摘 要:作为常见的估价方法，市场比较法和成本法在估价过程中各有其弊端。市场比较法是选取已经完成交易的与估价对象在估价时点相似的案例作为可比实例。在计算过程中，市场比较法更多的是依靠已经完成的交易实例，其评估价格更多是对过去房地产市场的评估，而缺乏对未来房地产市场发展趋势做出预测。此外，应用市场比较法评估房地产价格时，在进行因素修正时，并没有完全固定的规定约定因素修正的标准。因此，在进行房地产评估时，估价人员只是根据自己的估价经验和理论知识进行因素修正，这就导致了因素修正系数中包含了太大的主观性和随意性。
成本法是根据估价对象的重置成本或重建成本作为依据来计算估价对象价值的方法。成本法在估价过程中存在诸如与实际价格变化不同步、不能反映市场供求状况、无法体现无形价值、没有考虑功能因素对房地产价格产生影响、不能反映房地产正的经济外部性等方面的缺点。因此，在估价过程中尽量避免两种方法的缺点，发扬两者的优点是保证估价结果准确性的关键。
本文主要研究市场比较法和成本法在房地产估价中的应用，文章先对市场比较法和成本法进行理论概述，然后选取祥源房地产作为研究对象，应用市场比较法和成本法对该房地产项目的6#、7#和8#楼进行评估，最后根据市场比较法和成本法在评估过程中存在的问题及各自优点对估价结果汇总分析，各自取权重，以使各自扬长避短，达到优势互补的结果。
关键词 房地产估价；市场比较法；成本法
Abstract:As common appraisal methods, market comparison approach and cost approach have their own drawbacks in real estate appraisal process. Market comparison approach selects the cases that have completed transaction and are similar to the valued real estate at the time of valuation as comparable examples. During the appraisal process, market comparison method relies more on the cases that have finished transaction, so its final price is based more on the past real estate market while lacks of the forecast on the development of real estate market in the future. Besides, when we apply market comparison approach in estimating the value of the certain real estate, there is no fixed rules which could be selected as standards of factor correction in the process of factor correction. Therefore, appraisal personnel correct factor according to their appraisal experience and theoretical knowledge during the real assessment, contributing to the factor revision coefficient contains too much subjectivity and arbitrariness.
Cost method is based on the replacement cost or reconstruction cost to calculate the price of the valued real estate. Cost method exists some problems in its appraisal process, such as the cost is not synchronized with the actual price, the method can not reflect the market supply and demand situation, while neglect the intangible value. Besides, the method does not consider the impact of function factor on real estate price as well as ignores the economic externality merits in the process of assessment . Therefore, it is significant to avoid the shortcomings of the two kinds of methods as far as possible, and it is crucial to develop advantages of the methods, which ensure the accuracy of the assessment results.
This paper mainly researches the application of market comparison approach and cost approach in real estate appraisal. At first, the article offers theoretical summaries of market comparison approach and cost method, and then it selects XiangYuan real estate as its research object, applying market comparison approach and cost method to estimate the value of 6#、7# and 8# which are among the real estate project. At last, the article provides summarized analysis according to the problems which market comparison approach and cost method all exist and their respective advantages, balancing their weight, in order to carry on the merits and avoid the weaknesses as far as possible, and achieve the result of complementing each other’s advantages.
Keywords real estate appraisal market comparison approach cost approach
