用客观数据是不可能完全核实价格的。 为了避免在购买房产时出现遗憾,(1)尽可能收集更多的信息(包括专家的建议),自己对价格进行彻底审查(2)与最终交易的对手进行真诚的交涉,以确保得到满意的交易结果。
要点2 掌握价格评价的方法
以买卖为目的的房地产价格评估一般被称为 "价格评估"。 价格评估的方法有很多,这里我们参照房地产信息中心发布的《价格评估手册》,介绍一下住宅用地(土地)和公寓的价格评估的大致结构。 但是要注意,价格评估需要针对个别房产进行专门的研究。
交易案例对比法(评估土地和公寓价格的基本方法)
土地和公寓,通常是通过 "交易案例对比法 "来评估。 交易案例对比法是指将买房产与类似房产(以下简称'对象房产')的交易案例等的价格进行比较来评估的方法。
首先,将对象房产与作为交易实例的房产等进行比较,根据交易实例的价格等评估房产的大致价格。 然后,进行调整(一般被称为 "现阶段调整"),了解交易期差异的整体市场趋势。
价格检定预想图
Picture
(1)交易后的房产实例和所需的对象房产进行各别性的比较。(例如:如果是土地、土地的形状・面积・方位・邻接道路的状况等,如果是公寓、楼层・室内布局・房间的方位等等相对比较。)
通过对于每个项目的比较,根据所需的对象房产是否比已交易后房产好或是劣,来调整所需对象房产的价格,评估出房产的大致价格。 (例如,如果判断对象房产比实例房产劣质10%,那么对象房产的价格要折旧10%。)
*选择房产实例的要点
仔细选择交易后的房产实例是必要的,如果不选择与所需房产相似的房产作为实例,价格就会有很大的误差。 以下是选择交易实例不恰当的例子:
   土地
・选定附近的商业区作为住宅区的交易实例
・选作住宅区的超规模土地作为交易实例
・选择10年前的交易实例
   公寓
・选择新建公寓作为二手公寓的实例
・单身公寓作为家庭公寓的实例
・选定数十年前的公寓作为新公寓的实例
(2)现阶段调整
比较交易后房产和对象房产的交易时间。价格根据市场价格与房产交易的时间点的升降而调整。 (例如,如果判断市场价格比交易时下降了10%,则通过与交易实例比较计算的价格再贬值10%)。
(3)其它留意要点
检定对象房产价格时,与交易实例等进行比较,不能只靠调整时间点。加上其它的要素,得到最终的评估价格。咨询房地产经纪人和其它价格评估专家也很重要。

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Real Estate agent in Kyoto, Buy and Sell, Leasing, Renovation and Construction, Management for Investment and Vacation Property, Professional Services for International Customers. We deal in KyoMachiya houses, detached and attached Houses, new and old Condominium Apartments, Block of Apartments and Buildings for Commercial, Residential and Investments use, Manage and Support Operation and New Development of Guesthouse, Ryokan and Hotel, Total Supports for Land and Buildings Real Estate in Kyoto.
Yours sincerely, Founder Ken Hayashi
Real Estate Broker Company License No. Kyoto-Fu Governor ( 1 ) 14044 , ​Member of Kyoto Association of Residential Land Building Business
  • Home
  • Study
    • Rights of Property >
      • Real Right and Credit
      • Rights to the land and Rights to the building
    • the Building Lots and Buildings Transaction Business Act >
      • Laws Related to Real Estate Transaction in Japan
      • (1) Laws Concerning Land Use
      • (2) Laws Concerning Construction of Buildings
      • (3) Laws Regulating Real Estate Companies
      • (4) Laws and Regulations Concerning Advertisement
      • (5) Laws Concerning Contracts Including Sales Contracts and Lease Contracts
      • (6) Laws concerning Titles and Rights
      • (7) Laws Concerning Real Property Registration
      • (8) Laws Concerning Condominium Management
      • (9) Laws Concerning Defects (Faults, etc.) of Housing Properties
    • How to and Procedures >
      • Process of Real Estate Sale
      • Process of Real Estate Purchase
      • Cost by Transaction
      • Important Points Explanation
      • Real Estate Sales Contract
      • Property Condition Confirmation
      • Facilities and Equipment List
    • Building Management >
      • Process of Residential Property Management
      • Process of Real Estate Leasing >
        • Idea of Lease Agreement
      • Process of Vacation Home Management
    • Related Acts
    • Glossary >
      • Real Estate Glossary in Japan
    • Tax in Japan >
      • Consumption Tax
      • Property Tax
      • Capital Gain Tax
      • Withholding Tax
      • Taxes on Gifts and Inheritances
    • Q&A >
      • Q&A
  • Local
    • Learning
  • Latest Information
    • Latest News
    • We Love Kyoto
  • Column
  • About Us
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    • Cookie Notice
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