Research On Floor Area Ratio Modification Method In The Basic And Standard Land Value Appraisal To Town

The Chinese research on the floor area ratio developed gradually from the early 90s along with the real estate industry development, the aspect of which mainly including connotation and characteristic, law to land value influence and method how to determine land value. Now with the enhancement of urban planning management, the floor area ratio begins to play more and more vital role on intensive land use, urban planning and land appraisal and so on; especially in land value appraisal, the floor area ratio is an important modification coefficient, which has remarkable influence to the land value. The article mainly researched floor area ratio modification in basic and standard land value, in which divides three parts: The first part is the fundamental theoretical study; the second part is the method introduction and the comparative analysis; the third part is the empirical study.The first part clarifies the fundamental theory of the basic and standard land value and floor area ratio and the relation between them basing on the summarization and analysis to domestic and foreign research on it, and points out the floor area ratio modification of the basic and standard land value can divide into sample land value floor area ratio modification and parcel land value floor area ratio modification, which is different in applicable scope, modification method and purpose; floor area ratio influence land value through land income mechanism and land supply and demand mechanism; the influence of floor area ratio to the land value follows"the Degression Law of Marginal Effect", which is different to the function sensitivity according to different land use type, and the effect positively related with the urban scale, and have different effect to the different position.The second part studies quantitatively floor area ratio modification of the basic and standard land value on the basis of qualitative analysis in first part, and introduces the methods of floor area ratio modification and computation of sample land value. The methods of floor area ratio modification include sample land value method , mathematic model method, income distribution method and floor land value method. The step of computing sample land value is: firstly, to compute the land value using different formulas according to the different trade mode; secondly, to modify the land value according to land use period, appraisal date, land development degree and transaction situation; Finally, to conduct consistency check to the sample land value and reject unusual data, and determine the sample land value using in floor area ratio modification.The third part take grade one trade use land of the floor area ratio modification of the basic and standard land value in HeBi QiBin zone as an example to make empirical study according to above normative analysis. To pick up 107 sample from the achievements of the basic and standard land value renewal in HeBi city in 2007 basing on the principle of representative and uniform distribution, and then to compute correction coefficient of floor area ratio modification, establish the mathematical table of correction coefficient and draw relation graph between floor area ratio and correction coefficient.Finally,to compute the land value by using correction coefficient of floor area ratio. We found the three results is close when comparing them, which showed the entire computational process is scientific and reasonable. We can get the positive relation between land value and floor area ratio in QiBin zone from the above relation graph, the main reason of which is that QiBin zone is a new development zone, has carried on a good urban planning and strict plan limit, and the floor area ratio in the zone is lower.