房产评估报告 Appraisal Report
房地产评估报告 翻译
Real Estate Evaluation ReportName of the appraisal Item: evaluation report of the houselocated at Room1, F5, Unit1, No.109, Client:Date of report:No. of the report:Real Estate Appraisal Office Co., Ltd.Real Estate Appraisal ReportMr./Lady,On your request, we made spot inspection for the real estate located at Room1, F5, Unit1, No.109.. After checking & collecting necessary data, we made appraisal and hereby submitted the opinion of public market value dated for your reference.I. Status of RightsProperty :( From Housing Ownership Certificate of)1.Location: Room1, F5, Unit1, No.109,2.Owner:3.Building4.Room No.:5.Building Coverage: 142.41 m26.Structure: Reinforced Concrete Structure7.Total floors of construction: 58.Living floor: 59.Design use: Residential10.Building time: around 2007II. Status in quo of real estateAccording to our spot inspection, the subject is used as residence.III. Details of real estateA.Area Factors1.Area features and change trend:Appraisal object is located at Room1, F5, Unit1, No.109, y. This residential area is called Shangpinnanshan. The residential quarter is the first Class place fourth Category Area. The appraisal object approaches to. There are many high-grade residential areas around here, such as etc. Many department stores or service industry are also located at here, such as schools will provide perfect services for residents. In this densely populated area, ancillary facility of life services is complete. On the basis of general plan and zoning plan of, there is no doubt that this region will become a higher gathering residential area in future and its building scale will become higher and larger. Hence, we all think that this region which the house was located at have huge potential for increment.2.Traffic conditions:Appraisal object approaches to Street. The advantage of this region is convenient transportation. There are many bus lines around here such as No. 505, No. 501, No.407 etc. These bus lines could reach at each region of the city. We can say that the system of public traffic has a strong radiation.3.Living services facility:Near it, there are Supermarket; Monetary, living, medical facilities including banks, hospitals and schools can provide perfect services for residents. In this region also have many small and medium size restaurants, entertainment and relaxation places etc.cation facility:Near the appraisal object, there areB. Individual factor1.Location and use:The appraisal object is located at Room1, F5, Unit1, No.109, , now is used as of residence.2.Area and structure:The appraisal object’s building Coverage is 142.41 m2 with reinforced concrete structure.3.Decoration standard:The appraisal object is equipped with thief prevention entrance door, steel and plastic window.The structural system of house is north-south. The inside floor is covered with wood flooring, the wall is coated with whiting; the floor of kitchen is covered with floor tile, the wall is covered with ceramic tile; the floor of washroom is covered with non-slippery floor, the wall is covered with wall tile.4.Supporting facilities:The appraisal object has complete necessary facilities of water, electricity, coal gas, heating system, cable and others.5.Property conditions:With perfect property management system, living conditions of the appraisal object is good.IV. Appraisal purposeRealize the current market value of the appraisal property and supply the client with the reference to confirm asset value for immigration.V. Appraisal resultThe appraisal object is located at Room1, F5, Unit1, No.109, and its coverage is 142.41 m2. The open market value of the appraisal real estate is 2,563,000.00 Yuan only on the date of July. 1, 2010.RMB account in Capital: Two million five hundred and sixty three thousand Yuan Only. (Unit of appraisal is 18000 Yuan per square meter)VI. Date of the appraisal report issuedThe issuing date of this appraisal report is July. 2, 2010.VII. Appraisal report valid periodThe valid period of this appraisal report is one year starting from the date the report is completed. VIII. AppraiserCertified Real estate appraiser: (Seal)Certified Real estate appraiser: (Seal)IX. Appraisal organ and its legal representativeAppraisal organ: Real Estate Appraisal Office Co., Ltd. (seal)Legal representative: (Seal)Real Estate Appraisal Office Co., Ltd. Special Seal for Appraisal (seal)Statement of AppraiserThe appraisal we made for this real estate is our idea made based on the open market value, the so called open market value, so far as we defined, which means the reasonable maximum price of a real estate when sold under the following assumed conditions on the date of the appraisal (The transaction is made in cash and without any other additional conditions);1.The seller with free will;2.Before the date of the appraisal, there is a reasonable period of time, within which the priceand terms could be discussed on the nature of the real estate and the market information for formal sales and completion of the sales on the market.3.Any market conditions of the signature date exchange, property price level and othersassumed earlier is just the same to the conditions of the appraisal date.4.The additional offer of any buyer who has special interest is not considered.Our appraisal is to assume that the owner of the property sold the rights and benefits of the property without any delayed conditions contact, hired after sold, operation by joint investment, management arrangement or any similar arrangement, so as to increase the value of this property.When we evaluated the rights and benefits of the property, we assumed this property could obtain the land use right which could be transferred, and effect little payment each year for the land use. Except the special statement, it is assumed that any land transfer payment payable has been already effected already.We used to survey the outside of the property and its inside if possible. We did not conduct the structural measurement, no any serious damages were found out during the survey. But we could not point out if the property is rotten, eaten by worms, or any other structural damages. We did not conduct any test for the equipment of the house. We did not conduct the concrete site measurement, so as to verify the area of the house floor, the size, measurement and area indicated in the appraisal report is all subject to the property right documents supply to us.Our report did not consider any property owned mortgage, payment in installment or liabilities or could bear any payment or taxes when sole or traded. Otherwise specified, we assume this property has no any heavy load, limited conditions and expenditure that would affect its value.Finally according to our professional direction, we have to declare that the report could only be used by the above mentioned customer, all or part of its contents will not be responsible for any third parties.Real Estate Appraisal Office Co., Ltd. Special Seal for Appraisal (seal)Attachment 1: Copy of Qualification Certificate for Real Estate Appraisal Company Attachment 2: Copy of Qualification Certificate of Certified Real Estate Appraiser Attachment 3: Copy of House Ownership CertificateAttached photos。
房地产估价报告书
REAL ESTATE APPRAISAL REPORTName of Project: Appraisal report on the evaluation of the value of Real Estate of Room0302，Unit11,Building1,No.196（Shangjie District）,Changzhi Road,Taiyuan CityEntrusting Party: ————————Appraising Institution: ————————CO., LTDAppraisers: ————————Appraisal Working Date：————————Appraisal Report No.: ————————————————CO., LTD（seal）Contents1.Letter to the entrusting party (3)2.Statement by the appraisers (4)3.Presumption and restrictive conditions (5)4.Appraisal result report (6)5.Appraisal technical report (11)6.Appendix (19)Letter to the Entrusting PartyDear Ms. Yang Fang ,We accepted your appointment to conduct the appraisal on your real estate that you have entrusted us. The appraised object is the real estate located at Room0302, Unit11,Building1,No.196（Shangjie District）,Changzhi Road, Taiyuan City with the building area of 141.70 square meters.The appraisal date is July 08, 2010.Purpose of Appraisal: Supplying the reference basis of real estate market price for the entrusting party’s knowledgeAppraisal Result: The appraisers have assessed the value of the above-mentioned real estate on the basis of independence, impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraised object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of the appraised object on July 08, 2010 is as follows (currency: RMB):Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization (the capital form of Chinese numerals): RMB one million nine eighty thousand and two hundred Yuan)For detailed appraisal results, process and related explanation, please refer to the ‘Appraisal Result Report’and ‘Appraisal Technical Report’.Taiyuan Wuyuetong Real Estate Appraisal Co., LtdJuly 13, 2010 Taiyuan Wuyuetong Real Estate Appraisal CO., LTD（seal）Statement by the AppraisersWe hereby solemnly declare the following:1.All of the information which has been shown in this report is authentic andaccurate.2.All of the analyses, comments and conclusions which have been shown in thisreport have been presented, given and drawn through our impartial analysis and professional knowledge. However, all of them have been restricted by the presumptions and restrictive conditions which have been explained in this report.3.We have not had the interest conflict with the appraised object, nor have commoninterests with or prejudice against the entrusting party.4.According to Real Estate Appraisal Rules which is the State Standard of thePeople's Republic of China, we presented analyses, given comments, drawn conclusions and compose the report eventually.5.The on-site inspection of the appraised object has been done by our appraisersthrough which they are responsible for the objectivity, authenticity and impartiality of the inspection results. However, unless otherwise agreed, the scope of on-site inspection is restricted to appearance and use status of the appraised object. The appraisers do not shoulder the responsibility for investigating the structure and quality of the building as well as for examining other overlaid, unexposed and unreachable parts of the appraised object. The appraisers who take charge of on-site inspection are Duan Zhihong and Chai Hongbin.6.Not any important and professional assistance has been offered to the appraisalreport.7.The appraisal is based on the relevant documents supplied by the entrusting partywho shall be held liable for the authenticity, completeness and consequences incurred. The appraisers shall be only held liable for the operation process and fairness of the appraisal method adopted.8.The registered real estate appraisers who take charge of the appraisal:Duan ZhihongRegisterDate of expiration：September 2010 (seal)Chai HongbinRegistered Public Real Estate Appraiser of P. R. China (Registration No.: 1420070031) Date of expiration：September 2010(seal)Presumption and Restrictive Conditions1.The entrusting party obtained the appraised object legally and the appraisedobject is in sound condition at the appraisal time and is used legally, safely and normally at its optimal status.2.The real estate market at the appraisal time operates publicly, equally andvoluntarily.3.Any operation mode and procedure relating to the appraised object shall complywith the relevant national and local laws and regulations.4.The owner, the location, the category of property, the building area and thefunction of the appraised object in this report shall be subject to what have been recorded in the House Proprietorship Certificate provided by the entrusting party.5.The appraisal result in this report is the market value of the real estate at theappraisal time of 5th, July, 2010 and meets all the presumption and restrictive conditions. The real estate price shall be reappraised in case the conditions and purpose set in this report vary.6.The appraisal price in this report is objective and impartial market price, withoutconsidering the influence on the appraisal result by other rights such as mortgage and leasing right, risk of the future change of the real estate market, short-term disciplinary measures and relevant taxation, etc.7.The appraisal result shall remain effective within one year since the finalizationof the report. If during the period, there is major change in national macroeconomic policy, the real estate market or the physical status of the appraised object which has major effects on the appraisal result, we shall be appointed again to perform the appraisal.8.The report shall only be used for the purpose of appraisal by the entrusting party,that is, to supply referential basis for the entrusting party to determine the market value of the real estate. The report shall not be used for other economic activities.9.The report shall be used as a whole and we shall not be held liable for therelevant losses resulted from the use of the part of the report.Appraisal Result ReportBing Wu Yue Tong Gu Zi [2010] No. 0706 The Entrusting Party:Name: ————————Home Address: ————————The Entrusted Appraising Party:Company name：————————Co., LtdClass: ————————Legal representative: ————————Address: ————————Telephone: (————————————————CO., LTD（seal）Appraised ObjectThe appraised object: the appraised object is located at————————.The building have 7 floots and was built in 2004 . Building with steel reinforced concrete structure , the outside wall was tile fixing . The doors of Unites are intelligent security doors , the ground inside the building is waterstone , iron railings and wooden arms , inside wall is emulsion paint, The appraised object located at Room02 , Unit11 ,third floor of the building . It is a residence .Decoration status of the appraised object: High-grade decoration , the floorof the room is covered by import granite , the wall is painted by latex, and the flooring angular line is made of clad plate as well as the suspended ceiling is decorated by fluorescent lamp. Parlour is very artistic , the wall is black marble , integral ambry . The outer window of the room is decorated by top-grade insulating glass with aluminum alloy, stainless steel guard bar and marble windowsill. What’s more, the door of the room consists of security door and wooden door , and the flooring angular line is made of ceramic tile, the suspended ceiling is decorated by fluorescent lamp as well. marble wash stand , sanitary fittings are complete ; there are water, electricity, central heating, gas, television, internet in the house .Status of Proprietorship: Fang Quan Zheng Bing Zi No.S0906546 “House Proprietary Certificate” which has been provided by the entrusting party shows: Owner: Sun Zhiyu Yang Fang ; Location: ————————d ; Category of Property: Private; Building No.: 1; Room No.0302; Structure: Steel reinforced concrete; Total Building Floors: 7; Floor No. of the Appraised Object: 3; Building Area：141.70 square meters; Use of Design: Residence . Purpose of Appraisal: Supplying the reference basis of real estate market price for the entrusting party’s knowledge.The appraisal date: July 08, 2010.Definition of Price: The appraisal adopts the market price standard of the real estate, that is, the appraisal is complying with the market price on July 08, 2010 which is the appraisal date.Appraisal Basis:1.“Administration Rule of Urban Real Estate of P. R. China”2.“Administration Rule of Land Use of P. R. China”3.National Standard “Regulations for Real Estate Appraisal” of P. R. China4.“Property Law of P. R. China”5.“House Proprietorship Certificate”6.The relevant documents supplied by the entrusting partyrmation of the on-site inspection of the appraised object by the appraisers8.Relevant documents concerning the real estate market mastered and collectedby the appraising partyAppraisal Principles:1.Principle of legalityThe real estate appraisal shall be conducted on the basis of the legal proprietorship of the real estate, which contains the legal obtainment, legal use, legal transaction or disposition, etc.2.Principle of Maximal and Optimal UseThe appraisal of the real estate shall be based on the maximal and optimal use.The maximal and optimal use means enabling the appraised object to generate the maximal value legally allowed, technically possible, economically feasible and after reasonable argument.3.Principle of ReplacementThe appraisal result shall not deviate from the normal price of similar property under similar conditions obviously. Similar property refers to real estate in comparable search area and equal or similar to the appraised object concerning the function, scope, grade and building structure. Comparable search area means the regional range where the real estate may replace the appraised object or affect the price of the appraised object.4.Principle of Appraisal TimeThis principle emphasizes that the appraisal result is time dependent and time effective. As the real estate market is ever-changing, the same real estate always has different prices at different appraisal time. The appraisal result is the objective and reasonable price or value of the appraised object at the appraisal time.5.Principle of Objectiveness and FairnessThe appraisal is based on sufficient investigation, comprehension and analysis of the actual conditions of the appraised object, strictly obeys the relevant laws and decrees of the state, Shanxi Province and Taiyuan Municipality, considers the interests of correlative parties fully, follows scientific appraisal procedures, adopts reasonable and suitable appraisal methods and through careful and accurate calculation.6.Principle of PrudenceWe shall not overestimate benefits and costs, and shall not choose cases with higher deal price; we shall not underestimate cost rate and choose lower relative parameters either. Prudence is necessary before making professional judgment under uncertain situations.Anyway, in the process of the appraisal, we shall obey the relevant national and local laws and decrees, adheres to such principles as objectiveness, fairness, science and legitimacy so as to ensure rational appraisal procedure, scientific appraisal method, accurate appraisal result and the secret of the appraisal. Appraisal Method:According to the appraisal purpose, the development degree of Taiyuan Real Estate market and the appraisal maneuverability, on the basis of analyze the relevant data and investigate appraised object on-site. In view of the real estate of the same kind has a high frequency of leasing, as a result of this, the appraisers calculate the price of the appraised object by market comparison method. Consequently, according to the characteristics of the appraised object and the actual situation, as well as comply with the doctrine of real estate appraisal method, the method has been adopted to determine the market value of the appraised object.The method is to anticipate the normal net profit of the appraised object in the future and choose suitable capitalization rate to discount such profit to the appraisal time for accumulation, in order to estimate the objective and reasonable price or value of the appraised object .Appraisal ResultThe appraisers have assessed the value of the above-mentioned real estate onthe basis of independence, impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraisal object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of the appraised object on July 08, 2010 is as follows (currency: RMB):Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization (the capital form of Chinese numerals): RMB one million nine eighty thousand and two hundred Yuan)Appraisers:Duan ZhihongRegisterDate of expiration：September 2010 (seal)Chai HongbinRegistered Public Real Estate Appraiser of P. R. China (Registration No.: 1420070031) Date of expiration：September 2010(seal)Appraisal Working Date:From July 08, 2010 to July 13, 2010Validity Term of the Appraisal ReportThe appraisal result shall be valid within one year from the finalization of the report.Application Range of the Appraisal ReportThe report supplies the basis for the reference price for the entrusting party’s knowledge of the market price of the real estate. It is ineffective for other economic activities.Taiyuan Wuyuetong Real Estate Appraisal CO., LTD（seal）Appraisal Technical ReportClause 1 General Situation of the Appraised Real Estate1.Individual Elements Analysis(1)Status of ProprietorshipFang Quan Zheng Bing Zi No.S0906546 “House Proprietary Certificate”which has been provided by the entrusting party shows: Owner: Sun Zhiyu Yang Fang ; Location: ————————; Category of Property: Private;Building No.: 1; Room No.0302; Structure: Steel reinforced concrete; Total Building Floors: 7; Floor No. of the Appraised Object: 3; Building Area：141.70 square meters; Use of Design: Residence(2)Substance Entity Condition(3)The appraised object: the appraised object is located at ————————.The building have 7 floots and was built in 2004 . Building with steel reinforced concrete structure , the outside wall was tile fixing . The doors of Unites are intelligent security doors , the ground inside the building iswaterstone , iron railings and wooden arms , inside wall is emulsion paint, The appraised object located at Room02 , Unit11 ,third floor of the building .It is a residence .Decoration status of the appraised object: High-grade decoration , the floor of the room is covered by import granite , the wall is painted by latex, and the flooring angular line is made of clad plate as well as the suspended ceiling is decorated by fluorescent lamp. Parlour is very artistic , the wall is black marble , integral ambry . The outer window of the room is decorated by top-grade insulating glass with aluminum alloy, stainless steel guard bar and marble windowsill. What’s more, the door of the room consists of security door and wooden door , and the flooring angular line is made of ceramic tile, the suspended ceiling is decorated by fluorescent lamp as well.marble wash stand , sanitary fittings are complete ; there are water, electricity, central heating, gas, television, internet in the house .2.Regional Effects Analysis(1)District General ConditionXiaodian District is located at the southeast part of Taiyuan, and is the north of the Jinzhong Basin . Qingxu Town is at its sourth , Nanneihuan District and Yingze District are at north , Yuci City is at east , Fen River is at west .The transportation of this district is well developed.The concentrated communication network radiates in all directions to let the residents enjoy convenient transportation.The economic strength of Xiaodian District is abundant. It owns many existing business enterprises, including commerce, diet, service and transportation, etc. Since it was established, the District Committee and Government vigorously implement the strategy of prosperity in virtue of business development by investing .(2)Location and Transportation ConditionMany bus routes have been distributed at surroundings, for instance, bus 39, 824, 838, 840, 849, 864, and 877. The location of the appraised object is in Level I-B commercial land range which enjoys geographical advantage and convenient transportation.(3)Surroundings and Peripheral FacilitiesSituated at the area where is equipped with a complete set of supporting facilities and advanced business service facilities, hospital, bank, school, hotel, supermarket and bus station, etc can all be found easily. Numbers of commercial mansions, such as, Huachen Mansion , Shanmei International Mansion , Changfeng Shopping Mall , Orient Home , Wholesale Market of Tee , Sangyou Electrical Equipment , Suning Electrical Equipment , Qiannian Chamber , Qinxian Hotel , Tianshuihua Hotel , Jinshengyuan Hotel and Furong Town Restaurant . In addition, many financial institutions, including China Citic Bank, China Merchants Bank, China Ever bright Bank, Huaxia Bank and Industrial and Commercial Bank are also scattered around here. The educational facilities and medical treatment facilities in this areaare all in readiness, the former incorporates Yujie Kindergarten, Lele Art Kindergarten, Affiliated School of Taiyuan Normal College , Taiyuan No.38 Middle School , Taiyuan No.38 Middle School and Wenhua Middle School, the latter consists of Shanxi Meitan Central Hospital and Kangming Ophthalmologic Hospital and Changcheng Dental Specialist . The area endures sheer pedestrian volume, and enjoys business prosperity as well as graceful environment.(4)Infrastructural Facilities ConditionThe area has connected to the seven mains outside the red line, which is as follows:①Connect to water supplying line: The water is supplied by TaiyuanRunning-Water Company which is highly reliable.②Connect to sewer pipe: The area possesses underground drainagenetwork to separate rain from sewage.③Connect to electrical line: The electricity is supplied by Taiyuan PowerSupply Bureau which is highly reliable.④Connect to communication cable: The communication cable has beenspread out in the area which is highly reliable.⑤Connect to gas line: The gas pipe network has been connected into thisarea which is highly reliable.⑥Connect to flue gas duct: The area enjoys central heating supply whichis highly reliable.⑦Access to roads: The appraised object adjacent to Fuxi Street in thesouth.3.Market Background AnalysisTaiyuan municipality is the capital of Shanxi province which serves as the political, cultural, educational, scientific and technological, communication and information centers in Shanxi province. It is one of the twenty-two megalopolis in China. Taiyuan is situated at the combing site of the eastern, central and western economic belts which connects the west with the east, the north with the south of China and plays a two-way supporting role under the strategy of opening the country to the outside world and in economic development layout. According to the general requirement of ‘Moving southward, marching into the east’,‘Northward enlargement, eastward expansion’,‘prompt quality’and ‘reinvent image’as well as the construction guidance ‘Rebuild old city, construct new town, exploit ancient city ’and take action simultaneously. Taiyuan erected the image of ‘Brand-new Taiyuan’, all-sided speeded up the steps towards the construction of the city and enhanced the radiometric force, influence power and leading power as a city of provincial capital gradually. In recent years, remarkable results were achieved in term of transportation, communication, municipal administration and ecological environment. Due to a quintuple-level transportation network consisting of air routes, railways and highways have been completed, Taiyuan takes on a new look with eachpassing day. A good socioeconomic foundation can be laid for the further development of the Real Estate Market in Taiyuan with the continuous improvement in supporting facilities and infrastructure.In recent years, Taiyuan office building real estate market has experienced a process from emergence to instant development. At present, Taiyuan office building real estate market has presented the trend of stable development marked by increased volume of transaction and slowly increased price. We hold the opinion that Taiyuan office building real estate market will keep the trend of stable development continuously for quite a long time. In other words, the market prospect for the appraised object is optimistic.4.The Analysis of Maximal and Optimal UseReal estate estimate should be based on the best use of the appraised object, the analysis of maximal and optimal use really embody the objectivity of estimate, whether measuring, judging the appraised object is at best use or not should be judged from the following aspects:①Law permitting, not limited by the condition of current use, but based onlaw, the direction of the plan development, and estimated by the possiblebest use.②In technology, that is, estimate according to the technical requirement inhouse construction engineering.③In economy, estimated price should use the result of getting the bestprofits from limited put-in at all kinds of methods④Land and building, that is, judge its best condition or not based on thecombination of real estate internal composing factors.⑤Coordination between real estate and environmental surroundings, that is,if real estate and environmental surroundings are coordinated orbalanced.⑥Sustainability, that is, the appraisers should study not only the past andthe current price, but also the current real estate market situation, thedevelopment trend and the effects of varied political and economicsituation as well as policy shift in order to predict the future price trendand the change tendency of profit.According to these aspects mentioned above, the current use of the appraised real estate is at the best status.Clause II Analysis and Calculation of the Appraisal Price1.Choice of the Appraisal MethodAccording to the appraisal purpose, the development degree of Taiyuan Real Estate market and the appraisal maneuverability, on the basis of analyze the relevant data and investigate appraised object on-site. In view of the real estate of the same kind has a high frequency of leasing, as a result of this, the appraisers calculate the price of the appraised object by market comparison method. Consequently, according to the characteristics of the appraised object and the actual situation, as well as comply with the doctrine of real estate appraisal method, the method has been adopted to determine the market valueof the appraised object.The method is to anticipate the normal net profit of the appraised object in the future and choose suitable capitalization rate to discount such profit to the appraisal time for accumulation, in order to estimate the objective and reasonable price or value of the appraised object.2.Process of the Appraisal Price CalculationFormula for the market comparison method:1.Calculation Formula :Market Price of the Appraised Object=Price of Comparative Object ×Transaction Rectification×Rectification of Trade Date×Rectification of Regional Factor×Rectification of Individual Factor2.Choose the Trade Case :A : Wenhuayuan Housing District , which is located at ChangfengStreet , Building with Steel reinforced concrete structure , 7 floors and was built in 1998 . the house is in the third floor , 110 square meter , common decoration , water , electricity , gas , television , the transaction price in June 2010 is RMB7,000.00 Yuan .B : Xinyuan Housing District , which is located at North Street ofWucheng , 6 floors and was built in 2000 . Building with reinforced concrete brick structure , the house is in the second floor , 101 square meter , high-grade decoration , water , electricity , gas , television , the transaction price in May 2010 is RMB6,500.00 Yuan .C : Shangjie Housing District , which is located at Changzhi Road , 7floors and was built in 2004 . Building with Steel reinforced concrete structure , the house is in the fifth floor , 112 square meter , common decoration , water , electricity , gas , television , the transaction price in June 2010 is RMB7,100.00 Yuan .the price of the appraised object is :(7517+7881+7471)/3=7623 Yuan square meter5.Total Price of the appraised object=7623×141.70=1080179.1YuanThe result for the whole : 1,080,200.00 Yuan , Unit Price is 7623 Yuan square meterClause III Determination of the Appraisal ResultAccording to the purpose of appraisal, the appraisers have assessed thevalue of the appraised object which is located at No. C, F/20, Unit A,Building 1 (WANGFU Commerce Building), No. 9, Fuxi Street, Taiyuan,on the basis of independence, impersonality, equity, legitimacy andcautiousness, adhering to on-spot inspection of the real estate as well ascomprehensive collection of related market information and appraisalobject information, in the light of general analysis the elements whichwill influence the market value of the real estate, comply with stateregulations on real estate appraisal, real estate appraisal rules and givenappraisal purpose as well as by utilizing logical appraisal processes andmethods. The appraisal result of the appraised object on July 08, 2010 isas follows (currency: RMB):Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization (the capital form of Chinese numerals): RMB one millionnine eighty thousand and two hundred Yuan)————————CO., LTD（seal）Clause IV Relevant Notes1. The report is based on documents supplied by the entrusting party, whoshall be held liable for the authenticity, integrality and consequencesresulted from the documents supplied. The appraisers shall be only heldliable for the operation procedure, and the fairness of the methodadopted in this report.2. Without the consent in writing by the appraising institution andappraisers, the report shall not be used by other Unit or individual thanthe entrusting party, report user and report audit organ. All or part of thereport shall not be released in the public media.3. Should the errors in the contents and figures owing to the typing or otherreason be found, please inform us to make the amendment. Otherwise,the part with such errors shall be null and void.。
房地产评估报告 翻译模板
Real Estate Evaluation ReportName of Project:Entrusting Party: Appraisaling Institution: Appraisers:Appraisal Working Date:Appraisal Report No.:Content1.Letter to the Entrusting Party2.Statement by the appraisers3.Presumption and restrictive conditions4.Real Estate appraisal result report5.AppendixLetter to the Entrusting PartyXXX:We accepted your appointment to conduct the appraisal on your real estate that you have entrusted us. The appraised object is the real estate located at Room 203-2,Floor 2, Building 1,Shiji Jinyuan Jiaju Square, No. 31 Qianjin Road, FanchengDistrict,Xiangyang City.Appraisal Object: Real estate of Room 203-2,Floor 2, Building 1,Shiji Jinyuan Jiaju Square, No. 31 Qianjin Road, Fancheng owned by Yu Jie, i.e., the total construction area of 121.19 square meters of non-residential building droit and corresponding allocation of state-owned land use right.Purpose of Appraisal: Supplying the reference basis of real estate market price for the entrusting party’s knowledgeAppraisal Date: Nov 16, 2013The appraisers have assessed the value of the above-mentioned real estate on the basis of independence, impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraised object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of the appraised object on Nov 16, 2013 is as follows (currency: RMB):Unit Price of the appraised object：RMB15009 Yuan/Square MeterTotal Price of the appraised object: RMB1, 818,900.00 Yuan, among which the house value is RMB1, 725,400.00Yuan, and the land value is RMB93, 500.00 Yuan.Declaration：In use of this report, please note the evaluation assumptions and constraints of this appraisal report, and the report of the full text as an integral whole, only part of the content is not become effective valuation report.Xiangfan Chengzuo Real Estate Appraisal CO., LTD11/17/2013Statement by the AppraisersWe hereby solemnly declare the following:1.All of the information which has been shown in this report is authentic andaccurate.2.All of the analyses, comments and conclusions which have been shown in thisreport have been presented, given and drawn through our impartial analysis and professional knowledge. However, all of them have been restricted by thepresumptions and restrictive conditions which have been explained in this report.3.We have not had the interest conflict with the appraised object, nor have commoninterests with or prejudice against the entrusting party.4.According to “Real Estate Appraisal Rules” GB/T50291-1999 which is the StateStandard of the People's Republic of China and “Real Estate Mortgage andAppraisal Guidance” jointly issued by t he ministry of construction, the bank of China, the China banking regulatory commission, we presented analyses, given comments, drawn conclusions and compose the report eventually.5.The appraisers who take charge of on-site inspection are Xu Dong and MiYongjun on Nov 16, 2013.6.Price valuation report of Allocation of land use right cited real estate evaluationreport Chengzuo Guzi(2013) No.10104-14.The registered real estate appraisers who take charge of the appraisal:Xu Dong Registered Public Real Estate Appraiser of P. R. China (Registration No.: 4220040031) Signature:Mi Yongjun Registered Public Real Estate Appraiser of P. R. China (Registration No.: 4220040153) Signature:Presumption and Restrictive Conditions1.The entrusting party obtained the appraised object legally and the appraisedobject is in sound condition at the appraisal time and is used legally, safely and normally at its optimal status.2.The real estate market at the appraisal time operates publicly, equally andvoluntarily.3. Any operation mode and procedure relating to the appraised object shall complywith the relevant national and local laws and regulations.4.The owner, the location, the category of property, the building area and thefunction of the appraised object in this report shall be subject to what have been recorded in the House Proprietorship Certificate provided by the entrusting party.5.The appraisal result in this report is the market value of the real estate at theappraisal time of 5th, July, 2010 and meets all the presumption and restrictive conditions. The real estate price shall be reappraised in case the conditions and purpose set in this report vary.6.The appraisal price in this report is objective and impartial market price, withoutconsidering the influence on the appraisal result by other rights such as mortgage and leasing right, risk of the future change of the real estate market, short-term disciplinary measures and relevant taxation, etc.7. The appraisal result shall remain effective within one year since the finalizationof the report. If during the period, there is major change in national macroeconomic policy, the real estate market or the physical status of the appraised object which has major effects on the appraisal result, we shall be appointed again to perform the appraisal.8. The report shall only be used for the purpose of appraisal by the entrusting party,that is, to supply referential basis for the entrusting party to determine the market value of the real estate. The report shall not be used for other economic activities.9.The report shall be used as a whole and we shall not be held liable for therelevant losses resulted from the use of the part of the report.Appraisal Result Report1. The Entrusting Party:2.The Entrusted Appraising Party:3.Appraised Object:(1) Status of rights(2) Status of ProprietorshipThe appraised object, located at Building 1, Shiji Jinyuan Jiaju Square, No. 31 Qianjin Road, Fancheng District,Xiangyang City, is a multiple-use building with steel reinforced concrete structure. The building finished in year 1996(register for 4 floors, and additional 12 floors finished in year 2007), south to Qianjin Road, east to Leyuan Alley, with ouside wall brick and aluminum alloy window.The 1st to 4th floor of Building 1,Shiji Jinyuan Jiaju Square, No. 31 Qianjin Road, Fancheng District,Xiangyang City are for commercial use of “Shiji Jinyuan Home Furnishing Square” . The entrance of the square is at the interchange of Qianjin Road and Leyuan Alley. The entrance door is glass door with double gate. There is fire stairs at the southwest side of the building and lift at the center of the “Square”. The appraised object is the Room 203-2, with interior decoration as: floor brick, latex paint, plasterboard ceiling.The main structure is in good condition with complete water and electricity wire, together with fine property management.(3) Regional Effects Analysis①District general condition: The appraised object is located at Shiji JinyuanJiaju Square, No. 31 Qianjin Road, Fancheng District,Xiangyang City,south to Qianjin Road, east to Leyuan Alley, north to Maoshengresidential community, west to Gas Company employee residentialcommunity. The location is about 1000m from the traffic center to enjoythe traffic convenience and also prosper business development.②Transportation condition: The appraised object located near concentratedtransportation network like Qianjin Road and Xinhua Road. Qianjin Roadhas bus No. 14, 25, 26, 38, 535, Xinhua Road has bus No. 10, 22, 23, 547and the train station is just 1000m away.③Business prosperity: The appraised object is located in the trading centerof Xiangyang train station, surrounded by Shiji Jinyuan office building,Baihe small commodity market, Qianjin market, Xinhua market,Zhongnan market, Baihe fruit wholesale market, WUshang discount store.The business in this location is vigorous and prosperous.④Tourist flow rate: The appraised object is located in the center of theFancheng district with business prosperity, high population intensity andhigh tourist flow rate.⑤Public facilities: Near to Qianjin Road Primary School, Xinhua RoadPrimary School, Zhiyuan High School, City Ninth High School, CityRailway Center Hospital, City Traditional Hospital, PLA 477 Hospital,Xinhua Amusement Park.⑥Environment condition: The appraised object is in the commercialtrading area with good environment condition, no water or air pollution.(4) Purpose of the AppraisalTo supply the reference basis of real estate market price for the entrusting party’s knowledge, not for other uses.(5) Time of the AppraisalNov 16, 2013 (Same date for investigation and appraisal)(6) Definition of ValueReal estate mortgage value equals to the market value of the appraisal time, which assumes that there is no statutory priority under the authority of the market value of real estate minus the statutory priority payments.(7) Appraisal Basis:①“Administration Rule of Urban Real Estate of P. R. China”②“Guaranty Law of P.R. China”③“Administration Rule of Urban Real Estate Mortgage”④National Standard “Regulations for Real Estate Appraisal” of P. R.China (GB/T50291-1999)⑤“Notice of benchmark land price of Xiangfan City from XiangfanPeople’s Government( updated in 2006)” (Xiang Zhengfa2007-32)⑥The relevant documents supplied by the entrusting party⑦Relevant documents concerning the real estate market mastered andcollected by the appraising party(8) Appraisal Principles:①Principle of independence, objectivity and fairness: The real estateappraisal shall be conducted on the basis of independence, objectivityand fairness.②Principle of legality: The real estate appraisal shall be conducted on thebasis of the legal proprietorship of the real estate, which contains thelegal use, legal transaction or disposition, etc.③Principle of Prudence: We shall notoverestimate benefits and costs, and shall not choose cases with higherdeal price; we shall not underestimate cost rate and choose lower relativeparameters either. Prudence is necessary before making professionaljudgment under uncertain situations.④Principle of Maximal and Optimal Use: The appraisal of the real estateshall be based on the maximal and optimal use.⑤Principle of Appraisal Time: The appraisal result is the objective andreasonable price or value of the appraised object at the appraisal time.⑥Principle of Replacement: The appraisalresult shall not deviate from the normal price of similar property undersimilar conditions obviously.(9) Appraisal Method:According to the appraisal purpose, the development degree of Taiyuan Real Estate market and the appraisal maneuverability, on the basis of analyze the relevant data and investigate appraised object on-site. In view of the real estate of the same kind has a high frequency of leasing, as a result of this, the appraisers calculated the price of the appraised object by market comparison method. Consequently, according to the characteristics of the appraised object and the actual situation, as well as comply with the doctrine of real estate appraisal method, the method has been adopted to determine the market value of the appraised object.The method is to anticipate the normal net profit of the appraised object in the future and choose suitable capitalization rate to discount such profit to the appraisal time for accumulation, in order to estimate the objective and reasonable price or value of the appraised object.(10)Appraisal ResultThe appraisers have assessed the value of the above-mentioned real estate on the basis of independence, impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraisal object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisalprocesses and methods. The appraisal result of the appraised object is as follows: The real estate mortgage value is RMB 1,818,900.00 Yuan, the house value is RMB1, 725,400.00Yuan, and the land value is RMB93, 500.00 Yuan.(11)Real estate mortgage realization and liquidation orderThe realization of the real estate mortgage is that when the debtor fails to perform the debt, real estate mortgagee will exercise its right to mortgage the real estate for cash to meet its creditor's rights of the priority of compensation processProvision of article 46 of “Administration Rule of Urban Real Estate” regulates that “When t he debtor does not fulfill the debt, the mortgagee has the right to mortgage the property to the auction price of priority in accordance with the law”Provision of article 54 of “Guaranty Law of P.R. China” regulates that “When the same property debts to two or more creditors, the auction or the sale of collateral shall be liquidated in accordance with the following provisions:①The mortgage contract shall become effective according to the order ofthe mortgaged property of liquidation; if same order, the payment bases on the proportion of the bonds payable.②Mortgage contract is effective from the date of signing, the registrationof the mortgaged property, and pay in accordance with the prescribed insection (1); Unregistered, pay in accordance with the time sequence and ifsame order, the payment bases on the proportion of the bonds payable.Registered comes before the unregistered.Provision of article 47 of “Administration Rule of Urban Real Estate Mortgage”regulates: “Distribution of the property mortgage is as follows: (1). Pay mortgage expense; (2). Pay tax; (3). Pay interest and penalty of contract breach to the mortgagor; (4). Compensation to the mortgagee for the damage caused by breaching contract by obligator; (5). the rest returns to the mortgagor.(12)Analysis of Real Estate LiquidationLiquidity refers to the ability of assuming the valuation when the mortgage is realized, without too much loss under the condition of the real estate collateral, the possibility of converting into cash..1.Appraisal object designed for non-residential, practical use for non-residential,overall value is higher, the overall cash buy high threshold, trading limitations of unfavorable factors, and liquidation is weak. Fast liquidation may lead to large gap with real value. Mortgage Banks, please attach importance to it.2.Assume that point in valuation auction, because there are mandatory sanctionsin the short term, potentially buy group limited and factors such as the in the mind to reject its cash prices generally lower, cash cost is higher. It isnecessary to pay the auction fees, valuation fee, legal cost, asset security fee, land sales, sales tax, stamp duty, property registration fee and some of thecharges.(13)Tips for usage of Real Estate Mortgage Appraisal①Appraisal object and the real estate market conditions due to the time changemay have impact on real estate mortgage value.Without increasing the legal seek preferred payments, appraisal object material from accidental damage, can be used normal maintenance. No large real estate market fluctuations, and without obvious changes in regional factors, valuation report is expected to use the period of validity, the real estate mortgage value basically remained stable②Report user should pay attention to the Real Estate credit risk during themortgage period:1>Changes in income and reputation of borrower.2>The risk of interest changes in Real Estate mortgage loan.3>Mortgage of the real estate value change trend, whether because of thechange of the status quo, features, adjustment of urban planning, trafficcontrol, safety and environmental factors such as real estate mortgagevalue loss4>Mortgaged property in accordance with the law, at a discount to thedifficulty of the auction or sell off and dispose of the real estate marketconditions in accordance with the lawWhen using this appraisal report, all should fully consider various kinds of risks, and the final mortgage amount shall be determined between Banks and property right person.③ The appraisal users need to use the assessed value reasonably, and payattention to the disposal of real estate is the impact of rapid analysis and cost, since the real estate mortgage valuation report issued by between mortgage registration, whether or not there will be a legal right to seek preferredpayments(14)Appraisers(15)Appraisal Date11/16/2013 - 11/17/2013(16)Terms of ValidityWithin 6 months since 11/17/2013Xiangfan Chengzuo Real Estate Appraisal CO., LTD Entrusting Agreement of Real Estate AppraisalQUALIFICATION CERTIFICATE FOR REAL ESTATEAPPRAISAL COMPANYIN THE PROPLE’S REPUBLIC OF CHINACompany Name: Xiangfan Chengzuo Real Estate Appraisal CO., LTD Legal Representative: Yi Zhi(Managing Parter)Residence: No. 2, South Street, Xiangcheng District, Xiangyang City Registration No. : 420600*********Qualification Grade: 2Decision of Administrative Licsence: E Jianzhu Fangxu(2012)030 Licsence No.: E Jianfang Guzi No.131Term of Validity: 5/10/2012 – 9/5/2015。
房产估价报告-英文翻译
Real Estate Appraisal ReportName of Appraisal Object:Appraisal Client:Real Estate Appraisal Institution:Certified Real Estate Appraiser:Issuing Date of Appraisal Report:Appraisal Report No.:Table of ContentsLetter to Appraisal Client (2)Statement by Appraisers (3)Appraisal Assumptions and Restrictions (4)I. Appraisal Assumptions (4)II. Restrictions on Use of Appraisal Report (4)Real Estate Appraisal Results Report (7)I. Appraisal Client (7)II. Real Estate Appraisal Institution (7)III. Appraisal Object (7)IV. Appraisal Purpose (9)V. Value Point (9)VI. Value Type (9)VII. Appraisal Basis (9)VIII. Appraisal Principles (10)IX. Appraisal Methods (11)X. Appraisal Results (Monetary Unit: RMB) (12)XI. Certified Real Estate Appraisers (12)XII. Appraisal Work Period (12)XIII. Validity Term of Appraisal Report (12)XIV. Legal Representative of Real Estate Appraisal Entity (Signature and Seal)..12 XV. Real Estate Appraisal Entity (Official Seal) (12)AppendixesLetter to Appraisal ClientTo XXXXXX,Upon your entrustment, we have conducted objective and fair appraisal work to evaluate the market value of the real estate located at XXXXXX (built-up area: 125.94m2). Appraisal purpose: to evaluate the market value of the appraisal real estate for reference of the appraisal client’s financial support for going abroad.In accordance with the Code for Real Estate Appraisal and other applicable policies, laws and regulations, based on the field investigation completed on XXXXXX and information of the real estate market and abundant experience we have long acquired and accumulated in the real estate appraisal industry, the appraisers have taken the comparison method to comprehensively analyze all influencing factors of the real estate according to documents provided by the client and the appraisal purpose. All appraisal procedures were carried out in an equal, fair and open manner, and through careful analysis and calculation, provided that all assumptions and restrictions of the appraisal object are satisfied, the market value of the appraisal object at the value point, XXXXXX, is estimated as the following:Unit price of the appraisal object: RMB 15,119/m2Total price of the appraisal object: RMB 1,904,100.00 (in words: RMB one million nine hundred and four thousand one hundred only)For information of detailed appraisal results, process and relevant explanations, please refer to the Real Estate Appraisal Results Report.Hereby notified.XXXXXXLand Appraisal Consulting Co., Ltd.Legal Representative of Real Estate Appraisal EntityXXXXXXStatement by AppraisersWe hereby make this Statement solemnly that:1.We have stated all facts truthfully and accurately in the Appraisal Report.2.All analysis, opinions and conclusions we provided herein are made in an objective, fair and professional manner but still in the limitation of appraisal assumptions and restrictions already stated herein.3.We are disinterested in and impartial to the object and interested parties to this appraisal.4.We have given our opinions and conclusions and prepared the Appraisal Report in accordance with the Code for Real Estate Appraisal of the People’s Republic of China and the Standard for Basic Terminology of Real Estate Appraisal.5.Our appraisers have conducted the field investigation of the appraisal object on XXXXXX.6.No one provides important professional help to this Appraisal Report.Signature and Seal of Appraisers:XXXXXX (Certified Real Estate Appraiser, Certificate No.: XXXXXX)Signature and Seal:XXXXXX (Certified Real Estate Appraiser, Certificate No.: XXXXXX)Signature and Seal:Appraisal Assumptions and RestrictionsI. Appraisal Assumptions1.It is assumed in this appraisal that both parties of the real estate transaction are on an equal footing and have the time and access to obtain sufficient market information that required for rational judgment toward the function, use and transaction price of the real estate.2.The documents and information provided by the client are true and reliable, and all relevant legal instruments grounded for this Appraisal Report are lawful, authentic and complete. This appraisal institution shall not be held liable for any concealment or false information provided herein.3.The appraisers have conducted the field investigation of the appraisal object on appearance and service conditions, which does not cover the duties to examine and detect inner quality of building structure, equipment or other covered, unexposed or inaccessible parts of this appraisal object.4.It is assumed that the appraisal object continues to serve for the designed purpose.5.It is assumed that conditions of the appraisal object at the value point are consistent with those on the field investigation date, which shall be indicated hereunder for information of users of this Appraisal Report.II. Restrictions on Use of Appraisal Report1.The real estate price evaluated herein is a market value estimated based on the specific purpose and restrictions at the value point. It does not concern the mortgage status change, force majeure, enforcement actions, quick liquidation, disposal cost, transaction taxes and other factors after the value point, which should be given full consideration and attention of the report users.2.Conditions of this appraisal object and the real estate market may influence the real estate market value over time. Please adjust the appraisal results accordingly or makereappraisal in case of major changes taken place.3.This Appraisal Report shall only be used by the client for the appraisal purpose, invalid for any other purpose. In case of any consequence incurred from misuse of this Appraisal Report by the client, the appraisal institution and registered appraisers shall not be held liable. If this report needs to be used for other purpose, please make reappraisal accordingly.4.This report is issued on XXXXXX and valid for one year since the date of issue. We will not undertake liabilities for the use of this report exceeding the valid term.5.Any content of this report is not allowed to be published in any public media. All interpretation rights are reserved by XXXXXX.6.The appraisal work is conducted under the condition that the appraisal object has not been leased or sold by the end of value point.7.The appraisal results include the value of inner irremovable or necessary facilities and equipment of the real estate designed to meet the needs of function, excluding the value of other movable furniture or appliances.8.It is assumed that the appraisal object is a lawful and transferable real estate available for mortgage.9.The appraised price is an open market value of the appraisal object on XXXXXX, which is most likely to be realized under the following conditions:(1)B oth parties conduct the transaction voluntarily;(2)B oth parties conduct the transaction for their own good;(3)B oth parties possess necessary professional knowledge and know the transaction object;(4)B oth parties have obtained necessary market information;(5)B oth parties have plenty of time for transaction;(6)T here is no additional price offered by the purchaser for his/her special interest. 10.The appraisers have not measured the built-up area and corresponding area of land use right of the appraisal object. The appraisal results are concluded based on the data indicated in the Real Estate Ownership Certificate, which should be adjusted accordingly in case of change of relevant data.11.The report is not responsible for detection of inner quality hard to be discovered of the building and onsite facilities.Real Estate Appraisal Results ReportI. Appraisal Client:Name: XXXXXXID Card No.: XXXXXXAddress: Room 303, No. 17, Wenduan Street, Nangang District, Harbin CityII. Real Estate Appraisal Institution:Name: XXXXXXLegal Representative: XXXXXXAddress: No. 152, Harbin Avenue, Nangang District, Harbin CityQualification Level: Level IICertificate No.: 2301001III. Appraisal Object:1. Rights, Interests and Physical Conditions of Appraisal ObjectThe appraisal object is located at XXXXXX, Harbin City. Real Estate Ownership Certificate No.: H. (2017) Harbin City Real Estate Ownership No. XXXXXX; owner: XXXXXX; purpose: Residence; built-up area: 125.94m2; total floors: 32; floor located: 26; building structure: Reinforced concrete; completion year: 2008. Physical conditions: The real estate entrusted for appraisal is equipped with tap water, drainage, heating, lighting and other supporting facilities that are in good service conditions. The whole structure is intact without damage or uneven settlement. Decoration status of the appraisal object: Security entrance door and plastic steel windows; tiled floor, painted wall and ceiling and one wallpapered wall in the living room; tiled floor, painted wall and ceiling in bedrooms; titled floor and wall, suspended ceiling and equipped with toilet bowl, water heater and washbasin in the bathroom; titled floor and wall as well as suspended ceiling in the kitchen.2. Location Conditions of Appraisal ObjectThe appraisal object is located at XXXXXX, Harbin City, with Nanji Market, Agricultural Bank of China, Harbin Sports Bureau, Changqing Park and other service facilities nearby.Harbin City (125°42′E~130°10′E, 44°04′N~46°40′N) is located in the northeast of Northeast China Plain, the south of Heilongjiang Province and the center of Northeast Asia, which is an important hub of Siberian Landbridge and Air Corridor. It borders on Mudanjiang City and Qitaihe City in the east, Yichun City and Jiamusi City in the north, Suihua City in the west, Changchun City and Jilin City of Jilin Province and Yanbian Korean Autonomous Prefecture in the south. Harbin City covers an area of 53100 square kilometers (therein: Urban area: 7086 square kilometers).Located at the central area of Northeast Asia, Harbin City is an important hub of Siberian Landbridge and Air Corridor and is known as the Pearl of Eurasian Land Bridge, a famous historical and cultural city, a popular tourist city and also an internationally renowned city for its culture of ice and snow. In addition, it is China’s strategic central city in Northeast Asia for border development and opening-up and Sino-Russian cooperation.Harbin is a big city in China with the highest latitude and the lowest temperature. It has four distinctive seasons, with a long and cold winter, a short and cool summer and the other two short transitional seasons with rapid temperature changes.Daowai District (126°15′E~127°30′E, 45°20′N~46°20′N) is a municipal district of Harbin City, Heilongjiang Province located in the middle east of Harbin City. It borders on Acheng District and Binxian in the east, Nangang District and Xiangfang District in the south, Songbei District and Hulan District in the north and is bounded by Harbin-Manzhouli Railway with Daoli District in the west. The whole district covers an area of 618.6 square kilometers.Analysis of real estate market in Harbin City: As of 2018, the real estate markets in over 100 cities in China have been regulated and controlled for more than 600 times in the recent two years. The overstock last year helps to cool down the real estatemarkets in most cities, but in some cities with insufficient stock, the property price will still be increasing. Seeing from changes of the real estate market since the beginning of this year, especially those in recent two months, we can clearly figure out features of the real estate market. Firstly, the property price is still rising, but in the recent two months, it is increasing more slowly, especially in the first-tier and some second-tier cities after introduction of some restriction policies, which indicates the upward trend before has been under preliminary control. Secondly, in the recent months, the property price in the first-tier and the second-tier cities still stays firm. Harbin is a second-tier city, and the increase of its property price has slowed down. IV. Appraisal Purpose:To evaluate the market value of the appraisal real estate for reference of the appraisal client’s financial support for going abroad.V. Value Point:On XXXXXX when the appraisers conducted the field investigation of the appraisal object.VI. Value Type:According to detailed conditions and the appraisal purpose of the appraisal object, the value type adopted for this appraisal is market value which refers to the transaction amount of this appraisal object realized by the transaction parties, both being informed, prudent and out of free will, in a fair transaction.VII. Appraisal Basis:1. Basis of Laws, Regulations and Technical Standards:(1)T he Law of the People’s Republic of China on Urban Real Estate Administration;(2)T he Law of the People’s Republic of China on Land Administration;(3)T he Law of the People’s Republic of China on Asset Appraisal;(4)C ode for Real Estate Appraisal (GB/T50291-2015)of the People’s Republic of China;(5)S tandard for Basic Terminology of Real Estate Appraisal (GB/T50899-2013) of the People’s Republic of China.2. Basis for Act of Appraisal:Real Estate Appraisal Agreement3. Basis of Real Estate Ownership for Appraisal:Real Estate Ownership Certificate4. Basis for Price Determination:(1)S tandard for Determination of Housing Conditions;(2)S urvey data of real estate market;(3)O ther relevant market data we acquired and information acquired by the certified appraisers through field investigation.VIII. Appraisal Principles:This appraisal is conducted in the following principles:1. Principle of Independence, Objectivity and ImpartialityIt is required that the appraisal institution should provide a appraisal result that is reasonable and fair for all interested parties in a realistic, fair and upright manner on the position of neutrality without any interference.2. Principle of LegalityThe value or price of the appraisal object shall be evaluated under legal and lawful conditions.3. Principle of Value PointThe appraisal result shall be the value or price appraised at a specific time according to the appraisal purpose determined.4. Principle of SubstitutionDifference of the price or value of the appraisal object with that of the similar real estate under the same conditions should be reasonable.5. Principle of the Highest and Best UseIt is required that the appraisal object should be appraised in the premise of the highest and best use.IX. Appraisal Methods:1. Selection of Appraisal Method:The appraisal object is one of those house properties in the floor 26 of a high building. Therefore, it cannot be assumed to be an independent development and construction project, for which the cost method is not applicable. The appraisal object has no potential of development or redevelopment, so the hypothetical development method is not suitable. The real estate is occupied by the owner and there is very few data available for reference of leasing of similar real estate in the community, so the income method is also abandoned. Finally, the appraisers adopted the comparison method for appraisal because the appraisal object is designed for residence, and there are transactions of similar real estate completed in the region where the real estate is located. No other method is selected due to lack of information.This appraisal project is conducted in the comparison method.2. Brief Introduction of Appraisal Method:Comparison method: Select some comparable cases and compare them with the appraisal object, and then conclude a value or price for the appraisal object after treatment of their difference and transaction prices of these comparable cases.X. Appraisal Results (Monetary Unit: RMB)Through comprehensive and careful analysis of all factors that may affect the appraisal value under all appraisal assumptions and restrictions hereof, the market value of the appraisal object at the value point is assessed to be:Unit price of the appraisal object (rounded): RMB 15,119/m2Total price of the appraisal object (rounded): RMB 1,904,100.00 (in words: RMB one million nine hundred and four thousand one hundred only)XI. Certified Real Estate Appraisers:XII. Appraisal Work Period:From XXXXXX to Jan. 9, 2019XIII. Validity Term of Appraisal ReportThis Appraisal Report shall be valid for one year (from XXXXXX to XXXXXX) starting from the date of issue.XIV. Legal Representative of Real Estate Appraisal Entity (Signature and Seal): XV. Real Estate Appraisal Entity (Official Seal):XXXXXXLand Appraisal Consulting Co., Ltd.XXXXXX。
房产评估报告--英文
Appraisal Result Report1. The Entrusting Party:Name: Deheng CengUniversity2. The Entrusted Appraising Party:4. Appraisers: Lalian Snow5. Appraisal Working Date: October 10,2012 to October16,2012Appraisal Technical Report1. Individual Elements Analysis(1)Status of ProprietorshipLocation: Longfor Huaqianshu, Middle Road, University town, Shapingba, Chongqing CityCategory of Property: Private;Building No.: 1;Room No.:HQS4020108;Structure: Steel reinforced concrete;Total Building Floors: 36;Floor No. of the Appraised Object:1;Building Area:73.86 square meters;Use of Design: Commercial2．Regional Effects Analysis区域因素分析(1)District General ConditionXiaodian District is located at t University town of Chongqing City .The economic strength of Xiaodian District is potential. Nowadays ,it owns many existing business enterprises, including commerce, diet, service and transportation, etc. Since it was established, Government vigorously implement the strategy of prosperity in virtue of business development by investing .(2)Location and Transportation ConditionMany bus routes have been distributed at surroundings, for instance, bus 276,288,251,271 . It’s only need 10 minutes to walking to subway station.(3)Infrastructural Facilities ConditionSituated at the area where is equipped with a complete set of supporting facilities and advanced business service facilities, hospital, bank, school, hotel, supermarket, bus station and subway station, etc can all be found easily. Yonghui Shopping Mall , Longfor Huaqianshu Chamber , Sijiaxinyi Hotel, Xunhao Hotel, Langlang Holiday Inn. In addition, many financial institutions, including Urban forest park, China Construction Bank, Industrial and Commercial Bank, are also scatteredaround here. The educational facilities and medical treatment facilities in this area are all convenient, Chongqing University, Sichuang Art college, People’primary School , University Town No.1 School and Chongqing No.8 School and Chongqing Hospital. The area endures sheer pedestrian volume, and enjoys business prosperity as well as graceful environment.3.Choice of the Appraisal MethodIn view of the real estate of the same kind has a high frequency of leasing in the university city, as a result of this, the appraisers calculate the price of the appraised object by market comparison method.4.Process of the Appraisal Price Calculation(1) Calculation Formula :Market Price of the Appraised Object=Price of Comparative Object*Transaction Rectification*Rectification of Trade Date*Rectification of Regional Factor*Rectification of Individual Factor(2) Choose the Trade Case :A : Longteng Commercial Street , which is located at Jianbolu Street of ChenJiaqiao T own ; Building with Steel reinforced concrete structure , one floors and was built in 2011 . the Commercial building is a frontageshop , 80 square meter , high-grade decoration , water , electricity , gas , television , the transaction price in June 2012 is RMB199,000.00 Yuan .B : Fuli City Commercial Street , which is located at Middle Road of Uinversity Town , 2 floors and was built in 2012 . Building with steel reinforced concrete structure , the house is in the first floor , 72 square meter , common decoration , water , electricity , gas , television , the transaction price in July 2012 is RMB22,220.00 Yuan .C : Longfor U-city , which is located at North Road of University Town ,36 floors and was built in 2012 . Building with Steel reinforced concrete structure , the house is in the first floor , 72 square meter , no decoration , water , electricity , gas , television , the transaction price in Septembe 2012 is RMB18,750.00 Yuan .5. Rectification of Comparative FactorsThe three cases above are in the same circle of supply and demand , after compare , the price of the appraised object is :(17,980.531+20,913.286+17,287.2)/3=18,495.89533 Yuan square meter6. Total Price of the appraised object=18,495.89×74=1,368,696.25Yuan The result for the whole : 1,368,696.25Yuan , Unit Price is 18,495.89 Yuansquare meter。
汉英双语房地产估价报告模版
房地产估价报告Real Estate Appraisal Report估价项目：XX市XX区XX街XX号住宅房地产Credit Certificate Project: X-X, XX Street, XX District, XX City, XX Province,P.R.C.估价委托人：李胜利Client: Mr. Sheng-li, Li估价机构：xxx房地产土地评估有限公司Appraisal Institution: xx Real Estate Evaluation Co., Ltd.注册房地产估价师：刘XX，王XXCertified Real Estate Appraisers:Mr. XX, Liu; Mr. XX, Wang.估价作业日期：2015.3.1 – 2015.3.3Period of Appraisal: 1 March 2015 to 3 March 2015估价报告编号：xxx字[2015]第Y1005号Appraisal Report No.: xxx [2015] No.Y1005致委托方函Letter to the Client尊敬的Xxx 女士/先生：Dear Mr/Ms. xxx受您的委托，本公司本着客观、公正、科学、独立的原则，对位于xx市xx区xx 街xx号房地产进行市场价值评估，估价时点为2015年3月1日，估价目的是核实资产价值。
根据“x房权证中私字第009号”《房屋所有权证》证载状况结合现场勘察情况，本次评估的估价对象为独楼共x层，地下一层，地上x层，建筑面积xxx平方米。
本公司根据估价目的，遵循估价原则，按照估价程序，采用科学合理的估价方法，在现有资料的基础上，经过测算并结合估价经验，对影响房地产市场价格因素的分析，确定估价对象在能够自由进入市场交易，市场上有足够的买方和卖方，并无特殊情况出现的情况下，于估价时点可能实现的公允价值详见下表：Under the authorization of you, in accordance with the law, regulations and the policies issued by the state and local government, on 1 March 2015, our institute carried out the appraisal of your real estate, located at xx, xx Street, xx District, xx City, xx Province, P.R.C. The purpose of the appraisal is for evaluating the real market value of the subject.Based on the description of House Ownership Certificate No.20091002009, and the site reconnaissance, we confirmed the subject is a x floors building (on the ground x floors and underground 1 floor). The total area is xxx Square meters.This appraisal was carried out as the following ways:1)Based on the purpose of appraisal2)Followed the principle and procedure3)Adopted the scientific and reasonable method4)Based on the documents in hands, site measurement and experience5)Analyzed the influence factor of market value6)Ascertained the subject is tradable and there are enough buyer in the marketUnder the condition of no special circumstance, the fair appraised value is given as the following table.房地产估价结果一览表Appraisal Result Tablexxx房地产土地评估有限公司xxx Real Estate Evaluation Co., Ltd.法定代表人：xxxLegal Representative: Mr. xxx二〇一五年三月月三日 3 March 2015关于xx市xx区xx街xx号住宅房屋估价结果报告Real Estate Appraisal Report for the House Located at xx, xx Street, xx District, xx City, xx Province, P. R.C.一、估价委托人Client估价委托人全称：xxx Client Full Name: xxx二、估价机构Appraisal Institution估价机构全称：xxx房地产土地评估有限公司Appraisal Institution Full Name: xxx Real Estate Evaluation Co., Ltd.法定代表人：xxx Legal Representative: Mr. xxx住所：xxxAddress: No.xxx, No.35 xx Rd. xxx Distr. xx City, xx Province, P.R.C资质等级：贰级Qualified Grade: II证书编号：第000010xxx号Certificate No. 000010xxx三、估价目的Purpose of Appraisal为确定估价对象的市场价值提供价格参考。
房地产评估报告翻译模板
Real Estate Evaluation ReportName of Project:Entrusting Party: Appraisaling Institution: Appraisers:Appraisal Working Date:Appraisal Report No.:Content1.Letter to the Entrusting Party2.Statement by the appraisers3.Presumption and restrictive conditions4.Real Estate appraisal result report5.AppendixLetter to the Entrusting PartyXXX:We accepted your appointment to conduct the appraisal on your real estate that you have entrusted us. The appraised object is the real estate located at Room 203-2,Floor 2, Building 1,Shiji Jinyuan Jiaju Square, No. 31 Qianjin Road, FanchengDistrict,Xiangyang City.Appraisal Object: Real estate of Room 203-2,Floor 2, Building 1,Shiji Jinyuan Jiaju Square, No. 31 Qianjin Road, Fancheng owned by Yu Jie, i.e., the total construction area of 121.19 square meters of non-residential building droit and corresponding allocation of state-owned land use right.Purpose of Appraisal: Supplying the reference basis of real estate market price for the entrusting party’s knowledgeAppraisal Date: Nov 16, 2013The appraisers have assessed the value of the above-mentioned real estate on the basis of independence, impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraised object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of the appraised object on Nov 16, 2013 is as follows (currency: RMB):Unit Price of the appraised object：RMB15009 Yuan/Square MeterTotal Price of the appraised object: RMB1, 818,900.00 Yuan, among which the house value is RMB1, 725,400.00Yuan, and the land value is RMB93, 500.00 Yuan.Declaration：In use of this report, please note the evaluation assumptions and constraints of this appraisal report, and the report of the full text as an integral whole, only part of the content is not become effective valuation report.Xiangfan Chengzuo Real Estate Appraisal CO., LTD11/17/2013Statement by the AppraisersWe hereby solemnly declare the following:1.All of the information which has been shown in this report is authentic andaccurate.2.All of the analyses, comments and conclusions which have been shown in thisreport have been presented, given and drawn through our impartial analysis and professional knowledge. However, all of them have been restricted by thepresumptions and restrictive conditions which have been explained in this report.3.We have not had the interest conflict with the appraised object, nor have commoninterests with or prejudice against the entrusting party.4.According to “Real Estate Appraisal Rules” GB/T50291-1999 which is the StateStandard of the People's Republic of China and “Real Estate Mortgage andAppraisal Guidance” jointly issued by t he ministry of construction, the bank of China, the China banking regulatory commission, we presented analyses, given comments, drawn conclusions and compose the report eventually.5.The appraisers who take charge of on-site inspection are Xu Dong and MiYongjun on Nov 16, 2013.6.Price valuation report of Allocation of land use right cited real estate evaluationreport Chengzuo Guzi(2013) No.10104-14.The registered real estate appraisers who take charge of the appraisal:Xu Dong Registered Public Real Estate Appraiser of P. R. China (Registration No.: 4220040031) Signature:Mi Yongjun Registered Public Real Estate Appraiser of P. R. China (Registration No.: 4220040153) Signature:Presumption and Restrictive Conditions1.The entrusting party obtained the appraised object legally and the appraisedobject is in sound condition at the appraisal time and is used legally, safely and normally at its optimal status.2.The real estate market at the appraisal time operates publicly, equally andvoluntarily.3. Any operation mode and procedure relating to the appraised object shall complywith the relevant national and local laws and regulations.4.The owner, the location, the category of property, the building area and thefunction of the appraised object in this report shall be subject to what have been recorded in the House Proprietorship Certificate provided by the entrusting party.5.The appraisal result in this report is the market value of the real estate at theappraisal time of 5th, July, 2010 and meets all the presumption and restrictive conditions. The real estate price shall be reappraised in case the conditions and purpose set in this report vary.6.The appraisal price in this report is objective and impartial market price, withoutconsidering the influence on the appraisal result by other rights such as mortgage and leasing right, risk of the future change of the real estate market, short-term disciplinary measures and relevant taxation, etc.7. The appraisal result shall remain effective within one year since the finalizationof the report. If during the period, there is major change in national macroeconomic policy, the real estate market or the physical status of the appraised object which has major effects on the appraisal result, we shall be appointed again to perform the appraisal.8. The report shall only be used for the purpose of appraisal by the entrusting party,that is, to supply referential basis for the entrusting party to determine the market value of the real estate. The report shall not be used for other economic activities.9.The report shall be used as a whole and we shall not be held liable for therelevant losses resulted from the use of the part of the report.Appraisal Result Report1. The Entrusting Party:2.The Entrusted Appraising Party:3.Appraised Object:(1) Status of rights(2) Status of ProprietorshipThe appraised object, located at Building 1, Shiji Jinyuan Jiaju Square, No. 31 Qianjin Road, Fancheng District,Xiangyang City, is a multiple-use building with steel reinforced concrete structure. The building finished in year 1996(register for 4 floors, and additional 12 floors finished in year 2007), south to Qianjin Road, east to Leyuan Alley, with ouside wall brick and aluminum alloy window.The 1st to 4th floor of Building 1,Shiji Jinyuan Jiaju Square, No. 31 Qianjin Road, Fancheng District,Xiangyang City are for commercial use of “Shiji Jinyuan Home Furnishing Square” . The entrance of the square is at the interchange of Qianjin Road and Leyuan Alley. The entrance door is glass door with double gate. There is fire stairs at the southwest side of the building and lift at the center of the “Square”. The appraised object is the Room 203-2, with interior decoration as: floor brick, latex paint, plasterboard ceiling.The main structure is in good condition with complete water and electricity wire, together with fine property management.(3) Regional Effects Analysis①District general condition: The appraised object is located at Shiji JinyuanJiaju Square, No. 31 Qianjin Road, Fancheng District,Xiangyang City,south to Qianjin Road, east to Leyuan Alley, north to Maoshengresidential community, west to Gas Company employee residentialcommunity. The location is about 1000m from the traffic center to enjoythe traffic convenience and also prosper business development.②Transportation condition: The appraised object located near concentratedtransportation network like Qianjin Road and Xinhua Road. Qianjin Roadhas bus No. 14, 25, 26, 38, 535, Xinhua Road has bus No. 10, 22, 23, 547and the train station is just 1000m away.③Business prosperity: The appraised object is located in the trading centerof Xiangyang train station, surrounded by Shiji Jinyuan office building,Baihe small commodity market, Qianjin market, Xinhua market,Zhongnan market, Baihe fruit wholesale market, WUshang discount store.The business in this location is vigorous and prosperous.④Tourist flow rate: The appraised object is located in the center of theFancheng district with business prosperity, high population intensity andhigh tourist flow rate.⑤Public facilities: Near to Qianjin Road Primary School, Xinhua RoadPrimary School, Zhiyuan High School, City Ninth High School, CityRailway Center Hospital, City Traditional Hospital, PLA 477 Hospital,Xinhua Amusement Park.⑥Environment condition: The appraised object is in the commercialtrading area with good environment condition, no water or air pollution.(4) Purpose of the AppraisalTo supply the reference basis of real estate market price for the entrusting party’s knowledge, not for other uses.(5) Time of the AppraisalNov 16, 2013 (Same date for investigation and appraisal)(6) Definition of ValueReal estate mortgage value equals to the market value of the appraisal time, which assumes that there is no statutory priority under the authority of the market value of real estate minus the statutory priority payments.(7) Appraisal Basis:①“Administration Rule of Urban Real Estate of P. R. China”②“Guaranty Law of P.R. China”③“Administration Rule of Urban Real Estate Mortgage”④National Standard “Regulations for Real Estate Appraisal” of P. R.China (GB/T50291-1999)⑤“Notice of benchmark land price of Xiangfan City from XiangfanPeople’s Government( updated in 2006)” (Xiang Zhengfa2007-32)⑥The relevant documents supplied by the entrusting party⑦Relevant documents concerning the real estate market mastered andcollected by the appraising party(8) Appraisal Principles:①Principle of independence, objectivity and fairness: The real estateappraisal shall be conducted on the basis of independence, objectivityand fairness.②Principle of legality: The real estate appraisal shall be conducted on thebasis of the legal proprietorship of the real estate, which contains thelegal use, legal transaction or disposition, etc.③Principle of Prudence: We shall notoverestimate benefits and costs, and shall not choose cases with higherdeal price; we shall not underestimate cost rate and choose lower relativeparameters either. Prudence is necessary before making professionaljudgment under uncertain situations.④Principle of Maximal and Optimal Use: The appraisal of the real estateshall be based on the maximal and optimal use.⑤Principle of Appraisal Time: The appraisal result is the objective andreasonable price or value of the appraised object at the appraisal time.⑥Principle of Replacement: The appraisalresult shall not deviate from the normal price of similar property undersimilar conditions obviously.(9) Appraisal Method:According to the appraisal purpose, the development degree of Taiyuan Real Estate market and the appraisal maneuverability, on the basis of analyze the relevant data and investigate appraised object on-site. In view of the real estate of the same kind has a high frequency of leasing, as a result of this, the appraisers calculated the price of the appraised object by market comparison method. Consequently, according to the characteristics of the appraised object and the actual situation, as well as comply with the doctrine of real estate appraisal method, the method has been adopted to determine the market value of the appraised object.The method is to anticipate the normal net profit of the appraised object in the future and choose suitable capitalization rate to discount such profit to the appraisal time for accumulation, in order to estimate the objective and reasonable price or value of the appraised object.(10)Appraisal ResultThe appraisers have assessed the value of the above-mentioned real estate on the basis of independence, impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraisal object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisalprocesses and methods. The appraisal result of the appraised object is as follows: The real estate mortgage value is RMB 1,818,900.00 Yuan, the house value is RMB1, 725,400.00Yuan, and the land value is RMB93, 500.00 Yuan.(11)Real estate mortgage realization and liquidation orderThe realization of the real estate mortgage is that when the debtor fails to perform the debt, real estate mortgagee will exercise its right to mortgage the real estate for cash to meet its creditor's rights of the priority of compensation processProvision of article 46 of “Administration Rule of Urban Real Estate” regulates that “When t he debtor does not fulfill the debt, the mortgagee has the right to mortgage the property to the auction price of priority in accordance with the law”Provision of article 54 of “Guaranty Law of P.R. China” regulates that “When the same property debts to two or more creditors, the auction or the sale of collateral shall be liquidated in accordance with the following provisions:①The mortgage contract shall become effective according to the order ofthe mortgaged property of liquidation; if same order, the payment bases on the proportion of the bonds payable.②Mortgage contract is effective from the date of signing, the registrationof the mortgaged property, and pay in accordance with the prescribed insection (1); Unregistered, pay in accordance with the time sequence and ifsame order, the payment bases on the proportion of the bonds payable.Registered comes before the unregistered.Provision of article 47 of “Administration Rule of Urban Real Estate Mortgage”regulates: “Distribution of the property mortgage is as follows: (1). Pay mortgage expense; (2). Pay tax; (3). Pay interest and penalty of contract breach to the mortgagor; (4). Compensation to the mortgagee for the damage caused by breaching contract by obligator; (5). the rest returns to the mortgagor.(12)Analysis of Real Estate LiquidationLiquidity refers to the ability of assuming the valuation when the mortgage is realized, without too much loss under the condition of the real estate collateral, the possibility of converting into cash..1.Appraisal object designed for non-residential, practical use for non-residential,overall value is higher, the overall cash buy high threshold, trading limitations of unfavorable factors, and liquidation is weak. Fast liquidation may lead to large gap with real value. Mortgage Banks, please attach importance to it.2.Assume that point in valuation auction, because there are mandatory sanctionsin the short term, potentially buy group limited and factors such as the in the mind to reject its cash prices generally lower, cash cost is higher. It isnecessary to pay the auction fees, valuation fee, legal cost, asset security fee, land sales, sales tax, stamp duty, property registration fee and some of thecharges.(13)Tips for usage of Real Estate Mortgage Appraisal①Appraisal object and the real estate market conditions due to the time changemay have impact on real estate mortgage value.Without increasing the legal seek preferred payments, appraisal object material from accidental damage, can be used normal maintenance. No large real estate market fluctuations, and without obvious changes in regional factors, valuation report is expected to use the period of validity, the real estate mortgage value basically remained stable②Report user should pay attention to the Real Estate credit risk during themortgage period:1>Changes in income and reputation of borrower.2>The risk of interest changes in Real Estate mortgage loan.3>Mortgage of the real estate value change trend, whether because of thechange of the status quo, features, adjustment of urban planning, trafficcontrol, safety and environmental factors such as real estate mortgagevalue loss4>Mortgaged property in accordance with the law, at a discount to thedifficulty of the auction or sell off and dispose of the real estate marketconditions in accordance with the lawWhen using this appraisal report, all should fully consider various kinds of risks, and the final mortgage amount shall be determined between Banks and property right person.③ The appraisal users need to use the assessed value reasonably, and payattention to the disposal of real estate is the impact of rapid analysis and cost, since the real estate mortgage valuation report issued by between mortgage registration, whether or not there will be a legal right to seek preferredpayments(14)Appraisers(15)Appraisal Date11/16/2013 - 11/17/2013(16)Terms of ValidityWithin 6 months since 11/17/2013Xiangfan Chengzuo Real Estate Appraisal CO., LTD Entrusting Agreement of Real Estate AppraisalQUALIFICATION CERTIFICATE FOR REAL ESTATEAPPRAISAL COMPANYIN THE PROPLE’S REPUBLIC OF CHINACompany Name: Xiangfan Chengzuo Real Estate Appraisal CO., LTD Legal Representative: Yi Zhi(Managing Parter)Residence: No. 2, South Street, Xiangcheng District, Xiangyang City Registration No. : 420600*********Qualification Grade: 2Decision of Administrative Licsence: E Jianzhu Fangxu(2012)030 Licsence No.: E Jianfang Guzi No.131Term of Validity: 5/10/2012 – 9/5/2015。
房屋资产评估报告模板
房屋资产评估报告模板Housing assets appraisal report template汇报人：JinTai College房屋资产评估报告模板前言：报告是按照上级部署或工作计划，每完成一项任务，一般都要向上级写报告，反映工作中的基本情况、工作中取得的经验教训、存在的问题以及今后工作设想等，以取得上级领导部门的指导。
本文档根据申请报告内容要求展开说明，具有实践指导意义，便于学习和使用，本文档下载后内容可按需编辑修改及打印。
一、委托方单位名称：ⅩⅩⅩⅩⅩ单位住址：联系电话：ⅩⅩⅩⅩⅩ二、估价方机构名称：XX房地产评估有限公司单位住址：XX市X路X号X大厦22楼法定代表人：XX联系电话：X三、估价对象一物质实体状况1.建筑物状况⑴委估建筑物于一九九七年建成，维护保养情况较好，成新率为87%，建筑面积为369.97m2，其中含公摊面积99.2924m2。
⑵ⅩⅩⅩⅩⅩ位于XX市ⅩⅩⅩⅩⅩ，钢筋混凝土结构，高19层，委估对象属第12层B8号房，地面铺地板砖，内墙刮腻子，天花为石膏吊顶，铝合金窗。
ⅩⅩⅩⅩⅩ外装饰一层部分为花岗岩、二层以上为外墙砖;内装饰地面一层为花岗岩和木地板，墙面刮腻子，天花为石膏吊项;电照线路暗设;每层设公共卫生间，装修中档;ⅩⅩⅩⅩⅩ配置两部客梯、一部货梯，电梯间装修一般;设地下停车场。
2.委估对象利用现状委估房地产现作写字楼用，公共配套设施好，宗地内外开发程度均为五通一平。
3.周围环境估价对象位于XX市ⅩⅩⅩⅩⅩ第12层B8号，正南方靠ⅩⅩⅩ方向，街对面是百货大楼，正西方靠新华街方向，委估对象地处XX市商业中心，繁华程度高，交通方便，人流量大，但周围环境一般，目前是XX市一般的办公地段。
二权益状况委估对象位于XX市ⅩⅩⅩⅩⅩ第12层B8号，《房屋所有权证》证号为邕房权证字第ⅩⅩⅩ号，权属ⅩⅩⅩⅩⅩ所有。
由于资料方面的原因，它项权利是否受限无法核实。
四、估价目的为确定房地产拍卖底价提供价格参考依据。
房地产估价报告书英文版1
.REAL ESTATE APPRAISAL REPORTNameof Project:Room1234, unit 1, F/11, building 7, xuefushu homeland, haidian district, Beijing CityEntrusting Party: rrff ffhhgAppraising Institution: Beijing huaxin real estimate appraisal CO., LTD Appraisers : Ma Haiming Chenjiangbo nizhonghaiAppraisal Working Date：from April, 2, 2014 to April, 2, 2014Appraisal Report No.: [2014]huaxin appraisal G-040051.Contents1. Letter to the entrustingparty ⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯..32. Statement by theappraisers........................................................ (4)3. Presumption and restrictiveconditions⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯..54. Appraisal resultreport ⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯65. Appraisal technicalreport ⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯..116. Appendix ⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯19.Letter to the Entrusting PartyDear Ms. Tian Haiying ,We accepted your appointment to conduct the appraisal on your realestate that you have entrusted us. The appraised object is the real estate located athe appraisal date is July 08, 2010.Purpose of Appraisal: Supplying the reference basis of real estatemarket price for the entrusting party’s knowledgeAppraisal Result:The appraisers have assessed the value of the above-mentioned real estate on the basis of independence,impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection ofthe real estate as well as comprehensive collection of related marketinformation and appraised object information, in the light of generalanalysis the elements which will influence the market value of the realestate, comply with state regulations on real estate appraisal, realestate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of theappraised object on July 08, 2010 is as follows (currency: RMB):Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization(the capital form of Chinese numerals):RMBone million nine eighty thousand and two hundred Yuan)For detailed appraisal results, process and related explanation,please refer to the ‘ Appraisal Result Report ’and‘Appraisal Technical Report ’.Taiyuan Wuyuetong Real Estate Appraisal Co.,LtdJuly 13, 2010Taiyuan Wuyuetong Real Estate Appraisal CO., LTD（seal）Statement by the AppraisersWe hereby solemnly declare the following:1. All of the information which has been shown in this report is authentic andaccurate.2.All of the analyses, comments and conclusions which have been shownin this report have been presented, given and drawn through our impartialanalysis and professional knowledge. However, all of themhave been restricted by the presumptions and restrictiveconditions which have been explained in this report.3.We have not had the interest conflict with the appraised object, norhave commoninterests with or prejudice against the entrusting party.4.According to Real Estate Appraisal Rules which is the State Standardof the People's Republic of China, we presented analyses, given comments, drawn conclusions and compose the report eventually.5.The on-site inspection of the appraised object has been done by ourappraisers through which they are responsible for the objectivity,authenticity and impartiality of the inspection results. However,unless otherwise agreed, the scope of on-site inspection is restricted to appearance and use status of the appraised object. The appraisersdo not shoulder the responsibility for investigating the structure and quality of the building as well as for examining other overlaid,unexposed and unreachable parts of the appraised object.The appraisers who take charge of on-site inspection are Duan Zhihong and Chai Hongbin.6.Not any important and professional assistance has been offered to theappraisal report.7. The appraisal is based on the relevant documents supplied by theentrusting party who shall be held liable for the authenticity, completeness and consequences incurred. The appraisers shall be onlyheld liable for the operation process and fairness of the appraisalmethod adopted.8.The registered real estate appraisers who take charge of t he appraisal:Duan ZhihongRegistered Public Real Estate Appraiser of P. R. China (RegistrationNo.: 1420020030) Date of expiration：September 2010 (seal)Chai HongbinRegistered Public Real Estate Appraiser of P. R. China (RegistrationNo.: 1420070031) Date of expiration：September 2010(seal)Presumption and Restrictive Conditions1.The entrusting party obtained the appraised object legally andthe appraised object is in sound condition at the appraisal timeand is used legally, safely and normally at its optimal status.2.The real estate market at the appraisal time operates publicly,equally and voluntarily.3.Any operation mode and procedure relating to the appraised objectshall comply with the relevant national and local laws and regulations.4.The owner,the location,the category of property,the building areaand the function of the appraised object in this report shall besubject to what have been recorded in the House Proprietorship Certificate provided by the entrusting party.5.The appraisal result in this report is the market value of the realestate at the appraisal time of 5th , July, 2010 and meets all thepresumption and restrictive conditions. The real estate price shallbe reappraised in case the conditions and purpose set in this report vary.6.The appraisal price in this report is objective and impartial marketprice, without considering the influence on the appraisal result byother rights such as mortgage and leasing right, risk of the futurechange of the real estate market, short-term disciplinary measuresand relevant taxation, etc.7.The appraisal result shall remain effective within one year since thefinalization of the report. If during the period, there is major changein national macroeconomic policy, the real estate market or thephysical status of the appraised object which has major effects onthe appraisal result, we shall be appointed again to perform theappraisal.8. The report shall only be used for the purpose of appraisal by theentrusting party, that is, to supply referential basis for the entrusting party to determine the market value of the real estate. The report shall not be used for other economic activities.9.The report shall be used as a whole and we shall not be heldliable for the relevant losses resulted from the use of the part ofthe report.Appraisal Result ReportBing Wu Yue Tong Gu Zi [2010] No. 0706The Entrusting Party:Name: ————————Home Address: ————————The Entrusted Appraising Party:Company name：———————— Co., LtdClass:————————Legal representative:————————Address:————————Telephone: (————————————————CO., LTD （seal ）Appraised ObjectThe appraised object : the appraised object is located at———————— .The building have 7 floots and was built in 2004 . Buildingwith steel reinforced concrete structure , the outside wall wastile fixing . The doors of Unites are intelligent security doors ,the ground inside the building is waterstone , iron railings andwooden arms , inside wall is emulsion paint, The appraised object located at Room02 , Unit11 ,third floor of the building . It isa residence .Decoration status of the appraised object:High-grade decoration , the floor of the room is covered by import granite ,the wall is painted by latex, and the flooring angular line is madeof clad plate as well as the suspended ceiling is decorated byfluorescent lamp. Parlour is very artistic, the wall is black marble , integral ambry .The outer window of the room is decorated by top-grade insulating glass with aluminum alloy, stainless steelguard bar and marble windowsill. What’s more, the door of the room consists of security door and wooden door , and the flooring angular line is made of ceramic tile,the suspended ceiling is decorated by fluorescent lamp as well.marble wash stand ,sanitary fittings are complete;there are water,electricity,central heating,gas, television, internet in the house .Status of Proprietorship:Fang Quan Zheng Bing Zi“House Proprietary Certificate” which has been provided by theentrusting party shows: Owner: Sun Zhiyu Yang Fang ;Location:———————— d ; Category of Property: Private; Building No.: 1;RoomNo.0302;Structure:Steel reinforced concrete;Total Building Floors: 7; Floor No. of the Appraised Object: 3; Building Area：141.70 square meters; Use of Design: Residence .Purpose of Appraisal: Supplying the reference basis of real estatemarket price for the entrusting party’s knowledge .The appraisal date: July 08, 2010.Definition of Price: The appraisal adopts the market price standardof the real estate,that is, the appraisal is complying with the market price on July 08, 2010 which is the appraisal date.Appraisal Basis:1.“Administration Rule of Urban Real Estate of P. R. China”2.“Administration Rule of Land Use of P. R. China”3.National Standard “ Regulations for Real Estate Appraisal” of P.R. China4.“Property Law of P. R. China”5.“House Proprietorship Certificate”6.The relevant documents supplied by the entrusting partyrmation of the on-site inspection of the appraised objectby the appraisers8.Relevant documents concerning the real estate market mastered andcollected by the appraising party.Appraisal Principles:1. Principle of legalityThe real estate appraisal shall be conducted on the basis of thelegal proprietorship of the real estate, which contains the legalobtainment, legal use, legal transaction or disposition, etc.2. Principle of Maximal and Optimal UseThe appraisal of the real estate shall be based on the maximal and optimal use.The maximal and optimal use means enabling the appraised objectto generate the maximal value legally allowed,technically possible, economically feasible and after reasonable argument.3. Principle of ReplacementThe appraisal result shall not deviate from the normal price ofsimilar property under similar conditions obviously.Similar property refers to real estate in comparable search area and equalor similar to the appraised object concerning the function, scope,grade and building parable search area means the regional range where the real estate may replace the appraised object or affect the price of the appraised object.4. Principle of Appraisal TimeThis principle emphasizes that the appraisal result is time dependent and time effective.As the real estate market is ever-changing, the same real estate always has different prices atdifferent appraisal time. The appraisal result is the objective andreasonable price or value of the appraised object at the appraisaltime.5. Principle of Objectiveness and FairnessThe appraisal is based on sufficient investigation,comprehension and analysis of the actual conditions of the appraised object, strictly obeys the relevant laws and decrees of the state, ShanxiProvince and Taiyuan Municipality,considers the interests of correlative parties fully,follows scientific appraisal procedures, adopts reasonable and suitable appraisal methods and through careful and accurate calculation.6. Principle of PrudenceWe shall not overestimate benefits and costs, and shall not choose cases with higher deal price; we shall not underestimate cost rateand choose lower relative parameters either. Prudence is necessarybefore making professional judgment under uncertain situations.Anyway,in the process of the appraisal,we shall obey the relevant national and local laws and decrees, adheres to such principles as objectiveness,fairness,science and legitimacy so as to ensure rational appraisal procedure,scientific appraisal method, accurate.appraisal result and the secret of the appraisal.Appraisal Method:According to the appraisal purpose, the development degree ofTaiyuan Real Estate market and the appraisal maneuverability,on the basis of analyze the relevant data and investigate appraised objecton-site. In view of the real estate of the same kind has a highfrequency of leasing, as a result of this, the appraisers calculatethe price of the appraised object by market comparison method. Consequently,according to the characteristics of the appraised object and the actual situation,as well as comply with the doctrine of real estate appraisal method, the method has been adopted todetermine the market value of the appraised object.The method is to anticipate the normal net profit of the appraised object in the future and choose suitable capitalization rate todiscount such profit to the appraisal time for accumulation,in order to estimate the objective and reasonable price or value of the appraised object .Appraisal ResultThe appraisers have assessed the value of the above-mentioned real estate on the basis of independence, impersonality,equity, legitimacy and cautiousness, adhering to on-spot inspection of thereal estate as well as comprehensive collection of related marketinformation and appraisal object information,in the light of general analysis the elements which will influence the market value of thereal estate,comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well asby utilizing logical appraisal processes and methods. The appraisalresult of the appraised object on July 08,2010 is as follows(currency: RMB):Unit Price of the appraised object： RMB7623 Yuan/Square Meter Total Price of the appraised object: RMB1,080,200.00 YuanCapitalization(the capital form of Chinese numerals): RMB one million nine eighty thousand and two hundred Yuan)Appraisers :Duan ZhihongRegistered Public Real Estate Appraiser of P. R. China (Registration No.: 1420020030) Date of expiration：September 2010 (seal).Chai HongbinRegistered Public Real Estate Appraiser of P. R. China (Registration No.: 1420070031) Date of expiration：September 2010(seal)Appraisal Working Date:From July 08, 2010 to July 13, 2010Validity Term of the Appraisal ReportThe appraisal result shall be valid within one year from the finalization of the report.Application Range of the Appraisal ReportThe report supplies the basis for the reference price for the entrustingparty ’s knowledge of the market price of the real estate. It is ineffective for other economic activities.Taiyuan Wuyuetong Real Estate Appraisal CO., LTD（seal）Appraisal Technical ReportClause 1 General Situation of the Appraised Real Estate1.Individual Elements Analysis(1) Status of ProprietorshipFang Quan Zheng Bing Zi No.S0906546 “House Proprietary Certificate ”which has been provided by the entrusting partyshows: Owner: Sun Zhiyu Yang Fang ; Location:————————;Category of Property: Private; Building No.: 1; Room No.0302;Structure: Steel reinforced concrete; Total Building Floors: 7;Floor No. of the Appraised Object: 3; Building Area：141.70 square meters; Use of Design: Residence(2) Substance Entity Condition(3) The appraised object : the appraised object is located at———————— .The building have 7 floots and was built in 2004 .Building with steel reinforced concrete structure , the outside wall was tile fixing . The doors of Unites are intelligent security doors , the ground inside the building is waterstone ,iron railings and wooden arms , inside wall is emulsion paint, Theappraised object located at Room02 , Unit11 ,third floor of thebuilding . It is a residence .Decoration status of the appraised object:High-grade decoration , the floor of the room is covered by import granite, the wall is painted by latex, and the flooring angular line ismade of clad plate as well as the suspended ceiling is decorated by fluorescent lamp. Parlour is very artistic, the wall is black marble , integral ambry . The outer window of the room is decorated by top-grade insulating glass with aluminum alloy, stainlesssteel guard bar and marble windowsill.What’s more, the door of the room consists of security door and wooden door , and theflooring angular line is made of ceramic tile, the suspendedceiling is decorated by fluorescent lamp as well. marble washstand , sanitary fittings are complete ; there are water, electricity, central heating, gas, television, internet inthe house .2.Regional Effects Analysis(1) District General ConditionXiaodian District is located at the southeast part of Taiyuan,and is the north of the Jinzhong Basin . Qingxu Town is at its sourth , Nanneihuan District and Yingze District are at north , Yuci Cityis at east , Fen River is at west .The transportation of thisdistrict is well developed.The concentrated communication network radiates in all directions to let the residents enjoy convenienttransportation.The economic strength of Xiaodian District is abundant. It ownsmany existing business enterprises, including commerce, diet,service and transportation, etc. Since it was established, theDistrict Committee and Government vigorously implement the strategy of prosperity in virtue of business development by investing .(2) Location and Transportation ConditionMany bus routes have been distributed at surroundings,for instance, bus 39, 824, 838, 840, 849, 864, and 877. The location of the appraised object is in Level I-B commercial land range which enjoysgeographical advantage and convenient transportation.(3)Surroundings and Peripheral FacilitiesSituated at the area where is equipped with a complete set ofsupporting facilities and advanced business service facilities,hospital, bank, school, hotel, supermarket and bus station, etccan all be found easily.Numbers of commercial mansions,such as, Huachen Mansion,Shanmei International Mansion,Changfeng Shopping Mall , Orient Home , Wholesale Market of Tee , SangyouElectrical Equipment , Suning Electrical Equipment , QiannianChamber , Qinxian Hotel , Tianshuihua Hotel , Jinshengyuan Hoteland Furong Town Restaurant .In addition,many financial institutions, including China Citic Bank, China Merchants Bank,China Ever bright Bank,Huaxia Bank and Industrial and Commercial Bank are also scattered around here. The educational facilitiesand medical treatment facilities in this area are all in readiness, the former incorporates Yujie Kindergarten,Lele Art Kindergarten, Affiliated School of Taiyuan Normal College, Taiyuan No.38 Middle School ,Taiyuan No.38 Middle School and WenhuaMiddle School, the latter consists of Shanxi Meitan Central Hospital and KangmingOphthalmologic Hospital and Changcheng Dental Specialist . Thearea endures sheer pedestrian volume,and enjoys business prosperity as well as graceful environment.(4)Infrastructural Facilities ConditionThe area has connected to the seven mains outside the red line,which is as follows:①Connect to water supplying line: The water is supplied byTaiyuan Running-Water Company which is highly reliable.②Connect to sewer pipe: The area possesses underground drainagenetwork to separate rain from sewage.③Connect to electrical line: The electricity is supplied byTaiyuan Power Supply Bureau which is highly reliable.④Connect to communication cable: The communication cable hasbeen spread out in the area which is highly reliable.⑤Connect to gas line: The gas pipe network has beenconnected into this area which is highly reliable.⑥Connect to flue gas duct: The area enjoys centralheating supply which is highly reliable.⑦Access to roads: The appraised object adjacent to Fuxi Street in thesouth.3. Market Background AnalysisTaiyuan municipality is the capital of Shanxi province which serves as the political, cultural, educational, scientific andtechnological, communication and information centers in Shanxiprovince.It is one of the twenty-two megalopolis in China. Taiyuan is situated at the combing site of the eastern,central and western economic belts which connects the west with the east, the northwith the south of China and plays a two-way supporting role under the strategy of opening the country to the outside world and ineconomic development layout.According to the general requirement of‘ Moving southward,marching into the east ’ , ‘ Northward enlargement,eastward expansion ’,‘prompt quality’and ‘reinvent image’ as well as the construction guidance‘ Rebuild old city, construct new town,exploit ancient city’ and take action simultaneously.Taiyuan erected the image of ‘Brand-new Taiyuan ’, all-sided speeded up the steps towards the construction of the city and enhanced the radiometric force, influence power and leadingpower as a city of provincial capital gradually.In recent years, remarkable results were achieved in term of transportation, communication,municipal administration and ecological environment.Due to a quintuple-level transportation network consisting of air routes,railways and highways have been completed, Taiyuan takes on a new look with each passing day. Agood socioeconomic foundation can be laid for the further development of the Real Estate Market in Taiyuan with the continuous improvement in supporting facilities and infrastructure.In recent years, Taiyuan office building real estate market hasexperienced a process from emergence to instant development. Atpresent,Taiyuan office building real estate market has presented the trend of stable development marked by increased volume oftransaction and slowly increased price. We hold the opinion thatTaiyuan office building real estate market will keep the trend of stable development continuously for quite a long time. In otherwords, the market prospect for the appraised object is optimistic.4.The Analysis of Maximal and Optimal UseReal estate estimate should be based on the best use of the appraised object, the analysis of maximal and optimal use reallyembodythe objectivity of estimate, whether measuring, judging theappraised object is at best use or not should be judged from the following aspects:①Law permitting, not limited by the condition of current use, butbased on law, the direction of the plan development, andestimated by the possible best use.②In technology, that is, estimate according to thetechnical requirement in house construction engineering.③In economy, estimated price should use the result of gettingthe best profits from limited put-in at all kinds of methods④Land and building, that is, judge its best condition or notbased on the combination of real estate internalcomposing factors.⑤ Coordination between real estate and environmentalsurroundings, that is, if real estate and environmental surroundingsare coordinated or balanced.⑥ Sustainability,that is, the appraisers should study not onlythe past and the current price, but also the current real estate market situation, the development trend and the effects ofvaried political and economic situation as well as policy shift in order to predict the future price trend and the changetendency of profit.According to these aspects mentioned above, the current use of the appraised real estate is at the best status.Clause II Analysis and Calculation of the Appraisal Price1.Choice of the Appraisal MethodAccording to the appraisal purpose, the development degree of Taiyuan Real Estate market and the appraisal maneuverability, onthe basis of analyze the relevant data and investigate appraisedobject on-site. In view of the real estate of the same kind hasa high frequency of leasing, as a result of this, the appraiserscalculate the price of the appraised object by market comparison method. Consequently, according to the characteristics of theappraised object and the actual situation,as well as comply with the doctrine of real estate appraisal method, the method has been adopted to determine the market value of the appraised object.The method is to anticipate the normal net profit of the appraised object in the future and choose suitable capitalization rate todiscount such profit to the appraisal time for accumulation, inorder to estimate the objective and reasonable price or valueof the appraised object.2.Process of the Appraisal Price CalculationFormula for the market comparison method:1.Calculation Formula :CaseEstimate dABC.Market Price of the Appraised Object=Price of ComparativeObject ×Transaction Rectification×Rectification of Trade Date×Rectification of Regional Factor ×Rectification of IndividualFactor2. Choose the Trade Case :A : WenhuayuanHousing District, which is located at ChangfengStreet , Building with Steel reinforced concrete structure ,7 floors and was built in 1998 . the house is in the third floor,110 square meter , common decoration , water , electricity ,gas , television , the transaction price in June 2010 isRMB7,000.00 Yuan .B : Xinyuan Housing District,which is located at North Streetof Wucheng , 6 floors and was built in 2000 . Building withreinforced concrete brick structure , the house is in thesecond floor , 101 square meter , high-grade decoration ,water ,electricity,gas ,television, the transaction pricein May 2010 is RMB6,500.00 Yuan .C : Shangjie Housing District , which is located at ChangzhiRoad , 7 floors and was built in 2004 . Building with Steelreinforced concrete structure , the house is in the fifthfloor,112square meter,common decoration, water,electricity,gas , television, the transaction price in June2010 is RMB7,100.00 Yuan .Sheet 1 ,Name Structure交 Trade Time Purpose Square Floors/Level Price(Yuan/M 2)MetersSteel—————reinforced08/07/2017/3Estimated ———Residenceconcrete0structureSteel06/2010WenhuayuanHousingreinforcedResidence1107/37000concreteDistrictstructurereinforced05/2010Xinyuan Housing concreteResidence1016/26500District brickstructureShangjieSteel06/2010reinforcedHousing Residence1127/57100concreteDistrictstructure.3. Choose The Comparative FactorsSheet 2Item Estimated A B C ProperytUnit Price (Yuan/ M2)Wait for700065007100 EstimatedTransaction SituationWait for Normal Normal Normal EstimatedTrade Date08/07/201006/201005/201006/2010Level of Aggregation Well Well Well WellTraffic Condition Convenient Convenient Convenient Convenient Bus Routes Many Many Many Many Level of Prosperity Prosperous Prosperous Prosperous Prosperous Landscape of Well Well Well Well EnvironHumanitymentalFactor Transport Facility Perfect Perfect Perfect Perfect Infrastructure Perfect Perfect Perfect Perfect Limitation Residence Residence Residence ResidenceofPragammingConvenient Level of Convenient Convenient Convenient Convenient TrafficFrontage Road Changzhi Road Cangfeng Road Wucheng Road Changzhi RoadSituation of Away from Away from Away from Away fromFrontage Street Street Street Street Neighbourhood Well Well Common WellDate of Complete2004199820002004 IndiviAwareness Yes Yes Yes Tes--dulaFactorLandscape of Well Well Common Well sHumanityArtificial Well Well Common WellEnvironmentFacility Perfect Perfect Perfect PerfectAera110101112Decoration High-grade Common High-grade Common Decoration Decoration Decoration Decoration。
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【最新资料，WORD文档，可编辑修改】REAL ESTATE APPRAISAL REPORTName of Project: Appraisal report on the evaluation of the value of Real Estate of Room0302，Unit11,Building1,No.196（ShangjieDistrict）,Changzhi Road, Taiyuan CityEntrusting Party: ————————Appraising Institution: ———————— CO., LTDAppraisers: ————————Appraisal Working Date：————————Appraisal Report No.: ———————————————— CO., LTD（seal）Contents1.Letter to the entrustingparty (3)2.Statement by theappraisers............................................................. (4)3.Presumption and restrictive conditions (5)4.Appraisal result report (6)5.Appraisal technical report (11)6.Appendix (19)Letter to the Entrusting PartyDear Ms. Yang Fang ,We accepted your appointment to conduct the appraisal on your real estate that you have entrusted us. The appraised object is the real estate located at Room0302, Unit11,Building1,No.196（Shangjie District）,Changzhi Road, Taiyuan City with the building area of 141.70 square meters.The appraisal date is July 08, 2010.Purpose of Appraisal: Supplying the reference basis of real estate market price for the entrus ting party’s knowledgeAppraisal Result: The appraisers have assessed the value of the above-mentioned real estate on the basis of independence, impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraised object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of the appraised object on July 08, 2010 is as follows (currency: RMB):Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization (the capital form of Chinese numerals): RMB one million nine eighty thousand and two hundred Yuan)For detailed appraisal results, process and related explanation, please refer to the ‘Appraisal Result Report’and ‘Appraisal Technical Report’.Taiyuan Wuyuetong Real Estate Appraisal Co., LtdJuly 13, 2010 Taiyuan Wuyuetong Real Estate Appraisal CO., LTD（seal）Statement by the AppraisersWe hereby solemnly declare the following:1.All of the information which has been shown in this report is authentic andaccurate.2.All of the analyses, comments and conclusions which have been shown in thisreport have been presented, given and drawn through our impartial analysis and professional knowledge. However, all of them have been restricted by the presumptions and restrictive conditions which have been explained in this report.3.We have not had the interest conflict with the appraised object, nor havecommon interests with or prejudice against the entrusting party.4.According to Real Estate Appraisal Rules which is the State Standard of thePeople's Republic of China, we presented analyses, given comments, drawn conclusions and compose the report eventually.5.The on-site inspection of the appraised object has been done by ourappraisers through which they are responsible for the objectivity, authenticity and impartiality of the inspection results. However, unless otherwise agreed, the scope of on-site inspection is restricted to appearance and use status of the appraised object. The appraisers do not shoulder the responsibility for investigating the structure and quality of the building as well as for examining other overlaid, unexposed and unreachable parts of the appraised object. The appraisers who take charge of on-site inspection are Duan Zhihong and Chai Hongbin.6.Not any important and professional assistance has been offered to theappraisal report.7.The appraisal is based on the relevant documents supplied by the entrustingparty who shall be held liable for the authenticity, completeness and consequences incurred. The appraisers shall be only held liable for the operation process and fairness of the appraisal method adopted.8.The registered real estate appraisers who take charge of the appraisal:Duan ZhihongRegisterDate of expiration：September 2010 (seal)Chai HongbinRegistered Public Real Estate Appraiser of P. R. China (Registration No.: 1420070031) Date of expiration：September 2010(seal)Presumption and Restrictive Conditions1.The entrusting party obtained the appraised object legally and theappraised object is in sound condition at the appraisal time and is used legally, safely and normally at its optimal status.2.The real estate market at the appraisal time operates publicly, equallyand voluntarily.3. Any operation mode and procedure relating to the appraised object shallcomply with the relevant national and local laws and regulations.4.The owner, the location, the category of property, the building area andthe function of the appraised object in this report shall be subject to what have been recorded in the House Proprietorship Certificate provided by the entrusting party.5.The appraisal result in this report is the market value of the real estateat the appraisal time of 5th, July, 2010 and meets all the presumption and restrictive conditions. The real estate price shall be reappraised in case the conditions and purpose set in this report vary.6.The appraisal price in this report is objective and impartial market price,without considering the influence on the appraisal result by other rights such as mortgage and leasing right, risk of the future change of the real estate market, short-term disciplinary measures and relevant taxation, etc.7. The appraisal result shall remain effective within one year since thefinalization of the report. If during the period, there is major change in national macroeconomic policy, the real estate market or the physical status of the appraised object which has major effects on the appraisal result, we shall be appointed again to perform the appraisal.8. The report shall only be used for the purpose of appraisal by the entrustingparty, that is, to supply referential basis for the entrusting party to determine the market value of the real estate. The report shall not be used for other economic activities.9.The report shall be used as a whole and we shall not be held liable forthe relevant losses resulted from the use of the part of the report.Appraisal Result ReportBing Wu Yue Tong Gu Zi [2010] No. 0706 The Entrusting Party:Name: ————————Home Address: ————————The Entrusted Appraising Party:Company name：————————Co., LtdClass: ————————Legal representative: ————————Address: ————————Telephone: (———————————————— CO., LTD（seal）Appraised Object◆The appraised object: the appraised object is located at———————— .The building have 7 floots and was built in 2004 . Building with steel reinforced concrete structure , the outside wall was tile fixing .The doors of Unites are intelligent security doors , the ground inside the building is waterstone , iron railings and wooden arms , inside wall is emulsion paint, The appraised object located at Room02 , Unit11 ,third floor of the building . It is a residence .Decoration status of the appraised object: High-grade decoration , the floor of the room is covered by import granite , the wall is painted by latex, and the flooring angular line is made of clad plate as well as the suspended ceiling is decorated by fluorescent lamp. Parlour is very artistic , the wall is black marble , integral ambry . The outer window of the room is decorated by top-grade insulating glass with aluminum alloy, stainless steel guard bar and marble windowsill. What’s more, the door of the room consists of security door and wooden door , and the flooring angular line is made of ceramic tile, the suspended ceiling is decorated by fluorescent lamp as well. marble wash stand , sanitary fittings are complete ; there are water, electricity, central heating, gas, television, internet in the house .◆Status of Proprietorship: Fang Quan Zheng Bing Zi No.S0906546 “HouseProprietary Certificate”which has been provided by the entrusting party shows: Owner: Sun Zhiyu Yang Fang ; Location: ————————d ;Category of Property: Private; Building No.: 1; Room No.0302; Structure: Steel reinforced concrete; Total Building Floors: 7; Floor No. of the Appraised Object: 3; Building Area：141.70 square meters; Use of Design: Residence .Purpose of Appraisal: Supplying the reference basis of real estate market price for the entrusting party’s knowledge.The appraisal date: July 08, 2010.Definition of Price: The appraisal adopts the market price standard of thereal estate, that is, the appraisal is complying with the market price on July 08, 2010 which is the appraisal date.Appraisal Basis:1.“Administration Rule of Urban Real Estate of P. R. China”2.“Administration Rule of Land Use of P. R. China”3.National Standard “Regulations for Real Estate Appraisal” of P. R.China4.“Property Law of P. R. China”5.“House Proprietorship Certificate”6.The relevant documents supplied by the entrusting partyrmation of the on-site inspection of the appraised object by theappraisers8.Relevant documents concerning the real estate market mastered andcollected by the appraising partyAppraisal Principles:1.Principle of legalityThe real estate appraisal shall be conducted on the basis of the legal proprietorship of the real estate, which contains the legal obtainment, legal use, legal transaction or disposition, etc.2.Principle of Maximal and Optimal UseThe appraisal of the real estate shall be based on the maximal and optimal use.The maximal and optimal use means enabling the appraised object to generate the maximal value legally allowed, technically possible, economically feasible and after reasonable argument.3.Principle of ReplacementThe appraisal result shall not deviate from the normal price of similar property under similar conditions obviously. Similar property refers to real estate in comparable search area and equal or similar to the appraised object concerning the function, scope, grade and building structure.Comparable search area means the regional range where the real estate may replace the appraised object or affect the price of the appraised object.4.Principle of Appraisal TimeThis principle emphasizes that the appraisal result is time dependent and time effective. As the real estate market is ever-changing, the same real estate always has different prices at different appraisal time. The appraisal result is the objective and reasonable price or value of the appraised object at the appraisal time.5.Principle of Objectiveness and FairnessThe appraisal is based on sufficient investigation, comprehension and analysis of the actual conditions of the appraised object, strictly obeys the relevant laws and decrees of the state, Shanxi Province and Taiyuan Municipality, considers the interests of correlative parties fully, follows scientific appraisal procedures, adopts reasonable and suitableappraisal methods and through careful and accurate calculation.6.Principle of PrudenceWe shall not overestimate benefits and costs, and shall not choose cases with higher deal price; we shall not underestimate cost rate and choose lower relative parameters either. Prudence is necessary before making professional judgment under uncertain situations.Anyway, in the process of the appraisal, we shall obey the relevant national and local laws and decrees, adheres to such principles as objectiveness, fairness, science and legitimacy so as to ensure rational appraisal procedure, scientific appraisal method, accurate appraisal result and the secret of the appraisal.Appraisal Method:According to the appraisal purpose, the development degree of Taiyuan Real Estate market and the appraisal maneuverability, on the basis of analyze the relevant data and investigate appraised object on-site. In view of the real estate of the same kind has a high frequency of leasing, as a result of this, the appraisers calculate the price of the appraised object by market comparison method. Consequently, according to the characteristics of the appraised object and the actual situation, as well as comply with the doctrine of real estate appraisal method, the method has been adopted to determine the market value of the appraised object.The method is to anticipate the normal net profit of the appraised object in the future and choose suitable capitalization rate to discount such profit to the appraisal time for accumulation, in order to estimate the objective and reasonable price or value of the appraised object .Appraisal ResultThe appraisers have assessed the value of the above-mentioned real estate on the basis of independence, impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraisal object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of the appraised object on July 08, 2010 is as follows (currency: RMB):Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization (the capital form of Chinese numerals): RMB one million nine eighty thousand and two hundred Yuan)Appraisers:Duan ZhihongRegisterDate of expiration：September 2010 (seal)Chai HongbinRegistered Public Real Estate Appraiser of P. R. China (Registration No.: 1420070031) Date of expiration：September 2010(seal)Appraisal Working Date:From July 08, 2010 to July 13, 2010Validity Term of the Appraisal ReportThe appraisal result shall be valid within one year from the finalization of the report.Application Range of the Appraisal ReportThe report supplies the basis for the reference price for the entrusting party’s knowledge of the market price of the real estate. It is ineffective for other economic activities.Taiyuan Wuyuetong Real Estate Appraisal CO., LTD（seal）Appraisal Technical ReportClause 1 General Situation of the Appraised Real Estate1.Individual Elements Analysis(1)Status of ProprietorshipFang Quan Zheng Bing Zi No.S0906546 “House Proprietary Certificate”which has been provided by the entrusting party shows: Owner: Sun Zhiyu Yang Fang ; Location: ————————; Category of Property: Private;Building No.: 1; Room No.0302; Structure: Steel reinforced concrete;Total Building Floors: 7; Floor No. of the Appraised Object: 3;Building Area：141.70 square meters; Use of Design: Residence(2)Substance Entity Condition(3)The appraised object: the appraised object is located at ————————.The building have 7 floots and was built in 2004 . Building with steel reinforced concrete structure , the outside wall was tile fixing .The doors of Unites are intelligent security doors , the ground inside the building is waterstone , iron railings and wooden arms , inside wall is emulsion paint, The appraised object located at Room02 , Unit11 ,third floor of the building . It is a residence .Decoration status of the appraised object: High-grade decoration , the floor of the room is covered by import granite , the wall is painted by latex, and the flooring angular line is made of clad plate as well as the suspended ceiling is decorated by fluorescent lamp. Parlour is very artistic , the wall is black marble , integral ambry . The outer window of the room is decorated by top-grade insulating glass with aluminum alloy, stainless steel guard bar and marble windowsill.What’s more, the door of the room consists of security door and wooden door , and the flooring angular line is made of ceramic tile, the suspended ceiling is decorated by fluorescent lamp as well. marble wash stand , sanitary fittings are complete ; there are water, electricity, central heating, gas, television, internet in the house .2.Regional Effects Analysis(1)District General ConditionXiaodian District is located at the southeast part of Taiyuan, and is the north of the Jinzhong Basin . Qingxu Town is at its sourth , Nanneihuan District and Yingze District are at north , Yuci City is at east , Fen River is at west .The transportation of this district is well developed.The concentrated communication network radiates in all directions to let the residents enjoy convenient transportation.The economic strength of Xiaodian District is abundant. It owns many existing business enterprises, including commerce, diet, service and transportation, etc. Since it was established, the District Committee and Government vigorously implement the strategy of prosperity in virtue of business development by investing .(2)Location and Transportation ConditionMany bus routes have been distributed at surroundings, for instance, bus 39, 824, 838, 840, 849, 864, and 877. The location of the appraised object is in Level I-B commercial land range which enjoys geographical advantage and convenient transportation.(3)Surroundings and Peripheral FacilitiesSituated at the area where is equipped with a complete set of supporting facilities and advanced business service facilities, hospital, bank, school, hotel, supermarket and bus station, etc can all be found easily.Numbers of commercial mansions, such as, Huachen Mansion , Shanmei International Mansion , Changfeng Shopping Mall , Orient Home , Wholesale Market of Tee , Sangyou Electrical Equipment , Suning Electrical Equipment , Qiannian Chamber , Qinxian Hotel , Tianshuihua Hotel , Jinshengyuan Hotel and Furong Town Restaurant . In addition, many financial institutions, including China Citic Bank, China Merchants Bank, China Ever bright Bank, Huaxia Bank and Industrial and Commercial Bank are also scattered around here. The educational facilities and medical treatment facilities in this area are all in readiness, the former incorporates Yujie Kindergarten, Lele Art Kindergarten, Affiliated School of Taiyuan Normal College , Taiyuan No.38 Middle School , Taiyuan No.38 Middle School and Wenhua Middle School, the latter consists of Shanxi Meitan Central Hospital and Kangming Ophthalmologic Hospital and Changcheng Dental Specialist . The area endures sheer pedestrian volume, and enjoys business prosperity as well as graceful environment.(4)Infrastructural Facilities ConditionThe area has connected to the seven mains outside the red line, which is as follows:①Connect to water supplying line: The water is supplied by TaiyuanRunning-Water Company which is highly reliable.②Connect to sewer pipe: The area possesses underground drainagenetwork to separate rain from sewage.③Connect to electrical line: The electricity is supplied by TaiyuanPower Supply Bureau which is highly reliable.④Connect to communication cable: The communication cable has beenspread out in the area which is highly reliable.⑤Connect to gas line: The gas pipe network has been connected intothis area which is highly reliable.⑥Connect to flue gas duct: The area enjoys central heating supplywhich is highly reliable.⑦Access to roads: The appraised object adjacent to Fuxi Street inthe south.3.Market Background AnalysisTaiyuan municipality is the capital of Shanxi province which serves as the political, cultural, educational, scientific and technological, communication and information centers in Shanxi province. It is one of the twenty-two megalopolis in China. Taiyuan is situated at the combing site of the eastern, central and western economic belts which connects the west with the east, the north with the south of China and plays a two-way supporting role under the strategy of opening the country to the outside world and in economic development layout. According to the general requirement of ‘Moving southward, marching into the east’,‘Northward enlargement, eastward expansion’,‘prompt quality’and ‘reinvent image’as well as the construction guidance ‘Rebuild old city, construct new town, exploit ancient city ’and take action simultaneously. Taiyuan erected the image of ‘Brand-new Taiyuan’, all-sided speeded up the steps towards the construction of the city and enhanced the radiometric force, influence power and leading power asa city of provincial capital gradually. In recent years, remarkableresults were achieved in term of transportation, communication, municipal administration and ecological environment. Due to a quintuple-level transportation network consisting of air routes, railways and highways have been completed, Taiyuan takes on a new look with each passing day. A good socioeconomic foundation can be laid for the further development of the Real Estate Market in Taiyuan with the continuous improvement in supporting facilities and infrastructure.In recent years, Taiyuan office building real estate market has experienced a process from emergence to instant development. At present, Taiyuan office building real estate market has presented the trend of stable development marked by increased volume of transaction and slowly increased price. We hold the opinion that Taiyuan office building real estate market will keep the trend of stable development continuously for quite a long time. In other words, the market prospect for the appraised object is optimistic.4.The Analysis of Maximal and Optimal UseReal estate estimate should be based on the best use of the appraisedobject, the analysis of maximal and optimal use really embody the objectivity of estimate, whether measuring, judging the appraised object is at best use or not should be judged from the following aspects: ①Law permitting, not limited by the condition of current use, butbased on law, the direction of the plan development, and estimated by the possible best use.②In technology, that is, estimate according to the technicalrequirement in house construction engineering.③In economy, estimated price should use the result of getting the bestprofits from limited put-in at all kinds of methods④Land and building, that is, judge its best condition or not basedon the combination of real estate internal composing factors.⑤Coordination between real estate and environmental surroundings,that is, if real estate and environmental surroundings are coordinated or balanced.⑥Sustainability, that is, the appraisers should study not only thepast and the current price, but also the current real estate market situation, the development trend and the effects of varied political and economic situation as well as policy shift in order to predict the future price trend and the change tendency of profit. According to these aspects mentioned above, the current use of the appraised real estate is at the best status.Clause II Analysis and Calculation of the Appraisal Price1.Choice of the Appraisal MethodAccording to the appraisal purpose, the development degree of Taiyuan Real Estate market and the appraisal maneuverability, on the basis of analyze the relevant data and investigate appraised object on-site. In view of the real estate of the same kind has a high frequency of leasing, as a result of this, the appraisers calculate the price of the appraised object by market comparison method. Consequently, according to the characteristics of the appraised object and the actual situation, as well as comply with the doctrine of real estate appraisal method, the method has been adopted to determine the market value of the appraised object.The method is to anticipate the normal net profit of the appraised object in the future and choose suitable capitalization rate to discount such profit to the appraisal time for accumulation, in order to estimate the objective and reasonable price or value of the appraised object.2.Process of the Appraisal Price CalculationFormula for the market comparison method:1.Calculation Formula :Market Price of the Appraised Object=Price of Comparative Object ×Transaction Rectification×Rectification of Trade Date×Rectification of Regional Factor×Rectification of Individual Factor2.Choose the Trade Case :A : Wenhuayuan Housing District , which is located at ChangfengStreet , Building with Steel reinforced concrete structure , 7 floors and was built in 1998 . the house is in the third floor , 110 square meter , common decoration , water , electricity , gas , television , the transaction price in June 2010 is RMB7,000.00 Yuan .B : Xinyuan Housing District , which is located at North Street ofWucheng , 6 floors and was built in 2000 . Building with reinforced concrete brick structure , the house is in the second floor , 101 square meter , high-grade decoration , water , electricity , gas , television , the transaction price in May 2010 is RMB6,500.00 Yuan .C : Shangjie Housing District , which is located at Changzhi Road ,7 floors and was built in 2004 . Building with Steel reinforcedconcrete structure , the house is in the fifth floor , 112 square meter , common decoration , water , electricity , gas , television , the transaction price in June 2010 is RMB7,100.00 Yuan ., the price of the appraised object is :(7517+7881+7471)/3=7623 Yuan square meter5.Total Price of the appraised object=7623×141.70=1080179.1YuanThe result for the whole : 1,080,200.00 Yuan , Unit Price is 7623 Yuan square meterClause III Determination of the Appraisal ResultAccording to the purpose of appraisal, the appraisers have assessedthe value of the appraised object which is located at No. C, F/20,Unit A, Building 1 (WANGFU Commerce Building), No. 9, Fuxi Street,Taiyuan, on the basis of independence, impersonality, equity,legitimacy and cautiousness, adhering to on-spot inspection of thereal estate as well as comprehensive collection of related marketinformation and appraisal object information, in the light ofgeneral analysis the elements which will influence the market valueof the real estate, comply with state regulations on real estateappraisal, real estate appraisal rules and given appraisal purposeas well as by utilizing logical appraisal processes and methods. Theappraisal result of the appraised object on July 08, 2010 is asfollows (currency: RMB):Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization (the capital form of Chinese numerals): RMB one million nine eighty thousand and two hundred Yuan)————————CO., LTD（seal）Clause IV Relevant Notes1. The report is based on documents supplied by the entrusting party,who shall be held liable for the authenticity, integrality andconsequences resulted from the documents supplied. The appraisersshall be only held liable for the operation procedure, and thefairness of the method adopted in this report.2. Without the consent in writing by the appraising institution andappraisers, the report shall not be used by other Unit or individualthan the entrusting party, report user and report audit organ. Allor part of the report shall not be released in the public media.3. Should the errors in the contents and figures owing to the typingor other reason be found, please inform us to make the amendment.Otherwise, the part with such errors shall be null and void.4. The formal report other than duplicated or photocopied one shallbe legally valid.———————— Co., LtdJuly 13, 2010 Appendix1. Photocopy of Identity Card of the Entrusting PartyPhotocopy of the House Proprietorship Certificate2. Photograph of the Appraised Object3. Photocopy of Business License and the Qualification Certificateof the Appraising Institution4. Photocopy of Registration Certificate of the Appraisers。
房产评估报告英文
Appraisal Result Report1. The Entrusting Party:4. Appraisers: Lalian Snow5. Appraisal Working Date: October 10,2012 to October16,2012Appraisal Technical Report1. Individual Elements Analysis(1)Status of ProprietorshipLocation: Longfor Huaqianshu, Mid dl e Road, University town, Shapingba, Chongqing CityCategory of Property: Private;Buil ding No.: 1;Room No.:HQS4020108;Structure: Steel reinforced concrete;Total Buil ding Fl oors: 36;Fl oor No. of the Appraised Object:1;Buil ding Area:73.86 square meters;Use of Design: Commercial2．Regional Effects Analysis区域因素分析(1)District General ConditionXiaodian District is l ocated at t University town of Chongqing City .The economic strength of Xiaodian District is potential. Nowadays ,it owns many existing business enterprises, including commerce, diet, service and transportation, etc. Since it was established, Government vigorously impl ement the strategy of prosperity in virtue of business development by investing .(2)Location and Transportation ConditionMany bus routes have been distributed at surroundings, for instance, bus 276,288,251,271 . It’s only need 10 minutes to walking to subway station.(3)Infrastructural Facilities ConditionSituated at the area where is equipped with a compl ete set of supporting facilities and advanced business service facilities, hospital, bank, school, hotel, supermarket, bus station and subway station, etc can all be found easily. Yonghui Shopping Mall , Longfor Huaqianshu Chamber , Sijiaxinyi Hotel, Xunhao Hotel, Langlang Holiday Inn. In ad dition, many financial institutions, including Urban forest park, China Construction Bank, Industrial and Commercial Bank, are alsoscattered around here. The educational facilities and medical treatment facilities in this area are all convenient, Chongqing University, Sichuang Art coll ege, Peopl e’primary School , University Town No.1 School and Chongqing No.8 School and Chongqing Hospital. The area endures sheer ped estrian volume, and enjoys business prosperity as well as graceful environment.3.Choice of the Appraisal MethodIn view of the real estate of the same kind has a high frequency of l easing in the university city, as a result of this, the appraisers calculate the price of the appraised object by market comparison method.4.Process of the Appraisal Price Calculation(1) Calculation Formula :Market Price of the Appraised Object=Price of Comparative Object*Transaction Rectification*Rectification of Trad e Date*Rectification of Regional Factor*Rectification of Individual Factor(2) Choose the Trad e Case :A : Longteng Commercial Street , which is l ocated at Jianbolu Street of ChenJiaqiao Town ; Buil ding with Steel reinforced concrete structure , one fl oors and was built in 2011 . the Commercial building is a frontageshop , 80 square meter , high-grad e d ecoration , water , el ectricity , gas , television , the transaction price in June 2012 is RMB199,000.00 Yuan .B : Fuli City Commercial Street , which is l ocated at Mid dl e Road of Uinversity Town , 2 fl oors and was built in 2012 . Buil ding with steel reinforced concrete structure , the house is in the first fl oor , 72 square meter , common decoration , water , electricity , gas , television , the transaction price in July 2012 is RMB22,220.00 Yuan .C : Longfor U-city , which is l ocated at North Road of University Town ,36 fl oors and was built in 2012 . Buil ding with Steel reinforced concrete structure , the house is in the first fl oor , 72 square meter , no d ecoration , water , electricity , gas ,The three cases above are in the same circl e of supply and d emand , after compare , the price of the appraised object is :(17,980.531+20,913.286+17,287.2)/3=18,495.89533 Yuan square meter6. Total Price of the appraised object=18,495.89×74=1,368,696.25YuanThe result for the whol e : 1,368,696.25Yuan , Unit Price is 18,495.89 Yuan square meter。
房地产估价报告书
REAL ESTATE APPRAISAL REPORTName of Project: Appraisal report on the evaluation of the value of Real Estate of Room0302，Unit11,Building1,No.196（ShangjieDistrict）,Changzhi Road, Taiyuan CityEntrusting Party: ————————Appraising Institution: ———————— CO., LTDAppraisers: ————————Appraisal Working Date：————————Appraisal Report No.: ———————————————— CO., LTD（seal）Contents1.Letter to the entrusting party (3)2.Statement by theappraisers................................................................. (4)3.Presumption and restrictive conditions (5)4.Appraisal result report (6)5.Appraisal technical report (11)6.Appendix (19)Letter to the Entrusting PartyDear Ms. Yang Fang ,We accepted your appointment to conduct the appraisal on your real estate that you have entrusted us. The appraised object is the real estate located at Room0302, Unit11,Building1,No.196（Shangjie District）,Changzhi Road, Taiyuan City with the building area of 141.70 square meters.The appraisal date is July 08, 2010.Purpose of Appraisal: Supplying the reference basis of real estate market price for the entrusting party’s knowledgeAppraisal Result: The appraisers have assessed the value of the above-mentioned real estate on the basis of independence, impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraised object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of the appraised object on July 08, 2010 is as follows (currency: RMB): Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization (the capital form of Chinese numerals): RMB one million nine eighty thousand and two hundred Yuan)For detailed appraisal results, process and related explanation, please refer to the ‘Appraisal Result Report’and ‘Appraisal Technical Report’.Taiyuan Wuyuetong Real Estate Appraisal Co., LtdJuly 13, 2010Taiyuan Wuyuetong Real Estate Appraisal CO., LTD（seal）Statement by the AppraisersWe hereby solemnly declare the following:1.All of the information which has been shown in this report is authentic andaccurate.2.All of the analyses, comments and conclusions which have been shown in thisreport have been presented, given and drawn through our impartial analysis and professional knowledge. However, all of them have been restricted by the presumptions and restrictive conditions which have been explained in this report.3.We have not had the interest conflict with the appraised object, nor have commoninterests with or prejudice against the entrusting party.4.According to Real Estate Appraisal Rules which is the State Standard of thePeople's Republic of China, we presented analyses, given comments, drawn conclusions and compose the report eventually.5.The on-site inspection of the appraised object has been done by our appraisersthrough which they are responsible for the objectivity, authenticity and impartiality of the inspection results. However, unless otherwise agreed, the scope of on-site inspection is restricted to appearance and use status of the appraised object. The appraisers do not shoulder the responsibility for investigating the structure and quality of the building as well as for examining other overlaid, unexposed and unreachable parts of the appraised object. The appraisers who take charge of on-site inspection are Duan Zhihong and Chai Hongbin.6.Not any important and professional assistance has been offered to the appraisalreport.7.The appraisal is based on the relevant documents supplied by the entrusting partywho shall be held liable for the authenticity, completeness and consequences incurred. The appraisers shall be only held liable for the operation process and fairness of the appraisal method adopted.8.The registered real estate appraisers who take charge of the appraisal:Duan ZhihongRegistered Public Real Estate Appraiser of P. R. China (Registration No.:1420020030) Date of expiration：September 2010 (seal)Chai HongbinRegistered Public Real Estate Appraiser of P. R. China (Registration No.: 1420070031) Date of expiration：September 2010(seal)Presumption and Restrictive Conditions1.The entrusting party obtained the appraised object legally and the appraisedobject is in sound condition at the appraisal time and is used legally, safely and normally at its optimal status.2.The real estate market at the appraisal time operates publicly, equally andvoluntarily.3. Any operation mode and procedure relating to the appraised object shall complywith the relevant national and local laws and regulations.4.The owner, the location, the category of property, the building area and thefunction of the appraised object in this report shall be subject to what have been recorded in the House Proprietorship Certificate provided by the entrusting party.5.The appraisal result in this report is the market value of the real estate atthe appraisal time of 5th, July, 2010 and meets all the presumption and restrictive conditions. The real estate price shall be reappraised in case the conditions and purpose set in this report vary.6.The appraisal price in this report is objective and impartial market price,without considering the influence on the appraisal result by other rights such as mortgage and leasing right, risk of the future change of the real estate market, short-term disciplinary measures and relevant taxation, etc.7. The appraisal result shall remain effective within one year since thefinalization of the report. If during the period, there is major change in national macroeconomic policy, the real estate market or the physical status of the appraised object which has major effects on the appraisal result, we shall be appointed again to perform the appraisal.8. The report shall only be used for the purpose of appraisal by the entrustingparty, that is, to supply referential basis for the entrusting party to determine the market value of the real estate. The report shall not be used for other economic activities.9.The report shall be used as a whole and we shall not be held liable for therelevant losses resulted from the use of the part of the report.Appraisal Result ReportBing Wu Yue Tong Gu Zi [2010] No. 0706The Entrusting Party:Name: ————————Home Address: ————————The Entrusted Appraising Party:Company name：————————Co., LtdClass: ————————Legal representative: ————————Address: ————————Telephone: (———————————————— CO., LTD（seal）Appraised ObjectThe appraised object: the appraised object is located at———————— .The building have 7 floots and was built in 2004 . Building with steel reinforced concrete structure , the outside wall was tile fixing . The doors of Unites are intelligent security doors , the ground inside the building is waterstone , iron railings and wooden arms , inside wall is emulsion paint, The appraised object located at Room02 , Unit11 ,third floor of the building .It is a residence .Decoration status of the appraised object: High-grade decoration , the floor of the room is covered by import granite , the wall is painted by latex, and the flooring angular line is made of clad plate as well as the suspended ceiling is decorated by fluorescent lamp. Parlour is very artistic , the wall is black marble , integral ambry . The outer window of the room is decoratedby top-grade insulating glass with aluminum alloy, stainless steel guard bar and marble windowsill. What’s more, the door of the room consists of security door and wooden door , and the flooring angular line is made of ceramic tile, the suspended ceiling is decorated by fluorescent lamp as well. marble wash stand , sanitary fittings are complete ; there are water, electricity, central heating, gas, television, internet in the house .Status of Proprietorship: Fang Quan Zheng Bing Zi No.S0906546 “House Proprietary Certificate” which has been provided by the entrusting party shows: Owner: Sun Zhiyu Yang Fang ; Location: ————————d ; Category of Property: Private; Building No.: 1; Room No.0302; Structure: Steel reinforced concrete; Total Building Floors: 7; Floor No. of the Appraised Object: 3; Building Area：141.70 square meters; Use of Design: Residence .Purpose of Appraisal: Supplying the reference basis of real estate market price for the entrusting party’s knowledge.The appraisal date: July 08, 2010.Definition of Price: The appraisal adopts the market price standard of the real estate, that is, the appraisal is complying with the market price on July 08, 2010 which is the appraisal date.Appraisal Basis:1.“Administration Rule of Urban Real Estate of P. R. China”2.“Administration Rule of Land Use of P. R. China”3.National Standard “Regulations for Real Estate Appraisal” of P. R. China4.“Property Law of P. R. China”5.“House Proprietorship Certificate”6.The relevant documents supplied by the entrusting partyrmation of the on-site inspection of the appraised object by theappraisers8.Relevant documents concerning the real estate market mastered and collectedby the appraising partyAppraisal Principles:1.Principle of legalityThe real estate appraisal shall be conducted on the basis of the legal proprietorship of the real estate, which contains the legal obtainment, legal use, legal transaction or disposition, etc.2.Principle of Maximal and Optimal UseThe appraisal of the real estate shall be based on the maximal and optimal use.The maximal and optimal use means enabling the appraised object to generate the maximal value legally allowed, technically possible, economically feasible and after reasonable argument.3.Principle of ReplacementThe appraisal result shall not deviate from the normal price of similar property under similar conditions obviously. Similar property refers to real estate in comparable search area and equal or similar to the appraised object concerning the function, scope, grade and building structure. Comparable search area means the regional range where the real estate may replace the appraised object or affect the price of the appraised object.4.Principle of Appraisal TimeThis principle emphasizes that the appraisal result is time dependent and time effective. As the real estate market is ever-changing, the same real estate always has different prices at different appraisal time. The appraisal result is the objective and reasonable price or value of the appraised object at the appraisal time.5.Principle of Objectiveness and FairnessThe appraisal is based on sufficient investigation, comprehension and analysis of the actual conditions of the appraised object, strictly obeys the relevant laws and decrees of the state, Shanxi Province and Taiyuan Municipality, considers the interests of correlative parties fully, follows scientific appraisal procedures, adopts reasonable and suitable appraisal methods and through careful and accurate calculation.6.Principle of PrudenceWe shall not overestimate benefits and costs, and shall not choose cases with higher deal price; we shall not underestimate cost rate and choose lower relative parameters either. Prudence is necessary before making professional judgment under uncertain situations.Anyway, in the process of the appraisal, we shall obey the relevant national and local laws and decrees, adheres to such principles as objectiveness, fairness, science and legitimacy so as to ensure rational appraisal procedure, scientific appraisal method, accurate appraisal result and the secret of the appraisal.Appraisal Method:According to the appraisal purpose, the development degree of Taiyuan Real Estate market and the appraisal maneuverability, on the basis of analyze the relevant data and investigate appraised object on-site. In view of the real estate of the same kind has a high frequency of leasing, as a result of this, the appraisers calculate the price of the appraised object by market comparison method. Consequently, according to the characteristics of the appraised object and the actual situation, as well as comply with the doctrine of real estate appraisal method, the method has been adopted to determine the market value of the appraised object.The method is to anticipate the normal net profit of the appraised object in the future and choose suitable capitalization rate to discount such profit to the appraisal time for accumulation, in order to estimate the objective andreasonable price or value of the appraised object .Appraisal ResultThe appraisers have assessed the value of the above-mentioned real estate on the basis of independence, impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraisal object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of the appraised object on July 08, 2010 is as follows (currency: RMB): Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization (the capital form of Chinese numerals): RMB one million nine eighty thousand and two hundred Yuan)Appraisers:Duan ZhihongRegistered Public Real Estate Appraiser of P. R. China (Registration No.: 1420020030) Date of expiration：September 2010 (seal)Chai HongbinRegistered Public Real Estate Appraiser of P. R. China (Registration No.: 1420070031) Date of expiration：September 2010(seal)Appraisal Working Date:From July 08, 2010 to July 13, 2010Validity Term of the Appraisal ReportThe appraisal result shall be valid within one year from the finalization of the report.Application Range of the Appraisal ReportThe report supplies the basis for the reference price for the entrusting party’s knowl edge of the market price of the real estate. It is ineffective for other economic activities.Taiyuan Wuyuetong Real Estate Appraisal CO., LTD（seal）Appraisal Technical ReportClause 1 General Situation of the Appraised Real Estate1.Individual Elements Analysis(1)Status of ProprietorshipFang Quan Zheng Bing Zi No.S0906546 “House Proprietary Certificate”which has been provided by the entrusting party shows: Owner: Sun Zhiyu Yang Fang ;Location: ————————; Category of Property: Private; Building No.: 1; Room No.0302; Structure: Steel reinforced concrete; Total Building Floors: 7; Floor No. of the Appraised Object: 3; Building Area：141.70 square meters; Use of Design: Residence(2)Substance Entity Condition(3)The appraised object: the appraised object is located at ————————.The building have 7 floots and was built in 2004 . Building with steel reinforced concrete structure , the outside wall was tile fixing . The doors of Unites are intelligent security doors , the ground inside the building is waterstone , iron railings and wooden arms , inside wall is emulsion paint, The appraised object located at Room02 , Unit11 ,third floor of the building . It is a residence .Decoration status of the appraised object: High-grade decoration , the floor of the room is covered by import granite , the wall is painted by latex, and the flooring angular line is made of clad plate as well as the suspended ceiling is decorated by fluorescent lamp. Parlour is very artistic , the wall is black marble , integral ambry . The outer window of the room is decorated by top-grade insulating glass with aluminum alloy, stainless steel guard bar and marble windowsill. What’s more, the door of the room consists of security door and wooden door , and the flooring angular line is made of ceramic tile, the suspended ceiling is decorated by fluorescent lamp as well. marble wash stand , sanitary fittings are complete ; there are water, electricity, central heating, gas, television,internet in the house .2.Regional Effects Analysis(1)District General ConditionXiaodian District is located at the southeast part of Taiyuan, and is the north of the Jinzhong Basin . Qingxu Town is at its sourth , Nanneihuan District and Yingze District are at north , Yuci City is at east , Fen River is at west .The transportation of this district is well developed.The concentrated communication network radiates in all directions to let the residents enjoy convenient transportation.The economic strength of Xiaodian District is abundant. It owns many existing business enterprises, including commerce, diet, service and transportation, etc. Since it was established, the District Committee and Government vigorously implement the strategy of prosperity in virtue of business development by investing .(2)Location and Transportation ConditionMany bus routes have been distributed at surroundings, for instance, bus 39, 824, 838, 840, 849, 864, and 877. The location of the appraised object is in Level I-B commercial land range which enjoys geographical advantage and convenient transportation.(3)Surroundings and Peripheral FacilitiesSituated at the area where is equipped with a complete set of supporting facilities and advanced business service facilities, hospital, bank, school, hotel, supermarket and bus station, etc can all be found easily. Numbers of commercial mansions, such as, Huachen Mansion , Shanmei International Mansion , Changfeng Shopping Mall , Orient Home , Wholesale Market of Tee , Sangyou Electrical Equipment , Suning Electrical Equipment , Qiannian Chamber , Qinxian Hotel , Tianshuihua Hotel , Jinshengyuan Hotel and Furong Town Restaurant . In addition, many financial institutions, including China Citic Bank, China Merchants Bank, China Ever bright Bank, Huaxia Bank and Industrial and Commercial Bank are also scattered around here. The educational facilities and medical treatment facilities in this area are all in readiness, the former incorporates Yujie Kindergarten, Lele Art Kindergarten, Affiliated School of Taiyuan Normal College , Taiyuan No.38 Middle School , Taiyuan No.38 Middle School and Wenhua Middle School, the latter consists of Shanxi Meitan Central Hospital and Kangming Ophthalmologic Hospital and Changcheng Dental Specialist . The area endures sheer pedestrian volume, and enjoys business prosperity as well as graceful environment.(4)Infrastructural Facilities ConditionThe area has connected to the seven mains outside the red line, which is as follows:①Connect to water supplying line: The water is supplied by TaiyuanRunning-Water Company which is highly reliable.②Connect to sewer pipe: The area possesses underground drainage networkto separate rain from sewage.③Connect to electrical line: The electricity is supplied by Taiyuan PowerSupply Bureau which is highly reliable.④Connect to communication cable: The communication cable has been spreadout in the area which is highly reliable.⑤Connect to gas line: The gas pipe network has been connected into thisarea which is highly reliable.⑥Connect to flue gas duct: The area enjoys central heating supply whichis highly reliable.⑦Access to roads: The appraised object adjacent to Fuxi Street in thesouth.3.Market Background AnalysisTaiyuan municipality is the capital of Shanxi province which serves as the political, cultural, educational, scientific and technological, communication and information centers in Shanxi province. It is one of the twenty-two megalopolis in China. Taiyuan is situated at the combing site of the eastern, central and western economic belts which connects the west with the east, the north with the south of China and plays a two-way supporting role under the strategy of opening the country to the outside world and in economic development layout. According to the generalrequirement of ‘Moving southward, marching into the east’,‘Northward enlargement, eastward expansion’,‘prompt quality’and ‘reinvent image’as well as the construction guidance ‘Rebuild old city, construct new town, exploit ancient city ’and take action simultaneously. Taiyuan erected the image of ‘Brand-new Taiyuan’, all-sided speeded up the steps towards the construction of the city and enhanced the radiometric force, influence power and leading power as a city of provincial capital gradually. In recent years, remarkable results were achieved in term of transportation, communication, municipal administration and ecological environment. Due to a quintuple-level transportation network consisting of air routes, railways and highways have been completed, Taiyuan takes on a new look with each passing day. A good socioeconomic foundation can be laid for the further development of the Real Estate Market in Taiyuan with the continuous improvement in supporting facilities and infrastructure.In recent years, Taiyuan office building real estate market has experienceda process from emergence to instant development. At present, Taiyuan officebuilding real estate market has presented the trend of stable development marked by increased volume of transaction and slowly increased price. We hold the opinion that Taiyuan office building real estate market will keep the trend of stable development continuously for quite a long time. In other words, the market prospect for the appraised object is optimistic.4.The Analysis of Maximal and Optimal UseReal estate estimate should be based on the best use of the appraised object,the analysis of maximal and optimal use really embody the objectivity of estimate, whether measuring, judging the appraised object is at best use or not should be judged from the following aspects:①Law permitting, not limited by the condition of current use, but basedon law, the direction of the plan development, and estimated by the possible best use.②In technology, that is, estimate according to the technical requirementin house construction engineering.③In economy, estimated price should use the result of getting the bestprofits from limited put-in at all kinds of methods④Land and building, that is, judge its best condition or not based onthe combination of real estate internal composing factors.⑤Coordination between real estate and environmental surroundings, thatis, if real estate and environmental surroundings are coordinated or balanced.⑥Sustainability, that is, the appraisers should study not only the pastand the current price, but also the current real estate market situation, the development trend and the effects of varied political and economic situation as well as policy shift in order to predict the future price trend and the change tendency of profit.According to these aspects mentioned above, the current use of the appraisedreal estate is at the best status.Clause II Analysis and Calculation of the Appraisal Price1.Choice of the Appraisal MethodAccording to the appraisal purpose, the development degree of Taiyuan Real Estate market and the appraisal maneuverability, on the basis of analyze the relevant data and investigate appraised object on-site. In view of the real estate of the same kind has a high frequency of leasing, as a result of this, the appraisers calculate the price of the appraised object by market comparison method. Consequently, according to the characteristics of the appraised object and the actual situation, as well as comply with the doctrine of real estate appraisal method, the method has been adopted to determine the market value of the appraised object.The method is to anticipate the normal net profit of the appraised object in the future and choose suitable capitalization rate to discount such profit to the appraisal time for accumulation, in order to estimate the objective and reasonable price or value of the appraised object.2.Process of the Appraisal Price CalculationFormula for the market comparison method:1.Calculation Formula :Market Price of the Appraised Object=Price of Comparative Object×Transaction Rectification×Rectification of Trade Date×Rectification of Regional Factor×Rectification of Individual Factor2.Choose the Trade Case :A : Wenhuayuan Housing District , which is located at Changfeng Street ,Building with Steel reinforced concrete structure , 7 floors and was built in 1998 . the house is in the third floor , 110 square meter , common decoration , water , electricity , gas , television , the transaction price in June 2010 is RMB7,000.00 Yuan .B : Xinyuan Housing District , which is located at North Street ofWucheng , 6 floors and was built in 2000 . Building with reinforced concrete brick structure , the house is in the second floor , 101 square meter , high-grade decoration , water , electricity , gas , television , the transaction price in May 2010 is RMB6,500.00 Yuan .C : Shangjie Housing District , which is located at Changzhi Road , 7floors and was built in 2004 . Building with Steel reinforced concrete structure , the house is in the fifth floor , 112 square meter , common decoration , water , electricity , gas , television , the transaction price in June 2010 is RMB7,100.00 Yuan .Sheet 1 ,3. Choose The Comparative FactorsSheet 24. Rectification of Comparative FactorsSheet 3Sheet 4The three cases above are in the same circle of supply and demand , after compare , the price of the appraised object is :(7517+7881+7471)/3=7623 Yuan square meter5.Total Price of the appraised object=7623×141.70=1080179.1YuanThe result for the whole : 1,080,200.00 Yuan , Unit Price is 7623 Yuan square meterClause III Determination of the Appraisal ResultAccording to the purpose of appraisal, the appraisers have assessed thevalue of the appraised object which is located at No. C, F/20, Unit A,Building 1 (WANGFU Commerce Building), No. 9, Fuxi Street, Taiyuan, onthe basis of independence, impersonality, equity, legitimacy andcautiousness, adhering to on-spot inspection of the real estate as wellas comprehensive collection of related market information and appraisalobject information, in the light of general analysis the elements whichwill influence the market value of the real estate, comply with stateregulations on real estate appraisal, real estate appraisal rules andgiven appraisal purpose as well as by utilizing logical appraisalprocesses and methods. The appraisal result of the appraised object onJuly 08, 2010 is as follows (currency: RMB):Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization (the capital form of Chinese numerals): RMB one million nine eighty thousand and two hundred Yuan)————————CO., LTD（seal）Clause IV Relevant Notes1. The report is based on documents supplied by the entrusting party, whoshall be held liable for the authenticity, integrality and consequencesresulted from the documents supplied. The appraisers shall be only heldliable for the operation procedure, and the fairness of the methodadopted in this report.2. Without the consent in writing by the appraising institution andappraisers, the report shall not be used by other Unit or individualthan the entrusting party, report user and report audit organ. All orpart of the report shall not be released in the public media.。
房产资产评估报告范本通用版
房产资产评估报告范本通用版房产资产评估报告范本通用版General version of real estate assets appraisal report汇报人：JinTai College房产资产评估报告范本通用版前言：报告是根据上级部署或工作方案，每完成一项任务，普通都要向上级写报告，反映工作中的基本状况、工作中取得的阅历教训、存在的问题以及今后工作设想等，以取得上级领导部门的指导。
本文档按照申请报告内容要求绽开说明，具有实践指导意义，便于学习和使用，本文档下载后内容可按需编辑修改及打印。
一、委估项目xxx公司所属房产抵押贷款估价项目二、托付方名称：xxx公司地址：xxx三、估价方名称：xxx房地产评估询问有限公司地址：xxx证书号：xxx 资质等级：xxx法定代表人：xxx四、估价对象概况估价对象位于xxx，其合法产权人为xxx公司，建造面积共9687.69平方米。
其中主楼一幢，1-5层，混合结构，建造面积为7430.12m2，平均层高3.6米，建成于20xx年，于20xx年底重新改造装修，外观九五成新，房屋全部权证号码为xxx。
副楼一幢，1-3层，混合结构，建造面积为2257.57m2，平均层高3.2米，建成于20xx年，外观九成新，房屋全部权证号码为xxx。
五、估价目的为确定房产抵押贷款额度提供参考依据而评估房产抵押价值。
六、估价时点20xx年8月15日七、价值定义采纳藏匿市场价值标准八、估价原则本次评估在遵循公平、公正、藏匿、客观、科学原则的前提下，还应依据如下原则：1.合法原则，以估价对象的合法使用、合法处分为前提。
2.最高最佳使用原则，以估价对象最高最佳使用为前提。
3.替代原则，要求估价结果不得显然偏离类似房地产在同等条件下的正常价格。
4.估价时点原则，要求估价结果应是估价时点的客观合理价格。
九、估价依据1.托付方提供的资料（1）托付书;（2）托付方企业营业执照复印件;（3）房屋全部权证复印件。
资产评估报告英文范文
资产评估报告英文范文Real Estate Evaluation ReportName of the appraisal Item: evaluation report of the house located at Room1, F5, Unit1, No.109,Client:Date of report:No. of the report:Real Estate Appraisal Office Co., Ltd.Real Estate Appraisal ReportMr./Lady,On your request, we made spot inspection for the real estate located at Room1, F5, Unit1, No.109.. After checking collecting necessary data, we made appraisal and hereby submitted the opinion of public market value dated for your reference.I. Status of RightsProperty :( From Housing Ownership Certificate of)1.Location: Room1, F5, Unit1, No.109,2.Owner:3.Building4.Room No.:5.Building Coverage: 142.41 m26.Structure: Reinforced Concrete Structure7.Total floors of construction: 58.Living floor: 59.Design use: Residential10. Building time: around 2007II. Status in quo of real estateAccording to our spot inspection, the subject is used as residence. III. Details of real estateA.Area Factors1.Area features and change trend:Appraisal object is located at Room1, F5, Unit1, No.109, y. Thisresidential area is called Shangpinnanshan. The residential quarter is the first Class place fourth Category Area. The appraisal object approaches to. There are many high-grade residential areas around here, such as etc. Many department stores or service industry are also located at here, such as schools will provide perfect services for residents. In this densely populated area, ancillary facility of life services is complete. On the basis of general plan and zoning plan of, there is no doubt that this region will become a higher gathering residential area in future and its building scale will become higher and larger. Hence, we all think that this region which the house was located at have huge potential for increment.2.Traffic conditions:Appraisal object approaches to Street. The advantage of this region is convenient transportation. There are many bus lines around here such as No. 505, No. 501, No.407 etc. These bus lines could reach at each region of the city. We can say that the system of public traffic has a strong radiation.3.Living services facility:Near it, there are Supermarket; Monetary, living, medical facilities including banks, hospitals and schools can provide perfect services for residents. In this region also have many small and medium size restaurants, entertainment and relaxation places etc.cation facility:Near the appraisal object, there areB. Individual factor1.Location and use:The appraisal object is located at Room1, F5, Unit1, No.109, , now is used as of residence.2.Area and structure:The appraisal object s building Coverage is 142.41 m2 with reinforced concrete structure.3.Decoration standard:The appraisal object is equipped with thief prevention entrance door, steel and plastic window. The structural system of house is north-south. The inside floor is covered with wood flooring, the wall is coated with whiting; the floor of kitchen is covered with floor tile, the wall is covered with ceramic tile; the floor of washroom is covered with non-slippery floor, the wall is covered with wall tile.。
房地产估价报告书_英文版
REAL ESTATE APPRAISAL REPORTName of Project: Room 1234, unit 1, F/11, building 7, xuefushu homeland, haidian district, Beijing CityEntrusting Party: rrff ffhhgAppraising Institution: Beijing huaxin real estimate appraisal CO., LTD Appraisers: Ma Haiming Chenjiangbo nizhonghaiAppraisal Working Date：from April, 2, 2014 to April, 2, 2014Appraisal Report No.: [2014]huaxin appraisal G-040051Contents1.Letter to the entrusting party (3)2.Statement by the appraisers (4)3.Presumption and restrictive conditions (5)4.Appraisal result report (6)5.Appraisal technical report (11)6.Appendix (19)Letter to the Entrusting PartyDear Ms. Tian Haiying ,We accepted your appointment to conduct the appraisal on your real estate that you have entrusted us. The appraised object is the real estate located athe appraisal date is July 08, 2010.Purpose of Appraisal: Supplying the reference basis of real estate market price for the entrusting party’s knowledgeAppraisal Result: The appraisers have assessed the value of the above-mentioned real estate on the basis of independence, impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraised object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of the appraised object on July 08, 2010 is as follows (currency: RMB):Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization (the capital form of Chinese numerals): RMB one million nine eighty thousand and two hundred Yuan)For detailed appraisal results, process and related explanation, please refer to the ‘Appraisal Result Report’and ‘Appraisal Technical Report’.Taiyuan Wuyuetong Real Estate Appraisal Co., LtdJuly 13, 2010 Taiyuan Wuyuetong Real Estate Appraisal CO., LTD（seal）Statement by the AppraisersWe hereby solemnly declare the following:1.All of the information which has been shown in this report is authentic andaccurate.2.All of the analyses, comments and conclusions which have been shown in thisreport have been presented, given and drawn through our impartial analysis and professional knowledge. However, all of them have been restricted by the presumptions and restrictive conditions which have been explained in this report.3.We have not had the interest conflict with the appraised object, nor have commoninterests with or prejudice against the entrusting party.4.According to Real Estate Appraisal Rules which is the State Standard of thePeople's Republic of China, we presented analyses, given comments, drawn conclusions and compose the report eventually.5.The on-site inspection of the appraised object has been done by our appraisersthrough which they are responsible for the objectivity, authenticity and impartiality of the inspection results. However, unless otherwise agreed, the scope of on-site inspection is restricted to appearance and use status of the appraised object. The appraisers do not shoulder the responsibility for investigating the structure and quality of the building as well as for examining other overlaid, unexposed and unreachable parts of the appraised object. The appraisers who take charge of on-site inspection are Duan Zhihong and Chai Hongbin.6.Not any important and professional assistance has been offered to the appraisalreport.7.The appraisal is based on the relevant documents supplied by the entrusting partywho shall be held liable for the authenticity, completeness and consequences incurred. The appraisers shall be only held liable for the operation process and fairness of the appraisal method adopted.8.The registered real estate appraisers who take charge of the appraisal:Duan ZhihongRegistered Public Real Estate Appraiser of P. R. China (Registration No.: 1420020030) Date of expiration：September 2010 (seal)Chai HongbinRegistered Public Real Estate Appraiser of P. R. China (Registration No.: 1420070031) Date of expiration：September 2010(seal)Presumption and Restrictive Conditions1.The entrusting party obtained the appraised object legally and the appraisedobject is in sound condition at the appraisal time and is used legally, safely and normally at its optimal status.2.The real estate market at the appraisal time operates publicly, equally andvoluntarily.3.Any operation mode and procedure relating to the appraised object shall complywith the relevant national and local laws and regulations.4.The owner, the location, the category of property, the building area and thefunction of the appraised object in this report shall be subject to what have been recorded in the House Proprietorship Certificate provided by the entrusting party.5.The appraisal result in this report is the market value of the real estate at theappraisal time of 5th, July, 2010 and meets all the presumption and restrictive conditions. The real estate price shall be reappraised in case the conditions and purpose set in this report vary.6.The appraisal price in this report is objective and impartial market price, withoutconsidering the influence on the appraisal result by other rights such as mortgage and leasing right, risk of the future change of the real estate market, short-term disciplinary measures and relevant taxation, etc.7.The appraisal result shall remain effective within one year since the finalizationof the report. If during the period, there is major change in national macroeconomic policy, the real estate market or the physical status of the appraised object which has major effects on the appraisal result, we shall be appointed again to perform the appraisal.8.The report shall only be used for the purpose of appraisal by the entrusting party,that is, to supply referential basis for the entrusting party to determine the market value of the real estate. The report shall not be used for other economic activities.9.The report shall be used as a whole and we shall not be held liable for therelevant losses resulted from the use of the part of the report.Appraisal Result ReportBing Wu Yue Tong Gu Zi [2010] No. 0706 The Entrusting Party:Name: ————————Home Address: ————————The Entrusted Appraising Party:Company name：————————Co., LtdClass: ————————Legal representative: ————————Address: ————————Telephone: (————————————————CO., LTD（seal）Appraised Object◆The appraised object: the appraised object is located at————————.The building have 7 floots and was built in 2004 . Building with steel reinforced concrete structure , the outside wall was tile fixing . The doors of Unites are intelligent security doors , the ground inside the building is waterstone , iron railings and wooden arms , inside wall is emulsion paint, The appraised object located at Room02 , Unit11 ,third floor of the building . It is a residence .Decoration status of the appraised object: High-grade decoration , the floor of the room is covered by import granite , the wall is painted by latex, and the flooring angular line is made of clad plate as well as the suspended ceiling is decorated by fluorescent lamp. Parlour is very artistic , the wall is black marble , integral ambry . The outer window of the room is decorated by top-grade insulating glass with aluminum alloy, stainless steel guard bar and marble windowsill. What’s more, the door of the room consists of security door and wooden door , and the flooring angular line is made of ceramic tile, the suspended ceiling is decorated by fluorescent lamp as well. marble wash stand , sanitary fittings are complete ; there are water, electricity, central heating, gas, television, internet in the house .◆Status of Proprietorship: Fang Quan Zheng Bing Zi No.S0906546 “HouseProprietary Certificate” which has been provided by the entrusting party shows: Owner: Sun Zhiyu Yang Fang ; Location: ————————d ; Category of Property: Private; Building No.: 1; Room No.0302; Structure: Steel reinforced concrete; Total Building Floors: 7; Floor No. of the Appraised Object: 3; Building Area：141.70 square meters; Use of Design: Residence .Purpose of Appraisal: Supplying the reference basis of real estate market price for the entrusting party’s knowledge.The appraisal date: July 08, 2010.Definition of Price: The appraisal adopts the market price standard of the real estate, that is, the appraisal is complying with the market price on July 08, 2010 which is the appraisal date.Appraisal Basis:1.“Administration Rule of Urban Real Estate of P. R. China”2.“Administration Rule of Land Use of P. R. China”3.National Standard “Regulations for Real Estate Appraisal” of P. R. China4.“Property Law of P. R. China”5.“House Proprietorship Certificate”6.The relevant documents supplied by the entrusting partyrmation of the on-site inspection of the appraised object by the appraisers8.Relevant documents concerning the real estate market mastered and collectedby the appraising partyAppraisal Principles:1.Principle of legalityThe real estate appraisal shall be conducted on the basis of the legal proprietorship of the real estate, which contains the legal obtainment, legal use, legal transaction or disposition, etc.2.Principle of Maximal and Optimal UseThe appraisal of the real estate shall be based on the maximal and optimal use.The maximal and optimal use means enabling the appraised object to generate the maximal value legally allowed, technically possible, economically feasible and after reasonable argument.3.Principle of ReplacementThe appraisal result shall not deviate from the normal price of similar property under similar conditions obviously. Similar property refers to real estate in comparable search area and equal or similar to the appraised object concerning the function, scope, grade and building structure. Comparable search area means the regional range where the real estate may replace the appraised object or affect the price of the appraised object.4.Principle of Appraisal TimeThis principle emphasizes that the appraisal result is time dependent and time effective. As the real estate market is ever-changing, the same real estate always has different prices at different appraisal time. The appraisal result is the objective and reasonable price or value of the appraised object at the appraisal time.5.Principle of Objectiveness and FairnessThe appraisal is based on sufficient investigation, comprehension and analysis of the actual conditions of the appraised object, strictly obeys the relevant laws and decrees of the state, Shanxi Province and Taiyuan Municipality, considers the interests of correlative parties fully, follows scientific appraisal procedures, adopts reasonable and suitable appraisal methods and through careful and accurate calculation.6.Principle of PrudenceWe shall not overestimate benefits and costs, and shall not choose cases with higher deal price; we shall not underestimate cost rate and choose lower relative parameters either. Prudence is necessary before making professional judgment under uncertain situations.Anyway, in the process of the appraisal, we shall obey the relevant national and local laws and decrees, adheres to such principles as objectiveness, fairness, science and legitimacy so as to ensure rational appraisal procedure, scientific appraisal method, accurate appraisal result and the secret of the appraisal. Appraisal Method:According to the appraisal purpose, the development degree of Taiyuan Real Estate market and the appraisal maneuverability, on the basis of analyze the relevant data and investigate appraised object on-site. In view of the real estate of the same kind has a high frequency of leasing, as a result of this, the appraisers calculate the price of the appraised object by market comparison method. Consequently, according to the characteristics of the appraised object and the actual situation, as well as comply with the doctrine of real estate appraisal method, the method has been adopted to determine the market value of the appraised object.The method is to anticipate the normal net profit of the appraised object in the future and choose suitable capitalization rate to discount such profit to the appraisal time for accumulation, in order to estimate the objective and reasonable price or value of the appraised object .Appraisal ResultThe appraisers have assessed the value of the above-mentioned real estate on the basis of independence, impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraisal object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of the appraised object on July 08, 2010 is as follows (currency: RMB):Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization (the capital form of Chinese numerals): RMB one million nine eighty thousand and two hundred Yuan)Appraisers:Duan ZhihongRegistered Public Real Estate Appraiser of P. R. China (Registration No.: 1420020030) Date of expiration：September 2010 (seal)Chai HongbinRegistered Public Real Estate Appraiser of P. R. China (Registration No.: 1420070031) Date of expiration：September 2010(seal)Appraisal Working Date:From July 08, 2010 to July 13, 2010Validity Term of the Appraisal ReportThe appraisal result shall be valid within one year from the finalization of the report.Application Range of the Appraisal ReportThe report suppl ies the basis for the reference price for the entrusting party’s knowledge of the market price of the real estate. It is ineffective for other economic activities.Taiyuan Wuyuetong Real Estate Appraisal CO., LTD（seal）Appraisal Technical ReportClause 1 General Situation of the Appraised Real Estate1.Individual Elements Analysis(1)Status of ProprietorshipFang Quan Zheng Bing Zi No.S0906546 “House Proprietary Certificate”which has been provided by the entrusting party shows: Owner: Sun Zhiyu Yang Fang ; Location: ————————; Category of Property: Private;Building No.: 1; Room No.0302; Structure: Steel reinforced concrete; Total Building Floors: 7; Floor No. of the Appraised Object: 3; Building Area：141.70 square meters; Use of Design: Residence(2)Substance Entity Condition(3)The appraised object: the appraised object is located at ————————.The building have 7 floots and was built in 2004 . Building with steel reinforced concrete structure , the outside wall was tile fixing . The doors of Unites are intelligent security doors , the ground inside the building is waterstone , iron railings and wooden arms , inside wall is emulsion paint, The appraised object located at Room02 , Unit11 ,third floor of the building .It is a residence .Decoration status of the appraised object: High-grade decoration , the floor of the room is covered by import granite , the wall is painted by latex, and the flooring angular line is made of clad plate as well as the suspended ceiling is decorated by fluorescent lamp. Parlour is very artistic , the wall is black marble , integral ambry . The outer window of the room is decorated by top-grade insulating glass with aluminum alloy, stainless steel guard bar and marble windowsill. What’s more, the door of the room consists of security door and wooden door , and the flooring angular line is made of ceramic tile, the suspended ceiling is decorated by fluorescent lamp as well.marble wash stand , sanitary fittings are complete ; there are water, electricity, central heating, gas, television, internet in the house .2.Regional Effects Analysis(1)District General ConditionXiaodian District is located at the southeast part of Taiyuan, and is the north of the Jinzhong Basin . Qingxu Town is at its sourth , Nanneihuan District and Yingze District are at north , Yuci City is at east , Fen River is at west .The transportation of this district is well developed.The concentrated communication network radiates in all directions to let the residents enjoy convenient transportation.The economic strength of Xiaodian District is abundant. It owns manyexisting business enterprises, including commerce, diet, service and transportation, etc. Since it was established, the District Committee and Government vigorously implement the strategy of prosperity in virtue of business development by investing .(2)Location and Transportation ConditionMany bus routes have been distributed at surroundings, for instance, bus 39, 824, 838, 840, 849, 864, and 877. The location of the appraised object is in Level I-B commercial land range which enjoys geographical advantage and convenient transportation.(3)Surroundings and Peripheral FacilitiesSituated at the area where is equipped with a complete set of supporting facilities and advanced business service facilities, hospital, bank, school, hotel, supermarket and bus station, etc can all be found easily. Numbers of commercial mansions, such as, Huachen Mansion , Shanmei International Mansion , Changfeng Shopping Mall , Orient Home , Wholesale Market of Tee , Sangyou Electrical Equipment , Suning Electrical Equipment , Qiannian Chamber , Qinxian Hotel , Tianshuihua Hotel , Jinshengyuan Hotel and Furong Town Restaurant . In addition, many financial institutions, including China Citic Bank, China Merchants Bank, China Ever bright Bank, Huaxia Bank and Industrial and Commercial Bank are also scattered around here. The educational facilities and medical treatment facilities in this area are all in readiness, the former incorporates Yujie Kindergarten, Lele Art Kindergarten, Affiliated School of Taiyuan Normal College , Taiyuan No.38 Middle School , Taiyuan No.38 Middle School and Wenhua Middle School, the latter consists of Shanxi Meitan Central Hospital and Kangming Ophthalmologic Hospital and Changcheng Dental Specialist . The area endures sheer pedestrian volume, and enjoys business prosperity as well as graceful environment.(4)Infrastructural Facilities ConditionThe area has connected to the seven mains outside the red line, which is as follows:①Connect to water supplying line: The water is supplied by TaiyuanRunning-Water Company which is highly reliable.②Connect to sewer pipe: The area possesses underground drainagenetwork to separate rain from sewage.③Connect to electrical line: The electricity is supplied by Taiyuan PowerSupply Bureau which is highly reliable.④Connect to communication cable: The communication cable has beenspread out in the area which is highly reliable.⑤Connect to gas line: The gas pipe network has been connected into thisarea which is highly reliable.⑥Connect to flue gas duct: The area enjoys central heating supply whichis highly reliable.⑦Access to roads: The appraised object adjacent to Fuxi Street in thesouth.3.Market Background AnalysisTaiyuan municipality is the capital of Shanxi province which serves as the political, cultural, educational, scientific and technological, communication and information centers in Shanxi province. It is one of the twenty-two megalopolis in China. Taiyuan is situated at the combing site of the eastern, central and western economic belts which connects the west with the east, the north with the south of China and plays a two-way supporting role under the strategy of opening the country to the outside world and in economic development layout. According to the general requirement of ‘Moving southward, marching into the east’,‘Northward enlargement, eastward expansion’,‘prompt quality’and ‘reinvent image’as well as the construction guidance ‘Rebuild old city, construct new town, exploit ancient city ’and take action simultaneously. Taiyuan erected the image of ‘Brand-new Taiyuan’, all-sided speeded up the steps towards the construction of the city and enhanced the radiometric force, influence power and leading power as a city of provincial capital gradually. In recent years, remarkable results were achieved in term of transportation, communication, municipal administration and ecological environment. Due to a quintuple-level transportation network consisting of air routes, railways and highways have been completed, Taiyuan takes on a new look with each passing day. A good socioeconomic foundation can be laid for the further development of the Real Estate Market in Taiyuan with the continuous improvement in supporting facilities and infrastructure.In recent years, Taiyuan office building real estate market has experienced a process from emergence to instant development. At present, Taiyuan office building real estate market has presented the trend of stable development marked by increased volume of transaction and slowly increased price. We hold the opinion that Taiyuan office building real estate market will keep the trend of stable development continuously for quite a long time. In other words, the market prospect for the appraised object is optimistic.4.The Analysis of Maximal and Optimal UseReal estate estimate should be based on the best use of the appraised object, the analysis of maximal and optimal use really embody the objectivity of estimate, whether measuring, judging the appraised object is at best use or not should be judged from the following aspects:①Law permitting, not limited by the condition of current use, but based onlaw, the direction of the plan development, and estimated by the possible best use.②In technology, that is, estimate according to the technical requirement inhouse construction engineering.③In economy, estimated price should use the result of getting the bestprofits from limited put-in at all kinds of methods④Land and building, that is, judge its best condition or not based on thecombination of real estate internal composing factors.⑤Coordination between real estate and environmental surroundings, that is,if real estate and environmental surroundings are coordinated or balanced.⑥Sustainability, that is, the appraisers should study not only the past andthe current price, but also the current real estate market situation, the development trend and the effects of varied political and economic situation as well as policy shift in order to predict the future price trend and the change tendency of profit.According to these aspects mentioned above, the current use of the appraised real estate is at the best status.Clause II Analysis and Calculation of the Appraisal Price1.Choice of the Appraisal MethodAccording to the appraisal purpose, the development degree of Taiyuan Real Estate market and the appraisal maneuverability, on the basis of analyze the relevant data and investigate appraised object on-site. In view of the real estate of the same kind has a high frequency of leasing, as a result of this, the appraisers calculate the price of the appraised object by market comparison method. Consequently, according to the characteristics of the appraised object and the actual situation, as well as comply with the doctrine of real estate appraisal method, the method has been adopted to determine the market value of the appraised object.The method is to anticipate the normal net profit of the appraised object in the future and choose suitable capitalization rate to discount such profit to the appraisal time for accumulation, in order to estimate the objective and reasonable price or value of the appraised object.2.Process of the Appraisal Price CalculationFormula for the market comparison method:1.Calculation Formula :Market Price of the Appraised Object=Price of Comparative Object ×Transaction Rectification×Rectification of Trade Date×Rectification of Regional Factor×Rectification of Individual Factor2.Choose the Trade Case :A : Wenhuayuan Housing District , which is located at ChangfengStreet , Building with Steel reinforced concrete structure , 7 floors and was built in 1998 . the house is in the third floor , 110 square meter , common decoration , water , electricity , gas , television , the transactionprice in June 2010 is RMB7,000.00 Yuan .B : Xinyuan Housing District , which is located at North Street of Wucheng , 6 floors and was built in 2000 . Building with reinforced concrete brick structure , the house is in the second floor , 101 square meter , high-grade decoration , water , electricity , gas , television , the transaction price in May 2010 is RMB6,500.00 Yuan .C : Shangjie Housing District , which is located at Changzhi Road , 7 floors and was built in 2004 . Building with Steel reinforced concrete structure , the house is in the fifth floor , 112 square meter , common decoration , water , electricity , gas , television , the transaction price in June 2010 is RMB7,100.00 Yuan .3. Choose The Comparative Factors4. Rectification of Comparative FactorsSheet 3The three cases above are in the same circle of supply and demand , after compare , the price of the appraised object is :(7517+7881+7471)/3=7623 Yuan square meter5.Total Price of the appraised object=7623×141.70=1080179.1YuanThe result for the whole : 1,080,200.00 Yuan , Unit Price is 7623 Yuan square meterClause III Determination of the Appraisal ResultAccording to the purpose of appraisal, the appraisers have assessed the value of the appraised object which is located at No. C, F/20, Unit A, Building 1 (WANGFU Commerce Building), No. 9, Fuxi Street, Taiyuan, on the basis of independence, impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraisal object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of the appraised object on July 08, 2010 is as follows (currency: RMB):Unit Price of the appraised object：RMB7623 Yuan/Square Meter Total Price of the appraised object: RMB1,080,200.00 Yuan Capitalization (the capital form of Chinese numerals): RMB one million nine eighty thousand and two hundred Yuan)————————CO., LTD（seal）Clause IV Relevant Notes1. The report is based on documents supplied by the entrusting party, whoshall be held liable for the authenticity, integrality and consequencesresulted from the documents supplied. The appraisers shall be only heldliable for the operation procedure, and the fairness of the methodadopted in this report.2. Without the consent in writing by the appraising institution andappraisers, the report shall not be used by other Unit or individual thanthe entrusting party, report user and report audit organ. All or part of thereport shall not be released in the public media.3. Should the errors in the contents and figures owing to the typing orother reason be found, please inform us to make the amendment.Otherwise, the part with such errors shall be null and void.4. The formal report other than duplicated or photocopied one shall belegally valid.————————Co., LtdJuly 13, 2010 Appendix1. Photocopy of Identity Card of the Entrusting PartyPhotocopy of the House Proprietorship Certificate2. Photograph of the Appraised Object3. Photocopy of Business License and the Qualification Certificate of theAppraising Institution4. Photocopy of Registration Certificate of the Appraisers。
房地产估价报告书
REAL ESTATE APPRAISAL REPORTName of Project: Appraisal report on the evaluation of the value of Real Estate of Room0302，Unit11,Building1,No.196（Shangjie District）,Changzhi Road, Taiyuan City Entrusting Party: ————————Appraising Institution: ————————CO., LTDAppraisers: ————————Appraisal Working Date：————————Appraisal Report No.: ————————————————CO., LTD（seal）Contents1.Letter to the entrusting party (3)2.Statement by the appraisers (4)3.Presumption and restrictive conditions (5)4.Appraisal result report (6)5.Appraisal technical report (11)6.Appendix (19)Letter to the Entrusting PartyDear Ms. Yang Fang ,We accepted your appointment to conduct the appraisal on your real estate that you have entrusted us. The appraised object is the real estate located at Room0302,Unit11,Building1,No.196（Shangjie District）,Changzhi Road, Taiyuan City with the building area of 141.70 square meters.The appraisal date is July 08, 2010.Purpose of Appraisal: Supplying the reference basis of real estate market price for theentrus ting party’s knowledgeAppraisal Result: The appraisers have assessed the value of the above-mentioned real estate on the basis of independence, impersonality, equity, legitimacy and cautiousness, adhering toon-spot inspection of the real estate as well as comprehensive collection of related market information and appraised object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of the appraised object on July 08, 2010 is as follows (currency: RMB):Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization (the capital form of Chinese numerals): RMB one million nine eighty thousand and two hundred Yuan)For detailed appraisal results, process and related explanation, please refer to the ‘Appraisal Result Report’and ‘Appraisal Technical Report’.Taiyuan Wuyuetong Real Estate Appraisal Co., LtdJuly 13, 2010Taiyuan Wuyuetong Real Estate Appraisal CO., LTD（seal）Statement by the AppraisersWe hereby solemnly declare the following:1.All of the information which has been shown in this report is authentic and accurate.2.All of the analyses, comments and conclusions which have been shown in this report havebeen presented, given and drawn through our impartial analysis and professional knowledge.However, all of them have been restricted by the presumptions and restrictive conditions which have been explained in this report.3.We have not had the interest conflict with the appraised object, nor have common interestswith or prejudice against the entrusting party.4.According to Real Estate Appraisal Rules which is the State Standard of the People'sRepublic of China, we presented analyses, given comments, drawn conclusions and compose the report eventually.5.The on-site inspection of the appraised object has been done by our appraisers through whichthey are responsible for the objectivity, authenticity and impartiality of the inspection results.However, unless otherwise agreed, the scope of on-site inspection is restricted to appearance and use status of the appraised object. The appraisers do not shoulder the responsibility for investigating the structure and quality of the building as well as for examining other overlaid, unexposed and unreachable parts of the appraised object. The appraisers who take charge of on-site inspection are Duan Zhihong and Chai Hongbin.6.Not any important and professional assistance has been offered to the appraisal report.7.The appraisal is based on the relevant documents supplied by the entrusting party who shallbe held liable for the authenticity, completeness and consequences incurred. The appraisers shall be only held liable for the operation process and fairness of the appraisal methodadopted.8.The registered real estate appraisers who take charge of the appraisal:Duan ZhihongRegisterDate of expiration：September 2010 (seal)Chai HongbinRegistered Public Real Estate Appraiser of P. R. China (Registration No.: 1420070031) Date of expiration：September 2010(seal)Presumption and Restrictive Conditions1.The entrusting party obtained the appraised object legally and the appraised object is insound condition at the appraisal time and is used legally, safely and normally at its optimal status.2.The real estate market at the appraisal time operates publicly, equally and voluntarily.3.Any operation mode and procedure relating to the appraised object shall comply with therelevant national and local laws and regulations.4.The owner, the location, the category of property, the building area and the function of theappraised object in this report shall be subject to what have been recorded in the HouseProprietorship Certificate provided by the entrusting party.5.The appraisal result in this report is the market value of the real estate at the appraisal timeof 5th, July, 2010 and meets all the presumption and restrictive conditions. The real estate price shall be reappraised in case the conditions and purpose set in this report vary.6.The appraisal price in this report is objective and impartial market price, without consideringthe influence on the appraisal result by other rights such as mortgage and leasing right, riskof the future change of the real estate market, short-term disciplinary measures and relevant taxation, etc.7.The appraisal result shall remain effective within one year since the finalization of the report.If during the period, there is major change in national macroeconomic policy, the real estate market or the physical status of the appraised object which has major effects on the appraisal result, we shall be appointed again to perform the appraisal.8.The report shall only be used for the purpose of appraisal by the entrusting party, that is, tosupply referential basis for the entrusting party to determine the market value of the realestate. The report shall not be used for other economic activities.9.The report shall be used as a whole and we shall not be held liable for the relevant lossesresulted from the use of the part of the report.Appraisal Result ReportBing Wu Yue Tong Gu Zi [2010] No. 0706The Entrusting Party:Name: ————————Home Address: ————————The Entrusted Appraising Party:Company name：————————Co., LtdClass: ————————Legal representative: ————————Address: ————————Telephone: (————————————————CO., LTD（seal）Appraised Object◆The appraised object: the appraised object is located at————————.The buildinghave 7 floots and was built in 2004 . Building with steel reinforced concrete structure ,the outside wall was tile fixing . The doors of Unites are intelligent security doors , theground inside the building is waterstone , iron railings and wooden arms , inside wall is emulsion paint, The appraised object located at Room02 , Unit11 ,third floor of thebuilding . It is a residence .Decoration status of the appraised object: High-grade decoration , the floor of the room is covered by import granite , the wall is painted by latex, and the flooring angularline is made of clad plate as well as the suspended ceiling is decorated by fluorescent lamp.Parlour is very artistic , the wall is black marble , integral ambry . The outer window of the room is decorated by top-grade insulating glass with aluminum alloy, stainless steel guard bar and marble windowsill. What’s more, the door of the room consists of security door and wooden door , and the flooring angular line is made of ceramic tile, the suspended ceiling is decorated by fluorescent lamp as well. marble wash stand , sanitary fittings are complete ;there are water, electricity, central heating, gas, television, internet in the house .◆Status of Proprietorship: Fang Quan Zheng Bing Zi No.S0906546 “House ProprietaryCertificate” which has been provided by the entrusting party shows: Owner: Sun ZhiyuYang Fang ; Location: ————————d ; Category of Property: Private; Building No.: 1; Room No.0302; Structure: Steel reinforced concrete; Total Building Floors: 7; Floor No.of the Appraised Object: 3; Building Area：141.70 square meters; Use of Design:Residence .Purpose of Appraisal: Supplying the reference basis of real estate market price for the entrusting party’s knowledge.The appraisal date: July 08, 2010.Definition of Price: The appraisal adopts the market price standard of the real estate, that is, the appraisal is complying with the market price on July 08, 2010 which is the appraisal date.Appraisal Basis:1.“Administration Rule of Urban Real Estate of P. R. China”2.“Administration Rule of Land Use of P. R. China”3.National Standard “Regulations for Real Estate Appraisal” of P. R. China4.“Property Law of P. R. China”5.“House Proprietorship Certificate”6.The relevant documents supplied by the entrusting partyrmation of the on-site inspection of the appraised object by the appraisers8.Relevant documents concerning the real estate market mastered and collected by theappraising partyAppraisal Principles:1.Principle of legalityThe real estate appraisal shall be conducted on the basis of the legal proprietorship of the real estate, which contains the legal obtainment, legal use, legal transaction or disposition, etc.2.Principle of Maximal and Optimal UseThe appraisal of the real estate shall be based on the maximal and optimal use.The maximal and optimal use means enabling the appraised object to generate the maximal value legally allowed, technically possible, economically feasible and after reasonable argument.3.Principle of ReplacementThe appraisal result shall not deviate from the normal price of similar property under similar conditions obviously. Similar property refers to real estate in comparable search area and equal or similar to the appraised object concerning the function, scope, grade and building structure. Comparable search area means the regional range where the real estate may replace the appraised object or affect the price of the appraised object.4.Principle of Appraisal TimeThis principle emphasizes that the appraisal result is time dependent and time effective. As the real estate market is ever-changing, the same real estate always has different prices at different appraisal time. The appraisal result is the objective and reasonable price or value of the appraised object at the appraisal time.5.Principle of Objectiveness and FairnessThe appraisal is based on sufficient investigation, comprehension and analysis of the actual conditions of the appraised object, strictly obeys the relevant laws and decrees of the state, Shanxi Province and Taiyuan Municipality, considers the interests of correlative parties fully, follows scientific appraisal procedures, adopts reasonable and suitable appraisal methods and through careful and accurate calculation.6.Principle of PrudenceWe shall not overestimate benefits and costs, and shall not choose cases with higher deal price; we shall not underestimate cost rate and choose lower relative parameters either. Prudence is necessary before making professional judgment under uncertain situations.Anyway, in the process of the appraisal, we shall obey the relevant national and local laws and decrees, adheres to such principles as objectiveness, fairness, science and legitimacy so as to ensure rational appraisal procedure, scientific appraisal method, accurate appraisal result and the secret of the appraisal.Appraisal Method:According to the appraisal purpose, the development degree of Taiyuan Real Estate market and the appraisal maneuverability, on the basis of analyze the relevant data and investigate appraised object on-site. In view of the real estate of the same kind has a high frequency of leasing, as a result of this, the appraisers calculate the price of the appraised object by market comparison method. Consequently, according to the characteristics of the appraised object and the actual situation, as well as comply with the doctrine of real estate appraisal method, the method has been adopted to determine the market value of the appraised object.The method is to anticipate the normal net profit of the appraised object in the future and choose suitable capitalization rate to discount such profit to the appraisal time for accumulation, in order to estimate the objective and reasonable price or value of the appraised object .Appraisal ResultThe appraisers have assessed the value of the above-mentioned real estate on the basis of independence, impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraisal object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of the appraised object on July 08, 2010 is as follows (currency: RMB):Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization (the capital form of Chinese numerals): RMB one million nine eighty thousand and two hundred Yuan)Appraisers:Duan ZhihongRegisterDate of expiration：September 2010 (seal)Chai HongbinRegistered Public Real Estate Appraiser of P. R. China (Registration No.: 1420070031) Date of expiration：September 2010(seal)Appraisal Working Date:From July 08, 2010 to July 13, 2010Validity Term of the Appraisal ReportThe appraisal result shall be valid within one year from the finalization of the report. Application Range of the Appraisal ReportThe report supplies the basis for the reference price for the entrusting party’s knowledge of the market price of the real estate. It is ineffective for other economic activities.Taiyuan Wuyuetong Real Estate Appraisal CO., LTD（seal）Appraisal Technical ReportClause 1 General Situation of the Appraised Real Estate1.Individual Elements Analysis(1)Status of ProprietorshipFang Quan Zheng Bing Zi No.S0906546 “House Proprietary Certificate” which has been provided by the entrusting party shows: Owner: Sun Zhiyu Yang Fang ; Location: ————————; Category of Property: Private; Building No.: 1; Room No.0302;Structure: Steel reinforced concrete; Total Building Floors: 7; Floor No. of the Appraised Object: 3; Building Area：141.70 square meters; Use of Design: Residence(2)Substance Entity Condition(3)The appraised object: the appraised object is located at ————————.Thebuilding have 7 floots and was built in 2004 . Building with steel reinforced concrete structure , the outside wall was tile fixing . The doors of Unites are intelligent security doors , the ground inside the building is waterstone , iron railings and wooden arms , inside wall is emulsion paint, The appraised object located at Room02 , Unit11 ,third floor of the building . It is a residence .Decoration status of the appraised object: High-grade decoration , the floor of the room is covered by import granite , the wall is painted by latex, and the flooring angular line is made of clad plate as well as the suspended ceiling is decorated by fluorescent lamp. Parlour is very artistic , the wall is black marble , integral ambry . The outerwindow of the room is decorated by top-grade insulating glass with aluminum alloy, stainless steel guard bar and marble windowsill. What’s more, the door of the room consists of security door and wooden door , and the flooring angular line is made of ceramic tile, the suspended ceiling is decorated by fluorescent lamp as well. marble wash stand , sanitary fittings are complete ; there are water, electricity, central heating, gas, television, internet in the house .2.Regional Effects Analysis(1)District General ConditionXiaodian District is located at the southeast part of Taiyuan, and is the north of theJinzhong Basin . Qingxu Town is at its sourth , Nanneihuan District and Yingze District are at north , Yuci City is at east , Fen River is at west .The transportation of this district is well developed.The concentrated communication network radiates in all directions to let the residents enjoy convenient transportation.The economic strength of Xiaodian District is abundant. It owns many existing business enterprises, including commerce, diet, service and transportation, etc. Since it wasestablished, the District Committee and Government vigorously implement the strategy of prosperity in virtue of business development by investing .(2)Location and Transportation ConditionMany bus routes have been distributed at surroundings, for instance, bus 39, 824, 838, 840, 849, 864, and 877. The location of the appraised object is in Level I-Bcommercial land range which enjoys geographical advantage and convenienttransportation.(3)Surroundings and Peripheral FacilitiesSituated at the area where is equipped with a complete set of supporting facilities and advanced business service facilities, hospital, bank, school, hotel, supermarket and bus station, etc can all be found easily. Numbers of commercial mansions, such as, Huachen Mansion , Shanmei International Mansion , Changfeng Shopping Mall , Orient Home , Wholesale Market of Tee , Sangyou Electrical Equipment , Suning Electrical Equipment , Qiannian Chamber , Qinxian Hotel , Tianshuihua Hotel , Jinshengyuan Hotel and Furong Town Restaurant . In addition, many financial institutions, including China Citic Bank, China Merchants Bank, China Ever bright Bank, Huaxia Bank and Industrial andCommercial Bank are also scattered around here. The educational facilities and medical treatment facilities in this area are all in readiness, the former incorporates YujieKindergarten, Lele Art Kindergarten, Affiliated School of Taiyuan Normal College , Taiyuan No.38 Middle School , Taiyuan No.38 Middle School and Wenhua MiddleSchool, the latter consists of Shanxi Meitan Central Hospital and KangmingOphthalmologic Hospital and Changcheng Dental Specialist . The area endures sheer pedestrian volume, and enjoys business prosperity as well as graceful environment. (4)Infrastructural Facilities ConditionThe area has connected to the seven mains outside the red line, which is as follows:①Connect to water supplying line: The water is supplied by Taiyuan Running-WaterCompany which is highly reliable.②Connect to sewer pipe: The area possesses underground drainage network toseparate rain from sewage.③Connect to electrical line: The electricity is supplied by Taiyuan Power SupplyBureau which is highly reliable.④Connect to communication cable: The communication cable has been spread out inthe area which is highly reliable.⑤Connect to gas line: The gas pipe network has been connected into this area whichis highly reliable.⑥Connect to flue gas duct: The area enjoys central heating supply which is highlyreliable.⑦Access to roads: The appraised object adjacent to Fuxi Street in the south.3.Market Background AnalysisTaiyuan municipality is the capital of Shanxi province which serves as the political,cultural, educational, scientific and technological, communication and informationcenters in Shanxi province. It is one of the twenty-two megalopolis in China. Taiyuan is situated at the combing site of the eastern, central and western economic belts which connects the west with the east, the north with the south of China and plays a two-way supporting role under the strategy of opening the country to the outside world and in economic development layout. According to the general requirement of ‘Movingsouthward, marching into the east’,‘Northward enlargement, eastward expansion’,‘prompt quality’and ‘reinvent image’as well as the construction guidance‘Rebuild old city, construct new town, exploit ancient city ’and take actionsimultaneously. Taiyuan erected the image of ‘Brand-new Taiyuan’, all-sidedspeeded up the steps towards the construction of the city and enhanced the radiometric force, influence power and leading power as a city of provincial capital gradually. In recent years, remarkable results were achieved in term of transportation, communication, municipal administration and ecological environment. Due to a quintuple-leveltransportation network consisting of air routes, railways and highways have beencompleted, Taiyuan takes on a new look with each passing day. A good socioeconomic foundation can be laid for the further development of the Real Estate Market in Taiyuan with the continuous improvement in supporting facilities and infrastructure.In recent years, Taiyuan office building real estate market has experienced a process from emergence to instant development. At present, Taiyuan office building real estate market has presented the trend of stable development marked by increased volume of transaction and slowly increased price. We hold the opinion that Taiyuan office building real estate market will keep the trend of stable development continuously for quite a long time. In other words, the market prospect for the appraised object is optimistic.4.The Analysis of Maximal and Optimal UseReal estate estimate should be based on the best use of the appraised object, the analysis of maximal and optimal use really embody the objectivity of estimate, whethermeasuring, judging the appraised object is at best use or not should be judged from the following aspects:①Law permitting, not limited by the condition of current use, but based on law, thedirection of the plan development, and estimated by the possible best use.②In technology, that is, estimate according to the technical requirement in houseconstruction engineering.③In economy, estimated price should use the result of getting the best profits fromlimited put-in at all kinds of methods④Land and building, that is, judge its best condition or not based on the combinationof real estate internal composing factors.⑤Coordination between real estate and environmental surroundings, that is, if realestate and environmental surroundings are coordinated or balanced.⑥Sustainability, that is, the appraisers should study not only the past and the currentprice, but also the current real estate market situation, the development trend and the effects of varied political and economic situation as well as policy shift in order topredict the future price trend and the change tendency of profit.According to these aspects mentioned above, the current use of the appraised real estate is at the best status.Clause II Analysis and Calculation of the Appraisal Price1.Choice of the Appraisal MethodAccording to the appraisal purpose, the development degree of Taiyuan Real Estate market and the appraisal maneuverability, on the basis of analyze the relevant data and investigate appraised object on-site. In view of the real estate of the same kind has a high frequency of leasing, as a result of this, the appraisers calculate the price of the appraised object by market comparison method. Consequently, according to the characteristics of the appraised object and the actual situation, as well as comply with the doctrine of real estate appraisal method, the method has been adopted to determine the market value of the appraised object.The method is to anticipate the normal net profit of the appraised object in the future and choose suitable capitalization rate to discount such profit to the appraisal time foraccumulation, in order to estimate the objective and reasonable price or value of the appraised object.2.Process of the Appraisal Price CalculationFormula for the market comparison method:1.Calculation Formula :Market Price of the Appraised Object=Price of Comparative Object×Transaction Rectification×Rectification of Trade Date×Rectification of Regional Factor×Rectification of Individual Factor2.Choose the Trade Case :A : Wenhuayuan Housing District , which is located at Changfeng Street , Buildingwith Steel reinforced concrete structure , 7 floors and was built in 1998 . the house is in the third floor , 110 square meter , common decoration , water , electricity ,gas , television , the transaction price in June 2010 is RMB7,000.00 Yuan .B : Xinyuan Housing District , which is located at North Street of Wucheng , 6floors and was built in 2000 . Building with reinforced concrete brick structure , the house is in the second floor , 101 square meter , high-grade decoration , water ,electricity , gas , television , the transaction price in May 2010 is RMB6,500.00Yuan .C : Shangjie Housing District , which is located at Changzhi Road , 7 floors andwas built in 2004 . Building with Steel reinforced concrete structure , the house is in the fifth floor , 112 square meter , common decoration , water , electricity , gas ,television , the transaction price in June 2010 is RMB7,100.00 Yuan .the appraised object is :(7517+7881+7471)/3=7623 Yuan square meter5.Total Price of the appraised object=7623×141.70=1080179.1YuanThe result for the whole : 1,080,200.00 Yuan , Unit Price is 7623 Yuan square meterClause III Determination of the Appraisal ResultAccording to the purpose of appraisal, the appraisers have assessed the value of the appraised object which is located at No. C, F/20, Unit A, Building 1 (WANGFU Commerce Building), No. 9, Fuxi Street, Taiyuan, on the basis of independence, impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraisal object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of the appraised object on July 08, 2010 is as follows (currency: RMB):Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization (the capital form of Chinese numerals): RMB one million nine eighty thousand and two hundred Yuan)————————CO., LTD（seal）Clause IV Relevant Notes1. The report is based on documents supplied by the entrusting party, who shall beheld liable for the authenticity, integrality and consequences resulted from thedocuments supplied. The appraisers shall be only held liable for the operationprocedure, and the fairness of the method adopted in this report.2. Without the consent in writing by the appraising institution and appraisers, thereport shall not be used by other Unit or individual than the entrusting party, report user and report audit organ. All or part of the report shall not be released in the public media.3. Should the errors in the contents and figures owing to the typing or other reason befound, please inform us to make the amendment. Otherwise, the part with such errors shall be null and void.4. The formal report other than duplicated or photocopied one shall be legally valid.————————Co., LtdJuly 13, 2010Appendix1. Photocopy of Identity Card of the Entrusting PartyPhotocopy of the House Proprietorship Certificate2. Photograph of the Appraised Object3. Photocopy of Business License and the Qualification Certificate of the Appraising Institution4. Photocopy of Registration Certificate of the Appraisers。
房地产估价报告书
REAL ESTATE APPRAISAL REPORTName of Project: Appraisal report on the evaluation of the value of Real Estate of Room0302，Unit11,Building1,No.196（ShangjieDistrict）,Changzhi Road, Taiyuan CityEntrusting Party: ————————Appraising Institution: ———————— CO., LTDAppraisers: ————————Appraisal Working Date：————————Appraisal Report No.: ———————————————— CO., LTD（seal）Contents1.Letter to the entrusting party (3)2.Statement by theappraisers.............................................................. (4)3.Presumption and restrictive conditions (5)4.Appraisal result report (6)5.Appraisal technical report (11)6.Appendix (19)Letter to the Entrusting PartyDear Ms. Yang Fang ,We accepted your appointment to conduct the appraisal on your real estate that you have entrusted us. The appraised object is the real estate located at Room0302, Unit11,Building1,No.196（Shangjie District）,Changzhi Road, Taiyuan City with the building area of 141.70 square meters.The appraisal date is July 08, 2010.Purpose of Appraisal: Supplying the reference basis of real estate market price for the entrusting party’s knowledgeAppraisal Result: The appraisers have assessed the value of the above-mentioned real estate on the basis of independence, impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraised object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of the appraised object on July 08, 2010 is as follows (currency: RMB):Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization (the capital form of Chinese numerals): RMB one million nine eighty thousand and two hundred Yuan)For detailed appraisal results, process and related explanation, please refer to the ‘Appraisal Result Report’and ‘Appraisal Technical Report’.Taiyuan Wuyuetong Real Estate Appraisal Co., LtdJuly 13, 2010 Taiyuan Wuyuetong Real Estate Appraisal CO., LTD（seal）Statement by the AppraisersWe hereby solemnly declare the following:1.All of the information which has been shown in this report is authentic andaccurate.2.All of the analyses, comments and conclusions which have been shown in thisreport have been presented, given and drawn through our impartial analysis and professional knowledge. However, all of them have been restricted by the presumptions and restrictive conditions which have been explained in this report.3.We have not had the interest conflict with the appraised object, nor havecommon interests with or prejudice against the entrusting party.4.According to Real Estate Appraisal Rules which is the State Standard of thePeople's Republic of China, we presented analyses, given comments, drawn conclusions and compose the report eventually.5.The on-site inspection of the appraised object has been done by our appraisersthrough which they are responsible for the objectivity, authenticity and impartiality of the inspection results. However, unless otherwise agreed, the scope of on-site inspection is restricted to appearance and use status of the appraised object. The appraisers do not shoulder the responsibility for investigating the structure and quality of the building as well as for examining other overlaid, unexposed and unreachable parts of the appraised object. The appraisers who take charge of on-site inspection are Duan Zhihong and Chai Hongbin.6.Not any important and professional assistance has been offered to theappraisal report.7.The appraisal is based on the relevant documents supplied by the entrustingparty who shall be held liable for the authenticity, completeness and consequences incurred. The appraisers shall be only held liable for the operation process and fairness of the appraisal method adopted.8.The registered real estate appraisers who take charge of the appraisal:Duan ZhihongRegisterDate of expiration：September 2010 (seal)Chai HongbinRegistered Public Real Estate Appraiser of P. R. China (Registration No.: 1420070031) Date of expiration：September 2010(seal)Presumption and Restrictive Conditions1.The entrusting party obtained the appraised object legally and the appraisedobject is in sound condition at the appraisal time and is used legally, safely and normally at its optimal status.2.The real estate market at the appraisal time operates publicly, equally andvoluntarily.3. Any operation mode and procedure relating to the appraised object shallcomply with the relevant national and local laws and regulations.4.The owner, the location, the category of property, the building area andthe function of the appraised object in this report shall be subject to what have been recorded in the House Proprietorship Certificate provided by the entrusting party.5.The appraisal result in this report is the market value of the real estateat the appraisal time of 5th, July, 2010 and meets all the presumption and restrictive conditions. The real estate price shall be reappraised in case the conditions and purpose set in this report vary.6.The appraisal price in this report is objective and impartial market price,without considering the influence on the appraisal result by other rights such as mortgage and leasing right, risk of the future change of the real estate market, short-term disciplinary measures and relevant taxation, etc.7. The appraisal result shall remain effective within one year since thefinalization of the report. If during the period, there is major change in national macroeconomic policy, the real estate market or the physical status of the appraised object which has major effects on the appraisal result, we shall be appointed again to perform the appraisal.8. The report shall only be used for the purpose of appraisal by the entrustingparty, that is, to supply referential basis for the entrusting party to determine the market value of the real estate. The report shall not be used for other economic activities.9.The report shall be used as a whole and we shall not be held liable for therelevant losses resulted from the use of the part of the report.Appraisal Result ReportBing Wu Yue Tong Gu Zi [2010] No. 0706The Entrusting Party:Name: ————————Home Address: ————————The Entrusted Appraising Party:Company name：————————Co., LtdClass: ————————Legal representative: ————————Address: ————————Telephone: (———————————————— CO., LTD（seal）Appraised Object◆The appraised object: the appraised object is located at———————— .The building have 7 floots and was built in 2004 . Building with steel reinforced concrete structure , the outside wall was tile fixing . The doors of Unites are intelligent security doors , the ground inside the building is waterstone , iron railings and wooden arms , inside wall is emulsion paint, The appraised object located at Room02 , Unit11 ,third floor of the building . It is a residence .Decoration status of the appraised object: High-grade decoration , the floor of the room is covered by import granite , the wall is painted by latex, and the flooring angular line is made of clad plate as well as the suspended ceiling is decorated by fluorescent lamp. Parlour is very artistic , the wall is black marble , integral ambry . The outer window of the room is decorated by top-grade insulating glass with aluminum alloy, stainless steel guard bar and marble windowsill. What’s more, the door of the room consists of security door and wooden door , and the flooring angular line is made of ceramic tile, the suspended ceiling is decorated by fluorescent lamp as well. marble wash stand , sanitary fittings are complete ; there are water, electricity, central heating, gas, television, internet in the house .◆Status of Proprietorship: Fang Quan Zheng Bing Zi No.S0906546 “HouseProprietary Certificate”which has been provided by the entrusting party shows: Owner: Sun Zhiyu Yang Fang ; Location: ————————d ;Category of Property: Private; Building No.: 1; Room No.0302; Structure: Steel reinforced concrete; Total Building Floors: 7; Floor No. of the Appraised Object: 3; Building Area：141.70 square meters; Use of Design: Residence .Purpose of Appraisal: Supplying the reference basis of real estate market price for the entrusting party’s knowledge.The appraisal date: July 08, 2010.Definition of Price: The appraisal adopts the market price standard of the real estate, that is, the appraisal is complying with the market price on July 08, 2010 which is the appraisal date.Appraisal Basis:1.“Administration Rule of Urban Real Estate of P. R. China”2.“Administration Rule of Land Use of P. R. China”3.National Standard “Regulations for Real Estate Appraisal” of P. R.China4.“Property Law of P. R. China”5.“House Proprietorship Certificate”6.The relevant documents supplied by the entrusting partyrmation of the on-site inspection of the appraised object by theappraisers8.Relevant documents concerning the real estate market mastered andcollected by the appraising partyAppraisal Principles:1.Principle of legalityThe real estate appraisal shall be conducted on the basis of the legal proprietorship of the real estate, which contains the legal obtainment, legal use, legal transaction or disposition, etc.2.Principle of Maximal and Optimal UseThe appraisal of the real estate shall be based on the maximal and optimal use.The maximal and optimal use means enabling the appraised object to generate the maximal value legally allowed, technically possible, economically feasible and after reasonable argument.3.Principle of ReplacementThe appraisal result shall not deviate from the normal price of similar property under similar conditions obviously. Similar property refers to real estate in comparable search area and equal or similar to the appraised object concerning the function, scope, grade and building structure.Comparable search area means the regional range where the real estate may replace the appraised object or affect the price of the appraised object.4.Principle of Appraisal TimeThis principle emphasizes that the appraisal result is time dependent and time effective. As the real estate market is ever-changing, the same real estate always has different prices at different appraisal time. The appraisal result is the objective and reasonable price or value of the appraised object at the appraisal time.5.Principle of Objectiveness and FairnessThe appraisal is based on sufficient investigation, comprehension and analysis of the actual conditions of the appraised object, strictly obeys the relevant laws and decrees of the state, Shanxi Province and Taiyuan Municipality, considers the interests of correlative parties fully, follows scientific appraisal procedures, adopts reasonable and suitable appraisal methods and through careful and accurate calculation.6.Principle of PrudenceWe shall not overestimate benefits and costs, and shall not choose cases with higher deal price; we shall not underestimate cost rate and choose lower relative parameters either. Prudence is necessary before making professional judgment under uncertain situations.Anyway, in the process of the appraisal, we shall obey the relevant national and local laws and decrees, adheres to such principles as objectiveness, fairness, science and legitimacy so as to ensure rational appraisal procedure, scientific appraisal method, accurate appraisal result and the secret of the appraisal.Appraisal Method:According to the appraisal purpose, the development degree of Taiyuan Real Estate market and the appraisal maneuverability, on the basis of analyze the relevant data and investigate appraised object on-site. In view of the real estate of the same kind has a high frequency of leasing, asa result of this, the appraisers calculate the price of the appraised objectby market comparison method. Consequently, according to the characteristics of the appraised object and the actual situation, as well as comply with the doctrine of real estate appraisal method, the method has been adopted to determine the market value of the appraised object.The method is to anticipate the normal net profit of the appraised object in the future and choose suitable capitalization rate to discount such profit to the appraisal time for accumulation, in order to estimate the objective and reasonable price or value of the appraised object .Appraisal ResultThe appraisers have assessed the value of the above-mentioned real estate on the basis of independence, impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraisal object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of the appraised object on July 08, 2010 is as follows (currency: RMB):Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization (the capital form of Chinese numerals): RMB one million nine eighty thousand and two hundred Yuan)Appraisers:Duan ZhihongRegisterDate of expiration：September 2010 (seal)Chai HongbinRegistered Public Real Estate Appraiser of P. R. China (Registration No.: 1420070031) Date of expiration：September 2010(seal)Appraisal Working Date:From July 08, 2010 to July 13, 2010Validity Term of the Appraisal ReportThe appraisal result shall be valid within one year from the finalization of the report.Application Range of the Appraisal ReportThe report supplies the basis for the reference price for the entrusting party’s knowledge of the market price of the real estate. It is ineffective for other economic activities.Taiyuan Wuyuetong Real Estate Appraisal CO., LTD（seal）Appraisal Technical ReportClause 1 General Situation of the Appraised Real Estate1.Individual Elements Analysis(1)Status of ProprietorshipFang Quan Zheng Bing Zi No.S0906546 “House Proprietary Certificate”which has been provided by the entrusting party shows: Owner: Sun Zhiyu Yang Fang ; Location: ————————; Category of Property: Private;Building No.: 1; Room No.0302; Structure: Steel reinforced concrete;Total Building Floors: 7; Floor No. of the Appraised Object: 3; Building Area：141.70 square meters; Use of Design: Residence(2)Substance Entity Condition(3)The appraised object: the appraised object is located at ————————.The building have 7 floots and was built in 2004 . Building with steel reinforced concrete structure , the outside wall was tile fixing .The doors of Unites are intelligent security doors , the ground inside the building is waterstone , iron railings and wooden arms , inside wall is emulsion paint, The appraised object located at Room02 , Unit11 ,third floor of the building . It is a residence .Decoration status of the appraised object: High-grade decoration , the floor of the room is covered by import granite , the wall is painted by latex, and the flooring angular line is made of clad plate as well as the suspended ceiling is decorated by fluorescent lamp. Parlour is very artistic , the wall is black marble , integral ambry . The outer window of the room is decorated by top-grade insulating glass with aluminum alloy, stainless steel guard bar and marble windowsill.What’s more, the door of the room consists of security door and wooden door , and the flooring angular line is made of ceramic tile, the suspended ceiling is decorated by fluorescent lamp as well. marble wash stand , sanitary fittings are complete ; there are water, electricity, central heating, gas, television, internet in the house .2.Regional Effects Analysis(1)District General ConditionXiaodian District is located at the southeast part of Taiyuan, and is the north of the Jinzhong Basin . Qingxu Town is at its sourth , Nanneihuan District and Yingze District are at north , Yuci City is at east , Fen River is at west .The transportation of this district is well developed.The concentrated communication network radiates in all directions to let the residents enjoy convenient transportation.The economic strength of Xiaodian District is abundant. It owns many existing business enterprises, including commerce, diet, service and transportation, etc. Since it was established, the District Committee and Government vigorously implement the strategy of prosperity in virtue of business development by investing .(2)Location and Transportation ConditionMany bus routes have been distributed at surroundings, for instance, bus 39, 824, 838, 840, 849, 864, and 877. The location of the appraised object is in Level I-B commercial land range which enjoys geographical advantage and convenient transportation.(3)Surroundings and Peripheral FacilitiesSituated at the area where is equipped with a complete set of supporting facilities and advanced business service facilities, hospital, bank, school, hotel, supermarket and bus station, etc can all be found easily.Numbers of commercial mansions, such as, Huachen Mansion , Shanmei International Mansion , Changfeng Shopping Mall , Orient Home , Wholesale Market of Tee , Sangyou Electrical Equipment , Suning Electrical Equipment , Qiannian Chamber , Qinxian Hotel , Tianshuihua Hotel , Jinshengyuan Hotel and Furong Town Restaurant . In addition, many financial institutions, including China Citic Bank, China Merchants Bank, China Ever bright Bank, Huaxia Bank and Industrial and Commercial Bank are also scattered around here. The educational facilities and medical treatment facilities in this area are all in readiness, the former incorporates Yujie Kindergarten, Lele Art Kindergarten, Affiliated School of Taiyuan Normal College , Taiyuan No.38 Middle School , Taiyuan No.38 Middle School and Wenhua Middle School, the latter consists of Shanxi Meitan Central Hospital and Kangming Ophthalmologic Hospital and Changcheng Dental Specialist . The area endures sheer pedestrian volume, and enjoys business prosperity as well as graceful environment. (4)Infrastructural Facilities ConditionThe area has connected to the seven mains outside the red line, which is as follows:①Connect to water supplying line: The water is supplied by TaiyuanRunning-Water Company which is highly reliable.②Connect to sewer pipe: The area possesses underground drainagenetwork to separate rain from sewage.③Connect to electrical line: The electricity is supplied by TaiyuanPower Supply Bureau which is highly reliable.④Connect to communication cable: The communication cable has beenspread out in the area which is highly reliable.⑤Connect to gas line: The gas pipe network has been connected intothis area which is highly reliable.⑥Connect to flue gas duct: The area enjoys central heating supplywhich is highly reliable.⑦Access to roads: The appraised object adjacent to Fuxi Street in thesouth.3.Market Background AnalysisTaiyuan municipality is the capital of Shanxi province which serves as the political, cultural, educational, scientific and technological,communication and information centers in Shanxi province. It is one of the twenty-two megalopolis in China. Taiyuan is situated at the combing site of the eastern, central and western economic belts which connects the west with the east, the north with the south of China and plays a two-way supporting role under the strategy of opening the country to the outside world and in economic development layout. According to the general requirement of ‘Moving southward, marching into the east’,‘Northward enlargement, eastward expansion’,‘prompt quality’and ‘reinvent image’as well as the construction guidance ‘Rebuild old city, construct new town, exploit ancient city ’and take action simultaneously.Taiyuan erected the image of ‘Brand-new Taiyuan’, all-sided speeded up the steps towards the construction of the city and enhanced the radiometric force, influence power and leading power as a city of provincial capital gradually. In recent years, remarkable results were achieved in term of transportation, communication, municipal administration and ecological environment. Due to a quintuple-level transportation network consisting of air routes, railways and highways have been completed, Taiyuan takes on a new look with each passing day.A good socioeconomic foundation can be laid for the further developmentof the Real Estate Market in Taiyuan with the continuous improvement in supporting facilities and infrastructure.In recent years, Taiyuan office building real estate market has experienced a process from emergence to instant development. At present, Taiyuan office building real estate market has presented the trend of stable development marked by increased volume of transaction and slowly increased price. We hold the opinion that Taiyuan office building real estate market will keep the trend of stable development continuously for quite a long time. In other words, the market prospect for the appraised object is optimistic.4.The Analysis of Maximal and Optimal UseReal estate estimate should be based on the best use of the appraised object, the analysis of maximal and optimal use really embody the objectivity of estimate, whether measuring, judging the appraised object is at best use or not should be judged from the following aspects:①Law permitting, not limited by the condition of current use, but basedon law, the direction of the plan development, and estimated by thepossible best use.②In technology, that is, estimate according to the technicalrequirement in house construction engineering.③In economy, estimated price should use the result of getting the bestprofits from limited put-in at all kinds of methods④Land and building, that is, judge its best condition or not basedon the combination of real estate internal composing factors.⑤Coordination between real estate and environmental surroundings,that is, if real estate and environmental surroundings are coordinated or balanced.⑥Sustainability, that is, the appraisers should study not only thepast and the current price, but also the current real estate market situation, the development trend and the effects of varied political and economic situation as well as policy shift in order to predict the future price trend and the change tendency of profit. According to these aspects mentioned above, the current use of the appraised real estate is at the best status.Clause II Analysis and Calculation of the Appraisal Price1.Choice of the Appraisal MethodAccording to the appraisal purpose, the development degree of Taiyuan Real Estate market and the appraisal maneuverability, on the basis of analyze the relevant data and investigate appraised object on-site. In view of the real estate of the same kind has a high frequency of leasing, as a result of this, the appraisers calculate the price of the appraised object by market comparison method. Consequently, according to the characteristics of the appraised object and the actual situation, as well as comply with the doctrine of real estate appraisal method, the method has been adopted to determine the market value of the appraised object.The method is to anticipate the normal net profit of the appraised object in the future and choose suitable capitalization rate to discount such profit to the appraisal time for accumulation, in order to estimate the objective and reasonable price or value of the appraised object.2.Process of the Appraisal Price CalculationFormula for the market comparison method:1.Calculation Formula :Market Price of the Appraised Object=Price of Comparative Object ×Transaction Rectification×Rectification of Trade Date×Rectification of Regional Factor×Rectification of Individual Factor2.Choose the Trade Case :A : Wenhuayuan Housing District , which is located at ChangfengStreet , Building with Steel reinforced concrete structure , 7 floors and was built in 1998 . the house is in the third floor , 110 square meter , common decoration , water , electricity , gas , television , the transaction price in June 2010 is RMB7,000.00 Yuan .B : Xinyuan Housing District , which is located at North Street ofWucheng , 6 floors and was built in 2000 . Building with reinforced concrete brick structure , the house is in the second floor , 101 square meter , high-grade decoration , water , electricity , gas , television , the transaction price in May 2010 is RMB6,500.00 Yuan .C : Shangjie Housing District , which is located at Changzhi Road ,7 floors and was built in 2004 . Building with Steel reinforced concrete structure , the house is in the fifth floor , 112 square meter , common decoration , water , electricity , gas , television , the transaction price in June 2010 is RMB7,100.00 Yuan .,the price of the appraised object is :(7517+7881+7471)/3=7623 Yuan square meter5.Total Price of the appraised object=7623×141.70=1080179.1YuanThe result for the whole : 1,080,200.00 Yuan , Unit Price is 7623 Yuan square meterClause III Determination of the Appraisal ResultAccording to the purpose of appraisal, the appraisers have assessedthe value of the appraised object which is located at No. C, F/20,Unit A, Building 1 (WANGFU Commerce Building), No. 9, Fuxi Street,Taiyuan, on the basis of independence, impersonality, equity,legitimacy and cautiousness, adhering to on-spot inspection of thereal estate as well as comprehensive collection of related marketinformation and appraisal object information, in the light of generalanalysis the elements which will influence the market value of thereal estate, comply with state regulations on real estate appraisal,real estate appraisal rules and given appraisal purpose as well asby utilizing logical appraisal processes and methods. The appraisalresult of the appraised object on July 08, 2010 is as follows(currency: RMB):Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization (the capital form of Chinese numerals): RMB one million nine eighty thousand and two hundred Yuan)————————CO., LTD（seal）Clause IV Relevant Notes1. The report is based on documents supplied by the entrusting party,who shall be held liable for the authenticity, integrality andconsequences resulted from the documents supplied. The appraisersshall be only held liable for the operation procedure, and thefairness of the method adopted in this report.2. Without the consent in writing by the appraising institution andappraisers, the report shall not be used by other Unit or individualthan the entrusting party, report user and report audit organ. Allor part of the report shall not be released in the public media.3. Should the errors in the contents and figures owing to the typingor other reason be found, please inform us to make the amendment.Otherwise, the part with such errors shall be null and void.4. The formal report other than duplicated or photocopied one shallbe legally valid.———————— Co., LtdJuly 13, 2010 Appendix。
房地产估价报告书
REAL ESTATE APPRAISAL REPORTName of Project: Appraisal report on the evaluation of the value of Real Estate of Room0302，Unit11,Building1,No.196（Shangjie District）,Changzhi Road,Taiyuan CityEntrusting Party: ————————Appraising Institution: ————————CO., LTDAppraisers: ————————Appraisal Working Date：————————Appraisal Report No.: ————————————————CO., LTD（seal）Contents1.Letter to the entrusting party (3)2.Statement by the appraisers (4)3.Presumption and restrictive conditions (5)4.Appraisal result report (6)5.Appraisal technical report (11)6.Appendix (19)Letter to the Entrusting PartyDear Ms. Yang Fang ,We accepted your appointment to conduct the appraisal on your real estate that you have entrusted us. The appraised object is the real estate located at Room0302, Unit11,Building1,No.196（Shangjie District）,Changzhi Road, Taiyuan City with the building area of 141.70 square meters.The appraisal date is July 08, 2010.Purpose of Appraisal: Supplying the reference basis of real estate market price for the entrusting party’s knowledgeAppraisal Result: The appraisers have assessed the value of the above-mentioned real estate on the basis of independence, impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraised object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of the appraised object on July 08, 2010 is as follows (currency: RMB):Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization (the capital form of Chinese numerals): RMB one million nine eighty thousand and two hundred Yuan)For detailed appraisal results, process and related explanation, please refer to the ‘Appraisal Result Report’and ‘Appraisal Technical Report’.Taiyuan Wuyuetong Real Estate Appraisal Co., LtdJuly 13, 2010Taiyuan Wuyuetong Real Estate Appraisal CO., LTD（seal）Statement by the AppraisersWe hereby solemnly declare the following:1.All of the information which has been shown in this report is authentic and accurate.2.All of the analyses, comments and conclusions which have been shown in this reporthave been presented, given and drawn through our impartial analysis and professional knowledge. However, all of them have been restricted by the presumptions and restrictive conditions which have been explained in this report. 3.We have not had the interest conflict with the appraised object, nor have commoninterests with or prejudice against the entrusting party.4.According to Real Estate Appraisal Rules which is the State Standard of the People'sRepublic of China, we presented analyses, given comments, drawn conclusions and compose the report eventually.5.The on-site inspection of the appraised object has been done by our appraisersthrough which they are responsible for the objectivity, authenticity and impartiality of the inspection results. However, unless otherwise agreed, the scope of on-site inspection is restricted to appearance and use status of the appraised object. The appraisers do not shoulder the responsibility for investigating the structure and quality of the building as well as for examining other overlaid, unexposed and unreachable parts of the appraised object. The appraisers who take charge of on-site inspection are Duan Zhihong and Chai Hongbin.6.Not any important and professional assistance has been offered to the appraisalreport.7.The appraisal is based on the relevant documents supplied by the entrusting partywho shall be held liable for the authenticity, completeness and consequences incurred.The appraisers shall be only held liable for the operation process and fairness of the appraisal method adopted.8.The registered real estate appraisers who take charge of the appraisal:Duan ZhihongRegistered Public Real Estate Appraiser of P. R. China (Registration No.: 1420020030) Date of expiration：September 2010 (seal)Chai HongbinRegistered Public Real Estate Appraiser of P. R. China (Registration No.: 1420070031) Date of expiration：September 2010(seal)Presumption and Restrictive Conditions1.The entrusting party obtained the appraised object legally and the appraised objectis in sound condition at the appraisal time and is used legally, safely and normally at its optimal status.2.The real estate market at the appraisal time operates publicly, equally andvoluntarily.3.Any operation mode and procedure relating to the appraised object shall complywith the relevant national and local laws and regulations.4.The owner, the location, the category of property, the building area and thefunction of the appraised object in this report shall be subject to what have been recorded in the House Proprietorship Certificate provided by the entrusting party.5.The appraisal result in this report is the market value of the real estate at theappraisal time of 5th, July, 2010 and meets all the presumption and restrictive conditions. The real estate price shall be reappraised in case the conditions and purpose set in this report vary.6.The appraisal price in this report is objective and impartial market price, withoutconsidering the influence on the appraisal result by other rights such as mortgage and leasing right, risk of the future change of the real estate market, short-term disciplinary measures and relevant taxation, etc.7.The appraisal result shall remain effective within one year since the finalization ofthe report. If during the period, there is major change in national macroeconomic policy, the real estate market or the physical status of the appraised object which hasmajor effects on the appraisal result, we shall be appointed again to perform the appraisal.8.The report shall only be used for the purpose of appraisal by the entrusting party,that is, to supply referential basis for the entrusting party to determine the market value of the real estate. The report shall not be used for other economic activities.9.The report shall be used as a whole and we shall not be held liable for the relevantlosses resulted from the use of the part of the report.Appraisal Result ReportBing Wu Yue Tong Gu Zi [2010] No. 0706The Entrusting Party:Name: ————————Home Address: ————————The Entrusted Appraising Party:Company name：————————Co., LtdClass: ————————Legal representative: ————————Address: ————————Telephone: (————————————————CO., LTD（seal）Appraised ObjectThe appraised object: the appraised object is located at————————.The building have 7 floots and was built in 2004 . Building with steel reinforced concrete structure , the outside wall was tile fixing . The doors of Unites are intelligent security doors , the ground inside the building is waterstone , iron railings and wooden arms , inside wall is emulsion paint, The appraised object located at Room02 , Unit11 ,third floor of the building . It is a residence .Decoration status of the appraised object: High-grade decoration , the floor of the room is covered by import granite , the wall is painted by latex, and the flooring angular line is made of clad plate as well as the suspended ceiling isdecorated by fluorescent lamp. Parlour is very artistic , the wall is black marble , integral ambry . The outer window of the room is decorated by top-grade insulating glass with aluminum alloy, stainless steel guard bar and marble windowsill. What’s more, the door of the room consists of security door and wooden door , and the flooring angular line is made of ceramic tile, the suspended ceiling is decorated by fluorescent lamp as well. marble wash stand , sanitary fittings are complete ; there are water, electricity, central heating, gas, television, internet in the house .Status of Proprietorship: Fang Quan Zheng Bing Zi No.S0906546 “House Proprietary Certificate” which has been provided by the entrusting party shows: Owner: Sun Zhiyu Yang Fang ; Location: ————————d ; Category of Property: Private; Building No.: 1; Room No.0302; Structure: Steel reinforced concrete; Total Building Floors: 7; Floor No. of the Appraised Object: 3; Building Area：141.70 square meters; Use of Design: Residence .Purpose of Appraisal: Supplying the reference basis of real estate market price for the ent rusting party’s knowledge.The appraisal date: July 08, 2010.Definition of Price: The appraisal adopts the market price standard of the real estate, that is, the appraisal is complying with the market price on July 08, 2010 which is the appraisal date.Appraisal Basis:1.“Administration Rule of Urban Real Estate of P. R. China”2.“Administration Rule of Land Use of P. R. China”3.National Standard “Regulations for Real Estate Appraisal” of P. R. China4.“Property Law of P. R. China”5.“House Proprietorship Certificate”6.The relevant documents supplied by the entrusting partyrmation of the on-site inspection of the appraised object by the appraisers8.Relevant documents concerning the real estate market mastered and collectedby the appraising partyAppraisal Principles:1.Principle of legalityThe real estate appraisal shall be conducted on the basis of the legal proprietorship of the real estate, which contains the legal obtainment, legal use, legal transaction or disposition, etc.2.Principle of Maximal and Optimal UseThe appraisal of the real estate shall be based on the maximal and optimal use.The maximal and optimal use means enabling the appraised object to generate the maximal value legally allowed, technically possible, economically feasible and after reasonable argument.3.Principle of ReplacementThe appraisal result shall not deviate from the normal price of similar property under similar conditions obviously. Similar property refers to real estate in comparable search area and equal or similar to the appraised object concerning the function, scope, grade and building structure. Comparable search area means the regional range where the real estate may replace the appraised object or affect the price of the appraised object.4.Principle of Appraisal TimeThis principle emphasizes that the appraisal result is time dependent and time effective. As the real estate market is ever-changing, the same real estate always has different prices at different appraisal time. The appraisal result is the objective and reasonable price or value of the appraised object at the appraisal time.5.Principle of Objectiveness and FairnessThe appraisal is based on sufficient investigation, comprehension and analysis of the actual conditions of the appraised object, strictly obeys the relevant laws and decrees of the state, Shanxi Province and Taiyuan Municipality, considers the interests of correlative parties fully, follows scientific appraisal procedures, adopts reasonable and suitable appraisal methods and through careful and accurate calculation.6.Principle of PrudenceWe shall not overestimate benefits and costs, and shall not choose cases with higher deal price; we shall not underestimate cost rate and choose lower relative parameters either. Prudence is necessary before making professional judgment under uncertain situations.Anyway, in the process of the appraisal, we shall obey the relevant national and local laws and decrees, adheres to such principles as objectiveness, fairness, science and legitimacy so as to ensure rational appraisal procedure, scientific appraisal method, accurate appraisal result and the secret of the appraisal.Appraisal Method:According to the appraisal purpose, the development degree of Taiyuan Real Estate market and the appraisal maneuverability, on the basis of analyze the relevant data and investigate appraised object on-site. In view of the real estate of the same kind has a high frequency of leasing, as a result of this, the appraisers calculate the price of the appraised object by market comparison method. Consequently, according to the characteristics of the appraised object and the actual situation, as well as comply with the doctrine of real estate appraisal method, the method has been adopted to determine the market value of the appraised object.The method is to anticipate the normal net profit of the appraised object in the future and choose suitable capitalization rate to discount such profit to the appraisal time for accumulation, in order to estimate the objective and reasonable price orvalue of the appraised object .Appraisal ResultThe appraisers have assessed the value of the above-mentioned real estate on the basis of independence, impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraisal object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of the appraised object on July 08, 2010 is as follows (currency: RMB):Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization (the capital form of Chinese numerals): RMB one million nine eighty thousand and two hundred Yuan)Appraisers:Duan ZhihongRegistered Public Real Estate Appraiser of P. R. China (Registration No.: 1420020030) Date of expiration：September 2010 (seal)Chai HongbinRegistered Public Real Estate Appraiser of P. R. China (Registration No.: 1420070031) Date of expiration：September 2010(seal)Appraisal Working Date:From July 08, 2010 to July 13, 2010Validity Term of the Appraisal ReportThe appraisal result shall be valid within one year from the finalization of the report.Application Range of the Appraisal ReportThe report supplies the basis for the reference price for the entrusting party’s knowledge of the market price of the real estate. It is ineffective for other economic activities.Taiyuan Wuyuetong Real Estate Appraisal CO., LTD（seal）Appraisal Technical ReportClause 1 General Situation of the Appraised Real Estate1.Individual Elements Analysis(1)Status of ProprietorshipFang Quan Zheng Bing Zi No.S0906546 “House Proprietary Certificate”which has been provided by the entrusting party shows: Owner: Sun Zhiyu Yang Fang ; Location: ————————; Category of Property: Private;Building No.: 1; Room No.0302; Structure: Steel reinforced concrete; Total Building Floors: 7; Floor No. of the Appraised Object: 3; Building Area：141.70 square meters; Use of Design: Residence(2)Substance Entity Condition(3)The appraised object: the appraised object is located at ————————.The building have 7 floots and was built in 2004 . Building with steel reinforced concrete structure , the outside wall was tile fixing . The doors of Unites are intelligent security doors , the ground inside the building is waterstone , iron railings and wooden arms , inside wall is emulsion paint, The appraised object located at Room02 , Unit11 ,third floor of the building . It is a residence .Decoration status of the appraised object: High-grade decoration , the floor of the room is covered by import granite , the wall is painted by latex, and the flooring angular line is made of clad plate as well as the suspended ceiling is decorated by fluorescent lamp. Parlour is very artistic , the wall is black marble , integral ambry . The outer window of the room is decorated by top-grade insulating glass with aluminum alloy, stainless steel guard bar and marble windowsill. What’s more, the door of the room consists of security door and wooden door , and the flooring angular line is made of ceramic tile, thesuspended ceiling is decorated by fluorescent lamp as well. marble wash stand , sanitary fittings are complete ; there are water, electricity, central heating, gas, television, internet in the house .2.Regional Effects Analysis(1)District General ConditionXiaodian District is located at the southeast part of Taiyuan, and is the north of the Jinzhong Basin . Qingxu Town is at its sourth , Nanneihuan District and Yingze District are at north , Yuci City is at east , Fen River is at west .The transportation of this district is well developed.The concentrated communication network radiates in all directions to let the residents enjoy convenient transportation.The economic strength of Xiaodian District is abundant. It owns many existing business enterprises, including commerce, diet, service and transportation, etc.Since it was established, the District Committee and Government vigorously implement the strategy of prosperity in virtue of business development by investing .(2)Location and Transportation ConditionMany bus routes have been distributed at surroundings, for instance, bus 39, 824, 838, 840, 849, 864, and 877. The location of the appraised object is in Level I-B commercial land range which enjoys geographical advantage and convenient transportation.(3)Surroundings and Peripheral FacilitiesSituated at the area where is equipped with a complete set of supporting facilities and advanced business service facilities, hospital, bank, school, hotel, supermarket and bus station, etc can all be found easily. Numbers of commercial mansions, such as, Huachen Mansion , Shanmei International Mansion , Changfeng Shopping Mall , Orient Home , Wholesale Market of Tee , Sangyou Electrical Equipment , Suning Electrical Equipment , Qiannian Chamber , Qinxian Hotel , Tianshuihua Hotel , Jinshengyuan Hotel and Furong Town Restaurant . In addition, many financial institutions, including China Citic Bank, China Merchants Bank, China Ever bright Bank, Huaxia Bank and Industrial and Commercial Bank are also scattered around here. The educational facilities and medical treatment facilities in this area are all in readiness, the former incorporates Yujie Kindergarten, Lele Art Kindergarten, Affiliated School of Taiyuan Normal College , Taiyuan No.38 Middle School , Taiyuan No.38 Middle School and Wenhua Middle School, the latter consists of Shanxi Meitan Central Hospital and Kangming Ophthalmologic Hospital and Changcheng Dental Specialist . The area endures sheer pedestrian volume, and enjoys business prosperity as well as graceful environment.(4)Infrastructural Facilities ConditionThe area has connected to the seven mains outside the red line, which is as follows:①Connect to water supplying line: The water is supplied by TaiyuanRunning-Water Company which is highly reliable.②Connect to sewer pipe: The area possesses underground drainage networkto separate rain from sewage.③Connect to electrical line: The electricity is supplied by Taiyuan PowerSupply Bureau which is highly reliable.④Connect to communication cable: The communication cable has beenspread out in the area which is highly reliable.⑤Connect to gas line: The gas pipe network has been connected into thisarea which is highly reliable.⑥Connect to flue gas duct: The area enjoys central heating supply which ishighly reliable.⑦Access to roads: The appraised object adjacent to Fuxi Street in the south.3.Market Background AnalysisTaiyuan municipality is the capital of Shanxi province which serves as the political, cultural, educational, scientific and technological, communication and information centers in Shanxi province. It is one of the twenty-two megalopolis in China. Taiyuan is situated at the combing site of the eastern, central and western economic belts which connects the west with the east, the north with the south of China and plays a two-way supporting role under the strategy of opening the country to the outside world and in economic development layout.According to the general requirement of ‘Moving southward, marching intothe east’,‘Northward enlargement, eastward expansion’,‘prompt quality’and ‘reinvent image’as well as the construction guidance ‘Rebuild old city, construct new town, exploit ancient city ’and take action simultaneously.Taiyuan erected the image of ‘Brand-new Taiyuan’, all-sided speeded up the steps towards the construction of the city and enhanced the radiometric force, influence power and leading power as a city of provincial capital gradually. In recent years, remarkable results were achieved in term of transportation, communication, municipal administration and ecological environment. Due to a quintuple-level transportation network consisting of air routes, railways and highways have been completed, Taiyuan takes on a new look with each passing day. A good socioeconomic foundation can be laid for the further development of the Real Estate Market in Taiyuan with the continuous improvement in supporting facilities and infrastructure.In recent years, Taiyuan office building real estate market has experienced a process from emergence to instant development. At present, Taiyuan office building real estate market has presented the trend of stable development marked by increased volume of transaction and slowly increased price. We hold the opinion that Taiyuan office building real estate market will keep the trend of stable development continuously for quite a long time. In other words, the market prospect for the appraised object is optimistic.4.The Analysis of Maximal and Optimal UseReal estate estimate should be based on the best use of the appraised object, the analysis of maximal and optimal use really embody the objectivity of estimate, whether measuring, judging the appraised object is at best use or not should be judged from the following aspects:①Law permitting, not limited by the condition of current use, but based onlaw, the direction of the plan development, and estimated by the possible best use.②In technology, that is, estimate according to the technical requirement inhouse construction engineering.③In economy, estimated price should use the result of getting the best profitsfrom limited put-in at all kinds of methods④Land and building, that is, judge its best condition or not based on thecombination of real estate internal composing factors.⑤Coordination between real estate and environmental surroundings, that is,if real estate and environmental surroundings are coordinated or balanced.⑥Sustainability, that is, the appraisers should study not only the past and thecurrent price, but also the current real estate market situation, the development trend and the effects of varied political and economic situation as well as policy shift in order to predict the future price trend and the change tendency of profit.According to these aspects mentioned above, the current use of the appraised real estate is at the best status.Clause II Analysis and Calculation of the Appraisal Price1.Choice of the Appraisal MethodAccording to the appraisal purpose, the development degree of Taiyuan Real Estate market and the appraisal maneuverability, on the basis of analyze the relevant data and investigate appraised object on-site. In view of the real estate of the same kind has a high frequency of leasing, as a result of this, the appraisers calculate the price of the appraised object by market comparison method. Consequently, according to the characteristics of the appraised object and the actual situation, as well as comply with the doctrine of real estate appraisal method, the method has been adopted to determine the market value of the appraised object.The method is to anticipate the normal net profit of the appraised object in the future and choose suitable capitalization rate to discount such profit to the appraisal time for accumulation, in order to estimate the objective and reasonable price or value of the appraised object.2.Process of the Appraisal Price CalculationFormula for the market comparison method:1.Calculation Formula :Market Price of the Appraised Object=Price of Comparative Object×Transaction Rectification×Rectification of Trade Date×Rectification of Regional Factor×Rectification of Individual Factor2.Choose the Trade Case :A : Wenhuayuan Housing District , which is located at Changfeng Street ,Building with Steel reinforced concrete structure , 7 floors and was built in 1998 . the house is in the third floor , 110 square meter , common decoration , water , electricity , gas , television , the transaction price in June 2010 is RMB7,000.00 Yuan .B : Xinyuan Housing District , which is located at North Street ofWucheng , 6 floors and was built in 2000 . Building with reinforced concrete brick structure , the house is in the second floor , 101 square meter , high-grade decoration , water , electricity , gas , television , the transaction price in May 2010 is RMB6,500.00 Yuan .C : Shangjie Housing District , which is located at Changzhi Road , 7floors and was built in 2004 . Building with Steel reinforced concrete structure , the house is in the fifth floor , 112 square meter , common decoration , water , electricity , gas , television , the transaction price in June 2010 is RMB7,100.00 Yuan .Sheet 1 ,3. Choose The Comparative FactorsSheet 24. Rectification of Comparative FactorsSheet 3Sheet 4The three cases above are in the same circle of supply and demand , after compare , the price of the appraised object is :(7517+7881+7471)/3=7623 Yuan square meter5.Total Price of the appraised object=7623×141.70=1080179.1YuanThe result for the whole : 1,080,200.00 Yuan , Unit Price is 7623 Yuan square meterClause III Determination of the Appraisal ResultAccording to the purpose of appraisal, the appraisers have assessed the value of the appraised object which is located at No. C, F/20, Unit A, Building 1 (WANGFU Commerce Building), No. 9, Fuxi Street, Taiyuan, on the basis of independence, impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraisal object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of the appraised object on July 08, 2010 is as follows (currency: RMB):Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization (the capital form of Chinese numerals): RMB one million nine eighty thousand and two hundred Yuan)————————CO., LTD（seal）Clause IV Relevant Notes1. The report is based on documents supplied by the entrusting party, whoshall be held liable for the authenticity, integrality and consequences resulted from the documents supplied. The appraisers shall be only held liable for the operation procedure, and the fairness of the method adopted in this report.2. Without the consent in writing by the appraising institution and appraisers,the report shall not be used by other Unit or individual than the entrusting party, report user and report audit organ. All or part of the report shall not be released in the public media.3. Should the errors in the contents and figures owing to the typing or otherreason be found, please inform us to make the amendment. Otherwise, the part with such errors shall be null and void.4. The formal report other than duplicated or photocopied one shall belegally valid.————————Co., LtdJuly 13, 2010Appendix1. Photocopy of Identity Card of the Entrusting Party。
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Real Estate Evaluation ReportName of Project:Entrusting Party:Appraisaling Institution:Appraisers:Appraisal Working Date:Appraisal Report No.:Content1.Letter to the Entrusting Party2.Statement by the appraisers3.Presumption and restrictive conditions4.Real Estate appraisal result report5.AppendixLetter to the Entrusting PartyXXXX:We accepted your appointment to conduct the appraisal on your real estate that you have entrusted us. The appraised object is the real estate located at Room 203-2,Floor 2, Building 1,Shiji Jinyuan Jiaju Square, No. 31 Qianjin Road, FanchengDistrict,Xiangyang City.Appraisal Object: Real estate of Room 203-2,Floor 2, Building 1,Shiji Jinyuan Jiaju Square, No. 31 Qianjin Road, Fancheng owned by XXXX, i.e., the total construction area of 121.19 square meters of non-residential building droit and corresponding allocation of state-owned land use right.Purpose of Appraisal: Supplying the reference basis of real estate market price for the entrusting party’s knowledgeAppraisal Date: Nov 16, 2013The appraisers have assessed the value of the above-mentioned real estate on the basis of independence, impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraised object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of the appraised object on Nov 16, 2013 is as follows (currency: RMB):Unit Price of the appraised object：RMB15009 Yuan/Square MeterTotal Price of the appraised object: RMB1, 818,900.00 Yuan, among which the house value is RMB1, 725,400.00Yuan, and the land value is RMB93, 500.00 Yuan.Declaration：In use of this report, please note the evaluation assumptions and constraints of this appraisal report, and the report of the full text as an integral whole, only part of the content is not become effective valuation report.Xiangfan Chengzuo Real Estate Appraisal CO., LTD11/17/2013Statement by the AppraisersWe hereby solemnly declare the following:1.All of the information which has been shown in this report is authentic andaccurate.2.All of the analyses, comments and conclusions which have been shown in thisreport have been presented, given and drawn through our impartial analysis and professional knowledge. However, all of them have been restricted by thepresumptions and restrictive conditions which have been explained in this report.3.We have not had the interest conflict with the appraised object, nor have commoninterests with or prejudice against the entrusting party.4.According to “Real Estate Appraisal Rules” GB/T50291-1999 which is the StateStandard of the People's Republic of China and “Real Estate Mortgage andAppraisal Guidance” jointly issued by t he ministry of construction, the bank of China, the China banking regulatory commission, we presented analyses, given comments, drawn conclusions and compose the report eventually.5.The appraisers who take charge of on-site inspection are Xu Dong and MiYongjun on Nov 16, 2013.6.Price valuation report of Allocation of land use right cited real estate evaluationreport Chengzuo Guzi(2013) No.10104-14.The registered real estate appraisers who take charge of the appraisal:Xu Dong Registered Public Real Estate Appraiser of P. R. China (Registration No.: 4220040031) Signature:Mi Yongjun Registered Public Real Estate Appraiser of P. R. China (Registration No.: 4220040153) Signature:Presumption and Restrictive Conditions1.The entrusting party obtained the appraised object legally and the appraisedobject is in sound condition at the appraisal time and is used legally, safely and normally at its optimal status.2.The real estate market at the appraisal time operates publicly, equally andvoluntarily.3. Any operation mode and procedure relating to the appraised object shall complywith the relevant national and local laws and regulations.4.The owner, the location, the category of property, the building area and thefunction of the appraised object in this report shall be subject to what have been recorded in the House Proprietorship Certificate provided by the entrusting party.5.The appraisal result in this report is the market value of the real estate at theappraisal time of 5th, July, 2010 and meets all the presumption and restrictive conditions. The real estate price shall be reappraised in case the conditions and purpose set in this report vary.6.The appraisal price in this report is objective and impartial market price, withoutconsidering the influence on the appraisal result by other rights such as mortgage and leasing right, risk of the future change of the real estate market, short-term disciplinary measures and relevant taxation, etc.7. The appraisal result shall remain effective within one year since the finalizationof the report. If during the period, there is major change in national macroeconomic policy, the real estate market or the physical status of the appraised object which has major effects on the appraisal result, we shall be appointed again to perform the appraisal.8. The report shall only be used for the purpose of appraisal by the entrusting party,that is, to supply referential basis for the entrusting party to determine the market value of the real estate. The report shall not be used for other economic activities.9.The report shall be used as a whole and we shall not be held liable for therelevant losses resulted from the use of the part of the report.Appraisal Result Report1. The Entrusting Party:XXXX2.The Entrusted Appraising Party:Xiangfan Chengzuo Real Estate Appraisal CO., LTDLegal representative: Yi ZhiAddress: No. 2, Xiangcheng South Road, Xiangyang City Registration No. : E Jianfang Guzheng Zi Number 1313.Appraised Object:(1) Status of rights(2) Status of ProprietorshipThe appraised object, located at Building 1, Shiji Jinyuan Jiaju Square, No. 31 Qianjin Road, Fancheng District,Xiangyang City, is a multiple-use building with steel reinforced concrete structure. The building finished in year 1996(register for 4 floors, and additional 12 floors finished in year 2007), south to Qianjin Road, east to Leyuan Alley, with ouside wall brick and aluminum alloy window.The 1st to 4th floor of Building 1,Shiji Jinyuan Jiaju Square, No. 31 Qianjin Road, Fancheng District,Xiangyang City are for commercial use of “Shiji Jinyuan Home Furnishing Square” . The entrance of the square is at the interchange of Qianjin Road and Leyuan Alley. The entrance door is glass door with double gate. There is fire stairs at the southwest side of the building and lift at the center of the “Square”. The appraised object is the Room 203-2, with interior decoration as: floor brick, latex paint, plasterboard ceiling.The main structure is in good condition with complete water and electricity wire, together with fine property management.(3) Regional Effects Analysis①District general condition: The appraised object is located at Shiji JinyuanJiaju Square, No. 31 Qianjin Road, Fancheng District,Xiangyang City,south to Qianjin Road, east to Leyuan Alley, north to Maoshengresidential community, west to Gas Company employee residentialcommunity. The location is about 1000m from the traffic center to enjoythe traffic convenience and also prosper business development.②Transportation condition: The appraised object located near concentratedtransportation network like Qianjin Road and Xinhua Road. Qianjin Roadhas bus No. 14, 25, 26, 38, 535, Xinhua Road has bus No. 10, 22, 23, 547and the train station is just 1000m away.③Business prosperity: The appraised object is located in the trading centerof Xiangyang train station, surrounded by Shiji Jinyuan office building,Baihe small commodity market, Qianjin market, Xinhua market,Zhongnan market, Baihe fruit wholesale market, WUshang discount store.The business in this location is vigorous and prosperous.④Tourist flow rate: The appraised object is located in the center of theFancheng district with business prosperity, high population intensity andhigh tourist flow rate.⑤Public facilities: Near to Qianjin Road Primary School, Xinhua RoadPrimary School, Zhiyuan High School, City Ninth High School, CityRailway Center Hospital, City Traditional Hospital, PLA 477 Hospital,Xinhua Amusement Park.⑥Environment condition: The appraised object is in the commercialtrading area with good environment condition, no water or air pollution.(4) Purpose of the AppraisalTo supply the reference basis of real estate market price for the entrusting party’s knowledge, not for other uses.(5) Time of the AppraisalNov 16, 2013 (Same date for investigation and appraisal)(6) Definition of ValueReal estate mortgage value equals to the market value of the appraisal time, which assumes that there is no statutory priority under the authority of the market value of real estate minus the statutory priority payments.(7) Appraisal Basis:①“Administration Rule of Urban Real Estate of P. R. China”②“Guaranty Law of P.R. China”③“Administration Rule of Urban Real Estate Mortgage”④National Standard “Regulations for Real Estate Appraisal” of P. R.China (GB/T50291-1999)⑤“Notice of benchmark land price of Xiangfan City from XiangfanPeople’s Government( updated in 2006)” (Xiang Zhengfa2007-32)⑥The relevant documents supplied by the entrusting party⑦Relevant documents concerning the real estate market mastered andcollected by the appraising party(8) Appraisal Principles:①Principle of independence, objectivity and fairness: The real estateappraisal shall be conducted on the basis of independence, objectivityand fairness.②Principle of legality: The real estate appraisal shall be conducted on thebasis of the legal proprietorship of the real estate, which contains thelegal use, legal transaction or disposition, etc.③Principle of Prudence: We shall notoverestimate benefits and costs, and shall not choose cases with higherdeal price; we shall not underestimate cost rate and choose lower relativeparameters either. Prudence is necessary before making professionaljudgment under uncertain situations.④Principle of Maximal and Optimal Use: The appraisal of the real estateshall be based on the maximal and optimal use.⑤Principle of Appraisal Time: The appraisal result is the objective andreasonable price or value of the appraised object at the appraisal time.⑥Principle of Replacement: The appraisalresult shall not deviate from the normal price of similar property undersimilar conditions obviously.(9) Appraisal Method:According to the appraisal purpose, the development degree of Taiyuan Real Estate market and the appraisal maneuverability, on the basis of analyze the relevant data and investigate appraised object on-site. In view of the real estate of the same kind has a high frequency of leasing, as a result of this, the appraisers calculated the price of the appraised object by market comparison method. Consequently, according to the characteristics of the appraised object and the actual situation, as well as comply with the doctrine of real estate appraisal method, the method has been adopted to determine the market value of the appraised object.The method is to anticipate the normal net profit of the appraised object in the future and choose suitable capitalization rate to discount such profit to the appraisal time for accumulation, in order to estimate the objective and reasonable price or value of the appraised object.(10)Appraisal ResultThe appraisers have assessed the value of the above-mentioned real estate on the basis of independence, impersonality, equity, legitimacy and cautiousness,adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraisal object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of the appraised object is as follows: The real estate mortgage value is RMB 1,818,900.00 Yuan, the house value is RMB1, 725,400.00Yuan, and the land value is RMB93, 500.00 Yuan.(11)Real estate mortgage realization and liquidation orderThe realization of the real estate mortgage is that when the debtor fails to perform the debt, real estate mortgagee will exercise its right to mortgage the real estate for cash to meet its creditor's rights of the priority of compensation processProvision of article 46 of “Administration Rule of Urba n Real Estate” regulates that “When t he debtor does not fulfill the debt, the mortgagee has the right to mortgage the property to the auction price of priority in accordance with the law”Provision of article 54 of “Guaranty Law of P.R. China” regulates that “When the same property debts to two or more creditors, the auction or the sale of collateral shall be liquidated in accordance with the following provisions:①The mortgage contract shall become effective according to the order ofthe mortgaged property of liquidation; if same order, the payment bases on the proportion of the bonds payable.②Mortgage contract is effective from the date of signing, the registrationof the mortgaged property, and pay in accordance with the prescribed insection (1); Unregistered, pay in accordance with the time sequence and ifsame order, the payment bases on the proportion of the bonds payable.Registered comes before the unregistered.Provision of article 47 of “Administration Rule of Urban Real Estate Mortgage”regulates: “Distribution of the property mortgage is as follows: (1). Pay mortgage expense; (2). Pay tax; (3). Pay interest and penalty of contract breach to the mortgagor; (4). Compensation to the mortgagee for the damage caused by breaching contract by obligator; (5). the rest returns to the mortgagor.(12)Analysis of Real Estate LiquidationLiquidity refers to the ability of assuming the valuation when the mortgage is realized, without too much loss under the condition of the real estate collateral, the possibility of converting into cash..1.Appraisal object designed for non-residential, practical use for non-residential,overall value is higher, the overall cash buy high threshold, trading limitations of unfavorable factors, and liquidation is weak. Fast liquidation may lead to large gap with real value. Mortgage Banks, please attach importance to it.2.Assume that point in valuation auction, because there are mandatory sanctionsin the short term, potentially buy group limited and factors such as the in the mind to reject its cash prices generally lower, cash cost is higher. It isnecessary to pay the auction fees, valuation fee, legal cost, asset security fee, land sales, sales tax, stamp duty, property registration fee and some of thecharges.(13)Tips for usage of Real Estate Mortgage Appraisal①Appraisal object and the real estate market conditions due to the time changemay have impact on real estate mortgage value.Without increasing the legal seek preferred payments, appraisal object material from accidental damage, can be used normal maintenance. No large real estate market fluctuations, and without obvious changes in regional factors, valuation report is expected to use the period of validity, the real estate mortgage value basically remained stable②Report user should pay attention to the Real Estate credit risk during themortgage period:1>Changes in income and reputation of borrower.2>The risk of interest changes in Real Estate mortgage loan.3>Mortgage of the real estate value change trend, whether because of thechange of the status quo, features, adjustment of urban planning, trafficcontrol, safety and environmental factors such as real estate mortgagevalue loss4>Mortgaged property in accordance with the law, at a discount to thedifficulty of the auction or sell off and dispose of the real estate marketconditions in accordance with the lawWhen using this appraisal report, all should fully consider various kinds of risks, and the final mortgage amount shall be determined between Banks and property right person.③ The appraisal users need to use the assessed value reasonably, and payattention to the disposal of real estate is the impact of rapid analysis and cost, since the real estate mortgage valuation report issued by between mortgage registration, whether or not there will be a legal right to seek preferredpayments(14)Appraisers(15)Appraisal Date11/16/2013 - 11/17/2013(16)Terms of ValidityWithin 6 months since 11/17/2013Xiangfan Chengzuo Real Estate Appraisal CO., LTD Entrusting Agreement of Real Estate AppraisalChina Certificate of Real Estate OwnershipCertified by Ministry of Housing and Urban-Rural Development of the People's Republic of China (MOHURD) NO: 42030Xiangfan City real estate ownership certification No. 70038387According to Constitution of The P eople’s Republic of China and The Real Estate Management of The P eople’s Republic of China ,to protect the right of the ownership of the house, issue the certification to the house listed here based on the facts.Business License for Enterprise's Legal Person(Duplicate Copy)Registration No. 420600*********Enterprise Name: Xiangfan Chengzuo Real Estate Appraisal CO., LTD Residence: No. 2, South Street, Xiangcheng District, Xiangyang CityLegal Representative: Yi ZhiRegistered Capital: RMB 1.2 millionsPaid-in Capital: RMB 1.2 millionsType of Enterprise: Company of Limited LiabilityScope of Business: Real estate appraisal, land appraisal (not including appraisal of state-owned asset, with valid operating certificate); Real estate consultant service; Land registration agent.Date of establishment: 2/20/2004Term of business:Instruction1. Business License for Enterprise’s Legal Person is the certificate for enterprise to obtain legal person qualification and legal operation.2. Business License for Enterprise’s Legal Person has an original copy and a duplicate copy. Both of the two copies have the same legal forces.3. The original copy of business license shall place in an eye-catching position in the address of enterprise’s legal person. The enterprise’s legal person could apply many duplicate copies to the registration office according to need.4. The business license shall not be fabricated, altered, leased, lent or transferred. Any bodies other than the registration office shall not detain, take over or cancel the license.5. The enterprise’s legal person shall shall apply to the Registration Author ity for modification registration when modification occurs in items of company registration..6. The registration office shall conduct yearly check on the enterprise’s legal person between January 1 and April 30 every year.7. After the business license be revoked. Shall not do anything except the liquidation of the business activities.8. Return the original and duplicate copies of business license when canceling the registration.9. Where the Business License is destroyed or missing, please make an announcement in the newspaper appointed by the Registration Authority and apply for a replacement.Annual ExaminationQUALIFICATION CERTIFICATE FOR REAL ESTATEAPPRAISAL COMPANYIN THE PROPLE’S REPUBLIC OF CHINACompany Name: Xiangfan Chengzuo Real Estate Appraisal CO., LTD Legal Representative: Yi Zhi(Managing Parter)Residence: No. 2, South Street, Xiangcheng District, Xiangyang City Registration No. : 420600*********Qualification Grade: 2Decision of Administrative Licsence: E Jianzhu Fangxu(2012)030 Licsence No.: E Jianfang Guzi No.131Term of Validity: 5/10/2012 – 9/5/2015。