Study On Land Net Objective Income In The Evaluation Of Urban Land Price

Land net objective income is one of the most important parameters in appraising of real estate and other relevant things including consulting, land use planning and so on, especially, its precision in calculation has significant influence on the price of land value. Currently, in our practical work of urban land value evaluation, limited the means and depth of the research, a good many question existed in understanding, calculating and using of land net objective income in the industry of appraising at present.This thesis emphasizes particularly on theoretical research and regards instance as the evidence. Firstly, the authour attempt to clarify some ambiguous concept and improper understanding about land net objective income, and then based on the analysis of the connotation and the extension of land net objective income, defines its essence from the respects of its resources and foundation. Secondly, the authour points out that economic income should be taken during the course of the choice and application on land net objective income, and accounting income should be analyzed carefully even to make profit and loss adjustment in order to make the quantity felicitously reflect the external level of land net objective income. Thirdly, the concept of contribution ratio is introduced in discussion of the traditional methods that how to measure the gross income, gross cost. The authour suggests that we can make the income division come true by means of enterprise's gross income by the weight coefficient of the respective factors so that we can calculate the land net income. In addition, the authour gives a further analysis on the relationship of DCF, APV and the traditional appraisal methods, draws a conclusion that DCF&APV is an available supplement to the traditional appraisal methods and they should be combined with each other.Finally, on the basis of analyzing a great deal of factors influencing the overall level of land net objective income and the space-time characteristics, the authour points that land net objective income and land price act as different part in land market and they can't replace each other. So the authour puts forward the concept of basic and standard land net objective income and then gives a practical means study about it. At last, the authour takes Changshu city as an example, tries to lay out a practical scheme how to calculate basic and standard land net objective income and attempts to build the dynamic monitoring system of land net objective income in order to accomplish the transform of land net objective income from static state to dynamic state.